# planning-board — 11 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 : 2015-11-09-minutes-3826.txt BOARD : planning-board DATE : 2015-11-09 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-11-09-minutes-3826.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11092015-3826 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Damon McQuaid, Chair Tel: (978) 582-4147, ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Gregory Bittner, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes November 9, 2015 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Damon McQuaid, Matthew Allison, Kenneth Chenis, Gregory Bittner, David Prokowiew, Adam R. Burney 238 Fire Road 16 : Attorney Peter Knox, representing p roperty owner J&A Realty Trust requested Board determination as to whether or not the pre-existing, non-conforming lot (Map 136, Parcel 43) is a buildable lot. The Board need ed to determine if Fire Road 16 provides critical/vital access. Both the Land Use Director and the Building/Zoning Official felt that the lot would support a single dwelling. Fire Road 16 is an existing road utilized by the residents to access their properties. M. Allison voiced concern that if the owner of abutting Parcel 44, consisting of 6 acres ± , chose to develop his/her property, without the residents of Fire Road 16 having an easement across Map 136, Parcel 44, the owner could deny access to properties on Fire Road 16. M. Allison and G. Bittner also had concerns with the owner of #238 deciding to build more than one dwelling. A. Burney responde d that by the Board making a determination of adequate access for only one house, the applicant would be required to file an ANR Plan with the Board if any additional dwe lling was desired. Before making a determination, some Board members noted they wanted clarification on the right of way and easements. T homas Vitone, property owner of 213 Fire Road 16 noted to the B oard that the properties on Fire Road 16 pay Lunenburg taxes, opined that all but one house was seasonal, and the road is maintained, e.g., snow plowing, by volunteers . Motion made, M. Allison, to seek legal counsel and fire department input before making a determination, Second, G. Bittner. G. Bittner, aye; D. Prokowiew, aye; M. Allison, aye; D. McQuaid, Nay. K. Chenis recused from both the discussion and vote as having a possible financial interest. Determination continued to December 14, 6:35 PM. PUBLIC HEARING : Highfield Village (cont’d)- Jamie Rheault, Whitman & Bingham Associates, representing the applicant, noted correspondence from Blatman, Bobrowski, Mead & Talerman, requesting the Hearing Continuation scheduled for tonight be continued to De cember 28, 2015. Whitman & Bingham will revise the plans based on review of David E. Ross Associates (DER) with the intent of submitting revised plans for DER review in the beginning of December. The Board felt that if the hearing was continued to Decemb er 28 th, there could be a lack of public participation. Motion, K. Chenis to continue the Hearing to January 11, 2016, Second, M. Allison, all aye. Minutes Approval: All minutes signed. 9/28/15- Motion, D. Prokowiew, Second, G. Bittner 9/28/15, 339 Electric Avenue- Motion, D. Prokowiew, Second, G. Bittner 9/28/15, 274 Prospect Street- Motion, G. Bittner, Second, D. Prokowiew 10/26/15- Motion, D. Prokowiew, Second, G. Bittner as amended COMMITTEE REPORTS: Building Reuse Committee- no report Capital Planning Committee- no report Agricultural Commission- next meeting November 19 MJTC- next meeting November 18 MRPC- no report ===PAGE 2=== Minutes 11.09.15 Page 2 Open Space Ad Hoc Committee- no report School Building Committee- next meeting November 12 Green Community Task Force (GCTF)- no meetings currently scheduled due to lack of quorum DEVELOPMENT STATUS REPORTS: Definitive Subdivision, 50 Elmwood Road- Construction progressing Tri Town Landing- Interior work continuing DIRECTOR’S ITEMS: Bylaw Updates- Board reviewed the second draft of Off-Street Parking Design Standards . Some of the items discussed were, 1) reduction of offsets in the Village Center District (VCD) with the introduction of fencing , but it was noted fencing would take away from the aest hetics, 2) to allow earthen berm screening only in conjunction with shrubbery or trees, and 3) snow storage. A. Burney to revise for next meeting. NOTICES & COMMUNICATIONS: Noted MEETING SCHEDULE: November 16, Special Town Meeting, 7:00 PM, Lunenburg High School November 23, 1 Main Street Information Meeting for site plan review and 175 Northfield Road Scenic Road Hearing December 14, 274 Prospect Street Hearing (cont’d), Unitil, 357 Electric Avenue Informational Meeting (District Operations Center relocation from Fitchburg) December 28 January 11, Highfield Village Continuation BOARD COMMENT/CONCERNS: D. Prokowiew opined that architectural design standards for building facade would be a good idea for commercial developments. There was Board discussion of possibly creating architectural design standards for each district. D. McQuaid opined that a requirement for applicants to provide building elevations should be added into policies and procedur es. ADJOURNMENT: 8:35 PM Documents used at meeting: Minutes 9/28/15, Electric Avenue 9/28/15, Prospect Street 9/28/15, 10/26/15 Letter, Blatman, Bobrowski, Mead & Talerman LLC, dated November 4, 2015 Off-Street Parking Design Standards DRAFT 2 Minutes/2015/11.09.15 ======================================================================================== DOCUMENT : 2015-11-23-agenda-3827.txt BOARD : planning-board DATE : 2015-11-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-11-23-agenda-3827.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11232015-3827 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Damon McQuaid, Chair Tel: (978) 582-4147 ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Gregory Bittner Lunenburg, MA 01462 David Prokowiew Adam R. Burney Land Use Director NOTICE OF MEETING Monday, November 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. Unitil- Submittal- Site Plan Review Application 4. ANR PLANS: 155 Reservoir Road- presentation/endorsement 404 West Townsend Road- presentation/endorsement 5. PUBLIC HEARING: 175 Northfield Road- Scenic Road 6. INFORMATION MEETING: 1 Main Street 7. MINUTES APPROVAL: 11/9/15 8. COMMITTEE REPORTS: Building Reuse Committee, Capital Planning Committee; Agricultural Commission, MJTC; MRPC; Open Space Ad Hoc Committee; School Building Committee; Green Community Task Force 9. DEVELOPMENT STATUS REPORTS: Definitive Subdivision, 50 Elmwood Rd- verbal update Tri Town Landing- verbal update 10. DIRECTOR’S ITEMS: District Local Technical Assistance Bylaw Updates- Board discussion 11. NOTICES & COMMUNICATIONS 12. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated December 14- 274 Prospect Street (cont’d) December 28 13. PUBLIC COMMENT 14. BOARD COMMENT/CONCERNS 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2015-11-23-agenda-3828.txt BOARD : planning-board DATE : 2015-11-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-11-23-agenda-3828.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11232015-3828 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Damon McQuaid, Chair Tel: (978) 582-4147, ext 5 Matthew Allison, Vice-Chair Fax: (978) 582-4353 Kenneth Chenis, Clk. 960 Massachusetts Avenue Gregory Bittner, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director TOWN OF LUNENBURG INFORMATION MEETING The Lunenburg Planning Board will hold a n Information Meeting on November 23, 2015, 6:35 PM, Town Hall, 17 Main Street, Lunenburg, MA t o hear and discuss a site pla n review under Section 8.4. of the Protective Bylaw of the Town of Lunenburg. The application is for an outdoor patio dining area and increased signage for the restaurant at 1 Main Street , (Map 071, Parcel 0095) Lunenburg, MA. Applicant is Adam Wernick, 48 Holden Road, Shirley, MA 01464 . Property owner is Lunenburg Village Realty Inc., Box 681, Concord, MA 01742. The application and plans are available for viewing in the Planning Office. Dpr/1 main street/11.23.15 legal ======================================================================================== DOCUMENT : 2015-11-23-agenda-3829.txt BOARD : planning-board DATE : 2015-11-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-11-23-agenda-3829.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11232015-3829 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Damon McQuaid, Chair Tel: (978) 582-4147, ext 5 Matthew Allison, Vice-Chair Fax: (978) 582-4353 Kenneth Chenis, Clk. 960 Massachusetts Avenue Gregory Bittner, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director TOWN OF LUNENBURG PUBLIC HEARING The Lunenburg Planning Board will hold a Public Hearing on November 23 , 2015 , 6:35 PM, Town Hall, 17 Main Street, Lunenburg, MA t o hear and review a request to construct driveways at Lots 1 through 5, 175 Northfield Road (Map 51, Parcel 3 7), under M.G.L. Ch. 40, Section 15C, Scenic Road Designations and under M.G.L. Ch. 87, Section 3, Cutting of Public Shade Trees . Owner/Applicant is Ashoryn LLC, 351 East Monomonac Road , Rindge, NH 03461. T he applications and plans are available for viewing in the Planning Office. Street/northfield rd/175 northfield scenic rd legal 11.23.15 ======================================================================================== DOCUMENT : 2015-11-23-minutes-3827.txt BOARD : planning-board DATE : 2015-11-23 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-11-23-minutes-3827.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11232015-3827 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Damon McQuaid, Chair Tel: (978) 582-4147, ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Gregory Bittner, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes November 23, 2015 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Damon McQuaid, Matthew Allison, Kenneth Chenis, Gregory Bittner, David Prokowiew, Adam R. Burney UNITIL: Submittal – Site Plan Review Application - Jamie Rheault, Whitman & Bingham Associates, representing applicant Unitil, submitted an application for site plan review under Section 8.4. of the Protective Bylaw of the Town of Lunenbur g. Application is for a new headquarters and maintenance facility to be located at 357 Electric Avenue (site of old Whalom Drive In Theater). A Public Information Meeting will be scheduled for December 14, 2015. ANR PLANS: 155 Reservoir Road - Presented by Brian Marche tti, McCarty Engineering, on behalf of the property owner Steven Powell, Trustee. Property consists of 42± acres with approximately 20 of those acres being divided among nine lots. There is currently no plan for developing the 22 acres at the rear of the site ; an access easement is located on the proposed Lot 9. Plan was sent out for departmental review prior to the Board’s meeting with no issues being raised. Board endorsed plan. 404 West Townsend Road - Presented by Edmond Boucher o n behalf of the property owners Wayne and Marcia Conrad. Plan was sent out for departmental review prior to the Board’s meeting with the Conservation Commission noting that due to the location of wetlands on Lot 2, the owner/applicant will hav e to file a Notic e of Intent with the Commission in order to obtain a driveway permit. Board member noted frontage on Lot 1 was not labeled. Mylar will be reprinted with the frontage and endorsed by the Board. PUBLIC HEARING: 175 Northfield Road- see separate minutes INFORMATION MEETING: 1 Main Street- see separate minutes Minutes Approval: 11/9/15 signed. Motion, D. Prokowiew, Second, G. Bittner. K. Chenis abstained as he had to recuse himself from a portion of the meeting. COMMITTEE REPORTS: Building Reuse Committee- Meeting 11/24/15. Capital Planning Committee- No meeting scheduled. Agricultural Commission- Discussion of location of right-to-farm signs in Lunenburg and who has the responsibility of placing the signs. More discussion needed. MJTC- Discussion of an initial plan to obtain public comments for the improvement plan . Traffic counting equipment being updated. Discussion on safety studies and towns’ liability when no action is taken to rectify a safety issue. No determinat ion made due to absence of legal counsel. MRPC- Next meeting will cover both November and December. Open Space Ad Hoc Committee - Noted Estate Planning Outreach Grant availability and application form. Grants available up to $350. School Building Committee- Met 11/12/15. Building 65% complete. Construction ongoing. Green Community Task Force (GCTF)- No meeting scheduled ===PAGE 2=== Minutes 11.23.15 Page 2 DEVELOPMENT STATUS REPORTS: Definitive Subdivision, 50 Elmwood Road- Construction progressing Tri Town Landing- Interior work continuing DIRECTOR’S ITEMS: District Local Technical Assistance - Received application packet from MRPC. Focus this year on “Community Compact” to help communities meet their goals and improve themselves. Applications are due in the beginning of Decembe r. Board members to contact A. Burney with proposals. Bylaw Updates- Board reviewed the third draft of Off-Street Parking Design Standards. Items updated from the 11/09/15 Board meeting included loading bays and snow storage. Bylaw will be a warrant article for May 2016 Annual Town Meeting. Next to be updated will be parking space requirements. NOTICES & COMMUNICATIONS: Noted MEETING SCHEDULE: December 14 274 Prospect Street Hearing (cont’d) Unitil, 357 Electric Avenue Informational Meeting (District Operations Center relocation from Fitchburg) December 28 – NO MEETING BOARD COMMENT/CONCERNS: D. Prokowiew opined that the Historical Commission and Open Space Committee should be approached for input whenever scenic road hearings are held. K. Chenis opi ned that it would be good to have a bicycle lane included in the Summer Street project and inquired who was in charge of the project. A. Burney will check status with the DPW Director. ADJOURNMENT: 8:20 PM Documents used at meeting: Minutes 11/9/15 Off-Street Parking Design Standards DRAFT 3 ANR Plan, 155 Reservoir Road ANR Plan, 404 West Townsend Road MRPC’s District Local Technical Assistance Request for Service Delivery Minutes/2015/11.23.15 ======================================================================================== DOCUMENT : 2015-11-23-minutes-3828.txt BOARD : planning-board DATE : 2015-11-23 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-11-23-minutes-3828.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11232015-3828 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Damon McQuaid, Chair Tel: (978) 582-4147, ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Gregory Bittner, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes Informational Meeting November 23, 2015 1 Main Street Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:35 PM Present: Damon McQuaid, Matthew Allison, Kenneth Chenis, Gregory Bittner, David Prokowiew, Adam R. Burney Chair D. McQuaid opened the Information Meeting with the reading of the statutory notice published in the Sentinel and Enterprise on November 16, 2015. The Information Meeting was to hear and discuss a site plan review under Section 8.4. of the Protective Bylaw of the Town of Lunenburg for an outdoor patio dining area and increased signage for the restaurant at 1 Main Street, Map 071, Parcel 0095. Alan Wernick, 48 Holden Road, Shirley, MA , represented th e applicant, Adam Wernick (son) . The patio will come 1 2’ (twelve feet) off the building and follow the length of the building for 50’ (fifty feet). Signage will comply with the Village Cent er District, which becomes effective January 1, 2016. A. Wernick received a Special Permit from the Zoning Board of Appeals on October 5, 2015 for seasonal outdoor dining and an increase in signage as outlined in the proposed Village Center District Bylaw. The patio will be concrete slab, stamped to look like stone. There will be a 4’ (four foot) high wrought iron /aluminum fence and soft lighting which will not be offensive to passing traffic. There will be an emergency gate in the fencing per the Fire Department. Police Chief J. Marino requested bollards be incorpo rated into the fencing on the street side. The compressors will be fenced off from the customers. No umbrellas or awning planned at this time. The Board voiced concern with the pa tio, once built, not conforming to the dimensions noted on the application. A. Burney noted that the Board could require an as -built as one of the Conditions , or, once the patio is built, the Building/Zoning Official could inspect for conformance. The Board expressed to A. Wernick that he follow the dimensions noted in his application with property line offsets of thirteen (13’), sixteen (16’) and twenty -one (21’) feet . The Board brought forth that fact that the Zoning Board of Appeals Special Permit noted patio dimensions of 22’ x 28’, but would cede to the Planning Board’s d evelopment plan review process for detailed data. Discussion ensued regarding parking. Maximum occupancy is 97 persons with or without the patio; therefore, the addition of the patio does not increase the occupancy; it increase the seating options. The parcel on which the restaurant is located encompasses various tenants and uses, e.g., bank, post office, retail, with parking wrapping around the back all the way to Town Hall. There is also public parking on the street, by the Teen Center and across th e street by the old primary school. Tentative hours of operation will be 11:00 AM – 10:00 PM, Monday - Thursday and 11:00 AM – 11:00 PM on weekends. (Applicant received approval to 11:00 PM, Monday – Thursday, and 12:00 AM on weekends.) A. Wernick plans on adding 8 -10 parking spaces at the rear of the building. K. Chenis noted that those spaces need to be striped. ===PAGE 2=== Information Meeting,11.23.15 1 Main Street Page 2 The property owner, represented by Philip Arcidi, opined that the Village Center Distr ict allows plenty of parking options . With the bank expansion in 2002, more spaces were provided beyond what was required. There is no parking assigned to individual tenants. Under the Bylaw, 94 spaces are required and 110 are provided for the whole Vil lage property to divide between various tenants/businesses. The Board discussed the Conditions they wanted placed on the project.  Any future lighting complies with the Village Center District Bylaw  Patio dimensions of 12’ by 50’ with the offset dimensions as noted in the application packet  Employee parking (minimum of six spaces) striped and marked as such  Fencing be wrought iron or similar in appearance A. Burney proposed that a plan delineating employee parking be submitted for the record. Motion. K. Chenis, to approve with Conditions as noted above, Second, D. Prokowiew, all aye. Decision to be prepared for Board endorsement. Information Meeting closed 7:45 PM. Documents used at meeting: Site Plan Review Application, 1 Main Street Minutes/information meetings 2015/1 Main Street_11.23.15 ======================================================================================== DOCUMENT : 2015-11-23-minutes-3829.txt BOARD : planning-board DATE : 2015-11-23 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-11-23-minutes-3829.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11232015-3829 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Damon McQuaid, Chair Tel: (978) 582-4147, ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Gregory Bittner, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes Public Hearing 175 Northfield Road November 23, 2015 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:35 PM Present: Damon McQuaid, Matthew Allison, Kenneth Chenis, Gregory Bittner, David Prokowiew, Adam R. Burney Chair D. McQuaid opened the Hearing with the reading of the statutory notice published in the Sentinel and Enterprise on November 9 and November 16, 2015. The Hearing is to hear and discuss a request to c onstruct driveways at Lots 1 through 5, 175 Northfield Road, Map 051, Parcel 0037, under M.G.L. Ch. 40, Section 15C, Scenic Road Designations and under M.G.L. Ch . 87, Section 3, Cutting of Public Shade Trees. The applicant, Ashoryn LLC (Matt Olson), 351 East Monomonac Road, Rindge, NH, was represented by Edmond Boucher, PLS. Each drive will be approximately 12-15’ wide for a single residence. Minimum trees will be cut. The trees being cut have a caliper of six inches or less . The driveways have been marked on the ground. Culverts will be installed with headwalls on each side of the driveways. A. Burney previously met with the Tree Warden, John Rodriquenz who felt there was no significant cutting. The trees being removed under the Scenic Road Design ation are within the right -of-way and the width of what is being cut for the driveway. D. Prokowiew mentioned that Sugar Maples are listed as important trees in the Town’s Open Space Plan and wondered if the Sugar Maples on Northfield Road could be annotated on future Town maps. A. Burney responded this could possibly be an action item for the Open Space Committee during the updating of the Open Space Plan. D. McQuaid opined a “tree inventory” should be included on future scenic road applications. Motion, K. Chenis, to approve tree removal within the driveway locations for Lots 1 – 5, Second, D. Prokowiew, all aye. Decision will be prepared for Board endorsement. It was noted that the Applicant will be returning to the Board for a stormwater filing. Hearing closed 7:00 PM. Documents used at meeting: Plan of lots dated August 20, 2015 Application for Lot 1 under Ch. 40, Section 15 Application for Lot 2 under Ch. 40, Section 15 Application for Lot 3 under Ch. 40, Section 15 Application for Lot 4 under Ch. 40, Section 15 Application for Lot 5 under Ch. 40, Section 15 Minutes/public hearings 2015/175 Northfield Road_11.23.15 ======================================================================================== DOCUMENT : 2015-12-14-agenda-3830.txt BOARD : planning-board DATE : 2015-12-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-12-14-agenda-3830.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_12142015-3830 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Damon McQuaid, Chair Tel: (978) 582-4147, ext 5 Matthew Allison, Vice-Chair Fax: (978) 582-4353 Kenneth Chenis, Clk. 960 Massachusetts Avenue Gregory Bittner, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director TOWN OF LUNENBURG INFORMATION MEETING The Lunenburg Planning Board will hold a n Information Meeting on December 14, 2015, 6:35 PM, Town Hall, 17 Main Street, Lunenburg, MA t o hear and discuss a site pl an review under Section 8.4. of the Protective Bylaw of the Town of Lunenburg. The application is for a proposed 45,000 S.F. office and maintenance facility with associated driveways, parking, grading and utilities at 357 Electric Avenue (Map 093, Parcel 0056), Lunenburg, MA. Applicant is Unitil-Fitchburg Gas and Electric Light Company, 6 Liberty Lane West, Hampton, NH 03842. Property owner is Joseph Russo, 164 Dale Avenue, Leominster, MA 01453. The application and plans are available for viewing in the Planning Office. Unitil/12.14.15 legal ======================================================================================== DOCUMENT : 2015-12-14-agenda-3831.txt BOARD : planning-board DATE : 2015-12-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-12-14-agenda-3831.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_12142015-3831 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Damon McQuaid, Chair Tel: (978) 582-4147 ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Gregory Bittner Lunenburg, MA 01462 David Prokowiew Adam R. Burney Land Use Director NOTICE OF MEETING Monday, December 14, 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: 59 & 71 Easterbrook Road, Robert & Kimberly Lucier and Robert & Sharon Yousey, Hannigan Engineering 4. PUBLIC HEARING: 274 Prospect Street (cont’d) 5. INFORMATION MEETING: UNITIL, 357 Electric Avenue 6. MINUTES APPROVAL: 11/23/15 11/23/15- 175 Northfield Road 11/23/15- 1 Main Street 7. COMMITTEE REPORTS: Building Reuse Committee, Capital Planning Committee; Agricultural Commission, MJTC; MRPC; Open Space Ad Hoc Committee; School Building Committee; Green Community Task Force 8. DEVELOPMENT STATUS REPORTS: 1 Main Street- endorse Decision 175 Northfield Road- endorse Decision Definitive Subdivision, 50 Elmwood Rd- verbal update Tri Town Landing- verbal update 9. DIRECTOR’S ITEMS: 238 Fire Road 16- Determination of Buildable Lot- update 10. NOTICES & COMMUNICATIONS 11. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated January 11- Highfield Village Hearing (cont’d) January 25 12. PUBLIC COMMENT 13. BOARD COMMENT/CONCERNS 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2015-12-14-minutes-3830.txt BOARD : planning-board DATE : 2015-12-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-12-14-minutes-3830.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_12142015-3830 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Damon McQuaid, Chair Tel: (978) 582-4147, ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Gregory Bittner, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes Informational Meeting December 14, 2015 Unitil – 357 Electric Avenue Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:35 PM Present: Damon McQuaid, Matthew Allison, Kenneth Chenis, Gregory Bittner, David Prokowiew, Adam R. Burney Chair D. McQuaid opened the Information Meeting with the reading of the statutory notice published in the Sentinel and Enterprise o n December 7, 2015. The Information Meeting was to hear a nd discuss a proposed 45,000 S.F. office and maintenance facility to be located at 357 Electric Avenue, Lunenburg, MA. Applicant is Unitil -Fitchburg Gas and Electric Light Company, 6 Liberty Lane West, Hampton, NH , represented by the following individuals: Project Engineers, Jamie Rheault and Mark Piermarini, Whitman & Bingham Associates (WBA) Legal counsel, Pierce Atwood LLP, Mark Beliveau KITE Architects, Inc., Christine West Unitil Project Manager, Jacqueline Agel Nadeau Corp., Construction Development & Engineering, Ernie Nadeau Unitil is an e lectric and gas operating utility. The current distribution and operation center located in Fitchburg, MA will relocate to Lunenburg. The facility will consist of offices, and indoor and outdoor storage . There will be no vehicle maintenance on site. This site will employ approximately 65 individuals. Unitil is currently in a Purchase & Sales agreement with the property ow ner. If all necessary Town approvals are granted, Unitil anticipates beginning constructi on in spring 2016 and hopes to be occupying the facility in spring 2017. J. Rheault noted this is the site of the former Whalom Drive -In and the site is still paved, which is important to the project. Lot 2 was created by a Board -endorsed ANR Plan in 198 5. In 2011 WBA represented the property owner before the Sewer Commission for the property to be inclu ded in the Sewer Service Area ; that passed at a Town Meeting vote. Proposed use is an operations and distribution center consisting of administrative of fices, indoor and outdoor storage, warehouse use for utility related equipment and supplies , and indoor (utility vehicles) and outdoor parking. In letter dated October 30, 2015, t he Building/Zoning Official communicated to the applicant that due to same, this will be a “by-right” use. Site consists of 15 ± acres; upland area of 8.18± acres. The actual area of development will be 6.3 acres. Zoning is Commercial District and the lot meets/exceeds all dimensional requirements. Flow test conducted. Seventy-five parking spaces are proposed of which four will be handicapped. Dual ingress/egress; one way in, one way out. Proposed ingress/egress wider than normal to accommodate WB109 trucks (truck w/trailer carrying overhanging utility poles). Trucks will enter a gated area on the right-hand side which is not available to the public. The Fitchburg facility has been completely inventoried so every vehicle has a spot shown on the site plan. No roofing is proposed over the outside storage. A p hotometric light ing plan was submitted to the Board; a ll dark sky compliant. There will be pedestrian walkways between the proposed parking areas and the proposed building. ===PAGE 2=== Minutes 12/14/15 357 Electric Avenue (Unitil) Informational Meeting Page 2 M. Piermarini made a present ation on the utilities. There will be a six -inch water line off Electric Aven ue; two hydrants are proposed, one towards the front of the site and the other at the rear. There will be a six-inch sewer service into the building and four drains in the indoor vehicle storage area into an oil/gas trap and then into the sewer main. A ll drainage is LID (low impact development). Drainage on the left side of the site will go into a grass channel; drainage on the right side will go into a vegetated filter strip. The impervious surface will be going from 6.7 acres to 5.2 acres. A landscaping plan was submitted with the application packet, but before construction begins that plan will likely be improved upon by a landscaping architect and resubmitted. C. West went over KITE’s architectural plan. The warehouse portion at the rear of the building has two loading docks. The vehicle bay allows for thru -traffic. The building has been placed diagonal to Electric Avenue to screen a large portion of the utilitarian rear from passersby while also providing a landscape shield. The building will be of neutral colors with sustainable design features. There will be LED lighting and numerous skylights for day -lighting. There will be a canopy over the entrance. WBA submitted two letters to the Board; 1) a request for determination under Protective Bylaw of the Town of Lunenburg, Section 6.4.3.5. in regards to the driveway width directly off Electric Avenue , and 2) a letter requesting a waiver from the Protective Bylaw of the Town of Lunenburg , Section 8.4.3.1.(f) submission of an Environmental Impact Statement (EIS) as the applicant is treating this site as redevelopment use. Revisions were made to the plan as a result of December 10, 2015 Graves Engineering (GEI) review letter and revised plans made available to GEI at this meeting’s conclusion. There was Board concern with chemical runoff from the poles in outside storage close to the we tlands. J. Rheault noted that storage area runoff at the site rear will come into the site and be contained; it will not be flowing into the wetlands. K. Chenis was concerned with snow being plowed through the chain link fence into the buffer zone. J. Rheault noted there are gates within the fence which will be opened a nd the snow “bucketed” over the fence. It will go into the vegetated strip that will be constructed to contain the snow storage. There was also concern with possible leakage from the stored transformers. J. R heault noted the transformer storage area will be bermed and in case of leakage the spill gates will be shut and runoff will go into an underground 2,000 gallon concrete tank. David Rodgers, 82 Highland Street - Supports commercial development in Lunenburg. Seems a viable use for site. Inquired if there are generators on site in the event of a power outage. There are o il-fired generators on site. Paula Bertram, 312 Townsend Harbor Road– Concerned with contaminated runoff into the wetlands and inquired if the rear fence would be solid or chain-like. Chain. C. Luck, 50 Sunset Lane - Noted that the Conservation Commission did a site walk and there were no “red flags”. He noted DEP’s Notice of Intent (NOI) comments; M. Piermarini responded that the DEP issues had been addressed on the revised plan. John Goguen, 346 Electric Avenue- Concerned with ice melt being used as there is wildlife in the area and inquired as to hours of operation. Unitil noted typical office hours. Keith Aubin, 24 Hollis Road - Inquired if a roof could be put on the transformer storage area . D. McQuaid and K. Chenis also asked the same; applicant will research. The Board asked reviewing engineer Jeffrey Walsh to comment on Unitil’s request to waiver submittal of an EIS as this is considered a redevelopment site. J. Walsh noted under MA DEP stormwater handbook it would be considered such. He noted that the materials stored in the bays are located near the wetlands, but any runoff will flow in to the site. K. Chenis asked about runoff from the poles. J. Walsh noted that the bins should be set up high enough that the sto rmwater does not run onto the base of the pile. Some of the runoff would stay on site and some would run to the vegetated strip. He noted the entrance being wider than usual due to trucks coming/going on a regular basis. ===PAGE 3=== Minutes 12/14/15 357 Electric Avenue (Unitil) Informational Meeting Page 3 He noted his review letter of 12/10/15 (on file in the Planning Office). The site has good sight lines. The site generators produce minimal noise. The sewer main along Electric Avenue is backfilled and graded with an earth mound. The sewer pipe will have only approximately 0.9 feet of cover where it passes under the grass channel. Unitil may want to consider relocation of the pipe to minimize the potential for water freezing within the pipe. D. Prokowiew inquired about the height of the field to the site rear. J. Walsh noted the one residential dwelling he saw was probably 30-40 feet above the site grade and is about 200 feet from the project perimete r. As most of the vegetation is deciduous, he had a good view of the dwelling. The peak rates of runoff will be lessened due to the change in ground cover. He noted where the snow gets stockpiled will have to be cleaned up every year from sand and grit. K. Chenis opined that if there was a fence, it could show the limit of how far the snow could be pushed. C. Luck opined that the site is completely overgrown and he did not consider it impervious. D. Prokowiew inquired if there had been any environ mental issues from transformer storage at the Fitchburg site. J. Agel to research. J. Walsh noted another commercial enterprise he had inspected wi th transformer storage and he did not note any staining on the pavement. He also noted that he questioned how impervious the site was with all the broken asphalt, but during his site visit he noted standing water at the rear of the site which was indicative of an impervious surface. The Board discussed the two letters submitted:  As Unitil is asking for a w aiver from submission of an EIS, D. McQuaid asked if Board members were comfortable calling this redevelopment of a site . J. Walsh noted to the Board they could ask for all of it, waive some of it, or waive all of it. Board consensus was that they would like to see an EIS. An EIS will be submitted by the applicant.  Regarding the second letter for a determination of driveway width, K. Cheni s made Motion that the design submitted for the site is appropriate ( approve a two-way width of 30 feet each way plus a ten foot rumble strip over the maximum of 24 feet), Second, G. Bittner, all aye. D. Prokowiew, Motion to continue Information Meeting to January 11, 2016, 6:35 PM, Second, K. Chenis, all aye. Information Meeting recessed 9:02 PM Documents used at meeting: Unitil, 357 Electric Avenue Application Packet Minutes/information meetings 2015/Unitil – 357 Electric Avenue_12.14.15 ======================================================================================== DOCUMENT : 2015-12-14-minutes-3831.txt BOARD : planning-board DATE : 2015-12-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2015-12-14-minutes-3831.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_12142015-3831 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Damon McQuaid, Chair Tel: (978) 582-4147, ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Gregory Bittner, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes December 14, 2015 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Damon McQuaid, Matthew Allison, Kenneth Chenis, Gregory Bittner, David Prokowiew, Adam R. Burney ANR: 59 & 71 Easter Brook Road - Presented by Larry Sabean, Hannigan Engineering, on behalf of applicants Joshua & Pamela McKenna. Property owners are Roger & Kimberly Lucier, 59 Easter Brook Road, and Robert & Sharon Yousey, 71 Easter Brook Road. In July 2015, the Zoning Board of Appeals granted a special permit for dimensional variation to create a new lot with reduced frontage. This ANR Plan reconfigures property into three lots, each with reduced frontage. Previously, an ANR plan was submitted in August 2015, but denied endorsement by the Board based on input from the Board of Health under 310 CMR 15.010(2). The septic and leach field will now be located at #59 with this redesign. A driveway determination is al so required by the Board. Motion, G. Bittner to approve the shared driveway location and the ANR Plan, Second, K. Chenis, all aye. Plan endorsed. PUBLIC HEARING: 274 Prospect Street (Cont’d) - D. McQuaid noted request from Whitman & Bingham Associates on behalf of the appli cant to continue the Public Hearing in order to address review comments from Graves Engineering Inc. Motion, M. Allison to continue the Hearing to January 25, 2016, Second, K. Chenis, all aye. INFORMATION MEETING: UNITIL – 357 Electric Avenue- see separate minutes Minutes Approval: All minutes signed 11/23/15- Motion, D. Prokowiew, Second, G. Bittner 11/23/15, 175 Northfield Road- Motion, D. Prokowiew, Second, G. Bittner 11/23/15, 1 Main Street- Motion, M. Allison, Second, D. Prokowiew COMMITTEE REPORTS: Building Reuse Committee- Meetings on-going with Tappe Associates. Tappe will be presenting a draft of the feasibility study to the Committee. Capital Planning Committee- No report Agricultural Commission- No report MJTC- No report MRPC- No report Open Space Ad Hoc Committee- No report School Building Committee- Project 70% complete. Green Community Task Force (GCTF)- No report ===PAGE 2=== Minutes 12.14.15 Page 2 DEVELOPMENT STATUS REPORTS: 1 Main Street- Board Decision endorsed. 175 Northfield Road- Board Decision endorsed. 1 Definitive Subdivision, 50 Elmwood Road- Work continues Tri Town Landing- Work continues DIRECTOR’S ITEMS: 238 Fire Road 16- Determination of Buildable Lot- Material submitted to Town Counsel who determined in order for the Board to make a decision on vital access of the road the Board had to hear a perimeter ANR Plan. Due to cost, the applicant desired to continue the discussion to the Board’s February 8, 2016 meeting in order to present legal arguments to support the use of the road and an ANR Plan prior to submission. NOTICES & COMMUNICATIONS: Noted MEETING SCHEDULE: January 11, Highfield Village Hearing (cont’d), Unitil Information Meeting (cont’d) January 25, 274 Prospect Street Hearing (cont’d) BOARD COMMENT/CONCERNS: K. Chenis inquired if a bicycle lane in part of the Summer Street redevelopment. A. Burney to check. M. Allison voiced concerned with the solar bylaw as written regarding small/ large scale size. A. Burney noted the bylaw has room for adjustment and recommended the Board working with the Zoning Board of Appeals. ADJOURNMENT: 9:40 PM Documents used at meeting: Minutes- 11/23/15, 11/23/15 1 Main Street, 11/23/15 175 Northfield Road ANR Plan, 59 & 71 Easterbrook Road 1 Main Street, Board Decision 175 Northfield Road, Board Decision Minutes/2015/12.14.15