MINUTES OF THE SPECIAL PLANNING BOARD MEETING
HELD NOVEMBER 28, 2007
MEMBERS PRESENT: Chair Patricia Halpin, John Baker, Lawrence Salate, Vincent Vignaly
MEMBERS ABSENT: Karen Paré
OTHERS PRESENT: Christopher Rucho, John Hadley
DISCUSSION OF LIMITED SITE PLAN REVIEW
Pursuant to an email received from the Building Inspector, Mr. Brodeur, the Planning Board discussed the concept of “limited site plan review”. The Zoning Bylaws do not provide for a limited site plan review, however, there is a provision whereby an applicant may request, in writing, waivers from certain requirements of Section 3.6. A question was raised when “additional” parking spaces trigger site plan review. In 1999, the Zoning Bylaws were amended to state that a change of 15 parking spaces triggers site plan review. The definition of “change of use” was also discussed. Mr. Baker reiterated that the site plan review process is undertaken so that the Planning Board can insure that a proposal involves “being a good neighbor”. Ms. Halpin added
that “fair and equitable application of the laws to everyone” is the responsibility of the Board.
The Planning Board is not “on the same page” as the Building Inspector in respect to 175 West Boylston Street and the definition of “limited site plan review”. Mr. Vignaly stated that the Planning Board undertakes a site plan review when an applicant is referred by the Building Inspector to the Planning Board and the Board has no recourse to conduct a review if the Building Inspector deems it unnecessary. In the case of the proposal to open a restaurant at the site of the former VFW, Town Counsel advised that the “change of use” interpretation in this case requires site plan review. Ms. Halpin will send a Memo to Mr. Brodeur requesting that he attend the January meeting of the Planning Board to discuss his concerns in person.
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November 28, 2007
ANGELL BROOK LIP PROJECT: REQUEST FOR SUPPORT
Mr. Staiti will appear before the Board of Selectmen at their meeting on December 5th in order to request a waiver of inspection fees for the three proposed affordable housing units he will be constructing at Angell Brook, as a condition of site plan approval he received from the Planning Board. LIP projects require that the town contribute something in order to facilitate the LIP. Mr. Baker inquired why the Housing Partnership isn’t being asked to support this effort and noted that it is not the job of the Planning Board to promote affordable housing. Ms. Halpin noted that, in this case, the three units were a condition of site plan approval. Mr. Vignaly reiterated that local initiatives need some type of local support. The town refused to reduce the sewer connection fees at
Hillside Village, so Mr. Staiti paid over $100,000, while the town only inspected one line. Mr. Vignaly moved, seconded by Mr. Baker, that the Planning Board support Mr. Staiti’s request to waive inspection fees for the construction of the three affordable units at Angell Brook.
MEETING SCHEDULE FOR 2008
Upon motion of Mr. Salate and second of Mr. Baker, it was unanimously voted to approve the 2008 Planning Board Meeting Schedule, as prepared, noting that the Board will meet only once during the months of July, August, November and December.
BUDGET SUBMITTAL FOR FISCAL YEAR 2009
Mr. Gaumond has requested that Boards submit their budget requests for F/Y 2009. After discussion, it was decided to request the sum of $8,000 for the category of “Salary” and $2,000 to cover supplies, attendance at professional training conferences and to pay for public hearing ads required for zoning changes. Currently, the town contributes zero funds towards the operation of the Planning Board. The funds received from application fees are used to pay all expenses, however, it is anticipated that these funds will not be enough to cover expenses next year.
LAWRENCE STREET CELL TOWER
Mr. Vignaly agreed to contact Mr. Coveney at the Water Department to find out the status of the proposed project to repair the access road to the cell tower on Lawrence Street.
ZBA: There will be public hearings held on the request of Planet Fitness to stay open 24 hours per day and the Salter School to erect an over-sized wall sign.
ANGELL BROOK: SIGN CERTIFICATE OF AMENDED SITE PLAN APPROVAL
The Planning Board approved the application for an amended site plan approval for Angell Brook on October 24, 2007, for the construction of an earthen berm. Upon
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motion of Mr. Vignaly and second of Mr. Baker, it was unanimously voted to sign the Certificate of Approval, as drafted by Ms. Halpin.
DISCUSSION WITH ECONOMIC TASK FORCE COMMITTEE MEMBERS
Mr. Christopher Rucho and Mr. John Hadley, members of the Economic Development Task Force (“EDTF”) joined the meeting. They reported that they will be posting positive comments on the EDTF website from Emuge and Checkerboard concerning the speed and efficiency with which their projects were approved by the Planning Board. Mr. Hadley stated that he would like to see one member of the Planning Board delegated to receive telephone inquiries from potential business developers. Currently, the Chair fields these calls. Mr. Baker suggested that this person should be the Building Inspector, as he is the person charged with enforcing zoning bylaws and is a paid employee.
Messrs. Hadley and Rucho also joined the discussion on the definition of “change of use” and the 1999 amendment to the Zoning Bylaws concerning fifteen (15) “additional” parking spaces as a trigger for site plan review. Since these are matters of confusion and conflicting interpretation, they will again be discussed at the Planning Board meeting on January 9th, with the Building Inspector present.
The EDTF is interested in pursuing projects such as underground wiring and installing sidewalks on Route 12, and has printed placemats which were placed in local restaurants to promote business in West Boylston. Ms. Halpin noted that the town is a “mecca” for shoppers from out of town who come to Darby’s Bakery, Central Street Market, S&S Deli and West Boylston Seafood.
BILLS
An invoice was approved for payment to VHB for engineering review services.
At 9:40 p.m., upon motion of Mr. Salate and second of Mr. Vignaly, it was unanimously voted to adjourn.
Date Accepted:_____________ By:_____________________________
Karen Paré, Clerk
Submitted By:_________________________
Susan Abramson
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