Town of Wellesley, Massachusetts

Present: Mr. Frisardi, Ms. Donahue, Mr. Chan, Mr. McCauley, Ms. Lehmann …… …… …… ………………………………………..………………………………….Mrs. Jop.

The Board began the discussion and review of revisions to the draft LHR regulations. Mr. Frisardi submitted several modifications to the text for clarity. The Board made several modifications to the draft regulations.

Mr. Frisardi suggested a change in the fee structure for additions. The change would calculate the fee by multiplying the standard fee of $2,500 by the percentage of TLAG increase. Mr. Frisardi noted the magnitude of the addition should be the key to the fee. The minimal fee would be $250 and would be tied to the minimal review threshold for additions of 10%.

Mr. McCauley suggested altering the Multi-Story Interior Space calculation to reduce the ceiling height threshold from 17 feet to12 feet, and to add language to exempt vaulted ceilings from being counted as TLAG.

Mr. McCauley wanted to state for the record the tremendous job Goody Clancy did in writing the draft regulations and noted the Board's decision to use an outside consultant was a great help in getting the draft completed.

Mr. Frisardi began the discussion by noting the warrant will be closing on January 4, 2008. Mr. Frisardi suggested the Board submit a placeholder for modifications to Large House Review in case the Attorney General requires any revisions to the Bylaw.

Mr. McCauley suggested the Board not go forward with any of the current proposals including Off Street Parking, Retaining Walls, Inclusionary Housing Exemption, or the proposed clarification to the Definition of Assisted Elderly Housing.

Mr. Frisardi noted the Board has not yet coordinated with the Selectmen on restaurant uses and parking demand. Ms. Donahue stated the parking could be held off until a Fall Town Meeting to allow for the discussion with the Selectmen.

Mr. Frisardi asked that a joint meeting be scheduled with the Selectmen, after the budgets for Town Meeting have been reviewed, to coordinate on parking. Mr. Frisardi stated the interpretation of when parking is required was not settled with the Wellesley Inn

Mr. Frisardi agreed that the Board should not go forward with the Housing Density proposal. Mr. McCauley felt the Board could keep the placeholder in the warrant and make no motion if the Board and Housing Development Corporation decide to not go forward. Mr. Frisardi did not want the Board to seem indecisive to Town Meeting.

Mr. Frisardi noted with the Board needs to get the Zoning Recodification underway in the spring and has the implementation of the Large House Review beginning in January. Mr. McCauley also noted the 978 Worcester Street and 27 Washington Street PSI's the Board will be reviewing.

Ms. Lehmann noted the Inclusionary Housing Exemption could impact large projects like the Taylor Block. Ms. Lehmann suggested the Board move forward to Town Meeting with the Inclusionary Exemption proposal.

Mr. McCauley noted the presentation would need to be clear to Advisory and the Board should focus on the districts that would be impacted by the density. Mr. Baer thought it would be helpful to identify the loopholes and impacts of the density increase.

The Planning Board has no objection to the granting of this petition. The proposed addition does not further decrease the left side yard setback. Mass and build do not appear to be an issue and the lot coverage is well within the 20% maximum allowed. The Board noted the two-story addition was not clear in the application.

The Planning Board has no objection to the granting of this petition on the same terms and conditions as are currently in effect assuming there has been no change in the circumstances since the time of the initial review. The Board feels the permit should be renewed on an annual basis.

The Planning Board objects to the granting of this petition. Based on the condition of the structure, lack of foundation or decking the Board feels the property has lost any nonconforming rights, and would require a variance.

The Planning Board objects to the granting of this petition. The Board believes the addition would be substantially more detrimental to the neighborhood. The proposed addition would bring a substantial structure closer to the public way and would connect a nonconforming accessory building to the main structure.

The Planning Board has no objection to the granting of this petition. The proposed antennas would encourage colocation on an existing antenna site. The Design Review Board has reviewed and recommended approval of the proposed antennas.

The Planning Board has no objection to the granting of this petition. The proposed addition would not further decrease the left side yard setback. Mass and bulk do not appear to be an issue, and lot coverage is within the 20% maximum allowed. The Board, however, did express great concern over access and emergency vehicle access to the property. The proposed ramp would impede access from the driveway and is approximately 5 feet from the property line. All vehicles circumventing the ramp must drive over the abutter's property.

The Board discussed the operating budget. Mr. McCauley suggested the Board ask for a substantial sum of money for outside consultants. He recommended the Board increase the "Other Professional Services" by approximately $25,000 to $50,000 to respond to needs and concerns raised with the capital budget. Mr. McCauley described potential NCD's, LHR, and redevelopment projects that could benefit from these funds.

Ms. Donahue questioned if the college reimbursement portion of the budget needed to be increased. Mrs. Jop recommended the "conferences" line item be increased due to the new AICP credit maintenance program which requires 32 credits to be acquired every two years. The Board agreed to increase the line item to $500.

Mr. Frisardi asked that a footnote be placed on the operating budget stating the Planning Department is also staff to the Design Review Board and Historic District Commission.

The Board received a request from the property owner, Kien Ho, to extend the bond for 21 Morses Pond Road from December 31, 2007 until June 30, 2008. After a very brief discussion the Board moved, seconded and voted unanimously to extend the covenant until June 30, 2008.

Mrs. Jop informed the Board that the Director of Community Development in Natick, Patrick Reffett, had called and stated Mass Highway is requiring the Town of Wellesley to sign off on the Natick design plans for the Route 9/Oak Street intersection because of its impact on the Overbrook intersection. Mrs. Jop noted the Selectmen have been informed of the letter and have begun discussions with Natick. The Planning Board noted they would lend their support to the project.

Ms. Donahue gave a brief update on St. James Church. Ms. Donahue recommended writing a letter to the Archdiocese to inform them the Town would appreciate notice of any potential sales, and that the Town is currently evaluating the site for potential uses including affordable housing.