===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, M ember Lunenburg, MA 01462 Erik Torgerse n, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing North End Subaru, 757 Chase Road March 22, 2021 Roll Call conducted by Adam Burney, Land Use Director: Matthew Allison, present; Tanner Cole, present; Matthew Brenner, present. Absent: Paula Bertram, Erik Torgersen Meeting Posted: Yes Time: 6:49 p.m. The Hearing , via Zoom video conference, was to hear and review applications for site plan ap proval and stormwater management permit under Ch. 250, Section 8.4. and Chapter 204 respectively of the Code of the Town of Lunenburg for construction of a new Subaru auto dealership at the same location as the existing dealership at 757 Chase Road ( Map 0 14, Parcel 0003), Lunenburg, MA. Owner/applicant was Empire Management Corporation, 171 Great Road, Action, MA. It was noted by M. Allison that the applicant had not yet received an approval from the Zoning Board of Appeals due to Zoom issues; the Zoning Board of Appeals hearing had been re-advertised. The owner/applicant was represented by James T. Almonte, RLA, Principal, Land Design Collaborative (hereinafter LDC) and Brian Lafferty, Empire Management Corporation . Empire Management owned the follo wing four adjoining properties on Chase Road : # 739 (vacant land) , #747 (Mazda dealership), #757 (Subaru dealership), and #777 (existing house). The site of this Hearing, #757, sloped to the west to detention basins at the site rear. A septic system was located at the site rear that serviced both dealerships . Potable water for both dealerships was serviced by individual wells. The house lot at #777 was on its own septic and well. Other than two small, uncurbed, mulched islands along the front of the property it was open pavement from the site out to Chase Road. The project would be phased with the construction of a 27,800 square foot dealership. There would be no change to the number of staff. Twenty-three ( 23) bays at the rear of the site would be constructed first while the existing dealership remained operational. Once the bays had been constructed, the current dealership would be razed and the new one built . Chase Road curb cuts would be defined with landscaped islands. The applicant anticipated separating the house lot onto its own parcel. Requested waivers were as follows: Section 4.1 f. 2)- Datum Requirements. When Empire Management took over the property in 2005 the existing conditions plan at that time was prepared on an assumed dat um. Any renovations/ improvements since that time were performed on an assumed datum. Three benchmarks have been set on-site and the applicant would like to continue on an assumed datum. Section 4.1 f. 23)- Architectural Elevations stamped by a register ed architect. Conceptual architectural elevations were included in the application. Final plans would be prepared by a registered architect. ===PAGE 2=== Minutes, 03.22.2021 North End Subaru, 757 Chase Road Pg 2 Section 4.1 h.- Impact Reports. This was a redevelopment project. No new staff would be required. The applicant would file a Notice of Intent with the Conservation Commission. The applicant would be meeting with the Conservation Commission on April 7th and with the Zoning Board of Appeals on April 14th. Brian Lafferty emphasized that Subaru required updates to its facilities approximately every ten to twenty years to meet marketing standards and customer expectations . The majority of sales were now generated online. Currently there were three (3) entrances to the service department in the existing building . The proposed building would have only one (1) entrance which would result in decreased traffic within the dealership area. All customers would be directed to the same entrance with a drive thru reception area and directed to the back of the lot. The project would be in two phases ; the first being bay construction while the current showroom remained operational. Once bay construction was completed, the second phase, construction of a new showroom, would occur. Reviewing engineer Jeffrey Walsh, Graves Engineering, Inc. (GEI) highlighted the following: The entrances off Chase Road needed to be defined. Customers need ed to know where to enter, where to go once they enter ed, and how to exi t. The proposed landscaped islands would be a major improvement for defining the entrance and also ensuring that vehicle inventory would not jut onto Chase Road. It was also important to get the car carrier trailers off the right -of-way and onto the site in a forward motion; not backing onto the site from a public way. The Chase Road drainage system consisted of a double -inlet catch basin in front of #777 and a single -inlet catch basin in front of #757. GEI estimated the site provided ~75% of the tribut ary pavement area to the Chase Road drainage system. GEI walked th e #777 property and determined that water could not enter the catch basin quickly enough. The slope has eroded towards the wetlands. Addressing the quantity of water to Chase Road would improve the operation of the Chase Road drainage facility and ongoing erosion. M. Brenner voiced concern with the parking of vehicle inventory blocking access to the snow storage locations. B. Lafferty responded vehicle inventory was moved inside if a snowstorm was expected. Vehicle inventory was then mov ed outside once snow clearing was completed. A. Burney mentioned that the Fire Chief inquired as to the fire protection plan and location of the proposed hydrant. The Hearing was opened to public comment. David Rodgers, 82 Highland Street - He remarked on the pa rking warrant article that would be presented at May Town Meeting and inquired if that article would change any of the parking on the site of the Mazda dealership ( #747). He did not wa nt the article to create problems for the dealerships. A. Burney responded that if the article passed, once the bylaw was adopted it would be applicable to n ew developments. The applicant’s hearing on April 14 th before the Zoning Board of Appeals was a proposal to modify a pre-existing non-conforming use. A. Burney anticipated the full site, to include the Mazda dealership, would be included in the use proposal before the Zoning Board of Appeals. M. Brenner made Motion to continue t he Hearing to Ap ril 26, 6:35 p.m., T. Cole Seconded, Roll Call Vote - M. Brenner, aye; T. Cole, aye; M. Allison, aye. Vote passed 3-0. Hearing recessed 7:50 p.m. Documents used at meeting: Site Plan Approval Application, to include Site Plan, dtd 02.10.2021