Resources
Here are several valuable resources connected to the proposed Rice Pond Village project set to be situated at 17 Rice Road in Millbury, Massachusetts:
Public Entries
Laws and Regulations
MGL Chapter 40A (zoning)
MGL Chapter 40B (affordable housing)
MGL Chapter 41 Section 81R (waivers)
MGL Chapter 131A (endangered, threatened, and special concern species)
310 CMR 10.00 Wetland Protection Act
527 CMR 1.00 Massachusetts Comprehensive Fire Safety Code
760 CMR 56.00 (low and moderate income housing)
780 CMR Massachusetts State Building Code
940 CMR 29.01-29.11 Open Meeting Law Regulations
Local Regulations
Millbury Zoning Map (May 23, 2022)
Attorney General Approves Rezoning (May 23, 2022)
Millbury Zoning Bylaws (amendments made, document not current)
Millbury Subdivision Rules and Regulations (amendments made, document not current)
Reference Materials
Understanding the Local Initiative Program (LIP) Chapter 40B Comprehensive Permit presentation (May 10, 2022)
Chapter 40B Handbook for Zoning Board of Appeals (March 2017)
Handbook: Approach to Chapter 40B Design Reviews (January 2011)
Medfield Meadows Chapter 40B Denial Letter (January 31, 2017)
Project Documentation (Chapter 40B)
During the public hearing for the previous condominium project, Steven Venincasa, as observed by numerous meeting participants and documented on video, made statements that were widely interpreted as threats directed towards both the neighborhood residents and the Millbury Planning Board. He warned that unless we conceded on public safety issues, he would submit an even larger project (with fewer than 225 apartment units) under Chapter 40B. When confronted during the meeting, he promptly tried to backtrack. Neither the neighborhood nor the Planning Board acquiesced to his ultimatum, leading to the denial of the proposed project by the Millbury Planning Board.
Below are the documents related to the Chapter 40B Local Initiative Program project currently under review by the Millbury Board of Appeals. The project entails a 192-apartment development featuring three four-story buildings, a single access point, situated in a Suburban II Zoning District that does not allow multi-families on a minor road. The proposal includes insufficient parking, a growing list of waiver requests, and lacks substantial public safety enhancements which only exacerbates the public safety and liability issues raised in the previous project.
4/23/2024 - Developers’ Updated Documentation
4/17/2024 - Developer’s Updated Documentation and Responses
3/27/2024 - Henry Lane. Esq. Presentation *
3/27/2024 - Providence & Worcester Railroad Opposition Letter *
3/26/2024 - Developer’s Updated Documentation and Responses
3/26/2024 - Stantec Traffic Crash Data Peer Review Memo
3/14/2024 - Traffic Crash Data Clarification *
3/11/2024 - Stantec Stormwater Management Peer Review Memo
3/11/2024 - Stantec Traffic Impact Peer Review Memo
3/8/2024 - Planning Staff Memo v3
3/8/2024 - Planning Staff Waiver Memo
2/28/2024 - Providence & Worcester Railroad
2/27/2024 - Traffic Impact Study Update v2
2/26/2024 - Community Spokesperson v3 *
2/26/2024 - Waiver Justification Deficiencies *
2/21/2024 - Developer’s Updated Documentation and Responses
Site Plan Revisions
2/16/2024 - Water Supply Deficiencies *
2/12/2024 - Marie Ouellette - General Project Concerns *
2/11/2024 - Sue Ann Donisvitch - General Public Concerns *
2/1/2024 - Matt and Lisa Quinn - General Project Concerns *
1/31/2024 - National Grid - Electrical Grid Easement Concerns
1/26/2024 - Patric Yaghoobian - General Project Concerns *
1/23/2024 - Planning Staff Memo v2
1/21/2024 - John Auger - General Project Concerns *
1/19/2024 - Elaine and Robert Molino - General Project Concerns *
1/19/2024 - Mildred and Richard Stearns - General Project Concerns *
1/18/2024 - EMF Associated With The Use Of Electric Power
1/17/2024 - Rose Bednar General Project Concerns *
1/17/2024 - Susan Donisvitch General Project Concerns *
1/16/2024 - Linda Mayo - General Project Concerns *
1/16/2024 - Erica and Gary L'Abbe - General Project Concerns *
1/15/2024 - Dean Carter - Consulting Arborist Letter
1/10/2024 - Neighborhood and Community Public Comment Presentation *
1/10/2024 - Providence & Worcester Railroad Memo
1/10/2024 - Stantec Traffic Peer Review Memo
1/9/2024 - DPW Comment Memo
1/8/2024 - Tree Warden Comment Memo
1/8/2024 - Patric Yaghoobian - General Project Concerns *
1/7/2024 - Blackstone River Watershed Association Recommendations *
1/3/2024 - Lisa and Matt Quinn - General Project Concerns *
12/29/2023 - Fire Department Review Request *
12/29/2023 - Developer’s Updated Documentation and Responses
Site Plan Revisions
Deep Observation Holes 20-23 Logs (from 4/5/2021)
12/21/2023 - Liability and Public Safety Issues *
12/19/2023 - Donna Nagelschmidt - 100-Foot Wetland Buffer Zone Recommendations *
12/13/2023 - Mirick O'Connell - Overview of Chapter 40B
12/12/2023 - Community Spokesperson v2 *
12/12/2023 - Abutter Notification - MGL c 40A Section 11 v2 *
12/11/2023 - AK Associates Response to Stantec Traffic Peer Review Memo
12/9/2023 - Stantec Stormwater Peer Review Memo
12/4/2023 - Stantec Traffic Peer Review Memo
11/29/2023 - Comprehensive Permit Public Hearing Notice
11/29/2023 - MassDOT Crash Data *
11/27/2023 - Denial Medfield Meadows *
11/27/2023 - Abutter Notification - MGL c 40A Section 11 *
11/27/2023 - Community Spokesperson *
11/27/2023 - Comparison of Building Heights *
11/23/2023 - Paul Piktelis - Planning Board Member Comment Memo
11/23/2023 - Conservation Agent Comment Memo
11/22/2023 - Fire Department Comment Memo
11/21/2023 - DPW Comment Memo
11/21/2023 - Building Inspector Comment Memo
11/20/2023 - Bruce DeVault - Planning Board Member Comment Memo
11/20/2023 - Richard Gosselin and Francis DeSimone - Planning Board Members Comment Memo
11/17/2023 - Comparison of Density *
11/16/2023 - Planning Staff Memo
Comprehensive Permit - Application Submission Document Set
Section 5 - Signed Letter of Interest from Construction Lender
Section 8 - Site Plan
8/17/2023 - Chapter 40B LIP Project Eligibility Letter (PEL)
12/27/2022 - Chapter 40B Local Initiative Program (LIP) Agreement
Project Documentation (Condominiums)
The initial public hearing for the proposed Rice Pond Village project commenced virtually on May 10, 2021. The project was initially presented with 52 condominiums designed as side-by-side duplex units. However, the number was later decreased to 46 due to concerns about the proximity to Rice Pond and the wetlands. Ultimately, on February 14, 2022, the Millbury Planning Board rejected the initial proposed project, citing the developers' failure to address public safety concerns and their non-compliance with local regulations.
2/14/2022 - Notice of Decision - Multi-Family Special Permit (Denial)
2/14/2022 - Notice of Decision - Stormwater Management Permit (Approval)
1/20/2022 - Response to Funding Request from Genesee & Wyoming Railroad
1/11/2022 - Request for Funding Request to Genesee & Wyoming Railroad
1/10/2022 - Stipulation of Fence Along Railroad
1/6/2022 - Email Message - Providence & Worcester Railroad Response
1/5/2022 - Traffic Improvements Plan On Rice Road At Providence Street Plan
1/5/2022 - Email Message - Traffic Improvements Plan On Rice Road At Providence Street
1/4/2022 - Email Message - Stantec Peer Review
1/3/2022 - Providence & Worcester Railroad At Grade Crossing Proposal & Estimate
1/3/2022 - Providence & Worcester Railroad At Grade Crossing Design Plans
12/28/2021 - Turning Radii Providence Street To Rice Road Plan
12/28/2021 - Turning Radii Providence Street To Rice Road Plan
12/28/2021 - Email Message - Restripe Providence Street Centerline
12/13/2021 - Email Message - Updates
12/13/2021 - Response to Genesee & Wyoming Railroad Services
12/9/2021 - Terry Burke Dotson - Local Regulations Highlighted *
12/3/2021 - Rice Road Offsite Improvements - Sheet 1 of 2
12/3/2021 - Rice Road Offsite Improvements - Sheet 1 of 2
12/3/2021 - Email Message - Offsite Improvements Rice Road
11/29/2021 - Revised Rational Method Calculations - Less Than 25 Year
11/29/2021 - Revised Rational Method Calculations - 100 Year Storm
11/19/2021 - Peer Review - Traffic Impact Study
11/18/2021 - DPW Comment Memo
11/18/2021 - Planning Staff Memo
11/17/2021 - Mailboxes Cutsheet
11/17/2021 - Peer Review - Stormwater
11/16/2021 - Calculation Of Nitrogen Phosphorus Removal
11/16/2021 - Peer Review - Site Plan
11/8/2021 - Erosion & Sediment Control Plan - Sheet ESC1
11/8/2021 - Erosion & Sediment Control Plan - Sheet ESC3
11/8/2021 - Emergency Maneuver Plan
11/8/2021 - Revised Site Plans
11/8/2021 - Revised Drainage Report
11/8/2021 - Pre-Development Drainage Area Plan
11/8/2021 - Post-Development Drainage Area Plan
11/8/2021 - Catch Basin Drainage Area Plan
11/8/2021 - Rational Method Calculations
11/8/2021 - Photometric Plan - Sheet LS2
11/2/2021 - AK Associates Response To Peer Review
10/25/2021 - Offsite Improvement Intersection Rice Road & South Main Street Plan
10/25/2021 - Email Message - Request for Continuance
10/19/2021 - Email Message
10/19/2021 - National Grid - EMF Measurements Report
9/20/2021 - Cover Sheet for Site Plan Revisions
9/20/2021 - Planning Staff Memo
9/12/2021 - Cover Letter For Revised Site Plans
9/9/2021 - Email Message - Request for Continuance
9/7/2021 - Waiver Requests
9/3/2021 - Revised Site Plans
9/3/2021 - Post-Development Drainage Area Plans
9/3/2021 - Photometric Plan
9/3/2021 - Drainage Report
9/1/2021 - Additional Wetland Boundary Report
8/2/2021 - Steve Stearns - Improvement Proposal Intersection Rice Road & South Main Street v2 *
7/27/2021 - Cover Letter for Revised Site Plans
7/27/2021 - Building Elevations
7/26/2021 - Cover Letter for Revised Site Plans
7/21/2021 - Revised Site Plans
7/12/2021 - Steve Stearns - Improvement Proposal Intersection Rice Road & South Main Street *
7/7/2021 - Offsite Improvements - Intersection of Rice Road & South Main Street
6/8/2021 - Project Signage
5/28/2021 - Reducing Transportation Noise
5/28/2021 - Noise Study Information
5/28/2021 - Offsite Improvements - Railroad Crossing
5/28/2021 - Alternative Walking Path Plan v1
5/28/2021 - Alternative Walking Path Plan v2
5/10/2021 - Multiple Abutter - General Project Concerns *
5/10/2021 - Abutters Summary *
5/7/2021 - Planning Staff Memo
5/7/2021 - Relative Elevations and Positions Of Units and Trains Plan
5/7/2021 - Presentation Site Plan
5/7/2021 - Peer Review - Site Plans
5/7/2021 - Tracey Winner - General Project Concerns *
5/7/2021 - Undisclosed - General Project Concerns *
5/6/2021 - Public Hearing Protocols
5/4/2021 - Peer Review - Traffic Impact Study
4/13/2021 - Public Hearing Notice
4/12/2021 - Project Cover Letter
3/26/2021 - Drainage Report
3/26/2021 - Pre- and Post-Development Drainage Area Plans
3/26/2021 - Site Plans
3/24/2021 - Certificate of Ownership
5/20/1846 - Providence & Worcester Railroad Deed
Application for Special Permit
Application for Stormwater Permit
Development Impact Statements
Certified List of Abutters
Architectural Floor Plans and Elevations
Traffic Impact Study
Light Fixture Cutsheet
Photograph East Facing At Site Entrance
Photograph West Facing At Site Entrance
Terry Burke Dotson - EMF Power Struggle Article *