MINUTES OF THE PLANNING BOARD MEETING
FEBRUARY 23, 2011
MEMBERS PRESENT: Chair Vincent Vignaly, Patricia Halpin, Patrick McKeon, Lawrence Salate
MEMBERS ABSENT: Karen Paré
OTHERS PRESENT: Justin Guerra, Michael Kane, Marc Frieden
All documents referenced in these Minutes are stored and available for public inspection in the Planning Board office, 127 Hartwell Street
OLD BUSINESS
Beautification of Town Squares: Sign Bylaw: No response has been received to the question of whether the town needs to amend its sign bylaw so that signs erected on islands (town squares) will be allowed by the Zoning Bylaws.
Chapter 40B: Discussion of Response to Questions re Monitoring and Financing: There has been no further response to questions posed by the Planning Board re financing and monitoring of Chapter 40B projects.
Wind Turbine Bylaw: Discussion of this topic will be postponed until information is received from the Sustainability Committee.
Closure of River Road: The Town Administrator has assumed the position of interim Director of the DPW and as such, will oversee the implementation of the closure of River Road. He informed Mr. Vignaly that probably nothing further on this issue will be resolved before Town Meeting.
REPORTS FROM OTHER BOARDS
There were no reports from other boards.
Minutes of the Planning Board 2.
February 23, 2011
DISCUSSION OF PROPOSED CHANGES TO INCENTIVE ZONING BYLAW
Mr. Vignaly drafted and presented for discussion changes to the Incentive Zoning Bylaw. Mr. McKeon questioned the use of the word “May” in Section 3.10.D, asking under what conditions a development may not be allowed to construct up to 150% of the dwelling unit density. One example is when the development doesn’t “fit” the topography, even if all the requirements are met, Mr. Vignaly replied. Ms. Halpin expressed her concern that the use of the word “may” allows subjectivity on the part of the board. In that same section, under “Relationships to other Organizations”, Mr. McKeon suggested that the words “or its successor” be added to the sentence, “Subject to the approval of the Housing Partnership”, as this board continues to evolve. The section on “Off-Site” Location was confusing to Mr. McKeon and under Section 3.10.I, he queried whether there had been any builder feedback to the section on “Timing of Construction”. Mr. Vignaly stated that the wording from this section
actually came from state laws dealing with Chapter 40B construction. This draft will be further reviewed at the next meeting of the Planning Board.
REVIEW OF CHANGES TO MASTER PLAN: CHAPTER 3: LAND USE
Ms. Paré, who is the Planning Board’s representative to the Town Wide Planning Committee, was asked to revise “Chapter 3: Land Use” of the town’s Master Plan as part of the five-year update of the Plan being undertaken by that Committee. She asked that the Planning Board review the changes she made to Chapter 3. The Planning Board discussed the changes and had the following suggestions:
- Tables 3-2 and 3-3: Include reasons why not to reduce lot size.
- Think of revitalizing older buildings in the business zone for mixed use. Consider rezoning some industrial land to business. In areas adjacent to the CCRC’s, people could walk to stores. Consider combining uses. Examine uses: benefits and drawbacks.
- Consider reducing taxes for farming families so that they can continue to work the land and not have to sell it to pay taxes, especially when the land is inherited.
- Residential development policy should be re-examined in the Master Plan, to determine if residential is the preferred development type.
- Consider changes to the Schedule of Use Regulations in the Business District to eliminate uses that may adversely affect commercial activity.
- Query if the business community is aware that the possibility of mixed use exists (i.e. apartments allowed above existing businesses). The Economic Development Task Force should be involved in disseminating this information.
- What is the next step in the development of a town center?
- Land formerly owned by Worcester County could be rezoned by the Planning Board to Business or Industrial. If Industrial, then perhaps Briarwood could expand into the area.
Minutes of the Planning Board 3.
February 23, 2011
OTHER TOPICS NOT REASONABLY ANTICIPATED BY THE CHAIR 48 HOURS PRIOR TO THE MEETING
MASS RWA Source Water Protection Plan: By email dated February 23, 2011, Ms. Paré, at the request of the Water District, asked that the Planning Board look at an attachment to the Mass RWA Source Water Protection Plan. The attachment is a map of the Aquifer Protection Zone. Mr. Vignaly suggested that any map or bylaw changes anticipated prior to Town Meeting should be kept to a minimum. It would be preferable to include any new well location planned by the Water District and its protection areas, if any are anticipated. The labeling on the map is shaded and not clear. The River Road right-of-way is an area that might be explored for a new town well, Mr. Vignaly added. It appears that much of the roadway is within the existing Aquifer District already and is land that the town already
owns.
Mr. Justin Guerra, a student at WPI, attended the meeting in order to fulfill a class requirement.
MINUTES/BILLS
No bills were submitted for payment. Upon motion of Mr. Salate and second of Mr. McKeon, it was unanimously voted to approve as written the Minutes of the February 9, 2011 Planning Board Meeting.
At 8:05 p.m., upon motion of Mr. McKeon 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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