MINUTES OF THE PLANNING BOARD MEETING
OCTOBER 22, 2008
MEMBERS PRESENT: Chair Patricia Halpin, John Baker, Karen Paré, Lawrence Salate, Vincent Vignaly
MEMBERS ABSENT: None
OTHERS PRESENT: Brad White, Mark Brodeur, Marc Frieden, David Jeffries, Bob Dunne, Patrick Healy, Andy Surabian
PROPOSED SOLAR FIELD: MUNICIPAL LIGHTING PLANT
Mr. Brad White, Manager of the Municipal Lighting Plant (“MLP”), discussed the MLP’s proposed construction of a solar field at the bottom of the hill from the jail, on Shrewsbury Street. A total of 1,890 solar panels will be erected on the existing topography as well as a building of less than 500 sf. The solar panels will generate $58,000 worth of power. There will be no new parking area constructed and existing curb cuts will be used. The area will be surrounded by a 6’ chain link fence. A light company technician will check on the field’s operation from time to time. Pole holes will be dug towards the power lines and Paul X. Tivnan Drive with underground duct work to a manhole. The panels will be arranged in modules 3’ wide x 5’ high. There are 11
total acres at the site, with only two to be used for the solar field. Mr. White stated that he does not believe that Site Plan Review is required because this is a municipal project that does not meet the criteria for Site Plan Review.
Mr. Baker ascertained that all setback requirements will be met. Mr. Vignaly stated that he thinks the solar field is a good idea but added that Site Plan Review is required under Section 3.6 B. 1) of the Zoning Bylaws, which states that “new construction or exterior expansion of any non-residential building…” requires Site Plan Review. There is no bylaw that exempts municipal projects. The MLP should ask for waivers from certain requirements such as parking and traffic studies, however, the neighbors of this project need to be alerted via the public hearing process. Mr. White inquired whether a site plan is required but Mr. Vignaly stated that only a plot plan is necessary that shows the setbacks. Ms. Halpin stated that the Planning Board cares about being transparent and projects
of this magnitude in the town need to be made known to the residents. Mr. Vignaly added that no engineering review will be necessary. A public hearing was scheduled for
Minutes of the Planning Board Meeting -2-
October 22, 2008
December 10, 2008 at 7:00 p.m. The MLP will notify the abutters and advertise the hearing in the Telegram & Gazette. In response to a question from Mr. Baker, Mr. White stated that there are no mandates on carbon footprints. Ms. Paré inquired about the feasibility of solar panels on individual homes. Mr. White stated that they are currently expensive and Mr. Brodeur added that residential technology for solar panels is not yet “there” but is improving.
PARKING LOT EXPANSION: 307 LANCASTER STREET
Mr. David Jeffries, Associate Pastor of the Bethlehem Bible Church at 307 Lancaster Street, attended the meeting in order to inform the Board about a proposed parking lot expansion at the site. Parking is now inadequate for the scope of the Church’s activities and is 2/3rd’s the size of the proposed expansion. The drainage is terrible so the lot tends to stay icy during the winter. There is a need for better traffic flow as well. The expansion will increase the number of parking spaces from 122 to 162, and the plan includes new pavement, curb cuts, grading, lighting, landscaping, drainage and screening. Applications for review have already been submitted to the Conservation Commission (for drainage work in the buffer zone), the Board of Health (to upgrade the leeching system), Mass Highway
and National Grid.
The Church has already spent several thousand dollars on plans and Mr. Jeffries asked whether filing fees and the scope of Site Plan Review process could be reduced because it is a non-profit. Ms. Paré stated that the Church is required by the Zoning Bylaws to apply for Site Plan Review. She asked whether the Conservation Commission had reviewed the flow rates from the drainage structure. Mr. Bob Dunn, Deacon of the Church, stated that the drainage plans were submitted to the Conservation Commission and that the Commission is ready to give the Church a permit. They also asked for a snow management plan. Mr. Vignaly stated that the Planning Board could hold off on the amount of the review fee until it is known whether that Conservation Commission had the drainage reviewed by a professional engineer. He asked
whether the detention basin will be changed. Mr. Dunn stated that it is now filled with trees and silt. Water sheets across Lancaster Street into the basin, so it needs to be enlarged and redesigned to meet current stormwater drainage requirements. Ms. Halpin stated that the ease of the Site Plan Review process depends upon the expertise of the Church’s design engineer. It is possible to complete the review process quickly if the engineer has completed professional plans that meet requirements. Mr. Baker stated that the Church needs to request waivers during the application process. He added that he has some concerns about traffic because Lancaster Street is a heavily traveled road and there are times when a volume of cars are entering and exiting the Church. Mr. Baker also cautioned that this is a thorough board and a professional review will be conducted. Mr. Vignaly reminded Mr. Dunn that the Church will need to go to the DCR
for a dam safety review if the detention pond is over 6’. He added that their engineer should check the Zoning Bylaws for turning aisles, the size of parking spaces, location of signs and handicapped access. Mr. Baker added that other town departments will be asked to check the designs as well and noted that the lighting
Minutes of the Planning Board Meeting -3-
October 22, 2008
requirements need to be carefully reviewed, with no bright lights shining off the property. He added that he does not know if the traffic is going to be a problem. The Church needs to submit a narrative that describes its operations and attendance figures if it wishes to argue that a formal traffic study is unnecessary. Measure the sight distances, Mr. Vignaly suggested, and get figures for traffic generation now and proposed.
DISCUSSION RE PLANS FOR WACHUSETT PLAZA
Mr. Patrick Healy, PE from Thompson, Liston and Mr. Andy Surabian attended the meeting in order to discuss with the Planning Board possible options for business expansion at Wachusett Plaza. Mr. Healy explained that two building sites at the front of the property on each side of the driveway, were “freed up” for expansion following the installation of the sewer system. If the sites are developed, the driveway into the Plaza will be redesigned to align with the traffic signals and create a more logical and easier flow of traffic. Although there are currently no specific proposals, the site on the left of the entry can accommodate a 2,900 sf building while the site on the right can accommodate a 6,000 sf building, both with adequate parking. During the review process, Mr. Healy stated, parking requirements
of the entire Plaza will be examined. Ms. Paré noted that snow removal seems to have been a problem and Mr. Baker added that parking at Salter School seems to be at capacity when they are in session. Mr. Surabian stated that it looks different from the road than when you drive into the parking lot. Even at peak, there are always plenty of spaces. Salter School has an enrollment between 400 – 600 students, but they have day and night sessions and many students take public transportation. Mr. Salate noted that there will need to be a walkway from the parking lot to the proposed restaurants, around the entry driveway. Mr. Surabian stated that he would like to increase the size of the sign at the top edge of the property. That issue needs to be addressed through the Building Inspector and the ZBA. Mr. Healy stated that parking expansion will also be proposed beside and behind the Salter School.
OMNIPOINT T-MOBILE: SIGN APPROVAL
A draft Certificate of Special Permit for Collocation on Existing Wireless Tower that was submitted by Ms. Halpin, was signed by the members of the Planning Board except for Mr. Vignaly. It will be submitted tomorrow to the Town Clerk but no building permit will be issued until the Board receives a bond from the applicant in the amount of $10,000 to ensure the proper dismantling of their equipment, if necessary.
GERARDO’S BAKERY: SIGN AMENDED CERTIFICATE
A draft Amended Certificate of Final Site Plan Approval and Special Permit for Gerardo’s Bakery, submitted by Ms. Halpin, was signed by members of the Planning Board, extending until October 9, 2009 the time for major construction to begin at the site.
Minutes of the Planning Board Meeting -4-
October 22, 2008
OLDE CENTURY FARM: FOLLOW-UP ON ROAD ACCEPTANCES
Following the vote at Town Meeting to accept Olde Century Farm Drive and Garside Drive, the Planning Board may release all but 10% of the bond held for the site. Mr. Vignaly stated that it will be necessary to ensure that all engineering and legal fees have been paid.
ERNIE’S CAR WASH: COMPLETION PLANS
Mr. Pallotta reports that the car wash should be completed within 4 – 6 weeks and he wishes to open in November. The pavement is not yet finished. Ms. Paré noted that as-built plans need to be submitted. Mr. Vignaly will correspond with Mr. Pallotta and inform him that everything needs to be completed and a final inspection conducted by VHB. Copies of the correspondence will be forwarded to the Town Administrator, Mr. Gaumond.
REPORTS FROM OTHER BOARDS
Sidewalk Committee: Mr. Salate reported that a proposal was approved to use $40,000 of Ch. 90 funds for the repair of existing sidewalks and installation of some new sidewalks.
Housing Partnership: Ms. Halpin reported that the Housing Partnership will meet on Tuesday. A Housing Plan needs to be presented to the CPC by the first of November.
MINUTES/BILLS
Invoices were approved for payment to VHB for engineering review services. Upon motion of Mr. Salate and second of Mr. Vignaly, it was unanimously voted to approve as written the Minutes of the Continued Public Hearing of October 8, 2008 for Omnipoint and to approve as amended the Minutes of the October 8, 2008 Meeting.
Date Accepted:_____________ By:___________________________
Karen Paré, Clerk
Submitted By:_______________________
Susan Abramson
| 
