MINUTES OF THE PLANNING BOARD MEETING
DECEMBER 8, 2010
MEMBERS PRESENT: Chair Vincent Vignaly, Patricia Halpin, Patrick McKeon, Karen Paré, Lawrence Salate
MEMBERS ABSENT: None
OTHERS PRESENT: Erin Moudios, Neil Dixon, Nick Moudios
All documents referenced in these Minutes are stored and available for public inspection in the Planning Board office, 127 Hartwell Street.
DISCUSSION OF HOUSING PRODUCTION PLAN
Ref. Doc. “Draft: 2010 West Boylston Housing Production Plan”
Following an extensive review of the draft document, Ms. Halpin prepared and submitted comments for discussion. She stated that our town paid for the document’s preparation through Community Preservation Act funds and this information should be presented clearly, front and center. It is not a CMRPC document. Another suggestion is that the “Definitions” section should be at the front of the plan, so that people are familiar with the terms being used as they read through the document. Mr. Vignaly preferred that it go in the back with a Glossary and be referenced therein. He would like to see the “Executive Summary” be “fleshed out”. More “bulleted” items would add clarity and serve to emphasize such information as the existing median house price and the fact
that housing prices in this town are lower than surrounding towns, Ms. Halpin stated. We need to ask ourselves who the audience is for this document? It is the state, Ms. Paré contended, but the Plan should provide a guide to the town and be a “useful tool”. This should then be stated in the “Purpose” section.
Ms. Halpin stated that the plan is too long: it should be edited down to 30 pages. Ms. Paré replied that she doesn’t want to spend the Planning Board’s time editing. This needs to be a “workable document”, Ms. Halpin stated, and she queried whether the section on “history”
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is necessary. The “Executive Summary” and the “Purpose” are certainly important, Mr. Vignaly stated. Under the “Purpose” section, actual numbers should be shown (and not
percentages), Mr. Vignaly stated. Look at the plan from a townsperson’s point of view. Distinctions should be made throughout the plan between “Affordable Housing” (governed by Ch. 40B regulations which puts a financial strain on the community) and “affordable housing” ( that is, housing in town which falls within the economic parameters of the definition “affordable”.
Consistent and orderly planning needs to be stressed, Ms. Halpin stated. Rental rates for the Franklin Street Chap. 40B project are about the same as those for other affordable housing in town. The Plan should show that our town is doing well in real affordable housing, Mr. Vignay stated. Information should be stressed concerning the current amount of affordable units in West Boylston. Do we think that a “full build-out” is a good idea?, Ms. Halpin queried. If not, then we should say so. This is our housing plan and should be agreeable to the residents of this town. All the “shoulds” should be taken out of the plan.
Page 12, listing the largest employers, is unclear and omits Emuge and FedEx. The Worcester County Corrections, Sheriff and County Jail are all the same entity. On page 15, the data is there for rentals, but Mr. Vignaly asked, how do we know we need more rentals? The question is how do we meet the standard of the law and get the housing types that we need. Eighteen percent (18%) are currently rental units, Ms. Paré stated, how does that fit with the standards? What is the housing goal? It depends upon the type of population. For people who are going to be renting in our town, 59% of the units are affordable. This draft contains lots of data, but it should show how it is applied, Mr. Vignaly stated. On Page 17, the cost to the town should be shown (i.e. for the number of children in this
housing). Mr. McKeon queried whether we can infer we are doing well with home ownership, as there is 81.6% home ownership, with a median assessed value of $255,000. Does this mean we have sufficient affordable homes? It would appear that lots of our housing is already affordable.
Information as to the allocation of the CPA funds needs updating. Page 48 states that there “appears to be a sufficient amount of water”, Ms. Paré stated. This information needs to be changed and sewers, as well as schools, need to be discussed. Ms. Paré will contact Mr. Coveney at the Water District to request that he review the pages relating to the water supply.
RESPONSE TO BOARD OF SELECTMEN VOTE TO CLOSE RIVER ROAD: SCHEDULE PUBLIC HEARING
The Board of Selectmen voted to close River Road on November 3, 2010 and subsequently directed that the Planning Board has 45 days to “make a report” on the issue. It is unclear when the 45-day period started and also unclear how much of the road the Selectmen wish to see closed. No justification was submitted for the closure. It is the desire of the Planning Board to hold a public hearing on this issue, but first they need more
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information. Mr. Vignaly will contact Mr. Gaumond asking for specifics concerning the closure, to be provided to the Board and to the Town Clerk for the public’s review, after which the Planning Board would like to schedule a public hearing.
SCHEDULE PUBLIC HEARING TO AMEND ZONING BYLAW SECTION 1.4C
The Board of Selectmen would also like to amend the Zoning Bylaws, Section 1.4C and have asked that the Planning Board hold a public hearing on this proposal. The Board decided to hold a hearing the same night as the hearing on the road closure.
HANIOTI/DAIRY QUEEN: DISCUSSION OF CONSTRUCTION ISSUES
Mr. Nick Moudios attended the meeting in order to discuss construction issues. He has applied for a temporary permit to open his Dairy Queen project on December 11th, but did not call VHB at any point during construction to conduct a construction inspection. Mr. Jack Lydon, P.E. and Mr. Wayne Amico, P.E. from VHB, composed a review letter dated December 2, 2010, based upon an inspection that was conducted by Mr. Lydon on November 30, 2010. Mr. Danny Markham, the representative from the construction company (Masiello Inc.) explained to Mr. Lydon that the site was constructed using site plans that had been revised at a later date than those plans in the possession of VHB and the Planning Board. VHB recommended that the applicant provide the Planning Board with a set of these revised construction plans and
explain any deviations from the approved plans.
Per the original plans, a crosswalk at the driveway entrance and exit were supposed to be installed, but were not. Mr. Moudios agreed to install the crosswalks, however, he stated that his property is the only one on Route 12 that has been required to do this. It was suggested that he speak with Mr. Wyka from West Boylston Seafood and Mr. Gerardo Sarli, both of whom expressed interest in a new crosswalk across Route 12, as well as a decrease in the speed limit along Route 12. Two more arrows will be added behind the building, to visually indicate that vehicles can navigate around the queue line in the back of the building. ADA parking sign foundations will be in place this week and backlit signs were added at the entrance and exit, which were approved by the Planning Board. The location of the drive-thru order
kiosk will allow other vehicles to navigate around the queued vehicles. The applicant provided lighting specs for the six light poles that were installed, with full-cut off luminaires. Mr. Vignaly questioned the brightness at the property line, and asked that the Zoning Bylaws be checked about this. The trench drain and two bio-retention cells were installed and will be reflected on the as-built plan. An additional catch basin was installed at the direction of the DCR, which will also be reflected on the as-built plan. Several other details were completed today, including placing non-shrink grout in the openings between the bricks that are located between the casting and the top slab. VHB was not able to verify whether a 1-1/2” hot mix asphalt top course was laid over a 2” binder course, over a 12” gravel sub base material. Ms. Paré stated that the Planning Board typically requires an inspection of this procedure
and/or proof of the depth and materials
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used, especially in a subdivision road. However, since this a private business, if the pavement fails, it is the problem of the owner to fix it. Mr. Moudios commented that Dairy Queen has strict maintenance requirements. Photos of the sub-drain under the water quality swale will be submitted to the Planning Board with the as-built.
Ms. Paré stated that an as-built plan needs to be submitted and reviewed by VHB. Mr. Salate inquired whether a maintenance plan had been submitted for the water quality swale and the basins. Mr. Moudios indicated that this will also be submitted with the as-built plan. Mr. Vignaly summarized that more information is needed on the lighting (full cut-off and no glare) in compliance with the Zoning Bylaws, as well as written evidence that there is sufficient turning radius for a truck around the queuing line. Mr. Moudios stated that all deliveries will be made between 6:00 and 7:00 a.m., so there will be no reason for a truck to get past a queue. Ms. Paré stated that the angle hasn’t changed since the original plans and that this information could also be submitted with the as-built.
REVIEW 2011 PLANNING BOARD MEETING SCHEDULE
Ref. Doc.: 2011 Planning Board Meeting Schedule
Upon motion of Ms. Paré and second of Mr. McKeon, it was unanimously voted to approve as written and submitted by Ms. Abramson, the 2011 Planning Board Meeting Schedule.
REVIEW OF PERFORMANCE EVALUATION FOR MS. ABRAMSON
Mr. Vignaly prepared and submitted for discussion a “Performance Evaluation” for Ms. Abramson. Following a brief discussion, it was agreed that Mr. Vignaly would complete the document and submit it to the Town Administrator.
REVIEW OF PROPOSED FISCAL YEAR 2011 BUDGET
The Town Administrator has requested that all departments and boards prepare budget worksheets for the fiscal year 2012 for level funded and level service budgets. The budget may include a 2% salary increase for any non-union employee. Since the Planning Board was given a lump-sum payment for FY 2011 (which will be depleted after the issuance of this period’s payroll) it will be necessary to submit a request for the same amount, plus the 2% salary increase. A “capital expenditure” budget request was also made by the Town Administrator. Ms. Abramson will also prepare that request for a new fire-proof file cabinet, the specifications for which she will obtain from the company that sold the Planning Board its previous file cabinets.
DISCUSSION OF OUTSTANDING BOND: OLDE CENTURY FARM
A Performance Bond (Form K) in the amount of $47,000 is still outstanding for the Olde Century Farm subdivision. Ms. Paré stated that this bond should have been (and may be)
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filed at the Registry. Mr. Vignaly stated that the developer should request its release by contacting the Planning Board with this request. Mr. McKeon stated that the bank in general likes to get back the original document. He stated that he will see that the bank submits a letter asking for the release of the bond.
OLD BUSINESS
Report on Tri-Town Meeting on November 30th: Ms. Halpin commented that she was impressed by the knowledge of the three Town Administrators in attendance at the Tri-Town Meeting (West Boylston, Boylston and Sterling) held on November 30th and she is hopeful that an “entity” will be created to petition for grants as a region. Creating a Comprehensive Permit Policy will be a priority. The supervisor of the Leominster Housing Authority is particularly knowledgeable concerning the rules about affordable housing. There was a discussion of creating an agency to deal with Affordable Housing developers.
Update on Proforma /Ch. 40B Questions: No response has been received as yet to the questions the Planning Board posed to the Town Administrator concerning the Ch. 40B process. Mr. McKeon reported that the DHCD is supposedly becoming more particular with developers following the process.
Star Tower: Construction has begun on the Star Tower communications tower. VHB is monitoring and conducting inspections.
NEW BUSINESS
Nashua River Watershed Association: The NRWA has offered to conduct a workshop in West Boylston for Planning Boards, Conservation Commissions, ZBA’s and the general public from this and other towns on Low Impact Development practices and techniques. It will cover landscape design and stormwater practices. Mr. Vignaly will contact Mr. Gaumond and ascertain whether he would like to assist in setting up the workshop for our boards and possibly those of other towns.
REPORTS FROM OTHER BOARDS
ZBA: The public hearing for the creation of a building lot on Lost Oak Road has been continued until January 6, 2011. Members of the Lost Oak neighborhood are the ones who should be responsible for overseeing the enforcement of any Deed Restrictions, Mr. Vignaly commented.
Economic Development Task Force: Mr. McKeon attended the recent EDTF meeting and reported on the proposed town slogan contest, More members of the business community have been asked to join the organization.
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Transportation Committee: Mr. Salate reported that there will be a meeting in January of the Transportation Committee, at which time the closure of River Road will be discussed as well as the proposal to make Franklin Street one-way.
REVIEW OF MINUTES FROM NOVEMBER 10, 2010 AND BILLS
An invoice for payment to VHB for inspection services was approved for payment. Upon motion of Ms. Paré and second of Mr. Salate, it was unanimously voted to approve as amended the Minutes of the November 10, 2010 Meeting. At 10:30 p.m., upon motion of Ms. Halpin and second of Mr. McKeon, it was unanimously voted to adjourn.
Date Accepted:_____________ By:______________________________
Karen Paré, Clerk
Submitted By:______________________
Susan Abramson
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