MINUTES OF WESTBOROUGH PLANNING BOARD
July 07, 2015
Regular meeting of the Westborough Planning Board held in the Forbes Municipal Building in the Room 23, 45 West Main Street. Members Bush, Newton, Jr., Silverberg and Spencer were present. Member Diamond was absent
Meeting dates: August 04, 2015 and August 18, 2015
At 7:00 p.m. the Board prepared to discuss the Borough’s YMCA at 4 Valente Drive for Site Plan Review.
Mr. Michael Scott, Waterman Design Associates, Mr. Kevin Kozak, AIA, Cutler Associates, Inc. and Jeff Lussier, KVA Boston was present for discussion.
Mr. Scott stated the existing site is located at4 Valente Drive in an Industrial B (IB) zone. The site is across from the Christmas Tree Shop mall. Legal frontage to the site is from Route 9 in Westborough and Route 20 in Northborough. The land is owned by Nu Time LLC.
Mr. Scott said that the property currently contains a two-story 69,000 square foot building and parking lot containing a total of 344 parking spaces. The original YMCA building was constructed in 2000 and an expansion for the wellness area on the northern side in 2008. The lot contains 12.7 acres in Westborough and 5.4 acres in Northborough. The property is surrounded by woods. There two car dealerships (Herb Chambers and Lexus) that abut the project and both are located on Route 9. There is also a cell tower immediately to the south of the YMCA that is owned by Nu Time, LLC.
Mr. Scott said that this proposal involves of a 2,400 square foot two-story building addition. It will be an expansion of the wellness center adjacent to the gym. They are also adding an aquatics area with an outdoor pool, a splash pad, and a 2,550 square foot pool house for recreation in the southeast corner of the property. The splash pad will be a flat surface with spray elements for smaller children. During construction of the pool area they will include 20 new parking spaces, two which are handicap assessable. The pool area requires 2,700 cubic yards of fill material to bring the site up to grade. Utilities for the pool area are already available on-site from either the existing building or the driveway running east of the Y facility.
Mr. Scott said the original site plan for the Boroughs Branch YMCA allowed for future building additions to the north side of the building and also a future theater at the site. In 2008, the addition was added and left room for 4,000 a square foot addition but shrunk to 2,400 square feet two-story addition. This will complete the additions. The storm water system was designed to account for building expansions. Roof drains from the new building will be connected to the existing drainage system at the rear of the building that discharges to the on-site sediment forebay and detention basin. Runoff from the pool area will flow overland to an existing drop inlet north of the splash pad. Water runoff from the parking area will drain to an existing deep sump hooded catch basin and then into the
detention basin. There will be egress to new the addition. There will be no theater. 24 new parking spaces are proposed. The pool house will
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have changing rooms and bathrooms with showers. There will be a chain link fence enclosure around the perimeter of the pool area. Landscaping is proposed to go around the chain link fence around the pool. Storage will be in the back in a storage shed for chemicals, etc. This a combination of two projects envisioned for 8% lot coverage which was originally approved. There will be an increase in impervious area as a result of the proposed work and the Open space in Westborough will still be 66%.
Mr. Kevin Kozak, Architect from Cutler Associates, Inc. said they will try to make the new addition blend with the existing building. There is a wellness area next to it and the new space will be a functional area for training and small classes. On the upper level there will be a large open studio for classes. The gym is located to the side and will not be impacted.
Mr. Kevin Kozak said the pool house is a simple structure that has locker rooms, shower areas and bathrooms along with the pool and splash pad. There will also be a small locker area for adults and inclusion of a small first aide area for lifeguards. Mechanical area will be fenced in and locked. There are two entrances. The proposed addition, pool area and parking will serve to reduce the burden on the existing YMCA facility and offer more space for current membership and Y programs.
Chairman Brian Bush said we are providing comments for site plan review. We have already drafted a letter with general comments. We only make recommendations to the Board of Selectmen.
Member Mark Silverberg asked if the addition to the main building will have bathrooms.
Mr. Kozak responded no. The pool house area will have bathrooms, showers, changing areas but no food service. They will only supply water and a bubbler.
Member Mark Silverberg asked is the pool storage area just for equipment?
Mr. Kevin Kozak said yes, deck equipment, chairs, floatation devices.
Member Mark Silverberg asked about the light to Valente Drive.
Mr. Mike Scott responded that the next building to be constructed after this project triggers the traffic light. This was set by MEPA.
The Town Planner said the level of traffic needs to trigger MEPA review.
Mr. Mike Scott said the original plan for the YMXA was to expand over time.
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Member Bill Spencer said he wants to see the YMCA expand. With this expansion it will generate more usage. They are providing about 20 more spaces for parking? This expansion and pool will generate a lot of camp activities. Has there been any effort to get people in and out easily? This will definitely increase traffic.
Mr. Jeff Lussier with KV Associates said this project is an attempt to retain the membership that we have. We lose membership over the summer and this is an amenity at retaining the numbers we have now.
The Town Planner asked if the new pool will be hosting swim classes and if so what will be the traffic increase.
Chairman Brian Bush asked is the road that goes to Herb Chambers paved the whole way.
Mr. Mike Scott said it is meant for emergency access. There is a chain across it. It is not meant for public access.
The Town Planner said he will add a comment about traffic increase.
Site Plan Review Procedure:
Chairman Brian Bush asked under Site Plan Review, we only provide written comments?
The Town Planner said the Planning Board does not hold a public hearing and we are only advisory with written recommendations to the Board of Selectmen. We try to get them in on time.
Mr. Tin Htway, Zoning Commissioner said on the Site Plan Review for BJ’s solar panels, there is concern on location for the ground mounted solar for BJ’s. It will be unattractive but it meets our zoning requirements. He will work with the applicant on screening.
Member Ed Newton, Jr. remarked that the applicant is not the owner of the building.
Mr. Tin Htway responded the owner is Solar City. We have asked for an extension on this site plan review. We didn’t have all the comments from Town Committee’s back in time.
The Town Planner said that one comment from the Planning Board was to provide a mock up in the field to be able to see what it will look like.
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Zoning Bylaw Discussion:
Mr. Tin Htway, Zoning Commissioner said he has a question on our Zoning Bylaws. Referring to Westborough Village T-OV, under Section 5060, Dimensional Requirements, Note 5, he has a question on interpretation. Note 5 states that “no floor of a dwelling unit, except for unoccupied basements, shall be below grade of the adjoining ground at any place in its perimeter They are currently 2/3 way through their project. They have two more sets of townhouses, some condos and the single family. The basements are not supposed to be finished or occupied. He wants to be clear on this. Under the law he could make them rip everything out. Due to the cost to the homeowner, he will probably not do this. ”. Has Toll Brother been designing the basement with
an option for developing?
Chairman Brian Bush asked if he has spoken with the developer.
Mr. Tin Htway responded that this project was already started when he was hired. What changed to make basements into dwelling space?
Chairman Brian Bush remarked that density and school age children are an issue. There was always a concern that these units would create greater density
Member Ed Newton, Jr. reminded the Board that Mr. Fran Zarette’s proposal for Westborough Village didn’t have any basements. Toll Brothers must have changed it.
The Town Planner said the language in the T-OV District is same as Section 4200, Multi-Family Dwellings. No floors below grade can be finished. This must have been concern for life safety to not below grade.
Chairman Brian Bush there is code issues in place for finishing basements. They must have two points of egress for basements and windows.
Mr. Tin Htway agreed. You need two egresses out of that space, a walkout, bulkhead, etc. in a basement.
Chairman Brian Bush said he thinks our interpretation is correct. A basement should not be finished unless they ask for a waiver from the Planning Board.
Member Mark Silverberg asked what happens to people that have already done this?
Mr. Tin Htway said the law says I can make them remove it. But he won’t probably do this due to the cost of renovation to the homeowner.
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Member Ed Newton, Jr. said in Grafton they have a problem with this. Additions, renovation is discovered when a home, dwelling is sold.
The Town Planner noted that the Planning Board will be seeing Toll Brothers in the near future on this issue.
Member Mark Silverberg asked what happens when a basement is finished without pulling a permit. Assessors go into properties.
Mr. Tin Htway said his office works with the Assessor’s office.
Member Mark Silverberg questioned why they never asked for a waiver on this issue.
At 7:35 p.m. the Board continued discussion on extension of the DPOD Zoning District and other future zoning articles:
Chairman Brian Bush said he attended a presentation from the School Population Study Committee. Has anyone’s mind changed with the information given in the Report?
Member Bill Spencer said it’s hard to understand the projection numbers. When he looks at the whole composite, the numbers projected are not has high as he thought. We can only limit things. We need to see what the schools are going to do to accommodate this number. We will have to be judiciuse of the limit. The DPOD will not be a large impact. We need to go forward with the DPOD. The limit of 2 bedroom units is very responsible.
Member Ed Newton, Jr. said he agrees. The numbers from the DPOD extension are not going to affect the schools.
Member Mark Silverberg said he didn’t think the Report addressed what we need. He felt the Report looked at population and growth in town. It did not address how the DPOD will affect these numbers or impact their projections. Their Report focused on elementary schools which are at a crisis situation. This became a situation two years ago. We have had modular structures at two of the elementary schools. Whether we extend the DPOD or not, these issues are already facing the town. The School Department needs to fix this. It is their problem and they need to come up with a solution to deal with this. It will be curious to see how they address short term and long term solutions for the elementary schools which have deteriorated. We have a lot of upcoming projects
that will drain our resources.
Member Mark Silverberg said he feels the DPOD is not a short term planning solution but is long term planning. It will not result in drastic or immediate impact to the schools. They are in a
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crisis without the DPOD. These are two separate issues. You should always plan for more than what you need. Hopefully they will come up with something. He wants to move the DPOD forward. It is smart for this section of town.
Chairman Brian Bush said the Report only dealt with a small portion of what the DPOD would do. The Planning Board can move forward without the School Department. He wants to see this DPOD extension move forward. He thinks there will be hardly any impact to the schools. They are already past the tipping point. Chairman Bush stated his goal is to see this section of East Main Street is redeveloped. It will make it more attractive and contribute to the downtown. One property has already requested residential use at 33 East Main Street (one apartment with two bedrooms). He wishes to move forward on this extension of the DPOD.
The Town Planner said yes there are two parts to the Report. They did a demographic analysis, complete survey of parcels to see what could be developed. They looked at all multi-family units in the downtown and apartments in town. They compared downtown and non downtown and what accounted for a decrease in children. Smaller units in the downtown town, affordable price versus market rate units are factors. Market rate and number of bedrooms is what limits children.
Waiver Request:
The Town Planner said we received a Letter from Waterman Design dated June 24, 2015 requesting a waiver on the $2,000 escrow fee for their Modification to Special Permit #DPOD 07-1. There is no need for drainage study or traffic study. The intention is to allow an apartment on the upper floor of their building. The original permit allows mixed uses in the building. The apartment only affects the interior use of the building. Residential is allowed in the DPOD.
Member Mark Silverberg motioned to waive the escrow deposit fee of $2,000.00 for 33 East Main Street as stated in a letter dated June 24, 2015 from Waterman Design Associates, Inc. The motion was seconded by Member Ed Newton, Jr. and unanimously votes.
State Hospital Property Discussion:
Chairman Brian Bush said a recent State Hospital Reuse Committee meeting was held on June 25th and there was very little attendance from Westborough residents. Some of the Committee went to Westborough Cable today to get the intent of what we want to do to the State Hospital property out to the public. There will be another information session on the Hospital scheduled for July 23, 2015 at 7:00 p.m. at the Fire Station.
The Town Planner said we are to attend the Board of Selectmen’s meeting on July 14th to discuss extension of the DPOD and other zoning articles.
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The Town Planner said that there is a DPOD Draft Article in your package for review. The hearing for this Article will be scheduled for August 18th.
The Minutes were reviewed and approved for June 16, 2015.
There being no further business to discuss, the meeting adjourned at 8:08 p.m.
Respectfully submitted,
Sandy Spinella/Administrative Assistant
APPROVED:
--------------------------------------------------- -----------------------------------------------------Brian Bush, Chairman of Board Mark Silverberg, Vice-Chairman of Board
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Edward Newton, Jr. Charlie Diamond William Spencer
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