WELLESLEY PLANNING BOARD
MONDAY, MAY 14, 2007, 7:30 p.m.
PLANNING BOARD OFFICE - TOWN HALL
Present: Mr. Frisardi, Ms. Donahue, Mr. Chan, Mr. McCauley, …….Mr. Brown
Sanjeev Singh, Polly Smith, Dawn McGrew.
1. Plan Thought Not to Require Subdivision Approval
PBC-07-4 #28 & 34 Crescent Street
Ms. McGrew explained the purpose of the plan which is to allow transfer of a 756 square foot parcel the she is acquiring from her neighbor to enable an addition to her house. After a brief discussion the Board moved, seconded and voted unanimously to endorse the plan as not requiring approval under the Subdivision Control Law.
2. Polaris Subdivision - Letter of Credit
Mr. Singh explained that he has not received the final document from the bank.
There was a brief discussion of the subdivision work progress including grading and topography . The approved plan was examined with the purpose of bringing Mr. McCauley up to date on the details and considerations of the development. The matter will be placed on the next agenda.
3. 22 Oakencroft Road - Unaccepted Street - Bond Document
The Board endorsed the Assignment and Bond Document. On February 13, 2007, the Board voted to established the bond at $6,420.
4. Planning Board Vacancies
The Board acknowledged receipt of letters of interest from Barbara Lehman, Tom Harrington and Neil Glick. Mr. Brown indicated that he expected others to send in letters based on telephone calls he has received. There was a brief discussion of what qualifications might be valuable to have. Mentioned were backgrounds in urban planning, transportation planning, affordable housing, real estate development and/or architecture.
5. Work Plan
The Board discussed the 2007 Annual Town Meeting and scheduling and preparation for a Fall 2007 Special Town Meeting. Mr. Frisardi prepared and distributed for discussion copies of a Zoning Work Plan.
Polly Smith, Town Meeting Member from Precinct B participated in the discussion and offered to help with publicity, guest columns in the Townsman and similar assistance. The Board members expressed their appreciation.
The discussion focused on the following topics:
Schedule - There was interest in working backwards from an early November Special Town Meeting. Discussed were possible hearing dates, and dates to meet with the Advisory Committee.
Study Committee - Comments did not support a committee approach. It was felt that the discussions could/should occur at Planning Board meetings and the ZBL amendments should be developed by the Planning Board.
Staff - There was some discussion of whether increased staffing would be necessary to administer a new large house review. The nature and extensiveness of the proposed reviews, which is not known at this time, will affect needed staffing levels. It was suggested that Mr. Brown consult with Mr. Whitehead, the Planner in Lincoln.
Data - The importance of data to among other things establish the correct thresholds and properly assess staffing needs was discussed.
Retaining Walls - After some discussion it was felt that there should be a special permit process for walls over a certain height.
Consultant Assistance - There was some discussion of the advantages and disadvantages of hiring a consultant. The option remains open.
500' Rule - Mr. Chan said that he wishes to try a more comprehensive approach to revision of Section XIX. This would include addressing the 500' rule, air conditioners, and residential setback in business areas. In discussion it was noted that Mr. Chan, Mr. McCauley and Mr. Brown will work on this.
Building Height & Retaining Walls - Ms. Donahue stated that Town Meeting Members are encouraging the Planning Board to pursue the retaining wall amendment. It came very close to passage. In discussion it was suggested that the building height and retaining walls could be considered together in a revision of Section XX. Mr. Frisardi and Ms. Donahue will work on this.
Large house review - Weston and Lincoln were held up as models. Mr. McCauley and Mr. Brown will work together on this at the outset.
Subsequent to the discussion of the above items and the draft Zoning Work Plan the Board decided to pursue three major initiatives for the Fall Special Town Meeting relative to Mansionization and make team member assignments as follows:
a. Rewrite of Section XIX Yard Regulations - Mr. Chan, Mr. McCauley and Mr. Brown at the outset.
b. Rewrite of Section XX Heights of Building or Structures - Mr. Frisardi and Ms. Donahue at the outset.
c. Writing of a new section for Large House Review - Mr. McCauley and Mr. Brown at the outset.
The Board noted that it will be of vital importance to keep the Advisory Committee updated on progress.
6. Report items
27 Washington Street - Mr. Frisardi reported that he understands that there has been some discussion amongst members of the Selectmen favoring condominium units rather than rental units on the site. There was a brief discussion. Board members indicated that there are distinct advantages to the Town to having rental units. The Board asked Mr. Brown to convey to Mr. Larsen the Planning Board's preference for the rental units. It was noted that the firm acquiring the site in June has indicated that rentals are preferred.
CPC - Ms. Donahue noted that this membership responsibility consumes a fair amount of time. Mr. Chan expressed some interest but needed to give the task further consideration prior to making a decision.
Next Meeting: May 21, 2007
Meeting Adjourned: 10:10 p.m.
Richard H. Brown
(updated 5/16/07 and appended to 5/14/07 Planning Board Meeting Minutes)
ZONING WORK PLAN AS OF MAY 16, 2007
1. Separate study committees
· The board is not interested in forming study committees, and would prefer to expand its schedule of public meetings.
· The board would like to identify constituencies that engage in zoning issues and set up some means of corresponding with them in advance of meetings
· Letter to Townsman in June with an outline of plans
· Direct mail to TMMs in the fall
· Enlist help from others, LWV, Polly Smith
· Cable TV program
· Weekly columns in Townsman starting in September
· Narrative report on zoning
4. Restructure XVIA (Tom, Rose Mary)
· Add separate provision for Dover Am. - review of religious, educational, etc. institutions to be in the nature of site review, not special permit
5. PSI - traffic (Tom, Rose Mary)
· Review for clearer language, still needs some attention to drafting
6. Off street parking (Chris, Don? We didn't discuss this, but it would be great if you two took the lead, for now.)
· Still gaps in process for review, this section needs attention to drafting
7. Inclusionary zoning density increase (Don)
· Probably okay
8. Definition floor area ratio (Chris)
· Probably okay
9. Revise Section XIX Yard Regulations (Chris, Don)
· Probably eliminate 500' rule, eliminate table benefits for teardowns, enlargements over 50%
· Residential setback in business districts
· Noise emitting equipment (A/C setback)
· Research what streets and no. of houses affected by elimination of 500' rule
· Research scale of impact of aligning residential setbacks with businesses
10. Revise Section XX, Height of Buildings and Structures (Rose Mary, Tom)
· Retaining walls over 4' in setback areas to be subject to special permit from Planning Board
· Appeal to ZBA
· Research no. of applications per year, based on building permit applications
· Research criteria for special permit
· Research manpower needs (this will depend on where we set the threshold for site plan review)
11. Add a new Section XVID, Single Residence Site Plan Review (Rick, Meghan)
· Model on Weston and Lincoln
· Incorporate standards for height, bulk, lighting, re-grading
· Research to set threshold for review, may depend on district, lot size, bulk factor (Rick and Meghan to make recommendations)
· Research no. of applications expected
· Guest columns in Townsman probably especially important, here
· Seek input from study committee
· Research manpower needs
· 8/30, 9/6, 9/13 - Notices of PB public hearing in the Townsman
· Sept. 19 - PB public hearing
· Sept. 26 - PB meet with Advisory
· Oct. 3 - PB meet with Advisory (the additional date is to give us time to make further changes, and to discuss them with Advisory)
· Oct. 9 - Advisory report to press
· Nov. 5 - TM