# planning-board — 34 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 : 2016-01-11-agenda-3871.txt BOARD : planning-board DATE : 2016-01-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-01-11-agenda-3871.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01112016-3871 ======================================================================================== ===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, January 11, 2016 – 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 Plans: 203 West Townsend Rd, Horgan Const. Inc. 790-792 Massachusetts Ave, Estate of Edward Riley Jr. (Whitman & Bingham Associates) 113 Youngs Road, Richard Bourne (Hannigan Engineering) 4. PUBLIC HEARING: Highfield Village (cont’d) 5. INFORMATION MEETING: UNITIL, 357 Electric Avenue (cont’d) 6. MINUTES APPROVAL: 12/14/15 12/14/15- Unitil Information Meeting 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: Definitive Subdivision, 50 Elmwood Rd- verbal update Tri Town Landing- verbal update 1 Main Street- verbal update 9. DIRECTOR’S ITEMS: Town Meeting- May 7, 2016 Storm Water Task Force 10. NOTICES & COMMUNICATIONS 11. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated January 25- 274 Prospect Street hearing (cont’d) February 8 February 22 12. PUBLIC COMMENT 13. BOARD COMMENT/CONCERNS 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2016-01-11-agenda-3892.txt BOARD : planning-board DATE : 2016-01-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-01-11-agenda-3892.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01112016-3892 ======================================================================================== ===PAGE 1=== Planning Board Meeting- Unitil1. ======================================================================================== DOCUMENT : 2016-01-11-minutes-3871.txt BOARD : planning-board DATE : 2016-01-11 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-01-11-minutes-3871.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_01112016-3871 ======================================================================================== ===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 January 11, 2016 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 Plans: 203 West Townsend Road - Presented by Mark Horgan, Horgan Construction. Plan will divide property into five frontage lots. Rear of property will be deeded to an abutter. A. Burney noted to M. Horgan that any disturbance over on e acre will require a special permit from the Planning Board for stormwater management and also an EPA construction general permit. No issues were raised with departmental review. Plan endorsed by Board. 790-792 Massachusetts Avenue- Presented by Jamie Rheault, Whitman & Bingham Associates . M. Allison recused himself as to a possible financial interest in the property . The site was rezoned at May 2015 Town Meeting from Commercial to Limited Business/Residential. (In April 2015, the Board endorsed an A NR Plan which the applicant did not file with the Registry.) As a result of the rezoning, the applicant is coming back before the Board wi th a new ANR Plan to divide the property into three lots . Plan endorsed by Board. 107 Youngs Road- Presented by Lar ry Sabean, Hannigan Engineering . Two 50 -foot frontage lots are being created with a full frontage lot on either side. A common drive is proposed to the two reduced frontage lots ( Lots 2 and 3). Building/Zoning Official M. Sauvageau has no issues with co mmon drive. Lot 4 will have its driveway over the frontage of Lot 3 due to wetlands at the front of Lot 4. The applicant has been before the C onservation Commission and is waiting for an Order of Conditions from the Commission. Septic permits have been issued for Lots 2, 3, and 4. Plan will be sent out for departmental review. PUBLIC HEARING: Highfield Village (Cont’d)- Applicant requested continuance to February 8, 2016. Both A. Burney and J. Rheault ha ve spoken with the reviewing engineer Rob Oliva , David Ross Associates, who anticipates having a review l etter within the next 2 -3 weeks. K. Chenis, Motion to continue to February 8, 2016, 6:35 PM, Second, D. Prokowiew, all aye. D. McQuaid noted to the applicant that if possible, moving forward, the applicant provide earlier notification to the Planning Office of a requested continuance so it can be posted to the web for residents’ notification. Minutes Approval: K. Chenis, Motion to sign 12/14/15 minutes, Second, D. Prokowiew, minutes signed. K. Chenis, Motion to sign 12/14/15 Unitil Information Meeting, Second, M. Allison, minutes signed. COMMITTEE REPORTS: Building Reuse Committee- Presentation will be made to Board of Selectmen on January 19th as to Tappe’s recommendation. Capital Planning Committee- Have heard requests from Fire Department and School Department. Agricultural Commission- Meeting January 21st to discuss improvements to farmers’ market. MJTC- No meeting MRPC- No meeting Open Space Ad Hoc Committee- No meeting School Building Committee- No meeting Green Community Task Force (GCTF)- No meeting ===PAGE 2=== Minutes 01.11.16 Page 2 DEVELOPMENT STATUS REPORTS: Definitive Subdivision, 50 Elmwood Road- Work continues. Tri Town Landing- Work continues. Applicant getting sign-offs for occupancy permits. 1 Main Street- Board Decision filed with Registry. DIRECTOR’S ITEMS: Town Meeting, May 7, 2016- Warrant open until March 25, 2016. Storm Water Task Force - initial meeting will be held January 13 th to elect officers. M. Allison will be the Planning Board’s representative. NOTICES & COMMUNICATIONS: Noted MEETING SCHEDULE: January 25- 274 Prospect Street Hearing (cont’d) February 8- Highfield Village Hearing (cont’d) February 22- Unitil Information Meeting (cont’d) ADJOURNMENT: 8:58 PM Documents used at meeting: Minutes 12/14/15 Minutes 12/14/15 Unitil Information Meeting ANR Plan 203 West Townsend Road ANR Plan 790-792 Massachusetts Avenue ANR Plan 107 Youngs Road Minutes/2016/01.11.16 ======================================================================================== DOCUMENT : 2016-01-11-minutes-3892.txt BOARD : planning-board DATE : 2016-01-11 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-01-11-minutes-3892.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_01112016-3892 ======================================================================================== ===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 (cont’d) January 11, 2016 Unitil – 357 Electric Avenue Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 7:00 PM Present: Damon McQuaid, Matthew Allison, Kenneth Chenis, Gregory Bittner, David Prokowiew, Adam R. Burney Chair D. McQuaid opened the Information Meeting continuation with the reading of the statutory notice published in the Sentinel and Enterprise o n December 7, 2015. The Information Meeting was to hear and 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 Revised plans were submitted to Graves Engineering Inc. ( GEI) on December 15, 2015 as a result of the December 14, 2015 Information Meeting. Questions brought forth by the Board on December 14 th were addressed by legal counsel Mark Beliveau through handouts. The handouts covered management of oil -filled electrical equipment, pole storage area, snow/ice treatment materials, and oil and fuel containment product information and application guide from Solidifi cation Products International Inc. (SPI) for flush mounted Petro-Plug. Oil-filled electrical equipment will be managed and handled in the hazardous waste accumulation area, the PCP evaluation area (both inside the building within a bermed area), and transformer storage area located outside at the back of the lot to temporarily store new and used electrical equipment. The area has a paved impervious surface with a six-inch berm on all sides. Also a catch basin and underground 2,000 gallon tank. The ca tch basin will outlet to the south and the discharge pipe will be fitted with a patented Petro-Barrier, e.g., Petro -Plug that allows water to pass through while blocking oil. The barrier solidifies if contacted by oil. The manufacturer recommends replacement once a year if it has not solidified. M. Beliveau went over Unitil’s protocol for used electrical equipment coming in from the field. It is inspected in the field and if it is leaking it will be containerized in the field or the oil will be removed prior to transportation and containerized. If it cannot be re - used it will be treated as hazardous waste. If it can be returned to stock, the PC P concentration must be known. New equipment is required to have a plate on it listing what is in it. If the equipment can be re-used, it goes to an outside storage area and placed on pallets. Nothing goes directly from field to outside storage. The Petro-Plug process was explained to the Board. M. Allison would like to see the drainage calculations inv olved with the process. ===PAGE 2=== Unitil Information Meeting (cont’d) 01.11.16 Page 2 M. Beliveau noted there had been only one hazmat incident at the Fitchburg facility within the past ten years; in 2005 in whi ch an employee noticed an oil stain in the parking lot. MA DEP was notified; a local environmental firm took soil samples and concluded there was no substantial risk. No further action was required. The Board questioned Unitil’s reluctance to place a roof, e.g. canopy, over the outside storage for protection from the elements. M. Beliveau noted it would be impractical due to the need to bring equipment in and out. Also, the roof would have to be extremely high in the pole storage area. The wood poles will be treated with pentachlorophenol (PCP or penta). The poles will be stored on concrete footings and/or metal racks. This will minimize rot as air can circulate around the poles. It will also provide for easier inspection acces s. The surface under the poles is impervious and contained on all sides by a six-inch perimeter berm. The poles are water resistant. Stormwater within this area will discharge to sheet flow through a Petro -plug-box within the berm. Unitil has met with the Conservation Commission to discuss ways to address the PCP. (K. Chenis would like to see documents regarding the PCP to see if it triggers the barrier.) Unitil, in discussion with the Conservation Commission, will give consideration to switching the pole storage (in the 100 foot buffer) and pipe storage areas. Snow/ice treatment will consist of a mix of sand and salt in the parking areas and on the site’s internal roads. There are five dumpsters located on site. No hazardous materials will go in the dumpsters. There is also a meter recycling dumpster. J. Rheault noted that the distance from the rear property line to the nearest proposed unit in the possible 40B project is 160± feet. The Board questioned if the 30 foot buffer zone would be delineated in any fashion post-construction. Unitil is not working in the 30 foot buffer zone; therefore it will be fully vegetated. Unitil could place large boulders and/or signage. They are willing to discuss this with the Conservation Commission. Snow storage at right rear of site will be in the 50-foot buffer but not in the 30-foot no touch. Snow storage is also located at the left rear and a new area of storage has been designated at the front left side of the site. An EIS was distributed at the meeting. The Board will review and pose any questions to A. Burney prior to the next continuation for response from J. Rheault. The revised plans submitted to GEI at conclusion of the first meeting were reviewed and a letter issued on December 31, 2015. The comments addressed in GEI’s initial review letter were addressed. The landscaping plan will evolve over time and be resubmitted to the Board at a future date. The Board inquired if the chain link fence could be solid. J. Rheault noted possible vertical slats in the chain li nk or something similar. Paula Bertram, 312 Townsend Harbor Road- concerned with cumulative effects of penta on the site due to proximity to wetlands. Motion, K. Chenis, to continue the Information Meeting to February 22, 2016, 6:35 PM, Second, M. Allison, all aye. Recessed 8:50 PM. Documents used at meeting: Aerial/GIS view of site Pole Storage Area Handout Snow/Ice Treatment Material Handout Petro-Plug Informational Sheet Oil-Filled Electrical Equipment Management Handout Site Plan Revised 1/11/16 Minutes/information meetings 2016/Unitil – 357 Electric Avenue_01.11.16 ======================================================================================== DOCUMENT : 2016-01-25-agenda-3872.txt BOARD : planning-board DATE : 2016-01-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-01-25-agenda-3872.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01252016-3872 ======================================================================================== ===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, January 25, 2016 – 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 PLAN: 107 Youngs Road- Board endorsement & driveway determination 4. PUBLIC HEARING: 274 Prospect Street (cont’d) 5. MINUTES APPROVAL: 1/11/16 1/11/16- Unitil Information Meeting 6. COMMITTEE REPORTS: Building Reuse Committee, Capital Planning Committee, Agricultural Commission, Storm Water Task Force, MJTC, MRPC, Open Space Ad Hoc Committee, School Building Committee, Green Community Task Force 7. DEVELOPMENT STATUS REPORTS: Definitive Subdivision, 50 Elmwood Rd- verbal update Tri Town Landing- verbal update 8. DIRECTOR’S ITEMS: Town Meeting- May 7, 2016 238 Fire Road 16- verbal update 9. NOTICES & COMMUNICATIONS 10. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated February 8- Highfield Village Hearing (cont’d) February 22- 339 Electric Avenue Information Meeting Unitil Information Meeting (cont’d) 11. PUBLIC COMMENT 12. BOARD COMMENT/CONCERNS 13. ADJOURNMENT ======================================================================================== DOCUMENT : 2016-01-25-agenda-3891.txt BOARD : planning-board DATE : 2016-01-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-01-25-agenda-3891.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01252016-3891 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 274 Prospect Street1. ======================================================================================== DOCUMENT : 2016-01-25-minutes-3872.txt BOARD : planning-board DATE : 2016-01-25 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-01-25-minutes-3872.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_01252016-3872 ======================================================================================== ===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 January 25, 2016 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Damon McQuaid, Matthew Allison, Kenneth Chenis, Gregory Bittner, Adam R. Burney Absent: David Prokowiew ANR Plans: 107 Youngs Road- Motion M. Allison to endorse plan, Second, K. Chenis, all aye. Board also made a driveway determination that the driveway access easement location is acceptable. Motion, M. Allison, Second, K. Chenis , all aye. 59 Easter Brook Road - ANR Plan endorsed by Board in December 2015. The financial institutions involved had concerns with the labeling of the land swap and the applicant’s engineer requested a new Mylar be endorsed by the Board. The new Mylar does not make any changes to the lot configurations ; it better enables the legal and/or financial institutions to complete their process. Board endorsed the Mylar with a date of January 25, 2016. PUBLIC HEARING: 274 Prospect Street (Cont’d)- see separate minutes Minutes Approval: All minutes signed. 1-11-16, Motion, K. Chenis, Second, G. Bittner 1-11-16 – Unitil Information Meeting, Motion, K. Chenis, Second, M. Allison COMMITTEE REPORTS: Building Reuse Committee- Presentation will be made to the Board of Selectmen on February 2, 2016. Capital Planning Committee- The Committee is prioritizing requests. Agricultural Commission- Meeting January 28, 2016 to discuss farmers’ market. Storm Water Task Force- Initial meeting held and officers elected. MJTC- no report MRPC- no report Open Space Ad Hoc Committee- no report School Building Committee- Building 75%± complete. More discussion on contingency fund. Green Community Task Force (GCTF)- no report DEVELOPMENT STATUS REPORTS: Definitive Subdivision, 50 Elmwood Road- Finishing up construction at Lots 2 and 6. Tri Town Landing- Occupancy permits have been issued for the fourth building. DIRECTOR’S ITEMS: Town Meeting, May 7, 2016- Noted Warrant closing of March 25, 2016. 238 Fire Road 16 - Attorney Knox has a conflict with his scheduled appearance of February 8, 2016 before the Board. Board consensus was for him to return on March 8, 2016. (Note: The Board does not meet March 8th; rescheduled to March 14th.) ===PAGE 2=== Minutes 01.25.16 Page 2 NOTICES & COMMUNICATIONS: Noted MEMBER CONCERNS: G. Bittner noted that the Lunenburg Conservation Consultant suggested it would be beneficial for a Board member to attend Conservation Commission meetings that might involve large-scale projects. G. Bittner would like to volunteer. M. Allison felt that the Town should write a bylaw to provide for the establishment of a municipal data processing center under M.G.L. Ch. 41, Section 23D. MEETING SCHEDULE: February 8- Highfield Village Hearing (cont’d) (K. Chenis not available for meeting) February 22- 339 Electric Avenue Information Meeting Unitil Information Meeting (cont’d) 274 Prospect Street Hearing (cont’d) ADJOURNMENT: 9:00 PM Documents used at meeting: Minutes 01/11/16 Minutes 01/11/16 Unitil Information Meeting ANR Plan 107 Youngs Road Minutes/2016/01.11.16 ======================================================================================== DOCUMENT : 2016-01-25-minutes-3891.txt BOARD : planning-board DATE : 2016-01-25 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-01-25-minutes-3891.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_01252016-3891 ======================================================================================== ===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 January 25, 2016 274 Prospect Street (cont’d) Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:35 PM Present: Damon McQuaid, Matthew Allison, Kenneth Chenis, Gregory Bittner, Adam R. Burney Absent: David Prokowiew Chair D. McQuaid opened the Public Hearing continuation with the reading of the statutory notice published in the Sentinel and Enterprise on August 10 and August 17, 2015. The Public Hearing was to hear and discuss an application for a special permit under Section 4.12. Lak e Whalom Overlay District of the Protective Bylaw of the Town of Lunenburg for 22 townhouse units at 274 Prospect Street, Map 98, Parcel 10. (At the applicant’s request, the Hearing was continued from December 14, 2015 to allow time to address review comments from Graves Engineering, Inc. [GEI].) The Applicant was represented by Wesley Flis, Whitman & Bingham Associates (WBA). Revised plans dated 1/25/16 were presented. Noted revisions since the January 8 th GEI review letter are the addition of a four (4) foot wide sidewalk running the length of Kimball Street from the intersection with Pond Street to the intersection of Prospect Street, and the addition of trees within the proposed development and on Kimball Street near the Pond Street intersection. Any lots that had direct access off Pond Street will now instead access an internal driveway between Pond Street and Kimball Street. T he number of units has been reduced from 22 to 18 (9 duplex buildings) . Building height has been lower ed from 38 to 31 feet on units closest to the Kimball Street and Pond Street side (remaining units still at 38 feet) . The existing vegetation in the internal triangle at the intersection of Pond Street and Kimball Street will remain. G. Bittner noted that the Board had requested downhill renderings at the September 28 th continuation which have not yet been provided. W. Flis responded that they want the Board to see this new layout prior to the renderings. The Applicant would like the renderings to show the final option. D. McQuaid noted that the renderings w ill be helpful in viewing how the units are laid out and blend with the surrounding area . A. Burney noted the Applicant needs to makes some paperwork revisions to the Stormwater Checklist as stormwater is discharging near a “critical area ” (the beach). This was clarified for the benefit of the audience. W. Flis noted that the Conservation Commission has reviewed and issued a negat ive RDA (Request for Determination of Applicability). Ten auxiliary parking spaces will be located within the development. All units are still three bedroom s. Both the Board and the public still have concerns with the current density of 5.1 units per acre. As the Applicant is not requesting any frontage, height, or setback variances from § 5.0. Dimensional Regulations, Protective Bylaw of the Town of Lunenburg, the Planning Board has the ability, as part of the permitting process, to determine the densi ty of units per acre and an appropriate bedroom count per unit. ===PAGE 2=== Public Hearing,01.25.16 274 Prospect Street Page 2 PUBLIC COMMENT- Concerns were voiced by the following individuals: Jill Normandin, 36-38 Kimball Street Carl Luck, 50 Sunset Lane Courtney Martineau, 30 Pond Street Sharon Albert, 5 Pond Street Concerns centered around the project’s scale, density, desire to keep existing vegetation on Prospect Street side, and possible adding of sidewalk around project perimeter. Questions were raised if any soil testing had been done. D. McQuaid noted that the Conservation Commission has reviewed the site and issued a negative determination. W. Flis noted there are no wetlands on the site. There was discussion on interpretation of the Lake Whalom Overlay District Bylaw, with some individuals opining there could be no more than two bedrooms per unit. D. McQu aid noted the September 22, 2015 letter issued by the Building Commissioner/Zoning Official, which noted in part, “…the Planning Board with a granting of a Special Permit under Section 4.13. can approve any density of units with any number of bedrooms unless waivers are sought under Section 4.12.5.2. ” The applicant is not seeking any waivers under Section 4.12.5.2. K. Chenis inquired if ther e were fewer units of a lower height, would that match the density of the surrounding neighborhood? The Applicant will come to the continuation with a comparison of the Emerald Place at W halom Park density and the proposed development density in an attempt to work towards a better site. The Applicant reminded the Board that he is not requesting any variation form zoning. Board members feel the development is too dense and want it to match the character of the neighborhood . They would also like to see a variation of building materials and street trees. It was mentioned that the development might look less dense with a two- car-width driveway. E. Bakaysa, 97 Chase Rd - Is an over 55 or affordable component being considered? Yes, the proposed Purchase & Sales (P&S) agreement notes that a percentage of the unit s will be affordable. He was also concerned with the units becoming renter - occupied vs owner-occupied. A. Burney responded that the Board looks at the land use and doe s not have the legal mechanism to govern ownership. K. Chenis made Motion to get an opinion from Town Counsel to resolve this on-going issue, Second, G. Bittner, all aye. The Board discussed items they wanted for the continuation. Two renderings – one from the top of the site and one from the bottom. Perspective views from the intersection of Pond Street and Kimball Street, and one from Prospect Street. Perspective or elevation that would display lot interior. K. Chenis would like to see what units look like from driveway view. Where practicable, new street trees on all streets. Sidewalk on Pond Street. Documentation of varying materials, colors, etc. G. Bittner made Motion to continue Hearing to February 22, 6:35 PM, Second, K. Chenis, all aye. Recessed 8:31 PM Documents used at hearing: Site Plan Review Application, 274 Prospect Street Plans Revised to 1/25/16 Minutes/public hearings 2016/274 Prospect Street_01.25.16 ======================================================================================== DOCUMENT : 2016-02-08-agenda-3873.txt BOARD : planning-board DATE : 2016-02-08 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-02-08-agenda-3873.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02082016-3873 ======================================================================================== ===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, February 8, 2016 – 6:30 PM Town Hall, 17 Main Street, Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA 1. ROLL CALL 2. PUBLIC COMMENT 3. PUBLIC HEARING: Highfield Village (cont’d) 4. MINUTES APPROVAL: 1/25/16 1/25/16- 274 Prospect Street 5. COMMITTEE REPORTS: Building Reuse Committee, Capital Planning Committee, Agricultural Commission, Storm Water Task Force, MJTC, MRPC, Open Space Ad Hoc Committee, School Building Committee, Green Community Task Force 6. DEVELOPMENT STATUS REPORTS: Definitive Subdivision, 50 Elmwood Rd- verbal update 7. DIRECTOR’S ITEMS: Town Meeting- May 7, 2016 8. NOTICES & COMMUNICATIONS 9. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated February 22- 339 Electric Avenue Information Meeting Unitil Information Meeting (cont’d) 274 Prospect Street Hearing (cont’d) March 14- 238 Fire Road 16 Public Hearing- Zoning Articles for May 2016 Town Mtg March 28 10. PUBLIC COMMENT 11. BOARD COMMENT/CONCERNS 12. ADJOURNMENT ======================================================================================== DOCUMENT : 2016-02-22-agenda-3875.txt BOARD : planning-board DATE : 2016-02-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-02-22-agenda-3875.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02222016-3875 ======================================================================================== ===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, February 22, 2016 – 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 PLANS: Lesa Haley, 384 Howard Street- Whitman & Bingham Associates O’Brien Homes, Inc. & John Aro, 390 & 400 Howard Street- Whitman & Bingham Associates 4. INFORMATION MEETINGS: 339 Electric Avenue Unitil (cont’d) 5. PUBLIC HEARINGS: 274 Prospect Street (cont’d)- extension request Highfield Village (cont’d) 6. MINUTES APPROVAL: 1/25/16 1/25/16 – 274 Prospect Street 7. COMMITTEE REPORTS: Building Reuse Committee, Capital Planning Committee, Agricultural Commission, Storm Water Task Force, MJTC, MRPC, Open Space Ad Hoc Committee, School Building Committee, Green Community Task Force 8. DEVELOPMENT STATUS REPORTS: Definitive Subdivision, 50 Elmwood Rd- verbal update 9. DIRECTOR’S ITEMS: Town Meeting- May 7, 2016- rezoning petition article 10. NOTICES & COMMUNICATIONS 11. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated March 14- 238 Fire Road 16 Public Hearing-Zoning Articles for May 2016 Town Meeting March 28- 274 Prospect Street Hearing (cont’d) 12. PUBLIC COMMENT 13. BOARD COMMENT/CONCERNS 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2016-02-22-agenda-3888.txt BOARD : planning-board DATE : 2016-02-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-02-22-agenda-3888.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02222016-3888 ======================================================================================== ===PAGE 1=== Planning Board Meeting- Unitil1. ======================================================================================== DOCUMENT : 2016-02-22-agenda-3889.txt BOARD : planning-board DATE : 2016-02-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-02-22-agenda-3889.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02222016-3889 ======================================================================================== ===PAGE 1=== Planning Board Meeting- Highfield Village1. ======================================================================================== DOCUMENT : 2016-02-22-agenda-3890.txt BOARD : planning-board DATE : 2016-02-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-02-22-agenda-3890.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02222016-3890 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 339 Electric Avenue1. ======================================================================================== DOCUMENT : 2016-02-22-minutes-3875.txt BOARD : planning-board DATE : 2016-02-22 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-02-22-minutes-3875.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02222016-3875 ======================================================================================== ===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 February 22, 2016 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 PLANS: 384 Howard Street- Withdrawn at the applicant’s request. 390 & 400 Howard Street- Withdrawn at the applicant’s request. INFORMATION MEETINGS: 339 Electric Avenue- see separate minutes Unitil (cont’d)- see separate minutes PUBLIC HEARINGS: 274 Prospect Street (cont’d)- Applicant requested continuance to March 28, 2016 Planning Board meeting to allow preparation of multiple renderings by the Landscape Architect. Highfield Village (cont’d)- see separate minutes Minutes Approval: All minutes signed. 1/25/16- Motion, K. Chenis, Second, M. Allison, all aye 1/25/16, 274 Prospect Street- Motion, K. Chenis, Second, M. Allison, all aye. COMMITTEE REPORTS: Building Reuse Committee - Presentation made to Board of Selectmen on Feb ruary 2, 2016. The recommendation is to consolidate Town offices into Passios. Capital Planning Committee- No meeting scheduled. Agricultural Commission- Farmers’ Market will commence June 5, 2016 for the season. Storm Water Task Force- Looking at purchasing rain barrels. Will be discussing the Town’s MS4 process. MJTC- Meeting scheduled for March 16, 2016. Traffic Counts commence in May. MRPC- Meeting February 23, 2016. Open Space Ad Hoc Committee- No meeting scheduled. School Building Committee- Construction 79% complete. Green Community Task Force (GCTF)- No meeting scheduled. DEVELOPMENT STATUS REPORTS: Definitive Subdivision, 50 Elmwood Road- Interior work ===PAGE 2=== Minutes 02.22.16 Page 2 DIRECTOR’S ITEMS: Town Meeting, May 7, 2016- Citizen petition for rezoning of 1026 Northfield Road will be added to the zoning articles hearing on March 14, 2016. MEMBER COMMENTS: M. Allison noted the Town’s general bylaw should be reworded to include parcels of less than 5 acres which has been recognized since 2010 under M.G.L. Ch 40A, Section 3 to include parcels of 2 or more acres with the caveat that they make $1,000 or more per acre. A. Burney noted the Agricultural Commission, if it wishes, can propose that general bylaw change for May Town Meeting. MEETING SCHEDULE: March 14- 238 Fire Road 16 Zoning Articles’ Public Hearing Unitil Continuation March 28- 274 Prospect Street Continuation Highfield Village Continuation ADJOURNMENT: 10:07 PM Documents used at meeting: Minutes 01/25/16 Minutes 01/25/16 274 Prospect Street Minutes/2016/02.22.16 ======================================================================================== DOCUMENT : 2016-02-22-minutes-3888.txt BOARD : planning-board DATE : 2016-02-22 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-02-22-minutes-3888.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02222016-3888 ======================================================================================== ===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 Information Meeting (cont’d) February 22, 2016 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 continuation with the reading of the statutory notice published in the Sentinel and Enterprise o n December 7, 2015. The Information Meeting was to hear and 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 Engineer, Mark Piermarini, Whitman & Bingham Associates (WBA) Legal counsel, Pierce Atwood LLP, Mark Beliveau KITE Architects, Inc., Christine West Unitil Project Manager, Jacqueline Agel Attorney Beliveau brought the Board u p to date on Unitil’s meeting with the Conservation Commission on February 17, 2016 by distributing various handouts including WBA letter to the Conservation Commission dated February 17, 2016 regarding stormwater regulations, a template of a Pole Storage Area Inspection Report, filing section of Form 10 -K, and photographs of the pole storage racks at the Fitchburg site. A revised plan was also submitted. Items had been added to the plan ; signage regarding snow storage, the lowering of visual and audio al arms for the 2,000 gallon tank, and added to the stormwater management plan for maintenance of the oil and gas separators . Unitil will return to the Conservation Commission on March 2, 2016. A sloped six inch (6”) berm has been added to the transformer s torage area for easier forklift access , spare transformer pad has been relocated to the rear, and snow storage bollards have been added to each corner. The pole storage area will be completely bermed with a wider berm at the front. Photographs were prese nted showing the pole storage racks at the Fitchburg site. The poles will be stored over asphalt. The Lunenburg facility will be an upgrade over the current Fitchburg facility . GZA reviewed plan set with focus on pole storage area. The recommendations of the GZA February 17, 2016 letter have been incorporated into the revised plans. GZA’s recommendation is for installation of a catch basin to drain to the transformer storage area. This results in the stormwater flow from the pole storage area moving t hrough two catch basins; one at the pole storage area and one at the transformer storage area. This will separate out a high percentage of any existing oils prior to dischar ge. Attorney Beliveau noted that the petro barriers are custom designed for each site. M. Allison had concern that there was not enough ground cover for the barrier which might lead to its freezing, but the applicant noted that is not an issue. Attorney Beliveau noted these barriers are designed to function in the elements. The Board would like to see specific detail on the petro barrier going into the five foot manhole; design aspects, how fast water flows through, etc. WBA noted as these are custom made, piping for a 100 year storm was requested. ===PAGE 2=== Unitil Information Meeting (cont’d) 02.22.16 Page 2 Forty to fifty poles will be stored on site; enough to cover a moderate storm event. Carl Luck, 50 Sunset Lane - Could there be a conventional retention pond on west side of site for stormwater runoff? WBA noted that this is a redevelopment project and they are trying to maintain the vegetation instead of opening it up to a basin ; it has been reviewed by GEI. In a redevelopment project, the state looks for the applicant to do as much as practicable without causing extreme financial hardship. Reviewing Engineer Jeffrey Walsh, Graves Engineering, Inc. (GEI) reiterated same, noting that the applicant is supposed to meet service standards to the most practicable extent. Unitil has exceeded compliance with the regulations. GEI rev iewed GZA’s report and also contacted Solidification Products International Inc. The petro plug is typically used in vertical pipes for outdoor application, in both warm and cold environments. GEI needs to review the latest plan. Having met with the Sewer Commission, he suggests the project engineer upsize the oil grid separator line. D. McQuaid noted an outstanding topic is the construction detail of the petro barrier in the catch basin and GEI’s review of same. Motion K. Chenis to continue Information Meeting to March 14, 2016, 6:35 PM, Second, M. Allison, all aye. Information Meeting recessed 8:05 PM Documents used at meeting: Site Plan Revised 2/22/16 Pole Storage Photographs Form 10-K Pole Storage Area – Template Inspection Report Whitman & Bingham Associates letter dtd 2/17/16 to the Con Comm Minutes/information meetings 2016/Unitil – 357 Electric Avenue_02.22.16 ======================================================================================== DOCUMENT : 2016-02-22-minutes-3889.txt BOARD : planning-board DATE : 2016-02-22 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-02-22-minutes-3889.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02222016-3889 ======================================================================================== ===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 Minutes Public Hearing Highfield Village (cont’d) February 22, 2016 Meeting Posted: Yes Time: 6:35 PM Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Present: Damon McQuaid, Matthew Allison, Kenneth Chenis, Gregory Bittner, David Prokowiew, Adam R. Burney Chair opened the Hearing continuation with the reading of the notice published in the Sentinel and Enterprise on August 31 and September 7, 2015. Hearing is to hear and discuss a definitive plan per the Rules and Regulations Governing the Subdivision of Land and of the Protective Bylaw of the Town of Lunenburg Section 5.6. Cluster Development for construction of sixty -six (66) dwelling units off the south side of Northfield Road between Massach usetts Avenue (Map 057, Parcel 0031) and Northfield Road (Map 037, Parcel 0009). Applicant was represented by Project Engineer Mark Piermarini , Whitman & Bingham Associates (WBA). WBA presented a project overview. Site being subdivided consists of 180 acres of which 59.63 are designated open space . This is a proposed Cluster Development with 65 lots (down from the originally proposed 66) located in the middle of the site. The land area for the Cluster Development is 120 acres. There will be a water and gas easement off Massachusetts Avenue which will end in a stub at Northfield Road. Sewer will be a gravity system to Maple Parkway and White Street to an existing stub on Massachusetts Avenue. There are two parcels at the north end of the site where a dry sewer system will be installed for any potential future development. There are nine detention basins. Project consists of three phases; Phase 1 – construct part of Highfield Road, utilities and 23± house lots, Phase 2 – construct part of Highfield Road, utilities and 16± house lots, Phase 3 – construct Summit Circle, Wachusett Way, remainder of Highfield Road, utilities and remaining house lots. WBA noted the wetlands and slopes greater than 15% grade exceeds 50% of the open space which is not in compliance with the Cluster Development Bylaw. WBA went through the February 4, 2016 review letter (on file in the Planning Office) from Robert Oliva, David E. Ross Associates, Inc. (DER) referring to plan revised through December 29, 2015. The applicant should provide a street light detail. The applicant is p roposing an E-One Sewer pump system. At the conclusion of the project, the applicant will be seeking Town acceptance of the streets and the proposed stormwater systems. The applicant is requesting the following waivers from the Rules and Regulation Governing the Subdivision of Land: Section 3.4.3.1.e)- Locating large diameter trees as the site is over 1 80 acres of woodland. A. Burney noted this Section does not apply. Section 3.4.3.1.e) is looking for the noting of natural features. This site is essentially comprised of woodlands. Section 3.4.3.6. – Locating existing large diameter trees to be retained. A. Burney recommended to the Board that all trees six (6”) inches or larger should be done. ===PAGE 2=== Minutes, Public Hearing Highfield Village (cont’d) February 22, 2016 Page 2 Section 4.6.1. – Requirement for no removal of trees over fifteen (15 ”) inch diameters outside the right of way. A. Burney recommended to the Board the applicant look mor e specifically in the area where the houses will be located. This also calls for discussion with the Conservation Commission. WBA noted that trees within the basin areas have been located with the opportunity of possible relocation of basins. Section 3.4.3.3.a)- Requirement to provide groundwater contours on plan. WBA noted soil testing had been supplied (2 -5 feet in depth). Section 3.4.5. – Requirement for soil testing data along proposed roadways. WBA noted it will be done prior to construction. Section 4.2.3.1. – Requirement for a 60 foot right of way for a secondary street in a “Type B” (subdivision with average lot size smaller than 80,000 s quare feet) subdivision. A. Burney noted that he did not feel a 60 foot right of way needed to be required for a residential road that doesn’t connect to other highly travelled roads; 50 feet is sufficient. Section 4.10.4.10. – Requirement for groundwater observations along proposed roadways. WBA noted borings and deep hole testing will be performed prior to construction. R. Oliva noted DER’s latest review letter was what was left over to get the plan to where they are now. As a whole, he is satisfied with the development from the standpoint of the Rules and Regulation Governing the Subdivision of Land and drainage. He has not gone through the subdivision as to any conservation issues. He brought to the attention of the Board that certain criteria must be met to be defined as a “Secondary Street” and he feels the applicant met those criteria. He also brought to their attention that flow from the first 110 feet of the proposed roadway will flow into Northfield R oad. This needs to be addressed. M. Allison inquired about the length restriction of dead end roads. A. Burney opined this is not a dead end r oad as it has secondary access from Massachusetts Avenue for emergency vehicles. The Board had concerns with the applicant complying with Section 5.6. Cluster Development in regards to the open space and wetlands. A. Burney will discuss with the Buildi ng Commissioner/Zoning Official. The applicant may have to seek relief from the Zoning Board of Appeals. The Protective Bylaw of the Town of Lunenburg , Section 5.6. Cluster Development, subsection 5.6.3. a) states that “Dwelling units shall be developed on a maximum of fifty percent (50%) of the land within the development, with the remaining fifty percent (50%) of the land being designated as permanent open space. Not more than ten percent (10%) of the open space shall consist of wetlands or land under water or land with a slope in excess of fifteen percent (15%).” Attorney Haverty, representing the applicant, addressed the process from when WBA took over the project from a previous engineering firm. He noted that any open space issues predated his in volvement. A. Burney noted he will look through the old project files and minutes as to the logic why the project is at the point it is regarding open space, ecological development , etc. Dennis Hirsch 915 Northfield Road- Concerned with possible future development encroaching on his land. He wanted parcels A and B to stay as conservation land. Attorney Haverty clarified that parcels A and B will be created as part of this subdivision, but the applicant does not own those two parcels and the access road i s by easement. The applicant will only be purchasing the area containing the development. Carl Luck, 50 Sunset Lane- Indicated on the Overview where the Sewer Service Area (SSA) stopped and there is no expectation of expansion. Attorney Haverty noted installation of dry sewer lines to parcels A and B are part of the applicant’s Purchase and Sales Agreement (P&S) with the property owner. That is why they are showing the area outside of the proposed development as dry sewer lines will be needed for any future development. Adam Burney recommend the Board require reference to the pump station be stricken from the Plan so it won’t be inferred that the Board endorses same. Attorney Haverty noted it will be looked into as long as it doesn’t violate the P&S . Phyllis Luck, 50 Sunset Lane - Confused by the Overview. A. Burney noted there are three parcels located t hrough the subdivision that will not be owned by the applicant. ===PAGE 3=== Minutes, Public Hearing Highfield Village (cont’d) February 22, 2016 Page 3 Robin Brideau, 897 Northfield Road- Concerned with traffic; would like to see lights on Rt . 13 and four way stop signs on New West Townsend Road and Northfield Road. It was noted that the applicant will be putting in infrastructure for lights at Rt. 13. The 2015 Traffic Analysis noted that the traffic generated by the proposed development is not expected to affect the safety and operations of the roadway network within the study area. Motion, K. Chenis to continue Hearing to March 28, 2016, 6:35 PM, Second, M. Allison, all aye. Recessed 9:40 PM Documents used: Project Overview Definitive Subdivision Plan dated 12/29/15 David E. Ross Associates, Inc. Review letter dated February 4, 2016 Whitman & Bingham associates Waiver Request letter dated February 3, 2016 Public hearing Minutes/2016/highfield village 02.08.16 ======================================================================================== DOCUMENT : 2016-02-22-minutes-3890.txt BOARD : planning-board DATE : 2016-02-22 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-02-22-minutes-3890.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02222016-3890 ======================================================================================== ===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 Information Meeting (cont’d) February 22, 2016 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 continuation with the reading of the statutory notice published in the Sentinel and Enterprise o n December 7, 2015. The Information Meeting was to hear and 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 Engineer, Mark Piermarini, Whitman & Bingham Associates (WBA) Legal counsel, Pierce Atwood LLP, Mark Beliveau KITE Architects, Inc., Christine West Unitil Project Manager, Jacqueline Agel Attorney Beliveau brought the Board u p to date on Unitil’s meeting with the Conservation Commission on February 17, 2016 by distributing various handouts including WBA letter to the Conservation Commission dated February 17, 2016 regarding stormwater regulations, a template of a Pole Storage Area Inspection Report, filing section of Form 10 -K, and photographs of the pole storage racks at the Fitchburg site. A revised plan was also submitted. Items had been added to the plan ; signage regarding snow storage, the lowering of visual and audio al arms for the 2,000 gallon tank, and added to the stormwater management plan for maintenance of the oil and gas separators . Unitil will return to the Conservation Commission on March 2, 2016. A sloped six inch (6”) berm has been added to the transformer s torage area for easier forklift access , spare transformer pad has been relocated to the rear, and snow storage bollards have been added to each corner. The pole storage area will be completely bermed with a wider berm at the front. Photographs were prese nted showing the pole storage racks at the Fitchburg site. The poles will be stored over asphalt. The Lunenburg facility will be an upgrade over the current Fitchburg facility . GZA reviewed plan set with focus on pole storage area. The recommendations of the GZA February 17, 2016 letter have been incorporated into the revised plans. GZA’s recommendation is for installation of a catch basin to drain to the transformer storage area. This results in the stormwater flow from the pole storage area moving t hrough two catch basins; one at the pole storage area and one at the transformer storage area. This will separate out a high percentage of any existing oils prior to dischar ge. Attorney Beliveau noted that the petro barriers are custom designed for each site. M. Allison had concern that there was not enough ground cover for the barrier which might lead to its freezing, but the applicant noted that is not an issue. Attorney Beliveau noted these barriers are designed to function in the elements. The Board would like to see specific detail on the petro barrier going into the five foot manhole; design aspects, how fast water flows through, etc. WBA noted as these are custom made, piping for a 100 year storm was requested. ===PAGE 2=== Unitil Information Meeting (cont’d) 02.22.16 Page 2 Forty to fifty poles will be stored on site; enough to cover a moderate storm event. Carl Luck, 50 Sunset Lane - Could there be a conventional retention pond on west side of site for stormwater runoff? WBA noted that this is a redevelopment project and they are trying to maintain the vegetation instead of opening it up to a basin ; it has been reviewed by GEI. In a redevelopment project, the state looks for the applicant to do as much as practicable without causing extreme financial hardship. Reviewing Engineer Jeffrey Walsh, Graves Engineering, Inc. (GEI) reiterated same, noting that the applicant is supposed to meet service standards to the most practicable extent. Unitil has exceeded compliance with the regulations. GEI rev iewed GZA’s report and also contacted Solidification Products International Inc. The petro plug is typically used in vertical pipes for outdoor application, in both warm and cold environments. GEI needs to review the latest plan. Having met with the Sewer Commission, he suggests the project engineer upsize the oil grid separator line. D. McQuaid noted an outstanding topic is the construction detail of the petro barrier in the catch basin and GEI’s review of same. Motion K. Chenis to continue Information Meeting to March 14, 2016, 6:35 PM, Second, M. Allison, all aye. Information Meeting recessed 8:05 PM Documents used at meeting: Site Plan Revised 2/22/16 Pole Storage Photographs Form 10-K Pole Storage Area – Template Inspection Report Whitman & Bingham Associates letter dtd 2/17/16 to the Con Comm Minutes/information meetings 2016/Unitil – 357 Electric Avenue_02.22.16 ======================================================================================== DOCUMENT : 2016-03-14-agenda-3876.txt BOARD : planning-board DATE : 2016-03-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-03-14-agenda-3876.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03142016-3876 ======================================================================================== ===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, March 14, 2016 – 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 PLANS: O’Brien Homes, Inc. & John Aro, 390 & 400 Howard Street, Whitman & Bingham Associates Sean Roberts, 1346 Lancaster Avenue, Whitman & Bingham Associates 4. 238 Fire Road 16 5. INFORMATION MEETINGS: WalMart, 301 Massachusetts Avenue Unitil (cont’d), 357 Electric Avenue 6. PUBLIC HEARING: Zoning Articles for May 2016 Town Meeting 7. MINUTES APPROVAL: 2/22/16 Highfield Village 2/22/16 339 Electric Avenue 2/22/16 Unitil 2/22/16 8. COMMITTEE REPORTS: Building Reuse Committee, Capital Planning Committee, Agricultural Commission, Storm Water Task Force, 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 10. DIRECTOR’S ITEMS: 339 Electric Avenue- Sign Board Decision Town Meeting- May 7, 2016 Site Plan Approval/Special Permit/Rules and Regulations 11. NOTICES & COMMUNICATIONS 12. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated March 28- 274 Prospect Street & Highfield Village April 11 April 25 13. PUBLIC COMMENT 14. BOARD COMMENT/CONCERNS 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2016-03-14-agenda-3877.txt BOARD : planning-board DATE : 2016-03-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-03-14-agenda-3877.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03142016-3877 ======================================================================================== ===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 March 14, 2016 , 6:35 PM, Town Hall, 17 Main Street, Lunenburg, MA t o hear and discuss a site plan review under Section 8.4. of the Protective Bylaw of the Town of Lunenburg. The application is for outdoor display and sale of goods at the retail location located at 301 Massachusetts Avenue, (Map 074, Parcel 0073) Lunenburg, MA. Applicant is Walmart, 702 SW 8th St., Bentonville, AR 72716 . Property owner is Brixmor Property Group 111 Middlesex Tpke. 2nd Floor, Burlington, MA 01803 . The application and plans are available for viewing in the Planning Office. Dpr/Walmart_301 mass ave/03.14.16 legal ======================================================================================== DOCUMENT : 2016-03-14-agenda-3878.txt BOARD : planning-board DATE : 2016-03-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-03-14-agenda-3878.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03142016-3878 ======================================================================================== ===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 March 14, 2016, 6:35 PM, Joseph Bilotta Meeting Room, Town Hall, 17 Main Street, Lunenburg, MA 01462 to amen d the Protective Bylaw of the Town of Lunenburg by deleting Section 8.4. Development Plan Review and replacing it with a new Section 8.4. Site Plan Approval, deleting Section 6.1.2. Design of Off Street Parking and Loading Spaces and 6.4.3. Design Requirem ents, and replacing it with a new Section 6.4.3. Off Street Parking Design Standards, amend Section 3.1. Types of Districts by deleting “fourteen (14)” and substituting “fifteen (15)”, amend Table of Contents by deleting “8.4. Development Plan Review” and substituting “8.4. Site Plan Approval”, and to hear a petition request for rezoning of 1026 Northfield Road, Map 37, Parcel 12, from Recreational District to Residence A District. Copies are on file in the Planning Office. Notice of said hearing will be d uly posted in the usual posting places. ======================================================================================== DOCUMENT : 2016-03-14-agenda-3887.txt BOARD : planning-board DATE : 2016-03-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-03-14-agenda-3887.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03142016-3887 ======================================================================================== ===PAGE 1=== Planning Board Meeting- Unitil1. ======================================================================================== DOCUMENT : 2016-03-14-minutes-3876.txt BOARD : planning-board DATE : 2016-03-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-03-14-minutes-3876.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03142016-3876 ======================================================================================== ===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 March 14, 2016 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Damon McQuaid, Kenneth Chenis, Gregory Bittner, David Prokowiew, Adam R. Burney Absent: Matthew Allison ANR PLANS: 390 & 400 Howard Street - Parcels C-1, C -2 and C -3 are owned by John Aro. Parcels A -1 and A -2 are owned by O’Brien Homes, Inc. Parcels A-1, A-2, C-1, C-2 and C-3 are not building lots. Parcels A -2 and C-1 will be conveyed to Rennie Shattuck to add to their property and form one single lot. Parcels C -2 and C -3 will be conveyed to O’Brien Homes and added to the existing Parcel A-1. Plan endorsed by Board. 1346 Lancaster Road- Parcel 1 is not to be considered a building lot; will be kept as raw land. Plan endorsed by Board. APPOINTMENT: 238 Fire Road 16 - K. Chenis recused himself due to a conflict of interest . Applicant J&A Realty Trust represented by Attorney Peter Knox. In order to secure a building permit for a sin gle residence, the Applicant came before the Board in December 2015 seeking a determination that 238 Fire Road 16 was considered a buildable lot. At that time the Board brought forth multiple issues which they wanted review ed by Town Counsel, the main ones being critical/vital access and right to use the access. Town Counsel determined that if a prescriptive easement had been established under the law , the applicant could move forward. In order for the Board to make a decision on vital access of the road the Board would need to hear a perimeter ANR Plan. Due to cost, the Applicant continued the discussion to t his evening to present legal arguments to support the use of the road and an ANR Plan prior to submission . A memorandum was submitted by Attorney Knox. The Fire Chief previously noted to A. Burney that the emergency apparatus could access Fire Road 16. The Fire Department also has an automatic aid agreement with Shirley for a response on structure fire calls. The Applicant submits that a prescrip tive easement has been established and exists as to the allowed use of the Fire Road as a public way. Motion, D. Prokowiew, that a prescriptive easement has been determined, Second, G. Bittner, all aye. The next step will be an ANR Plan for a single lot. At the time of ANR Plan endorsement the Board will certify that Fire Road 16 has vital access. INFORMATION MEETINGS: WalMart, 301 Massachusetts Avenue- see separate minutes Unitil, 357 Electric Avenue (cont’d)- see separate minutes PUBLIC HEARING: Zoning Articles for May 2015 Town Meeting- see separate minutes MINUTES APPROVAL: All minutes signed. 2/22/16- Motion, K. Chenis, Second, D. Prokowiew Highfield Village 2/22/16- Motion, K. Chenis, Second, G. Bittner 339 Electric Avenue, 2/22/16- Motion, K. Chenis, Second, D. Prokowiew Unitil 2/22/16- Motion, K .Chenis, Second, D. Prokowiew ===PAGE 2=== Minutes 03.14.16 Page 2 COMMITTEE REPORTS: Building Reuse Committee- No meeting Capital Planning Committee- No report Agricultural Commission- No report Storm Water Task Force- A. Burney noted the SWTF is taking six portions of the MS4 permit and investigating what is required to meet MS4 permitting. MJTC- Town received request for traffic counts from MRPC. Requests due to MRPC by May 1 st. Board will discuss at Ap ril 11th meeting. MRPC- Noted CPTC Annual Conference taking place March 19 th. M. Allison and G. Bittner attending. Open Space Ad Hoc Committee- No meeting School Building Committee- Meeting March 23rd. Green Community Task Force (GCTF)- No meeting BOARD CONCERNS/COMMENTS: D. McQuaid broached subject of limiting committee reports to the 2 nd meeting of each month. Board members opined they would like to continue with each meeting. Consensus was if there are time sensitive issues to impart it can be don e during Public Comment at the beginning of the Board meeting; otherwise, reports will be during the 2 nd meeting of each month. G. Bittner feels there could be better communication between Boards/Commissions. DEVELOPMENT STATUS REPORTS: Definitive Subdivision, 50 Elmwood Road- Foundation and backfilling taking place. DIRECTOR’S ITEMS: 339 Electric Avenue- Decision- Decision signed by Board. Town Meeting, May 7, 2016- noted MEETING SCHEDULE: March 28- 274 Prospect Street Continuation Highfield Village Continuation April 11 April 25 ADJOURNMENT: 9:10 PM Documents used at meeting: Minutes 02/22/16 Minutes 02/22/16 Unitil Minutes 02/22/16 Highfield Village Minutes 02/22/16 339 Electric Avenue ANR Plan, 390 & 400 Howard Street ANR Plan, 1346 Lancaster Road 339 Electric Avenue Decision Memorandum in Support of Allowed Use of Fire Road 16 Created by a Prescriptive Easement Minutes/2016/02.22.16 ======================================================================================== DOCUMENT : 2016-03-14-minutes-3877.txt BOARD : planning-board DATE : 2016-03-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-03-14-minutes-3877.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03142016-3877 ======================================================================================== ===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 Minutes Informational Meeting WalMart - 301 Massachusetts Avenue March 14, 2016 Meeting Posted: Yes Time: 6:35 PM Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Present: Damon McQuaid, Kenneth Chenis, Gregory Bittner, David Prokowiew, Adam R. Burney Absent: Matthew Allison The Information Meeting was to hear and discuss an application for a development plan review under Section 8.4. of the Protective Bylaw of the Town of Lunenburg for outdoor display and sales of goods at WalMart, 301 Massachusetts Avenue. WalMart was represented by store manager Mark Masicotte and engineer Alan Carpenter , PE of CPH, 520 Hartford Turnpike, Vernon, CT. The Zoning Board of Appeals granted a Special Permit on October 28, 2015 for outdoor display area of four (4’) feet by ninety - five (95’) foot area to the left of the entrance to display seasonal items. Applicant wishes to utilize a 4x95 foot area (380 square feet) to the left side of the s tore under the exist ing canopy for outside display. The display will extend four feet out from the side of the building. The pedestrian access area in front of the store extends out ten feet so ample walkway will remain for pedestrians. Outdoor display will be yearly from April 1 to November 1. The outdoor display area will not impact any parking spaces. Motion, K. Chenis to approve plan for outdoor display, Second, D. Prokowiew, all aye. Information Meeting closed 7:00 PM. Documents use at meeting: Application Packet Minutes/Information meeting 2016/301 massachusetts avenue 03.14.16 ======================================================================================== DOCUMENT : 2016-03-14-minutes-3878.txt BOARD : planning-board DATE : 2016-03-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-03-14-minutes-3878.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03142016-3878 ======================================================================================== ===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 Minutes Public Hearing Town Meeting Warrant Articles March 14, 2016 Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:35 PM Present: Damon McQuaid, Kenneth Chenis, Gregory Bittner, David Prokowiew, Adam R. Burney Absent: Matthew Allison Chair D. McQuaid opened the Hearing with the reading of the notice published in the Sentinel and Enterprise on February 29 and March 7, 2016. The Hearing was to to amend the Protective Bylaw of the T own of Lunenburg by deleting Section 8.4. Development Plan Review and replacing it with a new Section 8.4. Site Plan Approval, deleting Section 6.1.2. Design of Off Street Parking and Loading Spaces and 6.4.3. Design Requirements, and replacing it with a n ew Section 6.4.3. Off Street Parking Design Standards, amend Section 3.1. Types of Districts by deleting “fourteen (14)” and substituting “fifteen (15)”, amend Table of Contents by deleting “8.4. Development Plan Review” and substituting “8.4. Site Plan Ap proval”, and to hear a petition request for rezoning of 1026 Northfield Road, Map 37, Parcel 12, from Recreational District to Residence A District. 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 “Recreational District” to “Residence A District” land described as parcel currently designated Parcel 12 on Assessor’s Map 37. Presentation made by petitioner Ron Smith, 110 Old Farm Road. Front of property is zoned Residence A; rear is zoned Recreational. He gave a brief history of the land, noting it was zoned Residence A approximately 25 years ago. It went to dual -zoning in 1990 in anticipation of the golf course buildout when Recreation District zoning was adopted. He noted concern of any possible issues in the future if it retains the double zoning. He would like to put it back to the original zoning of Residence A. Motion, K. Chenis to endorse petition to rezone from Recreation District to Residence A District land described as Parcel 12, Map 37, Second, D. Prokowiew. All aye. ===PAGE 2=== Minutes TM Warrant Article 03.14.16 Page 2 Article 8.4. Site Plan Approval 8.4.1. Purpose The purpose of the Site Plan Review Bylaw hereby established is to protect the safety, public health, convenience and general welfare of the inhabitants of the Town by ensuring that the design and layout of certain developments permitted by right or b y Special Permit will constitute suitable developments and will not result in a detriment to the neighborhood or the environment. 8.4.2. Applicability 8.4.2.1. Projects Requiring Site Plan Review a) New construction or exterior expansion of any non -residential building or multi-family dwelling containing more than four (4) units. "Expansion" shall include a floor space increase of 5,000 square feet or 25% or more within any ten (10) year period, whichever is less. b) The construction or enlargement of any multi -family dwelling containing more than four (4) units, or buildings accessory to such dwellings, including such dwellings on contiguous lots under the same ownership. c) The construction, rehabilitation, of a building involving ten (10) or more parking spaces. d) The construction, reconfiguration or renovation of parking facilities, with the exception of normal maintenance. e) Any use designated that is grated a Special Permit or Variance by the Zoning Board of Appeals. f) Any change of use within an existing building or site. g) Any child care facility. 8.4.3. Procedure 8.4.3.1. Applications are to be prepared in accordance with the Planning Board Rules and Regulations for Site Plan Approval and Special Permit. These plans are to be submitted to the Planning Office in the amount outlined in the aforementioned document. 8.4.3.2. Public Hearing on Site Plans a) The Planning Board shall hold a public hearing within sixty -five (65) days of the receipt of a complete application and shall take final action within ninety (90) days from the time of the hearing, as provided for in MGL Chapter 40A, Sections 9 and 11. b) The Planning Board's final action, rendered in writing, shall consist of either: 1. Approval of the site plan based upon determination that the proposed plan will constitute a suitable development and is in compliance with the standards set forth in this Bylaw; or 2. Disapproval of the site plan based upon a determination that the proposed plan does not meet the standards set forth in this Bylaw; or 3. Approval of the site plan subject to any condition, modification or restriction required by the Planning Board whi ch will ensure that the project meets the standards set forth in this Bylaw. 8.4.3.3. Failure of the Board to take final action upon an application for Site Plan Review within the time specified above shall be deemed to be approval of said application. Upo n issuance by the Town Clerk of an appropriate certification that the allowed time has passed without Planning Board action, the required building permits may be issued. 8.4.4. Site Design Principles 8.4.4.1. All Site Plan Review applicants shall adhere to the following general principles when designing a site plan for land within the Town of Lunenburg. a) Landscaping Within the Setbacks: Applicants are expected to design setbacks with landscaping, maintain the landscaping and replace any landscaping that has not fully established itself. Front yard setback landscaping shall consist of street trees, low -level plantings and other visually unobtrusive flora. Landscaping shall be situated in a manner such that vehicular and pedestrian sight lines are not restricted. b) Driveways and Curb Cuts: Entrance and exit location shall be designed to facilitate safe traffic movement both on and off the site as well as internally. Curb cuts are limited to as few as practicable for the length of street frontage with adequate separation from adjacent parcels, other curb cuts and intersections. c) Service Roads/Connection of Parking Lots: To minimize turning movements onto adjacent public ways, developers are encouraged to provide internal circulation systems (service roads) that con nect to adjacent developments (parking area to parking area). Site plans that propose service roads and/or connection of parking areas shall show on the plan how the connection of parking areas will be achieved and have a deeded agreement and easement from the abutter. d) Parking and Loading Areas: 1. Access locations shall be designed to encourage unimpeded traffic flow with controlled turning movements and minimum hazards to vehicular and pedestrian traffic. 2. Facilities and access routes for deliveries, servi ce and maintenance shall be separated, where practical, from public access routes and parking areas. 3. Parking facilities shall be designed to prevent parked cars from damaging trees, shrubs and curbing, and shall not disrupt pedestrian walkways. ===PAGE 3=== Minutes TM Warrant Article 03.14.16 Page 3 4. Walkways shall be separated from areas of vehicular traffic and designed to minimize stormwater runoff while maximizing access. 5. These facilities shall include appropriate landscaping, pedestrian access and multi-modal parking accommodations. e) Stormwater Management (Grading and Drainage): All site plans shall be designed to comply with DEP (Department of Environmental Protection) Stormwater Management Standards. Furthermore, the use of Low Impact Development, infiltration of stormwater and reduction of impervious surface are strongly encouraged. f) Lighting: Lighting designs shall be Dark Sky compliant. This includes all exterior lights being designed and installed in such a manner as to prevent objectionable light at (and glare across) the property lines. Developments shall eliminate glare onto adjacent properties through the use of lighting shields, earthen berms, addition of new landscaping and/or retention of existing natural vegetation. 8.4.5. Standards for Site Plan Review 8.4.5.1. In reviewing a site plan application, the Planning Board shall take the following items into consideration: a) Compliance with all applicable provisions of the Lunenburg Protective Bylaw; Planning Board Rules and Regulations for Site Plan Approval and Special Permit; and Subdivision Regulations. b) Traffic safety and ease of access at street and highway entrances and exits, to be determined by 1. The adequacy of grades, 2. The presence of sight distances that are appropriate for the design speed of the road, as determined by ASHTO, 3. Minimum safe distance between such exits and entrances, and 4. The existence of proper alignment or safe distance from proximal existing street(s) and driveway entrances. c) Safety and adequacy of driveway layout and pedestrian w alkways; off -street parking areas; off -street loading areas for materials and products; to be determined by 1. Adequate access for service and emergency vehicles, 2. Proper separation of pedestrian and vehicular facilities, 3. The presence of separated facilities for delivery of goods, and 4. Acceptable traffic patterns to/from the site entrance/exit and within the parking facilities. d) Safe and adequate means of disposal of sewage, garbage and rubbish. e) Safe and adequate water supply and distribution; including sufficient water and facilities for firefighting on the site. f) Safe and adequate storm drainage consistent with 1. building and surface coverage, 2. grade and slopes, 3. soils and 4. water table All of which shall result in zero increase in the rate of runoff from the sit e, as measured by the 2 -Year (24-hour) and 10 -Year (24-hour) Storm Event Standards; and there will be no negative impacts to downstream property -owners in a 100 -year (24 - hour) storm event. The stormwater system shall meet all the requirements and standards of the Massachusetts Stormwater Management Standards, as amended. g) Prevention of soil erosion during and after construction; provisions for an increase in the volume of runoff of surface water from the site and the protection of adjacent areas against det rimental or offensive uses on the site by the provision of adequate buffers against light, sight, sound, dust and vibrations. h) Open space provisions and landscaping, including the maximum retention of on-site natural features. i) Placement of underground utilities, night lighting and signs. j) Compatibility of soil and subsoil's to type and intensity of development. k) No exterior lighting shall shine directly on adjacent properties, or in such a manner as to create a nuisance on such properties or a hazard on public ways. To ensure exterior lighting conforms to this provision the following conditions shall be met. 1. For the proposed use all lighting installed shall conform to the standards outlined in The Illuminating Engineering Society of North America Lighting Manual. 2. All lighting, with the exception of security lighting, shall be turned on no earlier than one half hour prior to the business opening and turned off no later than one half hour after the business closing. 3. The Lighting Plan shall meet the req uirements outlined in the “Lighting Plan Submissions” section of the Dark Sky Society’s 2009 Guidelines for Good Exterior Lighting Plans, as amended; 4. All fixtures u sing LED lighting shall be in the range of “warm -white” or shall be filtered LEDs that m eet the standard of CCT < 3,000 K or have a S/P ratio < 1.2) ===PAGE 4=== Minutes TM Warrant Article 03.14.16 Page 4 l) Snow storage areas shall be shown on the site plan and shall not interfere with sight distances at points of ingress/egress to a site or pedestrian /vehicle circulation, nor shall it adversely impact surrounding water bodies, streams, wetlands, or other resource areas as defined in Chapter 131 section 40 Massachusetts General Laws, and the Lunenburg Wetlands Bylaw, as amended. 8.4.6. Modifications to an Approved Site Plan 8.4.6.1. Once a site plan has been approved by the Planning Board, said plan shall not be changed, amended or modified without approval of the Board. There shall be only one final site plan in effect for a parcel of land at a time. 8.4.7. Construction of an Approved Site Plan 8.4.7.1. Construction on a site with an approved site plan must be started within one (1) year from the date of the Planning Board's approval of the site plan. Site plan approval may be extended for one (1) year a t the discretion of the Board after receipt of a written request from the landowner, showing good cause. If one year has elapsed from the date of approval; and no extensions have been granted; or if one year has elapsed since the granting of said extension ; the final site plan approval shall become null and void without requiring any further action by the Planning Board. This time period shall not include del ays resulting from litigation. 8.4.7.2. No permit to build, alter or expand any building or structur e, or change of use requiring Site Plan Review under this Bylaw shall be issued by the Building Inspector; nor shall any construction commence before a written statement of Approval or Approval with Conditions has been issued by the Planning Board. 8.4.7.3. The Building Inspector may inspect a site under construction for compliance with the approved site plan. 8.4.8. Enforcement 8.4.8.1. It shall be the duty of the Building Inspector/Zoning Enforcement Officer to administer and enforce the provisions of this Bylaw. 8.4.8.2. The Planning Board shall provide a schedule of inspection fees to be paid by the applicant prior to the start of construction. 8.4.8.3. The Planning Board may use inspection fees paid by the applicant to offset the cost of hiring any additional engineers or inspectors necessary to monitor all phases of construction covered by an approved site plan. 8.4.8.4. If work is not performed per the approved plan, including all conditions, the Building Inspector/Zoning Enforcement Officer has the au thority to issue a cease and desist order per the Planning Board Rules and Regulations for Site Plan Approval and Special Permits, as amended. 8.4.8.5. "As Built" plans, certified by a registered professional and noting any change from the approved plan, shall be filed with the Building Inspector and the Planning Board before a Certificate of Completion shall be issued. 8.4.8.6. Building Inspector shall issue a Certificate of Completion when all construction has been performed and all other requirements have been met in compliance with the approved site plan. A copy of the Certificate of Completion will be filed with the Planning Board. 8.4.8.7. No Certificate of Occupancy shall be issued for any structure or use subject to site plan review unless a Certifi cate of Completion has been issued. 8.4.8.8. The Building Inspector may issue a Temporary Certificate of Occupancy for a period of one (1) year if the required construction has been substantially completed and the permitted uses of the development can be c arried on in a safe and convenient manner. 8.4.9. Rules and Regulations 8.4.9.1. The Planning Board may adopt such rules and regulations for carrying out its duties under this Section. The Board may, where such action allowed by law, in the public interest and not inconsistent with the purpose and intent of this Bylaw, waive strict compliance with any requirement of this Site Plan Review Bylaw or its rules and regulations. 8.4.9.2. The Planning Board may periodically amend or add rules and regulations relat ing to the procedures and administration of this Site Plan Review Bylaw, by majority vote of the Board, after conducting a public hearing to receive comments on any proposed revisions. Such hearing dates shall be advertised in a newspaper of general local circulation, at least seven (7) days prior to the hearing date. 8.4.10. Appeals Procedure 8.4.10.1. Any person aggrieved by any decision of the Planning Board or Building Inspector regarding a Site Plan Review application may appeal that decision per M.G.L Chapter 40A Section 17, as amended. A . Burney noted DRAFT Board Rules and Regulations for Special Permits and Site Plan Approval that would be adopted by the Board if the Town votes to approve the above Article. Motion, G. Bittner, to endorse Section 8.4. Site Plan Approval, Second, D. Prokowiew. All aye. ===PAGE 5=== Minutes TM Warrant Article 03.14.16 Page 5 Article 6.4.3. Off-Street Parking Design Standards General Parking & Loading Provisions a) Location 1. Required off-street parking spaces shall be pro vided on the same lot as, and loading bays shall be provided next to, the principal or accessory use they are required to serve. 2. No area may be utilized and counted as both a req uired parking space and a required loading bay, without the approval of the Planning Board. Shared parking/loading areas shall only be used for loading prior to opening or after closing of all uses located on the site in question. However, maneuvering aisl es and driveways may serve both required parking and loading bays if they meet the design standards of each. Existing areas used for both parking and loading shall be counted for loading purposes. 3. Required off-street parking spaces or loading bays may be wholly or partly enclosed in a structure. 4. Off-street parking spaces required for two or more building s, uses, or establishments on a single lot may be provided in a common lot. b) Driveways 1. Each parking space and loading bay shall be connected by a driveway to a street or to an interior drive that leads to a street. 2. The number of driveways permitting entrance to and exit from a lot shall be limited to two per street line. Driveways shall be located to minimize conflict with traffic on public streets and where good visibility and sight distances are available to observe approaching pedestrian and vehicular traffic. 3. All curb cuts and access driveways shall be located in the Zoning District in which the site’s primary use is permitted. 4. The maximum grade of any outdoor driveway is 12%. c) Setbacks 1. Each parking space or driveway serving a one -family or two-family dwelling shall be set back five feet from any side lot line and rear lot line, with the exception of common driveways and shall be designated on a plan. 2. No parking is permitted in the front yard other than in a designated parking space or driveway. 3. All paved parts of all parking spaces, driveways and maneuvering aisles shall be set back from any wall of a principal building and from any lot line or zoning boundary line as indicated in the following table: District Residential District Line Street Line All Other Lot Lines Wall of Principal Building RA; RB; O; R, VCD N/A 25 5 5 LB/R; 25 25 10 5 RC; C 40 30 15 5 OP/I 50 30 5 *all measurements are in feet Exceptions to the Table Are: a. One and Two-Family homes. b. A parking space located within a structure otherwise permitted in such area 4. No parking space, internal driveway or loading bay, whether required or otherwise provided, shall be located, wholly or partly, within the right-of-way of a street. 5. All access to parking shall be by driveways meeting the requirements of this Section; curbs, wheel stops, screening or similar barriers must be installed to prevent vehicles from being parked or driven within required setback areas. d) Screening for Parking 1. In all residential and mixed uses, or on a lot in any district which abuts or is across the street from a residential use, any outdoor parking lot, all loading bays, maneuvering aisles and driveways shall be screened in a manner to protect abutting lots from the glare of headlights, noise and other nuisance factors. 2. Any parking lot, which is a principal use, must be screened along driveways and around the entire perimeter of the parking lot. The entrance to driveways, to the extent practicable, shall be located on the side near nonresidential uses or on streets or highways leading to nonresidential areas. 3. Screening shall consist of: a. A strip of land at least four feet wide, densely planted with combination of shrubs, and trees with or without earthen berms which are at least four feet high at the time of planting and which are of a type that may be expected to form a year-round dense screen at least six feet high within three years; ===PAGE 6=== Minutes TM Warrant Article 03.14.16 Page 6 b. A wall, barrier, or fence of uniform appearance at least five feet high above finished grade. Such wall, barrier or fence may be opaque or perforated, provided that not more than 50% of the face is open; or c. Any combination of a & b approved by the Planning Board through Site Plan Approval. 4. Such screening shall be maintained in good condition at all times. Such screening or barrier may be interrupted by entrances or exits and shall have no signs attached thereto other than those permitted in the district. e) Design Standards 1. Dimensions a. Parking spaces and maneuvering aisles shall have the minimum dimensions set forth in the following table and elsewhere in this section: Table 1 S = Standard Parking Space C= Compact Parking Space Angle of Parking Width of Parking Space Depth of Parking Space** Width of Maneuvering Aisle Unit Parking Depth S C S C S C S C 61 to 90 9* 8.5* 19 15 22 20 60 50 46 to 60 9 8.5 19 15 16 15 56 48 45 9 8.5 19 15 14 13 53 47 Parallel 8 8 22 18 12 12 n/a n/a NOTES: * Where one or both of the long sides of a parking space abut a wall or similar obstruction, the width shall be 12 feet ** Up to 2 feet of unpaved landscaped space may be included in the depth provided there are no obstructions to the vehicles overhang. b. To count as a required parking space, a parallel parking space shall have maneuvering space at least 20 feet deep in front of it in an aisle parallel to and abutting such parking space. c. Where columns of a building or structure are located in a parking lot (such as a parking garage under a building) no part of a column may be within three feet of a maneuvering aisle or within the minimum dimensions of a parking space. d. The width of a driveway for one -way use shall be a minimum of ten (10) feet and for two -way use shall be a minimum of twenty (20) feet and a maximum of thirty (30) feet, as measured at the setback line. e. Where access or egress is provided for a parking lot, or one or more loading bays, such access or egress shall be so arranged to provide a circulation system or maneuvering space on the lot so that all vehicles may exit from and enter onto a public street by being driven in a forward direction and no vehicle shall b e required to enter or leave by backing and no vehicle shall have to stand within a street right-of-way waiting to enter the lot. 2. Number of compact car spaces. In parking lots c ontaining more than 20 spaces, not more than 33% of such spaces may be designed for use by compact cars. Such compact car spaces shall be located in one or more continuous areas and shall not be intermixed with spaces designed for standard cars and shall b e clearly designated by signs or pavement marking. In parking lots with 20 or fewer parking spaces, spaces designed for use by compact cars are not permitted. 3. Loading bays. All r equired loading bays must have minimum dimensions as follows: 30 feet long, 12 feet wide and 14 feet high. Each loading bay shall have a maneuvering space equal to its length. Where the long portion of a loading bay abuts a wall, column or other obstacle, or in other cases where the permitting authority requests, evidence shall be provided that the loading bay and its maneuvering space are adequate to accommodate large motor vehicles and trailers. All required loading bays shall have an adequate travel isl e to provide access. This may be separately located or through the parking area. In either instance the “Truck Route” shall be clearly delineated by signage or pavement marking. An adequate travel path shall provide width and turning radii appropriate to a WB-55 or the largest truck expected to deliver goods to the site, whichever is larger. 4. Marking. In a parking lot or loading area, the surface of the parking lot or loading area shall be painted, marked or otherwise delineated so that the location of the parking spaces and loading bays is apparent, and signs shall be erected indicating that loading bays, and, if necessary, compact or other reserved parking spaces, are reserved for such use. Where 50% or more of the required parking spaces in a parking lot are assigned, such as to individual employees or to dwelling units in a dwelling, parking spaces for guests or visitors to the use or establishment, not to exceed 10% of the requi red parking spaces, shall be located and designated, by signage or pavement marking, as visitor parking near the principal entrance to the building which they serve. 5. Availability. To ensure the availability and utilization of required parking spaces and loading bays on a year-round basis: a. Unless authorized by Special Permit or Site Plan Approval, no fee or other charge to the parker, in addition to a lease or purchase agreement applicable to occupants generally, shall be made for a parking space or loading bay required to serve a use, building, or establishment. ===PAGE 7=== Minutes TM Warrant Article 03.14.16 Page 7 b. Each required off-street parking space and loading bay shall be designed so that any motor vehicle may proceed to and from said space without requiring the moving of any other vehicle or by passing over any other space or bay. c. Parking spaces for vehicles larger than automobiles, such as large trucks or buses, shall be specifically identified on the off-street parking and loading plan and shall be of such dimension as to accommodate the specified type of vehicle. Such vehicles shall be permitted to park only in the spaces so identified and approved. 6. Snow storage. An aggregate area equal to, at a minimum, ten percent (10%) of the paved area shall be set aside for snow storage. Snow storage shall be designated, at a minimum, in two separate and distinct places on the property. These areas shall be located on the submitted off-street parking and loading plan. In addition snow storage shall be prohibited from: a. Being located on/in stormwater structures or ponds; b. Impacting the sight lines at intersections both within the site and where the site driveway meets public roads. c. Being located in/on off-street parking spaces that are required per the Protective Bylaw. 7. Surfacing and drainage. a. All required parking spaces and loading bays, maneuvering aisles, and driveway s shall have a durable, dustless, all - weather surface suitable for year-round use, such as asphalt or concrete, and shall dispose of surface water by grading and drainage in such a manner that no surface water shall drain onto any public way or onto any lo t in other ownership. b. It is the intent of this Section that the paved surface of a parking lot or loading area shall be limited to such areas as are necessary for the parking spaces, loading bays, maneuvering aisles, and driveways required to meet the p rovisions of this Section. The off-street parking and loading plan required by this Section shall demonstrate that all paved areas associated with a parking lot are necessary for the storing, standing, or maneuvering of vehicles; the permitting authority may deny the request for a permit when more area is paved than is necessary to comply with the provisions of this section. 8. Grade. The maximum grade of any required maneuvering aisle, parking space, or loading bay shall be 10%. 9. Landscaping. a. On at least three sides of the perimeter of an outdoor parking lot containing 20 or more parking spaces, there mus t be at least one tree for every eight parking spaces abutting the perimeter; such trees must be spaced so that some part of a parking space is not more than 30 feet from a tree. b. In the interior part of an outdoor parking lot where two rows of parking s paces containing a total of 10 or more parking spaces face each other, a landscaped open space not less than five feet in width must be provided. The landscaped strip may be provided either: i. Between the rows of parking spaces parallel to the aisle; or ii. In two or more strips parallel to the spaces and extending from the aisle serving one row of spaces to the aisle serving the other row of spaces. There must be, in each such strip, at least three trees and in all such strips not fewer than one tree for every eight parking spaces in the interior part of the parking lot. Trees must be spaced so that some part of each parking space is not more than 30 feet from a tree. c. Trees required by this Section shall be at least two inches in diameter at a height four feet above the ground at time of planting and shall be of a species characterized by suitability and hardiness for location in a parking lot. To the extent practicable, existing trees shall be retained and used to satisfy this Section. 10. Exception for one -family or two -family dwelling. The provisions (ADD CITATION) with regard to backing into a public street, marking of pavement, moving of vehicles and surfacing and drainage shall not apply where parking is provided for any one-family or two-family dwelling. f) Bicycle Parking 1. Required spaces. In any parking area with twenty or more spaces as defined in the parking and loading tables, a minimum of two bicycle parking spaces shall be provided, and one additional bicycle parking space shall be provided for each increment of 20 motor vehicle parking spaces over 40 vehicle spaces. 2. Placement and access. B icycle parking shall be located near the primary entrance(s) of the building. Half of the bicycle parking spaces shall be provided as long -term parking, safe and secure from vandalism and theft and protected from the elements. The other half shall be provi ded as short-term (customer or visitor) parking, and short -term parking spaces shall be visible and convenient to the building entrance. Bicycle parking apparatus shall not be installed in a manner that will cause obstruction of pedestrian or motor vehicle traffic. Bicycle parking shall be situated in such a way that normal snow removal activities and snow storage do not impact the bicycle parking facility. 3. Dimensional Regulation. Each bicycle parking space shall be sufficient to accommodate a bicycle six feet in length and two feet in width. ===PAGE 8=== Minutes TM Warrant Article 03.14.16 Page 8 4. Design. Bicycle par king apparatus shall be of a high -security design to which the frame and wheel of a parked bicycle may be attached; installed in a visible location to deter vandalism and theft; and permanently mounted to the ground or to a building or other immovable stru cture. Inverted-U-frame or other racks that support the bicycle at two or more points above the center of gravity are required. Add 6.4.3.b)5. – “No driveway shall require that vehicles back out onto public or private ways. ” Change 10. To read “Exception for one-family or two-family dwelling. The provisions of 6.4.3.b)5; 6.4.3.e) 4. 5. & 6. with regard to backing into a public street, ma rking of pavement, moving of vehicles and surfacing and drainage and snow storage shall not apply where parking is provided for any one-family or two-family dwelling.” Motion, D. Prokowiew, to endorse Article as amended, Second, G. Bittner; discussion - K. Chenis brought up d)3. a. Replace “which are at least four feet high” with “which shall have a combined height of at least four feet high”. 9.a. – replace “30 feet from a tree” with “30 feet from the center line of a tree”. 9.b.ii. - replace “30 feet from a tree” with “30 feet from the center line of a tree”. D. Prokowiew, Motion amended to include above changes, Second, G. Bittner. All aye. Article To see if the Town will vote to amend the Zoning Bylaw by amending Section 3.1. Types of Districts by deleting “fourteen (14)” and substituting “fifteen (15)”. Motion, D. Prokowiew to endorse Article, Second, K. Chenis. All aye. Article To see if the Town will vote to amend the Zoning Bylaw by amending the Table of Contents by deleting “8.4. Development Plan Review” and substituting “8.4. Site Plan Approval”. Motion, D. Prokowiew to endorse Article, Second, K. Chenis. All aye. Hearing closed 8:44 PM Documents used at hearing: Zoning Warrant Articles Minutes/public hearings 2016/TM Warrant Article 03.14.16 ======================================================================================== DOCUMENT : 2016-03-14-minutes-3887.txt BOARD : planning-board DATE : 2016-03-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-03-14-minutes-3887.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03142016-3887 ======================================================================================== ===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 Information Meeting (cont’d) March 14, 2016 Unitil – 357 Electric Avenue Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:35 PM Present: Damon McQuaid, Kenneth Chenis, Gregory Bittner, David Prokowiew, Adam R. Burney Absent: Matthew Allison Chair D. McQuaid opened the Information Meeting continuation with the reading of the statutory notice published in the Sentinel and Enterprise o n December 7, 2015. The Information Meeting was to hear and 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: Mark Piermarini and Jamie Rheault, Project Engineers, Whitman & Bingham Associates (WBA) Mark Beliveau, Legal Counsel, Pierce Atwood LLP Jacqueline Agel, Unitil Project Manager Michael Dowhan, Veri Waterman Associates Ernie Nadeau, Nadeau Construction Attorney Beliveau distributed revised plans which included items raised at the February 22 nd meeting. He drew the Board ’s attention to Sheet 6 which detailed the Petrol Barrier. Reviewing Engineer Jeffrey Walsh, Graves Engineering , Inc. (GEI) issued a March 8, 2016 letter noted outstanding concerns had been met. Sign age and landscape plans were presented. Attorney Beliveau noted that at the March 2 nd Conservation Commission meeting, the Commission requested the Stormwater Management Plan be looked at again for any possible enhancements to increase the TSS (Total Suspended Solids) removal. He went on to note that GEI had previously noted in its review that it was adequate and both stormwater regulations and Town regulation were b eing met. At the March 2 nd Conservation meeting a Commission member asked for the installation of stormceptors and noted to Unitil they would like GEI to review the appropriateness of such installation and that the Planning Board consider requiring stormc eptors. The Commission stated they would accept the Board’s decision. Attorney Beliveau noted Unitil would need two of them at a total cost of approximately $70,000. He went on to note that Unitil has complied wit h all regulations in removing TSS. A. Burney noted that he has spoken with J. Walsh and that it is J. Walsh’s opinion Unitil has met the state’s standards. The Board would have to determine if they wanted WBA to put together an a nalysis for GEI review. Attorney Beliveau stated that Unitil s hould not be held to a higher standard just because it is possible. They have met DEP standards. Carl Luck ( not representing the Commission as a whole, but attending on behalf on the Conservation Commission), 50 Sunset Lane- The Commission was ready to mo ve forward until this issue came up. T SS removal should be to the maxi mum extent possible. There has been no technical analysis of this idea. C. Luck opined there was not enough information for the Board to make a decision this evening. ===PAGE 2=== Unitil Information Meeting (cont’d) 03.14.16 Page 2 Paula Bertram, 312 Townsend Harbor Road - Agreed with C. Luck. Any way to reduce sediment should be considered. If stormceptors are too expensive, storm filters could be considered. Board discussion ensued. Board m embers, excepting D. McQuaid, opined they would like to see some engineer input of possible improvement from the existing design. D. McQuaid noted to the Board they agreed early in the process to hold Unitil to redevelopment standards. A. Burney noted to the Board that WBA would have to submit an analysis for GEI review. Attorney Beliveau reiterated the standard for a redevelopment site is to the maximum extent practicable. To the maximum extent possible is not a standard. If the Board voted to have the stormwater plan re -engineered, Untiil would withdraw their application and not resubmit to Lunenburg. He was also concerned that if the new Section 8.4. Site Plan Approval is adopted at May 2016 Town Meeting, that would become applicable to an y future building permits; therefore, he requested a Finding in the Decision that Unitil meets the proposed regulations. Motion, K. Chenis, to not have the stormwater plan reengineered and to accept the engineering review, Second, D. Prokowiew; discussion- G. Bittner noted there needs to be better communication between boards/commissions. All aye. Signage handout distributed to Board. No Board concerns. Landscaping rendering distributed to Board. Submittal meets both the Board’s landscape policy and stormwater goals. Motion, K. Chenis to approve the site development application for Unitil, Second, G. Bittner; Discussion - A. Burney noted to the Board they needed to modify the Motion to include various conditions. Motion, K. Chenis to amend Motion to inclu de construction hours of 7:00 AM – 5:00 PM, Monday through Saturday, no Sundays and holidays ; Applicant to abide by all local and State regulations; to abide by approvals and conditions of other Town Boards/Commissions; to build to the approved plan amended to March 8, 2016. Second, G. Bittner. All aye. It will be noted in the Findings that the Plan as submitted is in compliance with both the existing Section 8.4. and the proposed Section 8.4. Information meeting closed 8:20 PM Documents used at meeting: Plan amended to 3/8/16 Landscape plan Signage plan GEI Review Letter dtd March 8, 2016 Minutes/information meetings 2016/Unitil – 357 Electric Avenue_03.14.16 ======================================================================================== DOCUMENT : 2016-03-28-agenda-3879.txt BOARD : planning-board DATE : 2016-03-28 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-03-28-agenda-3879.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03282016-3879 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2016-03-28-agenda-3886.txt BOARD : planning-board DATE : 2016-03-28 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-03-28-agenda-3886.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03282016-3886 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 274 Prospect Street1. ======================================================================================== DOCUMENT : 2016-03-28-minutes-3879.txt BOARD : planning-board DATE : 2016-03-28 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-03-28-minutes-3879.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03282016-3879 ======================================================================================== ===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 March 28, 2016 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 PLANS: 90 West Townsend Road - Plan presented by property owner Edmond McSweeney. Plan sent out for departmental review prior to Board meeting ; no issues. Plan is for three lots. “Revised Lot 1” previously approved by Board on 9/14/15. Lots 1 and 2 will share a driveway and Lots 3 and 4 will share a driveway. Plan endorsed by Board. PUBLIC HEARINGS: 274 Prospect Street (cont’d)- See separate minutes Highfield Village (cont’d) - A request was received from the Applicant for an extensio n. The Applicant intends to apply to the Zoning Board of Appeals for a special permit dimensional variation regarding the issue of area, slope and wetlands. Board discussed ensued. G. Bittner brought up a concern of “re -noticing” versus “re-filing”; stating that re-noticing would not reset the clock for either himself or D. Prokowiew as new Board members. It was previously suggested to the Applicant that it would be appropriate to withdraw without prejudi ce and refile, but the Applicant’s attorney felt it was within the Applicant’s rights to re - notice to reset the clock. A. Burney felt that re -noticing would not have reset the clock. There was Board discussion as to the extent, or lack thereof, of changes with the new plans. The conceptual layout remains the same, but the detail is different. Some Board members voiced concern that if the Applicant is granted a special permit by the Zoning Board of Appeals, it will take away their authority for the design of open space under the Protective Bylaw of the Town of Lunenburg , Section 5.6.5. A. Burney will supply the Zoning Board of Appeals with the project’s history prior to its hearing. The Board will also have the opportunity to view the submittal to the Zoning Board and supply comments . D. McQuaid aske d the Board for a Motion to continue the Hearing with the Planning Board to May 23, 2016, 6:35 PM, to allow the Applicant to file with the Zoning Board of Appeals. Motion, K. Chenis, Second, D. Prokowiew. Roll call vote - G. Bittner, aye; D. Prokowiew, ay e; K. Chenis, aye; M. Allison, abstain, D. McQuaid, aye. MINUTES APPROVAL: All minutes signed. 3/14/16- Motion, K. Chenis, Second D, Prokowiew Unitil 3/14/16- K. Chenis, Second, D. Prokowiew Zoning Articles 3/4/16- Motion, K. Chenis, second, D. Prokowiew WalMart 3/14/16- Motion, K. Chenis, Second, D. Prokowiew ===PAGE 2=== Minutes 03.28.16 Page 2 COMMITTEE REPORTS: Building Reuse Committee- no meeting Capital Planning Committee- no meeting Agricultural Commission- Board of Selectmen approved Right to Farm sign l ocations. Commission submitted a Zoning Bylaw revision for May Town Meeting. Storm Water Task Force - Citizen-at-large position vacant. Task Force has been invited to join the Central Mass Stormwater Coalition. MJTC- Towns can request safety studies und er UPWP (Unified Planning Work Program) . TIP (Transportation Improvement Plan) budget will be reviewed April 14, 2016 for project selection. FY17 open-funded balance is 1.7 million under budget. The resurfacing of Rt. 13 in Lunenburg at 1.6 million is a candidate for that funding. MRPC- no meeting Open Space Ad Hoc Committee- no meeting School Building Committee- School 83% complete. Working towards a Certificate of Occupancy in May. Green Community Task Force (GCTF) - Lunenburg is in its second year o f Green Community designation. Three years remain for the Town to meet the required 20% reduction in municipal energy. This applies to buildings that were occupied and in use at time of designation. DEVELOPMENT STATUS REPORTS: Definitive Subdivision, 50 Elmwood Road- work continues DIRECTOR’S ITEMS: Unitil, 357 Electric Avenue: Decision and Plan- Decision and Plan signed by Board. Wal-Mart, 301 Massachusetts Avenue: Decision- Signed by the Board. Town Meeting, May 7, 2016- noted 36 Summer Street: Peer Review Discussion - The office has received a site plan review application and the applicant is inquiring as to the necessity of peer engineer review. Applicant intends to create a mixed-use with the construction of a two story addition to an existin g commercial building in the Summer Street Revitalization Overlay District. There will be some paving and grinding on site. Application has been distributed for Town departmental review. Board members have various concerns, i.e., site is located within the FEMA Flood Plain, Board not comfortable with reviewing stormwater, increase in paved surface. Board consensus was for a peer engineering review. Site Plan Approval/Special Permit/Rules and Regulations: Board reviewed first draft. Edits will be mad e. A. Burney will research the logistics of abutter notification to include, in addition to the property owner, notification of renter/tenant, etc. MEETING SCHEDULE: April 11 Information Meeting- 36 Summer Street Public Hearing- 203 West Townsend Road Public Hearing- Zoning Article – Ag Com Traffic Counts April 25 Information Meeting- 301 Massachusetts Ave, Hannaford ADJOURNMENT: 9:40 PM Documents used at meeting: Minutes 03/14/16 Minutes 03/14/16 Unitil Minutes 03/14/16 Zoning Articles Minutes 03/14/16 WalMart ANR Plan, 90 West Townsend Rdt Unitil, 357 Electric Avenue Decision & Site Plan WalMart, 301 Massachusetts Avenue, Decision DRAFT Rules and Regulations Minutes/2016/03.28.16 ======================================================================================== DOCUMENT : 2016-03-28-minutes-3886.txt BOARD : planning-board DATE : 2016-03-28 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-03-28-minutes-3886.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03282016-3886 ======================================================================================== ===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 March 28, 2016 274 Prospect Street (cont’d) 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 Public Hearing continuation with the reading of the statutory notice published in the Sentinel and Enterprise on August 10 and August 17, 2015. The Public Hearing was to hear and discuss an application for a special permit under Section 4.12. Lak e Whalom Overlay District of the Protective Bylaw of the Town of Lunenburg for 22 townhouse units at 274 Prospect Street, Map 98, Parcel 10. (At the applicant’s request, the Hearing was continued from February 22, 2016 to allow preparation of multiple renderings by the Landscape Architect.) Project Engineer Mark Piermarini, Whitman & Bingham Associates (WBA), represented the Applicant, Daniel Gardner, Greener Living Luxury Homes. A Layout and Materials Plan was provided revised to March 28, 2016 showing the addition of a sidewalk on Kimball Street. Sidewalks now run down both Kimball and Pond , but will not be located on Prospect . Renderings were provided to the Board - Kimball St lo oking north, Kimball looking south, Pond St looking east, Pond looking west, Prospect St looking east, Prospect looking west, and Prospect looking north. Existing trees were located on the renderings. Trees will be planted at the two ingress/egresses. Buildings will be earth-toned, e.g., tan. A Density Count was provided with a comparison of the proposed project, Emerald Place at Lake Whalom and houses on Kimball Street. Density was 5.1 units/acre, 10.6 units/acre , and 3.5 units/acre respectively. WBA noted that Kimball Street is not in the Lake Whalom O verlay District whereas the project site is. K. Chenis stated that after viewing the renderings, he still feels the development continue s to be too dense and does not meet the neighborhood character. The density needs to come closer to the Kimball Street density of 3.5 unis/acre. He went on to note that none of the rendering s caught what the low -profile units would look like. Board agreed that the low -profile buildings would probably have a larger footprint which would look less dense. It was suggested that the Applicant consider dropping two more buildings (four units). Fourteen low -profile units would drop the density to 3.9 units/acre which is closer to the 3.5 that exists in the area. D. McQuaid would like to have color variation added to the renderings. Sharon Albert, 5 Pond Street - Would like to see low -profile units so the lake will be visible. She would also like to see the sidewalk go to Hollis. G. Bittner inquired as to the possibility of a crosswalk to Lake Whalom. A. Burney will speak to Town Counsel as to legality of directing units be owned and not rented. Board requested applicant rework the plans looking at four units/acre, 14 low-profile units, and showing a color palette. Motion, K. Chenis to continue Hearing to April 25, 2016, 6:35 PM, Second, G. Bittner, all aye. Recessed 7:45 PM Documents used at hearing: Layout and Materials Plan revised to 3/28/16 Site Renderings Density Count Minutes/public hearings 2016/274 Prospect Street_03.28.16 ======================================================================================== DOCUMENT : 2016-04-11-agenda-3880.txt BOARD : planning-board DATE : 2016-04-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-04-11-agenda-3880.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04112016-3880 ======================================================================================== ===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 April 1 1, 2016, 6:35 PM, Town Hall, 17 Main Street, Lunenburg, MA t o hear and discuss a site plan review under Section 8.4. of the Protective Bylaw of the Town of Lunenburg. The site plan review is for a two story addition to an addition to an existing commercial building at 36 Summer Street , (Map 115, Parcel 00 08) Lunenburg, MA. Owner/applicant is Peter M. Kelly, LLC, 36 Summer Street, Lunenburg, MA. The application and plans are available for viewing in the Planning Office. Dpr/Kelly_36 summer st/04.11.16 legal ======================================================================================== DOCUMENT : 2016-04-11-agenda-3881.txt BOARD : planning-board DATE : 2016-04-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-04-11-agenda-3881.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04112016-3881 ======================================================================================== ===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 April 1 1, 201 6, 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 deleting under Section 2.0. Definitions, Subsection 2.1.1.16. and replacing it with a new Subsection 2.1.1.16., Farming and Agriculture; deleting Section 4.0. Use Regulations, Subs ection 4.1.3.b) and replacing it with a new 4.1.3.b) ; and delete Section 5.0. Dimensional Regulations, Subsection 5.1.2.1.e) in its entirety. Copies are on file in the Planning Office. Notice of said hearing will be duly posted in the usual posting places. Townmet/May 2016/04.11.16 legal Ag Com ======================================================================================== DOCUMENT : 2016-04-11-agenda-3882.txt BOARD : planning-board DATE : 2016-04-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-04-11-agenda-3882.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04112016-3882 ======================================================================================== ===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 April 11, 2016, 6:35 PM, Town Hall, 17 Main Street, Lunenburg, MA t o hear and discuss a stormwater management special permit under Section 6.7. of the Protective Bylaw of the Town of Lunenburg. The special permit is for construction of single family homes and associated site work on Lots 1 -5, 203 West Townsend Road (Map 020, Parcel 00 01), Lunenburg, MA. Owner/applicant is Mark Horgan, Horgan Construction Inc., P.O. Box 1346, Leominster, MA. The application and plans are available for viewing in the Planning Office. Stormwater management/west townsend rd/203_04.11.16 legal ======================================================================================== DOCUMENT : 2016-04-11-agenda-3883.txt BOARD : planning-board DATE : 2016-04-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-04-11-agenda-3883.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04112016-3883 ======================================================================================== ===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, April 11, 2016 – 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 PLAN: 768 West Street, David Ross Associates 4. INFORMATION MEETING: 36 Summer Street 5. PUBLIC HEARINGS: Zoning Article- Ag Com 203 West Townsend Road 6. MINUTES APPROVAL: 3/28/16 274 Prospect Street 3/28/16 7. DEVELOPMENT STATUS REPORTS: 8. DIRECTOR’S ITEMS: Traffic Counts Site Plan Approval/Special Permit/Rules and Regulations Town Meeting- May 7, 2016 9. NOTICES & COMMUNICATIONS 10. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated April 25- Information Meeting- 301 Massachusetts Avenue, Hannaford Public Hearing- 274 Prospect Street May 7- Town Meeting, LHS, 9:00 AM May 9 May 23- Public Hearing- Highfield Village Information Meeting- 234 Summer Street 11. PUBLIC COMMENT 12. BOARD COMMENT/CONCERNS 13. ADJOURNMENT ======================================================================================== DOCUMENT : 2016-04-11-minutes-3880.txt BOARD : planning-board DATE : 2016-04-11 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-04-11-minutes-3880.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04112016-3880 ======================================================================================== ===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 Information Meeting April 11, 2016 36 Summer 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 The Information Meeting was to hear and discuss a site plan review for a two -story addition to an existing commercial building at 36 Summer Street. The Applicant, Peter Kelly, was represented by William Hannigan, Hannigan Engineering (HE), Inc. The current building is an automotive dealership with repair bays. The proposed addition , with a 52 x 40 foot footprint, will be located on the west side of the existing building and contain two stories . The second floor will be utilized as an apartment with two parking spaces provided. The ground floor will consist of two additional garage bays. The site entrance consists of asphalt pavement with surrounding areas at the front of the building being a regrind b ase. The original regrind areas will be paved. This area will be used for vehicle display. The remaining site is grass and brush. Apartment access will be at the building rear. No significant impact on traffic is expected. Parking for the business is provided on the east side of the entrance. The application was sent out for departmental review with no issues being raised. K. Chenis requested A. Burney follow -up with the Fire Chief as to emergency vehicle access at the building rear. Due to its size, the building will require sprinklers. A revised plan was presented as a result of the Graves Engineering (GEI), Inc. April 8, 2016 review letter. The revised plan annotates and labels usage of the parking spaces on the northwest side of the prope rty, existing signage will not change, perimeter planting is shown with legend added . The A pplicant is not expecting any more dust than that associated with the construction of a single family house, no hydrology calculations were done as the Applicant anticipates both pre- and post- runoff will remain the same. The Board wanted to ensure stormwater management had been addressed. HE noted the existing site drains towards the street and that impact to surface waters and groundwater was restricted by the operation requirements and regulations regarding handling, storage, and disposal of oils were in place. K. Chenis stated that the stormwate r discharge would be greater than that currently existing. HE responded that calculations were not done as drainag e on a site this small would not be significant. He noted he could provide some type of drainage, e.g ., leaching catch basin. Curbing will be provided on the parking side (east) of the site. The existing sewer wraps around the proposed addition. The existing building will utilize public water and the sewer lines located within Summer Street. A. Burney noted the Applicant will need to modi fy its permit with the Sewer Commission. Gas and oil separators are already installed for the existing bays. HE no ted he can do a gutter and downspouts at the rear of the apartment to tie into a two foot crushed stone trench around the north and west sides that will also receive the parking lot runoff . Snow clearing and removal notes will be added to the plan. ===PAGE 2=== 36 Summer Street Information Meeting 04.11.16 Page 2 Motion, K. Chenis, to approve the application for site plan review with Conditions as noted below , Second, D. Prokowiew : All aye.  The Applicant will comply with all other boards/commission regulations/bylaws.  The Applicant will comply with all local, state, and federal regulations.  Runoff from the roof drains will be infiltrated.  The Applicant will build to the specifications of the Board-approved Plan.  The Applicant will install roof drains at the back of the building.  All loading and unloading will be done on premises.  There will be a two foot trench drain along the north and west sides.  The site shall be kept swept and clean during construction.  Stormwater management notes will be added to the Plan. The Plan will be revised as a result of this evening’s meeting and a signature block added. Information meeting closed 7:40 PM Documents used at meeting: Application Plan amended to 4/11/16 Site Photographs GEI Review Letter dtd 4/8/16 Minutes/information meetings 2016/36 summer Street_04.11.16