The regularly scheduled meeting of the Millbury Planning Board was held on Monday, April 25, 2011, at 7:15 p.m., in the Municipal Office Building, 127 Elm Street, Millbury, MA. Chairman Richard Gosselin presided.
Present: Gary Schold, Jeff Markarian, Richard Gosselin, Anna Lewandowski, Paul Piktelis, Edd Cote
7:15 p.m. Gregory McRae, 13 Hayward Glen Drive, Accessory Dwelling
Special Permit
Mr. McRae was present and indicated that he has eliminated the garage and half of the breezeway, the structure will now be 28.1 feet from the abutter at Augusta Drive.
Mr. Gosselin stated that he is concerned with meeting the criteria of Section 46.2.5 and 46.2.3, and asked about the new roofline. Mr. McRae advised that the roofline will be the same as that of the existing garage.
Mrs. Lewandowski commented that the attic area is large enough for an additional bedroom or office, and asked if this design would be eligible for a building permit as a single family house if submitted on its own. She stated that she fought the bylaw and wanted an accessory dwelling to be within the confines of the existing house.
Chairman Gosselin opened the meeting to the public.
Denis Damore, 12 Hayward Glen Drive: referred to Section 46.2.3 – the two houses are attached by a breezeway, not house to house; and Section 46.2.5 – is the breezeway to be considered habitable space and part of the gross floor area?
Mrs. Lewandowski read letter from Building Inspector defining “habitable space”.
Mr. Damore referred to Section 46.2.2-1: Once this house is built it can be rented to anyone. Did the Board look for a financial hardship as listed in the criteria?
Angelo Sabatela, 15 Hayward Glen Drive: Does this proposal meet all requirements of the bylaw?
Mr. Gosselin asked the applicant what relief he is seeking.
Mr. McRae responded that this is to help family members, there are financial and medical concerns, it will eliminate an illegal unit, all utilities will be through his house.
Lee Matys, 2 Augusta Drive: He has a letter from a neighbor who cannot make the meeting and asked that he be allowed to read it into the record.
The letter is from Oliver Mason, 5 Augusta Drive. He asked if the Board would review Section 14.3, which restricts a project from substantial harm to the neighborhood, and protect it from aesthetic and financial harm. Two houses on one lot was not in the design for Hayward Glen. He reminded the Board that no one from the neighborhood spoke in favor. Property values will go down.
Mr. Schold asked how the abutters thought the remainder of Section 14.3 would apply as far as nuisance, hazard and congestion. The abutters thought traffic concerns may apply.
Mark Dyberg, 2 Wingfoot Lane: this creates a duplex unit, two separate houses, with two entrances. He had his mother-in-law come to live with him, he didn’t add on a whole house for her, she lived with his family in his house. There are other options when you want to take care of family.
Mr. Gosselin asked about parking and if the breezeway is open or closed. Mr. McRae stated that the present driveway will remain and there is a two car garage. The breezeway is closed and will be used for access to the rear yard.
Mr. Damore again stated that this can become a rental unit.
Ray Nelson, 16 Hayward Glen Drive: If this goes through what will stop everyone else in this neighborhood and in the town from doing the same thing.
Motion by Gary Schold, seconded by Paul Piktelis, to close the public hearing. Motion carried unanimously.
Motion by Anna Lewandowski, seconded by Gary Schold to continue the discussion to 8:45 p.m., motion carried unanimously.
8:15 p.m. Murgo Trucking, Inc., Site Plan and Stormwater Special Permit
Public Hearing, cont.
Bob Murphy and Dominic Murgo were present. Mr. Gosselin asked the applicant to define the status of the road and address it on the plan. Mr. Murgo stated that he would bring it to the next meeting.
Motion by Gary Schold, seconded by Paul Piktelis to continue the public hearing to Monday, May 9, 2011 at 8:30 p.m., motion carried unanimously.
Chairman Gosselin declared a five minute recess.
8:35 p.m. Hampton Street Baptist Church, McCracken Road
Informal Discussion
Bob Kane was present with Reverend Roy Kinney. Applicant is proposing an 8,000 sf one floor building to accommodate a congregation up to 200 people, and will be 200 feet from the road. They are asking for guidance from the Board.
Mr. Gosselin asked if natural screening would remain. Mrs. Lewandowski advised that traffic is a big concern at that location, and asked if other uses for the building were being considered, for example a day school. A traffic impact study would be required.
Also brought forward were times of services, and whether it would be used in the evening.
Rev. Kinney responded that the church would be used mainly on Sundays, some Wednesday nights. At the present location there are usually 15 – 20 cars on Sunday, Wednesday is a smaller group, but they hope to expand their congregation.
Mr. Cote advised that there might be community resistance because of the traffic.
8:45 p.m. 13 Hayward Glen Drive, Gregory McRae, Accessory Dwelling
Special Permit, discussion
Mrs. Lewandowski stated that this is a single family neighborhood and this proposal deters from this regardless of the house size. She also stated that Section 46.2.8 should be revised, as it also deters from the real intent of this bylaw.
Mr. Schold began to address making a motion to approve, and then withdrew his motion.
Motion by Gary Schold, seconded by Jeff Markarian, to rescind the previous motion to close the public hearing, motion carried unanimously.
Motion by Jeff Markarian, seconded by Paul Piktelis, to re-open the public hearing, motion carried unanimously.
Motion by Jeff Markarian, seconded by Gary Schold, to continue the public hearing to Monday, May 9, 2011 at 8:35 p.m., motion carried unanimously.
Other Business
- Motion by Jeff Markarian, seconded by Paul Piktelis, to recommend to the Board of Selectmen that Tighe & Bond will be contracted as the engineering consultant to the Planning Board. Motion carried unanimously.
Adjournment
Motion to adjourn by Jeff Markarian, seconded by Paul Piktelis, motion carried unanimously. Meeting adjourned at 9:40 p.m.
Respectfully submitted,
Susan M. Dean
ATTEST:
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