MINUTES OF THE PLANNING BOARD MEETING
MARCH 9, 2011
MEMBERS PRESENT: Chair Vincent Vignaly, Patricia Halpin, Karen Paré, Lawrence Salate
MEMBERS ABSENT: Patrick McKeon
OTHERS PRESENT: Marc Frieden, Leon Gaumond, Linda Isgro
All documents referenced in these Minutes are stored and available for public inspection in the Planning Board office, 127 Hartwell Street
DISCUSSION WITH TOWN ADMINISTRATOR CONCERNING POTENTIAL 1.5% LAND AREA RELIEF FROM CHAPTER 40B REGULATIONS
The discussion by members of the Planning Board included the likelihood that West Boylston meets the Chapter 40B exemption available to towns if 1.5% of their available land area is associated with subsidized housing. The data compiled by the Board showed that the town may exceed this standard and therefore 40B proponents will need to work more closely with the town and lose the opportunity to appeal the decision to the State. The February, 2007 document prepared by Mr. Gaumond and Ms. Paré when they assessed the status of the town relative to 40B, was reviewed and it was noted that significant changes have occurred in town that warrant an updated review relative to the 1.5%.
The Planning Board members agreed that they should definitely move forward with completion of the Housing Production Plan. The wording in it will reflect the numbers and belief that the 1.5% standard is met and a recommendation will be to verify this. The Planning Board will contact CMRPC to request that the municipal hours available for West Boylston be used for GIS assessment of the 1.5% standard. Mr. Vignaly will discuss this with CMRPC and report back to the Board at the next meeting. Using CMRPC to calculate the numbers will provide a more unbiased documentation of the facts that might be supported by consultation with the expert, Ms. Beth Rist, in reviewing the package before it is submitted to DHCD with the annual submittal of SHI numbers from the town.
Minutes of the Planning Board Meeting 2.
March 23, 2011
VOTE TO AMEND ZONING BYLAW SECTION 2.5: FLOOD PLAIN OVERLAY DISTRICT AND TO ADOPT A NEW WORCESTER COUNTY FLOOD INSURANCE MAP
Upon motion of Ms. Paré and second of Mr. Salate, it was unanimously voted to amend Section 2.5, of the Zoning Bylaws: Flood Plain Overlay District, to Adopt the New Worcester County Flood Insurance Map and to request that this amendment be placed on the Warrant for the May 16th Town Meeting.
VOTE TO AMEND SECTION 1.4.C. OF THE ZONING BYLAWS
Ms. Paré moved, and Ms. Halpin seconded a motion, to amend Section 1.4.C. of the Zoning Bylaws and to request that this amendment be placed on the Warrant for the May 16th Town Meeting.
DISCUSSION OF PROPOSED AMENDMENTS TO INCENTIVE ZONING BYLAW
Reference Doc.: Incentive Bylaw: Draft Amendments 02/23/2011
Mr. Vignaly prepared and presented to the Board for discussion, a draft of suggested amendments to the Incentive Zoning Bylaw. In Section 3.10.A., “Purpose”, Ms. Halpin suggested that the words “to increase the supply of desirable Affordable Housing…” be deleted, leaving the words “…the Town encourages new, converted or renovated housing developments…” This more clearly defines the “purpose” of this Bylaw, Ms. Halpin stated. Under Section 3.10.B. “Definitions”, affordable housing should be defined. The sentence beginning with the words “Affordable Housing Units shall be dispersed…” belongs in Section 3.10.D., Ms. Paré stated, under “Standards”. The “Local Housing Fund” definition
should be deleted. Ms. Paré will consult with Mr. Gaumond in order to find out the correct name for the entity that resulted when the Housing Partnership merged with the Housing Trust, and also to find out current information on the name of the Housing Trust Fund. In the section on “Density Bonus” (3.10.D.), Ms. Halpin suggested that following the words “MAY be allowed…” the words “based upon site appropriateness and design” be added to clarify the conditions under which the Planning Board may make such an allowance. Further, items for single-family density and multi-family density will be located in bulleted paragraphs for clarity. Mr. Vignaly explained that the section on “Frontage Bonus” was deleted because the Cluster Zoning Bylaw covers reduced lot frontage. Ms. Paré stated that she also found the section on the Off-Site Location confusing, however, certain parts of this Bylaw borrow
concepts defined by state law.
Mr. Vignaly will incorporate the suggested changes to this draft into a document that will be reviewed at the next meeting, with the expectation that a public hearing will be held on April 13th.
Minutes of the Planning Board Meeting 3.
March 23, 2011
GERARDO’S: UNAPPROVED PARKING NORTH OF BUILDING AND COMPLETION ISSUES
Gerardo’s Bakery has opened in its new location and its employees are parking on the property north of the building, the ownership of which is unknown. Recently, fourteen cars and three trucks were parked on this street. Although he has a temporary occupancy, Mr. Sarli still needs to submit to the Planning Board an As-Built Plan in order to be issued a Certificate of Completion. Mr. Vignaly will call the Building Inspector and ask what the Planning Board can expect to be done about the street. Taxes will be collected on this parcel when ownership is established.
OLD BUSINESS
Chapter 40B: Discussion of Any Response to Questions re Monitoring and Financing: A copy of a letter was received from Mr. Chevalier, Chair of the ZBA, to Michael Comiskey of Freedom Village LLC, seeking a “Tenant Selection Plan” and marketing information. A meeting of the ZBA will be held tomorrow night (March 10th) with members of SMOC to discuss details of the status of the project. Mr. Vignaly will continue to address the Board’s questions and concerns with DHCD. Ms. Halpin suggested that he also contact Mr. Bob Barrell, a resident of town who is a valuable resource on affordable housing, and ask him the best way to get answers to the Planning Board’s questions.
Star Tower: Inspection Update: Nothing further to discuss at this time.
Change to Sign Bylaw: Beautification of Town Squares: Ms. Paré reported that she believes no action will be taken by the Building Inspector to amend the Sign Bylaw in order for signs on town squares to be in compliance.
REPORTS FROM OTHER BOARDS
Ms. Paré reported that the Town Wide Planning Committee met on March 1st. It was decided to push off the completion date of the update of the Master Plan because the numbers from the 2010 census will start coming in by April and it makes sense to use the most accurate and latest figures.
Open Space Committee met last week, Mr. Vignaly reported. He will submit to the Town Wide Planning Committee, as well as to the Planning Board, the draft of changes to the Master Plan proposed by the Committee.
Sustainability Committee: Mr. Frieden reported that the Sustainability Committee has begun discussing wind energy and has examined three sample bylaws, all of which have good points. A proposed project is to make a map of the town indicating accessible locations for wind turbines, if any. Most bylaws cover the larger turbines, of 60 kw and up, he stated. Mr. Frieden stated that the concerns are the same, whether the “windmill” is
Minutes of the Planning Board Meeting 4.
March 23, 2011
small or large, and they are primarily noise and ice. It is important to remember that a fund needs to be established for dismantling any large permitted turbine, he stated.
ZBA: The public hearing scheduled for March 10, 2011 for Helen and Bradford Shaw, 339 Maple Street, has been postponed until March 24th at 7:15 p.m.
OTHER TOPICS NOT REASONABLY ANTICIPATED BY THE CHAIR 48 HOURS PRIOR TO THE MEETING
The Town Administrator, at the request of Steve Quist, has scheduled a “Project Roundtable” for April 5, 2011 from 6:00 p.m. to 7:00 p.m. to discuss a proposed housing project at the end of Westland Circle. Mr. Vignaly agreed to go and represent the Planning Board. Although the idea is meeting with some resistance, Ms. Halpin stated that she still believes that it is useful to have minutes taken at the roundtable to document what takes place and what is said, so that all participants come away from the meeting in agreement as to its conclusions. Mr. Vignaly agreed that it is a good idea, however, the DHCD stated that it is not a requirement to take minutes at such “informal discussions”.
REVIEW OF DRAFT MINUTES OF FEBRUARY 23, 2011/APPROVE INVOICES
Upon motion of Ms. Halpin and second of Mr. Salate, it was unanimously voted to accept as amended the Minutes of the February 23, 2011 Planning Board Meeting. An invoice from VHB for engineering services was approved for payment.
At 9:15 p.m., upon motion of Mr. Salate and second of Ms. Paré, it was unanimously voted to adjourn.
Date Accepted:______________ By:______________________________
Karen Paré, Clerk
Submitted By:_______________________
Susan Abramson
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