HomeMy Public PortalAbout20201102 - Planning Board - Agenda PacketHOPKINTON PLANNING BOARD
Monday, November 2, 2020 7:00 P.M.
REMOTE MEETING
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Call-in Phone Number: (646) 876-9923
AGENDA
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**Times showing the anticipated length of discussion for each item below are approximate**
1.Administrative Items (±30 min)
a.Fox Hollow (203 Pond Street) Bond Release
b.Minutes of September 14, 2020; September 28, 2020; October 19, 2020
2.Continued Public Hearings – Bucklin St. & Leonard St. – 1) Stormwater Management
Permit; 2) Petition to Construct a Paper Street – Wall Street Development Corp. (±1 min)
Proposal to construct a paper street entitled “Bucklin Street”;Proposal to construct four (4)
single-family homes with driveways,utilities and associated grading.A stormwater management
permit is required because the project will result in land disturbance of one acre or more and it is
not a “subdivision.”
3.Continued Public Hearing - Leonard Street - Petition to Construct Leonard Street - Wall
Street Development Corp (±60 min)
Proposal to build out Leonard Street in order to accommodate three proposed building lots.
4.Continued Public Hearing - Deer Ridge Estates / Lincoln St. & Cedar St. Ext. - OSLPD
Concept Plan/Special Permit - Courtney Derderian, CS2K (±15 min)
Proposed Open Space and Landscape Preservation subdivision with eight (8) new building lots,
two (2) cul-de-sacs.
5.Continued Public Hearing - Scenic Road Application (Joint Meeting with Acting Tree
Warden) - 173-207 Fruit St. - MassDOT - Highway Division (±30 min)
Removal of 83 trees and alteration (removal and resetting) of 290 linear feet of stonewall as part
of the Fruit Street Bridge reconstruction project. The Applicant has proposed post-work planting
of 68 trees and 102 deciduous shrubs.
6.New Public Hearing - OSLPD Special Permit - 0 Hayden Rowe - Ravenwood LLC (±30
min)
Proposed Open Space and Landscape Preservation subdivision with nine (9) new building lots
and one new road (cul-de-sac).
The listed matters are those reasonably anticipated by the Chair to be discussed at the meeting.Not all items may in fact be
discussed and other items not listed may also be brought up for discussion to the extent permitted by law.
Town of Hopkinton
Department of Land Use, Planning, and Permitting
18 Main Street, Hopkinton MA 01748
(508) 497-9745
DATE: October 29, 2020
TO: Planning Board
FROM: John Gelcich, Principal Planner
RE: Items on Planning Board Agenda, November 2, 2020
Link to Join: https://us02web.zoom.us/j/81043511599
Meeting ID: 810 4351 1599
Passcode: 961315
Call-in Phone Number: (646) 876-9923
Zoom Details:To access the meeting click the link above.If you have technical issues with accessing
the meeting,send an email to jgelcich@hopkintonma.gov.Your microphone will be muted upon
entry and can only be unmuted by the Host.If you have a question or comment,use the “Raise
Hand”function.The Chat function will only allow communication between you and the Host and
should only be used to communicate technical issues.All other questions or comments should be
directed to the Planning Board through the “Raise Hand”function.Telephone-only participants can
use the “Raise Hand” function by pressing *9.
For additional information and Zoom support, visit the general support page:
https://support.zoom.us/hc/en-us
For telephone-only support information visit:
https://support.zoom.us/hc/en-us/articles/201362663-Joining-a-meeting-by-phone
Contents:
1.Administrative Items (Files online at: 11-02-20 Meeting Administrative Files)
1.1.Fox Hollow (203 Pond Street) Bond Release Request
1.2.Minutes of September 14, 2020; September 28, 2020; and October 19, 2020
2.Bucklin St.&Leonard St.–1)Stormwater Management Permit;2)Petition to
Construct a Paper Street – Wall Street Development Corp.
3.Leonard Street -Petition to Construct Leonard Street -Wall Street Development
Corp (Files online at: Leonard Street Petition Files)
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4.Deer Ridge Estates /Lincoln St.&Cedar St.Ext.-OSLPD Concept Plan/Special Permit
- Courtney Derderian, CS2K (Files online at: Deer Ridge Estates Files)
5.Scenic Road Application (Joint Meeting with Acting Tree Warden)-173-207 Fruit St.-
MassDOT - Highway Division (Files online at: 173-207 Fruit Street Files)
6.#0 Hayden Rowe -OSLPD Concept Plan Special Permit -Ravenwood LLC (Files online
at: #0 Hayden Rowe Files)
7.Zoning Board of Appeals Notices (Files online at:11-02-20 Meeting Administrative
Files)
8.Next Meetings
1.0 Administrative Items
Files for Administrative items can be found online at:11-02-20 Meeting Administrative
Files
1.1.Fox Hollow (203 Pond Street) Bond Release Request
The Developer has requested a reduction of the amount of the bond that the
Planning Board holds for the construction of the roadway as part of the Fox
Hollow/203 Pond Street development.BETA is currently reviewing the roadway
and will return a letter outlining the work that needs to be done.
The original bond estimate and the revised estimate submitted by the
Developer’s agent are in the administrative items folder located here:11-02-20
Meeting Administrative Files.
1.2.Minutes of September 14, 2020; September 28, 2020; October 19, 2020
2.0 Bucklin St.&Leonard St.–1)Stormwater Management Permit;2)Petition to
Construct a Paper Street – Wall Street Development Corp.
This project is a placeholder and may likely be continued to a future meeting.
3.0 Leonard Street -Petition to Construct Leonard Street -Wall Street Development
Corp
3.1.Background
The petition to construct Leonard Street stems from the advice of the Board to
the Applicant,that an ANR would not be endorsed without the build-out of
Leonard Street to provide adequate access for the proposed lots.Therefore,the
Applicant has submitted this petition as a first step in moving the ANR approval
forward.
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3.2.Regulatory Review
Petitions such as this are to be reviewed pursuant to the standards as set forth
in the Subdivision Regulations for roadways.These standards can be found in
Section 8.2 of the Subdivision Regulations and items such as sidewalks and
utilities are found elsewhere in Section 8 of the Regulations.
3.3.Relevant Materials
●Petition to Construct a Private Way, dated 08/11/20
●Three-lot Development Plan (Revised 05/13/20 for ConCom review),dated
08/12/20
●Letter from Hopkinton DPW, dated July 2020
●Memo from Attorney Timson, Way in Existence - dated, 08/04/20
●Rackemann Legal Opinion, dated 1998
●Stormwater Management Report, revised through 03/25/20
●Stormwater O+M Plan, Revised through 05/20/20
●Letter from P. Paradis to D. MacAdam, dated 03/31/20
●Long Term Stormwater Maintenance Plan, Revised through 05/20/20
●Email from J. Westerling (DPW), dated 08/14/20
●Email from D. MacAdam, dated 09/02/20
●BETA Peer Review Letter, dated 09/11/20
●Video sent by Chief Slaman, dated 05/10/20
●Email exchange between Chief Slaman and L.Petrozzi re:Truck Turning
Analysis, dated 09/21/20
●Email from L. Petrozzi re: ANR Endorsement, dated 09/17/20
●Letter from J. Hilvert (Abutter Attorney), dated 09/22/20
●Email from R. Lacey, Town Counsel, dated 09/25/20
●Construction Plan, dated 10/10/20
●Three-lot Colored Plan, dated 10/10/20
●Revised Waiver List with Narratives, dated 10/10/20
●Email from Chief Slaman, dated 10/19/20
●Email from Chief Slaman, dated 10/28/20
●Link to shared folder is here: Leonard Street Petition Files
3.4.Comments Received
Department of Public Works Comments:
●The DPW has no jurisdiction over private land;however,I recommend
that the standards for road construction detailed in the Subdivision
Control Law be implemented to the greatest extent practicable.
3.5.Public Hearing Outline
1.Project introduction and review - Applicant
2.Staff Report
3.Consultant Review
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4.Planning Board members and Public – Add to Detailed Discussion items
5.Detailed Discussion, with Public Comment for each topic
5.1.Vehicular and pedestrian traffic flow; truck traffic flow;
emergency vehicle access
5.2.Stormwater management
5.3.Utilities; Water/Sewer use
5.4.Sidewalks
5.5.Impacts on: 1) schools; 2) other municipal services; 3)
neighboring residential properties
5.6.Snow Removal
5.7.Street Construction/Curbing/Side Slopes
5.8.Legal Access
5.9.Town Department and Board/Committee Comments not
covered above
6.Additional or New Comments and Information
7.Standards/Findings
7.1.Discuss findings and standards for other approvals (if applicable)
8.Discuss/Vote on waivers (if applicable)
9.Discuss conditions of approval
10.Final public comment
11.Vote to close public hearing
12.Vote on Permits being requested
3.6.Board Actions
The Board’s vote on the submitted materials consists of the following:
●For the Petition to Construct a Paper Street:A majority vote is
required for approval. All members are eligible to vote.
3.7.Decision Criteria
The standard for approving the paper street design and construction details is
that the Board must apply the current Subdivision Regulations to the greatest
extent practicable.
3.8.Motions
3.8.1.Findings
I move that the Board finds that the proposed Petition to Construct a Private
Road conforms to the Hopkinton Subdivision Regulations to the greatest
extent practicable,with the exception of the following waivers (List the
waivers granted).
3.8.2.Approval/Denial
3.8.2.1.Approval with Conditions
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I move that the Board approve the Petition to Construct a Private
Road for the Leonard Street petition with the following
conditions/with the conditions as they were previously read aloud
by the Chair.
3.8.2.2.Denial
I move that the Board denies the Petition to Construction a Private
Road as the proposed roadway does not meet the Hopkinton
Subdivision Regulations to the greatest extent practicable,
specifically with regard to the following standards and/or
requirements: List relevant standards/requirements.
3.9.Other
3.9.1.Requested Waivers
1.Section 5.4 - Environmental Analysis - No Environmental Analysis
2.Section 5.4 - Traffic Impact Report - No Traffic Report
3.Section 8.2.1.G.-Property Lines/Pavement Rounding at street
intersections
4.Section 8.2.2.A. - Granite Curbing - No Granite Curbing
5.Section 8.2.2.C. - Modified Cape Cod Berm - No Cape Cod Berm
6.Section 8.2.3.A.-Width of Street Right of Way -Less than 40'/Existing
Variable Width Right-of-Way
7.Section 8.2.3.C.-Type of Street/Pavement Width -Rura1120'feet
Pavement Width
8.Section 8.2.5.A,B,&C.-Dead End Streets/Turnaround -
Hammer-head Turnaround
9.Section 8.2.6.A. - Side Slopes - Inside Layout
10.Section 8.3.1,8.3.2,8.3.3,and 8.3.4 -Sidewalks,Driveways,etc.-No
Sidewalks
11.Section 8.7.2 - Street Lights - No Street Lights
12.Section 9.11 - Bounds - 4" x 4" x 3' Concrete Bounds as Required
13.Section 9.12.4 - Street Trees
14.No Existing Trees to be retained in Right of Way
15.No Shade Trees to be planted within Right of Way
16.All improvements and utilities to be constructed as shown on the
Plan.
17.Above ground electrical service.
3.9.2.Proposed Conditions
1.A Town Clerk-certified version of this Decision shall be recorded at the
Middlesex County Registry of Deeds prior to the issuance of a building
permit for the work that is subject to this Decision.
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2.The Director of Municipal Inspections inspects projects under
construction for compliance with the approved Decision.This includes
the driveway/roadway and infrastructure construction shown on the
Plan.If the Director of Municipal Inspections determines at any time
before or during construction that a registered professional engineer
or other such outside professional is required to assist with the
inspections of the storm water management system or any other
component of the Special Permit,the Applicant shall be responsible
for the cost of those inspections.
3.All construction activities shall adhere to applicable local,State and
Federal laws and regulations regarding noise,vibration,dust,
sedimentation,and the use of,interference with or blocking of Town
roads.
4.The Applicant shall be responsible for mitigating all
construction-related impacts,including erosion,siltation and dust
control.The Applicant shall maintain all portions of any public way
used for construction access free of soil,mud or debris deposited due
to use by construction vehicles associated with the project,and shall
regularly sweep such areas as directed by the Director of Municipal
Inspections in consultation with the DPW Director.
5.The Applicant shall regularly remove construction trash and debris
from the site in accordance with good construction practice and the
Construction Management Plan.No tree stumps,demolition material,
trash or debris shall be burned or buried on the site.
6.A completed,signed Construction Management Plan shall be
submitted to the Planning Board prior to the commencement of any
site work.The Applicant shall also submit a revised full Site Plan Set
which incorporates all of the modifications made during the public
hearing process and any required in this Decision.
7.Erosion and sedimentation control measures shall be implemented
during the construction period,in accordance with the approved Plan
and the Construction Management Plan.If they are found to be
inadequate, the Applicant shall immediately correct any deficiencies.
8.The Planning Board shall receive a sign off confirming that the site
contractor and any major subcontractors have received the
Construction Management Plan prior to the commencement of any
site work.
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9.Construction may occur only between the hours of 7:00 AM and 7:00
PM Monday through Friday and Saturdays between 8:00 AM and 4:00
PM pursuant to Chapter 141 Article I of the Town of Hopkinton
General Bylaws.
4.0 Deer Ridge Estates /Lincoln St.&Cedar St.Ext.-OSLPD Concept Plan/Special
Permit - Courtney Derderian, CS2K - PB-SPPT-2020-03
4.1.Background
The proposed development is an eight (8)lot OSLPD subdivision with two
roadways proposed,both being cul-de-sacs,off of Cedar Street Extension and
Lincoln Street.One road would be a continuation of Lincoln Street (±2,130 lf)
and the second road would be a new roadway named Deer Ridge Run (±821 lf).
The subject property contains two existing parcels (ID R3-8-0 and ID R3-14-0),
one with frontage on Cedar Street Extension,the other with frontage on Lincoln
Street.The total area of the subject property is ±18.7 acres and the parcels are
generally wooded and undeveloped.The Applicant has stated that there are
wetlands on-site.The entirety of the subject property is zoned Agricultural (A).
The Applicant proposes 9.36 acres of the site to be preserved as open space,
which is approximately 50%of the subject property.The open space would be
owned by the HOA.Per the Applicant’s conventional subdivision plan,they
assert that they would be able to construct nine (9)new lots.The proposal does
not include any shared driveways.A 16-foot fireland is proposed to connect the
two cul-de-sacs. Each lot is proposed to have its own septic system.
4.2.Regulatory Review
OSLPDs are regulated under Article XVII of the Zoning Bylaws.The Bylaws allow
for OSLPDs in the Agricultural Zoning District.The proposed project conforms
with the minimum requirements as set forth in §210-110,namely lot size and
density.It is unclear what the proposed dimensions of each lot in the OSLPD are
as they are not shown on the submitted plan,therefore,conformance to the
required lot dimensions is unable to be confirmed.
4.3.Decision Criteria
Pursuant to §210-115 of the Zoning Bylaws:The application process for an open
space and landscape preservation development is comprised of two steps.In the first
step,the applicant submits a concept plan...which describes the overall development
plan.The Planning Board shall grant or deny a special permit based upon the
information contained in the concept plan.
§210-115.A.(3):Special permit criteria.The special permit shall be granted only if
the Planning Board finds each of the following:
(a)The development meets the purpose of an open space and landscape
preservation development as described in § 210-106.
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(b)The development standards contained in §210-112A(1)through (4)have
been met.
(c)The common open space is designed in accordance with the standards
set forth in § 210-113B.
(d)The common open space is designed in accordance with the standards
set forth in § 210-113C.
(e)The parcel could be developed as a conventional subdivision under
existing local, state and federal land use regulations.
The open space and landscape preservation development provides for efficient
use and delivery of municipal and other services and infrastructure.
4.4.Conformance with Decision Criteria
§210-115.A.(3):Special permit criteria.The special permit shall be granted only if
the Planning Board finds each of the following:
(a)The development meets the purpose of an open space and landscape
preservation development as described in § 210-106.
●Principal Planner Comment:The proposed development is an
alternative to the conventional-style subdivision,provides for the
public interest by preserving open space in perpetuity,promotes a
variety of single-family housing patterns by being designed so as
to accommodate the site’s physical characteristics.The proposed
development does not propose development of otherwise
undevelopable land.Therefore,it appears that the application
meets this criterion.
(b)The development standards contained in §210-112A(1)through (4)have
been met.
●Principal Planner Comment:Regarding Item (1),it appears that
the proposed development will not cause unreasonable traffic
congestion or unsafe conditions within or outside the
development,however,the proposed dead end associated with
Lincoln Street is longer than allowed by the Bylaw and a waiver
would need to be granted.Regarding Item (2),it is unclear as to
whether the development will provide for convenient and safe
emergency vehicle access to all buildings and structures at all
times as the Fire Department has brought concerns forward
related to access to the development as proposed.Regarding
Item (3),it appears that the proposed development will preserve
historic and natural features of the property by minimizing the
amount of soil removal,tree cutting,and general disturbance to
the site.Regarding Item (4),the proposed development appears
to identify/ensure preservation of significant and special
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historic/natural features.No historic features have been identified
on the site.
(c)The common open space is designed in accordance with the standards
set forth in § 210-113B.
●Principal Planner Comment:The proposed open space appears
to conform to the standards set forth in the above-reference
section.
(d)The common open space is designed in accordance with the standards
set forth in § 210-113C.
●Principal Planner Comment:A waiver for the buffer width has
been requested by the Applicant.
(e)The parcel could be developed as a conventional subdivision under
existing local, state and federal land use regulations.
●Principal Planner Comment:The Applicant has submitted a plan
showing the site developed conventionally,and therefore it
appears that this criterion is met.
The open space and landscape preservation development provides for efficient
use and delivery of municipal and other services and infrastructure.
4.5.Relevant Materials Received
●BETA Review Letter, dated 09/10/20
●Email from X. Dong, dated 10/04/20
●Email from D. Jackson, dated 10/04/20
●Email from M. Marr, dated 10/05/20
●Email from K. Moxham, dated 10/07/20
●Email from S. Labrecque, dated 10/06/20
●Email from M. Myers, dated 10/07/20
●Revised Traditional Lotting Plan, dated 10/13/20
●Revised Open Space Layout Plan, dated 10/13/20
●Deer Ridge Concept Plan A, dated 10/28/20
●Deer Ridge Concept Plan B, dated 10/28/20
●Link to shared folder is here: Deer Ridge Estates Files
4.6.Comments Received
Principal Planner Comments:
●Provide dimensions of each lot to confirm conformance with §210-111.
●Lincoln Street is proposed to be longer than 1,000 feet in length,which is
not allowed per §210-111.B.,however,the Board can waive this
requirement if the Board “...finds that such reduction will result in better
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design,improved protection of historic,natural and scenic resources,and will
otherwise comply with these regulations…”The Applicant has not officially
requested a waiver from this requirement.
●The proposal shows a similar design to Chamberlain-Whalen,with two
cul-de-sacs connected by a fire road.This type of development is not
ideal and a through road,while counterintuitive,may be more beneficial
to the Town, specifically with respect to access for emergency services.
●It should be noted that this decision before the Board is only for the
Special Permit which establishes the concept plan.The Board will have a
chance to review and discuss the Definitive Subdivision Plan after the
issuance of the Special Permit.Items required as part of the Subdivision
Regulations will be reviewed at that time.
Health Department Comments:
●The proposed project under review is submitted as an Open Space And
Landscape Preservation Development (OSHPD)located between Cedar
Street Extension and the end of Lincoln Street.The land area is 18.71
Acres and is proposing 8 new homes to be accessed by long common
driveways.The Developer also proposes to provide on-site septic systems
and private individual wells for each of the 8 lots.Complete plans for the
septic systems under 310 CMR 15.00 and properly prepared well location
plans must be submitted for future approvals.To date,no applications
for soil testing have been received by this office.
●The submission does not include soil testing to determine suitability for
septic system construction/design and as such may necessitate lot line
adjustment should suitable soils for septic design be located outside
regulatory offsets.In addition,well locations may shift to meet required
offsets.No information has been provided to determine the offsets to
both private and municipal drinking water wells in the area.No Zone 2 of
public water supplies delineation have been provided which may impact
septic and well location in the development.All of this will be evaluated in
future submission
●No information is provided to address drainage patterns over septic
system locations and this should be fully addressed in future submissions
for septic design.No information is provided to evaluate storm water
recharge methods and,it should be noted,that the Health Department
does not support the creation of open detention basins that lead to
increased insect populations.These concerns will be addressed in future
submissions.
●Given the land area of the proposed development it appears that
nitrogen loading of ten thousand square feet of lot size per bedroom can
be provided.However no Nitrogen Loading calculations for the
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development have been provided and no square footage for the
individual lots is provided.
Hopkinton Fire Department Comments:
●Risk Assessment Considerations:
○Name is to close to already existing developments:
■Deerfield Estates - (Off Lumber Street)
■Deer Run at Hopkinton (Fawnridge Road)
■Deer Run (Off of Granite Street)
○Access to the lots are on a dead end road presently longer than 1000
feet. Lincoln Street is approximately 1,670 feet.
■Unsure of length of roadway off Cedar St. Ext.
■§210-111.Intensity regulations of the Zoning Bylaws state:B.
Dead-end streets may be permitted in an open space and
landscape preservation development but shall not exceed
1,000 feet in length.No dead-end street shall provide access to
more than 10 building lots.
○Neither road has hydrants,fire operations would require water supply
lines on the single access road.
○The width of Lincoln Street is less than 20 feet,and in multiple places
less than 15 feet. Examples here:
■Cedar at Lincoln Street - 30’ width
■In front of 2 Lincoln Street - 12’5”
■In front of 8 Lincoln Street - 17’
■In front of 7 Lincoln Street - 16’
■In front of 12 Lincoln Street - 17’
■In front of 13 Lincoln Street - 14’5”
■In front of 30 Lincoln Street - 10’
■In front of 31 Lincoln Street - 11’5”
■End of Lincoln Street at deadend - 15’
○Distance from a fire station:3 miles with 7 minutes response time to
32 Lincoln Street.
■Although we’re within the ISO recommendation of being within
5 miles,we are not meeting NFPA 1710,a nationally recognized
standard with reference to response time for first apparatus
within 4 minutes or second apparatus within 6 minutes.
●Questions based upon current submittal:
○Emergency access road currently proposed from cul de sac to cul de
sac.
○What type of gates will be there?
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○Locking system proposed?
○Who will maintain them and the roadway?
○What will the road surface be constructed of?
○What are the proposed driveway lengths?
○What is the gallonage of the 4 cisterns locations proposed?
■8.6 Fire Prevention and Protection Measures of the Subdivision
Regulations adopted in 2014 speak to cistern requirements
and can be found here.
●Recommendations:
○Change name of development so that it does not coincide with other
already existing developments.
○Residential sprinklers to reduce the potential of needing to establish a
water supply and eliminate the proposed cisterns
○Widen Lincoln Street in the areas where less than 20 feet wide
○Connect the two roads creating one roadway which meets town
requirements
●Closing Comments:
○§210-106.Purpose of an Open Space and Landscape Preservation
Development
■Quote taken from the above reference section,“It is not the
intent of this article to make undevelopable land developable”
○§ 210-112. Development standards.
■(2)The development will provide for and maintain convenient
and safe emergency vehicle access to all buildings and
structures at all times.
■Example of how one vehicle parked in the roadway significantly
affects access on an already reduced roadway width near the
end of Lincoln Street.
4.7.Public Hearing Outline
1.Project introduction and review - Applicant
2.Staff Report
3.Consultant Review
4.Site Walk (10/03/20 @9:00AM)
5.Review of Decision Criteria
6.Planning Board members and Public – Add to Detailed Discussion items
7.Detailed Discussion, with Public Comment for each topic
7.1.Vehicular and pedestrian traffic flow;truck traffic flow;
emergency vehicle access
7.2.Stormwater management
7.3.Site lighting
7.4.Utilities; Water/Sewer use
7.5.Snow storage/snow removal
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7.6.Noise; HVAC/exhaust systems; Screening of HVAC (if applicable)
7.7.Crosswalk location; Sidewalks
7.8.Landscaping
7.9.Historic Resources (if applicable)
7.10.Signage
7.11.Solar Panels/alternative energy
7.12.Impacts on:1)schools;2)other municipal services;3)
neighboring residential properties
7.13.Open Space Preservation/Conservation Restriction
7.14.Comments not covered above
8.Discuss/Vote on waivers (if applicable)
9.Discuss conditions of approval
10.Standards/Findings
10.1.Review Decision Criteria
10.2.Discuss Site Plan standards and plan revisions to be made (if
applicable)
10.3.Discuss Special Permit findings (if applicable)
10.4.Discuss findings and standards for other approvals (if applicable)
11.Final public comment
12.Vote to close public hearing
13.Vote on Permits being requested
13.1.Vote on Approval of Permit
13.1.1.Vote on Findings
13.1.2.Vote on Conditions
4.8.Board Actions
The Board’s vote on the submitted materials will consist of:
●For approval of the OSLPD Special Permit -Decision due 90 days after the
close of the public hearing.A ⅔vote is required to approve the Special
Permit (6 members).All members are eligible to vote.Muriel Kramer has
recused herself from this hearing.
●It should be noted that this decision is solely for the Special Permit for an
OSLPD,based on the Decision Criteria listed above in Section 4.3 of this
memo.If approved,the Applicant is required to follow up with a
Definitive Subdivision Plan which will be reviewed under the Subdivision
Regulations.At that time,the overall concept plan (the OSLPD Special
Permit Plan)shall only be reconsidered if there is a substantial variation
between the definitive plan and the concept plan.Section 210-115.B.(1)
lists “substantial variation”as “an increase in the number of lots,a decrease
in the open space acreage,a change in the layout which causes dwelling units
or roadways to be placed closer to a dwelling unit within 500 feet of the
project and/or a change in the development pattern which adversely affects
natural landscape features and open space.”I advise the Board to review
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the Special Permit based only on the Decision Criteria detailed above,and
review the Definitive Subdivision Plan,if the Special Permit is approved,
based on Subdivision Regulations at the appropriate time.
4.9.Motions
4.9.1.Findings
4.9.1.1.Special Permit
I move that the Board finds that the proposed Open Space and
Landscape Preservation Development conforms to the provisions of
Article XVII;that all applicable criteria and standards set forth in the
Zoning Bylaws (Chapter 210)have been satisfied,and the granting of
the Special Permit will be in harmony with the general purpose and
intent of the Zoning Bylaws (Chapter 210).
Note,if any intensity regulations are reduced,the Board
should also find the following:Additionally,that the Board finds
that the following intensity regulations are reduced as allowed in
Section 210-111,LIST REDUCED REGULATIONS,as this reduction will
result in better design and/or improved protection for natural
resources on-site.
4.9.2.Approval/Denials
4.9.2.1.Special Permit
4.9.2.1.1.Approval with conditions
I move that the Board grant a Special Permit under Article XVII
of the Zoning Bylaws,granting the following waivers (insert
waivers that have been granted),and subject to the following
conditions/conditions that were previously read aloud by the
Chair.
4.9.2.1.2.Denial
I move that the Board deny the application for Special Permit
under Article XVII of the Zoning Bylaws,as it does not meet the
following criteria for approval,as set forth in Article XVII:(list
criteria that are not met).
4.10.Other
4.10.1.Requested Waivers
1.§210-223.C.(1)(Zoning Bylaws):To provide a buffer width of less than
100 feet.
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2.§8.2.1.C (Subdivision Regs):Allowing for street centerline jogs of less
than 125 feet.
4.10.2.Proposed Conditions
1.A Town Clerk-certified version of this Special Permit shall be recorded at
the Middlesex County Registry of Deeds prior to the issuance of a
building permit for the work that is subject to this Decision.
2.The Director of Municipal Inspections inspects projects under
construction for compliance with the approved Special Permit Decision.
This includes the driveway/roadway and infrastructure construction
shown on the Plan.If the Director of Municipal Inspections determines
at any time before or during construction that a registered professional
engineer or other such outside professional is required to assist with
the inspections of the storm water management system or any other
component of the Special Permit,the Applicant shall be responsible for
the cost of those inspections.
3.All construction activities shall adhere to applicable local,State and
Federal laws and regulations regarding noise,vibration,dust,
sedimentation,and the use of,interference with or blocking of Town
roads.
4.The Applicant shall be responsible for mitigating all construction-related
impacts,including erosion,siltation and dust control.The Applicant
shall maintain all portions of any public way used for construction
access free of soil,mud or debris deposited due to use by construction
vehicles associated with the project,and shall regularly sweep such
areas as directed by the Director of Municipal Inspections in
consultation with the DPW Director.
5.The Applicant shall regularly remove construction trash and debris from
the site in accordance with good construction practice and the
Construction Management Plan.No tree stumps,demolition material,
trash or debris shall be burned or buried on the site.
6.All exterior lighting within the Development Project,whether shown on
the approved Plan or required by the Massachusetts State Building
Code,shall be shielded,directed downward and not upward or
outward, and shall not spill onto adjacent property.
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7.All fixed mechanical equipment on the Site shall be screened from view
from the ground.Such screening shall be sufficient in the opinion of the
Director of Municipal Inspections.
8.A completed,signed Construction Management Plan shall be submitted
to the Planning Board prior to the commencement of any site work.The
Applicant shall also submit a revised full Site Plan Set which
incorporates all of the modifications made during the public hearing
process and any required in this Decision.
9.Erosion and sedimentation control measures shall be implemented
during the construction period,in accordance with the approved Site
Plan and the Construction Management Plan.If they are found to be
inadequate, the Applicant shall immediately correct any deficiencies.
10.The Planning Board shall receive a sign off confirming that the site
contractor and any major subcontractors have received the
Construction Management Plan prior to the commencement of any site
work.
11.Construction may occur only between the hours of 7:00 AM and 7:00
PM Monday through Friday and Saturdays between 8:00 AM and 4:00
PM pursuant to Chapter 141 Article I of the Town of Hopkinton General
Bylaws.
12.The Applicant shall submit final as-built plans to the Planning Board
prior to the issuance of a Certificate of Occupancy.
13.A completed,signed SWPPP shall be provided to the Planning Board
prior to issuance of a building permit.
14.The Applicant/Developer shall provide the Principal Planner with a
project point-of-contact and contact information prior to the issuance of
a Building Permit.This point-of-contact information shall be kept
current through correspondence to the Principal Planner until the final
Certificate of Occupancy is issued or construction is otherwise
considered complete.
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5.0 173-207 Fruit Street -Scenic Road Application -MassDOT -Highway Division -
PB-SCRD-2020-02
5.1.Background
The Scenic Road Permit application is in relation to the Fruit Street Bridge
replacement.MassDOT is replacing the bridge as part of the I-90/I-495
reconstruction,and this is the first step in the process.The Applicant proposes
cutting of 83 trees within the ROW as well as alteration (removing and resetting)
approximately 290 linear feet of stonewall.As mitigation,the Applicant is
proposing planting 68 new trees and 102 deciduous shrubs,such as gray
dogwood and serviceberry.
5.2.Regulatory Review
Scenic Roads are regulated under Chapter 160 of the Hopkinton General Bylaws.
The Applicant has submitted the application in conformance with the Chapter,
and has provided a plan showing the trees within the right-of-way proposed to
be cut as well as the stone wall location.
5.3.Decision Criteria
The Planning Board’s decision on any application for proposed work affecting
scenic roads shall be based on consideration of the following criteria (§160-6):
●The degree to which the proposed work would adversely affect the scenic
and aesthetic values upon which the scenic road designation was
originally based.
●The necessity for the proposed work in terms of public safety, welfare, or
convenience.
●Compensatory action proposed, such as replacement of trees or walls.
●Availability of reasonable alternatives to the proposed work which could
reduce or eliminate anticipated damage to trees or stone walls.
●Whether the proposed work would compromise or harm other
environmental or historical values.
Consistency of the proposed work with previously adopted Town plans and
policies.
5.4.Conformance with Decision Criteria
The Planning Board’s decision on any application for proposed work affecting
scenic roads shall be based on consideration of the following criteria (§160-6):
●The degree to which the proposed work would adversely affect the scenic
and aesthetic values upon which the scenic road designation was
originally based.
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○Principal Planner Comment: The work would adversely impact
the scenic and aesthetic value of the proposed work area,
however, the Applicant proposes to replant the area with
significantly more plants than what currently exists, therefore
mitigating the anticipated impacts of the work. The Applicant is
proposing to replace the stonewalls that are to be altered and
plant 68 new trees and 102 new shrubs to mitigate for the trees to
be removed.
●The necessity for the proposed work in terms of public safety, welfare, or
convenience.
○Principal Planner Comment: The work is associated with the
larger scope of work being undertaken for the I-495/I-90
improvements and is necessary for this larger project to continue.
Therefore the work is necessary for improving public safety,
welfare, and convenience.
●Compensatory action proposed, such as replacement of trees or walls.
○Principal Planner Comment: The Applicant is proposing to
replace the stonewalls that are to be altered and plant 68 new
trees and 102 new shrubs to mitigate for the trees to be removed.
●Availability of reasonable alternatives to the proposed work which could
reduce or eliminate anticipated damage to trees or stone walls.
○Principal Planner Comment: There appears to be no reasonable
alternative to the proposed work as it is necessary for the larger
I-495/I-90 work to move forward. Alternatives to the proposed
work are possible, however, they do not propose the anticipated
benefits currently proposed as part of this scope, and trees would
likely need to be cut and stonewalls altered as part of these
alternatives as well.
●Whether the proposed work would compromise or harm other
environmental or historical values.
○Principal Planner Comment: No other environmental or
historical resources are anticipated to be harmed by this work,
aside from the proposed cutting of trees and alteration of
stonewalls as noted above. Mitigation for these adverse impacts
are proposed.
Consistency of the proposed work with previously adopted Town plans and
policies.
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5.6.Relevant Materials
●Scenic Road Application, dated 08/31/20
●Scenic Road Construction Plan, dated 08/24/20
●Scenic Road Landscape Plans and Sections, dated 08/24/20
●Planning Board Presentation, dated 09/18/20
●Link to shared folder is here: 173-207 Fruit Street Files
5.7.Comments Received
Principal Planner Comments:
●Provide photographs prior to and after work is performed.Photographs
prior to work should be provided to the Planning Board before issuance
of a building permit or driveway access permit.
●The large amount of plantings brings up the concern that some will not
survive long-term.A bond may be appropriate to ensure that plantings
that do not become established can be replaced.
5.8.Public Hearing Outline
1.Project introduction and review - Applicant
2.Staff Report
3.Consultant Review
4.Planning Board members and Public – Add to Detailed Discussion items
5.Detailed Discussion, with Public Comment for each topic
5.1.Vehicular and pedestrian traffic flow; truck traffic flow;
emergency vehicle access
5.2.Noise; HVAC/exhaust systems; Screening of HVAC (if applicable)
5.3.Crosswalk location; Sidewalks
5.4.Building design and landscaping
5.5.Town Department and Board/Committee Comments not
covered above
6.Additional or New Comments and Information
7.Standards/Findings
7.1.Discuss findings and standards for other approvals (if applicable)
8.Discuss/Vote on waivers (if applicable)
9.Discuss conditions of approval
10.Final public comment
11.Vote to close public hearing
12.Vote on Permits being requested
5.9.Board Actions
The Board’s vote on the submitted materials will consist of:
●For the Scenic Road Application -Decision is due 21 days after the close
of the public hearing and a simple majority vote is required for approval.
All members are eligible to vote
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5.10.Motions
5.10.1.Findings
I move that the Board finds that the proposed work relative to the submitted
Scenic Road Permit application conforms to the provisions of Chapter 160 and
that all applicable criteria and standards set forth in Section 160-6 have been
satisfied.
5.10.2.Approval/Denial
5.10.2.1.Approval with Conditions
I move that the Board grant a permit for work within a Scenic Road
under Chapter 160 of the General Bylaws,subject to the following
conditions/conditions that were previously read aloud by the Chair.
5.10.2.2.Denial
I move that the Board deny the application for a Scenic Road Permit
under Chapter 160 of the General Bylaws,as it does not meet the
following criteria for approval,as set forth in Section 160-6:(list
criteria that are not met).
5.11.Other
5.11.1.Requested Waivers
None.
5.11.2.Proposed Conditions
1.The Applicant shall provide photographs of the proposed area of
alteration prior to and after work.These photographs shall be
submitted to the Principal Planner for review and approval.
2.Prior to any construction or preparation for construction,the
Applicant shall provide a performance guarantee in the amount of
$DOLLARS,to secure future maintenance of the required screening for
up to five (5)years,such period to commence on the date on which
the first plantings are installed.The performance guarantee shall be in
the form of a surety bond or deposit of money.In the event that the
Owner does not maintain screening plantings in accordance with
appropriate procedures or that screening plantings die within the
five-year performance guarantee period,the Board shall have the
authority to expend any portion of the performance guarantee for
this purpose,without consent of the Applicant,if the Applicant does
not take corrective action within a reasonable period of time.
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6.0 0 Hayden Rowe - OSLPD Special Permit - Ravenwood - PB-SPPT-2020-04
6.1.Background
The proposed development is a nine (9)lot OSLPD subdivision with one new
roadway proposed (cul-de-sac),off of Hayden Rowe.The proposed dead end
road is ±977 feet in length.The subject property contains one existing parcel (ID
U25-22-A).The total area of the subject property is ±32.97 acres and the parcels
are generally wooded and undeveloped with wetlands located on-site.The
entirety of the subject property is zoned Residence B (RB)and is located within
the Water Resources Protection Overlay District (WRPOD).The Applicant
proposes ±22.4 acres of the site to be preserved as open space,which is
approximately 67%of the subject property.The open space would be owned by
the HOA.Per the Applicant’s conventional subdivision plan,they assert that they
would be able to construct ten (10)new lots.The proposal does not include any
shared driveways.
6.2.Regulatory Review
OSLPDs are regulated under Article XVII of the Zoning Bylaws.The Bylaws allow
for OSLPDs in the Agricultural Zoning District.The proposed project conforms
with the minimum requirements as set forth in §210-110,namely lot size and
density.It is unclear what the proposed dimensions of each lot in the OSLPD are
as they are not shown on the submitted plan,therefore,conformance to the
required lot dimensions is unable to be confirmed.
6.3.Decision Criteria
Pursuant to §210-115 of the Zoning Bylaws:The application process for an open
space and landscape preservation development is comprised of two steps.In the first
step,the applicant submits a concept plan...which describes the overall development
plan.The Planning Board shall grant or deny a special permit based upon the
information contained in the concept plan.
§210-115.A.(3):Special permit criteria.The special permit shall be granted only if
the Planning Board finds each of the following:
(f)The development meets the purpose of an open space and landscape
preservation development as described in § 210-106.
(g)The development standards contained in §210-112A(1)through (4)have
been met.
(h)The common open space is designed in accordance with the standards
set forth in § 210-113B.
(i)The common open space is designed in accordance with the standards
set forth in § 210-113C.
(j)The parcel could be developed as a conventional subdivision under
existing local, state and federal land use regulations.
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The open space and landscape preservation development provides for efficient
use and delivery of municipal and other services and infrastructure.
6.4.Conformance with Decision Criteria
§210-115.A.(3):Special permit criteria.The special permit shall be granted only if
the Planning Board finds each of the following:
(f)The development meets the purpose of an open space and landscape
preservation development as described in § 210-106.
●Principal Planner Comment:The proposed development is an
alternative to the conventional-style subdivision,provides for the
public interest by preserving open space in perpetuity,promotes a
variety of single-family housing patterns by being designed so as
to accommodate the site’s physical characteristics.The proposed
development does not propose development of otherwise
undevelopable land.Therefore,it appears that the application
meets this criterion.
(g)The development standards contained in §210-112A(1)through (4)have
been met.
●Principal Planner Comment:Regarding Item (1),it appears that
the proposed development will not cause unreasonable traffic
congestion or unsafe conditions within or outside the
development,however a waiver is requested to reduce the width
of the roadway to 18 feet.Regarding Item (2),it appears that the
proposed development would allow for convenient and safe
emergency vehicle access to all buildings and structures.
Regarding Item (3),it appears that the proposed development will
preserve historic and natural features of the property by
minimizing the amount of soil removal,tree cutting,and general
disturbance to the site.Regarding Item (4),the proposed
development appears to identify/ensure preservation of
significant and special historic/natural features.No historic
features have been identified on the site.
(h)The common open space is designed in accordance with the standards
set forth in § 210-113B.
●Principal Planner Comment:The proposed open space appears
to conform to the standards set forth in the above-reference
section.
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(i)The common open space is designed in accordance with the standards
set forth in § 210-113C.
●Principal Planner Comment:A waiver for the buffer width has
been requested by the Applicant.
(j)The parcel could be developed as a conventional subdivision under
existing local, state and federal land use regulations.
●Principal Planner Comment:The Applicant has submitted a plan
showing the site developed conventionally,however,the
conventional plan shows two wetland crossings,which is different
than the one proposed as part of the OSLPD,meaning it may not
be constructable and therefore may not meet this criterion.
The open space and landscape preservation development provides for efficient
use and delivery of municipal and other services and infrastructure.
It should be noted that the proposed open space does not appear to
conform to Section 210-113.A.,in that the proposed open space contains
more than 50%of its area as wetlands.The proposed open space acreage
is listed on the application form as 22.4 acres with ±13.15 acres of wetlands
within the open space, or 58.7% of the open space area.
6.5.Relevant Materials
●OSLPD Application, dated 10/02/20
●Density Calculation, dated 10/13/20
●BETA Review Letter, dated 10/14/20
●Email from Chief Slaman, dated 10/07/20
●Link to shared folder is here: #0 Hayden Rowe Files
6.6.Comments Received
Principal Planner Comments:
●The required open space contains more wetland area than allowed
pursuant to the Bylaw.Section 210-113.A.allows for up to 50%of the
designated open space to contain wetlands.The proposed development
designates ±22.4 acres of open space,with ±13.15 acres consisting of
wetlands,or ±58.7%of the open space.However,the Applicant states
there is ±12.53 acres of wetlands on-site,different than stated for
wetlands within the open space parcel,however,this would account for
±55.9% of the open space, which is still higher than allowed.
●Provide information on a plan (a zoning conformance table would be
sufficient)showing how each lot conforms to the intensity regulations as
set forth in Section 210-111.
●Provide a conventional plan that does not require two wetland crossings.
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6.7.Public Hearing Outline
1.Project introduction and review - Applicant
2.Staff Report
2.1.Review of Decision Criteria
3.Consultant Review
4.Site Walk
5.Planning Board members and Public – Add to Detailed Discussion items
6.Detailed Discussion, with Public Comment for each topic
6.1.Vehicular and pedestrian traffic flow;truck traffic flow;
emergency vehicle access
6.2.Stormwater management
6.3.Utilities; Water/Sewer use
6.4.Snow storage/snow removal
6.5.Noise
6.6.Crosswalk location; Sidewalks
6.7.Landscaping
6.8.Historic Resources (if applicable)
6.9.Solar Panels/alternative energy
6.10.Impacts on:1)schools;2)other municipal services;3)
neighboring residential properties
6.11.Open Space Preservation/Conservation Restriction
6.12.Comments not covered above
7.Discuss/Vote on waivers
8.Discuss conditions of approval
9.Standards/Findings
9.1.Review Decision Criteria
9.2.Discuss Site Plan standards and plan revisions to be made (if
applicable)
9.3.Discuss Special Permit findings (if applicable)
9.4.Discuss findings and standards for other approvals (if applicable)
10.Final public comment
11.Vote to close public hearing
12.Vote on Permits being requested
12.1.Vote on Approval of Permit
12.1.1.Vote on Findings
12.1.2.Vote on Conditions
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6.8.Board Actions
The Board’s vote on the submitted materials will consist of:
●For approval of the OSLPD Special Permit -Decision due 90 days after the
close of the public hearing.A ⅔vote is required to approve the Special
Permit (6 members).All members are eligible to vote.Muriel Kramer has
recused herself from this hearing.
●It should be noted that this decision is solely for the Special Permit for an
OSLPD,based on the Decision Criteria listed above in Section 4.3 of this
memo.If approved,the Applicant is required to follow up with a
Definitive Subdivision Plan which will be reviewed under the Subdivision
Regulations.At that time,the overall concept plan (the OSLPD Special
Permit Plan)shall only be reconsidered if there is a substantial variation
between the definitive plan and the concept plan.
Section 210-115.B.(1)lists “substantial variation”as “an increase in the
number of lots,a decrease in the open space acreage,a change in the layout
which causes dwelling units or roadways to be placed closer to a dwelling unit
within 500 feet of the project and/or a change in the development pattern
which adversely affects natural landscape features and open space.”I advise
the Board to review the Special Permit based only on the Decision Criteria
detailed above,and review the Definitive Subdivision Plan,if the Special
Permit is approved,based on Subdivision Regulations at the appropriate
time.
6.9.Motions
6.9.1.Findings
6.9.1.1.Special Permit
I move that the Board finds that the proposed Open Space and
Landscape Preservation Development conforms to the provisions of
Article XVII;that all applicable criteria and standards set forth in the
Zoning Bylaws (Chapter 210)have been satisfied,and the granting of
the Special Permit will be in harmony with the general purpose and
intent of the Zoning Bylaws (Chapter 210).
Note,if any intensity regulations are reduced,the Board
should also find the following:Additionally,that the Board finds
that the following intensity regulations are reduced as allowed in
Section 210-111,LIST REDUCED REGULATIONS,as this reduction will
result in better design and/or improved protection for natural
resources on-site.
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6.9.3.Approval/Denials
6.9.3.1.Special Permit
6.9.3.1.1.Approval with conditions
I move that the Board grant a Special Permit under Article XVII
of the Zoning Bylaws,granting the following waivers (insert
waivers that have been granted),and subject to the following
conditions/conditions that were previously read aloud by the
Chair.
6.9.3.1.2.Denial
I move that the Board deny the application for Special Permit
under Article XVII of the Zoning Bylaws,as it does not meet the
following criteria for approval,as set forth in Article XVII:(list
criteria that are not met).
6.10.Other
6.10.1.Requested Waivers
●Section 210-223.C.(1): Buffer Width
●Section 8.3.1. Sidewalk adjacent to pavement, no shoulder
●Section 8.2.3.C. Traveled way width less than 20 feet
6.10.2.Proposed Conditions
1.A Town Clerk-certified version of this Special Permit shall be recorded
at the Middlesex County Registry of Deeds prior to the issuance of a
building permit for the work that is subject to this Decision.
2.The Director of Municipal Inspections inspects projects under
construction for compliance with the approved Special Permit
Decision.This includes the driveway/roadway and infrastructure
construction shown on the Plan.If the Director of Municipal
Inspections determines at any time before or during construction that
a registered professional engineer or other such outside professional
is required to assist with the inspections of the storm water
management system or any other component of the Special Permit,
the Applicant shall be responsible for the cost of those inspections.
3.All construction activities shall adhere to applicable local,State and
Federal laws and regulations regarding noise,vibration,dust,
sedimentation,and the use of,interference with or blocking of Town
roads.
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4.The Applicant shall be responsible for mitigating all
construction-related impacts,including erosion,siltation and dust
control.The Applicant shall maintain all portions of any public way
used for construction access free of soil,mud or debris deposited due
to use by construction vehicles associated with the project,and shall
regularly sweep such areas as directed by the Director of Municipal
Inspections in consultation with the DPW Director.
5.The Applicant shall regularly remove construction trash and debris
from the site in accordance with good construction practice and the
Construction Management Plan.No tree stumps,demolition material,
trash or debris shall be burned or buried on the site.
6.All exterior lighting within the Development Project,whether shown
on the approved Plan or required by the Massachusetts State Building
Code,shall be shielded,directed downward and not upward or
outward, and shall not spill onto adjacent property.
7.All fixed mechanical equipment on the Site shall be screened from
view from the ground.Such screening shall be sufficient in the opinion
of the Director of Municipal Inspections.
8.A completed,signed Construction Management Plan shall be
submitted to the Planning Board prior to the commencement of any
site work.The Applicant shall also submit a revised full Site Plan Set
which incorporates all of the modifications made during the public
hearing process and any required in this Decision.
9.Erosion and sedimentation control measures shall be implemented
during the construction period,in accordance with the approved Site
Plan and the Construction Management Plan.If they are found to be
inadequate, the Applicant shall immediately correct any deficiencies.
10.The Planning Board shall receive a sign off confirming that the site
contractor and any major subcontractors have received the
Construction Management Plan prior to the commencement of any
site work.
11.Construction may occur only between the hours of 7:00 AM and 7:00
PM Monday through Friday and Saturdays between 8:00 AM and 4:00
PM pursuant to Chapter 141 Article I of the Town of Hopkinton
General Bylaws.
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12.The Applicant shall submit final as-built plans to the Planning Board
prior to the issuance of a Certificate of Occupancy.
13.A completed,signed SWPPP shall be provided to the Planning Board
prior to issuance of a building permit.
14.The Applicant/Developer shall provide the Principal Planner with a
project point-of-contact and contact information prior to the issuance
of a Building Permit.This point-of-contact information shall be kept
current through correspondence to the Principal Planner until the
final Certificate of Occupancy is issued or construction is otherwise
considered complete.
7.0 Zoning Board of Appeals Notices
●Notices of Decisions (11-02-20 Meeting Administrative Files)
○25-35 Main Street - LFJ Development Corp
●Public Hearing Notices (11-02-20 Meeting Administrative Files)
○23 Hayden Rowe - Toussaint
8.0 Other
●The Annual Town Meeting Warrant will open on January 4,2021 and close on
February 1, 2021.
9.0 Next Meetings
●November 16
○Chester Street Extension
●November 30
○Master Plan Updates
●December 7
●December 21
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