# planning-board — 43 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 : 2017-05-22-minutes-3898.txt BOARD : planning-board DATE : 2017-05-22 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-05-22-minutes-3898.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_05222017-3898 ======================================================================================== ===OCR macOS Vision=== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Gregory Bittner, Chair esB Matthew Allison, Vice Chair Kenneth Chenis, Clerk BURG, MAST David Prokowiew Tel: (978) 582-4147, ext: Fax: (978) 582-4353 960 Massachusetts Avenue unenburg, MA 01462 PRILLES HIS INCORON Adam R. Burney Land Use Director Minutes May 22, 2017 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Matthew Allison, Gregory Bittner, Kenneth Chenis, David Prokowiew, Adam R. Burney BOARD REORGANIZATION: Chair- M. Allison made Motion for G. Bittner, Second, K. Chenis, all aye. Vice Chair- D. Prokowiew made Motion for M. Allison, Second, K. Chenis, all aye. Clerk- D. Prokowiew, made Motion for K. Chenis, Second, M. Allison, all aye. MRPC Representative- M. Allison made Motion for D. Prokowiew, Second, K. Chenis, all aye. MJTC Representative. M. Allison made Motion for K. Chenis, Second, D. Prokowiew, all aye. School Building Committee Representative- K. Chenis made Motion for G. Bittner, D. Prokowiew, all aye. Capital Planning Committee Representative- D. Prokowiew made Motion for G. Bittner, Second, M. Allison, all aye. Open Space Committee Representative- M. Allison made Motion for D. Prokowiew, Second, K. Chenis, all aye. Green Community Task Force Liaison- K. Chenis made Motion for G. Bittner, Second, D. Prokowiew, all aye. Stormwater Task Force- D. Prokowiew made Motion for M. Allison, Second, K. Chenis, all aye. Agricultural Commission Liaison- K. Chenis made Motion for M. Allison, Second, D. Prokowiew, all aye. PUBLIC COMMENT: D. McQuaid, 49 Brookview Terrace- Gave his letter of resignation from the Board to the Town Clerk and thanked the Board for his past four years serving on the Planning Board. Board members thanked him for his service. MINUTES APPROVAL: All minutes accepted. 05/06/17 05/08/17 05/08/17, 496 Massachusetts Avenue COMMITTEE REPORTS: Stormwater Task Force- no meeting Agricultural Commission- no meeting Capital Planning Committee- no meeting Green Community Task Force (GCTF)- no meeting MJTC- no report MRPC- no meeting Open Space Ad Hoc Committee- no meeting RECEIVED & FILED JUN 1 4 2017 LUNENBURG TOWN CLERK OFFICE ===PAGE 2=== Minutes 05.22.17 Page 2 DIRECTOR'S ITEMS: 496 Massachusetts Avenue- Endorse Decision & Plan- Decision and Plan endorsed by Board. Decision will be filed with the Town Clerk and enter into an appeal period. Definitions and Use Table- Continued discussion and edits to be made. MEETING SCHEDULE: June 12-Public Hearing for Verizon monopole at the High School turf field. June 26 ONGOING ITEMS: Complete Streets- 40B Update- It is unlikely that the town will get Safe Harbor. BOARD COMMENT/CONCERNS: M. Allison noted Board of Selectmen granting of an entertainment license for 300 Holman Street. An open house will be held June 3rd as a precursor to the festival. A. Burney provided a status update on the Building Commissioner vacancy. A. Burney will notify the Town Manager/Board of Selectmen of the current Planning Board vacancy 3. Bittner asked if there was any update on 9 Electric Avenue. A. Burney noted the property owner is looking at options before proceeding. ADJOURNMENT: 8:45 PM Documents used at meeting: Minutes- 05/06/17 Minutes- 05/08/17 Minutes- 05/08/17, 496 Massachusetts Avenue 496 Massachusetts Avenue- Decision and Plan DRAFT Definitions and Use Table RECEIVED & FILED JUN 1 4 2017 LUNENBURG TOWN CLERK OFFICE Minutes/2017/05.22.17 ======================================================================================== DOCUMENT : 2017-06-12-agenda-3899.txt BOARD : planning-board DATE : 2017-06-12 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-06-12-agenda-3899.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06122017-3899 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2017-06-12-agenda-3900.txt BOARD : planning-board DATE : 2017-06-12 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-06-12-agenda-3900.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06122017-3900 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2017-06-12-agenda-3901.txt BOARD : planning-board DATE : 2017-06-12 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-06-12-agenda-3901.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06122017-3901 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2017-06-26-agenda-3902.txt BOARD : planning-board DATE : 2017-06-26 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-06-26-agenda-3902.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06262017-3902 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2017-06-28-agenda-3903.txt BOARD : planning-board DATE : 2017-06-28 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-06-28-agenda-3903.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06282017-3903 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2017-07-10-agenda-3904.txt BOARD : planning-board DATE : 2017-07-10 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-07-10-agenda-3904.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07102017-3904 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Gregory Bittner, Chair Tel: (978) 582-4147 ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue David Prokowiew Lunenburg, MA 01462 Adam R. Burney Land Use Director NOTICE OF MEETING Monday, July 10, 2017 – 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. APPOINTMENT: Unitil, 357 Electric Avenue – Plan Revision 4. PUBLIC HEARING: 1079 Massachusetts Avenue (cont’d from 6/12) 5. Prospective Board Member Interviews 6. MINUTES APPROVAL: 06/26/17 06/26/17, 380-400 Electric Avenue 7. COMMITTEE REPORTS: Capital Planning Committee, School Building Committee, Green Community Task Force, Storm Water Task Force, Agricultural Commission, MJTC, MRPC, Open Space Ad Hoc Committee 8. DIRECTOR’S ITEMS: 380-400 Electric Avenue- Endorse Plan and Decision Definitions and Use Table 9. NOTICES & COMMUNICATIONS 10. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated July 18- Joint Meeting w/Board of Selectmen re Board Applicants July 24- Public Hearing, 40 Pioneer Drive 11. PUBLIC COMMENT 12. ONGOING ITEMS: Bylaw Priority List Complete Streets 40B Update 13. BOARD COMMENT/CONCERNS 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2017-07-18-agenda-3905.txt BOARD : planning-board DATE : 2017-07-18 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-07-18-agenda-3905.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07182017-3905 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Gregory Bittner, Chair Tel: (978) 582-4147 ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue David Prokowiew Lunenburg, MA 01462 Adam R. Burney Land Use Director NOTICE OF MEETING Tuesday, July 18, 2017 – 7:00 PM Town Hall, 17 Main Street, Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA ROLL CALL JOINT MEETING WITH BOARD OF SELECTMEN TO INTERVIEW PROSPECTIVE BOARD APPLICANTS AND VOTE ON PLANNING BOARD APPOINTMENT ADJOURNMENT ======================================================================================== DOCUMENT : 2017-07-24-agenda-3906.txt BOARD : planning-board DATE : 2017-07-24 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-07-24-agenda-3906.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07242017-3906 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Gregory Bittner, Chair Tel: (978) 582-4147 ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue David Prokowiew Michael-Ray Jeffreys Lunenburg, MA 01462 Adam R. Burney Land Use Director NOTICE OF MEETING Monday, July 24, 2017 – 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: 40 Pioneer Drive & 98 Leominster Shirley Road 4. MINUTES APPROVAL: 07/10/17 07/10/17, 1079 Massachusetts Avenue 07/18/17 5. COMMITTEE REPORTS: Capital Planning Committee, School Building Committee, Green Community Task Force, Storm Water Task Force, Agricultural Commission, MJTC, MRPC, Open Space Ad Hoc Committee 6. DIRECTOR’S ITEMS: 1079 Massachusetts Avenue- Endorse Decision and Plan Definitions and Use Table 7. NOTICES & COMMUNICATIONS 8. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated August 14- Public Hearing, 675 & 667 Reservoir Road August 28 9. PUBLIC COMMENT 10. ONGOING ITEMS: Complete Streets 11. BOARD COMMENT/CONCERNS 12. ADJOURNMENT ======================================================================================== DOCUMENT : 2017-07-24-agenda-3907.txt BOARD : planning-board DATE : 2017-07-24 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-07-24-agenda-3907.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07242017-3907 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG LUNENBURG PLANNING BOARD Gregory Bittner, Chair Tel: (978) 582-4147 ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue David Prokowiew Lunenburg, MA 01462 Land Use Director Adam R. Burney Town of Lunenburg Public Hearing The Lunenburg Planning Board will hold a Public Hearing on July 24, 2017 , 6:35PM, Joseph Bilotta Meeting Room, Town Hall, 17 Main Street, Lunenburg, MA to hear and discuss an appli cation for a Site Plan Approval under Section 8.4. and Special Permit under Section 4.7. of the Protective Bylaw of the Town of Lunenburg for construction of an addition for office and warehouse space at 40 Pioneer Drive (Map 146, Parcel 22) and 98 Leominster-Shirley Road (Map 146, Parcel 24). Applicant is Ecological Fibers, Inc., 40 Pioneer Drive, Lunenburg, MA. Owner is Quill Lunenburg Realty, LLC, 405 George Hill Road, Lancaster, MA 01523. Materials are available for viewing at the Planning Off ice, 960 Massachusetts Avenue, Lunenburg, MA 01462. ======================================================================================== DOCUMENT : 2017-07-24-minutes-3906.txt BOARD : planning-board DATE : 2017-07-24 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-07-24-minutes-3906.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_07242017-3906 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Gregory Bittner, Chair Tel: (978) 582-4147, ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue David Prokowiew Lunenburg, MA 01462 Michael-Ray Jeffreys Adam R. Burney Land Use Director Minutes July 24, 2017 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Gregory Bittner, Matthew Allison, Kenneth Chenis, David Prokowiew, Michael-Ray Jeffreys, Absent: Adam R. Burney PUBLIC COMMENT: G. Bittner welcomed Michael-Ray Jeffreys to the Board. PUBLIC HEARING: 40 Pioneer Drive & 98 Leominster Shirley Road - see separate minutes MINUTES APPROVAL: All minutes accepted. 07/10/17- G. Bittner reiterated, as mentioned in the minutes, that the Board will focus on completing the Bylaw Priorities for May 2018 Annual Town Meeting as outlined in the July 10, 2017 memo from the Land Use Director. 07/10/17, 1079 Massachusetts Avenue 07/18/17 COMMITTEE REPORTS: Capital Planning Committee- Meeting scheduled for August 15th for discussion of new fiscal year process. School Building Committee- no meeting Green Community Task Force (GCTF)- no meeting Stormwater Task Force - Meeting scheduled for July 27 th. Meeting will include discussion with DCI Consultant now that the Commonwealth has given all communities a one year stay on Notice of Intents. Agricultural Commission- Will be sponsoring July 31st Band Concert. Have approximately 12 vendors at the Farmers’ Market. MJTC- Unified Planning Work Program ( UPWP) updated. A Municipal ADA Grant Program will be opening August 1 st. Towns can get grant money for ADA improvements. MRPC- no meeting Open Space Ad Hoc Committee- no meeting DIRECTOR’S ITEMS: 1079 Massachusetts Avenue- Endorse Decision and Plan- Decision and Plan endorsed. Decision will be filed with the Town Clerk and enter into a 20-day appeal period. Definitions and Use Table- Tabled due to absence of Land Use Director. ===PAGE 2=== Minutes 07.24.17 Page 2 MEETING SCHEDULE: August 14- Public Hearing for 675 and 667 Reservoir Road Public Hearing Continuation for 40 Pioneer Drive & 98 Leominster Shirley Road August 28 ONGOING ITEMS: Complete Streets BOARD COMMENT/CONCERNS: K. Chenis opined that the American flag needs to be placed in a location more visible to the entire audience. His comment will be passed on to the Town Manager’s office. ADJOURNMENT: 8:22 pm Documents used at meeting: Minutes 07/10/17 07/10/17, 1079 Massachusetts Avenue 07/18/17 1079 Massachusetts Avenue Decision and Plan Minutes/2017/07.24.17 ======================================================================================== DOCUMENT : 2017-07-24-minutes-3907.txt BOARD : planning-board DATE : 2017-07-24 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-07-24-minutes-3907.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_07242017-3907 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Gregory Bittner, Chair Tel: (978) 582-4147 Matthew Allison, Vice-Chair Fax: (978) 582-4353 Kenneth Chenis, Clk. 960 Massachusetts Avenue David Prokowiew, Mbr. Lunenburg, MA 01462 Michael-Ray Jeffreys, Mbr. Adam R. Burney Land Use Director Minutes Public Hearing 40 Pioneer Drive & 98 Leominster Shirley Road July 24, 2017 Meeting Posted: Yes Time: 6:35 PM Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Present: Gregory Bittner, Matthew Allison, Kenneth Chenis, David Prokowiew, Michael-Ray Jeffreys Absent: Adam R. Burney The Hearing was to hear and discuss an application for Site Plan Approval under Section 8.4. and Special Permit under Section 4.7. of the Protective Bylaw of the Town of Lunenburg for construction of an addition for office and warehouse space at 40 Pioneer Drive (Map 146, Parcel 22) and 98 Leominster Shirley Road (Map 146, Parcel 24). The Applicant, Ecological Fibers, Inc. (Steven Quill- owner) was represented by Anthony Cleaves, Whitman & Bingham Associates (WBA). Also present on behalf of the Applicant were Walter Bennett, Bennett Building Corp., Leominster, MA and David R obbins, Vice President, Ecological Fibers, Inc. Copies of the Proposed Site & Grading Plan dated May 24, 2017 and Architecturals dated May 31, 2017 were provided to the Board. (These items were part of the original application.) The application is for a n approximately 68,000 square foot warehouse expansion with associated parking. To accommodate the expansion, the existing parking will be relocated and additional parking will be added. There are currently two existing curb cuts on Pioneer Drive; one to the left of the existing building for the loading area and one to the right. The two existing curb cuts will continue to be utilized and a new curb cut added to obtain access to the proposed loading docks. The entrance on the left will access the parking lots and the entrance to the right will be for delivery trucks. The existing domestic water and sewer service will remain. A new line off the street for fire service will be installed. The stormwater system will consist of grass swales, catch basins and stormwater basins. The Board questioned the number of curb cuts under Protective Bylaw of the Town of Lunenburg, § 6.4.3., §§ 4.b.2. “The number of driveways permitting entrance to and exit from a lot shall be limited to two per street line.” D. Prokowiew questioned the parking calculations as Protective Bylaw of the Town of Lunenburg, § 6.1., §§ 6.1.1.7. specifies “One (1) space for each one thousand (1,000) square feet of gross floor area…”. A. Cleaves noted his calculations are from the ITE (Institute of Transportation Engineers) Manual. One per 1,000 square feet is for office use, but this is warehouse use. A. Cleaves stated that p arking calculations for warehouse use are not specified in the Protective Bylaw of the Town of Lunenburg . § 6.1., §§ 6.1.1.9. states “For uses not specified above , the number of required spaces will be determined by the Building Official based on accepted planning standards…” Current parking space s are approximately 60; will be increasing to a total of 95. D. Prokowiew noted no landscape plan. A. Cleaves noted that trees are shown on Sheet #2, Proposed Site & Grading Plan. Tree placement within the parking lot complies with Protective Bylaw of the Town of Lunenburg, § 6.4.3.e) 9.a.. Ornamental trees will probably be planted near the building entrance and shrubbery plantings by the site drive towards the office. There are no specifics at this time. K. Chenis questioned size of vehicles accessing the loading docks. Eighteen -wheelers; they will pull into t he site, but then back into the loading docks. There will typically be five to six trucks in the morning and six to eight in the afternoon. M. Jeffreys noted that in conversation with Mr. Quill, he was given to understand that this proposal is for current needs as well as future. The majority of the snow storage will be towards Leominster Shirley Road. ===PAGE 2=== Minutes, Public Hearing 40 Pioneer Drive & 98 Leominster Shirley Road July 24, 2017 Page 2 M. Jeffreys inquired as to a photometric plan. Wall-mounted lights are shown on the plan. No light poles are planned for the parking lot. The one residential abutter is located 250 feet from the site. Lighting will be dark sky compliant as required by the Protective Bylaw of the Town of Lunenburg. Roof runoff will be collected by gutters and drains and piped out to basins. No specifics on signage are provided at this time. A. Cleaves noted it could be added to the plans and the Applicant could return to the Board if they chose to deviate from the plan. There are two shifts; one from 7:00 AM to 3:30 PM and the other from 3:30 PM to Midnight. Departmental comments were noted. As the site connects to Leominster sewer, Leominster has requested a water and sewer clear ance plan for any new connections . The Lunenburg Fire Chief noted little information on fire protection was available. He expects to see plans for fire protection and recommends review by a fire protection engineer due to the size of the addition. A. Cleaves not ed that fire protection plans will be part of the building permit process. Peer review was done by Jeffrey Walsh, Graves Engineering, Inc. (GEI). J. Walsh summarized his July 20, 2017 review letter ( on file in the Planning Office). Comments 1 -6 are for information required under the Protective Bylaw of the Town of Lunenburg and Board Rules & Regulations for Site Plan Approval and Special Permits. Of note is #4 in which “… all elevations refer to NGVD 1929. The required horizontal datum is Massachusetts State Plane and the required vertical datum is NAVD88.” Under Hydrology Computations and Stormwater Management, J. Walsh noted he was comfortable with the hydrology computations noted in #7. Per #9, the depth of the wick drain needs to be revised. General Engineering Comments, #10 - three drainage pipes are proposed to the right of the building into the Town’s right of way It would be efficient to have one manhole to which all three pipes connect and only one pipe into the street. J. Walsh opined having only one would benefit the Town. He was also pleased with the soil testing logs. A. Cleaves noted in addition to the requested waivers, he will also request a waiver from the required vertical datum of NAVD88 noted in #4 of GEI’s review letter . 1929 datum was used on anything previously done in Pioneer Park by WBA. Re #9 – Applicant will change material to clean sand. Re #10 – will add manhole. Some Board members inquired of J. Walsh if he would recommend a turning movement radii plan and a traffic study. J. Walsh did not feel it was necessary. G. Bittner requested the datum waiver be documented for the next meeting. J. Walsh recommended that the waiver be approved in order to keep all datum 1929. Waivers were requested from the following Sections of the Rules and Regulations for Site Plan Approval & Special Permits: 4.1.f.22 – Photometric Plan 4.1.h. – Level of Service Analysis 4.1.h. – Trip Generation 4.1.h. – Community Impacts Motion made, Michael -Ray Jeffreys to accept the four requested waivers, Second, D. Prokowiew , discussion- M. Allison noted the site abuts a residential use and questioned if A. Burney would have any input they may not be aware of, all aye. Waivers approved. A. Cleaves requested a Motion to contin ue the Hearing to August 14, 2017. Motion made to continue Hearing to August 14, 2017 , K. Chenis, Second, D. Prokowiew, all aye. Hearing continued to August 14, 2017, 6:35 PM. Hearing recessed 8:02 PM Documents used at Hearing: Site Plan Approval Application public hearings 2017/40 Pioneer Drive_98 Leominster Shirley Road 07.24.17 ======================================================================================== DOCUMENT : 2017-08-14-agenda-3908.txt BOARD : planning-board DATE : 2017-08-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-08-14-agenda-3908.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08142017-3908 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Gregory Bittner, Chair Tel: (978) 582-4147 ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clk. 960 Massachusetts Avenue David Prokowiew, Mbr. Lunenburg, MA 01462 Michael-Ray Jeffreys, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Monday, August 14, 2017 – 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: 380, 390, 400 Electric Avenue, Daniel & Jean Proctor 53 Prospect Street, Amy Ricciuti & Charles Whitcomb 4. PUBLIC HEARINGS: 675 Reservoir Road 40 Pioneer Drive & 98 Leominster Shirley Road (cont’d from 7/24) 5. MINUTES APPROVAL: 07/24/17 07/24/17, 40 Pioneer Drive & 98 Leominster Shirley Road 6. COMMITTEE REPORTS: Capital Planning Committee, School Building Committee, Green Community Task Force, Storm Water Task Force, Agricultural Commission, MJTC, MRPC, Open Space Ad Hoc Committee 7. DIRECTOR’S ITEMS: Charter Review Committee- Planning Board Representative Definitions and Use Table 8. NOTICES & COMMUNICATIONS 9. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated August 28- Public Hearing, 994 Northfield Road September 11 September 12- Economic Development Workshop w/BOS September 25 10. PUBLIC COMMENT 11. ONGOING ITEMS: Complete Streets 12. BOARD COMMENT/CONCERNS 5 & 9 Electric Avenue- Permit Review 13. ADJOURNMENT ======================================================================================== DOCUMENT : 2017-08-14-agenda-3909.txt BOARD : planning-board DATE : 2017-08-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-08-14-agenda-3909.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08142017-3909 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG LUNENBURG PLANNING BOARD Gregory Bittner, Chair Tel: (978) 582-4147, ext 5 Matthew Allison, Vice-Chair Fax: (978) 582-4353 Kenneth Chenis, Clk. 960 Massachusetts Avenue David Prokowiew, Mbr. Lunenburg, MA 01462 Adam R. Burney Land Use Director TOWN OF LUNENBURG PUBLIC HEARING The Lunenburg Planning Board will hold a Public Hearing on August 14, 2017 , 6:35 PM, Town Hall, 17 Main Street, Lunenburg, MA t o hear and review a n application for special permit to relocate a driveway at 675 Reservoir Road, Lot 1A, and 667 Reservoir Road, Lot 2A (Map 134, Parcels 003 and 049 ), under Protective Bylaw of the Town of Lunenburg, Section 4.8. Flood Plain District . Owner is Reservoir Road LLC , Paul Goguen, Manager, 305 Lancaster Street, Leominster, MA 01453 . Applicant is Paul Goguen, 180 Willard Road, Ashburnham, MA 01430. The application and plans are available for viewing in the Planning Office. Street/reservoir rd/675 reservoir legal 08.14.17 ======================================================================================== DOCUMENT : 2017-08-14-agenda-3959.txt BOARD : planning-board DATE : 2017-08-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-08-14-agenda-3959.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08142017-3959 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 40 Pioneer Drive1. ======================================================================================== DOCUMENT : 2017-08-14-minutes-3908.txt BOARD : planning-board DATE : 2017-08-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-08-14-minutes-3908.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08142017-3908 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Gregory Bittner, Chair Tel: (978) 582-4147, ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue David Prokowiew, Mbr. Lunenburg, MA 01462 Michael-Ray Jeffreys, Mbr. Adam R. Burney Land Use Director Minutes August 14, 2017 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Gregory Bittner, Matthew Allison, Kenneth Chenis, David Prokowiew, Michael-Ray Jeffreys Absent: Adam R. Burney PUBLIC COMMENT: G. Bittner noted a Pay-As-You-Throw trash bag survey on the Town’s website. ANR PLANS: 380, 390 and 400 Electric Avenue, Daniel & Jean Proctor - Plan presented by Gregory Roy, Ducharme & Dillis. The plan consolidates three lots into two. This site recently received Planning Board approval for a car wash facility. The Sewer Commission requested the three lots be consolidated to resolve connection issues for the proposed car wash. Plan endorsed b y the Board. 53 Prospect Street, Amy Ricciuti - Plan presented by Frank Preston, Whitman & Bingham Associates. The plan creates a single building lot of approximately three acres. The existing house is connected to sewer as will be the proposed house . Plan endorsed by the Board. PUBLIC HEARINGS: 675 Reservoir Road - See separate minutes . Motion, M. Jeffreys, to approve the Special Permit contingent upon the Applicant providing payment to the Town for the outstanding taxes, Second, D. Prokowiew, all aye. 40 Pioneer Drive & 98 Leominster Shirley Road- See separate minutes MINUTES APPROVAL: All minutes accepted. 07/24/17 07/24/17, 40 Pioneer Drive & 98 Leominster Shirley Road COMMITTEE REPORTS: Capital Planning Committee- Meeting August 15th. School Building Committee- No meeting Green Community Task Force (GCTF)- No meeting Stormwater Task Force- Met June 27th. Held discussion as to presenting money issues to the Board of Selectmen. Agricultural Commission- The Commission has two new members. The Vegetable Circus will be performing in September. MJTC- Next meeting scheduled for September 13th. K. Chenis will not be available. MRPC- M. Jeffreys filled in for D. Prokowiew. The Commission has acquired a 3D printer and will offer its services to surrounding communities. The Commission had a discussion on how both the medical and recreational marijuana will be integrated into communities. M. Jeffreys noted he is willing to be the second representative to MRPC. He will contact the Town Manager. Open Space Ad Hoc Committee- No meeting ===PAGE 2=== Minutes 08.14.17 Page 2 DIRECTOR’S ITEMS: Charter Review Committee- Motion, D. Prokowiew, to nominate M. Jeffreys as the Board’s representative to the Charter Review Committee, Second, K. Chenis, all aye. Definitions and Use Table- Tabled MEETING SCHEDULE: August 28- 40 Pioneer Drive, Public Hearing (continuation) September 11- 994 Northfield Road, Public Hearing September 12- Economic Development Workshop with Board of Selectmen September 25 ONGOING ITEMS: Complete Streets BOARD COMMENT/CONCERNS: 5 & 9 Electric Avenue - G. Bittner initiated a discussion of the parking situation at Asian Imperial Restaurant. An application was submitted late winter 2016/early spring 2017, but later withdrawn . To date, 9 Electric Avenue has not been properly permitted for parking. G. Bittner feels sufficient time has passed for the Board to initiate a review of the existing Permit. He would like the Board to review all permits issued by the Planning Board , Zoning Board of Appeals and the Conservation Commission in order to identify any compliance issues and formalize a request for enforcement by the Building Commissioner/Zoning Official for 9 Electric Avenue. The property owner will be invited to the Board meeting to address any issues. If prior to the September 11 th Board meeting a Site Plan Approval Application is submitted, the Board will forego the review. D. Prokowiew inquired as the second parking lot is unapproved, is the Town liable if anyone gets injured. G . Bittner responded that could be addressed during the permit review process. D. Prokowiew, Motion, to initiate a permit review for 5 & 9 Electric A venue, Second, M. Jeffreys, Discussion, K. Chenis inquired if the primary concern is people using the vacan t lot for parking, G. Bittner responded that as they are not permitted, they do not meet the requirements for accessory parking under the Bylaw. He went on to note that there also violations under the existing Permit and that the existing conditions do no t reflect what was approved by the Planning Board in 2011 for 5 Electric Avenue. Motion modified, D. Prokowiew, to initiate a permit review for 5 & 9 Electric Avenue to take place on September 11, 2017, Second, M. Jeffreys, roll call vote, M. Jeffrey s, ay e; D. Prokowiew, aye; M. Allison, aye; G. Bittner, aye K. Chenis, nay. Motion passed 4-1. K. Chenis noted he will be absent September 11th and 12th ADJOURNMENT: 8:45 pm Documents used at meeting: ANR Plans 380, 390 & 400 Electric Avenue 53 Prospect Street Minutes 07/24/17 07/24/17, 40 Pioneer Drive & 98 Leominster Shirley Road Charter Review Committee Notice 994 Northfield Road Public Hearing Notice Minutes/2017/08.14.17 ======================================================================================== DOCUMENT : 2017-08-14-minutes-3909.txt BOARD : planning-board DATE : 2017-08-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-08-14-minutes-3909.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08142017-3909 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Gregory Bittner, Chair Tel: (978) 582-4147 Matthew Allison, Vice-Chair Fax: (978) 582-4353 Kenneth Chenis, Clk. 960 Massachusetts Avenue David Prokowiew, Mbr. Lunenburg, MA 01462 Michael-Ray Jeffreys, Mbr. Adam R. Burney Land Use Director Minutes Public Hearing 675 Reservoir Road August 14, 2017 Meeting Posted: Yes Time: 6:42 PM Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Present: Gregory Bittner, Matthew Allison, Kenneth Chenis, David Prokowiew, Michael-Ray Jeffreys Absent: Adam R. Burney The Hearing was to hear and discuss an application for Special Permit to relocate a driveway at 675 Reservoir Road, Lot 1A, and 667 Reservoir Road, Lot 2A (Map 134, Parcels 003 and 049) under Protective Bylaw of the Town of Lunenburg. Section 4.8. Flood Plain District. G. Bittner noted the August 3, 2017 memorandum from A. Burney which outlines the intention of the property owner. The Applicant/owner, Paul Goguen, Reservoir Road LLC, presented his application. His plan is to straighten out the existing driveway at 675 Reservoir Road to increase sight distance when entering onto Reservoir Road. An Order of Conditions has been issued by the Conservation Commission. The wetlands will be replicated at the driveway that will be removed. Amedeo Bilotta, 18 Fire Road 7- Concerned with puddling on Reservoir Road. Inquired if P. Goguen could put in a drainage system. P. Goguen noted that A. Bilotta is talking about a puddling issue at 667 Reservoir Road and that the driveway change is at 675 Reservoir Road. He stated that his driveway is gravel and any runoff from his driveway stays on his property. Joe Bilotta, 200 Prospect Street- He noted that the slush builds up in the wintertime, but he doesn’t know how it can be fixed as the driveway is already established. He reiterated what P. Goguen said, that A. Bilotta is talking about an existing driveway at 667 Reservoir Road and not 675 Reservoir Road. The Board clarified that the issue before them is 675 Reservoir Road. K. Chenis inquired if the Conservation Commis sion would approve drainage being put back in u nder the driveway to recreate what the previously existing swale used to do. He went on to state that as this is water on the road, it may be a DPW issue instead of a property owner issue. J. Bilotta noted that the puddling is at the higher end of the road at 667, not the lower end at 675. G. Bittner noted that the Board cannot force P. Goguen to remediate an issue that was already in place prior to this and relocating this driveway will not worsen the situation. G. Bittner noted correspondence from the Town Treasurer indicating delinquent taxes in a minimal amount. The Town Manager indicated to G. Bittner that if taxes are more than one year delinquent, the Board can physically withhold a special permit. The Board could still issue a special permit, but P. Goguen would not be able to get it until those delinquent taxes are paid. Those taxes amount to $19.62. The Board can Condition that those taxes are paid as part of its Decision. Motion, D. Prokowiew, to close the Public Hearing, Second, K. Chenis, all aye. Hearing closed 7:24 PM Documents used at Hearing: Site Plan Approval Application Minutes/public hearings 2017/675 Reservoir Road 08.14.17 ======================================================================================== DOCUMENT : 2017-08-14-minutes-3959.txt BOARD : planning-board DATE : 2017-08-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-08-14-minutes-3959.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08142017-3959 ======================================================================================== ===OCR macOS Vision=== ===PAGE 1=== Adam R. Burney Land Use Director Minutes Public Hearing (cont'd) 40 Pioneer Drive & 98 Leominster Shirley Road August 14, 2017 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Present: Gregory Bittner, Matthew Allison, Kenneth Chenis, David Prokowiew, Michael-Ray Jeffreys Absent: Adam R. Burney The Hearing was to hear and discuss an application for Site Plan Approval under Section 8.4.and Special Permit under Section 4.7. of the Protective Bylaw of the Town of Lunenburg for construction of an addition for office and warehouse space at 40 Pioneer Drive (Map 146, Parcel 22) and 98 Leominster Shirley Road (Map 146, Parcel 24). The Applicant, Ecological Fibers, Inc. (Steven Quill- owner) was represented by Wesley Flis, Whitman & Bingham Associates Board Rules and Regulations for Site Plan Approval & Special Permits, Section 4.2 d. states "...all material must be submitted to the Lunenburg Planning Office no later than 4:00 PM on the Tuesday prior to a scheduled meeting to be considered at said meeting." G. Bittner noted to the Board that new materials were submitted after the deadline and the Board needed to take a vote on whether or not to consider the new material at this Hearing. The Board could hear the presentation tonight, but take no action and continue the Hearing to the next meeting. W. Flis stated he could give the Board an overview of what changed on the Plan. Discussion ensued. Both D. Prokowiew and K. Chenis were fine with hearing him out. M. Jeffreys said he had not had enough time to review the new materials. M. Allison noted that as the Land Use Director was not in attendance he felt it would benefit the Board to continue the Hearing. Motion, D. Prokowiew, as the Applicant did not meet the deadline, that the Board allow the Applicant to present to hear presentation, but take no action tonight regarding a vote, Second, M. Jeffreys. Discussion- W. Flis asked that the Board hold off on the second part of the Motion until after hearing his presentation. He respectfully asked the Board to revise its Motion. K. Chenis noted that the Board had not yet received a review letter from the Reviewing Enginer. Roll call vate-M. Jeffreys, aye; D. Prokowiew, aye; K. Chenis, estain, M. Alison, aye; G. Bitter, M. Jeffreys brought up the issue of the Bylaw limiting two curb cuts per lot. He noted some businesses in Town with up to eight (8) curb cuts. He opined that the Bylaw language should be modified to give exceptions to industrial properties. W. Flis noted a memo from his water engineer stating "the water flow rate and pressure is adequate to support the sprinkler system for the proposed addition". He noted a letter issued to the Board requesting a waiver from the Vertical Datum. He went over the proposed revisions to the Plan. The middle entrance has been eliminated. This has provided for a gain of four (4) parking spaces, bringing the total number of spaces to ninety-nine (99). The main driveway which accesses both the loading docks and the parking area was originally thirty-five (35) feet wide; it has been reduced to thirty (30) feet, but still meets zoning. Low profile crab apple trees are proposed so the front of the building is visible. Current landscaping shown in the parking lot ===PAGE 2=== the building during the winter months. Once the Zoning Board of Appeals gives approval for the third driveway, the Applicant will return to the Planning Board for a modification. Currently, only one multi-directional sign has been added for the loading docks and office visitors. The current free standing sign may be updated to reflect the company's new logo, but size will remain the same. The Applicant is in compliance with 6.4.3.d)1. for screening. Motion, K. Chenis, to approve waiver for vertical datum, Second, D. Prokowiew, all aye. The outstanding item is the re-review letter from J. Walsh, Graves Engineering Inc. for the revised plan. W. Flis requested a continuance to the August 28th Board meeting, 6:35 PM. Motion, D. Prokowiew, to continue the Hearing to August 28h per the Applicant's request, Second, K. Chenis, all aye. Hearing recessed 8:11 PM Documents used at Hearing: Site Plan Approval Application public hearings 2017/40 Pioneer Drive_98 Leominster Shirley Road 08.14.17 ======================================================================================== DOCUMENT : 2017-08-28-agenda-3910.txt BOARD : planning-board DATE : 2017-08-28 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-08-28-agenda-3910.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08282017-3910 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Gregory Bittner, Chair Tel: (978) 582-4147 ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clk. 960 Massachusetts Avenue David Prokowiew, Mbr. Lunenburg, MA 01462 Michael-Ray Jeffreys, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Monday, August 28, 2017 – 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: 961 & 994 Northfield Road 4. APPOINTMENTS: Requests For Waiver Walker Orthodontics, 119 Massachusetts Avenue 84 Lakefront Avenue 5. PUBLIC HEARINGS: 40 Pioneer Drive & 98 Leominster Shirley Road (cont’d from 8/14) 994 Northfield Road 6. MINUTES APPROVAL: 08/14/17 08/14/17, 675 Reservoir Rd 08/14/17, 40 Pioneer Dr & 98 Leominster Shirley Rd 7. COMMITTEE REPORTS: Capital Planning Committee, School Building Committee, Green Community Task Force, Storm Water Task Force, Agricultural Commission, MJTC, MRPC, Open Space Ad Hoc Committee, Charter Review Committee 8. DIRECTOR’S ITEMS: 675 Reservoir Road- Endorse Decision O’Brien Homes Litigation- Update Definitions and Use Table 9. NOTICES & COMMUNICATIONS 2030 Massachusetts Avenue- Ch. 61B, Recreational Land 10. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated September 11- Permit Review, 5 & 9 Electric Avenue September 12- Economic Development Workshop w/BOS September 25 11. PUBLIC COMMENT 12. ONGOING ITEMS: Complete Streets 13. BOARD COMMENT/CONCERNS 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2017-08-28-agenda-3911.txt BOARD : planning-board DATE : 2017-08-28 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-08-28-agenda-3911.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08282017-3911 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Gregory Bittner, Chair Tel: (978) 582-4147 ext 5 Matthew Allison, Vice-Chair Fax: (978) 582-4353 Kenneth Chenis, Clk. 960 Massachusetts Avenue David Prokowiew, Mbr. Lunenburg, MA 01462 Michael-Ray Jeffreys, Mbr. Adam R. Burney Land Use Director Town of Lunenburg Public Hearing The Lunenburg Planning Board will hold a Public Hearing on August 28, 2017, 6:35 PM, Town Hall, 17 Main Street , Lunenburg, MA 01462. The Public Hearing will b e to hear and discuss a Special Permit and Site Plan Approval under Sections 4.15. and 8.4. of the Protective Bylaw of the Town of Lunenburg for construction of a 6MW large-scale ground-mounted photovoltaic installation at 994 Northfield Road (Map 037, Parcel 0013). Applicant/Owner is 994 Northfield Road, LLC, William J. Gustus, 19 Burke Street, Lunenburg, MA. Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA 01462. ======================================================================================== DOCUMENT : 2017-08-28-agenda-3958.txt BOARD : planning-board DATE : 2017-08-28 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-08-28-agenda-3958.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08282017-3958 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 40 Pioneer Drive1. ======================================================================================== DOCUMENT : 2017-08-28-minutes-3910.txt BOARD : planning-board DATE : 2017-08-28 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-08-28-minutes-3910.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08282017-3910 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Gregory Bittner, Chair Tel: (978) 582-4147, ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue David Prokowiew, Mbr. Lunenburg, MA 01462 Michael-Ray Jeffreys, Mbr. Adam R. Burney Land Use Director Minutes August 28, 2017 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Gregory Bittner, Matthew Allison, Kenneth Chenis, David Prokowiew, Michael-Ray Jeffreys, Adam R. Burney ANR PLAN: 961 & 994 Northfield Road, Saliba & 994 Northfield Rd LLC - The Applicants, John and David Saliba, were represented by Neil Gorman, David Ross Associates. The site is located on the south side of Northfield Road and abuts Settler’s Golf Course. Two new lots will be created on 961 Northfield Road and two new parcels will be created which will be a swap between 994 Northfield and 961 Northfield. The property line run s through the 9 th hole on Settler’s Crossing Golf Course. The parcel swap will put the golf course completely on 994 Northfield Road property. The Plan was endorsed by the Board. APPOINTMENTS: Request for Waiver - Walker Orthodontics, 119 Massachusetts Avenue - The Applicant, Walker Orthodontics, was represented by Matthew Fournier, President, Elite Construction and Design, Inc. On February 27, 2017, the Board approved a site plan approval application for the creation of a sixteen (16) space parking lot. On August 9, 2017, the Applicant petitioned to the Zoning Board of Appeals for use of the lower level in the building. There will be no changes to the plan that was submit ted to the Board in February. The lower space is currently being used for storage. Motion, K. Chenis, to grant waiver from site p lan approval, Second, D. Prokowiew, all aye. Request for Waiver - 84 Lakefront Avenue - The Applicant, Kenneth Ricker owns Embers Pizzeria on the Lakefront. He was requesting a waiver from the site plan approval process to increase the current patio around the side of the building by approximately sixteen (16) by twenty -three (23) square feet. This will add approximately 16 -20 more seats. The Applicant will still remain within the seating capacity . There was discussion regarding two parking spaces in the front of the restaurant that the Applicant has marked no parking. These spaces are public parking and do not belong to the Applicant. G. Bittner noted he had spoken with the Conservation Administrator who indicated that the Applicant may want to consult with the Administrator regarding an RDA from the Conservation Commission. Motion, M. Jeffreys, to grant waiver from site plan approval, Second, D. Prokowiew, all aye. PUBLIC HEARINGS: 40 Pioneer Drive & 98 Leominster Shirley Road - See separate minutes. The Board will send a letter to the Zoning Board of Appeals recommending approval for the third drive. The Board discussed Conditions for its Decision:  The existing and the proposed fire department connections on the building will be combined regardles s of two or three driveways.  A hydrant will be located at the fire department connection.  The Applicant will construct to the Plan.  Construction hours shall be 7:00 AM – 6:00 PM, Monday through Friday ; 7:00 AM – 4:00 PM, Saturdays; no Sundays or holidays.  The existing drive remains open during construction and be removed post -construction. Motion, K. Chenis, to approve the above Conditions, Second, D. Prokowiew, all aye. ===PAGE 2=== Minutes 08.28.17 Page 2 Motion, K. Chenis, that the Land Use Director send the Zoni ng Board of Appeals a letter of support for the pre-existing drive outlined in the original Plan, Second, D. Prokowiew, all aye. 994 Northfield Road- See separate minutes MINUTES APPROVAL: All minutes accepted. 08/14/17 08/14/17, 675 Reservoir Road 08/14/17, 40 Pioneer Drive & 98 Leominster Shirley Road - Minutes amended to note K. Chenis’ nay vote for the Board to allow Ecological Fibers to present, but for the Board to take no action. COMMITTEE REPORTS: Capital Planning Committee- Initial meeting for FY2019 held August 15th. Next meeting scheduled for September 5 th. School Building Committee- No meeting Green Community Task Force (GCTF)- No meeting Stormwater Task Force- Met August 24th. The Task Force is down by one member. Agricultural Commission- The Stillman Fair is scheduled for September 9 th. An event between the Historical Society and the Farmers’ Market is planned for October. MJTC- Meeting scheduled for September 13th. At this time, K. Chenis will be available. MRPC- No meeting Open Space Ad Hoc Committee- No meeting Charter Review Committee- Meeting scheduled for September 6th. DIRECTOR’S ITEMS: 671 Reservoir Road- Endorse Decision- Decision endorsed by Board. O’Brien Homes Litigation- Update- There are two cases. The first is for the 10 subdivisions, which was heard in January 2016. The Town is waiting the court’s decision. The second case is for preparation of subdivision ways with out approval. That case is scheduled to be litigated September 6, 2017. Definitions and Use Table- K. Chenis, Motion to postpone Definitions and Use Table, Second, M. Jeffreys, all aye. NOTICES & COMMUNICATIONS: 2030 Massachusetts Avenue, Ch. 61B - Communication provided to Board for its review prior to discussion at a Board meeting. MEETING SCHEDULE: September 11- Permit Review, 5 & 9 Electric Avenue September 12- Economic Development Workshop with Board of Selectmen September 25- Public Hearing, 994 Northfield Road (continued from 8/28/17) ONGOING ITEMS: Complete Streets BOARD COMMENT/CONCERNS: M. Jeffreys noted to the Board that he plans on talking to the Board about school student involvement. ADJOURNMENT: 9:56 PM Documents used at meeting: ANR Plan- 961 & 994 Northfield Rd Request for Waiver, Walker Orthodontics, 119 Massachusetts Avenue Request for Waiver, 84 Lakefront Avenue Minutes- 08/14/17; 08/14/17, 40 Pioneer Drive & 98 Leominster Shirley Road; 08/14/17, 675 Reservoir Road Board Decision, 675 Reservoir Road Letter, Bowmar & Larkin, Real Property at 2030 Massachusetts Avenue Minutes/2017/08.28.17 ======================================================================================== DOCUMENT : 2017-08-28-minutes-3911.txt BOARD : planning-board DATE : 2017-08-28 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-08-28-minutes-3911.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08282017-3911 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Gregory Bittner, Chair Tel: (978) 582-4147, ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue David Prokowiew, Mbr. Lunenburg, MA 01462 Michael-Ray Jeffreys, Mbr. Adam R. Burney Land Use Director Minutes Public Hearing 994 Northfield Road August 28, 2017 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 7:25 PM Present: Gregory Bittner, Matthew Allison, Kenneth Chenis, David Prokowiew, Michael-Ray Jeffreys, Adam R. Burney The Hearing was to hear and discuss an application for a Special Permit and Site Plan Approval under Sections 4.15. and 8.4. of the Protective Bylaw of the Town of Lunenburg for construction of a 6MW large -scale ground-mounted photovoltaic installation at 994 Northfield Road (Map 037, Parcel 0013). The Applicant, 994 Northfield Road, LLC, William Gustus, was represented by Robert Oliva, David E. Ross Associates; Attorney Robert Bowen; Ethan Gyles, PE, Development Manager, Nexamp; and Alan Clapp, PE, Development Director, Nexamp. The property is split into two lots; 1A (90.55 acres) and 1B (122.61 acres). T he solar installation will sit on Lot 1A. The majority of the panels will sit on g rade. The site will be cleared and grubbed, and then revegetated with meadow vegetation. It will be mowed approximately twice yearly to preclude the vegetation interfering with the panels. The Applicant has filed a Notice of Intent (NOI) with the Conservation Commission for construction. There is an isolated wetland at the proposed access which would require a wetland crossing. This would cr eate a third curb cut so the Applicant is proposing to utilize the current golf course access instead. The Plan will be amended to address the August 25, 2017 review comments of Graves Engineering, Inc. (GEI). There will be a reduction in overall flow post-construction. The entire site will be fenced. Runoff has been addressed. There will be underground electricity on the site out to overhead on the street poles. The site is heavily wooded and the Applicant is relying on natural vegetation on the west and south perimeters. There is a strip of natural vegetation on the east side at the golf course. Additional screening may be needed at the front of the site on the Northfield Road side. M. Jeffreys felt that in its submittal, the Applicant had not complied with Protective Bylaw of the Town of Lunenburg, §4.15. Solar Energy Systems, §§4.15.4.12. Financial Surety. A. Clapp responded that the decommissioning estimate is usually generated by the decommissioning site contractor. M. Jeffreys also inquired as to the financial contribution to the Town. A. Clapp noted that a PILOT (Payment in Lieu of Taxe s) Plan will be negotiated with the Board of Selectmen. A. Burney noted the Applicant will need a stormwater special permit from the Planning Board. M. Jeffreys inquired as to what areas will be graded and to what extent . A. Clapp noted that the maximum slope the c ontractor can build at for the racking is 20%. There are three small areas that will need to get flattened from 25%; two to the north of the sit e and one to the southwest. The panels meet both the 200 foot property line setback and 200 foot strip of vegetation under the Bylaw. K. Chenis inquired if the panels would be visible from Northfield Road; R. Oliva did not believe so. Board members inquired if the Fire Department had the foam and training to put out a fire at a solar field. In house training wo uld be provided to the Fire Department. G. Bittner noted the Board may ask for both summer and winter sight line representations under §§4.15.4.8.U. As Northfield Road is designated a Scenic Road, K. Che nis wanted to make sure there is adequate buffering and vegetation at the property lines to ensure the panels will not be seen from Northfield Road or by abutters. ===PAGE 2=== Minutes 08.28.17 994 Northfield Road Public Hearing Page 2 Gail Stewart, 252 New West Townsend Road - was concerned with long term effects and noted a handout from Massachusetts Department of Energy Re sources, Massachusetts Department of Environmental Protection, and Massachusetts Clean Energy Center dated June 2015, subject: Ground-Mounted Solar Photovoltaic System. Ron Smith, 1026 Northfield Road- he is not an opponent, but he wants more permanent buffering, e.g., evergreens, not seasonal buffering. He went on to note that the current proposed access would require the elimination of two to three large trees. He opined that the water issue could not be alleviated and that it’s been there for years. R. Oliva noted that the project will not worsen any drainage. Bill Gustus, 994 Northfield Road- noted that this will provide long term financial security for the golf course over the next 20-30 years. G. Bittner inquired how close to the panels the trees could be planted without affecting their output. E. Gyles responded that the shade is just outside the panels and to move the trees in closer would encroach on the panels and cause a reduction in number of panels. B. Gustus noted that Chris Clark, Executive VP for NEXAMP and Harald Scheid, Regional Asse ssor are working on numbers for the PILOT Plan to bring forth to the Board of Selectmen. E. Gyles inquired as to what the Board would con sider adequate documentation for the financial surety. The Board has the understanding that the Town has a solar advisor and is looking for insight and clarification. A. Burney will inquire. Some of the Board members are asking for the financial sur ety up front. A. Burney noted to the Board that the financial surety is to fund the facility if it needs to be removed ; therefore , he is unsure what the purpose would be to provide the financial surety up front. §§4.15.4.12. Financial Surety, does not specify a timeframe. Jeff Walsh, GEI, noted his August 25, 2017 review letter. He went on to note that he can help the Board estimate the dollar value. He can look at the civil side, e.g., area of disturbance he would expect for removal , value of labor at today’s rate, calculated inflation costs in 10-20 years. He stated a lot of thought went into the engineering of this project. M. Allison inquired as to the typical increase of stormwater flow going from 35 acres of thick woods to open area. J. Wals h noted it varies with the type of soil cover. A. Burney summarized the additional information the Board is looking for from the Applicant:  Harder number on the cost of removal.  An improved/alternate proposal for the surety that doesn’t take ten years.  Proposal to increase the buffering along the south and west property lines and to ensure the panels can’t be seen from Northfield Road.  Additional community engagement with the direct abutters and visual simulations from some of the visually abutting residences. A. Burney will research the following:  Speak with the Fire Chief as to a foam tanker.  Find out who is negotiating the PILOT.  Speak with UNITIL as to the interconnection impact on the community from this proposal.  Check to see if the Town has a solar advisor. The Applicant requested a continuance to September 25, 2017. K. Chenis, Motion to continue the Hearing to September 25, 6:30 PM, Second, D. Prokowiew, all aye. Hearing recessed 9:30 PM Documents used at meeting: Special Permit and Site Plan Approval Application Minutes/public hearings 2017/994 Northfield Road_08.28.17 ======================================================================================== DOCUMENT : 2017-08-28-minutes-3958.txt BOARD : planning-board DATE : 2017-08-28 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-08-28-minutes-3958.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08282017-3958 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Gregory Bittner, Chair Tel: (978) 582-4147 Matthew Allison, Vice-Chair Fax: (978) 582-4353 Kenneth Chenis, Clk. 960 Massachusetts Avenue David Prokowiew, Mbr. Lunenburg, MA 01462 Michael-Ray Jeffreys, Mbr. Adam R. Burney Land Use Director Minutes Public Hearing (cont’d) 40 Pioneer Drive & 98 Leominster Shirley Road August 28, 2017 Meeting Posted: Yes Time: 7:02 PM Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Present: Gregory Bittner, Matthew Allison, Kenneth Chenis, David Prokowiew, Michael-Ray Jeffreys, Adam R. Burney The Hearing was to hear and discuss an application for Site Plan Approval under Section 8.4. and Special Permit under Section 4.7. of the Protective Bylaw of the Town of Lunenburg for construction of an addition for office and warehouse space at 40 Pioneer Drive (Map 146, Parcel 22) and 98 Leominster Shirley Road (Map 14 6, Parcel 24). The Applicant, Ecological Fibers, Inc. (Steven Quill- owner) was represented by Wesley Flis, Whitman & Bingham Associates (WBA). In an electronic mail dated August 22nd, the Fire Chief noted various concerns that he had:  The turn would be tight for large fire apparatus, especially with vehicles in the parking spaces.  The fire department connections are located on the original building. With the anticipated driveway relocation from three to two entrances, the Fire Department would have to lay several hundred feet of hose to reach the connections. The Fire Chief would rather see the original design of three driveways which provides the Fire Department with better access. As a result of the Fire Chief’s correspondence, WBA modified the plan to take care of the access issues. The northwesterly corner of the parking lot entrance has been made larger by nine (9) feet. The plan now shows the turning movements for the largest fire vehicle. As a result of the nine (9) foot inc rease, a parking space was added. The parking in front of the building has been moved slightly to the left to create a wider turning movement. The Fire Chief also asked for a way to turn the ladder t ruck in the front of the building; therefore, five (5) parking spaces have been eliminated in front of the building close to the connection of the proposed building to the existing building. Parking spaces total ninety -five (95), which complies with the Bylaw. There are currently two fire connections on the existing building; one at the front left corner and the other at the front right corner. The existing connection on the right hand side will be tied into the new connection being created for the new building . After construction is completed there will be only two services. A hydrant will have to be put on the property close to the connection. The Applicant will go before the Zoning Board of Appeals for a variance for the third entrance. If the variance is granted, the fire hydrant will be unnecessary. The Fire Chief noted he would write a letter of support to the Zoning Board of Appeals for the variance. This amended plan is to mitigate access issues for the Fire Department and is the worst case scenario plan. If the Zoning Board of Appeals does not grant the variance, the Applicant will have to build to this plan. Vegetation has been shown for the parking area and complies with the Bylaw. One directional sign will be added by the loading dock. If the third entrance does come back in the Applicant may return to the Board for a modification to the approval for additional signage. Motion, K. Chenis to close the Hearing, Second, D. Prokowiew, all aye. Hearing closed 7:15 PM. Documents used at Hearing: Site Plan, Revised 08/28/17 public hearings 2017/40 Pioneer Drive_98 Leominster Shirley Road 08.28.17 ======================================================================================== DOCUMENT : 2017-08-30-agenda-3912.txt BOARD : planning-board DATE : 2017-08-30 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-08-30-agenda-3912.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08302017-3912 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Gregory Bittner, Chair Tel: (978) 582-4147 ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clk. 960 Massachusetts Avenue David Prokowiew, Mbr. Lunenburg, MA 01462 Michael-Ray Jeffreys, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Wednesday, August 30, 2017 – 6:30 PM Marion Benson Meeting Room, Ritter Memorial Building 960 Massachusetts Avenue, Lunenburg, MA AGENDA JOINT EXECUTIVE SESSION WITH BOARD OF SELECTMEN 6:30 PM CALL MEETING TO ORDER ROLL CALL VOTE TO ENTER EXECUTIVE SESSION EXECUTIVE SESSION: In accordance with M.G.L. Chapter 30A, Section 21a(3), to discuss strategy with respect to collective bargaining or litigation if an open meeting may have a detrimental effect on the government’s bargaining or litigating position s, and the Chair so declares. (O’Brien Homes, Inc. et al v Planning Board for the Town of Lunenburg, Land Court Docket Nos. 13 MISC 477878 through 13 MISC 477887) EXIT EXECUTIVE SESSION ADJOURNMENT ======================================================================================== DOCUMENT : 2017-08-30-minutes-3912.txt BOARD : planning-board DATE : 2017-08-30 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-08-30-minutes-3912.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08302017-3912 ======================================================================================== ===PAGE 1=== TOWN OF LU NENBURG Office of the Planning Board Gregory Bittner, Chair Tel: (978) 582 -4147 ext 5 Matthew Allison, Vice-Chair Fax: (978) 582 -4353 Kenneth Chenis, Clk. 960 Massachusetts Avenue David Prokowiew, Mbr. Lunenburg, MA 01462 Michael-Ray Jeffreys, Mbr. Adam R. Burney Land Use Director Minutes Executive Session August 30, 2017 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA Time: 6:30 PM Present: Gregory Bittner, Matthew Allison, Kenneth Chenis, David Prokowiew, Michael -Ray Jeffreys Absent: Adam R. Burney Also Present: Attorney Joel Bard, KP Law, P C; Select Board Members Jamie Toa le, Robert Ebersole, Paula Bertram, Phyllis Luck, Damon McQuaid, and Town Manager Heather Lemieux The meeting commenced at 6:34 PM. J. Toale read aloud the reason for entering Executive Session. Executive Session M.G.L. c.30A, §21; To discuss strategy with respect to collective bargaining or litigation, if an open meeting may have a detrimental effect on the government’s bargaining or litigating positions, and the Chair declares so. (O’Brien Homes, Inc. et al. v. Planning Board for the Town of Lunenburg, Land Court Docket Nos. 13 MISC 477878 through 13 MISC 477887) Attorney Bard corrected to the “Town of Lunenburg v. O’Brien Homes, Inc.” Motion, R. Ebersole, Second, P. Bertram To enter Executive Session to discus s strategy with respect to litigation if an open meeting would have a detrimental effect of the government’s litigating position and the Chair declares so Roll Call Vote: P. Luck- aye, D. McQuaid- aye, P. Bertram- aye, R. Ebersole- aye, J. Toale – aye. Planning Board Chair Gregory Bittner announced the reason for entering Executive Session. Motion, D. Prokowiew, Second, K. Chenis To enter Executive Session to discuss strategy with respect to litigation if an open meeting would have a detrimental effect of the government’s litigating position and the Chair declares so and to not return to open meeting Roll Call Vote: M. Allison- aye, M. Jeffreys- aye, D. Prokowiew- aye, G. Bittner- aye, K. Chenis- aye R. Ebersole amended his Motion to state they would adjourn from Executive Session and not return to the open meeting. Seconded by P. Bertram Roll Call Vote: P. Luck- aye, D. McQuaid- aye, P. Bertram- aye, R. Ebersole- aye, J. Toale – aye Attorney Bard reported the Planning Board has denied ten different subdivision plans from O’Brien Homes in an attempt to try to have them comply with Protective Bylaw of the Town of Lunenburg, § 5.6. Cluster Development, which says you cannot subdivide gre ater than 25 acres without certain conditions. This was appealed by O’Brien Homes and there was a trial in January/ February 2016; the Town is still awaiting the judge’s decision. Six months later we were shown photographs that ===PAGE 2=== Executive Minutes 08.30.17 Page 2 O’Brien had largely built out the subdivision and brought it down to Howard Street. There was some discussion on what could be done. There is a Planning Board subdivision rule and regulation that says you can’t build a subdivision or do any work in preparation unless you have an approved subdivision. The Town of Lunenburg went to court and asked for a court ordered injunction. The land court judge denied the request for an injunction on his theory that clearing 100+ feet of right of way, grading etc. was not preparation for the subdivision. K P Law recommended an appeal on the grounds that the judge was incorrect as a matter of law. The Appeals Court agreed with the Town, but said there was a contested issue of fact, namely did O’Brien Ho mes do this with the intention of simply creating these 100 foot wide roads so he could go in and do his testing? Attorney Bard stated what is sche duled for next week is a two -day trial to determine whether O’Brien is being misleading or if he graded 100 feet of roadway just to get bulldozers in to do perc tests. Last week the Town heard from O’Brien’s lawyer with a proposal to skip the trial and th ey would agree to give the Town 30 days’ notice before doing any work, basically what the Town has been asking for all along. O’Brien is willing to do this if the Town dismisses the request for an injunction. We believe that is a good deal. O’Brien would give notice describing the location and nature of the work. The Town would , within the next thirty days, either approve or say that is excessive and then go to court to request an injunction. The cost to file for an injunction is $250.00 versus the cos t of a trial (several thousand dollars). Attorney Bard recommended going with O’Brien’s lawyer’s draft agreement proposal. Discussion ensued on the draft agreement and possible outcomes. It was noted the 30 -day notice period to the Town might not be long enough for the Planning Board. Attorney Bard had asked for a 45 -day period, but O’Brien’s lawyer opposed it. Other wording changes were suggested for the draft agreement regarding any on -site work. Suggestion was made to have a minimum of two Town re presentatives visit the site before and after work is done. Several changes to the draft agreement were discussed, specifically notice and timing of site inspections and reasons for approving and denying work. Discussion ensued again on other possible outcomes if the trial is canceled and both parties come to agreement as well as possible decisions by the court if going to trial. A straw poll was taken on which direction to go. Motion: R. Ebersole, Second, P. Bertram To not approve the settlement agreement and proceed with the lawsuit R. Ebersole- aye, P. Bertram – aye, D. McQuaid- aye, P. Luck- nay, J. Toale- aye Motion: M. Jeffreys, Second, D. Prokowiew To not approve the settlement agreement and proceed with the lawsuit M. Allison- aye, M. Jeffreys –aye, D. Prokowiew- aye, K. Chenis- nay, G. Bittner- aye Motion: R. Ebersole, Second, P. Bertram To adjourn the meeting Vote: P. Luck- aye, D. McQuaid- aye, P. Bertram- aye, R. Ebersole- aye, J. Toale – aye Motion: K. Chenis, Second, M. Allison To adjourn the meeting Roll Call Vote: M. Allison- aye, M. Jeffreys- aye, D. Prokowiew- aye, G. Bittner- aye, K. Chenis- aye Meeting adjourned 8:06 PM Minutes/executive 2017/08.30.17 ======================================================================================== DOCUMENT : 2017-09-11-agenda-3913.txt BOARD : planning-board DATE : 2017-09-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-09-11-agenda-3913.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09112017-3913 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Gregory Bittner, Chair Tel: (978) 582-4147 ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clk. 960 Massachusetts Avenue David Prokowiew, Mbr. Lunenburg, MA 01462 Michael-Ray Jeffreys, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Monday, September 11, 2017 – 6:30 PM Town Hall, 17 Main Street, Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA 1. ROLL CALL 2. PUBLIC COMMENT 3. MINUTES APPROVAL: 08/28/17 08/28/17, 994 Northfield Rd 08/28/17, 40 Pioneer Dr & 98 Leominster Shirley Rd 4. COMMITTEE REPORTS: Capital Planning Committee, School Building Committee, Green Community Task Force, Storm Water Task Force, Agricultural Commission, MJTC, MRPC, Open Space Ad Hoc Committee, Charter Review Committee 5. DIRECTOR’S ITEMS: 40 Pioneer Dr & 98 Leominster Shirley Rd- Endorse Decision and Plan 2030 Massachusetts Avenue- Ch. 61B, Recreational Land Definitions and Use Table 6. NOTICES & COMMUNICATIONS 7. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated September 12- Town Hall, 7:00 PM- Economic Development Workshop w/Select Board September 25- 994 Northfield Rd Hearing (cont’d from 8/28) 8. PUBLIC COMMENT 9. ONGOING ITEMS: Complete Streets 10. BOARD COMMENT/CONCERNS Permit Review, 5 & 9 Electric Avenue 11. ADJOURNMENT ======================================================================================== DOCUMENT : 2017-09-11-minutes-3913.txt BOARD : planning-board DATE : 2017-09-11 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-09-11-minutes-3913.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09112017-3913 ======================================================================================== ===OCR macOS Vision=== ===PAGE 1=== RECEIVED & FILED SEP 2 S 2017 LUNENBURG TOWN CLERK OFFICE TOWN OF LUNENBURG Office of the Planning Board TENBURG Gregory Bittner, Chair Matthew Allison, Vice Chair Kenneth Chonis, Clerk wid Prokowiew, M ichael-Ray Jeffreys, M Tel: (978) 582-4147, ext 5 Fax: (978) 582-4353 Adam R. Burney Land Use Director Minutes September 11, 2017 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA Time: 6:30 PM Present: Gregory Bittner, Matthew Allison, Michael-Ray Jeffreys, Adam R. Burney Absent: Kenneth Chenis, David Prokowiew PUBLIC COMMENT: G. Bittner noted a five year moratorium was approved by the Board of Selectmen for street cuts on newly paved streets in town. Individuals can appeal through the Board of Selectmen. M. Allison noted the Stillman Fair was very successful. MINUTES APPROVAL: All minutes accepted. 08/28/17, 994 Northfield Road 08/28/17, 40 Pioneer Drive & 98 Leominster Shirley Road COMMITTEE REPORTS: Capital Planning Committee- Meeting September 12. The Committee will be finalizing a spreadsheet for departmental requests. School Building Committee- No meeting. Green Community Task Force (GCTF)- No meeting. The Task Force received $5000 in grant funds from a municipal energy technical assistance grant. The Task Force plans to use those funds for a consultant to help with writing the grant application. Stormwater Task Force- No meeting. Agricultural Commission- No meeting. MJTC- Meeting September 13. MRPC-. Meeting October 5. Open Space Ad Hoc Committee- No report. Charter Review Committee- The Committee had its first meeting and elected officers- Chair, Bob Ebersole; Vice Chair, Jamie Toale; Clerk, Michael-Ray Jeffreys. M. Jeffreys has recommended the Committee adopt a four-phase process; i.e., appoint a liaison for under-represented committees, establish work groups, draft legislation, public outreach. The goal of the Committee is to have an updated charter available for vote at May 2018 Town Meeting. The next meeting will be September 27th. DIRECTOR'S ITEMS: 40 Pioneer Drive & 98 Leominster Shirley- Endorse Decision & Plan- Decision and Plan endorsed. 2030 Massachusetts Avenue, Ch. 61B- Burney noted, from a planning prospective, he did not feel it was important for the Town to obtain this property. M. Jeffreys felt the Town should acquire and preserve land if it has the opportunity. Board consensus was to continue discussion of this agenda item at the September 12h Economic Development Workshop. Definitions and Use Table- Discussion covered design guidelines for Commercial Zoning. Changes will be made to the current draft. A. Burney will solicit input from both the fire and police departments as to lighting under #8. Street Furniture. ===PAGE 2=== Minutes 09.11.17 Page 2 MEETING SCHEDULE: September 12- Economic Development Workshop with Board of Selectmen September 25- Public Hearing, 994 Northfield Road (continued from 8/28/17) Town Counsel will attend on September 25th to meet the Board PUBLIC COMMENT: M. Allison noted he was pleased with the new town counsel. G. Bittner inquired as to the marijuana timeline. A. Burney responded that the Cannabis Commission is currently working on its ONGOING ITEMS: Complete Streets BOARD COMMENT/CONCERNS: Permit Review, 5 & 9 Electric Avenue-As the applicant submitted an application for Site Plan Approval this date, the permit review was not initiated. G. Bitter noted seating and parking needs will need to be addressed under the new application. ADJOURNMENT: 9:25 PM Documents used at meeting: Minutes- 08/28/17 08/28/17, 40 Pioneer Drive & 98 Leominster Shirley Road 08/28/17,994 Northfield Road Board Decision, 40 Pioneer Drive & 98 Leominster Shirley Road Site Development Plan, 49 Pioneer Drive & 98 Leominster Shirley Road Minutes/2017/09.07.17 ======================================================================================== DOCUMENT : 2017-09-12-agenda-3914.txt BOARD : planning-board DATE : 2017-09-12 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-09-12-agenda-3914.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09122017-3914 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Gregory Bittner, Chair Tel: (978) 582-4147 ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clk. 960 Massachusetts Avenue David Prokowiew, Mbr. Lunenburg, MA 01462 Michael-Ray Jeffreys, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Tuesday, September 12, 2017 – 7:00 PM Town Hall, 17 Main Street, Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. Joint Meeting with Board of Selectmen AGENDA CALL TO ORDER ROLL CALL ECONOMIC DEVELOPMENT WORKSHOP ADJOURNMENT ======================================================================================== DOCUMENT : 2017-09-12-minutes-3914.txt BOARD : planning-board DATE : 2017-09-12 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-09-12-minutes-3914.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09122017-3914 ======================================================================================== ===OCR macOS Vision=== ===PAGE 1=== RECEIVED & FILED SEP 2 0 2017 TOWN OF LUNENBURG LUNENBURG TOWN CLERK OFFICE Office of the Planning Board Gregory Bittner, Chair Matthew Allison, Vice Chair Kenneth Chenis, Clerk David Prokowiew, Mbi. Michacl-Ray Jeffreys, Mbr MASS * Tel: (978) 582-4147, ext S Fax: (978) 582-4353 960 Massachusetts Avenue Lunenburg, MA 01462 CORPORAT Adam R. Burney Land Usc Director Minutes Economic Development Workshop September 12, 2017 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 7:00 PM Present: Gregory Bittner, Matthew Allison, David Prokowiew, Michael-Ray Jeffreys, Adam R. Burney Absent: Kenneth Chenis Also Present: Select Board members Jamie Toale, Robert Ebersole, Paula Bertram, Phyllis Luck, Damon McQuaid, and Town Manager Healher Lemieux PUBLIC COMMENT: D. McQuaid noted he has been misquoted on social media regarding the Village Center. P. Bertram recommended the Select Board put out a statement as to its pursuing TC Passios for the Town offices and encouragement of public involvement regarding municipal building use. M. Jeffreys (speaking as a citizen) opined that the citizens have been working together as a team to advance the Town, He went on to note that he finds the conversation on Facebook to be distasteful and it discourages citizens from becoming involved in lown politics. D. Prokowiew opined that there is a communication gap between Town government and the citizens. He suggested information be posted to the Town web and periodically updated. H. Lemieux noted that grant money has been received lo update the Town website, making it more user-friendly. Heather Bowen, 188 Flat Hill Road - the Boards need to be aware of what is being discussed on Facebook. She noted that she: is the current Farmers' Market Manager-in-Training and needs to stay aware of social media as to not miss out on markeling opportunitles for the Market. She also feels that the bylaws are too vague and policies too restrictive, limiting her abilily lo open a poneniel ki hen in her residence. Marie Martin, 54 Longwood Drive - expressed her appreciation to the Boards for their work and commitment. Concerned with the chance of a 40R development in the Town Center. A. Burney responded that the Town Center is currently not zoned for a 40R. Katey Adams, Williams Drive - feels economic development should be encouraged towards both municipal and private properties within the Town Center, but open space also needs to be maintained. Dave Rodgers, 82 Highland Street - asked for clarification on the Village Center District Bylaw; is it to afford residents the opportunity to open small businesses and create a more vibrant Town Center? POWERPOINT PRESENTATION: A. Burney noted the Economic Development Workshop presentalion, which is informational and conceptual to open up iscussion. Overview is- 1) existing documents, 2) items in process, 3) community desires, 4) available resources, 5) communit needs, and 6) next steps. Slide 8, "Community Desires", will be renamed "Community Comments" for clarificalion in the even the presentation is posted to the Town web. A. Burney noted that the vacant commercial/industrial land (all privately owned) ===PAGE 2=== Minutes 09.12.17 Page 2 noted on Slide 9, encompasses 78.2 acres, of which 19 acres are two parcels that are more than 80% wetlands. He went on to note that there are five parcels under earth removal permits owned within the Industrial District by two landowners which comprise 85.6 acres. D. Rodgers - what economic development could be oblained in Lunenburg that would not be available in both Leominster and Fitchburg? P. Bertram noted this will be a discussion item. She went on to note that she felt two major items drawing individuals to Lunenburg are eco-tourism, e.g., trail system and land, and being a farming community. Lunenburg also has a strong arlist and craft community. R. Ebersole stated Lunenburg has gone back and forth wanting development and wanting to restrict it. The Town did not have zoning until 1960 and worked against the extension of Interstate 190 through Leominster Into Lunenburg and New Hampshire. Going back to the 1800's there were people working against the railroad coming through Lunenburg successfully and it only comes through the lower part of Town. Route 2A used to be Route 2 and then it was moved south to its current location. He went on to state that going back to the 2000's when Lunenburg was going to install sewer through the entire Town, Ihe Town said it didn't want sewer in the entire Town for environmental reasons and this instigated a sewer use needs study. He noted the Town Charter states the Sewer Commissioners shall in conjunclion with other land use bodies, assist in developing a long range strategic plan for guiding town growth and development. There also needs to be discussion about the high electric cost that Unitil is charging residents; that makes the difference why someone would move to Lunenburg versus moving to Leominster, which doesn't have Unitil. He stated he personally supports local businesses based on cost, service, quality and available services. The lower right hand corner of Town where PJ Keating is localed used to be strictly Commercial Zoning. Now it is Office Park and Industrial with the idea that the Town didn't want traditional commercial zoning. How far do we want to have commercial to go? He liked that the Planning Board is reviewing the bylaws to make everything consistent. The Zoning Map will be the hot button when it goes to fown meeting. It takes a 2/3 majority vote to change zoning bylaws. Both zoning and non- zoning parts need to be addressed. D. McQuaid added that everything the Planning Board is doing with the Use Table and the Definitions is a great step forward. He was afraid of trying to redraw the map; there will be tremendous pushback from the public when you try to take a residential area and make it commercial. Everything that is done as far as making decisions regarding economic development is asking what does that economic development add to the community. Does it enhance the public realm or promote walkability? It needs to focus on contextually appropriate uses with appropriate scale and design. A way to do that without redrawing the Zoning Map is to allow some things by special permit in residential areas to get back to the organic neighborhood growth through mixed use that the pause button has been pressed since the 50's post-war exclusionary zoning. Uses can be identified that are acceptable and appropriate to go in residential areas; e.g., bakers, markets, craftspeople, artists. Part of that can be done by embracing a progressive view and the definition of a home business. G. Bittner suggested surveying residents to identify the wants and needs of the community. There are many car dealerships and auto repair shops, but no auto parts store. Development needs to be looked at that supports what is already existing; the services thal people now go lo Leominster and Fitchburg to have. Lunenburg needs to try and find appropriate places for those things. He noled physically accessing some commercial properties can be problematic. P. Bertram agreed, noting first the framework needs to be defined. What is it that we are hoping to accomplish? She wants Lunenburg lo improve and enhance the open space that it has, then put together businesses that will complement those opportunities. M. Jeffreys noted if you live south of Massachusetts Avenue, there is really no reason to come to the center of Town unless one wants to go lo the post office, Depending on where an individual lives delermines how that person uses the Town. Who is coming through Lunenburg? Focus needs lo be on services to the existing residents, such as ecotourism. The first step is to poll the community and find out what they want. Possibly solar as a form of revenue? ===PAGE 3=== Minules 09.12.17 Page 3 D. Prokowiew stated his background is in marketing and when he looks at the Town he sees a bunch of issues Lack of infrastructure; il needs to be made easier for people who are looking for someplace to land. Vision Is lacking and the Boards need to find what is needed to assist in this area to grow. There seems to be an expectation that the Boards are going to come up with the right thing for the right spot and make all these things happen. P. Bertram stated the Boards can gulde that vision by determining what type of things they want to encourage. That is one of the She is pushing to support existing businesses and farms and finding out what they need, D. Prokowiew hoped this will result in existing businesses coming up with ideas to market themselves and each other. P. Bertram added if the Town wants to maintain ils rural characteristic, that doesn't necessarily mean encouraging commercial/industrial growth. We want to be very careful about unintended consequences and what we want as a community. M. Allison spoke about promoting farmers and their value added products through the Agricultural Commission and possibly accomplish that by using Town property. He noted the recent trend toward smaller farms with less acreage versus bigger ones. Less than forty years ago Lunenburg had three aclive dairy farms. There are still wo of them; one sells exclusively to Garlick, the other sells directly to the public. People could reinvest their money into the Town by buying local food. M. Jeffreys staled he has had conversations with Steve Powell of Powell Sand and Gravel, an abulter to his property. He disclosed according to the rules this is a conflict of interest, but Mr. Powell is interested In swapping land with the Town, but would also like to take some Town land and turn some into park areas. D. Prokowiew asked if there was a possibility to talk lo existing landowners and irading properlies. Further discussion ensued about how to proceed for economic development, what the next steps are, what would it cost, etc. Should there be an economic development committee and what would their charge be? M. Jeffreys asked if large properties in Town that could be buildable have been identified. What is their potential if they follow the bylaws? That needs to be kept in mind going forward. A. Burney stated the Boards could talk to MRPC regarding a buildout analysis of residential properly. The ability for a Town to deny subdivision approval is very small especially if they are following the Town's rules and regulations. Another question asked was how many vacant retail businesses do we have? H. Lemieux stated a defined vision is needed. A polential next step is to update the Master Plan. The Open Space Plan needs lo be updated. It requires reconvening the Master Plan Committee. The visionary process will incorporate the community through Survey Monkey, workshops, etc. Another lake away is supporting local businesses. Through MRPC a workshop can be held with the businesses to find out their concerns. An economic development commitlee can be formed. Suggestion was made to talk lo the Conservation Commission to see what they would like lo see on the properties under their jurisdiction, Do they want to be listed on regional trail maps? There were many recommendations on the 2011 Open Space Plan that were never completed. Another suggestion was to look at large-scale solar facilities in Town and see how they are structured and how they contribute to the Town. M. Allison stated a lot of the talk about economic development is about bringing people into Town. There are numerous resources through the farmers if they are given the opporlunity to nourish. Recreation is a big draw. There is a golf course which is bringing in a solar facility; the Town has a driving range and a puppet theater. Whalom Park, consisting of a BMX track, two drive-in theaters, a roller skating rink, a video arcade and a bowling alley Is gone. D. McQuaid noted making the community affordable doesn't just mean price. Does the Town afford opportunity for social and cultural events? J. Toale noted there is plenty of food for thought on what the next steps will be. He would like to invite the Sewer Commission as weil as others to the next workshop. ===PAGE 4=== Minules 09:12:17 Page 4 PUBLIC COMMENT: Heather Bowen, 188 Flat Hill Road - thanked the Boards for this brainstorming. She asked them to consider as going forward the difference between the Stillman Country Fair permitling process and the estimated 3,000 people brought into Town under agri-tourism and the Unifier Festival permitting process which brought in 500-600 people. They were both on private land and about celebrating the land. Kaley Adams; 45 Williams Drive - related how the Bolion community combined art with farming and promoted the local artists' businesses. She suggested looking at other communities to see what they are doing to bring revenue into their towns. Ana Lockwood, 91 Main Street - stated as we talk about the Town Center and what we can do with what we have, we need to start thinking about parking. J. Toale recommended coming back with some goals and action items for the next step. Motion made, D. Prokowiew, Second, M. Allison, to adjourn the Planning Board meeting. All aye. Adjourned 9:23 PM. Minules/2017/09.12.17 ======================================================================================== DOCUMENT : 2017-09-25-agenda-3915.txt BOARD : planning-board DATE : 2017-09-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-09-25-agenda-3915.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09252017-3915 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2017-09-25-agenda-3956.txt BOARD : planning-board DATE : 2017-09-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-09-25-agenda-3956.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09252017-3956 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 994 Northfield Road1. ======================================================================================== DOCUMENT : 2017-09-25-minutes-3915.txt BOARD : planning-board DATE : 2017-09-25 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-09-25-minutes-3915.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09252017-3915 ======================================================================================== ===OCR macOS Vision=== ===PAGE 1=== iregory Bittner, Chait Matthew Allison, Vice Chai David Pockovie, Mor Michael-Ray Jeffieys, Mbr. RECEIVED & FILED TOWN OF LUNENBURG Office of the Planning Board CANENBURE 8 NOU 1: 2017 LONENBURG TOWN CLERK OFFICE Tcl: (978) 582-4147, ext 5 Fax: (978) 582-4353 960 Massachusetts Avenue Lunenburg, MA 01462 Adam R. Burney Land Use Director IN CORPORAT Minutes September 25, 2017 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Gregory Bittner, Matthew Allison, Kenneth Chenis, David Prokowiew, Michael-Ray Jeffreys (arrived 6:45 PM), Adam R. Burney APPOINTMENTS: Town Counsel, Adam Costa- Mead, Talerman, and Costa, LLC became Town Counsel effective July 1, 2017. Attorney Costa introduced himself to the Board and informed the Board that he will hold monthly office hours in Town Hall. Any request for Town Counsel attendance at a Board meeting should be coordinated through the Town Manager. Whitman & Bingham Associates, Jamie Rheault- Deminimis Change, Unitil, 357 Electric Avenue- The Applicant, represented by J. Rheault, presented a request to separate the pole storage and transformer storage drainage design. Due to the amount of flow, the manufacturer of the petro barrier would rather have two petro areas instead of one. The plans were also submitted to the Conservation Administrator, Matt Marro, who had no issues with the change. The project review engineer, Jeffrey Walsh, Graves Engineering, Inc., had no issues with the requested change. Motion, K. Chenis, to accept the deminimis change as documented, Second, M. Allison, all aye, PUBLIC HEARING: 994 Northfield Road-see separate minutes MINUTES APPROVAL: All minutes accepted 08/30/17, Executive Session 09/11/17 09/12/17, Economic Development Workshop- Edit made by G, Bittner at the request of M. Allison noting "residential kitchen" instead of "commercial kitchen" under PUBLIC COMMENT: Heather Bowen. COMMITTEE REPORTS: Capital Planning Committee- Committee finalizing spreadsheet for departments. School Building Committee-Will have two meetings by the end of the year for close out. Green Community Task Force (GCTF)- Meeting scheduled for October 4th. Stormwater Task Force- Meeting scheduled for September 28th. Agricultural Commission- Meeting scheduled for September 28', MJTC- Discussed Leominster/Fitchburg sidewalks. Next meeting beginning October, MRPC- Meeting next month. Open Space Ad Hoc Committee- Committee held meeting September 19t to discuss 2030 Massachusetts Avenue removal from Chapter. See Director's Items below. Charter Review Committee- Meeting scheduled for September 27h, ===PAGE 2=== Minutes 09.25.17 Page 2 DIRECTOR'S ITEMS: 2030 Massachusetts Avenue, Ch. 61B- At the September 19t Open Space Ad Hoc Committee, the Committee voted to waive right of first refusal, but encourage the Planning Board that any future development should consider continuing a possible Snowriders' trail on the property. K. Chenis noted he felt the Board did not have that authority and A. Burney agreed. K. Chenis went on to state that if the plan is to expand trails in Town, this would be a good location for a parking lot for individuals to access the trails. Motion made, D. Prokowiew, that Board recommend to the Board of Selectmen that the property be retained for purposes of economic development through eco-tourism, trails, stand-alone recreation, etc., Second, M. Jeffreys, all aye, Definitions and Use Table- Tabled MEETING SCHEDULE: As October gi is a holiday, there was Board discussion of scheduling an alternate date for a bylaw workshop at the Ritter Memorial Building. No date was set. October 23- Public Hearing, Asian Imperial and Public Hearing Continuation, Settlers Solar, 994 Northfield Road November 27 ONGOING ITEMS: Economic Development Complete Streets BOARD COMMENT/CONCERNS: M. Allison noted he will be attending the Recreational Marijuana Session in Worcester on October 3rd. ADJOURNMENT: 10:00 PM Documents used at meeting Jnitil Petro Barrier Update, Electronic Mail dated 09.20.17 Minutes- 08/30/17, Executive Session 09/11/17 09/11/17, Economic Development Workshop Removal of Chapter 61 from 2030 Massachusetts Avenue, Board of Selectmen Memo dated 08,30.17 Minutes/2017/09.25.17 ======================================================================================== DOCUMENT : 2017-09-25-minutes-3956.txt BOARD : planning-board DATE : 2017-09-25 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-09-25-minutes-3956.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09252017-3956 ======================================================================================== ===OCR macOS Vision=== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board NEMBURG, MAS. Gregory Bittner, Chair Matthew Allison, Vice Chair Kenneth Chenis, Clerk David Prokowiew, Mbi. Michael-Ray Jeffreys, Mbr RECEIVED & FILED NOV 1: 2017 LUNENBURG TOWN CLERK OFFICE Tel: (978) 582-4147, ext 5 Fax: (978) 582-4353 960 Massachusetts Avenue Lunenburg, MA 01462 218 Adam R. Burney Land Use Director Minutes Public Hearing (cont d) 994 Northfield Road September 25, 2017 Meeting Posted: Yes Place: Town Hali, 17 Main Street, Lunenburg, MA Time: 6:50 PM Present: Gregory Bittner, Matthew Allison, Kenneth Chenis, David Prokowiew, Michael-Ray Jeffreys, Adam R. Burney The Hearing continuation was to hear and discuss an application for a Special Permit and Site Plan Approval under Sections 4.15. and 8.4. of the Protective Bylaw of the Town of Lunenburg for construction of a 6MW large-scale ground-mounted photovoltaic installation at 994 Northfield Road (Map 037, Parcel 0013). The Applicant, Settlers Solar, LLC, was represented by Robert Oliva, David E. Ross Associates (DER); Attorney Robert Bowen; and Alan Clapp, PE, Development Director, NEXAMP. Attorney Bowen noted to the Board that a meeting was held on-site with immediate abutters. He wants the Board to focus on the fact that the property owner is a Town resident operating a recreational business (golf course) and the solar field would give him the opportunity to use 25% of his land to ensure the future economic viability of the remaining 75% of his land. A. Clapp noted to the Board that the takeaway from the September 11t on-site meeting was that abutters are looking for additional plantings for screening. The PILOT is still an ongoing process with Chris Clark, NEXAMP, and Regional Assessor Haraid Scheid. Unitil has informed the Applicant there is plenty of capacity for a residential program. As part of the September 19,2017 supplemental material packet, a letter was submitted from DER regarding a decommissioning surety. The Plan has been revised as a result of peer review comments. Cross country underground drains have been eliminated in favor of swales. The access point to the project has been shifted to the existing driveway up to a cart path (which will be widened for access). Aiso, additional screening with evergreens and evergreen shrubs has been provided to the rear of the Smith property, to the northwest corner, southerly along the property line, and then westerly along the southern boundary. Some areas proposed to be graded for the array have been eliminated. A turnaround area for emergency vehicles has been added to the driveway at the fence at the main gate, where the driveway comes into the array. Some of the panels have been relocated from the westerly edge to the easterly edge; this is due to the Conservation Commission requesting the fence line be moved out of the buffer zone. There was Board discussion on buffering. It was noted that there is as little as 50 feet of buffering for some residents, but up to 180 feet on the golf course side. R. Oliva responded that some of the houses on New West Townsend Road are located up to almost 600 feet away. G. Bitter inquired as to height of the plantings. R. Oliva responded they are evergreens that will grow within the existing tree line. R. Oliva noted that the panels are sited in a way that makes sense for the site; it was not the intention to provide buffering more advantageous to the golf course, K. Chenis noted that evergreens provide good screening, but will take years to fill in. M. Jeffreys opined that the Applicant has not provided the Board with the necessary information. The aerial views provided to the Board were not sufficient; views need to be submitted as to what the site will look like from ground level and also ===PAGE 2=== Minutes 09.25.17 994 Northfield Road Public Hearing Page 2 takes into account the topography. He inquired as to whom had prepared the decommissioning plan. The decommissioning plan was prepared by NEXAMP and reviewed by DER. M. Jeffreys asked if the Applicant had any discussions with the Fire Chief, as the array is, in his opinion, a fire hazard. A. Burney noted the Fire Department does not have a foam tanker. The Fire Chief noted to A. Burney that the amount of foam required to blanket a system of the size proposed would be next to impossible to have on-site. The Fire Department has received training in response procedures. The Fire Department would treat this similar to a brush fire. G. Bitter would like to see a plan from a fire suppression team that details NEXAMP containing the fire and ensuring the safety of the residents. A. Clapp took exception to the array being referred to as a fire hazard, noting that everything is built to code. He opined that what is more likely is a grass fire. The system is shut down in the event of a fire. M. Jeffreys asked what mechanism is in place. A. Clapp noted an emergency response plan has been submitted and emergency response training is provided. Board members continued discussion on buffering, referring to Protective Bylaw of the Town of Lunenburg Section 4.15.4.7. which states All Ground-mounted installations shall be surrounded by a buffer strip which shall be two hundred (200) feet in and also Section 4.15.4.9.F. Visual Impact. G. Bittner feels leaving the natural buffer is the best way to screen. M. Allison asked if a shade plan was available. Other than adding trees, M. Allison felt that Board comments from the August 28th Hearing had not been addressed. M. Jeffreys noted that cutting the trees will impact erosion. Under Rules and Regulations Governing the Subdivision of Land, Sections 3.4.3.9, and 3.4.3.10. he found the Environmental Impact Statement offensive and stated there was no Erosion/Sedimentation Control Plan. R. Oliva noted fuil, detailed, step by step erosion control measures are included in the Site Plan. Chris Valliere, 1048 Northfield Road-he is in the process of building a house and now will see fifty (50') feet of trees and then the array instead of the recreation area he had expected when he purchased the property. The array is too large and should be built elsewhere. Wayne Jackson, 252 New West Townsend Road- concerned with the impact on the value of his home and concerned with a change in the water table. Dennis Stewart, 252 New West Townsend Road-will be able to see the complete system from his back yard. G. Bittner noted an electronic mail he received from Jerry Wilkins, 251 Burrage Street- large power plants do not belong in this area. Lucy Hawkins Smith, 1026 Northfield Road-felt no concrete answers had been provided to the neighborhood. Having worked in the chemical industry for a number of years, she stated that panels are not green and environmentally friendly. The threat of fire is real; when the panels catch on fire, they continue to produce electricity and release toxic chemicals into the atmosphere. Ron Smith, 1026 Northfield Road- not an opponent to the project, but concerned for his neighbors that will be adversely impacted. The project needs to be reduced in size. Bill Gustus (owner of subject parcel), 19 Burke Street- understands the concerns of neighbors, but wants to be allowed to use his land as something other than a backyard of many residents. He noted that the area to be used consists of only 14.6% of the total property, not 25% as mentioned earlier in the Hearing; Thirty-six (36) acres of the total 250 acres. He is trying to find the least offensive way to use the land and ensure the long term financial viability of the golf course. He is also trying to maintain as much open space as possible. It is unrealistic for residents to think that absolutely no one will see any portion of the array. He asked the Board to be clear in what conditions it would require for the Applicant to gain approval for the proposed project. G. Bittner wants to ensure the project will be appropriate for the site. M. Jeffreys stated that developers have to operate under the Bylaw, and he feels the Applicant has not complied with the Bylaw. D. Prokowiew said the Board, residents, and developers are entitled to strict interpretation of the Bylaw. K. Chenis suggested the Applicant be provided with a list of Board requirements that need to be met. After listening to this evening's discussion, he noted that he felt the requirements went beyond the Bylaw. M. Allison said that the Applicant did not address any of the Board's comments. He did not agree with providing the Applicant a ===PAGE 3=== Minutes 09.25.17 994 Northfield Road Public Hearing Page 3 list of requirements. The Board is charged with protecting the Town, people and environment; right now that's not happening. G. Bitter felt that the Board's suggestions to the Applicant are doable. There was discussion as to K. Chenis' suggestion. K. Chenis feels that if guidance is not provided to the Applicant, this will continue to be a lengthy back and forth process between the Board and Applicant. M. Jeffreys was opposed, stating it is not the Board's responsibility to provide guidance; the Board's responsibility is to approve, A. Burney responded that the Board can state items that need to be adjusted. By compiling a list, all Board members are working off the same page. Attorney Bowen stated that the Applicant is trying to be responsive to the Board, but hearing five different voices. Any guidance that the Board can give to the Appiicant would be helpful. G. Bittner inquired of Attorney Costa if the Hearing can be continued only for Board discussion with no input from the Applicant. Attorney Costa responded that at a hearing/hearing continuation, input does not have to be taken from the public and/or Applicant. The Board can talk among themselves and provide feedback to the Applicant. He went on to note that individual Board member input can be offered to the Applicant, outside of the hearing, through either the Board Chair or the Land Use Director. Another option is to have a work session with one or two Board members present (not a quorum), to talk about the project and give feedback to the Applicant. This would not be a session of the public hearing and may/may not be open to the Applicant and the public. At the hearing continuation, the Board members present at the work session, would inform the Board as to what had occurred at the work session. Board consensus was to not hold a hearing continuation strictly for Board discussion in order to provide feedback to the Applicant. Reviewing Engineer, J. Walsh, Graves Engineering, inc., did not speak about his September 25th review letter as it was clear more changes would be made. He did note that he felt the decommissioning surety figure provided was on the low side. As to land views, he suggested the Applicant do wide flagging with flags at the height top of the solar panels in areas of interest to the Board. Also possibly another row, of a different flag color, at the limit of clearing. Attorney Bowen requested a continuation of the Hearing to October 23rd and an extension of the timeframe requirement to October 30h, Motion, D. Prokowiew, to continue the Hearing to October 23id and extension of the deadline for approval to October 30th, Second, M. Allison, all aye. Hearing recessed 9:31 PM Documents used at meeting: Site Plan Revision dated 09.19.17 Minutes/public hearings 2017/994 Northfield Road_09.25.17 ======================================================================================== DOCUMENT : 2017-10-10-agenda-3916.txt BOARD : planning-board DATE : 2017-10-10 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-10-10-agenda-3916.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10102017-3916 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2017-10-10-minutes-3916.txt BOARD : planning-board DATE : 2017-10-10 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-10-10-minutes-3916.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_10102017-3916 ======================================================================================== ===OCR macOS Vision=== ===PAGE 1=== Gregory Bittner, Chair Matthew Allison, Vice Chair Kenneth Chenis, Clerk Michael Ray titties, Mr. TOWN OF LUNENBURG Office of the Planning Board WBURG , MASS, RECEIVED & FILED NOV 1 :: 2017 LUNENBURG TOIEY CLERK OFFICE Tel: (978) 582-4147, ext S Fax: (978) 582-4353 OUTLIES INCORPORAT Minutes Joint Workshop with Board of Selectmen October 10, 2017 Adam R. Burney Land Use Director Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 7:00 PM Present: Gregory Bittner, Matthew Allison, Kenneth Chenis, Michael-Ray Jeffreys, Adam R. Burney Absent: David Prokowiew Also Present: Select Board members Jamie Toale, Robert Ebersole, Paula Bertram, Phyllis Luck, Damon McQuaid, and Town Manager Heather Lemieux Also representation from the following: Agricultural Committee, Architectural Preservation District Commission, Board of Assessors, Cable Advisory Committee, Capital Planning Committee, Charter Review Committee, Council on Aging, Finance Committee, Green Community Task Force, Parks Commission, Personnel Committee, School Committee, School Building Committee, Storm Water Task Force, and Zoning Board of Appeals. Planning Board meeting called to order 7:05 PM. The purpose of the workshop was for discussion on boards/commissions/committees (hereinafter b/c/c), elected and appointed. The Board of Selectmen noted its major goals as improving community satisfaction through communication and outreach, developing an infrastructure plan, and identifying economic development in the Town. Other b/c/c's noted some of their major goals as follows: Finance Committee- would like to have a sense of Town priorities going into the budget season. Parks Department- communication and public involvement. Board of Assessors- identify taxable personal property within the Town. Continue to build the GIS (Geographical Information System) capabilities. Improve the website to make it easier for people to pay their taxes. Planning Board- continue to address the bylaw. Increase communication with other Town departments and the public. Public Library- continue to improve services. Stormwater Task Force & Agricultural Commission liaison - standardize minutes and agendas Town-wide. Charter Review Committee-putting a 4 phased approach in place; 1) community outreach and information, 2) work groups, 3) draft language, 4) community outreach. PACC (Public Access Cable Committee) - continue serve the community through media broadcasting. Increase community interaction. Looking for volunteers for both the Committee and the running of the equipment. Cable Advisory Committee- in negotiations with Comcast as the current contract Council on Aging- Eagle House is now open on Fridays with no increase to the budget. Would like to increase evening ciass availability to the public. Architectural Preservation District Commission- working to formulate its guidelines and regulations for the District. Zoning Board of Appeals-recently revised its 40B guidelines, Capital Planning Committee-forms have been updated into digital format. Numerous representatives brought up the fact that if the minutes are being taken by a member, that member does not have the opportunity to participate in the meeting. A better system needs to be devised. ===PAGE 2=== Minutes Joint Workshop with Board of Selectmen 10.10.17 Page 2 R. Ebersole summarized with the following: Minutes are not supposed to be a transcript. They should be written such that someone from the public could understand what happened at the meeting without having attended. Need for technical support, agendas, minutes, GIS, website. Planning, updating data, capital improvements, communication, daily demands versus future planning, expansion/improvement of services and duties, funding for facilities/equipment, volunteers to support operations as well as boards. There was interest expressed in a Town Facebook. Town Manager H. Lemieux noted that the Town website will be overhauled. There was discussion of a formal agenda where individual b/c/c's could come before the Board of Selectmen on a rotating schedule to discuss what they have accomplished/working on. The suggestion of a semi-annual newsletter, which lists the bicol's and duties and accomplishments, was brought up. There was also the suggestion of news articles in the Ledger regarding accomplishments. J. Toale closed out the workshop by noting that some of the issues discussed are already under consideration through the Charter Review Committee; e.g., Town Meeting, what day of the week. The Town Manager has aggressive goals around communication and involvement. A Committee/Board Overview worksheet will be filled out and returned to the Selectmen's Office. J. Toale noted that b/c/c's are welcome to do a public service announcement through PACC. Planning Board meeting adjourned 9:05 PM. Minutes/2017/10.10.17 ======================================================================================== DOCUMENT : 2017-10-16-agenda-3917.txt BOARD : planning-board DATE : 2017-10-16 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-10-16-agenda-3917.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10162017-3917 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2017-10-16-minutes-3917.txt BOARD : planning-board DATE : 2017-10-16 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-10-16-minutes-3917.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_10162017-3917 ======================================================================================== ===OCR macOS Vision=== ===PAGE 1=== Michael-Ray Jeffreys, Mbr. RECEIVED & FILED TOWN OF LUNENBURG Office of the Planning Board MAST NOV 1: 2017 LUNENBURG TOWN CLERK OFFICE Tel: (978) 582-4147, ext 5 Fax: (978) 582-4353 960 Massachusells Avenue Lunenburg, MA 01462 Adam R. Burney Land Use Director P18 NOR ONE Minutes October 16, 2017 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA Time: 6:30 PM Present: Gregory Bittner, Matthew Allison, Kenneth Chenis (left 8:55 PM), Michael-Ray Jeffreys, Adam R. Burney Absent: David Prokowiew PUBLIC HEARING PROCESS: A. Burney put together a handout on the public hearing process. Some of the hearings can be very lengthy and the handout recommended a time limit for speaking, both for Board members and the audience. He mentioned how individuals can become perturbed with one another as the evening progresses, especially if the same material is being reiterated. K. Chenis wanted individual Board member synopsizes and then move on. Those member synopsizes would be a feeder to a Board conversation. Board members wanted the dialogue session to be free flowing instead of having a time restriction. M. Allison felt that the current process works well and that instituting time limits is ridiculous. A. Burney noted there are ways to be firm and respectful without being offensive to the applicants. He went on to note that there are only a few engineering firms the Board sees frequently. Communities get reputations and when people are looking for sites a community may get passed over because the applicant doesn't want to deal with a community's regulatory process. He went on to state that putting together a list of what needs to get addressed is helpful for an applicant. K. Chenis noted that if more concrete guidance is given to an applicant, there would be less back and forth and the hearing would be more efficient; e.g., the Board states there is not enough screening for a project, the applicant returns to the next meeting with a plan showing increased screening, the Board states there is still not enough screening, the applicant again revises the plan and returns to another meeting, etc. etc. Board members had varying opinions ranging from the Board having taken a stronger stance than in the past to a tone of cross-examination of an applicant. M. Jeffreys suggested A. Burney prepares summary memorandums (sample provided) to the Board on every substantial conversation he has with individuals that come in to the office. It was also his opinion that the Board is unaware of A. Burney's day to day interactions with individuals that meet with him in the office. K. Chenis noted that if a project is coming before the Board, a brief summary of any interaction A. Burney had with the project proponents prior to a Board appearance could be beneficial. M. Allison felt that prior to accepting an application and scheduling a public hearing, all departmental reviews should be received. A. Burney noted that the Board cannot get responses to an application that not been submitted. He is not aware of any community that requires input and review of a project submission prior to acceptance of that application by another department. There was Board discussion on reviewing the submitted documents at the beginning of a hearing to ensure they provided adequate information. One suggestion was for A. Burney, at the end of the hearing, based on Board member comments, compile a list for both the Board and the applicant as to outstanding concerns. ===PAGE 2=== Minutes October 16, 2017 Page 2 G. Bittner noted the Board can be assertive and clear without stifling development in Town. M. Jeffreys asked A. Burney for his opinion of the previously suggested memorandum. A. Burney responded he feels it is reasonable for on-going projects. Rors Beret, Nortied Roac: retenced the ongoing solar point and noied the Board ans ras ho proces is open and DEFINITIONS AND USE TABLE: Review commenced with Page 8, #1, Draft #3 - September 2017. There was lengthy discussion on #2 buffer strips. Edits will be made to the current draft. Adjourned 9:15 PM Documents used at meeting: Public Hearing Procedure Draft Definitions and Use Table Sample Memorandum Minutes/2017/10.16.17 ======================================================================================== DOCUMENT : 2017-10-23-agenda-3918.txt BOARD : planning-board DATE : 2017-10-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-10-23-agenda-3918.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10232017-3918 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2017-10-23-agenda-3919.txt BOARD : planning-board DATE : 2017-10-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-10-23-agenda-3919.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10232017-3919 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2017-10-23-agenda-3957.txt BOARD : planning-board DATE : 2017-10-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-10-23-agenda-3957.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10232017-3957 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 994 Northfield Road1. ======================================================================================== DOCUMENT : 2017-10-23-minutes-3918.txt BOARD : planning-board DATE : 2017-10-23 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-10-23-minutes-3918.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_10232017-3918 ======================================================================================== ===OCR macOS Vision=== ===PAGE 1=== Gregory Bittner, Chair Matthew Allison, Vice Chair Kenneth Chenis, Clerk David Prokowiew, Mbr Michael-Ray Jeffieys, Mbr RECEIVED & FILED TOWN OF LUNENBURG Office of the Planning Board CALLAS R DIB NOV 1: 2017 LUNENBURG TOWN CLERK OFFICE Tcl: (978) 582-4147, ext 5 Fax: (978) 582-4353 60 Massachusetts Aven unenburg, MA 0140 Adam R. Burney Land Use Director Minutes October 23, 2017 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Gregory Bittner, Matthew Allison, Kenneth Chenis, David Prokowiew, Michael-Ray Jeffreys, Adam R. Burney PUBLIC HEARINGS: 994 Northfield Road- see separate minutes Board deliberation: M. Jeffreys felt that the graphical depictions were more in line with the profile view, yet due to the grades, the array would still be too visible from some of the neighboring houses. He continued to have fire concerns and opined that the project will have an adverse impact on public safety. He felt that the surety proposal was out of compliance with the Bylaw. He anticipates that the project will result in a reduction in wildlife habitat in addition to the amount of clear cutting presenting a detriment to both the environment and neighborhood. To summarize, he felt the project did not comply with the Bylaw. D. Prokowiew made the analogy of a "fat hand shoved into a tiny glove". He went on to note that the Plans have come a long way, but there are still many concerns. K. Chenis stated that his primary concern with screening had been addressed. The PILOT (Payment in Lieu of Taxes) will benefit the Town. M. Allison appreciated B. Gustus' approach and offer (conservation restriction) along with the outreach to the neighbors, nevertheless, he did not feel this was an appropriate location and also felt that the Chapter land should have been brought forth earlier. G. Bittner felt that the project narrative was not in line with what was stated during the Hearing. He also echoed the concerns of his fellow Board members. Motion made, M. Jeffreys, to deny the proposal, Prokowiew, Second for Discussion. D. Prokowiew was not prepared to vote either way at this time. M. Allison also stated he wanted more time. A. Burney noted to the Board that the Motion could be rescinded and the topic placed on the next meeting agenda for discussion. M. Jeffreys rescinded his Motion, Second, D. Prokowiew. M. Allison made Motion to continue deliberation to the November 13%h Board meeting, D. Prokowiew, Second, Discussion; K. Chenis wanted to make it clear that Board members cannot go out and seek additional information. They will be in deliberation time, M. Jeffreys, nay, D. Prokowiew, aye; K. Chenis, aye; M. Allison, aye; G. Bittner, aye. Motion passed 4-1. 5 & 9 Electric Avenue- see separate minutes All remaining agenda items were tabled. ===PAGE 2=== Minutes 10.23.17 Page 2 MINUTES APPROVAL: 09/25/17 09/25/17, 994 Northfield Road 10/10/27, Workshop with Board of Selectmen 10/16/17, Workshop COMMITTEE REPORTS: Capital Planning Committee- School Building Committee- reen Community Task Force (GCTF tormwater Task Force Agricultural Commission- MJTC- MRPC. Open Space Ad Hoc Committee- Charter Review Committee- DIRECTOR'S ITEMS: 994 Northfield Road- Chapter Land- Special Town Meeting- Board Articles- Definitions and Use Table- MEETING SCHEDULE: November 13 November 21, Workshop with Board of Selectmen November 27 November 28 - Special Town Meeting ONGOING ITEMS: Charter Review Economic Development Complete Streets BOARD COMMENT/CONCERNS: ADJOURNMENT: 11:01 PM Documents used at meeting: Minutes/2017/10.25.17 ======================================================================================== DOCUMENT : 2017-10-23-minutes-3919.txt BOARD : planning-board DATE : 2017-10-23 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-10-23-minutes-3919.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_10232017-3919 ======================================================================================== ===OCR macOS Vision=== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Gregory Bittner, Chair Matthew Allison, Vice-Chair Kenneth Chenis, Clk. David Prokowiew, Mbr. Michael-Ray Jeffreys, Mbr. TINFEMBURG INCORPORA RECEIVED & FILED NOV 1 :: 2017 LUNENBURG TOWN Tel: (978) 82-46 OFFICE Fax: (978) 582-4353 960 Massachusetts Avenue Lunenburg, MA 01462 Adam R. Burney Land Use Director Minutes Public Hearing Asian Imperial, 5 & 9 Electric Avenue October 23, 2017 Meeting Posted: Yes Time: 9:55 PM Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Present: Gregory Bittner, Matthew Allison, Kenneth Chenis, David Prokowiew, Michael-Ray Jeffreys, 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 construction of a parking lot at 9 Electric Avenue (Map 074, Parcel 0009) and a building addition at Asian Imperial Restaurant, 5 Electric Avenue (Map 074, Parcel 0008). The Applicant, K& E Realty Trust, Min Xu - Trustee, submitted an application in December 2016 for same reasons noted above. In February 2017, the Board granted the Applicant's request to withdraw without prejudice in order for her to reevaluate a course of action with the property. Min Xu was represented by Rob Oliva, David E. Ross Associates, 6 Lancaster County Road, Harvard, MA. A project overview was presented. Three Phases are proposed. Phase 1- first half of the new upper parking area (16 spaces) with associated drainage, a wall separating the upper parking area from the lower parking area and pedestrian access from the upper parking area to the lower; Phase 2- if needed, building the back half of the new parking area (15 spaces), and modification to the existing lower parking area for the proposed driveway at the site rear (would result in loss of some spaces in lower level); and Phase 3- construction of the building addition and associated parking changes. The parking approved under the Board's 2011 Decision was for 25 spaces; there are 31 existing with two of them designated handicap. Under Phase 1, 31 will remain with 16 added for a total of 47, Phase 2 will provide for a net total of 58 spaces. The building expansion and resulting grading in Phase 3 would result in a loss of spaces, leaving a total of 48. Existing drainage will remain. A row of screening will be added for the immediate abutter at 13 Electric Avenue. Requested waivers from Board Rules and Regulations for Site Plan Approval & Special Permits: § 4.1.f.(2), Plans at a scale of 1"=40'. • § 4.1.f.(7), Cut and till calculations. § 4.1.f.(16), Existing significant trees. • §4.1.f.h, Impact Reports. R. Oliva verbally requested the filing fee be waived as the previous application was withdraw without prejudice. Motion, D. Prokowiew, to waive filing fee, Second, K. Chenis, Discussion, G. Bitter was not in favor of waiving the filing tee due to the time expended by staff on the December 2016 application, M. Jeffreys, aye; D. Prokowiew, aye; K. Chenis, aye; M. Allison, aye; G. Bittner, nay. Motion passed 4-1. ===PAGE 2=== Minules Asian Imperial Electric Avenue 10.23.17 Page 2 As there are no concrete plans for Phase 3, K. Chenis inquired if the Board can approve the project in phases. Yes; the Board can approve through Phase 2 and then Min Xu can submit a modification for Phase 3. A. Burney recommended the Board ask for a print of Phase 2 at build out. Alan Graham 13 Electric Avenue-felt his concerns were addressed with plantings and lighting. Would like to see it get started. Reviewing Engineer Jeffrey Walsh, Graves Engineering, inc., brought up his concern of not knowing where the building entrance is planned for Phase 3. If Phase 3 goes forward, the plans will need to be revised to clearly show how pedestrians and handicapped persons would access the building and to show the separation of vehicles and pedestrians at the front of the M. Jeffreys was in favor of approving Phases 1 and 2 and granting all requested waivers. D. Prokowiew was concerned that the building may be in violation of 5.2.4.1. for corner clearance, post-construction. R. Oliva responded that anything will have to meet zoning. Under Board Rules and Regulations of Site Plan Approval & Special Permits, §2.3., D. Prokowiew made Motion to extend the meeting past 10:30 PM, Second, M. Jeffreys, all aye. K. Chenis felt plans needed to be redrawn showing a turnaround maneuver for Phase 1, noting vehicles have no way to turn around in the new parking lot if it is full. R. Oliva responded that if Phase 1 proceeds by itself he would propose one striped off space that can be used for a turnaround maneuver. G. Bittner stated that Min Xu was not in compliance with the 2011 Decision, stating that there was only one handicap parking space when there should be two. If Phase 3 does not take place, she will still be in violation of the 2011 Decision. He also inquired of the current seating capacity. The capacity specified in the 2011 Decision is for 116. There was a difference of opinion between Min Xu and G. Bittner as to current seating capacity. She will provide a seating chart of existing seating for the hearing continuation. G. Bitter went on to note that if she chooses not to continue to Phase 3, he does not want to see the existing problems remain, e.g., number of handicap spaces, customers parking outside of designated parking spaces. He is also looking for input from the Conservation Commission. The existing spotlight needs to be removed after Phase 2. Correspondence from the Fire Chief noted that he had concerns for adequate room/turning space for apparatus coming in off Electric Avenue. Motion made, M. Jeffreys, to approve all requested waivers, Second, D. Prokowiew, Discussion: as an architectural waiver is requested for Phase 3 it was recommended that the Board approve waivers only for Phases 1 and 2. Motion amended, M. Jeffreys, to exclude architectural elevations from the previous Motion, Second, D. Prokowiew, all aye. R. Oliva requested continuance to November 13, 2017, 6:35 PM. Motion, K. Chenis, to continue hearing to November 13th, Second, D. Prokowiew, all aye. Hearing recessed 10:58 PM Documents used: Application for Site Plan Approval, Asian Imperial Restaurant, 5 Electric Avenue, dtd 09.11.17 Minutes/public hearings 2017/Asian imperial. Electric Avenue. 10.23.17