As a preliminary matter, this is Woody Knight, chair of the new planning board. Please permit, please um permit me to confirm that all members and persons participate on the agenda or president can hear me. Uh planning board members, when I call your name, please respond in
the affirmative. >> Peter Pos. >> Yes, sir. >> Larry Murphy. >> Yes, sir. Scott Ker. >> Yes. >> And Steve Manion. >> Yes. >> Town staff. Kristen Grubs, planning director.
>> Yes. >> And Satie Woodward, assistant planner. >> Yes. >> Good evening. The July 29th, 2026 open meeting of the Newbury planning board is being conven cond conducted remotely consistent with
chapter 2 of the acts of 2025 which extends the governor's March 12th 2020 order suspending certain provisions of the open meeting law GLC 3820 until June 30th 2027.
For this meeting, the Newbury Planning Board is convening by video conference via Zoom as posted on the planning board's agenda, which can be found on the town's website. You may join us by going to http semicolon/zoom.
us and entering meeting ID number 8327141 3056 and the passcode is 108790 or by calling in 1 1929 2056099
US and entering the meeting ID number and passcode when prompted. Please note that this meeting is being recorded and attendees are participating by video and our telephone conference. The meeting is also being broadcast live through local access cable channel 9 and
on Zoom and at newetv.wicksite.comtctv and the recording will be available on the newberry access YouTube channel. Before we turn to the first item on the agenda, permit me to cover some ground rules for effective and clear conduct of our business and to ensure accurate
meeting minutes. As chair, I'll introduce each speaker on the agenda. After speakers conclude their remarks, I'll go down in the list of board members, inviting each by name to provide any comments, questions, or motions. For all attendees, please remember to mute your audio when you're
not speaking. On Zoom, use the mute button. On your telephone, use star six to toggle mute and unmute. Um, also to raise your hand, it's uh
star nine on your telephone. And if you are raising your hand on the Zoom form, it you hover hover over the bottom of your screen and the raised hand function will appear. Um there are no public hearings this
evening. Finally, each vote taken in this meeting will be conducted by roll call vote. All right. First item on the agenda this evening is uh meeting minutes. Has everyone had a chance to review the
meeting minutes for July 15, 2026? Uh >> I have. Okay. Um, does anyone have any questions, comments, or corrections? Hearing none, I will entertain a motion
to approve the July 15, 2026 meeting minutes as drafted or amended. >> I'll make that motion. And >> I will say motion. >> Thank you, Peter. Roll call vote. Peter Pos. >> Yes, sir. >> Larry Murphy,
>> yes. Scott Ker. >> Yes. >> Thank you, Scott. And uh Steve. >> Yes. >> Thank you, Steve. And I vote yes as well.
So those are meeting minutes. Um, leazison and meeting reports. Um, we have CBA Larry. >> Actually, Woody, I don't have anything to report tonight. If we could just pass this over. >> Okay, great. And I don't have anything to report either for conservation
commission. We're on summer schedule. We meet once a month. We haven't met since our last meeting. All right. And now that we'll turn to old business. Request modification of 34 Central Street level two site plan review for Biffield Heights, a 44 unit
multif family development in the new zoning bylaw section 97-4g MBG uh MBTA communities multifamily overlay district at 34 central street assesses map R19-0-9
applicant Massachusetts Housing Opportunities Corporation LLC See, I'd like to welcome uh attorney Jay Talon. Hello, Jay. Can you hear us? And thank you, Jay. Now, I'd like to welcome
uh Gerald Welch and Mike Ives and engineer Christian Smith and attorney Mark Labroski. Hello, everyone. Um, I don't know who's going to present tonight for your team, but um, whoever's going to present, could you please uh
present uh your request for modification? >> You're muted, Mark. Yeah, Mark is muted. Is that not working? >> No, I can hear you now, Mark. Yep, >> you can hear me now. >> Yes.
>> Great. So, I'm just going to give a brief uh overview of what's happened since the last meeting. And um you know, I think it's all positive news. We watched with interest as uh the conservation commission chairman weighed
in and essentially said that he didn't think it was possible to tweak the wetlands crossing in a way that would get enough votes on the conservation commission to have uh that adopted as their position. Um, and I think right
after that, planning director sent an email around to everybody saying, "Well, we're on to phase two, which is if we can't tweak the wetlands crossing, let's look at uh tweaking the single access roadway u, and see if we can't make it
better." So, I reached out to attorney a few weeks ago. We exchanged a couple of emails. I know I had mentioned a boulevard uh entrance in one of the previous meetings and Jay reminded me of that. Uh I reached out to Christian and
Christian put in a a proposal for a 30foot boulevard, 30 feet in length and then I think he's uh made an amendment to that and now we've managed to squeeze 40 feet out. So I'm going to turn it over to Christian and let him talk about
the thinking that went into that and I know Mr. Sir Watka sent in a memo today and if Christian has any thoughts on that I' I'd ask him to respond to that as well. >> Okay. Thank you Mark and the floor is yours. Christian.
>> Thank you Mr. Chairman. Uh good evening members of the board. Again Christian Smith, engineer with Be Associates representing the applicants on this prop uh project. Um so just to expound on on Mark's um introduction. So we we did
indeed the what is proposed and Satie would would you think it makes sense at this point to share the uh the boulevard plan the boulevard entrance plan I can certainly do that if if you prefer >> um yeah if you have it I can I can make
you >> Yeah I think that Oh yeah it says the dis uh the sharing is disabled. >> Okay. Or actually I think maybe Kristen I think as host you have power to do that >> there.
>> You should be able to now. >> Yes indeed. Okay. All right. Let me try that again. Let's go. And that's not the right plan. There we go. Can you all see that? >> Yes.
>> Yes. >> Okay. Good. So, what [clears throat] what we uh ended up proposing is we widened out the road obviously to make a uh two foot wide. It will be curbed. Um, I guess the question I would have for the board or
more pointedly to uh DPW is whether they prefer that to be vertical granite or slope granite. And that is just to ease their uh ability to plow without uh you know digging up those those slabs of granite every every winter. Um but 2 ft
wide. The interior uh would be proposed to be planted with some very low growing shrubs, obviously salt tolerant, and then likely finished. Um just below the top of the uh the granite curbing so that it wouldn't be spilling onto the
road. Um some washed decorative stone like a washed white riverstone or something like that just for aesthetic purposes. Um, as Mark mentioned, we were able to extend the entire length of that boulevard uh separation into a 40 foot
long proposal. Um, the reason I am uncomfortable going further towards Central Street with that is that if you look at the fire truck, uh, the ladder truck in particular, uh, turning radius into the property, um, they are probably
going to need all of that space, uh, so that they're not running their tires over the, uh, the curve at this location, um, on their way in. But that is likely the or largely the uh the proposal as far as that's concerned. Um
let me see uh we also in accordance with suggestion and it's hard to do because the top of the zoom meeting is blocking my uh ability to
enlarge this thing. Let me see here if I can blow this up. Now I'm There we go. All right. And I want to get this all in screen so you can see the terminus. Uh this
line right here is the property line and the fire department building is on this property right here. So what the proposal was is to extend the sidewalk. Kristen, I don't think we have that image in front of us. >> Yeah, we have the
>> Oh, you're not seeing this one. Okay. So, I think I've got to stop. I apologize. I've got to stop sharing and now reshare. All right. I thought I could just switch plans, but evidently that's not working out. Uh, let's try that.
Let me know if that comes up for you. >> Yep. >> Okay. So, my apologies. I'll go through that again very quickly for the board. Uh this line is the property line that begins the fire department. So the fire department is on this property. Uh [snorts] and what our proposal was after
working through uh comments with staff would be to extend the sidewalk all the way down obviously these these areas and we don't have detail at the street for exactly how these two driveways uh connect out to Central Street but those
would be you know if necessary uh have ADA compliant ramps uh tip downs etc um and run all the way out to the fire ation property. Um, [clears throat] we did receive the memo
this morning on this uh from from Joe Serwatka. And a couple of things I will note. Um, just looking at this section of the road and my recollection of it. Uh, I I don't really think curbing is is going to be a
great idea for this. So, alternately, we could kick this off 3 ft and just have a grass strip between the sidewalk. Um, because I think that better lays with these driveways when we get there. And there's basically three connections or
three penetrations into Central Street that are going to have to be crossed by this driveway. Um, and again, I think if we go with just an at grade, it basically addresses the uh the concern for storm water that Joe had brought up
because it just allows everything to continue to sheet flow in the same direction uh that it had before. He did make a comment about the nearest catch basin, I believe, being somewhere down in this location. Uh but the high point
of the of the road is roughly right here of Central Street itself. Then it runs this way, then it runs that way and essentially we would have this small section. But as the entrance drive into the proposed project actually uh
continues a negative slope away from the road, this storm water which would be coming from here will simply continue to run in and get collected by this first catch basin. Uh as would be the case if if the sidewalk was not extended to that
length. Um that said, those are those are by and large the um you know the uh issues that we had seen uh from Joe. We're happy to go do a sitewalk if he feels that's necessary. Um, but I think that, um, by
and large there there's nothing, you know, in his memo. If the board prefers something like this and and likes the look of a sidewalk that goes out to the fire department property, uh, that would preclude us from being able to do this uh, fairly easily. I did notice um, that
some of these homes have some I'm not sure if it's actually landscaping or hardcaping, but that seems to project into the municipal rightway. Again, I don't think that's a big problem. I think it can be avoided. Um, but they
they may not be completely pleased with uh what what the proposal is until it's done. Uh that said, um the you know I did also at um at the planner's request
uh go through and take that same drawing and basically provide a um location of where the existing street lights are. And the the more pertinent one, well there's one on this hole right here which is going to be relocated. So that
light will be relocated. But there is additionally a an overhead uh I'm assuming the oldfashioned high-pressure sodium attached to this light pole here that it skips to. And then there's another one down uh closer to the uh the
property before the fire station. So there are quite a few uh existing street lights there and that along with the light that we have proposed for the project uh is is in my opinion and our our uh lighting engineers opinion going
to provide a really good um entrance illumination uh during the uh the dark hours. Um and I think that is largely it for me Mr. Chairman, I am happy to stop sharing and unless you'd like me to keep
this up for questions. >> Um, you could keep it up for a moment. >> Sure. >> Um, all right. >> Um, [clears throat] Jay Telman, do you have any questions or comments at this time?
>> I don't I think I think that I'm anxious to uh hear some dialogue and discussion amongst the board members. I think that there's been some uh reporting from Joe and some consideration of some of these issues at
a staff level. My interest is more in making sure that you get where you want to be on these provisions. Certainly, in my experience, boulevards um add some measure of protection um to with respect to um single access
projects. Obviously, more clear um sight lines and sidewalks are always a benefit, too. Um but I'd really defer to the board's discussion on this, and I'm just trying to implement final decisions here.
>> Okay. Thank you, Jay. Um Kristen, do you want to speak to Joe Schwark's comments before you uh before I turn it over the board? Um yeah, I would I would echo what
Christian's saying and the board has read the comments that you know there are some details related to storm water um drainage uh and you know the the exact
type of a sidewalk if a sidewalk is deemed appropriate here. Um Satie and I did speak both with the police chief and the DPW director this morning. Um
uh DPW director is happy to go out on the site. he um and with the engineer with peer review if Christian that makes sense related to the drainage in particular um
you know we looked at the plan and there is quite an extensive right ofway that the town has um that currently is not in the paved um existing condition of the road. So, it does appear that there's room for the [snorts] sidewalk, but I
think, you know, it would merit the closer look just to make sure um how that is engineered is appropriate. But the DPW director was supportive of a sidewalk. I think um both from the perspective of obviously safety for
pedestrians, but also um adding that sidewalk would be a permanent way to keep those sight lines that we've talked about open. Um rather than having an area where the vegetation regularly grows up and has to get maintained
regularly, the sidewalk extends the width of you know of imperous area that will not have vegetation growing up to impede on sightelines. So they're kind of multiple um strategies that I think
the sidewalk is potentially helping with a solution for. Um, the police chief was also supportive. She loves sidewalks. She has a list of sidewalks she'd love to see in town. And
this is certainly an area where, you know, there are amenities that we've already addressed in terms of pedestrian traffic. Um, the crosswalk on the other side of Central Court. um you know students or kids whoever walking on the
sidewalks that already exist over 95 heading to town hall to the library etc. So she was supportive. Um she also really likes the boulevard uh in particular. Her comment about that was
um that it really slows traffic because turn the traffic turning in. It really is a a structure that means you can't take the corner on your two wheels and carine around. Um so she was very um
enthusiastic about seeing the boulevard. >> [snorts] >> Um, we did talk about lighting with both DPW and police, which is why I reached out to Christian and said, "Can you just identify in the plan where the existing um street lights are uh so the board can
know those existing conditions and then consider with this now being an in-n-out road um you know, are there any other questions related to lighting?" So, Christian, thank you for providing that. Absolutely.
>> And I can I can put that other um plan up that actually shows those highlighted in red if you think that's going to be useful for the board. >> Um hold off on that for a minute. We'll leave this up. >> Yes, by all means. >> Question.
>> Um we'll start with Pete Pos. Um do you have any questions or comments for Christian or anyone else? >> I do, Woody. And thanks very much. Uh first, uh Jay and Mark, thanks for working together to try to get us to a um a good point here. And Christian, take out your uh your your pencil and
your pad of paper. So, one of the biggest concerns I think that um I've expressed over this was uh traffic concerns and traffic safety. Um and the biggest of those concerns was people leaving the site uh as it relates to tra
people traveling on central street east to west. Uh that's the the greatest area of concern because we do have that minimal standard uh uh being met. Um, and so, uh, I'm curious and, uh, we had a brief conversation yesterday with
staff, uh, about some of these concerns, and we were leaning into the staff to maybe, uh, invest in investigate things that might help in any manner in addition to the boulevard, which I appreciate that it's now 40T, uh, for trafficcoming measures, uh, that could
be done to Central Street. Now, I remember when we had the prime uh gas station proposal uh before this board, we had leaned into the that's twice I've used that. Uh we have we leaned into the now three times into the concept of a
turning lane uh to help uh slow traffic and allow for uh better access in and out of the site. And that of course was across the street, basically right across from where this project uh is now. Uh and so I'm I'm curious if we should be investigating that concept and if that is something that would help
also calm uh uh traffic where that would begin. So where would attorney lane begin prior to uh central court uh or uh to help with this? Uh again the biggest concern is the traffic going uh from west to east as people are leaving this
and if somebody is uh leaving this site and they're turning to go west. So, east to west. So, they're traveling down Central Street heading towards 95. Should we consider or should we have a discussion as to any traffic
notification signals that could indicate when someone is leaving this site? Uh whether it's a, you know, how we have the crosswalks that are going to be there. Should it be a pressure sensor that would be activated uh to let people know that someone is leaving this site? Uh we've seen some of those uh put into
the area recently. Um, so, uh, I'm wondering if, uh, something like that should be, uh, also, uh, discussed. Um, with regards to, um, the boulevard itself, just for a point of clarification, uh, DPW won't be plowing
this. This is a private drive. Uh, so the private contractors will have to deal with the granite on the boulevard. Um, the, uh, sidewalk, I don't know what the sidewalk regulation is, and Kristen, I don't know if you know the answer to that. If new sidewalks uh require
granite uh as part of the uh uh design and how will that and if that is the case, how would that affect the storm water uh um management as it directs it towards the entrance because we would be increasing the flow of water and
potentially ice water and then in cold conditions. Would that create a potential, you know, concern for ice or black ice at that entrance? We had to give this consideration when we did the the golf uh center uh conversation. Um and if we do go with the sidewalk uh
provision as discussed the implications to the neighbors that currently have a buffer and a very beautiful buffer uh that would be affected with the sighteline being changed now. Um and what provisions are being discussed with the the two uh adjacent uh uh uh
properties to see how we could uh ensure that they will continue to have some privacy. So, I'm going to go down my list, uh, Christian, and if I, if I numbered it correctly, I have one, two, three, four, five, six, seven, eight things that I
had for questions uh, in that little dialogue that I just gave you. So, I don't know if you want to hold on that and just put that in the in the thinking uh, uh, pile as other members uh, have other questions and I might have more questions. So, that's what I have uh, at the top right now. What do you think?
>> All right. Thank you, Peter. Um, Larry Murphy, do you have any questions or comments? >> I I don't think I have any questions. Just for comments, um, Woody, um, first of all, let me say I I'm satisfied that the applicant made a good faith effort
to have that, uh, uh, central court egress approved, and unfortunately, uh, uh, it didn't happen. Uh, I I think the uh the suggestions of the u uh the uh boulevard and and entrance and the
sidewalk uh intuitively to me seem like good suggestions, a good way to go. Uh I would just um and Pete raises some interesting questions, some of which I have not thought about honestly. Um uh I I do anticipate that the off-site uh
traffic safety signage as previously discussed would also be part of this uh this project um you know the final approval and I just urge the applicant to work with staff and our peerreview engineer and try to work through some of
these u these technical issues. >> Okay. Thank you Larry. Uh Scott Kter questions or comments? Um yeah, similar to uh Larry, um I don't really have any questions. Um and uh
again, I think we all appreciate the uh the effort um you know on the secondary access um for egress um that uh we um originally had uh um I think loved. I
think that would have um been um you know a great outcome. Um, appreciate the, uh, boulevard. Um, you makes a lot of sense. I've seen them. Don't quite know. Um, I think that curve whatever
um, is going to be used, whether it's a private uh, contractor or town plow. Uh, I think that'll be a perennial um, you know, maintenance uh, issue uh, on this deal. Uh but
um lastly um you know I did uh on my way home uh you know took a ride by it again um it is uh as um as soft as that corner is it's um it's uh that it it just feels a
little danger and um and I think we um we uh could have got you know um dangerous over the um over the wetlands. Um again, that would have been ideal. Uh but um I would love to see just maybe a
last stab at something that may um you know protect the u pedestrians, motorists u that are going to pass by there u you know every single day and there's a lot of them. Um that's really all I have. Uh but do appreciate the the
effort by the applicant his team um as well as um you know Kristen uh Sy and all it's it's been it's been a been an effort um and it's um it's been long um
but I do think we're we are getting close um and uh very much appreciate just taking really a last look that would be helpful Thank you, Scott. Um, Steve Banin, do you have any questions or comments?
>> I look forward >> Yeah, I look forward to um Peter's comments being addressed. U, it seems to me the sidewalk might well improve the sightelines and what is regarded as a standard, well, we're
meeting the minimal standards for our sight lines and the like. And I do try and remind myself that, you know, we do have a standard out there which apparently they're meeting. It may be met minimally, but that is the standard. Um, someday down the road, some group
may want to revisit how minimal a standard must be to have proper sightelines, but I think we need to keep in mind that the applicant has met the requirements as they exist. And that's it.
Thank you, Steve. Um, the comments I just have, I I appreciate the the boulevard that that I think that would be helpful in the sidewalk in theory of on a DPW level and
sighteline level makes sense to me. I um don't appreciate though and don't know if it affects or not the neighbor's buffer. their neighbors have a beautiful buffer that they've well established and been there for a long time. So if
something happens to their buffer, I would appreciate a solution to that to recreate what they had before. Um whether it be fencing or a new new vegetation buffer that that currently
exists now. And uh Pete also brought up another concern I'll reiterate was we had it with golf on Skolan road um the water storm water traveling down that curb whatever that curb may be on the
sidewalk puddling up in front of the exit exit side of the entrance exit and becoming nice. um that could be a a a big concern and a big problem in the future for
people exiting the development. So, and with that, I'll turn it over to Christian unless any other board members have any other quick questions. I'll turn it over to Christian to answer what's been uh brought up.
>> Yep, absolutely. Thank you, Woody. Um f firstly I'll address the uh the ab budding properties um tree buffer. So you can see this is the proposed tree line and recall when we uh propose the clearing to open up the sight distance
triangle here that's the hatched area. Um that that is cut directly to the right of way and then obviously on anybody else's property it's it's not touched whatsoever. So, this entire area is going to remain treed. There's no
proposal to cut trees here. Um, you know, I think to Kristen's point, adding the sidewalk, whether it be here offset with a grass strip between it and the road, um, will certainly prevent future vegetation, uh, native shrubs, uh,
weeds, things like that from growing in that sighteline. Um but [clears throat] again this is all this is already proposed to be cleared and maintained to be uh maintained as cleared uh such that the
sight line is opened up out to the point that uh that we depicted on on the plan here. Um secondly I'll touch on the storm water. So again this is the high point in the road. Um it is a very very
small area of additional impervious. Uh whether it's curbed or not, my suspicion would be we would want to have that uh sidewalk sloped away from the road, not draining into it, which would mean the water will run down. You can almost see
in these contours there. It's not I'm not going to call it a channel, but there is a diversion where the water currently runs. Uh it is either going to follow down and get inside where the uh where the curbing stops at our tip down
for the crosswalk and run to this catch basin or it is simply going to overland through the through through the woods and ultimately do the same thing. So, I think the propensity for water ponding in this area is extremely low because we've got a twoft
slope on the on the paved uh drive aisle or passing aisle for the road and then we come we continue down at -1% uh to the low point at where these this pair of catch basins is left. So really any of that additional uh square footage
of potential impervious for the sidewalk should the board deter oop I'm sorry about that I hit a button. Uh should the board determine that they are interested in in that um will continue to run into the project and get collected in that uh
initial catch basin. Um, I did not have opportunity to look to see if there is a local requirement specific to curbing uh on the sidewalk itself, but again, if it is, that's that's not going to be of any
any major concern. Um, and Peter, I'm going to try and recall the rest of your points. Uh the first one with regard to a bypass lane or a turning lane, I simply don't think that we can widen
this road out because number one of the utility poles on this side of the property and then if we are going to have a sidewalk, if we if we extend in this direction, we are going to start getting very close to the property lines
and obviously we can't uh propose to not only create pvious area on private property, but even uh even grade into that. So, I don't think that's really a um a workable solution for this. Uh I
will remind the uh the board members that the uh chief of police did already have us um installing signage. I think that's one at this location. Um that is that is on a different plan, but um they do have the warning signs of uh traffic
turning and entering. um both directions and I forget the distance that that uh the fire chief had I mean excuse me the police chief had us put those in but we do have those as well as the um the uh
warning signs for the pedestrian crossing and the crosswalk across Central Street here as well. So some of those features are already in place. Um let's see. I've covered the storm water. I've covered the clearing within the
sight line. Uh I've covered the bypass lane. Peter, I apologize. I'm running out of numbers here. >> At least in my own head. >> Yeah. No, that's okay. And actually the bypass lane that I was thinking uh Christian would would be um uh towards
95. So it would be and so it would be people turning into the uh the development right from east. >> Yes. Traveling east. And what that does from my perspective is and [clears throat] that increases the the
slowing down process of someone turning in. Uh it also allows for the individuals to see traffic that's coming in both directions in a clearer manner. What I mean by that is if you're sitting wanting to leave the the biggest concern is not people entering into this
process, it's people leaving. And so whatever can be done, and I'm not a traffic consultant. This is just kind of, you know, Pete's common sense sort of stuff. Anything that could be done to make it easier for somebody to leave that site. Uh so as people are coming in, they they get into a turning lane.
You see that they're coming in, they're in a turning lane, there's no question of a blinker. uh that that re that removes that whole obstacle as to whether somebody turns on a blinker or doesn't turn on a blinker, they'll be in a turning lane. So, you know that they're coming into into the site. That eliminates that question, which means
they have to focus mostly of their attention to the right, which is the area of concern, which has the minimal sight line. So, you're eliminating the decision-m process on the left as you're trying to leave this site, and you're concentrating on the on the people that are flying down the road. They've picked
up good speed. The road is now repaved. So when roads get repaved, people don't go slower, they go faster. Okay? That's what's happening throughout town. It makes it nice and smooth. So attention could be then directed more towards the the east to westbound traffic on Central
Street because that's where I think your the biggest from my humble opinion the biggest safety concern would be with the design of this project as it is. >> Yep. And I mean we we can certainly take a look at that with our traffic consultants. Peter, I just I mean, you
know, if you now once this bumps out here over um before you get to the plaza, there's probably adequate room, but again, unfortunately, we've got the overhead wires on that side and then they cross in a couple of locations
here. It it's going to be very tight um to to keep that within the confines of just existing features out there, but certainly something that that can be looked at. Right. This was proposed on a previous project that would have was going to happen across the street. So,
the concept was already kind of endorsed by previous uh uh engineers. So, that's all I'll say about that. Thanks so much, Christian. >> Yep. Pleasure. Did Did I miss any of your points, Peter? >> I think you got them. >> I Well, good enough. >> Um, >> sometimes it's better to be lucky than
smart. >> Christian, I I just want to address the vegetation. I wasn't talking about the vegetation on your property. It's the um adjacent property towards the fire station. Um and it's right on the corner of their
property, right in front of the the dwelling where they're living. Right at the high spot in the road. And um so right here >> Yep. It goes right along the front of that house. >> Oh. Along in this area. >> Yeah. The width of that house. And I'm
my it's a beautiful buffer for them right now. It's if you could see it right now, it's all green leafed and six feet tall. And I just would hate to see the sidewalk affect that buffer for the neighbors. That would be a drastic
change for them for this development to go in and have that happen to them. So that's >> I I would like to see you pay attention to that and yeah, if you could address that in the future with uh whether or not that sidewalk would affect their
buffer because right now from past images of line of sight back months and months ago, um it just cut into that their buffer as it was. So, if you could figure out a way to show that it it can
remain or address it if it has to go so that they can replace the buffer with something else because right now it's it it really helps them with traffic noise and lights and everything.
>> Right. Okay. Yeah. And I apologize, Woody. I I misunderstood. I didn't realize you were talking about the buffer to Central Street uh per se. Yep. For the neighbor. >> I understand now. >> Yep. And it it just it's a it's been a concern of mine all along and I just don't want to see that buffer
interrupted with the sidewalk. So, if it if that's the case, if that could be addressed, that would be great. Um and that with that said, um does anyone on the planning board have board members have any other
questions or comments? All right. hearing none. Um, >> Mr. Chairman, can I jump in at that point if here if we're hearing none? >> Go right ahead, Mark. >> Thank you. It it seems to me we have two issues on the table. One is, and we
dearly love it, if we could have the boulevard that we've proposed approved. Um, that would put that to bed. this new issue tonight, sidewalk, grass strip, buffer. Um,
I'm I'm gonna propose because this is just really uh slowing Mike and Jerry down in terms of their plans for the project. I'm going to propose that we handle that as some sort of a
condition in which you'll be made happy at the board level prior to the issuance of any building permit so that they can, you know, avoid meetings that are continued now into what looks like it'll be Labor Day.
Jake, would you like to speak to that? >> Well, uh, my So, I'm I'm I'm assuming that Mark is suggesting that we we structure a number of conditions which might allow for the boulevard is one
thing I think that that's set. There's a couple of whatifs still that that Christian is going to look at. And if we were going to trying to capture those just in kind of conditions of approval, there's going to be some
whatif language that we're going to have to work through and discuss with the with the board. If if Mark has an idea as to what that would look like on all ears, I could I I see that the two issues there in particular that Peter
mentioned and that Christian spoke about um still being willing to look into. One was I think with that turn lane and the other one was with the issue you referenced Woody on the corner of the neighbor's property.
I mean, we can work with that. They're either they can do it or they can't do it. But I'm not sure if that's where everyone is at with this or we want to see what the results of further review by Christian. And I see his hand is up, so I'm not exactly sure, you know, if if
we're at that point. I mean, I think creative conditioning is always possible. >> Thank you for your advice, Jay. Christian, you have your hand raised. >> Yeah. Thank you, Mr. chairman. Um it it just dawns on me specific to the uh to
the vegetated buffer in front of uh 36, excuse me, central uh central street there. There are uh certainly a couple of options there, Mr. Chairman. Uh one of which being is if we do find um that
that sidewalk is going to encroach into what the neighbors have planted now, albeit the town's rightway. Uh two two solutions to that are possible. Um you know my my clients would without question agree to replanting to the
abuter's satisfaction that area once the work is done on the sidewalk. Uh because that as you see is is out of our or as you saw is out of our cleared sight line uh to maintain the safe sight distance per ASHTTO. Uh and another one which
which might even be simpler and they might be happier with their existing vegetation would be that driveway which is very close to their westerly property line uh could be the terminus of the sidewalk extension. I mean you know it's
it's going to have to meet that driveway either way whether it extends beyond that or not. But um that that I don't think is going to be a a difficult solution one way or the other. I will leave that for the board to make the determination which which they think is
uh is preferable. But um I think either one of those would would be a reasonable solution to that. >> Okay. Thank you, Christian Pete. >> Yep. Um Jay, I'm always now having sat through a couple different things, I'm always I I get more concerned with
conditions because conditions sometimes don't take everything into account. So, I think the more that is defined in this plan from my perspective, I think it makes the most sense. Now, Christian, I was just thinking um if the sidewalk does not have a granite curb, then the
water potentially from the road would go onto the sidewalk and then into the swale because right now it just goes from the road into the swale and that's how it's managed. But if we have a a requirement that sidewalks have curbing, which I kind of think that's the case because all the sidewalks that I see that are being put around have curbing,
then you we're going we are going to have water direction flow differently down that 4ft slope from the top of the of of Central Street as it comes down to your your site entrance and exit. Um so I think
Joe's comment was that this needs to be discussed a little bit more. So, if there is going to be granite, I think there's going to have to be consideration that the water is not going to go over the sidewalk into the into the swale. So, it's that do you need the granite? Don't you need the granite? If you need the granite, then there's a storm water management issue,
I think. >> Yeah. And and I don't I don't think it's going to be an an issue, uh, Peter, as I mentioned, because that's that's literally just going to follow the curvature of the uh of the curbig into the property and enter that that catch basin, which I think is about 50 or 70
ft into the property. So, it's it's right near the entrance, but, you know, and that's that's fine that I'm happy to have that uh conversation in coordination with Joe and DPW. And uh I didn't I can't remember if Kristen said the emergency response officials wanted
to join in on that as well, but um yeah, we we would welcome all of that. >> All right. Thank you, Christian. Thank you, Pete. Um I have a question for Kristen. We don't we haven't had fire
look at the boulevard yet, correct? Turning radius. Um, I have not talked to the fire chief, but my understanding from the applicant, and please chime in, is that you did review the boulevard and
the um message from the fire chief was need to meet my turning radius for my ladder trucks and he gave the specs again and I believe Christian, you said you looked at that um relative to the starting point for the boulevard. So, I
believe the fire chief has approved the boulevard. >> That That is correct. Yeah, it was actually I can't take his thunder. That was Michael Ibis who had that correspondence with the chief. Um and I believe he had an email uh to the affirmative of what you're saying, which
I'm not certain, but I think was was forwarded to to the planning office, but if it if it has not been, it certainly can be. >> It it was um I just haven't spoken directly with the fire chief, but I observe that that agreement happened.
Yep. >> Yes. Yep. [snorts] >> All right. And with that, Kristen, what what does Christian need to provide you and the the staff and the board for um
confirmation of the curbings boulevard is that's that's those aren't complete designs. Correct. >> Correct. Um there's some detail that we don't have yet um related to the questions we've been talking about. Um I
have one question related to the sidewalk which is is the design we have sidewalk on the other side. The plan that's already been approved has improved sidewalk to the west of the entrance
on either side of central court. Um, and Christian, can you remind me to those sidewalks have granite curbing? >> Those are proposed with curbing. Yes. >> I think that for many reason that is what's preferred. Um, but we did have
this conversation with DPW director. Um, and I think again what he said was it would make sense to walk out there, look at the on the ground location, um, give some specificity related [snorts] to
where the town's right ofway is and look at the storm drain. So I I do think that's from my perspective that's a good step for Joe Surwaka uh James Surret and the applicant to get
out there figure out what's needed from an engineering perspective >> and then give give us the detail in the plan. >> Okay. in the uh Christian, you think you could have this
all figured out by the 18th? I see your hand, Steve. >> Oh, I Well, yeah, I would assume so. Yeah, provided we can get the meeting. Woody, it should be a very quick solution after that. >> Uh Steve, question or comment?
>> It's something of a question. And I was just curious whether we have determined that the abutters want to have a sidewalk and what if they don't or but have we asked them? We're doing a lot of back and forth
about you know the construction of the sidewalk the implications for existing vegetation and I just thought we should be confident that the abutters want to have a sidewalk extending towards the fire station. So, I put the question out there if
we've asked them. And if we have, I've forgotten that we did. >> I don't recall that we've had any contact with either of those where the sidewalk would be in front of their house.
Um Kristen, you can confirm I deny that if you know if you have had contact with either of the but >> um I know the abutters um have both paid attention to this project. Um and I've had conversations with them but not
recently. Um it has been under review for a while now. So I'm happy to reach out to them. I I do have contact information for both of Butters. I guess I would say what we're talking about is a sidewalk in the town's right of way
for public safety improvement purposes. So, while I absolutely agree with everything the planning board's saying about the sensitivity of this and the importance of communicating and coming to a solution that works, um, we have,
you know, we have a lot of concerns that we're trying to address. Um, I'm happy to participate in having those conversations. Um, and I know the applicants have also had conversations with the butters on the other sides of
the property during this permitting process. So, I I won't speak for you, but I imagine um Christian and team you'd be happy to join those conversations on site if that was desired. >> Yeah, of course. And and I'll remind the
board I mentioned earlier um you know one one alternative if they are adamantly against it and the board agrees that those should not be installed in front of those properties uh we can extend it to the driveway to 36 central and terminate it at that
point and you know moving forward if further or future development uh warrants sidewalks going in there you know that it it is the town's rightway so I mean I understand that you want to make the citizens happy, but um you know the town has the right to do whatever
they want to do in their own in their own right of way. So e either way we we are completely flexible on this issue Kristen and yeah happy to work with uh with the abutters the DPW and and Joe to figure out the best and most logical
solution that works for everybody. >> Thank you. Um, so based on everything that's been presented and spoken about, discussed, and from what I'm hearing, by August 18th, we should give you guys
enough time to button up the few things you need to button up, and we'd be in pretty good shape for the August 18th meeting. Um, does anyone else have any other comments or questions or concerns?
>> Mr. Mr. Chairman, my I I sorry to be so persistent, but my sense of the board when they were addressing the Boulevard proposal was that a majority seemed to think it was a a good idea, including you. So, can we take the 18th meaning
that it will be about buffer, the curbing, the sidewalk, and that we can put the >> uh the boulevard entrance in the rearview mirror? >> Yep. >> Thank you. I I do. Is is that something we need to vote on, Kristen, or is that
the discussion good enough? >> Yeah, I think a sense of the board is fine on on that. >> Very good. So, it's in the rearview mirror mark and basically it's the curb and the sidewalk, the storm water. Pete,
you're on mute if you're trying to speak. >> Thank you. And I was just going to say if we want to have MVPC weigh in uh if their traffic advisor is available. If not, if we need to do a little research on our end, uh I I would just like to
see if we could get that done by the 18th so that we can keep everything moving along. >> Okay. Um, >> so Sadi and I did reach out to the transportation director at Marmont
Valley Planning Commission um, today and we got some very preliminary comments back which I'm happy to share tonight and they also said they'd be happy to follow up if the conversation continued past tonight. So they did um immediately
provide some technical assistance which is fantastic. Um so just uh the questions we raised were regarding a flashing yellow light at the intersection. Um just how traffic lights
work on local town roads. Um and uh the council we were given was um generally those are determined through an assessment of traffic volume and traffic
count. So I did spend a few minutes reviewing the traffic reports that we initially got um from the applicant provided from Vaness and also MDM transportation reviewed. Um I
did not see anything in those documents that because at the time that was what was being considered was the initial proposal was the in-n-out at this location. So, from the information I reviewed, I did not see comments from
either of those traffic reviewers that a light was warranted. I don't know that we specifically had that conversation. So, it's certainly something we can continue to ask to confirm. [snorts] Um,
let's see. We asked about turning lanes just in in a general way that you know MVPC hasn't spent time reviewing this particular site but just how are turning lanes um determined [snorts] and I think
this is this was the answer we got today was a left turn lane would improve throughput but not necessarily safety. So I think the idea there is um the need for the turning lane is based on the
number of cars waiting to turn. Like you want to try to eliminate a backup in terms of the cars turning. So in again this was a very quick response and I'm happy to follow up with MVPC just to
talk through that further cuz I think we got some more detail about the concerns raised that I didn't include in this email. Um, and then the other question we asked was the concept of the indicator light when you're when the car is leaving if that's if there's some
kind of signal. And um, Brennan Patrick's answer was they haven't seen any examples of this technology being used outside of parking garages. And I think we've all probably experienced that as a pedestrian when you're crossing a parking garage and you get a
signal that a car is coming. So, um, they said they'd be happy to try to look into that further. Um, Satie, am I missing anything in our back and forth with MVPC? >> Um, I'm looking at the email. I think
you covered everything. I think um regarding [clears throat] you know lighting it it is it again it was helpful to see where the um overhead lights that exist now is and I think that's that was a comment that both the
police chief and DPW talked about in terms of enhancing safety and that all of this package of improvements together certainly there's a sense from the staff level. They will improve current
conditions, the signage, the crosswalks, the sidewalks, the whole package in this part of, you know, this collection of roads. Um, [snorts] I think it's all very much hoped we'll
be seeing a lot of improvements to current conditions and the the new users and new homeowners. So happy to follow up on any of that with MVPC. >> Thank you. Um
[clears throat] with that all said, we will uh get you on the agenda for August 18th and you guys can work with Kristen to button up the last few things that need to be done here. >> Woody.
>> Yes. Go right ahead, Larry. >> The 18th is a Tuesday. I think maybe you meant the 19th. No. Well, thank you. I don't have a calendar in front of me, but I have the 18th here. So, if it is the 19th and the 19th, we'll get you. >> Well, we don't It's not a public hearing, so we don't need a motion
anyway. Just get them on the next meeting. >> Yep. We'll have them on the next meeting. I have the 18th, but it will be the 19th. So, it'll be a Wednesday. And uh thank you all for your comments and your presentations and the
discussion. >> Woody, I'm sorry. Can I just ask one question um while we have Jay and all and the board together? Um, >> is will would the board like staff with council
to come with some language related to approving these modifications? Yeah, to the next meeting. >> Yes. I don't know who you're asking, Kristen, but yes, >> I'm asking the plan board. Would you
like staff to bring uh uh the modification approval for your consideration at the next meeting >> as written of? >> I I would support that. Yeah. >> A draft a draft. Yes. >> Yeah. >> Yes.
>> Great. >> Thank you. I just wanted to clarify that in addition to the site plan improvements that we've talked about, I wanted to clarify if we should be drafting [snorts] a decision, a modification. >> Thank you, Kristen.
Thank you, Jay. Thank you, Mark. Thank you, Christian. And we'll see you on the 19th. >> Thank you, folks. >> Have a good night. >> You too. And that leaves us with one item left on
the agenda, the planets report. >> Right. Thank you everybody. Um all right, couple project updates. Um 108 Main Street uh subdivision has
submitted an updated construction plan. If you've driven by in the last few weeks, you've probably noticed there hasn't been a lot going on. Um but I received that updated construction plan today and I will distribute that. Essentially, um works starting up again
a week from today on um Mr. Colin Tony's schedule and it is still uh scheduled to be complete the the roadway before the snow falls and the and the ground
freezes. So by uh I think some point in November. So I will share that. Um I did follow up with Mr. Colin Tony about the hammering of the ledge because
I know that is a concern um of the abutters and all of us related to when exactly that's happening and and um giving some warning of that to the neighborhood. So I will keep you posted. Um
>> Kristen along that did in our in our approval and it was a long time ago. Did we have any time limit on how long Henry could happen there as we did with the previous the applicant we just had uh before us? >> Um I will have to look back at that
because it was before my time. >> Um I don't think we talked about it last winter when we were giving him this extension. So I will check on that. >> Okay. Yeah. Um, regarding the next meeting, I anticipate
a couple things coming in. Um, Sunset Club has told me their engineer will be submitting their closeout um, letter and a request to close out an engineer certification related to the OS as plan. So, I'm expecting that um, by the
deadline for the next meeting. Um, also, um, uh, there's been some work being done at Florence Bushy Lane, which you all remember is off of Newman Road. It's just a two lot
subdivision that the road is being reconstructed. Um they speaking of granite curbing are adding some granite curbing and that was not on the original um modified plan that the board approved
last year. So they we have asked them we had Joe Surwaka go look at it. Um it and we've had DPW go look at it. It doesn't appear as though there will be any concerns related to plowing and turning radius and storm water, but they will be
submitting a modification request to the board to make sure that that is um approved and reviewed. So, I think that will also be coming in. Um there's also been an enforcement issue on a project
previously approved by the board that is being addressed by uh Conscom as well as the building commissioner. Um it's related to work that's happened at Farm View Lane at 68 Green Street. So I will
provide more information to you all when those enforcement orders are written. Um that was a uh um subdivision approval a few years ago um for a three lot three house lot.
Um I want to mention that >> [clears throat] >> um we had a candidate for the associate member planning board position who expressed interest and submitted a letter of interest to the select board. When that letter came in, um the uh
assistant administrator and town administrator and I um discussed the process for the select board appointing that one-year associate member position. Unfortunately, when the research was being done about um the one-year
appointment language, [snorts] it was found that there was actually mistakenly some text removed during the recotification phase 1 that happened at town meeting in 2025.
Um you all remember because there was a thorough public hearing process but there were a lot of edits and changes happening in that in both recodifications. One [snorts] of the changes related to um
moving special permit uh information into article 5 and some of the special permit language was in article 11 which is the administration article of the zoning bylaw. So, [snorts] we struck out language related to the authorization
that the town has to implement and appoint a one-year associate member position. [snorts] And very mistakenly, it wasn't cut by any of us. Um, it was not put back in the new section. So, the current approved zoning bylaw does not
actually have the two sentences that we need to have in order to appoint an associate member for the select board to appoint an associate member position. So, we reviewed this with town council who was intimately involved in the recodification process as well. Um, and
we all um were disappointed to see that that mistake happened, but it was a mistake and we will need to bring that back to uh zoning amendment proposal for next
town meeting. [snorts] [clears throat] >> I figure I'll pause there in case there are any questions related to that. [snorts] >> Kristen, I've got a question not related to that. Um, for the Sunset Club, is it possible to do a sitewalk again? I know
I'd be interested in doing it. Perhaps u other board members would be as well. Or I can go to plan B and buy a hamburger and go there. [laughter] >> Um, I think it's completely customary and normal for the
plan board to decide to do a site visit when you are considering the close out of a project. So, I would think that would be appropriate. Um, maybe you can give Vince a heads up or Vincent a heads up if the board feels that way.
>> Yes, I'm happy to do that. >> All right. Thank you. >> I have one last thing. Sorry. Just if there are no more questions, I just want to mention um I'm working on Satie and I are working on our annual report for fiscal year 26. It's not sort of due to
the town administrator and to be provided to the town. um until the fall, but I've been sort of trying to catch up on where we ended up with things. And I just wanted to like very quickly share this little spreadsheet cuz I
um think it's kind of cool. I'm I guess I'm proud of what this department with all of your support has done this year. Can you see that? >> Is it big enough? see if I can.
>> Okay, so I've just been putting in a list all of the funded projects that the planning department is working on. And you can see here a lot of them are related to open space, trails,
resiliency. Um there are a number of projects that are transportation improvement related. Things that have been in the town's master plan for years are finally moving forward. Um, and again, I don't need to spend a lot
of time on this right now. Um, the number that is down here is kind of a crazy number, and I will explain that, which is some of these projects now have funding that are programmed into federal
um transportation improvement plans. They [snorts] these are five-year plans. So these numbers are not at all money we have in hand right now, but they are money that has been dedicated to projects, planning, community planning, town planning projects that um are
moving forward and will be coming. Some of these projects, this little category here, these are regional projects that staff have been involved in over the past year. um grants that didn't actually come to the town of Newbury.
For instance, the Plum Island turnpike um feasibility study was a flap grant to Newberry port. These CZM um projects, one went to Ipsswitch, one went to Salsbury, but they're [snorts] regional projects that um we've been a part of.
Um and couple of these are things we've just heard about are coming in. PI Rivers Partnership, which is the Parker Ipsswitch Essex WHEDs, um working together on restoration and resiliency projects, things like the Lark and Dam
Removal. It's [snorts] a partnership that just was awarded a big um partnership support grant from the division of ecological restoration and um I've been working on that steering committee for years and I'm currently
chair of it and I made sure that the Parker watershed um had some particular tasks and scope of work related to this um partnership grant. So again, these are long-term um projects with, you know, some on the
ground restoration work, outreach, education. Um we're looking at funding to do some recreational improvements at the Lark and Dam removal site, just a little trail, picnic table, some signage
describing what happened there. just trying to um get funding wherever we can to support the really awesome stuff that's going on in this town. So I was kind of it was kind of exciting to put this together and I wanted to share
it with you all. Some good stuff ahead and some good stuff has been happening and we really appreciate all of the volunteers who are involved in this work. >> Thank you Kristen. >> You're welcome. setting. >> That's my report.
>> All right. I have nothing else on the agenda this evening. So, with that said, I'd entertain a motion to adjurnn. >> To adjourn. >> Thank you, Larry. And a second, please.
Go ahead, Steve. >> Nobody wants to go home. >> Thank you, Pete. >> All right. And on that, >> Peter, Larry, and Steve. >> Yes. >> Everyone have a good night >> and thank you. Thank you.
>> Thank you. Thanks everybody.