HomeMy Public PortalAbout20160111 - Planning Board - Meeting Minutes
1
HOPKINTON PLANNING BOARD
Monday, January 11, 2016 7:30 P.M.
Town Hall, 18 Main St., Hopkinton, MA
MINUTES
MEMBERS PRESENT: Kenneth Weismantel, Chairman, John Ferrari, Claire Wright, Frank
D’Urso, Fran DeYoung, Brian Karp, Matthew Wade
MEMBERS ABSENT: Frank Sivo, Patrick Mahon
Present: Elaine Lazarus, Director of Land Use, Planning & Permitting; Cobi Wallace, Permitting
Assistant
Mr. Weismantel opened the meeting, thanked HCAM for recording, and summarized the agenda.
1. Continued Public Hearing – Subdivision off Leonard Street – Rick Barbieri
Rick Barbieri, applicant, Doug Resnick, attorney, and David Marquedant, J.D. Marquedant &
Assoc., Inc., surveyor, appeared before the Board. Scott Ridder and Andrew Ogilvie, BETA
Group, Inc., the Board's peer review consultants, were also in attendance.
Mr. Weismantel noted that the hearing is continued from December 7, 2015, and Board members
have walked the site since then. Mr. Resnick stated they are not expecting a vote on the
application tonight and asked the Chairman to review the members’ voting status. It was
determined there will be enough members eligible to vote, although some have to watch the video
of a missed meeting. Mr. Marquedant explained the changes they propose to make to the plans,
which have been provided to the Board for review. He noted cape cod berm will be used for most
of the roadway and street trees have been added. He noted they discussed the hammerhead vs.
cul-de-sac turnaround design with the Fire Chief, who indicated that a circular layout is preferred.
He noted one of the detention basins has been modified in response to BETA’s comments, and
Mr. Barbieri will convey 3 parcels to abutters as previously indicated. He noted the culvert
underneath the road has been moved a little to the south and will have a few more inches of cover.
He noted they initially planned on Town water, but the proposal has been changed to utilize
private wells. He noted the driveway and house locations remain unchanged. He noted they hav e
entered into an agreement with an abutter with respect to the east side of the intersection, and it
will be finalized tomorrow. He noted with respect to the west side of the intersection, the survey
indicates that the existing pavement is on part of the abutter's driveway, but they will leave it the
way it is. Mr. Marquedant noted they have not had a chance to fully review BETA's latest
comments received today, but they talked to Mr. Ogilvie and it appears a lot of the concerns have
been addressed. Mr. Ogilvie referred to the lack of a permanent easement for the intersection
rounding. Mr. Barbieri stated it will work out. Alex Papanicholas, 5 Leonard St., noted the corner
where his driveway is has always been this way and he sees no benefits in making a change.
Reference was made to BETA’s recommendation regarding granite curbing at the Leonard St.
intersection. Ms. Wright stated leaving out granite curb would help preserve the country look, and
she asked if this can be done while still meeting the needs. Mr. Barbieri stated they propose cape
cod berm for the full length of the road. Mr. Weismantel asked about construction easements and
2
it was stated Ms. Shambo of 3 Leonard St. is the only one who has entered into an agreement. Mr.
Barbieri asked for an update regarding discussions with the School Committee, and Mr.
Weismantel stated nothing has occurred. Mr. Weismantel stated Town Counsel has advised that
any off-site easements have to be in writing before the Board can approve the plan, and as of now
nothing has been submitted.
Mr. Weismantel referred to the change from hammerhead turnaround to a circular design. He
asked if a cul-de-sac results in less pavement, and Mr. Marquedant stated it is about the same. It
was determined that the Fire Chief is satisfied with the change, and this issue is resolved as far as
the Board is concerned. Mr. Weismantel noted that the street name is still an open item, and Ms.
Lazarus noted that the name can be approved by the Board of Selectmen later, but it needs to be on
the plan before it is recorded.
Nanda Barker-Hook, 75 Grove St., asked about the gravel driveway off the cul-de-sac into the
wetlands. Mr. Marquedant stated it provides access to the detention basin. Ms. Barker-Hook
asked whether the adjacent parcel owned by Thomas Terry can be developed or if it is too wet.
Mr. Marquedant stated that when the Conservation Commission reviewed a previous layout for
this area, it was determined that Mr. Terry's property is high and dry. Ms. Barker-Hook noted it
appears that Mr. Barbieri's proposal would create perfect access for the Terry parcel and an
opportunity for further development. Mr. Weismantel stated from a Planning Board perspective
there would be a serious problem with a dead end street off another dead end street, and it would
be a different application compared to the one under discussion now. Ms. Barker-Hook noted it
sounds like it is possible to develop Mr. Terry’s land as long as there is a secondary access, and
Mr. Barbieri noted his plan would not benefit Mr. Terry. There was further discussion regarding
this issue. Mr. Barbieri suggested alleviating neighbors’ concerns through a condition of
approval.
Mr. Barbieri asked if it is possible to get approval tonight subject to submittal of a signed
easement. Mr. Weismantel stated the plan is not ready for a vote tonight. Ms. Lazarus noted the
Board cannot approve the plan without a written agreement with Ms. Shambo. Mr. DeYoung
referred to BETA comments regarding stormwater basin #36. He noted he understands the plans
have been changed to provide the correct offset, but would like to know if there is any recourse if
the basin does not perform as designed. Mr. Marquedant noted the design can be adjusted. Ms.
Wright stated she just read BETA’s letter and noted it appears they are looking for additional
information regarding recharge to groundwater. Mr. Marquedant noted that a mounding analysis
has been done. Mr. Ogilvie explained the reason for the comment regarding the mounding
analysis, and stated they have not seen the data.
Mr. Barbieri stated the agreement with Ms. Shambo also includes the conveyance of Parcel A and
questioned whether those details can be withheld. Mr. Weismantel noted whatever is submitted to
the Board will be public record. In response to a question, Ms. Lazarus noted the easement will be
accepted when the Town accepts the road as a public way. Ms. Wright referred to BETA’s
question regarding the amount of cover provided over the HDPE pipes. She noted it appears the
developer has only provided a little more than the manufacturer-recommended amount, and the
Town’s engineer recommends more. Mr. Marquedant stated they can only provide 12 to 14
inches, and Mr. Ogilvie stated it is not ideal but meets manufacturer’s specifications. Mr.
3
Weismantel asked if BETA’s verbal ok is good enough for the Board. Mr. Ogilvie noted the
amount of cover should be ok, but he has not discussed it with the DPW Director and it may be a
maintenance issue later on. Ms. Wright referred to the landscape plan, and stated that BETA
recommends planting more than just one species of street trees. She noted the Planning Board
typically also looks for a mix, and Mr. Barbieri stated they will make the change.
Mr. DeYoung asked about the switch from Town water to private wells. Denise Mayer, 56
Hayden Rowe, stated it would have been nice to see Town water there, because the pipe upgrade
would improve water pressure for the neighborhood. Mr. DeYoung stated it appears everyone
would benefit and asked why it fell through. Mr. Barbieri stated it was too expensive to run the
pipe down the street even though he offered $25,000 to help pay for it. Ms. Shambo asked if there
is any recourse, and Mr. Weismantel suggested contacting the DPW with a complaint about low
water pressure. Mr. D’Urso stated this is a recurring theme and was mentioned at the site walk,
and now a couple of weeks later they still don't have any specific answers from anybody. He
stated he does not know where the gap in communication is but the neighbors have needs, the
developer has needs, and they are trying to piece things together. Mr. Weismantel noted the
authority is with DPW and the Board of Selectmen. Mr. Barbieri stated he has a good relationship
with the DPW, and Mr. Weismantel stated they are not here to criticize other Town departments.
Mr. DeYoung noted it sounds as if it was a business decision, but suggested the neighbors reach
out to the Board of Selectmen and see if something can be done about it.
Mr. Resnick noted that the time for the Board to make a decision is about to run out, and he has
prepared a request for extension. Mr. DeYoung moved to grant an extension of the time to file the
decision with the Town Clerk to February 8, 2016. The motion was seconded and the Board voted
unanimously in favor.
Mr. D’Urso asked if there is anyone present who would like to comment tonight before the Board
continues the hearing. Ted Barker-Hook, 75 Grove St., stated he has weighed the pros and cons of
additional homes in the center of Town, and feels the balance leans heavily to the con side. He
stated he realizes that full compliance with construction standards may not be legally required but
this will be a narrow road, and parking especially when people have parties or other gatherings is a
concern. He noted single family homes of this size would have the potential of adding 9 to 10
more children to the school system which is already under pressure as a result of other ongoing
development. He noted the Leonard St./Grove St./Pleasant St. intersection is not very safe, and
adding 9 to 10 more cars increases the potential of an accident. He stated he is concerned about
the amount of additional runoff and whether the catch basins will be able to handle it. He noted he
fails to see how this proposal benefits the neighborhood or the Town in general. Jennifer
Andrews, 74 Grove St., stated she agrees with Mr. Barker-Hook and is also opposed to the
development. Mr. Ferrari moved to continue the public hearing to January 25, 2016 at 8:30 P.M.
Mr. DeYoung seconded the motion and the Board voted unanimously in favor.
2. Hayden Place (McDermott Lane) – Request for Release of Performance Guarantee
The Board discussed Mr. Barbieri’s request for release of the performance guarantee held for the
Hayden Place subdivision off Hayden Rowe. Mr. Karp moved to release the amount held for the
completion of the Hayden Place subdivision, as it has been completed in accordance with the
approved plan. Mr. DeYoung seconded the motion and the Board voted unanimously in favor.
4
3. Public Hearing – Northeast, Northwest and North Club Villages at Legacy Farms – 1)
OSMUD Site Plan Review; 2) Proposed Amendment to Master Plan Special Permit –
Pulte Homes of New England, LLC and Legacy Farms, LLC
Mark Mastroianni and Reid Blute, Pulte Homes of New England, applicant, and John Kusich,
Nathan Mahonen, engineers, and Matthew Mrva, landscape architect, Bohler Engineering,
appeared before the Board. Mr. Weismantel opened the public hearing. He noted this concerns an
application for site plan review for the construction of 425 housing units as well as an amendment
to the Legacy Farms Master Plan Special Permit with respect to buildable area and restricted land.
He noted he hopes to finalize the public hearing outline prepared for this application tonight and
anticipates that the review process will take multiple meetings.
Ms. Lazarus provided a general overview of the Legacy Farms development and associated
regulatory framework. She referred to the design of the original Master Plan approved by the
Board in 2010. She noted the Master Plan Special Permit (MPSP) included as attachments a
negotiated Host Community Agreement, Design Guidelines, Restricted Land covenants, and
infrastructure improvements, which established the conceptual framework for the development
that would be built out over 10 to 15 years. She stated since then, the Board has approved
subdivision plans for the north and south roads and development project site plans. She stated the
current application is the 5th such site plan, the first one on the north side of East Main St. She
stated the OSMUD Design Principles focus on both buildable and preserved areas, and as part of
the overall plan 500 acres are to be preserved as open land. She noted the OSMUD bylaw talks
about development confined to small areas designed to fit with the land and respecting existing
neighborhood settings, as well as a trail network. She noted the open/restricted land has to be
provided along with each development projects in increments as the project moves along.
Mr. Mastroianni noted they have worked on the Legacy Farms development for years and are very
excited to be back before the Board to present their proposal for the north side. He noted they
have worked closely with Roy MacDowell, master developer, on this plan. Mr. Kusich described
the plan for the Legacy Farms north villages. He noted they have applied for site plan approval
and to amend the MPSP to modify the buildable areas on the property. He stated the plan
originally had 89.1 buildable area acres within their development project area, but the proposed
plan will reduce it to 74.5 acres. He noted they have filed a Notice of Intent with the Conservation
Commission for work in the buffer zone and the public hearing is scheduled for January 25. He
noted they also need input from the Design Review Board and will meet with them on January 19.
Mr. Kusich stated the overall design is in full compliance with the Design Guidelines. He noted
they propose 425 units, consisting of 224 attached duplexes and 201 simplexes. He noted they
will all be for-sale units in 3 separate, distinct villages (Northeast Village, North Club Village, and
Northwest Village) to be connected via Legacy Farms North in 6 or 7 distinct locations to provide
a better buffer and neighborhood feel. Mr. Kusich noted the goal is to pull the work away from
the spine road and the resource areas as much as possible. He noted roadway width is 18 to 20 ft.,
which is consistent with the MPSP, however the Fire Chief has asked for 20 ft. so they will revise
the plan accordingly. He noted roadway systems are looped, or dead end with an adequate
turnaround radius. He noted roadways will have a sidewalk on one side of the street and the intent
is to create walkable communities including an extensive trail network. Mr. Kusich stated simplex
5
units will not be more than 20 ft. apart to push development together and allow as much
contiguous open space as possible. He stated the north parcel is different than the south with
respect to topography, and it is more challenging but may be more beneficial with respect to
buffering. Mr. Kusich referred to comments made by Town officials at a departmental staff
meeting, including the request to make sure the use of the spine road for construction related
activities is kept to a minimum. He noted from a stormwater standpoint the plan complies with all
state and local regulations, using bioretention and infiltration basins scattered throughout the site.
He noted from a utilities standpoint, the project will have Town water and private sewer,
connecting to the Legacy Farms wastewater treatment facility on Clinton St. He stated that gas,
electric, telephone and cable connections will be extended into the development. He noted there
are provisions for connection to additional development in the form of 180 age-restricted units,
which is not part of this proposal. He noted snow removal and trash pickup will be private.
Mr. Mrva stated reviewed overall concept for the landscape plan. He noted the plan intends to
create 3 separate, identifiable neighborhoods within the overall development. He stated they will
apply a varied street tree pattern within each village for seasonal interest, using a different entry
treatment at each location along the spine road. Mr. Mrva noted they have attempted to save
existing plantings and provide new plantings. He noted in addition to proposed tree planting along
the spine road, they plan to increase the buffer to the rear of units facing Legacy Farms North to
create some visual separation, and to buffer the individual neighborhoods from each other. Mr.
Mrva indicated the location of wetlands and the 50 ft./100 ft. buffer zones, and identified areas to
be used as bioretention basins. He noted they will be landscaped to look nice while performing
stormwater management functions. He stated the individual village walkways will connect to the
overall trail network to create a walkable environment.
Ms. Wright noted the Town’s decision to adopt the OSMUD zoning and the Legacy Farms
development was based on things including future amenities, in the form of 500 acres of open
space, trails and pedestrian connectivity. She stated this plan only shows paved roads and
individual neighborhoods, and no provision for general public access or parking areas to enable
the Town's residents to enjoy the open space they agreed to.
Mr. Weismantel asked the Board and members of the public for additional input on the public
hearing outline prepared for this application. Mr. D’Urso suggested adding “density” to the list.
Mr. DeYoung asked to include lessons to be learned from the development on the south side.
The Board discussed the first detailed item on the outline, who can make commitments on behalf
of Pulte Homes. Mr. Mastroianni noted he is the Land Entitlement Manager in charge of the
project, but they all work for Pulte Homes. Mr. Weismantel noted it appears Pulte's construction
people don’t always follow the commitments made by people at meetings on behalf of the
organization, and he feels this is critical considering the potential impact of this type of
development on area residents. Mr. Mastroianni noted he expects the entire Pulte organization to
back any commitments made during the application process. Mr. Blute stated he is the Vice
President of Land Entitlement at Pulte Homes. He stated he is sure that Mr. Mastroianni as a
seasoned professional will take any discussion, comments and decisions very seriously, but
everyone is human and the process is complicated especially when Mother Nature does not
cooperate. He assured the Board that he will be at every meeting and is willing to back up any
6
commitments made. He noted the Board has all their contact information, and their office is right
next door to the construction arm of Pulte Homes. Mr. Karp asked whether should they invite
Pulte's construction people to a meeting, and Mr. Weismantel stated it would be a good idea.
Mr. Weismantel asked about trail connections and referred to comments made earlier by Ms.
Wright regarding parking areas for public access. He asked how the trail network and MPSP fit
together, noting that except for a few locations one cannot walk through the north side
development as proposed. He noted this is an important item, purposely scheduled for discussion
in the public hearing outline early on. Ms. Wright stated there should be some parking areas and
visitors should not have to park in front of people's homes. Roy MacDowell Jr., Legacy Farms,
LLC, noted it is Legacy Farms' intent to work with Pulte Homes and Hopkinton’s Trails
Committee on the creation of more definitive trails, and he agrees with Ms. Wright on the need for
parking areas. In response to a question, Mr. MacDowell noted Legacy Farms is in charge of the
majority of the restricted land, and he has given Ms. Lazarus a draft color-coded plan of the
restricted land on the north parcel to be finalized for the Board at the next meeting. Mr.
Weismantel stated they will talk about this more at the next meeting, but there appear to be a lot of
small strips of restricted land and he is not sure about their value. Mr. MacDowell noted some of
these may be for private use. Deb Thomas, 18 Fawn Ridge Rd., asked whether Legacy Farms
trails will be connected to trails outside the development. Mr. Weismantel replied yes.
Mr. Weismantel stated he would like to start thinking about a site walk of the property, and it was
decided to schedule one during a weekend, weather permitting, and the public is invited. It was
noted the site walk will be posted on the town web site. Mr. Mastroianni offered stated his team
could help Board members navigate through the site.
Mr. D’Urso moved to continue the public hearing to January 25, 2016 at 9:00 PM, and Mr.
DeYoung seconded the motion. Mr. DeYoung moved to amend the motion to change the time to
8:45 PM, and Ms. Wright seconded the motion. The Board voted unanimously in favor of the
amended motion.
Ms. Wright stepped off the Board at this time.
4. Continued Public Hearing – 34-40 Hayden Rowe – Site Plan Review Application – RPI
Hopkinton LLC
Brett Levy, RPI Hopkinton LLC, applicant, Jerry Effren, attorney, Joe Marquedant, J.D.
Marquedant & Associates, Inc., surveyor, and Michael Radner, landscape architect, appeared
before the Board. Mr. Effren stated they reviewed screening to the abutting property at 28 Hayden
Rowe, following up on the discussion at the last meeting. He noted they gave the Wrights two
options to choose from: 1) a combination of vegetation and a fence, and 2) a double vegetative
screen consisting of rows of arborvitae and yews. He stated that Ms. Wright informed them in
writing that they prefer option #2. He stated it appears this is now the only outstanding item, and
hopefully the Board has enough information to make a decision, approve the application and close
the hearing.
Claire Wright, 28 Hayden Rowe, stated she would like to bring up one more issue regarding the
potential impact on her property as a result of the change from a Monday-Friday daytime only
7
business use to a 24/7 mixed residential/business use next door, especially with respect to site
lighting. She noted when leaving her house tonight she noticed a couple of cars with headlights
shining in her direction from the upper parking area. She stated she is concerned this will end up
being a problem, and wishes she had brought this up before. She noted she appreciates Mr.
Ferrari's suggestion at the last meeting resulting in an acceptable solution for screening along her
property line, and would like the applicant to address this through a similar approach. Mr.
Weismantel asked for clarification, and Ms. Wright stated it concerns an existing elevated parking
area across from the driveway. Mr. Levy stated the residential spaces are isolated against the
building and near the Kidsborough childcare center. He noted that the spaces referred to are
reserved for the business center, which uses them now. Ms. Wright asked how they can make sure
they won’t be used by others.
It was noted that the arborvitae height at planting will be about 5 ft., and with the difference in
elevation additional screening may be needed. Mr. Karp asked if the change in use would make
the current situation worse. Mr. D'Urso noted the change in use from commercial to mixed
commercial/residential with some parking at a higher elevation could be perceived as making it
worse. He asked about the possibility of using signage to mark the spaces as reserved for the
business center, and Mr. Levy stated that would be fine. Mr. DeYoung stated the plan appears to
meet what was initially requested, and eventually the plantings will grow to adequate height. Mr.
Effren stated screening has to be adequate, not totally impervious, and a requirement for additional
screening could be seen potentially as asking too much. He noted he has no objection against a
condition requiring signage to prevent the residential occupants from parking in those particular
spaces.
Ms. Wright asked about an unshielded floodlight installed at the Kidsborough side of the property.
She stated she realizes this is not part of the current proposal, but it would be in conflict with the
lighting plan that shows a 0 light level at the property line. Mr. Weismantel noted that should be
corrected, and Jim Callery, 4 Maple St., agreed the light in question is very bright. Mr. Levy
stated he is pretty sure they had it fixed after a recent complaint, but they do need some light for
safety. Ms. Wright stated this is a light for the playground, and there is no need for it when the
center is closed. Mr. Weismantel suggested a condition requiring a reduction in light level at the
playground area after the children have been picked up, and hopefully the fixture will be modified.
Mr. Callery asked for clarification regarding trash pickup, and Mr. Weismantel stated a draft
condition limits trash pickup to between 8:00 AM and 5:00 PM but does not specify days of the
week. Mr. Weismantel asked if trash is ever emptied before 8:00 AM, and Mr. Callery stated
occasionally. Ms. Wright noted she hopes the floodlight is fixed and turned off when required,
because otherwise it would not be in compliance with the plan. Mr. Karp stated the light should
be removed if not depicted on the plan, and Mr. Weismantel noted if that is the case the Building
Inspector will have it taken out.
Mr. Karp moved to waive the requirement for a sidewalk (Site Plan Standard M) along the east
side of Church St. Mr. DeYoung seconded the motion, and the Board voted 5 in favor with one
opposed (D'Urso). Mr. D'Urso clarified his "no" vote by stating that he is disappointed to see a
missed opportunity for an additional sidewalk.
8
Mr. Karp moved to find that the plan complies with the Site Plan Standards with the conditions of
approval as drafted with additional conditions for business center reserved parking signs and
reduction of lighting at the Kidsborough playground, Mr. DeYoung seconded the motion, and the
Board voted unanimously in favor.
Mr. Weismantel reviewed the draft conditions of approval. He asked if the applicant agrees with
the conditions, and Mr. Levy stated yes. Mr. Karp moved to approve the site plan with the
following conditions:
1. In order to reduce the likelihood of headlights shining on abutting residential property to the
north after business hours, the 9 compact car parking spaces reserved for the business center
contained in the upper parking lot adjacent to the building, shall be designated as reserved for
business center use by appropriate signage.
2. Dumpsters on the property shall not be emptied before 8:00 AM or after 5:00 PM.
3. The applicant shall be responsible for mitigating all construction related impacts, including
erosion, siltation and dust control in a timely manner.
4. The applicant shall regularly remove construction trash and debris from the site in accordance
with good construction practice. No tree stumps, demolition material, trash or debris shall be
burned or buried on the site.
5. Exterior lighting of the site shall be as depicted on the plans. No light bulbs or lenses shall
protrude below the bottom of the light fixture. Lighting of the child care facility playground
area shall be turned off at the conclusion of child pick-up in the evening.
6. Mechanical equipment or other utility hardware on the roof, grounds or buildings shall be
screened from view from the ground.
7. The Director of Municipal Inspections inspects Site Plans under construction for compliance
with the approved Decision of Site Plan Review. 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 stormwater
management system or any other component of the Site Plan, the applicant shall be responsible
for the cost of those inspections.
8. In accordance with § 210-138 of the Zoning Bylaw, the applicant shall provide a performance
guarantee in the amount of $5,000 to the Town prior to the commencement of construction
pursuant to this decision. The guarantee shall consist of a deposit of money or negotiable
securities in a form selected by the Planning Board to guarantee that any unforeseen problems
which arise, such as erosion and sedimentation and the correction of site lighting problems, are
addressed. The funds will be held by the Town and returned to the applicant upon completion
of the project.
Mr. DeYoung seconded the motion. Mr. D’Urso noted he realizes this was a lengthy process and
a lot of work but it involves a decision made by another Board which he disagrees with. He stated
neighbors contacted him regarding this proposal and came out to express their concerns which are
mostly related to density. He noted he means no disrespect for another Board's decision, but he
understands the neighbors' concerns and is voting against approval even though it is mostly
symbolic. The Board voted 5 in favor of the motion with one opposed (D'Urso). A motion was
made and seconded to close the public hearing. The Board voted unanimously in favor.
9
Ms. Wright returned to the Board at this time.
5. Marathon Solar LLC – Request to Amend Special Permit and Stormwater Management
Permit
Mr. Weismantel stated the Board issued a Special Permit and Stormwater Management Permit for
the solar installation off East Main St. in 2015, and the discussion tonight concerns a proposed
minor modification to the plan. Eric Las, Beals and Thomas, Inc., engineer, appeared before the
Board. Mr. Las noted the Conservation Commission voted unanimously last week to approve the
project change. He noted the name of the applicant has been changed and is now Marathon Solar,
LLC, a Delaware Limited Liability Company, and the previously approved project has been
reduced in scope from +3.0 MW to +2.6MW (DC) nameplate capacity and a reduction in overall
footprint. Mr. Weismantel asked why the project was scaled down. Mr. Las stated the applicant
wants to use single panel racks and therefore has to revise the original array design, resulting in an
overall reduction of the facility. He noted the Conservation Commission was pleased with the
change in terms of impact on the buffer zone and the ability to move the fence further away from
the wetlands. Mr. Las detailed the proposed changes to the design. He noted they are still
proposing the same type of gravel drip edges, and there will be no changes from a stormwater
management perspective. Mr. Weismantel noted that approval of the modification will not mean a
change to the conditions of the original approvals. He asked if there will be a change to visibility,
and Mr. Las noted additional plantings will be as originally planned. In response to a question,
Mr. Las noted they are proposing a 7 ft. tall fence, higher than the 6 ft. fence on the original plan,
to make sure they can keep deer out of the area. It was the consensus of the Board that the
changes are minor in nature. Mr. DeYoung moved to approve the amendment to the Special
Permit and the Stormwater Management Permit to reference the revised plan, with no changes to
the original conditions of approval. Mr. Ferrari seconded the motion and the Board voted
unanimously in favor. Mr. Las noted that construction will begin in early spring.
6. 2015 Planning Board Annual Report
The Board reviewed the draft Annual Report for 2015. Mr. Weismantel suggested using the report
to thank members of the public for participating at Planning Board meetings and let them know
that their input is very valuable for the members in reaching their decisions. Ms. Wright moved to
submit the annual report to be amended as discussed tonight. Mr. Wade seconded the motion and
the Board voted unanimously in favor.
7. Administrative Business
The Board reviewed the draft minutes of December 21, 2015. Mr. D'Urso moved to approve the
Minutes of December 21, 2015, as written, the motion was seconded and the Board voted
unanimously in favor.
Ms. Lazarus referred to the Boroughs+ Economic Development Summit event which will be held
in Westborough on January 26, 2016 at 7:00 AM, geared to the 'Boroughs' area communities
along Rt. 495. She stated this should be very informative, and Planning Board members are
invited to attend. She noted Jennifer Burke, Principal Planner, is involved in the planning of the
event. Mr. Weismantel referred to an upcoming lighting workshop in Brockton, and Ms. Wright
noted she plans to attend with Ms. Burke.
10
Mr. Weismantel asked members to let him know if they have any ideas for the agenda for the next
meeting. He noted the Zoning Advisory Committee is about ready finish up their work items for
the annual town meeting. Ms. Wright referred to her earlier comment regarding a floodlight
fixture at the 34-40 Hayden Rowe building installed after the previous site plan had been
approved, and noted this seems to happen a lot. Mr. Weismantel stated he agrees and referred to
the Town Hall light at the back of the building near the entrance ramp. Ms. Lazarus stated
violations can be brought to the attention of zoning enforcement personnel. Mr. Weismantel noted
he drove by 35 Hayden Rowe the other day and felt that the arborvitae planted in front of the
building were not as tall as required. He noted he asked Ms. Lazarus to look into this, and she
found that the plantings are too short.
Adjourned: 10:15 P.M.
Submitted by: Cobi Wallace, Permitting Assistant, Dept. of Land Use, Planning & Permitting
Approved: February 22, 2016
Documents Used at the Meeting:
Agenda for January 11, 2016 Planning Board meeting
Memorandum to Planning Board from Elaine Lazarus, Director of Land Use, Planning & Permitting , dated
January 7, 2016, re: Items on January 11, 2016 Planning Board Agenda
Draft Planning Board Minutes for December 21, 2015
Email from Mirick O’Connell to Elaine Lazarus – Announcement of Boroughs+ Economic Development
Summit, January 26, 2016
Draft 2015 Planning Board Annual Report
Plans for Subdivision off Leonard St., dated 1/14/05 revised through 12/30/15, prepared by J.D. Marquedant &
Assoc. Inc.
Letter to Town of Hopkinton Planning Board, attn.: Elaine Lazarus, Director, from BETA Group, Inc., dated
January 11, 2016, re: Leonard Street Subdivision Review
Subdivision off Leonard Street – Request for Extension, dated January 11, 2016, submitted by Douglas W.
Resnick, Atty. for Richard Barbieri
Public Hearing Outline – Northeast, Northwest & North Club Villages, Legacy Farms (Pulte Homes of New
England & Legacy Farms, LLC) – Site Plan Review & Amendment to MPSP Buildable Area, Jan. 11, 2016
PowerPoint Presentation (Planning Board) – Legacy Farms Master Plan – General Overview of Permitting
Process and Design Principals
Legacy Farms North – Applicant Presentation Slides, prepared by Vanasse Hangen Brustlin/Bohler Engineering
Plans – Marathon Solar – Revised Array Overlay Plan, prepared by Beals and Thomas, Inc., dated 01/04/16 (First
Issue w/Revised Site Plans)
Landscape and Lighting Plans for Hayden Rowe Lofts, 34 Hayden Rowe, Hopkinton, MA, dated 9/30/15 revised
through 1/7/16, prepared by Radner Design Associates, Inc.