Comprehensive Permit Amendments Proposed
Mark your calendars for Wednesday, September 27, 2023, at 7:00 PM, and gather at the Millbury Town Hall, situated at 127 Elm Street, Millbury, Massachusetts. It's a crucial moment during the Millbury Board of Appeals meeting, where they will address the “Petition to Amend Comprehensive Permit Rules & Regulations - Venincasa.”
While the exact details of this amendment remain undisclosed due to the absence of a town website posting and public notice, one thing is certain: your presence and active participation are indispensable. The Comprehensive Permit, falling under Chapter 40B, holds significance for Rice Pond Village and the broader community. Let's unite to ensure our voices are heard loud and clear!
The proposed Rice Pond Village, a Chapter 40B project, comprises three four-story buildings housing 192 apartments located at 17 Rice Road. The initial project envisioned for this same property included 46 condominiums, but it faced significant rejection from the Millbury Planning Board. The rejection was primarily due to the project's failure to address and mitigate various public safety concerns associated with Rice Road.
These concerns encompass, but are not limited to:
Inadequate road width, even after repaving, falling short of the mandated minimum width of 22 feet. However, for the number of dwelling units proposed the minimum width of 32 feet of pavement, a 3 foot grass strip, and at least one 5 foot sidewalk.
Restricted visibility at the Providence & Worcester Railroad crossing, characterized by a lack of crossing gates, sharp angles, and elevation changes.
Two intersections that do not meet optimal design standards.
A challenging (more like impossible) right turn from Providence Street (Route 122A) onto Rice Road when traveling south.
The design of the buildings and the proposed site layout is inconsistent with the design requirements outlined in 760 CMR 56.04(4)(c) and the related Guidelines.
The proposed apartment structure is inconsistent with nearby existing residential building typology.
The proposed three four-story apartment structures are not compatible with nearby structures in terms of height, mass and scale.
Appropriate density of residential development depends on a number of different factors and must be reviewed on a case by case basis, however, is inconsistent with the surrounding neighborhood and the area of town which it is proposed.
Violation of Millbury Zoning Bylaws, as multifamily dwellings are not permitted in the Suburban II Zoning District on minor roads, which Rice Road qualifies as less than a minor road.
It is evident that this new Chapter 40B iteration seems to be in response to the neighborhood and Millbury Planning Board's refusal to yield to the developer's demands to disregard public safety.
While in-person participation carries greater impact, if attending in person isn't feasible, you can still join the meeting via Zoom using Meeting ID: 851 0885 9237. It's important to note that the implications of this amendment extend beyond just Rice Road; it could potentially affect the entire town and future proposals. Given the likelihood of future Chapter 40B developments, staying informed and engaged is crucial.
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Updated Information: The developers, Steven F. Venincasa and James Venincasa submitted a proposal to the Millbury Board of Appeals requesting a discussion on a reduction in Millbury’s fee schedules, as they believe the current fees are not reasonable. Once more, this developer appears to assert their authority in setting the rules and expresses a reluctance to adhere to Millbury’s established rules and regulations. (Monday, September 25, 2023)