# planning-board — 23 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 : 2020-06-22-minutes-4055.txt BOARD : planning-board DATE : 2020-06-22 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-06-22-minutes-4055.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_06222020-4055 ======================================================================================== ===PAGE 1=== lTOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula, Bertram, Member 960 Massachusetts Avenue Clerk - Vacant Lunenburg, MA 01462 Member - Vacant Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes June 22, 2020 Meeting Posted: Yes Time: 6:30 PM Roll Call conducted by Adam Burney, Land Use Director: Matthew Allison, present; Tanner Cole, present; Paula Bertram, present: A. Bu rney prefaced the meeting with the following reading . In accordance with the requirements of the Open Meeting Law, please be advised that this m eeting is being recorded and broadcast over Lunenburg Public Access and this meeting of the Planning Board is being conduc ted remotely. The Town of Lunenburg, in response to the COVID -19 (Corona Virus), is currently following the guidance from the Lunenburg Board of Health, Massachusetts Department of Public Health and the CDC re garding the virus and steps communities can take to prevent the spread and all town facilities are currently closed to the public. I n accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G.L.c.30A, Section 20, all pu blic meetings are being conducted remotely. The Governor’ s Order, which you can find posted on the Town’s website COVID-19 Information Center page, accessed through the Town Manager’s webpage allows public bodies to meet entirely remotely so long as reasonable public access is afforded so that the public can follow along with the deliberations of the meeting. Ensuring public access does not ensure public participation unless such participation is required by law. This meeting will feature public comment. For this meeting the Planning Board is convening by video conferencing via Zoom and FacebookLive as posted on the Town’s website identifying how the public may join. For Zoom meetings, please note that this meeting is being recorded and that some attendees are participating by video conference. Accordingly please be aware that other folks may be able to see you and take care not to screen share your computer. Anything that you broadcast may be captured by the recording. A. Burney then covered the ground rules for effective business and to ensure accurate meeting minutes. BOARD COMMENT: M. Allison noted that the Board had two new members as a result of the June 20, 2020 Town election. He also noted that some outside membership interest was expressed in the Economic Development Committee. ANR PLANS: 300 Holman Street West - It was noted that the Board previously passed on a Right of First Refusal for an 8 acre parcel. This ANR division takes place within that 8 acre parcel. The applicant was re presented by Ed McSweeney, Bray Ave 9, LLC. Five lots will eventually be carved out of the 8 acre parcel. Tonight the applicant presented Lots 1 and 2. Lot frontage was on Northfield Road. T. Cole noted that Northfield Road is a scenic road. Prior to the applicant’s ownership, the stone wall in Lot 2 was opened up to harvest the timber. The Board was looking for Mr. McSweeney to make enhancements to that in conjunction with his scenic road hearing. Mr. McSweeney responded that t he driveway for Lot 2 will be off Holman Street , not Northfield Road, but that he still intends to take mitigation measures . The driveway for Lot 1 will be off Northfield Road. P. Bertram made Motion to approve the ANR Plan for 300 Holman Street West, T. Cole Seconded, Roll C all Vote- P. Bertram, aye; T. Cole, aye; M. Allison, aye. Vote passed 3-0. ===PAGE 2=== Minutes 06.22.2020 Page 2 27 The Clearing- Tabled due to zoning issues the applicant needs to take up with the Zoning Board of Appeals. APPOINTMENT: 68 Elm Street, Common Dri ve- Brian Marchetti, McCarty Engineering, represented the applicant Ron Koivu, Harbor Classic Homes, LLC. The applicant was seeking approval for a common drive for Lots 2 and 3. Lot lines had to be reconfigured as the dwelling at 68 Elm (Lot 1) was dete rmined to be historic and therefore could not be demolished. There is a culvert under Elm Street and also placement of a utility pole which makes the driveway location difficult. The driveway was proposed at a 15 foot width, approximately 795 feet in len gth. An emergency vehicle turnaround is located at the end of the driveway. A utility easement is proposed which will run all the way to the road . T. Cole questioned how much of the frontage is encumbered by the easement. There will be an easement plan recorded with the deed when the plan is finalized. T. Cole opined that the purpose of the common drive is to grant relief. He felt that the applicant could meet the byl aw if lot lines were adjusted, but that would result in the loss of a lot. B. Marchetti noted that two driveways would create an impact to the wetlands. Board consensus was to wait on input from the Building Commissioner. P. Bertram made Motion to continue the appointment to the July 13 th Board meeting, T. Cole Seconded, Roll Call Vote- P. Bertram, aye; T. Cole, aye; M. Allison, aye. Vote Passed 3-0. PUBLIC HEARING: 190 Electric Avenue - See separate minutes . The Board discussed Conditions for the Decision with the following being determined: 1. The Board’s issuance of a specia l permit for the Project is based on the plans referenced above, as revised, and the other documents submitted to the Planning Office and to the Board, including all notes and references shown thereon. 2. The Project shall be completed in substantial con formance with the plans as revised, and the other documents submitted to the Planning Office and to the Board, unless otherwise specified herein. Any substantial deviation from the same shall require review by and approval of the Board. 3. The Board, the Town’s Building Commissioner and Inspector(s) and their respective agent(s) may enter onto, view and inspect the Project Site during regular business hours, without notice, so as to ensure compliance with the terms and conditions hereof, subject to applic able safety requirements as established by the Applicant and/or its general contractor. 4. To the extent that the project requires any other permit, license or approval from any official, board, commission or committee of the Town of Lunenburg or from any agency of the Commonwealth or the federal government, whether as the result of any condition hereby imposed or otherwise, the Applicant shall make an appropriate application for and obtain the same. 5. No work shall commence unless and until the Applica nt is in full compliance with all permits, licenses, approvals, orders and agreements of any kind issued by or entered into with any official, board, commission or committee of the Town of Lunenburg. 6. As and whenever used above, the term “Applicant” s hall mean the Applicant, its heirs, successors and assigns and the term “Board” shall mean the Planning Board, whoever its members and however it may be constituted from time to time. 7. Prior to commencement of work hereunder, this Decision shall be reco rded with the Worcester (North) District Registry of Deeds. 8. Erosion and sedimentation controls shall be installed along the entire proposed limit of the project prior to work beginning. 9. The Planning Board will retain the services of a Construction Monitor to be funded by the applicant to remain until the site is 90% vegetated. 10. The applicant or its designee shall report any problems with the erosion controls to the Planning Board, in writing, within twenty four (24) hours. 11. After tree c learing, and as part of the initial grubbing phase, the proposed detention basin shall be constructed as a sedimentation and settling basin. T. Cole made Motion to approve the stormwater permit for 190 Electric Avenue with Conditions as listed above, P. Bertram, Seconded, Roll Call Vote- P. Bertram, aye; T. Cole, aye; M. Allison, aye. Vote Passed 3-0. ===PAGE 3=== Minutes 06.22.2020 Page 3 MINUTES APPROVAL: 06.08.2020- P. Bertram made Motion to approve, T. Cole Seconded, Roll Call Vote - P. Bertram, aye; T. Co le, aye; M. Allison, aye. Vote Passed 3-0. 06.08.2020, 190 Electric Avenue- P .Bertram made Motion to approve, T. Cole Seconded, Roll Call Vote - P. Bertram, aye; T. Cole, aye; M. Allison, aye. Vote Passed 3-0. DIRECTOR’S ITEMS: Annual Town Meeting, Followup- The Earth Removal bylaw failed by three votes and the subsequent article to transfer authority to the Planning Board also failed. Enforcement of the current Earth Removal bylaw remains with the Board of Selectmen. Population Study, Update - The Town Manager authorized signing of the contract with UMass Donahue Institute. Donahue Institute anticipates being able to complete the Study by the end of the year. MEETING SCHEDULE: July 13- Board Meeting- 68 Elm Street, Common Driveway Northfield Road Scenic Road Hearing July 27- Board Meeting BOARD COMMENT/CONCERNS: M. Allison requested committee reports be added back onto the agenda. ADJOURNMENT: P. Bertram made Motion to adjourn, T. Cole Seconded, Roll Call Vote -- P. Bertram, aye; T. C ole, aye; M. Allison, aye. Vote Passed 3-0. Adjourned 8:20 PM. Documents used at meeting: Minutes 06.08.2020 06.08.2020, 190 Electric Avenue ANR Plan- 300 Holman Street West 68 Elm Street, Common Drive Plan ======================================================================================== DOCUMENT : 2020-06-22-minutes-4090.txt BOARD : planning-board DATE : 2020-06-22 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-06-22-minutes-4090.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_06222020-4090 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Member 960 Massachusetts Avenue Clerk - Vacant Lunenburg, MA 01462 Member - Vacant Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing 190 Electric Avenue June 22, 2020 Meeting Posted: Yes Time: 7:07 PM Roll Call conducted by Adam Burney, La nd Use Director: Matthew Allison, present; Tanner Cole, present; Paula Bertram, present. A. Burney prefaced the Hearing with the following reading. In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is bei ng recorded and broadcast over Lunenburg Public Access and this meeting of the Planning Board is being conducted remotely. The Town of Lunenburg, in response to the COVID -19 (Corona Virus), is currently following the guidance from the Lunenburg Board of H ealth, Massachusetts Department of Public Health and the CDC regarding the virus and steps communities can take to prevent the spread and all town facilities are currently closed to the public. I n accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G.L.c.30A, Section 20, all public meetings are being conducted remotely. The Governor’s Order, which you can find posted on the Town’s website COVID-19 Information Center page, accessed through the Town Manager’s webpage allows public bodies to meet entirely remotely so long as reasonable public access is afforded so that the public can follow along with the deliberations of the meeting. Ensuring public access does not ensure public participation unless such participation is required by law. This meeting will feature public comment. For this meeting the Planning Board is convening by video conferencing via Zoom and FacebookLive as posted on the Town’s website identifying how the public may join. For Zoom meetings, pleas e note that this meeting is being recorded and that some attendees are participating by video conference. Accordingly please be aware that other folks may be able to see y ou and take care not to screen share your computer. Anything that you broadcast may be captured by the recording. The Hearing continuation was to hear and discuss a stormwater management special permit under Ch. 204 of the Code of the Town of Lunenburg for a 2.4 MW photovoltaic system located at 190 Electric Avenue , (Map 077, Parcel 0 014), Lunenburg, MA. Applicant- Borrego Solar Systems, Inc. 55 Technology Drive Suite 102, Lowell, MA. Property owner - Lunenburg Solar LLC, 259 Turnpike Road Suite 100, Southborough, MA. The applicant was represented by Brandon Smith, Borrego Solar Systems, Inc. B. Smith noted items from the initial hearing that required the applicant’s action; to locate specific locations for potential vehicle washing and refueling on the plan. Peer reviewer Graves Engineering, Inc. (GEI) provided a June 19, 2020 review letter stating that all outstanding concerns had been satisfied. T. Cole asked if the detention basin w as going to be started during the initial phase of construction , prior to stumping, grubbing, and installing infrastructure. Borrego responded erosion controls w ould be in place prior to tree clearing, but permanent stormwater structures, e.g., basin, wo uld not go in until earth work as the area w ould need to be cleared for the basin. T. Cole’s concern was if all water was directed downhill toward the detention basin, the basin should be the first item in the earth work ===PAGE 2=== Minutes, 6-22-2020 190 Electric Avenue Page 2 process to provide for some sediment and detention control . Borrego noted the stump grindings w ould be used as additional erosion controls. M. Allison suggested adding to the S ite Inspection Protocol, Operation & Maintenance Department, that after every rain event the basin be inspected for excess sediment. Borrego responded a long term plan for post-construction clean out procedures was outlined in the SWPPP. Borrego’s goal was to ensure no sediment gets transported off site. M. Allison inquired as to a silt sack on the outlet pipe in the basin during construction and that until final stabilization, site inspections should be performed after every rain event to prevent siltation from exiting the flared end. Borrego noted the SWPPP already specifies inspections. T. Cole would like the basin carved out as a temporary sediment trap during the beginning of construction. As the Conservation Commission required third party monitoring, A. Burney suggested the Board have that individual r eview the stormwater controls while on site to ensure there aren’t area s of concern. Borrego wanted the Board to understand some grubbing w ould be n ecessary to get the access road in and access to the basin area. T. Cole made Motion to close the Hearing for 190 Electric Avenue, Stormwater Permit , P. Bertram Seconded, Roll Call Vote - P. Bertram, aye; T. Cole, aye; M. Allison, aye. Vote passed 3-0. Hearing closed 7:35 PM Documents used at meeting: GEI Review Letter dated June 19, 2020 Project Site Plan revised through June 5, 2020 Borrego Solar letter dated June 8, 2020 Site Inspection Protocol, Operation & Maintenance Department Stormwater Pollution Prevention Plan dated June 5, 2020 ======================================================================================== DOCUMENT : 2020-07-13-agenda-4056.txt BOARD : planning-board DATE : 2020-07-13 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-07-13-agenda-4056.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07132020-4056 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147 ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Member 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant MONDAY, JULY 13, 2020 6:30 PM AGENDA 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. The Town of Lunenburg, in response to the COVID-19 (Corona Virus) is currently following the guidance from the Lunenburg Board of Health, Massachusetts Department of Public Health and the CDC regarding the virus and steps communities can take to prevent the spread and all town facilities are open by appointment only. In accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G. L. c. 30A, § 20, all public meetings are being conducted remotely. This meeting will be broadcast live through local access cable, on FacebookLive on the Public Access Facebook page (https://www.facebook.com/Lunenburg-Public-Access-Cable-157427270975305/) and will be able to be found on the LunenburgAccess YouTube channel within 24 hours after the meeting. The following information is also provided for members of the public that would like to participate in the meeting remotely: To Participate Remotely: From a computer, please use the link below to join the public meeting webinar: https://us02web.zoom.us/j/84072913364 or from a telephone, dial the toll free number (888) 475-4499 and enter Meeting ID: 84072913364 If you have not registered with Zoom you will be asked for your name and an e -mail address. Note: No participant ID is needed, just press # when asked. Telephone users ma y dial *9 to request to speak after joining the meeting. Computer and app users may use the “raise hand” feature to request to speak. 1. CALL TO ORDER 2. BOARD REORGANIZATION/ COMMITTEE ASSIGNMENTS 3. PUBLIC COMMENT 4. APPOINTMENT: 68 Elm Street, Common Drive 5. COMMITTEE APPOINTMENTS: Economic Development Committee- Appointments Open Space Ad Hoc Committee- At Large Appointments 6. MINUTES APPROVAL: 6/22/2020 6/22/2020, 190 Electric Avenue 7. COMMITTEE REPORTS: Capital Planning Committee, Storm Water Task Force, Agricultural Commission, TCP Building Design Committee, Open Space Ad Hoc Committee, MRPC, MJTC 8. DIRECTOR’S ITEMS 190 Electric Avenue- Update Stormwater Bylaw 9. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated July 27 – Board Meeting Scenic Road Hearing, Northfield Road 10. PUBLIC COMMENT 11. BOARD COMMENT/CONCERNS 12. ADJOURNMENT ======================================================================================== DOCUMENT : 2020-07-13-minutes-4056.txt BOARD : planning-board DATE : 2020-07-13 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-07-13-minutes-4056.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_07132020-4056 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgerse n, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes July 13, 2020 Meeting Posted: Yes Time: 6:30 PM Roll Call conducted by Adam Burney, Land Use Director: Matthew Allison, present; Tanner Cole, present; Paula Bertram, present; Matthew Brenner, present; Erik Torgersen, present. A. Bu rney prefaced the meeting with the following reading . In accordance with the requirements of the Open Meeting Law, please be advised that this m eeting is bei ng recorded and broadcast over Lunenburg Public Access and this meeting of the Planning Board is being conduc ted remotely. The Town of Lunenburg, in response to the COVID -19 (Corona Virus), is currently following the guidance from the Lunenburg Board of H ealth, Massachusetts Department of Public Health and the CDC regarding the virus and steps communities can take to prevent the spread and all town facilities are currently closed to the public. I n accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G.L.c.30A, Section 20, all public meetings are being conducted remotely. The Governor’ s Order, which you can find posted on the Town’s website COVID-19 Information Center page, accessed through the Town Manager’s webpage allows public bodies to meet entirely remotely so long as reasonable public access is afforded so that the public can follow along with the deliberations of the meeting. Ensuring public access does not ensure public participation unless such participation is required by law. This meeting will feature public comment. For this meeting the Planning Board is convening by video conferencing via Zoom and FacebookLive as posted on the Town’s website identifying how the public may join. For Zoom meetings, please note that this meeting is being recorded and that some attendees are participating by video conference. Accordingly please be aware that other folks may be able to see y ou and take care not to screen share your computer. Anything that you broadcast may be captured by the recording. A. Burney then covered the ground rules for effective business and to ensure accurate meeting minutes. BOARD REORGANIZATION/COMMITTEE ASSIGNMENTS: Chair- P. Bertram made Motion for Matthew Allison, T. Cole Seconded, Roll Call Vote- P. Bertram, aye; T. Cole, aye; M. Brenner, aye; E. Torgersen, aye. Vote passed 4-0. Vice Chair- P. Bertram made Motion for Tanner Cole, M. Brenner Seconded, Roll Call Vote - P. Bertram, aye; T. Cole, aye; M. Brenner, aye; E. Torgersen, aye. Vote passed 4-0. Clerk- T. Cole made Motion for Paula Bertram, M. Brenner Seconded, Roll Call Vote - P. Bertram, aye; T. Cole, aye; M. Brenner, aye; E. Torgersen, aye. Vote passed 4-0. MRPC- P. Bertram made Motion for Matthew Brenner, T. Cole Seco nded, Roll Call Vote - P. Bertram, aye; T. Cole, aye; M. Brenner, aye; E. Torgersen, aye. Vote passed 4-0. ===PAGE 2=== Minutes, 07.13.2020 Page 2 MJTC- P. Bertram made Motion for Matthew Brenner, T. Cole Seconded, Roll Call Vote - P. Bertram, aye; T. Cole, aye; M. Brenner, aye; E. Torgersen, aye. Vote passed 4-0. Capital Planning Committee (three year appointment) - P. Bertram made Motion for Erik Torgersen, M. Brenner Seconded. T. Cole made Motion for Matthew Allison; Motion not Seconded. Motion failed. Roll Call Vote for Erik Torgersen- P. Bertram, aye; T. Cole, aye; M. Brenner, aye; E. Torgersen, aye. Vote passed 4 -0. Open Space Ad Hoc Committee - M. Brenner made Motion for Paula Bertram, T. Cole Seconded, Roll Call Vote - P. Bertram, aye; T. Cole, aye; M. Brenner, aye; E. Torgersen, aye. Vote passed 4-0. Stormwater Task Force - P. Bertram made Motion for Matthew Allison, T. Cole Seconded, Roll Call Vote - P. Bertram, aye; T. Cole, aye; M. Brenner, aye; E. Torgersen, aye. Vote passed 4-0. TCP Building D esign Committee - M. Brenner made Motion for Tanner Cole, P. Bertram Seconded, Roll Call Vote - P. Bertram, aye; T. Cole, aye; M. Brenner, aye; E. Torgersen, aye. Vote passed 4 -0. Agricultural Commission Liaison - As this is a liaison position, and M. Alli son is currently the Chair, Board consensus was not to vote on this position. APPOINTMENT: 68 Elm Street, Common Drive - Brian Marchetti, McCarty Engineering, represented the applicant Ron Koivu, Harbor Classic Homes, LLC. B. Marchetti appeared before the Board at the June 22, 2020 meeting. The applicant was seeking approval for a common drive for Lots 2 and 3 at the rear of the parcel . At the June 22, 2020 meeting the Board questioned why the drive didn’t follow the lot line per Code of Lunenburg, §325- Schedule N. Lot lines had to be reconfigured as the dwelling at 68 Elm (Lot 1) was determined to be historic and therefore could not be demolished. The Board was awaiting an opinion from the Building Commissioner before voting on the common drive. B. Marchetti summarized the Building Commissioner’s letter dated July 1, 2020 (on file in the Planning Office) by stating it was reasonable to allow for the common driveway in the proposed configuration. B. Marchetti also opined that the proposed drive lo cation was safer than following the lot lines. M. Allison stated that the letter did not speak to the Board’s concern of the drive splitting the lot lines. P. Bertram noted that the letter stated “The common driveway would reduce curb cuts creating less disturbances to surrounding wetlands.” She asked B. Marchetti to speak to that. He responded there would be two curb cuts; one for the existing house and one for the back lots. If the applicant split s the lot line, the angle in which the drive meets Elm Street would be more unsafe than having a perpendicular drive connection to Elm Street. Adding a second drive would have more impact on the wetlands towards the parcel rear. He did note that the common drive as laid out would impact the 100 foot buffer zone and the fire truck turning area was also within the 100 foot buffer zone, but if another drive was added it would be closer to the wetlands and possibly within the 50 foot no structure zone. P. Bertram asked if there would be a greater impact to the wetlands if the drive followed the lot line. B. Marchetti responded no, but sight distances would be reduced due to the driveway angle. T. Cole stressed that Schedule N states if a common driveway cannot be located to split the lot line the Board could m ake a determination, but Schedule N makes no reference to impacting wetlands or sightlines. T. Cole went on to state that the applicant developed the parcel into thes e lots knowing that driveways would have to be developed. If the land division had been made in a more reasonable way then the applicant c ould have the 90 degree drive access onto Elm Str eet. B. Marchetti stressed that this is a better layout from both an engineering and safety aspect. Th e culvert under Elm Street and the placement of a uti lity pole makes the driveway location difficult. B. Marchetti asserted that the proposal me t the character of the neighborhood and was the safer solution. It was his opinion that the Board was supporting a driveway layout that is less safe. It was noted to B. Marchetti for clarification that if the applicant split the lot line, Board approval would not be required. It would simply require a driveway permit through the Building Commissioner. B. Marchetti wished to withdraw the proposed plan and will redraw to straddle the lot line at the frontage. P. Bertram made Motion to accept the withdrawal of the common driveway at 68 Elm Street, T. Cole Seconded, Roll Call Vote - P. Bertram, aye; T. Cole, aye; M. Allison, aye. Vote passed 3 -0. (M. Brenner and E. Torgersen were not included in the vote as they were not Board members at the prior Board meeting.) ===PAGE 3=== Minutes 07.13.2020 Page 3 COMMITTEE APPOINTMENTS: Economic Development Committee - The Board received two Talent Bank forms for the Committee; Cathy Clark and Jaclynn Nicoll. Each candidate spoke as to why they wished to serve. J. Nicoll was aware that the Committee want ed small businesses to succeed. She opened a new business in Lunenburg last year and now wanted to help new business owners coming into the community. She summarized her professional background for the Board members and voiced an interest in the one year term as a resident of Lunenburg. C. Clark noted she ha d been a business owner since 2015. Her business is now on -line, but she continues to rent businesses for the property owner of both the “The Village” and the Dragonfly building in the center of town. She started a Lunenburg business network prior to the formation of the Lunenburg Business Association. She was interested i n seeing more business come to Lunenburg and expressed an interest in filling the two year term as a resident of Lunenburg. P. Bertram made Motion to appoint JC Nicoll and Cathy Clark to the Economic Development Committee for the one and two years terms respectively, M. Brenner Seconded, Roll Call Vote - P. Bertram, aye; T. Cole, aye; M. Brenner, aye; E. Torgersen, aye. Vote passed 4-0. The Conservation Commission, Open Space Ad Hoc Committee and Agricultural Commission still need to appoint a member to the Committee. Tom Alonzo from the Board of Selectmen and Paula Bertram from the Planning Board serve as ex -officio members. Open Space Ad Hoc Committee, At Large - The Board received two Talent Bank forms for the At -Large vacancies; Lynne Man and Michael Toohill. Each candidate spoke as to why they wished to serve. L. Man noted a background in public health and awareness of the importance of community -based health. This motivated her to become involved in community government. She had experience in program planning and was familiar with grant-writing. M. Toohill noted his experience as an ecologist working with communities and the State. He had also worked with towns in obtaining funding for conservation. P. Bertram made Motion to appoin t Lynne Man and Michael Toohill to the Open Space Committee, T. Cole Seconded, Roll Call Vote- P. Bertram, aye; T. Cole, aye; M. Brenner, aye; E. Torgersen, aye; M. Allison, aye. Vote passed 5 -0. MINUTES APPROVAL: 06.22.2020- P. Bertram made Motion to approve, T. Cole Seconded, Roll Call Vote - P. Bertram, aye; T. Cole, aye; M. Brenner, abstain; E. Torgersen, abstain; M. Allison, aye. Vote passed 3-0. 06.22.2020, 190 Electric Avenue- P. Bertram made Motion to approve, T. Cole Seconded, Roll Call Vote- P. Bertram, aye; T. Cole, aye; M. Brenner, abstain; E. Torgersen; abstain, M. Allison, aye. Vote passed 3-0. COMMITTEE REPORTS: Capital Planning Committee- no report Stormwater Task Force- no report Agricultural Commission- Vendor participation at the Farmers’ Market varies between 12 and 16 weekly. TCP Building Design Committee- Project currently being engineered. Open Space Ad Hoc Committee- no report MRPC- The Conservation Commission received a grant to install maps at trail intersections on various properties. MRPC is working with Lunenburg regarding map specifics. MRPC is finalizing a mobile app lication that will allow communities to update trail data from mobile phones. MJTC- no report ===PAGE 4=== Minutes 07.13.2020 Page 4 DIRECTOR’S ITEMS: 190 Electric Avenue, Update - The services of Christopher Environmental Associates have been retained as the third party monitor on 190 Electric Avenue. Stormwater Bylaw - The bylaw was updated as a result of Board dialogue with the Stormwater Task Force consultant Nick Cristofori, Comprehensive Environmental Inc . For the benefit of the new Board members A. Burney explained that the current bylaw requires a stormwater permit when a developer is disturbing more than one acre of land. This was required by the original Phase II permit from 2003. The Board is now updating the bylaw to meet the language in the new 2018 Permit. P. Bertram previously opined that some of the language needed to be altered as the Board did not always required 100% compliance wit h the Massachusetts Stormwater Management Policy. Did the Board have the abilit y to lessen those regulations? The Board anticipates the bylaw going to fall special town meeting. It will continue to be an ongoing agenda item in the event any discussion may be entertained. MEETING SCHEDULE: July 27- Scenic Road Hearing, Northfield Road ADJOURNMENT: P. Bertram made Motion to adjourn, T. Cole Seconded, Roll Call Vote - P. Bertram, aye; T. Cole, aye; M. Brenner, aye; E. Torgersen, aye; M. Allison, aye. Vote passed 5-0. Adjourned 8:31 PM Documents used at meeting: Minutes 06.22.2020 06.22.2020, 190 Electric Avenue 68 Elm Street, Common Drive Plan Talent Bank Forms Michael Toohill Lynne Man Cathy Clark Jaclynn Nicoll Stormwater and Storm Sewers Bylaw, DRAFT ======================================================================================== DOCUMENT : 2020-07-27-agenda-4075.txt BOARD : planning-board DATE : 2020-07-27 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-07-27-agenda-4075.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07272020-4075 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula, Bertram, Member 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Town Of Lunenburg Public Hearing The Lunenburg Planning Board will hold a Public Hearing on July 27, 2020, 6:35 PM, Town Hall, 17 Main Street, Lunenburg, MA to hear and review a request under M.G.L. Ch. 40, Section 15C, Scenic Road Designations and under M.G.L. Ch. 87, Section 3, Cutting of Public Shade Trees. Application is to remove six small trees, one large tree leaning towards Northfield Road, and create two new driveway entrances off Northfield Road which will be located across the street from 499 Northfield Road. Current site address is 300 Holman Street West (Map 021, Parcel 0011), owner Daron C. Massey, Lunenburg, MA. Applicant is Bray Ave 9 LLC, 493 L ancaster Street, Leominster, MA. Materials are available digitally on request by emailing mboggio@lunenburgonline.com. In accordance with the Governor’s Order Suspending Certain Provisions of the Open Me eting Law, G. L. c. 30A, Section 20, all public meetings are being conducted remotely. This meeting will be broadcast live through local access cable, on FacebookLive on the Public Access Facebook page (https://www.facebook.com/Lunenburg- Public-Access-Cable-157427270975305/). The following information is also provided for members of the public that would like to participate in the meeting remotely: To Participate Remotely: From a computer, please use the link below to join the public meeting webinar: https://us02web.zoom.us/j/87184575947 or From a telephone, dial the toll free number (888) 475-4499 and enter Meeting ID: 87184575947 One tap mobile +19292056099,, 87184575947# US (New York) Find your local number: https://us02web.zoom.us/u/kb6iontwR6 If the current State of Emergency is lifted and in-person meetings are permitted this meeting will be held on the same date and time in the Joseph Bilotta Meeting Room, 2nd Floor Town Hall 17 Main St. Lunenburg, MA 01462 ======================================================================================== DOCUMENT : 2020-07-27-agenda-4081.txt BOARD : planning-board DATE : 2020-07-27 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-07-27-agenda-4081.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07272020-4081 ======================================================================================== ===PAGE 1=== Planning Board Meeting 1. ======================================================================================== DOCUMENT : 2020-07-27-minutes-4075.txt BOARD : planning-board DATE : 2020-07-27 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-07-27-minutes-4075.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_07272020-4075 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgerse n, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing 300 Holman Street West July 27, 2020 Meeting Posted: Yes Time: 6:35 PM Roll Call conducted by Adam Burney, Land Use Dire ctor: Matthew Allison, present; Tanner Cole, present; Paula Bertram, present; Matthew Brenner, present. Absent: Erik Torgersen A. Bu rney prefaced the meeting with the following reading . In accordance with the requirements of the Open Meeting Law, please be advised that this m eeting is being recorded and broadcast over Lunenburg Public Access and this meeting of the Planning Board is being conduc ted remotely. The Town of Lunenburg, in response to the COVID -19 (Corona Virus), is currently following the guidance from the Lunenburg Board of Health, Massachusetts Department of Public Health and the CDC regarding the virus and steps communities can take to prevent the spread and all town facilities are open by appointment only . In accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G.L.c.30A, Section 20, all public meetings are being conducted remotely. The Governor’ s Order, which you can find posted on the Town’s website COVID-19 Information Center page, accessed thro ugh the Town Manager’s webpage allows public bodies to meet entirely remotely so long as reasonable public access is afforded so that the public can follow along with the deliberations of the meeting. Ensuring public access does not ensure public particip ation unless such participation is required by law. This meeting will feature public comment. For this meeting the Planning Board is convening by video conferencing via Zoom and FacebookLive as posted on the Town’s website identifying how the public may join. For Zoom meetings, please note that this meeting is being recorded and that some attendees are participating by video conference. Accordingly please be aware that other folks may be able to see y ou and take care not to screen share your computer. Anything that you broadcast may be captured by the recording. A. Burney then covered the ground rules for effective business and to ensure accurate meeting minutes. The Hearing was to hear and discuss a request to remove six (6) small trees, one larg e tree, and create two new driveway entrances across the street from 499 Northfield Road at an address currently known as 300 Holman Street West (Map 021, Parcel 0011), under M.G.L. Ch. 40, Section 15C, Scenic Road Designations and under M.G.L. Ch. 87, Sec tion 3, Cutting of Public Shade Trees. The applicant Bray Ave 9, LLC was represented by Ed McSweeney. There would be a driveway to serve a single family home and also a shared driveway. The applicant had marked the two driveways and requested the Town’s Tree Warden view the site. The stone wall at both locations was missing. The applicant would restore the stone walls twenty (20’) feet to the left and right of each proposed drive. A. Burney noted that the property was previously the subject of a fores t cutting permit. When the loggers entered onto the property, the stone wall that was in place at that time at a different l ocation was damaged. It was unknown to ===PAGE 2=== 300 Holman Street West, 07.27.2020 Page 2 both the Land Use Director and the Board members as to whether the loggers had entered from Holman Street or from Northfield Road. At this time a stormwater permit would not be required, but will be once an ac re of disturbance is reached . Three driveways are proposed, but only two of them are on Nor thfield Road. Lot 2 at the intersection of Northfield Road and Holman Street had a proposed driveway coming in off Holman Street , which is not a scenic road . There would be a shared driveway off Northfield Road serving Lot 1 and a yet to be created Lot 5 to the rear. There would be a second driveway entrance on a yet to be proposed lot division on what is now the Brightman property at 524 Northfield Road. (The applicant intends to purchase a portion of the Brightman property.) T. Cole noted that the proposed division at 524 Northfield Road had not been included in the application packet nor the public notice. Neither was there any documentation available for that lot. He also felt an engineered plan should have been submitted instead of a sketch on an Assessor’s map. Other Board members concurred. This date, at the request of the Land Use Director, t he applicant supplied a draft ANR Plan showing the division of the Brightman property. As this hearing pertain ed to driveways on a scenic road the B oard was in agreement that not enough information was available as to the exact location of the proposed driveways and as to whether the shared driveway w ould/would not meet the bylaw. The Board would like to view an engineered plan. The applicant aske d the Board what it would like to see on a plan for the next meeting. M. Allison would like to see all the current and proposed lots with proposed driveway locations , to include the Brightman lot . He also noted that a shared driveway would be a separate application. The applicant will provide a request for two scenic driveway approvals. The applicant requested to withdraw the application without prejudice . P. Bertram made Motion to accept , without prejudice, the withdrawal of the application for th e public hearing for the scenic road on Northfield Road, T. Cole Seconded. Roll Call Vote- T. Cole, aye; P. Bertram, aye; M. Brenner, aye; M. Allison, aye. Vote passed 4-0. Documents used at meeting: Scenic Road Application ======================================================================================== DOCUMENT : 2020-07-27-minutes-4081.txt BOARD : planning-board DATE : 2020-07-27 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-07-27-minutes-4081.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_07272020-4081 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgerse n, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes July 27, 2020 Meeting Posted: Yes Time: 6:30 PM Roll Call conducted by Adam Burney, Land Use Director: Matthew Allison, present; Tanner Cole, present; Paula Bertram, present; Matthew Brenner, present. Absent: Erik Torgersen A. Bu rney prefaced the meeting with the following reading . In accordance with the requirements of the Open Meeting Law, please be advised that this m eeting is bein g recorded and broadcast over Lunenburg Public Access and this meeting of the Planning Board is being conduc ted remotely. The Town of Lunenburg, in response to the COVID -19 (Corona Virus), is currently following the guidance from the Lunenburg Board of He alth, Massachusetts Department of Public Health and the CDC regarding the virus and steps communities can take to prevent the spread and all town facilities are currently closed to the public. I n accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G.L.c.30A, Section 20, all public meetings are being conducted remotely. The Governor’ s Order, which you can find posted on the Town’s website COVID-19 Information Center page, accessed through the Town Manager’s webpage a llows public bodies to meet entirely remotely so long as reasonable public access is afforded so that the public can follow along with the deliberations of the meeting. Ensuring public access does not ensure public participation unless such participation is required by law. This meeting will feature public comment. For this meeting the Planning Board is convening by video conferencing via Zoom and FacebookLive as posted on the Town’s website identifying how the public may join. For Zoom meetings, please note that this meeting is being recorded and that some attendees are participating by video conference. Accordingly please be aware that other folks may be able to see y ou and take care not to screen share your computer. Anything that you broadcast may be captured by the recording. A. Burney then covered the ground rules for effective business and to ensure accurate meeting minutes. PUBLIC HEARING: Northfield Road- see separate minutes MINUTES APPROVAL: 07.13.2020- P. Bertram made Motion to appr ove, T. Cole Seconded. Roll Call Vote - P. Bertram, aye; T. Cole, aye; M. Brenner, aye; M. Allison, aye. Vote passed 4-0. RELEASE EXECUTIVE SESSION MINUTES, O’BRIEN HOMES - P. Bertram made Motion to release executive session minutes for the O’Brien Home s matter for all dates listed below on the July 27, 2020 Agenda, T. Cole Seconded. Roll Call Vote- P. Bertram, aye; T. Cole, aye; M. Brenner, aye; M. Allison, aye. Vote passed 4 -0. October 15, 2012 January 27, 2014 August 11, 2014 November 26, 2018 October 23, 2012 February 4, 2014 August 24, 2015 December 10, 2018 January 17, 2013 February 24, 2014 September 15, 2015 January 3, 2019 September 9, 2013 March 10, 2014 August 30, 2017 January 14, 2019 December 9, 2013 July 14, 2014 June 18, 2018 ===PAGE 2=== Minutes, 07.27.2020 Page 2 COMMITTEE REPORTS: Storm Water Task Force- Looking for update on members due to reorganization of commissions/boards, etc. Agricultural Commission- No report. It was noted that the Farmers’ Market continues to do well. TCP Building Design Committee- No report Open Space Ad Hoc Committee- No report MRPC- No report MJTC- No report Capital Planning Committee- No report DIRECTOR’S ITEMS: Endorse Stormwater Permit Plan, 190 Electric Avenue - The final stormwater plan is availab le in the Planning Office for Board signature. On-site pre -construction meeting scheduled for July 30 th with the Conservation Commission Administrator, Tom Christopher of Christopher Environmental Associates (construction monitor), and Nex amp who has purchased the project from Borrego Solar. MPO Update- At the last Board meeting, P. Bertram inquired if there should be a Planning Board representative to the MPO. A. Burney inquired and learned that sub -regional delegates are elected. There is no Planning Board representative on MPO unless elected through the regional process. LID (Low Impact Development) Bylaw - Neighboring community drafts supplied to Board members. As the Board looks ahead to crafting an LID Bylaw, members will provide comments to A. Burney. Rules & Regulations Governing the Subdivision of Land - Board members previously communicated that they wished to work on the Master Plan before working on th e Rules & Regulations. A. Burney believed it was important for the Board to start working on the Rules & Regulations, expressing that they are not affected by the Master Plan. The Rules & Regulations regulate subdivision construction and if they are put on hold for another 2-3 years, the Town could see land subdivisions coming into Town that are working with regulations that are twenty years old. He also felt this would coincide with working on a n LID Bylaw. Bright Farms, 361 Massachusetts Avenue - There has been a proposal from a nati onal lettuce grower to build a 1.0 MMSF greenhouse. They would purchase the parcel. MEETING SCHEDULE: August 10 August 24 ONGOING ITEMS: Chapter 204, Stormwater and Storm Sewers - M. Brenner noted the re are references to setting up a system to deal with a preset amount of runoff; e.g., equivalent to, or greater than, 1.0 inch. He inquired if that number was based on historic trends or future predictions. A. Burney responded usually historic trends. A lot of the numbers found in the bylaw come from the EPA National Pollution Discharge Elimination System (NPDES) Phase II Permit for the Town’s municipal separate storm sewer system (MS4). He had a similar question concerning the percentages for Total Suspended Solids (TSS) and Total Phosphorus (TP). Those percentages also came from the NPDES Phase II Permit. ADJOURNMENT: P. Bertram made Motion to adjourn, T. Cole Seconded. Roll Call Vote - P. Bertram, aye; T. Cole, aye; M. Brenner, aye; M. Allison, aye. Vote passed 4-0. Adjourned 7:44 PM. Documents used at meeting: 07.13.2020 Minutes ======================================================================================== DOCUMENT : 2020-08-10-agenda-4057.txt BOARD : planning-board DATE : 2020-08-10 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-08-10-agenda-4057.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08102020-4057 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147 ext 5 Tanner Cole, Vice Chair Fax: (978) 582-4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgersen, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant MONDAY, AUGUST 10, 2020 6:30 PM AGENDA 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. The Town of Lunenburg, in response to the COVID-19 (Corona Virus) is currently following the guidance from the Lunenburg Board of Health, Massachusetts Department of Public Health and the CDC regarding the virus and steps communities can take to prevent the spread and all town facilities are open by appointment only. In accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G. L. c. 30A, § 20, all public meetings are being conducted remotely. This meeting will be broadcast live through local access cable, on FacebookLive on the Public Access Facebook page (https://www.facebook.com/Lunenburg-Public-Access-Cable-157427270975305/) and will be able to be found on the LunenburgAccess YouTube channel within 24 hours after the meeting. The following information is also provided for members of the public that would like to participate in the meeting remotely: To Participate Remotely: From a computer, please use the link below to join the public meeting webinar: https://us02web.zoom.us/j/84313071436 or from a telephone, dial the toll free number (888) 475-4499 and enter Meeting ID: 843 1307 1436 If you have not registered with Zoom you will be asked for your name and an e -mail address. Note: No participant ID is needed, just press # when asked. Telephone users may dial *9 to request to speak after joining the meeting. Computer and app users may use the “raise hand” feature to request to speak. 1. CALL TO ORDER 2. PUBLIC COMMENT 3. Bylaw Discussions Chapter 204, Stormwater and Storm Sewers LID (Low Impact Development) Bylaw 4. MINUTES APPROVAL: 7/27/2020 7/27/2020, Northfield Road 5. COMMITTEE REPORTS: Storm Water Task Force, Agricultural Commission, TCP Building Design Committee, Open Space Ad Hoc Committee, MRPC, MJTC, Capital Planning Committee 6. DIRECTOR’S ITEMS Rules & Regulations Governing the Subdivision of Land- Updating Schedule Discussion 7. MEETING SCHEDULE: 6:30 PM, Remote Participation until further notice August 24- Northfield Road, Scenic Road Hearing September 14 September 28 8. ONGOING ITEMS: Chapter 204, Stormwater and Storm Sewers LID (Low Impact Development) Bylaw 9. PUBLIC COMMENT 10. BOARD COMMENT/CONCERNS 11. ADJOURNMENT ======================================================================================== DOCUMENT : 2020-08-10-minutes-4057.txt BOARD : planning-board DATE : 2020-08-10 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-08-10-minutes-4057.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08102020-4057 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgerse n, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes August 10, 2020 Meeting Posted: Yes Time: 6:30 PM Roll Call conducted by Adam Burney, Land Use Director: Matthew Allison, present; Tanner Cole, present; Matthew Brenner, present; Erik Torgersen, present. Absent: Paula Bertram A. Bu rney prefaced the meeting with the following reading . In accordance with the requirements of the Open Meeting Law, please be advised that this m eeting is be ing recorded and broadcast over Lunenburg Public Access and this meeting of the Planning Board is being conduc ted remotely. The Town of Lunenburg, in response to the COVID -19 (Corona Virus), is currently following the guidance from the Lunenburg Board of Health, Massachusetts Department of Public Health and the CDC regarding the virus and steps communities can take to prevent the spread and all town facilities are open by appointment only outside the open hours of 10:00 a.m. to 2:00 p.m.; Monday through Th ursday. In accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G.L.c.30A, Section 20, all public meetings are being conducted remotely. The Governor’ s Order, which you can find posted on the Town’s website COVID-19 Information Center page, accessed through the Town Manager’s webpage allows public bodies to meet entirely remotely so long as reasonable public access is afforded so that the public can follow along with the deliberations of the meeting. Ensuring public access does not ensure public participation unless such participation is required by law. This meeting will feature public comment. For this meeting the Planning Board is convening by video conferencing via Zoom and FacebookLive as posted on the Town’s website identifying how the public may join. For Zoom meetings, please note that this meeting is being recorded and that some attendees are participating by video conference. Accordingly please be aware that other folks may be able to see you and take ca re not to screen share your computer. Anything that you broadcast may be captured by the recording. A. Burney then covered the ground rules for effective business and to ensure accurate meeting minutes. BOARD COMMENT: A citizen reached out to T. Cole with concerns regarding a project the Board recently approved. T. Cole would like to see this on a future Board agenda for discussion. T. Cole and M. Allison met with A. Burney recently to discuss various Board procedures. T. Cole requested the Board discuss how to meet the concerns of the citizen and how the Board could change its process regarding issuing stormwater permits. BYLAW DISCUSSIONS: Ch 204, Stormwater & Storm Sewers - This was adopted a number of years ago as a zoning bylaw in response to the NPDES (National Pollutant Discharge Elimination System) Permit issued by the EPA (Environmental Protection Agency). This is now a general bylaw, and the Board is updating it with new standards. The majority of the updates were taken from the permi t; this would ensure the Town’s compliance. M. Brenner wanted clarification that the numbers used will b e effective for future storms. T. Cole commented that the bylaw, if accepted at town meeting, would impact only future projects. He had concerns with getting a bylaw passed at town meeting, and that if it is too overreaching, it would be less likely to pass. The Board anticipated t he bylaw going to fall special town meeting. ===PAGE 2=== Minutes 08.10.2020 Page 2 LID (Low Impact Development) Bylaw - In conjunction with above discussion surrounding Ch 204, the Board also viewed an LID bylaw from a nearby community. There was discussion regarding issuance of building permits by the Building Commissioner only after an LID permit had been obtained/was not required. MINUTES APPROVAL: 07.27.2020- T. Cole made Motion to approve, M. Brenner Seconded, Roll Call Vote - T. Cole, aye; M. Brenner, aye; E. Torgersen, aye; M. Allison, aye. Vote passed 4-0. 07.27.2020, Northfield Road - T. Cole made Motion to approve, M. Brenner Seconded, Roll Call Vote - T. Cole, aye; M. Brenner, aye; E. Torgersen, aye; M. Allison, aye. Vote passed 4-0. COMMITTEE REPORTS: Storm Water Task Force- no report Agricultural Commission- Farmers’ market continues to be held on Sundays, 10 – 1. TCP Building Design Committee - Committee reorganized. Engineering firm took samples of suspected hazardous materials throughout the building; the Committee is awaiting those results. T. Cole opined there should be a traffic study, but questioned how that would be done properly during COVID -19 with the possibility of remote learning during the school year . There was discussion surrounding a space for the Boys and Girls Club. Where does the authority rest in determining community use? Open Space Ad Hoc Committee- no report MRPC- no report MJTC- no report Capital Planning Committee- no report DIRECTOR’S ITEMS: Rules & Regulations Governing the Subdivision of Land - A. Burney suggested that the Board utilize the first meeting, bimonthly, for a workshop towards working on the rules and regulations. A. Burney would draw up a calendar noting workshop dates to the public so applicants could plans their submittal s outside of scheduled workshops. ANRs would be permitted during workshop meetings. 400 Howard Street: A. Burney had an in house meeting with Kevin O’Brien and his attorney. An alternative proposal was presented by K. O’Brien for the 400 Howard Street property. The proposal is being reviewed by both A. Burney and the Building Commissioner for compliance with the bylaw. MEETING SCHEDULE: August 24- Northfield Road scenic hearing Common Driveway Application, Northfield Road ANR Plan, 300 Holman Street West ANR Plan, 524 Northfield Road September 14- Workshop September 28 ONGOING ITEMS: Discussed above Chapter 204, Stormwater and Storm Sewers LID Bylaw ADJOURNMENT: T. Cole made Motion to adjourn, M. Brenner Seconded, Roll Call Vote - T. Cole, aye; M. Brenner, aye; E. Torgersen, aye; M. Allison, aye. Vote passed 4-0. Adjourned 7:45 p.m. Documents used at meeting: Minutes 07.27.2020 07.27.2020, Northfield Road Stormwater & Storm Sewers Bylaw, DRAFT LID Bylaw (sample) ======================================================================================== DOCUMENT : 2020-08-24-agenda-4058.txt BOARD : planning-board DATE : 2020-08-24 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-08-24-agenda-4058.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08242020-4058 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula, Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgers en, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Town Of Lunenburg Public Hearing The Lunenburg Planning Board will hold a Public Hearing on August 24 , 2020, 6:35 PM, via Zoom video conference to hear and review a request under M.G.L. Ch. 40, Section 15C, Scenic Road Designations and under M.G.L. Ch. 87, Section 3, Cutting of Public Shade Trees. Application is to remove six small trees, one large tree leaning towards Northfield Road, and create two or three new driveway entrances off Northfield Road at 300 Holman Street West (Map 021, Parcel 0011) and 524 Northfield Road (Map 039, Parcel 0032). Owners Daron C. Massey, 300 Holman Street, Lunenburg, MA and Mark Brightman, 524 Northfield Road, Lunenburg, MA respectively. Applicant is Bray Ave 9 LLC, 493 Lancaster Street, Leominster, MA. Materials are available digitally on request by emailing mboggio@lunenburgonline.com. In accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G. L. c. 30A, Section 20, all public meetings are being conducted remotely. This meeting will be broadcast live through local access cable, on FacebookLive on the Public Access Facebook page (https://www.facebook.com/Lunenburg-Public-Access- Cable-157427270975305/). The following information is also provided for members of the public that would like to participate in the meeting remotely: To Participate Remotely: From a computer, please u se the link below to join the public meeting webinar: https://us02web.zoom.us/j/86451842628 or From a telephone, dial the toll free number (888) 475-4499 and enter Meeting ID: 86451842628 One tap mobile +19292056099,, 87184575947# US (New York) Find your local number: https://us02web.zoom.us/u/kb6iontwR6 If the current State of Emergency is lifted and in-person meetings are permitted this meeting will be held on the same date and time in the Joseph Bilotta Meeting Room, 2nd Floor Town Hall 17 Main St. Lunenburg, MA 01462 ======================================================================================== DOCUMENT : 2020-08-24-agenda-4073.txt BOARD : planning-board DATE : 2020-08-24 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-08-24-agenda-4073.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08242020-4073 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147 ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgersen , Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant MONDAY, AUGUST 24, 2020 6:30 PM REVISED AGENDA 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. The Town of Lunenburg, in response to the COVID-19 (Corona Virus) is currently following the guidance from the Lunenburg Board of Health, Massachusetts Department of Public Health and the CDC regarding the virus and steps communities can take to prevent the spread and all town facilities are open by appointment only outside the open hours of 10:00 a.m. to 2:00 p.m. In accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G. L. c. 30A, § 20, all public meetings are being conducted remotely. This meeting will be broadcast live through local access cable, on FacebookLive on the Public Access Facebook page (https://www.facebook.com/Lunenburg-Public-Access-Cable-157427270975305/) and will be able to be found on the LunenburgAccess YouTube channel within 24 hours after the meeting. The following information is also provided for members of the public that would like to participate in the meeting remotely: To Participate Remotely: From a computer, please use the link below to join the public meeting webinar: https://us02web.zoom.us/j/86451842628 or from a telephone, dial the toll free number (888) 475-4499 and enter Meeting ID: 864 5184 2628 If you have not registered with Zoom you will be asked for your name and an e -mail address. Note: No participant ID is needed, just press # when asked. Telephone users may dial *9 to request to speak after joining the meeting. Computer and app users may use the “raise hand” feature to request to speak. 1. CALL TO ORDER 2. PUBLIC COMMENT 3. ANR PLANS: 27 The Clearing 524 Northfield Road 300 Holman Street West 4. PUBLIC HEARING: Northfield Road (scenic road) 5. 361 MASSACHUSETTS AVENUE: Bright Farms Update 6. 1325 MASSACHUSETTS AVENUE: Discussion 7. ANR (APPROVAL NOT REQUIRED) PLANS: Discussion of Process & possible vote 8. MINUTES APPROVAL: 8/10/2020 9. COMMITTEE REPORTS: Storm Water Task Force, Agricultural Commission, TCP Building Design Committee, Open Space Ad Hoc Committee, MRPC, MJTC, Capital Planning Committee 10. DIRECTOR’S ITEMS 250 Howard Street- 61B Release Master Plan- Updating Rules & Regulations Governing the Subdivision of Land- Updating 11. MEETING SCHEDULE: 6:30 PM, Remote Participation until further notice September 14- ANR, 452 Northfield Road ANR, 237 Prospect Street Public Hearing, Site Plan Approval, Bright Farms, 361 Massachusetts Avenue Workshop September 28 ===PAGE 2=== MONDAY, AUGUST 24, 2020 6:30 PM REVISED AGENDA Pg 2 12. ONGOING ITEMS: Chapter 204, Stormwater and Storm Sewers LID (Low Impact Development) Bylaw 13. PUBLIC COMMENT 14. BOARD COMMENT/CONCERNS 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2020-08-24-minutes-4058.txt BOARD : planning-board DATE : 2020-08-24 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-08-24-minutes-4058.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08242020-4058 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgerse n, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing Northfield Road/ 300 Holman Street West August 24, 2020 Meeting Posted: Yes Time: 7:25 PM Roll Call conducted by Adam Bu rney, Land Use Director: Matthew Allison, present; Tanner Cole, present; Paula Bertram, present; Matthew Brenner, present; Erik Torgersen, present. A. Bu rney prefaced the meeting with the following reading . In accordance with the requirements of the Ope n Meeting Law, please be advised that this m eeting is being recorded and broadcast over Lunenburg Public Access and this meeting of the Planning Board is being conduc ted remotely. The Town of Lunenburg, in response to the COVID -19 (Corona Virus), is curre ntly following the guidance from the Lunenburg Board of Health, Massachusetts Department of Public Health and the CDC regarding the virus and steps communities can take to prevent the spread and all town facilities are open by appointment only . In accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G.L.c.30A, Section 20, all public meetings are being conducted remotely. The Governor’ s Order, which you can find posted on the Town’s website COVID-19 Information Center page, accessed through the Town Manager’s webpage allows public bodies to meet entirely remotely so long as reasonable public access is afforded so that the public can follow along with the deliberations of the meeting. Ensuring public access does not en sure public participation unless such participation is required by law. This meeting will feature public comment. For this meeting the Planning Board is convening by video conferencing via Zoom and FacebookLive as posted on the Town’s website identifying how the public may join. For Zoom meetings, please note that this meeting is being recorded and that some attendees are participating by video conference. Accordingly please be aware that other folks may be able to see y ou and take care not to screen share your computer. Anything that you broadcast may be captured by the recording. A. Burney then covered the ground rules for effective business and to ensure accurate meeting minutes. The Hearing was to hear and discuss a request to remove six (6) s mall trees, one large tree leaning towards Northfield Road, and create two or three new driveway entrances off Northfield Road at 300 Holman Street West (Map 021, Parcel 0011) and 524 Northfield Road (Map 039, Parcel 0032) , under M.G.L. Ch. 40, Section 15C , Scenic Road Designations and under M.G.L. Ch. 87, Section 3, Cutting of Public Shade Trees. The applicant Bray Ave 9, LLC was represented by Ed McSweeney. T. Cole noted there was no driveway plan for Lot A on the Brightman property (524 Northfield Ro ad) and that the presented plan was not an engineered plan, e.g., it did not show driveway setbacks or the existing openings in the wall. E. McSweeney requested clarification as to specifics requested by the Board. He stated that five (5) saplings, two (2) trees with a circumference of approximately eleven (11”) inches, three (3) stumps, and a broken tree would be removed. The trees ha d been marked and reviewed by the DPW Director/Tree Warden. M. Allison noted, in agreement with T. Cole that the plan presented was not an ===PAGE 2=== Northfield Road/300 Holman Street West, 08.24.2020 Page 2 engineered plan, but he had been on site and the proposed driveways were clearly marked. T. Cole reiterated that without an engineered plan showing specific locations and dim ensions, if future enforcement became necessary, it would be difficult. P. Bertram pointed out that both the drive for Lot 1 and the shared drive for Lot 5 annotated on the plan look ed as if they went directly through the stone wall , yet that was not what the photographs indicate d. E. McSweeney responded that the stone w all was fully intact at the proposed shared drive for Lot 5. At the proposed drive for Lot 1, there were remnants of the stone wall. It was noted by the Board that the proposed drive for Lot A, 524 Northfield Road, was not shown in the scenic road applicat ion packet, but was shown on the ANR Plan for 524 Northfield Road. Board consensus was for E. McSweeney to submit an engineered plan for the proposed drives. E. McSweeney responded tha t he w ould submit a plan showing the Brightman driveway (Lot A) and the shared driveway (Lots 1 and 5) with all measurements. The plan w ould also show where the shared driveway entered Lot 1. In the event the Board disapproved the shared driveway, E. McS weeney presented an Option 2, which was a singular drive into Lot 1 and a singular drive into Lot 5. As there was a significant portion of stone wall remaining at the proposed singular drive into Lot 1, the Board was more favorably inclined to the shared drive for Lots 5 and 1. P. Bertram made Motion to continue hearing to September 14, 2020, 6:35 PM, M. Brenner Seconded, Roll Call Vote - T. Cole, aye; P. Bertram, aye; M. Brenner, aye; E. Torgersen, aye; M. Allison, aye. Vote passed 5 -0. Hearing recessed 8:00 PM Documents used at meeting: Scenic Road Application ======================================================================================== DOCUMENT : 2020-08-24-minutes-4073.txt BOARD : planning-board DATE : 2020-08-24 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-08-24-minutes-4073.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08242020-4073 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgerse n, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes August 24, 2020 Meeting Posted: Yes Time: 6:30 PM Roll Call conducted by Adam Burney, Land Use Director: Matthew Allison, present; Tanner Cole, present; Paula Bertram, present; Matthew Brenner, present; Erik Torgersen, present. A. Bu rney prefaced the meeting with the following reading . In accordance with the requirements of the Open Meeting Law, please be advised that this m eeting is being recorded and broadcast over Lunenburg Public Access and this meeting of the Planning Board is being conduc ted remotely. The Town of Lunenburg, in response to the COVID -19 (Corona Virus), is currently following the guidance from the Lunenburg Board of Health, Massachusetts Department of Public Health and the CDC regarding the virus and steps communities can take to prevent the spread and all town facilities are open by appointment only outside the open hours of 10:00 a.m. to 2:00 p.m.; Monday throug h Thursday. In accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G.L.c.30A, Section 20, all public meetings are being conducted remotely. The Governor’ s Order, which you can find posted on the Town’s website COVID-19 Information Center page, accessed through the Town Manager’s webpage allows public bodies to meet entirely remotely so long as reasonable public access is afforded so that the public can follow along with the deliberations of the meeting. Ensuring public access does not ensure public participation unless such participation is required by law. This meeting will feature public comment. For this meeting the Planning Board is convening by video conferencing via Zoom and FacebookLive as posted on the Tow n’s website identifying how the public may join. For Zoom meetings, please note that this meeting is being recorded and that some attendees are participating by video conference. Accordingly please be aware that other folks may be able to see you and tak e care not to screen share your computer. Anything that you broadcast may be captured by the recording. A. Burney then covered the ground rules for effective business and to ensure accurate meeting minutes. PUBLIC COMMENT: M. Allison inquired if “p ublic comment” should pertain to subject matters that were listed on the agenda or matters not listed on the Board’s agenda. Board discussion resulted in retaining the current process. ANR PLANS: 27 The Clearing- Michael Cooper, 43 The Clearing, is purchasing a small piece of property that currently houses a garage from Christopher Dobi, 27 The Clearing. The Zoning Board of Appeals issued a special permit dimensional variation to C. Dobi which allowed him to sell the aforementioned piece to M. Cooper, while still retaining the legality of his lot. P. Bertram made Motion to endorse the ANR Plan for 27 The Clearing, T. Cole Seconded, Roll Call Vote - T. Cole, aye; P. Bertram, aye; M. Brenner, aye; E. Torgersen, aye; M. Allison, aye. Vote passed 5-0. 524 Northfield Road - Ed McSweeney, Bray Ave 9 LLC, w ould be purchasing Lot A, 4 0,000 SF, from the current property owners, Mr. and Mrs. Brightman. T. Cole had concern that no feedback had been received from the Board of Health in the event the house on the remaining land had to update its septic system at some point in the future. E. McSweeney responded the ===PAGE 2=== Minutes 08.24.2020 Page 2 Board of Health Agent ha d viewed an approved perc test on both Lot A and the remaining Brightman property . E. McSweeney would be installing a new system on the Brightman property. P. Bertram made Motion to endorse the ANR Plan for 524 Northfield Road, T. Cole Seconded, Roll Call Vote - T. Cole, aye; P. Bertram, aye; M. Brenner, aye; E. Torgersen, aye; M. Allison, aye. Vote passed 5-0. 300 Holman Street West - Ed McSweeney, Bray Ave 9 LLC presented the plan. Lots 1 and 2 were previously approved by the Board. On tonight’s ANR Plan, Lot 3, 80,000 SF and Lot 4, 80,210 SF were being created with both having frontage on Holman Street. Lot 5 , 160,104 SF would have frontage on Northfield Road. To make Lot 5 possible, there w ould be an even land exchange between the property owners of 524 Northfield Road and 300 Holman Street West . This would be accomplished through the creation of Outlots B and C, each containing 34,791 SF; Outlot B would be used in creating Lot 5. P. Bertram made Motion to endorse the ANR Plan for 300 Holman Street West, T. Cole Seconded, Roll Call Vote - T. Cole, aye; P. Bertram, aye; M. Brenner, aye; E. Torgersen, aye; M. Allison, aye. Vote passed 5-0. PUBLIC HEARING: Northfield Road- see separate minutes 361 MASSACHUSETTS AVENUE: BrightFarms, Update - Pre-submission overview given by Sean O’ Neill, Applicant. BrightFarms is a producer of salad greens and looked at the property behind Wal-Mart and Hannaford on Massachusetts Avenue as a possible site for a greenhouse. BrightFarms anticipated employing approximately 60 individuals at this site. A preliminary MEPA filing has taken place. Test wells and bo rings have yet to take place. The service roadway would be an extension of the current Wal-Mart/Hannaford drive. The project would be in two phases. Phase 1 would include a 270,000± SF greenhouse with a 53,000 SF± head house. Phase 2 would be similar t o Phase 1, thereby doubling the facility and also t he number of employees. S. O’Neill attended a preliminary meeting with various Town officials to discuss the project. An easement w ould be provided on the easterly side of the site for public access to T own-owned land. The development of Phase 2 w ould be contingent upon the economy. An ANR Plan was tentatively scheduled for Board endorsement the same evening as the public hearing. 1325 MASSACHUSETTS AVENUE: M. Allison noted that at a recent Select B oard meeting the Town’s Building Commissioner/Zoning Enforcement Officer indicated that the applicant was in compliance with the earth removal permit granted for the site. (T. Cole requested this be an agenda item as he had received communication from an abutter.) Applicant/property owner Dan Proctor responded that he assumed there was a complaint that he had been working on-site later than the authorized earth removal hours of 8AM – 4:30PM. This took place on August 4 th which was the evening of the torn ado watch/warning and he was taking a dead tree down which was leaning against the house to preclude it coming down on the house . He stated he was running his exca vator, turned around and an abutter was on the property taking pictures. D. Proctor turned the equipment off and informed the abutter he was working on the house site, not the earth removal. He believe d it was approximately 4:40PM. T. Cole responded , that was one of the email concerns raised by the abutter. A. Burney read the subject email in to record. In the email, abutters Mr . & Mrs. Cliff Smith and Pam Anzaldi opined that D. Proctor was not adhering to what was agreed upon at the site plan meeting and the final meeting. Attached to the email was a letter from the same aforementioned indiv iduals addressed to Mr. Proctor which was also read into record. In that letter, they opined that D. Proctor had not fulfilled his responsibilities, e.g., building a six foot berm for the length of 150 feet. P. Bertram inquired as to the berm wording in the Board’s Decision. “The applicant shall install a four (4) to six (6) foot high seeded earthen berm from the eastern property line along the northern property line in lieu of the plantings originally proposed .” P. Bertram had the understanding that th e berm was to be constructed prior to any excavation and inquired if this could be confirmed from the meeting video. T. Cole also had a similar recollection. He would like to see the abutters’ concerns addressed , but went on to note that the Building Com missioner is the enforcement authority. A. Burney noted that the Conditions were from the Motion the Board took at the Hearing and if an issue was not specifically called out, it might not have been included in the Conditions. P. Bertram suggested in t he future the Board sign its Decisions during a meeting instead of having the Decision circulated for input and then Board members coming into the office to sign . The Board agreed this would allow for discussion of Decisions amongst the members during a m eeting. M. Allison remarked he had reviewed the video of the Board’s hearing and stated that the berm was to be constructed prior to any excavation. He went on to remark that the Board is to remain impartial and not show any favoritism, either to developers or to abutters. M. Allison felt the Board did everything it could to represent the abutters’ concerns during this project and stated it was now in the hands of the ===PAGE 3=== Minutes 08.24.2020 Page 3 Building Commissioner. P. Bertram felt it was important t hat the construction of the berm prior to any excavation should have been part of the Board’s Decision. A. Burney stressed that Decisions are listed on the Board’s agenda which allowed the Board opportunity for discussion. M. Allison and P. Bertram reque sted that m oving forward, individual Board Decisions be listed separately on the agenda, outside of “Director’s Items”. M. Brenner proposed that when a Decision c ame before the Board , members specifically ask each other if the requested changes were included in the Decision. A. Burney suggested another possibility would be for the Board to not vote to approve/disapprove a special permit/site plan approval after the close of the hearing. Once the hearing closed, the Board could discuss proposed conditions. A Decision would then be drafted, reviewed and discussed at the subsequent Board meeting and then voted at the following meeting. For site plan and special permits, after a hearing closes, the Board has 90 days to render its decision. D. Proctor noted this was not a normal spring and was very dry. He apologized that the 4 -6 foot berm was not constructed prior to excavation. He did note he had to construct an entrance way in order to get his trucks off the road. He stated he did not finish the berm due to a conversation with another abutter who had voiced concerns over the amount of trees that would have to come down for the berm; 26 trees came down to build the berm. He put a curve in the berm to try and keep a 100 - year oak tree from coming down. As abutters voiced displeasure with the curve, he straightened out the berm and consequently took down the oak tree. The berm had been constructed and needed to be loamed and seeded. M. Allison noted the Board w ould be working on streamlining its pro cess. D. Proctor announced this had been a painful, expensive process and he would never do this again in Lun enburg. He also asserted that the Board had been less then respectful in its treatment of him. M. Allison felt it was not within the Board’s pur view to single out this project and that it was in the Building Commissioner’s hands. Pan Anzaldi commented that in addition to contacting a Board mem ber she also contacted the Building Commissioner and the Select Board prior to its meeting the week of Au gust 17th. At that meeting, the Select Board Chair asked her if she had been contacted by the Building Commissioner. She responded that he had contacted her via email and informed her that he and A. Burney had conducted a site visit prior to receiving her letter. The Board planned to discuss the Decision process and standard Conditions at an upcoming meeting. ANR PLANS: Discussion of Process - T. Cole opined there should be more involvement with the Board of Health and the Conservation Commission prior to an ANR Plan being presented to the Board . A. Burney responded he would need to investigate what the Board ha d the right to require statutorily. For lots that ha d existing residences the Board could possibly require that the applicant provide a Board o f Health compliance that the Plan met the requirements of a Title V reserve area. If the land was vacant, he d id not know if the Board c ould legally require Board of Health approval prior to presentation to the Planning Board. The ongoing process of depa rtmental review prior to presentation to the Board was not commonly done in communities and was not required in the Rules & Regulations Governing the Subdivision of Land . Board endorsement d id not guarantee lot buildability. P. Bertram noted that if ther e was an existing dwelling on the property with a private well there would be required setbacks and it would also be important to ensure there was a potable water supply. M. Allison felt the Board had the leeway to make the State process more stringent. M. Brenner, after having recently attended a subdivision webinar, noted the Board is extremely limited in the reasons it could disapprove an ANR. A. Burney noted one of the requirements could be for the applicant to depict the reserve area for a Title V and certification from the Board of Health that the reserve area met the requirements for Title V. MINUTES APPROVAL: 08.10.2020- T. Cole made Motion to approve, M. Brenner Seconded, Roll Call Vote - T. Cole, aye; P. Bertram, abstained; M. Brenner, aye; E. Torgersen, aye; M. Allison, aye. Vote passed 4-0. COMMITTEE REPORTS: Storm Water Task Force- No meetings held. Agricultural Commission- Meeting scheduled for August 27th. TCP Building Design Committee- A concept was developed with the building divided into four areas; town, school, community and PACC. If the Boys & Girls Club was incorporated into the building, an addition would most likely be required. The Committee was reluctant to put an addition on the building. Open Space Ad Hoc Committee- The Committee was at full membership and met August 20 th. Moving forward, the Committee hoped to work with various boards/commissions/committees in implementation of the Open Space Plan. None of the Committee members expressed interest in serving on the Economic Development Committee and would inquire outside of the Committee. ===PAGE 4=== Minutes 08.24.2020 Page 4 The Committee reviewed the 250 Howard Street removal from Chapter and w ould recommend unanimously to the Select Board that the Town move forward with the purchase of the property. MRPC- No report. Meeting scheduled for September 3rd. MJTC- No report. Meeting scheduled for September 9th. Capital Planning Committee- No report. DIRECTOR’S ITEMS: 250 Howard Street, 61B Release - The offer for this 15± acre parcel was $50,000. One of the Master Plan goals was the preservation of open space. The Town recently purchased property to the south and purchase of 250 Howard Street would add to that open space. P. Bertram made Motion that the Board reco mmend the Select Board seek to purchase the parcel, M. Brenner Seconded, Roll Call Vote - T. Cole, aye; P. Bertram, aye; M. Brenner, aye; E. Torgersen, aye; M. Allison, aye. Vote passed 5-0. Master Plan- The Board anticipated seeing the Donahue contract for the population profile by the close of 2020. Rules & Regulations Governing the Subdivision of Land - Ongoing. Due to the full schedule for the Board’s September 14 th meeting A. Burney recommended the workshop be pushed off to October. T. Cole suggested possibly discussing a portion of the ANR process. MEETING SCHEDULE: September 14- ANR Plan, 452 Northfield Road ANR Plan, 237 Prospect Street Hearing Continuation, Northfield Road (scenic road) Public Hearing, Site Plan Approval, Bright Farms Workshop September 28 ONGOING ITEMS: Chapter 204, Stormwater and Storm Sewers- Will be submitted for fall special town meeting. LID Bylaw- P. Bertram opined there were ways to strengthen the current stormwater bylaw to incorporate some of the LID. She recommended the Board incorporate some of project narrative from the Westminster bylaw. ADJOURNMENT: P. Bertram made Motion to adjourn, T. Cole Seconded, Roll Call Vote - T. Cole, aye; P. Bertram, aye; M. Brenner, aye; E. Torgersen, aye; M. Allison, aye. Vote passed 5-0. Adjourned 10:27 PM. Documents used at meeting: Minutes, 08.10.2020 ANR Plans: 27 The Clearing 524 Northfield Road 300 Holman Street West 361 Massachusetts Avenue, Proposed Conditions Plan 250 Howard Street, Notice of Intent to Sell ======================================================================================== DOCUMENT : 2020-09-13-agenda-3571.txt BOARD : planning-board DATE : 2020-09-13 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-09-13-agenda-3571.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09132020-3571 ======================================================================================== ===PAGE 1=== /U76/U85/U78/U69/U78/U66/U85/U82/U71 /U80/U76/U65/U78/U78/U73/U78/U71 /U66/U79/U65/U82/U68 /U84/U79/U87/U78 /U79/U70 /U76/U85/U78/U69/U78/U66/U85/U82/U71 /U69/U109/U101/U114/U105/U99/U107 /U82/U46 /U66/U97/U107/U97/U121/U115/U97/U44 /U67/U104/U97/U105/U114 /U84/U101/U108/U58 /U40/U57/U55/U56/U41 /U53/U56/U50/U45/U52/U49/U52/U55 /U74/U111/U97/U110/U110/U97 /U76/U46 /U66/U105/U108/U111/U116/U116/U97/U44 /U86/U105/U99/U101 /U67/U104/U97/U105/U114 /U70/U97/U120/U58 /U40/U57/U55/U56/U41 /U53/U56/U50/U45/U52/U51/U53/U51 /U84/U104/U111/U109/U97/U115 /U87/U46 /U66/U111/U100/U107/U105/U110 /U74/U114/U46/U44 /U67/U108/U107/U46 /U57/U54/U48 /U77/U97/U115/U115/U97/U99/U104/U117/U115/U101/U116/U116/U115 /U65/U118/U101/U110/U117/U101 /U82/U111/U98/U101/U114/U116 /U74/U46 /U83/U97/U105/U105/U97/U44 /U77/U98/U114/U46 /U76/U117/U110/U101/U110/U98/U117/U114/U103/U44 /U77/U65 /U48/U49/U52/U54/U50 /U78/U97/U116/U104/U97/U110 /U74/U46 /U76/U111/U99/U107/U119/U111/U111/U100/U44 /U77/U98/U114/U46 /U77/U97/U114/U105/U111/U110 /U77/U46 /U66/U101/U110/U115/U111/U110/U44 /U80/U108/U97/U110/U110/U105/U110/U103 /U68/U105/U114/U101/U99/U116/U111/U114 NOTICE OF MEETING September 13, 2010 – 6:30 PM Ritter Memorial Building, 960 Massachusetts Avenue Lunenburg, MA Agenda ROLL CALL: MINUTES – APPROVAL: Sign 7-12-10, 7-26-10, 8-9-10 , Pubic Hearing Emerald Place at Lake Whalom 7-26-1 0 & 8-9-10, Executive 7-12-10, Executive 8-9-10 APPOINTMENT: 6:30 PM- Lunenburg Pet Care Center, Electric Avenue 7:00 PM- ANR- Camille LeBlanc, 1070 Northfield Road , Edmond Boucher, land surveyor NOTICES and COMMUNICATIONS: Zoning Board of Appeals Conservation Commission Building Permits Other COMMITTEE REPORTS MJTC MRPC MRPC Energy Advisory Committee DPW Building Committee Other PLANNING DIRECTOR’S REPORTS/NEW BUSINESS Subsidized Housing Inventory Green Community Task Force Eagle Heights Eagle House Other ===PAGE 2=== Agenda 9-13-10 Page 2 DEVELOPMENT STATUS REPORTS: Emerald Place at Lake Whalom Tri Town Landing Highfield Village- Extension Stone Farm Other UNFINISHED BUSINESS See above Planning Director’s Reports Development Status Reports Other MASTER PLANNING Workshop reminder DATA INFORMATION: Miscellaneous- folder MEMBER INFORMATION & ISSUES: October Meeting Dates Other OFFICE General Information EXECUTIVE SESSION: Litigation- O’Brien Homes Inc. ADJOURNMENT: Agenda/2010/9-13-10 ======================================================================================== DOCUMENT : 2020-09-14-agenda-4059.txt BOARD : planning-board DATE : 2020-09-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-09-14-agenda-4059.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09142020-4059 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147 ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgersen , Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant MONDAY, SEPTEMBER 14, 2020 6:30 PM MEETING & WORKSHOP AGENDA 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. The Town of Lunenburg, in response to the COVID-19 (Corona Virus) is currently following the guidance from the Lunenburg Board of Health, Massachusetts Department of Public Health and the CDC regarding the virus and steps communities can take to prevent the spread and all town facilities are open 10AM – 2PM and by appointment otherwise. In accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G. L. c. 30A, § 20, all public meetings are being conducted remotely. This meeting will be broadcast live through local access cable, on FacebookLive on the Public Access Facebook page (https://www.facebook.com/Lunenburg-Public-Access-Cable-157427270975305/) and will be able to be found on the LunenburgAccess YouTube channel within 24 hours after the meeting. The following information is also provided for members of the public that would like to participate in the meeting remotely: To Participate Remotely: From a computer, please use the link below to join the public meeting webinar: https://us02web.zoom.us/j/87401716921 or from a telephone, dial the toll free number (888) 475-4499 and enter Meeting ID: 87401716921 If you have not registered with Zoom you will be asked for your name and an e -mail address. Note: No participant ID is needed, just press # when asked. Telephone users may dial *9 to request to speak after joining the meeting. Computer and app users may use the “raise hand” feature to request to speak. 1. CALL TO ORDER 2. PUBLIC COMMENT 3. ANR PLANS: 237 Prospect Street 422 Mulpus Road 4. PUBLIC HEARINGS: Northfield Road (Common drive & scenic road) 361 Massachusetts Avenue, BrightFarms 5. DE MINIMIS CHANGE- Baker Brook, Tri Town Landing 6. MINUTES APPROVAL: 8/24/2020 8/24/2020, Northfield Road/Holman Street West 7. COMMITTEE REPORTS: Storm Water Task Force, Agricultural Commission, TCP Building Design Committee, Open Space Ad Hoc Committee, MRPC, MJTC, Capital Planning Committee 8. WORKSHOP: ANR Process Master Planning 9. MEETING SCHEDULE: 6:30 PM, Remote Participation until further notice September 28 October 26 10. PUBLIC COMMENT 11 BOARD COMMENT/CONCERNS 12. ADJOURNMENT ======================================================================================== DOCUMENT : 2020-09-14-agenda-4071.txt BOARD : planning-board DATE : 2020-09-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-09-14-agenda-4071.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09142020-4071 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147 ext 5 Tanner Cole, Vice Chair Fax: (978) 582-4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgersen, Member Land Use Director Adam R. Burney Administrative Assistant Marjorie J. Boggio Town of Lunenburg Public Hearing The Lunenburg Planning Board will hold a Public Hearing on September 14 , 2020, 6:35 PM, via Zoom video conference to hear and review applications for site plan approval and stormwater management special permit under Chapter 250, Section 8.4. and Chapter 20 4 respectively of the Code of the Town of Lunenburg for construction of a greenhouse for commercial production of salad greens, associated parking and roadway at 361 Massachusetts Avenue (Map 057, Parcel 0031), Lunenburg, MA. Owner is 351 Mass Ave, LLC, 133 Leominster-Shirley Road, Lunenburg, MA. Appli cant is MA Greenhouse LLC, c/o 1 Bridge Street, Suite 2 -004, Irvington, NY. Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA. In accordance with the Gove rnor’s Order Suspending Certain Provisions of the Open Meeting Law, G.L.c.30A, Section 20, all public meetings are being conducted remotely. This meeting will be broadcast live through local access cable, on FacebookLive on the Public Access Facebook page (https://www.facebook.com/Lunenburg- Public-Access-Cable-157427270975305/). The following information is also provided for members of the public that would like to par ticipate in the meeting remotely: To participate remotely: from a computer, please use the link below to join the public meeting webinar: https://us02web.zoom.us/j/87401716921 or from a telephone, dia l the toll free number (888) 475 -4499 and enter meeting ID: 87401716921 Dial by your location +1 929 205 6099 US (New York) 888 475 4499 US Toll-free 877 853 5257 US Toll-free Find your local number: https://us02web.zoom.us/u/kcsM87hVyc If the current State of Emergency is lifted and in -person meetings are permitted this meeting will be held on the same date and time in the Joseph Bi lotta Meeting Room, 2nd Floor Town Hall 17 Main St, Lunenburg, MA 01462 ======================================================================================== DOCUMENT : 2020-09-14-minutes-4059.txt BOARD : planning-board DATE : 2020-09-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-09-14-minutes-4059.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09142020-4059 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgerse n, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes September 14, 2020 Meeting Posted: Yes Time: 6:30 PM Roll Call conducted by Adam Burney, Land Use Director: Matthew Allison, present; Tanner Cole, present; Paula Bertram, present; Matthew Brenner, present; Erik Torgersen (left 10:05 PM), present. A. Bu rney prefaced the meeting with the following reading . In accordance with the requirements of the Open Meeting Law, please be advised tha t this m eeting is being recorded but not broadcast live due to technical difficulties. It will be available on the You Tube channel tomorrow. The meeting of the Planning Board is being conduc ted remotely. The Town of Lunenburg, in response to the COVID -19 (Corona Virus), is currently following the guidance from the Lunenburg Board of Health, Massachusetts Department of Public Health and the CDC regarding the virus and steps communities can take to prevent the spread. A ll town facilities are currently cl osed to the public with the exception of 10:00 a.m. to 2:00 p.m.; Monday through Thursday. In accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G.L.c.30A, Section 20, all public meetings are being conducted remote ly. The Governor’ s Order, which you can find posted on the Town’s website COVID-19 Information Center page, accessed through the Town Manager’s webpage allows public bodies to meet entirely remotely so long as reasonable public access is afforded so that the public can follow along with the deliberations of the meeting. Ensuring public access does not ensure public participation unless such participation is required by law. This meeting will feature public comment both and the beginning and end . For thi s meeting the Planning Board is convening by video conferencing via Zoom as posted on the Town’s website identifying how the public may join. For Zoom meetings, please note that this meeting is being recorded and that some attendees are participating by v ideo conference. Accordingly please be aware that other folks may be able to see you and take care not to screen share your computer. Anything that you broadcast may be captured by the recording. A. Burney then covered the ground rules for effective business and to ensure accurate meeting minutes. ANR PLANS: 237 Prospect Street- M. Allison noted letter from the Building Commissioner stating this w as not a building lot. The Plan took a parcel of beachfront property and split it in two. One of the p arcels to be deeded to property across the street to provide lake access. P. Bertram made Motion to approve the ANR Plan for 237 Prospect Street, T. Cole Seconded, Roll Call Vote - T. Cole, aye; P. Bertram, aye; M. Brenner, aye; E. Torgersen, aye; M. Allis on, aye. Vote passed 5-0. 422 Mulpus Road- Both the property owner Donald Solovei and his representative Steve Marsden of Marsden Engineering were present. Perc testing had been done for the existing home and the four new frontage lots. The plan was re vised to 9-9-2020 per request of the Bui lding Commissioner to show shed offset s. T. Cole made Motion to approve the ANR Plan for 422 Mulpus Road, P. Bertram Seconded, Roll Call Vote - T. Cole, aye; P. Bertram, aye; M. Brenner, aye; E. Torgersen, aye; M. Al lison, aye. Vote passed 5-0. ===PAGE 2=== Minutes 09.14.2020 Page 2 PUBLIC HEARINGS: Northfield Road - See separate minutes . P. Bertram made Motion to approve the application for common drive and scenic road on Northfield Road, property formerly part of 300 Holman Street West, and 524 Northfield Road, M. Brenner Seconded for discussion. Approval would be contingent on the applicant adhering to the plan submitted and approved this evening. Roll Call Vote- T. Cole, aye; P. Bertram, aye; M. Brenner, aye; E. Torgers en, aye; M. Allison, aye. Vote passed 5-0. 361 Massachusetts Avenue, BrightFarms- See separate minutes. DE MINIMIS CHANGE: Baker Brook, Tri Town Landing - There was a fire hydrant and water main extension located on the southeast side of the building under construction. With the re location of the connection to the northeast side of the building, the additional hydrant and extension were no longer necessary and they wanted to remove it. The Fire Chief reviewed the request and had no issue with the hy drant removal. T. Cole made Motion to approve the De Minimis Change for Baker Brook, Tri Town Landing, P. Bertram Seconded, Roll Call Vote - T. Cole, aye; P. Bertram, aye; M. Brenner, aye; E. Torgersen, aye; M. Allison, aye. Vote passed 5-0. MINUTES APPROVAL: 08.24.2020- P. Bertram made Motion to approve, T. Cole Seconded, Roll Call Vote - T. Cole, aye; P. Bertram, aye; M. Brenner, aye; E. Torgersen, aye; M. Allison, aye. Vote passed 5-0. 08.24.2020, Northfield Road/Holman Street West - P. Bertram made Motion to approve, T. Cole Seconded, Roll Call Vote - T. Cole, aye; P. Bertram, aye; M. Brenner, aye; E. Torgersen, aye; M. Allison, aye. Vote passed 5 -0. COMMITTEE REPORTS: Storm Water Task Force- No report. Agricultural Commission- Commission at full membership. Worked on letter regarding animal complaints. Farmers’ Market will conclude for the season on October 11th. TCP Building Design Committee - Various organizations in Town expressed interest in occupying space in the building. The Committee hoped to have an article ready for fall special town meeting. T. Cole opined that special town meetings aren’t as well attended and as the Board’s representative to the Committee, he sought feedback from the Board. If an article w as approved at special town meeting it would most likely require a ballot vote and a special election would have to be called for a debt ex clusion to fund the project. Board members felt there would be better attendance at annual town meeting. Neither would a special election be required as there would be spring annual election. Additionally, architectural plans were not firm at this time. If the Committee planned on going to fall special town meeting, an article would have to be finalized at its next meeting. Board members voiced various concerns which T. Cole would bring up to the Committee. Open Space Ad Hoc Committee- Meeting scheduled for September 22, 2020. MRPC- Meeting held September 3, 2020. MRPC provided update on conservation mapping in Town. The Conser vation Commission received a grant to put small maps at trail intersections. MJTC- Meeting held September 9, 2020. Discussed master planning services provided. MA DOT communicated the shared streets and spaces grant program. The program provided gran ts i n quantities of $5,000 – $300,000 for quick build projects relating to mitigating COVID issues in towns, e.g., projects that would provide for social distancing such as walking paths, enhancing ability for sidewalk dining. Projects needed to be submitted by September 29, 2020. Capital Planning Committee- No report WORKSHOP: ANR Process - Frontage and access are the two key elements for approval of an ANR Plan. There is no requirement for conformance with other laws. A. Burney spoke with other commu nities to see how their process compared with Lunenburg’s and he also conferred with Town Counsel. If the Board approved a plan that made someone’s septic system noncompliant ; that would be an enforcement issue for the Board of Health through the Title 5 process. If it so desired, The Planning Board had the authority to add a Board of Health requirement to the ANR process. The Board viewed two drafts of the process. T. Cole was concerned with a homeowner dividing land and then discovering they should ha ve taken into consideration land that should have been retained for a septic system. He was of the opinion that the Board of Health should sign off on a Plan prior to its submittal to the Planning Office. P. Bertram recommended that the ANR process require that septic system, reserve area, and wells ===PAGE 3=== Minutes 09.14.2020 Page 3 be indicated on a Plan that had an existing dwelling ; also that the approval contain a statement that the land division did not necessarily comply with Board of Health requirements. A public hearing w ill be scheduled for the end of October to amend Ch. 325, Subdivision Regulations, §325 -3.2. Plan believed not to require approval . T. Cole inquired if an applicant requested a waiver for items required in the submittal and the 21 -day time clock had commenced, how the waiver would affect that time clock. A. Burney responded t he time clock would continue without interruption. Discussion was had on whether or not applicants needed to file the Plan with the Reg istry of Deeds within 14 d ays as specified in the current process . P. Bertram inquired what would happen if a Plan was not recorded and there was a zoning change subsequent to the Plan’s endorsement . A. Burney responded that there was a three -year zoning freeze from the date the Plan was endorsed. If the Plan was recorded after the three year zoning freeze, current zoning would apply. A. Burney will make changes to the draft for Board discussion at the next meeting. Master Planning- Tabled to next meeting. MEETING SCHEDULE: September 28- BrightFarms October 26- BrightFarms ADJOURNMENT: P. Bertram made Motion to adjourn, T. Cole Seconded, Roll Call Vote- T. Cole, aye; P. Bertram, aye; M. Brenner, aye. Vote passed 3-0. Adjourned 10:21PM Documents used at meeting: Minutes: 08.24.2020 08.24.2020, Northfield Road/Holman Street West ANR Plans: 237 Prospect Street 422 Mulpus Road Tri Town Landing, Request for De Minimis Change §325-3.2., DRAFT ======================================================================================== DOCUMENT : 2020-09-14-minutes-4071.txt BOARD : planning-board DATE : 2020-09-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-09-14-minutes-4071.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09142020-4071 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, M ember Lunenburg, MA 01462 Erik Torgerse n, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing BrightFarms, 361 Massachusetts Avenue September 14, 2020 Roll Call conducted by Adam Burney, Land Use Director: Matthew Allison, present; Tanner Cole, present; Paula Bertram, present; Matthew Brenner, present; Erik Torgersen, present. Meeting Posted: Yes Time: 7:02 PM The Hearing , via Zoom video conference, was to hear and review applications for site plan approval and stormwater management permit under Ch. 250, Section 8.4. and Chapter 204 respectively of the Code of the Town of Lunenburg for construction of a greenhouse for commercial production of salad greens, associated parking and roadway at 361 Massachusetts Avenue (Map 057, Parcel 0031), Lunenburg, MA . Owner was 361 Mass Avenue LLC, 133 Leominster Shirley Road, Lunenburg, MA. Applicant was MA Greenhouse LLC, 1 Bridge Street, Suite 2-004, Irvington, NY. Presentation given by Sean O’Neill on behalf of BrightFarms LLC (hereinafter BF). Survey elements for the plan have been hard to obtain due to high demand of surveyors. BF hoped to have those numbers available as soon as possible. This evening BF hoped to answer any Board question s and gather a list of what needed to be assembled. Site walks were held with the Conservation Commission and the Chair of the Open Space Committee. Discussion was held with both regarding a trail to connect two pieces of Town owned open space land. BF anticipated conveying 1.5± acres to the Town to connect those sites. The Building Commissioner ’s review noted a one-story unlimited allowable area building would be allowed only if the most fire resistant construction was utilized and if the building was surrounded and adjoined by public ways or yards not less than 60 feet in width. If these conditions were not met, the height and area of the building would be reduced . The Fire Department’s review noted the proposed 20 foot gravel access road would n ot be acceptable for fire apparatus to turn around and an all -weather driving surface would be required to support the load of the fire apparatus. BF proposed two paved turnarounds on either side where the two buildings would join. There would also be a hard-packed gravel drive encircling the buildings, which would meet up with the two paved turnarounds. BF anticipated a decrease in impervious surface by reducing the width of the access drive and the width of the parking spaces. P. Bertram asked the distance from the parking area to the detention basin – 60 feet. She also inquired where the specifications are in the MA Stormwater Handbook for BF’s specific detention pond design. There would be a catch system for harvesting rainwater for growing the gre ens. BF would also be applying to the Lunenburg Water District for an expansion of its withdrawal permit. ===PAGE 2=== Minutes BrightFarms, 361 Massachusetts Avenue Pg 2 A project review was in process by Jeffrey Walsh, Graves Engineering, Inc. (GEI). The ongoing review was considered preliminary due to the status of the site design. A large quantity of additional information would be required. GEI was als o requested to review for the Sewer Commission. GEI noted a culvert would be needed under the access drive. P. Bertram asked for detail on the black -out curtains and the impact to neighbors. Specifications would be provided. M. Allison brought up that the Impact Report for traffic noted a one -hour shift overlap from 12 – 1 PM. This would require full park ing to accommodate that overlap. BF will research. BF noted a MEPA (Massachusetts Environmental Policy Act) filing was being prepared. BF would need a highway access permit. T. Cole made Motion to continue the Hearing to September 28th, 6:35 PM, P. B ertram Seconded, Roll Call Vote- T. Cole, aye; P. Bertram, aye; M. Brenner, aye; E. Torgersen, aye; M. Allison, aye. Vote passed 5-0 Hearing recessed 8:00 PM. Documents used at meeting: Site Plan dated 08.24.2020 ======================================================================================== DOCUMENT : 2020-09-28-agenda-4088.txt BOARD : planning-board DATE : 2020-09-28 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-09-28-agenda-4088.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09282020-4088 ======================================================================================== ===PAGE 1=== Planning Board Meeting1. ======================================================================================== DOCUMENT : 2020-09-28-minutes-4088.txt BOARD : planning-board DATE : 2020-09-28 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-09-28-minutes-4088.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09282020-4088 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, M ember Lunenburg, MA 01462 Erik Torgerse n, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing BrightFarms, 361 Massachusetts Avenue September 28, 2020 Roll Call conducted by Adam Burney, Land Use Director: Matthew Allison, present; Tanner Cole, present; Paula Bertram, present; Matthew Brenner, present. Absent: Erik Torgersen Meeting Posted: Yes Time: 6:42 PM The Hearing continuation, via Zoom video conference, was to hear and review a pplications for site plan approval and stormwater management permit under Ch. 250, Section 8.4. and Chapter 204 respectively of the Code of the Town of Lunenburg for construction of a greenhouse for commercial production of salad greens, associated parking and roadway at 361 Massachusetts Avenue (Map 057, Parcel 0031), Lunenburg, MA . Owner was 361 Mass Avenue LLC, 133 Leominster Shirley Road, Lunenburg, MA. Applicant was MA Greenhouse LLC, 1 Bridge Street, Suite 2-004, Irvington, NY. Presentation given by Sean O’Neill on behalf of BrightFarms LLC (hereinafter BF). He addressed various concerns brought forth at the initial hearing of September 14, 2020. Parking would increase from 49 to 50 parking spaces. Even though there would be a total of 60 workers, they would work four 10 -hour shifts so 50 spaces would be sufficient. BF had been in communication with the Fire Department regarding fire hydrants. One of the Board concerns was the view of the site from abutting residential properties. A site profile was presented showing the view of the grade change from abutting residences to the greenhouse. BF would prefer not to do any special plantings as there would be 100 – 150 feet from the parking area to the lot line with vegetation. P. Bertram noted that she would want a description of the vegetation and how much would remain. A Proposed Conditions Exhibit was viewed which included the location of the two proposed hydrants requested by the Fire Department, the updated parking layout, the 1.5 acres wh ich would be conveyed to t he Town for access to Town -owned open space , and the limit of grading on the east side of the site. The wetland mitigation area was increased 2:1 at the request of the Conservation Commission. Impervious pavement to the site was decreased in both the access/egress and the parking area. BF submitted to MEPA (Massachusetts Environmental Policy Act) a draft filing for pre -review around three weeks ago. BF could not yet file for MEPA as MEPA had not determined how it wanted a green house gas analysis. A highway access permit from the State would be required; therefore MEPA would also be required. BF wanted to begin clearing the site while working on MEPA review. Once BF obtains a stormwater permit and files for an EPA stormwater p ermit, BF could then begin clearing the site, stopping short of grubbing while waiting for MEPA. Pat Kelly, 117 Chase Road - Inquired about hours for shipping/receiving and the loading dock on the rear of the building. BF responded that trucks would dep art the site around 5 AM and return during the PM. She also inquired as to the extent of any outside lighting. ===PAGE 2=== Minutes BrightFarms, 361 Massachusetts Avenue Pg 2 P. Bertram made Motion to continue the Hearing to October 26, 2020, 6:35 PM, M. Brenner Seconded, Roll Call Vote - T. Cole, aye; P. Bertram, aye; M. Brenner, aye. Vote passed 3-0. Hearing recessed 7:22 PM Documents used at meeting: Proposed Conditions Exhibit dated 09.28.2020 Proposed Site Profile Exhibit dated 09.28.2020 ======================================================================================== DOCUMENT : 2020-10-26-agenda-4060.txt BOARD : planning-board DATE : 2020-10-26 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-10-26-agenda-4060.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10262020-4060 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147 ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgersen , Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant MONDAY, OCTOBER 26, 2020 6:30 PM AGENDA 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. The Town of Lunenburg, in response to the COVID-19 (Corona Virus) is currently following the guidance from the Lunenburg Board of Health, Massachusetts Department of Public Health and the CDC regarding the virus and steps communities can take to prevent the spread and all town facilities are open 10AM – 2PM and by appointment otherwise. In accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G. L. c. 30A, § 20, all public meetings are being conducted remotely. This meeting will be broadcast live through local access cable, on FacebookLive on the Public Access Facebook page (https://www.facebook.com/Lunenburg-Public-Access-Cable-157427270975305/) and will be able to be found on the LunenburgAccess YouTube channel within 24 hours after the meeting. The following information is also provided for members of the public that would like to participate in the meeting remotely: To Participate Remotely: From a computer, please use the link below to join the public meeting webinar: https://us02web.zoom.us/j/84003613088 or from a telephone, dial the toll free number (888) 475-4499 and enter Meeting ID: 84003613088 If you have not registered with Zoom you will be asked for your name and an e -mail address. Note: No participant ID is needed, just press # when asked. Telephone users may dial *9 to request to speak after joining the meeting. Computer and app users may use the “raise hand” feature to request to speak. 1. CALL TO ORDER 2. PUBLIC COMMENT 3. APPOINTMENTS: 233 Lancaster Avenue, Potential Common Drive ANR PLAN: 361 Massachusetts Avenue 4. PUBLIC HEARINGS: 361 Massachusetts Avenue, BrightFarms (cont’d from 9/28) Rules and Regulations Governing the Subdivision of Land- Amend Section 325-3.2. 5. BOARD REPRESENTATION: TCP Building Committee Capital Planning Committee 6. SPECIAL TOWN MEETING: Stormwater Bylaw Warrant Article 7. ECONOMIC DEVELOPMENT COMMITTEE: Reassess Membership 8. MINUTES APPROVAL: 9/28/2020 9/28/2020, BrightFarms, 361 Massachusetts Avenue 9. COMMITTEE REPORTS: Storm Water Task Force, Agricultural Commission, TCP Building Design Committee, Open Space Ad Hoc Committee, MRPC, MJTC, Capital Planning Committee 10. DIRECTOR’S ITEMS: 360 Flat Hill Road- Right of First Refusal Master Planning 11. MEETING SCHEDULE: 6:30 PM, Remote Participation until further notice November 9- workshop November 17- Special Town Meeting, 7:00 PM, MSHS November 23 ? 12. PUBLIC COMMENT 13 BOARD COMMENT/CONCERNS 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2020-10-26-agenda-4061.txt BOARD : planning-board DATE : 2020-10-26 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-10-26-agenda-4061.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10262020-4061 ======================================================================================== ===PAGE 1=== TOWN OF LU NENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147 ext 5 Tanner Cole, Vice-Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgersen , Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Town of Lunenburg Public Hearing The Lunenburg Planning Board will hold a Public Hearing on October 26, 2020, 6:35 PM, via Zoom video conference to make alterations to Code of the Town of Lunenburg, MA, Chapter 325, Subdivision Regu lations, Article III, Procedure for Submission and Approval of Plans, Section 325 -3.2. Plan Believed Not To Require Approval and a portion of Section 325 Schedule O, Forms . Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA. In accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G.L.c.30A, Section 20, all public meetings are being conducted remotely. This meeting will be broadcast live through local access cable, on FacebookLive on the Public Access Facebook page (https://www.facebook.com/Lunenburg-Public-Access-Cable- 157427270975305/). The following information is also provided for members of the public that would like to participate in the meeting remotely: To participate remotely: from a computer, please use the lin k below to join the public meeting webinar: https://us02web.zoom.us/j/84003613088 or from a telephone, dial the toll free number (888) 475-4499 and enter meeting ID: 84003613088 Dial by your location +1 929 205 6099 US (New York) 888 475 4499 US Toll-free 877 853 5257 US Toll-free Find your local number: https://us02web.zoom.us/u/kdKYhBWJVM If the current State of Emergency is lifted and in -person meetings are permitted this meeting will be held on the same date and time in the Joseph Bilotta Meeting Room, 2nd Floor Town Hall 17 Main St, Lunenburg, MA 01462