MINUTES OF THE PLANNING BOARD MEETING
FEBRUARY 9, 2011
MEMBERS PRESENT: Chair Vincent Vignaly, Patricia Halpin, Patrick McKeon, Karen Paré, Lawrence Salate
MEMBERS ABSENT: None
OTHERS PRESENT: Ron Thunberg, Andy Beardsley, Mark Frieden
All documents referenced in these Minutes are stored and available for public inspection in the Planning Board office, 127 Hartwell Street
NEW BUSINESS
Beardsley, Beehive Builders: Development of Land on Woodland/Prospect Streets
Mr. Andy Beardsley of Beehive Builders and Mr. Ron Thunberg of Hub Survey appeared before the Board to discuss preliminary plans for the development of land owned by Mr. Beardsley at the intersection of Woodland and Prospect Streets. The area is zoned Business except for a small parcel abutting a residence. Mr. Beardsley presented pictures of a building located in Shrewsbury which he hopes to use as a prototype when designing his building. There will be two stories on sloped land, with both an upper and lower entrance. The building will front Woodland Street, with entrances off both Woodland and Prospect. About 40 parking spaces are planned on both the upper and lower sides of the building. Mr. Beardsley anticipates that the building will house primarily medical offices and consist of approximately
10,000 sf. A buffer of white pines trees was planted several years ago to screen the adjoining residences.
Mr. Thunberg asked for input from the Board as to the placement of the building on the lot and clarification of the Zoning Bylaw that prohibits parking in front of a commercial building. If the building fronts on Woodland Street, parking can then easily be accommodated on each side of the building. Mr. Vignaly suggested the possibility of using the upper story of the building for housing, which will add security for the building at night. Ms. Halpin noted the need for enough space for snow storage. Porous pavement is something that Mr.
Minutes of the Planning Board 2.
February 9, 2011
Vignaly thought Mr. Beardsley may want to consider. Although it is a little more expensive initially than regular pavement, it is durable and reduces the need for detention basins and elaborate drainage systems. Mr. Thunberg was assured that there is no need for any traffic islands. The lot is small enough, with sufficient “green space” and landscaping abutting the lot, that additional trees on islands won’t be necessary. Ms. Paré cautioned Mr. Thunberg to check the Zoning Bylaws dealing with screening (Section 5.3 D.) and consult the Building Inspector about the need for a 30’ buffer adjoining the residentially-zoned property. If it is a problem, then an application for a Variance may be required from the ZBA.
Beautification of Town Squares: Compliance With Sign Bylaw
Reference Doc.: Town of West Boylston Board of Selectmen Policy L-18
Adopted 11/3/2010: “Beautification of Town Squares
And Islands Policy”
The Board of Selectmen has adopted a policy whereby certain organizations, businesses or interested neighbors can adopt traffic “islands” located throughout town. There will be a lottery in March to name those “winners” who will agree to adopt and maintain an island. Those entities who will maintain the island will be allowed to erect a sign thereon saying “Sponsored By” and showing the company logo. The size of the sign will be allowed to be 2x3 feet. Ms. Paré stated that the problem is that these signs are not currently allowed by the Zoning Bylaws. Mr. Vignaly stated that, if the town is providing the sign, then it is allowed under the Zoning Bylaws as a “town sign”. Mr. Frieden pointed out that another issue will be the location of the sign, so that it
does not obstruct sight distances on the roadways. Ms. Paré queried whether there is a need to amend the Bylaws. There is no problem with allowing the sign on the island, she stated, but the size needs to be reduced. There is also the question of uniformity of design, Ms. Halpin stated. These should not be “advertising” signs, she added.
Mr. Vignaly agreed to write a letter to the BOS and the Building Inspector, stating the options, because the policy, as written, is in violation of the Zoning Bylaws. The options are to amend the Bylaws, require that the signs be “town signs” or have the BOS determine another way to handle the situation. There is no definition for “Artisan” in the Zoning Bylaws.
Revised Master Plan: Review of Proposed Changes to Chapter 3: Land Use
As the Planning Board’s representative on the Town Wide Planning Committee, Ms. Paré was asked to review and amend Chapter 3 of the Master Plan, which is in the process of being updated. The completion date for the update is May, 2011. Ms. Paré stated that she verified numbers in the chapter except for those in the “West Boylston Land Use 1985-1999” chart, which were compiled by MassGIS. Mr. Vignaly noted that there are differences in the way MassGIS calculated land use in 1985 as compared to 1999. In 1999, the DEP “wetlands people” requested the study, so attention was first paid to the areas of wetlands, then to the land areas. More wetlands, therefore, appeared in 1999.
Minutes of the Planning Board 3.
February 9, 2011
Ms. Paré asked that members review the Chapter and communicate to her any comments or changes they may have.
Angell Brook: Discussion of Need for More Core Samples
Although VHB was required to be present when the binder course was laid on the new roadway at Angell Brook, no one at VHB was contacted. The owner was therefore required to have the pavement evaluated. By email dated February 2, 2011, Mr. Amico stated that, upon review of pavement core reports, it was discovered that 37% of the cores were less than MassDOT’s minimum thickness for binder (i.e. less than 2” of pavement). Some thickness less than 2” is not significant, but when thicknesses are less than 1-1/2”, there is a question about the integrity of the pavement. VHB recommended that the pavement be analyzed for structural integrity and if the results indicate that it is substandard, then the material needs to be replaced in that section of the roadway. The Board discussed the need to increase
the top course of pavement from 1-1/2” to 2” in all areas where the core reports indicate that there is less than the required 2” of base material. It was also stipulated that VHB must be present during the base course evaluation and all future paving activities. Mr. Vignaly will notify Mr. Amico at VHB to review his agreement and suggestions before contacting Mr. Staiti. If Mr. Amico believes additional conditions are needed, then the Board will include these in communications with Mr. Staiti.
Possible Changes to the Incentive Zoning Bylaw
Mr. Vignaly noted that there are three areas of the Incentive Zoning Bylaw which merit review and possible amendment. There is a need to reduce the density allowed in sites where there are wetlands. Payment in lieu of affordable units is an idea that needs to be further discussed and more than one habitable dwelling should be permitted per lot. There is a question whether these changes should be presented at the May Town Meeting or delayed until October, when additional changes will be needed as a result of the acceptance of the Housing Production Plan. Mr. Vignaly will prepare draft amendments to this bylaw to be discussed at the next meeting of the Board.
OLD BUSINESS
Flood Plain Bylaw: Discussion of Content
Ms. Paré prepared and presented for review language to be used for the proposed bylaw for required changes to Section 2.5 of the Zoning Bylaws concerning the Flood Plain Overlay District. FEMA has requested that towns amend these districts and adopt the new Worcester County Flood Insurance Rate Map (“FIRM”) and the Worcester County Flood Insurance Report by July 4, 2011, in compliance with FEMA’s National Flood Insurance Program. After some discussion and minor changes, the language of the draft document was accepted.
Minutes of the Planning Board 4.
February 9, 2011
Review of February 7th Meeting: Housing Production Plan
Mr. Vignaly reported that there were “new voices” and good feedback given at the Housing Production Plan meeting held on February 7th. Ms. Settles had reviewed the comments the Planning Board gave to Mr. Gaumond. There is a question whether the town meets the 1.5% standard that town land be used for Affordable Housing. CMRPC will follow-up on this. There is a process to be followed with the DHCD in order to qualify. Ms. Halpin noted that currently only three communities in the Commonwealth have qualified and Ms. Paré stated that the process entails precise mapping and review of deeds. CMRPC and the HPP committee will continue to move forward on the completion of the HPP while trying to determine whether the town meets the 1.5% standard. Mr. Vignaly will continue to communicate
with Ms. Settles on the scope of the changes suggested by the Planning Board. The Board discussed the process of tracking SHI’s.
Discussion of Follow-Up: Chapter 40B: Questions re Financing and Monitoring
Mr. Vignaly will send out another email requesting information on the financing and monitoring of Chapter 40B developments. No response was received to his previous emails.
Wind Turbine Bylaw: Progress With Sustainability Committee
The Sustainability Committee has not reported any information to the Planning Board regarding wind power.
Closure of River Road: Input From Town Administrator
Mr. Vignaly will send a follow-up email to the Town Administrator requesting further information on the request to make a report on the closure of River Road. Mr. Salate reported that the Transportation Committee has not yet met to discuss this issue.
REPORTS FROM OTHER BOARDS
ZBA: The ZBA has received an application for a Variance to allow three lots to be developed on Maple Street. The current building on the property will be removed. Mr. Vignaly drafted a letter not in support of the application because no hardship is proven by the applicant. Ms. Paré stated that there is sufficient area for lots with 100’ frontage on Maple Street, referencing Section 4.2.C of the Zoning Bylaws.
REVIEW OF DRAFT MINUTES: JANUARY 26, 2011/APPROVE PAYMENTS TO VHB
Upon motion of Ms. Halpin and second of Mr. Salate, it was unanimously voted to approve as amended the Minutes of the January 26, 2011 Meeting of the Planning Board. An invoice from VHB was approved for payment for engineering review services.
Minutes of the Planning Board 5.
February 9, 2011
At 9:10 p.m., upon motion of Mr. Salate and second of Mr. McKeon, it was unanimously voted to adjourn.
Date Accepted:__________ By:_____________________________
Karen Paré, Clerk
Submitted By:_____________________
Susan Abramson
| 
