===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 101 Pleasant Street April 26, 2021 Roll Call conducted by Adam Burney, Land Use Director: Tanner Cole, present; Paula Bertram, present; Matthew Brenner, present. Absent: Matthew Allison, Erik Torgersen Meeting Posted: Yes Time: 6:52 p.m. The Hearing , via Zoom video conference, was to hear and review an application under Chapter 325 Subdivisi on Regulations, Article III, Section 325-3.4. Definitive Plan of the Code of the Town of Lunenburg for a six-lot subdivision consisting of six duplex buildings at 101 Pleasant Street (Map 095, Parcel 0003), Lunenburg, MA. Owner/applicant was MA Pleasant LLC, P O Box 903, Ashburnham, MA. The applicant was represented by Trevor Fletcher, Graz Engineering. The south side of the site was Residence A zoning while the north portion was Commercial. The project would be completely contained within residenti al zoning. The commercial portion would be subdivided off and attached to land on Massachusetts Avenue. The proposed roadway would remain private with a HOA (Home Owners’ Association) created to maintain the road. Each duplex would be served by an on -site septic system with the site being served by town water. Utilities would be located underground. There were extensive wetlands throughout the site, which affected the roadway design. There was a wetland crossing at the entrance with water flowing unde r the gravel path via three stone wicks. The roadway would be raised and lined with two retaining walls. Water would flow under the roadway via three 12 inch diameter culverts. Stormwater would be treated via catch basins, swales, sediment forebay, infi ltration basins and a detention basin. A review letter by Jeff Walsh, Graves Engineering, Inc. (GEI), was issued this date. As all involved parties had not reviewed the letter, GEI did not go through the letter in great detail, but did point out some i tems. Lots 2, 5, and 6 had paved portions of the parking spaces and maneuvering aisle within the 25 foot parking setback. There was only one streetlight proposed ; at the project’s entrance. Drainage calculations needed to be submitted. Sight distance e xiting the site needed to be improved. The curb radius at the entrance partially blocked the driveway on the abutting property. Retaining walls were proposed in the right-of- way on each side of the proposed roadway; they should be moved outside the right -of-way allowing Lunenburg utilization of the shoulder as intended, e.g. possible future utilities, snow storage. Drainage pipes required at least three (3) feet of cover ; the applicant proposed 2.3 feet. Pre- and post - hydrology maps were not available for review. Infiltration and detention basins needed to provide sufficient access for maintenance equipment. ===PAGE 2=== Minutes, 04.26.2021 101 Pleasant Street Pg 2 The DPW Director’s review memorandum stressed that the DPW did not have the resources for mainte nance of the project’s stormwater collection system. The O&M (Operation and Maintenance Plan) did not specify who would be responsible for maintaining the system. A. Burney explained that an O&M puts forth the process and schedule for the maintenance, bu t would not necessarily identify the responsible party. The O&M Plan needed to be updated and possibly reviewed by Town Counsel. The requested waivers were listed on the cover page of the subdivision plan; the applicant needed to submit a formal letter requesting those waivers and the benefit to the public. Gregory Bittner, 32 Sandy Cove Road - Inquired if there would be an affordable housing component with the residential subdivision as there would be more than ten (10) units. A. Burney expanded up on that comment, stating that under the zoning bylaw, any residential development of nine (9) or more units required 10% of the units to be affordable. For a residential subdivision, a form of financial security would be required with the Town in the ev ent any of the work was not completed by the applicant. Both G. Bittner and representatives of 182 Massachusetts Avenue voiced concern with the applicant keeping everything open and honest. Andrea Adams- She was representing her mother who resided at 39 Pleasant Street. She was developing comments on the project, to include comments on the roadway. She opined that the project was significantly encumbered by wetland issues. G. Bittner- Inquired if there was an active road cut moratorium that would have to be taken into consideration. The applicant previously stated that the proposed roadway would remain private with a n HOA created to maintain the road. T. Cole inquired if that could be memorialized through the subdivision approval process. A. Burney maintained that would have to be with the agreement of the applicant, but he would also verify with Town Counsel. P. Bertram questioned if the Board did not have the authority to impose the roadway ownership through the approval process, would it b e able to require a different stormwater management system from the applicant. As the development is only twelve (12) units, M. Brenner voiced concern with the maintenance coming under an HOA. The applicant requested three waivers; all three Board memb ers present were not in favor of waivers for new developments unless there was a compelling reason. T. Fletcher asked for confirmation as to whether the 25 foot setback was from the property line or the street line. A. Burney responded that he would request an opinion from the Building Commissioner. A. Burney recommended the applicant submit justification for the requested waivers and when the Board next met on May 10 th they could vote on both the requested waivers and the setback. This would let th e applicant know if he needed to redesign the subdivision. P. Bertram made Motion to continue the Hearing to May 10, 6:35 p.m., M. Brenner Seconded, Roll Call Vote- P. Bertram, aye; M. Brenner, aye; T. Cole, aye. Vote passed 3-0. Hearing recessed 8:02 p.m. Documents used at meeting: Definitive Subdivision Plan, dtd 03.22.2021 Review letter, Graves Engineering, Inc., dtd 04.26.2021 Memorandum, DPW Director, dtd 04.22.2021