PLANNING BOARD MINUTES
March 8, 2004
The Planning Board for the City of Marlborough met on Monday, March 8, 2004, in Memorial Hall, 3rd floor, City Hall, Marlborough, MA 01752. Members present: Chairperson Barbara L. Fenby, Clerk Colleen M. Hughes, Philip J. Hodge, Raymond R. Peters, Robert Hanson and Clyde L. Johnson. Also present: Assistant City Engineer Thomas P. Temple.
MINUTES
On a motion by Mr. Hanson, seconded by Ms. Hughes, it was duly voted:
To accept and file the corrected minutes of the meeting February 23, 2004.
CHAIR’S BUSINESS
Presentation by Director of Planning Lima
Affordable Housing
Mr. Lima gave the Board a brief PowerPoint presentation concerning the responsibilities of each entity having an interest in the affordable housing.
Recent executive orders have mandated that it is no longer sufficient to work with existing housing stock to rehab but must also work actively to increase affordable housing in Marlborough. The Community Development Administration, along with the newly formed Community Development Corporation and the City Council’s new housing committee, must work in concert to increase the affordable housing stock and stay ahead of the numbers needed to eliminate the comprehensive permit process.
Mr. Lima explained that we need to change how we do business from simple housing rehab to housing production and we need to work closely with other entities to achieve our goals.
The CDA is holds the funding piece, the CDC can serve as a outreach organization connecting the private owner with the City and work on a neighborhood housing initiative. The City Council serves as the regulatory arm of the process and the Zoning Board of Appeals creates new units through the comprehensive permit process. Mr. Lima envisions the Planning Board having a function through their consideration of new subdivisions and encouraging developers to include affordable housing.
The process of creating affordable housing has several steps from planning and outreach to resale management and owner counseling. Mr. Lima’s project has identified all of the steps and which organization has primary responsibility for each. Additionally they have identified all of the various methods for continued funding.
The question becomes “where do we go from here”? We must outline everyone’s responsibility in the process and insure that a memorandum of understanding is established. We will be surveying owners to see who might be willing to contribute to the affordable housing stock. Mr. Hodge asked if we will be telling the owners that there may be benefits to making such a contribution. Mr. Lima advised that he did not believe that that would be clear on the primary survey and that that would be a part of any further discussion with any interested owners. Mr. Hodge and other members of the Board felt that people would be more inclined to respond initially if they knew that there may be benefits from participating in the program.
Ms. Fenby asked how the housing authority fits into this process. Mr. Lima advised that the housing authority actually is part of the Community Development Office, as the entity who is responsible for all senior housing and section 8 housing.
Limited Development Subdivision
The Board, along with Mr. Lima, had a brief discussion of the proposed new wording for the zoning ordinance. The Board members have had time to review the wording since the last meeting and all made suggestions or corrections to the wording. Mr. Hodge will re-write the draft and will discuss with Mr. Natale of the ZBA. It would be the Board’s intention to co-sponsor this amendment along with the Zoning Board of Appeals as these parcels traditionally involve both Boards.
The Board is also waiting for comments from both Engineering and Inspectional Services before final submittal.
APPROVAL NOT REQUIRED PLANS
Lakeside Avenue recommendation from City Engineer
A review of the final prepared plan shows the following:
· That both Felton Street and Landry Drive are public ways in the City of Marlborough
· That the plan presented to the Planning Board for approval, “Plan of Land in Marlborough, MA”, dated November 24, 2000 and revised through March 9, 2004, consists of portions of two parcels; one designated as Lot 11A and one as Lot 11B being portions of the old existing Parcel 11 on Assessors Map 79.
· Lot 11A consists of an existing house and 42, 499 square feet with 142.97 feet of frontage on Felton Street.
· Lot 11B consists of the old parcel 6A on Assessors map 79 and a portion of the old parcel 11, totaling 110,906 square feet with 343.89 feet of frontage along Landry Drive.
On a motion by Mr. Johnson, seconded by Ms. Hughes, it was duly voted:
To accept and endorse a plan of land believed to be Approval Not Required of Lakeside Realty Trust, c/o Rowe Law Office, 21 Cotting Avenue, Marlborough, MA 01752. Name of Engineer: Bruce Saluk & Associates, 576 Boston Post Road East, Marlborough, MA 01752. Deed of property recorded in the Middlesex South Registry of Deeds, book 15942, page 209. Location and description of property: 46 Felton Street, single family, Landry Drive, vacant land.
173 Howe Street recommendation from City Engineer
A review of the final prepared plan shows the following:
· That Neil, Zompetti, Valley and Howe Streets are public ways in Marlborough
· That the plan presented to the Planning Board for approval, “Plan of Land in Marlborough, Massachusetts”, prepared for 173 Howe Street, dated January 27, 2004, consists of Parcel A, B and C as a redivision of Lots 1 and 2 as shown on a “Plan of Land on Valley Street & Howe Street Marlborough, MA”
· Parcel A consists of an existing house lot of 15, 307 square feet with frontage on both Howe and Zompetti Street.
· Parcel B consists of a lot of 10, 013 square feet with frontage on both Neil and Zompetti Streets.
· Parcel C consists of a lot of 10,008 square feet with frontage on both Valley and Neil Street
· That all lots meet the frontage requirements for the Residence C zone
· That the lot line between lots A and B currently intersects an existing garage to be removed.
On a motion by Mr. Hanson, seconded by Mr. Peters, it was duly voted:
To accept and endorse a plan of land believed to be Approval Not Required of Brian Langelier and Meredith Holden, 173 Howe Street, Marlborough, MA 01752. Name of Engineer: Acton Survey and Engineering, 97 Great Road, Action, MA 01720. Deed of property recorded in the Middlesex South District Registry of Deeds, Book 32780, page 073. Location and description of property: Three family home located at 173 Howe Street.
Boston Post Road East recommendation from City Engineer
On a motion by Ms. Hughes, seconded by Mr. Hodge, it was duly voted:
To accept the correspondence from Forrest Lindwall of Mistry Associates and to table consideration of this plan until the next meeting on March 22, 2004.
Reynolds Court recommendation from City Engineer
On a motion by Mr. Hodge, seconded by Ms. Hughes, it was duly voted:
To table consideration of this plan until the next meeting on March 22, 2004 as the engineer was unavailable for this meeting.
SUBDIVISION PROGRESS REPORTS
Update by City Engineer
Mr. Temple did not provide the Board with an updated subdivision listing, as there really hasn’t been much progress. He did provide the Board with a draft of the letter being sent to all of the outstanding developments regarding the need for an amended completion schedule.
The first round of letters will go out as first class mail. Any further mailings required will be sent out certified.
DiCenzo Boulevard request for bond reduction
Mr. Temple advised his office will not review any bond reduction requests until after April 5, 2004. Correspondence will be sent to the developer advising them of this information.
West Ridge Estates
On a motion by Mr. Hodge, seconded by Ms. Hughes, it was duly voted:
To accept and file the correspondence from Attorney David P. Gadbois to Mr.’s. Fafard and Terrill regarding title discrepancies and to refer the letter to the City Engineer for his review.
The Board asked to have the plans for both Westridge Estates and Cider Mill Estates brought to the next meeting on Monday, March 22, 2004.
PENDING SUBDIVISION PLANS: Updates and Discussions
The three outstanding definitive plans are still under review. Mr. Temple advises that DPW Commissioner LaFreniere will be making a recommendation to amend all pertinent rules and regulations concerning detention basin construction to include a requirement to have all such plans reviewed by a geo-technical engineer.
SIGNS
25 Boston Post Road White Hen Pantry
Mrs. Wilderman explained that there are a number of issues at this address. The building department received a permit application for a 15 square foot sign on the existing freestanding sign for a new business. While under review it was determined that the existing sign for the White Hen Pantry is actually in excess of the 50 square foot allowance by the addition of the “Deli” sign so no other sign could be allowed. The White Hen Pantry did, in fact, register as a non-conforming sign in 1992 but the sign ordinance had a sunset clause that required all signs to be brought into compliance by June of 2000.
Additionally there seems to be some discrepancies between the building owner and the entity that actually owns the existing free standing signs.
On a motion by Mr. Hodge, seconded by Mr. Hanson, it was duly voted:
To refer the matter back to the three entities concerned with the sign for them to work out some sort of agreement and to table further consideration until the next meeting on March 22, 2004.
Baptist Church 22 Mechanic Street
Mrs. Wilderman explained that the Church is applying for a small freestanding sign. However, due to the proximity of the structure to the street front they are not eligible for any type of freestanding sign. Before the Historical District Commission can review the sign design they need to know whether the Planning Board will grant relief from the sign ordinance for this purpose.
The Board members will all view the site and discuss the matter at the next meeting on March 22, 2004.
COMMUNICATION/CORRESPONDENCE
On a motion by Ms. Hughes, seconded by Mr. Hodge, it was duly voted:
To accept and file all items listed under communication and/or correspondence.
On a motion by Mr. Johnson, seconded by Mr. Peters, it was duly voted:
To adjourn at 10:00 p.m.
A TRUE COPY
ATTEST: _________________________
Colleen M. Hughes, Clerk
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