MINUTES OF THE PLANNING BOARD MEETING
FEBRUARY 24, 2010
MEMBERS PRESENT: Chair Lawrence Salate, Patricia Halpin, Patrick McKeon, Karen Paré, Vincent Vignaly (joined the meeting at 7:30 p.m.)
MEMBERS ABSENT: None
OTHERS PRESENT: Wayne Amico, Brian McEwen, John Wyka, Sue Meola, Tony Meola, Rebecca Knapp
WEST BOYLSTON SEAFOOD: EXPANSION PLANS
Mr. John Wyka, owner of West Boylston Seafood, and his engineer, Mr. Brian McEwen, attended the meeting in order to inform the Planning Board of plans to expand. The expansion will take place in two phases. The first includes the expansion of the loading dock and the adjacent area around the dock, a 390 sf “L”. An additional 400 sf will be added to the loading area. This will enable two of the four delivery trucks (for the wholesale delivery business) to be loaded and unloaded at the same time and will create more room for the shipping products. A Variance has been received from the ZBA for the location and structure, with a 1’ offset from the setback, Mr. McEwen stated. The second phase of the expansion includes the addition of 1,303 sf to the front of the building as well as 14 new parking spaces. Mr. McEwen stated that the project is “under the threshold” for site plan review since the expansion is only 20.6% of the entire square footage of the building. The addition will
meet the new front setback requirements.
Ms. Paré requested that the Planning Board be given an updated site plan when the projects have been completed. Mr. McEwen stated that he will be preparing and submitting documents to the DCR. There will be an infiltrator for the roof drainage and additional infiltration will be provided for the additional 14 parking spaces. Ms. Paré stated that, since the Planning Board is not conducting a site plan review, the responsible town body for overseeing storm water regulations is the Building Inspector. She requested that copies of all DCR approvals and drainage calculations should be copied to the Planning Board when they have been completed. No Variance was needed for the additional 14 parking spaces, Mr. McEwen explained, because the setback is eleven feet.
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Mr. McEwen stated that he will forward updated plans, DCR approvals and stormwater calculations when they have been completed.
ANGELL BROOK CCRC: REQUEST TO AMEND CERTIFICATE OF APPROVAL
By letter dated February 11, 2010, Mr. Mike Staiti, the developer of Angell Brook CCRC, requested that the Planning Board amend the Amended Certificate of Site Plan Approval and Special Permit issued on June 14, 2006 to reflect his contribution of only two affordable units instead of the three affordable units indicated in the Permit. He stated that, in the spirit of the 2006 agreement, three affordable units would be contributed if the Board of Selectmen agreed to waive all building and utility hookup fees. Since Mr. Staiti received “a dressing down at the December Selectmen’s meeting” and was offered no consideration for any fees, he now request that the Special Permit be amended to include only two affordable units. Ms. Halpin stated that the town is now losing a much- needed affordable
unit and queried how much it would have cost the town to forego the fees on one affordable unit. It was estimated that the fees would approximate $3,500.
Upon motion of Ms. Paré and second of Ms. Halpin, it was unanimously voted to amend the Amended Certificate of Final Site Plan Approval and Special Permit for a Continuing Care Retirement Community, dated June 14, 2006 by changing condition number 2., so that only two (2) units are required to be eligible for the Town’s Subsidized Housing Inventory. Mr. Salate will inform Mr. Staiti of the Board’s vote and Ms. Paré will draft the Amended Certificate for signing at the March 10th meeting.
WACHUSETT PLAZA: PAVEMENT STRIPING REVISIONS
By email, dated January 21, 2010, the engineer for the Wachusett Plaza project, Mr. Patrick Healy, requested that the Planning Board approve a change to the access to the Wachusett Plaza parking lot. The access on the approved plan is a safety concern because it directs incoming traffic across driving lanes. Restriping will remove 22 parking spaces from the southerly side of the lot that are not being used, while adding 22 usable spaces and more safely redirecting the traffic flow. Mr. Amico stated that restriping will likely begin on the first warm day. Upon motion of Ms. Paré and second of Ms. Halpin, it was unanimously voted to accept the proposed restriping of the parking lot as a minor change to the site plan that will be reflected on the as-built plan. Mr. Salate will so notify Mr.
Healy.
AS-BUILT REVIEW AND VOTE ON CERTIFICATE OF APPROVAL: AMERICAN RED CROSS
Mr. Amico stated that he reviewed and approves the As-Built Plan, dated 2/1/2010, submitted by Beals and Thomas, Inc. for the American Red Cross parking lot expansion project, along with an Engineers Certification, stamped by John Bensley, PE. Upon motion
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of Ms. Paré and second of Ms. Halpin, it was unanimously voted to issue a Certificate of Completion for the American Red Cross parking lot expansion project. Ms. Paré will draft this Certificate, to be signed at the next meeting of the Planning Board.
INSPECTION REPORTS
Angell Brook: Mr. Amico anticipates that paving will begin in April
Gerardo’s: Mr. Amico will contact Mr. Sarli’s engineer to remind him that an inspection schedule needs to be set up.
Surabian (Wachusett Plaza): Mr. Healy should be notified that he needs to send inspection reports and notify VHB when their inspections need to be conducted.
VHB: CONTRACT WITH THE PLANNING BOARD
The current contract between VHB and the Planning Board was reviewed and signed in 2003 and continues to be active. No monetary value is attached to this contract. In order to facilitate financing for VHB, their bank has requested that all their contracts annually be assigned a monetary value. VHB has asked that the Planning Board assign a value to their contract with a dollar amount, that the cost of services from VHB must not exceed during the year. (If VHB exceeds this amount in any given year, the Planning Board can vote to increase the amount previously stated on the contract). In reviewing past billing by the Planning Board, Mr. Amico suggested the amount be set at $25,000 per year. The Planning Board is in no way obligated to spend this amount; but VHB is approved to provide $25,000 worth of
services.
Upon motion of Mr. Vignaly and second of Ms. Halpin, it was unanimously voted to request that Mr. Gaumond execute the amended contract with VHB, allowing for an annual expenditure not to exceed $25,000.
REPORTS FROM OTHER BOARDS
ZBA: The ZBA will be holding three public hearings tomorrow night (Feb. 25th) on:
L&E Realty Trust, request for a Variance and Special Permits to construct a gas station/retail/ATM and Drive-Through at 217 West Boylston Street;
Staki Corporation, request for a Variance to conduct outdoor events in a garden area at 39 Franklin Street; and
Hanioti Properties, request for a Variance to allow parking within the 10’ side-yard setbacks and Special Permit to construct a fast-food restaurant and drive-through at 328 West Boylston Street.
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After discussion, the Planning Board drafted comment letters to be delivered to the ZBA in time for tomorrow night’s meeting.
SUE MEOLA: REQUEST FOR INPUT ON DEVELOPMENT OF PROPERTY AT 47 PROSPECT STREET
Realtor Sue Meola attended the meeting in order to get the Planning Board’s input on a proposal to convert the home at 47 Prospect Street into medical offices to be shared by six practitioners in the field of counseling and psychiatry. Questions concerning ADA accessibility, elevators and sprinklers were referred to the Building Inspector. The property is currently a single-family home and it is zoned SR/GR/Business. There is a semi-circular driveway in the rear which will be used for parking. Mr. Vignaly stated that there are no requirements at this site to comply with the Watershed Protection Act. This is a change of use, Ms. Paré stated, so there may need to be a Site Plan Review. The question arose concerning the amount of parking spaces required. If these are professional offices, Ms.
Paré stated, the requirement is for three parking spaces/room (or 18 spaces). If they are office areas, then the requirement is for one parking space per 500 sf of office area. Ms. Halpin suggested that the question be asked whether any of the practitioners will be sharing treatment rooms. She also suggested that, in consideration of the privacy of the patients, a rear entrance be considered, into what was formerly the dining room. Mr. Amico stated that there are many different options available for paving that are pervious and will not adversely affect the drainage or will not impact the drainage as severely as will tar or concrete. Options are available that can be plowed, in addition to gravel or crushed stone. Dr. Rebecca Knapp joined the meeting and described the nature of the practice. No signs will be erected because she does not wish to advertise. She stated that it is possible there will be five (of the six) practitioners in the
building at the same time and a “multi-purpose” room will be needed in addition to the offices.
Mr. Vignaly stated that the change of use and parking will require Site Plan Review, but the application should list all the waivers requested, so that the review process will be a limited one. The use of a porous substance for paving, which can be plowed and will infiltrate, will limit the amount of stormwater drainage calculation needing to be submitted. Ms. Halpin stated that the role of the Planning Board in this process is to protect the neighbors. Dr. Knapp stated that the practice may grow, so they will plan for the maximum occupancy.
NEW BUSINESS
Il Forno: A new restaurant will be opening at the site of the former McDonald’s (“Il Forno”). There is a question whether there will be sufficient parking.
Surplus Land: There is a 20-acre parcel of state-owned land adjacent to the Worcester County House of Corrections that will be sold-off as surplus land. Mr. Amico stated that generally, the state will work with the buyers, but he does not believe that the town has the right of “first refusal”. Mr. Vignaly suggested that the zoning be looked at for potential conservation district development.
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Article XII: General Bylaws: Public Ways and Properties: Mr. Gaumond has requested that the Board review the proposed amendments to Article XII of the General
Bylaws, “Public Ways and Properties”. Ms. Paré noted that Jasmine Drive and Afra Terrace should not be included in the list of private streets that will be repaired. All streets in condo developments should be excluded, she stated. Buttercup Lane is still omitted from the list, Mr. Salate noted. A further discussion of this Article will be on the agenda for the next meeting and a response readied for Mr. Gaumond.
RE-CAP OF HOUSING PARTNERSHIP MEETING
Mr. McKeon reported on discussions held at the meeting of the Housing Partnership. Ms. Trish Settles from CMRPC reported on funding sources for mixed use developments. She will prepare a mock-up of the Housing Production Plan. Stimulus and remediation funding availability was also discussed.
MINUTES/BILLS
Minutes from the January 27, 2010 meeting will be reviewed on March 10th. An invoice for payment to VHB for engineering services was approved for payment.
At 10:00 p.m., upon motion of Mr. Vignaly and second of Ms. Halpin, it was unanimously voted to adjourn.
Date Accepted:_____________ By:___________________________
Karen Paré, Clerk
Submitted By:_______________________
Susan Abramson
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