HomeMy Public PortalAbout20160822 - Planning Board - Meeting Minutes
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HOPKINTON PLANNING BOARD
Monday, August 22, 2016 7:00 P.M.
Library, Hopkinton Middle School, 88 Hayden Rowe, Hopkinton, MA
MINUTES
MEMBERS PRESENT: Kenneth Weismantel, Chairman, Brian Karp, Vice Chairman, David
Paul, Vincent Cerulle, John Ferrari, Fran DeYoung, Matthew Wade, Frank D’Urso
MEMBERS ABSENT: Cliff Kistner
Present: Jennifer Burke, Principal Planner; Cobi Wallace, Permitting Assistant
Mr. Weismantel opened the meeting, thanked the Superintendent for the use of the Hopkinton
Middle School Library and HCAM for recording the meeting, and summarized the Agenda. The
meeting started 15 minutes late because of technical difficulties with the recording equipment.
Mr. Weismantel stated the Board last week voted to approve the site plan for the Legacy Farms
North villages after a lengthy process and a lot of work for all Board members, including Mr.
D'Urso who unfortunately was unable to attend and participate in the final vote. He noted the
Zoning Advisory Committee is looking for applicants for the 2016/2017 session. He encouraged
applicants to contact Elaine Lazarus, Director of Land Use, Planning & Town Operations, and
noted the Board is hoping to make the appointments on September 12.
Mr. DeYoung arrived at this time.
1. LED Street Light Conversion Program
David Daltorio, Town Engineer, and Aubrey Doyle, Sustainable Green Committee (SGC),
appeared before the Board. Mr. Daltorio noted town meeting in 2015 allocated $175,000 to
convert the Town's existing street lights to LED, starting with replacement in kind and additional
changes to be made later upon additional feedback. He noted the program will have an 8-year
payback, but he is hoping to get a grant which will get this closer to 3 years. He noted, working
with the SGC, which is overseeing the project, they went through a regional procurement process
and ended up selecting GE fixtures from a vendor who used these in other municipal LED
conversion programs. He noted they installed 3000K and 4000K sample lights at a few locations
in Town (Cedar St./Main St., Chamberlain St./Sanctuary Ln. and Ash St. near Center School),
however 6 months ago the American Medical Association recommended a maximum of 3000K,
and the vendor agreed to switch over to the new industry standard. Mr. Daltorio stated about
half of the sample lights on Cedar St. and Ash St. used 3000K fixtures, and the other half 4000K,
however Chamberlain St. ended up with 4000K only. Mr. Weismantel stated Board members
were asked to provide feedback, and it was the consensus of those who went out that 3000K is
easier on the eye. Mr. Weismantel stated the decision apparently has already been made, and
Mr. Daltorio noted the Board of Selectmen asked for additional feedback especially from groups
that deal with lighting issues. Mr. Paul noted he did not personally see the lights, but met with
Mr. Daltorio and the SGC at the Design Review Board (DRB) meeting last week where just
about everyone preferred the lesser strength fixture. Mr. Daltorio stated some people suggested
back shielding already being considered on a case by case basis upon request, however based on
feedback the SGC is saying they will work with the vendor and automatically install a shield if a
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light is within 50 ft. of a residence. Mr. Weismantel stated back shielding is a good idea to make
sure the light does not shine right onto someone's house. Mr. Daltorio noted the intent is to
initially replace lights with the same wattage, to be re-evaluated later for possible adjustments
with respect to strength.
Claire Wright, 28 Hayden Rowe, member, Board of Selectmen, stated she would have liked to
see Town feedback and choices earlier on in the process. She noted it seems the fixtures have
already been selected, and Mr. Daltorio and the SGC are now taking a Band-aid approach to
mitigate light levels if necessary. She noted 3000K or 4000K indicates color, but
brightness/wattage is another factor, and the 15W Chamberlain St. light is a lot softer than the
ones outside Center School with 53W. Ms. Wright noted the DRB had10 people in attendance
and there was a lot of concern about the potential impact on residential homes. She stated
basically every street in Hopkinton is residential, and it would be better to look at the Town as a
whole before replacing all street lights and wait for complaints.
Mr. D'Urso noted the SGC received town meeting funding to save money in the long run, and
has worked on the plan for about 2 years. Mr. Daltorio stated the goal for now is to leave the
number and location of lights alone, because doing otherwise would guarantee getting
complaints. Mr. Doyle noted they are not increasing wattage, but there may be opportunities for
changes later. Mr. Weismantel noted before making additional changes it should be determined
if a light is there for safety or wayfinding purposes, or whether perhaps it was installed at the
request of an individual resident. Ms. Wright stated the project should not be separated out
based on residential or non-residential areas, and there should be an overall lighting plan. Mr.
Weismantel noted this is a great plan to save money and energy, but these lights last forever and
he rather not replace them too soon considering the payback period. Mr. Paul noted the lights
won't be any brighter, and they are lucky with respect to the timing of the new standard, unlike
other towns that will have to live with non-standard fixtures for quite a while. Mr. DeYoung
asked where they would start looking at reducing the number of lights, and Mr. Daltorio noted
that is not part of this phase. Mr. DeYoung noted he does not necessarily want to expand the
scope but it would make sense to identify certain areas for reduction and it may be good news to
some residents. Mr. Paul noted the lights will be replaced in October starting with the downtown
area, and residents will be informed via the web site.
2. Administrative Business/Minutes – The Board reviewed the Minutes of July 11, 2016 and
made corrections. Mr. Karp moved to approve the Minutes of July 11, 2016, as amended, Mr.
DeYoung seconded, and the Board voted unanimously in favor.
3. Continued Public Hearing – Application for an Amendment to the Legacy Farms
Master Plan Special Permit (MPSP) to allow 180 additional, age-restricted units - Legacy
Farms, LLC
Roy MacDowell and Todd MacDowell, Legacy Farms, LLC, appeared before the Board, and
Mr. (Roy) MacDowell distributed additional handouts. Mr. Weismantel referred to the public
hearing outline prepared for tonight. Mr. MacDowell referred to the OSMUD bylaw as amend
and noted the documentation includes a copy of the 5th Amendment of the Host Community
Agreement in effect as a result of the 2015 town meeting vote to change the bylaw.
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He noted the vote concerned a change from 200,000 sf of commercial space at Legacy Park on
the north parcel to allow 180 additional, age-restricted units. He stated this will bring the total
number of Legacy Farms units up to 1,120 but the single family homes on the north side have
been eliminated and replaced by simplex or duplex attached multifamily units. He noted there
will still be 250,000 sf of commercial space on the south side as part of the overall mix. He
noted the change will result in a significant increase in tax revenue and Legacy Farms has agreed
to pay for the impact on fire and police services, trails and downtown improvements. He noted a
traffic analysis submitted as part of the proposal indicates about 74% less volume compared to
the commercial use, especially at peak A.M. and P.M. rush hours, and the development will have
fewer school children because of the elimination of the single family homes. He noted the total
amount of required open space will stay at 500 acres. He noted he proposes 180 units with 10%
affordability to keep up with the Town's Chapter 40B requirement, and one occupant has to be
age 55 or over. He noted the development will not allow children to live there permanently and
it will cost the homeowners association $9,000 for a child to be allowed in the school system. A
discussion followed regarding the reasons for the payments and associated schedule. Mr.
Weismantel noted it was felt the age-restricted aspect would result in more ambulance calls, and
he believes the payment schedule was staggered, linked to certificates of occupancy because
there was concern at the time that someone would build 179 units and stop there. In response to
a question of Mr. Karp, it was noted that Mr. MacDowell is working to extend the date for the
first mitigation payment based on the MassWorks construction grant for Legacy Farms North to
the end of October because it is taking a little longer to build the road.
Mr. DeYoung asked how many children are expected to be added to the system as a result of the
change, and Mr. MacDowell stated none. Mr. MacDowell noted the addition of just one child
would be a violation of the agreement, and the homeowners association, when it takes over,
would be able to put a lean on the property. Mr. D'Urso stated he thought the Town has no right
to deny the right to an education, and Mr. MacDowell stated they are denying the child the right
to live in one of these units and it is legal to charge a fee through the homeowners association.
Mr. MacDowell referred to the conceptual layout of the development. Mr. Paul asked about the
line of LNG mitigation gas lanterns, and Mr. MacDowell noted their consultant went with the
more conservative version placing them at 1,180 ft. He noted the development will be on one
contiguous parcel, in two groupings, one with 50 and the other with 130 units. Mr. Karp stated
Mr. MacDowell initially had indicated that this type of development could not work at less than
240, and the number was gradually reduced to 180. Mr. MacDowell noted they initially
considered a Pulte Homes owned Del Webb community, which is typically a large high end
development for active adults ideally with a critical mass of 240 units. He noted his
development will have similar amenities but not as many. He referred to the affordable aspect
of the proposal, and noted there are 4 of 5 developments like these around here, and Pulte
Homes' development in Holliston for instance seems to be attracting quite a few qualified
applicants. Mr. Weismantel stated Pulte talked about this at the last meeting, and he asked for
contact information so that the Board can follow up. He asked if Legacy Farms is dealing
exclusively with Pulte Homes, and Mr. MacDowell noted there are 3 different interested parties.
The Board discussed the possibility of setting up a tour of similar developments being built by
Pulte Homes as well as the other entities, and the date was set for September 10. Mr. Cerulle
asked how the affordable housing aspect is enforced. Mr. MacDowell stated the development
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will have 10% affordable units as part of the negotiated agreement with the Town. He noted
these units will be affordable in perpetuity through a permanent deed restriction recorded in the
Registry of Deeds and language in the condominium documents. Further discussion followed
and Ms. Burke noted buyers of affordable units don't get any equity aside from inflation, won't
even get their money back for improvements made, and the state sets the resale value based on
area median income. Mr. Weismantel asked Ms. Burke to have some information about the
affordable aspect for the next meeting. Mr. D'Urso moved to continue the hearing to September
12, 2016 at 8:30 P.M., at the Town Hall, Mr. Karp seconded the motion, and the Board voted
unanimously in favor. The Board firmed up plans for a tour of other similar developments in the
area on September 10 and agreed to meet at Town Hall at 9:00 A.M.
4. Contitued Public Hearing - 129 Hayden Rowe - Site Plan Review - Early Elementary
School - Elementary School Building Committee (ESBC), Town of Hopkinton
Joe Markey and Michael Shepard, ESBC, applicant; Jeff D’Amico, Compass Project
Management, Inc, Project Manager; Jim Barrett, Drummey Rosane Anderson (DRA)); Principal
in Charge, Chelsea Christenson, Nitch Engineering, engineer; Judd Christopher, DRA, Project
Manager; George Willwerth and John Hobson, Colantonio, President and Senior Project
Manager, appeared before the Board. Merrick Turner, Scott Ridder and Mike Wasielewski,
BETA Group Inc., the Town's consultant engineers, were also in attendance.
Mr. D'Amico noted they submitted revised/additional information to the Board last week. He
noted the letter received from BETA today indicates that 99% of the outstanding items are closed
out, except for a few traffic issues, signage, and details regarding the pedestrian traffic signal.
Mr. Weismantel noted screening of abutting property and lighting are also still outstanding.
Mr. Barrett stated there are 3 main aspects with respect to the building itself: high performance
design characteristics, roof type equipment/noise generation, and the footprint for future
expansion.
HVAC Acoustics - Mr. Barrett noted he would like to focus on the RTU closest to Hayden Rowe
which is 515 ft. away from the street. He noted because this is a publicly bid project, they have
to be able to specify different units so the actual RTU may be different but will be essentially the
same in terms of performance threshold. He noted going back to the actual roadway opening
will add another couple of hundred linear feet, and their expert anticipates a sound level of 30-40
dB which is comparable to light traffic noise or nature sounds. He noted to put this in
perspective quiet library talk at 3 ft. would be 30 dB and normal conversation at 6 ft. is 60-65
dB. In response to questions of the Board, Mr. Barrett noted this particular unit is the heaviest
one, units will ramp up only when needed, and theoretically all RTU's could be running
simultaneously based on weather conditions. Mr. Weismantel asked if noise is one of the
specifications and if cheaper units without insulation would be a factor in the bidding process.
Mr. Barrett stated noise is not typically one of the performance specifications, and he is not sure
if insulation would be the driving force of the overall costs. Mr. Weismantel noted he would
prefer to see a noise criterion, and based on his knowledge insulation could make a lot of
difference. Mr. Weismantel referred to the impact on future homes on abutting vacant land,
which would be a lot closer than 515 ft. Mr. Markey asked about standards used for recent Town
projects, and Mr. Weismantel stated the Board insisted on built-in noise specifications for the
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DPW pump station generator on Wood St. and required acoustic panels at the Verizon telephone
exchange building on Hayden Rowe but he would have to check on the specifics. In response to
a question, Mr. Barrett noted the equipment typically would ramp up about 1 hour before school
starts, and will use a Building Information Management System, with sensors for individual
rooms and an override regarding occupied vs. non-occupied mode. Mr. Weismantel suggested
action items regarding a possible noise specification and perhaps a determination of decibel
levels to the 2 or 3 homes potentially to be built to the east of the back parking lot.
Brian Herr, 31 Elizabeth Rd., Chairman, Board of Selectmen, stated he is a member of the
construction industry, and he is sure that any unit that will ultimately be there will comply with
the industry standards. He noted the Planning Board is not going to re-engineer the equipment
and there is no reason to continue the hearing pending resolution of additional action items. Mr.
Weismantel stated they will take another look at this and there may be some other items
identified by BETA, but he does not think the Board is in a position to approve the plan without
conditions. He added the Board is equally eager to build the School, but it is also important to
protect the abutters, existing or future, from unreasonable noise.
Mr. D'Amico showed the existing school site layout out and pointed out the area set aside for 10
additional classrooms in a 2-story addition. He referred to the LEED check list for the project
and noted the goal is to get to 66 points, which will result in 2 additional reimbursement %
points. He noted some of the LEED elements include a photovoltaic array over the main
entrance, cool white roof, and energy efficient windows. Mr. Karp asked if there will be enough
room to expand parking needed for future expansion, and Mr. D'Amico noted at that point they
would have to give up some other items such as playing fields, but it would not be done all at
once. In response to questions of the Board regarding the solar panels, Mr. D'Amico stated
based on the size of this particular array vs. the size of the building, it will be strictly used for
direct consumption, and a second array is earmarked for the gym in the future. Reference was
made to the "green roof" considered in the very beginning, as an educational tool, and it was
noted the ESBC supported the School Department's opinion that it would have been a safety
concern and it was taken off the plan.
Ms. Christenson discussed the utilities plan and placement of fire hydrants. She noted there are
several hydrants along the loop road and she feels they are adequately spaced. Steve Slaman,
Fire Chief, agreed. Mr. Cerulle asked about the 15,000 gallon tank on the plan, and it was
explained it is a fire storage tank, similar to the one at the Hopkins school, needed because
otherwise there would not be enough pressure to run the sprinkler system although the new water
tank at the Middle School once built may address this issue. Mr. Shepard stated the plan was
reviewed by Maurice Pilette, the Town’s fire safety specialist.
The Board referred to the adequacy of the emergency access road. Mr. Ferrari noted he is
basically, and according to the Police Department an active plan for emergency situations is not
developed yet and cannot be considered at this point because the school has not been built.
Mr. D'Amico noted they will have utilities coming in from the roadway, including sewer and
gas. He noted the other item concerns utility poles, and, as Board members may have noticed
they cleared some brush for that reason already. He noted one of the poles is just a replacement
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in kind, and the location of another pole will have to be fine-tuned with the ConCom, Verizon
and Eversource's engineering department. The Board discussed utilities in further detail, and
Mr. Weismantel stated it appears sewer is running somewhat flat. Ms. Christenson noted they
talked about that with the DPW Director, and it's running at 1% instead of 2%, but it is still
preferable to a pump station on site.
Mr. D'Amico noted they met with the abutters at 134, 136 and 137 Hayden Rowe, and all of
them are here tonight. He noted it was determined that to truly appreciate the impact of the
development they would have to wait until the area has been cleared, but the ESBC has
committed in writing to fencing and plantings, the details of which will be worked out in the
spring of 2018. Mr. D'Urso asked about the abutters to the north, and Mr. Weismantel stated
from looking at the plan it appears the impact there won't be terrible but the Board has not heard
from them. Mr. Weismantel noted typically the Planning Board in cases like this approves a plan
with a base line and some type of condition, perhaps subject to change on an administrative
basis, however a letter promising to work with abutters does not cut it. Mr. Shepard noted the
Board gets similar letters from other boards/committees, and the abutters who are here tonight
can confirm that the ESBC has reached out to them. He noted he feels the financial and other
details of the proposed mitigation are strictly between the ESBC and the abutters in question. He
noted the ESBC is not like other applicants and any mitigation added to the conditions will come
out of the Town's budget. Mr. Weismantel asked if the ESBC feels they should be treated
differently with respect to screening requirements as opposed to for instance Dunkin' Donuts,
and noted he feels the school plan has not yet met the standards. Mr. Herr asked if funding for
the proposed screening, referred to as ranging from $1 to $100,000 dollars, is in the budget, and
Mr. D'Amico stated yes. Mr. D'Amico stated he would like to move this along and will commit
to installing 200 ft. of fence and 15 trees along the abutters' properties and deal with an
administrative amendment at a later time. Mike Resthegini, 136 Hayden Rowe, stated is
satisfied with the proposed screening. Nick DeStefano, speaking on behalf of David DeStefano,
134 Hayden Rowe, stated they have had plenty of contact with everyone involved, and 200 ft. of
fence and 15 trees is fine. Mary Green, 137 Hayden Rowe, stated she is happy with what they
talked about today and is ok with the process. Mr. Weismantel asked for clarification with
respect to the fence at 137 Hayden Rowe, which is essentially on Town property. Mr. D'Amico
noted they are working on the details, and Mr. Weismantel noted there will probably be a
condition on that as well.
The applicant proceeded with review of the playgrounds included in the site design. Mr.
Weismantel asked about additional shelters, and referred to one installed at the Hopkins school
paid for with CPC money, to make sure the special needs kids are kept out of the sun. Mr.
Warner stated there is plenty of shade from trees on the south and west, and the playground
structures themselves will help. Mr. Paul asked if the structures are made of composite material,
and Mr. Warner stated they meet all safety, maintenance and ADA requirements. Mr. Paul asked
about synthetic turf, and Mr. Warner stated there is no crumb rubber here.
Mr. D'Amico explained the procedures to be followed for snow removal. Mr. Paul asked if this
has been discussed with the DPW, and Al Rogers, Director of Buildings & Grounds, noted there
should be no issues even with big storm events.
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Mr. Hobson described the construction management plan. He stated the first priority will be
ensuring public safety and the site will be completely fenced with a gate and signs everywhere,
police details when needed, allowing emergency access at all times. He noted sewer line
installation will be phased, the site will be cleaned up daily, and all suppliers and contractors will
be given instructions for off-hour deliveries. He noted they will look at mitigation, have rodent
control, and address noise to the best of their ability. Mr. Cerulle asked if construction will be 5
or 6 days a week, and Mr. Hobson stated 5 days, maybe 6 if something happens and they will ask
for permission. Mr. Karp asked about the off-hour deliveries, and Mr. Hobson stated the
contractors will be told not to be there too early, however it happens sometimes and there will be
"no idling" signs to deal with that. Mr. Weismantel asked if the construction noise bylaw will be
posted, and it was stated yes. Mr. Weismantel stated the police enforce the noise bylaw, and he
encouraged abutters to call them in case of a problem. Mr. Paul asked about materials to be
removed from the site and whether some of it could possibly be used right there. Mr. Hobson
noted maybe some of the rocks could be used for landscaping, however unsuitable soils, old
lumber, rotten wood, etc. will be taken away. Mr. Weismantel asked about the anticipated level
of truck traffic, and Mr. Hobson and Mr. Willworth addressed the issue and estimated 30 to 40
trucks a day in the beginning between material trucked away and other materials brought on to
the site. Mr. Karp asked about dust control, and Mr. Hobson stated they will spray regularly
with water, and the fact that it is a wet area will help a lot.
Mr. D'Amico stated the ConCom is reviewing the proposal concurrently and outstanding items
are the utility pole and the culvert. He noted the hearing was basically continued pending the
outcome of tonight's Planning Board meeting and they are scheduled to meet with the ConCom
next week. Mr. Weismantel stated he assumes the utility pole is not a major issue, and asked for
clarification regarding the culvert. Mr. D'Amico noted it concerns the culvert on Hayden Rowe,
and because of the widening of Hayden Rowe in this location they have to go through an
additional process. Further discussion followed, and Mr. D'Urso stated the construction will
result in an improvement of an already disturbed area and there should be no issues. Mr. Turner
noted BETA tagged this as an outstanding issue, considering the grade down to the wetlands and
the potential need for a guardrail. Mr. Weismantel noted they will have to figure out how to
handle that in the decision, and Mr. D'Amico stated he would like to resolve this with the
Commission as it is directly in their jurisdiction, and maybe it could be a condition of approval.
Mr. Weismantel asked if members are ok with the plan as is without a sidewalk on Hayden
Rowe. He noted the Board cannot require it because of the Dover Amendment, and expanding
the network there has already been recommended to the DPW as a priority. Mr. Paul asked if
there is an option for a green strip along the interior sidewalks, and it was determined there is not
enough room. He asked about berms along the access road, and Mr. D'Amico noted the sidewalk
side will have granite, and cape cod berm is used elsewhere. Mr. Paul noted the Board has not
yet discussed alternatives to galvanized steel guardrails, but wood guardrails supported with
metal posts would look better. It was determined there are some highway style guardrails within
the project itself, and Mr. Weismantel noted the ones at Legacy Farms are "self rusting" which
does not look bad. Ms. Christenson noted she can look into using wood, and Mr. Markey stated
they are hoping for approval for what is on the plan. After further discussion, Board members
determined they are satisfied with the guardrails as shown on the plan.
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Mr. Weismantel noted there are a few additional items he would like to close out. Ms. Burke
asked about dumpster and generator screening. The Board found and reviewed the details on the
plan and it was determined both items will be screened adequately, and the transformer as well.
Mr. Markey reminded the Board that they agreed to fully enclose the dumpster even though it is
not required under the Dover Amendment, and the Board stated it appreciates the gesture.
The Board discussed the lighting plan. Mr. D'Amico noted the plan will utilize 15 ft. poles with
a dimmable driver, providing higher levels than allowed under the bylaw, but only if at full
capacity. Mr. Weismantel asked if according to BETA they can reduce hot spots per se through
dimming and if uniformity standards are met. Reference was made to the average lighting chart
prepared by BETA, and further discussion followed. Mr. Turner noted the uniformity is a little
less than expected, but otherwise they would probably be looking at quite a few more fixtures
and the question whether better appearance justifies the additional costs. Mr. D'Urso asked for
clarification, and Mr. Turner stated better uniformity means more fixtures and Mr. Weismantel
stated the lower pole height is also a factor. Mr. Turner stated it is essentially BETA's opinion
that it is a dimmable product with a certain degree of flexibility, brighter compared to the
standard but with the ability to turn it down if there is an issue. Further discussion followed, and
Mr. Weismantel stated he believes they can write a condition that can make it work. Ms. Wright
stated they should remember that this school is for Pre-K to 1st grade and with the exception of
back-to-school night or an occasional event there is no reason that this parking lot needs to be lit
like this at night at all. Mr. DeYoung stated he is sure the facility will be used for all types of
community activities after hours, and Cathy McLeod, Superintendent of Schools, stated it is
hoped and encouraged that this will be the case. Mr. Weismantel stated he believes they are all
set on lighting. In response of a question of Mr. Karp, Mr. Ridder noted the plan calls for 3000K
LED lights.
The Board reviewed a list of other outstanding items from the last meeting.
1) Pedestrian Crossing Light - Mr. D'Amico stated they discussed this with BETA today, and a
vertical pedestrian light without a yard arm is acceptable. Mr. Weismantel asked Ms. Burke to
add this as a condition.
2) Intersection Geometry - Mr. Turner stated this is addressed in their memo to the Board, and
upon further review and analysis, it appears a 150 ft. turn lane is fine, although without a traffic
signal there will be some queuing in the northbound through lane. It was determined that
making this work will be basically up to the crossing guard, but the layout is an improvement.
3) Parent Parking Lot Signage - Mr. Turner stated he would like to refer to the BETA letter.
4) "Sledding Hill" - Mr. D'Amico noted they have shaved the dirt mound back on the revised
plans to increase the buffer. The issue was considered closed out.
5) Porous Pavement Maintenance - Mr. Weismantel stated they will have a potential condition
to address this issue.
The Board reviewed the comments submitted by BETA Group submitted to the Board tonight,
and determined which issues are considered closed out as is or subject to a condition of approval.
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1) Outstanding ConCom Issues - It was noted there are 2 outstanding issues, namely a utility
pole and the culvert/headwall, which are not necessarily controversial but have to be addressed
as part of the ConCom approval. It was determined this can be subject of a condition.
2) Culvert Crossing - Mr. Turner stated the only issue here is to make sure the utility crossings
are properly coordinated. It was noted this is basically a detail issue, and it was determined this
item is closed out pending submittal of the drawings for the record.
3) Hayden Rowe Culvert Crossing/Extension into the Wetlands - Mr. Turner noted corrective
action is recommended as part of the intersection work, and Ms. Christenson noted they will
have to work with the Town on this issue. Mr. Weismantel asked Ms. Burke to write a condition
requiring the applicant to work with the DPW Director on the culvert construction details.
4) Parent Parking Lot Signage - Mr. Turner stated BETA feels signage on posts is better, while
the applicant feels that pavement markings are more effective. Further discussion followed, and
Mr. D'Amico stated in the interest of time they will go with BETA's proposal. Mr. Wasielewski
explained the traffic circulation to be enforced by signage via a combination of sign posts and
pavement markings.
5) Parent Parking Lot Capacity - Mr. Wasielewski stated during previous discussions there was a
concern about lack of parking spots during A.M. drop-off and P.M. pick-up activity. He noted
the A.M. peak is typically a fairly quick operation, but in the afternoon the process gets more
dragged out with parents arriving early taking up parking spaces in the lot or queuing up around
the loop waiting for dismissal. He did the calculations based on the number of available spaces
and anticipated demand, and noted it appears they may be 14 spaces short at that time of the day.
He noted one possible solution would be rotating the queue lane further back, or alternatively
create a small staff parking lot somewhere else on the site to free up the 7 spaces set aside for
employees. Mr. D'Amico stated the parking lot design fits the demand, but they need a safety
valve in certain cases or if everyone arrives at the same time. Mr. Markey stated they based the
number of parking spaces on observations made at the Center School and the number of students
that are expected to take the bus. Mr. Weismantel stated there is also an option of overflow
parking at EMC Park, and there will be a number of parents who will park there and walk their
children over. He noted there is at least one person here from the Irvine-Todaro group, and they
may want to look into an employee parking lot closer to the school. He noted he considers this
issue closed. It was noted that rotating the queue would allow 15 more cars to line up, and Mr.
Karp stated it may not be an issue because of free busing being offered now.
6) School Zone Speed Limit Issue - It was noted it would make sense to merge the two school
zones along Hayden Rowe. Mr. Turner stated it would probably be an administrative issue but
this type of change cannot be done arbitrarily and he suggested contacting MassDOT. It was
noted the request will have to come from the applicant, and the decision will include a condition
to that effect. Mr. Weismantel noted this takes care of open items and asked for comments from
the public.
Emily Struzik, 93 Front St., stated she is encouraged and impressed with the public hearing
process. She noted she wants the new school to open on schedule and hopes they can wrap this
up tonight. Mr. Weismantel asked if Board members would prefer staying late or schedule a
special meeting, and the Board members indicated they rather conclude the process tonight.
Ms. Burke stated she prepared a draft decision, has additional copies available but made some
changes tonight. Mr. Weismantel explained the process of findings to be made and the process
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to be followed with respect to the voting sequence, which is different from other applications
because the project falls under the Dover Amendment. The Board reviewed the draft conditions
and made changes based on further discussion and determinations made earlier tonight.
There were no further public comments.
Mr. D'Urso moved to determine that the application falls under the provisions of MGL 40A, Sec.
3, the Dover Amendment, and that certain site plan standards are not applicable, to be outlined in
motions to be made separately, Mr. Karp seconded the motion, and the Board voted unanimously
in favor.
Mr. D'Urso moved that the plan does not meet Site Plan Standard H, with respect to bylaw Sec.
210.121, maximum height allowed for non-residential buildings, and Sec. 210.124E, parking lot
landscaping and screening, however both requirements are not applicable because the application
falls under the Dover Amendment, as indicated in a letter from the Zoning Enforcement Officer
to the Planning Board, dated August 8, 2016, Mr. Karp seconded the motion, and the Board
voted unanimously in favor.
Mr. D'Urso moved that the plan does not meet Standard M with respect to the requirement to
provide sidewalks along the existing way, however this provision is not applicable because the
application falls under the Dover Amendment, Mr. Karp seconded the motion, and the Board
voted unanimously in favor.
Mr. D'Urso moved that the plan does not meet Standard Q with respect to screening of
mechanical rooftop equipment or other mechanical hardware on the roof, however the
requirement is not applicable because the application falls under the Dover Amendment, Mr.
Karp seconded the motion, and the Board voted unanimously in favor.
Mr. D'Urso moved that the plan complies with Standard R, dumpster screening, but the
requirement is not applicable due to the provisions of the Dover Amendment, Mr. Karp seconded
the motion, and the Board voted unanimously in favor.
Mr. D'Urso moved to find that the plan complies with Site Plan Standards A, B, C, D, E, F, G, I,
J, K, L, N, O, and P, the motion was seconded, and the Board voted unanimously in favor.
Mr. Karp moved the approve the site plan for the new elementary school with the conditions as
drafted, and amended tonight, as follows:
1. The Applicant shall provide screening on the properties located at 134, 136 and 137 Hayden
Rowe. The abutters shall agree to screening on their respective properties. At a minimum
the Applicant will install 200 linear feet of fencing and 15 trees. All screening will be in
place prior to the issuance of the first occupancy permit.
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.
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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. 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 1 of
the Town of Hopkinton General Bylaws.
6. No Parking signs will be installed along the entrance drive.
7. In the event that the amount of snow on the Site exceeds the amount that can be
accommodated safely in the snow storage areas indicated on the Site Plan, the excess snow
shall be removed from the Site.
8. Prior to major school events, notice will be sent out identifying offsite locations for overflow
parking including EMC Park and Hopkinton High School.
9. Lighting at the intersection of Hayden Rowe and the site drive shall be off from11:00 PM –
6:00 AM except in an emergency. This condition shall not apply to lighting necessary for
public safety and security and/or required by the State Building Code.
10. Building lighting and lighting on the drive near the building can remain lit all night. Lighting
in the parking lots shall be dimmed or off from 11:00 PM – 6:00 AM. This condition shall
not apply to lighting necessary for public safety and security and/or required by the State
Building Code.
11. The pedestrian crossing signal located at the driveway entrance shall be a post mounted
vertical signal with no mast arm.
12. During school drop off and pick up hours, a school crossing guard enabled to direct traffic
shall be located at the school entrance on Hayden Rowe.
13. The Applicant shall have a regular maintenance program for the porous pavement including
vacuum sweeping and power washing when necessary.
14. 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 storm water
management system or any other component of the Site Plan, the Applicant shall be
responsible for the cost of those inspections.
15. The Applicant shall obtain an Order of Conditions by the Hopkinton Conservation
Commission including but not limited to final utility pole placement and drainage headwall
construction due to the widening of Hayden Rowe on the northerly side of the proposed
driveway and the corrugated metal culvert along the entrance driveway.
16. The Applicant shall work with the Department of Public Works Director with regard to the
construction details and scope of the corrugated metal culvert in Hayden Rowe.
17. The Applicant shall submit final record plans to Planning Board no later than September 7,
2016.
18. The Applicant shall apply to MassDOT to extend the school zone to meet the existing school
zone.
Mr. DeYoung seconded the motion, and the Board voted unanimously in favor.
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Mr. D'Urso moved to close the public hearing, Mr. Paul seconded the motion, and the Board
voted unanimously in favor.
5. Correspondence
Mr. Weismantel noted the Board received correspondence via email from an Ash St. resident
asking why additional sidewalks on Ash St. did not make it on their list of priorities. He noted
he plans to respond and indicate that the Board discussed the survey results and felt that Hayden
Rowe and West Main St. are priorities in terms of safety because of the new school coming on
line and the higher traffic volume on both streets. The Board agreed.
Adjourned: 11:00 P.M.
Submitted by: Cobi Wallace, Permitting Assistant
Approved: October 11, 2016
Documents used at the Meeting
Agenda for August 22, 2016 Planning Board meeting
Memorandum to Planning Board from Jennifer Burke, Principal Planner, dated August 17, 2016 re: Items on
August 22, 2016 Planning Board agenda
Public Hearing Outline – Site Plan Review – 129 Hayden Rowe
Hopkinton Early Elementary School Project Planning Board Resubmission 8/16/16
Plans entitled Early Elementary School – Final Site Plan Review Submission, dated August 16, 2016 – prepared
by D.R.A./Drummey Rosane Anderson, Inc,.
129 Hayden Rowe – email exchange David DeStefano, Jeff D’Amico, Ken Weismantel – dated Aug. 16, 2016
re: Next PLANNING BOARD meeting – continuation of new school hearing
Letter from Joseph Markey, Chairman, Hopkinton Elementary School Building Committee to (new elementary
school) abutters at 134, 136 and 137 Hayden Rowe Street, dated August 15, 2016, re: town of Hopkinton, Early
Elementary School Project, located at 129 Hayden Rowe Street, Hopkinton, MA 01748
List entitled “129 Hayden Rowe – Early Elementary School Site Plan Review, Outstanding Items as of 8/8/2016
Meeting”
Public Hearing Outline – Legacy Farms Master Plan Special Permit (Legacy Farms, LLC) – Amendment to
MPSP to increase number of dwelling units by 180 age-restricted units and eliminate some commercial space
Copy of “Fifth Amendment to Host Community Agreement”
Draft Minutes – July 11, 2016
Handouts: Legacy Farms 180 Age Restricted Homes, Zoning Bylaw Amendments, Article 30, Town Meeting
2015