# planning-board — 32 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 : 2015-01-12-agenda-3832.txt BOARD : planning-board DATE : 2015-01-12 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-01-12-agenda-3832.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01122015-3832 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2015-01-12-minutes-3832.txt BOARD : planning-board DATE : 2015-01-12 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-01-12-minutes-3832.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_01122015-3832 ======================================================================================== ===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 January 12, 2015 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison, Adam R. Burney Absent: Joanna L. Bilotta-Simeone PUBLIC COMMENT: none ANRs: 11 Beachview Road, Eric & Stacey Manseau - Lot consolidation plan for tax purposes . Plan endorsed by Board. Applicant to file at Registry. 26/30/32 Laurel Lane, Mahoney Family Tr ust & Steven Mastrangelo - Plan endorsed by Board. Applicant to file at Registry. M. Allison declined to sign. MINUTES APPROVAL: All minutes signed. 12/22/14, Motion, D. McQuaid, Second, K. Chenis Executive 12/09/13, Motion, D. McQuaid, Second, N. Lockwood Executive 01/27/14, Motion, D. McQuaid, Second, M. Allison Executive 03/10/14, Motion, D. McQuaid, Second, M. Allison Executive 07/14/14, Motion, D. McQuaid, Second, K. Chenis Executive 08/11/14, Motion, D. McQuaid, Second, M. Allison COMMITTEE REPORTS: MRPC, J. Bilotta-Simeone- absent – no report Capital Planning Committee, J. Bilotta-Simeone- absent – no report School Building Committee, N. Lockwood - No meeting since last Board meeting. P roposed boundary sketch of TC Passios submitted by School Committee. One p arcel for the Brooks House and one for TC Passios with a p otential realignment of Memorial Drive. D. McQuaid attended the meeting. He expressed his personal concern for Town Center and suggested a joint meeting with the Planning Board a nd Building Reuse Committee. He also evaluated the site for zoning . One item was parking count per square footage – if anything other than school or housing use would require more footage for parking. A. Burney to follow up on possible joint meeting. This would be in anticipation of Passios remaining and not being demolished or reconfigured. Open Space Ad Hoc Committee, N. Lockwood - Noted joint meeting of the Conservation Commission and the Acquisition Advisory Team (AAT) for discussion of the “Lane” property obligations for grant requirements. Covered what had to be done in order to close on the property. Parking (over $27,000) has to be established prior to May 15th. P. Bertram of the AAT noted they are looking at getting potential grant opportunities through the SnowRiders to help fund. Building Reuse Committee, D. McQuaid- J. Toale checked out the old primary building. Talked about school boundaries. MJTC, K. Chenis- Next meeting 1/21/15. Agricultural Commission, M. Allison- Next meeting 1/15/15. ===PAGE 2=== Minutes 01.12.15 Page 2 NEW BUSINESS/DEVELOPMENT STATUS REPORTS: White Tail Crossing- Layout hearing for roadway in front of Board of Selectmen January 13, 2015. If accepted, will become a warrant article for May Town meeting. Whites Woods, Massachusetts Avenue- no report Highfield Village- no report Definitive Subdivision, 50 Elmwood Road- Installing drainage and utilities lines. In process of putting in subgrade. 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)- Motion D. McQuaid, Second, K. Chenis to approve final HPP; all aye. Plan w ill now be submitted to state for form al review. State has 90 days from receiving HPP to approve it. Once approved, after 12 months the Board can submit to State for compliance. Village Center District Bylaw- Continued discussion. Minor edits made. Public discussions of the Bylaw will take place at the January 26 th, February 9th and February 23rd Board meetings at approximately 7:00 PM. This will allow for dissemination of information to Town residents prior to May Town Meeting . Meetings will also be televised. The public hearing for the article is anticipated to take place on March 9 th. D. McQuaid will work on an architectural sketch of what a Town Center would look like under the Village Center District. Mailers publicizing the meeting dates will go to those addresses located with in the boundaries of the District . (It is cost prohibitive to send mailers to all Lunenburg residents.) The meetings will also be publicized via the Town Scroll. There was discussion of special permits. Special permits will be for construction of new dwelling units. N. Lockwood noted that there are no use restrictions for “campuses” and suggested adding in a use percentage requirement. K. Chenis suggested clarifying in Purpose. An “F”. will be added to Purpose stating encouragement of mixed use deve lopment that facilities community, civic use, etc. Retention of trees will be encouraged; this can be addressed through the development plan review process. Will also be incorporated into design guidelines. There was discussion of the 60% transparency requirement being too high. It was noted that this is strictly for newly constructed building facades for non-residential use. Wording to be clarified noting if a mixed use building façade , a non-residential first floor shall have a transparency of at least 60%. Maryellen Ramstack, 44 Cortland Circle - Voiced her concern at the lack of public attendance at the meetings. A. Burney noted anyone can submit questions/issues to the office. The Bylaw will also be placed on the Town’s website. 322 Flat Hill Community Solar- Decision needs to filed with Registry. Applicant has not yet picked it up. Scenic Road- no report 250 Whalom Road, Whalom Luxury Apartments- no report Master Planning - Economic Development Element - no report . A. Burney anticipate s working on this in February. N. Lockwood would like to have committee in place as soon as possible. Historical Commission - Architectural Preservation District - A. Burney has received draft from the Historical Commission. The Commission would like to attend the January 26th Board meeting for discussion. NOTICES & COMMUNICATIONS: Noted Library Board of Trustees meeting January 15th – A. Burney to attend. Noted Zoning Board of Appeals Denial for 790 Massachusetts Ave. MEETING SCHEDULE: January 26, 6:30 PM, Town Hall- regular meeting will include public discussion of both the Village Center District Bylaw a nd the Architectural Preservation District Bylaw at 7:00 PM. February 9, 6:30 PM, Town Hall- Highfield Hearing following by meeting February 23, 6:30 PM March 9, 6:30 PM, Town Hall- Hearing for Planning Board warrant articles March 23, 6:30 PM, Town Hall ===PAGE 3=== Minutes 01.12.15 Page 3 PUBLIC COMMENT: P. Bertram inquired as to process for White Tail Crossing. A. Burney noted that the Board is consid ered the proponent and will make a formal recommendation at Town Meeting, based upon completion/non -completion of the two minor outstanding issues, whether the road should be accepted or to pass over the article. M. Ramstack asked if the scenic roads will go on the warrant. Yes. The Board will publicize closer to Town Meeting. MEMBER ISSUES: M. Allison felt that future meeting dates of Boards/Commissions/Committees, etc. should be extended out further on the Town Calendar regardless of whether or not an agenda has been submitted. ADJOURNED: 8:28 PM Documents used at meeting: ANR, 26/30/32 Laurel Lane ANR, 11 Beachview Road Minutes 12-22-14 Executive Minutes 12/09/13, 01/27/14, 03/10/14, 07/14/14, 08/11/14 Draft Housing Production Plan Draft Village District Bylaw 50 Elmwood Rd Updates Minutes/2015/01.12.15 ======================================================================================== DOCUMENT : 2015-01-26-agenda-3833.txt BOARD : planning-board DATE : 2015-01-26 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-01-26-agenda-3833.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01262015-3833 ======================================================================================== ===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, January 26, 2015 – 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. MINUTES APPROVAL: 01/12/15 Executive 02/04/14 3. 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 4. NEW BUSINESS/DEVELOPMENT STATUS REPORTS: White Tail Crossing- verbal update Definitive Subdivision, 50 Elmwood Rd- weekly status Whites Woods, Mass Ave- no report Highfield Village- no report Tri Town Landing- no report MS/HS Project- no report Emerald Place at Lake Whalom- no report 5. ACTION FILE: Housing Production Plan- verbal update Scenic Road- Flat Hill and Northfield Rd- no report 250 Whalom Road, Whalom Luxury Apartments– no report Master Planning- Economic Development Element – no report 6. 7:00 PM- HISTORICAL COMMISSION DISCUSSION & PUBLIC DISCUSSION: Village Center District Bylaw Architectural Preservation District Bylaw 7. NOTICES & COMMUNICATIONS 8. MEETING SCHEDULE: February 9, 6:30 PM- Town Hall- Highfield Village Hearing followed by regular meeting February 23, 6:30 PM- Town Hall March 9, 6:30 PM- Town Hall- Warrant Article Hearing followed by regular meeting May 2, 2015 – Annual Town Meeting 9. PUBLIC COMMENT 10. BOARD COMMENT 11. MEMBER ISSUES 12. ADJOURNMENT ======================================================================================== DOCUMENT : 2015-02-09-agenda-3834.txt BOARD : planning-board DATE : 2015-02-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-02-09-agenda-3834.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02092015-3834 ======================================================================================== ===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, February 9, 2015 – 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 (cont’d) Highfield Village (south side of Northfield Rd between Massachusetts Ave and Northfield Rd) 4. 7:00 PM- PUBLIC DISCUSSION: Village Center District Bylaw Architectural Preservation District Bylaw 5. MINUTES APPROVAL: 01/12/15, Executive 02/04/14 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- verbal update Definitive Subdivision, 50 Elmwood Rd- weekly status Highfield Village- see above Tri Town Landing- no report MS/HS Project- no report Emerald Place at Lake Whalom- no report 8. ACTION FILE Housing Production Plan- verbal update Scenic Road- Flat Hill and Northfield Rd- no report 250 Whalom Road, Whalom Luxury Apartments– no report Master Planning- Economic Development Element – no report 9. NOTICES & COMMUNICATIONS 10. MEETING SCHEDULE: February 23, 6:30 PM- Town Hall March 2- ? March 9, 6:30 PM- Town Hall- Hearing for Planning Board Warrant Articles May 2- Town Meeting 11. PUBLIC COMMENT 12. BOARD COMMENT 13. MEMBER ISSUES 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2015-02-23-agenda-3835.txt BOARD : planning-board DATE : 2015-02-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-02-23-agenda-3835.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02232015-3835 ======================================================================================== ===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, February 23, 2015 – 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. REVISED AGENDA 1. ROLL CALL 2. PUBLIC COMMENT 3. ANR- Vito & Virginia Piccirillo, 205 Sunset Lane, David Ross Associates 4. 6:35 PM- PUBLIC HEARING (cont’d) Highfield Village (south side of Northfield Rd between Massachusetts Ave & Northfield Rd) 5. PUBLIC DISCUSSION: Village Center District (VCD) Bylaw Architectural Preservation District (APD) Bylaw 6. MINUTES APPROVAL: 01/12/15, Executive 02/04/14 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 Town Meeting, May 2- Warrant closes March 23rd White Tail Crossing- no report Definitive Subdivision, 50 Elmwood Rd- no report Highfield Village- see above Tri Town Landing- no report MS/HS Project- no report Emerald Place at Lake Whalom- no report 9. ACTION FILE Housing Production Plan- verbal update Scenic Road- Flat Hill and Northfield Rd- no report 250 Whalom Road, Whalom Luxury Apartments– no report Master Planning- Economic Development Element – no report 10. NOTICES & COMMUNICATIONS 11. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated March 2- Public Discussion of VCD & APD Draft Bylaws March 9- Hearing for Planning Board Warrant Articles followed by regular meeting March 23 April 13 April 27 May 2- Town Meeting 12. PUBLIC COMMENT 13. BOARD COMMENT 14. MEMBER ISSUES 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2015-02-23-minutes-3835.txt BOARD : planning-board DATE : 2015-02-23 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-02-23-minutes-3835.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02232015-3835 ======================================================================================== ===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 February 23, 2015 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison, Adam R. Burney Absent: Joanna L. Bilotta-Simeone ANR- Vito & Virginia Piccirillo, 205 Sunset Lane: Plan accepted for review. Public Hearing- Highfield Village (Cont’d): See separate minutes. PUBLIC DISCUSSION: Village Center District Bylaw & Architectural Preservation District Bylaw- Village Center District (VCD) Bylaw: Larry Marshall, 42 Main Street - Questioned why single family homes require special permit . Also questioned why sandwich board signs have to be taken inside each night if they are on private property. Opined that the requirement for sixty percent (60%) façade transparency does not lend itself to a village district. D. McQuaid felt that 60% was high and suggested to the Board the possibility of 40%. L. Marshall felt it would be more appropriate to handle the transparency percentage during site plan review. Robert Ebersole, 94 Main Street- Concerned with “unintended consequences”. A commercial district is being created in a much larger area and the bylaw is moving from residential to commercial for allowable uses . Questioned if just the façade is renovated does it have to go to 60% . N. Lockwood responded that it only applies to “campus developments”. Jamie Toale, 147 Peninsula Drive - Speaking as Chair of the Building Reuse Commi ttee, concerned that it will be difficult to attract reuse candidates f or existing town buildings as retail uses greater than 5,000 sq. ft. will require a special permit . Three of the existing buildings being evaluated under the Committee are large than 5 ,000 sq. ft. There may be retail uses larger than 5,000 sq. ft. which could be permissible. Special consideration for Town -owned existing buildings? K. Chenis suggested that prohibited uses be applicable only to new construction. Also need to address d ifference between reuse and new construction, especially when it comes to glazing. D. McQuaid went through his graphics. He noted that most parcels within the Village Center District are less than one acre and they will hit their physical boundary long before they hit the bylaw boundary. Probably no more than half a dozen sites would fit the “more than 5000 sq. ft.” ===PAGE 2=== Minutes 02.23.15 Page 2 R. Ebersole noted that the Zoning Board of Appeals could give a variance for some of the properties. N. Lockwood inquired if the bylaw needed to address noise and hours of operations . A. Burney noted i f the Town has a General Noise Bylaw, that would pertain and that hours of operation are usually governed by the Board of Selectmen. Agricultural Preservation District (APD) Bylaw: The Historical Commission will be invited to attend the Board meeting on March 2nd for discussion of the APD Bylaw. R. Ebersole opined that it doesn’t provide enough protection. A “Contributing Property” is defined as “any build ing within an APD that was constructed prior to 1900”. How many are there within Lunenburg? The Bylaw proposes the formation of an APD Commission. What will be the criteria for the Commission? D. McQuaid noted that Section 8 (c) should be edited to specify only Planning Board review for new buildings. K. Chenis inquired how “demolition by neglect” would be regulated. Cullen Dwyer, Historical Commission- Noted that “demolition by neglect” is different from the Demolition Delay Bylaw. It will offer historical protection to the downtown area. Board members opined that the Bylaw may be too restrictive and deter any building. The Design Standards in both the VCD and the APR Bylaw need to be consistent with each other. P. Bertram, 312 Townsend Harbor Road- opined that the Bylaw is in contradiction with streamlined permitting and will not foster economic development. Minutes Approval: 01/12/15, Motion D. McQuaid, Second, K. Chenis, Minutes signed. Executive 02/04/14 not signed due to lack of quorum. COMMITTEE REPORTS: MRPC, J. Bilotta-Simeone- no report Capital Planning Committee, J. Bilotta-Simeone- no report School Building Committee, N. Lockwood- Going well overall - progress slow due to storms. 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 - Discussion of meeting with the Board of Selectmen regarding a farmers’ market. NEW BUSINESS/DEVELOPMENT STATUS REPORTS: Town Meeting, May 2, 2015- Noted that the Warrant closes March 23rd. White Tail Crossing- no report Definitive Subdivision, 50 Elmwood Road- no report Whites Woods, Massachusetts Avenue- no report Highfield Village- see above Tri Town Landing- no report MS/HS Project- no report ===PAGE 3=== Minutes 02.23.15 Page 3 Emerald Place at Lake Whalom- no report ACTION FILE: Housing Production Plan (HPP)- Submitted to state for review. Scenic Road- no report 250 Whalom Road, Whalom Luxury Apartments- no report Master Planning- Economic Development Element- no report NOTICES & COMMUNICATIONS: Noted Zoning Board of Appeals Hearing for 36 Summer Street to construct addition to existing building and add an apartment on the second floor. If given approval by the Zoning B oard of Appeals, will then come to the Planning Board for site plan review. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM March 2- Public discussion of draft bylaws March 9- Hearing for Planning Board warrant articles March 23 April 13 April 27 MEMBER ISSUES: M. Allison suggested increasing the number of Board members to seven and/or add two alternates. A. Burney noted that the Charter would have to be revised. N. Lockwood noted that he will not be running for reelection. ADJOURNED: 10:00 PM Documents used at meeting: Minutes 01-12-15 Executive Minutes 02-04-14 Draft Village District Bylaw Draft Architectural Preservation District Bylaw Minutes/2015/02.23.15 ======================================================================================== DOCUMENT : 2015-03-02-agenda-3836.txt BOARD : planning-board DATE : 2015-03-02 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-03-02-agenda-3836.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03022015-3836 ======================================================================================== ===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, March 2, 2015 – 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 ROLL CALL PUBLIC DISCUSSION: Village Center District Bylaw Architectural Preservation District Bylaw MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated March 9- Hearing for Planning Board Warrant Articles followed by regular meeting March 23 April 13 April 27 May 2- Town Meeting ADJOURNMENT ======================================================================================== DOCUMENT : 2015-03-02-minutes-3836.txt BOARD : planning-board DATE : 2015-03-02 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-03-02-minutes-3836.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03022015-3836 ======================================================================================== ===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 March 2, 2015 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 DISCUSSION: Village Center District Bylaw & Architectural Preservation District Bylaw- Village Center District (VCD) Bylaw: Changes from the last draft were noted. 9.1)(a) changing the glazing (windows) to encompass 40% to 60%. 5.C.2) noting that exceeding 5,000 sq. ft. for retail operations is not prohibited for reuse of existing building. Will a dd in the date of bylaw adoption. Rebecca Lantry, Historical Commission opined that this bylaw, by making commerc ial property out of residential, will push people out of the center of Town. They did not purchase homes in the center of Town for that quality of life. D. McQuaid noted that this bylaw will promote a sense of community and walkability in the Town Center . R. Lantry noted that the walkability was adversely affected by the construction of Rte. 2A through the center of Town. A new 8.B. 8) was added stating that no more than 25% of the first floor of a mixed use building can be residential. Added in 8.B. 11) noting that the buildings in the VCD are subject to the requirements of the Architectural Preservation District (APD). R. Lantry noted that once the APD Commission (APDC) is appointed by the Board of Selectmen, the APDC will formulate its design guidelines, which will then be reviewed by the Board of Selectmen. J. Bilotta-Simeone requested that a member of the Planning Board be on the APDC . A. Burney opined that it could involve a large time commitment. M. Allison suggested the APD focus on reuse of existing structures and the VCD focus on new buildings. 9.A new A.1)(b)i. was added stating that buildings in the Village Center Campus Developments would not occupy more than 10% residential use on the first floor. Edit to specify new buildings. There was discussion on glazing. Board concensus was to change to transparency to at least 35% and no more than 60%. ===PAGE 2=== Minutes 03.02.15 Page 2 Agricultural Preservation District (APD) Bylaw: R. Lantry gave overview of the APD Bylaw, noting that it is a response to the VCD. The Historical Commission had a short timeline to craft the APD Bylaw. The APD will overlie the VCD and also encompass the Historical District which is the center of Town down Leominster Road to Fairview Road, down Lancaster Avenue to Rolling Acres Road, down Massachusetts Avenue to include the Brooks House, down Oak Avenue to just before Passios and down Massachusetts Avenue in the opposite direction just missing St. Boniface. Does not include old primary school. APDC will be comp osed of a member of the Historical Commission, design professional, craftsperson familiar with historic restoration, and two residents of the APD. There was discussion as to when review is recommended vs. being required. It was suggested that Section 7 and Section 8 be combined and note alterations that would require review. Review, if required, w ould be triggered when a building permit is pulled. Section 9 (a) change “should be compatible” to “shall be compatible”. There was discussion regarding enf orcement. The Historical Commission wanted the APD to specify that enforcement shall be compatible with the demolition delay bylaw, and that if violated, no building permit will be issued for two years . The Board had issues with this. R. Lantry felt rec ourse had to be in place. A. Burney noted that a building permit may be needed within that two year timeframe for an issue other than the original violation. Consider the possibility of other enforcement processes, e.g., fines. Commission to discuss. Meeting scheduled noted. March 9- Hearing for Planning Board warrant articles March 23 April 13 April 27 MEMBER ISSUES: M. Allison requested the Board meet four times/month. Board to discuss at March 9th meeting. J. Bilotta -Simeone requested A. Burn ey write a letter to the Board of Selectmen asking that the May 2015 Town Meeting be dedicated to Marion Benson. Motion, N. Lockwood, Second, D. McQuaid, Roll Call Vote- M. Allison, nay; K. Chenis, aye; D. McQuaid, aye; N. Lockwood, aye; J. Bilotta-Simeone, aye. Motion passed 4-1. J Bilotta-Simeone tendered her resignation to the Board effective with May 16th Town Election. Adjourned 9:45 PM Documents used at meeting: Draft Village District Bylaw Draft Architectural Preservation District Bylaw Minutes/2015/03.02.15 ======================================================================================== DOCUMENT : 2015-03-09-agenda-3837.txt BOARD : planning-board DATE : 2015-03-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-03-09-agenda-3837.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03092015-3837 ======================================================================================== ===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, March 9, 2015 – 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. ANR- Board Endorsement - Vito & Virginia Piccirillo, 205 Sunset Lane 4. 6:35 PM- PUBLIC HEARING Board Warrant Articles 5. MINUTES APPROVAL: 02/04/14 Executive, 02/23/15, 02/23/15 Highfield Hearing, 08/14/14 Charrette, 03/02/15 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 Town Caucus, March 16, 7 PM, THMS Town Meeting, May 2- Warrant closes March 23rd White Tail Crossing- no report Definitive Subdivision, 50 Elmwood Rd- no report Highfield Village- no report Tri Town Landing- no report MS/HS Project- no report Emerald Place at Lake Whalom- no report 8. ACTION FILE 250 Whalom Road, Whalom Luxury Apartments– verbal update 36 Summer Street, Peter Kelly Village Center District (VCD) Bylaw- see #4 above Architectural Preservation District (APD) Bylaw- see #4 above Scenic Road- Flat Hill and Northfield Rd- see #4 above Master Planning- Economic Development Element – no report Housing Production Plan- no report 9. NOTICES & COMMUNICATIONS 10. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated March 10 w/BOS, 7:30 PM March 23- public hearing for additional warrant articles April 13- Highfield continuation followed by regular meeting April 27 Saturday, May 2- Town Meeting May 11 11. PUBLIC COMMENT 12. BOARD COMMENT 13. MEMBER ISSUES: Number of monthly meetings 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2015-03-09-agenda-3838.txt BOARD : planning-board DATE : 2015-03-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-03-09-agenda-3838.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03092015-3838 ======================================================================================== ===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 March 9, 2015 , 6:35 PM, Joseph Bilotta Meeting Room, Town Hall, 17 Main Street, Lunenburg, MA 01462 to amend the Protective Bylaw of the Town of Lunenburg by adding to Section 4.0. Use Regulations a new section entitled Section 4.17. Village Center District Bylaw, to add to Section 3.1. entitled Types of Districts a new subsection 3.1.o) to read as follows: “Village Center District”, in Section 3.2.1. delete the words “May 3, 2008” and substitute the words “May 2, 2015”, to amend Section 4.16. Registered Marijuana Dispensaries to correct numbering sequence, and to amend the Zoning Map to include the Village Center District. Copies are on file in the Planning Office. Notice of said hearing will be duly posted in the usual posting places. ======================================================================================== DOCUMENT : 2015-03-09-minutes-3837.txt BOARD : planning-board DATE : 2015-03-09 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-03-09-minutes-3837.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03092015-3837 ======================================================================================== ===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 March 9, 2015 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison, Adam R. Burney Absent: Joanna L. Bilotta-Simeone ANR- Board Endorsement: Vito & Virginia Piccirillo, 205 Sunset Lane. Plan endorsed by Board. PUBLIC HEARING: Board Warrant Articles- See separate minutes. Motion, D. McQuaid, to approve language of the VCD with amendments noted to Sections 4.17.8.c8 and 4.17.5.c1, Second, M. Allison, all aye. Motion, D. McQuaid, to approve Article to amend the Zoning Bylaw by adding §§ 3.1.o) to § 3.1., Second, M. Allison, all aye. Motion, D. McQuaid, to approve Article amending § 3.2.1., Second, M. Allison, all aye. Motion, D. McQuaid, to approve Article amending § 4.16., Second, M. Allison, all aye. Motion, D. McQuaid, to approve amending the Zoning Map, Second, M. Allison, all aye. Joint discussion was held with the Historic al Commission and Board members for a meeting for further work on the Architectural Preservation District (APD) Bylaw. A joint meeting will be posted for Thursday, March 19 th, 7:00 PM, location TBD. Minutes Approval: 02/04/14 Executive- Not signed. Quorum of 02/04/14 Board meeting attendees not available. 02/23/15, D. McQuaid, Motion to approve, Second, M. Allison, minutes signed. 02/23/15 Highfield Hearing, D. McQuaid, Motion to approve, Second, M. Allison, minutes signed. 08/14/14 Charrette, D. McQuaid, Motion to approve, Second, M. Allison, Minutes signed. 03/02/15, D. McQuaid, Motion to approve, Second, M. Allison, minutes signed. COMMITTEE REPORTS: MRPC, J. Bilotta-Simeone- absent – no report Capital Planning Committee, J. Bilotta-Simeone- absent – no report School Building Committee, N. Lockwood- Meeting March 10th. Open Space Ad Hoc Committee, N. Lockwood- no report Building Reuse Committee, D. McQuaid- Meeting March 18th. MJTC, K. Chenis- Discussion of regional transportation plans- More Ch. 90 funds needed at state level, better way to define where complete street project make sense, requested DOT establish road preservation program. ===PAGE 2=== Minutes 03.09.15 Page 2 Agricultural Commission, M. Allison- Next meeting March 19th. NEW BUSINESS/DEVELOPMENT STATUS REPORTS: Town Caucus, March 16, 7 PM, THMS- noted Town Meeting, May 2, 2015- noted White Tail Crossing- no report Definitive Subdivision, 50 Elmwood Road- no report Whites Woods, Massachusetts Avenue- no report Highfield Village- no report Tri Town Landing- no report MS/HS Project- no report Emerald Place at Lake Whalom- no report ACTION FILE: 250 Whalom Road, Whalom Luxury Apartments- Zoning Board of Appeals Decision filed with Town Clerk. 36 Summer Street- Zoning Board of Appeals granted approval to construct addition to existing building and add an apartment on the second floor. If no appeal filed, will then come to the Planning Board for site plan review. Village Center District (VCD) Bylaw- see Public Hearing minutes Architectural Preservation District (APD) Bylaw- see above Scenic Road- Will be in warrant submission. P. Bertram suggested a map being available for residents. Master Planning- Economic Development Element- no report Housing Production Plan (HPP)- no report MEETING SCHEDULE: March 10- w/BOS, 7:30 PM March 19- 7:00 PM for discussion of the APD March 23- Hearing for additional warrant articles April 13- Highfield continuation followed by regular meeting April 27 Saturday, May 2- Town Meeting MEMBER ISSUES: M. Allison requested the Board meet weekly. He feels this will make the meetings shorter and also more productive. D. McQuaid responded that due to other commitments, he is unable to meet weekly. A. Burney noted that it will tax the office by requiring more time devoted to minutes and agendas; there are still other staff responsibilities. K. Chenis suggested a time limit being placed on meetings with agenda items in order of priority. He was also in favor of a 7:00 PM start time. ADJOURNED: 10:10 PM Documents used at meeting: ANR Plan 205 Sunset Lane 02/23/15 Minutes 02/23/15 Highfield Hearing Minutes 08/14/14 Minutes 03/02/15 Minutes Draft Village District Bylaw Draft Architectural Preservation District Bylaw Minutes/2015/03.09.15 ======================================================================================== DOCUMENT : 2015-03-09-minutes-3838.txt BOARD : planning-board DATE : 2015-03-09 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-03-09-minutes-3838.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03092015-3838 ======================================================================================== ===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 Town Meeting Warrant Articles March 9, 2015 Meeting Posted: Yes Time: 6:35 PM Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Present: Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison, Adam R. Burney Absent: Joanna L. Bilotta-Simeone Vice Chair N. Lockwood opened the Hearing with the reading of the notice published in the Sentinel and Enterprise on February 23 and March 2, 2015. The Public Hearing was to amend the Zoning Bylaw of the Town of Lunenburg by adding to Section 4.0. Use Regulations a new section entitled Section 4.17. Village Center District Bylaw, to add to Section 3.1. entitled Types of Districts a new subsection 3.1.o) to read as follows: “Village Center District”, in Section 3.2.1. delete the words “May 3, 2008” and substitute the words “May 2, 2015”, to amend Section 4.16. Registered Marijuana Dispensaries to correct numbering sequence, and to amend the Zoning Map to include the Village Center District. Notices were sent to abutting towns, cities, agencies and Town departments. Article To see if the Town will vote to amend the Zoning Bylaw by adding Section 4.17. Village Center District, as follows: 4.17. VILLAGE CENTER DISTRICT PREAMBLE The Lunenburg town center region has tremendous importance in symbolizing the unique character and heritage of Lunenburg. As residents engage with the historic buildings and streetscape of this area in the course of their routine daily busine ss, be it school related, recreational, commercial, or even just driving through, the experience greatly reinforces a profound bond with the town’s present community and past heritage. There is an opportunity to significantly improve the quality of this already poignant civic experience and increase the number of people who will be drawn to share in it by expanding the businesses and other attractions in the area. There is also a key challenge to preserving this critical embodiment of our town. Appropria te new uses or remedies must be found to the increasing number of underutilized buildings located about the town center. Town planning experience and best practices, as exemplified in the state’s model bylaw for Village Center Districts, demonstrates some key ingredients to sustaining and enriching this type of environment in small towns. One of these is careful stewardship through clear guidelines for development consistent with what the area means to the community. Another is encouraging a level of i ntensive mixed use development, so that the critical mass of social and economic activity can be reached that will naturally provide the resources and inspiration required to maintain and organically adapt the area landmarks, buildings, and infrastructure without excessive burden on the Town’s public finances. ===PAGE 2=== Minutes TM Warrant Articles 03.09.15 Page 2 4.17.1. Purpose In pursuit of this opportunity and to address this challenge, the Town implements this bylaw and designates this zoning district as Villa ge Center District in order to encourage economic and residential growth that fits the character of the Town. The purposes of the Village Center District are to: a. Build upon the historic development patterns in the existing village centers to create attr active, walkable neighborhoods; b. Encourage adaptive reuse of abandoned, vacant or underutilized buildings or structures where appropriate; c. Allow for a mix of new land uses that are appropriate to both the needs of the community and the scale of surrounding neighborhoods; d. Provide incentives to develop larger parcels at higher densities and in a coordinated, planned approach; e. Maintain a consistently high level of design quality throughout the district. f. Encourage the development of mixed use buil dings and campuses that are designed and constructed in a manner that is contextually sensitive to the existing structures and facilities. 4.17.2. Establishment The Village Center District is hereby established as of 1 January 2016 and consists of the are a shown on Town of Lunenburg Zoning Map on file with the Town/City Clerk and dated ______ as amended by Town Meeting. 4.17.3. Definitions Artist Space: A shop for the creation and/or sale of goods made by a potter, ceramicist, silversmith, jewelry maker, painter, photographer or other fine artist. This space may also serve as a living space for the artist provided there is adequate separation between uses per the governing Building and Health Codes. Banner: A strip of cloth or other man made fabric on whic h a sign is painted, silk -screened or printed. The display area shall be defined as the area of one face of the banner. The banner shall not exceed (40) square feet and shall not be displayed for more than fourteen (14) consecutive days. Bed & Breakfast: Bed and Breakfast, or Bed and Breakfast Establishment provided that: a) The dwelling is owner occupied. b) The lot conforms to all dimensional requirements of the Zoning Bylaw. c) Parking for each room available for rent is provided in the side yard behin d the setback line or in the rear yard, but not nearer than ten (10) feet to any property line. One (1) parking place shall be provided for each bedroom. d) The outside appearance of the building is not altered from that of a residence, except to comply wi th the Building Code. Civic Use: A land use that provides a public, cultural, or institutional benefit to the community. Specific uses may include, but shall not be limited to, government offices, religious institutions, educational institutions, and medical facilities (not including veterinary operations). For the purposes of this bylaw, civic uses shall not include open space as defined below. Multiple Commercial Use : A combination of commercial uses within a single building or lot. In the case of uses that fall under the Special Permit requirements of Section 4.17.5.b. a Zoning Board of Appeals decision must be rendered on the use prior to the filing for Development Plan Review. Mixed Use: A combination of commercial and residential uses within a single building or lot. In the case of uses that fall under the Special Permit requirements of Section 4.17.5.b. a Zoning Board of Appeals decision must be rendered on the use prior to the filing for Development Plan Review. Personal Service: An establishment engaged in the provision of services to the general public which are conducted within the structure. This includes, but is not limited to, barbers, hair salons, massage therapists, chiropractors and nail salons. Professional Office : An office primarily devo ted to professional activities, including, but not limited to, banks, real estate, insurance or other agency offices; an office of an accountant, physician, teacher, dentist, engineer, lawyer, homebuilder, photographer, or other recognized professional for which specific training and/or licensing is required. Drive-thru service shall be limited to banks and shall require a Special Permit. Open Space: In the context of an application for a Village Center District Special Permit, this term denotes open areas set aside for public use as part of a coordinated site development process. Specific requirements for ownership and maintenance are provided in Section 9 and shall not include areas covered with impervious surface treatments. ===PAGE 3=== Minutes TM Warrant Articles 03.09.15 Page 3 Transparency: The amount of transparent space that occupies a building façade including standard street -level windows and doorway windows. Restaurant: A place serving food and beverage within a structure or patio, primarily for consumption on the premises. Drive-thru windows shall be prohibited for this use. Retail: An establishment engaged in displaying and selling goods or merchandise within a building to the general public or to business establishments where the goods or merchandise are not intended for resale. There shall be no outdoor display of goods without the granting of Special Permit from the Board of Appeals. 4.17.4. Authority The Planning Board shall act as the administering authority for any Development Plan Review procedure associated with this bylaw Section 8.4. The Board of Appeals shall serve as the Special Permit Granting Authority for any use that requires a Special Permit in the district, any use requiring a Special Permit pursuant to Section 4.17.5. 4.17.5. Use Provisions a. The following uses are allowed by -right subject to any Development Plan Review requirements listed in Section 8.4 and all applicable density and design provisions listed in this bylaw. 1) Retail, with maximum 5,000 sq. ft. of floor area 2) Professional Office Space 3) Personal Service 4) Artist space 5) Restaurant 6) Bed & Breakfast 7) Mixed Use containing less than 5,000 sq. ft. per individual proposed use 8) Multiple Commercial Use containing less than 5,000 sq. ft. per individual proposed use 9) Civic Uses b. The followin g uses are allowed only through the granting of a Special Permit by the Board of Appeals pursuant to the procedures outlined in Section 8.3. 1) Single and Two-Family Homes; 2) Multi-Family Homes; 3) Apartment Complexes; 4) Movie House/ Theatre (maximum of two screens); 5) Liquor Stores 6) Outdoor Markets subject to applicable licensing requirements; 7) Private Club 8) Drive Through Use for Banks 9) Retail Use greater than 5,000 sq. ft. 10) Uses allowed by-right with a floor area greater than 5,000 sq. ft. included in a Multiple Commerci al Use or Mixed Use development. Special Permit Approval Criteria – The Zoning Board of Appeals shall act upon all applications a fter notice and public hearing, and after due consideration may grant such a special permit provided that it finds the propose d use: a. Is in harmony with the purpose and intent of the Bylaw and will promote the purposes of the Village Center District. b. The use is in harmony with those of the abutting properties and the Village Center District as a whole. c. All applicable standards for use, parking, and dimensional requirements are met; d. All applicable design standards listed in Section 8 are met; e. Where multiple structures are proposed, the site design reflects a thoughtful arrangement of elements that will facilitate the movement of pedestrians between structures through the use of sidewalks, internal walkways, alleys or open space features ===PAGE 4=== Minutes TM Warrant Articles 03.09.15 Page 4 c. The following uses are prohibited in the Village Center District 1) Newly constructed One-story buildings, except single family homes; 2) Retail operations with more than five thousand (5,000) square feet of gross floor area on any individual floor, except for reuse of existing buildings existing prior to 1 May 2015, with footprints grea ter than five thousand (5,000) square feet. . 3) Drive through establishments, excluding those expressly allowed by Special Permit. 4.17.6. Dimensional Requirements a. Building Type Mixed Use with Commercial 1st Floor Other Mixed-Use or Residential Only Maximum Floor Area Ratio (FAR) (Gross Floor Area/Lot Size) 2.0 1.5 Minimum Lot Frontage 75 feet Maximum Lot Coverage 85% Minimum Lot Area N/A Number of Buildings Per Lot Maximum Building Frontage 300 feet Minimum Front Setback 5 feet Maximum Front Setback w/o street furniture 15 feet Minimum Side/Rear Setback abutting a Residential Zone 10 feet Minimum Side/Rear Setback in VCD 5 feet Interior Setback (Between Buildings on the Same Lot) 10 feet b. Height Limitations for Non -residential and Mixed Use: Building height for mixed use or non -residential use shall not exceed [thirty-eight (38) feet] and no building shall have more than [three (3)] stories. 4.17.7. Parking Requirements Use Parking Requirement Retail/Personal Service/Liquor Store 1 parking space per 400 sq. ft. of net floor area, plus 1 space per employee on the largest shift Professional Office/Civic Uses 1 parking space per 300 sq. ft. of net floor area Artists Space 1 parking space per 400 sq. ft. of net retail/gallery floor area, plus 2 parking space per dwelling unit Restaurant/Private Club 1 parking space per 4 seats, plus one for each employee on the largest shift Bed & Breakfast 1 parking space per accommodation room, plus 2 parking spaces for the primary residence, plus 1 per non-resident employee on the largest shift. Mixed Use/Multiple Commercial Parking to be Provided per the Individual Uses All Residential Uses 2 parking spaces per dwelling unit Movie House 1 parking space per 4 occupants, plus 1 parking space per 2 employees on the largest shift Outdoor Market 1 parking space per 500 sq. ft. As part of a Site Plan Approval or Special Permit process within this district, the applicant may request reductions to minimum requirements or alternative methods for meeti ng the required parking. Available innovative parking strategies include: ===PAGE 5=== Minutes TM Warrant Articles 03.09.15 Page 5 a. Shared On-Site Parking 1) Non -competing Uses. In mixed -use developments, applicants may propose a reduction in parking requirements based on an analysis of peak demands for noncompeting uses. Up to 50% of the requirements for the predominant use may be waived by the Planning Board if the applicant can demonstrate that the peak demands for two uses do not overlap. An additional 25% with the addition of bicycle parking facilities. b. Off-Site Parking Separate from, or in conjunction with Shared Parking provisions, an applicant may use off -site parking to satisfy their parking requirements in accordance with the following conditions: 1) O ff-site parking shall be within [one -thousand (1000)] feet of the property for which it is being requested. 2) Off -site parking spaces provided by a separate private property owner shall be subject to a legally binding agreement that will be presented to t he Permit Granting Authority as a condition of either the Development Plan Review or the Special Permit. Where an agreement shall expire within a specified timeline, the applicant or current property owner shall continue to provide evidence to the Zoning Enforcement Agent that the agreement has been extended. The Permit Granting Authority will verify with the Zoning Enforcement Officer that there are no existing parking agreements during the permitting process. 4.17.8. Design Standards The Design Standards in this section shall be applied to development within the Village Center District where applicable. a. Occupied Lot Area. 1) The total lot devoted to building, parking, outdoor storage and display and other paved hard surfaces may occupy up to eighty-five (85%) percent of the total lot area. b. Buildings 1) All buildings shall have a principal façade and entry (with operable doors) facing a street or open space. Buildings may have more than one principal façade and/or entry; 2) Building finish materials shall be appropriate to traditional New England architecture and may include, but shall not be limited to brick or high-quality brick face, wood, stone or high-quality stone-face.; 3) Building facades, materials and roof lines shall be reviewed under the permit gr anting authority to ensure consistency and compatibility with other structures. 4) Blank walls adjacent to streets, alleys or open spaces shall not be permitted. Where windows are not possible or appropriate to the intended use, vertical articulation in th e form of raised or recessed surfaces shall be used to break up blank walls; 5) New retail buildings shall have one of the following features along the front entrances to pedestrians: awning, marquee, arcade and/ or colonnade; 6) Flat roofs that are visibl e from the street are prohibited unless an appropriate façade is included in the design. 7) Larger buildings with multiple non -residential tenants on the first floor shall articulate the façade in a manner that distinguishes the location of these tenants t hrough the use of decorative raised or depressed vertical surfaces, variations of acceptable signage, awnings, marquees, colonnades or arcades. 8) Mixed Use buildings shall have no more than twenty five (25) percent of the first floor dedicated to residential use. Conversion or partial conversion of residential uses existing before 1 May 2015 are exempt from this provision. 9) All new utility service connections shall be placed underground. 10) Lighting, signage and architectural style shall be consistent with other uses in the District and reviewed under the Permit Granting Authority. 11) All buildings within the Village Center District shall be subject to the requirements of the Architectural Preservation District. ===PAGE 6=== Minutes TM Warrant Articles 03.09.15 Page 6 c. Signs 1) Primary signs shall be flat against the façade, or mounted projecting from the façade; 2) Signs that project from buildings shall have at least ten (10) feet of clearance from the ground level; 3) Signs shall be externally lit from the f ront; lighting shall be provided using a gooseneck fixture. Back lighting of signs shall not be used; 4) Neon, flashing signs, moving signs, electric message signs, and roof signs shall not be used, except for barber poles; 5) Banners with a specific date of expiration, shall be allowed, after approval by the Zoning Enforcement Officer; 6) Signs shall be made of attractive materials consistent with the character of the district. Materials may include wood (painted or natural), stone, copper, brass, galvaniz ed steel, painted canvas or paint/engraved on façade surface; 7) Signs may only be incorporated into the skirt of awnings and not on the primary angled surface. 8) Each building façade facing a street or parking area is permitted to have signs that equal a maximum size of five percent (5%) of the façade; 9) A building with multiple businesses shall have signs of equal size on the faça de, signs shall be either rectangular or oval shaped;. 10) Free standing signs shall be prohibited except for municipal use, portable and temporary signs; 11) Sandwich board signs, flags and other portable signs are permitted only within the property lines, as long as they are properly weighted; 12) Window signs, comprising no more than ten percent (10%) of the transparent sur face, shall be allowed. Window signs shall not be lighted or animated in any manner, with the exception of the standard lighting fixtures within the building. d. Site Design 1) Interior Streets, Drives, Walkways and Access. a) Site access shall be a div ided way (one way in and one way out) where and when appropriate as determined by the Permit Granting Authority. b) Surfaces shall be pervious when possible and practical. c) Street level frontage shall be devoted to entrances, shop windows or other displa ys; d) Primary entrances to proposed and existing buildings are situated on pedestrian amenities (e.g., sidewalks, plazas or open space) with a minimum width of 10 feet; e) Setbacks are consistent with the fabric of the existing street and do not preclude pedestrian access; 2) Parking and Loading Area. a) 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 by the Permit Granting Authority. b) All loading docks shall be to the rear of the building(s) and shall not be visible from the street. Adequate access for loading and emergency vehicles is maintained on one side of the building. 3) Sidewalks. a) Sidewalks shall be provided from the street line, when applicable, and from the parking areas to building(s). 4) Landscaping. a) There shall be a minimum of a four (4) foot landscaped area along the street frontage and along the front and side of the principal building(s) and plantings of indigenous materials along the façades of the building(s) and between the building(s) if there is more than one principal building on site. b) Additional landscaping and screening may be required during the Development Plan Review or by the permitting authority. c) Such landscape shall be a type and height that does not interfere with sight lines of drivers. d) Natural features shall be retained to the extent possible. e) A landscape plan shall be provided and reviewed. ===PAGE 7=== Minutes TM Warrant Articles 03.09.15 Page 7 f) Where residential neighborho ods abut commercial, office or mixed use developments, appropriate transitional features shall be used and may include landscaping, open space or parks, or streets with clearly designed pedestrian features; 5) Street Furniture. 1. Light fixtures shall be d esigned to be of number and height that grants plentiful lighting. Such lighting shall shine downwards as to not affect adjacent properties and be dark sky compliant. 2. Lighting must also be placed on the side and rear of the building. 3. A Lighting Plan may be required if the Permitting Granting Authority deems the project is of such a scale that the impacts to the neighborhood are adverse; such plan will show where all light fixtures are being proposed within the site plan, as well as a narrative as to the type of light and height of all fixtures. 4. Outdoor tables, benches, and bicycle racks shall be of a style consistent with the principal use(s) of the site. 5. The location, number and style of trash receptacles shall be reviewed under Permit Granting Authority. 4.17.9. Village Center District Campus Developments Developments that contain multiple buildings and uses on a single lot are encouraged as long as they are sensitive to the context of the surrounding area and meet the purposes outlined above. These development are subject to the provisions of Section 8.4 Development Plan Review of the Protective Bylaw as well as the additional design guidelines outlined in Section 4.17.8. of this Bylaw and below. a.. Additional Design Standards: In addition to those design standards listed in Section 4.17.8. of this bylaw, applications for a Village Center District Campus shall also meet the following standards: 1) Buildings i. Newly constructed building façades for non -residential first floor uses shall have a tr ansparency of at least forty thirty five percent ( 4035%) and no more than sixty percent (60%) for all facades that, wholly or partially, address street frontage, sidewalks, or other public space. ii. Buildings in Village Center District Campus Developments sh all meet the following criteria: a) No more than ten (10) percent of the first floor of newly constructed buildings shall be occupied by residential use. b) No more than sixty (60) percent of the total gross floor area of the development shall be occupied by residential use. 2) Signs i. Freestanding directory signs may be permitted as part of a Village Center District Campus application where several non -residential operations are accessed through a common vehicular entrance. Such freestanding signs shall not excee d eight (8) feet in height, six (6) feet in width and each tenant shall be allowed a maximum of four and a half (4.5) square feet to display the company or agency name. 3) Site Design i. Buildings shall be arranged in a manner that optimizes the ability of r esidents and consumers to access public spaces and pedestrian amenities. (ii) Buildings shall be oriented toward each other in a way that minimizes conflicts between pedestrians and automobiles. (iii) Open space provided pursuant to Section 4.17.9.b. of th is bylaw shall be designed as a public gathering place. Arcades, courtyards, parks, greens or other common areas shall be located in a manner that connects buildings to each other and to public sidewalks without interruption from parking areas or automobile travel lanes to the greatest practicable extent. (iv) Features that may be used to create open space areas acceptable to the Planning Board may include, without limitation, fixed benches, fixed tables, fountains, pathways, bikeways, bicycle racks, period lighting, shade trees, perennial gardens, picnic areas, and/or trash receptacles. b. Open Space Ownership and Maintenance: As a condition of a Special Permit, the Planning Board shall require an applicant to document ownership of open space within the pro posed development and to provide a detailed maintenance schedule to ensure the long term care of open space areas. ===PAGE 8=== Minutes TM Warrant Articles 03.09.15 Page 8 4.17.10 Severability. If any provision of this bylaw is held invalid by a court of competent jurisdiction, the remainder of the bylaw shall not be affected thereby. D. McQuaid read Preamble and Purpose for benefit of those watching on Public Access. N. Lockwood opened floor to public comment. The following residents voiced concerns with the Village Center District (VCD) Bylaw. David McDonald (speaking as member of the Building Reuse Committee) Robert Ebersole, 94 Main Street Rebecca Lantry, 251 West Street (speaking as Chair of Historical Commission) Jamie Toale, 147 Peninsula Drive (speaking as Chair of the Building Reuse Committee) Troy Daniels, 94 Main Street Paula Bertram, 312 Townsend Harbor Road Charles Arning, 755 West Street Robert Doolittle, 24 Leominster Road Concerns voiced: Bylaw will create possibility of increase in commercial businesses. Lot frontage may encourage construction of an additional building in front of historical buildings. District encompasses too large an area. The Architectural Preservation District (APD) Bylaw does not support the VCD Preamble. There has been previous discussion that if the APD does not pass at Town Meeting, the VCD Article should be passed over. Both Bylaws should stand on their own merits. VCD Bylaw vague. Need to protect the integrity of the Town and maintain a sense of character. Reconsider one story buildings for the Professional Office category. Excessive use of term “increasing density”. Is this a priority or is careful stewardship a vision of this bylaw? Zoning should be broadened to open up development for buildings not used by the Town. Concern with reuse restrictions on Passios under Bylaw. Passios could possibly become “Over 55”. Add special permit for one story. Most assisted living is multi-story. If there is a currently conforming building lot that is not occupied, how does that change under this bylaw? Board’s response as follows: The Bylaw addresses New England character. The APD will provide more specific guidelines. The purpose of the VCD is to increase density and walkability. The Bylaw is flexible on parking. Businesses would be allowed to have parking on peripheral areas. People can then park and walk. The VCD fits in a radius of ¼ mile. Allowing one story buildings is in contravention of increasing density; e.g., density can be increased by a bank building a two-story with an apartment on the second floor. Many of the Bylaw changes are opening up the opportunity to allow for what benefits the community. An ANR Plan has a three -year freeze. If there is a currently conforming building lot that is not occupied, after three years it will become a legal lot under the new Bylaw and will require a special permit. Board discussion followed. D. McQuaid asked the Board to consider allowing single story use by special permit, emphasizing that when it is utilized it address Desi gn Standards. N. Lockwood felt there were useful guidelines addressing the standards for single story use, but was willing to support special permit if the reason was compelling. K. Chenis felt that was covered in the special permit approval criteria. ===PAGE 9=== Minutes TM Warrant Articles 03.09.15 Page 9 There was discussion on whether or not to separate out the two Bylaws for Town Meeting. D. McQuaid was concerned that the Historical Commission felt rushed to complete the APD and that whether or not the APD Ar ticle passed, the VCD should be voted on separately and not tied to passage of the APD Article. If the APD was voted down, it could come back for a fall special town meeting. K. Chenis opined that it wouldn’t be wise to pass the VCD without the APD also passing. Both M. Allison and N. Lockwood agreed. K. Chenis then inquired of B. Lantry if the APD could be pared down to address demolition and then be expanded in the future with amendments. N. Lockwood noted that the decision did not have to be made du ring this Hearing; further discussion of the APD was needed. The following updates/changes will be made to the VCD Bylaw: 4.17.2. - add in date of Town Meeting 4.17.5.b.1) – no change 4.17.8.c.8) – change “size” to read “square footage”. 4.17.5.c.1) – change to read “Newly constructed One-story buildings on lots of less than five acres”. A. Burney noted that the Hearing was mainly for the language of the VCD. The remaining Articles were housekeeping issues. Article To see if the Town will vote to ame nd the Zoning Bylaw by adding to Section 3.1. a new subsection 3.1.o) “Village Center District”. Article To see if the Town will vote to amend the Zoning Bylaw by deleting the words “May 3, 2008” in Section 3.2.1. and replacing with the words “May 2, 2015”. Article To see if the Town will vote to amend the Zoning Bylaw Section 4.16. “Registered Marijuana Dispensaries” to correct the numbering sequence by renumbering “4.16.9.1.” as “4.16.7.1.”, “4.16.9.2.” as “4.16.7.2.”, and “4.16.10” as “4.16.8.”. Article To see if the Town will vote to amend the Zoning Map to show the new delineation of the Village Center District of the Town. Motion, D. McQuaid, to close Hearing, Second, M. Allison, all aye. Hearing closed 9:27 PM. Minutes/public hearings 2015/TM Warrant Articles 03.09.15 ======================================================================================== DOCUMENT : 2015-03-10-agenda-3801.txt BOARD : planning-board DATE : 2015-03-10 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-03-10-agenda-3801.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03102015-3801 ======================================================================================== ===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, March 10, 2015 – 7:30 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 ROLL CALL JOINT MEETING WITH BOARD OF SELECTMEN Discussion Topics: Stormwater Management Village District Bylaw Earth Removal Bylaw Economic Development Plan Passios Property Line ADJOURNMENT ======================================================================================== DOCUMENT : 2015-03-10-minutes-3801.txt BOARD : planning-board DATE : 2015-03-10 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-03-10-minutes-3801.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03102015-3801 ======================================================================================== ===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 March 10, 2015 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 7:30 PM Present: Nathan J. Lockwood, Damon McQuaid, Matthew Allison, Adam R. Burney Absent: Joanna L. Bilotta-Simeone, Kenneth Chenis Also Present: Kerry Speidel, Tom Alonzo, Paula Bertram, Jamie Toale, Robert Ebersole, Phyllis Luck, Matt Marro, Janice Carrier, John Rabbitt, Todd Dwyer, Carl Luck, Jack Rodriquenz JOINT MEETING WITH BOARD OF SELECTMEN Village Center District (VCD) Bylaw The finalized version of the Village Center District (VCD) Bylaw was summarized for the Board of Selectmen. Its main purpose is to introduce mixed use development into the proposed Village District. The majority of the Center is currently zoned Residence A, thereby limiting retail/commercial development. In conjunction with the VCD Bylaw, the Historical Commission is crafting a n Architectural Preservation District (APD) Bylaw. P. Bertram noted that it was intended for the APD Bylaw to be placed on the Warrant before the VCD Bylaw, and that if the APD failed to pass, then the VCD would be pulled. At this time, the Planning Board has not made that determination. R. Ebersole was concerned that the VCD eliminates lot size in the Center, therefore, there will be additional building to encourage density. Any additional building needs to be managed with restrictions. There should be another level of review other than just site plan review. There was some concern w ith the fact that newly constructed one-story buildings would be prohibited on lots of less than five acres. It was felt that this would limit various businesses, e.g., banks, as a second floor would be required. A. Burney noted that in that circumstance a business would apply for a special permit dimensional variance. Stormwater Management Under the Clean Waters Act, the Environmental Protection Agency (EPA) created a National Pollutants Discharge Elimination System (NPDES) for the treatment and collec tion of stormwater to prevent the impacting of waterways with waste. Within that exist Phase I and Phase II Permits. Based on size, Lunenburg is a Phase II stormwater system (MS4). Currently Lunenburg is compliant with the original Phase II Permit issued in 2003. A new draft permit was issued this past fall. Permits are broken down into six categories; 1) public education, 2) public involvement, 3) illicit discharge, detection and elimination, 4) construction site runoff, post construction runoff contr ol, 5) pollution prevention, and 6) good housekeeping. Going forward, the EPA will have stricter requirements. This will create an unknown cost and impact to the Town. Wet/dry weather monitoring will be a large issue which triggers TMDL [total maximum daily loads {nutrient contamination}] requirements. The Town will have to file a new Notice of Intent (NOI) for the Permit. M. Marro noted the Town will have to contract with an engineering firm to come in and meet the EPA requirements. Large fines are i mposed by the EPA for noncompliance. The Conservation Commission is in the process of updating its regulations for new developments to lessen the impact on the Town’s system. In the event a ===PAGE 2=== Minutes 03.10.15 Page 2 septic system maintenance program ne eds to be implemented, the Board of Health needs to be brought on board. All Town water bodies and outfalls will have to be tested. K. Speidel inquired as to what the Town should be doing now. P. Bertram concerned with the cost to the Town when large -scale developments turn over their stormwater system to the Town for maintenance. Need to look at funding resources. A fee could be put in place through a stormwater utility enterprise account with those funds being used only for stormwater activities. When the final Permit is issued, it will be for five years with co mpliance required within the first year. The Town will have to file an NOI within six months of permit issuance, identify water quality monitoring sites and get EPA approval. The Town needs to look at existing regulations in relation to drainage structures and development to meet standards for Town maintenance. Also need to look at type of equipment to maintain same. What will be the f unding sources for a utility enterprise account? Planning Board rules and regulations need to be in harmonization with the stormwater bylaw. What is proposed for hardware needs to be compatible with Town equipment. J. Rabbitt noted the Conservation Commission charter is to ensure the Town meets the intent of the law. J. Rodriquenz emphasized that the utility enterprise account needs to be established. T. Alonzo inquired as to anticipated annual cost to the Town. A. Burney noted the process used in the Town of Auburn: Utilized Geographic Information System (GIS) to come up with an estimate of the average residential unit’s impervious surface. All non -residential uses, Town included, determined their equivalent residential unit coverage. That amount was budgeted out. The Town’s portion was part of the General Budget. It was noted that t he creation of the utility enterprise account will require Town Meeting vote. The Board of Selectmen should start looking at funding sources. The Planning Board needs to look at any new developments going forward. If the Town accepts a road, will it be able to maintain it? If the account is established, it needs to cover all the different aspects that go into maintenance, upkeep and expansion of the stormwater system. A. Burney will investigate the possibility of grant funding. T. Alonzo requested all boards/commissions/departments present submit a summarization to the Town Manager/Board of Selectmen as to how they can address stormwater and what they see as potential pitfalls/obstacles to the Town. ADJOURNED: 9:17 PM Documents used at meeting: Village District Bylaw Minutes/2015/03.10.15 ======================================================================================== DOCUMENT : 2015-03-19-agenda-3802.txt BOARD : planning-board DATE : 2015-03-19 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-03-19-agenda-3802.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03192015-3802 ======================================================================================== ===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 Thursday, March 19, 2015 – 7:00 PM Ritter Memorial Building, 960 Massachusetts Avenue Lunenburg, MA AGENDA ROLL CALL JOINT MEETING WITH HISTORICAL COMMISSION Workshop on the Architectural Preservation District (APD) Bylaw ADJOURNMENT ======================================================================================== DOCUMENT : 2015-03-19-minutes-3802.txt BOARD : planning-board DATE : 2015-03-19 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-03-19-minutes-3802.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03192015-3802 ======================================================================================== ===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 March 19, 2015 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA Time: 7:00 PM Present: Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison, Adam R. Burney Absent: Joanna L. Bilotta-Simeone Also Present: Amory Phelps, Richard McGrath, Lois Lewis, Cullen Dwyer JOINT MEETING WITH HISTORICAL COMMISSION Architectural Preservation District (APD) Bylaw Noted comments received fro m Bob Ebersole, Damon McQuaid, and Nathan Lockwood. The Planning Board and the Historical Commission reviewed the draft bylaw. K. Chenis asked the Historical Commission for an update on the bigger picture of the intent of the bylaw. He noted that the language needed to meet the spirit of what the Commission is trying to accomplish. Commission members responded that the intent is to preserve the historical treasures in the proposed District and to maintain the character of the Town. There was discussion concerning substantial alterations and minor alterations. K. Chenis noted that only the substantial alterations were binding. Pg 1- Changes will be made to Section 1: Purpose (d), (e), and Section 2: Alteration Substantial. Page 2- Certificate to Alter revised. Discussion regarding Contributing Property. Revised to include more than just buildings. Will add in “stone wall”. Edits made to Demolition by Neglect. Page 3- Substitute Siding- deleted. Section 6(h) also deleted as it references subs titute siding. Section 5: APDC Powers and Duties edited to note both minor/substantial alteration and demolition. Page 4- Section 6: Exemptions- edits made to (f) and (g). Deleted (h) as noted above, and (j). Edits made to Section 7: Administrative R eview/Determination of Applicability including tying in the determination made to minor alteration. Will also note that the outcome will be a determination of applicability requiring binding review or a negative determination. N. Lockwood noted this has to be connected to issuance/non-issuance of a building permit. ===PAGE 2=== Minutes 03.19.15 Page 2 Page 5- Section 8: Binding Review - Edits made to (a) . It will also be noted that written determination shall be no later than 90 days after application submittal instead of the 60 currently in place. (Same for Section 10: Procedures for Issuance and Filing of APDC Determinations.) Page 6- Section 11: Enforcement revised to include demolition by neglect and to note no building permit for up to 2 years as determined by the APDC. Page 7- Section 12: Coordination with Other Town Boards and Bylaws- edited (c). D. McQuaid, Motion to submit Architectural Preservation District Bylaw as amended with changes as discussed tonight, Second, K. Chenis, all aye. Audio recording on file in the Planning Office. ADJOURNED: 10:30 PM Documents used at meeting: Architectural Preservation District Bylaw DRAFT 03.12.15 email, subject: Architectural Preservation District, author: Rob Ebersole 03.10.15 email, subject: APD, author: Damon McQuaid Minutes/2015/03.19.15 ======================================================================================== DOCUMENT : 2015-03-23-agenda-3803.txt BOARD : planning-board DATE : 2015-03-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-03-23-agenda-3803.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03232015-3803 ======================================================================================== ===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, March 23, 2015 – 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. ANR: Marsden Engineering Robert & Nancy Ware, 360 Sunny Hill Rd Wayne & Katrina Sweitzer, 370 Sunny Hill Rd 4. 6:35 PM- PUBLIC HEARING Board Warrant Articles 5. MINUTES APPROVAL: 02/04/14 Executive, 03/09/15, 03/09/15 Warrant Articles Hearing, 03/10/15, 03/19/15 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 Town Meeting, May 2 Town Elections, May 16 1249 Massachusetts Avenue- verbal update White Tail Crossing- no report Definitive Subdivision, 50 Elmwood Rd- no report Highfield Village- no report Tri Town Landing- no report Emerald Place at Lake Whalom- no report 8. ACTION FILE 250 Whalom Road, Whalom Luxury Apartments– no report 36 Summer Street, Peter Kelly- no report Architectural Preservation District (APD) Bylaw Scenic Road- Flat Hill and Northfield Rd Master Planning- Economic Development Element – no report Housing Production Plan- no report 9. NOTICES & COMMUNICATIONS 10. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated April 13- Warrant Article Hearing & Highfield continuation followed by regular meeting April 27 Saturday, May 2- Town Meeting May 11 May 25 – NO MEETING- Memorial Day 11. PUBLIC COMMENT 12. BOARD COMMENT 13. MEMBER ISSUES 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2015-03-23-agenda-3804.txt BOARD : planning-board DATE : 2015-03-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-03-23-agenda-3804.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03232015-3804 ======================================================================================== ===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 March 23, 2015, 6:35 PM, Joseph Bilotta Meeting Room, Town Hall, 17 Main Street, Lunenburg, MA 01462 to amend the Protective Bylaw of the Town of Lunenburg by adding to Section 5.2. Setbacks and Yards a new Subsection 5.2.5.1.e) “Village Center District ” defining the District dimensional requirements, and amend Section 8.4. Development Plan Review, Subsection 8.4.2.1.a) to add after Retail Commercial District “and Village Center District ”. Copies are on file in the Planning Office. Notice of said hearing will be duly posted in the usual posting places. Townmet/May 2015/03.09.15 PH notice ======================================================================================== DOCUMENT : 2015-03-23-minutes-3803.txt BOARD : planning-board DATE : 2015-03-23 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-03-23-minutes-3803.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03232015-3803 ======================================================================================== ===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 March 23, 2015 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison, Adam R. Burney Absent: Joanna L. Bilotta-Simeone PUBLIC HEARING: Warrant Articles-see separate minutes. Motion, D. McQuaid, to approve bylaw modifications to § 5.2. and § 8.4., Second, M. Allison, all aye. ANR: 360/370 Sunny Hill Road- ANR Plan presented by S teve Marsden, Marsden Engineering. Two new lots being created off Elm Street. Parcels A and B are minor land swaps between 360 and 370 Sunny Hill Road. Sewer stubs exist. Plan accepted for review. There was Board discussion as to the current ANR Plan process as a result of information obtained during D. McQuaid and M. Allison’s attendance at the March 21st CPTC Annual Conference. D. McQuaid opined that departmental review was not necessary and ANR Plans should be signed the night they are presented to the Board. N. Lockwood felt before the Board changed the current process, all departments/commissions/boards involved in the review process should be notified. Minutes Approval: 02/04/14 Executive- Not signed. Quorum of 02/04/14 Board meeting attendees not available. 03/09/15, D. McQuaid, Motion to approve, Second, M. Allison, minutes signed. 03/09/15 Warrant Articles Hearing, D. McQuaid, Motion to approve, Second, M. Allison, minutes signed. 03/10/15, D. McQuaid, Motion to approve, Second, M. Allison, minutes signed. 03/19/15, D. McQuaid, Motion to approve, Second, M. Allison, minutes signed. COMMITTEE REPORTS: MRPC, J. Bilotta-Simeone- absent – no report Capital Planning Committee, J. Bilotta-Simeone- absent – no report School Building Committee, N. Lockwood- no meeting Open Space Ad Hoc Committee, N. Lockwood- no meeting Building Reuse Committee, D. McQuaid- Meeting not held due to lack of quorum. Hope to meet with the School Committee on April 6th for discussion of Passios property lines. MJTC, K. Chenis- Meeting was held March 18th. Focus was TIP (Transportation Improvement Plan) and review of project listing for upcoming developments. Focus for Lunenburg is Summer Street project. K. Chenis mentioned a traffic study for Rte. 13 and Northfield Road in reference to the Highfield Village submittal. MJTC response was that the developer should do traffic study and also include the intersection at Rtes. 13 and 2A. MJTC is working to extend its bus routes from Wal-Mart to the Lake Whalom area. Next meeting April 15 th. A. Burney noted that the state would have requested a traffic study if it had concerns with the Rte. 13 and Northfield Road intersections. ===PAGE 2=== Minutes 03.23.15 Page 2 Agricultural Commission, M. Allison- Unable to attend last me eting as it was held during a Board workshop with the Historical Commission. NEW BUSINESS/DEVELOPMENT STATUS REPORTS: Town Meeting, May 2, 2015 - N. Lockwood thanked all who had been involved in the Village Center District (VCD) Bylaw and Architectural Preservation District (APD) Bylaw process, noting good communication between community and boards. He inquired if the Board should send a letter requesting support from the Board of Selectmen, Finance Committee, Building Reuse Committee and Historical Commission at Town Meeting. A. Burney responded that both the Board of Selectmen and Finance Committee will make their recommendations on Town Meeting floor. D. McQuaid will put it on the Reuse Committee agenda for April 6 th. D. McQuaid and A. Burney will co ordinate a slide show presentation for Town Meeting. A. Burney noted that Becky Lantry of the Historical Commission contacted him inquiring if the Planning Board still planned on passing over the VCD Bylaw if the APD Bylaw did not pass. The Board and the Historical Commission have had conversation regarding this but no “formal” decision was made. The Board will discuss this at its April 13th meeting. Town Election, May 16, 2015 - N. Lockwood noted there will still be two vacant positions on the Board af ter Town Election. 1249 Massachusetts Avenue - Final review noted all issues were addressed. Applicant in process of obtaining department signoffs to obtain his building permit. White Tail Crossing- no report Definitive Subdivision, 50 Elmwood Road- no report Highfield Village- no report Tri Town Landing- no report Emerald Place at Lake Whalom- no report ACTION FILE: 250 Whalom Road, Whalom Luxury Apartments- no report 36 Summer Street- no report Architectural Preservation District (APD) Bylaw- Submitted for Warrant Scenic Road- Submitted for Warrant. A. Burney noted a previous request for visuals for Town Meeting; pursuing, but may be difficult to acquire in graphic form. Board inquired if the Historical Commission would be interested in co - sponsoring the Article. Master Planning- Economic Development Element- no report Housing Production Plan (HPP)- no report MEETING SCHEDULE: April 13 - Warrant Article Hearing & Highfield continuation followed by regular meeting . D. McQuaid inquired if changes to Board member composition would present an issue with the Highfield continuation. A. Burney responded that the applicant may have to withdraw its submittal and resubmit. If there are only three (3) members on the Board, the applicant will need a unanimous vote. As a result of information from the CPTC Conference, D. McQuaid noted that when the Board gives an extension to a project, the extension should go to two (2) weeks past a Board meeting date in the event a Board meeting is cancelled. M. Allison also noted that when advertising a public hearing, the statutory notice can note a rain date. April 27 Saturday, May 2- Town Meeting May 11 May 25- NO MEETING- Memorial Day ===PAGE 3=== Minutes 03.23.15 Page 3 MEMBER ISSUES: M. Allison- With a five (5) member Board, there can only be one (1) alternate and with a seven (7) member Board, two. With only three (3) members, no special permits can be issued. A. Burney noted that the Town Charter has to allow for alternates. M. Allison- Requested stormwater management be placed on the agenda. Will be on the April 27th agenda. M. Allison- Pope Road should be a second access for Highfield Village. It is presently a private road; what steps need to be taken to make it a Town road? A. Burney noted that to “require” the Highfield Village applicant make this a second access would be asking the developer to redesign the project. ADJOURNED: 7:40 PM Documents used at meeting: 02/04/14 Executive Minutes 03/09/15 Minutes 03/09/15 Minutes- Warrant Articles Hearing 03/10/15 Minutes 03/19/15 Minutes Minutes/2015/03.23.15 ======================================================================================== DOCUMENT : 2015-03-23-minutes-3804.txt BOARD : planning-board DATE : 2015-03-23 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-03-23-minutes-3804.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03232015-3804 ======================================================================================== ===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 Town Meeting Warrant Articles March 23, 2015 Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:35 PM Present: Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison, Adam R. Burney Absent: Joanna L. Bilotta-Simeone Vice Chair N. Lockwood opened the Hearing with the reading of the notice published in the Sentinel and Enterprise on March 9 and March 16, 2015. The Public Hearing was to amen d the Zoning Bylaw of the Town of Lunenburg by adding to Section 5.2. Setbacks and Yards a new Subsection 5.2.5.1.e) “Village Center District” and amend Section 8.4. Development Plan Review, Subsection 8.4.2.1.a) to add after Retail Commercial District “an d Village Center District”. Notices were sent to abutting towns, cities, agencies and Town departments. Article To see if the Town will vote to amend the Zoning Bylaw by adding to Section 5.2. “Setbacks and Yards” a new Subsection 5.2.5.1.e) “Village Center District”. e.) Village Center District Building Type Mixed Use with Commercial 1st Floor Other Mixed-Use or Residential Only Maximum Floor Area Ratio (FAR) (Gross Floor Area/Lot Size) 2.0 1.5 Minimum Lot Frontage 75 feet Maximum Lot Coverage 85% Minimum Lot Area N/A Number of Buildings Per Lot Maximum Building Frontage 300 feet Minimum Front Setback 5 feet Maximum Front Setback w/o street furniture 15 feet Minimum Side/Rear Setback abutting a Residential Zone 10 feet Minimum Side/Rear Setback in VCD 5 feet Interior Setback (Between Buildings on the Same Lot) 10 feet ===PAGE 2=== Minutes TM Warrant Articles 03.23.15 Page 2 Article To see if the Town will vote to amend the Zoning Bylaw by amending Section 8.4. Development Plan Review Subsection 8.4.2.1.a) to add after Retail Commercial District “and Village Center District”. A. Burney noted that both changes are in response to potential adoption of the Village Center District Bylaw at May 2015 Town Meeting. There was no audience present and the Board had no issues with the changes. Motion to close Hearing, D. McQuaid, Second, K. Chenis. All aye. Hearing closed 6:40 PM Documents used at hearing: Protective Bylaw of the Town of Lunenburg, Section 5.2. Protective Bylaw of the Town of Lunenburg, Section 8.4. Minutes/public hearings 2015/TM Warrant Articles 03.23.15 ======================================================================================== DOCUMENT : 2015-04-13-agenda-3805.txt BOARD : planning-board DATE : 2015-04-13 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-04-13-agenda-3805.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04132015-3805 ======================================================================================== ===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, April 13, 2015 – 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. ANRs: 360 & 370 Sunny Hill Road, Robert & Nancy Ware 790-792 Massachusetts Avenue, Estate of Edward Riley Jr. 4. DISCUSSION w/HISTORICAL COMMISSION: Village Center District (VCD) Bylaw Architectural Preservation District (APD) Bylaw 5. PUBLIC HEARING Board Warrant Article PUBLIC HEARING Highfield Village (cont’d) 6. MINUTES APPROVAL: 03/23/15 03/23/15 Warrant Article 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 Town Meeting, May 2 Town Elections, May 16 Definitive Subdivision, 50 Elmwood Rd- verbal update Highfield Village- see #5 above 1249 Massachusetts Avenue- no report White Tail Crossing- no report Tri Town Landing- no report Emerald Place at Lake Whalom- no report 9. ACTION FILE 250 Whalom Road, Whalom Luxury Apartments– no report 36 Summer Street, Peter Kelly- no report Scenic Road- Flat Hill and Northfield Rd Master Planning- Economic Development Element – no report Housing Production Plan- no report 10. NOTICES & COMMUNICATIONS 11. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated April 27 May 2, Saturday, 9AM- Town Meeting May 11 May 25 – NO MEETING- Memorial Day 12. PUBLIC COMMENT 13. BOARD COMMENT 14. MEMBER ISSUES 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2015-04-13-agenda-3806.txt BOARD : planning-board DATE : 2015-04-13 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-04-13-agenda-3806.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04132015-3806 ======================================================================================== ===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 April 13 , 2015 , 6:35 PM, Joseph Bilotta Meeting Room, Town Hall, 17 Main Street, Lunenburg, MA 01462 to amend the Zoning Map, Map 59, Parcel 8, 790-792 Massachusetts Avenue, owner Edward H. Riley Jr., 39 Pinnacle Road, Ellington, CT 06029, and Map 59, Parcel 9, 748 Massachusetts Avenue, owner Stone Farms Estates Condominium, 748 Massachusetts Avenue , Lunenburg, MA, 01462 from Commercial to Limited Business/Residential. Copies are on file in the Planning Office. Notice of said hearing will be duly posted in the usual posting places. Townmet/May 2015/04.13.15 PH notice ======================================================================================== DOCUMENT : 2015-04-13-agenda-3845.txt BOARD : planning-board DATE : 2015-04-13 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-04-13-agenda-3845.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04132015-3845 ======================================================================================== ===PAGE 1=== Planning Board Meeting- Highfield Village1. ======================================================================================== DOCUMENT : 2015-04-13-minutes-3805.txt BOARD : planning-board DATE : 2015-04-13 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-04-13-minutes-3805.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04132015-3805 ======================================================================================== ===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 April 13, 2015 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison, Adam R. Burney Absent: Joanna L. Bilotta-Simeone ANRs: 360/370 Sunny Hill Road- Endorsed by Board. 790-792 Massachusetts Avenue - Presented by Frank Preston, Whitman & Bingham Associates. Property being divided into two lots. Plan will be sent out for department/commission/board review. Village Center District (VCD) Bylaw & Architectural Preservation District (APD) Bylaw: Discussion with Historical Commission- Discussion centered around whether or not the two Articles should be linked for Town Meeting vote. F eedback received from the Building Reuse Committee and Board of Selectmen varied. The Building Reuse Committee voted 6 -1 for the Articles to be independent of one another. The Board of Selectmen supports both Articles, but is divided on whether they should pass together or independently . Consensus is that almost everyone supports both of the Articles and would like to see both pass. K. Chenis, N. Lockwood, an d M. Allison support linking the two Articles. D. McQuaid inquired what is the plan is neither passes. N. Lockwood responded that the Board will then revise the VCD Bylaw. If the APD Bylaw Article does not pass, N. Lockwood was in favor of the Board making the decision on Town Meeting floor whether or not to withdraw the VCD Bylaw Article. Motion, K. Chenis to create linkage between the two Articles and in the unlikely event the APD Bylaw Article does not pass, the Board request to withdraw the VCD Bylaw Article, Second, M. Allison, discussion; R. Lantry of the Historical Commission noted that the re would not have been an APD Bylaw without the VCD Bylaw and that they are strongly linked. A. Phelps of the Historical Commission opined that both Articles would pass and thanked the Board for its support. Roll Call Vote - M. Allison, aye; K. Chenis, aye; D. McQuaid, nay; N. Lockwood, aye. Vote passed 3-1. PUBLIC HEARINGS: Warrant Article-see separate minutes. Highfield Village (continuation)- see separate minutes. Minutes Approval: All minutes signed. 03/23/15, D. McQuaid, Motion to approve, Second, M. Allison 03/23/15 Warrant Article Hearing, D. McQuaid, Motion to approve, Second, M. Allison COMMITTEE REPORTS: MRPC, J. Bilotta-Simeone- absent – no report Capital Planning Committee, J. Bilotta-Simeone- absent – no report School Building Committe e, N. Lockwood - Project going well. Behind due to winter weather, but does not jeopardize a successful opening. The “raising” ceremony is April 28 th. Open Space Ad Hoc Committee, N. Lockwood- no report Building Reuse Committee, D. McQuaid - Met last w eek. Discussed the Passios property line. Will meet with the School Committee. Committee submitted two items for the Capital Plan; painting of Town Hall, which did not make the final cut, and a feasibility study of the municipal buildings. ===PAGE 2=== Minutes 04.13.15 Page 2 MJTC, K. Chenis- Next meeting April 13th. Agricultural Commission, M. Allison - Meeting April 1 6th for discussion of a farmers’ market schedule and posting of regulations. NEW BUSINESS/DEVELOPMENT STATUS REPORTS: Town Meeting, May 2, 2015- Noted Town Election, May 16, 2015- Noted Definitive Subdivision, 50 Elmwood Road - Progress reports note snow removal. Perc test planned for Lots 2 and 3 and installation of underground electric. Engineer review notes roadway subgrade and sub -base being installed. All utilities within the roadway appear to be in. Paving anticipated for April 14th. Highfield Village- See above 1249 Massachusetts Avenue- No report White Tail Crossing- No report Tri Town Landing- No report Emerald Place at Lake Whalom- No report ACTION FILE: 250 Whalom Road, Whalom Luxury Apartments- no report 36 Summer Street- no report Scenic Road- Article on Warrant to accept Northfield Road and Flat Hill Road. D. McQuaid inquired if there are fees and/or penalties for violations. A. Burney to research. Master Planning- Economic Development Element- No report Housing Production Plan (HPP)- Awaiting state approval. NOTICES & COMMUNICATIONS: Noted MEETING SCHEDULE: April 27- Continuation of Warrant Article Hearing followed by regular meeting Saturday, May 2- Town Meeting May 11- Continuation of Highfield Village Hearing followed by regular meeting May 25- NO MEETING- Memorial Day MEMBER ISSUES: N. Lockwood noted the VCD Bylaw needs minor amendments and question ed if those amendments should be made on Town Meeting floor. A. Burney will supply Board members with a document noting possible amendments and the Board will discuss at its April 27 th meeting. A. Burney will also have a draft Town Meeting handout available for the April 27 th meeting. N. Lockwood noted that he had been contacted by a resident who has a business in the center of Town and would like free -standing signage. D. McQuaid feels that Town Meeting floor is not the proper venue for this as this would be a major change to the VCD Bylaw. ADJOURNED: 9:20 PM Documents used at meeting: 03/23/15 Minutes 03/23/15 Warrant Article Hearing Minutes ANR, 360/370 Sunny Hill Road ANR, 790-792 Massachusetts Avenue 50 Elmwood Road Progress Reports 50 Elmwood Road Engineer Review Minutes/2015/03.23.15 ======================================================================================== DOCUMENT : 2015-04-13-minutes-3806.txt BOARD : planning-board DATE : 2015-04-13 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-04-13-minutes-3806.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04132015-3806 ======================================================================================== ===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 Town Meeting Warrant Article April 13, 2015 Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 7:05 PM Present: Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison, Adam R. Burney Absent: Joanna L. Bilotta-Simeone Vice Chair N. Lockwood opened the Hearing with the reading of the notice published in the Sentinel and Enterprise on March 9 and March 16, 2015. The Hearing was to amend the Zo ning Map, Map 59, Parcel 8, 790 -792 Massachusetts Avenue, owner Edward H. Riley Jr., 39 Pinnacle Road, Ellington, CT 06029, and Map 59, Parcel 9, 748 Massachusetts Avenue, owner Stone Farms Estates Condominium, 748 Massachusetts Avenue, Lunenburg, MA, 01462 from Commercial to Limited Business/Residential. Notices were sent to abutting towns, cities, agencies and Town departments. Article To see if the Town will vote to approve a zoning change from “Commercial” to “Limited Business/Residential” land des cribed as parcels currently designated Parcel 8 on Assessor’s Map 59, and Parcel 9 on Assessor’s Map 59. These two parcels are spot-zoned Commercial. A. Burney noted that a single property is not usually rezoned as that is considered spot zoning and gene rally benefits only the property owner. The surrounding area is zoned Limited Business/Residential. This zoning change would fold these two parcels into the surrounding zoning. K. Chenis noted there has been no commercial business there for a number of years. N. Lockwood opened the Hearing up to public comment. Robert Ebersole, Select Board member - The Board of Selectmen voted 3 to 2 to recommend this Article at Town meeting. He would like to see a less intense commercial use for those parcels; the g as station previously disapproved by the Zoning Board of Appeals was too extreme. Paula Bertram, Select Board member- Voted against this Article opining that this is spot -zoning. She felt this Article is a result of the previously proposed gas station. Al Luoma, 39 Pinnacle Road, Ellington, CT - Noted the land Stone Farm Estates is located on had previously belonged to his father-in-law, Edward Riley. His father-in-law ran a business there for over 55 years. A. Luoma has tried to sell the property over the years for a commercial enterprise. Over the past nine years, the family has spent over $118,000 to maintain the property. He has submitted an ANR Plan at tonight’s meeting and was concerned how that Plan would be affected if the zoning is changed to Limited Business/Residential. A. Burney noted that tonight ===PAGE 2=== Minutes TM Warrant Article 04.13.15 Page 2 was the official filing date for the ANR Plan. The statutory notice for this Warrant Article was dated March 30, 2015 (prior to the ANR submittal); therefore, if the Article passes at Town Meeting the zoning will change regardless of the ANR Plan. A. Luoma noted that he had previously tried to market the property for a business attached to a residence, i.e., residence with bicycle shop attached, but the Building/Zoning Official said it was not allowed. David Riley, 27 Cross Road - Noted both the p ast flower shop business and the antiques consignment shop located across the street, stating that both these business were attached to a residence. (He was not aware that both these businesses are located in the Limited Business/Residential District. Combined business and residential are not allowed in Commercial zoning.) P. Bertram noted that these two parcels were originally located within the proposed VCD (Village Center District). Why was the perimeter of the VCD decreased ? A. Burney and D. McQuaid responded that the original boundary of the VCD was beyond ½ mile, eliminating the feel of a village district. The Board wanted to create a walkable district; therefore, it was scaled back to ¼ mile. A. Burney to seek clarification from the Building/Zoning Official regarding uses in the Limited Business/Residential District. Motion, M. Allison, to continue Hearing to April 27th, 6:35 PM, second, D. McQuaid, all aye. Hearing recessed 7:50 PM. Documents used at hearing: Zoning Warrant Article Minutes/public hearings 2015/TM Warrant Article 04.13.15 ======================================================================================== DOCUMENT : 2015-04-13-minutes-3845.txt BOARD : planning-board DATE : 2015-04-13 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-04-13-minutes-3845.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04132015-3845 ======================================================================================== ===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) Highfield Village April 13, 2015 Meeting Posted: Yes Time: 7:50 PM Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Present: Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison, Adam R. Burney Absent: Joanna L. Bilotta-Simeone Vice Chair N. Lockwood opened the Hearing continuation. Hearing is to hear and discuss a definitive plan per the Rules and Regulations Governing the Subdivision o f Land and Section 5.6. Cluster Development of the Protective Bylaw of the Town of Lunenburg for construction of 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). Revised plans were submitted to Reviewing Engineer Rob Oliva, David E. Ross Associates during the week of February 16 th. The Hearing was continued from February 23, 2015 to allow R. Oliva sufficient time to review the revisions. John Godfrey, applicant, noted the project engineer Kent Oldfield has been working on addressing the outstanding items noted in the April 6, 2015 review letter. If K. Oldfield is unable to satisfy the outstanding items by April 27 th, J. Godfrey will engage an additional engineering firm for assistance; possibly Weston & Sampson. J. Godfrey requested the Board continue the Hearing to the first Board meeting in May. N. Lockwood is concerned with Board member turnover due to term expiration and a resignation . The Board will have only three members after May 16 th elections. A. Burney n oted that any new members coming onto the Board would be ineligible to participate in the project. The project could move forward if the remaining three members all vote in the affirmative. If the Board vacancies are filled, for the submittal to be heard by a full Board, it would have to be withdrawn and resubmitted. He cautioned J. Godfrey against using Weston & Sampson as they are the firm that reviewed the sewer plans. J. Godfrey responded that Weston & Sampson has brought another engineer on board that has not been on this project. K. Chenis was concerned with some of the material being from 2005, e.g. Traffic Study, and that the figures may be obsolete today. Could the Traffic Study be redone with current data? A. Burney noted that the EIR had been filed. J. Godfrey noted that one specific traffic issue was turning traffic lanes and that they have provided for dealing with increased traffic flow. There is a traffic study in the final EIR. A. Burney noted that the Board could r equest the applicant do an updated traffic study as part of the approval, but could be on shaky ground as this was performed in the past . M. Allison stated that he would not vote for this and hopes that the applicant withdraw and resubmit. N. Lockwood stated that this is currently in the hearing process and there are open issues that need to be resolved. J. Godfrey is concerned that a resubmission ma y not make use of the current EIR. He reite rated his request for a continuance to the first Board meeting in May stating that at that meeting he would be willing to wit hdraw and resubmit if the outstanding items haven’t been satisfied. A. Burney noted that the EIR may need to be reviewed . M. Allison, Motion to continue hearing to May 11, 2015, 6:35 PM, Second, K. Chenis, all aye. D. McQuaid requested a comprehensive package from the applicant that the Board can understand. Hearing recessed 8:50 PM. Public hearing Minutes/2015/highfield village 04.13.15 ======================================================================================== DOCUMENT : 2015-04-27-agenda-3807.txt BOARD : planning-board DATE : 2015-04-27 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-04-27-agenda-3807.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04272015-3807 ======================================================================================== ===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, April 27, 2015 – 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. ANR: Endorsement- 790-792 Massachusetts Avenue, Estate of Edward Riley Jr. 4. 6:35 PM- PUBLIC HEARING Board Warrant Article (cont’d) 5. MINUTES APPROVAL: 04/13/15 04/13/15 Warrant Article Hearing 04/13/15 Highfield Village Continuation 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 Town Meeting, May 2 Town Elections, May 16 Definitive Subdivision, 50 Elmwood Rd- verbal update Highfield Village- no report 1249 Massachusetts Avenue- no report White Tail Crossing- no report Tri Town Landing- no report Emerald Place at Lake Whalom- no report 8. ACTION FILE Stormwater Management Scenic Road- Flat Hill and Northfield Rd Master Planning- Economic Development Element – no report Housing Production Plan- no report 9. NOTICES & COMMUNICATIONS 10. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated May 2, Saturday, 9AM- Town Meeting May 11 May 25 – NO MEETING- Memorial Day 11. PUBLIC COMMENT 12. BOARD COMMENT 13. MEMBER ISSUES 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2015-04-27-agenda-3844.txt BOARD : planning-board DATE : 2015-04-27 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-04-27-agenda-3844.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04272015-3844 ======================================================================================== ===PAGE 1=== Planning Board Meeting 1. ======================================================================================== DOCUMENT : 2015-04-27-minutes-3807.txt BOARD : planning-board DATE : 2015-04-27 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-04-27-minutes-3807.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04272015-3807 ======================================================================================== ===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 April 27, 2015 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Nathan J. Lockwood, Damon McQuaid, Kenneth Chenis, Matthew Allison, Adam R. Burney Absent: Joanna L. Bilotta-Simeone ANR: 790-792 Massachusetts Avenue- Endorsed by Board. PUBLIC HEARING: Warrant Article - see separate minutes . D. McQuaid, Motion to support the warrant article, Second, M. Allison, discussion ensued. N. Lockwood had no problem with the Article going for Town vote, but felt there were pluses and minuses to both sides. K. Chenis noted interested parties were in attendance at the last meeting stating they had challenges with selling the property due to the current commercial zoning restricting a dual use of the property. N. Lockwood opined that limited business zoning is “messier and less by -right” than commercial zoning. He also noted points previously raised by both the Board of Selectmen and the property owner noting hardship. Roll Call Vote - M. Allison, aye; K. Chenis, aye; D. McQuaid, aye; N. Lockwood, abstain. Minutes Approval: All minutes signed. 04/13/15, Motion D. McQuaid, Second, K. Chenis 04/13/15 Warrant Article Hearing, Motion, D. McQuaid, Second, K. Chenis 04/13/15 Highfield Village Continuation, Motion, D. McQuaid, Second, K. Chenis COMMITTEE REPORTS: MRPC, J. Bilotta-Simeone- absent – no report Capital Planning Committee, J. Bilotta-Simeone- absent – no report School Building Committee, N. Lockwood- no meeting Open Space Ad Hoc Committee, N. Lockwood- no report Building Reuse Committee, D. McQuaid- Meeting scheduled for April 30th with the School Committee. MJTC, K. Chenis- TIP (Transportation Improvement Program) amendments reviewed. Sum mer Street project progressing well and is at 25% design. Hearing anticipated for May. K. Chenis noted that MassDOT will not recognize data more than three years old; the Highfield Village Traffic Study was in 2007. M. Allison inquired if the Town shoul d pursue up to date traffic counts for Whalom Road and Youngs Road. Current funding program reviewed; one program included is a trail inter -connection study. K. Chenis inquired how to proceed regarding Highfield Village’s Traffic Study. Adam Burney note d that the 2007 Study was included in the 2013 EIR. Possibly ask the developer to update the figures? Agricultural Commission, M. Allison - Farmers’ Market scheduled for a June 28 th opening. Hours will be 10AM – 1PM. The Commission is actively seeking a market manager. NEW BUSINESS/DEVELOPMENT STATUS REPORTS: Town Meeting, May 2, 2015- Noted Town Election, May 16, 2015- Noted ===PAGE 2=== Minutes 04.27.15 Page 2 Definitive Subdivision, 50 Elmwood Road - Binder course pavement installed on April 14 th. Adam Burney doesn’t feel there will be any runoff issues. Developer preparing construction cost estimates for a bond. Anticipates requesting release of two lots based on work completed. Highfield Village- no report 1249 Massachusetts Avenue- no report White Tail Crossing- no report Tri Town Landing- no report Emerald Place at Lake Whalom- no report ACTION FILE: Stormwater Management- A. Burney gave a brief overview to the Board. Based on size, Lunenburg is a Phase II stormwater system (MS4). The Town is subject to a five-year permit and permit renewal is approaching. The Planning Board will work with the DPW to put forward a set of standards for systems to be property maintained . The DPW may create a design handbook to accompany the Planning Board’s rules and regulations for subdivisions. At an MRPC presentation there was discussion of creating a mobile application for maintenance logging. Scenic Road - Noted Article on Warrant to accept Northfield Road and Flat Hill Road . A. Burney has some thoughts f or a general bylaw which could put penalties and fines in place. Master Planning- Economic Development Element- No report Housing Production Plan (HPP)- No report NOTICES & COMMUNICATIONS: Noted MEETING SCHEDULE: Saturday, May 2 - Town Meeting , 9 :00 AM . Board consensus was that a short meeting Saturday morning would not be necessary. Board inquired as to process for making Board Article amendments. A. Burney will note to the citizens that the handouts reflect any changes recommended by Town Cou nsel and any changes recommended by the Board. At that point, a Board member will make the amendment motion. A. Burney will provide K. Chenis the correct language to request amendments. May 11- 270 Electric Avenue Hearing, Continuation of Highfield Village Hearing, regular meeting May 25- NO MEETING- Memorial Day MEMBER ISSUES: D. McQuaid inquired if any decision had been reached on revising the ANR Plan process. A. Burney responded that he had received mixed feedback from the reviewing departments/ commission/boards; they would still like to view the plans. The Board will continue to follow the current process until the Rules and Regulation Governing the Subdivision of Land is updated. ADJOURNED: 8:00 PM Documents used at meeting: 04/13/15 Minutes 04/13/15 Warrant Article Hearing Minutes 04/13/15 Highfield Village Hearing Minutes ANR, 790-792 Massachusetts Avenue Minutes/2015/04.27.15 ======================================================================================== DOCUMENT : 2015-05-11-agenda-3808.txt BOARD : planning-board DATE : 2015-05-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-05-11-agenda-3808.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05112015-3808 ======================================================================================== ===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, May 11, 2015 – 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. 50 Elmwood Road- request for lot release 4. PUBLIC HEARINGS, 6:35 PM: 270 Electric Avenue Highfield Village (cont’d) 5. MINUTES APPROVAL: 02/04/14 Executive 04/27/15 04/27/15 Warrant Article Hearing 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 Annual Town Meeting- verbal follow-up Town Elections, May 16 Definitive Subdivision, 50 Elmwood Rd- bond review Highfield Village- see above 1249 Massachusetts Avenue- no report Tri Town Landing- no report Emerald Place at Lake Whalom- no report 8. ACTION FILE Master Planning- Economic Development Element – no report Housing Production Plan- no report 9. NOTICES & COMMUNICATIONS 10. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated May 25 – NO MEETING- Memorial Day June 8 June 22 11. PUBLIC COMMENT 12. BOARD COMMENTS/CONCERNS Ritter Building- Meeting Room Naming Discussion 13. ADJOURNMENT ======================================================================================== DOCUMENT : 2015-05-11-agenda-3809.txt BOARD : planning-board DATE : 2015-05-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-05-11-agenda-3809.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05112015-3809 ======================================================================================== ===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. 1033 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 May 11, 2015 , 6:35PM, Joseph Bilotta Meeting Room, Town Hall, 17 Main Street, Lunenburg, MA to hear and discuss an application for a Development Plan Review under Section 8.4. of t he Protective Bylaw of the Town of Lunenburg for construction and operation of a self -storage facility at 270 Electric Avenue, Map 93, Parcel 72 . Owner/Applicant is LTN Realty Trust, 308 Electric Avenue, Lunenburg, MA. Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA 01462. Dpr/birsch.electric ave/ph 05.11.15 270 elec ave ======================================================================================== DOCUMENT : 2015-05-11-agenda-3843.txt BOARD : planning-board DATE : 2015-05-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-05-11-agenda-3843.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05112015-3843 ======================================================================================== ===PAGE 1=== Planning Board Meeting- Highfield Village1.