# planning-board — 37 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 : 2014-09-08-agenda-3770.txt BOARD : planning-board DATE : 2014-09-08 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-09-08-agenda-3770.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09082014-3770 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. NOTICE OF MEETING Monday, September 8, 2014 – 6:30 PM Town Hall, 17 Main Street Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA 1. ROLL CALL 2. PUBLIC COMMENT 3. MINUTES APPROVAL: 8-18-14, 8-25-14, 8-25-14 Info Mtg 4. COMMITTEE REPORTS: MRPC, J. Bilotta-Simeone Capital Planning Cmte (dormant), J. Bilotta-Simeone School Building Cmte, N. Lockwood Open Space Ad Hoc Cmte, N. Lockwood Building Reuse Cmte, D. McQuaid MJTC, K. Chenis Agricultural Commission, M. Allison 5. NEW BUSINESS/DEVELOPMENT STATUS REPORTS 909 Massachusetts Avenue- special permit 322 Flat Hill Community Solar- special permit Whites Woods, Mass Ave- special permit modification MS/HS Project- plan endorsement Highfield Village- update Definitive Subdivision, 50 Elmwood Rd- update Emerald Place at Lake Whalom- update Tri Town Landing- no report Force Corp., 305 Leominster Shirley Rd- no report 651 Chase Road & 265 Pleasant Street Solar- no report White Tail Crossing- no report 6. ACTION FILE 1259 Mass Ave- Board Endorsement 250 Whalom Road, Whalom Luxury Apartments– no report 40 Leominster Shirley Road- no report Master Planning- Economic Development Element – 10/20/14 joint meeting 7. Notices & Communications 8. MEETING SCHEDULE: September 9, 7:00 PM- Town Hall with BOS September 15, 6:30 PM- Ritter Building – Bylaw Workshop September 22, 6:30 PM- Town Hall October 20, 6:30 PM- Ritter Building - Master Plan Workshop October 27, 6:30 PM- Ritter Building 9. PUBLIC COMMENT 10. BOARD COMMENT 11. MEMBER ISSUES 12. ADJOURNMENT Agenda/2014/09.08.14 ======================================================================================== DOCUMENT : 2014-09-08-minutes-3770.txt BOARD : planning-board DATE : 2014-09-08 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-09-08-minutes-3770.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09082014-3770 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Minutes September 8, 2014 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison Also Present: Chantell Fleck, MRPC MINUTES APPROVAL: All minutes signed. Motion, N. Lockwood to approve 8-18-14, Second, D. McQuaid Motion, N. Lockwood to approve Information Meeting 8-25-14, Second, D. McQuaid Motion, N. Lockwood to approve 8-25-14, Second, D. McQuaid COMMITTEE REPORTS: MRPC, J. Bilotta-Simeone- no report Capital Planning Committee, J. Bilotta-Simeone- no report School Building Committee, N. Lockwood- Abutter meeting held. Open Space Ad Hoc Committee, N. Lockwood- no report Building Reuse Committee, D. McQuaid- no report MJTC, K. Chenis- no report Agricultural Commission, M. Allison- no report NEW BUSINESS/DEVELOPMENT STATUS REPORTS: 909 Massachusetts Avenue- Noted hearing date of September 22 322 Flat Hill Community Solar- Noted hearing date of September 22 Whites Woods, Massachusetts Avenue- Noted hearing date of September 22 MS/HS Project- Final plan endorsed by Board Highfield Village- Motion N. Lockwood to approve requested extension to November 24, 2014, Second, D. McQuaid. All aye. Definitive Subdivision, 50 Elmwood Road- Gravel being hauled out Emerald Place at Lake Whalom- 80% units completed and occupied to date, 12 under development, 36 to be built. Tri Town Landing- no report Force Corporation, 305 Leominster Shirley Road- no report 651 Chase Road Solar- no report 265 Pleasant Street Solar- no report White Tail Crossing- no report ACTION FILE: 1259 Massachusetts Avenue - Motion, N. Lockwood to app rove Findings and Directives for 1259 Massachusetts Avenue, Second, D. McQuaid, all aye. Approval endorsed. 250 Whalom Road, Whalom Luxury Apartments- no report 40 Leominster Shirley Road- no report Master Plan, Economic Development Element- Joint workshop scheduled for October 20, 2014. ===PAGE 2=== Minutes 09.08.14 Page 2 MEETING SCHEDULE: September 9, 7:00 PM – Town Hall – joint meeting with Board of Selectmen to ratify Town Manager’s appointment of Land Use Director. September 15, 6:30 PM, Ritter Building – Village District Bylaw - workshop September 22, 6:30 PM, Town Hall October 20, 6:30 PM, Ritter Building A meeting will be scheduled for October 6, 2014 for discussion of the Housing Production Plan with MRPC . MEMBER ISSUES: Noted Zoning Board of Appeals September 10 th hearing for 790 Massachusetts Avenue for a gasoline station and convenience store. N. Lockwood inquired as to zoning of the site as Protective Bylaw of the Town of Lunenburg , §4.6. Commercial District Uses, §§ 4.6.5. Design Stand ards pertain only to commercial districts. If the project is approved, it is important that it be in line with goals for the Town Center . N. Lockwood made Motion that a letter be sent to the Zoning Board of Appeals recommending that if a special permit i s approved, as part of the Zoning Board of Appeals’ approval, the applicant adhere to the Design Standards of the Zoning Bylaw and also adhere to the Planning Board’s Development Plan Review , Second, D. McQuaid, all aye. D. McQuaid also requested that the applicant work with the Historical Commission to determine the status of the property. C. Fleck noted that a Development Plan Review by the Planning Board will also be required. J. Bilotta-Simeone noted that the Board’s Directives will include the applicant complying with the Design Standards. N. Lockwood requested that future Board discussion take place on placing design standards in §4.4. Limited Business/Residential District and §4.5. Retail Commercial District Uses D. McQuaid suggested the Histor ical Commission compose a brief history of Flat Hill Road and Northfield Road to assist the Board in determining scenic road qualifications. ADJOURNED: 7:20 PM Documents used at meeting: Minutes- 8/18/14, 8/25/14, and Information Meeting 8/25/14 909 Mass Ave Hearing Notice Whites Woods Hearing Notice 322 Flat Hill Solar Hearing Notice MS/HS Final Plans Highfield Village Request for Extension 50 Elmwood Road Progress Form Emerald Place Progress Form 1259 Massachusetts Avenue Approval Minutes/2014/09.08.14 ======================================================================================== DOCUMENT : 2014-09-09-agenda-3771.txt BOARD : planning-board DATE : 2014-09-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-09-09-agenda-3771.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09092014-3771 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. NOTICE OF MEETING Tuesday, September 9, 2014 – 7:00 PM Town Hall, 17 Main Street Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA Ratification of Town Manager’s Appointment of the Land Use Director ======================================================================================== DOCUMENT : 2014-09-09-minutes-3771.txt BOARD : planning-board DATE : 2014-09-09 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-09-09-minutes-3771.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09092014-3771 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Minutes September 9, 2014 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 7:00 PM Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis Absent: Matthew Allison Joint meeting with the Board of Selectmen. J. Bilotta-Simeone expressed her appreciation to all candidates to the Land Use Director’s position. Motion, Jamie Toale, Board of Selectmen, to ratify Town manager’s appointment of Adam Burney as Land Use Director, Second, Robert Ebersole, Board of Selectmen all aye. Planning Board all aye. Minutes/2014/09.09.14 ======================================================================================== DOCUMENT : 2014-09-15-agenda-3772.txt BOARD : planning-board DATE : 2014-09-15 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-09-15-agenda-3772.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09152014-3772 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. NOTICE OF MEETING Monday, September 15, 2014 – 6:30 PM Ritter Memorial Building, 960 Massachusetts Avenue Lunenburg, MA WORKSHOP AGENDA Village Center District Draft Bylaw ======================================================================================== DOCUMENT : 2014-09-15-minutes-3772.txt BOARD : planning-board DATE : 2014-09-15 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-09-15-minutes-3772.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09152014-3772 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Minutes September 15, 2014 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA Time: 6:30 PM Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison Also Present: Chantell Fleck, MRPC VILLAGE CENTER DISTRICT DRAFT BYLAW: C. Fleck distributed the White Paper from the Charrette. The Board picked up where they left off at t he August 18th workshop with #8 Design Standards . C. Fleck to work on meshing the state and Town’s bylaw together. #9 - Consider incorporating a Planning Board special permit for three+ acres. D. McQuaid questioned if there is a state Demolition Protection Bylaw (C. Fleck to investigate). #8 Design Standards (state model) A.1) – ok A.2) – use Protective Bylaw Section 4.6.5.2.c) A.3) – ok A.4) – reword- New retail buildings shall have one of the following features at the public entrance; awning, marquee , arcade and/or colonnade. A.5) – use Protective Bylaw Section 4.6.5.2.d) – also add in screening of mechanical units on roof A.6) – ok – change “variations in acceptable signage” to variations of acceptable signage Add in the following from 4.6.5. Design Standards: Occupied Lot Area. The total area on any lot devoted to building, parking, outdoor storage and display and other paved hard surface areas may occupy up to eighty-five (85%) percent of the total lot area. Utilities. All utilities shall be placed underground Roof colors shall be reviewed for consistency with other uses in the District and reviewed under DPR. The principal building(s) shall be connected to public water and sewer where readily available and accessible. Lighting, signage and architectural style shall be consistent with other uses in the District and reviewed under the DPR. Interior Streets, Drives, Walkways and Access.  Site access shall be a divided way (one way in and one way out) where and when appropriate determined under DPR.  Surfaces shall be pervious when possible and practical. Parking and Loading Area.  Parking shall be in the rear or side of building(s) and shall not be visible from the street line when possible. Parking will be reviewed under the DPR.  All loading docks shall be to the rear of the building(s) and shall not be visible from the street. Sidewalks. Sidewalks shall be provided from the street line, when applicable, and from the parking areas to building(s). ===PAGE 2=== Minutes 09.15.14 Page 2 Landscaping and Screening.  Landscaping and screening may be required during the DPR or by the permitting authority.  Such landscape shall be a type and height that does not interfere with sight lines of drivers.  Natural features shall be retained to the extent possible.  A landscape plan shall be provided and reviewed. Street Furniture.  Light fixtures shall be designed to be of number and height that grants plentiful lighting. Such lighting shall shine downwards as to not affect adjacent properties.  Lighting must also be placed on the side and rear of the building.  Outdoor tables, benches, and bicycle racks shall be of a style consistent with the principal use(s) of the site.  The location, number and style of trash receptacles shall be reviewed under DPR. 8. C. Site Design (state model) C.1) – use Zoning Bylaw’s Commercial District Design Standards Parking C.2) – keep C.3) – keep and add “e.g., sidewalks” after “pedestrian pathways” C.4) – keep – move to Landscaping and Screening Section C.5) – delete C.6) – keep C.7) – keep C.8) – keep 8.B. Signs (state model) – keep all, but will discuss at October 6th meeting. B.1) – B.7) Will schedule the next workshop for October 6th, 6:30 PM to work on Signs above, draft bylaw, and review #9 special permit. N. Lockwood requested lighting examples from C. Fleck. Add a provision after Design Standards that the Planning Board can waive where appropriate. ADJOURNED: 9:40 PM Documents used at meeting: White Paper from Charrette VCOD Model Bylaw Village Center District Draft Bylaw Minutes/2014/09.15.14 ======================================================================================== DOCUMENT : 2014-09-22-agenda-3773.txt BOARD : planning-board DATE : 2014-09-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-09-22-agenda-3773.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09222014-3773 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. NOTICE OF MEETING Monday, September 22, 2014 – 6:30 PM Town Hall, 17 Main Street Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA 1. ROLL CALL 2. PUBLIC COMMENT 3. PUBLIC HEARINGS 6:35 PM- 909 Massachusetts Avenue 6:50 PM- Whites Woods, 221 White Street 7:05 PM- 322 Flat Hill Community Solar 4. APPOINTMENTS: 7:30 PM- ANR- 22 Oak Ridge Road, Sharon Graham and 18 Oak Ridge Road, Melissa & Matthew McCarthy, David Ross Associates 5. MINUTES APPROVAL: 9-8-14, 9-15-14 6. COMMITTEE REPORTS: MRPC, J. Bilotta-Simeone Capital Planning Cmte, J. Bilotta-Simeone School Building Cmte, N. Lockwood Open Space Ad Hoc Cmte, N. Lockwood Building Reuse Cmte, D. McQuaid MJTC, K. Chenis Agricultural Commission, M. Allison 7. NEW BUSINESS/DEVELOPMENT STATUS REPORTS 909 Massachusetts Avenue- see above 322 Flat Hill Community Solar- see above Whites Woods, Mass Ave- see above Definitive Subdivision, 50 Elmwood Rd- update Tri Town Landing- update MS/HS Project- no report Highfield Village- no report Emerald Place at Lake Whalom- no report Force Corp., 305 Leominster Shirley Rd- no report 651 Chase Road & 265 Pleasant Street Solar- no report White Tail Crossing- no report 8. ACTION FILE 90 West Townsend Rd, Notice of Intent to Sell Scenic Road- Flat Hill and Northfield Rd Discussion Zoning Bylaw- Design Standards Discussion 250 Whalom Road, Whalom Luxury Apartments– ZBA continued to 9-24 Master Planning- Economic Development Element – 10/20/14 joint meeting 40 Leominster Shirley Road- no report 9. Notices & Communications 10. MEETING SCHEDULE: October 6, 6:30 PM- Ritter Building – HPP & Village District Bylaw October 20, 6:30 PM- Ritter Building - Master Plan Workshop October 27, 6:30 PM- Ritter Building 11. PUBLIC COMMENT 12. BOARD COMMENT 13. MEMBER ISSUES 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2014-09-22-agenda-3774.txt BOARD : planning-board DATE : 2014-09-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-09-22-agenda-3774.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09222014-3774 ======================================================================================== ===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, Mbr. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Town of Lunenburg Public Hearing The Lunenburg Planning Board will hold a Public Hearing on September 22, 2014 , 7:05 PM, Town Hall, 17 Main Street , Lunenburg, MA 01462. The Public Hearing will be to hear and discuss a Special Perm it and Development Plan Review under Sections 4.15. and 8.4. of the Protective Bylaw of the Town of Lunenburg for construction of a 75kW ground -mounted photovoltaic installation at 322 Flat Hill Road (Map 087, Parcel 0026). Applicant/Owner is Michael Conway, 322 Flat Hill Road, Lunenburg, MA. Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA 01462. Solarfarms/322 flat hill/09.22.14 legal ======================================================================================== DOCUMENT : 2014-09-22-agenda-3775.txt BOARD : planning-board DATE : 2014-09-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-09-22-agenda-3775.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09222014-3775 ======================================================================================== ===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, Mbr. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Town of Lunenburg Public Hearing The Lunenburg Planning Board will hold a Public Hearing on September 22, 2014 , 6:35 PM, Town Hall, 17 Main Street , Lunenburg, MA 01462. The Public Hearing will be to hear and discuss a Special Permit under Section 4.4.3. and a Development Plan Review under Section 8.4. of the Protective Bylaw of the Town of Lunenburg for an in-home antique and consignment shop at 909 Massachusetts Avenue (Map 60, Parcel 0003). Owner is Mary L. Padula , 909 Mass Ave, Lunenburg, MA. Applicant is D. J. Layhe, 100 Lancaster Avenue, Lunenburg, MA. Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA 01462. Dpr/909 mass ave/09.22.14 posting ======================================================================================== DOCUMENT : 2014-09-22-agenda-3776.txt BOARD : planning-board DATE : 2014-09-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-09-22-agenda-3776.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09222014-3776 ======================================================================================== ===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, Mbr. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Town of Lunenburg Public Hearing The Lunenburg Planning Board will hold a Public Hearing on September 22, 2014 , 6:50 PM, Town Hall, 17 Main Street , Lunenburg, MA 01462. The Public Hearing will be to hear and discuss a Modification to a Development Plan Review and Special Permit under Section 5.5., Planned Residential Area, of the Protective Bylaw of the Town of Lunenburg , for 221 White Street (Map 7 5, Parcel 53). Owner/Applicant is RIW Realty Trust, John I. White, Trustee, 13 Jacklyn Drive, Lunenburg, MA . Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA 01462. Whitewood/hearings/09.22.14 legal ======================================================================================== DOCUMENT : 2014-09-22-minutes-3773.txt BOARD : planning-board DATE : 2014-09-22 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-09-22-minutes-3773.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09222014-3773 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Minutes September 22, 2014 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Nathan J. Lockwood, Damon McQuaid, Matthew Allison Absent: Joanna L. Bilotta-Simeone, Kenneth Chenis Also Present: Chantell Fleck, MRPC PUBLIC HEARING: 909 Massachusetts Avenue - See separate minutes . Motion, M. Allison to approve two allowable use signs for the two uses on the premises and the open flag, Second, D. McQuaid, all aye. Discussion, Motion N. Lockwood to amend to include furniture sign at proposed location and exit sign, Second, D. McQuaid, all aye. Motion to approve special permit and development plan review for Harley House Décor, M. Allison, Second, D. McQuaid, all aye. Findings and Directives will be prepared. PUBLIC HEARING: Whites Woods, 221 White Street - See separate minutes . Motion, D. McQuaid to approve modification request, Second, M. Allison, all aye. Findings and Directives will be prepared. PUBLIC HEARING: 322 Flat Hill Community Sola r- See separate minutes . Due to lack of quorum Hearing will be continued to a date TBD. ANR, 18 and 22 Oak Ridge Road - Mike Martorella, David Ross Associates, representing applicants. Requested the Board waive its normal 14 day department review period as a closing date is scheduled for September 30 th on the Graham property (#22). Also requesting contour plan be waived as lots are already existing with access. Issue is existing septic system built on one property, but services the abutting property. Septic easement will be put in place. Also a small portion of the building at #18 is over the lot line onto #22. ANR will convey a 35 foot parcel. Motion, D. McQuaid to grant waivers , release applicant from 14 day review period, and endorse ANR Plan, Second, M. Allison, all aye. Plan will be endorsed at conclusion of Board meeting. MINUTES APPROVAL: All minutes signed. Motion, D. McQuaid to approve 9-8-14 and 9-15-14, Second, M. Allison, all aye. COMMITTEE REPORTS: MRPC, J. Bilotta-Simeone- no report Capital Planning Committee, J. Bilotta-Simeone- no report School Building Committee, N. Lockwood - Will be ground-breaking ceremony as part of homecoming; October 18, 1:15 PM. D. McQuaid noted that in reading minutes of the School Committee, he has the understanding that the School Committee is of the opinion they can’t make a decision on the property line of Passios for purposes of resale until the Village District Bylaw has been created. D. McQuaid opines that this is a misconception on the part of t he School Committee and that there needs to be coordination between the Committee and Planning Board. N. Lockwood noted that the Building Reuse Committee is waiting on the creation of the Village District Bylaw before proceeding with marketing of the Pass ios and that the two committees should meet. N. Lockwood will note same to the School Building Committee. Open Space Ad Hoc Committee, N. Lockwood- no report Building Reuse Committee, D. McQuaid- see above MJTC, K. Chenis- no report ===PAGE 2=== Minutes 09.22.14 Page 2 Agricultural Commission, M. Allison - Commission interested in discussion on Village District Bylaw. Would like to attend October 6th meeting for discussion of permanent location for a Farmers’ Market. NEW BUSINESS/DEVELOPMENT STATUS REPORTS: 909 Massachusetts Avenue- see above 322 Flat Hill Community Solar- see above Whites Woods, Massachusetts Avenue- see above Definitive Subdivision, 50 Elmwood Road - Update provided. Crushing, screening, and h auling out sand and gravel continue. M. Allison noted two street trees have been cut. D. McQuaid stated that it was noted at the hearing due to extreme amounts of gravel being removed, no trees could be saved. Trees would be replanted. Tri Town Landing- Flow tests results provided to Board. MS/HS Project- no report Highfield Village- no report Emerald Place at Lake Whalom- no report Force Corporation, 305 Leominster Shirley Road- no report 651 Chase Road Solar- no report 265 Pleasant Street Solar- no report White Tail Crossing- no report ACTION FILE: 90 West Townsend Road, Notice of Intent to Sell- Board anticipates future request from Town Manager for input. Scenic Road - Letter sent to Historical Commission – no response yet. Board anticipates requesting Flat Hill and Northfield Roads be designated scenic roads at town meeting. C. Fleck will research to see if a hearing is required. Zoning Bylaw- Design Standards Discussion- Will resume discussion October 6th. 250 Whalom Road, Whalom Luxury Apartments- Zoning Board of Appeals hearing continued to September 24th. Master Planning- Economic Development Element- Board meeting to be held with interested boards/commissions 10/20/14. 40 Leominster Shirley Road- no report NOTICES & COMMUNICATIONS: noted MEETING SCHEDULE: October 6, 6:30 PM, Ritter Building, HPP & Village District Bylaw October 20, 6:30 PM, Ritter Building, Master Plan Workshop October 27, 6:30 PM, Ritter Building ADJOURNED: 8:30 PM Documents used at meeting: Minutes- 9/8/14, 9/15/14 909 Mass Ave Submittal Packet 221 White Street Submittal Packet 50 Elmwood Road Progress Form Tri Town Landing Update Minutes/2014/09.22.14 ======================================================================================== DOCUMENT : 2014-09-22-minutes-3774.txt BOARD : planning-board DATE : 2014-09-22 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-09-22-minutes-3774.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09222014-3774 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Minutes Public Hearing 322 Flat Hill Community Solar September 22, 2014 Meeting Posted: Yes Time: 6:35 PM Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Present: Nathan J. Lockwood, Damon McQuaid, Matthew Allison Absent: Joanna L. Bilotta-Simeone, Kenneth Chenis Also Present: Chantell Fleck, MRPC Motion to open Hearing, D. McQuaid, Second, M. Allison. Public Hearing was to hear and discuss a Special Permit and Development Plan Review under Sections 4.15. and 8. 4. of the Protective Bylaw of the Town of Lunenburg for construction of a 75kW ground -mounted photovoltaic installation at 322 Flat Hill Road (Map 087, Parcel 0026). Applicant/Owner is Michael Conway, 322 Flat Hill Road, Lunenburg, MA. Motion to continue Hearing due to lack of quorum to a date to be determined, D. McQuaid, Second, M. Allison, all aye. Recessed hearing 7:32 PM. Minutes/public hearings 2014/322 flat hill community solar 09.22.14 ======================================================================================== DOCUMENT : 2014-09-22-minutes-3775.txt BOARD : planning-board DATE : 2014-09-22 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-09-22-minutes-3775.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09222014-3775 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Minutes Public Hearing 909 Massachusetts Avenue September 22, 2014 Meeting Posted: Yes Time: 6:35 PM Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Present: Nathan J. Lockwood, Damon McQuaid, Matthew Allison Absent: Joanna L. Bilotta-Simeone, Kenneth Chenis Also Present; Chantell Fleck, MRPC Public Hearing was to hear and discuss a Special Permit under Section 4.4.3. and a Development Plan Review under Section 8.4. of the Protective Bylaw of the Town of Lunenburg for an in -home antique and consignment shop at 909 Massachusetts Avenue (Map 60, Parcel 0003). Owner is Mary L. Padula, 909 Mass Ave, Lunenburg, MA. Applicant is DJ Layhe, 100 Lancaster Avenue, Lunenburg, MA. Presentation by DJ Layhe. Currently owns antique business at 3 Lancaster Avenue. Has moved to 909 Massachusetts Avenue and plans to relocate business there. Antique business is a slow flow business – asking for operation hours of Wednesday - Saturday 10-5 (maybe Wednesday nights ‘till 8 PM). Sunday 10-5, closed Monday and Tuesday. No staff other than family that is residing in the house. Having shop in home would reduce expenses. Would request same type sign as currently at 3 Lancaster Avenue. Business will be named Harley House Décor. Wants to maintain current traffic flow of separate entrance and exit, but due to poor sight lines would like to have “entrance” and “exit” stenciled on a four foot post at both locations. Would also like a 3 by 5 foot flag attached to each post . One flag would say “consignment” and the other “furniture”. Sample flag was shown. The shop will be at the rear of the house. Would like to place an eighteen by eighteen inch “ open” or “entrance” sign at door as there are numerous doors to the building . Would like to have one free standing sign of forty-eight by thirty-two inches at front of the property. M. Allison suggested applicant consider a white arrow painted on the paved portion of the drive indicating direction of trave l. He also suggested a “do not enter” sign placed at the exit. Lois Filiau, 919 Mass Ave - supports the antique business but was concerned with the two large proposed flags . Suggested a wooden colonial sign. Donna Cameron, 919 Mass Ave- concerned with flags obstructing view of traffi c if the day is windy. Asked if a site plan review was done. No site plan review being proposed as it is being changed to a lesser use and only change is signage. Applicant hopes to purchase the property at some point in the future. ===PAGE 2=== Minutes, Public Hearing 909 Massachusetts Avenue Page 2 N. Lockwood noted one “open” flag no larger than three by five feet is allowed u nder Section 6.5. Signs. The Harley House Décor sign on the side of the building could note “furniture” instead of “open”. A portable “open” sign could also be allowed at the door. A “furniture” flag would be attached to the brackets on the Harley House Décor sign at the front of the house. Motion D. McQuaid to close hearing, Second, M. Allison. Hearing closed 7:17 PM. Documents used at hearing: 909 Massachusetts Avenue Special Permit and Development Plan Review application Minutes/public hearing 2014/909 mass ave 09.22.14 ======================================================================================== DOCUMENT : 2014-09-22-minutes-3776.txt BOARD : planning-board DATE : 2014-09-22 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-09-22-minutes-3776.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09222014-3776 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Minutes Public Hearing 221 White Street September 22, 2014 Meeting Posted: Yes Time: 6:50 PM Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Present: Nathan J. Lockwood, Damon McQuaid, Matthew Allison Absent: Joanna L. Bilotta-Simeone, Kenneth Chenis Also Present: Chantell Fleck, MRPC Public Hearing was to hear and discuss a Modification to a Development Plan Review and Special Permit under Section 5.5., Planned Residential Area, of the Protective Bylaw of the Town of Lunenburg, for 221 White Street (Map 75, Parcel 53). Owner/Applicant is RIW Realty Trust, John I. White, Trustee, 13 Jacklyn Drive, Lunenburg, MA. Larry Sabean, Hannigan Engineering Inc., representing applicant John (Jack) White. A P lanned Residential Area (P RA) was approved under a Special Permit in 2006 ; then modified in 2013 to put the remaining four units into duplexes. Building 6 has been constructed too close to the property line . The bylaw specifies a 40 foot setback; building is 39 .2 feet. Requesting a modification of the front setback to 38 feet. Building is also 64.2 feet from the centerline of the right -of-way which is less than the approved 65 feet under the Approval; therefore requesting modification to allow building 6 to be 63 feet from the centerline of the right-of-way. Motion D. McQuaid to close hearing, Second, M. Allison, all aye. Hearing closed 7:31 PM. Documents used at hearing: 221 White Street Request for Modification to Special Permit and Modification to a Development Plan Review application Minutes/public hearing 2014/221 white street 09.22.14 ======================================================================================== DOCUMENT : 2014-10-06-agenda-3777.txt BOARD : planning-board DATE : 2014-10-06 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-10-06-agenda-3777.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10062014-3777 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Monday, October 6, 2014 – 6:30 PM Ritter Memorial Building, 960 Massachusetts Avenue Lunenburg, MA AGENDA ROLL CALL 909 MASSACHUSETTS AVENUE Board Endorsement- Special Permit & Development Plan Review HOUSING PRODUCTION PLAN (HPP) VILLAGE DISTRICT BYLAW ADJOURNMENT ======================================================================================== DOCUMENT : 2014-10-06-minutes-3777.txt BOARD : planning-board DATE : 2014-10-06 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-10-06-minutes-3777.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_10062014-3777 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Adam R. Burney Land Use Director Minutes October 6, 2014 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA Time: 6:30 PM Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison, Adam R. Burney 909 Massachusetts Avenue, Special Permit & Site Plan Review - Approval was not endorsed as a super -majority was not available for the special permit vote. Housing Production Plan (HPP)- Sam Lawton, MRPC presented the latest working draft of the HPP (on file in the Planning Office). He noted that once the HPP is acceptable to the State, the Town’s target of subsidized housin g would be 20 units annually to reach the State’s 10%. He inquired if the Board feels the production schedule is realistic? He noted that the State’s target for 40B is revised every ten years with census. A. Burney noted that if the units are growing qu icker than population, will they be occupied? If not, what is the reality of units continuing to be built? Affordable housing goals and strategies were presented as part of the HPP along with Implementation strategies. Next step is to refine strategies of the HPP and submit to DHCD for preliminary review before submitting as official and asking Selectmen to approve. Once Selectmen approve, it will be submitted to DHCD for formal approval; once formal approval received, HPP is effective for five years. S. Lawton would like to submit draft to DHCD by end -October. Board to review draft , see if strategies are pertinent, and email any comments to A. Burney or provide at October 14th meeting. Will add to October 14 th agenda as a short discussion item. When draft is submitted to DHCD, draft will be submitted to Board of Selectmen at same time. Village District Bylaw - Chantell Fleck, MRPC presented the latest draft bylaw. A. Burney concerned that the Board is encompassing too much land in the village cent er district. It should be a walkable area (1/4 mile). Board getting away from density and distinctiveness of a village center district. N. Lockwood opined Board goals of district are economic development, historic protection, and increasing residential density to sustain viability of village center district. A. Burney noted that a village district does not protect a historic home; that is the role of a local historic district and that the village district should not serve as an economic development engine. Use Provisions need to be defined, e.g., “convenience stores” – for zoning purposes, what is the definition of a convenience store for Lunenburg? A concern of K. Chenis was that if properties on one side of a street a re included, the properties on th e other side should also be included. A. Burney advocated that a rear property line should be defined on both sides. N. Lockwood opined that an historic district bylaw should be created in conjunction with the village district bylaw. A. Burney suggested a public forum be held once the Board has narrowed in on the ir desired district boundary. Working Map will be revised. A. Burney and C. Fleck will work on defining Use Provisions. Board to review revised draft. J. Bilotta-Simeone noted solar public hearing to be held October 14, 2014. A super-majority will not be available for the hearing. M. Allison is an abutter to the site and will contact the Ethics Commission for a judgment. Adjourned 9:45 PM. Documents used at workshop: HPP Working Draft Village District Draft Bylaw Minutes/2014/10.06.14 ======================================================================================== DOCUMENT : 2014-10-14-agenda-3778.txt BOARD : planning-board DATE : 2014-10-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-10-14-agenda-3778.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10142014-3778 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Tuesday, October 14, 2014 – 7:00 PM Ritter Memorial Building, 960 Massachusetts Avenue Lunenburg, MA AGENDA Roll Call PUBLIC HEARING- 7:00 PM- 322 Flat Hill Community Solar Discussion- 322 Flat Hill Solar Discussion- Housing Production Plan (HPP) Adjournment ======================================================================================== DOCUMENT : 2014-10-14-agenda-3779.txt BOARD : planning-board DATE : 2014-10-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-10-14-agenda-3779.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10142014-3779 ======================================================================================== ===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, Mbr. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Town of Lunenburg Public Hearing The Lunenburg Planning Board will hold a Public Hearing on October 14, 2014, 7:00 PM, Ritter Memorial Building, 960 Massachusetts Avenue , Lunenburg, MA 01462. The Public Hearing will be to hear and discuss a Special Permit and Development Plan Review under Sections 4.15. and 8.4. of the Protective Bylaw of the Town of Lunenburg for construction of a 75kW ground - mounted photovoltaic installation at 322 Flat Hill Road (Map 087, Parcel 0026). Applicant/Owner is Michael Conway, 322 Flat Hill Road, Lunenburg, MA. Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA 01462. Solarfarms/322 flat hill/10.14.14 legal ======================================================================================== DOCUMENT : 2014-10-14-minutes-3778.txt BOARD : planning-board DATE : 2014-10-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-10-14-minutes-3778.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_10142014-3778 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Adam R. Burney Land Use Director Minutes October 14, 2014 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA Time: 7:00 PM Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Matthew Allison, Adam R. Burney Absent: Kenneth Chenis 322 Flat Hill Community Solar, Public Hearing- See separate minutes Housing Production Plan (HPP)- Sam Lawton, MRPC had requested Board review draft of his 10.06.14 presentation for this evening’s meeting. Comments presented by N. Lockwood (on file in Planning Office) to augmenting with more specifics. M. Allison noted projected population growth is slower than past ten years. Add Table of Contents . D. McQuaid opined that the Town should not rush to attract affordable housing. The Town is currently on track to meet the threshold with developments scheduled to be built in Town. J. Bilotta-Simeone questioned how to get elderly housing (TC Passios or old Primary School) in the center of Town. A. Burney to research the possibility of a 40B applying to a mixed used development, e.g., commercial on second and third floors and residential on first floor. A. Burney noted Plan should include discussion of reimbursement percentage under t he Community Preservation Act. Not sacrificing commercial land. Looking to encourage mixed use. N. Lockwood, Motion to move forward, Second, M. Allison, all aye. Adjourned 10:00 PM. Documents used at workshop: HPP Working Draft N. Lockwood’s Comments Minutes/2014/10.14.14 ======================================================================================== DOCUMENT : 2014-10-14-minutes-3779.txt BOARD : planning-board DATE : 2014-10-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-10-14-minutes-3779.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_10142014-3779 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Adam R. Burney Land Use Director Minutes Public Hearing 322 Flat Hill Community Solar October 14, 2014 Meeting Posted: Yes Time: 7:00 PM Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA 01462 Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Adam R. Burney Absent: Kenneth Chenis Public Hearing was to hear and discuss a Special Permit and Development Plan Review under Sections 4.15. and 8.4. of the Protective Bylaw of the Town of Lunenburg for construction of a 75kW ground -mounted photovoltaic installation at 322 Flat Hill Road (Map 087, Parcel 0026). Applicant/Owner is Michael Conway, 322 Flat Hill Road, Lunenburg, MA. M. Allison recused himself as he is an abutter to the site. Proposed site is a 75 k W ground mounted solar array which will be located at the rear of the property behind the primary residence. The array will take up roughly ¾ a cre of the property and will consist of 270 panels and 6 volt indicators. The proposed racking is a ground screw based foundation system, no concrete piles, intercon nected to Unitil at the road. Unitil will install transformer. J. Bilotta -Simeone inquired as to abutters being impacted by view. M. Conway opined only the i mmediate abutters at 44 Cortland Circle, Michael and Maryellen Ramstack. Panels will face south, away from their house. Many of the residents from the Village at Flat Hill noted they had not received notification of the hearing. A. Burney infor med those in attendance that the official Town records list Robert M. Hicks Inc. as the owner and that is the legal listing for notification purposes per M.G.L. A. Burney noted that the Association should follow-up with the Assessors’ Office. Wesley Flis, Whitman a nd Bingham Associates, presented his review. No ted the Zoning Board of Appeals 04.08.14 approval was for a 50kW array and the application before the Board is for 75kW. If approved for 75kW, M. Conway will have to go back to the Zoning Board of Appeals. M. Conway should provide evidence to the Board that the utility company has approved connecting to the grid. A form of surety should be provided for review. Show offsets on plan. M. Conway did not plan to do fencing; wanted to bring as little foreign material on site as possible. Signage should be shown on plan. No issues with drainage analysis, but recommended the Board “condition” that the applicant maintain proposed grass surface condition u nder the panels. If the applicant changes the surface ty pe to something less pervious, he would be required to provide an undated Stor mwater Drainage Analysis. The same with utilizing a proposed screw mounting system. Also noted items brought forth at the September 16th In house Tech Meeting. ===PAGE 2=== Minutes, Public Hearing 322 Flat Hill Community Solar October 14, 2014 Page 2 J. Whalen, 526 West Townsend Road - Questions arose as to why the applicant went to the Zoning Board of Appeals prior to the Planning Board. A. Burney responded that the applicant was seeking relief from the dimensional requirements. N. Lockwood inquired as to panel height - Nine feet from ground at highest point in back sloping down to lowest point being 24 inches. Inquired as to current use of wetlands area located north of applicant - Common Area for the Village at Flat Hill. D. McQuaid wants Applicant’s plans for screening. J. Bilotta-Simeone inquired if other residents benefit from this solar farm? M. Conway noted that in selling metered credits back to residents, they will have the opportunity to realize rebates on their energy bills. She asked M. Conway if he needed this by a specific date- end of the year. A. Burney noted there was no proof of liability insurance in the submittal packet and an O&M Plan. Greg Kelly, 45 Cortland Circle- Felt that some of the provided data may not be accurate; e.g. Aerial View on submittal cover page may be quite dated and not show current vegetation. Feels site will be visible from his property. Mike Ramstack, 44 Cortland Circle- Is the Zoning Board of Appeals variance still in effect? Yes, was granted by the Zoning Board of Appeals. The Zoning Board of Appeals variance is what allows him to be before the Planning Board. He is allowed to intrude within the 200 foot buffer per the Zoning Board of Appeals special permit. J. Whalen, 526 West Townsend Road - How far away is the nearest resident (house) to the panels? M. Conway estimated 150 feet. J. Whalen noted M. Conway is 500 feet away from the panels. Board needs to insist on appropriate buffering. Maryellen Ramstack, 44 Cortland Circle- Will have tremendous negative visual impact. Will impact housing costs. Tina Kroll, 12 Alder Way- Does not belong in the neighborhood. M. Conway responded that property values will not decrease. D. Blatt- noted M. Conway is attempting to do what the Town did; he is providing a choice by allowing an individual to lock into a price. A. Burney clarified to the audience that the special permit issued by the Zoning Board of Appeals is within its rights and authority. The Zoning Board of Appeals’ special permit does not eliminate the Planning Board’s special permit; they work in conjunction . Board can do individual or group site visit for evidence gathering. (No deliberation can be allowed.) Can request access from M. Conway. M. Conway noted that the property behind his house is open recreational for neighbors and horses trails – neighbors can walk on it at any time. Greg Kelly, 45 Cortland Circle - requested clarification as to the Board’s ability to direct buffering and deny the application. Opined project is inconsistent with residential neighborhood. Celeste McCain, Pleasant Street- Encouraged the Board to insist on appropriate buffering. Rachel Smith, 322 Flat Hill Road- Noted she cannot see any other houses from her rear yard other than the Ramstacks’. Board members plan on visiting the site as a group the weekend of October 2 5th. Want to see a landscape /screening plan, shadow constraint plan, and want to know proximity of neighbors. D. McQuaid made Motion to continue Hearing to October 27, 7:00 PM, Second, N. Lockwood, all aye. Recessed Hearing 9:05 PM. Documents used at Hearing: Application for Special Permit and Development Plan Review Minutes/public hearings 2014/322 flat hill community solar 10.14.14 ======================================================================================== DOCUMENT : 2014-10-20-agenda-3780.txt BOARD : planning-board DATE : 2014-10-20 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-10-20-agenda-3780.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10202014-3780 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Monday, October 20, 2014 – 6:30 PM Town Hall, 17 Main Street Lunenburg, MA REVISED WORKSHOP AGENDA Roll Call Master Plan, Economic Development Element Adjournment ======================================================================================== DOCUMENT : 2014-10-20-minutes-3780.txt BOARD : planning-board DATE : 2014-10-20 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-10-20-minutes-3780.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_10202014-3780 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Adam R. Burney Land Use Director Workshop Minutes October 20, 2014 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison, Adam R. Burney Also Present: John Hume, MRPC Element summarization given by John Hume, MRPC. Summarization covered Assessment of Lunenburg’s Current Economic Base and Goals, Objectives and Recommendations. The Planning Board previously reviewed the Element and changes had been incorporated. N. Lockwood noted that the Element advises strategies to pursue and gives broader themes vs providing specifi c recommendations. J. Hume concurred, noting that the Element provides a general framework for the Town. A. Burney inquired as to the Town maintaining a real estate listing through CoStar (a commercial real estate information company). Carl Luck, Sewer Commission- Opined that the issues in this Element are the same as those in the 2002 Master Plan. What is the goal of updating this Element? To bring in more tax revenue? Why shouldn’t you start with updating the first Element? J. Hume noted the Goal s and Policies a re listed in the Introduction Element and there was a low financial cost to the Town to update this specific Element through DLTA (District Local Technical Assistance). Mark Erickson, Finance Committee- Inquired as to whether the other Elements were already updated. Troy Daniels, Sewer Commission - Inquired as to where a brownfields grant would fit into the L&M Service Center on Massachusetts Avenue listed in the Element . N. Lockwood reiterated that the Master Plan is a general framework. J. Hume noted that MRPC was not successful in obtaining a brownfield grant as they were not funded region -wide. J. Bilotta-Simeone opined that a regional economic development team should be formed and inquired as to how this can be moved forward. Workshop terminated at 7:30 PM due to a medical emergency. Documents used at workshop: Master Plan Economic Development Element Minutes/2014/10.20.14 MP workshop ======================================================================================== DOCUMENT : 2014-10-27-agenda-3781.txt BOARD : planning-board DATE : 2014-10-27 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-10-27-agenda-3781.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10272014-3781 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Monday, October 27, 2014 – 6:30 PM Town Hall, 17 Main Street Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA 1. ROLL CALL 2. PUBLIC COMMENT 3. MINUTES APPROVAL: 9-22-14 9-22-14 Whites Woods Hearing 9-22-14 322 Flat Hill Solar Hearing 9-22-14 909 Mass Ave Hearing 10-6-14 10-14-14 10-14-14 322 Flat Hill Solar Hearing 4. COMMITTEE REPORTS: MRPC, J. Bilotta-Simeone Capital Planning Cmte, J. Bilotta-Simeone School Building Cmte, N. Lockwood Open Space Ad Hoc Cmte, N. Lockwood Building Reuse Cmte, D. McQuaid MJTC, K. Chenis Agricultural Commission, M. Allison 5. 7:00 PM- PUBLIC HEARING (cont’d)- 322 Flat Hill Community Solar 6. NEW BUSINESS/DEVELOPMENT STATUS REPORTS Whites Woods, Mass Ave- reconsideration of vote 909 Massachusetts Ave- reconsideration of vote Definitive Subdivision, 50 Elmwood Rd- update Tri Town Landing- no report MS/HS Project- construction update Highfield Village- 11-10-14 Hearing Emerald Place at Lake Whalom- no report Force Corp., 305 Leominster Shirley Rd- no report 651 Chase Road & 265 Pleasant Street Solar- no report White Tail Crossing- no report 7. ACTION FILE 90 West Townsend Rd, Notice of Intent to Sell Scenic Road- Flat Hill and Northfield Rd Discussion Zoning Bylaw- Design Standards Discussion 250 Whalom Road, Whalom Luxury Apartments– no report Master Planning- Economic Development Element – 40 Leominster Shirley Road- no report 8. Notices & Communications 9. MEETING SCHEDULE: November 10, 6:30 PM- Town Hall November 24, 6:30 PM- Ritter Building 10. PUBLIC COMMENT 11. BOARD COMMENT 12. MEMBER ISSUES 13. ADJOURNMENT ======================================================================================== DOCUMENT : 2014-10-27-agenda-3796.txt BOARD : planning-board DATE : 2014-10-27 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-10-27-agenda-3796.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10272014-3796 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 322 Flat Hill PL_BD_MINUTES_10.27.14_322_FLAT_HILL_RD.PDF 1. Documents: ======================================================================================== DOCUMENT : 2014-10-27-minutes-3781.txt BOARD : planning-board DATE : 2014-10-27 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-10-27-minutes-3781.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_10272014-3781 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Adam R. Burney Land Use Director Minutes October 27, 2014 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison, Adam R. Burney MINUTES APPROVAL: All minutes approved 10-6-14 9-22-14 9-22-14 Whites Woods Hearing 9-22-14 322 Flat Hill Solar Hearing 9-22-14 909 Mass Ave Hearing 10-14-14 10-14-14 322 Flat Hill Solar Hearing COMMITTEE REPORTS: MRPC, J. Bilotta -Simeone- MRPC is making plans to move across the street from where they are currently located. Next scheduled meeting is October 28th. Capital Planning Committee, J. Bilotta -Simeone- Meeting schedule has resumed for FY2016. Committee has met with the DPW Director. School Building Committee, N. Lockwood - Ground breaking ceremony held. Citizens can follow construction progress on line. Meeting to be held week of 3 November regarding bond issues. Open Space Ad Hoc Committee, N. Lockwood- No meeting held Building Reuse Committee, D. McQuaid- No meeting held; next meeting scheduled for November 3 rd. MJTC, K. Chenis- No meeting held; next meeting in November. Agricultural Commission, M. Allison- Meeting held October 16th. Mediated a neighbor dispute. PUBLIC HEARING (cont’d): 322 Flat Hill Community Solar - See separate minutes. Motion to reopen Hearing, N. Lockwood, Second, D. McQuaid. NEW BUSINESS/DEVELOPMENT STATUS REPORTS: Whites Woods, Massachusetts Avenue - A super majority was not available to endorse the Approval at the September 22, 2014 meeting. J. Bilotta-Simeone and K. Chenis completed a Mullin Rule form to provide the required super majority. Motion, N. Lockwood, to reconsider vote, Second, D. McQuaid, all a ye. Motion, N. Lockwood, to endorse approval, Second, D. McQuaid, all aye. 909 Massachusetts Avenue - A super majority was not available to endorse the Approval at the September 22, 2014 meeting. J. Bilotta -Simeone completed a Mullin Rule form to provid e the required super majority. K. Chenis was absent. Motion, N. Lockwood, to reconsider vote, Second, D. McQuaid, all aye. Motion, N. Lockwood, to endorse approval, Second, D. McQuaid, all aye. ===PAGE 2=== Minutes 10.27.14 Page 2 Definitive Subdivision, 50 Elmwood Road- Updates provided. Tri Town Landing- no report MS/HS Project- Construction update noted. Highfield Village- Hearing scheduled for November 10, 2014, 6:35 PM, Town Hall. Emerald Place at Lake Whalom- no report Force Corporation, 305 Leominster Shirley Road- no report 651 Chase Road Solar- no report 265 Pleasant Street Solar- no report White Tail Crossing- no report ACTION FILE: 90 West Townsend Road, Notice of Intent to Sell - As the site abuts the DPW Facility, there was Board discussion as to if the DPW would have any future interest in expanding their property. A. Burney to inform the Board of Selectmen that the Board will support the recommendations of both the Conservation Commission and the Open Space and Recreation Commit tee, but also recommends that the Board of Selectmen speak with the DPW Director. Memorandum to also note that the headwaters of Mulpus Brook are located on the north side of the DPW Facility. Scenic Road- Input received from Historical Commission for both Flat Hill Road and Northfield Road. Citizen input also received for Flat Hill Road. Board inquired of process. A. Burney responded that a hearing would be required if a resident wanted to remove/move a stone wall or cut down trees large r than 2 ½ ca liper inches. The scenic road bylaw, Section 15C, M.G.L., protects the character of a road. Process to have a road declared “scenic” is to place article on warrant; a public hearing is not required. J. Bilotta-Simeone recommended a hearing to inform con cerned public. Citizen M. Ramstack noted the “black history” related to Flat Hill Road. Zoning Bylaw- Design Standards Discussion- A. Burney to meet with Chantell Fleck, MRPC Planner. 250 Whalom Road, Whalom Luxury Apartments- No report Master Planni ng- Economic Development Element - Board discussed process for updating the Master Plan. The Vision already exists, but needs updating. A. Burney noted that comments from the October 20 th workshop were more applicable to the overall Master Plan and not specific to the Economic Development Element. 40 Leominster Shirley Road- no report NOTICES & COMMUNICATIONS: Noted ZBA Hearing continuance date of November 12, 2014 for 790 Massachusetts Avenue. MEETING SCHEDULE: November 10, 6:30 PM, Town Hall November 24, 6:30 PM, Town Hall Moving forward, Planning Board meetings will be held at Town Hall whenever possible. Only the first meeting of the month (2 nd Monday) will continue to be televised. BOARD COMMENT: Members want to work on incorporating design standards into more sections of the Zoning Bylaw. ADJOURNED: 9:45 PM Documents used at meeting: Minutes- 9-22-14 9-22-14 Whites Woods Hearing 9-22-14 322 Flat Hill Solar Hearing 9-22-14 909 Mass Ave Hearing 10-6-14 10-14-14 10-14-14 322 Flat Hill Solar Hearing MS/HS Update 909 Mass Ave Approval 221 White Street Approval 50 Elmwood Road Progress Form 90 West Townsend Road, Intent to Sell Minutes/2014/10.27.14 ======================================================================================== DOCUMENT : 2014-11-10-agenda-3782.txt BOARD : planning-board DATE : 2014-11-10 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-11-10-agenda-3782.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11102014-3782 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Monday, November 10, 2014 – 6:30 PM Town Hall, 17 Main Street Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA 1. ROLL CALL 2. PUBLIC COMMENT 3. 6:35 PM- PUBLIC HEARING- Highfield Village 4. 7:00 PM- PUBLIC HEARING (cont’d)- 322 Flat Hill Community Solar 5. 265 Pleasant Street Solar 6. MINUTES APPROVAL: 10-20-14 Master Planning Workshop 10-27-14 10-27-14 322 Flat Hill Community Solar Hearing 7. COMMITTEE REPORTS: MRPC, J. Bilotta-Simeone Capital Planning Cmte, J. Bilotta-Simeone School Building Cmte, N. Lockwood Open Space Ad Hoc Cmte, N. Lockwood Building Reuse Cmte, D. McQuaid MJTC, K. Chenis Agricultural Commission, M. Allison 8. NEW BUSINESS/DEVELOPMENT STATUS REPORTS Whites Woods, Mass Ave- update Highfield Village- extension Definitive Subdivision, 50 Elmwood Rd- update White Tail Crossing- verbal update 909 Massachusetts Ave- no report Tri Town Landing- no report MS/HS Project- no report Emerald Place at Lake Whalom- no report Force Corp., 305 Leominster Shirley Rd- no report 651 Chase Road & 265 Pleasant Street Solar- no report 9. ACTION FILE Village District Bylaw- update Scenic Road- Flat Hill and Northfield Rd- update 250 Whalom Road, Whalom Luxury Apartments– update Master Planning- Economic Development Element – reschedule workshop 40 Leominster Shirley Road- no report 10. Notices & Communications 11. MEETING SCHEDULE: November 24, 6:30 PM- Town Hall December 8, 6:30 PM- Town Hall December 22, 6:30 PM- Town Hall 12. PUBLIC COMMENT 13. BOARD COMMENT 14. MEMBER ISSUES 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2014-11-10-agenda-3783.txt BOARD : planning-board DATE : 2014-11-10 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-11-10-agenda-3783.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11102014-3783 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Adam R. Burney Land Use Director TOWN OF LUNENBURG PUBLIC HEARING The Lunenburg Planning Board will hold a Public Hearing on November 10 , 2014, 6:35 PM, Town Hall, 17 Main Street, Lunenburg, MA t o hear and discuss a definitive plan per the Rules and Regulations Governing the Subdivision of Land and Section 5.6. Cluster Development of the Protective Bylaw of the Town of Lunenburg. The application is to construct sixty -six (66) dwelling units off the south side of Northfield Road between Massachusetts Avenue (Map 057, Parcel 0031) and Northfield Road (Map 037, Parcel 0009). Owners are John & David Saliba, 2 27 Lewis Wharf, Boston, MA 02110 and Robert Leverone, Trustee, Lunenburg Nominee Trust, 880 Winter Street, Suite 340, Wa ltham, MA 02451. Applicant is JEG Holdings, LLC, 46 Prince Street, PO Box 5515, Beverly, MA 01915 . Copies are on file in the Planning Office. Notice of said hearing will be duly posted in the usual posting places. ======================================================================================== DOCUMENT : 2014-11-10-agenda-3794.txt BOARD : planning-board DATE : 2014-11-10 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-11-10-agenda-3794.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11102014-3794 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 322 Flat Hill 1. ======================================================================================== DOCUMENT : 2014-11-10-agenda-3795.txt BOARD : planning-board DATE : 2014-11-10 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-11-10-agenda-3795.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11102014-3795 ======================================================================================== ===PAGE 1=== Planning Board Meeting- Highfield Village PL_BD_MINUTES_11.10.14_HIGHFIELD_VILLAGE.PDF 1. Documents: ======================================================================================== DOCUMENT : 2014-11-10-minutes-3782.txt BOARD : planning-board DATE : 2014-11-10 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-11-10-minutes-3782.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11102014-3782 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Adam R. Burney Land Use Director Minutes November 10, 2014 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison, Adam R. Burney PUBLIC HEARING: Highfield Village- see separate minutes PUBLIC HEARING (cont’d): 322 Flat Hill Community Solar - See separate minu tes. Motion, N. Lockwood to approve the project with significant conditions to be discussed, Second, K. Chenis. Conditions to be placed in approval: K. Chenis- That the sound is not disruptive. Address all engineer review comments. D. McQuaid- Even though he felt there were no significant safety or noise issues, he could not support the projec t due to the strong opposition from the abutters and the lack of a 200’ buffer strip. N. Lockwood- Project meets criteria for special permit. It will be located in Zone 2. Can the offset be increased by moving site closer to the shade line? Possible fencing? J. Bilotta-Simeone- The Zoning Board of Appeals approved the size and setback. If relocated to Zone 2, will M. Conway have to go back to the ZBA? Condition a noise study. K. Chenis noted MGL Ch 40A, Section 3, “no zoning ordinance…shall prohibi t or unreasonably regulate the installation of solar energy systems…except where necessary to protect the public health, safety, or welfare.” N. Lockwood amended his Motion to include the conditions noted above plus the property cannot be subdivided for the life of the solar, Second, K. Chenis. N. Lockwood noted the comment made by T. Alonzo at the Hearing as to his editorial in the Ledger and that he conferred with Town Counsel prior to submitting his letter to the newspaper. M. Conway requested if he could withdraw his application. Attorney Troyer opined it would be a violation of the Open Meeting Law to withdraw at this point after the Hearing has closed. If the Special Permit is denied by the Board, it will afford two years of protection to the abutters. Motion N. Lockwood to consider acceptance of withdrawal of application, Second, K. Chenis, discussion, D. McQuaid opined it would be a disservice to the citizens to withdraw at this point after the funds and time expended. J. Bilotta -Simeone opined that M. Conway should have the opportunity to revise his application and return to the Board. N. Lockwood chose to keep his original Motion. VOTE Kenneth Chenis, aye Damon McQuaid, nay Nathan Lockwood, aye Joanna Bilotta-Simeone, abstain The project was denied by the fact of a failed vote. Decision will be prepared for Board signature and filing at Registry of Deeds. ===PAGE 2=== Minutes 11.10.14 Page 2 265 Pleasant Street Solar - Eric Aubrey, Gehrlicher Solar America Corp., presented updated information to t he Board in response to the Board’s request of April 28, 2014 regarding the three additional utility poles. Unitil has loosened its requ irement for the poles and NuGen was able to relocate the poles within the existing tree line. Unitil will not allow a change in the equipment located on the first two poles due to safety reasons discussed in the 4/28/14 meeting. The equipment to be moved from the poles to concrete pads would be the utility meter and system disconnect. Changing to pad mounted equipment w ould only remove one pole of the four. Celeste McCain -Stober, 275 Pleasant Street, speaking on behalf of the abutters, noted that the abutters have viewed the poles and opined that they now blend in. NuGen is asking approval to keep poles as is v. pad mounting. NuGen will submit a letter to the Board requesting an administrative change to the Approval citing Unitil’s conditions. J. Bilotta-Simeone noted to David Milner, NuGen, that vegetation needs to be fixed at both the Pleasant Street and Chase Road sites. D. Milner responded that anything dead will be replaced. J. Bilotta-Simeone questioned that if the array is visible through the vegetation, is it a planting issue or a bylaw issue? Eric Aubrey noted that you do not plant 25’ trees at a site. Fiv e to eight foot evergreen trees are being planted. Instant buffering cannot be provided. Trees have to be separated; cannot be planted right next to each other – if so, they will grow into each other and die. MINUTES APPROVAL: All minutes signed 10-20-14 Master Planning Workshop, Motion D. McQuaid, Second, K. Chenis 10-27-14, Motion D. McQuaid, Second, K. Chenis 10-27-14 322 Flat Hill Community Solar, Motion D. McQuaid, Second, K. Chenis COMMITTEE REPORTS: MRPC, J. Bilotta-Simeone- no meeting Capital Planning Committee, J. Bilotta-Simeone- Committee met with Fire Chief and reviewed his requests. School Building Committee, N. Lockwood- no report Open Space Ad Hoc Committee, N. Lockwood- no report Building Reuse Committee, D. McQuaid- Committee met week of 11/3/14. Discussed possible restoration of Town Hall. MJTC, K. Chenis- meeting scheduled for 11/19/14 Agricultural Commission, M. Allison- no meeting NEW BUSINESS/DEVELOPMENT STATUS REPORTS: Whites Woods, Massachusetts Avenue- Noted developer requesting road inspection Highfield Village- Board approved extension to February 9, 2014 Definitive Subdivision, 50 Elmwood Road - Noted progress report. Conservation Commission has Notices of Intent for Lots 5, 6, and 7 for their November 19th meeting. White Tail Crossing- Noted developer requesting road inspection 909 Massachusetts Avenue- no report Tri Town Landing- no report MS/HS Project- no report Emerald Place at Lake Whalom- no report Force Corporation, 305 Leominster Shirley Road- no report 651 Chase Road Solar- no report 265 Pleasant Street Solar- no report ACTION FILE: Village District Bylaw- Revised draft provided to Board. Board members to review and provide comments to A. Burney. Will be placed on the November 24th agenda. Scenic Road- A. Burney to put warrant article together prior to May Town Meeting 250 Whalom Road, Whalom Luxury Apartments - Zoning Board of Appeals hearing has closed. Discussion will continue at 12/10/14 ZBA meeting. Master Planning - Economic Development Element - A. Burney to contact various Boards, Commissions , i.e., Finance Committee, Sewer Commission, Boar d of Selectmen , Conservation Commission, Open Space Ad Hoc Committee, Historical Commission, for comments. Will also talk to same about the master plan purpose and vision. 40 Leominster Shirley Road- no report ===PAGE 3=== Minutes 11.10.14 Page 3 MEETING SCHEDULE: November 24, 6:30 PM, Town Hall December 8, 6:30 PM, Town Hall December 22, 6:30 PM, Town Hall MEMBER ISSUES: Board members voiced dis pleasure with not receiving discussion items in a timely manner from engineers, developers, etc. Board policy will be developed noting a deadline for materials being supplied prior to Board meetings. ADJOURNED: 10:25 PM Documents used at meeting: Minutes-10-20-14 Master Planning Workshop, 10-27-14, 10-27-14 322 Flat Hill Community Solar 50 Elmwood Road Progress Form Letter, Gehrlicher Solar America Corp., dtd 11/4/14 Draft Village District Bylaw Minutes/2014/11.10.14 ======================================================================================== DOCUMENT : 2014-11-10-minutes-3794.txt BOARD : planning-board DATE : 2014-11-10 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-11-10-minutes-3794.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11102014-3794 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Adam R. Burney Land Use Director Minutes Public Hearing (cont’d) 322 Flat Hill Community Solar November 10, 2014 Meeting Posted: Yes Time: 7:00 PM Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison, Adam R. Burney Initial Hearing held October 14, 2014, continued to October 27, 2014 and this date. Public Hearing was to hear and discuss a Special Permit and Development Plan Review under Sections 4.15. and 8.4. of the Protective Bylaw of the Town of Lunenburg for construction of a 75kW ground -mounted photovoltaic installation at 322 Flat Hill Road (Map 087, Parcel 0026). Applicant/Owner is Michael Conway, 322 Flat Hill Road, Lunenburg, MA. M. Allison recused himself as an abutter to the site. Applicant Michael Conway noted his letter dated November 7, 2014 (on file in Planning Office) which summarized a discussion held November 6 th with G. Kelly, 45 Cortland Circle, M. Ramstack, 44 Cortland Circle, two trustees of the Flat Hill homeowners’ association and the applicant. Discussion items as follows: Scope Limitation Agreement - M. Conway agreeable to executing a legally binding agreement guaranteeing site will not be expanded in the future. Vegetative Screening- M. Conway committed to installing comprehensive screening system. Project Location- M. Conway will move the site 200’ southeast along the property line (to Zone 2). Project Size- M. Conway shall limit system size to 50 kW. The letter noted three “zones”. Zone 1 being farthest from M. Conway’s resi dence, Zone 2 in the middle, and Zone 3 closest to M. Conway’s residence. M. Conway noted he would move the proposed location 200’ southeast along the property line (Zone 2). When the application was originally submitted, the proposed location was Zone 1 . M. Conway will move the site to Zone 2. N. Lockwood concerned with noise level and asked how many inverters in full size project. Eight distributed throughout the arrays, but they only make noise during daylight hours. K. Chenis inquired if the vis ual barrier will have an impact on the sound. M. Conway responded that the neighbors will not hear the inverters. Douglas Troyer, Attorney for the Ramstacks, after reviewi ng M. Conway’s November 6 th letter, noted that the proposed site would be located on ly 30’ off the property line and that no discussion of increase in vegetation took place at the stated meeting. He opined that an expert analysis should be required for a noise study. He also noted that the Ramstacks has no interest in any further conversations with M. Conway. Both J. Bilotta - Simeone and K. Chenis respectively asked Attorney Troyer his interpretation of a special permit and what does the state decla re as large scale solar. Attorney Troyer made reference to 4.15.4.7. Setbacks and B uffer Strips, that the proposed project is not in an appropriate location, there is no explanation given as to why it has to be in a specific location, and that he (Attorney T royer) doesn’t care what the state declares as large scale solar; he only cares a bout the Bylaw. ===PAGE 2=== Minutes, Public Hearing 322 Flat Hill Community Solar November 10, 2014 Page 2 Chuck Courtemanche, 41 Cortland Circle - opposed to commercial entity on Flat Hill Road. Being asked to take M. Conway at his word. Greg Kelly, 45 Cortland C ircle- voiced many issues with M. Conway’s letter referencing the November 6 th meeting. Also noted he felt he should have received a copy of same letter from M. Conway. He might possibl y agree to 15kW, but would never agree to 25 kW. He opined that the reason M. Conway did not want to move the location to Zone 3 was because M. Conway wa nted to keep that area for his family’s use. He has no confidence in M. Conway’s facts and requested the Board deny the application. M. Conway noted the entire system wil l be checked by the Lunenburg Wiring Inspector for compliance with the National Electric Code. James Targove, 35 Cortland Circle - inquired if plans submitted to the Planning Board were different than those submitted to the ZBA. A. Burney responded that the two submittals show different levels of detail. Tom Alonzo, 284 Lancaster Avenue - voiced issue with N. Lockwood’s Ledger editorial opining it was in conflict with the Open Meeting Law. Noted that the Town provides regulations and that the solar bylaw is being obliterated. Michael Mackin, 26 Cortland Circle- asked the Board to keep in mind the precedence this will set for the bylaw and that the bylaw needs to be properly enforced. Wesley Flis, Whitman & Bingham Associates, presented his No vember 10, 2014 review letter (on file in Planning Office). He also noted if M. Conway moves the site from Zone 1 to Zone 2, the drainage will not change as the square footage of the array will not change. Also, if the same vegetative growth is kept under the panels, the drainage will not change. Motion to close Hearing, D. McQuaid, Second, K. Chenis. Hearing closed 8:50 PM Documents used at Hearing: Letter, 11/7/14, from Michael Conway, Flat Hill Community Solar, Inc., 322 Flat Hill Road Letter, 11/10/14, from Whitman & Bingham Associates Minutes/public hearings 2014/322 flat hill community solar 11.10.14 ======================================================================================== DOCUMENT : 2014-11-24-agenda-3784.txt BOARD : planning-board DATE : 2014-11-24 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-11-24-agenda-3784.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11242014-3784 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Monday, November 24, 2014 – 6:30 PM Town Hall, 17 Main Street Lunenburg, MA AGENDA 1. ROLL CALL 2. PUBLIC COMMENT 3. MINUTES APPROVAL: 9/9/14 11/10/14 11/10/14 Highfield Village Hearing 11/10/14 322 Flat Hill Solar Hearing 4. COMMITTEE REPORTS: MRPC, J. Bilotta-Simeone Capital Planning Cmte, J. Bilotta-Simeone School Building Cmte, N. Lockwood Open Space Ad Hoc Cmte, N. Lockwood Building Reuse Cmte, D. McQuaid MJTC, K. Chenis Agricultural Commission, M. Allison 5. NEW BUSINESS/DEVELOPMENT STATUS REPORTS Whites Woods, Mass Ave- verbal update Highfield Village- no report Definitive Subdivision, 50 Elmwood Rd- weekly update White Tail Crossing- verbal update 909 Massachusetts Ave- no report Tri Town Landing- no report MS/HS Project- no report Emerald Place at Lake Whalom- no report Force Corp., 305 Leominster Shirley Rd- no report 651 Chase Road & 265 Pleasant Street Solar- no report 6. ACTION FILE 322 Flat Hill Community Solar- endorse decision Village District Bylaw- update & discussion Scenic Road- Flat Hill and Northfield Rd- no report 250 Whalom Road, Whalom Luxury Apartments– no report Master Planning- Economic Development Element – no report 40 Leominster Shirley Road- no report 7. Notices & Communications 8. MEETING SCHEDULE: December 8, 6:30 PM- Town Hall December 22, 6:30 PM- Town Hall January 12, 6:30 PM- Town Hall January 26, 6:30 PM- Town Hall 9. PUBLIC COMMENT 10. BOARD COMMENT 11. MEMBER ISSUES 12. ADJOURNMENT Note that this meeting will NOT be broadcast on Lunenburg Public Access ======================================================================================== DOCUMENT : 2014-11-24-minutes-3784.txt BOARD : planning-board DATE : 2014-11-24 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-11-24-minutes-3784.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11242014-3784 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Adam R. Burney Land Use Director Minutes November 24, 2014 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison, Adam R. Burney MINUTES APPROVAL: All minutes signed 9/9/14, Motion, D. McQuaid, Second, N. Lockwood 11/10/14, Motion, D. McQuaid, Second, K. Chenis 11-10-14 Highfield Village Hearing, Motion, D. McQuaid, Second, N. Lockwood 11-10-14 322 Flat Hill Solar Hearing, Motion, D. McQuaid, Second, N. Lockwood COMMITTEE REPORTS: MRPC, J. Bilotta-Simeone- Meeting 12/4/14. Capital Planning Committee, J. Bilotta-Simeone- Met 11/18/14. Reviewed requests of the School Department and the P olice Department. School Building Committee, N. Lockwood - Main topic at last meeting was contracting with aerial photographer to make site progress available. Open Space Ad Hoc Committee, N. Lockwood- No report Building Reuse Committee, D. McQuaid- No report MJTC, K. Chenis- Updating regional transportation plan. Push to have more street funding. Reviewed trail map ; going to print in next few weeks. Street funding program present where communities can apply for funds that are in addition to Ch . 90 funds. Sidewalk projects would qualify; e.g., under the Village District Bylaw. Have to have a bylaw that works towards complete street criteria. Next meeting 1/21/15. Agricultural Commission, M. Allison - Met 11/20/14. Sherri Bean (MRPC) attended in her personal interest as a farmer to promote “eat fresh, eat local” program. RMV possibly coming out with agricultural license plate. Proceeds go to agricultural ventures and are tax deductible. Reviewed draft letter to Planning Board regarding a year-round public market. Discussed jurisdiction of the farmers’ market being moved from the Board of Health to the AgCom. Received a grant to purchase “Right To Farm Community” signs. NEW BUSINESS/DEVELOPMENT STATUS REPORTS: Whites Woods, Massachusetts Aven ue- Developer requested r oad inspection of Jacklyn Drive in order to obtain release of Letter of Credit; inspected by Hamwey Engineering Inc. (HEI) 11/21/14. As built needs to be submitted. Highfield Village- no report Definitive Subdivision, 50 Elmwoo d Road- Progress reports note water main installed; inspected by Water District. M. Allison noted much sediment on the road. White Tail Crossing - Developer Dan Proctor indicated to the office he was prepared for a road inspection. Road inspected 11/21/14 by David E. Ross Associates Inc. Inspection noted a few minor things still need to be done . A. Burney noted the road is not yet ready to be accepted. Question arose as to whether or not t he Approval waived the requirement for street bounds. M. Allison inquired if road acceptance could be conditioned upon proper monumentation; would be up to town meeting. Outstanding items may be minor enough that the Board could release the “cannot be occupied” restriction, thereby allowing the new builder to get his occupancy permits. ===PAGE 2=== Minutes 11.24.14 Page 2 909 Massachusetts Avenue- Currently in appeal period Tri Town Landing- no report MS/HS Project- no report Emerald Place at Lake Whalom- no report Force Corporation, 305 Leominster Shirley Road - No report. M. Allison noted debris piled on top of dumpster. Is sightliness one of the Conditions? 651 Chase Road Solar- no report 265 Pleasant Street Solar- no report ACTION FILE: 322 Flat Hill Community Solar- Special Permit and Development Plan Review denial endorsed by the Board. Will be filed with the Town Clerk and entered into a 20-day appeal period. Village District Bylaw- Draft bylaw was reviewed by the Board. It was questioned why drive-thru windows would be prohibited for restaurants. Response was to hav e restaurants be a place for individuals to sit and mingle vs. just driving through Town. Take out and/or delivery could be a secondary use. The Planning Board will act as the administering authority for any development plan review un der Section 8.4. of the Protective Bylaw of the Town of Lunenburg as well as special permit per Section 9 of the Village District Bylaw. The Zoning Board of Appeals (ZBA) shall serve as the special permit granting authority for any use that requires a spe cial permit in the district . Of the uses under B., the Board is interested in getting feedback from the citizens as to single and two -family homes being allowed only through the granting of a special permit by the ZBA. There was discussion on C.2) as whe ther to prohibit retail operations with more than 5.000 square feet of gross floor area on any individual floor or change it to 5,000 square feet total. Decision was to leave at 5,000 per floor. Parking requirements will be added to 7. as there will be n o underlying zoning district to reference for parking standards.. B. Buildings 2)- Discussion of high quality (how is that determined?) vinyl siding being allowed under Design Standards and focus being more on aesthetics than materials. Height bonus in the Village Center Overlay District (VCOD) was discussed; maximum building height of forty (40) feet and a maximum of no more than three and a half (3 ½) stories above street level grade. J Bilotta-Simeone noted she would like the public hearing process to commence as soon as the draft bylaw is finalized by the Board. To expedite the hearing process, A. Burney suggested public work sessions in advance of the hearing. Board discussed the possibility of adding a sidewalk plan to the bylaw; it should be discussed with the DPW Director. Scenic Road- no report 250 Whalom Road, Whalom Luxury Apartments- no report Master Planning- Economic Development Element- A. Burney working on presentation for various Boards. 40 Leominster Shirley Road- no report MEETING SCHEDULE: December 8, 6:30 PM, Town Hall December 22, 6:30 PM, Town Hall January 12, 6:30 PM, Town Hall January 26, 6:30 PM, Town Hall The possibility was discussed of televising all meetings. BOARD COMMENT: J. Bilotta-Simeone noted her attendance at the Stormwater workshop, noted a previous meeting she and C. Fleck from MRPC had with the DPW Director on the same subject, and provided documents from Salem and Reading to the Board. M. Allison noted Reservoir Road markings need to be reinforced. N. Lockwood has been working on changes to the solar bylaw and distributed copies to the Board. MEMBER ISSUES: J. Bilotta -Simeone questioned whether or not the chain was supposed to be across the Mass achusetts Avenue exit from Asian Imperial. A. Burney will note to the Building/Zoning Official. ADJOURNED: 10:10 PM Documents used at meeting: Minutes- 11-10-14 Highfield Village Hearing, 11-10-14 322 Flat Hill Solar Hearing, 11-10-14, 9-9-14 50 Elmwood Road Progress Form Draft Village District Bylaw Board Decision- 322 Flat Hill Community Solar, Inc. David E. Ross Associates Review Letter, White Tail Crossing Fred Hamwey Engineering Review Letter, White’s Woods Minutes/2014/11.24.14 ======================================================================================== DOCUMENT : 2014-12-08-agenda-3785.txt BOARD : planning-board DATE : 2014-12-08 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-12-08-agenda-3785.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_12082014-3785 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Monday, December 8, 2014 – 6:30 PM Town Hall, 17 Main Street Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA 1. ROLL CALL 2. PUBLIC COMMENT 3. 6:35 PM- ANR- Szocik Revocable Family Tr. 545 Mass Ave, Whitman & Bingham Associates 4. MINUTES APPROVAL: 11/24/14 5. COMMITTEE REPORTS: MRPC, J. Bilotta-Simeone Capital Planning Cmte, J. Bilotta-Simeone School Building Cmte, N. Lockwood Open Space Ad Hoc Cmte, N. Lockwood Building Reuse Cmte, D. McQuaid MJTC, K. Chenis Agricultural Commission, M. Allison 6. NEW BUSINESS/DEVELOPMENT STATUS REPORTS Whites Woods, Mass Ave- verbal update Highfield Village- no report Definitive Subdivision, 50 Elmwood Rd- verbal update White Tail Crossing- verbal update 909 Massachusetts Ave- verbal update Tri Town Landing- verbal update MS/HS Project- no report Emerald Place at Lake Whalom- no report Force Corp., 305 Leominster Shirley Rd- no report 651 Chase Road Solar- no report 265 Pleasant Street Solar- Administrative Change 7. ACTION FILE 322 Flat Hill Community Solar- verbal update Village District Bylaw- no report Scenic Road- Flat Hill and Northfield Rd- no report 250 Whalom Road, Whalom Luxury Apartments– no report Master Planning- Economic Development Element – no report 40 Leominster Shirley Road- no report 8. Notices & Communications 9. MEETING SCHEDULE: December 22, 6:30 PM- Town Hall January 12, 6:30 PM- Town Hall January 26, 6:30 PM- Town Hall 10. PUBLIC COMMENT 11. BOARD COMMENT 12. MEMBER ISSUES 13. ADJOURNMENT ======================================================================================== DOCUMENT : 2014-12-08-minutes-3785.txt BOARD : planning-board DATE : 2014-12-08 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-12-08-minutes-3785.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_12082014-3785 ======================================================================================== ===PAGE 1=== ===PAGE 2=== ===PAGE 3=== ======================================================================================== DOCUMENT : 2014-12-22-agenda-3786.txt BOARD : planning-board DATE : 2014-12-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-12-22-agenda-3786.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_12222014-3786 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Monday, December 22, 2014 – 6:30 PM Town Hall, 17 Main Street Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA 1. ROLL CALL 2. PUBLIC COMMENT 3. 6:35PM- ANR-Mahoney Family Trust and Steven Mastrangelo, 26/30/34 Laurel Lane, James E. Gaffney Co. 4. ANR- Szocik Revocable Family Tr., 545 Mass Ave 5. MINUTES APPROVAL: 12/8/14 6. COMMITTEE REPORTS: MRPC, J. Bilotta-Simeone Capital Planning Cmte, J. Bilotta-Simeone School Building Cmte, N. Lockwood Open Space Ad Hoc Cmte, N. Lockwood Building Reuse Cmte, D. McQuaid MJTC, K. Chenis Agricultural Commission, M. Allison 7. NEW BUSINESS/DEVELOPMENT STATUS REPORTS White Tail Crossing- Referral from Board of Selectmen for Street Acceptance Report Whites Woods, Mass Ave- no report Highfield Village- no report Definitive Subdivision, 50 Elmwood Rd- no report 909 Massachusetts Ave- verbal update Tri Town Landing- no report MS/HS Project- no report Emerald Place at Lake Whalom- no report Force Corp., 305 Leominster Shirley Rd- no report 8. ACTION FILE Housing Production Plan- Board vote Village District Bylaw- continued discussion 322 Flat Hill Community Solar- verbal update Scenic Road- Flat Hill and Northfield Rd- no report 250 Whalom Road, Whalom Luxury Apartments– verbal update Master Planning- Economic Development Element – no report 40 Leominster Shirley Road- no report 9. Notices & Communications 10. MEETING SCHEDULE: January 12, 6:30 PM- Town Hall January 26, 6:30 PM- Town Hall 11. PUBLIC COMMENT 12. BOARD COMMENT 13. MEMBER ISSUES 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2014-12-22-minutes-3786.txt BOARD : planning-board DATE : 2014-12-22 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2014-12-22-minutes-3786.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_12222014-3786 ======================================================================================== ===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 Kenneth Chenis, Mbr. Lunenburg, MA 01462 Matthew Allison, Mbr. Adam R. Burney Land Use Director Minutes December 22, 2014 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Joanna L. Bilotta-Simeone, Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison, Adam R. Burney ANR- Mahoney Family Trust and Steven Mastrangelo, 26/30/34 Laurel Lane, James E. Gaffney Co. - Plan presented by James E. Gaffney Co. Purpose is to divide house no. 30 (Lot 2) and 34 (Lot 1) which are located on one lo t. The remaining land (dogleg parcel) is not considered a building lot. A Zoning Board of Appeals (ZBA) dimensional variation was approved December 10, 2014 for the creation of Lots 1 and 2. ZBA Decision will have to go through the 20 -day appeal period . Both existing houses are on Town sewer. Plan will be distributed for department/commission/board review. ANR- Szocik Revocable Family Trust, 545 Massachusetts Avenue: Plan was not endorsed by the Board. An old septic system is located on both properties and the applicant has to submit a Title 5 inspection under 310CMR15.010(2) indicating that both properties are in compliance. As the Board does not meet again until January 12, 2015 that would take the ANR Plan past the statutory 21 days for Board action from its December 8, 2014 submittal. A. Burney has spoken with the applicant’s engineer who is working towards the Title 5 compliance. Once that is obtained, the applicant can resubmit the ANR. Motion N. Lockwood to deny endorsement, but waive filing fee upon resubmittal, Second, D. McQuaid, all aye. A. Burney to notify applicant. MINUTES APPROVAL: 12/8/14, Motion, N. Lockwood, Second, D. McQuaid, minutes signed. COMMITTEE REPORTS: MRPC, J. Bilotta-Simeone- Has not met since last Board meeting. Capital Planning Committee, J. Bilotta -Simeone- Committee toured THMS to look at roofing, new flooring, and moving district office from TC Passios to THMS. Committee will be meeting January 6 th to continue prioritization. School Building Committee, N. Lockwood- Prior discussion as to a parking lot being considered north of TC Passios to offset what the school thought they might lose with the Passios is no longer being considered. A. Burney noted that the school won’t be creating the ANR parcel until t he new school is open and operating; the School Committee and School Superintendent are currently working on a conceptual line and sketch . A. Burney noted that TC Passios won’t be declared surplus until the new school is operational and that once it is declared surplus the school ceases to have control and it reverts back to the Town. Board members would like a joint meeting with the Board of Selectmen, School Committee, and Planning Board. A. Burney noted that the meeting should be between the School Committee and Building Reuse Committee and not the Planning Board ; interested Planning Board members should attend a School Committee Meeting . Board would like a formal request to go to the School Committee as to the intent of the line. Open Space Ad Hoc Committee, N. Lockwood- No meeting. Building Reuse Committee, D. McQuaid - No meeting since last Board meeting. J. Bilotta-Simeone questioned the district office being located within a Town building instead of THMS. D. McQuaid noted that question was previously raised, but it is not an active part of what the Committee is analyzing. MJTC, K. Chenis- Next meeting 1/21/15. Agricultural Commission, M. Allison - Meeting held 12/18/14 with a good turnout. Some progress made with discussion of a year-round market; positive feedback. ===PAGE 2=== Minutes 12.22.14 Page 2 NEW BUSINESS/DEVELOPMENT STATUS REPORTS: White Tail Crossing- Planning Board needs to submit a report to the Board of Selectmen for the layout hearing on the metes and bounds of the right of way. Outstanding Issues have bee n resolved with loam and seeding to take in the spring. N. Lockwood Motion to send report to the Board of Selectmen in favor of layout, Second, D. McQuaid, all aye. Whites Woods, Massachusetts Avenue- no report Highfield Village- no report Definitive Subdivision, 50 Elmwood Road- no report 909 Massachusetts Avenue- Board Decision filed with Registry. Tri Town Landing- no report MS/HS Project- no report Emerald Place at Lake Whalom- no report Force Corporation, 305 Leominster Shirley Road- no report ACTION FILE: Housing Production Plan (HPP)- Board of Selectmen approved the draft HPP with the addition of Select Board member P. Bertram’s comments, which A. Burney noted to the Board. A. Burney to send P . Bertram’s comments to the Board. Board members will take a vote at their January 12, 2015 meeting as to the HPP being sent to the state. Village District Bylaw- Continued discussion. Draft 5 reviewed. Preamble added Purpose – no change 2. Establishment – no change 3. Definitions – Bed & Breakfast- change a) to read- “The dwelling is owner occupied”. 4. Authority – no change 5. Use Provisions  7) and 8)- change 2,500 to 5,000  C.2) – it was noted that some retail operations in Town are more than 5 ,000 square feet; A. Burney noted that individuals can go before the Zoning Board of Appeals for dimensional variation . Change “individual floor” to read “individual retail operation”.  add B. 9)- “commercial uses with more than 5,000 square feet”  Board discussion regarding “single family homes” in B.1) and C.1) – will get resident feedback at public meetings.  1)- add “containing less than 5,000 square feet” 6. Dimensional Requirements – A.- “interior setback” change from 20 to 10 feet. 7. Parking Requirements  Bed & Breakfast- add in staff parking  Artists Space- change “1 parking space per dwelling unit” to “2 parking spaces per dwelling unit”  Private Club- change to “1 parking space per 4 seats”  A.1)- edit to note that if bicycle racks are included up to (50%) of the requirements…may be waived… 8. Design Standards – no change Signs – no change Site Design – no change 9. Village District Campus Developments – change to Village Center District Campus Developments 9.1)(a) – N. Lockwood questioned the 60% transpa rency. K. Chenis noted that it applies to campus construction of new buildings. A handout will be available at Town Meeting for the residents to understand the various iterations the Village Center Distric t has gone through prior to Town Meeting. Once the proposed bylaw has been finalized it will be uploaded to the Town’s web. J. Bilotta-Simeone requested notice be sent to owners of all parcels within the proposed district referring them to the Town’s website. A. Burney will add to the special permit s ection by laying out the criteria . Draft 5 will be updated with finals edits for the Board’s January 12, 2015 meeting. The January 26 th meeting will emphasize a listening session for the citizens with notices being sent to all parcel owners within the proposed district. ===PAGE 3=== Minutes 12.22.14 Page 3 Select Board members Robert Ebersole and Paula Bertram voiced their concern with unintended consequences, e.g., 60% transparency; photos should be available showing 60% transparency noting that depending on the situation, it could be either desirable or undesirable, yet still meet the standards. Could the demolition delay bylaw be strengthened? A. Burney noted that the Historical Commission is working on an architectural preservation district in the hopes that it will placed on the May 2015 Town Meeting warrant. The Historical Commission will provide its initial draft to A. Burney for input. 322 Flat Hill Community Solar- Appeal period concluded with no appeal filed. Decision needs to be filed with Registry. Scenic Road- no report 250 Whalom Road, Whalom Luxury Apartments - Zoning Board of Appeals approved project. Decision being finalized with Counsel. Agreement with Board of Selectmen on privilege fee. Master Planning- Economic Development Element- no report 40 Leominster Shirley Road- no report MEETING SCHEDULE: January 12, 6:30 PM, Town Hall January 26, 6:30 PM, Town Hall BOARD COMMENT: K. Chenis noted that when meetings are televised, make sure no copyright material is used. J. Bilotta-Simeone noted that Lunenburg Flowers and Gifts just opened. ADJOURNED: 9:06 PM Documents used at meeting: ANR, 26/30/34 Laurel Lane ANR, 545 Massachusetts Avenue Minutes 12-08-14 Draft Housing Production Plan Draft Village District Bylaw Minutes/2014/12.22.14