MINUTES OF THE PLANNING BOARD MEETING
AUGUST 12, 2009
MEMBERS PRESENT: Chairperson Lawrence Salate, Patrick McKeon, Karen Paré, Vincent Vignaly
MEMBERS ABSENT: Patricia Halpin
OTHERS PRESENT: Linda Isgro, Brenda Bowman
AMERICAN RED CROSS: SIGN APPROVED PLANS
Plans approved at the July 8, 2009 meeting of the Planning Board for the parking lot expansion at the American Red Cross were signed and distributed.
RELEASE ENGINEERING REVOLVING FUND REVIEW FEES
The following projects have been completed and vouchers were signed to return unexpended review fees:
Merrimount Subdivision
Ernie’s Auto Wash
Oakdale Rehabilitation and Skilled Nursing Center
Fiber Tower/Tower Resource Management
Nextel Communications of the Mid-Atlantic, Inc.
MetroPCS/Tower Resource Management
Omnipoint Communications, Inc.
Verizon Wireless
DISCUSSION OF APR: TASHIAN PROPERTY – LEE AND PROSPECT STREETS
Mr. Vignaly reported that he had attended a meeting of the Board of Selectmen in order to provide information on the Mass. Department of Agricultural Resources (“MDAR”) Agricultural Preservation Restriction (“APR”) and encourage the Board to sign the document from the Department of Agriculture to facilitate the filing of municipal applications for an APR in town. Dr. Tashian will be the first townsperson to apply for an APR.
Minutes of the Planning Board 2.
August 12, 2009
Currently, MDAR will pay 90% of the appraised value of the land up to $10,000 per acre. If the town votes to approve an agricultural bylaw, then the matching portion could increase to 95% from the state. The applicant may agree to accept only 95% of the appraised value from the state and nothing from the town, which will avoid town involvement in decisions concerning the property. Funds for the town’s contribution could come from the Community Preservation Act account. The Board of Selectmen received recommendations on town involvement from other boards, including the Open Space Implementation Committee. The Agricultural Committee and the Board of Selectmen ultimately decided to sign the document so that a municipal application can be filed by any resident of the town.
Property receiving an APR will remain as agricultural land in perpetuity. When the owner of such property dies, there have traditionally been many potential buyers of the property who are interested in farming the land.
DISCUSSION OF HOUSING PLAN
A proposal was received from CMRPC for an Agreement with the town to produce a “Housing Production Plan”. Mr. Vignaly, who contacted CMRPC, reported that the plan will probably not be started until October or November because of the work volume at CMRPC, however, they may be asking for information to be submitted prior to that time. Megan DiPrete from the CMRPC sent paperwork in July to the Town Administrator, Mr. Gaumond, with their proposal. There is no requirement that a Housing Production Plan be created by the Housing Authority but they must “sign-off” on the finished product, Mr. Vignaly stated. Ms. Paré stated that it was her understanding that the Housing Partnership is charged with making sure that requirements of LIP’s, Ch. 40B and other affordable housing projects are
being met. Ms. Brenda Bowman, a member of the Housing Partnership, stated that the Housing Authority has this legal responsibility, but doesn’t want it. Ms. Paré stated that we need to know whose responsibility it is but she understood that the Housing Authority does not wish to expand their mission. Ms. Linda Isgro reported that the Housing Authority director had attended some meetings at the outset of the discussions, but ceased to attend because she is not a citizen of the town. There is a difference between Comprehensive Permits and Incentive Housing, Ms. Paré pointed out. Mr. Vignaly stated that the town needs affordable housing that townspeople can afford to live in.
Ms. Paré inquired about the modifications to the Franklin Street Ch. 40B project. She questioned whether only the management has changed to SMOC (“South Middlesex Opportunity Council”) or whether the nature of the project has changed. Ms. Isgro stated that the nature of the project has changed and SMOC is partnering with the original partner. The ZBA voted on whether to consider this a “substantial change” and the vote was that it was “not a substantial change”. The Planning Board needs to request from the Board of Selectmen copies of the Comprehensive Permit Approvals (for Oakdale, Franklin Street and Afra Terrace) as well as any amended Decisions, Ms. Paré stated, and Minutes from the ZBA for the last three years, which the Planning Board has not been receiving. It
is necessary to know who the monitoring agents are as well.
Minutes of the Planning Board 3.
August 12, 2009
If we want to avoid unfriendly Comprehensive Permits, we must build some affordable units in town through the LIP program. The units at Angell Brook don’t count because Mr. Staiti was not granted any concessions by the Board of Selectmen as far as permitting fees, etc. so he chose not to build the three affordable units he had previously offered. Ms. Bowman queried who is supervising the Afra development to see if they are building affordable units. Mr. McKeon stated that eventually auditors will be sent out from the state to check this. Mr. Vignaly will email the Town Administrator and Ms. DiPrete to let them know that the Planning Board is willing to work with the Housing Partnership, Housing Authority and CMRPC in order to formulate a “Housing Production Plan”. Mr. Salate will contact the Town
Clerk and ask that the Planning Board be given copies of the ZBA Minutes and Comprehensive Permit Approvals.
OTHER BUSINESS
16 Woodland Street: Mr. Vignaly spoke with Mr. Gagne, the engineer representing the owners of 16 Woodland Street and encouraged him to request that the public hearing slated for September 9, 2009 be cancelled and the application withdrawn in order to allow the applicants time to obtain a Variance from the ZBA. Ms. Paré pointed out that the Planning Board needs to have this written request by August 15th or we will need to go ahead and hold the public hearing in order to be in compliance with the state zoning regulations that a public hearing be held within 65 days of the submittal of an application..
Follow-Up: Meeting With Board of Selectmen Concerning Lot Size
Mr. Quist was the originator of the request to meet and discuss lot size reduction in the sewered districts in town. Ms. Paré addressed the meeting and discussed the Planning Board’s concerns with expansion of residential development. Water and sewer plans would need to be changed if lot size reduction were approved and residential housing expanded. Fairness to neighbors who have already purchased in established neighborhoods needs to be considered and the economic tax burden for the schools (small lots with starter homes usually results in more children in the school system). There are also drainage issues with many lots.
REPORTS FROM OTHER BOARDS
Open Space Implementation Committee: Mr. Collin Novick from the Greater Worcester Land Trust gave a presentation to the Open Space Implementation Committee, Mr. Vignaly reported. There is no longer a West Boylston Land Trust, however, there is a West Boylston Land Preservation Committee with a delegate (Mr. Bernardin) to the Greater Worcester Land Trust.
Wind Turbine Bylaw: Ms. Paré will send members a copy of a noise study conducted by UMASS of residential and commercial wind turbine projects.
Minutes of the Planning Board 4.
August 12, 2009
MINUTES/BILLS
An Invoice for payment to VHB for engineering review services was approved for payment. Upon motion of Mr. Vignaly and second of Ms. Paré, it was unanimously voted to approve as written the Minutes of the July 8, 2009 Planning Board Meeting and to approve as amended the Minutes of the July 8, 2009 Public Hearing for American Red Cross Parking Expansion.
At 9:20 p.m., upon motion of Mr. McKeon and second of Ms. Paré, it was unanimously voted to adjourn.
Date Accepted:___________ By:____________________________
Karen Paré, Clerk
_____________________________
Submitted By: Susan Abramson
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