MINUTES OF THE PLANNING BOARD MEETING
JULY 10, 2013
MEMBERS PRESENT: Chair Marc Frieden, Chris Olson, Patrick McKeon, Vincent Vignaly
MEMBERS ABSENT: NA
OTHERS PRESENT: (At joint meeting with the Board of Selectmen and Affordable Housing Trust.) Michael Kitteridge, Kevin McCormick, John Hadley, Patricia Halpin, Anna Mary Kraemer, Dave Femia, Richard Heaton, Michael Kane
All documents referenced in these Minutes are stored and available for public inspection in the Planning Board office, 127 Hartwell Street
PRESENTATION AND DISCUSSION OF HOUSING PRODUCTION PLAN (HPP):
Patricia Halpin of the Affordable Housing Trust welcomed everyone and made introductions. She also identified the HPP as an avenue to insuring that the people of West Boylston have control over future development. Pat pointed out that we are not opposed to new development but it needs to be consistent with our needs and goals as identified in the HPP. She said that after the full presentation and a question and answer period she hoped to take a vote approving the HPP, as well as, the use of the Alternative Land Measure to meet our affordable housing goal.
Ms. Halpin then introduced Vincent Vignaly of the Planning Board and the author of the HPP to make a presentation.
Vignaly pointed out that the plan had been in process for more than one and a half years and was initially drafted by the CMRPC. From that initial draft the plan advanced to include 2010 Census data and specific needs that had been identified within the town of West Boylston. The HPP includes historic reviews, current statistics and potential town owned properties which could support affordable housing. Vignaly pointed out other potential tools for affordable housing growth including: availing the use of Zoning to add housing above existing or reconstructed retail or commercial properties in the business zone and use of the relatively new Cluster bylaw. He also pointed out that the new housing specialist,
Richard Heaton, could work with the town to find sources to capitalize the Affordable
Housing Trust. This would allow the town to partner with developers who would then build in a fashion consistent with the town’s wants and needs.
Mr. Vignaly went on to point out some of the information in the HPP that makes it a valuable tool.
Ms. Halpin then introduced Richard Heaton who recently joined the town as its housing specialist and asked him to explain why a town would want an HPP. Mr. Heaton explained that the state, in its efforts to provide affordable housing throughout the Commonwealth, established MGL c. 40B which allows developers to seek overrides to a community’s zoning bylaws. This allows denser development in exchange for a percentage (typically 25%) of that development to be affordable.
Mr. Heaton pointed out that the HPP is a way for a community to establish a safe harbor to deny 40B’s. The community, once the DCHD approves the HPP gets a one year safe harbor, but must meet the affordable housing goals set forth in the Plan to maintain its safe harbor status. Mr. Heaton pointed out the three ways to avoid 40B’s, including:
- Maintaining an inventory of affordable housing at 10% or more.
- Completing and receiving approval of an HPP and meeting the goals therein.
- Maintaining at least 1.5% of the town’s developable land as affordable.
Mr. Heaton presented the data that showed that West Boylston meets the 1.5% available land area minimum.
Mr. Heaton finished by explaining the 40B process wherein the developer proposes the development he would like to do to Mass Housing (subsidizing agency) which then sends a letter to the Selectman and asks for feedback on the proposal. The Selectman typically get feedback from the various boards in town and incorporates that in their response to Mass Housing. Mass Housing would then normally issue a project sheet to the developer who can then approach the town with his proposed 40B project.
At this point, the presentations had been made and questions had been answered. The Planning Board moved its meeting to Room #2.
The Planning Board unanimously approved the following two motions made by Mr. Olson, seconded by Mr. McKeon:
- The Planning Board approves the HPP as amended by the Affordable Housing Trust and approves submission of the plan to the DHCD by the Board of Selectmen Chairman.
- The Planning Board approves the proposed position that West Boylston has achieved a 1.5% land area minimum as defined by MCL C 40B and the ZBA may exert this defense in any 40B cases if it determines it is in the best interest of the Town.
CLINTON SAVINGS BANK: REVIEW OF FINAL DOCUMENTS: VOTE TO ISSUE CERTIFICATE OF COMPLETION
Vincent Vignaly moved that the Planning Board issue a Certificate of Completion for Clinton Savings Bank, 306 West Boylston Street, West Boylston, MA and authorize Marc Frieden to sign the certificate as representative of the Planning Board. This was seconded by Patrick McKeon and by unanimous vote was approved.
SET A DATE FOR A JOINT MEETING WITH THE BOARD OF SELECTMEN TO SELECT A FIFTH PLANNING BOARD MEMBER:
After discussion among the members it was proposed that the Planning Board move its August meeting to August 7 and meet with the Board of Selectmen at 7:30 on that night. This proposal was moved by Vincent Vignaly and seconded by Patrick McKeon.
REPORTS FROM OTHER BOARDS
Mr. Vignaly recommended that the Planning Board send a letter to the ZBA on a request for a drive up by the proposed new tenant at the former Clinton Savings Bank site on West Boylston Street, asking the applicant to provide adequate information to determine if the site is subject to Site Plan Review as a result of parking requirements in excess of fifteen spaces.
Mr. Vignaly then presented a list of twenty Chapter 90 projects totaling $500,000 that the Transportation Committee approved to be sent to the Board of Selectmen.
PAYMENT OF INVOICES/REVIEW OF DRAFT MINUTES OF JUNE 26, 2013
An invoice from VHB for engineering review services was approved for payment. Upon motion of Mr. Olson and second of Mr. McKeon, it was unanimously voted to approve as amended the Minutes of the June 26, 2013 Meeting of the Planning Board as well as the Public Hearing of the same date.
At 9:15 p.m., upon motion of Mr. Olson and second of Mr. McKeon, it was unanimously voted to adjourn.
Date Accepted:___________ ________________________________
Patrick McKeon, Clerk
Submitted By:_______________________
Patrick McKeon
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