# planning-board — 19 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 : 2013-09-23-agenda-3707.txt BOARD : planning-board DATE : 2013-09-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2013-09-23-agenda-3707.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09232013-3707 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Emerick R. Bakaysa, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING Monday, September 23, 2013 – 6:30 PM Ritter Memorial Building, 960 Massachusetts Avenue Lunenburg, MA AGENDA 1. ROLL CALL 2. 6:45 PM- Emerald Place at Lake Whalom Real Estate Market update Future Modifications? 3. INFORMATION MEETING- 8 PM – Force Corp., 305 Leominster Shirley Rd 4. 9:00 PM- ANR- 419 Sunny Hill Road, William Drumm & Susan Drumm 5. MINUTES APPROVAL: 9-9-13 6. COMMITTEE REPORTS: MJTC, Matthew Allison MRPC, Joanna Bilotta-Simeone School Building Cmte, Nathan Lockwood Building Reuse Cmte, Damon McQuaid Capital Planning Cmte, Marion Benson Green Community Task Force, Marion Benson 7. OLD BUSINESS: Planning Board Goals- Board member updates 8. PLANNING DIRECTOR’S REPORTS/NEW BUSINESS: DEVELOPMENT STATUS REPORTS- Stone Farm Estates- verbal update Highfield Village, Mass Ave- verbal update New England Farms, Leo Shirley Rd- weekly update Emerald Place at Lake Whalom, Lakefront- see above appointment Tri Town Landing, Youngs Road- verbal report Whalom Road LLC/Lunenburg Village- no report Whites Woods Ph. III, White Street- sign Mylar Medical Marijuana Clinic- no report 9. ACTION FILE Citizen Survey- verbal update Rules and Regulations Governing the Subdivision of Land 10. MEETING SCHEDULE: September 24 – 6:00 PM, Executive Session w/Select Board, Conservation Commission, and Open Space Cmte October 7- 6:30 PM, Ritter Memorial Building, MRPC Appt October 28- 6:30 PM, Ritter Memorial Building 11. MEMBER ISSUES: 12. BOARD COMMENT 13. PLANNING DIRECTOR COMMENT 14. PUBLIC COMMENT 15. EXECUTIVE SESSION: In accordance with M.G.L. Chapter 39, §23B(3) for the purpose of discussing strategy with respect to litigation of O’Brien Homes Inc. vs Town of Lunenburg if an open meeting may have a detrimental effect on the government’s litigation position. 16. ADJOURNMENT Agenda/2013/09.23.13 ======================================================================================== DOCUMENT : 2013-09-23-agenda-3708.txt BOARD : planning-board DATE : 2013-09-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2013-09-23-agenda-3708.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09232013-3708 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Emerick R. Bakaysa, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Marion M. Benson, Planning Director TOWN OF LUNENBURG INFORMATION MEETING The Lunenburg Planning Board will hold an Information Meeting on Monday, September 23, 2013, 8:00 PM, Ritter Memorial Building, 960 Massachusetts Avenue , 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 lumber yard and retail store with off ice space at 305 Leominster-Shirley Road (Map 145, Parcel 00 02). Owner and Applicant is Force Corporation, 52 D Cummings Park, Woburn, MA 018 01. Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA 01462. ======================================================================================== DOCUMENT : 2013-09-23-minutes-3707.txt BOARD : planning-board DATE : 2013-09-23 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2013-09-23-minutes-3707.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09232013-3707 ======================================================================================== ===PAGE 1=== INITIALS _______ _______ _______ _______ _______ LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147, ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Emerick R. Bakaysa, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Marion M. Benson, Planning Director Minutes September 23, 2013 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA Time: 6:30 PM Present: Joanna L. Bilotta -Simeone, Emerick R. Bakaysa, Nathan J. Lockwood , Damon McQuaid, Matthew Allison, Marion M. Benson Emerald Place at Lake Whalom: Represented by Jack Sullivan and Gary Crossen. One Hundred and Seventy -eight (178) units currently built; 12 more to be built within the next couple of weeks . Landscaping on -going. Conversation on-going with a possible tenant for the commercial portion of the site. The lease -to-own is still in place. Principals not currently pushing sales due to the market. Condos are currently on the market for an average of 248 days. Prices are currently 20% below where the Principals need to be to recoup their investment and make a profit. Commitment is still to sell the property out, but not at this time. Mr. Bakaysa stated that when the Board supported this project , it was to be owner -occupied. Mr. Crossen noted to properly market 190 units in the current market would depress the Lunenburg market ; as the market improves they hope to move the units to responsible owners. He also noted they have a continued commitment to the Town. Will plan to meet with the Board semi-annually to update. A crosswalk will be added from the development to the beach. Ms. Bilotta-Simeone suggested there be a cross walk from the development to CVS. It is not known if there is a pedestrian control a t the intersection of Electric Avenue and Whalom Road. Mr. Sullivan noted their commercial plan, per the original Permit, stated a sidewalk be built from the Leominster line to the edge of the commercial property. There will also be a crosswalk from the development to the sidewalk on the commercial site and individuals can then walk down to CVS . Mr. Lockwood voiced his proposal of the development’s beach being combined with the Town beach to provide more recreational space to the Town. Principals noted they do not own the strip of land between the two beaches and are not inclined to purchasing it and then deeding it back to the Town. Information Meeting, Force Corp., 305 Leominster Shirley Road: See separate minutes. ANR- 419 Sunny Hill Road, William Drumm & Susan Drumm: Plan accepted for review. Owner separating Lot “1”, consisting of 1.9988 AC. Lot not classified under Chapter programs. 21 ± AC out of the 38 ± AC parcel is undevelopable wetlands classified under Ch. 61B. The parcel they are selling is part of the remaining 17 ± AC not assessed as chapter land. Mr. Allison noted steep grades on the Lot and was unsure how that is handled under the zoning bylaws. M s. Benson noted any issues will be addressed once the ANR Plan goes out for review. Mr. Bakaysa had issue with the lot design. He thought there was something in the bylaw regarding “tails”. Mr. Allison stated that if a lot is approved, it then becomes a buildable lot. Plan will be distributed for review. MINUTES APPROVAL: Motion to approve 9-9-13, Mr. Bakaysa, Second, Mr. McQuaid. Minutes signed. COMMITTEE REPORTS: MJTC, Mr. Allison- Report on trails program. No traffic studies done for potential casino site. MRPC, Ms. Bilotta -Simeone- Previous traffic counts for Lowes and Wal-Mart were higher than actual traffic. MRPC feels traffic will not be an issue for a casino. School Building Committee, Mr. Lockwood- Televised meeting to be held September 30th. Building Reuse Committee, Mr. McQuaid - Theoretical budget being prepared for possible demolition of Passios. Subcommittee looking at possible uses for site. ===PAGE 2=== Minutes 9-23-13 Page 2 Capital Planning Committee, Ms. Benson - FY 2015 p aperwork due from Department Heads. School Building Committee made presentation before the Capital Planning Committee at its September 18 th meeting. Green Community Task Force, Ms. Benson - Criteria has been met for Lunenburg to be a Green Community. Waiting for confirmation from Town Counsel. There is an issue with membership; membership has fallen on the Committee and the Liaisons/Advisors are not considered voting members. PUBLIC COMMENT: Citizen Mr. Slattery noted that he has been a Lunenburg citizen for 41 years and spent many of those years serving on various committees within the Town. He noted how individuals give of their time, money and supplies. He has issue with Mr. Allison’s comment s, which he felt were “whiney” , at a previous meeting that the Town should issue iPads to the Board. Mr. Slattery opined that if a Board member wants an iPad, they can purchase it themselves. He also noted questions raised regarding the project on Leominster Shirley Road which had already been approved by the Board and is under construction. He noted that the process does not stop once the Building Official issues a building pe rmit and that the project continues to be reviewed and inspected until completion. He opined that Mr. Allison is calling the integrity of pr ofessionals into question. Mr. Slattery wanted it noted that he is not involved personally in the subject project, but knows the developer and does not question his integrity. Mr. Allison took objection with Mr. Slattery referring to him as “whiney” . Th e iPads would be for Town Boards, not just for him. He reiterated there was an error on the plans for the Mobil station on Leominster Shirley Road even though it went through numerous reviews. He noted Jesse Johnson, David Ross Associates , does what he is paid for, and pretty poorly, and only reviews what he is asked to review. Just because the same thing has been done inefficiently for 30 years , there is no excuse for it to continue that way. OLD BUSINESS: Planning Board Goals - Noted Mr. Lockwood’s creation of Facebook page for the Planning Board. Ms. Benson looking for guidance from Town Counsel for any possible legal issues that could arise and not violate the Open Meeting Law. Ms. Bilotta-Simeone noted that before an item is placed on Facebook, there has to be a Board consensus. Continued Goal discussion to take place at the October 7, 2013 Board meeting. Mr. Bakaysa inquired as to the intended outcome of his updating of the Board’s procedures and policies. Ms. Benson noted that he should pro vide a listing of the way the Board accomplishes specific task s. Ms. Benson has started updating the Rules and Regulations Governing the Subdivision of Land , and will also be getting input from Steve Mullaney, Mullaney Engineering Inc. PLANNING DIRECTOR’S REPORTS/NEW BUSINESS/DEVELOPMENT STATUS REPORTS: Stone Farm Estates- Will be coming forward with a change. Highfield Village, Massachusetts Avenue - Ms. Benson received a call from MEPA asking for verification of the information Highfield submitted. She confirmed same. Mobil Station, Leominster Shirley Road- Work continues. Emerald Place at Lake Whalom- See appointment above. Tri Town Landing, Youngs Road - Should be receiving Density Bonus Payment next week. Board still requesting formulation for 40S qualification. Requested Ms. Benson continues to pursue with the state. Whalom Road LLC/Lunenburg Village- No report Whites Woods, Phase III, White Street- Board endorsed Mylar. Medical Marijuana Clinic- Ms. Bilotta-Simeone noted a news article that referenced a meeting held on Devens with training provided by the state. Mr. Lockwood noted the Board needs to come up with its rationale for a moratorium. Ms. Benson to put together a draft for the October 28th Board meeting for a town meeting presentation. ACTION FILE: Citizen Survey- Account won’t be activated until payment received. IT Director will inform the Planning Office when account is up and running. Rules and Regulations Governing the Subdivision of Land- Definitions scanned to Board members. MEETING SCHEDULE: October 1 – 6:30 PM, Executive Session w/Board of Selectmen, Conservation Commission, and Open Space Committee . October 7 – 6:30 PM, Ritter Memorial Building w/MRPC October 28 – 6:30 PM, Ritter Memorial Building ===PAGE 3=== Minutes 9-23-13 Page 3 MEMBER ISSUES: 1. Ms. Bilotta-Simeone opined that to have someone come before the Board for a 9 PM appointment is too late. She would like appointments set in 15 minute increments, with nothing scheduled later than 8:30 PM. Public Comment will be placed at both the beginning and the end of the agenda. 2. Mr. Allison inquired if Lunenburg has held its mitigation update meeting yet. Ms. Benson noted she brought this to the attention of Fire Chief Sullivan; he has not yet received an update. 3. Mr. McQuaid gave update on plans he has obtained of Town buildings. The issue of storage of Planning Board plans arose, and Ms. Benson noted attic storage. Ms. Bilotta -Simeone suggested the plans be scanned; possibly getting a Monty Tech intern. (Possible future discussion regarding this.) 4. Mr. Allison noted that 4H funds were expended on the Teen Center. It was suggested Mr. Allison approach the Board of Selectmen regarding same. 5. Mr. Allison noted he has approached the Town Manager re leasing a scanner. 6. Ms. Bilotta-Simeone requested the YouTube link be placed on the Planning Board web page. BOARD COMMENT: none PLANNING DIRECTOR COMMENT: none PUBLIC COMMENT: Reporter inquired the name of the citizen who spoke at the beginning of the meeting (Mr. Slattery). EXECUTIVE SESSION: Motion to leave Regular Session, enter into Executive Session, not to return to Regular Session, Mr. McQuaid, Second, Mr. Allison, Roll Call Vote - Mr. Allison, aye; Mr. Bakaysa, aye; Mr. McQuaid, aye; Mr. Lockwood, aye; Ms. Bilotta-Simeone, aye. Separate minutes. Adjourned Regular Session 9:30 PM. Documents used at meeting: Minutes 9-9-13 Planning Board Goals Force Corp. Application Rules & Regulations Governing the Subdivision of Land- Definitions ANR Plan, 419 Sunny Hill Road Minutes/2013/09.23.13 ======================================================================================== DOCUMENT : 2013-09-23-minutes-3708.txt BOARD : planning-board DATE : 2013-09-23 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2013-09-23-minutes-3708.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09232013-3708 ======================================================================================== ===PAGE 1=== INITIALS _____ _____ _____ _____ _____ LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Emerick R. Bakaysa, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Marion M. Benson, Planning Director Minutes Information Meeting Force Corp., 305 Leominster Shirley Road September 23, 2013 Meeting Posted: Yes Time: 8:00 PM Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA 01462 Present: Joanna L. Bilotta -Simeone, Nathan J. Lockwood , Damon McQuaid, Emerick R. Bakaysa, Matthew Allison, Marion M. Benson The Information Meeting was to hear and discuss a Development Plan Review under Section 8.4. of the Protective Bylaw of the Town of Lunenburg for construction of a lumber yard and retail store at 305 Leominster Shirley Road. Property owner /Applicant is Force Corporation, 52D Cummings Park, Woburn, MA ; represented by Raouf Mankaryous, Alpha Omega Engr., Inc., and Juliano Fernandes, Force Corp. Applicant will keep the existing building, build a storage warehouse, and add parking. The business is targeted towards contractors; not individual homeowners. Reviewing Engineer Jesse Johnson, David Ross Associates, reviewed the Application for conformance with bylaw submittal requirements and design guidelines. Review letter noted many items that did not comply with the Zoning Bylaws. The Applicant shall have to make changes to the plan to comply with the Zoning Bylaws or ask the Board for waivers. Even though it is a redevelopment site there is a change to impervious area and an increase in disturbance. The Application proposes a substantial amount of work within wetland resource areas. The Applicant needs to make the stormwater work and meet the regulations; both state and local. Mr. Johnson felt that an application should be submitted to the Conservation Commission and the DEP prior to the Board issuing a decision. Review letter is on file in the Planning Office. Mr. Johnson also noted that the submitted drainage calculations need work. The Zoning Board of Appeals granted a Special Permit on August 7, 2013 for a “change of use”. On August 22, 2013 the Building Commissioner/Zoning Official noted to Ms. Benson that “ Due to the size of the building proposed… a site plan review is required by the Planning Board”. Ms. Benson noted that once the ZBA grants a special permit for a “change of use”, the Building Commissioner determines whether or not an applicant needs to come before the Planning Board for a Development Plan Review. Mr. Lockwood noted the Design Standards Bylaw to the Applicant. Mr. Bakaysa asked how much lumber will be stored outside. Standing storage is not acceptable to the Board. Fire Chief Sullivan noted there has to be room for emergency vehicles to maneuver around the lumber. There is Priority Habitat on site which will require MESA filing. Under the Zoning B ylaws, there will need to be “green space” and landscaping in front of the existing building. Fire Chief Sullivan noted building size is under the requirements for sprinklers and inquired if the Applicant will be putting in fire alarms. Applicant responded no. Ms. Benson will set an in house tech meeting with all involved parties. Force Corp. will provide a revised plan as a result of review by Reviewing Engineer Jesse Johnson. ===PAGE 2=== Minutes/information meetings 2013/force corp.305 Leo Shir Rd. 09.23.13 ======================================================================================== DOCUMENT : 2013-10-01-agenda-3709.txt BOARD : planning-board DATE : 2013-10-01 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2013-10-01-agenda-3709.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10012013-3709 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Emerick R. Bakaysa, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING Tuesday, October 1, 2013 – 6:00 PM Town Hall, 17 Main Street Lunenburg, MA AGENDA Call to Order Vote to go into Executive Session in accordance with M.G.L. Ch 39, Section 23B(3) for the purpose of discussing strategy if an open meeting may have a detrimental effect on the government’s position and not to return to Regular Session. Adjournment Agenda/2013/10.01.13 ======================================================================================== DOCUMENT : 2013-10-07-agenda-3710.txt BOARD : planning-board DATE : 2013-10-07 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2013-10-07-agenda-3710.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10072013-3710 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Emerick R. Bakaysa, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING Monday, October 7, 2013 – 6:30 PM Ritter Memorial Building, 960 Massachusetts Avenue Lunenburg, MA AGENDA 1. ROLL CALL 2. PUBLIC COMMENT 3. BOARD ENDORSEMENT- ANR- 419 Sunny Hill Road, William Drumm & Susan Drumm 4. Stone Farm Estates 5. APPOINTMENT: 6:45- MRPC- Master Planning 6. MINUTES APPROVAL: 9-28-13, Information Meeting 9-28-13 7. PLANNING DIRECTOR’S REPORTS/NEW BUSINESS: DEVELOPMENT STATUS REPORTS- Highfield Village, Mass Ave- Extension expires 10-22-13 8. ACTION FILE Citizen Survey- update 9. OLD BUSINESS: Planning Board Goals- Board member updates 10. MEETING SCHEDULE: October 14- no meeting - HOLIDAY October 28- 6:30 PM, Ritter Memorial Building 11. PUBLIC COMMENT 12. EXECUTIVE SESSION: In accordance with M.G.L. Chapter 39, §23B(3) for the purpose of discussing strategy with respect to litigation if an open meeting may have a detrimental effect on the government’s litigation position. 13. ADJOURNMENT ======================================================================================== DOCUMENT : 2013-10-07-agenda-3731.txt BOARD : planning-board DATE : 2013-10-07 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2013-10-07-agenda-3731.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10072013-3731 ======================================================================================== ===PAGE 1=== Planning Board Meeting PL_BD_MINUTES_10.07.13.PDF 1. Documents: ======================================================================================== DOCUMENT : 2013-10-07-minutes-3710.txt BOARD : planning-board DATE : 2013-10-07 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2013-10-07-minutes-3710.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_10072013-3710 ======================================================================================== ===PAGE 1=== INITIALS _______ _______ _______ _______ _______ LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147, ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Emerick R. Bakaysa, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Marion M. Benson, Planning Director Minutes October 7, 2013 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA Time: 6:30 PM Present: Joanna L. Bilotta -Simeone, Emerick R. Bakaysa, Nathan J. Lockwood , Damon McQuaid, Matthew Allison, Marion M. Benson PUBLIC COMMENT: None BOARD ENDORSEMENT: ANR - 419 Sunny Hill Road- Motion to endorse ANR Plan, Mr. Lockwood, Second, Mr. McQuaid, Plan endorsed. At some time in the future, Board to look at Bylaw that applies to “tails”. Stone Farm Estates: Developer represented by Jamie Rheault, Whitman & Bingham Associates. Developer has a four -unit building that he wishes to modify to a three-unit building. Change has been reviewed by Jesse Johnson, David Ross Associates. Developer applied for a building permit for the three -unit building, but the Board -approved plan has a four -unit building. Building Commissioner requested ver bal approval from the Planning Board before issuing building permit. Process usually handled internally between the Building Commissioner and the Planning Director. Board consensus allowed developer to move forward with the three-unit building. In the future, any similar administrative changes are to come before the Board. MRPC: Master Planning - Represented by John Hume, Chantel Fleck, and Tom Roufus. MRPC is l ooking for input from the Board as to a Village Bylaw. A study was presented to the Board as to boosting commercial and recreational aspects with the Center, but to still maintain rural character of the Town. Mr. Hume presented The Village Area Study for Lunenburg ; topic items- A. Introduction to the DLTA Program, B. Background for Village St udy, C. What Other Towns have done for Outreach , D. Common Discoveries, E. Lunenburg Zoning at a Glance, F. Site Walk, G. Local Market Potential , H. Vision for Center, I. Examples of Village Bylaws, and J. Next Steps (on file in the Planning Office). Board questions: Mr. McQuaid wanted to know where wetlands are located in location to bank; what is developable? Ms. Bilotta-Simeone asked if a village bylaw is created, should the verbiage be different that the regular zoning? Yes; as it would be a different bylaw. Mr. Bakaysa asked if MRPC recommends a Village District Bylaw or an Overlay District Bylaw. Ms. Fleck noted w ith an overlay you would be adding features to the underlying existing zoning. Totally up to the Board. Mr. Lockwood asked if they shou ld clean up current “uses” in the bylaw or just build on existing. Ms. Fleck responded that the Board could clean up the current uses if the Board felt it wou ld help clarify the bylaw. If the Board chooses to do that , she suggested they look at ALL the districts as they are all interconnected. Mr. Lockwood c oncerned with “walkability” of Town Center. Does this come under infrastructure? Mr. Hume noted an MRPC program – UPWP (Unified Planning Work Program) – which includes transportation planners. UPWP could provide a walkability study. Mr. Lockwood also inquired if a parking garage in the Center would be viable? Would grants be available? Ms. Bilotta-Simeone asked what steps could be taken in the Leominster Shirley Road area a long the Lunenburg -Shirley line to generate commercial and/or industrial taxes; possibly in conjunction with Devens. Possibly a future DLTA study? Mr. Allison noted his Town Center/Marshall Park proposal provided 450 parking spaces at Marshall Park. ===PAGE 2=== Minutes 10.07.13 Page 2 MRPC needs the Board to define the boundaries for the Village Center. Mr. Bakaysa opined that starting with a smaller radius was better with the possibility of future expansion. Discussion ensued; Board consensus was, northeast - Northfield Road (the school side) to Oak Avenue (the school side) to Massachusetts Avenue. East - Massachusetts Avenue to North side of Whiting Street. West to Stone Farm Estates. South on Lancaster to the Gazebo/Whiting Street. The South sides of Chestnut and Highland Street to Massachusetts Avenue to include the South side of Massachusetts Avenue . Mr. Hume noted the DLTA program ends at the beginning of December. He anticipates another round of DLTA funding from the Commonwealth. The Board of Selectmen could submit another application and MRPC could return on an “as needed” basis to help the Board through the village bylaw process. MRPC will present a refined draft of a radius map to the Board next month. (May possibly add wetlands to the map.) MINUTES APPROVAL: Minutes not available for 9-23-13 and Force Corp. Information Meeting 9-23-13 PLANNING DIRECTOR’S REPORTS/NEW BUSINESS/DEVELOPMENT STATUS REPORTS: Highfield Village, Massachusetts Avenue - Extension approved to October 31, 2013 due to Board meeting dates. Developer will be asked to come before the Board at the October 28 th meeting. ACTION FILE: Citizen Survey- Survey ready to go on website. Paper copies also available. Ms. Bilotta-Simeone requested Chief Sullivan be approached to put Survey information on “bo ard” by Public Safety Facility. Mr. Lockwood was of the opinion that the Survey should be on Facebook. Ms. Benson noted that the Town Manager informed her the Board of Selectmen will have to make a social media policy. OLD BUSINESS: Planning Board Go als- Board will provide quarterly updates on assigned Goals. If any Board member feels they need to relate an update to the Board prior to that, may do so under Member Issues. Mr. Lockwood made Motion to accept Goals for this year, Second, Mr. McQuaid, all aye. MEMBERS ISSUES: Mr. Lockwood noted re garding Goals, there are two sections of the Rules and Regulations Governing the Subdivision of Land (R&R) the Board wanted Town Counsel to look into. Cleaning up the section that prohibits work on non -approved subdivisions. Board in agreement. Mr. Lockwood made Motion to commission Kopelman & Paige and Planning Director to begin background research to add enforcement capability to R&R prohibiting work on non-approved subdivisions, Second, Mr. Allison, all a ye. Mr. Lockwood also feels work needs to be done on the cluster bylaw, especially lot size provision. MEETING SCHEDULE: October 14 – no meeting – holiday October 28 – 6:30 PM, Ritter Memorial Building November 14 – the Board will be attending a Site Plan Review seminar at MRPC November 25 – 6:30 PM, Ritter Memorial Building PUBLIC COMMENT: Reporter asked for clarification of the boundaries for the Village Center. Board suggested s he note approximately ½ mile radius for the news article. Ms. Benson noted MRPC will email that information to the Planning Office. EXECUTIVE SESSION: Motion, Mr. Lockwood, to enter into Executive Session for discussion of O’Brien Homes Inc., Second, Mr. Bakaysa, Roll Call Vote - Mr. Allison, aye; Mr. Bakaysa, aye; Mr. McQuaid, aye; Mr. Lockwood, aye; Ms. Bilotta -Simeone, aye. Adjourned Regular Session 9:30 PM Documents used at meeting: ANR Plan, 419 Sunny Hill Road The Village Area Study for Lunenburg Draft working Map Lunenburg Village District Highfield Village Extension Request ===PAGE 3=== Minutes/2013/10.07.13 ======================================================================================== DOCUMENT : 2013-10-28-agenda-3711.txt BOARD : planning-board DATE : 2013-10-28 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2013-10-28-agenda-3711.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10282013-3711 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Emerick R. Bakaysa, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING Monday, October 28, 2013 – 6:30 PM Ritter Memorial Building, 960 Massachusetts Avenue Lunenburg, MA AGENDA 1. ROLL CALL 2. APPOINTMENT: 6:30 PM- Highfield Village 3. PUBLIC COMMENT 4. MINUTES APPROVAL: 10-7-13, 9-23-13, Force Corp. Information Meeting 9-23-13 5. COMMITTEE REPORTS: MJTC, Matthew Allison MRPC, Joanna Bilotta-Simeone School Building Cmte, Nathan Lockwood Building Reuse Cmte, Damon McQuaid Capital Planning Cmte, Marion M. Benson Green Community Task Force, Marion M. Benson 6. OLD BUSINESS: 7. PLANNING DIRECTOR’S REPORTS/NEW BUSINESS: DEVELOPMENT STATUS REPORTS- Force Corp., 305 Leominster Shirley Rd- update Whites Woods Ph II- weekly updates Mobil Station, 134 Leo Shir Rd- update 615/617 Leominster Road- Scenic Road Application 35 Leominster Road- building permit extension Citizen Survey- update 40R Density Bonus Payment- Executed Contract 621 Chase Road- AT&T Colocation 270 Electric Avenue- AT&T Colocation 8. ACTION FILE Medical Marijuana- needs action MRPC Trail Inventory Update 9. MEETING SCHEDULE: November 14 – Board will attend Site Plan Review seminar November 25 – 6:30 PM, Ritter Memorial Building 10. PUBLIC COMMENT 11. EXECUTIVE SESSION: In accordance with M.G.L. Chapter 39, §23B(3) for the purpose of discussing strategy with respect to litigation if an open meeting may have a detrimental effect on the government’s litigation position. 12. ADJOURNMENT Agenda/2013/10.28.13 ======================================================================================== DOCUMENT : 2013-10-28-minutes-3711.txt BOARD : planning-board DATE : 2013-10-28 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2013-10-28-minutes-3711.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_10282013-3711 ======================================================================================== ===PAGE 1=== INITIALS _______ _______ _______ _______ _______ LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147, ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Emerick R. Bakaysa, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Marion M. Benson, Planning Director Minutes October 28, 2013 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA Time: 6:30 PM Present: Joanna L. Bilotta -Simeone, Emerick R. Bakaysa, Nathan J. Lockwood , Damon McQuaid, Matthew Allison, Marion M. Benson PUBLIC COMMENT: none BOARD COMMENT: Ms. Benson noted that the Board’s previous consultant, Carol Thomas, celebrated her 90th birthday. Ms. Thomas has been invited by Harvard University to present her papers. Part of Lunenburg’s history will be included in those papers. Highfield Village- Project Engineer Kent Oldfield provided copies of most recent MEPA (Massachusett s Environmental Policy Act) Certificate as a result of the draft EIR (Environmental Impact Report). Sewer Commission has sent s ewer plans to Weston & Sampson for review. Applicant plans to submit final EIR the first week of November . Mr. Allison noted that he did not feel the plans he was viewing were appropriate for a definitive submittal. Mr. Oldfield noted Mr. Allison was not looking at a definitive plan, but an overview that was presented to the Board at its August 12, 2013 meeting . Mr. Oldfield wi ll pdf Definitive to Ms. Benson and she will forward to Mr. Allison. The developer Mr. Smith noted the plan has gone through several iterations over the years. Mr. Allison is not happy with all the extensions given to the project. The Applicant is hoping to have approval from the Sewer Commission within a couple of weeks. Mr. Lockwood inquired if there would be any public hearing through the Board; Ms. Benson responded that the Board already held a public hearing and approved the project. Motion for extension approval to January 31, 2014, Mr. Lockwood, Second, Mr. McQuaid, Roll Call Vote - Mr. Lockwood, aye; Mr. Bakaysa, aye; Mr. McQuaid, aye; Mr. Allison, nay; Ms. Bilotta-Simeone, aye. Motion passed 4-1. MINUTES APPROVAL: Motion to approve 10-7-13, Mr. Lockwood, Second, Mr. Bakaysa . Motion to approve 9-23-13, Mr. Lockwood, Second Mr. Allison . Motion to approve Force Corp. Information Meeting 9 -23-13, Mr. Lockwood, Second, Mr. McQuaid. COMMITTEE REPORTS: MJTC, Mr. Allison- No meeting MRPC, Ms. Bilotta-Simeone- Will meet 10-30-13 School Building Committee, Mr. Lockwood - Mr. Lockwood also on a sub -committee to look at cost estimation of the schematic design. Committee going back to MSBA for final review of estimate. Public forum being held Wednes day, October 30th, Lunenburg High School. Ms. Benson noted Smart Growth information provided to School Superintendent. Mr. Allison inquired if the proposed greenhouse was included in the state reimbursement. No, Town bears entire expense of approximatel y $350,000.00. Mr. Allison noted t he Agricultural Commission felt it was not functional for the cost. The School Building Committee is aware and in discussions with AgCom. Figures were provided regarding possible tax es to residents. Median cost of home $250-280,000 – would pay $525/yr in increased tax on 30 -yr financing ; $650/yr on 20 -yr financing. Mr. Bakaysa concerned with long term property management and doing appropriate repairs when they need to be done. ===PAGE 2=== Minutes 10-28-13 Page 2 Building Reuse Committee, Mr. McQuaid- Updated the Committee with MRPC’s presentation to the Board on possible Village District as the Committee would want to know the zoning for the Town Center. The Board is not for spot zoning. Would an Overlay District be possibi lity? Committee feels Eagle House should remain, possibly sell Ritter (refurbish Town Hall for Ritter staff), fix Town Hall for continued Town offices. New school has not provided for housing school administrative staff currently located in Passios and B rooks House. Mr. Lockwood noted that a town cannot be subject to 40R unless it meets Safe Harbor criteria. To meet it, 10% of units would be classified as affordable. In terms of counting units against the cap, you can g o a lot further with rentals than ownership. He opined that the Board should take this into consideration for the Center. Ms. Benson noted that the construction of Buildings 4, 5, and 6 at Tri Town Landing are on hold as the state is not currently providing support. More investigation of Safe Harbor criteria is necessary. Capital Planning Committee, Ms. Benson- Committee meeting October 30th with presentation from the DPW Director. Green Community Task Force, Ms. Benson - Criteria has been met for Lunenburg to be a Green Communit y. Draft letter prepared for Town Counsel confirming same. Ms. Bilotta-Simeone noted that the Board of Selectmen voted to change the Task Force from a seven- to a five- member Task Force. PLANNING DIRECTOR’S REPORTS/NEW BUSINESS/DEVELOPMENT STATUS REP ORTS: Force Corp., 305 Leominster Shirley Road- Office still awaiting revised plans per peer review. Whites Woods, Massachusetts Avenue- Noted weekly progress reports. Mobil Station, Leominster Shirley Road- As Built received and reviewed. Project relea sed for opening. Ms. Bilotta -Simeone noted will be open 365 days/year, 24/7. 615/617 Leominster Road - Application received to separate an existing common driveway into two new driveway entrances to existing residences. This will involve creating a new curb cut and modifying the existing one. There is an existing business at 615 Leominster Road that generate s additional traffic on the common drive. The proposed work will separate the driveways and significantly increase the safety to 617 Leominster Roa d. A public hearing will be held at the November 25, 2013 Board meeting (at Town Hall if available). Mr. Bakaysa inquired as to the business at 615 Leominster Road. 35 Leominster Road- Mr. Sauvageau, Building Commissioner/Zoning Official extended the b uilding permit to an expiration date of December 31, 201 4. Board discussion ensued; Mr. Bakaysa noted that the Special Permit was given by the Board and that the Directives stated the “…Applicant shall complete construction of barn…by October 31, 2013…” Should request have come to Board for approval/disapproval prior to Building Official issuing extension? Ms. Benson to inquire of Mr. Sauvageau. Citizen Survey - Survey available on line and at various locations throughout Lunenburg. Ms. Benson spoke wi th Town Manager. Town Manager will publicize via voicemail message through Blackboard Connect. 40R Density Bonus Payment - Payment Contract signed and executed between DHCD and the Town of Lunenburg. Town Manager anticipates funds to follow. 621 Chase Road- New Cingular Wireless PCS, LLC ( AT&T) applying for building permit for installation of transmission equipment on the existing tower and within the existing equipment compound. Section 6409 of the federal Middle Class Tax Relief and Job Creation Act of 2012 states that “…simple collocations and/or equipment upgrades…must now be approved with the issuance of a building permit”. “a State or local government may not deny, and shall approve, any eligible facilities re quest for a modification of an exi sting wireless tower or based station that does not substantially change the physical dimensions of such tower or base station”. 270 Electric Avenue- Same as noted above for 621 Chase Road. ACTION FILE: Medical Marijuana Clinic- Ms. Benson to provide d raft moratorium warrant article for November 25 th Board meeting . Ms. Benson also to research Sunset Clause. MRPC Trail Inventory Update- Provided to Board. MEETING SCHEDULE: November 14- Board to MRPC November 25- Scenic Road Public Hearing followed by Board meeting Ms. Benson noted scheduled meeting regarding Holman Street property. Mr. Bakaysa to represent Board in negotiations. ===PAGE 3=== Minutes 10-28-13 Page 3 EXECUTIVE SESSION: Mr. Allison requested to go into Executive Session in response to a pre vious Executive Session. Discussion ensued. Motion to leave Regular Session, enter into Executive Session, not to return to Regular Session, Mr. Allison, Second, Mr. Lockwood , Roll Call Vote - Mr. Allison, aye; Mr. Bakaysa, aye; Mr. McQuaid, aye; Mr. Loc kwood, aye; Ms. Bilotta - Simeone, aye. Separate minutes. Adjourned Regular Session 8:20 PM. Documents used at meeting: Minutes 10-7-13 Minutes 9-23-13 Minutes Force Corp. Information Meeting 9-23-13 Highfield Village MEPA Certificate Whites Woods Weekly Progress Reports Mobil Station Weekly Progress Reports Mobil Station Letter of Release Scenic Road Application- 615/517 Leominster Road 35 Leominster Road- Building Permit Extension 40R Density Bonus Payment Contract 621 Chase Road- New Cingular Wireless PCS, LLC (AT&T), Building Permit Application 270 Electric Avenue- New Cingular Wireless PCS, LLC (AT&T), Building Permit Application MRPC Trail Inventory Update Minutes/2013/10.28.13 ======================================================================================== DOCUMENT : 2013-11-25-agenda-3713.txt BOARD : planning-board DATE : 2013-11-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2013-11-25-agenda-3713.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11252013-3713 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Emerick R. Bakaysa, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Marion M. Benson, Planning Director TOWN OF LUNENBURG PUBLIC HEARING The Lunenburg Planning Board will hold a Public Hearing on November 25, 2013, 6:35 PM, Joseph Bilotta Meeting Room, Town Hall, 17 Main Street, Lunenburg, MA to hear and review a request to separate an existing common driveway into two new driveway entrances to existing residences at 615 (Map 111, Parcel 0005) and 617 (Map 111, Parcel 0006) Leominster Road, under M.G.L., Ch. 40, Section 15C, Scenic Road Designations; Improvements; Fines. Applicants are Ryan and Amy Lazaro, 617 Leomi nster Road, and Steve & Christine Randle, 615 Leominster Road, Lunenburg, MA. Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA 01462. ======================================================================================== DOCUMENT : 2013-11-25-agenda-3730.txt BOARD : planning-board DATE : 2013-11-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2013-11-25-agenda-3730.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11252013-3730 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 617 Leominster Road1. ======================================================================================== DOCUMENT : 2013-11-25-minutes-3713.txt BOARD : planning-board DATE : 2013-11-25 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2013-11-25-minutes-3713.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11252013-3713 ======================================================================================== ===PAGE 1=== INITIALS _______ _______ _______ _______ _______ LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147, ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Emerick R. Bakaysa, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Marion M. Benson, Planning Director Minutes November 25, 2013 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Joanna L. Bilotta-Simeone, Emerick R. Bakaysa, Nathan J. Lockwood, Damon McQuaid, Matthew Allison Absent: Marion M. Benson PUBLIC COMMENT: none PUBLIC HEARING: 615/617 Leominster Road, Scenic Road application - See separate minutes. MINUTES APPROVAL: Motion to approve 10-28-13, N. Lockwood, Second, D. McQuaid. Motion to approve 9-9-13 Executive, E. Bakaysa, Second, M. Allison. COMMITTEE REPORTS: MJTC, M. Allison- No meeting. MRPC, J. Bilotta-Simeone- J. Bilotta-Simeone, N. Lockwood, and M. Allison attended Annual Dinner. Presentation on medical marijuana by Kay Doyle, Esq., Kopelman and Paige, P.C. It was noted moratoriums only good until December 31, 2014. Presentation on file in the Planning Office. School Building Committee, N. Lockwood- MSBA approved Town’s schematic. Next step is Town vote at January Special Town Meeting. Building Reuse Committee, D. McQuaid- Process moving along. Anticipate presentation to Board of Selectmen on December 3rd. Capital Planning Committee, M. Benson- Tabled due to M. Benson’s absence. Green Community Task Force, M. Benson- Tabled due to M. Benson’s absence. PLANNING DIRECTOR’S REPORTS/NEW BUSINESS/DEVELOPMENT STATUS REPORTS: Special Town Meeting, January 7, 2014 - Marijuana Moratorium Bylaw- Board reviewed moratorium bylaw. Motion to accept Article defining definition of Medical Marijuana Treatment Center, D. McQuaid, Second, E. Bakaysa, Roll Call Vote - J. Bilotta- Simeone, aye; E. Bakaysa, aye; N. Lockwood, aye; D. McQuaid, aye; M. Allison, aye. Motion to accept Article for Moratorium for Town Warrant, N. Lockwood, Second, E. Bakaysa. Roll Call Vote- J. Bilotta-Simeone, aye; E. Bakaysa, aye; N. Lockwood, aye; D. McQuaid, aye; M. Allison, aye. Whites Woods, Massachusetts Avenue- Noted progress reports. Emerald Place at Lake Whalom- Noted progress reports. 35 Leominster Road- Noted building permit extension to 6-11-14. 615/617 Leominster Road- See separate minutes as noted above. 40R Density Bonus Payment-No report available due to M. Benson’s absence. WhiteTail Crossing- No report available due to M. Benson’s absence. NuGen Capital Management LLC - Noted letter guaranty re 651 Chase Road and 265 Pleasant Street Decommissioning and annual Maintenance. ===PAGE 2=== Minutes 11.25.13 Page 2 ACTION FILE: Citizen Survey- It was noted that due to lack of citizen response, deadline would be extended. MRPC Meetings- Board members attended a site plan review meeting November 14 th. MEETING SCHEDULE: December 9- Town Hall, 6:30 PM, Board anticipates MRPC presentation December 23- No meeting BOARD COMMENTS: M. Allison reminded the Board that, at each meeting, they should be reviewing a section from the Rules and Regulations Governing the Subdivision of Land. MEMBER ISSUES: M. Allison inquired about the status of the requested Highfield Village PDF. N. Lockwood asked Board members to start thinking about appropriate locations in Town for rental housing projects; both affordable and market rate. The Agricultural Commission will be added to Committee Reports. Adjourned 7:45 PM. Documents used at meeting: Minutes 10-28-13 Executive Minutes 9-9-13 615/617 Leominster Road, Scenic Road Application Marijuana Moratorium Bylaw Whites Woods Progress Report Emerald Place at Lake Whalom Progress Report 35 Leominster Road Building Permit NuGen Capital letter guaranty re 651 Chase Road and 265 Pleasant Street Decommissioning and annual Maintenance. Minutes/2013/11.25.13 ======================================================================================== DOCUMENT : 2013-11-25-minutes-3730.txt BOARD : planning-board DATE : 2013-11-25 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2013-11-25-minutes-3730.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11252013-3730 ======================================================================================== ===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 Nathan J. Lockwood, Mbr. 960 Massachusetts Avenue Damon McQuaid, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Marion M. Benson, Planning Director Minutes Public Hearing 615/617 Leominster Road Scenic Road November 25, 2013 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Time: 6:35 PM Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Emerick R. Bakaysa, Matthew Allison Absent Marion M. Benson Chair requested Motion to enter into Public Hearing and then to return to Re gular Session. Motion, E. Bakaysa, Second, D. McQuaid, roll call vote- M. Allison, aye; D. McQuaid, aye; N. Lockwood, aye; J. Bilotta-Simeone, aye; E. Bakaysa, aye. Chair opened the Public Hearing with the reading of the notice published in the Sentinel and Enterprise November 11 and November 18, 2013. The hearing is to hear and review a request to separate an existing common driveway into two new driveway entrances to existing residences at 615 , owner/applicant Steve & Christine Randle ; and 617 Leominst er Road , owner/applicant Ryan & Amy Lazaro, under M.G.L. Ch 40, Section 15C, Scenic Road Designation. Jesse Johnson, David Ross Associates, present ed for the owners/applicants. The two neighbors share a common driveway that straddles their common prope rty line. Th e Randles also have an on -site business which generate s more traffic than a typical residence. In the interest of safety , and to allow the Lazaro children to play in their own driveway, the Randles felt it would be better to separate the driv eway at the curb cut up to the first house (Lazaro’s). Only tree removal within the right -of-way will be one cluster of eight- and twelve- inch ash. Some stone wall removal (not located in the right -of-way) and stone wall replacement to frame new drivewa y. J. Johnson met on -site with Conservation Consultant Matt Marro – some wetlands - filed request for determination. Negative Determination - was non-jurisdictional wetlands, local and state. Small splash pool (1-2 feet deep) will take driveway runoff. No increase in road runoff. Board questions: M. Allison- questioned width of stone wall removal. J. Johnson noted it will be removed to install both driveways and then shifted over to frame entrance s. Mr. Allison thought it would be better to widen the existing driveway versus the disturbance that will ensue creating two new driveways . J. Johnson noted that sharing one common driveway creates winter maintenance issues. Having two separate driveways will also ma ke issue easier if anyone wants to sell their home in the future. E. Bakaysa wanted to ensure both lots had appropriate frontage and that the driveway length complied with the bylaw. No proponents or opponents. E. Bakaysa, Motion to approve the scenic road application for 615 and 617 Leominst er Road, Second, D. McQuaid, roll call vote, M. Allison, aye; D. McQuaid, aye; N. Lockwood, aye; J. Bilotta-Simeone, aye; E. Bakaysa, aye. E. Bakaysa, Motion to leave the Public Hearing and return to Regular Session, Second, D. McQuaid, all aye. Hearing closed 6:50 PM Minutes/public hearings 2013/615_617 Leominster Road 11.25.13 ======================================================================================== DOCUMENT : 2013-12-08-agenda-3714.txt BOARD : planning-board DATE : 2013-12-08 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2013-12-08-agenda-3714.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_12082013-3714 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Emerick R. Bakaysa, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Marion M. Benson, Planning Director NOTICE OF MEETING SITE VISIT Sunday December 8, 2013 9:00 AM The Open Space Acquisition Advisory Team has scheduled a Site Visit to the Lane property at 300 Holman Street. All Town Boards and Committees are invited to attend. Please meet at the Holman Street Bridge. ======================================================================================== DOCUMENT : 2013-12-08-minutes-3714.txt BOARD : planning-board DATE : 2013-12-08 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2013-12-08-minutes-3714.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_12082013-3714 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Emerick R. Bakaysa, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Marion M. Benson, Planning Director Minutes December 8, 2013 Meeting Posted: Yes Place: 300 Holman Street, Lunenburg, MA Time: 9:00 AM Site visit to Lane property, 300 Holman Street, Lunenburg, MA ======================================================================================== DOCUMENT : 2013-12-09-agenda-3715.txt BOARD : planning-board DATE : 2013-12-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2013-12-09-agenda-3715.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_12092013-3715 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2013-12-09-agenda-3728.txt BOARD : planning-board DATE : 2013-12-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2013-12-09-agenda-3728.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_12092013-3728 ======================================================================================== ===PAGE 1=== Planning Board Meeting Executive Session PLBD_MINUTES_12.9.13_EXECUTIVE_OBRIEN.PDF 1. Documents: ======================================================================================== DOCUMENT : 2013-12-09-minutes-3715.txt BOARD : planning-board DATE : 2013-12-09 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2013-12-09-minutes-3715.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_12092013-3715 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Joanna L. Bilotta-Simeone, Chair Tel: (978) 582-4147 ext 5 Nathan J. Lockwood, Vice-Chair Fax: (978) 582-4353 Damon McQuaid, Clk. 960 Massachusetts Avenue Emerick R. Bakaysa, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Marion M. Benson, Planning Director Minutes December 9, 2013 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA Time: 6:30 PM Present: Joanna L. Bilotta -Simeone, Emerick R. Bakaysa, Nathan J. Lockwood , Damon McQuaid, Matthew Allison, Marion M. Benson PUBLIC COMMENT: none MINUTES APPROVAL: Motion to approve 11-25-13, N. Lockwood, Second, M. Allison. Motion to approve 11 -25-13 615/617 Leominster Road Public Hearing, N. Lockwood, Second, D. McQuaid. PRESENTATION- MRPC: Represented by John Hume and Chantell Fleck. Presentation given on the draft Village District Bylaw and the Economic Development Element of the Master Plan. (Items on file in the Planning Office.) There was discussion on brownfields which led to the ab andoned gas station in the center of Town and being able to do a possible site assessment through a grant - grant deadline of January 21 – does the Town have to own the property to do the testing, no, but need owner’s permission to go on property. P. Bertr am recommended the Town Manager attend a Planning Board meeting to update the Board on the property. J. Bilotta -Simeone requested M. Benson ask the Town Manager to attend the January 13 th Board meeting. MRPC’s current DLTA Program requires MRPC conclude its assistance by December 31, 2013. The Town can re -apply for additional assistance. Applications, signed by the Board of Selectmen, are due by January 17, 2014. N. Lockwood noted he looked at land inventory that could support alternative energy – access to three phase electrical structure – typically owned by UNITIL – any state/federal grants to expand land that has access to grid? J. Hume noted f unding to improve infrastructure would be obtained through the utility. J. Hume recommended the Board d evelop a Design Guideline Handbook with illustrations, pictures, write up of particular architectural designs for developers. J. Hume will provide the Economic Development Update to the Planning Office in Word format for extraction of information. Wi ll also provide listing of towns that are doing a good job of promoting economic development on their website. Draft map was presented showing proposed boundary of Village District as a result of Board input. C. Fleck opined that the District was rather large and including the schools did not lend to the intimate, walkability of a Village District. Possibly create a Reuse Overlay District on the lot where the schools are located - do not include in the Village District. Board will have to determine minimum lot size for the Village District. Draft Village District Bylaw given to Board for review. ===PAGE 2=== Minutes 12.09.13 Page 2 Action Items:  Creation of Design Guideline Handbook  Triplex housing by special permit in the Village District? This would provi de for more apartments in Town. A business on the ground floor with two apartments on the second floor. The Board would have to determine lot size for same. Member inquired if all lots in the proposed district are sewered. District Bylaw could specify triplex only allowed if sewered. N. Lockwood felt growth success for the Town could involve triplex or larger. M. Allison suggested multi - family. D. McQuaid opined capping at quadplex. Concerned with availability of parking. There will be more Board discussion regarding this subject.  Allow telecommunications towers in the Village District, other than those grandfathered in?  Allow restaurants in the Town Center?  Should gasoline service stations with automotive sales be included in the District; or kee p it simply gas stations.  N. Lockwood would like MRPC to help develop criteria for proposed commercial uses. J. Hume suggested building it into the next DLTA application.  Possible list of suggested construction materials be included in the Design Guideline Handbook. Also include in District Bylaw. C. Fleck will look for specifics.  Looking for stronger language for Additional Design Standards for the Village District, a) 8.- historical buildings.  Have the Demolition Delay Bylaw referenced. P. Bertram noted that the Board may have to expedite a Reuse Overlay District, depending on the vote for Article 1 at the January Special Town Meeting. MRPC will work with M. Benson to craft another DLTA for continuing the Village District Bylaw, Economic Development, streamlining the zoning, and possible Reuse Overlay Bylaw. ANR- 136 & 150 Sunset Lane, Bisceglia Family Realty Trust - Presented by David Leroy, David Ross Associates. The Suttons, residing at 130 Sunset Lane, currently use the upper corner of the property at 136 Sunset Lane for their driveway access. The applicant intends to sell Parcel A (394 square feet) to the Suttons so the applicant’s lot is not encumbered by the Sutton’s driveway. This will create a safe situation for driveway access purposes. Plan accepted for department review. COMMITTEE REPORTS: MJTC, M. Allison- No meeting MRPC, J. Bilotta-Simeone- No meeting School Building Committee, N. Lockwood- No meeting Building Reuse Committee, D. McQuaid - Presentation given to Board of Selectmen. Committee suggestion is that Eagle House stay as is, Brooks House, Ritter Memorial Building, and Passios be sold. Town H all could be renovated to house all Town Offices. Capital Planning Committee, M. Benson - Continuing to prioritize department requests. Will meet with Town Manager on December 18th. Green Community Task Force, M. Benson- Green Community Designation Criteria submitted to the State. Agricultural Commission, M. Allison - Commission still working on Right -To-Farm Bylaw. Looking for ways to participate with farmer’s market and possible multiple locations. PLANNING DIRECTOR’S REPORTS/NEW BUSINESS/DEVELOPMENT STATUS REPORTS: Special Town Meeting, January 7, 2014- Article 1- School Building Project- N. Lockwood made a Motion for the Planning Board to support the proposal of the School Building Committee at Town Meeting, E. Bakaysa, Second. Discussion ensued with Board members various opinions regarding cost to the Town; impact on planning, e.g. econ omic development, quality of the Town and its school system to attract newcomers to Town; disadvantage of a possible increase in residential development ; a new school will make it even less affordable to move to Lunenburg; t he Board is looking for more com mercial/retail development to offset taxpayer burden ; increase in property value with a new school; too much money is spent to build a new school for the existing students ; is it going to cost more to repair/revitalize the existing school ; e conomic development will help to offset the cost of the new school ; members have a civic and moral responsibility to the Town. P. Bertram opined that the Village District Bylaw is too restrictive. Board vote i n favor of endorsing Article 1 on the Town Warrant fo r the new school, Roll Call Vote - J. Bilotta-Simeone, aye; E. Bakaysa, aye; N. Lockwood, aye; D. McQuaid, nay; M. Allison, nay. Vote 3-2 in favor of endorsing Article 1. ===PAGE 3=== Minutes 12.09.13 Page 3 Article 2 & 3- Marijuana Moratorium Bylaw- Placed on Warrant. Used model provided by Town Counsel. J. Bilotta- Simeone noted under State law patients with a hardship cultivation registration do not have to register with local police/town/zoning officer. Registration may be required by a town general bylaw (not a zoning bylaw). Town Counsel has noted that would not be part of the moratorium bylaw, but would be in the subsequent bylaw. Board needs to prepare a bylaw for spring town meeting. The moratorium bylaw does not negate hardship cultivation. Board of S electmen would have to put the general bylaw together. E. Bakaysa looking for verification that the Planning Board has authority to require a dispensary register with local police/town. M. Benson will confer with Town Counsel. Force Corp., 305 Leominster Shirley Road - Plans needs to be revised as a result of peer review. M. Benson to schedule meeting with herself, project engineer and reviewing engineer. Issues with Conservation Commission have been resolved. Definitive Subdivision Application, 50 Elmwood Road- Hearing set for January 13, 2014. Whites Woods, Mass Ave- Weekly progress report noted. Emerald Place at Lake Whalom - E. Bakaysa requesting update on number of units totally built and plan for completion. He also feels Town Counsel should be consulted as to how Board can leverage the fact that it was anticipated Emerald Place would be owner-occupied. 35 Leominster Road- Board member questioned how Building Commissioner could extend building permit when the Board was the permitting authority. Smart Growth District/Tri Town Landing - Certificate of Compliance issued for FY2013. Town received 40R Density Bonus Payment of $99,000. White Tail Crossing - Owner wanted to get on Special Town Meeting Warrant to have road declar ed public wa y, but was not prepared. NuGen Capital Management LLC- Letter of Guaranty received and noted at prior Board meeting. Has been forwarded to Town Counsel for review. ACTION FILE: Citizen Survey- J. Bilotta-Simeone requested M. Benson convey to the Town Manager that the Board of Selectmen, during their televised meetings, encourage the public to complete the Survey. Will have a notice put back on the Town Scroll. Notices- Conservation Commission & Zoning Board of Appeals - Noted that the Zoning Board of Appeals has received a petition for 337 Page Street for a special permit dimensional variation to install a 100 kilowatt ground mount solar photovol taic system in the rear of the property. Applicant was denied by the Building Commissioner as it did not meet the zoning bylaw. MEETING SCHEDULE: January 13, 2014, Town Hall, Public Hearing followed by Board meeting January 27, 2014, Ritter Memorial Building, regular meeting PUBLIC COMMENT: none BOARD COMMENTS: J. Bilotta -Simeone opined that the signboard located at the PSFB should be used for community announcements. Board members noted that if it is on and flashing all the time, people lose interest and stop looking. There are signboards on the school and one outside the Ritter. Board member felt that if using the signboard at the PSFB for community announcement, local businesses will want to do the same thing. MEMBER ISSUES: none PLANNING DIRECTOR COMMENT: none EXECUTIVE SESSION: Motion, E. Bakaysa, to enter into Executive Session, not to return to public session, Second, N. Lockwood, Roll Call Vote- J. Bilotta-Simeone, aye; N. Lockwood, aye; D. McQuaid, aye; E. Bakaysa, aye; M. Allison, aye. ADJOURNMENT: Regular Session 10:30 PM Documents used at meeting: 11-25-13 Minutes Notices- Conservation Commission & Zoning Board of Appeals Draft Village District Bylaw Warrant for January 2014 Special Town Meeting ANR- 136 & 150 Sunset Lane Whites Woods Weekly Progress Report Economic Development Element of the Master Plan Smart Growth District Certificate of Compliance 11-25-13 615/617 Leominster Road Public Hearing Minutes Minutes/2013/12.09.13