TOWN OF
PLANNING BOARD
Minutes
of a Meeting of the Planning Board held on
PRESENT: SAMUEL SOLOMON, CHAIR
ELI HAUSER
PETER
O’CAIN, ASST. TOWN ENGINEER
Business Transacted:
I.
Meeting
called to order.
FORM A PLANS
77 & 87
Bullard Street, applicant – Peter
Cedrone. The applicant was taking a
small portion of
II.
PUBLIC HEARING – ZONING CHANGES
Ms. Solomon explained that the Board was holding a
second hearing on these proposed changes, as there was a glitch with the
advertising of the first one. There had
been no changes made to these articles. Mr.
Cohen read the legal notice for the first zoning change to open the public
hearing. There were no comments or
discussion.
____________________________
Administrative Assistant
Minutes
of Meeting
Page Two
Mr. Cohen then read the legal notice for the second
proposed change. This change had to do
with the Mixed Use Overlay District (“MUOD”) by-law that was passed last
Fall. The ori
Mr. Towner raised some issues concerning this
change. The Town created water
protection districts back in the 1980’s for water and environmental
protection. The
Mr. Solomon asked him why he thought that way. The Board was not eliminating groundwater
protection districts by allowing a MUOD in that district. Mr. Towner answered that the MUOD would
create greater density, more septic and more pollutants. He thought the
Mr. Cohen said that no one came to the first hearing
on these zoning changes and so none of these issues were raised. If it hadn’t been for a glitch in the
advertising, this public hearing would not have been held. Since this issue has been raised, it might
not be a bad idea for the Board to put off bringing this to Town Meeting until
the Fall. Mr. Solomon repeated that in
no way would this change have any effect on any Title V or Board of Health
regulations.
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of Meeting
Page Three
Mr. O’Cain said that he was at the Board of Health and
Board of Selectmen meeting where this was discussed and he agrees with Mr.
Towner but with some qualification. The
Town has won a grant to study a proposed septic system for that area, which
would include a study on nitrates and mounding.
Mr. Towner is jumping the gun saying that the wells will go to pot if
housing is included in these areas. You
will need some type of housing if you are to attract developers to develop the
Mr.
Mr. Meister of the Conservation Commission added that
the Commission’s biggest concern was Well #4.
He said that none of these three sites are appropriate for that type of
density because they are too close to the wells.
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of Meeting
Page Four
Ms. Maniscalco said that she understood and supported
all the water needs and dangers. But one
of the reasons the Board has brought this change is that it is trying to find
some kind of zoning that would allow developers to create affordable housing
because the Town is also up against a State mandate that says we have to have 10%
housing stock affordable. We are also
concerned with developers coming in with more 40B’s. If the Town does not make some movement
toward creating even the possibility of getting some affordable housing, then
we have no possibility of fighting any 40B’s.
That would be much worse for the Town than fighting a few apartments in
the
Mr. Wayne Bradley asked if there had been any
discussion to building a treatment plant for the
Mr. Grasfield, one of the Selectmen, said that they
were looking into expanding the scope of the study to look at it town wide to
solve existing problems and not just the
Ms. Maniscalco asked Mr. Tran what the ramifications
would be if this article did not go forward at this time. Mr. Tran answered it would be more limiting
to any developer if they do not have a housing mix in the equation. He said the office market is very poor, the
demand for retail is not bad but the layout of the existing building is not
ideal, and the building would have to be razed to get what a developer would
prefer and the Town doesn’t want to see that. If housing is dropped, and that
is one of the most prized economical benefits to a developer, you are
eliminating a great deal of enticement to a developer to bid on the building.
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of Meeting
Page Five
Mr. Hauser asked Mr. Meister what it was he was
objecting to at these three locations – the decrease in open space or the
increase in housing. Mr. Meister
answered that it was the locations in relationship to the wells. All three areas are already densely developed
and there are already problems with nitrates.
Mr. Cohen then read the legal ad for the third
proposed zoning change. This change
would allow a certain number of units in the B, C and D districts which are not
currently allowed under zoning. There
were no comments or discussion.
Mr. Cohen then moved to close the public hearing,
seconded by Ms. Maniscalco and unanimously voted.
Board vote on the articles:
I.
Mr. Cohen moved
to recommend that Town Meeting vote in favor of this proposed zoning
change. Seconded by Ms. Maniscalco and
unanimously voted.
II.
Mr. Cohen said
that with all the information provided this evening regarding a water treatment
facility, it may be wise to postpone action on this proposed change until this
issue can be resolved. Ms. Maniscalco
agreed, as did Mr. Solomon. They agreed
the sewage issue needed to be addressed first.
Mr. Hauser was concerned that with all the information presented, no one
had come up with an alternative solution.
Individual goals weren’t being put in balance with the total of the
Town. Mr. Cohen moved to not go forward
with this proposed change and recommend indefinite postponement at Town Meeting
at this time. Seconded by Ms.
Maniscalco. Voted three in favor, one
opposed (Mr. Hauser).
III.
Mr. Cohen moved
to recommend that Town Meeting vote in favor of this proposed zoning
change. Seconded by Ms. Maniscalco and
unanimously voted.
IV.
HUNTER’S RIDGE – DECISION DUE
The Board reviewed and edited, and signed both the
decision for the definitive submission and the Special Permit. The applicant requested an extension of time
for the Board to file its decision with the Town Clerk to
Minutes
of Meeting
Page Six
V.
TOWNSMAN IV
Per information received from Town Counsel, the Board
could accept a surety for the completion of
VI.
The owner of this property was before the Board under
its site plan review by-law, seeking to pave the front of the property for
parking purposes. It is currently
covered with gravel.
Mr. Solomon reported that this area was currently
being used for parking and was to stay a parking area. The question was would there be any impact on
surface water if this area is paved. He
asked Mr. O’Cain about this. Mr. O’Cain
answered that he didn’t think water would be an issue. His main concern was that the applicant was
also planning on paving the rear of the parcel, which would make this parcel a
100% impervious lot. However, he thought
this might be a zoning issue.
Mr. Hauser asked the applicant if she had looked into
using a different surface that would be permeable. Ms. Maniscalco thought it would look
unattractive if the entire front of the parcel was paved. She suggested half of it be landscaped to
make it more attractive and the remainder be parking. That was the purpose of site plan review, to
beautify the center of Town. The Board
suggested the applicant come back with a revised plan showing some landscaping
and two areas approximately 9x18’ for parking.
VII.
VII. STREET
NAMES
After discussion, Ms. Maniscalco moved to name the
street in King Phillip’s Estates “Solstice Way.” Seconded by Mr. Solomon. Voted, three in favor, one abstention (Mr.
Hauser).
The Board postponed naming the street in the Hunter’s
Ridge subdivision to the next meeting.
Minutes
of Meeting Page
Seven
VIII. There
being no further business before the Board, the meeting was adjourned at