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Planning Board Meeting Minutes
June 28, 2011
Memorial Town Hall
Members Present:
W. Ritter, D. Lindberg, A. Bonofiglio, O. Lies, J. Head
Others Present:
P. Harding, Town Planner
7:00 PM: W. Ritter called the Planning Board meeting to order.
APPROVAL NOT REQUIRED:
303 Highland Street, Kenneth Uracius: Abutters are transferring a parcel of property to accommodate area for a pool. There are no new lots being created and both properties conform to area and frontage requirements of the R-2 zoning district.
J. Head motioned to approve. A. Bonofiglio seconded. Vote 5-0, all in favor. APPROVED.
Documents presented during review:
Approval Not Required, Kenneth L. Uracius to James E. Jr. & Elizabeth A. Hill, dated June 7, 2011
(These documents can be viewed at the Town Planners Office)
PUBLIC HEARING
Special Permit Amendment Hill Woods Condominiums MTB Corporation: The public hearing was opened and the notice read into record. The first lottery for the units was scheduled for June 14, 2010. Advertising of the units began two months prior to the lottery. No qualifying applications were received. Due to changes in the economic climate it has been extremely difficult for qualifying households to obtain financing for affordable units. The applicant is applying for an amendment to release one affordable unit to market rate in exchange for reducing the remaining affordable unit from $164,400 to $134,500. This reduction should increase the pool of applicants qualifying for financing. The Affordable Housing Bylaw requires 15% of the units be designated as affordable, there are a total of
nine units within the development which requires 1.35 units be affordable. 7 of the units have been constructed, and there is one duplex that is un-built where the affordable unit will be located.
Ted Beckner addressed the Planning Board regarding financing and stated the affordable unit has been completed and available for well over a year, the carrying costs have become to excessive to keep it on the market when a qualifying buyer cannot be located.
The Planning Board recognized changes in the economic climate and also that dedicating one unit would still satisfy requirements of the affordable housing bylaw. It is hoped that the additional reduction in the remaining unit will aid the Town in locating a qualifying buyer.
A. Bonofiglio motioned to approve and read the conditions into record. J. Head seconded the motion. Vote 5-0, all in favor. APPROVED.
Documents presented during review:
Special Permit Amendment, Hill Woods Condominiums, MTB Corporation
(These documents can be viewed at the Town Planners Office)
BOND REDUCTION, Hill Woods Condominiums: There is a bond for interior site work and for work within the public way of Scott Terrace, where the cul-de-sac was constructed. DPW has recommended reducing the bond from $77,341.26 to $8,408.83.
J. Head motioned to reduce the bond to $8,408.83. A. Bonofiglio seconded. Vote 5-0, all in favor. APPROVED.
Documents presented during review:
Bond Reduction, Hill Woods Condominiums
(These documents can be viewed at the Town Planners Office)
APPROVAL NOT REQUIRED:
Winter Hill Road, Edward Jardus: The applicant has submitted an ANR to clarify previously approved lot lines and depict a sewer easement. No new lots are being created in an R-1 Zoning District.
J. Head motioned to deny due to incorrect lot area and notes on the plan. A. Bonofiglio seconded, the vote was unanimous, 5-0, DENIED.
Documents presented during review:
Approval Not Required, Ed Jardus Applicant/Owner, Plan of Land, Winter Hill Rd Holden MA, dated 4/22/11
(These documents can be viewed at the Town Planners Office)
259 Reservoir Street, Julie-Ann Przypek: The applicant previously applied to the Zoning Board of Appeals for a variance from lot area to permit two 20,000 square foot lots in the R-1 zoning district. The Zoning Board of Appeals denied the variance and the applicant appealed the denial. Since this time the applicant has acquired additional land from abutting property to create two 40,000 square foot lots, to comply with zoning.
J. Head motioned to endorse the ANR plan, O. Lies seconded. Vote 5-0, all in favor. APPROVED.
Documents presented during review:
Approval Not Required, Julie-Ann Pryzpek, dated 6-21-11
(These documents can be viewed at the Town Planners Office)
DESIGN REVIEW GUIDELINES: The following text is taken from the zoning bylaw, proposed amendments to increase authority over design review guidelines are highlighted in grey.
ZONING BYLAW Section XI.J.3.g.
- Site Plans: The following instances shall require the issuance of a site plan review special permit from the Planning Board in accordance with the provisions of this Section XI.J.3.g:
- If a use is being commenced or changed form on use to another and if Table 4. of the Zoning Bylaw requires ten (10) or more parking spaces (e.g. a new mall is being proposed or a house is being changed to a bank). If there is a change of use and the change does not require an increase in parking under Table 4., then no site plan review special permit shall be required (e.g. a card store is being changed to a lawyer’s office).
- If there is a change of use and Table 4. requires ten (10) or more parking spaces, and if the change of use requires the issuance of a special permit or a variance (e.g. a restaurant is being proposed).
- If a building is being enlarged and Table 4. requires ten (10 )or more parking spaces, even if the parking requirement is not increased by the enlargement (e.g. a hospital is proposing a new wing).
- If a use is being commenced or changed from on use to another and the use involves a drive-up or self activating facility, regardless of the number of parking spaces required by Table 4.
- Applications Special permit application forms shall be submitted in duplicate and shall be accompanied by eight (8) copies of the proposed site plan and such other documents and fees as the Planning Board may require.
- Contents of Plans Site plans shall be submitted in a scale of not less than 1”=40’. Site plans shall show the boundaries of the premises, label direct abutters, existing and proposed topography, existing and proposed buildings including the facades thereof, building elevations, exterior building materials, parking, screening, water, sanitary sewerage, storm drainage, loading areas, driveway openings, driveways, service areas and lighting. A landscaping plan must be submitted designating the location and species of each proposed and existing planting. There must be a landscaping table included on the plan which lists species, quantity and size. All dumpsters, outside storage areas, generators and other similar structures must be marked on the landscaping plan and designate proposed screening. Fencing must
show location, type and height.
- Review In reviewing each such application, the Planning Board shall determine that the site plan is so designed as to assure the following:
- Adequate parking and safety of internal circulation and egress.
- Traffic safety and ease of access at street and highway entrance and exits of driveways, taking account of grades, sight distances and distances between such driveway entrances, exits and the nearest existing street(s) or highway intersection(s).
- Adequate access to each structure for fire and service equipment.
- Adequate utility service and drainage, consistent with the performance standards of the Subdivision Control Regulations for the Town of Holden.
- The proposed site fits in with the scale and architectural style of surrounding properties
- Architectural and site details: Details, color texture, materials, light fixtures, signs and all exterior features should be visually compatible, blending to create a diverse yet unified street composition.
- The Board will review all proposed alterations of, and additions to, existing structures, and all new construction.
- New construction should respect the existing historic streetscape. The historic relationship of buildings to the street and to other properties in the district, including setbacks and open spaces, should be maintained.
- The Board will consider the appropriateness of the size, massing, scale, height, and shape of the building or structure both in relation to the land area upon which the building or structure is situated and to buildings and structures in the vicinity.
- The style of architecture of new construction should complement the predominant style of existing historic buildings in the vicinity.
- New structures should be finished on the exterior with materials, composition, and architectural details that are consistent with the architectural style predominant in the vicinity.
- Features such as doors and windows should be compatible in proportion, size, shape, location, and pattern with similar features on other contributing structures.
- Applications approved under this section shall be constructed according to plans submitted to the Planning Board, and any modification(s) thereof after Planning Board approval, including changes to the facade of the structures as presented to the Planning Board during review of the Special Permit, shall require the approval of such modification by the Planning Board. The Planning Board may approve such modification during any regular meeting of the Planning Board if the Board determines that the modification is not substantial. Any substantial modification shall require a full submission under the application procedure outline in Item 1 of this section.
O. Lies said the design guidelines refer to more historical denser communities.
HIGHLANDS OF HOLDEN SUBDIVISION: The Planning Board has a letter to review from the Developer to the Peterson’s and Lahey’s, direct abutters of the detention pond, offering to provide vegetation or monetary compensation to purchase a buffer of their choice. Both abutters opted for monetary compensation. This letter satisfies the requirement of Condition #26 “The applicant must approach abutters to Lots 12, 13, and 14 and offer to plant significantly sized buffering trees or fencing on the abutters property. Documentation of this effort must be provided to the Planning Department prior to the issuance of any occupancy permits”.
The Applicant has also provided a report that 1,445 yards of fill and 1,500 yards (60 – 25 yd. truckloads) of rock have been removed from the stockpile.
Documents presented during review: A letter from C&S Builders to abutters (These documents can be viewed at the Town Planners Office)
INDUSTRIAL PARK USES: The Board has been updated with a map of the Industrial Park, and a spread sheet indicating vacancies, land uses, and square footage available within each building. There are currently two vacant buildings in the park. They also have been given a map indicating the flood zone and wetland areas within the park. There are significant environmental issues to contend with if site work is needed.
Documents presented during review: (These document can be viewed at the Town Planners Office)
Next Meeting: No meeting in July, the next meeting is scheduled for August 16, 2011 with the Transportation Circulation Committee.
A. Bonofiglio motioned to adjourn. D. Lindberg seconded. All in favor.
Adjourned 8:00 PM.
June 28 2011 Minutes approved: October 25, 2011
Debra A. Sciascia, Recording Secretary
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