All right. Good evening everyone and welcome to this our de our Monday December 15th 2025 meeting of the Lunberg planning board. Um this is a
different from our usual meeting cadence that we did to kind of accommodate needs during the holiday season where we weren't going to meet right before Christmas. Um we are here at the uh beautiful
I'm off tonight. We're here um at the Bilada meeting room in our beautiful town hall. If you want to join us tonight and you're watching online, you can either log in with Zoom. You can use your phone or you can use your um the
computer to do that. Instructions for both of those are on our agenda on the town website or you can drive on down here. Um, this meeting is being recorded and that's all we have to say to get going.
I will open uh with see if this Oh, I should say that you see two of us up here on stage, myself and Mr. Adam Bernie. Miss Amanda Reid is attending remotely. She is there, correct? Yeah. Okay, great. I don't see it on the back screen, so I have that momentary panic,
but it's a different display. Not a problem. >> I don't know what happened to it. >> No, don't worry about it. So, we do have quorum at three members tonight. And rock and roll. Do we have any board comment? Nope.
hearing none. Uh, Miss Reed, can I ask you to check in to make sure that we can hear you okay tonight? >> I'm here and I don't have any comment. >> Wonderful. Okay. Um, let's see. So, that moves us on to chair
and director's reports. Uh, we do have Mr. Richard Harris with it, our interim land use director. But I will hit our chair's report first. And good golly, do we have news tonight, my friends.
Um uh after much waiting and much searching, we have a town planning and economic director incoming. Starting in early February, Mr. Steve
Wallace from Sterling. He's currently the planner in Sterling, will be joining us as Lunberg's planning, director of planning and economic development. That's the new title we voted in at town meeting. Um, Mr. Wallace, it comes very
well regarded from both fellow planners that I've spoken with as well as other government officials I've spoken with who have worked with him. Um, he's going to be a great asset to the town. has a ton of experience and
we're going to get a lot done. I am looking forward to it. I do want to inform the board and the public as well that one thing that really stood out to me just during interviews and speaking with Mr. Wallace is his view that
communicating with the public about changes is key. And it is um people don't automatically understand land use and so having the ability and desire to communicate that proactively and effectively is a wonderful thing for
Lunberg and I know shares the board's view. Secondly, I do want to say that last Wednesday the master plan steering committee officially wrapped they had their well I say their final meeting.
They'll have one more meeting upcoming sometime in the future for minutes approval and to button up those details. But the work of the master plan steering committee is done. Now what that means from here is uh the
contractors we've hired will they have gotten all the info from the town in many ways coordinated by the steering committee and they will be bring putting it all together. They've they have their drafts. They're going to be putting together the final draft of the master
plan that will come to the planning board in the new year for us to review. And if all goes well, approve. >> I can't hear Matthew. >> Oh, you can't hear me. Okay. H
>> I can't Zoom. >> I am. So, what do I do? And >> is your microphone but it's usually in the booth. So they do they have their mic off? >> We hear you now. At least I do. >> Okay. Can you hear me now?
>> Yes. >> Great. Okay. Wonderful. >> We heard Steve Wallace and then you started master plan committee and about two sentences in it went out. >> All right. Thank you.
Okay. Well, so the master plan steering committee has wrapped um and what's going to happen from there is the our consultants have all the info they need and they've been drafting all
these concepts and going back and forth with the committee with planning with other groups and now they're taking everything that they've gotten the thumbs up on and they're putting it together into the final master plan document. doument. It will come to the planning board. Assuming we're happy
with it, we give it our thumbs up and vote it in in the new year and we will have a new master plan for the town. The document that kind of sets our direction for the next 10 plus years. Very excited. Um, the hard work's done. And to that
end, I want to take a moment to thank several people by name and others by role because this is a big deal and I want to really make a point of how big a deal this is. Uh, Lee, we've talked about this before, but I'm just saying it
publicly in the meeting as well. I do want these names included in the minutes for the meeting because I want I want a record saying thank you. I worry I'm going to miss some people by name. If I do, let me know. I will
rectify that, but I've checked with the previous uh committee chairs of the master plan steering committee. But I do want to thank the members of the master plan steering committee that have been meeting over the past three years and
that would be Kim Duffy, Anthony uh Tony Scalbrrini, Josie Gilchrist, Tim Wilsmer who is also on the planning board, Glenn Mloud, Gerald Reid, Emily Young, Teddy Ducet, Sandrea Harp, David Neos, Mike
Rup, Deb Lincoln, Amanda And Moore, Evan Waters, Karen Manard, Dick Mayu, Lou Franco, Carol Archinbal, Richard Burch, and Pete Lincoln who have
all participated as members of the master plan steering committee. The planning board composition has changed during those years as well. and from the RFP process to today. I also want to thank Amanda Reid,
Adam Bernie, Tim Wilsmer, who is on the board as well, Matthew Allison, Tanner Cole, and Paula Bertram for their contributions to this process to get us done. I also want to take a I'm not going to do them by name because that that would
get a little silly, but every member I want to say thank you to every member of every board and committee in town that that reach that when you were reached out to you gave feedback to the master plan steering committee at various
points in the process. I want to thank every department head and other town employee who also gave feedback either to the master plan steering committee or in meetings with our consultants. I want to thank every member of the
public uh be they private individuals or business owners who farmers as well uh who filled out s who filled out the surveys who attended public info sessions who emailed anyone
on the committee who stopped us at the store or had a conversation in any other venue. um for people from the town. I just want to point out this is hundreds and hundreds of individuals at this point who gave direct feedback into the master
planning process and we are deeply grateful. That's what makes sure that the final document does reflect the will of the people of the town. So we are very grateful for everyone who's chipped in over three years.
We can rest. we can rest easy now and now it's up to our consultants. Um we worked with a trifecta of consultants. Overunder is the main uh you can think of them like the general contractor that we were working with in this process but they're not the only ones who have
contributed um in Associates and RKG have also lented some of their specific specialty and expertise to our master planning process. They have all that data now. they they've had those discussions. Now they're putting it into a pretty form to
come back to the planning board. Thank you again to everyone and thank you to our audience here tonight who listened me listen to me talk and list names for about 7 minutes. I appreciate it. Um,
I do want to let people who uh the if if you're here tonight for 30 Summer Street, they which is a listed public hearing, they have requested an extension. They're waiting on or uh yeah, they requested a continuence. They're waiting
on peer review and so we will not be that public hearing will be continued. We're not going to be discussing it tonight. Um, all right. I believe that is everything from the chair's report.
Do we have anything on the director's side? >> No. >> Nope. All right. Great. In that case, that is our reports and I will move us on to our immediate
business. First of which is we have an approval not required. It's always a funny name. Um an ANR for 222 West Townsen Road. >> Mhm. >> So we don't need to open that formally,
but uh we have a representative here for 222. Correct. So, please come on up or we would normally have you come on up, introduce the ANR to us quickly and then we'll talk about it as a board. We have all our files.
>> Great. So, come on up. Give your name the relevant we know it's for 222 West Towns in Take it away. >> Sure. Mike Blood, MSB property management. Uh we've put forth the ANR lot to subdivide the existing property. uh leaving the existing house and
breaking off two lots on each side of the parcel. All right, great. Uh I turn planning board. We have um we have these files in our in uh open gov
and I'm giving a look see now So, this is which law, what is the uh new division? I'm just looking at the plan quickly, but I have at an angle. It's a little hard for me to see on my screen. I apologize. Um, how many lots is this? This is one lot
being divided into five, >> correct? Five. >> Great. I have the plan. >> Yep. You know, I can now that I have my bearings. >> It It helps that when I finally looked at it, I saw proposed in the houses I was assuming that were there that
confused me. That's not a plan issue. That's a my own ability to read. Okay. I turn to the board. And uh do we have any questions? Uh I don't see a board of health compliance letter for
lot three indicating that there is adequate reserve area just a oh it's an approved septic design. So that's um with the ANR u and I'll say this to the public as well. We'll bring up concerns we might see ask some
questions. They don't necessarily factor in what we can actually consider legally as a board when endorsing an ANR is very limited. But we will ask sometimes ask questions of the applicant because what we don't want to do is we don't want to put you
in a situation where you think you know what you're doing. you go forward and it turn we've had applicants full engineering work come in and then come back later and go oops we didn't know about X and we'd rather save you the work
>> is lot three a tear down >> uh nope but all the septic permits and designs were submitted uh last week and I was told that they were being approved >> okay I'm just confused because the septic design for lot three shows a
proposed osed home and it shows a new system. >> So the exist the existing home has a failed system and it's got going to be getting a new one, but the existing home is the plan is not to tear it down. It's replace the existing septic. >> Okay. It just it visually it doesn't
appear to be the same home and it doesn't appear to have the same setback. >> Okay. So, I just just a a caution on that because it's not adding up um what's shown on
lot three. I mean, the lot lines look the same. It just says proposed home. >> I kind of don't. >> Do you mind if I take a look or >> No, no, no. >> Okay. >> Do you have a picture of the whole So lot three is the existing house, >> correct? Yeah.
>> So I, you know, to me, I don't care if you tear it down or not. That's your business. You're, I assume, purchasing it. Um, I will note that we do have a demo delay bylaw in town. If it's older than 75 years old, you'd need to
go through that process. Um, the other note that I will make is you have five lots here. You're going to disturb well well over an acre in totality. So, you'll need a storm water permit. I would recommend storm water permits for
each lot individually so that you can close one out, sell the home, and move on to the next one. Uh, it will be easier if you go about doing a storm water system that covers all five lots. I will insist on as part of that permit
a homeowners association and recorded docs that covers easements, maintenance, long-term care, that kind of thing. Okay. All right. Great. Um I was going to I was going to ask about
uh if board of health has been reached out to, but it that's been covered in this discussion thoroughly. So, um, Amanda, if you have anything, if you have any questions or feedback, do let us know. Uh, Richard, do you have
anything for us? >> No, I think Adam took care of everything. >> Yep. There we go. All right. Um, with no concerns brought up by the board
that that are the kind of thing we worry ourselves about for endorsing an ANR, I would uh ask if we have a motion such as to endorse the ANR for 222 West Townson Road. >> So moved. >> Second.
>> Moved and seconded. All votes tonight do have to be roll call because we're a hybrid meeting because we have members that are hybrid. Um Amanda, I'll go to you second every time just so you're uh just so you can time it. Mr. Bernie.
>> Bernie I. >> Miss Reed >> I. >> And an I for myself. >> Great. All right. >> You're all set. We'll sign uh Adam and I will sign the myar before we l before we leave tonight, but we can't give it to you because we do need that third signature on it.
>> Sounds good. >> Okay, great. Thank you. That is the ANR for 222 West Townsend Road. Next on our agenda would be would be the public hearing for uh the continued
public hearing for 30 Summer Street. Um now we are waiting on peer review. They've asked to continue that. Do we need a vote on continuing? Could I have a motion such as to continue the public
hearing for the uh for the storm water permit and site plan approval for do we we don't need to do the special permit because that hasn't been opened yet. >> No, we'll need an additional extension. >> Okay.
>> So moved. >> Second. >> Moved and seconded. Uh Mr. Bernie >> I >> Miss Reed >> I >> and an I from myself. Great. Next up we have >> uh before we move on I am just going to
note that I won't be here on the 5th. They need all four members for some of those permits. It may be worth reaching out to them >> sooner rather than later notifying them of that. >> Yet Lee, thank you. Great.
Um, okay. Next up would be zero would be for zero reservoir road, we have a storm water permit. >> Matthew, >> yes. >> Uh, just before we go to that that one,
since Adam will be there on the 5th, can we confirm that you and Manda and Adam at least will be there on the next meeting date? >> The 19th. >> The 19th. Um, I will certainly be there. Will you? >> I'll be there. Yeah.
>> That's not a holiday, is it? >> Is it? I have no idea. Now you've got me wondering. I think it is. >> It is. >> I believe that's Martin Luther King weekend. >> Yeah. >> Are you doing the thing where you're asking a question you already know the
answer to, Richard? >> No, I'm suspecting things. I'm not certain, though. >> Okay. >> Being retired, you kind of forget about the holidays. We could we could reschedu to the 26th. I should be available that evening as well. >> Yeah. Okay. And I think we'll
>> Yeah, I think we will look at rescheduling to the 26 so that >> we don't go too long. I mean otherwise that's real sparse without meetings >> and and perhaps Lee can reach out to Tim tomorrow and confirm that Tim can be
there on 26th. >> Yeah. Great. Okay. All right. Um, Amanda, do are you ready to open this uh public hearing or I have the text if uh you don't have a handy?
>> Nope. I got it for Zero Reservoir Road. >> Yep. >> Okay. Uh, the Lunberg Planning Board will hold a public hearing on December 15th, 2025 at 6:05 p.m. Town Hall 17 Main Street, Lunberg, Mass to hear and
review an application for storm water permit pursuant to 204-1 of the code of the town of Lunberg by Justinair for the proposed residential development consisting of four single family homes. Subject property
information. The location is Zero Reservoir Road, Assessor's Map 137, parcel number 38. The owner is Mary C. Coburn at 998 Reservoir Road in Lunberg, Mass 01462.
You can view materials online at Lunenberg.gov.com/arch openggov.com/arch with the record ID PBSW-25-5 via an email request to the planning office planning at lunenbergmma.gov or in person at the planning office at
960 Mass Avenue in Lunenburgg. >> Great. Thank you, ma'am. And take it away. So for the record, Justin McCarti engineering here tonight on behalf of SDP Realy Trust, excuse me, the respective owner applicant for the
parcel. I believe sent I believe the GIS hasn't been updated with the transfer of the piece of land we're talking about tonight. So to orient the board, we're looking at the intersection of Goodrich Street and Zero
and Zero Lemonster Road. So the total size is approximately 9.5 acres. We're looking to subdivide this into four single family lots. We have the three on the upper end of the plan as shown with a common driveway at the intersection of
Goodrich and Reservoir Road. And then we have the fourth lot which is by itself on the lower right hand side of the page uh adjacent from the wetlands in the middle that bicep the property. So as I said we're looking for single family
lots. This has been designed to meet the Wunenberg storm rags. In regards to the 90% TSS and the 60% phosphorus by treating the 1-in wire quality volume per your rags, I'd like to make note to
the board that under the Massachusetts Storm Handbook that this project is exempt from the storm standards as it's for single family homes that discharge to a non-critical area. But again, the board's seen this multiple times in
front front of them from us. Same design. We have our driveways which go to PEON diaphragms. I'm going to talk about W for first which is the one on the lower right hand side. Driveway to a POE diaphragm. That diaphragm is acting
as our BMP treatment meeting the required TSS and phosphorus removal. And then that discharges into the exist existing swale that then goes to the wetland system. The slots serviced by driveway town water and septic. Septic
testing has been done and a septic design was submitted and approved by the board of health for lot 4. As for lots 1, two, and three, which are the main body of the plan, again, we have a common driveway with associated grading. The driveways do go to a Keystone
diaphragm which is located on the shoulders of the common drive and is directed to a rain garden located at the intersection of Goodrich and Reservoir and the common driveway there in green on the plan.
The other small green area that's between the two lots is an additional rain garden to help mitigate the storm runoff coming from the site. Again, these have been sized adequately. Drain analysis was done, submitted. I know at
this point we don't have peer review done. So, TBD on Graves to review it. >> Again, these three houses will be serviced by town water septic and each house does have a dry well that is sized adequate for the rooftop runoff.
testing hasn't been done on the three watch yet as the proposed grade and existing grade there's such a discrepancy that we'd have to get closer to grade first and then we can conduct testing for the septics. So at that time
we'll go out we'll conduct the septic testing and then we'll submit those to board of health for review and approval. I think with that no conservation as part of this project all our grain is located outside the 100 foot buffer zone. So, as of right now, we're just in
front of the board for the storm permit. If the board is amendable to set project, we would come back with the appropriate ANR showing the property lines that are here on the plan. >> Okay, >> with that, any questions? Um, I'll turn
to the board for questions. Then I will turn uh to the board slash um our interim land use director Richard. Please speak out as you have questions or thoughts or concerns that we should be aware of and then I will turn to the
public because this is a public hearing. Um, initial questions from the board. >> I don't have storm water questions. I have a comment and some other very strong thoughts. Uh, you will need a special permit for your driveway.
>> And I hate your driveway. Um, I have significant safety concerns about dumping three lots into the delta at Goodrich Street on the curve at Reservoir. I think that if you could mirror image it and push the driveway up
Goodrich Street, you're going to avoid some long-term safety issues. I understand there's probably some grade chasing that has to happen up there. Uh I'm familiar with the road. Uh I think that if we bring this to the PD and the
fire department, they're going to tell us we're crazy. Uh in lie of that, if there were significant improvements to the Delta intersection at Goodrich Street, I may have a different view. But
as it is, that strip is fairly narrow. People come around that curve very quickly. and people who are going to come and spend 3/4 of a million dollars on these houses and I'm not going to have to deal with it, but she and everybody else who works here is going
to get the calls that first winter when the snow piles up at the end of the driveway or things like that. Um, you can avoid what appears to be mo most of your wetlands flipping it. Um, I will
infer that the current property owner probably has the capability to work that grade um in a way that is potentially um positive to to the outcome. Uh I don't know what that does to your storm water. I don't know what it does to your
other designs, but um where the driveway is right now, I'm I'm like the opposite of McDonald's cuz I'm not loving it. So, in in regards to that, yes, for the special for the driveway, um, we knew that was one thing that would have to be
filed. We did speak to the DPW director. He voiced similar concerns. We did discuss it with him as you had said. Great. The main issue being grading, location, the site, trying to meet all
the regulations under the common driveway special permit and having an adequate design one way or the other. By pushing it up, we do run into grade issues where it the common drive with
meaning their criteria becomes very challenging as well as the constructibility of it. So we did speak to the DPW director, Mr. Mr. Fis in my office specifically did
and after the conversation the DPW director was satisfied with the reasoning and the location of it. Um, I know we do have some time we have the peer review. So, I'd be more than happy to provide a letter and get something
back from DPW director if fire and police would like to have a look at it. >> I think I think it's important to get their their input on it >> in fully understanding that it's not the most ideal. I know that road's tight. I
know the intersection is tight. It's not a wide open spot where it's nice and easy and hey, you can put it wherever you want. >> And I mean in reality there is it's a very wide opening. It's a very wide intersection. There's the Delta Island in the middle. Yep.
>> And reconfiguration of that intersection could alleviate a lot of my concerns. Um, you know, I'm I'm not going to say that we can mandate that, but we can strongly suggest that you have that conversation.
And I think that there's minimal curbing, there's minimal other work to shape the edge of the road. And if that's the spot the driveway has to be, that may be something that's worth exploring. >> We can definitely take a deeper look
into that entrance. And again, we can have further conversations with the DPW director on that. >> Now, the special permit for the common driveway is not yet filed, correct? >> Not yet. >> Um, and I do want to go to uh see if
there's any public comment as well, but I want to think this through for a minute. Has this been sent to Graves for peer review yet? I don't know if it went. So when this was filed with the town originally, >> Yep. >> there was someone in the office and then
there wasn't. >> Got it. >> And then it got lost >> and then >> I can probably even pinpoint the week. Perfect. Okay, understood. So, I do not know. And at the time, we didn't have a major concern with it because I know the
board's procedure the past couple times we've been in front is to come and present the plan originally and then the board authorizes the peer review to commence. >> So, my anticipation was to come in front of you tonight.
>> Yep. >> Have the dialogue. you guys would authorize and then we'll really begin the review and design. >> We we've worked on some steps to be able to streamline that and make it able to get to Graves quicker.
>> However, if it had Richard, you're not aware of this having gone to Graves, correct? I'm not. But >> I'm not. And my question is, did Justin, did you pay a um peerreview fee?
I'd have to go back and look at the open gov. I know the filing fee was. I know the legal ad was. I mean, this is a month and a little over a month ago. So, I don't recall exactly that we were requested for that.
>> Okay. So you may not have that. That's part of it is that that one of the things we've been doing is working on even without a full-time planner and getting that dialogue that that would have happened previously. So it could happen early, but in this case,
>> no storm water permit fees. Okay, we can Okay, I mean, we can take your money and send this to graves and and whatever, but my thought is I want to help you strategize for a minute. Yep.
>> Okay. >> I'm here. We have a four member board. To get a special permit for common driveway, you need four votes. It sounds to me like the design sitting here in front of us as presented.
My I mean you can read the room. >> Yep. >> Uh my gut would be I don't know that you're going to get four votes. I'm not straw pulling the board. I'm thinking out loud. >> Yep. >> To that end, we could certainly send this off to Graves for peer review of
something that you I that may need to get changed. So that's kind of your call. We can send it off for peer review. You could file the special permit and we could work them in conjunction so that like and then you could I don't
know what your timeline is, but you could get the special permit and figure out what the driveway layout's going to be and then go to peer review. >> So I think Richard's kind of signaling to me. >> Oh yeah. Yeah. I have a similar
thought process that the chair has. Um my concern is a storm permit has a certain set of criteria for approval. Only requires three members to vote approval. So they could very well get a
storm water permit and then be denied for a special permit for the common driveway which is discretionary and they spend a lot of time and money on a stormwater permit that becomes
useless. Um I would I would advise that I would if they talked to me I would said do the special permit first or do them simultaneously but not do storm water before special permit.
>> So si similar and more robust thoughts from Richard on the topic but I turn to you this is your application. Yep. Oh, >> so so again before this was submitted, we did look at different variations and different options for the common
driveway. >> Mhm. >> Understand that at that time was when the updated uh regulations for the common driveway came into effect. >> So understand that the special permit would be required. But we did look again
trying to meet all the requirements of the common driveway the location knowing where this is as well as the site and making it >> amendable to storm water which is how we ended up here. So I don't want to say that we randomly
chose this is the best spot. >> Yeah. >> So with that again there there are options we can look at. The biggest thing I would hang my hat on is we did have these discussions with the DPW director
>> who does review and sign off on the driveway permits as well. >> And the biggest thing we got back from him was he was he understood the thought process, the reasoning and was amendable to the location as shown. So again, I
know we have to go through a special permit process. I know there'll still be some tweaks back and forth there, but my thought is where it is right now really is the starting point. I don't see
anything that we did look at was like what Mr. Bernie said, we did look at coming higher up >> on the Goodrich street and it >> it didn't make the site work. >> Okay. So again, I would be
in any changes really that we make from this starting point in regards to the storm water. >> Mhm. >> I don't anticipate drastically changing the storm water design. So you're still going to see a rain garden adjacent to
the driveway at the intersection of Good Ridge Street because that is the lowest point be prior to discharging to the wetland. So there might be some minor things done, but I don't anticipate this plan getting completely designed where
if we did move forward with the SMAR permit, if the board did approve it, I don't anticipate coming back as a major modification. If that kind of gives you an idea of where it's coming from, >> I do hear you. Uh I I I get the logic 100%. um
putting my card I mean I say my cards because it's not really cards because we're not playing against each other but with everything face up on the table. My concern is um because so one of the reasons we put in the common driveway by special permit
rather than um as a by right use is because it does allow the board to the leniency. Yes, we look at and are required to look at all of our listed criteria, but it also gives us the ability to look at it in a broader and
more holistic sense as well and look at it and go, okay, this the gut check. Does this feel right from a safety perspective? Does it feel right this way? In addition to the technical requirements, it gives us more latitude
as a board. And my worry is I don't know that you're going to be able with things as proposed that you will be able to get the special the drive common driveway special permit. If you're comfy
plowing ahead that I don't mean plowing sounds negative, but if you're comfort moving ahead, >> you can do that. We can have a motion and make sure and get that peer review going. I just hate to have you spending money when in reality
you could end up in a situation that you can't build that driveway. Like even if this is the best location for a common driveway, it might be the best location for a common driveway will not satisfy this board's requirements.
Uh might satisfy them on paper. It may not satisfy the needs of this board. I think it comes down to you have 10 pounds and it looks like you have a 5B sack. >> You're like the the point of the common driveway is to increase safety to limit
interactions between driveways and the road. Yes, you're doing that. >> But if those two houses in the back, if you tried to put an individual driveway, you're majorly through the wetlands. So, you're into conservation
and you're riding the grade on the lot to the left. So, maybe this is a two lot common driveway in a different location, not three lots. So, I I would just encourage you to really assess what the
common driveway is purpose is and what you're doing in this situation. I'm I'm not opposed to development. I'm not opposed to housing, but this feels like what we didn't want out of common
driveways as opposed to what we did. Um, and again, I appreciate the effort. I know that your firm isn't just picking a random spot. I appreciate talking to the DPW director. Uh, I just think that it's
not a slam dunk. >> No. No. And I completely understand that. And so, uh, just real quick, I know before you opened it, we were talking meeting dates cuz I'm trying to plan it >> in my head.
>> So, from tonight's meeting, the next meeting would be >> the 5th of uh, January, >> which Mr. Bernie would correct not be here anyway. So, ideally, it wouldn't be till the following meeting, >> potentially the 29th. Yeah, >> the 29th. So,
>> or I'm sorry, 26. >> 26. >> Yeah. >> So, I'm skipping one meeting knowing that Mr. Bernie won't be here. So, I would kind of plan for the 26 to be the next big progress in in the project
regardless, which I believe would give time to not only start the process with the common drive special, but also for us to assess it, submit the plan we believe is valid per everything that we
talked about while also giving Graves more than ample time to Yep. review either said plan in front of the board tonight or if we make said change and modify a common drive to review said changed plan
while still proceeding through stomire permit. >> Yeah, I think the timing makes a lot I think that timing makes sense. >> I just want to make sure the board >> Yep. >> seems to agree. >> Yeah. Now I Richard's been waiting so I want to I'm going to go to Richard and then I'm going to open for public
comment. So, uh, Rea thinks it's I did it's essential on this project that the special permit and the storm be concurrent because my concern is if you proceed
with this storm plan and gets approved, but then special permit results in a change in the plan, he's coming back to planning board for modification of the stormwater permit. And that's going to instead of uh accelerating his uh
client's time, it's going to delay it even further. >> I missed the last I I missed the last part of what you said, Richard. >> But by by not doing them concurrently. >> Yep. >> It could result in a further delay in his client's project. Cause if the plan
stress burn changes the plan, he's got to come back with modification to the stormwater plan. All right, great. No, I'm going to turn and say uh do we now if you're at home by the way and want to chime in, use
that hand raise feature on Zoom so we know. And uh do we have any public comment here in the gallery? Seeing none, do we have any hands on Zoom? Nope. Okay, great.
Um, would you like us to uh would you like us to >> proceed with the >> proceed with the peer review? >> Yes, please. >> Um, I would look for a mo I don't know what the motion is we need for that
anymore. >> I move we submit the project at zero summer street in front of us for storm water to graves for peer review upon rece >> zero reservoir. Sorry, >> I had summer street on the brain. zero. I I'll withdraw that motion that we send
the uh project in front of us at Zero Reservoir Road to Graves for a peer review upon receipt of a $2,000 deposit to cover the costs of said peer review. >> I will second. >> Moved and seconded. Now we vote. Mr.
Bernie >> I. >> Miss Reed >> I. >> And an I for myself. All right. Um, well, you've heard from us a lot tonight. Is there anything else you'd like or would you like us to continue to our anticipated meeting on
the uh 26th of January? >> May I request? Uh, yeah. I was going to say if we had an update for the 5th, but it won't matter. >> Maybe cleaner to continue to the 5th since we don't have confirmation. We'll have a meeting on the 26th.
>> Oh, that makes sense. Great. Yeah, we can do that and then I can submit a formal request to continue at that point. >> Then I would look for a motion such as to continue the storm water permit hearing for Zero Reservoir Road to
January 5th at 6:05 p.m. >> So moved. >> Second. >> Moved and seconded. Roll call vote. Mr. Bernie >> I. >> Miss Reed >> I. >> And an I from myself.
>> Thank you. Great. Thank you. Okay, now we're cooking with gas. >> Yep. Induction's faster, though. At least that's what I'm told. I I won't know until my current electric range dies. And it's doing a delightfully good
job of staying on course, which is too bad cuz I like a new toy. Um, all right. So, that concludes our public hearings for tonight. Next up under decisions in business, um we're
going to look back to 100. So, we're going to look back to the 100 Town Harbor Road storm water permit specifically to a bond for what is or will be, I don't know if buildings
filed it yet, 116 Townson Harbor Road. And uh great uh please. >> Good evening. Uh Jim Simpson uh DCJS here for 100 Towns and Harbor Road. Uh
there is a storm water permit on the property. It is a five lot project that's covered by the stormwater permit. Uh one building permit was pulled on the property. Uh the address given has been 116 Towns and Harbor Road officially.
>> Okay, good. >> Okay. Um the house we are we are anticipating to be done with the house shortly and we have done all of the necessary uh site work, grading and everything
outside other than the stabilization of the the soil. We were not able to get the grass planted before uh the weather set in. It's set in kind of quick this this fall, but it was a good run. Uh and
in so talking with the building commissioner, he had mentioned that we may want to uh talk to your board about posting a bond to get a partial release for that one lot. Uh after talking with
him about that, I spoke to Gatsby grounds about a quote to hydraed it because the top soil is all spread and ready to go. Um and I believe I forwarded a copy of their estimate to
you uh to try to be able to set a bond amount. I brought in in case the board was interested, I brought a copy of the asbuilt. Uh the asbuilt shows compliance with the permit. Uh in fact, it is
actually less intrusive than the permit was permitted for because there's not as much impervious area that was actually built. The house, the footprint of the house was actually smaller than what the calculations were based upon.
>> Great. Um, okay. So, we have uh we do have in our files the um quote from Gatsby grounds. I we haven't done this I mean funny enough
we haven't done this in about a year um because that's about you know winter funny um procedure- wise Richard what are you looking what would be uh we would need to make if we were to go forward with
this what are the motion steps you would need us to take >> one to set the amount of the performance guarantee And question for Mr. Simpson, is he looking at putting up a cash bond?
>> Yes, I brought a check with me. >> Okay. Uh then I drafted I took form G from the sub regulations and modified it to uh as a performance guarantee secured by cash.
And I would think you need to approve that and sign that agreement. And uh >> Okay. And is there um >> there's some blanks in that cuz I wasn't
sure how much you'd set the bond for. And uh so that needs to be filled out. That needs to be wrote in there. I'm not sure I put the amount in there. I don't think I did. And are you a notary, Richard? >> No. >> Okay. So, we'll need this notorized,
which means Oh, you are. Excellent. I just needed to make sure that >> the notary saw us sign. >> Yes, I'm a notary. >> I'm abusing the heck out of that. All right. >> The reason I wasn't admitting that. >> And note that, >> excuse me.
>> Three members have to sign. >> So, you two can sign, then Mander have to come in the office and sign. >> Yep. All right. Um, so we need to we have the quote. We need to set the amount for the performance guarantee though. Do I
understand that correctly? >> Correct. >> Okay. >> Um, what would be standard procedure in that case? Because we are out of my we are out of my league where I smile a lot and pretend to know planning. >> I would recommend we add a 25%
contingency which puts it at an odd number under 4,000. So just call it 4,000 round. Um and in case the applicant is concerned that goes into an interest bearing escrow account upon completion and germination of the project you
request return and any minimal uh extra that you get the four or five cents that in for the short period of time that you have it would would be returned to you. Um you said you have a check. I'm assuming you don't have a bank check. No.
>> Okay. So, we'll need this in in the form of a certified bank check. >> Really? >> Correct. >> Okay. All right. >> I assume that you want once you give us the check to go and get your occupancy permit. >> No, I'm not ready for the occupancy
permit yet. This was not waiting till the last minute to do this for a change. >> I was going to say you are a you are the exception to the rule apparently. >> I've never even heard of this concept. This is amazing. We're trying to be a little proactive here. I
>> I got to agree. I in my 20s something years at South Hattie, I don't think I ever had anybody not wait till the last few months. >> My closing's tomorrow. >> That's usually what every >> No, Adam, my closing was scheduled for last week. >> That I've heard that one, too.
>> Y my partner and I have been doing this for a while, and we uh we don't want to wait till the last minute. I >> appreciate that. All right. I I mean, I'll I'll leave it to the will of the board. I I'll go along with
whatever everyone's comfortable with. Um if it's a personal or business check, um it would need to clear prior to any any sign off. >> That's fine with me. >> Okay. >> And I would I would suggest that be in the motion.
>> Mhm. It's not a uh bank bank check that uh no um sign off of a uh certificy be issued until the bank the check is clear to the bank. >> Yeah, I would agree with that. All right. Uh do we have other uh
discussion from the board, questions or concerns? Hearing none, I would look for a motion to uh we're going to need two motions, one at a time, to wrap this up. I move that we set the bond amount at $4,000
for uh 116 Towns and Harbor Road, formerly part of 100 Towns and Harbor Road under planning board storm water permit PBSW-25-2. I will second.
>> Moved and seconded. Roll call. Mr. Bernie. >> I. >> Miss Reed. >> I. >> And an I from myself. And uh our next motion, which I don't remember exactly was supposed to be, but I'm sure the person to my left does. Uh,
I move that we accept the $4,000 bond and endorse the performance secured by deposit of money for $4,000 for 116 Towns and Harbor Road formally of 100 Towns and Harbor Road. Um,
there's an error in the performance deposit of money front page. Um, planning board storm water permit PBSW25-2 uh contingent upon clearance of a personal or business check in the amount
of $4,000 prior to the issuance of a certificate of occupancy. >> I will second. >> Moved and seconded. Roll call vote. Mr. Bernie >> I. >> Miss Reed >> I. and an I from myself.
All right. So, can we um So, we've got the form. We've got the perform uh we've got the form here, >> correct? >> That you found an error in. >> Well, it says Townsend Road uh on the I number one. >> Yep.
>> Mr. Harbor. Yeah. >> Yep. Mr. Harbor. Is there um a version that is two individual sheets? >> No. >> That's going to make it hard to sign tonight then. >> Mhm.
>> Um No, I printed back to back. >> Oh, okay. >> Are we live here on this printer? >> That's what I She's checking now, I believe. >> Mhm. >> We had that discussion today and the answer was I don't know if it's gotten
fixed yet. >> There's no paper on it. So, >> I was hoping. >> Um, >> can I ask who the check should be payable to? Townberg. Okay. Um, so you got the signatures on on the back
side of the sheet. >> What's that, Richard? >> She says she printed it back to back. >> Yes, that is correct. >> So, what you could do is scratch out the front side, sign the back side, and then I can email
her the corrected front p front front page. >> Okay. if we're going to see if we can print a pristine copy from the printer in the room. And if not, we've got our
plan B. If we're >> I I'm not particularly comfortable with that because the signatures are >> devoid of any notation for what they're for. So, they could be used for anything. >> All right.
>> What's the possibility of y'all coming by the office tomorrow morning signing You going to be there at at 6:30? >> I won't be there, but No, I I I don't think Lee will be there either. >> No,
>> cuz that's about when I'm walking out the door to go to work. >> Oh. >> Um >> Okay. >> Tomorrow's Tuesday. >> Yeah, >> it is our late night. >> It's my late night as well. So, I don't get back in town till like 7. >> Um and Wednesday, I'm not back until you're gone. You're here late Thursday.
I can get into sign Thursday. >> I can have them there for you. >> What's that? >> I said I can have them there for you. >> Okay. So, it sounds like survey Thursday will be the day we can get this signed. Great. Thank you, Lee. I'm putting this right in your hands. I don't want
anything to do with anything more technical. >> Um, and it sounds like we're going to be able to get this signed on Thursday. >> Whenever it's signed, it's signed. if you just let me know. I'd appreciate it. >> All right. Thank you. >> Thanks for your time.
>> Thank you. You uh Miss Reed, will you be able to come by the office and sign? >> I should be. If I don't catch the biblical plague, I will be sure to make it in. >> All right. If you end if if you end up
with the biblical plague, let me No. No. Because it has to be notorized. So, I can't just swing it by your Oh, it gets tricky. Don't get sick. >> I'm trying. I've done my job. >> Given excellent advice. Um, okay.
So, that wraps up. Oh, as I hit entirely the wrong button. One moment. That wraps up our um the bond for 116 Townson Harbor Road. under board discussions, actions, there's master plan, but that really is just what I did
before, which was and I decided to put at the front of the meeting so people would see. Um, other than that, I mean, the next time that's going to be on our agenda is probably when we get the document and get to start looking at the whole shebang.
Um, I'm going to go on to committee reports. Master plan steering committee has been covered. Have a good evening, Glenn. You're leaving us. Was I not supposed to call that out? Sorry.
Uh open space committee is Tim. He's not here. Municipal building design committee. Um just we'll be meeting again come January. Um,
uh, Tony Scholenbrini, Laura Rosski and I are going to be speak are going to put together questions, get them approved by the committee at large and then basically be a subcommittee to speak with um, department heads about their
needs in the in the I mean for the municipal space for what they need in a centralized town hall. Um, and >> has the committee been using the previously done studies? I know there's a lot of push and pull and feelings
positive and negative about those studies, but yeah. Yes, in part. I mean, the have we been using them? Yes. Um, again, part of the committee's goal is to
the So, the last time we The last time that was voted down at um, town meeting >> was very much a going to the architect and saying kind of here's what we think
we want, design it. And the goal this time is to before we engage in architect or other firms to first have a much to in look internally and develop a much tighter definition of what we believe we need. >> Okay.
>> I hope the goal is not to dismiss the architect's expertise. It is certainly not my goal. I can't speak for others. Um but by the same token uh there's feeling that going right to the architect that relying on the architect
the way that was done previously may have resulted in more bloat than was necessary >> and uh just in terms of there may be things we do or don't need or we may have a better idea. >> Um but we're going to be going to department heads and having those
discussions. Uh I haven't met with them yet. I'm going to po uh push for the Moscow approach which I'm going to pretend I know remember every detail of rather than my wife say when I was talking to my wife Lindsay and I started describing what I thought was important
and she said oh the Moscow approach um it has to do with what is your bare bones what do you reasonably need what do you want and what's the thing you're not going to get um effectively
But we'll see how that goes. We have to have those discussions first, probably sometime over the holiday. Okay. Capital Planning Committee continues to meet. We um I mean we just don't know what the capital budget is
yet. We'll be submitting our ranked report on uh we'll be really going over it on Wednesday and it will be largely solidified. But then once we have the capital budget's going to come late this
year. We've had big turnover in finance and we pay a time penalty for that. >> So we will be um I'm sure we'll be convening again afterwards to look in the new year to look at things and help
the town manager as we are able. Economic Development Committee, that's also me, um met last Tuesday and we got uh the Chamber of Commerce came in and just kind of reported on
what the things that they can continue to do to be of service to the town and local businesses. Uh there was some talk looking back on the um is it the one central mass economic
development plan and the and kind of how that's shaping up and what we can look at there as well. Glenn, am I forgetting anything? >> I think that covered it pretty >> okay. Glenn said uh that I am suave and sophisticated. Yes,
>> for those who can't hear at home. Um, all right. Stormwater Task Force. Tim is not here. Montichus Regional Planning Commission. >> Did anybody cover it? No. >> No, we failed. >> Yeah. No, that was not an option that night for me in the end.
>> You guys were 0 for four, but that was the last meeting that I could not cover. So, going forward, I shouldn't have any conflicts for it. >> Dear Miss Reed, your lesson here is we cannot function without you. Thank you so much. I appreciate it.
>> I'm glad you were taking that as a thank you and not dang you for guilting me. Um but it is true. Montichus Joint Transportation Committee. >> That is me as well. Um they did meet but I had a conflict that day so I could not
attend but I will be doing both MRPC and MJTC in January. >> Okay, great. Um, we've got we have two minutes approvals that we um the 10 I want us to look at them
separately. I want to first look at the minutes for 10:27 because those need to get approved. So, if we need any changes, we need to make them live tonight and then find what we can do to approve
those minutes. You can look at the others as well, but I I want to make sure that 1027 gets buttoned up. Um, I have already reviewed 1027 because I went to the office today and uh
chatted with Lee when she said, "Oh yeah, we have to have this like have to have to." >> Yeah. When people are ready, I would look for motions or if you have concerns uh or questions, raise them.
uh under MBTA communities, it's a smart growth district for 40R. >> Oh, yeah. I can show you. >> I see. It's a smart what? >> Smart growth district.
Okay. And we didn't have any comment from the public that evening. Correct. >> What's that? We did not have any comment from the public that evening. >> That is correct. >> Yeah, we were because we did our job and talked to the
public a lot beforehand. >> Mhm. >> By the time we got there, no one cared anymore. I mean, you all care, of course, at home. I understand you no longer felt the need to voice that opinion.
>> That's the only thing I have. Um, I will request that we not do minutes in columner form, please. >> Okay. I just have a hard time like for the agenda. It's fine because it's just bullet points with the minutes. It's it
flows better if you're not trying to figure out where it goes on the page. That's personal for me, but I don't disagree, but that's also um if you're using the agenda to build the minutes, it's going to be
I don't know how word fluent you are. At one point, I was insanely fluent in all aspects of office, but that is an easy formatting fix that you still use the same document. >> And frankly, if that's easier for everybody else, I'll just bite my lip and take it. No, I I think I
I think I agree, but once I see it the other way, I might be wrong. But I don't I certainly don't care for one side of minutes either. Like that's for the most part. If minutes exist, I'm happy. >> Any comments, Amanda?
>> Uh no. Other than that one error that you pointed out that I didn't catch, uh, everything looks good on it. >> Okay. Okay. Did you all review 11:24 as well? >> I don't remember seeing 11:24.
>> It's in the files for this meeting in SharePoint. I don't know that I got that. And if I did, my apologies. If well let's do let's take care of we can do 1027 quickly. I'm looking for a
motion such as to approve the minutes for our 1027 2025 meeting with uh the changes as discussed. >> So moved. >> Second. >> Moved and seconded.
Mr. Bernie I >> Miss Reed I. and an I from myself. Um, it's in the SharePoint under today's file if that's >> found it. >> Okay. >> Lee was kind enough to send it to me a second time.
>> Great. >> Same format. Yeah, I have no issues. Yeah. Um, and when I mentioned the quick narrative, this is exactly what I meant, by the way. Love it. Okay, great. Um,
I would look for a motion such as to approve the med minute. Amanda, are you ready? Sorry. >> I'm ready. >> Okay. We'll look for a motion such as to approve the meeting minutes for our November 24th, 2025 meeting. >> So moved.
>> Second. >> Moved and seconded. Mr. Bernie, >> I. >> Miss Reed, >> I >> and an I from myself. Okay, we got minutes approved. Um
upcoming meeting schedule. Well, we're definitely meeting on January 5th. We are not meeting on the 19th because that is Martin Luther King Day. Um, and we are we have discussed we have a
tentative plan to meet on the 26th of January and instead we will be doing some scheduling discussion to make sure that to see if that is a viable date. All right. Uh, all meetings are here at
town hall unless otherwise noted. Do we have any other uh board comment? >> Oh, >> I have a question. >> Well, Amanda, go ahead and then Richard, I'll go to you.
>> U, mine's real quick. So, we're meeting on the 5th of January. Why the 5th and not the 12th? Um, I because I was looking at this and it said the fifth and I think you're
correct because we're normally the 12th. >> The second and fourth Monday. >> Yeah. No, we're totally the second, the fourth, not the >> not the first and third. >> Nope, we're not the first and third. >> Is that what happened? >> So, there we go. Let let's uh we're
going to rewind that a little. Um Oh, we continue to the fifth. >> Yeah, you have to meet on the fifth. >> What's that? >> You're going to have to meet on the fifth. >> Son of a French biscuit. That is difficult
on my end. And we can't reach out to them. And if we have to, we have to. I'm just looking at my I have a conflict with the municipal building design committee that night. >> Um the ANR >> well if you don't have a quorum you can post the agenda and cancel the meeting
due to quorum and everything continues to the next scheduled meeting. >> We have an ANR that >> day on the 5th >> and they haven't agreed to continue. >> Not yet. Greg was reaching out to them but he can't guarantee it.
>> Well, I mean we can always just pocket approve it. Is it a uh >> 35 plots? >> 35 >> and there's two >> town owned plots involved and yeah >> this is a complex ANR that is going to
necessitate um >> a little a little bit more discussion. Yeah, Brian with Adam. >> Yeah, with town council just to make sure we unders weird that you actually need help
legally understanding an ANR because they're not that complex except for when they >> this one. >> This is all kinds of crazy in Brian's words. It also has raised another question regarding your bylaws requirement for
inclusionary zoning because it says a development that is permitted under chapter 41. >> Yep. require that's over I think 10 10 units requires inclusionary
well ANR is permitted via 21 41 so the question for my I have my opinion but it's question for Adam as to the applicability of that >> I mean in that instance I would argue that similar to storm water and we take
the EPA view and it's a common development whether It requires a subdivision approval or not. It's one person developing 35 parcels. >> Yeah. >> Uh and it's it's something that's
permitted by chapter 41. It's not that you >> it doesn't say permitted under the provisions of chapter 41 when bylaw. So it's uh it's got some qu some question. I I have
I can argue both ways but yeah uh I think Adam needs to opine onability of that provision. >> Yeah. >> I've never seen I've never seen ANR plan for with for this many lots. I just
and some strange shaped lots in my opinion that >> look I'm going to be frank. I've seen crazier. >> I shouldn't use the term crazy. That is unc because I like it's legal. It's allowed. That's not a thing. I mean, I I
don't want to make a statement that sounds prejudicial prejuditial cuz you're allowed to have um labyrinthian lot lines. Let me say I've seen crazy ones with two or three lots
but never so many in one concentration. >> I I by one development. >> I am impressed by it. Um but we will >> All right. >> It was creative on the It was creative on the designer's part. I will give them
credit for that. So we if there's no I'm just thinking this through for a moment. Now these can be offline questions because they're very back backend technicalities. So I suppose we are currently
planning to meet on the 5th and the 26th of January. That said, there is a nonzero insignificant chance we will be meeting
on the 12th and I cannot guarantee there will be quorum on the 5th, but I can't guarantee there won't be a full meeting. Good luck. Watch our agendas. If you're out there in uh the public and you are
like, "Matt, I don't understand when you're meeting." Call the planning office. We'll let you know. Drop me an email. We'll let you know. Okay. Um it will be fine, but oops.
These things happen. Okay. Any other uh board comment? Yeah, >> Richard, >> I was going to mention that we're working on um submission of the MBTA compliance >> and one of the questions I have is where
we stand with the U town clerk's submission to the AG's office because one of the required attachments is form seven from that submission. >> She has form seven. The only thing she needs is the updated notes that I will
update and get to her tomorrow morning. >> The minutes that we just approved. >> Yes, >> that um yeah, that that's not AG doesn't require submission of those, but but I do need the form seven. And uh uh I
found out that compliance submission is a strange setup. I >> It's brutal. You can't go you you can't go from one page to the next without filling in the blanks on that page. I've
never seen a multiple page online application form that was set up that way. I've just >> My favorite is having to save it to continue later and then remember where the email with the link is.
>> Yeah. Yeah. Um and question for you Adam that you can answer when they refer to municipal CEO in this instance >> it would be the town manager. >> Okay. Cuz some cases the chief elected
official some cases chief executive officer. >> We have a strong town manager. So I think she's able to sign. Um in my community we had the town manager sign because he has the authority to do so in that instance. >> Okay. That's I'll put that in there
then. Thank you. >> Great. And Richard, just while we're on the This means nothing to most people out there, but the GIS files I sent you were the correct ones. >> My nons they are. They they're being
uploaded and we'll find out from from the state. >> Excellent. I mean, they should be the correct ones because they're the same ones that we used to build the map, but perfect. >> They should be. >> Okay. Great. And of course, if you need anything, just reach out. Drop you have my phone as well. Drop me a call if you
need me. >> Okay. >> All right. Any other board comments? >> Yes, sir. >> Okay. Hearing that, I would look for a motion to adjurnn. >> So moved. >> Second.
>> Moved and seconded. Mr. Bernie >> I. >> Miss Reed. >> I. >> And an I from myself. Friends, thank you for joining us again. We'll see you in the new year. If you celebrate, have a happy Hanukkah. If you celebrate, have a
merry Christmas. And uh no matter what, we'll see you in January. Take care, everybody. >> Lee and Lee has the