MINUTES OF THE PLANNING BOARD MEETING
FEBRUARY 27, 2013
MEMBERS PRESENT: Chair Marc Frieden, Chris Olson, Patrick McKeon, Karen Pare, Vincent Vignaly
MEMBERS ABSENT: NONE
OTHERS PRESENT: Lawrence Salate
All documents referenced in these Minutes are stored and available for public inspection in the Planning Board office, 127 Hartwell Street.
The Chair opened the meeting at 7:06
DISCUSSION OF ZBA APPLICATION FOR 215 SHREWSBURY STREET
Marc Frieden provide a copy of a letter he sent from the Planning Board to the ZBA in reference to the above captioned request for a Special Permit for a change in use under Section 3.2 F.13. The applicant was requesting the Special Permit to allow a change in use from warehouse to auto detailing and small auto repair in the Industrial District at 215 Shrewsbury Street. Karen Pare explained that the request was denied by the ZBA as this use is only allowed in the Business District and then only by Special Permit.
Karen also referred to a request for Special Permit to the ZBA by the Cemetery to build an 8’ fence to screen the property from an abutting parcel. The Special Permit is required because the fence is over 4’, therefore requiring a building permit for improvements within the set back.
FURTHER DISCUSSION OF THE SIGN BYLAW CHANGES
Karen reported on a letter received from Town Counsel outlining items of concern. The first item discussed was the need to avoid interaction with other codes, specifically the electrical code. The suggestion was to include the need for an electrical permit for illuminated signs in the application for building permit. Counsel also had some issues with the time restrictions on Political Signs, however after Karen’s discussion with the Town Clerk, it was decided to leave the section unchanged as it has not caused problems in the past.
Minutes of the Planning Board Meeting 2.
February 27, 2013
Counsel also pointed out that the bylaw should not apply to structures or uses lawfully in place or begun before the first notice of public hearing for the new bylaw. In other words these signs would be grandfathered. Conversely non-compliant signs are illegal signs that were non-compliant with zoning bylaws when they were erected and are not afforded the protection a non-conforming sign would have. Vinny said that we should be very specific in describing non-compliant versus non-conforming in the new bylaw.
In Section F(6) in the new bylaw which deals with Variances, Counsel recommended that section F(6) (b) be deleted and that language in F(6) (a) be modified to add “the following factors may be considered to demonstrate substantial hardship:” before sections (i) and (ii).
Counsel also recommended that F(4) (c) and (d) dealing with architectural sculpture and Nostalgic or Period signs be deleted from Special Signs and that F(1)(a) dealing with misleading or fraudulent signs be deleted from Prohibited Signs and Practices.
Having finished Town Counsel’s comments, discussion took place on comments made at the meeting with the Board of Selectman on February 20, 2013. Karen pointed out that the entire board recommended that Changeable Copy signs be allowed to change more often than three times per day with every ten seconds recommended. After some discussion the Planning Board agreed to modify the proposed bylaw to allow such signs to change once per minute but restrict the content to text only and to include them within (A) (6) (a) Authority to Revoke (if a particular sign is deemed a nuisance). Karen also pointed out that there was some discussion about set back requirements for temporary signs (10’) and logo’s and/or names on directional signs on business properties. After discussion among board members, it was determined
that we would leave these items as is and see what feedback we get at the Public Hearing.
The board also agreed that the light pole banners can be used by any charity with the approval of the BOS and the MLP.
FURTHER DISCUSSION OF THE HOUSING PRODUCTION PLAN (HPP)
Vinny reported that he had responded to Trish Settles comments on the HPP and included some analysis he’d done evidencing that 18.3% of single family residences in West Boylston have assessed values lower than the price of a three bedroom Affordable unit at Afra Terrace. This information is included to show that the Town’s housing stock, whether deed restricted or not is more affordable than some from outside West Boylston might think.
Vinny said he would have a clean copy of the HPP out prior to the March 19th meeting to introduce the new housing specialist hired through the Housing Trust.
242 WOODLAND STREET: COMMUNICATION WITH DEVELOPER
Minutes of the Planning Board Meeting 2.
February 27, 2013
Marc reported that he had not met with Conger again but will. It was suggested that although Mr. Conger likes to point out instances within the Town where items we are pushing him to comply with are not in compliance, it is his responsibility to conform to the Conditions of Approval under which he was able to build 242 Woodland. He needs to immediately replace the chain link corral which screens his dumpster with approved material such as wood or vinyl. He also needs to get a final as built in that identifies what items are not consistent with the plans approved for the site.
MINUTES
Upon a motion to accept the minutes from February 13, 2013 as amended by Ms. Pare and a second from Mr. McKeon, it was unanimously voted.
At 8:55 p.m., upon a motion by Ms. Pare and second from Mr. McKeon, it was unanimously voted to adjourn.
Date Accepted:____________________ By:_____________________________
Patrick McKeon, Clerk
Submitted By:_____________________
Patrick McKeon, Clerk
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