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HomeMy WebLinkAboutPlanning 9/23/2020Planning Board Minutes September 23, 2020 MEETING HELD VIRTUALLY USING GOTOWEBINAR PLATFORM Present: Beth Ashman -Collins, Chair; Joseph Cerretani, Clerk; Richard LeBlanc, Ralph Penney, Sharon Friedman; Adrian LeCesne and Diana Bren, Alternates Shaun P. Burke, Director of Planning and Development; Jennifer Davis, Administrative Secretary The chair read the following statement: Whereas both the Federal Centers for Disease Control and Prevention and the Massachusetts Department of Public Health have advised residents to take extra measures to put distance between themselves and other people to further reduce the risk of being exposed to COVID-19, Governor Baker has issued an order suspending certain provisions of the Open Meeting Law, Massachusetts General Law c. 30A, §20. In order to satisfy the Open Meeting Law requirements, today's Town of Mansfield Planning Board meeting will available for to public via GoToWebinar and Mansfield Cable. The instructions for joining via GoToWebinar are in the Meeting Notice on the Town's Website at www.mansfieldma.com and then clicking on today's date on the calendar. 1. August 19, 2020 minutes Motion: To approve the August 19, 2020 minutes as submitted (Friedman-Cerretani) LeBlanc —In favor Friedman —In favor Bren — In favor Cerretani —In favor Ashman -Collins -In favor Five (5) in favor. Zero (0) opposed. Zero (0) abstained. PASSES 2. September 15, 2020 letter from Lindsey Kimmel, Kohl's to Police Chief Ron Sellon re: 2020 extended holiday hours Gilbert Street — Barrows. The plan seeks to create Lots 1, 2, C and D. Lot C has the existing 519 Gilbert Street; Lots 1, 2, C and D are labeled unbuildable and non -conforming. Mr. Burke said the plan warrants endorsement. Ms. Friedman asked about possible future use of the non -buildable lots. Mr. Burke said the landowner may come back in the future with a subdivision plan, but as part of this Form A plan, the lots are labeled non -buildable and non -conforming as required. Motion: To endorse the Form A (ANR) Plan (Bren-LeBlanc) Bren — In favor Friedman — Abstain Cerretani — In favor LeBlanc — In favor Ashman -Collins — In favor Penney — In favor Six (6) in favor. None (0) opposed. One (1) abstention. PASSES The clerk read the public hearing notice on the application of John McCarthy for a Special Permit under Sections 230-5.5, Special Permits, 3.5.Q, Auto Repair and 5.T, Parking Facility, of the Mansfield Zoning By -Law to allow an automotive repair facility for school buses and parking facility for school buses and vans at 8 County Street in the Industrial 3 (I3) Zone. Attorney Jill Mann, Mann & Mann, PC, and John McCarthy, NRT Van Pool, were present. Attorney Mann explained the property, a 45,750 square foot site in the Industrial 3 zone, has an existing 9,500 square foot single -story building. The property is currently used for outdoor storage of bulk materials. The applicant proposes to redevelop the property as a motor vehicle repair facility with office space and outdoor storage of school buses and vans. There are no proposed changes to the footprint of the existing structure. The entire paved area, which is currently being used for parking and storage, will continue to be used and the front landscaped areas will be increased. Attorney Mann said the buses are normally taken home each night by the drivers, so the majority of the parked vehicles will be school vans, and the school buses will be brought to the site periodically. Attorney Mann said they are proposing to install two additional landscaped islands along County Street. Attorney Mann said the original building was constructed before 1976, and variances were granted in 1976 for sideyard setbacks. There was a fire in 1993 and owner rebuilt the building and at that time, had proposed to make the building bigger, which was never done. Attorney Mann said their proposal will reduce the active use of the property to a more passive use; the site will not be open to the public and there will not be frequent trips in and out of the facility. She said the two existing entrances will remain the same, the traffic pattern will improve, there is ample parking, there will be no negative impact on the natural environment and the new owner will increase the landscaping. They will maintain the storm lines to ensure all water is handled on the site. She said this will have a positive economic impact with little burden on the surrounding community by bringing a new business to town. Board Comment Mr. Penney asked if this is a permitted use in the I3 use; Mr. Burke said it is a special permit use in I3. Mr. Penney asked about hours of operation; Attorney Mann said it would be approximately 6:00 a.m. to 5:00 p.m. Mr. Penney asked about noise mitigation. Attorney Mann said the buses and vans are not typically stored there, so people will not be driving to the site to get the vehicles. She said the buses or vans will be brought to the site when they must be repaired or when the driver is on vacation. Mr. Penney said businesses in that area usually start at 7:00 a.m.; Attorney Mann said they could work with that time. Mr. Penney noted the town is in the process of upgrading train station parking lots and is working on a northern access road that will run along this site's southern property line with a rotary on County Street. Attorney Mann said that would not impact their access driveways. Mr Penney said it would be good to see the landscaped islands constructed. [Mr. LeCesne arrived at 7:30 p.m.] Ms. Friedman asked about future building expansion plans; Attorney Mann said they have no intention of expanding the building. Ms. Friedman asked about a condition to minimize the amount of time vehicles spend idling. Attorney Mann said there will be very few times a bus on site will need to idle and noted Massachusetts law prohibits vehicles from idling for more than five minutes. Ms. Friedman asked about what would be parked at the facility and what the daily traffic flow would be. Attorney Mann said the property would not be able to fit more than four buses; she said there might be 30 vans on site at the same time, but they would never be leaving the site at the same time. She said the existing business generates much more traffic than the new use would. Mr. Burke said the number of vehicles parked on the site can be capped and the special permit can require all repair work to be done inside the building and not in the parking lot. Ms. Friedman asked if the stormwater system will need improvements. Mr. Burke said as he understands it, there have been no problems with runoff from this site onto County Street. He said the site does not abut wetlands or the river. Mr. Cerretani asked if the site is paved; Attorney Mann said the site is completely paved and the only things they are adding are striping and landscaping. Ms. Ashman -Collins asked if the buses can drive into the building to be worked on; Attorney Mann said they can. Mr. LeBlanc asked about parking on the site on a daily basis. He said if there are 20 to 30 vehicles on site every day, they could be driven off of and back onto the site, which would be a different situation than vehicle storage. Attorney Mann said there would be a maximum of four buses and the rest of the vehicles on site will be vans. Mr. Burke said the applicant is proposing to reuse and add landscaping to an existing site that is already approximately 95% impervious surface. He said the board can limit the number of vehicles stored on site versus the number of vehicles coming and going from the site. Ms. Friedman said she would not want to see buses that are no longer in use being stored on the site and suggested a condition that if a vehicle is no longer in service, it may not be stored there. Ms. Friedman asked if there is enough room for the Fire Department to maneuver around the building. Mr. Burke said the plan was distributed to all departments and the only comment was from the Board of Health. Ms. Friedman said she would like to hear from the Fire Department. Mr. LeCesne asked if the change in use and things like oil and paint would change the stormwater system conditions, and asked if there are any swales to collect that material. Attorney Mann said there are existing manholes, and explained maintenance will only happen inside the building, which will have drains. She said they are not proposing to alter the existing pavement. Mr. Penney said they will have to get a hazardous materials permit from the Board of Health. Ms. Bren asked about deliveries to the site and what type of traffic that would cause. Attorney Mann said parts the business uses regularly will be stored on site. Mr. LeBlanc asked about prohibiting parking along County Street. Attorney Mann said they have sufficient parking on site and do not want employees parking on the street. Mr. McCarthy explained his business transports special needs students. His company owns 3,700 vehicles across the state and this would be their twenty-second terminal. He said they are good neighbors, and said while all the vehicles will be registered to the address, most go home with the drivers. He said there may be 200 vehicles registered to the site, but they would not all be at the site at the same time. He said they are not looking at this site to park large school buses regularly, but the large building makes it a good site for servicing vehicles. Mr. LeCesne asked about the portion of the paved area adjacent to the landscaping along County Street. Mr. McCarthy said that area would be used if they have to bring vehicles in during a storm. He said backs of the buses would be against the railroad tracks. Mr. LeCesne suggested a parking restriction for the first 18 feet of the site; Mr. McCarthy asked if parking vans there would be a problem. Ms. Friedman asked Mr. McCarthy about vehicles that are out of service; Mr. McCarthy said they do not store unregistered or vehicles that are not in use on the property. Department Head Comments The clerk read a memo from the Health Agent Public Comment The chair read the following statement: It is important to us that you have a platform for your questions and comments during this meeting, therefore to ask questions or make a public comment during tonight's virtual meeting you must have registered and joined the meeting via GoToWebinar where you now have the ability to submit your question or comments through the questions option in your control panel, or you can use the raise your hand option to be allowed to speak. For those who have joined the meeting via telephone who would like to ask a question or make a comment, you are now welcome to unmute your phone. We ask that you only have your phone unmuted while you are asking your question. Please mute when you are no longer live. You can unmute your phone by pushing *6. Please then state your name and address, and when acknowledge by the Chairperson you can then state your question or comment. When you are done with your comment please mute your phone again by pushing *6. As with any public hearing we ask you to be respectful of the Board members and the other residents who are making their comments by patiently and quietly waiting your turn. Thank you. September 23, 20202 email from Joseph Britt, 12 County Street In response to Mr. Britt's questions, Mr. McCarthy said there would be no service done until 9 a.m., but dispatchers start work at 6:30 am. He said there would be no one in the office after 7 p.m. He said there would be roughly 11 employees on site and there are two existing bathrooms in the building. He said buses are not their primary businesses, the will use mostly vans and the office space for a dispatch station. He said the maximum number of buses on site at one time would be four. He said they have their own trucks and loaders and do their own snow plowing and removal; he said if the snow storage area gets full, they will truck the snow out. September 23, 2020 email from Gary Eagan536 North Main Street In response to Mr. Eagan's questions, Attorney Mann said this will not be a bus terminal, so the drivers will not be coming and going. Mr. McCarthy said they try to be good neighbors. Mr. Penney asked about NRT's nearby facilities; Mr. McCarthy said they are on Fox Road in Hudson. September 23, 2020 email from Debra Britt, 12 County Street In response to Ms. Britt's questions, Mr. McCarthy said they would be reducing the volume of traffic, all repairs will be done inside the building, they are required to have tight tanks, and in the event of a spill, it would have to be cleaned in accordance with DEP regulations. Mr. McCarthy said there will be no on -site fueling, no big storage tanks of fuel or oil, and the vehicles will weigh less than the trucks with Verrochi supplies D. Austin Horowitz, 539 North Main Street, said he is generally supportive of the project. He said this area has been in industrial use for over a century and this would be a marginal improvement over the existing business. He said the existing business opens at 7 a.m., but the employees arrive at 6:45 a.m., and he thinks the new business will be less noisy. He asked if Verrochi is vacating the lot; Mr. McCarthy said Verrochi is planning to stay for approximately six months and his business will move in late next spring/early summer. Matthew List, 19 Liberty Street, asked the board to consider the town's plan to add a northerly access to the train station area, and said there is increasing pedestrian activity in the area. He said the sidewalk ends along this building's frontage and becomes a gravel right-of-way, and asked about adding sidewalk. Mr. Burke said the existing sidewalk comes from North Main Street, wraps around County Street and ends along this site. Mr. McCarthy said he would prefer not to have to add sidewalk at this time. Mr. Penney said the town's plans include redoing the sidewalks in this area. Mr. LeBlanc asked if there is anything that can be done to discourage parking along County Street. Mr. McCarthy said he thinks more people visit the existing business than will be at his business. He said he would not allow his employees to park on County Street. Ryan Corbitt, 22 County Street, asked about the actual number of vans on the site. He said he feels the applicant is underestimating the amount of traffic the new business will get versus the existing business. Attorney Mann said they will have about 30 vans and four buses, plus 11 employees. She said the vehicles on site will not exceed the number of parking spaces and said this is not like an Amazon site with drivers coming and going during the day. She said this site will generate about 20-30 vehicle trips a day, and noted a single family home generates around nine vehicle trips a day. Mr. Penney suggested hours of operation be 6:30 a.m. to 5 p.m., with vehicle service hours limited to 7 a.m.-5p.m. Mr. McCarthy said he would be fine with those hours and noted all vehicle maintenance will be done inside the building. Mr. McCarthy said there will be some tire work, so the staff will be using air guns. However, he said most tires are already on rims. He said because the building is not air conditioned, he would not want to be restricted to keeping the doors closed during service hours. Mr. Penney said he does not think 11 employees will impact the traffic. He asked about limiting the number of buses on site and asked the maximum number of vans to be parked on the site; Mr. McCarthy said on a snowy night, there would not be more than 40 vehicles. Mr. Penney said there is adequate access around the building for fire vehicles. Mr. Penney said the proposed use provides an important service. He said snow would have to be trucked away and could be a special permit condition. Mr. LeBlanc asked about landscaping between the fence and the edge of the road; Attorney Mann said it wouldn't make sense to add landscaping on that side if the town is planning to add sidewalks. However, she said they will landscape behind their fence. Mr. McCarthy said landscaping on County Street would be unlikely to survive for long. Mr. LeCesne asked if Mr. McCarthy would be willing to consider adding sidewalk. Mr. McCarthy said the town could generate approximately $120,000 a year in excise tax and will benefit from his company occupying the site. Mr. Corbitt, asked about the plan to get vehicles out of the site the morning after a snowstorm without disturbing the neighbors. Mr. McCarthy said they would do that slowly. Motion: To direct Mr. Burke to prepare a draft special permit with the conditions discussed for the board's review (Penney -Friedman) Friedman — in favor Cerretani — in favor LeBlanc — In favor Penney — In favor LeCesne —In favor Bren — In favor Ashman -Collins In favor Seven (7) in favor. Zero (0) opposed. Zero (0) abstentions. Motion: To continue the public hearing to October 14, 2020 at 7:15 p.m. (Friedman -Penney) Friedman — In favor Cerretani — In favor LeBlanc — In favor Penney — In favor LeCesne —In favor Bren — In favor Ashman -Collins In favor Seven (7) in favor. Zero (0) opposed. Zero (0) abstentions. Attorney James Gallagher introduced Applicant Steve Chomey; Architects Dennis Colwell and Christopher Drinan; Engineer Edmund Spruhan; Doug Rhodes; Building Systems Engineer Frank Zaino from Creative Environment Corp.; Security Consultant Mitchel Suzan; Kyle Baker and David Kessler, Odor Mitigation Consultants. Attorney Gallagher explained they have been working on the issues brought up during the last meeting and have tried to address the board's and neighbors' concerns. Mr. Colwell presented the exterior building rendering. He said they have talked to the Police Department and there will be a fence with a gate at the front of the building. The gate will be open during business hours and closed at the end of the day. An awning and a walkway have been added to the front of the building. Mr. Colwell explained the mechanical equipment will be on the roof at the back of the building, which will be 71,560 square feet with two floors. The building maximum height will be 41 feet. Odor mitigation consultant Kyle Baker explained his company works with universities and the cannabis industry regarding public health and safety issues. He said he understands there are a lot of unknowns with this type of business, and said this is a new and emerging industry with tens of thousands of operators, some of whom have not invested in the proper odor mitigation equipment. He explained the odor from a cannabis plant is developed during the flowering process, and the first step to odor mitigation is the use of vertical farming units to contain the plants within the larger room. He said their odor elimination system uses chlorine dioxide, a chemical used in ready -to -eat foods, food processing, manufacturing and drinking water, which is considered generally safe and is an EPA -approved disinfectant. He said they will use three methods of odor elimination: chlorine dioxide to deodorize and disinfect; air scrubbers to break down the compounds; and B1ueZone technology, which uses UV light and ozone. David Kessler explained that within the cultivation areas, each vertical farming units is an enclosed 4'x8'x9' box with a controlled enviromnent inside the chamber to reintroduce CO2 and recirculate the air inside. He said employees open the unit to work on the plants inside, and the less time the unit is open, the less chance there is for odor to get out and for insects to get in. Mr. LeCesne asked if there are numerical thresholds for measurable limits of VOCs that would be eliminated after the B1ueZone technology is employed. Mr. Baker said there are no federal regulations for cannabis odor control, so they have to look at parallel industries. He said the B1ueZone technology is a recirculating system that oxidizes and breaks down the VOCs. The process is sped up with UV light, which destroys the VOC particles through oxidation. After passing through the B1ueZone, the air returned into facility would be free of VOCs, and the air coming out of the facility would smell clean. Mr. Penney asked about the Health Agent's concerns that the odor mitigation study does not appear to be specific to the Mansfield site. Mr. Baker said they have spoken with Ms. Donovan - Palmer and thinks they have answered her questions. He said deodorizing or disinfecting is measured in parts per million. Mr. Penney said many of the neighbors' concerns were about odor; Mr. Baker said they know what they need to use to eliminate the odor. Mr. Penney asked if the odor would be destroyed before it leaves the building; Mr. Baker said it would be. He said the source of odor will be the plants, and the system will destroy it before it leaves, and the result will be water vapor and salt. Mr. Penney asked what guarantee the town can have that the neighbors will not be able to detect the odor. Attorney Gallagher said zoning by-laws are structured to be a subjective standard, so it would be impossible to guarantee there will be no complaints. He said he spoke with Ms. Donovan -Palmer and believes her concerns have been alleviated. Mr. Penney said the zoning by- law addresses nuisance, which odor can be. Mr. Baker said one of the key components to any odor mitigation plan is a mechanism allowing the public to communicate the nuisance to the operator. Ms. Friedman said there was a discussion about putting equipment on the roof to remove any odor left over and push it into the upper atmosphere and asked why they did not choose the Vector MD unit over the other option. Mr. Zaino said they have not fully designed the system and when it is, they will choose the appropriate fan. Ms. Friedman encouraged them to use the most effective technology, which could take care of more odor. Mr. Zaino said that would not be a problem. Mr. Baker said exhaust is a major issue, and they want to send the exhaust up as high as possible. He said it is important to look at odor mitigation as a series of redundancies, so if one isn't working right, there is a plan in place to reduce risk. He said with the building envelope, the Agrify units holding the cannabis plant, the chlorine dioxide and ozone technology, the air filtration through the mechanical system, and the exhaust fan, they want to get any possible odor as far away from people as possible. He said they want to have a method to translate complaints to the people who can fix the problem as quickly as possible. Attorney Gallagher suggested setting up a board to take complaints and be sure the issue is addressed as quickly as possible. Mr. LeCesne said the applicant's supplemental documents were informative and thanked the team for working to answer the board members' and abutters' questions. Mr. Penney asked about the fence along School Street; Mr. Colwell said the fence will be white PVC. Mr. Penney asked about additional landscaping along the parking area, noting the business park is very well landscaped, and the front of this building is not very interesting. The answer was the Police Department wanted the fence and gate, so the additional trees that were discussed at the last meeting are not feasible. Mr. Penney said he doesn't think the proposed awning does much to break up the front of the building. Mr. Penney asked about Fire Department access around the building. Mr. Chomey said the driveway will not go around the back of the building. Mr. Burke said he has spoken with the Conservation Agent, who is concerned about that driveway requiring work within the 25-foot no disturb zone, which would require a variance from the Conservation Commission. Mr. Burke said Fire Captain Fontes is comfortable with the driveway not going all the way around the building. Mr. Penney asked if there are still two shifts planned to run from 7 a.m. to 7 p.m.; the answer was yes. Mr. Penney asked about traffic and if the School Street signal needs to be upgrade. Attorney Gallagher said this is not a retail establishment and will have minimal traffic impact. He said there will be occasional small delivery trucks coming to the site during normal operating hours. Mr. Penney said School Street at that point is difficult at certain times of the day, and the Plymouth Street athletic fields are right across the street. Mr. Gallagher said there has been no final determination the signal has to be upgraded. Mr. Penney said this site is in the Planned Business District as well as the Marijuana Cultivation Overlay District, and this is a special permit use. Mr. Penney asked if the Town Engineer's comments have been addressed; Attorney Gallagher said he thinks all of Mr. Alves' comments have been addressed. Ms. Friedman said she thought there were a couple that have not been addressed. Mr. Penney asked about water and sewer issues; the answer was that all special waste from this site will have a dedicated system with a tight tank and will be trucked off site. Department Head Comments The clerk read a July 6, 2020 letter from Water Operations Manager Kurt Gaffney; a July 8, 2020 memo from Police Chief Sellon; a July 21, 2020 memo from Mr. Burke; a July 28, 2020 memo from Mr. Alves; an August 11, 2020 letter from MMED Electrical Engineer Chris Cox; and an undated memo from Fire Captain Kevin Fontes; a September 23, 2020 memo from Mr. Alves; a September 23, 2020 memo from Katelyn Gonyer; a September 23, 2020 memo from Amy Donovan -Palmer, Health Agent; and a September 23, 2020 email from Captain Fontes Mr. Burke said he thinks the department head comments have been addressed. Ms. Friedman asked if the pumps will handle the 100-year storm and if the mains have been changed from four -inch to six-inch. Mr. Spruhan said the pumps will handle the 100-year storm and the concrete company has approved the pipe design. Public Comment The chair read the following statement: It is important to us that you have a platform for your questions and comments during this meeting, therefore to ask questions or make a public comment during tonight's virtual meeting you must have registered and joined the meeting via GoToWebinar where you now have the ability to submit your question or comments through the questions option in your control panel, or you can use the raise your hand option to be allowed to speak. For those who have joined the meeting via telephone who would like to ask a question or make a comment, you are now welcome to unmute your phone. We ask that you only have your phone unmuted while you are asking your question. Please mute when you are no longer live. You can unmute your phone by pushing *6. Please then state your name and address, and when acknowledge by the Chairperson you can then state your question or comment. When you are done with your comment please mute your phone again by pushing *6. As with any public hearing we ask you to be respectful of the Board members and the other residents who are making their comments by patiently and quietly waiting your turn. Thank you. Jean Southard, 15 Old Elm Street, asked what kind of sanctions the town is prepared to put in place in the event of repeated odor problems. Attorney Gallagher said they have a Host Community Agreement in place with the Select Board. Mr. Burke said the town has the authority to close the facility down until the odor mitigation system is functioning properly, and said the ultimate enforcement of a special permit is through superior court. Attorney Gallagher said there are a number of commercial operations in every town that produce odors, but which towns do not have the authority to shut down; he said that would be an extraordinary measure. Mr. Burke said the answer is to have redundant systems and if one goes down, to have it repaired immediately. Ms. Ashman -Collins said she would hope the business would be able to work with the town in the event of complaints. Mr. Chomey said he discussed appointing an odor mitigation liaison between him and the town, with a structure to allow the business to react to the complaint. Ms. Friedman suggested conditions about the length of time in which to address complaints. Mike Riley, 842 School Street, asked about testing the air quality outside the building. Mr. Baker explained there is technology in the works to detect VOC from cannabis, but it is in the early phase. He said the cannabis industry still does not have standards. Mr. Riley said he thinks having a liaison with the town is a good idea but asked if it would be better to have mechanical measurement equipment. Mr. Baker said it is difficult to utilize any type of device to measure cannabis odor because the industry does not have a standard process. Motion: To direct Mr. Burke to draft a special permit decision with the conditions discussed (LeCesne-Bren) LeCesne — In favor Penney — In favor LeBlanc — In favor Friedman - In favor Bren - In favor Cerretani — In favor Ashman -Collins — In favor Seven (7) in favor. Zero (0) opposed. Zero (0) abstentions. PASSES Motion: To continue the public hearing to October 14, 2020 at 7:30 p.m. (Friedman-Cerretani) LeCesne — In favor Penney — In favor LeBlanc — In favor Friedman - In favor Bren - In favor Cerretani — In favor Ashman -Collins — In favor Seven (7) in favor. Zero (0) opposed. Zero (0) abstentions. PASSES Mr. Burke told the board about a September 23, 2020 request from Joe DeGirolamo, Peter DeGirolamo & Sons, Inc. regarding the streetlights that were to have been installed along Oakland Street by the Chocolate Factory developer. He said there would be only a couple of feet of separation, both horizontally and vertically, between the existing power lines and the decorative lights. Mr. Burke showed the board a photo of a decorative pole right next to an existing light pole, which would be the case in several locations. Mr. Burke said he has spoken with Ralph Bellavance at MMED, which has recently upgraded the bulbs in the town's existing poles on that part of Oakland Street. Mr. Burke asked if board if it wants the developer to install the decorative light poles from the Mansfield Avenue/Oakland Street intersection to the Chocolate Factory. Ms. Bren said the new light bulbs may negate the need for the additional fixtures on the sidewalk in what will be a high traffic area. Ms. Ashman -Collins said the goal is to have adequate lighting, not more poles. Mr. Cenretani said it looks cluttered with additional poles. Mr. Burke agreed and said he thinks it takes away from the streetscape. He said if there are dark areas, the options are to increase the wattage in the existing bulbs or add LED cobra head lights to the existing poles. Ms. Friedman asked if the overhead lines are contiguous to the Chocolate Factory; Mr. Burke said they are. Mr. Burke said there were supposed to be nine decorative poles between the intersection and the Chocolate Factory and said the existing lighting is on every other MMED pole. He said the developer is getting ready to put in the conduit, pull the lines and install the light pole bases. Mr. Burke said the Chocolate Factory developer will be installing sidewalk. Ms. Friedman asked if there are plans to change the town's poles; Mr. Burke said not along that portion of Oakland Street. Ms. Friedman asked if the decorative pole has less intense light than the MMED lights; Mr. Burke said it does because it is shorter and the bulb is lower. The decorative poles would be installed between the existing light poles. Mr. Cerretani suggested working with the poles already in the ground and putting appropriate lighting on them, rather than adding more poles. Mr. Burke said he thinks the developer would be willing to contribute the cost of the decorative poles to the town. Mr. LeCesne said some LED lighting technology can be programmed so the bulbs dim after a certain time of day. Motion: To allow a field modification to eliminate the decorative light poles and utilize the existing poles where the nine decorative posts were approved (Cerretani-LeCesne) Bren — In favor Friedman — In favor Cerretani — In favor LeBlanc — In favor LeCesne - In favor Ashman Collins — In favor Seven (7) in favor. Zero (0) opposed. Zero (0) abstentions. PASSES Motion: To adjourn at 10:45p.m. (Cerretani-LeBlanc) LeCesne — In favor Penney - In favor LeBlanc — In favor Friedman - In favor Bren — In favor Cerretani — In favor Ashman -Collins — In favor Seven (7) in favor. Zero (0) opposed. Zero (0) abstentions. PASSES Next Planning Board Meeting: October 14, 2020 at 7:30 p.m. Signature of Clerk Date of Approval