# planning-board — 47 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 : 2016-04-11-minutes-3881.txt BOARD : planning-board DATE : 2016-04-11 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-04-11-minutes-3881.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_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, Clerk 960 Massachusetts Avenue Gregory Bittner, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes Public Hearing Town Meeting Warrant Article April 11, 2016 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 Public Hearing was to hear and discuss an amendment to 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, Subsection 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. The Planning Board was hearing this Zoning Article on behalf of the Agricultural Commission. Article _____ To see if the Town will vote to amend the following Town of Lunenburg Protective Bylaw sections as follows (changes are bolded italic):Under Section 2.0 DEFINITIONS, 2.1 .1.16 Farming and Agriculture a) Farm: A parcel of land as defined by M.G.L. Ch. 40A § 3, used for commercial production of agricultural products, livestock, (including the keeping of horses), poultry, dairy products, viticulture, horticulture and floriculture. It includes necessary farm structures and the storage of equipment used. b) Agriculture: Farming as defined by M.G.L. 128 Ch. §1A and Under Section 4.0 USE REGULATIONS, Remove entire wording in 4.1.3 b) and replace with 4.1.3. b) Farming as defined i n Section 2.0 Definitions, 2.1.1.16 Farming and Agriculture and Under Section 5.0 DIMENSIONAL REGULATIONS, 5.1.2.1. Lot Area, Width, Shape and Frontage, remove the following entire section: (e) In case of a farm exempted from the provisions of the zoning b y Statute, the minimum lot area, width and frontage requirements shall be in addition to the five acres as required under Massachusetts General Law Chapter 40A,Section 3 and Chapter 61A. (Submitted by Agricultural Commission) As no member of the Agricult ural Commission was on hand to present the Article, Board member M. Allison provided a summarization. This change to the Protective Bylaw of the Town of Lunenburg will bring those noted sections consistent with the state’s 2010 decision to reduce the mini mum acreage required for a farm down to parcels of two or more acres under MGL Ch 128 as long as it produces a minimum of $1,000/ acre/ year. Motion to close Hearing, K. Chenis, Second, M. Allison, all aye. Hearing closed 8:02 PM Documents used at meeting: Warrant article Minutes/public hearings 2016/TM Warrant Article_ Ag Com_04.11.16 ======================================================================================== DOCUMENT : 2016-04-11-minutes-3882.txt BOARD : planning-board DATE : 2016-04-11 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-04-11-minutes-3882.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_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, Clerk 960 Massachusetts Avenue Gregory Bittner, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes Public Hearing April 11, 2016 203 West Townsend Road 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 Matthew Allison recused himself. The Public Hearing was to hear and discuss a Stormwater Management Special Permit under Section 6.7. of the Protective Bylaw of the Town of Lunenburg for construction of s ingle family homes and associated site work on Lots 1 -5, 203 West Townsend Road. The Applicant, Mark Horgan, was represented by Rob Oliva, David E. Ross Associates (DER), Inc . On January 11, 2016 the Board endorsed an ANR Plan which created the five lots. Section 6.7. requires approval of a stormwater management plan for all development projects that disturb one acre or more. The Applicant submitted an Operation and Maintenance (O&M) Plan, EPA Stormwater Pollution Prevention Plan (SWPPP), and an Erosion & Sedimentation Control Plan. Total area consists of approximately 16.4 acres with 4.1 acres being disturbed for construction of the houses. The purpose of the stormwater special permit is to limit runoff during and after construction that would harm adjacent properties or the Town’s stormwater system. As required, a Notice of Intent ( NOI) will be submitted to the Environmental Protection Agency (EPA) noting there is a SWPPP in place. The development of the lots does not include any permanent st ormwater management systems. As part of the house construction, s tone recharge trenches will be installed along each of the foundations along the roof drip edge. The Applicant is responsible for putting erosion control in place, but m aintenance of the tr enches will ultimately be the responsibility of the individual homeowner. A silt fence will be installed on the downhill side of each lot. Motion, K. Chenis to close the Public Hearing, Second, G. Bittner, all aye. Hearing closed 7:50 PM Documents used at meeting: Application Minutes/public hearings 2016/203 west townsend road_04.11.16 ======================================================================================== DOCUMENT : 2016-04-11-minutes-3883.txt BOARD : planning-board DATE : 2016-04-11 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-04-11-minutes-3883.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_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, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes April 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: 768 West Street - Plan presented by David Ross Associates to divide off 2.5 acres. The existing house will be on Lot 1. The Board noted that the required frontage is incorrectly listed on the plan. The Dimensional Requirement T able needs to be corrected prior to Board endorsement. Note #3 states - “Lots 1 and 2 are subject to drainage rights for a 4” drain pipe crossing the premises”. This will be noted to the DPW Director. Motion to endorse Plan after Dimensional Requirement Table is corrected, K. Chenis, Second, M. Allison, all aye. Board members will come to the office to endorse the amended Plan once it is received. 128 West Street- Plan presented by David Ross Associates for a two-lot division. Existing house and gara ge will remain on Lot 1. Motion to endorse Plan, K. Chenis, Second, G. Bittner, all aye. INFORMATION MEETING: 36 Summer Street- see separate minutes PUBLIC HEARINGS: 203 West Townsend Road - see separate minutes. K. Chenis, Motion to approve permit as submitted, Second, D. Prokowiew, all aye. Zoning Article, Agricultural Commission - see separate minutes. K. Chenis, Motion to support bylaw change, Second, D. Prokowiew, all aye. MINUTES APPROVAL: All minutes signed. 3/28/16- Motion, K. Chenis, Second, G. Bittner 274 Prospect Street, 3/28/16- Motion, K. Chenis, Second, M. Allison DEVELOPMENT STATUS REPORTS: no report DIRECTOR’S ITEMS: Traffic Counts - Received the following requests from Board members. Rotary at Whalom Lake on Prospect Street side, Goodrich at Lancaster, Northfield a t Rt 13, rotary at Whalom Lake on Pond Street side , and Oak Avenue . Discussion will continue at the next Board meeting. Site Plan Approval/Special Permit/Rules and Regulations: Changes noted. Board will review at next meeting. ===PAGE 2=== Minutes 04.11.16 Page 2 Town Meeting, May 7, 2016- noted MEETING SCHEDULE: April 25- Information Meeting- 301 Massachusetts Ave, Hannaford Public Hearing- 274 Prospect Street May 7- Town Meeting May 9 May 23- Public Hearing- Highfield Village Public Hearing- 234 Summer Street D. Prokowiew noted he will not be available for the April 25 th meeting; may be able to participate remotely. A. Burney noted he will not be available for the July 11th meeting. BOARD COMMENTS/CONCERNS: Committee Reports- Building Reuse Committee- no report Capital Planning Committee- no report Agricultural Commission- no report Storm Water Task Force- met with Leominster DPW and MA Watershed Coalition MJTC- no report MRPC- no report Open Space Ad Hoc Committee- no report School Building Committee- no report Green Community Task Force (GCTF)- no report ADJOURNMENT: 8:35 PM Documents used at meeting: Minutes 03/28/16 Minutes 03/28/16 274 Prospect Street ANR Plan, 768 West Street ANR Plan 128 West Street DRAFT Rules and Regulations Minutes/2016/04.11.16 ======================================================================================== DOCUMENT : 2016-04-25-agenda-3846.txt BOARD : planning-board DATE : 2016-04-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-04-25-agenda-3846.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04252016-3846 ======================================================================================== ===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. Land Use Director Adam R. Burney Town of Lunenburg Informational Meeting The Lunenburg Planning Board will hold a n Informational Meeting on Monday, April 25, 2016 , 6:35PM, Joseph Bilotta Meeting Room, Town Hall, 17 Main Str eet, Lunenburg, MA 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 an outside grocery pick up service at 301 Massachusetts Avenue, Map 74, Parcel 73. Applicant is Hannaford Bros. Co., LLC , 301 Massachusetts Avenue, Lunenburg. Property owner is Brixmor GA Lunenburg Crossing LLC, c/o Brixmor Property Group, 111 Middlesex Turnpike, 2 nd floor, Burlington, MA 01803 . M aterials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA 01462. Dpr/Hannaford/04.25.16 legal ======================================================================================== DOCUMENT : 2016-04-25-agenda-3884.txt BOARD : planning-board DATE : 2016-04-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-04-25-agenda-3884.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04252016-3884 ======================================================================================== ===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 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. INFORMATION MEETING: 301 Massachusetts Avenue, Hannaford 4. PUBLIC HEARING: 274 Prospect Street (cont’d) 5. MINUTES APPROVAL: 4/11/16 36 Summer Street 4/11/16 Zoning Article 4/11/16 203 West Townsend Road 4/11/16 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: 8. DIRECTOR’S ITEMS: 36 Summer Street- Endorse Decision and Plan 203 West Townsend Road- Endorse Decision 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 May 7- Town Meeting, LHS, 9:00 AM May 9- Public Hearings- 39 Massachusetts Avenue 233 Lancaster Road- scenic road May 23- Public Hearings- Highfield Village 234 Summer Street 11. PUBLIC COMMENT 12. BOARD COMMENT/CONCERNS 13. ADJOURNMENT ======================================================================================== DOCUMENT : 2016-04-25-minutes-3846.txt BOARD : planning-board DATE : 2016-04-25 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-04-25-minutes-3846.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04252016-3846 ======================================================================================== ===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 Hannaford - 301 Massachusetts Avenue April 25, 2016 Meeting Posted: Yes Time: 6:35 PM Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Present: Damon McQuaid, Kenneth Chenis, Gregory Bittner, Adam R. Burney Absent: Matthew Allison, David Prokowiew 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 an outside grocery pick up service at Hannaford, 301 Massachusetts Avenue. Hannaford was represented by J.M. Lord, Maple Rock Marketing & Project Development, PO Box 28, 560 South Road, Rye Beach, NH. Hannaford is in its third year of “Hannaford -To-Go” (HTG) with about 30 stores currently providing the service. Customers can sign up either on -line or in the store. Groceries are ordered on -line and the customer is given a timeframe of when to pick up their order. Customers pull up to the call box, announce their presence, and then pull forward under a small gullwing canopy to pick up their order. Hours of operation will be 10AM to 8PM. The service schedules 8 customers per hour, but can process a maximum of 12 if a customer arrives outside of their scheduled timeframe. Location will be on the right hand side of the store. A crosswalk will be provided for employees to service the vehicles. There will be little impact to the site, with no change to either the drainage or grading. Minor change to lighting with the addition of lighting under the canopy . Twelve parking spaces will be taken out for the HTG layout while reserving four (4) others for any overflow. There was Board concern with the turning radius with members feeling that the maneu vering lane is not large enough. As the mall site has more than the required number of parking spaces, the Board wants the maneuvering lane widened by taking away some of the parking spaces across the lot. The lane will be widened by creating a jughandle with direc tional arrows on the pavement. David Rodgers, 82 Highland Street - spoke in favor of the application noting that H annaford is a great corporate citizen and goes out of tis way to provide service and extend its generosity to the Town. Four 16” x 24” di rectional signs will be added. Directional arrows will also be painted on the pavement along with a Hannaford To Go pavement stencil. With the addition of the jughandle, the number of parking spaces on the mall site will be reduced by 22 to accommodate the HTG. K. Chenis, Motion to approve with jughandle, Second, G. Bittner, all aye. The Applicant will submit two large plans with signature block for the Planning Board. Plans and Decision will be signed at the May 9, 2016 meeting. Documents use at meeting: Application Packet Minutes/Information meeting 2016/301 massachusetts avenue 04.25.16 ======================================================================================== DOCUMENT : 2016-04-25-minutes-3884.txt BOARD : planning-board DATE : 2016-04-25 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-04-25-minutes-3884.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04252016-3884 ======================================================================================== ===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 April 25, 2016 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Damon McQuaid, Kenneth Chenis, Gregory Bittner, Adam R. Burney Absent: Matthew Allison, David Prokowiew INFORMATION MEETING: 301 Massachusetts Avenue, Hannaford- see separate minutes. PUBLIC HEARING: 274 Prospect Street (cont’d) - Applicant requested a continuance via email . K. Chenis, Motion to continue to May 9, 2016, 6:35 PM, Second, G. Bittner, all aye. MINUTES APPROVAL: All minutes signed. 4/11/16- Motion, K. Chenis, Second, G. Bittner 36 Summer Street, 4/11/16- Motion, K. Chenis, Second, G. Bittner Zoning Article 4/11/16- Motion, K. Chenis, Second, G. Bittner 203 West Townsend Road, 4/11/16- Motion, K. Chenis, Second, G. Bittner COMMITTEE REPORTS: Building Reuse Committee- no report Capital Planning Committee- no report Agricultural Commission- no report Storm Water Task Force- no report MJTC- Presentation given on complete streets program. The Summer Street project is at risk as the planned estimate went from $6.9M to $13M. It will not currently fit into its target of 2017 with its increase of $6M. MRPC- no report Open Space Ad Hoc Committee- no report School Building Committee- Move to take place June 13-17. Looking for building occupancy by May 18. Green Community Task Force (GCTF) - G. Bittner previously serving as the Board’s liaison, has been appointed as a member of the Task Force. Meeting scheduled for May 5th. DEVELOPMENT STATUS REPORTS: no report 36 Summer Street- Board Endorsement- Board Decision and Plan signed. 203 West Townsend Road- Board Endorsement- Board Decision signed. Traffic Counts - Board consensus to submit count requests to the Town Manager for Whalom Rotary at Pond and Prospect, Northfield and Oak, and West Street east of Electric Avenue (between Electric Avenue and Hollis Road). ===PAGE 2=== Minutes 04.25.16 Page 2 Site Plan Approval/Special Permit/Rules and Regulations: Board review of Secon d Draft. In addition to minor changes, there was discussion on waivers, definition of “public interest”, and placing a fee on requests for extension . T here was also concern that if an extension request was reasonable, e.g., an applicant responding to iss ues the Board wants addressed, no fee should be imposed. No change will be made at this time. Site access permission will be added to Section 4.0. A. Burney to make revisions. There was continued discussi on as to abutter notification with D. McQuaid an d K. Chenis opi ning notification should go to only the property owner as required by law. Town Meeting, May 7, 2016 - Board discussion as a result of zoning articles’ presentation at the April 19 th Board of Selectmen meeting. 6.4.3. Off-Street Parking Design Standards Board of Selectmen had concerns with screening for parking in residential uses. Clarification will be added to denote the screening pertains to commercial or multifamily (3+) dwellings. e.10. will be revised to include d.1. Board of Selectmen also felt the requirement for driveways to have a “durable, dustless” surface, e.g., paved, placed an unfair burden on the homeowner. In addition, the Board of Selectmen was looking for a more pervious surface for stormwater. It shall be edited to note that only the first 12 feet of a driveway to one- or two- family homes needs to be a “durable, dustless” surface. K. Chenis, Motion to be made on Town Meeting floor to strike c)2., modify 7.a. to include an exemption of single family homes outside of the first 12 feet, and add d)1. to e.10., Second, G. Bittner, all aye. 8.4. Site Plan Approval Board of Selectmen concerned with requirement that any change of use within an existing building or site would require site p lan review. A. Burney noted that the Planning Board has the authority to waive this requirement and that this could be covered in the Board Rules and Regulations for Special Permits and Site Plan Approval. Consideration could be given to preexisting nonconforming features under the waiver condition. David Rodgers, 82 Highland Street- concerned with putting time/ money hurdles in front of people. K. Chenis, Motion to be made on Town Meeting floor for minor amendments, Second, G. Bittner, all aye. MEETING SCHEDULE: May 7- Town Meeting May 9- Public Hearing- 39 Massachusetts Avenue Public Hearing- 233 Lancaster Avenue May 23- Public Hearing- Highfield Village Public Hearing- 234 Summer Street BOARD COMMENTS/CONCERNS: G. Bittner inquired as to statuses of Hollis Hills and O’Brien Homes. ADJOURNMENT: 9:15 pm Documents used at meeting: Minutes 04/11/16 Minutes 04/11/16, 36 Summer Street Minutes 04/11/16, Zoning Article Minutes 04/11/16, 203 West Townsend Road DRAFT Rules and Regulations Town Warrant Minutes/2016/04.25.16 ======================================================================================== DOCUMENT : 2016-05-07-agenda-3847.txt BOARD : planning-board DATE : 2016-05-07 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-05-07-agenda-3847.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05072016-3847 ======================================================================================== ===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 May 7, 2016 – 9:00 AM Lunenburg High School, 1069 Massachusetts Avenue AGENDA Annual Town Meeting Planning Board Articles ======================================================================================== DOCUMENT : 2016-05-07-minutes-3847.txt BOARD : planning-board DATE : 2016-05-07 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-05-07-minutes-3847.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_05072016-3847 ======================================================================================== ===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 May 7, 2016 Meeting Posted: Yes Place: Lunenburg High School, 1069 Massachusetts Avenue, Lunenburg, MA Time: 9:00 AM Present: Damon McQuaid, Matthew Allison, Gregory Bittner, David Prokowiew, Adam R. Burney Absent: Kenneth Chenis Attendance at Annual Town Meeting. Minutes/2016/05.07.16 ======================================================================================== DOCUMENT : 2016-05-09-agenda-3848.txt BOARD : planning-board DATE : 2016-05-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-05-09-agenda-3848.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05092016-3848 ======================================================================================== ===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, May 9, 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 HEARINGS: 274 Prospect Street (cont’d) 233 Lancaster Avenue 39 Massachusetts Avenue 4. MINUTES APPROVAL: 4/25/16 301 Massachusetts Avenue, 4/25/16 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: 7. DIRECTOR’S ITEMS: 357 Electric Avenue- Plan Amendment 301 Massachusetts Avenue, Hannaford- Endorse Decision and Plan Site Plan Approval/Special Permit/Rules and Regulations Town Meeting- follow-up 8. NOTICES & COMMUNICATIONS 9. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated May 23- Public Hearings- Highfield Village 234 Summer Street 175 Northfield Road June 13 June 27 10. PUBLIC COMMENT 11. BOARD COMMENT/CONCERNS 12. ADJOURNMENT ======================================================================================== DOCUMENT : 2016-05-09-agenda-3849.txt BOARD : planning-board DATE : 2016-05-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-05-09-agenda-3849.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05092016-3849 ======================================================================================== ===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. Land Use Director Adam R. Burney Town of Lunenburg Public Hearing The Lunenburg Planning Board will hold a Public Hearing on May 9, 2016 , 6:35PM, Joseph Bilotta Meeting Room, Town Hall, 17 Main Street, Lunenburg, MA to hear and discuss an application for a Site Plan Approval under Section 8.4. of the Protective Bylaw of the Town of Lunenburg for an in-shop auto glass installation and repair at 39 Massachusetts Avenue, Map 76, Parcel 39. Applicant is Safelite Auto Glass/Embree Construction Group, 2400 Farmers Drive, Columbus, OH 43235. Property o wner is Custom Realty Trust, Rocco & Carolyn Lastella, Trustees, 146 Elmwood Road, Lunenburg, MA. Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA 01462. ======================================================================================== DOCUMENT : 2016-05-09-agenda-3850.txt BOARD : planning-board DATE : 2016-05-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-05-09-agenda-3850.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05092016-3850 ======================================================================================== ===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 May 9, 2016 , 6:35 PM, Town Hall, 17 Main Street, Lunenburg, MA t o hear and review a request to construct a dr iveway at 233 Lancaster Avenue (Map 081, Parcel 0005), under M.G.L. Ch. 40, Section 15C, Scenic Road Designations and under M.G.L. Ch. 87, Section 3, Cutting of Public Shade Trees . Owner/Applicant is Joseph White, 334 S unny Hill Road, Lunenburg, MA . T he application and plans are available for viewing in the Planning Office. Street/Lancaster ave/233 lancaster scenic rd legal 05.09.16 ======================================================================================== DOCUMENT : 2016-05-09-minutes-3848.txt BOARD : planning-board DATE : 2016-05-09 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-05-09-minutes-3848.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_05092016-3848 ======================================================================================== ===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 May 9, 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 PUBLIC HEARINGS: 274 Prospect Street (cont’d) - Via electronic mail, Applicant requested to withdraw application without prejudice as he is currently in discussion with the property owner and unable to move forward with the project at this ti me. There was discussion as to Board denial of the application vs endorsing the applicant’s request to withdraw. With Board denial no special permit application can be submitted for that site for two years unless there is a substantial change from the current submittal. If the Applicant withdraws he can come back to the Board at any time and with possibly the same plan . Motion, K. Chenis, to accept withdrawal without prejudice, Second, M. Allison, all aye. 233 Lancaster Avenue - see separate minutes . Motion, K. Chenis, to accept the application for the conceptual drive and removal of trees as cited, Second, D. Prokowiew, all aye. Decision will be prepared for Board signature. 39 Massachusetts Avenue - see separate minutes. Motion, K. Chenis, to accept the application for site approval for Safelite as documented, second, M. Allison, all aye. Decision will be prepared for Board signature. MINUTES APPROVAL: All minutes signed. 4/25/16- Motion, G. Bittner, Second, K. Chenis 301 Massachusetts Avenue, 4/11/16- Motion, K. Chenis, Second, G. Bittner COMMITTEE REPORTS: Building Reuse Committee - Town Meeting vote d to approve funds for a market analysis of Brooks House, Ritter Memorial, Town Hall and Old Primary. Capital Planning Committee- no report Agricultural Commission- Article 41 passed over at Town Meeting at the AgCom’s request. Farmers’ Market commences June 5th. Storm Water Task Force- Planning a cleanup day on May 14th focusing on the Route 70/ Leominster Shirley Road turnout. MJTC- no report MRPC- no report Open Space Ad Hoc Committee- no report School Building Committee- Meeting May 11th. Green Community Task Force (GCTF) - Four projects going out for bid . All interior lighting upgrades - library, THMS, Primary School, and the Boys and Girls Club. ===PAGE 2=== Minutes 05.09.16 Page 2 DEVELOPMENT STATUS REPORTS: No updates 357 Electric Avenue- Unitil Plan Amendment- Motion, K. Chenis to administratively accept plans with stormceptor detail, Second, D. Prokowiew, all aye. 301 Massachusetts Avenue- Hannaford- Board Decision and Plan signed. Site Plan Approval/Special Permit/Rules and Regulations: A. Burney noted DRAFT 3 to the Board. As the zoning articles passed at Town Meeting, the Board needs to move forward with scheduling a public hearing (possibly June 27 th), finalizing, and accepting the Board Rules and Regulations for Special Permits & Site Plan Approval . There was discussion on placement of the Board’s signature block for plan approval. Historically, per the requirement of past Planning Boards, the signature block ha d been placed in the lower right hand corner . The current Board opined that they don’t wish to put that requirement on the location, but that it should be placed in the same location on each sheet, preferably lower right. A. Burney will forward the draft to both the Board of Selectmen and engineers that frequently work with the Board. M. Allison noted that Acton has a sidewalk fund which developers have the option to contribute to instead of installing sidewalks in a remo te subdivision. Town Meeting, May 7, 2016- follow-up- Zoning articles passed. NOTICES & COMMUNICATIONS: D. McQuaid noted May 19th MRPC presentation on economic impact of Devens to be held at Great Wolf Lodge. MEETING SCHEDULE: May 23- Public Hearing- Highfield Village Public Hearing- 234 Summer Street Public Hearing- 175 Northfield Road June 13 June 27 ADJOURNMENT: 7:35 PM Documents used at meeting: Request for withdrawal, 274 Prospect Street Minutes 04/25/16 Minutes 04/11/16, 301 Massachusetts Avenue DRAFT 3 Rules and Regulations Minutes/2016/04.25.16 ======================================================================================== DOCUMENT : 2016-05-09-minutes-3849.txt BOARD : planning-board DATE : 2016-05-09 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-05-09-minutes-3849.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_05092016-3849 ======================================================================================== ===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 39 Massachusetts Avenue May 9, 2016 Meeting Posted: Yes Time: 6:35 PM Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Present: Damon McQuaid, Kenneth Chenis, Matthew Allison, Gregory Bittner, David Prokowiew, Adam R. Burney The Public Hearing was to hear and discuss an application for site plan approval under Section 8.4. of the Protective Bylaw of the Town of Lunenburg for an in-shop auto glass installation and repair at 39 Massachusetts Avenue (Map 76, Parcel 39). The Applicant was represented by Steven Koos, District Manager, Safelite AutoGlass. Safelite AutoGlass will lease the middle portion of the building from property owners Rocco and Carolyn Lastella. Hours of operation will be Monday through Saturday, 8AM – 5PM. There will be approximately five mobile technicians dispatched on a daily basis with one store manager remaining on site during the day. Any construction work will take place inside the building e.g., walls and plumbing. The location will have one roll-up bay for customers who bring their vehicles in for auto glass repair/installation . This takes approximately one hour. Safelite does not anticipate any more than 2 -3 customers at any given time. The site is paved and parking currently unlined. Spaces will be striped. Ten parking spaces are required for the lease space per the Building Official/Zoning Commissioner. There are four spaces located to the rear of the site. Safelite does not plan on us ing these spaces, but they are necessary for the count. R. Lastella noted that the far right side of the site is rented to Montachusett Regional Vocational Technical School. The other two adjacent spaces are used by the property owner for inside car storage. Safelite will have signage on the building and the side of the road. Motion, K. Chenis, to accept the application for site approval for Safelite as documented, second, M. Allison, all aye. A . Burney noted that Safelite will have to come before the Board if street signage is planned. Documents use at meeting: Application Packet Minutes/public hearing 2016/39 massachusetts avenue 05.09.16 ======================================================================================== DOCUMENT : 2016-05-09-minutes-3850.txt BOARD : planning-board DATE : 2016-05-09 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-05-09-minutes-3850.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_05092016-3850 ======================================================================================== ===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 233 Lancaster Avenue May 9, 2016 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:35 PM Present: Damon McQuaid, Matthew Allison, Kenneth Chenis, Gregory Bittner, David Prokowiew, Adam R. Burney Chair D. McQuaid opened the Hearing with the reading of the statutory notice published in the Sentinel and Enterprise on April 25 and May 2, 2016. The Hearing is to hear and discuss a request to construct a driveway at 233 Lancaster Avenue, Map 081, Parcel 00 05, under M.G.L. Ch. 40, Section 15C, Scenic Road Designations and under M.G.L. Ch . 87, Section 3, Cutting of Public Shade Trees. The applicant and property owner Joseph White , 334 Sunny Hill Road , was r epresented by Daniel Proctor of 1529 Massachusetts Avenue. The proposal is to build a driveway for a single family home, thirteen (13’) feet wide (width incorrect on application), twelve (12”) inch gravel base, three (3”) inch top and binder asphalt. The Driveway Design Plan shows five retention basins. Approximately six (6) trees of six (6”) inches or greater within forty (40’) feet of the drive are proposed to be removed. There are also ten to twelve smaller saplings that would be removed. The drive will be located at the southerly -most point of the site to increase the sight distance to the north. The existing scenic stone wall at the property line will be removed during the work and then upon work completion, those stones will be used to create kne e walls on either side of the drive to maintain aesthetics. Motion, K. Chenis to close Hearing, Second, G. Bittner, all aye. Hearing closed 6:45 PM Documents used at meeting: Application under Ch. 40, Section 15 Minutes/public hearings 2016/233 Lancaster Avenue_05.09.16 ======================================================================================== DOCUMENT : 2016-05-23-agenda-3851.txt BOARD : planning-board DATE : 2016-05-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-05-23-agenda-3851.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05232016-3851 ======================================================================================== ===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, May 23, 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. BOARD REORGANIZATION 2. PUBLIC COMMENT 3. PUBLIC HEARINGS: Highfield Village (cont’d) 234 Summer Street 175 Northfield Road 4. MINUTES APPROVAL: 5/9/16 233 Lancaster Avenue, 5/9/16 39 Massachusetts Avenue, 5/9/16 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: 7. DIRECTOR’S ITEMS: 39 Massachusetts Avenue- Endorse Decision 233 Lancaster Avenue- Endorse Decision Site Plan Approval/Special Permit/Rules and Regulations 8. NOTICES & COMMUNICATIONS 9. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated June 13 June 27 10. PUBLIC COMMENT 11. BOARD COMMENT/CONCERNS 12. ADJOURNMENT ======================================================================================== DOCUMENT : 2016-05-23-agenda-3852.txt BOARD : planning-board DATE : 2016-05-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-05-23-agenda-3852.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05232016-3852 ======================================================================================== ===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 May 23, 2016, 6:35 PM, Town Hall, 17 Main Street, Lunenburg, MA t o hear and discuss a stormwater management s pecial permit under Section 6.7. of the Protective Bylaw of the Town of Lunenburg. The special permit is for development of nine single family home lots and associated site work at 175 Northfield Road (Map 051, Parcel 0037), Lunenburg, MA. Owner/applicant is Matthew Olson/Ashoryn, LLC, P.O. Box 283, Rindge, NH 03461. The application and plans are available for viewing in the Planning Office. Stormwater management/northfield rd/175_05.23.16 legal ======================================================================================== DOCUMENT : 2016-05-23-agenda-3853.txt BOARD : planning-board DATE : 2016-05-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-05-23-agenda-3853.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05232016-3853 ======================================================================================== ===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 May 23, 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 to replace the existing retail facility with a single family home a t 234 Summer Street , (Map 117, Parcel 00 31) Lunenburg, MA. Owner/applicant is Stanley Miller, 233 Summer Street, Lunenburg , MA. The application and plans are available for viewing in the Planning Office. Dpr/summer street/miller_234 summer st/05.23.16 legal ======================================================================================== DOCUMENT : 2016-05-23-minutes-3851.txt BOARD : planning-board DATE : 2016-05-23 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-05-23-minutes-3851.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_05232016-3851 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes May 23, 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 BOARD REORGANIZATION: Chair- G. Bittner made Motion for M. Allison, Second, D. Prokowiew, all aye. Vice Chair- D. Prokowiew made Motion for D. McQuaid, Second, G. Bittner, all aye. Clerk- D. Prokowiew made Motion for G. Bittner, Second, D. McQuaid, all aye. MRPC Rep- G. Bittner made Motion for D. Prokowiew, Second, M. Allison, all aye. MJTC Rep- G. Bittner made Motion for K. Chenis, Second, D. Prokowiew, all aye. School Building Committee Rep- D. McQuaid made Motion for G. Bittner, Second, K. Chenis, all aye. Building ReUse Committee- K. Chenis made Motion for D. McQuaid, Second, G. Bittner, all aye. Capital Planning Committee- G. Bittner made Motion for D. McQuaid, Second, D. Prokowiew, all aye. Open Space Committee- G. Bittner made Motion for D. Prokowiew, Second, K. Chenis, all aye. Green Community Task Force Liaison/Member- K. Chenis made Motion for G. Bittner, Second, D. Prokowiew, all aye. Stormwater Task Force Rep- D. Prokowiew made Motion for M. Allison, Second, K. Chenis, all aye. Agricultural Commission- K. Chenis made Motion for M. Allison, G. Bittner, Second, all aye. PUBLIC HEARINGS: Highfield Village (cont’d) - Attorney Haverty, on behalf of the applicant, requested via email, a continuation to allow the applicant to file with the Zo ning Board of Appeals (ZBA) for a special permit dimensional variation for open space . Project engineer Jamie Rheault, Whitman & Bingham Associates, was on hand to inform the Board that an application was dropped off with the ZBA Administrative Assistant this date. The ZBA Hearing is currently scheduled for July 13, 2016. There was Board discussion as to requesting the applicant to withdraw the application and reapply, the Board denying the request for extension, or the Board granting an extension. D. M cQuaid, Motion, to grant an extension to August 22, 2016, 6:35 PM, Second, D. Prokowiew, all aye. The Board will discuss the project at its next meeting in order to provide comments to the Zoning Board of Appeals prior to the July 13th Hearing. 234 Summer Street- see separate minutes 175 Northfield Road- see separate minutes MINUTES APPROVAL: All minutes signed. 5/9/16- Motion, D. McQuaid, Second, G. Bittner 233 Lancaster Avenue, 5/9/16- Motion, D. McQuaid, Second, D. Prokowiew 39 Massachusetts Avenue, 5/9/16- Motion, D. McQuaid, Second, D. Prokowiew ===PAGE 2=== Minutes 05.23.16 Page 2 COMMITTEE REPORTS: Building Reuse Committee- A. Burney noted scope of work has been put together. Capital Planning Committee- no report Agricultural Commission- Farmers’ Market commences June 5th, front of Ritter Building. Stormwater Task Force- Currently two vacancies MJTC- Summer Street project expanded two years due to budget. Currently in 75% review. Right -of-way concerns with project. MRPC- no report Open Space Ad Hoc Committee- no report School Building Committee- Construction 95% complete. Green Community Task Force (GCTF)- Meeting May 31st to go over bids for four projects. DEVELOPMENT STATUS REPORTS: Work beginning at storage facility at 270 Electric Avenue. DIRECTOR’S ITEMS: 39 Massachusetts Avenue- Decision signed 233 Lancaster Avenue- Decision signed Site Plan Approval/Special Permit/Rules and Regulations: Hearing will be scheduled for June 27, 2016, 6:35 PM. Draft will be circulated for feedback. MEETING SCHEDULE: June 13 – 234 Summer Street (cont’d) June 27 – Hearing for Board Rules and Regulations for Special Permits and Site Plan Approval A. Burney anticipates beginning work on definitions and use table BOARD COMMENT/CONCERNS: “Snowriders” doing improvements to “Lane Property” Water District preparing to construct a new building on Route 2A; will have to apply to Board for site plan approval. ADJOURNMENT: 8:50 PM Documents used at meeting: Minutes 05/09/16 Minutes 05/0916, 233 Lancaster Avenue Minutes 05/09/16, 39 Massachusetts Avenue Decision, 39 Massachusetts Avenue Decision, 233 Lancaster Avenue Minutes/2016/05.23.16 ======================================================================================== DOCUMENT : 2016-05-23-minutes-3852.txt BOARD : planning-board DATE : 2016-05-23 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-05-23-minutes-3852.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_05232016-3852 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes Public Hearing 175 Northfield Road May 23, 2016 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:35 PM Present: Matthew Allison, Damon McQuaid, Gregory Bittner, Kenneth Chenis, David Prokowiew, Adam R. Burney The Clerk opened the Hearing with the reading of the statutory notice published in the Sentinel and Enterprise on May 9 and May 16, 2016. The Hearing is to hear and discuss a stormwater management special permit for the development of nine single family home lots and associated site work at 175 Northfield Road, Map 051, Parcel 0037, under Section 6.7. of the Protective Bylaw of the Town of Lunenburg. The applicant Matthew Olson/Ashoryn, LLC, was represented by Peter Blaisdell, Williams & Sparges, LLC. The nine lots were created by an ANR Plan endorsed by the Board in October 2015. All lots will be accessed off existing roads. Lots 1, 2, 3, and 4 will be serviced by septic and lots 5, 6, 7, 8, and 9 wil l be on Town sewer. The applicant is utilizing LID (Low Impact Development) to manage stormwater runoff. There will be no catch basins. Stormwater runoff will be collected by a series of shallow infiltration basins and trenches. Each driveway will have its own stone trench. The drives on Northfield Road will have a little crossing onto the property with twin twelve (12”) inch culverts . An ANRAD (Abbreviated Notice of Resource Area Delineation) has been filed. The individual homeowner will be responsible for system maintenance. A Board Condition will specify that in conjunction with the registry recording of the Board’s Decision, the Operations & Maintenance Plan (OMP) shall also be recorded which notes that per the OMP, the homeowner is responsible for maintenance of swale and pond. John Brush, 100 Royal Fern Drive- Any increase to runoff rate? No. D, McQuaid, Motion to approve stormwater permit, Second, D. Prokowiew; conditions - natural and/or faux stone finish on culverts, inclusion of O&M recordi ng with Board’s Decision, and individual homeowners be provided with copy of Board’s Decision so they are aware of their responsibility for maintenance. All aye. Hearing closed 8:20 PM Documents used at meeting: Stormwater Special Permit Application Minutes/public hearings 2016/175 Northfield Road_05.23.16 ======================================================================================== DOCUMENT : 2016-05-23-minutes-3853.txt BOARD : planning-board DATE : 2016-05-23 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-05-23-minutes-3853.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_05232016-3853 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes Public Hearing May 23, 2016 234 Summer Street Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:35 PM Present: Matthew Allison, Damon McQuaid, Gregory Bittner, Kenneth Chenis, David Prokowiew, Adam R. Burney The Clerk opened the Public Hearing with the reading of the statutory notice published in the Sentinel and Enterprise on May 9 and May 16, 2016. The Public Hearing was to hear and discuss a site plan approval under Section 8.4. of the Protective Bylaw of the Town of Lunenburg to replace the existing retail facility with a single family home at 234 Summer Street , Map 117, Parcel 0031. Project engineer Gary Shepard, David E. Ross Associates (DER) , represented the ap plicant Stanley Miller, 233 Summer Street . The submitted application was to demolish the existing retail facility and replace it with a single family home with the pavement office located on the side. (As a result of the Zoning Board of Appeals (ZBA) Pub lic Hearing, the Applicant will be removing the office area.) As this is a pre -existing, non-conforming use, the applicant has received approval from the ZBA for a modification to the use and increase in nonconformity. No exterior lighting is proposed ot her than residential wall scones near the entry doors. The new building will have almost the same footprint. Infiltration will be improved with the compacted gravel area being converted to both a patio and lawn. D. Prokowiew inquired as to height of pri vacy fence requested by an abutter at the ZBA Hearing. DER was not sure if it had been specified by the ZBA. Some of the pavement will be removed to balance the new pavement for a circular driveway. Jane & Dino Piermarini, 23 6 Summer Street- Letter of o pposition read into record (on file in Planning Office). Major concerns were with the possibility of being the recipient of noise complaints from his commercial property, the effect on his liability insurance from possible damage to vehicles parked outsid e his garage (e.g., baseball from the residence damaging a vehicle), and prospective buyers being discourage d from purchasing his commercial property due to having a residence abutting his business. There was discussion regarding fence height and location. A. Burney noted that at eight (8) feet it would require a permit , but at ten (10) feet it would be considered a structure. DER noted that as the driveway is only ten (10) feet wide, the fence would have to be on the lot line in order for the property owners to use the driveway. He also noted that the fence stops fifteen (15) feet from the property line to allow for sight lines. Board members felt it was acceptable to place an eight (8) foot fence on the property and would like to see fence detail on the plan to include the height and a solid privacy fence. D. Piermarini- inquired if the fence could go all the way to the street by lowering it for the aforementioned fifteen (15) feet. The fence will begin at the property line, not the street line. D. McQuaid, Motion to continue Hearing to June 13, 2016 , 6:35 PM, to allow the Board an opportunity to familiarize themselves with the ZBA Decision, Second, K. Chenis; Discussion - clarification of proposed Conditions - Commencing at the property line, the first fifteen (15 ’) foot section of fence will be at a height of thirty -six (36”) inches, then eight (8’) feet tall for the remainder of the property line and will be solid vinyl, all aye. Hearing recessed at 7:55 PM. Documents used at hearing: Site Plan Appoval Application, 234 Summer Street ======================================================================================== DOCUMENT : 2016-06-13-agenda-3854.txt BOARD : planning-board DATE : 2016-06-13 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-06-13-agenda-3854.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06132016-3854 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board MatthewAllison, Chair Tel: (978) 582-4147 ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Monday, June 13, 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: 234 Summer Street (cont’d) 4. MINUTES APPROVAL: 5/23/16 234 Summer Street, 5/23/16 175 Northfield Road, 5/23/16 5. COMMITTEE REPORTS: Storm Water Task Force, Agricultural Commission, Building Reuse Committee, Capital Planning Committee, School Building Committee, Green Community Task Force, MJTC, MRPC, Open Space Ad Hoc Committee, 6. DEVELOPMENT STATUS REPORTS: 270 Electric Avenue- Progress Update 7. DIRECTOR’S ITEMS: 175 Northfield Road- Endorse Decision Highfield Village- Board Discussion Site Plan Approval/Special Permit/Rules and Regulations 8. NOTICES & COMMUNICATIONS 9. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated June 27- Public Hearing- Board Rules & Regulations for Special Permits & Site Plan Approval July 11 ? July 25 10. PUBLIC COMMENT 11. BOARD COMMENT/CONCERNS 12. ADJOURNMENT ======================================================================================== DOCUMENT : 2016-06-13-agenda-3885.txt BOARD : planning-board DATE : 2016-06-13 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-06-13-agenda-3885.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06132016-3885 ======================================================================================== ===PAGE 1=== Planning Board Meeting- Summer Street1. ======================================================================================== DOCUMENT : 2016-06-13-minutes-3854.txt BOARD : planning-board DATE : 2016-06-13 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-06-13-minutes-3854.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_06132016-3854 ======================================================================================== ===PAGE 1=== ===PAGE 2=== ======================================================================================== DOCUMENT : 2016-06-13-minutes-3885.txt BOARD : planning-board DATE : 2016-06-13 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-06-13-minutes-3885.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_06132016-3885 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2016-06-27-agenda-3855.txt BOARD : planning-board DATE : 2016-06-27 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-06-27-agenda-3855.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06272016-3855 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board MatthewAllison, Chair Tel: (978) 582-4147 ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Monday, June 27, 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: Board Rules & Regulations for Special Permits and Site Plan Approval 4. MINUTES APPROVAL: 6/13/16 234 Summer Street, 6/13/16 5. COMMITTEE REPORTS: Storm Water Task Force, Agricultural Commission, Building Reuse Committee, Capital Planning Committee, School Building Committee, Green Community Task Force, MJTC, MRPC, Open Space Ad Hoc Committee, 6. DEVELOPMENT STATUS REPORTS: 7. DIRECTOR’S ITEMS: 294 Chase Road- Proposed Acquisition of APR 234 Summer Street- Endorse Decision Highfield Village- Board Discussion Board Goals 8. NOTICES & COMMUNICATIONS 9. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated July 25 August 8 – Special Town Meeting August 22 10. PUBLIC COMMENT 11. BOARD COMMENT/CONCERNS 12. ADJOURNMENT ======================================================================================== DOCUMENT : 2016-06-27-agenda-3856.txt BOARD : planning-board DATE : 2016-06-27 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-06-27-agenda-3856.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06272016-3856 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice-Chair Fax: (978) 582-4353 Gregory Bittner, Clk. 960 Massachusetts Avenue Kenneth Chenis, 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 June 27 , 201 6, 6:35 PM, Joseph Bilotta Meeting Room, Town Hall, 17 Main Street, Lunenburg, MA 01462 to discuss a revision to the Board Rules and Regulations for Special Permits and Site Plan Approval. Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA. Forms/Planning Board rules and regs/06.27.16 legal ======================================================================================== DOCUMENT : 2016-06-27-minutes-3855.txt BOARD : planning-board DATE : 2016-06-27 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-06-27-minutes-3855.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_06272016-3855 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes June 27, 2016 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Matthew Allison, Damon McQuaid, Gregory Bittner, David Prokowiew, Adam R. Burney Absent: Kenneth Chenis PUBLIC HEARING: Board Rules & Regulations for Special Permits and Site Plan Approval- (Hearing was taken out of order to allow any citizenry arrival for input. Hearing began at 6:55 PM.) The Clerk opened the Public Hearing with t he reading of the statutory notice published in the Sentinel and Enterprise on June 13 and June 20 , 2016. The Public Hearing was to discuss a revision to the Board Rules and Regulations for Special Permits and Site Plan Approval. The draft document had been sent to local engineers, and Town Boards and Commissions for input/comments. A. Burney edited the document to incorporate those comments and those of Planning Board members. There was Board discussion as to workshops vs meetings. A. Burney noted t hat workshops are “special meetings”, but still considered public meetings and must adhere to the Open Meeting Law. There was also discussion as to the submission of “head on” (a view into the parcel from the street) photographs with the application, which would show the project’s relation to the street. The Board felt that any registered architect would prepare an appropriate submission. D. McQuaid, Motion to approve the draft with changes as made , excluding the last page which is an administrative in-house document, Second, D. Prokowiew, discussion, M. Allison requested having the submittal checklist incorporated into the document. A. Burney noted that this should be an administrative in-house document. If it is incorporated into the document it woul d require the public hearing process for any change. All aye to approve the draft with changes. Hearing closed 7:30 PM ===PAGE 2=== Minutes 06.27.16 Page 2 MINUTES APPROVAL: All minutes signed. 6/13/16- Motion, D. McQuaid, Second, G. Bittner 234 Summer Street, 6/13/16- Motion, D. McQuaid, Second, D. Prokowiew COMMITTEE REPORTS: Stormwater Task Force - The Task Force is looking for input on how to maintain easements, basins, drainage structures, etc., once a road has received Town acceptance. Cleaning often re quires a vacuum truck and the Town does not have one. There was discussion as to the Board altering its Rules and Regulations to move towards more LID (Low Impact Development) in Town. Agricultural Commission- Farmers’ Market continues. The AgCom will be sponsoring the July 25 th Band Concert. Baked goods and a 50-50 Raffle will be available with proceeds going to the 4 -H. Right -To- Farm signs (8) have been received and will be installed. Building Reuse Committee- no report Capital Planning Committee- no report School Building Committee- Tours of the new school are available. Details are on the school’s website. Green Community Task Force (GCTF)- no report MJTC- no report MRPC- no report Open Space Ad Hoc Committee- no report DEVELOPMENT STATUS REPORTS: no updates DIRECTOR’S ITEMS: 294 Chase Road (Lanni Orchards); Proposed APR Acquisition - The Board of Selectmen requested input as to the Commonwealth’s intent to offer to purchase an Agricultural Preservation Restriction (APR) on the subject property. Board members supported the proposed purchase. D. McQuaid, Motion to support the acquisition of Lanni Orchards 294 Chase Road , for agricultural preservation, Sec ond, D. Prokowiew, discussion, A. Burney wanted to make sure t he Board didn’t see the acquis ition of that property as a detriment to any commercial/industrial expansion on Chase Road. All aye to support the acquisition. 234 Summer Street; Endorse Decision - Board endorsed Decision. Decision will be filed with the Town Clerk and filed at the Registry of Deeds. Highfield Village; Board Discussion- A. Burney presented a draft memorandum for the Zoning Board of Appeals July 13 th Hearing for Highfield Village . He also requested input from both the Open Space Committee and Conservation Commission. He anticipates that the Commission may send its own letter as it is an agenda item for the Commission’s June 29 th meeting. D. McQuaid, Motion to approve the letter dated June 27, 2016 to be sent to the Zoning Board of Appeals, Second, D. Prokowiew, all ay e. Letter will be finalized, provided to the Conservation Commission for its June 29th meeting, and provided to the Zoning Board of Appeals for its July 13th Hearing. Board Goals- Past draft goals will be electronically provided to the Board. ===PAGE 3=== Minutes 06.27.16 Page 3 MEETING SCHEDULE: July 25- Hearing for zoning articles for STM (special town meeting) August 8- 7 PM, Special Town Meeting August 22- Highfield Village (cont’d) BOARD COMMENT/CONCERNS: There was Board discussion as to any zoning articles t hat would be submitted at STM. Two articles will cover Scrivener Errors. Board consensus was that the Whalom Overlay District i s “not working” and i s more of a hindrance than a help . D. McQuaid opined that the main goal of the Overlay was to develop the Whalom Park site and that has been accomplished. D. McQuaid, made Motion to bring an article to STM to strike the Whalom Overlay District pending a better use for the area , Second, G. Bittner, all aye. ADJOURNMENT: 8:16 PM Documents used at meeting: Minutes 06/13/16 234 Summer Street, Minutes 06/13/16 234 Summer Street, Decision 294 Chase Road, APR Acquisition Application DRAFT Board Rules & Regulations for Special Permits and Site Plan Approval DRAFT Memo re Highfield Village Special Permit Dimensional Variation Application Minutes/2016/06.27.16 ======================================================================================== DOCUMENT : 2016-06-27-minutes-3856.txt BOARD : planning-board DATE : 2016-06-27 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-06-27-minutes-3856.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_06272016-3856 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes June 27, 2016 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Matthew Allison, Damon McQuaid, Gregory Bittner, David Prokowiew, Adam R. Burney Absent: Kenneth Chenis PUBLIC HEARING: Board Rules & Regulations for Special Permits and Site Plan Approval- (Hearing was taken out of order to allow any citizenry arrival for input. Hearing began at 6:55 PM.) The Clerk opened the Public Hearing with t he reading of the statutory notice published in the Sentinel and Enterprise on June 13 and June 20 , 2016. The Public Hearing was to discuss a revision to the Board Rules and Regulations for Special Permits and Site Plan Approval. The draft document had been sent to local engineers, and Town Boards and Commissions for input/comments. A. Burney edited the document to incorporate those comments and those of Planning Board members. There was Board discussion as to workshops vs meetings. A. Burney noted t hat workshops are “special meetings”, but still considered public meetings and must adhere to the Open Meeting Law. There was also discussion as to the submission of “head on” (a view into the parcel from the street) photographs with the application, which would show the project’s relation to the street. The Board felt that any registered architect would prepare an appropriate submission. D. McQuaid, Motion to approve the draft with changes as made , excluding the last page which is an administrative in-house document, Second, D. Prokowiew, discussion, M. Allison requested having the submittal checklist incorporated into the document. A. Burney noted that this should be an administrative in-house document. If it is incorporated into the document it woul d require the public hearing process for any change. All aye to approve the draft with changes. Hearing closed 7:30 PM ===PAGE 2=== Minutes 06.27.16 Page 2 MINUTES APPROVAL: All minutes signed. 6/13/16- Motion, D. McQuaid, Second, G. Bittner 234 Summer Street, 6/13/16- Motion, D. McQuaid, Second, D. Prokowiew COMMITTEE REPORTS: Stormwater Task Force - The Task Force is looking for input on how to maintain easements, basins, drainage structures, etc., once a road has received Town acceptance. Cleaning often re quires a vacuum truck and the Town does not have one. There was discussion as to the Board altering its Rules and Regulations to move towards more LID (Low Impact Development) in Town. Agricultural Commission- Farmers’ Market continues. The AgCom will be sponsoring the July 25 th Band Concert. Baked goods and a 50-50 Raffle will be available with proceeds going to the 4 -H. Right -To- Farm signs (8) have been received and will be installed. Building Reuse Committee- no report Capital Planning Committee- no report School Building Committee- Tours of the new school are available. Details are on the school’s website. Green Community Task Force (GCTF)- no report MJTC- no report MRPC- no report Open Space Ad Hoc Committee- no report DEVELOPMENT STATUS REPORTS: no updates DIRECTOR’S ITEMS: 294 Chase Road (Lanni Orchards); Proposed APR Acquisition - The Board of Selectmen requested input as to the Commonwealth’s intent to offer to purchase an Agricultural Preservation Restriction (APR) on the subject property. Board members supported the proposed purchase. D. McQuaid, Motion to support the acquisition of Lanni Orchards 294 Chase Road , for agricultural preservation, Sec ond, D. Prokowiew, discussion, A. Burney wanted to make sure t he Board didn’t see the acquis ition of that property as a detriment to any commercial/industrial expansion on Chase Road. All aye to support the acquisition. 234 Summer Street; Endorse Decision - Board endorsed Decision. Decision will be filed with the Town Clerk and filed at the Registry of Deeds. Highfield Village; Board Discussion- A. Burney presented a draft memorandum for the Zoning Board of Appeals July 13 th Hearing for Highfield Village . He also requested input from both the Open Space Committee and Conservation Commission. He anticipates that the Commission may send its own letter as it is an agenda item for the Commission’s June 29 th meeting. D. McQuaid, Motion to approve the letter dated June 27, 2016 to be sent to the Zoning Board of Appeals, Second, D. Prokowiew, all ay e. Letter will be finalized, provided to the Conservation Commission for its June 29th meeting, and provided to the Zoning Board of Appeals for its July 13th Hearing. Board Goals- Past draft goals will be electronically provided to the Board. ===PAGE 3=== Minutes 06.27.16 Page 3 MEETING SCHEDULE: July 25- Hearing for zoning articles for STM (special town meeting) August 8- 7 PM, Special Town Meeting August 22- Highfield Village (cont’d) BOARD COMMENT/CONCERNS: There was Board discussion as to any zoning articles t hat would be submitted at STM. Two articles will cover Scrivener Errors. Board consensus was that the Whalom Overlay District i s “not working” and i s more of a hindrance than a help . D. McQuaid opined that the main goal of the Overlay was to develop the Whalom Park site and that has been accomplished. D. McQuaid, made Motion to bring an article to STM to strike the Whalom Overlay District pending a better use for the area , Second, G. Bittner, all aye. ADJOURNMENT: 8:16 PM Documents used at meeting: Minutes 06/13/16 234 Summer Street, Minutes 06/13/16 234 Summer Street, Decision 294 Chase Road, APR Acquisition Application DRAFT Board Rules & Regulations for Special Permits and Site Plan Approval DRAFT Memo re Highfield Village Special Permit Dimensional Variation Application Minutes/2016/06.27.16 ======================================================================================== DOCUMENT : 2016-07-25-agenda-3857.txt BOARD : planning-board DATE : 2016-07-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-07-25-agenda-3857.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07252016-3857 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board MatthewAllison, Chair Tel: (978) 582-4147 ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Monday, July 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 PLANS: 238 Fire Road 16, J&A Realty Trust 331 Burrage Street, Daniel Proctor 200 Reservoir Road, Estate of Vera Barney 1026 & 1042 Northfield Rd, Ronald Smith, Lucy Hawkins, Steven Anderson 4. PUBLIC HEARINGS: 1026 Northfield Road Zoning Warrant Articles for 8/22/16 Special Town Meeting 5. MINUTES APPROVAL: 6/27/16 6. COMMITTEE REPORTS: Storm Water Task Force, Agricultural Commission, Building Reuse Committee, Capital Planning Committee, School Building Committee, Green Community Task Force, MJTC, MRPC, Open Space Ad Hoc Committee, 7. DEVELOPMENT STATUS REPORTS: 8. DIRECTOR’S ITEMS: Town Manager Search Committee- Board Rep Board Goals Building Official- Discussion 9. NOTICES & COMMUNICATIONS 10. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated Discussion of August Meeting Dates August 8 August 22 – Highfield Village (cont’d) 7:00 PM - Special Town Meeting 11. PUBLIC COMMENT 12. BOARD COMMENT/CONCERNS 13. ADJOURNMENT ======================================================================================== DOCUMENT : 2016-07-25-agenda-3858.txt BOARD : planning-board DATE : 2016-07-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-07-25-agenda-3858.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07252016-3858 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice-Chair Fax: (978) 582-4353 Gregory Bittner, Clk. 960 Massachusetts Avenue Kenneth Chenis, 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 July 25, 2016, 6:35 PM, Town Hall, 17 Main Street, Lunenburg, MA to hear and review a request to enlarge the existing driveway at 1026 Northfield Road (Map 037, Parcel 0012), under M.G.L. Ch. 40, Section 15C, Scenic Road Designations and under M.G.L. Ch. 87, Section 3, Cutting of Public Shade Trees . Owner/Applicant is Ronald P. Smith and Lucy M. Hawkins, 110 Old Farm Road, Lunenburg, MA 01462. The application and plans are available for viewing in the Planning Office. Street/northfield rd/1026 northfield scenic rd legal 07.25.16 ======================================================================================== DOCUMENT : 2016-07-25-agenda-3859.txt BOARD : planning-board DATE : 2016-07-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-07-25-agenda-3859.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07252016-3859 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice-Chair Fax: (978) 582-4353 Gregory Bittner, Clk. 960 Massachusetts Avenue Kenneth Chenis, 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 July 25 , 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 only the letter “c.” under Section 4.17. Village Center District, Subsection 4.17.5. Use Provisions and re -letter accordingly, by deleting the word “grated” and replacing it with the word “granted” under Section 8.4. Site Plan Approval, Subsection 8.4.2.1.e), by deleting Section 4.12. Lake Whalom Overlay District in its entirety, by deleting all references to Whalom Overlay District in Section 3.0 Establishment of Districts, Subs ection 3.2.1. and deleting “l) Whalom Overlay District” under Section 3.1. Types of Districts and re -letter accordingly, by deleting “fifteen (15)” in Section 3.1. and replacing it with “fourteen (14)”, by deleting “Lake Whalom Overlay District” under Table of Contents, Section 4.0. Use Regulations, Subsection 4.12. and replacing it with “repealed” , by deleting “May 2, 2015” and replacing it with “August 8, 2016” under Section 3.0 Establishment of Districts, Subsection 3.2.1., by revising the Zoning Map approved at May 2016 Town Meeting to delete the Lake Whalom Overlay District. Copies are on file in the Planning Office, 960 Massachusetts Avenue. Townmet/Aug 2016 STM/07.25.16 legal ======================================================================================== DOCUMENT : 2016-07-25-minutes-3857.txt BOARD : planning-board DATE : 2016-07-25 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-07-25-minutes-3857.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_07252016-3857 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes July 25, 2016 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Matthew Allison, Damon McQuaid, Gregory Bittner, Kenneth Chenis, David Prokowiew, Adam R. Burney ANR PLANS: 238 Fire Road 16 , J&A Realty Trust - K. Chenis recused himself. Attorney Knox, representing the property owner, presented the plan. At its March 14, 2016 Board meeting, the Board determined a prescriptive easement had been established for the property. By endorsing this ANR Plan, the Board has determined vital access. Motion, D. McQuaid, Second, D. Prokowiew, to endorse the ANR Plan, all aye. Plan endorsed. 331 Burrage Street, Daniel Proctor - S. Dillis , Ducharme & Dillis, r epresenting the property owner, presented the plan. Parcel being created to add to Lot 11 on Whitetail Crossing. Lot 11 was originally created with the Whitetail Crossing development, but due to a zoning change it is now nonconforming. This ANR Plan wil l make Lot 11 meet zoning requirements. As the applicant also owns the adjacent property, the lot cannot be a grandfathered lot. Motion, D. McQuaid, Second, D. Prokowiew, to endorse the ANR Plan, all aye. Plan endorsed. 200 Reservoir Road, Estate of Ver a Barney - Neil Gorman, David Ross Associates, representing the property owner, presented the plan dividing the property into five lots . Motion, D. McQuaid, Second, D. Prokowiew, to endorse the ANR Plan, all aye. Plan endorsed. 1026 & 1042 Northfield Road , Ronald Smith, Lucy Hawkins, Steven Anderson - Presented by property owner Ron Smith. Plan creates a five -lot subdivision. Motion, K. Chenis, Second, D. Prokowiew, to endorse the ANR Plan, all aye. Plan endorsed. PUBLIC HEARINGS: 1026 Northfield Road-see separate minutes Zoning Warrant Articles, 8/22/16 STM- see separate minutes. (The Board took one blanket vote for all Whalom articles .) Motion, D. McQuaid, that the Board support the warrant article s regarding the Whalom Overlay District, Second, D. Prokowiew, all aye. MINUTES APPROVAL: All minutes signed. Motion, D. McQuaid, to sign minutes of June 27, 2016, Second, G. Bittner, all aye. (K. Chenis abstained.) ===PAGE 2=== Minutes 07.25.16 Page 2 COMMITTEE REPORTS: Stormwater Task Force- no report Agricultural Commission- Farmers’ Market continues. Building Reuse Committee - Committee has received responses to advertisement for property evaluations. Capital Planning Committee- no report School Building Committee- School has occupancy permit. Green Community Task Force (GCTF) - Sent out items for bid; did not receive acceptable bids. Re -sent for new bids. MJTC- K. Chenis unable to attend last meeting. Inquired as to Town’s secondary representative to MJTC. MRPC- no report Open Space Ad Hoc Committee- no report DEVELOPMENT STATUS REPORTS: Minor field changes to storage units at 270 Elect ric Avenue; instead of a keypad gate they are going to install a steel swing gate on West Street with a Knox Box. The owner anticipates the first building receiving occupancy this fall. A. Burney anticipates that the developer for 50 Elmwood Road will approach the Board for a bond reduction within the next few months as the majority of the road work is completed. DIRECTOR’S ITEMS: Town Manager Search Committee, Board Representative- M. Allison, D. McQuaid and G. Bittner noted their desire to serve on the Search Committee. Motion, K. Chenis, for M. Allison to be the Board’s representative to the Committee, Second, G. Bittner . Motion, D. Prokowiew, for D. McQuaid, to be the Board’s representative, Second, D. McQuaid. Roll Call vote for M. Allison - D. Prokowiew, aye; K. Chenis, aye; G. Bittner, aye; D. McQuaid, nay; M. Allison, aye. Vote passed 4 -1. Meetings currently scheduled for September 1st and 15th. Board Goals- Board members will provide their five short -term and five long-term goals to A. Burney by August 22nd for discussion at the Board’s September 12th meeting. There will be discussion of setting up subcommittees of two for research, which will then be presented to the full Board. A. Burney suggested one of the priorities be the updating of the Rules and Regulations Governing the Subdivision of Land. D. McQuaid reminded the Board of the importance of a new Lake Whalom Overlay District Bylaw. G. Bittner suggested he and A. Burney keep track of subjects that are brought forth at Board meetings to ensure they are addressed at the appropriate time at a future meeting. A. Burney will do a short item to the Lunenburg Ledger to notify the public that the Board will b e working on a new Whalom Overlay District. Building Official - The Board would like to meet with the Building/Zoning Official to better understand various topics, e.g., operational issues, understanding each others ’ perspectives , and how they can better work together. K. Chenis suggested members meet with the Building/Zoning Official individually and then collectively as a Board. A. Burney to check with the Building/Zoning Official to see if he is available to meet individually and then come to the August 8th Board meeting. ===PAGE 3=== Minutes 07.25.16 Page 3 MEETING SCHEDULE: August 8- 6:30 PM, Ritter Memorial Building – will invite Building/Zoning Official to attend. August 22- 6:30 PM, Lunenburg High School, - abbreviated agenda to accept Highfield Village withdrawal and any zoning warrant article discussion 7:00 PM, Special Town Meeting BOARD COMMENT/CONCERNS: G. Bittner noted abutters to the Pleasant Street solar site opined that the applicant is not fulfilling his/her landscaping requirements. A. Burn ey noted this would be an enforcement issue through the Building/Zoning Official. It was noted that 8 Massachusetts Avenue received a Zoning Board of Appeals (ZBA) Special Permit for an auto detailing shop. The applicant is also required to come before the Planning Board for Site Plan Approval. Motion, D. P rokowiew, to send a letter to the ZBA noting that the applicant is operating without Planning Board approval, Second, G. Bittner, all aye. ADJOURNMENT: 9:25 PM Documents used at meeting: Minutes 06/27/16 ANR Plan, 238 Fire Road 16 ANR Plan, 331 Burrage Street ANR Plan, 200 Reservoir Road ANR Plan, 1026 & 1042 Northfield Road DRAFT 2014 Board Goals Minutes/2016/07.25.16 ======================================================================================== DOCUMENT : 2016-07-25-minutes-3858.txt BOARD : planning-board DATE : 2016-07-25 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-07-25-minutes-3858.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_07252016-3858 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes Public Hearing 1026 Northfield Road July 25, 2016 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:35 PM Present: Matthew Allison, Damon McQuaid, Gregory Bittner, Kenneth Chenis, David Prokowiew, Adam R. Burney Board Clerk G. Bittner opened the Hearing with the reading of the statutory notice published in the Sentinel and Enterprise o n July 22 and July 18, 2016. The Hearing is to hear and discuss a request to e nlarge the existing driveway at 1026 Northfield Road, Map 037, Parcel 0012, under M.G.L. Ch. 40, Section 15C, Scenic Road Designations and under M.G.L. Ch. 87, Section 3, Cutting of Public Shade Trees. The owner/applicant, Ronald Smith noted that the exis ting driveway is a semi -circle, and he desires to make it a larger radius to protect the roots of 100+ year maple tree s that line the street. These trees have created broken concrete in the existing drive. That concrete will be removed and the westerly p ortion of the driveway will be enlarged and relocated west of the maple trees. Photographs were presented annotating smaller trees that he wishes to remove to relocate the drive . The DPW Director has given permission for R. Smith to trim back the foliage in the right -of-way. Motion, D. McQuaid, to approve enlarging the existing driveway at 1026 Northfield Road, Second, K. Chenis, all aye. Decision will be prepared for Board endorsement. Hearing closed 7:08 PM. Documents used at meeting: Application for 1026 Northfield Road under Ch. 40, Section 15 Minutes/public hearings 2016/1026 Northfield Road_07.25.16 ======================================================================================== DOCUMENT : 2016-07-25-minutes-3859.txt BOARD : planning-board DATE : 2016-07-25 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-07-25-minutes-3859.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_07252016-3859 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice-Chair Fax: (978) 582-4353 Gregory Bittner, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes Public Hearing Special Town Meeting Warrant Articles July 25, 2016 Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:35 PM Present: Matthew Allison, Damon McQuaid, Gregory Bittner, Kenneth Chenis, David Prokowiew, Adam R. Burney Clerk G. Bittner opened the Hearing with the reading of the notice published in the Sentinel and Enterprise on July 11 and July 18, 2016. The Hearing was to amend the Protective Bylaw of the Town of Lunenburg by deleting only the letter “c.” under Section 4.17. Village Center District, Subsection 4.17.5. Use Provisions and re -letter accordingly, by deleting the word “grated” and replacing it with the word “granted” under Section 8.4. Site Plan Appr oval, Subsection 8.4.2.1.e), by deleting Section 4.12. Lake Whalom Overlay District in its entirety, by deleting all references to Whalom Overlay District in Section 3.0 Establishment of Districts , Subsection 3.2.1. and deleting “l) Whalom Overlay District ” under Section 3.1. Types of Districts and re-letter accordingly, by deleting “fifteen (15)” in Section 3.1. and replacing it with “fourteen (14)”, by deleting “Lake Whalom Overlay District” under Table of Contents, Section 4.0. Use Regulations, Subsectio n 4.12. and replacing it with “repealed”, by deleting “May 2, 2015” and replacing it with “August 8, 2016” under Section 3.0 Establishment of Districts, Subsection 3.2.1., by revising the Zoning Map approved at May 2016 Town Meeting to delete the Lake Whalom Overlay District. Article XXXX To see if the Town will vote to amend the Zoning Bylaw, Section 4.17, Village Center District, by re -lettering Section 4.17.5 (d) as 4.17.5 (c), or take any action relative thereto. c. Special Permit Approval Criteria – The Zoning Board of Appeals shall act upon all applications after notice and public hearing, and after due consideration may grant such a special permit provided that it finds the proposed use: a. Is in harmony with the purpose and intent of the Bylaw and will promote the purposes of the Village Center District. b. The use is in harmony with those of the abutting properties and the Village Center District as a whole. c. All applicable standards for use, parking, and dimensional requirements are met; d. All applicable design standards listed in Section 8 are met. e. Where multiple structures are proposed, the site design reflects a thoughtful arrangement of elements that will facilitate the movement of pedestrians between structures through the use of sidew alks, internal walkways, alleys or open space features. c. The following uses are prohibited in the Village Center District 1) Newly constructed One-story buildings on lots of less than 5 acres. 2) Retail operations with more than five thousand (5,000) sq uare feet of gross floor area on any individual floor, except for reuse of buildings existing prior to 1 May 2015, with footprints greater than five thousand (5,000) square feet. 3) Drive through establishments, excluding those expressly allowed by Special Permit. ===PAGE 2=== Public Hearing Minutes, 07.25.16 STM Warrant Articles Page 2 Article XXXX To see if the Town will vote to amend the Zoning Bylaw, Section 8.4, Development Plan Review, by deleting, in Section 8.4.2.1 (e), the word ‘grated’ and inserting the wo rd ‘granted” and by deleting, in Section 8.4.9.1, the word ‘Review’ and inserting the word ‘Approval’, or take any action relative thereto. 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 granted 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. 8.4.9. 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 ma y, 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 Approval Bylaw or its rules and regulations. Motion, K. Chenis, Second, D. McQuaid, to endorse the Scrivener’s Errors covered by the two articles noted above, all aye. Article XXXX To see if the Town will vote to amend the Zoning Bylaw, by deleting the entirety of Section 4.12 Whalom Overlay District, or take any action relative thereto. Article XXXX To see if the Town will vote to amend the Zoning Bylaw, Section 3.1, Types of Districts, by deleting, the word “fifteen” and inserting the word “fourteen” and by deleting, Section 3.1 l) Whalom Overlay District and adjusting the remaining as follows l) Tri Town Smart Growth District m) Summer Street Revitalization Overlay District n) Village Center District, or take any action relative thereto. 3.1. Types of Districts The Town of Lunenburg is hereby divided into fourteen (14) fifteen (15) types of districts designated as: a) Residence A b) Residence B c) Outlying d) Recreation e) Commercial f) Limited Business/Residential District g) Retail Commercial District h) Route 2A Overlay District i) Office Park and Industrial District j) Flood Plain District k) Water Supply Protection District l) Tri Town Smart Growth District m) Summer Street Revitalization Overlay District n) Village Center District ===PAGE 3=== Public Hearing Minutes, 07.25.16 STM Warrant Articles Page 3 Article XXXX To see if the Town will vote to amend the Zoning Bylaw, 3.2.1 Location of Districts, by deleting reference to the Whalom Overlay District, and by deleting May 2, 2015 and inserting August 8, 2016, or take any action relative thereto. 3.2. Location of Districts 3.2.1. Said Districts, except Flood Plain Districts, Water Supply Protection Districts, Route 2A Overlay District, Whalom Overlay District, and Tri Town Smart Growth District hereinbefore referred to are located and bounded as shown on a map entitled “Revised Protective Bylaw Map of the Town of Lunenburg, Massachusetts”, dated May 2, 2015 August 8, 2016, signed by the Planning Board and filed with the Town Clerk, which map, together with all explanatory matter thereon, shall be deemed to accompany and be a part of thi s Bylaw. The Flood Plain District location described in Section 4.8.2., Water Supply Protection District described in Section 4.9., Route 2A Overlay District as described in Section 4.10., Whalom Overlay District as described in Section 4.12. and Tri Town Smart Growth District as described in Section 4.13. Article XXXX To see if the Town will vote to amend the Zoning Bylaw Table of Contents, by deleting the words Whalom Overlay District and inserting Repealed, or take any action relative thereto. SECTION 4.0. USE REGULATIONS 4.1. Application of Use Regulation 1 – 5 4.2. Residences and Outlying District Uses 1 – 8 4.3. Recreation District 1 – 4 4.4. Limited Business/Residential District 1 – 4 4.5. Retail Commercial District Uses 1 – 3 4.6. Commercial District Uses 1 – 7 4.7. Office Park and Industrial District 1 – 3 4.8. Flood Plain District Uses 1 – 2 4.9. Water Supply Protection District 1 – 10 4.10. Route 2A Overlay District 1 – 2 4.11. Phased Growth 1 – 3 4.12. Repealed 1 – 2 4.13. Tri-Town Smart Growth District 1 - 13 4.14. Summer Street Revitalization Overlay District 1 – 4 4.15. Solar Energy Systems 1 – 9 4.16. Registered Marijuana Dispensaries 1 – 4 4.17. Village Center District 1 – 9 Article XXXX To see if the Town will vote to amend the Official Zoning Map, by deleting the Whalom Overlay District, or take any action relative thereto. K. Chenis inquired as to the ramifications of repealing the Lake Whalom Overlay District (hereinafter referred to as “Overlay”) . T he Emerald Place a t Lake Whalom development has a valid permit and will continue to enjoy the benefits of the Overlay as long as it continues progress on the project. With removal of the Overlay, the benefit of future development under the Overlay would disappear. Gary Crossen, Principal, Emerald Place Development Company- Wants to protect the commercial parcel on the other side of Electric Avenue. Concerned that if the Article passes, it would decrease the density available to them for commercial purposes and negativel y impact the development of the property. Emerald Place Development Company intends to move on to the commercial piece next year once the residential units are complete. A. Burney responded that the commercial parcel is part of the Special Permit, which continues to be valid. ===PAGE 4=== Public Hearing Minutes, 07.25.16 STM Warrant Articles Page 4 Jim Xarras, owner of 274 Prospect Street- Had a plan before the Board for 274 Prospect Street which he had withdrawn. His plan was to return to the Board with a new developer and plan under the Overlay. He opined that the Board is having a “knee jerk” reaction to his plan by attempting to remove the Overlay. He asked the Board to reconsider the Article to remove the Overlay. The Board’s response was that it was not a “knee jerk” reaction to a developer, but that the Overlay bylaw was poorly written and difficult to interpret and understand. A. Burney suggested that the Board continue with the Article to delete the Overlay, but consider developing a new Whalom Overlay District with new boundaries which could be presented at Town Meeting May 2017. It could address some of the shortfalls in the current Overlay Bylaw. Motion, D. McQuaid, to close Hearing, Second, G. Bittner, all aye. Hearing closed 8:05 PM Documents used at hearing: Zoning Warrant Articles Minutes/public hearings 2016/STM Warrant Article 07.25.16 ======================================================================================== DOCUMENT : 2016-08-08-agenda-3860.txt BOARD : planning-board DATE : 2016-08-08 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-08-08-agenda-3860.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08082016-3860 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board MatthewAllison, Chair Tel: (978) 582-4147 ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Monday, August 8, 2016 – 6:30 PM Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA AGENDA 1. ROLL CALL 2. PUBLIC COMMENT 3. DISCUSSION WITH BUILDING/ZONING OFFICIAL 4. MINUTES APPROVAL: 7/25/16 7/25/16, 1026 Northfield Road 7/25/16, Zoning Warrant Articles 5. COMMITTEE REPORTS: Storm Water Task Force, Town Manager Search Committee, Agricultural Commission, Building Reuse Committee, Capital Planning Committee, School Building Committee, Green Community Task Force, MJTC, MRPC, Open Space Ad Hoc Committee 6. DEVELOPMENT STATUS REPORTS: 7. DIRECTOR’S ITEMS: 1026 Northfield Road- Endorse Decision 8. NOTICES & COMMUNICATIONS 9. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated August 22 – 6:30 PM – Lunenburg Middle-High School 7:00 PM - Special Town Meeting September 12 September 26 10. PUBLIC COMMENT 11. BOARD COMMENT/CONCERNS 12. ADJOURNMENT ======================================================================================== DOCUMENT : 2016-08-08-minutes-3860.txt BOARD : planning-board DATE : 2016-08-08 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-08-08-minutes-3860.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08082016-3860 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes August 8, 2016 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA Time: 6:30 PM Present: Matthew Allison, Damon McQuaid, Gregory Bittner, David Prokowiew, Adam R. Burney Absent: Kenneth Chenis DISCUSSION WITH BUILDING/ZONING OFFICIAL: Discussion was held between the Board and Mike Sauvageau, the Building/Zoning Official (hereinafter referred to as B/ZO) for the Town of Lunenburg. The Board wanted to become more knowledgeable as to the B/ZO’s responsibilities, what the Board’s boundaries are, and possible ways in which they could assist him. There was lengthy discussion on Article 10 of the August 22, 2016 Special Town Meeting Warrant. Article 10 asks the citizens to vote to delete Section 4.12. of the Zoning Bylaw; Whalom Overlay District. The B/ZO had written a letter in September 2015 to the Land Use Director noting that the Board “…can approve any density of units with any number of bedrooms unless waivers are sought under Section 4.12.5.2.” In another letter of June 2016, he notes that the property owner of a 3.5 acre parcel on Pond Street has requested the allowable density for her property. He informed her that a density of eight units per acre would be allowed on any lot with in the Whalom Overlay District. M. Allison noted that when the Board asked for direction, the B/ZO letter of September 2015 stated it was at the Board’s discretion, yet the letter of June 2016 notes eight units per acre. The B/ZO opined that removal of the Whalom Overlay District can be considered spot zoning as only one individual benefited from the District. D. McQuaid noted that at a previous Board meeting, he was the one that had made the Motion to remove the Whalom Overlay District. He opined that removing it will not be considered spot zoning as no other developer has come forward with a project during the past ten years. A. Burney no ted that both the Whalom Overlay District Bylaw and the zoning map change were approved by the Attorney General. Even though only one applicant has taken advantage of the Bylaw, that does not m ake it spot zoning. Spot zoning is specifically for a single landowner with no benefit to the neighborhood. ===PAGE 2=== Minutes 08.08.16 Page 2 G. Bittner wanted to understand how the new Site Plan Approval fits in with what the Board and B/ZO do; e.g., where does the Board’s authority end and the B/ZO’s begin. The B/ZO noted that once the Board issues a decision, enforcement is up to the B/ZO. If a Board member sees something out of compliance, they should feel free to speak to him as a Lunenburg citizen. D. Prokowiew inquired of the B/ZO if he felt he had the “tools” he needed for enforcement. The B/ZO noted there were not many zoning issues in Town. G. Bittner inquired if there is a process in place so applicants know what board/commission they need to go to depending on their application. A. Burney responded a possible “guidebook” being put in place after the Board has finished crafting a new definition and use table. MINUTES APPROVAL: All minutes signed. 7/25/15, Motion, D. McQuaid, Second, D. Prokowiew 7/25/16, 1026 Northfield Road, Motion, D. McQuaid, Second, G. Bittner 7/25/16, Zoning Warrant Articles, Motion, D. McQuaid, Second, D. Prokowiew COMMITTEE REPORTS: Stormwater Task Force- Discussed how to incorporate GIS into Lunenburg; costs, process, professional requirements. P. Bertram noted that MRPC’s Unified Planning Work Program has money available to work on a GIS application for stormwater. Town Manager Search Committee- No report Agricultural Commission- Meeting August 18th Building Reuse Committee - Meeting August 15 th with firms that responded to request to study the market analysis. Capital Planning Committee- no report School Building Committee- meeting August 10th Green Community Task Force (GCTF) - Received thr ee bids for primary school and library lighting upgrades. Accepted a bid from DMH Electric, LLC, Sterling, MA. MJTC- no report MRPC- MRPC will be collecting data in early 2017 for a community trail brochure. Discussion of possible change to monthly meeting date for better member attendance. Open Space Ad Hoc Committee- no report DEVELOPMENT STATUS REPORTS: no report DIRECTOR’S ITEMS: 1026 Northfield Road - Endorse Decision- Scenic Road Decision endorsed by Board. Applicant will file with Registry of Deeds. NOTICES & COMMUNICATIONS: none ===PAGE 3=== Minutes 08.08.16 Page 3 MEETING SCHEDULE: August 22- 6:30 PM, M iddle-High School, agenda item - vote to accept withdrawal of Highfield Village application; 7:00 PM- Special Town Meeting, Middle-High School September 12- Discussion of Board Goals September 26 BOARD COMMENT/CONCERNS: D. McQuaid noted that if STM vo tes to repeal the Whalom Overlay District, the Board needs to be prepared to begin work immediately on crafting the new bylaw. ADJOURNMENT: 10:00 PM Documents used at meeting: Minutes 07/25/16 07/25/16, 1026 Northfield Road 07/25/16, Zoning Warrant Articles 1026 Northfield Road- Decision Minutes/2016/08.08.16 ======================================================================================== DOCUMENT : 2016-08-22-agenda-3861.txt BOARD : planning-board DATE : 2016-08-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-08-22-agenda-3861.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08222016-3861 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board MatthewAllison, Chair Tel: (978) 582-4147 ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Monday, August 22, 2016 – 6:30 PM Lunenburg Middle-High School Auditorium, 1079 Massachusetts Avenue, Lunenburg, MA AGENDA 1. ROLL CALL 2. PUBLIC HEARING: Highfield Village (cont’d)- Vote on Applicant’s Request to Withdraw Application 3. 7:00 PM- SPECIAL TOWN MEETING- PLANNING BOARD ARTICLES ======================================================================================== DOCUMENT : 2016-08-22-minutes-3861.txt BOARD : planning-board DATE : 2016-08-22 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-08-22-minutes-3861.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08222016-3861 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes August 22, 2016 Meeting Posted: Yes Place: Middle-High School, 1079 Massachusetts Avenue, Lunenburg, MA Time: 6:45 PM Present: Matthew Allison, Damon McQuaid, Gregory Bittner, Kenneth Chenis, David Prokowiew, Adam R. Burney DISCUSSION WITH BOARD OF SELECTMEN The Board of Selectmen, in discussing the status of the Whalom Overlay District in regard to the Town Meeting Article, raised the question of whether or not the Planning Board would be willing to move forward with the article based on the concerns , raised by the Building Commissioner, that there are potential spot zoning issues and legal concerns for the future of the Emerald Place development? The Planning Board felt they were ready a nd willing to continue with the article. PUBLIC HEARING, HIGHFIELD VILLAGE (cont’d) - Motion, Mr. McQuaid moved to accept the applicant’s Letter of Withdrawal dated July 20, 2016, Second, Mr. Prokowiew. All aye. SPECIAL TOWN MEETING ADJOURNMENT: 9:00 PM Documents used at meeting: JEG Holdings LLC, Letter of Withdrawal, dated July 20, 2016 Minutes/2016/08.22.16 ======================================================================================== DOCUMENT : 2016-09-12-agenda-3862.txt BOARD : planning-board DATE : 2016-09-12 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-09-12-agenda-3862.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09122016-3862 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board MatthewAllison, Chair Tel: (978) 582-4147 ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Monday, September 12, 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: 250 Whalom Road, Whalom Road LLC 4. PUBLIC HEARINGS: 8 Massachusetts Avenue 155 Reservoir Road, Lot 2 274 Prospect Street 5. MINUTES APPROVAL: 8/8/16 8/22/16 6. COMMITTEE REPORTS: Storm Water Task Force, Town Manager Search Committee, Agricultural Commission, Building Reuse Committee, Capital Planning Committee, School Building Committee, Green Community Task Force, MJTC, MRPC, Open Space Ad Hoc Committee 7. DIRECTOR’S ITEMS: Board Goals New Whalom Overlay 8. NOTICES & COMMUNICATIONS 9. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated September 26 October 10 – Columbus Day, No Meeting October 24 10. PUBLIC COMMENT 11. BOARD COMMENT/CONCERNS 12. ADJOURNMENT ======================================================================================== DOCUMENT : 2016-09-12-agenda-3863.txt BOARD : planning-board DATE : 2016-09-12 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-09-12-agenda-3863.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09122016-3863 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147 ext 5 Damon McQuaid, Vice-Chair Fax: (978) 582-4353 Gregory Bittner, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Land Use Director Adam R. Burney Town of Lunenburg Public Hearing The Lunenburg Planning Board will hold a Public Hearing on September 12 , 201 6, 6:35PM, Joseph Bilotta Meeting Room, Town Hall, 17 Main Street, Lunenburg, MA to hear and discuss an application for Site Plan Approval under Section 8.4. of the Protective Bylaw of the Town of Lunenburg for an auto detailing shop at 8 Massachusetts Avenue, Map 76, Parcel 28. Applicant is Douglas Mata, 6 Stockwell Avenue, Fitchburg, MA 01420. Property owner is Lance Rozell, 15 Burnap Street, Fitchburg, MA 01420. Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA 01462. ======================================================================================== DOCUMENT : 2016-09-12-agenda-3864.txt BOARD : planning-board DATE : 2016-09-12 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-09-12-agenda-3864.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09122016-3864 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice-Chair Fax: (978) 582-4353 Gregory Bittner, Clk. 960 Massachusetts Avenue Kenneth Chenis, 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 September 12 , 2016, 6:35 PM, Town Hall, 17 Main Street, Lunenburg, MA t o hear and discuss a stormwater mana gement special permit under Section 6.7. of the Protective Bylaw of the Town of Lunenburg. The special permit is for development of nine single family home lots and associated site work at 155 Reservoir Road, Lot 2 (Map 102, Parcel 00 02), Lunenburg, MA. Owner is Steven Powell, Trustee of 155 Reservoir Road Trust, 133 Leominster Shirley Road, Lunenburg, MA; Applicant is Ron Koivu, Harbor Classic Homes, LLC, 5 Lawrence Street, Pepperell, MA . The application and plans are available for viewing in the Planning Office. ======================================================================================== DOCUMENT : 2016-09-12-agenda-3865.txt BOARD : planning-board DATE : 2016-09-12 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-09-12-agenda-3865.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09122016-3865 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2016-09-12-minutes-3862.txt BOARD : planning-board DATE : 2016-09-12 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-09-12-minutes-3862.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09122016-3862 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes September 12, 2016 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Matthew Allison, Damon McQuaid, Gregory Bittner, Kenneth Chenis, David Prokowiew, Adam R. Burney PUBLIC COMMENT: G. Bittner noted monies for the Boys’ and Girls’ Club through the Stillman Fair and also thanked residents for attending the August 22, 2016 Special Town Meeting. ANR PLANS: 205 Whalom Road, Whalom Road LLC - The Applicant was represented by Attorney Thomas Gustafson. As a result of a 40B project, the ANR Plan is to convey two parcels to the Town , one to the Water District and one to the Town and also a conservation easement. There are some drafting issues (missing l ot lines identified by the Assessors’ Office) that need to be corrected on the Plan. Applicant will redraft Mylar to correctly show parcels. As this is part of a comprehensive permit project the Applicant requested fee be waived. D. McQuaid made Motion to waive the fee, Second D. Prokowiew, all aye. Plan will be redrafted and dropped off with the Planning Office for Board signature. PUBLIC HEARINGS: 8 Massachusetts Avenue - see separate minutes . D. McQuaid made Motion to approve the Site Plan Approval with the Condition that the parking lot striping be completed as approved in the previous application , Second, D. Prokowiew, all aye. 155 Reservoir Road, Lot 2 - see separate minutes . D. McQuaid made Motion to approve the stormwater management special permit as submitted with Conditions that the Applicant build to the Plan and abide by all local, state and federal permitting, Second, D. Prokowiew, all aye. 274 Prospect Street- see separate minutes. Hearing continued to October 24, 2016. MINUTES APPROVAL: All minutes signed 8/8/16- Motion D. McQuaid, Second, D. Prokowiew 8/22/16- Motion D. McQuaid, Second, D. Prokowiew ===PAGE 2=== Minutes 09.12.16 Page 2 COMMITTEE REPORTS: Stormwater Task Force - Task Force discussed whether or not to become involved in upcomin g MS4 litigation by various communities. MRPC is developing an application to help facilitate data collection. Town Manager Search Committee- Committee conducting interviews September 27 th and 29th and hopes to recommend three names to the Board of Selectmen by October 3rd. Agricultural Commission- Right to Farm signs are up. Hours of the Farmers’ Market extended from 10 -2. The Commission is hopeful that the Market will continue through the end of October. Building Reuse Committee - $10,000 was al located for an appraisal of Town properties. The one bid that came in under $10,000 was no longer available due to personnel changes on the part of the bidder . The Committee is going before the Board of Selectmen to discuss how to move forward. The Committee will recommend putting the Ritter Memorial Building and the old Primary School out for RFP. Capital Planning Committee- no report School Building Committee- A dedication ceremony will be held in conjunction with Homecoming. Green Community Task Force (GCTF)- Have accepted bids for two projects. MJTC- no report MRPC- Meetings going quarterly in January for the general body and monthly for executive. Open Space Ad Hoc Committee- no report DIRECTOR’S ITEMS: Board Goals- Board members brought fort h various Goals they would like to see the Board accomplish. Some of them are as follows (in no particular order): Re-writing of the Summer Street Revitalization Overlay District Bylaw Creating a Lake Zoning District Working on an Agricultural Commission Bylaw revision Re-working the Solar Energy System Bylaw Develop a communication plan to spotlight the Village Center District Increasing communication between Boards/Commissions Review the Master Plan and Housing Development Get a Definition and Use Table in place New Whalom Overlay- Board consensus is to put on hold and work on Definitions and Use Table. A. Burney will send A -C Definitions to the Board. NOTICES & COMMUNICATIONS: none MEETING SCHEDULE: September 26 October 10 – no meeting, Columbus Day October 24 – 274 Prospect Street (continuation) BOARD COMMENT/CONCERNS: G. Bittner noted a news article that stated a new law has been enacted to allow municipalities to lower speed in densely populate areas in commercial zones to 25 MPH without speed study. (He was thinking in terms of the Town beach.) Will supply information to A. Burney. ADJOURNMENT: 10:10 PM Documents used at meeting: Minutes 8/8/16 and 8/22/16 ANR Plan, 250 Whalom Road Board Goals – DRAFT Minutes/2016/09.12.16 ======================================================================================== DOCUMENT : 2016-09-12-minutes-3863.txt BOARD : planning-board DATE : 2016-09-12 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-09-12-minutes-3863.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09122016-3863 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes Public Hearing 8 Massachusetts Avenue September 12, 2016 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:40 PM Present: Matthew Allison, Damon McQuaid, Gregory Bittner, Kenneth Chenis, David Prokowiew, Adam R. Burney The Clerk opened the Hearing with the reading of the statutory notice published in the Sentinel and Enterprise on August 25 and September 1, 2016. The Hearing is to hear and discuss an application for site plan approval under Section 8.4. of the Protective Bylaw of the Town of Lunenburg for an auto detailing shop at 8 Massachusetts Avenue, Map 76, Parcel 28. Applicant Douglas Mata gave a brief description of his proposed business, which usually entails picking up vehicles from auto dealerships, bringing them back to 8 Massachusetts Avenue for detailing, and then returning the vehicle to the dealer ship. Occasionally a p rivate citizen may come by with a vehicle. The Applicant was issued a Specia l Permit by the Zoning Board of Appeals in May. A. Burney noted that the previous tenant neglected to strip five parking spots in front of the “unit” the Applicant currently occupies. K. Chenis questioned the Applicant as to the delay in appearing b efore the Planning Board. A. Burney noted that he had suggested to the Applicant that he wait as there was the possibility of an additional business coming to the site and both businesses could apply at the same time. That did not occur as the other business did not require site plan approval. K. Chenis made Motion to close the Hearing, D. McQuaid, Second, all aye. Hearing closed at 6:50 PM. Documents used at meeting: Site Plan Approval Application Minutes/public hearings 2016/8 Massachusetts Avenue_09.12.16 ======================================================================================== DOCUMENT : 2016-09-12-minutes-3864.txt BOARD : planning-board DATE : 2016-09-12 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-09-12-minutes-3864.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09122016-3864 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes Public Hearing 155 Reservoir Road September 12, 2016 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:50 PM Present: Matthew Allison, Damon McQuaid, Gregory Bittner, Kenneth Chenis, David Prokowiew, Adam R. Burney The Clerk opened the Hearing with the reading of the statutory notice published in the Sentinel and Enterprise on August 25 and September 1, 2016. The Hearing is to hear and discuss a stormwater mana gement special permit under Section 6.7. of the Protective Bylaw of the Town of Lunenburg for development of nine single family home lots and associated site work at 155 Reservoir Road, Lot 2, Map 102, Parcel 0002. Brian Marchetti, PE, McCarty Engineering Inc., represented the Applicant Ron Koivu, Harbor Classic Homes, LLC. The Planning Board endorsed an ANR Plan in November 2015 for the creation of nine lots. The Applicant has r eceived Board of Health approval for all nine septic systems and Orders of Conditions for all nine lots. The Applicant is buying those lots on a lot by lot basis; once he sells a lot, he will purchase another one, continuing in the same manner. The entire parcel consists of 41 ± acres with 18 acres being developed. The rear 22 acres are remaining undisturbed. An NOI (Notice of Intent) has been filed with the EPA (Environmental Protection Agency) for the construction general permit . Grading is being minimized as much as possible due to proximity to wetlands. M. Allison inquired as to an enforcement order being in place when the Applicant first broke ground. B. Marchetti noted as the lots are being developed individually, the Applicant was not aware a stormwater permit was required. The Conservation Administrator informed t he Applicant that he could not sign off on any building permits until a stormwater permit was in place. There will be a separate construction entrance for each lot. Rhonda Lisio, 181 Reservoir Road - Her property abuts the southwest corner of the site and she is concerned with the street being kept clear of debris during construction. She went on to note that she was already getting street runoff prior to this development and after the tree cutting took place, with the vehicles entering and exiting the site, rain puddles were forming and draining towards her house. M. Allison noted the construction entrances should minimize the debris and street cleaning can b e required. He recommended a swale to B. Marchetti who responded they will review on a lot by lot basis. B. Marchetti noted he had walked the site with R. Lisio and discussed a possible remedy of a catch basin and culvert under her drive going to the rear of the lot. Th is would come under the jurisdiction of the Conservation Commission. He considers this a worst case basis. A. Burney noted that the purpose of a stormwater permit is to keep the sediment ation runoff on site. The Building Official has a sign-off sheet which requires individual department sign -offs prior to issuance of a building p ermit. At time of sign -off, staff can ensure that a construction entrance is in place. D. McQuaid made Motion to close the Hearing, Second, D. Prokowiew, all aye. Hearing closed 7:15 PM Documents used at meeting: Special permit Application Minutes/public hearings 2016/155 Reservoir road_09.12.16 ======================================================================================== DOCUMENT : 2016-09-12-minutes-3865.txt BOARD : planning-board DATE : 2016-09-12 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2016-09-12-minutes-3865.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09122016-3865 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes Public Hearing 274 Prospect Street September 12, 2016 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 7:16 PM Present: Matthew Allison, Damon McQuaid, Gregory Bittner, Kenneth Chenis, David Prokowiew, Adam R. Burney The Clerk opened the Hearing with the reading of the statutory notice published in the Sentinel and Enterprise on August 25 and September 1 , 201 6. The Hearing is to hear and discuss applications for special permit under Section 4.12. Lake Whalom Overlay District and site plan approval under Section 8.4. of the Protective Bylaw of the Town of Lunenburg for a 22 -unit townhouse development at 274 Prospect Street, Map 98, Parcel 10. The Applicant was r epresented by Wesley Flis, Whitman and Bingham Associates (WBA). The following handouts were presented to the Board:  WBA letter dated 9/12/16 requesting Board clarification as to what the Board would like to see for Impact Reports per Section 4.1.f.25.h of the Board Rules and Regulations for Site Plan Approval & Special Permits, June 27, 2016. Traffic Impact Statement- due to the smaller size of the project, plus traffic going to the roundabout, the Applicant did not feel it would be required. Stormwater Impact- a Stormwater Management System Design report and calculations has been provided. Public Services and Fiscal Impacts- anticipate impact being school children. Environmental Impacts- opined that not all those listed apply. Community Impacts - opined ties in with Fiscal Impacts. Would like to combine Community Impacts and Fiscal Impacts.  Unit rendering  Draft proposed Site and Grading Plan showing a reduction in number of units from 22 to 20 and unit location altered. One of the Impact Report r equirements is for Traffic Impact. WBA opined that the previous Traffic Impact Report done for Emerald Place at Lake Whalom should be sufficient. M. Allison responded that the roundabout may have been included in that study, but not necessarily Kimball Street and Pond Street. He would like to see a sight distance, turn and volume analysis at the intersection of Kimball and Prospect. WBA gave site overview. (These comments refer to the plan submitted on August 18, 2016 and not the DRAFT submitted this evening.) The site consists of 3.5 acres with frontage on three streets. Proposal is for 22 units; eight at the north end of the site and fourteen at the south. There will be two entrances; one on Pond Street and one on Kimball Street. The access drive is 24 feet wide. Each driveway is at least 19 feet in length , meeting the Town’s requirement . Twelve common parking spaces , centrally located, are shown on the Plan. It will have municipal water and sewer. As a result of the 9/7/16 in house tech meeting, the hydrant will be relocated slightly to the south of its current proposed location so as not to be impacted by snow removal. There will be a six foot minimum diameter manhole to allow for piping as well as inspection/work space. Stormwater is overland flow into two swales. ===PAGE 2=== Minutes, 274 Prospect Street Pg 2 WBA went over Graves Engineering Inc. review letter of September 8, 2016 (on file in the Planning Office) . Adjustments will be made to the hydrology calculations so both the computations a nd elevations shown on Plan are consistent. The Applicant is requesting feedback from the Board as to the peer review er’s suggestion that the minimum driveway length should be no less than 22 feet. WBA opines they would have to shrink the internal road width from 24 to 22 feet to accommodate the increased driveway length (from 19 to 22 feet) . Only the entrance on Pond Street will be used as a construction entrance. The Kimball Street entrance will be barred during construction. Since the August 18 th submittal the Applicant has been doing some market research and is, this evening, presenting a DRAFT work-in-progress plan with 20 units , 30 x 42 feet ; both tri - and duplex, with a height of 24 feet . The unit locations have been altered which results in loss of some common parking spaces. The road has been reduced to 22 feet and the driveways are now 22 feet. Bedroom count has not changed. D. McQuaid noted the Purpose of Section 4.12. Lake Whalom Overlay District ; “… protect the historic features of the area…encourage sound economic development, protect the adjacent neighborhood, and respect adjacent natural features…with minimum environmental and traffic impacts.” . He is asking for site elevations by an architect and notes that the current presentation is too monotonous. D. Prokowiew notes that it needs to look less “stark”. K. Chenis opined that it is too dense at 6 units/acre. He is looking for 3.5 – 3.9 units/acre. WBA noted a June 1 6, 2016 letter from the Building/Zoning Official to the Applicant in which the Building/Zoning Official notes “… the per acre unit density for every lot in the Whalom Overlay District is eight units per acre.” The Applicant is looking for 5.5 units/acre. Board members noted that the units face onto the drive running through the site with the rear of all units to the neighborhood ; they would like a view of the unit layout from the lake , and views throughout the development. The Applicant was complimented on the addition of sidewalks on Pond and Kimball Streets. James Xarras (identified himself as beneficiary of the Trust) , 9211 Blind Pass Road, Sarasota, FL – noted this evening’s presentation is simply a blueprint of the Applicant’s intent. The rear of the units are attractive with windows, but they can be rotated to make them more attractive to the abutters. WBA inquired as to modifying the offsets, but A. Burney note d that cannot be done as the site does not meet the 10 acre requirement in Section 4.12.5.2. The Applicant would have to approach the Zoning Board o f Appeals for a special permit dimensional variation. The updated Plan will have runoff more evenly dispersed between the units. Grading will be updated. A. Burney recommended to the Board that continuing peer review be put on “time out” while the Applicant and the Board discuss density and layout. The following citizens provided comments: Lois Lewis, 389 Sunnyhill Road (owns property at 4 Kimball Street) Becky Lantry, 251 West Street Courtney Martineau, 30 Pond Street Sharon Albert, 5 Pond Street Jill Normandin (developed 36 and 38 Kimball Street) Lisa O’Leary, 36 Kimball Street Comments included: The effect of the development on the neighborhood. Density is not consistent with neighborhood. Unit height affecting the view of the lake. Will any of the units be “55 and over” or affordable? Will there be sidewalks and streetlights? Lake access and the amount of rotary traffic. Emerald Place traffic study is ten years old. There needs to be a new one for this site. ===PAGE 3=== Minutes, 274 Prospect Street Pg 3 Impact on the school system in Town. Does not fit the character of Lunenburg. Where would people park once the “common” parking was full? There are other development possibilities for this property. The citizens were in agreement that a traffic study should be done. The Board brought up the possibility of turning Kimball into a one -way street. As the Board of Selectmen acts as the Road Commissioners, this would fall under their authority. A. Burney noted that under Section 4.1.2.1. of the Protec tive Bylaw, “A development containing ten (10) or more units shall set aside ten percent (10%) of the units as moderate or low income units.” Board members would like to see the following impacts addressed: Community, Public & Fiscal, and Traffic . A. Burney will follow up on requested information from Town Counsel as to Board authority over directing ownership model, i.e., owning/renting units. Board members inquired as to a lighting plan, identification of a bus stop, mailbox locations, and manner of trash removal. D. McQuaid wants to see an architectural design that considers the neighborhood. D. McQuaid made Motion to continue the Hearing to the October 24 th Board meeting, Second, D. Prokowiew, all aye. Hearing recessed 9:06 PM Documents used at meeting: Special Permit Application Site Plan Approval Application WBA letter dated 9/12/16 Unit rendering Draft proposed Site and Grading Plan showing a reduction in number of units from 22 to 20 Minutes/public hearings 2016/274 Prospect Street_09.12.16