HomeMy Public PortalAbout20091216 - Planning Board - Meeting Minutes
HOPKINTON PLANNING BOARD
Monday, December 16, 2009 7:30 PM
Hopkinton Town Hall
MINUTES
PRESENT: Mark Abate, Chairman, John Coolidge, Vice Chairman, Carol DeVeuve, John
Mosher, Ken Weismantel, Claire Wright
…….Elaine C. Lazarus, Planning Director
…….Anna Rogers, Secretary
1. Public Hearing – 85 Main St. – Site Plan Review – Straly Corporation
Joseph Strazzulla, applicant, appeared before the Board. Mr. Strazzulla described his proposal to
replace three arched windows at 85 Main St. He stated the work the Board permitted for the
building in November 2009 has been started. He stated two of the three arched windows will
have the same sunburst pattern as the existing windows, but not the matching scallops. He stated
estimated replacement costs for each window was $3,000 to $4,000.
Mr. Mosher arrived at this time.
Mr. Strazzulla stated he checked all the alternatives to replacing the windows as the Board
previously requested. He stated storm window options don’t provide insulating value. He stated
the Design Review Board recommended replacing the windows after reviewing the project with
him. He stated he will try and take the windows out in one piece and place them within the
building as architectural features. He stated the building is not within the Historic District, but a
memo from the Historical Commission states their concern over the windows and what will
happen with them.
Ms. DeVeuve stated she appreciates the effort Mr. Strazzulla took in looking into different
options, but is still a little disappointed. Mr. Mosher stated the installation of the windows on an
interior wall would be interesting versus storing them in a basement. Mr. Weismantel agreed
and stated they would be more visible on an interior wall than where they are now. Ms. Lazarus
asked if the small half round window facing Main St. would be clear glass. Mr. Strazzulla stated
yes, it would not contain muntins like the others.
Ms. Wright stated she continues to be disappointed that replacement of the windows is the
outcome. She stated the windows are integral to the historic integrity of the building. She stated
there are many arguments regarding replacing windows and whether improved efficiency is
worth it. She gave an example of a historic home in the Town that had storm windows custom
made for reasonable costs. She stated preserving old windows can be cost effective if
approached in the right manner. She stated the intent of the memo from the Historical
Commission was that they didn’t want to see the windows thrown away. She stated they would
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like to see them kept within the Town as they are a piece of the Town’s history, and would take
and store them if desired.
Mary Pratt, 102 Fruit St., asked Mr. Strazzulla to provide the Planning Department with a list of
the companies he spoke to regarding the preservation of the windows for future Town use.
The Board voted unanimously to close the public hearing.
Mr. Weismantel moved to find that the Site Plan meets the Decision Criteria for site plan review
and that the Board approves the replacement of the three windows as proposed with the
condition that the original windows be kept in the building. Ms. DeVeuve seconded the motion.
A discussion was held regarding the proposed approval condition. Ms. Lazarus stated that
requiring the windows to be kept on site is beyond the jurisdiction of the Board. A discussion
was held regarding giving the Historical Commission the right of first refusal if the applicant
decided to get rid of the windows, and other alternatives.
The Board voted 5 in favor with Ms. Wright opposed to amend the original motion and:
1. Determine that the Decision Criteria are met as follows:
A. The Site Plan conforms to the purpose and intent of the bylaw and proposes an
appropriate and beneficial development of this site;
B. The surrounding area will be protected from the proposed use on the site by provision of
adequate surface water drainage, buffers against light, sight, sound, odors, dust and
vibration and the preservation of adequate light and air;
C. The convenience and safety of vehicular and pedestrian movement within the site and in
relation to adjacent areas and public ways is ensured;
D. Environmental features of the site and surrounding areas are protected;
E. The Site Plan is consistent with the Master Plan adopted January 22, 2007;
F. The proposed building scale and/or site development plan is consistent with the
surrounding neighborhood;
G. No special permits or variances are required of the Board of Appeals;
H. The project is not a use referred to in MGL c.40A, §3 of the General Laws.
2. Approve the Site Plan as submitted.
3. Request that if the windows are removed intact, they are retained on site. The Applicant
indicated that he may mount and re-use the windows as interior decoration features if
possible, and it was also noted that they could be restored and re-used in their original
openings at some future date. If the windows cannot be retained on site, the Board requests
that the Applicant contact the Hopkinton Historical Commission, which has expressed an
interest in accepting, moving and storing the windows for an appropriate re-use within the
Town.
2. Norman Khumalo, Town Manager
Norman Khumalo, Town Manager, and Maryrose DeGroot, Human Resources Director,
appeared before the Board. Mr. Khumalo stated that following the resignation of Brian Main,
Facilities Director, he has been authorized to look at ways the Town can fill the vacancy with the
most benefits. He stated four different options have been reviewed and the best option he
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believes would be to create a new position that would be a Town Engineer/Facilities Director.
He stated the position would be a service oriented position rather than a project management
position. He stated the original position served both the Town and the Schools, but the new
position would only serve the Town. He gave an overview of ways the position would help to
support the Planning Board.
Mr. Weismantel stated that finding the ideal person to fulfill all the requirements of this position
and do each part well will be very difficult. He stated he doesn’t believe this new position will
save the Town any money and stated the Board uses a full service firm to do most of its review
work because they have people specializing in all aspects of the reviews. Mr. Abate stated this
position might be helpful to the Board since Ms. Lazarus’ job description is changing with the
Land Use, Planning and Permitting Department. Mr. Coolidge stated the DPW Director’s job
and the original position of the Facilities Director were talked up similarly and it is very good to
look at this, but it isn’t going to save the Town any money. He stated he fully supports the need
for the position. Mr. Mosher stated he agrees with the idea of the position, but he doesn’t believe
it will save as much money as stated. He stated the job description is too much for one person to
handle efficiently and they would need support staff. Ms. Wright stated she is concerned about
watering down the quality of services when the Town really needs them at a high level.
Mr. Khumalo stated they are basically looking for a civil engineer with a construction
background. He stated they will also be looking into figuring out how to get good work from the
individual and also looking at the DPW and what is happening there. He stated they are trying to
figure out how to mold the position to support the Planning Board.
Mr. Abate suggested that Mr. Weismantel be a liaison from the Board and meet with Mr.
Khumalo to discuss the concept further.
3. Other Business
Bills – The Board voted unanimously to approve payment of the outstanding bills.
FY 2011 Budget – Ms. Lazarus stated the proposed Planning Board budget she forwarded to the
Board will be used for comparison purposes and the budget that will be submitted will be the
budget of the new Land Use, Planning and Permitting Department. In response to a question,
Ms. Lazarus stated the Board will continue to sign off on payments from the 53G and 53E½
accounts under the Board’s purview.
2009 Annual Report – The Board voted unanimously to submit the 2009 Annual Report as
written.
4. Sustainable Green Committee
Tom Dawson and Ria McNamara, Sustainable Green Committee, appeared before the Board.
Mr. Dawson stated that he, Mr. Mosher and Ms. McNamara are on the Sustainable Green
Committee (SGC) and wanted to provide the Board with some information on green practices.
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Mr. Dawson reviewed a power point presentation outlining an overview of sustainable building
practices and LEEDs, key elements of building and site design, general benefits and specific
benefits to the Town.
Mr. Abate stated the Board has been encouraging applicants to use low impact development
techniques. Mr. Dawson stated the SGC is there as a resource for anyone interested. Mr.
Weismantel stated the Board is limited as to what it can regulate.
The Board thanked the SGC for its presentation.
5. Other Business
Open Space and Recreation Plan – The Board discussed some of the proposed completion date
changes to the Open Space and Recreation Plan Action Plan. The Board voted unanimously to
send the Plan with the noted changes to the Office of Energy and Environmental Affairs.
Mailing Requirements – The Board voted unanimously to change the requirements for the
mailing of notices to abutters for Special Permits and Site Plan Review from certified mail,
return receipt requested, to first class mail, as certified mail is not required under the statutes or
bylaws.
Mr. Abate stated on behalf of the Planning Board he would like to thank Ms. Lazarus, Ms.
Rogers and Ms. Wallace for their wonderful partnership throughout the year and presented them
with gifts. He also thanked Ms. Wright for orchestrating the gifts this year. Ms. Lazarus
thanked the Board for being so good to work with. Ms. Rogers thanked the Board and stated that
she will not be attending the meetings as regularly next year as she will be taking the Minutes for
the Board of Health instead.
Adjourned: 8:55 PM
Anna Rogers, Secretary
Approved: January 4, 2010