MINUTES OF THE PLANNING BOARD MEETING
SEPTEMBER 22, 2010
MEMBERS PRESENT: Chairman Vincent Vignaly, Patricia Halpin, Karen Paré, Patrick McKeon, Lawrence Salate
MEMBERS ABSENT: None
OTHERS PRESENT: Marc Frieden
All documents referenced in these Minutes are stored and available for public inspection in the Planning Board office, 127 Hartwell Street.
WEST BOYLSTON HOUSING PRODUCTION PLAN: FOLLOW-UP DISCUSSION OF SEPTEMBER 8TH MEETING
Reference Document: Draft West Boylston Housing Production Plan 2010 (“HPP”)
Mr. Vignaly stated that he received an email from Ms. Trish Settles at CMRPC looking for guidance as to affordability targets. He stated that he was hoping to see more information and asked why there was a “break out” of greater than 80% if those units are not counted towards the affordable housing target. “What is the town’s target?” Mr. Vignaly queried. Needs assessments talk about the elderly, handicapped and low-income families. Making this chart too detailed will put too many limits on the town, Ms. Paré stated. This should explain how we envision affordability needs and who in the population we want to serve, Ms. Halpin stated. Mr. McKeon queried whether market demand would control where housing is created. That is the concern, Mr. Vignaly stated. Developers will build
what is currently most profitable, not necessarily what is in the best interests of the town.
Table 30 in the HPP shows “Housing Goals”, Ms. Paré stated. We would like to say that, in the future, the goal will be to create housing for the elderly, handicapped and low-income family, including rental properties. The population target equals the affordability target. Ms. Settles should find out the needs in town and that information should drive this chart, Mr. Vignaly stated. Needs then should be broken down by handicapped, elderly and low-income families. Everything is driven by the market, Ms. Halpin stated, so targets may be
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changeable as conditions change. Mr. McKeon stated that the issue now is, where is the incentive for affordable housing when there is so much of it now on the market? Mr. Vignaly stated that he will email Ms. Settles and ask that she go back to the needs assessment and apply those as our targets with seniors, the handicapped and low-income families.
Angell Brook CCRC: In response to a query from Mr. Staiti concerning the affordable housing lottery, Mr. Vignaly stated that the Planning Board has no authority in that area, but does support the Housing Authority conducting the lottery if at all possible. Ms. Halpin questioned if a unit can be sold to anyone if no one who qualifies for affordable housing comes forward during the lottery. Mr. McKeon stated that he looked at the “Delphi” site (which group holds lotteries for Afra Terrace). They held a lottery and got no response. There are specific requirements, Mr. McKeon stated, to be followed in that instance.
Campground Road: It was decided to include Campground Road in the HPP as an area to be included in the mix of sites that could possibly be developed for housing.
140 WORCESTER STREET: PARKING EXPANSION: FOLLOW-UP DISCUSSION
Reference Document: Site Demolition and Layout Plan 140 Worcester Street, West Boylston MA, Prepared for MMB, LLC, 8/31/2010
Ms. Paré stated that this project will not be coming to the Planning Board for review, so that Mr. Brodeur, the Building Inspector and Mr. Westerling, Director of the DPW, will have to take responsibility for the engineering. There will be no engineering review done by the Planning Board. Ms. Halpin stated that the Building Inspector ought to be able to rely upon an engineer’s stamped plan. Mr. Vignaly will email Mr. Brodeur and emphasize the Board’s concerns about the drainage and let him know that the triggers for Site Plan Review do not appear to have been met.
WIND TURBINE: FURTHER DISCUSSION OF PROPOSED BYLAW
Mr. Mark Frieden stated that the Sustainability Committee was very receptive to the Town Administrator’s (Planning Board’s) request that it study the feasibility of constructing wind turbines in town.
ENGINEERING REVIEW FEES: COLLECTION QUESTIONS
Ms. Paré stated that she will download for the Board’s review, a copy of the DPW’s RFP. Mr. Vignaly stated that he had spoken with the Chair of the Leominster Conservation Commission, who informed him that their Planning Board had conducted three reviews of a project for $15,000, without stormwater and drainage, which is the purview of the Conservation Commission in that city. Our fees in comparison do not seem to be so far out of the ballpark for subdivision review, Mr. Vignaly stated. For Site Plan Review, many towns
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are not that expensive, Ms. Paré stated. Is there an interest on the Board in putting the engineering review position out to bid? Mr. Vignaly asked. Mr. Salate asked whether it
would be possible to get costs from comparable towns, such as Boylston. He agreed to contact the Planning Board chair in that town.
OTHER TOPICS NOT REASONABLY ANTICIPATED BY THE CHAIR 48 HOURS BEFORE THE MEETING
Cluster Zoning: Power Point Presentation for Town Meeting
Mr. Vignaly presented a draft power point presentation that he prepared for Town Meeting. He envisions giving out a one-page handout the night of the meeting. Ms. Paré brought up questions about the impact on taxes and flexible lot sizes. She added that the statement that cluster zoning “does not change the overall density of the tract” should be repeated. Mr. Frieden asked whether the assessed value of the houses would be less in cluster zoning than it would be in a regular subdivision. That is a question which needs to be pursued with the Assessor.
Ms. Halpin stated that people are asking, “how much development do we want or need?” We are presenting this proposal as well as the HPP to meet the requirements of the state. Ms. Paré stated that there is going to be development no matter what the Board does or does not do. Mr. Frieden advised the Board to be clear that this isn’t a proposal such as Franklin Street, but it is an alternative to Franklin Street. The perception may be, Mr. Frieden stated, that there is not a problem with the current regulations.
Mr. Vignaly stated that cluster developments go up faster than regular subdivisions and the state contends that they are a better retail product. Mr. McKeon questioned that statement, saying that there is a savings on the infrastructure, but the selling prices are the same. Ms. Paré asked Mr. McKeon to field questions on this issue at Town Meeting. The words “No increase in Density” will be added to the topic of “Lot Flexibility”. Mr. McKeon stated that the term “density” should be defined or the added sentence could say that “the number of units allowed (for this size tract) won’t change”.
Ms. Halpin questioned the use of the word “alternative” under the description of RCD in the first box. She prefers to state that it is a “form of subdivision design”.
Proposed Form of Article for “Affordable Housing Trust Bylaw” for Town Meeting
Ms. Paré stated that this is going to go back to Town Counsel for further review. The first sentence concerning whether the town will vote to accept the provisions of GL Ch.44, Section 55C should be deleted. The town already voted to accept this Section on October 16, 2006 at Town Meeting. Mr. Vignaly stated that Mr. Gaumond is looking for a letter of support for this Article. Mr. Vignaly will send an email stating that the Planning Board supports combining the responsibilities of the Housing Partnership/Trust as a single group.
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REPORTS FROM OTHER BOARDS
Earth Removal: Although Mr. Salate reported that this committee has not met recently, Mr. Vignaly questioned why trailers loaded with fill have been traveling down Newton Street on Saturday and Sunday throughout the summer.
REVIEW OF MINUTES: September 8, 2010/PAYMENT OF BILLS
No invoices were presented for payment.
The following Minutes were reviewed and approved:
Upon motion of Mr. McKeon and second of Ms. Paré, it was unanimously voted to approve as amended the Minutes of the September 8, 2010 Meeting. Upon motion of Ms. Paré and second of Mr. McKeon, it was unanimously voted to approve as amended the Minutes of the September 8, 2010 Joint Meeting With the Housing Partnership. Upon motion of Ms. Paré and second of Mr. Salate, it was unanimously voted to approve as amended the Minutes of the September 8, 2010 Public Hearing on the Proposed Cluster Zoning Development Bylaw.
At 9:20 p.m., upon motion of Ms. Halpin and second of Mr. Salate, it was unanimously voted to adjourn.
Date Accepted:___________ By:____________________________
Karen Paré, Clerk
Submitted By:________________________
Susan Abramson
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