MINUTES OF MEETING
January 4, 2012
Present: Chairman Frank Palange, Vice-Chairman Aldo Bertera, Secretary Katie Harrington, Will Reichelt, Jose Irizarry and Alternate Jill Fortier
The Chairman called the meeting to order at 7:00 p.m.
7:00 p.m. (7:02 p.m.) – R & F West Springfield (Special Permit) – Special Permit for the construction of a new detached 16,202 square foot retail building (Aldi Grocery Store) at 895 Riverdale Street in the Planned Unit Development (PUD) zoning district. Continued from 12/7/11.
Richard said the applicant has requested a continuation to the next meeting of the board. Richard noted he will not be attending the next meeting of the Board due to a planned vacation. Attorney Sypek assures the Board that February 1, 2012, will be plenty of time, as they are still working on extensive road improvements. The Board discussed these extensive improvements. Richard noted that MassDOT is comfortable with all these improvements.
Will asked how close they are on coming to an agreement, and Richard said he was unsure on the status of the negotiations.
Katie moved to continue the public hearing to February 1, 2012, at 7:00 p.m.; Will second. UAV.
Mayor Neffinger came in and addressed the Board and thanked them for their service to the Town. Several projects were discussed and he informed the Board that he is working diligently trying to get up to speed on the many ongoing projects.
Katie moved to approve the minutes of November 2, 2011, as presented; Jose second. UAV.
- New/Old Business (Taken Out of Order)
- Site Plan Review – Richard said that Costco has submitted their Special Permit application today for a minor expansion of about 3,000 square feet. The plans depict the addition, as well as the proposed gas pumps that they will eventually be seeking a Special Permit for. The Zoning Ordinance requires one full-service island with a gas facility. The Mayor is in favor of eliminating that restriction and allowing the market to dictate whether the stations offer self-serve or full-service pumps. Richard said ADA does require that the attendant will assist any handicap person in need of assistance while fueling the vehicle. Richard said he spoke with Mr. Katz and he is comfortable with this. The Zoning Ordinance amendment would be sponsored by the Mayor. In addition to that, they will be
eliminating parking spaces and reducing the existing parking. Richard said analysis has been done of Costco facilities which show, as the size of a retail facility expands the parking ratio decreases. Costco is requesting that through this board or through the Mayor, there may be a parking amendment proposed for any building over 75,000 square feet in size, the parking ratio will go down. The Board and Mayor will receive all analysis that has been conducted.
Katie said it seems there are just enough parking spaces there now. The parking lot is always full. The board discussed other options instead of amending the parking in the zoning ordinance.
Richard said the ITE has trip generation numbers and parking requirements that will also be reviewed. The Board had some concerns about amending the Zoning Ordinance for this.
Richard presented an updated fee schedule for the Board to review. The Board received the existing fees and a proposed new fee schedule. Richard said the fees are supposed to cover the cost of doing business and the cost of staff to review the applications and plans. Currently, under Site Plan Review, a review for a small addition is the same fee as you would submit for a Home Depot or mall development.
Richard said most towns go by square footage for new buildings. The Proposed fees are determined by the size of the project.
Katie said we should try to cover costs, but we want to be business friendly also. Do fees affect the Planning Department? Richard said all fees go into the general fund to increase revenues to the town. Richard said we are one of the towns with the lowest fees for applications. Frank said yes, but we are the highest for taxes. Franks said the fees are a form of a tax to the business people.
Katie asked what is the incentive to raise the fees if is not benefiting the department directly; when we are concerned with personnel cuts. Richard said he is looking at covering the towns’ costs for operating expenses to review the applications. This fee increase would be close to parody.
Katie asked if the mayor would like to balance the operating costs. Richard said he has not talked to the new mayor regarding the fees. Katie and Frank said they would like to have the Mayor’s feedback.
Frank said in consideration of what it costs to do business in this town, this is just an additional tax.
Richard said he may propose waiving Site Plan Review requirements for minor structure repairs and additions. We do not need to be burdening ourselves or the applicant to go through a meaningless process for an entryway expansion.
Frank asked Richard to come up with a spreadsheet for comparing fees.
- Subdivision Review – Richard said he has sent letters to the four active subdivisions for an update on their projects, especially Greg Kudlic’s property for a bill of lading for the removal of the asbestos pipe that was supposed to be removed from the property. The Town needs to know where the pipe went. Frank asked for copies of the documents regarding this.
- Board of Appeals – Richard reviewed the upcoming hearings for January 23, 2012.
- Other Business – Board reorganization for the new year.
Katie moved to keep all officers in their current positions; Will second. UAV.
- Action Items
- Ordinance Amendments – Commercial Vehicles – Frank said the signage was the only real issue left to discuss with this ordinance. Richard said using a percentage of the vehicle is difficult to enforce, but it gives you something to go by for the enforcement. Frank said it is very difficult to measure by percentages. Katie said there is also the issue with a big vehicle with signage that is more noticeable versus a small car with the same size signage. Frank said the Board needs to determine what is more offensive; the sign or the size of the truck.
Jill asked if this is in the ordinance for signage or is it for what is allowed to be stored in the driveway.
Frank said it came from the discussion on the car wraps where the whole car becomes the sign.
Richard said that signage and the larger trucks is what people may find offensive in their neighborhood.
Katie asked is the commercial work-to-home vehicle that common. Frank said they are everywhere now.
Richard said there is language that could say signs shall meet x y z and photos and drawings showing what you believe is appropriate signage and what is not acceptable, (ie: full wrap not permissible). This will be in the ordinance so the Building Commissioner can interpret the Zoning Ordinance. Frank said then that is a grey area. Richard said everything is a gray area with the Building Commissioner’s interpretation. Sign companies always find a way around our regulations.
Richard said he will email his planning peers and see what they use. Frank said Planning Board members should take some pictures of what they think is good and what is not.
Richard passed out information on Home Occupational uses. Richard asked if the Board would allow employees that are not family members or residents of that structure, to be allowed to be working out of the home. Frank said if you are working out of your home, you should not have employees. The Board discussed different scenarios. Richard said most regulations do not allow for off-site employees going to the house to work. A survey of the Board showed four board members would allow zero employees; Katie said one would be allowable.
The Board discussed the parking necessary if they were to allow an employee, since off-street parking must be provided. The Board discussed vehicle trips to the home, no storage of product in an accessory structure and types of business that would require a sign be posted.
Frank said if you can run a business from your home and no one knows it is there, then it is fine. Katie said if that is so, then why is the Board looking to allow the commercial vehicles to be in the driveway. Frank said it is all opinion. Looking at a vehicle is different than cars coming in and out, or a machine shop producing noise, or logs delivered for a sawmill. Will said commercial vehicles are just employees working for someone else; they are not running a business there.
- Subdivision Regulations – No new business.
The next regularly scheduled meeting of the Board will be held on Wednesday,
January 18, 2012.
Katie moved to adjourn the meeting at 8:35 p.m.; Will second. The vote was unanimous.
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Katie Harrington, Secretary
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