# planning-board — 6 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 : 2012-11-19-agenda-3637.txt BOARD : planning-board DATE : 2012-11-19 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-11-19-agenda-3637.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11192012-3637 ======================================================================================== ===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, November 19, 2012 – 6:30 PM Ritter Memorial Building, 960 Massachusetts Avenue Lunenburg, MA AGENDA BOARD ENDORSEMENT/NON-ENDORSEMENT: ANR- 994 Northfield Road Applicant- Settlers Crossing Enterprises Inc. Owner- JB & MB Realty Inc. David Ross Associates Agenda/2012/11.19.12 ======================================================================================== DOCUMENT : 2012-11-19-minutes-3637.txt BOARD : planning-board DATE : 2012-11-19 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-11-19-minutes-3637.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11192012-3637 ======================================================================================== ===PAGE 1=== INITIALS _______ _______ _______ _______ _______ 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 November 19, 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, Nathan J. Lockwood (arrived late), Marion M. Benson BOARD ENDORSEMENT: ANR - 994 Northfield Road - Director Benson noted department r eviews to the Board members. Chair asked for a vote to endorse the ANR Plan. All aye. Plan endorsed by a 4 -0 vote. Laura Caron -Gustus, Settlers Crossing Enterprises, Inc. was on hand in the event any questions arose. Kevin O’Brien, O’Brien Homes, wa s in the audience and inquired as to the progress of his Aro Estates Definitive Subdivision submittal. Ms. Benson responded that Town Counsel is reviewing the submittal for completeness via first review by Jesse Johnson, David Ross Associates. Mr. O’Brie n requested that he be placed on the Board agenda for all future meetings so he could remain up to date on the progress. The Board assented. MEETING DATES: December 10, 2012 will be the only December Board meeting with the focus on MRPC’s report reg arding review of the Priority Development Areas (PDA’s) and Priority Preservation Areas (PPA’s). ADJOURNMENT: Motion, Mr. Bodkin Jr., Second, Mr. Saiia, adjourned 7:10 PM. Minutes/2012/11.19.12 ======================================================================================== DOCUMENT : 2012-11-26-agenda-3638.txt BOARD : planning-board DATE : 2012-11-26 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-11-26-agenda-3638.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11262012-3638 ======================================================================================== ===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, November 26, 2012 – 6:30 PM Ritter Memorial Building, 960 Massachusetts Avenue Lunenburg, MA AGENDA 1. ROLL CALL 2. MINUTES APPROVAL: 10-15-12 11-13-12 11-19-12 3. COMMITTEE REPORTS: MJTC MRPC School Reconfiguration Committee 4. OLD BUSINESS 5. PLANNING DIRECTOR’S REPORTS/NEW BUSINESS: DEVELOPMENT STATUS REPORTS- Asian Imperial, 5 Electric Avenue Emerald Place at Lake Whalom Tri Town Landing, Youngs Road Aro Estates, Howard Street 6. NOTICES & COMMUNICATIONS 7. MEETING SCHEDULE: December 10, 2012 – Ritter Building 8. MEMBER ISSUES 9. BOARD COMMENT 10. PUBLIC COMMENT 11. ADJOURNMENT Agenda/2012/11.26.12 ======================================================================================== DOCUMENT : 2012-11-26-minutes-3638.txt BOARD : planning-board DATE : 2012-11-26 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-11-26-minutes-3638.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11262012-3638 ======================================================================================== ===PAGE 1=== INITIALS _______ _______ _______ _______ _______ 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 November 26, 2012 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA 01462 Time: 6:30 PM Present: Joanna L. Bilotta-Simeone, Thomas W. Bodkin Jr., Robert J. Saiia, Nathan J. Lockwood, Marion M. Benson Absent: Emerick R. Bakaysa MINUTES APPROVAL: Mr. Bodkin Jr., Motion to approve 10 -15-12, 11-13-12, and 11 -19-12, Second, Mr. Lockwood, Motion passed. COMMITTEE REPORTS: MJTC- Next meeting will be January 16, 2013. Discussed during meeting were benefits that are supplied to surrounding towns, i.e., grant writing, block grant assistance, traffic count assistance, etc. MRPC- Next meeting will be held November 27, 2012. October meeting dealt with possible MRPC office relocating from the current MART location. School Reconfiguration Committee- Project Managing firm of Joslin Lesser and Associates, Inc., introduced to the Town via a televised School Committee Meeting. Next step will be hiring of an architect to produce a schematic. Projected opening of the new building will be fall 2016. A Town Meeting vote will be required for construction of a new school. MSBA (Massachusetts School Building Authority) reimbursement will be approximately 50%. OLD BUSINESS: Ms. Benson noted 1) Notice of Activity and Use Limitation and Response Action Outcome for 1 Whalom Road, 2) Chapter Land in Town, and 3) local permitting process. PLANNING DIRECTOR’S REPORTS/NEW BUSINESS/DEVELOPMENT STATUS REPORTS: Asian Imperial, 5 Electric Avenue - In house meeting held with owner/applicant, project engineer, and Fire Chief to discuss gating of exit onto Massachusetts Avenue. Fire Chief does not want it gated; would be a hindrance to emergency vehicles . Ms. Bilotta-Simeone was of the opinion that traffic will become backed -up with the ingress/egress being on Electric Avenue. Work progressing as noted in weekly reports to include instal lation of ceiling grid, floor tiles, sprinkler heads, and partial interior window trim. Emerald Place at Lake Whalom- Weekly progress reports note final foundation being dug on the interior loop. Tri Town Landing, Youngs Road - Weekly progress reports not e work on roofing, installation of windows, drainage piping, and waterlines. Correspondence from McKenzie Engineering Company, Inc. indicates that the remedial work to the water system resulted in a 260% increase in available fire flows and an increase in public safety. Aro Estates, Howard Street - Town Counsel has forwarded the reviewing engineer’s ( Jesse Johnson, David E. Ross Associates, Inc.) initial review for completeness of submittal to the owner/applicant’s (Kevin O’Brien, O’Brien Homes) attorney. Discussion ensued as to the Board’s understanding that Mr. O’Brien’s attorney initially noted this project would g o straight to litigation. Now Mr. O’Brien’s attorney is noting the submittal should go through Board review. Board members are concerned with the timeline. Mr. Bodkin Jr. requested a status memorandum from Town Counsel. A conference call will be held November 27th between Mr. Johnson, Town Counsel Joel Bard, and Ms. Benson. Ms. Benson noted to Board a memorandum ===PAGE 2=== Minutes 11-26-12 Page 2 from Town Counsel to Mr. O’Brien’s attorney requesting they go over Mr. Johnson’s review and respond to Town Counsel. Ms. Benson noted that no submittal should be accepted unless it is complete; regardless of how insignificant an item may seem. Ms. Bilotta-Simeone noted that both the Planning Board and Board of Selectmen had previously voted to go straight to litigation. Mr. Lockwood noted that he thought that was contingent on Mr. O’Brien’s acquiescing, otherwise the review process would be held. Ms. Bilotta-Simeone noted that at the October 15 th Board meeting Mr. O’Brien requested the filing fees be waived; at that time, the Board noted it would do more research regarding waiving of fees (no vote was taken ). Board requested Ms. Benson notify Mr. O’Brien that filing fees will not be waived. There was Board discussion regarding Mr. O’Brien’s request at the November 19 th meeting that he be included in every Planning Board agenda for discussion of Aro Estates. Board requested Planning Office provide Mr. O’Brien with copies of the Board’s future agendas via electronic mail. NOTICES & COMMUNICATIONS: Noted the following: 1) Sewer Intent to Connect at 44 Whiting Street, 71 Main Street and 70 Lesure Avenue, 2) ZBA letter to Gary Lorden extending comprehen sive permit for Lunenburg Village, 250 Whalom Road, to August 2014 , and 21 Ramgren Road seeking special permit for dimensional variation to construct attached garage , 3) Conservation Commission Determination of Applicability for 97 Island Road to remove trees to access septic tank for replacing , and 122 Cross Street for new septic system, 4) Conservation Commission Order of Conditions for 71 Main Street for new house, 4 Sequoia Drive for septic, and 820 Reservoir Rd for driveway w/in buffer , 5) Conservation Commission Certificate of Compliance for 167 White Street, and 619 Reservoir Rd septic upgrade , 5) Building Permits for 71 & 73 Main Street (duplex) , 4 Richard’s Way Whites Woods, and 31 Round Road. MEETING SCHEDULE: December 10, 2012 with the focus on MRPC’s report regarding review of the Priority Development Areas (PDA’s) and Priority Preservation Areas (PPA’s). Ms. Benson will inquire of Town Counsel as to conference call/possible executive session regarding Aro Estates. Meeting to be held at the Ritter Memorial Building. BOARD COMMENT: Mr. Bodkin Jr. recommended that Board members view the Chapter Land properties in order for the Planning Office to develop files regarding same. Ms. Benson noted agricultural meeting with local farmers and a representative from the State. A committee will be formed with the intent to put in place an Agricultural Commission and develop a right -to-farm bylaw. Committee will be chaired by James Lattanzi. ADJOURNMENT: Motion, Mr. Bodkin Jr., Second, Mr. Lockwood, adjourned 7:35 PM. Minutes/2012/11.26.12 ======================================================================================== DOCUMENT : 2012-12-10-agenda-3639.txt BOARD : planning-board DATE : 2012-12-10 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-12-10-agenda-3639.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_12102012-3639 ======================================================================================== ===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, December 10, 2012 – 6:30 PM Ritter Memorial Building, 960 Massachusetts Avenue Lunenburg, MA REVISED AGENDA 1. ROLL CALL 2. APPOINTMENT: MRPC 3. MINUTES APPROVAL: Executive 10-23-12 11-26-12 4. COMMITTEE REPORTS: MJTC MRPC School Reconfiguration Committee Capital Planning Committee 5. OLD BUSINESS Highfield Village, Northfield Road 6. PLANNING DIRECTOR’S REPORTS/NEW BUSINESS: DEVELOPMENT STATUS REPORTS- Board Vacancy APR Applications Cease & Desist, 35 Leominster Road Asian Imperial, 5 Electric Avenue Emerald Place at Lake Whalom Tri Town Landing, Youngs Road Aro Estates, Howard Street 7. NOTICES & COMMUNICATIONS 8. MEETING SCHEDULE: January 14 – Town Hall January 28 – Ritter Building 9. MEMBER ISSUES Member Resignation 10. BOARD COMMENT 11. PUBLIC COMMENT 12. ADJOURNMENT Agenda/2012/12.10.12 ======================================================================================== DOCUMENT : 2012-12-10-minutes-3639.txt BOARD : planning-board DATE : 2012-12-10 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2012-12-10-minutes-3639.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_12102012-3639 ======================================================================================== ===PAGE 1=== INITIALS _______ _______ _______ _______ _______ 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 December 10, 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., Nathan J. Lockwood, Marion M. Benson Absent: Robert J. Saiia MRPC (Montachusett Regional Planning Commission) - Presentation by John Hume on Lunenbu rg Priority Development/Preservation Areas. Presentation attached. Aro Estates: Mr. Bakaysa asked for a Board vote to move Aro Estates ahead on the agenda. Mr. Brian Milisci, Whitman and Bingham Associates (W&B), presented a letter on behalf of Kevin O ’Brien, O’Brien Homes. The letter , dated December 7, 2012, was in response to the review letter of October 22, 2012 from Jesse Johnson, David E. Ross Associates . The Board will review W&B’s response letter to see if all issues are addressed and appropriate steps will be taken from there. Mr. O’Brien wanted to go through the letter immediately as he did not receive the review from Ross Associates until November 26 th. He noted the extent of time that had lapsed from his appointment before the Planning Boa rd on September 10 th (at which time he dropped off a set of plans) to the present date. He anticipates there will be disagreement between the Board and himself as to the official submittal date and timeframe. He noted that the submittal he supplied to th e Board on September 10 th is a resubmittal of the initial application from 2009; excepting that it has been broken down into subdivisions of 25 acres or less per the Court Decision. Mr. Bakaysa noted that once the Board has a complete submittal, the statu tory time frame will commence. Ms. Benson will forward the letter received tonight from W&B to Ross Associates, request an anticipated review time response, and then notify Mr. O’Brien of the anticipated response time. Mr. O’Brien requested that he be ke pt informed as to where the Board is in the process. Mr. Bakaysa noted that when any future public record documents are received in the Planning Office regarding Aro Estates, those documents will be sent to Town Counsel and Mr. O’Brien simultaneously. Mr . O’Brien wanted the Board to be aware that he will be doing site testing throughout the winter months. He will also be meeting with the Water District and S ewer Commission. MINUTES APPROVAL: Ms. Bilotta -Simeone, Motion to approve 1 1-26-12, and Executive 10 -23-12, Second, Mr. Lockwood, Motion passed. COMMITTEE REPORTS: MJTC- No report. Mr. Saiia absent. MRPC- Working on relocation space for MRPC. School Reconfiguration Committee - Joslin, Lesser & Associates, Inc. has reviewed the Request for Designer Services (RFS) with the Committee. Three Committee representatives will serve on the MSBA Designer Selection Panel. Eight Committee members were selected for a Project Coordination Group (PCG) which will meet regularly for a variety of items under discu ssion and present results to the Committee. Next Committee meeting will be December 17 th. Capital Planning Committee - Form Bs and Five Year Plans have been submitted by Town departments. The Committee has begun the review process and is meeting with various department heads. ===PAGE 2=== Planning Board Minutes 12.10.12 Page 2 OLD BUSINESS: Highfield Village, Northfield Road - Current extension expires December 31, 2012. A pplicant is requesting an extension to April 2013. The Sewer Commission is still awaiting new plans to review. Motion, Ms. Bilotta-Simeone, for Board to extend to March 31, 2013 on the condition that the Applicant is proceeding with the permitting process with the Sewer Commission. PLANNING DIRECTOR’S REPORTS/NEW BUSINESS/DEVELOPMENT STATUS REPORTS: Member Resignation - Motion, Ms. Bilotta -Simeone, to accept resignation of Board member Robert J. Saiia. Ms. Benson will prepare a response letter from the Board accepting Mr. Saiia’s resignation effective January 1, 2013. Discussion ensued regarding a Board replacement for MJTC. Motion, Mr. Lockwood , for Ms. Bilotta-Simeone to replace resigning member Saiia as the representative to MJTC, effective January 1, 2013, Second, Mr. Bakaysa, Motion passed. Board Vacancy - Notice of Vacancy will be posted at the official posting location s. Ms. Benson will check with the Town Manager’s office to see if there are any completed Talent Bank forms indicating interest in the Planning Board. If so, the individual will be contacted and asked to complete an Application Form. APR Applications- Lanni Orchards, 294 Chase Road, and Pierce Farm, 490 Chase Road have filed applications with the State Department of Agricultural Resources for the Agricultural Preservation Restriction program. Board requesting fin ancial information prior to sending a letter of support to the Board of Selectmen. Cease & Desist, 35 Leominster Road - Cease & Desist issued by Building Official. “Saw Mill” operating in violation of the bylaw. Application for a special permit needs to be filed with the Planning Board. Asian Imperial, 5 Electric Avenue- Progress reports note progression of work. Weekly reports on file in the Planning Office. Emerald Place at Lake Whalom- Progress reports note work continuing on villa at 33-39 Carousel Lane. Tri Town Landing, Youngs Road- Progress reports note progression of work. Weekly reports on file in the Planning Office. Aro Estates, Howard Street- Board had discussion regarding status. Town Counsel has not presented a definitive picture as t o whether or not the Town and the Applicant are proceeding directly to court. The Board feels they should be following the planning process even while legal strategy is ongoing. Once the office is in receipt of Jesse Johnson ’s review response to Whitman and Bingham’s December 7, 2012 letter, his response w ill be provided to Town Counsel and Mr. O’Brien. Ms. Benson to compile a chronological list of events beginning with the partial project submittal to the Planning Office. Board is requesting summarization from Town Counsel as to discussions/actions taken to date following joint meeting with Board of Selectmen on October 23, 2012. Board feels there should be a joint meeting with the Board of Selectmen and Town Counsel for discussion as to Right of First Refusal on the Aro property. MEETING SCHEDULE: January 14, Town Hall, and January 28, Ritter Memorial Building. ADJOURNMENT: 10:15 PM Attachment MRPC Presentation Minutes/2012/12.10.12