MINUTES OF THE PLANNING BOARD MEETING
HELD JANUARY 10, 2007
MEMBERS PRESENT: Chairperson Karen Paré, John Baker, Patricia Halpin, Vincent Vignaly, Elise Wellington
MEMBERS ABSENT: None
OTHERS PRESENT: Wayne Amico, William Moulton, Ronald Menard, Gerardo Sarli, Richard Jones, Rev. Kenneth Cardinale, Julian Votruba, Val Pruneau
Ms. Halpin chaired the meeting until Ms. Paré arrived at 7:45 p.m.
PROPOSED LIGHTING CHANGE: WEST BOYLSTON CENTER
By letter dated January 2, 2007, Mr. John Hadley, owner of 20 West Boylston Street (also known as “West Boylston Center”) requested that the Planning Board allow the Municipal Lighting Plant to “install one light per pole on the property” (both poles are owned by the Light Department). The poles are located at the front of the parking lot. Mr. Vignaly stated that there are already lights on poles on the property and he hesitates putting more on the utility poles. Ms. Halpin queried whether this request fits in with the plan to beautify Route 12. Ms. Wellington stated that the letter does not give enough information and it is impossible to know whether the proposed lights will be shining on abutters property. Ms. Halpin volunteered to write a letter to Mr. Hadley explaining
that this is both a safety issue as well as a concern that abutters not be bothered. He should submit a diagram or plan showing the location of the poles and the cone of illumination. A catalog cut sheet should also be submitted, showing the type and candle power of the lights.
MANOR RESTAURANT: CERTIFICATE OF COMPLETION
An as-built plan was received this day from Hub Survey for the Manor Restaurant amended site plan. An “As-Built Certification” was also received for the plan, signed by John E. Finlay II, PE. Mr. Vignaly stated that he still has concerns with the drainage,
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whose flow onto Route 12 will need to be monitored. The height of the berm is a problem. There are also holes in the fence abutting the Brazzos’ property. Upon motion of Mr. Vignaly and second of Ms. Wellington, it was unanimously voted to accept the “Existing Conditions Plans for the Manor Restaurant, dated December 18, 2006” and sign the “Certificate of Completion”.
INTRODUCTION OF NEW BUILDING INSPECTOR
Town Administrator Leon Gaumond attended the meeting in order to introduce the new Building Inspector/Code Enforcement Officer Mr. Mark Brodeur. Mr. Brodeur discussed with the Planning Board such issues as signage, “change of use”, Subdivision Regulations amendments and creating a checklist for developers. The members expressed hope that Mr. Brodeur would in the future be able to assist them in revising the Site Plan Review section of the Zoning Bylaws. A major area of concern for the Planning Board has been the issuance of Certificate(s) of Occupancy for units in Site Plan Review projects where site work has not been completed (i.e. the roads or drainage work are not done). Mr. Brodeur commented on his obligations under state law, but added that issues of safety and health will always
be taken into consideration. Mr. Brodeur added that any verbal “approvals” he gives for a project will be documented by the issuance of a permit. If no permit is issued, then the project has not been approved.
GERARDO’S: SUBMITTAL OF REVISED PLAN
Mr. Sarli and Mr. Votruba brought a revised site plan to the meeting that had been approved by the DCR. The plan shows the elimination of seven parking places. The ZBA determined that enough spaces still exist for the project, without them having to issue a Variance. Mr. Sarli submitted an architectural plan for the building, which shows the “footprint” and indicates that there will be a second floor over only part of the building. Mr. Vignaly and Mr. Baker requested that a template be included showing the radii for turning a truck to access the loading dock. The size of the detention basin has not changed. Mr. Votruba stated that driving on the infiltration system will not crush it. Mr. Votruba will submit revised sheets showing that the turning space is adequate and the
amount of impervious area. The house on the property will not be moved but ultimately will be reconstructed.
FREEDOM WORSHIP CENTER: SIGN AMENDED APPROVAL
Upon motion of Ms. Wellington and second of Mr. Baker, it was unanimously voted to sign the “Certificate of Approval for an Amended Site Plan Review” for the Freedom Worship Center” (formerly known as “Rock Church”) as drafted by Ms. Paré. The mylar and copies of the “Existing Conditions Plan…revised through December 11, 2006” were also signed.
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OUR LADY OF GOOD COUNSEL: PROPOSED BUILDING ADDITION
Father Ken Cardinale attended the meeting along with members of the building committee and the architect for the proposed addition to Our Lady of Good Counsel Church. The architect, Mr. Dick Jones, described the project as being a 5500 – 6000 sf addition for classroom space that would not necessarily require additional parking. Fr. Cardinale explained that the parking lot is only full on “high” religious holidays and use of the classrooms would not necessarily draw additional cars. The parking lot will be “re-lined” (perhaps diagonally) and traffic flow controlled to one direction. Ms. Halpin suggested that an extra flat piece of property adjoining the parking lot could be considered for additional parking. When Mr. Vignaly inquired how the parking requirement
was calculated, Mr. Jones stated that the proposed use “won’t drive up” the parking requirements. Fr. Ken stated that use of the new facility can work around the schedule for Mass when the most parking spaces will be needed. Ms. Wellington inquired how many people generally use the parking lot now during Mass and whether the existing parking meets the zoning requirements. Approximately seventy parking spaces are used now. Mr. Pruneau stated that they know more spaces will need to be added. He added that the size of the current spaces is now larger than necessary and can be redrawn to add more. Ms. Wellington suggested that Section 5.2 B.3. of the Zoning Bylaws be reviewed for shared parking.
Mr. Vignaly stated that the project will require Site Plan Review and the Board will be looking most closely at traffic and stormwater management. He stated that the applicant should request waivers from the Planning Board for those issues they deem not to be applicable to this project. Mr. Baker added that the applicant should review the Zoning Bylaws and also look at lighting issues. The ownership of a part of the Town Common by the Church was discussed as well as the amount of impervious area. Mr. Pruneau stated that he will be meeting with the DCR before the group comes back before the Planning Board. Ms. Paré suggested that a Preliminary Site Plan Review process may be something to consider.
INSPECTION REPORTS
Hillside Village: Nothing further has been done with Basin #2.
Gates Brook: No as-built plans have been received. Ms. Wellington stated that it is her recollection that the Planning Board had previously consulted Town Counsel and been advised that a Building Inspector must comply with a municipality’s zoning bylaws which state that a project must be completed before an occupancy permit is issued.
Ernie’s Car Wash: Mr. Amico reminded the Board that the extension for the time to start construction expires on April 27th. It has already been extended once.
D&S Realty: Mr. Amico continues to respond to frequent emails from Mr. Migridichian, especially to questions concerning the as-built plans. The area of the
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Zoning Bylaws covering this topic needs to be expanded. Mr. Vignaly will communicate with Mr. Migridichian about the plan and required certification.
NEW BUSINESS
New Zoning Map: Mr. Moulton (DCR Representative attending the meeting) will contact Ms. Nancy McGrath at the DCR to see whether the DCR can offer any assistance with the preparation of a new zoning map. Mr. Vignaly will contact CMRPC to ascertain the estimated current cost of this project.
Mr. Ahearn, whose home is on Shrewsbury Street, would like to see his property rezoned to Industrial. Half of his property is zoned Industrial now.
CCRC Zoning Map: When Angell Brook Development assisted in the reconfiguration of the zoning map to allow for a CCRC overlay, the entire overlay area was in fact reduced, resulting in Briarwood CCRC no longer being part of this district. The CCRC District is now comprised of the General Residence District and land owned by Mr. Staiti. Ms. Paré stated that a prospective new buyer for the last remaining lot in the Worcester Corporate Center is a “for-profit” continuing care retirement community. The “Schedule of Use” now does not allow for nursing homes in the Industrial District. The Bylaws could be changed to allow for a nursing home in the Industrial District by Special Permit from the Planning Board. Ms. Paré will discuss this issue with Mr.
Gaumond because the proposed project is one that the Planning Board would probably support.
Schedule of Use will be discussed at the next meeting.
A seminar will be held on February 26th at 6:30 p.m. on the “Conflict of Interest” law. On January 17th, members of the Board of Selectmen, ZBA, Housing Partnership and the Planning Board will meet to discuss the towns’ position on Chapter 40B housing.
Open Space: The question has arisen whether the Planning Board needs to have a representative on the “Open Space” Committee as it goes through the process of revising the Open Space Plan. Ms. Paré stated that she feels the Planning Board’s point-of-view should be represented. Ms. Halpin suggested that, in lieu of sending a representative to all the meetings, the members of the Planning Board review the document and submit their ideas and recommendations to the Committee.
Mr. Vignaly submitted to the Board draft letters addressed to Mr. Brodeur, requesting his review of the change to the CVS lighting plan and the Building Permit Issuance for 575A Prospect Street.
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MINUTES AND BILLS
Invoices were submitted for payment to VHB and Verizon Wireless. Upon motion of Ms. Wellington and second of Mr. Vignaly, the Minutes of the November 8, 2006
Meeting were revised for a second time. Upon motion of Mr. Vignaly and second of Ms. Wellington, it was unanimously voted to approve as amended the following Minutes:
The Meeting of December 13, 2006
The Continued Public Hearing for Freedom Worship Center, dated December 13, 2006
The Continued Public Hearing for Amendments to the Subdivision Regulations, held December 13, 2006.
At 10:05 p.m., upon motion of Ms. Halpin and second of Mr. Baker, it was unanimously voted to adjourn.
Date Accepted:_____________ By:______________________________
Elise Wellington, Clerk
Submitted By:__________________________
Susan Abramson
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