# planning-board — 107 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 : 2017-01-09-agenda-3929.txt BOARD : planning-board DATE : 2017-01-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-01-09-agenda-3929.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01092017-3929 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board MatthewAllison, Chair Tel: (978) 582-4147 ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Monday, January 9, 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, 230 Kilburn Street, Thomas Dellicarpini- GRAZ Engineering, LLC 4. PUBLIC HEARINGS: 691 Chase Road 5 & 9 Electric Avenue, Asian Imperial Restaurant 5. MINUTES APPROVAL: 12/12/16 6. COMMITTEE REPORTS: Storm Water Task Force, Agricultural Commission, Building Reuse Committee, Capital Planning Committee, School Building Committee, Green Community Task Force, MJTC, MRPC, Open Space Ad Hoc Committee 7. DIRECTOR’S ITEMS: Town Manager Update 8. NOTICES & COMMUNICATIONS 9. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated January 23- 274 Prospect Street Hearing (cont’d) February 13 February 27 10. PUBLIC COMMENT 11. BOARD COMMENT/CONCERNS 12. ADJOURNMENT ======================================================================================== DOCUMENT : 2017-01-09-agenda-3930.txt BOARD : planning-board DATE : 2017-01-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-01-09-agenda-3930.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01092017-3930 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Matthew Allison, Chair Tel: (978) 582-4147 ext 5 Damon McQuaid, Vice-Chair Fax: (978) 582-4353 Gregory Bittner, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director TOWN OF LUNENBURG PUBLIC HEARING The Lunenburg Planning Board will hold a Public Hearing on January 9, 2017, 6:35 PM, Joseph Bilotta Meeting Room, Town Hall, 17 Main Street, Lunenburg, MA 01462, to hear and discuss an application for Site Plan Approval under Section 8.4., 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), Lunenburg, MA. Applicant/owner is Min Xu, K&E Realty T rust, 5 Winter Hill Road, Lunenburg, MA 01462. Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA 01462. Asian imperial/public hearings/01.09.16 legal ======================================================================================== DOCUMENT : 2017-01-09-agenda-3931.txt BOARD : planning-board DATE : 2017-01-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-01-09-agenda-3931.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01092017-3931 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147 ext 5 Damon McQuaid, Vice-Chair Fax: (978) 582-4353 Gregory Bittner, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Land Use Director Adam R. Burney Town of Lunenburg Public Hearing The Lunenburg Planning Board will hold a Public Hearing on January 9, 2017 , 6:35PM, Joseph Bilotta Meeting Room, Town Hall, 17 Main Street, Lunenburg, MA to hear and discuss an application for Site Plan Approval under Section 8.4. of the Protective Bylaw of the Town of Lunenburg for the construction and operation of two street hockey rinks at 691 Chase Road , Map 021, Parcel 0003. Applicant is Richard & Arlene Breau, 37 Slack Brook Road, Leominster, MA 01453. Property o wner is XQS Corporation, 51A Rocky Neck Avenue, Gloucester, MA 01930. Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA 01462. Street/chase rd/691 chase/01.09.17 legal ======================================================================================== DOCUMENT : 2017-01-09-minutes-3929.txt BOARD : planning-board DATE : 2017-01-09 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-01-09-minutes-3929.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_01092017-3929 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes January 9, 2017 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Matthew Allison, Damon McQuaid, Gregory Bittner, Kenneth Chenis, David Prokowiew, Adam R. Burney ANR Plan, 230 Kilburn Street - The owner/applicant was represented by G ordon Martin who will be building the houses on the lots. Septics have been designed and lots perced. Property is being divided into Lot A and Lot B. Plan endorsed by Board. PUBLIC HEARINGS: 691 Chase Road- see separate minutes 5 & 9 Electric Avenue, Asian Imperial Restaurant- see separate minutes MINUTES APPROVAL, 12/12/16: Minutes accepted. COMMITTEE REPORTS: Stormwater Task Force- No report Agricultural Commission- No report Building Reuse Committee- No report Capital Planning Committee- No report School Building Committee - Last official meeting January 11 th. Protective cover added to scoreboard. MSBA tentatively doing audit in August. Green Communi ty Task Force (GCTF) - Remaining funds committed ; needed to be committed 90 days prior to Grant application. Grant resubmittal is in April for the next round of projects. Should be receiving audits from the projects that had the committed funds. After two years the Town is currently at 6% of its 20% goal. MJTC- No report MRPC- No report Open Space Ad Hoc Committee- No report DIRECTOR’S ITEMS: Town Manager Update- Town Manager Heather Lemieux will be starting on January 17, 2017. MEETING SCHEDULE: January 23- 274 Prospect Street Hearing Continuation February 13- 691 Chase Road Hearing Continuation & 5 Electric Avenue Hearing Continuation February 27 ===PAGE 2=== Minutes 01/09/17 Page 2 BOARD COMMENT/CONCERNS:  D. Prokowiew suggested that the Protective Bylaw Definitions contain both lot and parcel.  G. Bittner noted that Town Counsel and A. Burney have different interpretations of the Lake Whalom Overlay District. A. Burney responded that Town Counsel is working on an opinion letter regarding the dens ity issue for the January 23 rd Hearing Continuation for a proposed project within that Overlay. He went on to note that if the Board is looking for a decision, it should be requested by the Board and not an individual member.  G. Bittner noted there was discussion of a Complete Streets workshop at a Select Board meeting. A. Burney added that the Select Board is planning a workshop on the Pavement Management Program which will also include the Complete Streets Program, stormwater management, etc . Once the new Town Manager is on board, that will move forward. P. Bertram noted that under the Unified Work Program, MPO is willing to work with Lunenburg.  G. Bittner opined it would be beneficial to the Board to have pending items listed on future agendas.  G. B ittner wanted to make the Board aware that one of the agenda items for the Select Board January 10 th meeting is marijuana cultivation. ADJOURNMENT: 9:35 PM Documents used at meeting: ANR Plan, 230 Kilburn Street Minutes 12.12.16 Minutes/2017/01.09.17 ======================================================================================== DOCUMENT : 2017-01-09-minutes-3930.txt BOARD : planning-board DATE : 2017-01-09 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-01-09-minutes-3930.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_01092017-3930 ======================================================================================== ===PAGE 1=== ===PAGE 2=== ===PAGE 3=== ======================================================================================== DOCUMENT : 2017-01-09-minutes-3931.txt BOARD : planning-board DATE : 2017-01-09 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-01-09-minutes-3931.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_01092017-3931 ======================================================================================== ===PAGE 1=== ===PAGE 2=== ===PAGE 3=== ======================================================================================== DOCUMENT : 2017-01-23-agenda-3932.txt BOARD : planning-board DATE : 2017-01-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-01-23-agenda-3932.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01232017-3932 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board MatthewAllison, Chair Tel: (978) 582-4147 ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Monday, January 23, 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: 274 Prospect Street (cont’d) 4. MINUTES APPROVAL: 01/09/17 01/09/17, Asian Imperial, 5 Electric Avenue 01/09/17, 691 Chase Road 5. COMMITTEE REPORTS: Storm Water Task Force, Agricultural Commission, Building Reuse Committee, Capital Planning Committee, School Building Committee, Green Community Task Force, MJTC, MRPC, Open Space Ad Hoc Committee 6. DIRECTOR’S ITEMS: May 6, 2017- Annual Town Meeting 7. NOTICES & COMMUNICATIONS 8. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated February 13 February 27 9. PUBLIC COMMENT 10. PENDING ITEMS: Definitions and Use Table Ownership Model Opinion Complete Streets 11. BOARD COMMENT/CONCERNS 12. ADJOURNMENT ======================================================================================== DOCUMENT : 2017-02-07-agenda-3933.txt BOARD : planning-board DATE : 2017-02-07 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-02-07-agenda-3933.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02072017-3933 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board MatthewAllison, Chair Tel: (978) 582-4147 ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Tuesday, February 7, 2017 – 7:00 PM Town Hall, 17 Main Street, Lunenburg, MA Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA AGENDA 1. ROLL CALL 2. WORKSHOP WITH BOARD OF SELECTMEN: Pavement Management and Complete Streets Program Adjourn and reconvene at Ritter Memorial Building for Board meeting 3. DISCUSSION: Definitions & Use Table 4. ADJOURNMENT ======================================================================================== DOCUMENT : 2017-02-13-agenda-3934.txt BOARD : planning-board DATE : 2017-02-13 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-02-13-agenda-3934.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02132017-3934 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board MatthewAllison, Chair Tel: (978) 582-4147 ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Monday, February 13, 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: Martha McDonald, 221 Goodrich Street- David E. Ross Associates 4. PUBLIC HEARINGS: 5 Electric Avenue (cont’d) 691 Chase Rd (cont’d) 119 Massachusetts Avenue 274 Prospect Street (cont’d) 5. MINUTES APPROVAL: 01/09/17 01/09/17, Asian Imperial, 5 Electric Avenue 01/09/17, 691 Chase Road 6. COMMITTEE REPORTS: Storm Water Task Force, Agricultural Commission, Building Reuse Committee, Capital Planning Committee, School Building Committee, Green Community Task Force, MJTC, MRPC, Open Space Ad Hoc Committee 7. DEVELOPMENT STATUS REPORTS: 8. DIRECTOR’S ITEMS: May 6, 2017- Annual Town Meeting 9. NOTICES & COMMUNICATIONS 10. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated February 27 March 13 March 27 11. PUBLIC COMMENT 12. PENDING ITEMS: Definitions and Use Table Ownership Model Opinion Complete Streets 13. BOARD COMMENT/CONCERNS 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2017-02-13-agenda-3935.txt BOARD : planning-board DATE : 2017-02-13 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-02-13-agenda-3935.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02132017-3935 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147 ext 5 Damon McQuaid, Vice-Chair Fax: (978) 582-4353 Gregory Bittner, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Town of Lunenburg Public Hearing The Lunenburg Planning Board will hold a Public Hearing on February 13, 2017, 6:35PM, Joseph Bilotta Meeting Room, Town Hall, 17 Main Street, Lunenburg, MA to hear and discuss an application for Site Plan Approval under Section 8.4. of the Protective Bylaw of the Town of Lunenburg for the creation of a sixteen -space parking lot at 119 Massachusetts Avenue , Map 076, Parcel 0047. Applicant/owner is Walker Nominee Trust, 119 Massachusetts Avenue , Lunenburg, MA 01462 . Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA 01462. Street/mass ave/119 mass/02.13.17 legal ======================================================================================== DOCUMENT : 2017-02-27-agenda-3936.txt BOARD : planning-board DATE : 2017-02-27 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-02-27-agenda-3936.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02272017-3936 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board MatthewAllison, Chair Tel: (978) 582-4147 ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Monday, February 27, 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: Martha McDonald. 221 Goodrich Street- David E. Ross Associates 4. PUBLIC HEARINGS: 5 Electric Avenue (cont’d) 274 Prospect Street (cont’d) 691 Chase Road (cont’d) 119 Massachusetts Avenue 5. MINUTES APPROVAL: 01/09/17 01/09/17, Asian Imperial, 5 Electric Avenue 01/09/17, 691 Chase Road 6. COMMITTEE REPORTS: Storm Water Task Force, Agricultural Commission, Building Reuse Committee, Capital Planning Committee, School Building Committee, Green Community Task Force, MJTC, MRPC, Open Space Ad Hoc Committee 7. DIRECTOR’S ITEMS: May 6, 2017- Annual Town Meeting 8. NOTICES & COMMUNICATIONS Citizens Party Caucus, March 20, 2017 9. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated March 13 March 27 April 10 April 24 10. PUBLIC COMMENT 11. PENDING ITEMS: Definitions and Use Table Ownership Model Opinion Complete Streets 12. BOARD COMMENT/CONCERNS 13. ADJOURNMENT ======================================================================================== DOCUMENT : 2017-02-27-agenda-3945.txt BOARD : planning-board DATE : 2017-02-27 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-02-27-agenda-3945.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02272017-3945 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 119 Mass. Ave.1. ======================================================================================== DOCUMENT : 2017-02-27-agenda-3946.txt BOARD : planning-board DATE : 2017-02-27 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-02-27-agenda-3946.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02272017-3946 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 274 Prospect Street1. ======================================================================================== DOCUMENT : 2017-02-27-agenda-3947.txt BOARD : planning-board DATE : 2017-02-27 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-02-27-agenda-3947.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02272017-3947 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 691 Chase Road1. ======================================================================================== DOCUMENT : 2017-02-27-agenda-3948.txt BOARD : planning-board DATE : 2017-02-27 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-02-27-agenda-3948.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02272017-3948 ======================================================================================== ===PAGE 1=== Planning Board Meeting- Asian Imperial1. ======================================================================================== DOCUMENT : 2017-02-27-minutes-3936.txt BOARD : planning-board DATE : 2017-02-27 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-02-27-minutes-3936.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02272017-3936 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes February 27, 2017 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Matthew Allison, Damon McQuaid, Gregory Bittner, David Prokowiew, Adam R. Burney Absent: Kenneth Chenis ANR PLAN: Martha McDonald, 221 Goodrich Street - Plan presented by David E. Ross Associates. It was recommended by the Board of Health Agent that the Title 5 inspection of the sewage disposal system serving the existing house b e completed prior to Board endorsement of the division. A. Burney noted that Title 5 is a Board of Health issue and not specifically a Planning Board issue. A Title 5 inspection should not affect the Planning Board’s endorsement of the plan. The Plannin g Board’s endorsement is based on the lot meeting frontage and lot size requirements. ANR Plan endorsed by Board. PUBLIC HEARINGS: 5 Electric Avenue (cont’d)- see separate minutes 274 Prospect Street (cont’d)- see separate minutes 691 Chase Road (cont’d)- see separate minutes 119 Massachusetts Avenue - see separate minutes . Motion made, D. McQuaid, to accept the plan as submitted, Second, D. Prokowiew, discussion- the Board discussed various wording to address the plantings in the Decision. B egin where the edge of the drive is even with the southern tip of the abutting neighbor’s pool and shall consist of evergreen shrubs. Plantings will adhere to the parking bylaw to block light from the parking lot to the residence. Final consensus was that the plant ings were to be between the two proposed Maple trees on the north west side of the proposed parking area, be at least four (4’) feet in height, and block light to the house. Horizontal datum will be included in Conditions. D. McQuaid , Motion amended to inc lude screening in compliance with the parking bylaw between the two proposed Maples on the northwest side of the parking lot and to provide the horizontal datum, D. Prokowiew, Second as amended, all aye . M. Allison accepted Public Comment out of order. Jill Normandin, developer of 9 Pond Avenue - concerned with what residents feel is appropriate in the Lake Whalom Overlay District versus what potential developers feel is appropriate. MINUTES APPROVAL: 01/09/17 01/09/17, Asian Imperial, 5 Electric Avenue 01/09/17, 691 Chase Road All minutes accepted. Pen change made to 1/9/17 minutes. ===PAGE 2=== Minutes 02/27/17 Page 2 COMMITTEE REPORTS: Stormwater Task Force - Select Board has applied for membership to Governor’s community compact program for technical assistance funding for three best practice areas. Agricultural Commission - A grant was received from the Lunenburg Cultural Council to hire the “Vegetable Circus” for the Farmers’ Market. (This is a group of individuals that use circus arts to teach children and adults ways to live healthy.) Building Reuse Committee - RFPs are on the central registry for the Ritter Building, Town Hall, Brooks House, Passios , and old Primary School . RFPs will close on March 24 th. The reviewing committee will be the Build ing Reuse Committee with the addition of one more Select Board member. Capital Planning Committee- Presentation made to Finance Committee and Board of Selectmen. School Building Committee - There are some issues of concern - possible future issue of wa ter buildup in student parking area, problems with some of the touchscreen projectors in academic space, damage to roof due to solar panel placement. Green Community Task Force (GCTF)- no report MJTC- no report MRPC- Meetings changed to first Thursdays. Open Space Ad Hoc Committee- no report DIRECTOR’S ITEMS: May 6, 2017 Annual Town Meeting - The common drive provision was accidentally deleted from the Zoning Bylaw and will be on the Warrant. NOTICES & COMMUNICATIONS: Citizens Party Caucus, March 20, 2017- G. Bittner plans to seek reelection. MEETING SCHEDULE: March 13 – 274 Prospect Street and Town Counsel March 27 April 10 April 24 PENDING ITEMS: Definitions and Use Table – work in progress Ownership Model Opinion – future discussion Complete Streets – Board of Selectmen working on policy . The Board of Selectmen held a workshop on February 7 th. D. McQuaid and G. Bittner were in attendance. BOARD COMMENT/CONCERNS: G. Bittner and D. Prokowiew opined there needs to be better communicat ion between the office and the Board. Upon adoption of complete street policies, the Board should consider including some of the language in the Rules and Regulations Governing the Subdivision of Land. ADJOURNMENT: 9:05 PM Documents used at meeting: Minutes- 01.09.17 01.09.17, Asian Imperial, 5 Electric Avenue 01.09.17, 691 Chase Road ANR Plan, 221 Goodrich Street Minutes/2017/02.27.17 ======================================================================================== DOCUMENT : 2017-02-27-minutes-3945.txt BOARD : planning-board DATE : 2017-02-27 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-02-27-minutes-3945.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02272017-3945 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147 Damon McQuaid, Vice-Chair Fax: (978) 582-4353 Gregory Bittner, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes Public Hearing 119 Massachusetts Avenue February 27, 2017 Meeting Posted: Yes Time: 7:36 PM Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Present: Matthew Allison, Chair, Damon McQuaid, Vice Chair, Gregory Bittner, David Prokowiew, Adam R. Burney Absent: Kenneth Chenis (The hearing scheduled for February 13th was postponed to this date due to inclement weather.) D. Prokowiew disclosed to the Board that his family members are patients of Dr. Walker. The Public Hearing was to hear and discuss an application for Site Plan Approval under Section 8.4. of the P rotective Bylaw of the Town of Lunenburg for the creation of a sixteen-space parking lot at 119 Massachusetts Avenue (Map 076, Parcel 0047). The Applicant John Walker DMD/Walker Orthodontics was represented by Greg ory Roy, Ducharme & Dillis Civil Design Group, Inc. (DDCDG). There is an existing parking lot at the rear of the site (compliant with zoning) and the Applicant proposes to add an additional parking lot with 16 spaces at the front of the site due to internal traffic congesti on. The front of the site is Commercial zoning and the rear is Residence A. The existing septic system has been decommissioned as a connection to public sewer was made in the fall of 2016. The existing Massachusetts Avenue curb cut will be utilized. The parking area will have a handicap space. There is good sand and grav el for an underground infiltration system for the parking lot drainage. Landscaping details comply with the Protective Bylaw. A revised site plan was submitted on February 8 th in response to Graves Engineering, Inc. (GEI) review letter of February 3 rd. Upon reviewing the February 8 th submittal, GEI submitted a February 15 th review letter. Outstanding matters noted by GEI are : 1) DDCDG needs to revise the site’s screening alo ng the southwest property line to comply with Section 6.4.3.d. )3. of the P rotective Bylaw. DDCDG is requesting arborvitae instead of a board fence. There was Board discussion over screening the entire southwest property line or just th at portion of th e property line where the parking lot will be located. Board consensus was the Applicant screen the portion of the property line where the parking lot will be with non -deciduous plantings and, 2) the plans are to be prepared using both hori zontal and vertic al datum. G. Roy noted the plans were initially set up to correspond with the old septic plans so the Applicant is requesting the Board waive the requirement. The following waivers from Board Rules and Regulations for Site Plan Approval & Special Permits were requested. Section 4.1.f.2) – plan at a scale of 1”=40’ Section 4.1.f.2) – plan at North American Datum 1983 and North American Vertical Datum 1988 Section 4.1.h – Traffic, Transportation and Circulation Impact Report Section 4.1.h – Public Services and Fiscal Impacts Report Section 4.1.h – Environmental Impact Report ===PAGE 2=== Section 4.1.h – Community Impact Report Minutes 119 Massachusetts Avenue 02.27.17 Page 2 A full stormwater analysis was included in the application. M. Allison noted that the horizontal datum is important for entering data into the GIS. G. Roy will set up. Motion, D. McQuaid, that given the scale of the project, to accept the waivers, with the exception of the horizontal datum, Second, D. Prokowiew, discussion- none, all aye. Jill Normandin, 321 Electric Avenue – concerned with removing vegetation in residential/commercial neighborhoods. Will the large trees on the side of the road be removed? No, those trees are in the Commonwealth’s right-of-way. Motion, G. Bittner to close the Hearing, Second, D. McQuaid, all aye. Hearing closed 8:05 PM. Documents used at Hearing: Application for Site Plan Approval GEI Review Letter dated February 15, 2017 Minutes/public hearings 2017/119 Massachusetts Avenue 02.27.17 ======================================================================================== DOCUMENT : 2017-02-27-minutes-3946.txt BOARD : planning-board DATE : 2017-02-27 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-02-27-minutes-3946.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02272017-3946 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes Public Hearing 274 Prospect Street (cont’d) February 27, 2017 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 7:04 PM Present: Matthew Allison, Damon McQuaid, Gregory Bittner, David Prokowiew, Adam R. Burney Absent: Kenneth Chenis (The continuations of this Hearing to January 23 and February 13, 2017 were postponed due to Board meeting cancellation s as a result of inclement weather. ) The Hearing is to hear and discuss applications for special permit under Section 4.12. Lake Whalom Overlay District and site plan approval under Section 8.4. of the Protective Bylaw of the Town of Lunenburg for a 22-unit townhouse development at 274 Prospect Street, Map 98, Parcel 10. The Applicant was represented by Wesley Flis, Whitman and Bingham Associates (WBA). WBA letter dated February 27, 2017, subject: Request to Withdraw Without Prejudice was presented to the Board. W. Flis noted there have been some documents from Town Counsel and the Building Commissioner submitted to the Planning Board since the last Hearing, and after reviewing those documents, the Applicant wants to withdraw his application. A. Burney added that the Applicant wants to assess their options for the site. The application is 38 days into the 90 day timeclock taking into account continuances from the original Hearing date of September 12, 2016. D. McQuaid had issues with a Withdrawal without Prejudice due to what the neighbors have been through ove r the past two years. W. Flis responded that the original letter from the Building Inspector is a lot different than the letter from Town Counsel and that if the Applicant had been aware of Town Counsel’s opinion earlier, they probably would not have subm itted for Site Plan Approval. A. Burney emphasized that this is not the same Applicant that submitted the previous application . This would be the third continuation on this application, but now the Applicant is asking to withdraw. This application was o riginally heard on September 12 th, continued to October 24 th, continued to January 23 rd but due to inclement weather and meeting cancellations, this has been the first time the Applicant has been back before the Board. Town Counsel’s opinion has not yet b een discussed by the Planning Board. Motion, D. McQuaid, to accept Withdrawal without Prejudice, Second, G. Bittner, discussion - G. Bittner recommended the Board not take action tonight as he feels the need to speak with Town Counsel, and to discuss the Withdrawal without Prejudice at the next Board meeting. D. McQuaid withdrew Motion. W. Flis noted that Town Counsel’s opinion would not change their position. Motion, G. Bittner, to take no action, reschedule to next meeting, invite Town Counsel and Applicant to attend for discussion, Second, D. Prokowiew , discussion - D. McQuaid notes that this will prolong the process, Roll Call Vote - D. Prokowiew, aye; G. Bittner, aye; D. McQuaid, nay; M. Allison, aye. Vote passed, 3 -1. Hearing recessed 7:15 PM. Documents used at meeting: WBA letter dated 2/27/17 re Request to Withdraw Without Prejudice Minutes/public hearings 2017/274 Prospect Street_02.27.17 ======================================================================================== DOCUMENT : 2017-02-27-minutes-3948.txt BOARD : planning-board DATE : 2017-02-27 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-02-27-minutes-3948.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02272017-3948 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147 Damon McQuaid, Vice-Chair Fax: (978) 582-4353 Gregory Bittner, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes Public Hearing (cont’d) Asian Imperial, 5 Electric Avenue February 27, 2017 Meeting Posted: Yes Time: 6:42 PM Place: Town Hall, 17 Main Street, Lunenburg, MA 01462 Present: Matthew Allison, Damon McQuaid, Gregory Bittner, David Prokowiew, Adam R. Burney Absent: Kenneth Chenis (The continuation scheduled for February 13 th was postponed to this date due to inclement weather. ) 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 Lunenbur g for construction of a parking lot at 9 Electric Ave nue (Map 074, Parcel 0009) and a building addition at Asian Imperial Restaurant, 5 Electric Avenue (Map 074, Parcel 0008). Senior Project Manager Robert Oliva, David E. Ross Associates , Inc. represented the Applicant - Min Xu, d/b/a Asian Imperial . R. Oliva noted tonight was to be a continuation of the Hearing, but the Applicant is now submitting a request to Withdraw without Prejudice. ( David E. Ross Associates letter dated February 10, 2017 .) The Owner/Applicant wishes to reevaluate a course o f action with the property and may return to the Board with a revised plan at a future time. Discussion ensued. If the Applicant withdraws, the proposed upper parking lot cannot be used because it would not meet the parking requirements; the Applicant would have to take some kind of action to prevent parking in the upper lot. It was suggested that the Hearing remain open and the Applicant come in and have a discussion with the Board. R. Oliva noted that he could convey to the Applicant that the area will no longer be useable for parking, but G. Bittner was concerned as vehicles are already parking outside of the designated parking, individuals will continue to park cars in the upper lot. In reviewing the current application G. Bittner found deficiencies with the existing plan , e.g., restaurant seating, snow storage and landscaping. The upper lot will need to be stabilized through vegetation. A. Burney recommended that the Board take the withdrawal under advisement and ask th e Applicant to talk with the Board. At that time the Board could either accept the Withdrawal or modify it to an extension. D. McQuaid inquired if the Board accepts the Withdrawal, would the parking then become an enforcement issue with the Zoning Official as no approval was issued by the Board ? Yes. G. Bittner wants to work with the Applicant to address the issue and recommended continuing the Hearing for discussion with the Applicant to come to an agreeable plan . D. McQuaid opined that it would be strange to continue the Hearing as no work is being proposed. M. Allison brought up possibly waiving the fee if the Applicant return with another application, but G. Bittner opined that if that discussion takes places, it should be at the time of the new application. ===PAGE 2=== Minutes Asian Imperial Electric Avenue 02.27.17 Page 2 G. Bittner is concerned with the lighting now shining onto the abutting property with no buffer in place and also wants the Zoning Enforcement Officer made aware that the upper parking lot can no longer be used. A. Burney said that could be addressed outside a hearing. Motion, D. McQuaid, to accept the withdrawal without prejudice, but to notify the Zoning Enforcement Officer of Board concerns with the site being used as parking, in addition to some issues in the existing Special Permit such as seat count, snow storage, and landscaping, Second, G. Bittner , discussion- would the abutting site have to be stabilized? Yes. D. Prokowiew requested that a letter be sent to the Applicant noting the Board would like a discussion with her. The lighting situation also needs to be addressed. All aye. Hearing closed 7:04 PM. Document used: David E. Ross Associates Letter dated February 10, 2017, re Request for Withdrawal Minutes/public hearings 2017/Asian imperial.Electric Avenue. 02.27.17 ======================================================================================== DOCUMENT : 2017-03-13-agenda-3937.txt BOARD : planning-board DATE : 2017-03-13 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-03-13-agenda-3937.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03132017-3937 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board MatthewAllison, Chair Tel: (978) 582-4147 ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Monday, March 13, 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: Alan Maki, 171 Lancaster Avenue, Hannigan Engineering 4. PUBLIC HEARING: 274 Prospect Street (cont’d from 2/27) to include discussion w/Town Counsel 5. DISCUSSION W/TOWN COUNSEL 6. MINUTES APPROVAL: 2/27/17 2/27/17, 5 Electric Avenue 2/27/17, 274 Prospect Street 2/27/17, 691 Chase Road 2/27/17, 119 Massachusetts Avenue 7. COMMITTEE REPORTS: Storm Water Task Force, Agricultural Commission, Building Reuse Committee, Capital Planning Committee, School Building Committee, Green Community Task Force, MJTC, MRPC, Open Space Ad Hoc Committee 8. DIRECTOR’S ITEMS: May 6, 2017 Annual Town Meeting Planning Articles- Discussion- Repeal § 6.2. Amend § 6.4. to reinsert common drives 691 Chase Road- Endorse Decision 119 Massachusetts Avenue- Endorse Decision 9. NOTICES & COMMUNICATIONS 10. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated March 27 April 10 – Hearing for Planning Articles April 24 11. PUBLIC COMMENT 12. PENDING ITEMS: Definitions and Use Table Ownership Model Opinion Complete Streets 13. BOARD COMMENT/CONCERNS 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2017-03-13-agenda-3949.txt BOARD : planning-board DATE : 2017-03-13 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-03-13-agenda-3949.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03132017-3949 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 274 Prospect Street1. ======================================================================================== DOCUMENT : 2017-03-13-minutes-3937.txt BOARD : planning-board DATE : 2017-03-13 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-03-13-minutes-3937.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03132017-3937 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes March 13, 2017 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Matthew Allison, Damon McQuaid, Gregory Bittner, Kenneth Chenis, David Prokowiew, Adam R. Burney ANR PLAN: Alan Maki, 171 Lancaster Avenue- Plan presented by Larry Sabean, Hannigan Engineering, Inc.. Plan will create Parcel A consisting of 2.31 ± acres. There was discussion of firming up the ANR process to require submittal to the office two weeks prior to a Board meeting. This will allow the office time to send out the plan for departmental comments, which would then be available to the Board at the “formal filing” of the plan. PUBLIC HEARINGS: 274 Prospect Street (cont’d from 2/27)- see separate minutes. DISCUSSION WITH TOWN COUNSEL: There was general discussion with Town Counsel on various topics to include, but not limited to, integrating 40B w ith the Master Plan, Safe Harbor and regulating ownership model. A. Burney note d that the Town has an approved Housing Production Plan. When a project is first approved, that is when it qualifies for the Subsidized Housing Inventory (SHI) list. Town Counsel noted regulating ownership would have to be defined in the decision. Zonin g regulates form, structure, and use; ownership is not controlled by zoning. MINUTES APPROVAL: All minutes approved. 02/27/17 02/27/17, 5 Electric Avenue 02/27/17, 274 Prospect Street 02/27/17, 691 Chase Road 02/27/17, 119 Massachusetts Avenue COMMITTEE REPORTS: Stormwater Task Force- Continued discussion on ms4 permit. Agricultural Commission- New market manager to be interviewed. Building Reuse Committee- no report Capital Planning Committee- no report School Building Committee- Some roof damage due to rapid ice melt. Green Community Task Force (GCTF)- no report MJTC- Continued focus around reviewing TIP. MRPC- no report Open Space Ad Hoc Committee- no report ===PAGE 2=== Minutes 03/13/17 Page 2 DIRECTOR’S ITEMS: May 6, 2017 Annual Town Meeting Planning Articles- Two Planning Board articles will be placed on the Warrant. One will be amending of Section 6.4. of the Zoning Bylaw due to accidental deletion of portion of Section. Board requested some minor changes be made, which A. Burney will add into the Section. The second article is to delete Section 6.2. Lot Monuments. 691 Chase Road - Decision and plan endorsed by Board. Decision will be filed with the Town Clerk and enter into a 20 -day appeal period. 119 Massachusetts Avenue- Decision and plan endorsed by Board. Decision will be filed with the Town Clerk and enter into a 20-day appeal period. NOTICES & COMMUNICATIONS: Noted and scanned to Board. MEETING SCHEDULE: March 27 – meeting to include discussion of Use Table April 10 – Public Hearing for Planning Articles April 24 PENDING ITEMS: Definitions and Use Table Ownership Model Opinion Complete Streets – Waiting for Select Board to adopt policy. M. Allison wants discussion of sidewalk fund at a future date once policy adopted. BOARD COMMENT/CONCERNS: Discussion on Safe Harbor status. A. Burney exploring whether or not Hollis Hills qualifies. The creation of SHI unit s is based on project approval, not on construction. G. Bittner requested a formal update. Continued discussion of the ANR process. Board was in agreement with applications coming in to the office two weeks prior to official presentation at a Board meeting. This will allow time for departmental review. Discussion regarding the possibility of instituting a lien process for lack of monetary payment. Once new Building Commissioner on board, the Board would like to invite individual to attend a meeting. ADJOURNMENT: 8:10 PM Documents used at meeting: Minutes- 02.27.17 02.27.17, 5 Electric Avenue 02.27.17, 274 Prospect Street 02.27.17, 691 Chase Road 02.27.17, 119 Massachusetts Avenue ANR Plan, 171 Lancaster Avenue Decision and Plan, 691 Chase Road Decision and Plan, 119 Massachusetts Avenue Minutes/2017/03.13.17 ======================================================================================== DOCUMENT : 2017-03-13-minutes-3949.txt BOARD : planning-board DATE : 2017-03-13 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-03-13-minutes-3949.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03132017-3949 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes Public Hearing 274 Prospect Street (cont’d) March 13, 2017 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:38 PM Present: Matthew Allison, Damon McQuaid, Gregory Bittner, Kenneth Chenis, David Prokowiew, Adam R. Burney Also Present: Joel Bard, Town Counsel The Hearing was to hear and discuss applications for special permit under Section 4.12. Lake Whalom Overlay District and site plan approval under Section 8. 4. of the Protective Bylaw of the Town of Lunenburg for a 22-unit townhouse development at 274 Prospect Street, Map 98, Parcel 10. The Applicant was not represented. A Request to Withdraw Without Prejudice was presented to the Board at the February 27, 2017 Hearing continuation. A brief summarization of the project’s history was given. The Building Commissioner had previously submitted a letter to the Board noting that the Board had purview to approve the appropriate density for the site. At the request of the Applicant, the Building Commissioner issued a subsequent letter stating eight (8) units per acre were applicable to 274 Prospect Street. As a result of that letter, Board consensus was to petition August 2016 Special Town Meeting to remove th e Lake Whalom Overlay District; the Article did not pass. Following STM, Town Counsel submitted an opinion letter to the Planning Board refuting the opinion of the Building Commissioner and stated he did not feel the proposed site qualified for application under the LWOD. Before approving the Applicant’s request for Withdrawal Without Prejudice, the Board was seeking Town Counsel’s opinion that the Applicant is not eligible under the LWOD. Town Counsel opined there are no ten (10) acres parcels left in the LWOD; the Applicant is not eligible for a waiver as they don’t have ten (10) acres. He went on to note that ultimately it is up the Bo ard to interpret the LWOD Bylaw. The Board inquired as to what action should be taken if the Applicant reapplies. Town Counsel responded that the Board should accept and act on the application to avoid the risk of a constructive grant . During the hearing process, the Board could take a position and at that time deny the application as not qualifying under a special permit. Town Counsel noted that if the Board remains silent, it is deemed to be With Prejudice; then the Applicant will be under a two - year ban from bringing the same project back. If an application is submitted within those two years, it has to be materially different. If the Board accepts Withdrawal Without Prejudice, the Applicant can reapply at any time. Motion, D. McQuaid, to accept the Withdrawal Without Prejudice, Second, K. Chenis, all aye. Hearing closed 7:00 PM. minutes/public hearings 2017/274 Prospect Street_03.13.17 ======================================================================================== DOCUMENT : 2017-03-27-agenda-3938.txt BOARD : planning-board DATE : 2017-03-27 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-03-27-agenda-3938.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03272017-3938 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board MatthewAllison, Chair Tel: (978) 582-4147 ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Monday, March 27, 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: 3/13/17 3/13/17, 274 Prospect Street 4. COMMITTEE REPORTS: Storm Water Task Force, Agricultural Commission, Building Reuse Committee, Capital Planning Committee, School Building Committee, Green Community Task Force, MJTC, MRPC, Open Space Ad Hoc Committee 5. DEVELOPMENT STATUS REPORTS: 270 Electric Avenue 6. DIRECTOR’S ITEMS: Re-codification of Town General Bylaw and Zoning Bylaws Traffic Counts May 6, 2017- Annual Town Meeting (Article-Temporary Moratorium on Recreational Marijuana) 7. NOTICES & COMMUNICATIONS 8. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated April 10 – Public Hearing, Planning Board Articles April 24 – Public Hearing, 496 Massachusetts Avenue Public Hearing, Planning Board Article 9. PUBLIC COMMENT 10. PENDING ITEMS: Definitions and Use Table Complete Streets 40B Update 11. BOARD COMMENT/CONCERNS 12. ADJOURNMENT ======================================================================================== DOCUMENT : 2017-03-27-agenda-3944.txt BOARD : planning-board DATE : 2017-03-27 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-03-27-agenda-3944.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03272017-3944 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 274 Prospect Street1. ======================================================================================== DOCUMENT : 2017-03-27-minutes-3938.txt BOARD : planning-board DATE : 2017-03-27 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-03-27-minutes-3938.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03272017-3938 ======================================================================================== ===PAGE 1=== ===PAGE 2=== ======================================================================================== DOCUMENT : 2017-03-27-minutes-3944.txt BOARD : planning-board DATE : 2017-03-27 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-03-27-minutes-3944.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03272017-3944 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes Public Hearing 274 Prospect Street (cont’d) March 13, 2017 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:38 PM Present: Matthew Allison, Damon McQuaid, Gregory Bittner, Kenneth Chenis, David Prokowiew, Adam R. Burney Also Present: Joel Bard, Town Counsel The Hearing was to hear and discuss applications for special permit under Section 4.12. Lake Whalom Overlay District and site plan approval under Section 8. 4. of the Protective Bylaw of the Town of Lunenburg for a 22-unit townhouse development at 274 Prospect Street, Map 98, Parcel 10. The Applicant was not represented. A Request to Withdraw Without Prejudice was presented to the Board at the February 27, 2017 Hearing continuation. A brief summarization of the project’s history was given. The Building Commissioner had previously submitted a letter to the Board noting that the Board had purview to approve the appropriate density for the site. At the request of the Applicant, the Building Commissioner issued a subsequent letter stating eight (8) units per acre were applicable to 274 Prospect Street. As a result of that letter, Board consensus was to petition August 2016 Special Town Meeting to remove th e Lake Whalom Overlay District; the Article did not pass. Following STM, Town Counsel submitted an opinion letter to the Planning Board refuting the opinion of the Building Commissioner and stated he did not feel the proposed site qualified for application under the LWOD. Before approving the Applicant’s request for Withdrawal Without Prejudice, the Board was seeking Town Counsel’s opinion that the Applicant is not eligible under the LWOD. Town Counsel opined there are no ten (10) acres parcels left in the LWOD; the Applicant is not eligible for a waiver as they don’t have ten (10) acres. He went on to note that ultimately it is up the Bo ard to interpret the LWOD Bylaw. The Board inquired as to what action should be taken if the Applicant reapplies. Town Counsel responded that the Board should accept and act on the application to avoid the risk of a constructive grant . During the hearing process, the Board could take a position and at that time deny the application as not qualifying under a special permit. Town Counsel noted that if the Board remains silent, it is deemed to be With Prejudice; then the Applicant will be under a two - year ban from bringing the same project back. If an application is submitted within those two years, it has to be materially different. If the Board accepts Withdrawal Without Prejudice, the Applicant can reapply at any time. Motion, D. McQuaid, to accept the Withdrawal Without Prejudice, Second, K. Chenis, all aye. Hearing closed 7:00 PM. minutes/public hearings 2017/274 Prospect Street_03.13.17 ======================================================================================== DOCUMENT : 2017-04-10-agenda-3939.txt BOARD : planning-board DATE : 2017-04-10 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-04-10-agenda-3939.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04102017-3939 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board MatthewAllison, Chair Tel: (978) 582-4147 ext 5 Damon McQuaid, Vice Chair Fax: (978) 582-4353 Gregory Bittner, Clerk 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director NOTICE OF MEETING Monday, April 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. PUBLIC HEARING: Board Warrant Articles for ATM 4. BOARD DECISION ON ARTICLES 5. MINUTES APPROVAL: 03/27/17 6. COMMITTEE REPORTS: Storm Water Task Force, Agricultural Commission, Building Reuse Committee, Capital Planning Committee, School Building Committee, Green Community Task Force, MJTC, MRPC, Open Space Ad Hoc Committee 7. DIRECTOR’S ITEMS: May 6, 2017- Annual Town Meeting Definitions and Use Table 8. NOTICES & COMMUNICATIONS 9. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated April 24 – Public Hearings- Warrant Article & 496 Massachusetts Avenue May 6 – Annual Town Meeting May 8 May 22 10. PUBLIC COMMENT 11. ONGOING ITEMS: Complete Streets 40B Update 12. BOARD COMMENT/CONCERNS 13. ADJOURNMENT ======================================================================================== DOCUMENT : 2017-04-10-agenda-3940.txt BOARD : planning-board DATE : 2017-04-10 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-04-10-agenda-3940.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04102017-3940 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG LUNENBURG PLANNING BOARD Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice-Chair Fax: (978) 582-4353 Gregory Bittner, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director TOWN OF LUNENBURG PUBLIC HEARING The Lunenburg Planning Board will hold a Public Hearing on April 10, 2017 , 6:35 PM, Joseph Bilotta Meeting Room, Town Hall, 17 Main Street, Lunenburg, MA 01462 to amend the Protective Bylaw of the Town of Lunenburg by repealing Section 6.2. Lot Monuments, amend the Table of Contents to reflect same, amend Section 6.4. Driveways and Entrances, Sub Section 6.4.3.e) by adding 11., 11.a) and 11.b), and enact certain changes to the text of the Protective Bylaw as noted by deletions and additions as set forth in the document entitled “FINAL DRAFT (RED LINE VERSION) February 21, 2017”, on file in the office of the Town Clerk. Sections 6.2. and 6.4. are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA. Townmet/May 2017/04.10.17 legal ======================================================================================== DOCUMENT : 2017-04-10-minutes-3939.txt BOARD : planning-board DATE : 2017-04-10 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-04-10-minutes-3939.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04102017-3939 ======================================================================================== ===PAGE 1=== ===PAGE 2=== ======================================================================================== DOCUMENT : 2017-04-10-minutes-3940.txt BOARD : planning-board DATE : 2017-04-10 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-04-10-minutes-3940.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04102017-3940 ======================================================================================== ===PAGE 1=== ===PAGE 2=== ===PAGE 3=== ===PAGE 4=== ===PAGE 5=== ======================================================================================== DOCUMENT : 2017-04-24-agenda-3893.txt BOARD : planning-board DATE : 2017-04-24 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-04-24-agenda-3893.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04242017-3893 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Damon McQuaid, Vice-Chair Fax: (978) 582-4353 Gregory Bittner, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director TOWN OF LUNENBURG PUBLIC HEARING The Lunenburg Planning Board will hold a Public Hearing on April 24, 2017 , 6:35 PM, Joseph Bilotta Meeting Room, Town Hall, 17 Main Street, Lunenburg, MA 01462 to amend the Protective Bylaw of the Town of Lunenburg by adding Section 4.18.Temporary Moratorium on the Sale and Distribution of Recreational Marijuana, and amend the Ta ble of Contents to reflect same. Copies are on file in the Planning Office. Townmet/May 2017/04.24.17 legal ======================================================================================== DOCUMENT : 2017-04-24-agenda-3941.txt BOARD : planning-board DATE : 2017-04-24 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-04-24-agenda-3941.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04242017-3941 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2017-04-24-agenda-3942.txt BOARD : planning-board DATE : 2017-04-24 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-04-24-agenda-3942.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04242017-3942 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147 ext 5 Damon McQuaid, Vice-Chair Fax: (978) 582-4353 Gregory Bittner, Clk. 960 Massachusetts Avenue Kenneth Chenis, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director TOWN OF LUNENBURG PUBLIC HEARING The Lunenburg Planning Board will hold a Public Hearing on April 24, 2017 , 6:35 PM, Joseph Bilotta Meeting Room, Town Hall, 17 Main Street, Lunenburg, MA to hear and discuss an application for site plan approval under Section 8.4., Protective Bylaw of the Town of Lunenburg . The application is for construction of an office and garage for a municipal water supplier at 496 Massachusetts Avenue (Map 073, Parcel 0004) Lunenburg, MA . Applicant/owner is Lunenburg Water District, P.O. Box 375, Lunenburg, MA 01462. Copies are on file in the Planning Office , 960 Massachusetts Avenue, Lunenburg, MA. Street/mass ave/496 mass/04.24.17 legal ======================================================================================== DOCUMENT : 2017-04-24-minutes-3893.txt BOARD : planning-board DATE : 2017-04-24 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-04-24-minutes-3893.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04242017-3893 ======================================================================================== ===PAGE 1=== ===PAGE 2=== ======================================================================================== DOCUMENT : 2017-04-24-minutes-3941.txt BOARD : planning-board DATE : 2017-04-24 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-04-24-minutes-3941.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04242017-3941 ======================================================================================== ===PAGE 1=== ===PAGE 2=== ======================================================================================== DOCUMENT : 2017-04-24-minutes-3942.txt BOARD : planning-board DATE : 2017-04-24 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-04-24-minutes-3942.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04242017-3942 ======================================================================================== ===PAGE 1=== ===PAGE 2=== ===PAGE 3=== ===PAGE 4=== ======================================================================================== DOCUMENT : 2017-05-01-agenda-3895.txt BOARD : planning-board DATE : 2017-05-01 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-05-01-agenda-3895.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05012017-3895 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2017-05-01-agenda-3954.txt BOARD : planning-board DATE : 2017-05-01 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-05-01-agenda-3954.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05012017-3954 ======================================================================================== ===PAGE 1=== Planning Board Meeting- Public Hearing1. ======================================================================================== DOCUMENT : 2017-05-01-minutes-3895.txt BOARD : planning-board DATE : 2017-05-01 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-05-01-minutes-3895.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_05012017-3895 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2017-05-01-minutes-3954.txt BOARD : planning-board DATE : 2017-05-01 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-05-01-minutes-3954.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_05012017-3954 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2017-05-06-agenda-3896.txt BOARD : planning-board DATE : 2017-05-06 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-05-06-agenda-3896.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05062017-3896 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2017-05-06-minutes-3896.txt BOARD : planning-board DATE : 2017-05-06 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-05-06-minutes-3896.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_05062017-3896 ======================================================================================== ===PAGE 1=== LUNENBURG PLANNING BOARD TOWN OF LUNENBURG Damon McQuaid, Chair Tel: (978) 582-4147, ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Gregory Bittner, Mbr. Lunenburg, MA 01462 David Prokowiew, Mbr. Adam R. Burney Land Use Director Minutes May 7, 2016 Meeting Posted: Yes Place: Lunenburg High School, 1069 Massachusetts Avenue, Lunenburg, MA Time: 9:00 AM Present: Damon McQuaid, Matthew Allison, Gregory Bittner, David Prokowiew, Adam R. Burney Absent: Kenneth Chenis Attendance at Annual Town Meeting. Minutes/2016/05.07.16 ======================================================================================== DOCUMENT : 2017-05-08-agenda-3897.txt BOARD : planning-board DATE : 2017-05-08 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-05-08-agenda-3897.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05082017-3897 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2017-05-22-agenda-3898.txt BOARD : planning-board DATE : 2017-05-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2017-05-22-agenda-3898.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05222017-3898 ======================================================================================== ===PAGE 1=== ======================================================================================== 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 ======================================================================================== ===PAGE 1=== ===PAGE 2=== ======================================================================================== 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 ======================================================================================== ===PAGE 1=== ===PAGE 2=== ======================================================================================== 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 ======================================================================================== ===PAGE 1=== ===PAGE 2=== ======================================================================================== 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 ======================================================================================== ===PAGE 1=== ===PAGE 2=== ===PAGE 3=== ===PAGE 4=== ======================================================================================== 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 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