2/11/2020 - Planning Board Meeting

2/11/2020 - Planning Board Meeting

Postby Maria Lajoie » Thu Feb 06, 2020 2:24 pm

Community Meeting Room

1. Lakeside Residential Overlay – Possible Votes

7:00 PM PUBLIC HEARING: JEH Real Estate Investment Company, LLC
Application for Site Plan Review
40 Depot Street – Possible Votes

1. ATM Article/ Road Acceptance: Deer Crossing Subdivision, Woodland Road – Possible Votes
2. McIntyre Loam/Update – Possible Votes
3. Sleepy Hollow/Update/As-Built Plan – Possible Votes
4. Solar Regulations/District – Possible Votes
5. 2019 Annual Town Report – Possible Votes
6. Minutes: 1/28/20 – Possible Votes

Future Agenda Items:
1. 2/25/2020: Public Hearing – BWC Whitin Reservoir, LLC / BlueWave Solar, Application for Site Plan Review & Scenic Road Permits, 45 Oak Street
TBD: Douglas Subdivision Bounds
TBD: Residential Compounds
TBD: Private Ways
TBD: Subdivision Regulations
TBD: CMRPC Regional Housing Study
TBD: Adult Entertainment Bylaw
TBD: Forms
Upcoming Meetings: 2/25, 3/10, 3/24

Note: Times are estimates unless denoted as a Hearing.
Items listed are those reasonably anticipated as a topic
48 hours in advance by the Chairman
The Town of Douglas is an equal opportunity Provider and Employer.
Maria Lajoie
Maria Lajoie
Posts: 1468
Joined: Thu May 26, 2005 11:09 am
Location: Community Development Department

Re: 2/11/2020 - Planning Board Meeting

Postby Mary Wright » Tue Mar 03, 2020 6:20 pm


A meeting of the Planning Board was held on Tuesday, February 11, 2020. Mr. Marks called the meeting to order at 7:02 PM and announced that the meeting is being recorded and will be available on cable and on the website.

PRESENT: Ernest Marks (Chair), Michael Greco, Jake Schultzberg, Tracy Sharkey (Vice Chair), Aaron Socrat, Les Stevens, Michael Zwicker
NON-VOTING: William Cundiff (Town Engineer), Mark Kaferlein (Building Commissioner)


1. Lakeside Residential Overlay-Possible Votes. Mr. Kaferlein joined the meeting. He feels that this bylaw/overlay will complicate matters, and he is not in favor of it. He feels that the current procedure of going before the ZBA on a case-by-case basis is the best procedure. However, if the Town does move forward, he feels that the lots need to have an occupied structure, and he does not want the currently non-grandfathered lots to become grandfathered. He suggested deleting 3c and 4a and adding to 3a. He would keep 15’ for the side and rear setbacks and 15’ for accessory building height. Mr. Kaferlein agrees with 30% lot coverage.
A discussion was held.

Mr. Marks opened the public hearing. Michael Dryden of Allen Engineering joined the meeting and gave an overview of existing conditions. He stated that the rear portion of the building has been demolished, and the site is ready for construction. Last month, the ZBA issued a Special Permit for relief to allow for the renovation of the front portion of the building, and to replace the 4-units in the rear with 5-units for a total of 8 apartments and 16 bedrooms. Prior to the fire, the dwelling had 7 apartments and 15 bedrooms.
Two parking spaces per unit will be available. The southernmost access point will be widened to a minimum of 22’. A trash enclosure is proposed. Junipers will need to be removed to improve sight distance. Mr. Dryden showed where snow will be pushed during plowing. The plans are in the process of being revised, and Mr. Dryden will provide written responses to Mr. Cundiff’s comments. He had no issues with any of Mr. Cundiff’s comments.
Mr. Cundiff is still waiting for responses from several departments. Regarding traffic, Mr. Cundiff asked for AASHTO sight distances. Mr. Dryden stated that, once the junipers are moved, sight distances will be more than adequate.
The height of the new townhomes is 33.5’.
More detail will be provided regarding lighting. A 4’ high solid PVC fence is proposed to mitigate headlight glare.
The Fire Chief suggested an unpaved emergency access/egress. Plantings are planned in the back, close to the neighbor’s driveway. The vegetation along the borders will be preserved as much of as possible.
Mr. Cundiff will draft a decision for the next meeting.
Mr. Zwicker made a motion to continue the public hearing for an Application for Site Plan Review for JEH Real Estate Investment Company, LLC, 40 Depot Street to February 25, 2020 at 7:30 PM. Ms. Sharkey seconded the motion. Vote: Aye-6.

2. Annual Town Meeting (ATM) Article/Road Acceptance: Deer Crossing Subdivision, Woodland Road-Possible Votes. The section of road this is referring to is the section of Woodland Road between South Street and Old Farm Road. Tim Nealon joined the meeting. He stated that the improvements are over 10 years old: drainage, drainage ponds, sidewalk and roadway. The finish coat was done two years ago. They have proposals to repair some road damage. A discussion was held.
Mr. Zwicker made a motion to recommend to the Board of Selectmen to place an article on the Annual Town Meeting warrant for road acceptance and endorse the mylars for the Deer Crossing Subdivision, Woodland Road, pending sufficient repair of the punch list items. Ms. Sharkey seconded the motion. Vote: Aye-6.
3. McIntyre Loam/Update. John Palmer and Dan McIntyre joined the meeting and presented plans showing the permitted areas, what currently exists, the permit limits, and groundwater contour lines. They are moving forward with a restoration plan. A discussion was held.
4. Sleepy Hollow/Update/As-Built Plan. Andy Leonard joined the meeting. He and Mr. Cundiff met this afternoon to go over the schedule. The as-builts are on their way. The area has been surveyed. Mr. Cundiff will add comments to the as-builts. Mr. Cundiff asked that everything referencing the subdivision be removed from the plan. Mr. Leonard is confident that he will have a stamped plan in two weeks.
Jeremy Flansburg of 63 Monroe Street is upset with the Board’s lack of enforcement and that the applicant has not complied with what he was asked to do at the last meeting. He asked that loam and seed be put down to reduce the dust. He thinks an as-built may differ from what is actually happening at the site, and the slopes may be so steep that children will get hurt.
Mr. Cundiff stated that the applicant is within the current requirements. Up to 10 acres can be open at a time, and this site is well under that. No one has contacted Mr. Cundiff with complaints in two years. He asked that people with complaints contact him so that it can go on record. A discussion was held.
Mr. Leonard feels there will be very little earth removed from the site going forward. Many of the slopes are loamed and seeded and are at a 3:1 or 3:2 ratio.
5. Solar Regulations/District-Possible Votes. Mr. Cundiff stated that the Town of Webster is redoing their solar bylaw. The Board will review bylaws from some other towns that are in the packet.
Laurie Hout of 41 Oak Street asked to know which bylaws the Board will be reviewing and how projects under the SMART program are regulated. A discussion was held.
Bryan Levesque of 41 Kerney Road asked if the Board has placed a moratorium on solar projects. The answer is that a moratorium is not allowed per the Dover Amendment. Ms. Sharkey found that Ware, Charlton and Athol have temporary solar moratoriums approved by the Attorney General. Mr. Cundiff was asked to ask Town Counsel about these moratoriums.
Bill Rossi of 41 Oak Street asked how the solar farms are taxed. Mr. Cundiff explained that the Selectmen negotiate terms through a Payment in Lieu of Taxes (PILOT) agreement. Mr. Rossi visited a solar site in Grafton and found he could not get any stations on his ham radio due to radio frequency noise produced by the farm.
6. Annual Town Report-Possible Votes. Ms. Sharkey noted that the members need to be updated. Mr. Zwicker made a motion to approve the Annual Town Report as amended. Mr. Greco seconded the motion. Vote: Aye-6.
7. Minutes: January 28, 2020-Possible Votes.
Mr. Greco made a motion to approve the January 28, 2020 Planning Board meeting minutes as amended. Mr. Socrat seconded the motion. Vote: Aye-5, Ms. Sharkey abstained.
8. Old/New Business:
Old Business: Mr. Cundiff explained that Town Counsel has a contract with the Board of Selectmen, and they service a variety of Boards. Direction for Town Counsel comes from the Board of Selectmen. A discussion was held in an attempt to clarify how Town Counsel is utilized.
New Business: Mr. Marks read a notice regarding an oak health listening session on March 4, 2020.
Mr. Cundiff stated that they received some iPads from the School Dept. They can be made available for the next meeting for use during the meetings.

Ms. Sharkey made a motion to adjourn the Planning Board meeting at 8:58 PM. Mr. Socrat seconded the motion. Vote: Aye-6.

Respectfully submitted,

Mary Wright
Recording Secretary
Mary Wright
Posts: 609
Joined: Thu Jan 12, 2012 8:56 pm

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