# planning-board — 33 documents, concatenated for reading and search # # This is a CONVENIENCE BUNDLE, not a source. Every document below is # published separately and byte-identically; cite the individual file, # whose path is given in each header, rather than this bundle. # Index of all boards: https://lunenburgbudgetproject.org/minutes/INDEX.txt # The town's own scanned original is linked per document. ======================================================================================== DOCUMENT : 2012-01-09-agenda-3644.txt BOARD : planning-board DATE : 2012-01-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-01-09-agenda-3644.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01092012-3644 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147 ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING Monday, January 9, 2012 – 6:30 PM Town Hall, 17 Main Street Lunenburg, MA AGENDA 1. ROLL CALL 2. APPOINTMENT: EPG Solar, 194 Electric Avenue 3. APPROVE MINUTES: 11-21-11, 12-12-11 4. PLANNING WORKSHOP 5. DIRECTOR’S REPORT: Data – Solar Bylaws 6. NEXT MEETING DATE: January 23, Information Meeting for EPG Solar, followed by Planning Board Meeting 7. ADJOURNMENT Agenda/2012/01.09.12 ======================================================================================== DOCUMENT : 2012-01-23-agenda-3645.txt BOARD : planning-board DATE : 2012-01-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-01-23-agenda-3645.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01232012-3645 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147 ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 58 2-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING Monday, January 23, 2012 – 6:30 PM Town Hall, 17 Main Street Lunenburg, MA AGENDA 1. ROLL CALL 2. 6:30 PM - INFORMATION MEETING- EPG Solar, 194 Electric Avenue- to erect a solar fa rm 8:00 PM -ANR Plan/194 Electric Avenue/Twin City Baptist Temple Inc. 3. MINUTES – APPROVAL: 1-9-12 4. NOTICES & COMMUNICATIONS: Smart Growth Zoning District – 2011 Compliance Conservation Commission notices 5. COMMITTEE REPORTS: MJTC MRPC DPW Building Committee Capital Planning Committee School Building Committee Green Community Task Force 6. PLANNING DIRECTOR’S REPORTS/NEW BUSINESS: EPG Solar, 194 Electric Avenue Mass PV1, LLC, 651 Chase Road 134 Leominster Shirley Road Open Space Ad Hoc Committee- Agricultural 7. DEVELOPMENT STATUS REPORTS: Asian Imperial,332 Massachusetts Ave DPW Facility, Chase Road Emerald Place at Lake Whalom, 10 Lakefront Tri Town Landing, Youngs Road Horizon Christian Fellowship, 2005 Massachusetts Av enue 8. OLD BUSINESS: See Above Planning Director’s Reports and Developme nt Status Reports Solar Westminster Citizen Survey 9. MEETING SCHEDULE: FEBRUARY /head2right February 13- Planning Board Meeting, Town Hall /head2right February 20- Holiday – Reschedule Master Planning Workshop, Ritter Building /head2right February 27- Planning Board Meeting, Ritter Building 10. MEMBER INFORMATION & ISSUES: 11. DATA INFORMATION 12. EXECUTIVE SESSION: In accordance with M.G.L. Chapter 39, §23B(3) for the purpose of discussing s trategy with respect to collective bargaining or litigation if an open meeting may have a detrimental effect on the govern ment’s bargaining or litigation position. 13. ADJOURNMENT Agenda/2011/01.23.12 ======================================================================================== DOCUMENT : 2012-02-01-agenda-3646.txt BOARD : planning-board DATE : 2012-02-01 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-02-01-agenda-3646.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02012012-3646 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147 ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING Wednesday, February 1, 2012 – 6:30 PM Ritter Memorial Building, 960 Massachusetts Avenue Lunenburg, MA AGENDA ROLL CALL SOLAR BYLAW ADJOURNMENT Agenda/2012/02.01.12 ======================================================================================== DOCUMENT : 2012-02-06-agenda-3647.txt BOARD : planning-board DATE : 2012-02-06 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-02-06-agenda-3647.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02062012-3647 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147 ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING Monday, February 6, 2012 – 6:30 PM Ritter Memorial Building, 960 Massachusetts Avenue AGENDA Joint meeting with Green Community Task Force Green Communities Act Bylaw Agenda/2012/02.06.12 ======================================================================================== DOCUMENT : 2012-02-13-agenda-3648.txt BOARD : planning-board DATE : 2012-02-13 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-02-13-agenda-3648.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02132012-3648 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147 ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING Monday, February 13, 2012 – 6:30 PM Town Hall, 17 Main Street Lunenburg, MA AGENDA 1. ROLL CALL 2. 6:30 PM- INFORMATION MEETING (Cont’d) EPG Solar, 194 Electric Avenue- to erect a solar farm 3. ANR- Sign 194 Electric Avenue, Twin City Baptist Church 4. APPOINTMENTS: 7:00PM- ANR, Haman Locke, 821 Leominster Road, Ross Associates 7:15 PM- ANR, Rolf Ketelaar, 551 Goodrich Street, Cornerstone Land Consultants, Inc. 8:00 PM- 134 Leominster Shirley Road, SMD Development LLC 5. MINUTES – APPROVAL: 1-23-12 EPG Information Meeting 1-23-12 6. NOTICES & COMMUNICATIONS: Zoning Board of Appeals Conservation Commission Agenda MRPC Notification of Assessment MRPC Request for Service Delivery K&P Memo to Municipal Clients Guide to Zoning & Land Use for Renewable Energy 7. COMMITTEE REPORTS: MJTC MRPC DPW Building Committee Capital Planning Committee School Building Committee Green Community Task Force 8. PLANNING DIRECTOR’S REPORTS/NEW BUSINESS: Open Space Ad Hoc Committee- Agricultural Caucus May 2012 Town Meeting Remote Participation 9. DEVELOPMENT STATUS REPORTS: Asian Imperial,332 Massachusetts Ave DPW Facility, Chase Road Emerald Place at Lake Whalom, 10 Lakefront 10. MEETING SCHEDULE: FEBRUARY  February 20- Holiday – Reschedule Master Planning Workshop, Ritter Building  February 27- Planning Board Meeting, Ritter Building 11. MEMBER INFORMATION & ISSUES: 12. DATA INFORMATION 13. EXECUTIVE SESSION: In accordance with M.G.L. Chapter 39, §23B(3) for the purpose of discussing strategy with respect to collective bargaining or litigation if an open meeting may have a detrimental effect on the government’s bargaining or litigation position. 14. ADJOURNMENT Agenda/2012/02.13.12 ======================================================================================== DOCUMENT : 2012-02-27-agenda-3649.txt BOARD : planning-board DATE : 2012-02-27 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-02-27-agenda-3649.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02272012-3649 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147 ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING Monday, February 27, 2012 – 6:30 PM Ritter Memorial Building, 960 Massachusetts Avenue Lunenburg, MA AGENDA 1. ROLL CALL 2. ANR: Sign 821 Leominster Road, Locke Haman 3. MINUTES – APPROVAL: 2-6-12 Executive 2-6-12 2-13-12 EPG Information Meeting Continuation 2-13-12 4. APPOINTMENTS: 7:00 PM- Attorney Levine, 263 Elmwood Road 5. NOTICES & COMMUNICATIONS: MRPC Request for Service Delivery, Amendment #1 6. COMMITTEE REPORTS: MJTC MRPC DPW Building Committee School Building Committee Green Community Task Force 7. PLANNING DIRECTOR’S REPORTS/NEW BUSINESS: Sprint Spectrum, 2005 Massachusetts Avenue Verizon Wireless, 621 Chase Road Open Space Ad Hoc Committee- Agricultural Caucus May 2012 Town Meeting 8. DEVELOPMENT STATUS REPORTS: EPG Solar, 194 Electric Avenue Asian Imperial, 332 Massachusetts Ave DPW Facility, Chase Road Emerald Place at Lake Whalom, 10 Lakefront Tri Town Landing, Youngs Road 9. MEETING SCHEDULE: MARCH  March 12- New England Farms Information Meeting, 134 Leominster Shirley Road, followed by Planning Board meeting, Town Hall  March 26- EPG Solar Information Meeting Continuation, 194 Electric Avenue, followed by Planning Board meeting, Town Hall 10. MEMBER INFORMATION & ISSUES: 11. DATA INFORMATION 12. EXECUTIVE SESSION: In accordance with M.G.L. Chapter 39, §23B(3) for the purpose of discussing strategy with respect to collective bargaining or litigation if an open meeting may have a detrimental effect on the government’s bargaining or litigation position. 13. ADJOURNMENT Agenda/2012/02.27.12 ======================================================================================== DOCUMENT : 2012-03-08-agenda-3650.txt BOARD : planning-board DATE : 2012-03-08 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-03-08-agenda-3650.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03082012-3650 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147 ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING Thursday, March 8, 2012 – 6:00 PM Ritter Memorial Building, 960 Massachusetts Avenue Lunenburg, MA AGENDA ROLL CALL SOLAR BYLAW ADJOURNMENT Agenda/2012/03.08.12 ======================================================================================== DOCUMENT : 2012-03-08-minutes-3650.txt BOARD : planning-board DATE : 2012-03-08 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-03-08-minutes-3650.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03082012-3650 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147, ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director Minutes March 8, 2012 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA 01462 Time: 6:00 PM Present: Emerick R. Bakaysa, Joanna L. Bilotta-Simeone, Thomas W. Bodkin Jr., Nathan J. Lockwood, Marion M. Benson Absent: Robert J. Saiia SOLAR BYLAW: Proposed Solar Bylaw reviewed to address Town Counsel’s recommended requirements. Mr. Lockwood referred to Ms. Benson’s March 5, 2012 memorandum noting that Town Counsel recommends the Site Plan Review Authority may w aive documentary requirements as it deems appropriate. What are documentary requirements? Ms. Benson noted anything in the bylaw that says it has to be documented. 4.15.1. Purpose No issues 4.15.2. Definitions Why is there a definition of on -site photovoltaic installations when the solar bylaw makes no reference to them? Why recommended by Town Counsel? Ms. Benson to follow -up. Ms. Bilotta -Simeone- possible example - on top of a muni cipality building? Ms. Benson received the following info rmation this date- “micro-scaled ground-mounted photovoltaic (PV) installation. A solar system that is structurally mounted on the ground and has name plate capacity under 2 KW ”. Mr. Bakaysa recommended Purpose be modified for power generation for all, whether home, commercial or industrial . 4.15.3. Small Scale Solar Energy Systems 4.15.3.1. Purpose No issues 4.15.3.2. Small-Scale Roof-Mounted Solar Energy Equipment No issues 4.15.3.3. Small-Scale Ground-Mounted Solar Equipment “25 feet from residential side-yard lines”. Specify that this also refers to commercial property. “Small-scale ground -mounted equipment shall be adequately screened from the neighboring lot line as determined by the Building/Zoning Official”. Board felt screening should be same for both small -scale and large -scale. Ms. Benson felt there should be height limit. Citizen comments: Concern with screening to cover height. Could specify height must comply with dimensional regulations. Mr. Bakaysa response- screening could impede functionality of solar panel. ===PAGE 2=== Minutes 3-8-12 Page 2 Board wants height restriction for ground -mounted – already restriction on roof -mounted. Get Town Counsel input on height restrictions. Ten feet? 4.15.3.4. Required Documents Board requested Building Official’s documentation requirements in writing . Require landscape diagram of adequate screening from developers. 4.15.3.5. Permitting Citizen feels it needs to be noted that in developing the setbacks for solar access, responsibility is on developer. “Ms. Benson - Change last sentence to read - “All other necessary permits, such as electrical, shall be obtained through the individual inspectors”. Board notes needs to be a section in the bylaw for solar systems for hot water only. Get input from Town Counsel. 4.15.3.6. As Built Plans Specify to both the permitting authority and copied to the Planning Board. 4.15.4. Large Scale Solar Energy Systems 4.15.4.1. Purpose In first sentence change “Electric” to “photovoltaic” (change to agree with Definitions). 4.15.4.2. Overlay District Ms. Benson- 680 West Street is changed to 265 Pleasant Street per Assessor’s Office. Affidavit will be received that Lancaster Ave and Leominster-Shirley Rd are proper locations for solar under criteria. Citizen requested that 651 Chase Road and 265 Pleasant Street be removed from list. They are not suitable sites under the current Bylaw. Does not want Bylaw changed to make them legal after the fact. Mr. Bakaysa noted the Board works on behalf of the Town and is creating overlay districts. The sites need to be advertised so citizens can see where they are and make their individual comments either at the public hearing or Town Meeting if they want a site removed from the overlay district. The Board will make its recommendation to the Town. How to add a site to the overlay district? 1) everyone that wants to do this has to go thr ough an application and a town meeting or, 2) create an overlay district that encompasses the entire outlying district and establish requirements, e.g., that solar could be on a 20 acre parcel with ce rtain setbacks and requirements. Town Counsel noted the whole Town can be made an overlay district ; i f not, any time a new developer comes in with a solar farm, it would have to go before town meeting as it would change the sites listed in this Section. Town Counsel suggested that the following could be added: “Any lot in the outlying district, provided however, that large -scale ground-mounted solar photovoltaic installation s shall require a minimum of 20 acres”. Mr. Bodkin Jr. supports removing the Chase Road and Pleasant Street sites from the Bylaw. He feels it would remove some of the controversy. Mr. Bakaysa noted that the landowners of those two sites could ask they be proposed as part of the overlay district. Check with Town Counsel. Ms. Bertram feels the two properties should not be included. Just as the point was made that properties can be taken off at town meeting, properties can also be put on at town meeting. If the two projects do not come to fruition, then the two properties are grandfathered. She has an issue with a blanket statement on outlying as the Open Space Plan emphasized the need to keep properties in their environmental habitat. Mr. Lockwood made Motion to remove No. 1 and No. 2, (Chase Road and Pleasant/West Street) from Section 4.15.4.2., Second, Mr. Bodkin Jr. Discussion ensued. Mr. Bakaysa noted the three remaining sites are quasi -municipal sites; which may make the Town too restrictive. Mr. Lockwood supports an effort to identify non -municipal sites. Ms. Benson feels if the Board identifies private sites, they are infringing on residents’ rights as developers will then approach the private resident noting their property has been identified. Citizen noted the 651 Chase Road and Pleasant/West Street sites have already applied and have by -right. Mr. Lockwood disagreed; they did not have to be included in the new Solar Bylaw. Mr. Bodkin Jr. noted they are grandfathered. Ms. Bilotta- Simeone is concerned that citizens will not realize even though the two sites are removed from the bylaw, the Grandfather Clause will apply. Mr. Bakaysa disagree d with taking the two sites out and feels the citizens should make that decision at town meeting. ===PAGE 3=== Minutes 3-8-12 Page 3 Roll Call vote on Mr. Lockwood’s Motion to remove No. 1 and No. 2 from the Section - Mr. Bodkin Jr., aye; Ms. Bilotta -Simeone, aye; Mr. Bakaysa, nay; Mr. Lockwood, aye. Mr. Bodkin Jr. is not comfortable specifying just the outlying district and feels there should be a special permitting process. Mr. Bodkin Jr. will supply information to Ms. Benson to confer with Town Counsel. Mr. Bakaysa recommends applicant s bring their proposed sites to the Lunenburg Planning Board, and then a special town meeting will be held to see if the citizens vote to add a specific site to the Overlay District. The Keating property was brought up as a possible site – Ms. Benson noted the 671 Lancaster Avenue site is on Keating property. There is v ery little Industrial and Commercial zoning in Town for siting and the Town c annot become too restrictive. Mr. Bakaysa suggested adding an Overlay District of Industrial and Commercial. Ms. Benson noted instead of cutti ng off the small solar and large mounted solar at 250 KW, there are Towns considering the small ones at a lower threshold – enough to put in a yard and count above the 10 KW as a large mounted. This gives better ability for monitoring through Development Plan Review (DPR) . Up to 10 KW would be a small -mounted and anything above that would be a large -mounted which would go through a DPR or special permit. Ms. Benson to pursue more details. Mr. Bakaysa feels anyone in the Commercial District who wants to put solar panels on their home will now have to go through another process , which will be more cumbersome for them. 4.15.4.3. Development Plan Review No issues 4.15.4.4. Utility Notification No issues 4.15.4.5. Fees No issues 4.15.4.6. Setbacks Town Counsel recommended definition of Buffer Strips be placed in this Section. Board wants it also put in Definitions. Mr. Bakaysa feels Buffer Strip is defined as being contained within the setbacks. He also feels footage should be ratio -based depending on size of the lot. In first line, change “Residential” Districts to read “Solar Overlay” District. Ms. Benson will ask one of the Town’s reviewing engineers to put together some visual diagrams; e.g., on a one -, five-, ten - and twenty - acre lot s (working with the current footage in the draft) , to get a visual representation for both the Board and the Public Hearing . Board to consider different setback s for Commercial/Industrial v ersus Residential. Ms. Benson to insert – during discussion, Board can decide to keep/delete. 4.15.4.7. Visual Impact Change “structure” to read “solar array”. 4.15.4.8. Required Documents Subparagraph 5- add the word “phase” between “three” and “line”. Include title documents, i.e., property owner, lessor, lessee, address, etc. 4.15.4.9. Site Control Town Counsel recommended adding “Town cannot enter upon private property without owner’s consent or court order”. Board disagreed. 4.15.4.10. Design Standards a. Lighting No issues b. Signage No issues c. Land Clearing No issues ===PAGE 4=== Minutes 3-8-12 Page 4 d. Safety, Emergency Service and Environmental Standards Should yearly verification take place to keep up -to-date on designated person answerable to inquiries? Ms. Benson responded this is done annually in January. Is change in ownership covered? Both a change in ownership form and yearly verification form will be included in DPR packet. e. Monitoring and Maintenance No issue Ms. Benson noted developers will provide training to police, fire and DPW personnel. Will be i ncluded in Directives for future projects. 4.15.4.11. Modifications Need written -in definition of “material modification” as- “Any modification to an existing plan”. Is DPR required for standard repairs, e.g., if a panel goes bad? No, but Building Offic ial must be notified. “Material Modification” may be standard legal language that covers modification to the design. Mr. Bakaysa feels term may be change in technology, e.g., panel sizers, capacity, efficiency change, but still within same footprint. 4.15.4.12. Abandonment and Removal What are “discontinued operations”? Answer- no longer producing power. Does the Zoning Bylaw specify certain sites that hazardous material ha s to be taken to? Yes, applicant must notify office. Add office notification of disposal site and route to Section. It was noted that Section 3.12.2. of State model defines “ abandonment” as; “when it fails to operate for more than one year without the written consent of the Site Plan Review Authority”. Board chose to be able to o rder removal within 150 days. How is Board notified when operation stops? Does utility notify Town? Form will be worked on to include with DPR. 4.15.4.13. Financial Surety Specify Surety Bond by recognized insurer and also maintain liability insurance. If ownership changes, must ensure new owner has same. Mr. Bakaysa inquired as to how cost is determined to account for cost escalations over time. Wants that cost presented up-front to the Board. Ms. Benson to confer with Town Accountant and Town Counsel. Ms. Benson noted Board does not determine that cost – the developer presents and the Board will have bond reviewed. Copy of bond is filed with Town Accountant. State Model Section 3.12.3. notes “such surety will not be required for municipally- or state- owned facilities”. Change first sentence of 4.15.3.13. to read “The applicant, unless municipal, shall provide surety to cover the cost of removal in the event the Town must remove th e installation and remediate the landscapes, in an amount and fo rm determined to be reasonable by the Planning Board”. What about screening, if someone wants to do ground-mounted in front of their house? Board to discuss under setbacks. Ms. Benson to ask Town Counsel if there is any way to restrict installation to side and rear yards. ADJOURNMENT: Motion, Mr. Bodkin Jr., Second, Mr. Lockwood, Motion passed. Adjourned 9:10 PM. Minutes/2012/03.08.12 ======================================================================================== DOCUMENT : 2012-03-12-agenda-3651.txt BOARD : planning-board DATE : 2012-03-12 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-03-12-agenda-3651.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03122012-3651 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147 ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director TOWN OF LUNENBURG INFORMATION MEETING The Lunenburg Planning Board will hold an Information Meeting on Monday, March 12, 2012, 6:30 PM, Joseph F. Bilotta Meeting Room, Town Hall, 17 Main Street, Lunenburg, MA 01462 to hear and discuss a Development Plan Review under Section 8.4., Protective Bylaw of the Town of Lunenburg for construction of a gasoline station with a convenience store at 134 Leominster- Shirley Road (Map 146, Parcel 0026). Owner and Applicant is SMD Development LLC, 280 Ayer Road, Harvard, MA 01451. Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA 01462. cc: Town Departments Abutters ======================================================================================== DOCUMENT : 2012-03-12-agenda-3681.txt BOARD : planning-board DATE : 2012-03-12 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-03-12-agenda-3681.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03122012-3681 ======================================================================================== ===PAGE 1=== Planning Board Meeting: New England Farms PL_BD_MINUTES_03.12.12_NE_FARMS_INFO_MTG.PDF 1. Documents: ======================================================================================== DOCUMENT : 2012-03-12-minutes-3651.txt BOARD : planning-board DATE : 2012-03-12 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-03-12-minutes-3651.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03122012-3651 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147, ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director Minutes March 12, 2012 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Time: 6:30 PM Present: Emerick R. Bakaysa, Joanna L. Bilotta-Simeone, Thomas W. Bodkin Jr. , Robert J. Saiia, Nathan J. Lockwood, Marion M. Benson INFORMATION MEETING, New England Farms – See separate minutes ANR, 551 Goodrich Street, Rolf Ketelaar - Plan initially came before February 13 th Board meeting, but lots had to be revised with approp riate dimensions. Plan was resubmitted into the Planning Office. Motion to approve plan, Ms. Bilotta -Simeone, Second, Mr. Lockwood, Motion passed. Plan signed. Mr. Bodkin Jr. recused himself. MINUTES – APPROVAL: Motion, Ms. Bilotta-Simeone, approve amended 2-27-12 minutes, Second, Mr. Saiia, Motion passed. COMMITTEE REPORTS: MJTC- No report MRPC- No report DPW Building Committee - Close-out report in pro gress with final close -out meeting being held March 15 th. Report to b e presented to Select Board March 20th. Building will be painted in the spring. School Building Committee- Meeting to be held March 15th. Green Community Task Force (GCTF)- Solar project for the Town landfill may be downsized due to cost. Report to be provided to GCTF from Mr. Londa, Liaison to the Task Force. PLANNING DIRECTOR’S REPORTS/NEW BUSINESS: Sprint Spectrum, 2005 Massachusetts Avenue- Waiting report from reviewing engineer regarding equipment update. Verizon Wireless, 621 Chase Road- Waiting report from reviewing engineer regarding equipment update. Open Space Ad Hoc Committee – Agricultural- Local farmers are invited to the March 29 th meeting to provide input on the formation of an agricultural commission and a right-to-farm bylaw. Caucus- March 19th, 7 PM, Turkey Hill Middle School. May 2012 Town Meeting- May 5th. DEVELOPMENT STATUS REPORTS: EPG Solar, 194 Electric Avenue - ANR Plan approved by the Board at its February 13, 2012 meeting has been misplaced by the applicant. New Mylar, identical to one signe d February 13 th, presented this date. Motion, Ms. Bilotta -Simeone, to re-sign plan originally signed on February 13th, Second, Mr. Saiia, Motion passed. Plan signed. Asian Imperial, 332 Massachusetts Avenue- Project engineer still waits on foundation plan from architect. DPW Facility, Chase Road - Committee Chair requested copies of progress reports and engineering reviews submitted to the Planning Office to incorporate into the Committee’s final report. ===PAGE 2=== Minutes 3-12-12 Page 2 Emerald Place at Lake Whalom, 10 Lakefront- Work continues with villas. Weather permitting, spring cleanup will commence. Tri Town Landing- License agreement currently with Town Counsel. MEETING SCHEDULE: March 26 – EPG Solar Information Meeting (cont’d) followed by Planning Board meeting and solar bylaw workshop, Town Hall. March 28 – 6:00 PM- possible Board meeting contingent on results of March 26 th solar workshop. April 9 – 6:00 PM- New England Farms Information Meeting , followed by Public Hearing for Warrant Zoning Arti cle and Planning Board meeting, Town Hall April 23 – Planning Board meeting, Ritter Memorial Building MEMBER INFORMATION & ISSUES: Per request from Mr. Bodkin Jr., Ms. Benson to obtain listing of Town -owned land from Assessor’s Office. Ms. Benson noted request from Town Manager as to effect on department without an Override. Detriment to office would be a level-funded budget, therefore unable to update statutory documents. Office would lose 8 personnel hours per week. Noted correspondence received this date from Town resident David Prokowiew. Ms. Benson wi ll acknowledge receipt of letter to Mr. Prokowiew. Ms. Benson noted he has also requested from the Planning Office copies of data received from EPG Solar. PUBLIC COMMENT: Mr. Whalen inquired as to date Warrant closes. Ms. Benson noted a Place Holder is on the Warrant for the Solar Bylaw Article. APPOINTMENT: ANR - 24 Leominster Road, Donald 7 Carroll Routh - Plan presented by Robert Doolittle, 24 Leom inster Road. Parcel of over 4 acres to be divided to form a second lot with frontage on School Street. Ms. Benson to verify that School Street is a public way. Plan accepted for department review. ADJOURNMENT: Motion, Ms. Bilotta-Simeone, Second, Mr. Lockwood, Motion passed. Adjourned 7:35 PM. Minutes/2012/03.12.12 ======================================================================================== DOCUMENT : 2012-03-26-agenda-3652.txt BOARD : planning-board DATE : 2012-03-26 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-03-26-agenda-3652.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03262012-3652 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147 ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING Monday, March 26, 2012 – 6:30 PM Town Hall, 17 Main Street Lunenburg, MA AGENDA 1. ROLL CALL 2. INFORMATION MEETING (cont’d), 6:30 PM EPG Solar, 194 Electric Avenue 3. ANR: Sign 24 Leominster Road, Donald & Carroll Routh 4. MINUTES – APPROVAL: 3-8-12 3-12-12 3-12-12 New England Farms Information Meeting 5. NOTICES & COMMUNICATIONS: 6. PLANNING DIRECTOR’S REPORTS/NEW BUSINESS: Sprint Spectrum, 2005 Massachusetts Avenue Verizon Wireless, 621 Chase Road 7. OLD BUSINESS: 263 Elmwood Road 8. DEVELOPMENT STATUS REPORTS: EPG Solar, 194 Electric Avenue Emerald Place at Lake Whalom, 10 Lakefront Tri Town Landing, Youngs Road 9. MEMBER INFORMATION & ISSUES: 10. DATA INFORMATION 11. SOLAR BYLAW WORKSHOP 12. PLANNING BOARD PUBLIC COMMENT 13. CITIZEN PUBLIC COMMENT 14. MEETING SCHEDULE:  March 28 – 6:00 PM, Planning Board meeting, Ritter Memorial Building  April 9 6:00 PM, New England Farms, 134 Leominster Shirley Road Information Meeting 7:15 PM, Zoning Article Public Hearing Planning Board Meeting, Town Hall  April 23 – Planning Board Meeting, Ritter Memorial Building 15. EXECUTIVE SESSION: In accordance with M.G.L. Chapter 39, §23B(3) for the purpose of discussing strategy with respect to collective bargaining or litigation if an open meeting may have a detrimental effect on the government’s bargaining or litigation position. 16. ADJOURNMENT Agenda/2012/03.26.12 ======================================================================================== DOCUMENT : 2012-03-26-minutes-3652.txt BOARD : planning-board DATE : 2012-03-26 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-03-26-minutes-3652.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03262012-3652 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147, ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director Minutes March 26, 2012 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Time: 6:30 PM Present: Emerick R. Bakaysa, Thomas W. Bodkin Jr., Robert J. Saiia, Nathan J. Lockwood, Marion M. Benson Absent: Joanna L. Bilotta-Simeone INFORMATION MEETING (cont’d), EPG Solar- See separate minutes ANR, 24 Leominster Road, Donald & Carroll Routh- Tabled MINUTES – APPROVAL: Tabled - 3-8-12. 3-12-12, 3-12-12 New England Farms Information Meeting NOTICES & COMMUNICATIONS: Tabled Joint Meeting, March 29, 2012, Montachusett Region Comprehensive Economic Development Strategy Committee, Montachusett Economic Development District, and small towns MRPC Traffic Count Request PLANNING DIRECTOR’S REPORTS/NEW BUSINESS: Tabled Sprint Spectrum, 2005 Massachusetts Avenue- Verizon Wireless, 621 Chase Road- OLD BUSINESS: Tabled - 263 Elmwood Road DEVELOPMENT STATUS REPORTS: Tabled EPG Solar, 194 Electric Avenue- Emerald Place at Lake Whalom, 10 Lakefront- Tri Town Landing, Youngs Road- MEMBER INFORMATION & ISSUES: Tabled DATA INFORMATION: Tabled SOLAR BYLAW WORKSHOP Latest draft distributed to Board members. Mr. Bodkin Jr. felt there should be a two-tiered system. The overlay districts (defined in the proposed solar bylaw) with a s-of-right siting and then a special permit process as this will give the Board more authority . In the Development Plan Review ( DPR) process. This will give the Board the ability to better regulate and contro l solar projects by allowing it to either approve or disapprove a solar project by a special permitting process. If a solar project does not fit the established criteria in the DPR process, the Board can deny the project. Discussion ensued on the draft bylaw and will continue at the March 28th workshop. ADJOURNMENT: Motion, Mr. Saiia, Second, Mr. Lockwood, Motion passed. Adjourned 10:44 PM. Minutes/2012/03.26.12 ======================================================================================== DOCUMENT : 2012-03-28-agenda-3653.txt BOARD : planning-board DATE : 2012-03-28 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-03-28-agenda-3653.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03282012-3653 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147 ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING Wednesday, March 28, 2012 – 6:30 PM Ritter Memorial Building, 960 Massachusetts Avenue Lunenburg, MA AGENDA 1. ROLL CALL 2. SOLAR BYLAW WORKSHOP 3. PLANNING BOARD PUBLIC COMMENT 4. CITIZEN PUBLIC COMMENT 5. ADJOURNMENT Agenda/2012/03.28.12 ======================================================================================== DOCUMENT : 2012-03-28-minutes-3653.txt BOARD : planning-board DATE : 2012-03-28 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-03-28-minutes-3653.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03282012-3653 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147, ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director Minutes March 28, 2012 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA 01462 Time: 6:30 PM Present: Emerick R. Bakaysa, Thomas W. Bodkin Jr., Robert J. Saiia, Nathan J. Lockwood, Marion M. Benson Absent: Joanna L. Bilotta-Simeone SOLAR BYLAW WORKSHOP 4.15.1 Purpose No issues 4.15.2 Definitions Board okay with 10 kW. Rationale - Differentiates between small- and large- scale in the sense tha t it provides flexibility for Town to make determination under large-scale special permit process for residences. 4.15.3.1 Purpose No issue 4.15.3.2 Roof-Mounted Solar Energy Installations No issue 4.15.3.3 Small-Scale Ground-Mounted Solar Energy Installations Insert reference that anything above 20 feet will move it into special permitting process. 4.15.3.4 Required Documents No issue 4.15.3.5 Permitting No issue 4.15.3.6 As Built Plans No issue 4.15.4.1 Large-Scale Ground-Mounted Solar Photovoltaic Installations 4.15.4.1 Purpose No issue ===PAGE 2=== Minutes Solar Bylaw Workshop 3-28-12 4.15.4.2 Solar Overlay District No issue 4.15.4.3 Siting By Special Permit Section 8.3.2.1 of the Zoning Bylaw makes the powers specific to the Zoning Board of Appeals. Is this Section going to be duplicated and hav e a separate Section that outlines the powers that are appropriate for the granting authority being the Planning Board? Get clarity from Town Counsel Kopelman and Paige ( K&P) as to what Sections of 8.3.2.1 apply to the Planning Board and its powers. To 4.15.4.3. add- A. Standards B. Conditions 4.15.4.4 Development Plan Review No issues 4.15.4.5 Utility Notification No issues 4.15.4.6 Fees No issues 4.15.4.7 Setbacks Rename 4.15.4.7- Setbacks and Buffer Strips Under 4.15.2 c hange Buffer Strip Definition to “A strip of land between the envelope of the solar array and the boundary of the parcel reserved for Plant Material, berms, walls or fencing to serve as a visual barrier.”” Residential – 200 foot buffer. Commercial to Commercial – 50 foot buffer. Mr. Bodkin Jr. suggested doing a visual for buffer zone. Add in- “Buffer strip shall be 200 feet in a residential district and shall be 50 feet in a commercial district unless such district a buts a residential district wherein the buffer strip shall be 200 feet”. Make sure K&P views to ensure Board covers all districts. In new scenario setbacks can be part of buffer zone. 4.15.4.8 Required Documents First paragraph – is 249 kW still applicable? Ask K&P for clarity. 4.15.4.10 Design Standards F. Visual Impact Change sentence- “Buffer Strips shall surround……………….screen the front setback.” to read “Buffer Strips shall surround the proposed project.” CITIZEN PUBLIC COMMENT : Citizen asked if buffers for as-of-right siting are the same as those that will be in the amended Solar Bylaw. Yes. ANR: Signed ANR for 24 Leominster Road, Motion, Mr. Bodkin Jr., Second, Mr. Lockwood; Motion passed. ADJOURNMENT: Motion, Mr. Bodkin Jr., Second, Mr. Lockwood, Motion passed. Adjourned 9:15 PM. Audio recording on file in Planning Office. Minutes/2012/03.28.12 ======================================================================================== DOCUMENT : 2012-04-09-agenda-3640.txt BOARD : planning-board DATE : 2012-04-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-04-09-agenda-3640.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04092012-3640 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147, ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director TOWN OF LUNENBURG PUBLIC HEARING The Lunenburg Planning Board will hold a Public Hearing on April 9, 201 2, 7:15 PM, Joseph Bilotta Meeting Room, Town Hall, 17 Main Street , Lunenburg, MA 0 1462, to amend the Zoning Byl aw by deleting from the current Section 6.6., Subsection 6.6.7. entitled Solar Energy Systems and add to the current Section 4.0. Use Regulations a new Section entitled Section 4.15. Solar Energy Systems. Copies are on file in the Planning office. Notice of said hearing will be duly posted in the usual posting places. ======================================================================================== DOCUMENT : 2012-04-09-agenda-3654.txt BOARD : planning-board DATE : 2012-04-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-04-09-agenda-3654.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04092012-3654 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147 ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING Monday, April 9, 2012 – 5:30 PM Town Hall, 17 Main Street Lunenburg, MA AGENDA 1. ROLL CALL 2. BYLAW REASONINGS 3. 6:00 PM - INFORMATION MEETING (cont’d), New England Farms, 134 Leominster Shirley Road 4. 7:15 PM – PUBLIC HEARING, Warrant Zoning Article for May 5, 2012 Town Meeting 5. MINUTES – APPROVAL: 3-8-12 3-12-12 3-12-12 New England Farms Information Meeting 3-26-12 EPG Information Meeting 3-26-12 3-28-12 6. NOTICES & COMMUNICATIONS: 7. PLANNING DIRECTOR’S REPORTS/NEW BUSINESS: Sprint Spectrum, 2005 Massachusetts Avenue Verizon Wireless, 621 Chase Road 8. OLD BUSINESS: 263 Elmwood Road May 5, 2012 Town Meeting 9. DEVELOPMENT STATUS REPORTS: Emerald Place at Lake Whalom, 10 Lakefront Tri Town Landing, Youngs Road 10. MEMBER INFORMATION & ISSUES: 11. DATA INFORMATION 12. PUBLIC COMMENT 13. MEETING SCHEDULE:  April 23 – Planning Board Meeting, Ritter Memorial Building  May 14 – Planning Board Meeting, Town Hall  May 21 – Master Planning Workshop, Ritter Memorial Building  May 28 – HOLIDAY – reschedule meeting 14. EXECUTIVE SESSION: In accordance with M.G.L. Chapter 39, §23B(3) for the purpose of discussing strategy with respect to collective bargaining or litigation if an open meeting may have a detrimental effect on the government’s bargaining or litigation position. 15. ADJOURNMENT Agenda/2012/04.09.12 ======================================================================================== DOCUMENT : 2012-04-09-agenda-3680.txt BOARD : planning-board DATE : 2012-04-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-04-09-agenda-3680.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04092012-3680 ======================================================================================== ===PAGE 1=== Planning Board Meeting: New England Farms PL_BD_MINUTES_04.09.12_NE_FARMS_INFO_MTG.PDF 1. Documents: ======================================================================================== DOCUMENT : 2012-04-09-minutes-3640.txt BOARD : planning-board DATE : 2012-04-09 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-04-09-minutes-3640.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04092012-3640 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147, ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director Public Hearing Minutes Town Meeting Articles April 9, 2012 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA. 01462 Time: 7:15 PM Members Present: Emerick R. Bakaysa, C hair, Joanna L. Bilotta -Simeone, Vice Chair, Robert J. Saiia, Thomas W. Bodkin, Jr., Nathan J. Lockwood, Marion M. Benson, Planning Director Chair opened the Public Hearing at 7:10 PM with the reading of the legal notice published in the Sentinel & Enterprise on March 26, 2012 and April 2, 2012. The Public Hearing was to hear amendments to the Zoning Bylaw by deleting from the current Section 6.6., Subsection 6.6.7. entitled Solar Energy Systems and add to the current Section 4.0. Use Regulations a new Se ction entitled Section 4.15. Solar Energy Systems. Notices were sent to abutting towns, cities, agencies and Town departments. Article 19 To see if the Town will vote to delete from the current Section 6.6. in the Zoning Bylaw, Section 6.6.7. entitled “S olar Energy Systems,” or take any other action relative thereto. Article 17 To see if the Town will vote to amend the Zoning Bylaw by adding to the current bylaw Section 4.0. entitled “Use Regulations,” a new Section entitled Section 4.15. “Solar Energy Systems,” or taker any other action relative thereto. Section 4.15 SOLAR ENERGY SYSTEMS 4.15.1 Purpose The purpose of this section is to provide siting for solar photovoltaic energy systems for power generations for all, home, commercial or industrial installations. Small -Scale Ground -Mounted Photovoltaic Installations, Roof -Mounted Solar Energy Installations and Large -Scale Ground-Mounted Photovoltaic Installations within the Solar Overlay District may be constructed without need for discretionary app roval as set forth herein. Large -Scale Ground-Mounted Photovoltaic Installations outside of the Solar Overlay District may be constructed by special permit provided certain criteria as set forth herein are met. The provisions in this section of the Zonin g Bylaw shall apply to the construction, operation, repair, and/or removal of all solar electric systems, and to physical modifications that materially alter the type, configuration, or size of these installations or related equipment. 4.15.2 Definitions Small-Scale Ground-Mounted Photovoltaic Installation: A solar photovoltaic system that is structurally mounted on the ground and has a nameplate capacity under 10 kW. Large-Scale Ground-Mounted Photovoltaic Installation: A solar photovoltaic system t hat is structurally mounted on the ground and has a nameplate capacity of 10 kW or greater. Rated Nameplate Capacity: The maximum rated output of electric power production of the photovoltaic system in Direct Current (DC). Solar Photovoltaic Array: An arrangement of solar photovoltaic panels. Roof-Mounted Solar Energy Installation: Solar photovoltaic arrays placed on the roof of residences, or commercial, industrial or institutional buildings and Town owned municipal buildings. ===PAGE 2=== Minutes, 4-9-12 Town Meeting Zoning Article Pg 2 Buffer Strip: A strip of land between the solar photovoltaic arrays, and any structures accessory thereto, and the boundary of the parcel reserved for plant material, berms, walls or fencing to serve as a visual barrier. Plant Material: Trees or shrubs of a type and height that sufficiently screen the arrays without blocking necessary sun that would hinder the product performance, including ground cover that would screen the lower portion of the arrays. 4.15.3 Small-Scale Ground-Mounted Solar Photovoltaic Installations and Roof-Mounted Solar Energy Installations 4.15.3.1 Purpose The purpose of section is to promote the creation of renewable energy for individual residences, commercial enterprises and municipal buildings, as-of-right. 4.15.3.2 Roof-Mounted Solar Energy Installations Roof-Mounted Solar Energy Installations shall be located so as not to increase the total height of the structure more than one (1) foot above the applicable zoning regulations related to hei ght in the District in which it is located, or such other height as is determined by the Building/Zoning Official to be essential for proper operation, but in no case no more than four (4) feet. 4.15.3.3 Small-Scale Ground-Mounted Solar Energy Installations Small-Scale Ground-Mounted Photovoltaic Installation are not permitted in the Zoning Dimensional Setbacks as listed in Section 5.0, Subsection 5.2 of the Zoning Bylaw and may not be located closer than 25 feet from residential side-yard lines. Dimensional setbacks for Small-Scale Ground-Mounted Photovoltaic Installation shall have a front lot setback no closer than the existing foundation of the primary dwelling to the front property line, except when the existing foundation of the primary dwelling i s more than 125 feet from the front property line or otherwise if determined appropriate by the Building/Zoning Official. Small-Scale Ground-Mounted Photovoltaic Installation shall be adequately screened from the neighboring lot line as determined by the Building/Zoning Official. A Small-Scale Ground-Mounted Photovoltaic Installation with twenty feet or greater in height, at its maximum extension, shall require a Special Permit in accordance with Section 4.15.4.3. 4.15.3.4 Required Documents The following documents shall be required: A. Sun and shadow diagrams specific to the proposed installation to determine the solar access. B. Detailed information, including maps, plans or dimensional sketches showing proposed location of the solar installation, including any setbacks from property lines or distances from structures which are used for habitation on adjacent properties, and a landscape diagram showing proposed screening. C. Site drawings showing the building and structure footprints, property lines, location and the dimensions of solar arrays, ridgeline of roof and description of the installation. D. Elevation drawings showing heights of buildings and solar arrays. 4.15.3.5 Permitting Small-Scale Ground-Mounted Solar Photovoltaic Installations and Roof-Mounted Solar Energy Installations require only a building permit, except that a Small -Scale Ground -Mounted Solar Photovoltaic Installation twenty feet in height or greater, at its maximum extension, shall require a special permit in accordance with Section 4.15.4.3. All data listed above shall be submitted to the Building/Zoning Official. All other necessary permits shall be obtained before a building permit is issued. 4.15.3.6 As Built Plans As-built plans shall be submitted prior to final inspection to the Building/Zoning Official and copied to the Planning Board. 4.15.4 Large-Scale Ground-Mounted Solar Photovoltaic Installations 4.15.4.1 Purpose The purpose of this section is to facilitate the creation of new Large -Scale Ground-Mounted Solar Photovoltaic Installations by providing standards for the placement, design, construction, operation, monitoring, modification and removal of such installations that address public safety, minimize impacts on environmental, scenic, natural and historic resources and to provide adequate financial assurance for the eventual decommissioning of such installations. Subject to the requirements below, Large-Scale Ground-Mounted Solar Photovoltaic Installations are permitted as-of-right in the Solar Overlay District and by special permit in any other district. The special permit granting authority for these purposes shall be the Planning Board. ===PAGE 3=== Minutes. 4-9-12 Town Meeting Zoning Article Pg 3 4.15.4.2 Solar Overlay District Large-Scale Ground-Mounted Solar Photovoltaic Installations are allowed by right in the following designated Overlay District: 1. 27 Youngs Road, 42 Acres, Map 115, Parcel 016 (Commercial District) (Mr. Bakaysa noted this parcel is the old Lunenburg landfill.) 2. 671 Lancaster Avenue, 132 Acres, Map 110, Parcel 3 (Residence B) (Mr. Bakaysa noted this parcel is under the control of the Lunenburg Water District.) 3. 500 Leominster Shirley Road, 17.4 Acres, Map 144, Parcel 001 (Office Park and Industrial). (Mr. Bakaysa noted this parcel is under the control of the Lunenburg Water District.) 4.15.4.3 Siting By Special Permit Except where permitted as -of-right in the Solar Overlay District, Large -Scale Ground-Mounted Solar Photovoltaic Installations may be located on any lot containing more than 20 acres in any district by special permit issued by the Planning Board, provided however that, the requirements of Section 4.15 and the following criteria are met. 1. Standards: In granting the special permit, the Planning Board shall find that the per mit may be granted without substantial detriment to the public good and without nullifying or substantially derograting from the intent and purpose of t his bylaw, and shall find that: - the specific site is an appropriate location for such an installation; - the proposed installation will not adversely affect the existing neighborhood; - the granting of the special permit will not reasonably diminish the available light, air, sunlight and other amenities, and; - there will be no nuisance or serious hazard to vehicles or pedestrians. 2. Conditions: The Planning Board may impose any conditions deemed necessary to achieve the purpose of this Bylaw, such as, but not limited to, the following: - greater than minimum setback requirements; - modification of exterior appearance; - limitation of size or extent of facilities; - regulation of traffic and site plan features; - screening of premises from view by use of appropriate walls, fencing or buffer strips; - control of the number, location, size and lighting of signs; - additional design and siting modifications where appropriate. 4.15.4.4 Development Plan Review All Large-Scale Ground-Mounted Solar Photovoltaic Installations shall require Development Plan Review, under Section 8.4 of the Zoning Bylaws, by the Lunenburg Planning Board. A public information meeting shall be held by said Board. The Building/Zoning Official shall not issue a building permit unless and until the Planning Board submits an approved Development Plan Review Document, and Special Permit documentation where applicable, to the Building/Zoning Official. A building permit will be issued by the Building/Zoning Official that shows evidence that the project is consistent with stat e and federal building codes, the findings and directives of the Development Plan Rev iew, and/or Special Permit, and local bylaws and regulations, including those set forth by the Conservation Commission. As -built plans shall be submitted prior to final inspection to the Building /Zoning Official with copies to the Planning Board. 4.15.4.5 Utility Notification Evidence shall be provided at time of the application for the Development Plan Review that the utility company that operates the electrical grid where the installation is be located has been informed of the applicant’s intent to co nstruct a solar photovoltaic installation and that approval to connect to the grid has been granted or appropriate application(s) have or wil l be been made to such utilities for interconnection. Off -grid systems shall be exempt from this requirement. Rea sonable efforts should be made to place all utility connections underground, depending on appropriate soil conditions, shape and topography o f the site. 4.15.4.6 Fees An application for a Development Plan Review shall be accompanied by the required fee and a tri-party account (in-house escrow account with the Planning Board, Developer and Town Treasurer) for engineering review, monitoring, and inspections fees. An application for a building permit shall be accompanied by the fee required for a buildin g permit. All other fees that shall be required by permitting parties (Conservation Commission, etc.) shall be administered according to their regulations. 4.15.4.7 Setbacks and Buffer Strips Buffer Strips in all Districts: All installations shall be surrounded by a buffer strip which shall be two hundred (200) feet in width in a Residential, Conservation or Recreation District and shall be 50 feet in a Commercial or Industrial district unless it a buts a Residential, Conservation or Recreation Distric t in which case the buffer strip shall be two hundred feet in width along such abutting lot lines, unless the applicant can demonstrate, and the Planning Board finds, that adequate buffering can be provid ed in a narrower buffer strip. ===PAGE 4=== Minutes, 4-9-12 Town Meeting Zoning Article Pg 4 Setbacks in all Districts: Front Yard: The Front Yard Depth shall be at least 50 feet, provided, however, that when the lot is in a Residential, Outlying or Recreation District or abuts a Residential, Conservation, or a Recreation District, the front lot setback shall not be less than 200 feet. Side Yard: Each side yard setback shall be at least 50 feet, provided, however, that when the lot is in a Residential, Outlying or Recreation District or abuts a Residential, Conservation, or a Recreation District, the side yard setback shall not be less than 200 feet. Rear Yard: The Rear Yard Depth shall be at least 50 feet; provided, when the lot is in a Residential, Outlying or Recreation District or abuts a Residential, Conservation, or a Recreation District, the rear yard setback shall not be less than 200 feet. 4.15.4.8 Required Documents In addition to documents required for Development Plan Review, the following will be required for Large -Scale Ground-Mounted Solar Photovoltaic Installation. The Planning Board may waive one of more of these requirements in its sole discretion under appropriate circumstances for Large-Scale Ground-Mounted Solar Photovoltaic Installation between 10 kW and 249 kW. A. All plans and maps shall be prepared, stamped and signed by a professional engineer licensed to practice in Massachusetts. B. Property lines and physical features, including roads for property sites. C. Proposed changes to landscape of site, including grading, vegetation, clearing, planting, screening vegetation or structures. D. Locations of wetlands and Priority Habitat Areas defined by the Natural Heritage & Endangered Species Program. E. Locations of floodplains or inundation areas for moderate or high hazard dams. F. A list of any hazardous materials proposed to be located on the site in excess of household quantities and a plan to prevent their release to the environment as appropriate. (See Section 4.15.4.9(I)) G. Drawings of the installation showing the proposed layout of the system and any potential shading from nearby structures. H. One or three phase line electrical diagrams detailing the installation, associated components and electrical interconnection methods with all National Electrical Code compliant disconnects and overcurrent devices. I. Documentation of the major system components to be used, including the electric generating PV panels, mounting system, inverter, etc. J. Name of property owner, address, telephone number, e-mail K. Name of lessor or lessee, address, telephone number, e-mail L. Name of contact person, address, telephone number, e-mail M. Name of designing engineer, address, telephone number, e-mail N. Names of contractors, address, telephone number, e-mail O. Name of installer, address, telephone number, e-mail P. Zoning District designation for parcel of land, map and parcel. Q. Documentation of actual or prospective access and control of the project site sufficient to allow for construction and operation and maintenance of the proposed solar photovoltaic installation. R. Provision of water including that needed for fire protection. S. Proof of liability insurance. T. Description of the financial surety required by Section 4.15.4.12 below. U. Sight line representations depicting in pr ofile the view of the proposed installation, and any appurtenant structures, from the location upon any public road within 300 feet that would have the most unobstructed view of the installations, and from the closest wall of each residential building with in 300 feet of the highest point of the installation. V. A screening plan, in compliance with Section 4.15.4.9(F). 4.15.4.9 Design Standards A. Lighting Lighting of solar photovoltaic installations shall be consistent with local, state and federal law. Lighting of other parts of the installation, such as any appurtenant structures, shall be limited to that required for safety and operational purposes and s hall be reasonably shielded from abutting properties. Where feasible, any required lighting shall be directed downward and shall incorporate full cut off fixtures to reduce light pollution. B. Signage Signage size shall comply with the Zoning Bylaw and shall not be used for displaying any advertising except to identify the o wner and/or operator of the solar installation and a 24–hour emergency contact telephone number. C. Land Clearing Clearing of natural vegetation shall be limited to what is necessary for construction, operation and maintenance of the installation Any land disturbance, including ea rth removal of land cleared greater than one acre shall be subject to Stormwater Management criteria and/or otherwise prescribed by applicable laws, regulations and bylaws. ===PAGE 5=== Minutes, 4-9-12 Town Meeting Zoning Article Pg 5 D. Safety, Emergency Service and Environmental Standards The applicant shall provide a copy of the project summary, electrical schematic, and site plan. The applicant shall develop a n emergency response plan including showing all means of shutting down the solar installation. The appl icant shall submit the name of the person answerable to inquires throughout the life of the installation. If the designated person changes, the name of the new designated person shall be submitted as an addendum. E. Monitoring and Maintenance The applican t shall submit a plan for the operation and maintenance of the installation which shall include measures for maintaining the site including safe access, stormwater control, structural repairs and the integrity of security measures. T hese measures must be acceptable to the Fire Chief and emergency medical services personnel. If needed, training of service personnel will be provided by the applicant. The owner/operator shall be responsible for the cost of maintaining the installation. The applicant shall also submit a Monitoring/Inspection Form under the Development Plan Review during construction, and shall further submit a report on the condition of the structure and site by January 15th of each year. F. Visual Impact Any Large-Scale Ground-Mounted Solar Photovoltaic Installation shall be designed to minimize visual impacts including preserving natural vegetation to the maximum extent possible, blending in equipment with the surroundings, and adding vegetative buffers to screen abutting residential propert ies whether developed or not. Siting shall be such that the view of the solar electric generating installation from other areas of Town shall be as minimal as possible. Buffer Strips shall surround the proposed project. A screening plan, that assures th e facility is shielded to greatest extent possible from public view, shall be required to be reviewed under the Development Plan Review. G. Height The height of any structure associated with a Large -Scale Ground-Mounted Solar Photovoltaic Installation s hall not exceed 35 feet. H. Roads All access roads and interior roads shall be constructed to minimize grading, removal of stone wall or trees and to minimize impacts to environmental or historic resources. I. Hazardous Materials Hazardous materials stored, used, or generated on site shall not exceed the amount for a Very Small Quantity Generator of Hazardous Waste as defined by the Department of Environmental Protection ("DEP") pursuant to 310 CMR 30.000 and shall meet all requirements of the DEP including storage of hazardous materials in a building with an impervious floor that is not adjacent to any floor drains to prevent discharge to the outdoor environment. If hazardous materials are utilized within the solar electric equipment then imperviou s containment areas capable of controlling any release to the environment and to prevent potential contamination of groundwater are required. J. Noise Noise generated by a Large-Scale Ground -Mounted Solar Photovoltaic Installation, and by any associated equipme nt and machinery, shall conform to applicable state and local noise regulations, including the Department of Environmental Protection’s Division of Air Quality noise regulations, 310 CMR 7.10. 4.15.4.10 Modifications All modification requests to a solar photovoltaic installation, including changes in arrays, addition to number of arrays or change in placement made after issuance of the required building permit shall require review through the Development Plan Review for compliance with this Bylaw. 4.15.4.11 Abandonment and Removal The owner or operator shall physically remove the installation no more than 150 days after the date of decommissioning operations. The owner or operator shall notify the Planning Board by certified mail of their proposed date of discontinued operations and plans for removal. The notification shall consist of the methodology of physical removal of all structures, equipment, security barriers and transmission lines, disposal of all solid and hazardous waste and stabilization or re-vegetation of the site. Landscaping, etc. may be left upon approval of the Planning Board. If the owner or operator fails to remove the installation in accordance with the above criteria, the Town may, after the receipt of an appropriate court order o r consent of the property owner, enter the property and physically remove the installation at the owner’s expense. As a condition of Development Plan Review, a property owner shall agree to allow the Town entry to remove an abandoned or decommissioned installation. The cost for the removal will be charged to the property owner in accordance with the provisions of G.L. 139, Section 3A as a tax lien on the property. 4.15.4.12 Financial Surety Proponents of large-scale solar photovoltaic projects shall pro vide a form of surety, either through an escrow account, bond or otherwise to cover the cost of removal in the event the Town must remove the installation and remediate the landscape, in an amount and form determined to be reasonable by the Development Pla n Review Authority but in no event to exceed more than 125 percent of the cost of removal and compliance with the additional requirements set forth herein, as determined by the project proponent. Such surety will not be required for municipally or state o wned facilities. The project owner/operator shall submit a fully inclusive estimate of the costs associated with removal, prepared by a qualified engineer. The amount shall include a mechanism for calculating increased removal cost due to inflation. ===PAGE 6=== Minutes, 4-9-12 Town Meeting Zoning Article Pg 6 4.15.5 Conflicts In the event that any part of this Section conflicts with other requirements of the Zoning Bylaw, the requirements of this Section shall apply. Chair Bakaysa opened the Hearing to public comment. John Londa, Autumn Road- He felt the Bylaw had a lot of protection for putting arrays on residential structures, but no coverage for between small- and large-scale, e.g., 80 or 100 kW. If a resident wanted to put a 100 kW system on a 10 acre parcel, e.g., on an existing farm or business , this should be allowed in Town to support the local businesses without going through the requirements for large-scale solar. The Board will discuss this with Town Counsel to see if there is a gap in coverage. David Prokowiew, West Street - requested surveillance equipment/cameras be added to Lighting section of the bylaw. Asked when is installation considered abandoned? Board will look at an agreement with the utility that when it is no longer connected to the grid it will be considered to have ceased operation. David Blatt, Lancaster Avenue - specify under 4.19.4.9. Design Standards A. and E. security cameras IP (Internal Protocol) monitored over the internet by the police and/or fire department. Board will inquire of Town Counsel. Paula Bertram, Townsend Harbor Road - suggested use definition of abandonment in State model . Feels strongly that siting should be through overlay districts voted on at town meeting versus siting by special permit. John Whalen , West Townsend R oad- Feels Residential District should not be included in large-scale solar. Mr. Bakaysa responded that if located only in Commercial and Industrial Districts, this will reduce the possibility of bringing commercial/industrial business to Town and limit jobs. Mr. Whalen- Referred to an interconnection document with UNITIL that made reference to interference, vibration harmonics, that may be produced by the inverters. Will be added to “4.15.4.9. Design Standards, J. Noise”. Public Hearing closed at 8:45 PM. Minutes/public hearings 2012/town mtg art 4-9-12 ======================================================================================== DOCUMENT : 2012-04-09-minutes-3654.txt BOARD : planning-board DATE : 2012-04-09 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-04-09-minutes-3654.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04092012-3654 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147, ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director Minutes April 9, 2012 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Time: 5:30 PM Present: Emerick R. Bakaysa, Joanna L. Bilotta -Simeone, Thomas W. Bodkin Jr., Robert J. Saiia (arrived late) , Nathan J. Lockwood (arrived late), Marion M. Benson Mr. Bakaysa opened meeting to discuss Proposed Solar Bylaw that will be presented through the Warrant for the May 5, 2012 Town Meeting. Members were previously presented with a data book containing the proposed bylaw and a bylaw entered for the warrant by petitioners. The notebook further contained memo randums, letters and e lectronic mails from the abutters to the project entitled EPG Solar. Board members present had no major issues with the bylaw as written. Questions were mainly as to printing deadline, etc. Chair closed above portion of the meeting at 5:55 PM, Motion, Ms. Bilotta-Simeone, Second, Mr. Bodkin Jr. 6:00 PM- INFORMATION MEETING, New England Farms, 134 Leominster Shirley Road- See separate minutes 7:15 PM- PUBLIC HEARING, Warrant Zoning Article for May 5th Town Meeting - See separate minutes MINUTES – APPROVAL: 3-8-12 Motion, Ms. Bilotta-Simeone, Second, Mr. Bodkin Jr. 3-12-12 Motion Ms. Bilotta-Simeone, Second, Mr. Bodkin Jr. 3-12-12 New England Farms Information Meeting, Motion, Ms. Bilotta-Simeone, Second, Mr. Bodkin Jr. 3-26-12 EPG Information Meeting, Motion, Mr. Bodkin Jr., Second, Mr. Saiia 3-26-12, Motion, Mr. Bodkin Jr., Second, Mr. Saiia 3-28-12, Motion, Mr. Bodkin Jr., Second, Mr. Lockwood NOTICES & COMMUNICATIONS: MRPC Traffic Count Request- Correspondence received from MRPC noting planned traffic counts. In addition to those planned by MRPC, Ms. Benson has submitted a request for Leomin ster-Shirley Road and Pioneer Drive. PLANNING DIRECTOR’S REPORTS/NEW BUSINESS: Sprint Spectrum, 2005 Massachusetts Avenue- Incomplete at this time - Planning Office awaiting additional information. Verizon Wireless, 621 Chase Road- Completed – Findings and Determination issued. Special Permit Modification not required. OLD BUSINESS: 263 Elmwood Road- Noted Incident Report issued by Lunenburg Fire Department in 2010 in which they cleared the site. May 5, 2012 Town Meeting- Chair Bakaysa to present Zoning Article. ===PAGE 2=== Minutes 4-9-12 Pg 2 DEVELOPMENT STATUS REPORTS: Emerald Place at Lake Whalom, 10 Lakefront- Construction continues on villas. Tri Town Landing, Youngs Road- Meeting held April 4th to discuss water supply issue for the 3rd building. MEETING SCHEDULE: April 23- Planning Board Meeting, Ritter Memorial Building May 5 – 8:30 AM, Planning Board Meeting, Lunenburg High School Cafeteria May 14- Planning Board Meeting, Town Hall May 21- tentative - Master Planning Workshop, Ritter Memorial Bu ilding – meeting will include Findings and Determination for EPG Solar. ADJOURNMENT: Motion, Mr. Saiia, Second, Ms. Bilotta-Simeone, Motion passed. Adjourned 9:00 PM. Minutes/2012/04.09.12 ======================================================================================== DOCUMENT : 2012-04-23-agenda-3655.txt BOARD : planning-board DATE : 2012-04-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-04-23-agenda-3655.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04232012-3655 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147 ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING Monday, April 23, 2012 – 6:30 PM Ritter Memorial Building, 960 Massachusetts Avenue Lunenburg, MA AGENDA 1. ROLL CALL 2. MINUTES – APPROVAL: 4-9-12 4-9-12 New England Farms Information Meeting 4-9-12 Town Meeting Zoning Article Public Hearing 3. APPROVAL – New England Farms Development Plan Review 4. 7:00 PM- APPOINTMENT: Report – Screening and Landscaping, EPG Project 5. NOTICES & COMMUNICATIONS: Conservation Commission Zoning Board of Appeals 6. PLANNING DIRECTOR’S REPORTS/NEW BUSINESS: 7. OLD BUSINESS: May 5, 2012 Town Meeting 8. DEVELOPMENT STATUS REPORTS: Emerald Place at Lake Whalom, 10 Lakefront Tri Town Landing, Youngs Road 9. MEMBER INFORMATION & ISSUES: 10. DATA INFORMATION 11. PUBLIC COMMENT 12. MEETING SCHEDULE:  April 30 – Public Hearing, Citizen Petition Zoning Article, Town Hall  May 5 – Planning Board Meeting, High School Cafeteria, 8:30 AM  May 5 – Town Meeting, High School, 9:00 AM  May 14 – Planning Board Meeting, Town Hall  May 21 – Master Planning Workshop, Ritter Memorial Building  May 28 – NO MEETING - HOLIDAY 13. EXECUTIVE SESSION: In accordance with M.G.L. Chapter 39, §23B(3) for the purpose of discussing strategy with respect to collective bargaining or litigation if an open meeting may have a detrimental effect on the government’s bargaining or litigation position. 13. ADJOURNMENT Agenda/2012/04.23.12 ======================================================================================== DOCUMENT : 2012-04-23-minutes-3655.txt BOARD : planning-board DATE : 2012-04-23 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-04-23-minutes-3655.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04232012-3655 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147, ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director Minutes April 23, 2012 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA 01462 Time: 6:30 PM Present: Emerick R. Bakaysa, Joanna L. Bilotta-Simeone, Thomas W. Bodkin Jr., Robert J. Saiia, Marion M. Benson Absent: Nathan J. Lockwood MINUTES – APPROVAL: Ms. Bilotta-Simeone, Motion to sign 4 -9-12, 4-9-12 New England Farms Information Meeting , and 4- 9-12 Town Meeting Zoning Article Public Hearing, Second, Mr. Bodkin Jr., Motion passed. All minutes signed. APPROVAL: New England Farms Development Plan Review- Findings and Directives read into record as follows: FINDINGS 1. The Lunenburg Planning Board finds that an application for a Development Pla n Review, dated January 20, 2012 was submitted to the Lunenburg Planning Board on February 1, 2012. 2. The Lunenburg Planning Board finds the application is for construction of a gasoline station with a convenience store and tak e-out food service with a drive-thru window. 3. The Lunenburg Planning Board finds the applicant is SMD Development LLC, 280 Ayer Road, Harvard, MA 01451. 4. The Lunenburg Planning Board finds the current owner of the property is Tradex Corp., c/o Charles Gitto N. Jr., 18 Nancy Ct, Leominster, MA 01453. 5. The Lunenburg Planning Board finds that the property is located at 134 Leominster Shirley Road, Map 146, Parcel 26. 6. The Lunenburg Planning Board finds that the property is located in the Commercial District. 7. The Lunenburg Planning Board finds the designing engineers are MHF Design Consultants, Inc., 44 Stiles Road, Suite One, Salem, NH and Whitman & Bingham Associates, 510 Mechanic Street, Leominster, MA. 8. The Lunenburg Planning Board finds that the Site Plan, Project #303011, was prepared by MH F Design Consultants, Inc., 44 Stiles Road, Suite One, Salem, NH 03079. 9. The Lunenburg Planning Board finds the following as a result of the February, 1, 2012 In House Tech Meeting: a. Fire Chief, DPW Director, and Police Chief- No issues with roadway and entrances/exits. b. Board of Health, Sewer Commission, and Conservation Commission - No issues. c. The traffic involved would not substantially change as the majority of use would come from vehicles that normally travel that route to access Route 2 and industries close by which also use that route. d. Reviewing Engineer Jesse Johnson, David E. Ross Associates, recommended “STOP” be added to the “Do Not Enter” proposed signage at the exit of the drive-thru. 10. The Lunenburg Planning Board finds that the Reviewing Engineer is Jesse Johnson, David E. Ross Associates Inc., 111 Fitchburg Road, P. O. Box 368, Ayer, MA 01432. 11. The Lunenburg Planning Board finds as a result of March 8, 2012 drainage analysis review by Jesse Johnson (attached), Sheet 4 of 14 has been corrected as defined in the attachment. ===PAGE 2=== Minutes 4-23-12 Page 2 12. The Lunenburg Planning Board finds the applicant has requested the following waivers from the Town of Lunenburg Protective Bylaw as follows: APPROVED a. Section 4.6.5.2.j)1. – Interior Streets, Drives, Walkways and Access The bylaw states that parking shall be in the rear of building(s) and shall not be visible from the street line when possible. A waiver is requested from this requirement since the site is a Retail Motor Fuel Outlet located on a corner lot and parking located in the rear of the building is not feasible for this type of development. Access to the convenience store needs to be located in front of the building whenever possible to allow better “convenience” for the customers. APPROVED b. Section 4.6.5.2.j)2. – Interior Streets, Drives, Walkways and Access The bylaw states that all loading docks shall be to the rear of the building(s) and shall not be visible from the street. A waiver is requested to allow the loading area to be located as shown o n the Site Development Plans which provides screening from Leominster -Shirley Road. Since the site is located on a corner lot and the loading area will be visible from Pioneer Drive a four foot chain link fence with privacy slats is proposed to provide sc reening from this roadway. APPROVED c. Section 4.6.5.2.j)3. - Interior Streets, Drives, Walkways and Access The bylaw states that all paved areas shall be separated from the lot line setbacks by a four (4) foot landscaped area of indigenous materials. Since the site is a Retail Motor Fuel Outlet and visibility is necessary for safe entrance and egress from the site, a waiver is requested to allow low growth landscape materials at the driveway entrances and provide loam and seed along the remainder of the areas between the paved parking areas and lot lines. APPROVED d. Section 4.6.5.2.l)1. – Screening The bylaw states that screening of the site shall be by a four (4) foot landscaped strip at the rear and side lot lines. Since the site is a Retail Motor Fuel Outle t and visibility is necessary for safe entrance and egress from the site, a waiver is requested to allow low growth landscape materials at the driveway entrances and provide loam and seed along the remainder of the areas between the paved parking areas and lot lines. APPROVED e. Section 4.6.5.2.m)1. – Landscaping The bylaw states that there shall be a minimum of a four (4) foot landscaped area along the street frontage and along the front and side of the principal building(s). The 4’ landscape buffer is not provided in front of the building to allow the cashier to have an unobstructed view of the fuel islands. The 4’ buffer has been provided along the building frontage along Pioneer Drive. A waiver is thereby requested for the reduction of the buffer along t he building as indicated above. APPROVED f. Section 6.4.3.5. – Driveway Access Road Width The bylaw states that a four (4) foot minimum width island with “Keep Right” sign shall be provided at Commercial entrances. A waiver is requested to allow no island at the site entrances and exits which provides better vehicular access in and out of the site for general delivery trucks and fuel delivery trucks. Additionally, double solid yellow lines and stop bars are shown at the site entrances to provide defined driv e aisle paths for vehicles. This requirement was discussed at the Technical Review Meeting and the DPW Director agreed that this island is not necessary for the gas station use. 13. The Lunenburg Planning Board finds, in letter dated March 19, 2012, Building/ Zoning Official notes only one pylon and two secondary signs are allowed under the bylaw. 14. The Lunenburg Planning Board finds the Sign Plan dated 03 -05-12 is acceptable; however, as it is not in compliance with Lunenburg Zoning Bylaw Section 6.5. Signs , the applicant will have to apply to the Zoning Board of Appeals for a special permit dimensional variation. 15. The Lunenburg Planning Board finds an Order of Conditions was issued by the Conservation Commission. 16. The Lunenburg Planning Board finds a Traffic Coun t Request will be performed by MRPC (Montachusett Regional Planning Commission). If any change in future traffic is determined as a result of this Traffic Count, this may result in a change to the current Directives. 17. The Lunenburg Planning Board finds the applicant is required to seek a special permit from the Zoning Board of Appeals under Lunenburg Zoning Bylaw Section 4.6.3. Uses Permissible by Special Permit Granted by the Board of Appeals, Subsection 4.6.3.1.d). 18. The Lunenburg Planning Board finds a Public Information Meeting was advertised in the Sentinel & Enterprise on March 5, 2012. 19. The Lunenburg Planning Board finds abutters were notified by the Planning Board. 20. The Lunenburg Planning Board finds that a Public Information Meeting was held on March 12, 2012 and continued to April 9, 2012. 21. The Lunenburg Planning Board finds, as a result of the April 9, 2012 Public Information Meeting, the applicant will amend the originally proposed fencing to be comparable to the fencing at the CVS located at 454 Electric Avenue, Lunenburg, MA. 22. The Lunenburg Planning Board finds the Public Information Meeting minutes are on file in the Planning Office. Motion, Ms. Bilotta -Simeone to approve Findings as read, Second, Mr. Bodkin Jr., roll call vote, Mr. Saiia, aye; Mr. Bodkin Jr., aye; Ms. Bilotta-Simeone, aye; Mr. Bakaysa, aye. ===PAGE 3=== Minutes 4-23-12 Page 3 DIRECTIVES 1. The applicant shall follow Site Plan, Project #303011 and adhere to the Lunenburg Planning Board Monitoring and Construction Procedures as attached. 2. The applicant shall apply to the Zoning Board of Appeals for a special permit dimensional variation for sign compliance to Lunenburg Zoning Bylaw Section 6.5., Subsection 6.5.1.7., per Building/Zoning Official letter dated March 19, 2012. 3. The applicant shall apply to the Zoning Board of Appeals for a special permit under Lunenburg Zoning Bylaw Section 4.6.3., Uses Permissible by Special Permit Granted by the Board of Appeals, Subsection 4.6.3.1.d). 4. The applicant shall follow the Order of Conditions issued by the Conservation Commission. 5. The applicant shall receive an addendum change to these Directives from the Lunenburg Planning Board if the MRPC Traffic Count Request notes changes in the traffic pattern and/or the addition of special signage. 6. The applicant shall s ubmit a sketch of the proposed fencing to the Lunenburg Planning Board prior to its construction; same shall also be monitored by the Planning Board’s reviewing engineer. 7. The applicant shall add “STOP” to the “Do Not Enter” signage at the exit of the drive-thru. 8. The applicant shall fill out the Weekly Progress Notification Form (attached) on a weekly basis and submit same each Monday to the Planning Office either by hand, faxed to 978-582-4353, or via electronic mail to mbenson@lunenburgonline.com. 9. This report will be submitted to the Zoning Board of Appeals regarding Lunenburg Zoning Bylaw Section 4.6.3., Uses Permissible by Special Permit Granted by the Board of Appeals, Subsection 4.6.3.1.d) and Section 8 .4., Development Plan Review, Subsection 8.4.4.1.c). 10. The applicant shall submit a final As Built, which will be verified by inspection prior to issuance of an occupancy permit. Note: These Directives are subject to periodic review by the permit granting authority (Zoning Board of Appeals), or zoning enforcement officer to insure compliance with the enumerated conditions. Non -compliance to these conditions may result in revocation of this Approval. The Planning Board, Planning Director with the Building/ Zoning Official and/or reviewing engineer will inspect the said site at any time during and after completion of construction to insure all specifications as noted have been adhered to. Discussion: The Directives contain no reference as to site cleanup if site goes vacant at a future time. Not believed to be under purview of the Planning Board. Will request Zoning Board of Appeals include in their approval. Motion, Ms. Bilotta-Simeone to approve Directives as read, Second, Mr. Bodkin Jr., roll call vo te, Mr. Saiia, nay; Mr. Bodkin Jr., aye; Ms. Bilotta-Simeone, aye; Mr. Bakaysa, aye. Development Plan Review signed by Planning Board. Directives not signed by Mr. Saiia due to his nay vote. It was noted that the barber shop in the Town Center has an is sue with lack of signage to bring in business. A letter will be sent noting that the owner can apply to the Building/Zoning Official for signage approval in order to locate signage on the side o f “The Village” building similar to the other Town Center businesses. Report – Screening and Landscaping, EPG Solar : Reviewing Engineer Jesse Johnson of David Ross Associates presented his review. The basis of his review was to evaluate how the proposed landscaping would screen the proposed fencing and photovoltaic modules. EPG has proposed a 6 foot high security fence around the perimeter of the project. There will also be existing vegetation along with a mix of shrubs and evergreens. Mr. Johnson’s recommendation is that the Board consider whether the intent of the screening is to be continuous and fully hide the fencing or if it is to be decorative and draw the eye away from the fencing and modules. If it is to be continuous, supplemental plantings will be required. Mr. Johnson noted that d ue to upward slo ping topography the modules will always be visible looking westerly; therefore, the applicant proposes a 6 foot high fence around the project perimeter. The proposed shrubbery, at maturity, will extend past the top of the fencing. Much of the proposed fencing on the west is adjacent to wetlands with appropriate proposed species. The Board would like to see climbing plants along the fence for camouflage. As the topography slopes downward looking north and easterly, the view would be of screening of the f encing and modules. The immediate modules would be visible from ground level. The modules , at maximum height, are proposed at nine feet and there is not much existing vegetation for screening. Screening would have to be accomplished through supplemental plantings. The proposed plantings in this area are mainly evergreens, which would be expected to reach a height of 10 feet in 5 -7 years. Mr. Bakaysa inquired of Mr. Johnson as to minimum initial height of plantings required to provide immediate screen ing of the fence and protection at the onset of the base installation . As fence is 6 feet, plantings would have to initially be at least 6 feet, but as the width would not have yet matured, the fence would still be visible through gaps. ===PAGE 4=== Minutes 4-23-12 Page 4 The Board voiced its displeasure with the plan presented. The Board does not want a continuous straight line of screening. The applicant is to consider mounding to provide various heights of screening and possibly low planting in front with lar ger behind. Board member also requesting ground view rendering illustrations of landscaping. EPG Solar was represented by Designing Engineer, Cal Goldsmith, of Goldsmith, Prest & Ringwall, Inc. He noted that this will entail grading which was not origin ally planned for the site. The revised plan will have to go before the Conservation Commission to ensure it is not in violation of the Order of Conditions. Mr. Bakaysa noted that Directives will note additional landscaping may be required for an As Built submittal. Both Mr. Prokowiew, 733 West Street , and Mr. Elder, 225 Pleasant Street noted that b erming may be problematic for neighbors as neighborhood gets a lot of water. Mr. Johnson noted continuous mounding may affect drainage and require review. Applicant to return to the May 14th Planning Board meeting with a revised landscaping plan. NOTICES & COMMUNICATIONS: Notices from the Conservation Commission and Zoning Board of Appeals were noted. PLANNING DIRECTOR’S REPORTS/NEW BUSINESS: Noted Article 21 on the Town Meeting Warrant regarding funding Lunenburg’s share of the 25% design fee for the reconstruction of Summer Street. If passed, design will move forward. Noted MRPC invitation for Low Impact Development (LID) roundtable set for May 24 th. OLD BUSINESS: May 5, 2012 Town Meeting- Discussion was held regarding the Planning Board’s solar bylaw and the citizens’ petition bylaw. At the April 30 th Public Hearing, t he Board and the citizens will attempt to meld the two bylaws into one in o rder to withdraw the citizen bylaw on Town Meeting floor. Mr. Bakaysa is concerned that if going into Town Meeting with both bylaws, citizens will look at both; not know which one they want; and neither will pass. DEVELOPMENT STATUS REPORTS: Emerald Place at Lake Whalom, 10 Lakefront- Work continues on the villas. Tri Town Landing, Youngs Road- Work continues on resolving water situation. MEMBER ISSUES: Board inquired how to access their municipal e-mails. Ms. Benson to pursue. MEETING SCHEDULE: April 30- Public Hearing for Citizen Petition Article, Town Hall May 5 – 8:30 AM, Planning Board Meeting, Lunenburg High School Cafeteria May 14- Planning Board Meeting, Town Hall May 21- tentative - Master Planning Workshop, Ritter Memorial ADJOURNMENT: Motion, Ms. Bilotta-Simeone, Second, Mr. Bodkin Jr., Motion passed. Adjourned 9:15 PM. Minutes/2012/04.09.12 ======================================================================================== DOCUMENT : 2012-04-30-agenda-3641.txt BOARD : planning-board DATE : 2012-04-30 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-04-30-agenda-3641.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04302012-3641 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147, ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 58 2-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director TOWN OF LUNENBURG PUBLIC HEARING The Lunenburg Planning Board will hold a Public Hearing on April 30, 2012, 6:30 PM, Joseph Bilotta Meeting Room, Town Hall, 17 Main Street, Lunenburg, MA 01462, to hear a citizens’ petition to amend the Zoning Bylaw by adding to the current bylaw Section 4.0, Use Regulations, a new Section entitled Section 4.15, Solar Energy Systems. Copies of the citizens’ petition are on file in the Planning office. Notice of said hearing will be duly posted in the usual posting places. ======================================================================================== DOCUMENT : 2012-04-30-agenda-3656.txt BOARD : planning-board DATE : 2012-04-30 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-04-30-agenda-3656.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04302012-3656 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147 ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING Monday, April 30, 2012 – 6:30 PM Town Hall, 17 Main Street Lunenburg, MA AGENDA 1. ROLL CALL 2. 6:30 PM – PUBLIC HEARING, Citizens’ Petition, Warrant Zoning Article for May 5, 2012 Town Meeting 3. ADJOURNMENT Agenda/2012/04.30.12 ======================================================================================== DOCUMENT : 2012-04-30-minutes-3641.txt BOARD : planning-board DATE : 2012-04-30 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-04-30-minutes-3641.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04302012-3641 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147, ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director Public Hearing Minutes Citizen Petition Town Meeting Article April 30, 2012 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Time: 6:30 PM Present: Emerick R. Bakaysa, Joanna L. Bilotta-Simeone, Thomas W. Bodkin Jr., Nathan J. Lockwood, Marion M. Benson Absent: Robert J. Saiia Hearing opened with the Chair reading the public hearing notice published in the Sentinel and Enterprise on April 16 and Apri l 23, 2012. The Hearing was to hear a citizens’ petition (listed as Article 18 on the Warrant) to amend the Zoning Bylaw by adding to the current bylaw Section 4.0. use Regulations, a new Section entitled Section 4.15. Solar Energy Systems. David Prokowiew, 733 Wes t Street, read Article 18 (attach ment 1) on behalf o f the citizens. He then read a prepared statement into record (attachment 2). Motion, Mr. Bodkin Jr., Second, Ms. Bilotta-Simeone to have Board discussion on Article 18. The Board voted unanimously to NOT accept the citizen petition article. Motion, Mr. Bodkin Jr., Second, Ms. Bilotta -Simeone, to close the Hearing and enter Board meeting to discuss the bylaw. Roll Call Vote, Mr. Lockwood, aye; Mr. Bodkin Jr., aye; Ms. Bilotta-Simeone, aye; Mr. Bakaysa, aye. The Hearing closed at 7:15 PM. Board discussed amending the Planning Board Bylaw on Town Meeting floor with the incorporation of specific portions of the citizen petition bylaw agreed upon by the Board and the citizens. The petition bylaw would then be passed over. Mr. Bakaysa felt as-of-right siting shouldn’t go back to town meeting . The special permitting process in place provides suitable controls. Going back to a town meeting is too restrictive and lengthens th e expedited permitting proces s for medium and industrial-scale solar. The citizens wanted 4.15.4.3. 1. Standards: Bullet 2 . to include the addition “and that a minimum of 2/3 of the abutting properties do not object to the proposed installation”. Mr. Bakaysa noted that this could b e stacked either for/against the abutting properties, depending on the neighborhood. The Board has to look at what is in the best interest of the community as a whole. The Board and the citizens agreed that stronger wording would be placed in 4.15.4.3. 1. Standards: Bullet 2. Board would obtain feedback from Town Counsel as to appropriate wording to strengthen Bullet 2 . Ms. Bilotta -Simeone noted that there are four Bullets that applicant would have to meet, irrespective of whether or not the 2/3 was inc luded in the bylaw. ===PAGE 2=== Minutes, Public Hearing 04-30-12 Pg 2 Mr. Whalen, 526 West Townsend Road, suggested that the following be added to 4.15.4.3. 1. Standards: Bullet 2: “Proposed installation shall not present an undue hardship upon an existing reside nce”. Ms. Bertram, 312 Townsend Harbor Road, inquired as to the criteria the Board will use to determine if project “adversely affects a neighborhood”. Ms. Benson to consult with Town counsel regarding the above two items. Board and citizens were in agreement with the following: 4.15.4.9. A. Lighting and Security ; delete “placed as to not infringe on private citizens’ property” and insert “shielded from viewing abutting private property or invading the privacy of any abutting residential property owner ”. 4.15.4.11. Abandonment and Removal; Insert first sentence to read “Absent notice of a proposed date of decommissioning the solar photovoltaic installation shall be considered abandoned when it fails to operate for more than one year without the wri tten consent of the Planning Board”. Insert the words “or abandonment” at the end of the second sentence. Board felt something needed to be incorporated to fill gap in medium -scale projects and less than 20 acres. Mr. Bakaysa recommended leaving medium-scale out and coming back at next town meeting when a better way can be found to appropriately define setbacks and buffer strips for medium-scale. Ms. Benson to consult with Town Counsel. Citizens and Board in agreement with keeping 4.15.1. Purpose and 4.15.2. Definitions of Planning Board bylaw. Mr. Whalen noted that small self -contained solar accessories are not addressed by this bylaw in the Definitions. Ms. Benson to consult with Town Counsel for an exclusionary statement for typical household related appliances. Motion, Ms. Bilotta-Simeone, Second, Mr. Bodkin Jr., to close Board meeting. Motion passed. Adjourned 9: 30 PM. Minutes/town mtg citizen petition art 4-30-12 ======================================================================================== DOCUMENT : 2012-04-30-minutes-3656.txt BOARD : planning-board DATE : 2012-04-30 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-04-30-minutes-3656.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04302012-3656 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147, ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director Public Hearing Minutes Citizen Petition Town Meeting Article April 30, 2012 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Time: 6:30 PM Present: Emerick R. Bakaysa, Joanna L. Bilotta-Simeone, Thomas W. Bodkin Jr., Nathan J. Lockwood, Marion M. Benson Absent: Robert J. Saiia Hearing opened with the Chair reading the public hearing notice published in the Sentinel and Enterprise on April 16 and Apri l 23, 2012. The Hearing was to hear a citizens’ petition (listed as Article 18 on the Warrant) to amend the Zoning Bylaw by adding to the current bylaw Section 4.0. use Regulations, a new Section entitled Section 4.15. Solar Energy Systems. David Prokowiew, 733 Wes t Street, read Article 18 (attach ment 1) on behalf o f the citizens. He then read a prepared statement into record (attachment 2). Motion, Mr. Bodkin Jr., Second, Ms. Bilotta-Simeone to have Board discussion on Article 18. The Board voted unanimously to NOT accept the citizen petition article. Motion, Mr. Bodkin Jr., Second, Ms. Bilotta -Simeone, to close the Hearing and enter Board meeting to discuss the bylaw. Roll Call Vote, Mr. Lockwood, aye; Mr. Bodkin Jr., aye; Ms. Bilotta-Simeone, aye; Mr. Bakaysa, aye. The Hearing closed at 7:15 PM. Board discussed amending the Planning Board Bylaw on Town Meeting floor with the incorporation of specific portions of the citizen petition bylaw agreed upon by the Board and the citizens. The petition bylaw would then be passed over. Mr. Bakaysa felt as-of-right siting shouldn’t go back to town meeting . The special permitting process in place provides suitable controls. Going back to a town meeting is too restrictive and lengthens th e expedited permitting proces s for medium and industrial-scale solar. The citizens wanted 4.15.4.3. 1. Standards: Bullet 2 . to include the addition “and that a minimum of 2/3 of the abutting properties do not object to the proposed installation”. Mr. Bakaysa noted that this could b e stacked either for/against the abutting properties, depending on the neighborhood. The Board has to look at what is in the best interest of the community as a whole. The Board and the citizens agreed that stronger wording would be placed in 4.15.4.3. 1. Standards: Bullet 2. Board would obtain feedback from Town Counsel as to appropriate wording to strengthen Bullet 2 . Ms. Bilotta -Simeone noted that there are four Bullets that applicant would have to meet, irrespective of whether or not the 2/3 was inc luded in the bylaw. ===PAGE 2=== Minutes, Public Hearing 04-30-12 Pg 2 Mr. Whalen, 526 West Townsend Road, suggested that the following be added to 4.15.4.3. 1. Standards: Bullet 2: “Proposed installation shall not present an undue hardship upon an existing reside nce”. Ms. Bertram, 312 Townsend Harbor Road, inquired as to the criteria the Board will use to determine if project “adversely affects a neighborhood”. Ms. Benson to consult with Town counsel regarding the above two items. Board and citizens were in agreement with the following: 4.15.4.9. A. Lighting and Security ; delete “placed as to not infringe on private citizens’ property” and insert “shielded from viewing abutting private property or invading the privacy of any abutting residential property owner ”. 4.15.4.11. Abandonment and Removal; Insert first sentence to read “Absent notice of a proposed date of decommissioning the solar photovoltaic installation shall be considered abandoned when it fails to operate for more than one year without the wri tten consent of the Planning Board”. Insert the words “or abandonment” at the end of the second sentence. Board felt something needed to be incorporated to fill gap in medium -scale projects and less than 20 acres. Mr. Bakaysa recommended leaving medium-scale out and coming back at next town meeting when a better way can be found to appropriately define setbacks and buffer strips for medium-scale. Ms. Benson to consult with Town Counsel. Citizens and Board in agreement with keeping 4.15.1. Purpose and 4.15.2. Definitions of Planning Board bylaw. Mr. Whalen noted that small self -contained solar accessories are not addressed by this bylaw in the Definitions. Ms. Benson to consult with Town Counsel for an exclusionary statement for typical household related appliances. Motion, Ms. Bilotta-Simeone, Second, Mr. Bodkin Jr., to close Board meeting. Motion passed. Adjourned 9: 30 PM. Minutes/town mtg citizen petition art 4-30-12 ======================================================================================== DOCUMENT : 2012-05-05-agenda-3657.txt BOARD : planning-board DATE : 2012-05-05 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-05-05-agenda-3657.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05052012-3657 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147 ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING Saturday, May 5, 2012 – 8:00 AM Lunenburg High School, Room 205 Lunenburg, MA AGENDA 1. ROLL CALL 2. DISCUSSION OF WARRANT ARTICLES Agenda/2012/05.05.12 ======================================================================================== DOCUMENT : 2012-05-05-minutes-3657.txt BOARD : planning-board DATE : 2012-05-05 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-05-05-minutes-3657.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_05052012-3657 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147 ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director Minutes May 5, 2012 Meeting Posted: Yes Place: Lunenburg High School, Lunenburg, MA 01462 Time: 8:00 AM Present: Emerick R. Bakaysa, Joanna L. Bilotta -Simeone, Thomas W. Bodkin Jr., Rober t J. Saiia, Nathan J. Lockwood, Marion M. Benson Chair opened the meeting and noted to citizens in attendance copies of the Bylaw as it will be presented on the Town Meeting floor. David P rokowiew, speaking for the citizens in attendance , stated they we re pleased with the addition and the final document. Process was discussed. The citizens plan on giving full support to the Article as written by the Planning Board and pass over the proposed Article as submitted by the Petitioners. Discussion ensued as to procedure to fulfill the above goals. Both the Planning Board and the citizens spoke about the work that went into the final document and expressed appreciation to each other for arriving at consensus with a workable bylaw that suits the purpose of protection for neighborhoods and the whole Town. Adjournment: Motion, Ms. Bilotta-Simeone, Second, Mr. Saiia, adjourned 8:25 AM. Minutes/2012/05.05.12 ======================================================================================== DOCUMENT : 2012-05-14-agenda-3658.txt BOARD : planning-board DATE : 2012-05-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-05-14-agenda-3658.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05142012-3658 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147 ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING Monday, May 14, 2012 – 6:30 PM Town Hall, 17 Main Street Lunenburg, MA AGENDA 1. ROLL CALL 2. MINUTES – APPROVAL: 4-23-12 5-5-12 3. APPOINTMENTS: 6:45 PM- EPG Solar 7:30 PM- ANR- Daniel Cronin, 1 Turkey Hill Road 8:00 PM- ANR- Alice Heikkila, 651 Chase Road, Whitman & Bingham Associates, LLC 4. NOTICES & COMMUNICATIONS: 5. COMMITTEE REPORTS: MJTC MRPC DPW Building Committee School Reconfiguration Committee Green Community Task Force 6. PLANNING DIRECTOR’S REPORTS/NEW BUSINESS: Plan Procedures Verizon Wireless, 314 Sunny Hill Road 7. DEVELOPMENT STATUS REPORTS: Emerald Place at Lake Whalom, 10 Lakefront Ave Tri Town Landing, Youngs Road New England Farms, 134 Leominster Shirley Road 8. BOARD COMMENT Town Meeting 9. PUBLIC COMMENT 10. MEETING SCHEDULE:  May 21 – Master Planning Workshop, Ritter Memorial Building  May 28 – NO MEETING  June 11 – Planning Board Meeting, Town Hall  June 18 – Master Planning Workshop, Ritter Memorial Building  June 25 – Planning Board Meeting, Ritter Memorial Building 11. MEMBER INFORMATION & ISSUES: 12. DATA INFORMATION 13. EXECUTIVE SESSION: In accordance with M.G.L. Chapter 39, §23B(3) for the purpose of discussing strategy with respect to collective bargaining or litigation if an open meeting may have a detrimental effect on the government’s bargaining or litigation position. 14. ADJOURNMENT Agenda/2012/05.14.12 ======================================================================================== DOCUMENT : 2012-05-14-minutes-3658.txt BOARD : planning-board DATE : 2012-05-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-05-14-minutes-3658.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_05142012-3658 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147, ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director Minutes May 14, 2012 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Time: 6:30 PM Present: Emerick R. Bakaysa, Joanna L. Bilotta-Simeone, Robert J. Saiia, Nathan J. Lockwood (arrived late), Marion M. Benson Absent: Thomas W. Bodkin Jr. MINUTES – APPROVAL: Motion, Ms. Bilotta-Simeone, to approve 4-23-12 and 5-5-12. Second, Mr. Saiia. Minutes signed. APPOINTMENTS: EPG Solar - EPG Solar was represented by Matthew Bombaci from GPR (Goldsmith, Prest & Ringwall) . The Applicant has increased the number of plantings by almost 300%. Lorayne Black, landscape architect, will assist with plant selection and placement. Two-foot berms with plantings have also been provided. The berms will have breaks in them so as not to catch any rain water and create drainage issues. In addition to the original plantings, Ms. Black has added spruce, firs, junipers, and arborvitaes. She has recommended mixed plantings in the event of any plant disease, for diversity, various rates of growth, and more appealing view for neighbors. Three different plant materials are recommended for the fencing ; English Ivy, Virginia Creeper, and Climbing Hydrangeas. Reviewing Engineer Jesse Johnson of David Ross Associates noted a substantial increase in number of plantings and felt the new design more aesthetically pleasing. Both Mr. Johnson and Ms. Black noted some room has to be allowed for growth. The initial plantings cannot be too close to ea ch other. Mr. Johnson noted the Board could consider a condition allowing for supplemental plantings to create continuous screening if not achieved in some designated time frame and to ensure perpetuity. Mr. Johnson’s review noted that the Applicant sho uld indicate if the entire fencing is to have vines planted along it. He also noted the cluster planting details were omitted from the latest revised plans. Ms. Black responded that there will be closer spacing behind the homes and less out in the fields . She did a Planting Plan which shows spacing and planting locations. If the cluster plantings details done by the Applicant have been left on the plans , it would have created confusion for the landscape contractor. Mr. Bakaysa read the following letter into record. May 14, 2012 Marion Benson, Planning Director Town of Lunenburg RE: Solar Bylaw Dear Marion, As you are aware, on May 5, 2012, the Town of Lunenburg amended their solar bylaw which now requires new dimensional setbacks for a solar array from abutting property lines depending upon the district and abutting districts that the solar array is located. Massachusetts General Law Chapter 40A: Section 6, requires that any zoning amendment that is adopted at a town meeting, shall apply to any building or special permit issued after the first notification of a public hearing on any such bylaw change. Since no special permit for solar was required under the old bylaw and due to the fact that a building permit has yet to be applied for, I must inform you that any solar array that requires a building permit under the new bylaw, must conform to the requirements of the new bylaw. If you have any questions in regards to this correspondence, please feel free to contact me at your convenience. Sincerely, Michael Sauvageau ===PAGE 2=== Minutes 05-14-12 Page 2 Ms. Benson noted that Town Counsel stated the new Solar Bylaw went into effect on May 5, 2012, the date of the Town Meeting vote. Ms. Bilotta -Simeone still has issues with the number of years it will take before th e plantings attain full growth. Ms. Black reiterated that large plants are going in and it is a gradual process. She feels in ten years the arrays will be almost tota lly blocked. Mr. Lockwood felt the plan was thorough. Mr. Bakaysa inquired of Ms. Blac k if she felt there were any additional areas not covered by plantings. Ms. Black felt based on topography and current residential plantings, that the area was addressed as much as possible. Mr. Saiia requested that Applicant discuss plantings with the abutting residents. Citizens noted below continue to have issues with the landscaping and screening, particularly on the West Street curve where the field is ascending. Christopher Gould, 305 Pleasant Street Maria Maki, 714 West Street Angelina Belisle, 642 West Street Kristin Burns, 634 West Street David Prokowiew, 733 West Street inquired as to fence height. Six feet. Mr. Babcock noted that the standard for these projects is six feet. Board to prepare Findings and Directives for presentation at its next meeting. ANR- Daniel Cronin, Hillside Drive - Presented ANR Plan for 1 Turkey Hill Road. Mr. Cronin noted Plan was filed with the Town Clerk, provided to the Sewer Commission and the Planning Office on May 3, 2012 for presentation at this evening’s meeting. Plan is a revision of a previous ANR Plan approved by the Planning Board on March 28, 2005. In 2008 Mr. Cronin applied for a building permit which was denied based on 1) insufficient street frontage on Oak Avenue for the corner lot at 2 7 Oak Avenue. Mr. Cronin stated that the Land Court found against the Town and ruled there was sufficient street frontage on Oak Avenue, and 2) lot width through the building. Mr. Cronin stated that t he Appeals Court ruled against the Town. Appeals Court ruled he could restore the pre -existing non-conforming nature of the lot. Mr. Cronin connected 27 Oak Avenue to the sewer line in 2005 and also installed the sewer pipe for the back lot known as 1 Turkey Hill Road. The sewer line is located under Parc el X (noted on current submitted ANR Plan) and capped on the back lot. The Appeals Court ruled that by conveying Parcel X back to the present owners of 27 Oak Avenue , it would restore the pre-existing, non -conforming nature of the lot and retain a sewer easement. The present owners of 27 Oak Avenue accepted the conveyance and the sewer easement was retained. It was recorded 2-3 days prior to the Town Meeting vote that prohibited sewer easements. Mr. Cronin paid connection fees in 2005 for the back lot and he has stayed current with fees from the Sewer Department. Plan accepted for review. ANR- Alice Heikkila, 651 Chase Road - Jamie Rheault, Whitman and Bingham Associates. ANR requested by attorney for anticipated solar project. Mr. Rheault stated that w hether the parcel is deemed buildable/non -buildable to the anticipated solar project is irrelevant to the site. Parcel C (non-buildable lot) may/may not be conveyed at a future time to an abutter. Lot B (buildable lot) is remaining land that will stay with the s olar project. There is no Parcel A as a previous plan was submitted on this property by surveyor James Gaffney and Whitman and Bingham did not want to continue with redundant parcels. Mr. Bakaysa requested that Parcel C be labeled “buildable”. Mr. Rheau lt will bring a revised plan noting such for the next Planning Board meeting. Plan accepted for review. NOTICES & COMMUNICATIONS: Noted Traffic Count Requests to MRPC for Mulpus Road at Townsend Harbor Road, Summer Street at both city lines, Massachusetts Avenue at WalMart, and Leominster Shirley Road at Pioneer Drive. Noted bulletin from the Office of Campaign and Political Finance regarding activities of public officials in support, or oppo sition of, ballot questions. COMMITTEE REPORTS: MJTC- No present report - meeting to be held this week. MRPC- No report DPW Building Committee- Committee disbanded once report was given to Board of Selectmen School Reconfiguration Committee- Funding request for preliminary study was approved at May 5th Town Meeting. Green Community Task Force- Meeting scheduled for June 6, 2012. ===PAGE 3=== Minutes 05-14-12 Page 3 PLANNING DIRECTOR’S REPORTS/NEW BUSINESS: Plan Procedures- Tabled Verizon Wireless, 314 Sunny Hill Road -Application received for special permit modifica tion for antenna update. Application currently being reviewed by Marsden Engineering. DEVELOPMENT STATUS REPORTS: Emerald Place at Lake Whalom, 10 Lakefront - Work continues on the villas. Ms. Bilotta-Simeone inquired as to how many buildings have been completed. Ms. Benson to follow-up. Tri Town Landing, Youngs Road- License agreement regarding water supply for Building 3 on Board of Selectmen agenda for May 15th. New England Farms, 134 Leominster Shirley Road - Ms. Benson noted correspondence from the Sewer Commission regarding sewer review and fee. Applicant has submitted to the Zoning Board of Appeals. BOARD COMMENT: The B oard expressed its thanks to the petitioners and citizens that attende d Town meeting for successfully passing the new solar bylaw. PUBLIC COMMENT: None MEETING SCHEDULE: Due to no meeting on May 28th (holiday), Board will consider setting another meeting date prior to June 11 th. May 21- Master Planning Workshop, Ritter Memorial Building June 11- Planning Board Meeting, Town Hall June 18- Master Planning Workshop, Ritter Memorial Building June 25- Planning Board Meeting, Ritter Memorial Building ADJOURNMENT: Motion, Ms. Bilotta-Simeone, Second, Mr. Saiia, Motion passed. Adjourned 8:00 PM. Minutes/2012/05.14.12 ======================================================================================== DOCUMENT : 2012-05-21-agenda-3659.txt BOARD : planning-board DATE : 2012-05-21 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-05-21-agenda-3659.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05212012-3659 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147 ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING Monday, May 21, 2012 – 6:30 PM Ritter Memorial Building, 960 Massachusetts Avenue Lunenburg, MA AGENDA ROLL CALL MINUTES – APPROVAL 3-30-11 Workshop 9-19-11 Workshop MASTER PLANNING WORKSHOP Procedure Planning Center Planning ADJOURNMENT Agenda/2012/05.21.12 MP workshop ======================================================================================== DOCUMENT : 2012-05-21-minutes-3659.txt BOARD : planning-board DATE : 2012-05-21 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-05-21-minutes-3659.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_05212012-3659 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147 ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director Workshop Minutes Master Planning May 21, 2012 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA 01462 Time: 6:30 PM Present: Emerick R. Bakaysa, Chair, Thomas W. Bodkin Jr., Nathan J. Lockwood, Marion M. Benson, Planning Director Absent: Joanna L. Bilotta-Simeone, Vice Chair, Robert J. Saiia MINUTES: 3-30-11 Workshop- Tabled 9-19-11 Workshop- Tabled MASTER PLANNING WORKSHOP Procedure Planning: Ms. Benson presented a plan to facilitate the updating of the Master Plan . MRPC has been involved in assisting towns in updating master plans. A town can work in different ways with them. In a preliminary conversation with MRPC it was noted t hey can assist by outline and input as to procedure. As a third party connection with the Planning Board , they can supply the latest data with the Planning Board being the decision makers. Processes such as surveys and other data gathering documents can be accomplished in house. Ms. Benson recommended that the Board meet with representatives from MRPC to determine best practice options and processes to achieve goals. Board consensus is for Ms. Benson to contact MRPC again and set up meeting. Center Planning: Board discussed the first choice of study to be the Town Center. This study can fit into several of the Master Plan Elements. Topic discussed was based on outline provided by Mr. Lockwood. Particularly noted was center area determination, gas station area, possible vacant school, and parking spaces for business . Ms. Benson to check on HUD status for old Primary School and Riley site re-use. Also discussed was Design Standards. Mr. Bakaysa noted continuation after meeting with MRPC at next Master Planning Workshop . Tentative date of June 18, 2012. Motion to adjourn, Mr. Bakaysa, Second, Mr. Lockwood, adjournment 8:00 PM. Minutes/2012/5-21-12 MP workshop ======================================================================================== DOCUMENT : 2012-06-04-agenda-3660.txt BOARD : planning-board DATE : 2012-06-04 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-06-04-agenda-3660.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06042012-3660 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Emerick R. Bakaysa, Chair Tel: (978) 582-4147 ext 5 Joanna L. Bilotta-Simeone, Vice-Chair Fax: (978) 582-4353 Thomas W. Bodkin, Jr., Clk. 960 Massachusetts Avenue Robert J. Saiia, Mbr. Lunenburg, MA 01462 Nathan J. Lockwood, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING Monday, June 4, 2012 – 6:30 PM Town Hall, 17 Main Street Lunenburg, MA AGENDA 1. ROLL CALL 2. APPROVALS: Minutes - 5-14-12 ANR- Daniel Cronin, 1 Turkey Hill Road ANR- Alice Heikkila, 651 Chase Road, Whitman & Bingham Associates, LLC 3. APPROVAL/DISAPPROVAL: EPG Solar, Development Plan Review 4. NOTICES & COMMUNICATIONS: 5. COMMITTEE REPORTS: MJTC MRPC School Reconfiguration Committee 6. PLANNING DIRECTOR’S REPORTS/NEW BUSINESS: Highfield Village, Northfield Road Verizon Wireless, 314 Sunny Hill Road 7. DEVELOPMENT STATUS REPORTS: Emerald Place at Lake Whalom, 10 Lakefront Ave Tri Town Landing, Youngs Road New England Farms, 134 Leominster Shirley Road 8. BOARD COMMENT 9. PUBLIC COMMENT 10. MEETING SCHEDULE:  June 18 – Master Planning Workshop, Ritter Memorial Building  June 25 – Planning Board Meeting, Ritter Memorial Building 11. MEMBER INFORMATION & ISSUES: Board Reorganization Chair Vice Chair Clerk MRPC Representative MJTC Representative School Building Committee 12. DATA INFORMATION 13. EXECUTIVE SESSION: In accordance with M.G.L. Chapter 39, §23B(3) for the purpose of discussing strategy with respect to collective bargaining or litigation if an open meeting may have a detrimental effect on the government’s bargaining or litigation position. 14. ADJOURNMENT Agenda/2012/06.04.12