MINUTES OF THE PLANNING BOARD MEETING
OCTOBER 13, 2010
MEMBERS PRESENT: Chairman Vincent Vignaly, Patricia Halpin, Karen Paré, Patrick McKeon, Lawrence Salate
MEMBERS ABSENT: None
OTHERS PRESENT: Sue Meola, Anthony Meola, Jr., Linda Ann Isgro, Carmelo Isgro
All documents referenced in these Minutes are stored and available for public inspection in the Planning Board office, 127 Hartwell Street.
SUE MEOLA: ANR 403 LANCASTER STREET
Ref. Document: Plan of Land in West Boylston, Massachusetts Prepared For: Douglas W. Kinney, dated 10/13/2010
Ms. Meola attended the meeting on behalf of her clients, the owners of the property which is being divided at 403 Lancaster Street. Mr. Vignaly asked to be recused because his family owns land abutting this site. The plan shows adequate frontage, area and access, Ms. Paré stated, however the Form A is not complete. The owners have not signed the form. Ms. Meola will secure the signatures of the owners and complete the Form A before the next meeting of the Planning Board on October 27, 2010, at which time the Board members will vote on signing the plan. Ms. Meola left the plans and the check with the Planning Board.
CLUSTER ZONING: DISCUSSION OF IMPACT ON TAXES/HANDOUT AND POWER POINT PRESENTATION FOR TOWN MEETING
Ref. Document: October 18, 2010 Town Meeting Proposed Cluster Zoning Bylaw
Ms. Paré contacted Mr. Harald Scheid, Regional Tax Assessor, to inquire whether he had any information on the impact a cluster development would have on assessed values and therefore, tax revenues. Mr. Scheid replied that “property valuations… are driven by sales prices” and the “higher density is offset by the added open space”. Mr. Vignaly stated that
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there could be 5,000 sf lots, but the Homeowners Associations would be taxed on the open space.
Mr. Vignaly discussed changes he made to the draft handout for Town Meeting. Ms. Meola stated that she did not know why anyone would vote down this proposal. These lots provide a better buffer than those in a regular subdivision. Mr. Vignaly will try and find out what other area towns already have a Cluster Zoning Bylaw. Ms. Meola asked whether sewers are required in such a development and was told that they are not. Mr. Meola inquired where these types of subdivisions could logically be constructed in town. Anywhere there are five or more acres, Mr. Vignaly stated, although there are not many of those left in town where residential use is permitted. Ms. Meola stated that this proposal would give builders more options as far as road building and maintenance are concerned. Ms. Halpin asked that in the “Density Calculation” box, it be emphasized that no more houses will be allowed than with a conventional subdivision plan.
TOWN MEETING: REVIEW OF WARRANT/REPRESENTATION AT BYLAWS MEETING
Ref. Document: Semi-Annual Town Meeting Warrant: October 18, 2010
Ms. Paré will attend the Bylaws Committee meeting on Thursday evening, October 14th, in place of Mr. Vignaly. Ms. Halpin inquired whether the Bylaws Committee will be looking for the Planning Board’s endorsement of Article 2 – Demolition Delay Bylaw. Mr. Vignaly stated that the Board does not have to recommend General Bylaws at Town Meeting. Ms. Paré stated that she has no problem with this bylaw. Mr. Vignaly summarized the discussion by stating that there is no Planning Board determination as a Board, and support of this bylaw is an individual choice.
Mr. McKeon will make the motion on the Town Meeting floor, seconded by Mr. Salate, to see if the town will vote to approve Article 4 – Cluster Zoning. On motion of Mr. Salate and second of Ms. Halpin, it was unanimously voted to support Article 4 of the Warrant.
Upon motion of Mr. McKeon and second of Mr. Salate, it was unanimously voted to support, as a Board, Article 5 – Amend Section 1.4C of the Zoning Bylaws, giving the Building Inspector the authority to permit a non-conforming, temporary building or use incidental to the development of a neighborhood. Upon motion of Ms. Paré and second of Mr. McKeon, it was unanimously voted to support, as a Board, Article 6 – amending the General Bylaws so that the Trustees of the Affordable Housing Trust shall serve as members of the Housing Partnership Committee.
No votes were taken on Articles 7 – 20. Concerning Article 13, Ms. Paré commented that two computers had to be replaced at two pump stations, so this is a “housekeeping” Article. The amount of money needed to be appropriated for the installation of lights at Goodale Park (Article 15) will be announced at Town Meeting. Members of all boards should vote for Article 17, to appropriate funds for an online GIS service, Ms. Paré stated. It will make research work of the boards much easier.
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BOARD OF SELECTMEN: JOINT MEETING TO DISCUSS BYLAWS/DISCUSSION OF BUSINESSES REQUIRING NEW PERMITTING
The Board of Selectmen have asked that the Planning Board attend a joint meeting with them and various other boards to discuss zoning bylaws. Ms. Linda Isgro, a member of the ZBA, informed the Board that she believes the topics of discussion will be accessory apartments and the sign bylaw. Planning Board members agreed that November 3rd will be agreeable to them for a joint meeting. Mr. Vignaly will email Ms. Lucier with this information and ask her for the topics to be discussed.
A list of Alcoholic Beverages to be Renewed for 2011 was emailed to this Board with the request that a review be made of these establishments. If any of them are not in compliance with the Planning Board, Ms. Lucier would like to be informed by November 12, 2010. Fynders Inc. has not completed the plans approved during Site Plan Review, and no as-built plan has been submitted. Ms. Paré will email this information to Ms. Lucier, although there is nothing in the Zoning Bylaws that requires an applicant to construct what is approved during Site Plan Review. A lengthier list of businesses whose licenses are scheduled for renewal by the Selectmen for 2011 was also sent to the Planning Board with the request that they be reviewed for any which are not in compliance with the Planning Board. Ms. Abramson and Mr.
Vignaly will review that list.
47 PROSPECT STREET: FURTHER DISCUSSION OF RENOVATION PLANS
Ms. Linda Ann Isgro, 70 Prospect Street, attended the meeting to discuss her concerns about the renovations taking place at 47 Prospect. She stated that the plans call for eight offices and the zoning requirement is for three parking spaces per office. Paving has also occurred. It appears that more than 15 spaces will be provided, which should require Site Plan Review. This is an existing, non-conforming lot with a change of use. According to Section 1.6 of the Zoning Bylaws, Ms. Isgro stated, the applicant needs to apply for a Special Permit from the ZBA. Mr. Vignaly stated that the Zoning Officer (Mr. Brodeur) will determine whether Site Plan Review is required. Ms. Isgro added that the house also has historical significance in town although that information was not transmitted to the state.
Mr. Vignaly stated that the engineer for the project was told that he has to comply with current stormwater drainage laws. Graz Engineering did not apply for the permits, Ms. Isgro stated. A contractor from Spencer got the permits. The owners and engineer did not ask us about the “change of use” issue, Mr. Vignaly stated. A medical building requires three parking spaces per office, Ms. Isgro stated. The plan shows five offices upstairs. Our Bylaws say “room”, not “office”. Ms. Paré queried whether the Board really wants 21 spaces on that site. They will need to go to the ZBA to settle the parking space issue, Mr. Vignaly stated. Mr. Salate noted that the building will not be fully occupied by all the doctors at once. The parking needs to be reviewed, Ms. Isgro stated. There is no application before the ZBA at this time. Mr. Vigaly queried whether the Board wants to
email Mr. Broduer, inquiring how many parking spaces are on the plan. The lot is only 2200
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sf, Ms. Isgro stated, which is inadequate for the proposed use. The plans require a public review. No permits have been requested for a sign (although the owners stated that they don’t wish to erect a sign) and there is paved parking. Ms. Isgro left a copy of the plans as well as a copy of a letter she will be sending to the Building Inspector.
Ms. Halpin inquired of Ms. Isgro why abutters have not received any notification from the ZBA of a public hearing for 22 Lost Oak Road, on their application for a Special Permit. The applicants wish to create a residential lot with less than 120’ of frontage. After a brief discussion, Ms. Isgro stated that a public hearing date has not yet been set. Mr. Vignaly noted that the application was received on October 1, 2010 and cautioned that if the hearing is delayed, the applicant may receive “constructive approval”.
DRAFT COMMONWEALTH CAPITAL APPLICATION FOR F/Y 2011: REVIEW
Mr. Gaumond submitted for review a draft CommCap Application, which Ms. Paré reported, he will not submit until after Town Meeting, pending the vote on Cluster Zoning and Right-to-Farm. In conjunction with number 25, Mr. Salate inquired whether the Lighting Plant’s solar array construction would be considered an “energy efficient measure”. In conjunction with number 2, Ms. Paré inquired whether the Water Department has a Water Resource Plan. These questions will be emailed to Mr. Gaumond by Mr. Vignaly.
STAR TOWER: DISCUSSION OF PROGRESS ON BOND SUBMITTAL
Mr. Vignaly has been communicating with Mr. Caleb Miller about the Star Tower bond and reports that progress has been made. He expects that the issues will be resolved shortly.
PROPOSED BYLAW: WIND TURBINE
The Planning Board will await the results of discussions by the Sustainability Committee
on wind power. This topic will be discussed by the Planning Board again in January.
REPORTS FROM OTHER BOARDS
There were no reports from other boards.
OTHER TOPICS NOT REASONABLY ANTICIPATED BY THE CHAIR
Ms. Halpin noted that Mr. Gamond requested input on Goals and Objectives for the next year. She suggested that he should look at obtaining the services of a grant writer.
REVIEW OF MINUTES OF SEPT. 22, 2010/REVIEW OF BILL FOR PAYMENT TO THE T&G AND TO VHB
Upon motion of Mr. Salate and second of Ms. Halpin, it was unanimously voted to approve as amended the Minutes of the September 22, 2010 Planning Board Meeting. Vouchers
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were approved for payment to T&G for a public hearing notice and to VHB for engineering services.
At 9:15 p.m., upon motion of Mr. McKeon and second of Mr. Salate, it was unanimously voted to adjourn.
Date Accepted:______________ By:________________________________
Karen Paré
Submitted By:______________________
Susan Abramson
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