HomeMy WebLinkAbout1982-04-07 Planning Board MinutesMinutes of the Meeting of April 7, 1982
Chairman Mitchel called the meeting to order at 7:43 P.M, in Room 19,
52 Sanborn Street (the Community Center) with Board members K.
Messina, Mr. Rich, A. Burne.and J Shaw present,
Correspondence
The Board reviewed the mail.
Town Meeting Issues
Article 26 Use ~7ariances; the Board asked Board of Appeals Chairman,
John Anderson, for an overview as to the reasons for requesting that
"use variances" be deleted from the Torn°s Zoning By-laws, Mr,
Anderson stated that "use constitutes zoning" and likewise any change
in use should be a change in zoning. The.Board asked if there had
been an abundance of requests for "°use. variances" and the Chairman°s
response was that his Board of appeals had not had that many requests
but felt with Town buildings becoming available he felt that Town
Meeting should determine what allowable uses would be.permitted and
that this should not rest with the Board of Appeals.
At 7:58 P.M. the Board adjourned for the Public Hearing on article 26
to Room 18, 52 Sanborn Street,
At 9:25 P.M. the Board reconvened their regular business meeting. Due.
to the extra people present, the Board posted a notice that the meeting
would be held in Room 18 rather than at their office.
Article 27 - Rezoning of land on main. Street, The Chairman noted
that the Planninq Board had formally closed the public hearing on
Article 27 at 10 P.M. on Wednesday, March. 31, 1982 and that everyone
present at that public hearing had ample opportunity to speak and
question both the petitioners and the Board on the proposal, The
Chairman stated that no further information would be allowed except
that requested of the Petitioner at the public hearing,
The Board then approved the synopsis of the public nearing as prepared
with minor corrections. Distribution of these minutes were approved.
M. Rich then presented an overview of the needs of the. Town in relation
to the population study. Stated in her presentation,
Town is becoming heavily populated with over 60 years and
above population;
Town has increased by .06o but there has been a 2,530 increase
in this age bracket; ,
Serious problems seen with declining enrollmentlin the schools,
Problem of elderly affording to live within the Town F
Ms. Rich@s opinion of the proposed project is that the owners are
seeking a rezoning to allow adequate parking for the proposed project,.
""She saw no hardship involved because there. was already a non-confirming
business use on the property at present, Traffic study stated that
an additional 40-50 cars/per hour on Main Street could be-handled by
the roadway.
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She then stated the case against rezoning in her opinion:
- drastic changes in area because of similar rezonings;
- elderly would not be disposed to this type of housing;
- there is not adequate guarantee that further subdivision
of the land would be made
- how will the open land be managed
Board member Messina stated that the population study shows that we
should be attracting the 25-35 year age group and that this type of
condominium development would do just that. That such a development
would have little impact on the Town's services but would provide
the Town with needed tax revenues.
Chairman Mitchel questioned the traffic study and asked that further
information be provided especially in the areas designated C, D, and
E within that study (meaning such intersections so designated are at
their peak).
Attorney Latham said that such information could be provided and that
the figures used were nationally accepted data figures based on day
of week, time of day, day of month, etc. He also stated that single
family homes generate approximately twice the traffic that a condo-
minium would generate, according to national statistics.
The Board then reviewed the prospect of obtaining either by restriction
or by contract that no swimming pools, tennis courts, roadways, drive-
ways or buildings would be placed in the back portion of land to pro-
vide an adequate buffer between the, development and the abutting resi-
dents. Attorney Latham said that his client would be disposed to
such restrictions and details could be worked out with Town Counsel
to run in favor of the Town for such restrictions.
The Board then voted to defer action on this matter until legal opinion
from Town Counsel can be obtained. The Board will take this matter up
at their .Monday, April. 12th meeting at the High School, at 7 P.M.
Article 26 - Review of Public Hearing: The Board reviewed the argue-
ments presented by Chairman Anderson and the Board of Appeals and also
by the Historical Commission Chairman and Ms. Virginia Adams. The
discussion included the following:
Board felt that the Board of Appeals did not feel comfort-
able with allowing uses within residential districts for
excess Town buildings and that some other mechanism for
allowing Town Meeting decide what use would be allowed and
hiving the Board of Appeals proceed with restrictions and
prohibitions should be investigated further;
Board felt that deletion of "use variances" from the Zoning
By-laws was a bit premature and that another allowable alter-
native should be sought before such a deletion was made
Possibility of "special use designation" or "overlay" might
allow Town Meeting approval with Board of Appeals restrications.
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4/7/32
Possibilities of withdrawing without prejudice, laying article
on table, indefinite postponement were discussed.
After much discussion, the Board voted (4.0:1) not to recommend Article
26 passage to Town Meeting.
The Secretary will draft a letter to Chairman Anderson stating that
the Board will not support Article 26 citing the concerns expressed.
Article 25 - Updating Zoning .Maps; Estimated costs for updating the
Town's zoning maps were forwarded to Finance Committee, Chairman,
Walter Palmunen. Estimate from BPw was signed by Sill Bergeron and
included the 81-82 updating charges.
Horizon Homes
Horizon Homes has applied for a building permit from the Building
Inspector. A permit was not issued as there had been changes in the
plans since comprehensive permit approval. The Secretary will obtain
a copy of the new plans so that the Board may review the changes.
Finances
The Board submitted their request to the Personnel Board requesting an
upgrading for the Board's secretary to Administrative Assistant. The
Personnel Board Chairman contacted Chairman Mitchel and stated that
the Board was favorably disposed to the upgrading but would k"°to
Ellen Brachman, representative for the Town's employees union, to see
if such an upgrading is allowable. The Chairman was asked why the
Administrative Assistant's position was requested rather than Adminis-
trative Secretary. Chairman Mitchel stated that the main reason is
the .Assistant's position is self-supervisory, as is this Board's posi-
tion and that the Secretary's position reports to another supervisor.
Also the Administrative Assistant's position would allow this Board
input into personnel procedural meetings and mailings.
Ms. Bich stated that she would request that the Board obtain anything
from Town Counsel in writing and not through the Secretary. It was
so noted.
The Board unanimously approved the contract from Buzzelle-Colella for
servicing the Board's typewriter..
Upon a motion duly made and seconded, the Board voted to adjourn at
11.20 P.M.
Respectfully submitted,
Kenneth G. Messina, Clerk