Salisbury Planning Board Minutes

Public Hearings & Regular Meeting

Wednesday, April 26, 2006

 

 

7:00 p.m.

 

 

Members Present:  Robert Straubel, Vice Chairman (RS), Larry Cuddire (LC), Lisa Lane (LL), and Don Egan (DE)

 

Also Present:  Planning Director, Lisa Pearson, Assistant Planner, Leah Hill (LH) and Secretary, Pat Banfield

 

Meeting Opened at 7:09 p.m.   

 

1.      New Business - Building Permits /Plans

 

  1. Minor SPR – 141 Bridge Rd. Dimitrios Siamboulis.  The building is located in the commercial zone.  The change of use is going from commercial to commercial (hair salon).  Applicant is requesting a waiver of all plans as all work will be in the interior existing footprint.

 

RS Motion to continue until May 10th meeting as applicant wasn’t present.

 

LL seconds

 

Vote on motion 4 - 0 motion passes

 

  1. Minor SPR – 5 Broadway, Ronald Peredna, “Cristy Pizza”.  Ron Laffley of Fulcrum Eng. representing applicant, presenting a photo of existing building.  He stated minor SPR is to reconstruct roof and renovate the interior/exterior to accommodate a new pizza shop. Mr. Peredna currently operates his business at a leased location that may soon be sold, requiring him to move to the 5 Broadway location.  Pizza use is allowed in this district.  Currently the building also houses a restaurant Hobo Café’.  Also proposed a gate in the back to protect/hide dumpster and utilities.  Canopy lighting will be similar to that at the current location of Christy’s Pizza.

 

DE questions ally way – Ron points out location.

 

LC questions if any easement for water main, Ron states they do not need one at this time.  However, if the Hobo Café’ remains in business and serves liquor, it may be required to install a sprinkler.  The water line for this sprinkler system will be installed using easement at the common wall with the adjoining building housing a bar.  Bevy B’s.  Also, sprinkler installation will require a new water main servicing the block and the plans for this installation are not yet available from DPW.


 

RS Assessor’s department had 3 questions: 1) No recorded easement at the registry of deeds; 2) Location of common wall different from inspection data; 3) Floor plan submitted has limited measurements.  Can you address these questions and provide the board with your responses?  Mr. Laffley believes that the easement is not an issue for this plan and he will provide construction drawings with true and complete dimensions if and when the construction is done.

 

RS confirms that when build-out is completed the measurements will be in fact the true measurement and R. Laffley will supply Assessor’s office with true detailed measurements.

 

Lisa Pearson stated that the Planning Office researched the easement.  There is a plan referred to in the deed, but the applicant did not provide to the Planning board the plans that are referenced in the deed.

 

Ron Laffley, included a copy of the deed which includes the easement. When easement is completed, he will supply the Planning Department with drawing.

 

LC motions to approve minor SPR application for 5 Broadway

 

LL Seconds

 

Vote on motion 4 – 0 motion passes

 

 

2.      7:40 PM Public Hearings

 

  1. Cont. Subdivision, Joan Stevens, 14A Friedenfels Rd.   The Planning Board has received a letter from applicant requesting a continuance of the public hearing until May 10, 2006.  They will allow time to have Town Engineer Consultant needed time to review the revised plans.

 

LC motions to accept letter and continue public hearing for 14 A Friedenfels Road until May 10, 2006.

 

DE Seconds

 

Vote on motion 4 – 0 motion passes

 

  1. Zoning Proposals –  Modifying the boundary of the Commercial IV (C-4) District.   A Concurrent meeting of the Planning Board and Zoning Review Committee members present were Jerry Klima, Kendra Pike-Osgood, Larry Cuddire and Don Egan also members of the Zoning Review Committee.

 

1.      Article 9 - Commercial IV district.  New business district at so end of Rabbit Rd.  Vaughn Mfg. extended up the road to the fish processing plant.  Local manufacturer,  James Vaughn has sought to acquire additional property and approached committee to expand zone and permit more business development in that location.  Good idea to bring more business into the town, close to highway and the committee is very much in favor.

 

Jim Vaughn stated that the Inclusion of the rail trail will be included in the redrawn proposal.  He has recently put (under agreement) all the area in green.  Once the mystery of the unknown land was discovered, it belonged to the Town of Salisbury.  This area includes 7 lots. 

Some of the business we are planning to locate in this new C-4 district.  Currently there are 3 serious bidders for land;

§         one is Granite group, plumbing (heating & supply) group.  They would like to construct a18000 sq ft. building.

 

§         The second is a 30 person, fabrication of insulation distributor.

 

§         Third is a wholesale trade and distribution food processing company presently located in N. Andover.

 

Mr. Vaughn stated there would be minimal impact to surrounding neighborhood.  He would be seeking a waiver for extended length of road.  Mr. Vaughn estimated when the project is completed, it could produce as much as $1 million in new tax revenue for Salisbury.

 

LC questions what is the timeframe for moving on this project and

moving forward on subdivision.  Mr. Vaughn stated as soon as possible.

 

DE questions amendments and asked for Zoning committee to elaborate.  Jerry Klima stated wholesale trade and distribution not defined but similar to food processing and resale guidelines.

 

LL questions location of the wetlands on map and would the top two lots every be accessed.  Presently not owned by applicant.

 

Daily News Staffwriter, Angel Chiaramida. questions proposed 700,000 sq ft land usage, roughly how many acres of dry land?   Mr. Vaughn stated 40 acres of dry land.

 

LL motions to accept amendment to the zoning by-law to modify the boundary of the Commercial IV (C-4) District.  Planning Board endorses a positive recommendation at the upcoming Town Meeting of May 15, 2006.

 

DE Seconds

 

Vote on motion 4 – 0 motion passes

 

 

2.      Article 8 –Village Center and Overlay District in neighborhoods near Salisbury Square.  Susan St. Pierce of Vine Associates facilitated a presentation depicting the intent of this zoning amendment.  Briefly, the intent is to encourage more housing and housing choices in town.  In addition, offering property owners incentives to build more housing in the square,  to foster a “village atmosphere” by mixing certain types of businesses with dwellings;

§         Affordable housing – multifamily dwellings will be allowed in the village center, under the present zoning, this is prohibited.

§         Pedestrian friendly – Village center

§         Buildings closer to the street

§         Mixed use developments which hold commercial and residential in the same structure

§         Allowing two units to be either attached or not.  (2 dwellings units or a 2 family dwelling on one lot).

 

Ron Laffley questioned the definition of affordable housing.

Paul Tobacco, long time Salisbury resident, and owner of an automobile service station located within the proposed district, asked several questions on whether a traffic study had been done and stated his concern to the limits to rights of property owners and increased traffic congestion caused by the plan..

 

LC motions to accept amendment to zoning by-law of the Village Center and Overlay District in neighborhoods with the following amendment: D.1. b. to read: “Two-family dwellings (2 dwelling units or a 2 family dwelling, on one lot) subject to the Standards and Conditions of Section X.D.3 of this Bylaw.” and that the Planning Board endorses a positive recommendation at the upcoming Town Meeting of May 15, 2006.

 

LL Seconds

 

Vote on motion 3 -1 (DE opposed)

 

3.      Article 7 – Motel reuse overlay district - Ms. St. Pierce of Vine Associates stated the intent of the zoning amendment is to encourage the redevelopment of lots holding motels into lots holding multi-family homes.  The hope is that the incentive will encourage building houses units, some of which may qualify as affordable housing. 

 

Sixteen properties in town fall under this zoning amendment scope, most of which were build in the 1960’s.

 

If passed, this zoning bylaw amendment would create an overlay district only for the lots where hotels and motels exist.  An overlay district by it’s nature, allows all the current uses in the underlying zone, but provides new benefits to the land involved.

 

Jerry Kilma, Selectman and Zoning Review Committee Chairman said the committee met with some motel owners who said the motel business in Salisbury has been declining.  The overlay district takes nothing away from the present zoning where the motels are located, but may offer financial incentives to redevelop their land into housing.

 

A planning board design review process is included for owners who would redevelop their land, in hopes of helping developers create more aesthetically pleasing structures.

 

LC motions to accept amendment to the zoning by-law of the Motel Reuse Overlay District  and that the Planning Board endorses a positive recommendation at the upcoming Town Meeting of May 15, 2006.

 

LL Seconds

 

DE motions to amend motion to include 2 back lots (Map 25/Lot 3 & Map 25/Lot 44 owned by Howard Wolpert.

 

LL Seconds

 

Vote on motion to amend 3 – 1 (LC opposed)

 

Vote on amended motion 4-0.

 

 

3.      Correspondence

 

April 12, 2006 minutes not signed at this meeting

 

 

4.      Adjournment:

 

RS motion to adjourn Planning Board meeting at 10:05 p.m.

 

LL Seconds

 

Vote on motion 4 – 0 motion passes

 

 

 

 

 

 

Minutes Approved by:                                                      Date: