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HomeMy WebLinkAboutPlanning 12/9/2020I Planning Board Minutes December 9, 2020 1 C E MEETING HELD VIRTUALLY USING GOTOWEBINAR PLATFORM ?� i t i.l :"� 57 Present: Beth Ashman -Collins, Chair; Joseph Cerretani, Clerk; Michael McClanahan, Ralph. _ Penney, Michael Feck, 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. 30,4, §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. i. vuvL)cr Lo, cv�v uuuuic6 Mr. Penney — p. 3, paragraph 6 — 48 "hours" Motion: To approve the October 28, 2020 minutes as amended (Friedman-Cerretani) Bren — In favor LeCesne — In favor Penney — In favor McClanahan — In favor Ashman -Collins — In favor McClanahan — In favor/ Cerretani — In favor Seven (7) in favor. Zero (0) opposed. Zero (0) abstained. PASSES 2. November 17, 2�020 memo from Mr. Burke re: Willowdale Phase II insurance bond release and posting of cash surety / November 17, 2020 memo from Mr. Ahern to Mr. Burke re: Willowdale Phase II insurance bond release and posting of cash surety [$20, 000 cash surety has been posted with the Treasurer's Office 1213] Motion: To approve the release of the existing insurance company bond and the posting of $20,000 cash surety for Willowdale Phase II (Lorraine Way and Julia Drive) (McClanahan -Penney) Bren — In favor LeCesne — In favor Penney — In favor McClanahan — In favor Ashman -Collins — hi favor Planning Board 1 12/9/2020 McClanahan — In favor Cerretani — In favor Seven (7) in favor. Zero (0) opposed. Zero (0) abstained. PASSES Motion: To endorse the Form A (McClanahan -Penney) Bren — In favor LeCesne — In favor Penney — In favor McClanahan — In favor Ashman -Collins — In favor McClanahan — In favor Cerretani — In favor Seven (7) in favor. Zero (0) opposed. Zero (0) abstained. PASSES The clerk read the public hearing notice. Department Head Comments December 2, 2020 memo from Kurt E. Gaffney, Water Operations Manager December 3, 2002 memo from Shaun P. Burke, Director of Planning and Development [Mr. Feck arrived at 7:25 p.m.] Public Comment The clerk read emails from Danielaa and Jonathan McCooey, 575 Ware Street; Daniela Scaldeferri McCooey, 575 Ware Street; and Todd Borland, 579 Ware Street Motion: To waive the readin/g of the remaining correspondence but to allow continued conversation in order to answer any questions (Bren-McClanahan) LeCesne — In favor/ Cerretani — In favor Bren — In favor Feck — In favor Penney — In favor Friedman -In favor McClanahan — In favor Ashman -Collins -In favor Applicant Jobina Anderson explained her plan to care for a maximum of 10 dogs a day, which could include day care and boarding. She said she has set up shades on her deck so the dogs cannot see into the neighboring yards. She has fenced in approximately 3,000 square feet of her Planning Board 2 12/9/2020 yard for the dogs, and has covered the area with landscape fabric and peastone to avoid pooling. She said she plans to have two or three dogs outside at a time. She said she has heard the complaints and has talked with the animal control officer. Ms. Anderson said she has one door for the dogs to come in and out, and the customers are not allowed in the house. She said she meets the dogs at the door, brings them inside to play, and takes a couple at a time outside. She said the dogs are supervised play inside and out, and she has video cameras set up on her deck and in the play area. She said only her family members work there. Ms. Anderson said she plans to operate from 7:00 a.m. to 5:30 p.m. Mr. LeCesne asked when dogs would be outside. Ms. Anderson said play time will be two to three hours for each group between 7:00 a.m.-11:00 a.m., the dogs are brought inside between 11 a.m.-1:00 p.m., then go outside a couple at a time between 1:00 p.m.-5:00 p.m. She said she keeps the dogs very busy with play. Mr. LeCesne said although all the letters in support were not read, he thought it was important to point out there were a lot of comments from clients who are happy with the service. Mr. LeCesne said one of the neighbors' concerns was about lighting. Ms. Anderson said she has a half -circle driveway, so she does not think there is light spill. She said she has a six-foot fence in the back yard and the neighbors both have fences. Mr. LeCesne asked about insurance; she said they have talked to an insurance agent, who said they would go further when they get the license. Mr. Cerretani asked if something can be; done to block light from shining into the abutting house; Ms. Anderson said she could have clients enter from the other side of the driveway so headlights don't shine on that property. Mr. LeCesne asked where the six-foot fence is located; Ms. Anderson said that fence is around the 3,000 feet of dog area. Ms. Friedman asked�about boarding; Ms. Anderson said she boards one or two dogs at a time. Ms. Friedman asked about outside time for boarded dogs. Ms. Anderson said she does not let them out until 7:00 a.m., and the last time they go out at night is at 7:00 p.m. Ms. Bren asked about a weight limit; Ms. Anderson said she tries to be flexible about the size and has dogs between 15-100 pounds; she said it depends on the animal's temperament. Ms. Bren asked about Ms. Anderson's dogs; Ms. Anderson said she has three dogs, which would be included in the 10-dog maximum. Mr. Penney said he understands the concerns of the abutters, but also understands that more and more people have dogs. Planning Board 3 12/9/2020 Ms. Ashman -Collins said the board put a condition on the last dog day care permit [305 Plain Street] requiring that the dogs be brought inside when they start barking. Ms. Anderson said she will do that. Animal Control Officer Jeff Collins said he would be happy to answer any questions. Mr. Penney asked if Mr. Collins has had any complaints or has visited the site. Mr. Collins said he initially got an email complaint in 2019 and found the business did not have the proper permits in place, and he has written several violations. He said he has had complaints from residents of Tracy Circle and Ware Street, and has talked to Ms. Anderson about getting the necessary permits. Mr. Collins said he has visited the site, and the house is clean, the back yard is well - drained and a metal fence at the foot of the six-foot fence will prevent dogs from tunneling underneath. Ms. Ashman -Collins asked about ways to keep dogs and people safe. Mr. Collins suggested having the dogs be on leads. He said he noticed the circular driveway has a slight incline, so headlights are probably shining on abutting houses; he said a new fence would have to be fairly high to help that. f Mr. Penney asked if there have been any complaints on the Plain Street dog day care; Mr. Collins said there have not. Ms. Ashman -Collins asked if there are standards for "quiet�hours" for kennels. Mr. Collins said that would come under "public nuisance," which is covered by the Town's General By -Laws Ms. Bren asked about the mobile groomer; Ms. Anderson said she had a mobile groomer come to her house one day before Thanksgiving. She said they parked in the driveway and groomed the dogs in the truck. Ms. Bren asked how often that service is offered; Ms. Anderson said she had that done once and said she would not offer that service to customers again. However, she said other people in the neighborhood have mobile groomers come to their houses. Mr. LeCesne suggested the truck could park behind the house and the hours could be limited. Ms. Friedman asked about waste disposal. Ms. Anderson said the waste is picked up, bagged and placed into the trash. Ms. Friedman asked if that is appropriate; Mr. Collins said larger kennels use waste disposal companies, but smaller ones use the trash. He said the animal shelter also disposes of animal waste in the trash. Ms. Anderson said 10 dogs is her limit, and she has been able to handle the waste. Ms. Ashman -Collins asked if the fenced -in dog area is connected to the house; Ms. Anderson said it is. She said she also has fenced -in areas for the dogs inside the house. Ms. Friedman asked what happens when Ms. Anderson is away from the house. Ms. Anderson said she plans her activities around the dogs' schedule, but if she has to go out, her daughter is a vet tech and knows how to work with the animals, and her father lives with her and helps as needed. Planning Board 4 12/9/2020 Mr. Cerretani asked how Ms. Anderson choses her clients; Ms. Anderson said she bases it on the dog's temperament. Mr. Cerretani asked if she has refused clients; Ms. Anderson said she has done that. Ms. Ashman -Collins said she would like to establish what happens if the dogs get too loud. She said she understands Ms. Anderson cannot prevent a dog from starting to bark, but she can choose what to do when they start. Ms. Anderson said she can bring them into the house when that happens. Ms. Bren asked if the complaints were about dogs inside or outside; Mr. Collins said he believes the complaints were about dogs outside. Mr. LeCesne asked about the nature of the complaints; Mr. Collins said they were telephone calls to him or messages left on the answering machine at the shelter. Mr. McClanahan asked about dog collars; Ms. Anderson said she has vibrating collars to use when the dogs start barking, which she said seem to work. She said she will limit the number of dogs outside and noted some dogs like to spend the day inside. / Ms. Friedman said the Plain Street special permit included a condition that if dogs are barking outside, they should be brought in immediately, which she said could help with the complaints. Ms. Anderson said she can work with that. Ms. Ashman -Collins said additional landscaping could help with the headlight issue. Mr. Cerretani asked about smoothing out the incline in the driveway; Ms. Anderson said that cannot be done because her septic tank and a gas line are in the front of the house. Mr. LeCesne said he thinks a good fence might help with the headlight issue and a different play schedule might help with the noise issue. He said the board could revisit the issue after a certain amount of time and if there are complaints. Ms. Anderson said all the dogs do not arrive and leave at the same time, so her clients' cars are not coming in and out of her driveway at the same time. Ms. Anderson said she has cameras on her deck, outside and inside so she knows what was going at the time of a complaint. Mr. Collins said he would be the one to enforce hours of operation. 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. Planning Board 5 12/9/2020 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. Public Comment (In Opposition) Copy of December 2, 2019 email to Animal Control Officer Jeff Collins from "Concerned Citizen;" November 20, 2020 email from Daniela and Jonathan McCooey, 575 Ware Street; December 2, 2020 email from Daniela and Jonathan McCooey, 575 Ware Street; December 5, 2020 email from Todd Borland Public Comment (In Support) December 1, 2020 email from Carlyn Johnson, 26 Windchime Drive; December 1, 2020 email from Joe Kim; December 2, 2020 email from David Cunningham, 22 Ashcroft Road, Sharon; December 5, 2020 email from Brittany Sherry, 1 James Street, Foxboro; December 7,2020 email from Jennifer and John Haehnel, 15 Campbell St. Norfolk, MA December 8, 2020 email from John & Alison Wescott, 123 North St, Foxboro; December 8, 2020 email from Jackie Sholes, 3 Borrows Rd, Foxboro; December 8, 2020 email from Victoria Carmella, 8 Peterson Lane, Foxboro; December 8, 2020 email from Jodi Congdon,,52 Granite St, Foxboro; December 8, 2020 email from Kris Moussette, 15 Martha's Way; December 8, 2020 email from Maureen Fields, 400 Foxborough Blvd, Foxboro; December 8, 2020 email from Nancy Cremins, 221 Essex Street; December 8, 2020 email from Angelica Grimes, 77 Cocasset St, Foxboro; December 8, 2020 email from Kasey Butler; December 8, 2020 email from Deborah Stone; December 8, 2020 email from Lisa Maher, Foxboro; December 8, 2020 email from Laura Konick; December 8, 2020 email from Ben Konick; December 8, 202 email from Jenn Leighton; December 9, 2020 email from Suzanne Blanchard, 24 Alden St, Foxboro; December 9, 2020 email from Janet Ferrari, 430 Gilbert Street; December 9, 2020 email from Annemarie Gallivan, 11 Kevin's Way; December 9, 2020 email from Donna Seermon, 30 Fairway Lane, Foxboro; December 9, 2020 email from Samantha Huffenus, 55 Deer Path Lane; December 9, 2002 email from Megan Bricillo, 400 Foxborough Blvd, Foxboro; December 9, 2020 email from Tent' and Tim McLaughlin, 64 Rumford Avenue; December 9, 2020 email from Michelle Morelli; December 9, 2020 email from Tara Kanevski, 45 Fieldstone Drive; December 9, 2020 email from Tina Stovall, 22 Bridle Path, Plainville Planning Board 6 12/9/2020 Brian Guild, 174 Stearns Avenue, said he is a customer and has been happy with Ms. Anderson's service and he believes it would be a great community service. He said he has not experienced traffic or barking when he is dropping off and picking up his dog. Kris Moussette, 15 Martha's Way, said she was pleased to find a home day care for her dogs, and they have been well cared for. She said she is not in favor of a strict schedule for outside time because Jobina uses her judgement to put certain groups of dogs together to play, and a strict schedule would make that hard. She said she doesn't think headlights shine onto abutting properties. Larry Troy, 570 Ware Street, said Alladan Kennels has had to quiet down and is a lot further from neighboring properties than this one. He said this is a residential area and he is concerned about property values and about the fact that this business has been in operation without permitting. He asked if there are plans to expand and if there will be a sign? Mr. Collins said Ms. Anderson is very professional, the back yard will work well for this use and he has no complaints about the setup. However, he said it was a year before she applied for this permit. He said barking complaints are one of the hardest things he has to deal with because they are very subjective. Eric Swansburg said the neighbors' concerns should be taken into consideration in any decision that is made, especially regarding the noise. Daniela McCooey, 575 Ware Street, said they are concerned about noise and about property values, as well as about insurance issues for the business and neighbors. Jonathan McCooey said they are not concerned about how Ms. Anderson conducts her business, but whether it should be allowed in this neighborhood in the first place. Mr. Collins said there is approximately 15-20 feet of growth between the lots and there is a clear view from the McCooeys' deck into this back yard. Ms. McCooey said their house is a raised ranch and they live on the second story, and the headlights from this ,,driveway shine into their living and dining rooms, which face the kennel property. Mr. Swansburg said Tracy Circle has been impacted by a number of things recently, including the airport cutting down trees. He said Ms. Anderson's customers are not neighbors, and said this may not be the best place for this business. He said he is concerned about property values. Mr. Cerretani said the applicant should consider all the comments and come back with some better -established solutions, but said he is concerned this may not be the best location for the use. Ms. Friedman suggested looking at mitigation through scheduling and landscaping around the driveway. Planning Board 7 12/9/2020 Fred Sullivan said Ms. Anderson doesn't own the house and asked if the homeowner should be present. Ms. Anderson said her father, Jim Anderson, owns the property. Motion: To continue the public hearing to January 27, 2021 at 7:15 p.m. (Penney-Cerretani) Bren — In favor LeCesne — Not Present for Vote Feck — In favor Penney —In favor McClanahan — In favor Ashman -Collins — In favor McClanahan — In favor Cerretani — In favor Eight (7) in favor. Zero (0) opposed. Zero (0) abstained. PASSES Attorney Mark J. Lanza introduced owner Emily Miller; builder John Salzillo from Anodine Construction; and building designer Gregory J. Smolley Department Head Comments October 20, 2020 Memo from Chris Cox, MMED; November 9, 2020 memo from Josh Reinke and Rick Alves, Engineering; November 9, 2020 memo from Mr. Burke; November 10, 2020 memo from Katelyn Gonyer, Conservation; December 2, 2020 email from Amy Donovan -Palmer, Health Agent December 3, 2020 memo from Shaun P. Burke, Director of Planning and Development December 9, 2020 memo from Joshua Reinke and Rick Alves, Engineering Department Attorney Lanza explained the site plan shows a 1,200 square foot building with a driveway and parking area. He said the school plans for about 30 enrollees. He noted this is a Dover Amendment use, so many of the issues raised in the department head memos are not germane. However, he said they will answer the questions. He said when it is time to make a decision, the board will be constrained by the Dover Amendment. Attorney Lanza said the only issue not addressed in the Town's zoning regulations is parking. He said they designed a parking area with five parking spaces and with drainage and lighting. He said there will only be three staff people in this facility. He said there will be one handicapped parking space. Attorney Lanza said the driveway is 24 feet wide and the access is sufficient for this facility. He said the driveway for this facility veers off from the driveway that will be used when the larger facility is constructed. He said the total size of the larger facility and this small one will not exceed 17,000 square feet, and total enrollees in both will be no more than 200. Attorney Lanza explained they have provided a drainage plan and photometric plan. Planning Board 8 12/9/2020 Board Comment Mr. McClanahan asked if there are any renderings of the building. Mr. Smalley showed the board a floorplan and rendering of a building with approximately 1,100 square feet net, 1,200 square feet gross, a large open area, two restrooms, a storage area and a covered patio in front. He said the building will have an overhead door and could become a garage after the main building is built. Mr. McClanahan said the building looks like a garage; Attorney Lanza said it is for a childcare facility. Ms. Friedman asked if the applicant owns the entire 13 acres; Attorney Lanza said FOD, LLC owns the property, subject to a life estate for the current resident of 19 Knight Way, Brenda Knight. Ms. Ashman -Collins asked if the house will remain; Attorney Lanza said it will remain for the foreseeable future. Ms. Friedman asked about the timeframe for building the small building/and the timeframe for the larger building. Ms. Miller said she would like to start the smaller building as soon as possible and is unsure what the timeframe is for the larger building. Mr. Feck asked if a traffic study has been done for either design. Attorney Lanza said a traffic study was done for the larger building and was part of the Land Court case. Mr. Feck asked about impacts on the local roadways; Attorney Lanza said the traffic study found there would be no queuing onto Knight Way. Mr. Feck said he would like to see that study. Attorney Lanza said he would provide it to the board. Ms. Ashman -Collins asked about pick up and drop off, Ms. Miller explained her current process is for children to be picked up and dropped off from cars in the queue. She said they had a traffic study done for the current facility, which has more students than are proposed at this location. She said she currently has 68 students with a very small parking lot. Ms. Miller said there are two/driveways at Knight Way, one to the residence and a new driveway to the proposed small building. Ms. Friedman asked if a circular driveway would make pick up and drop off easier; Ms. Miller said she plans to do that on the larger building. She said the maximum number of students at the smaller building would be 30. Attorney Lanza stated it would be possible to modfy the shape of the driveway. Mr. LeCesne asked about events where there would be a lot of people visiting the school. Ms. Miller said she would not do that at this site, but would do things like that at the current site. She said this facility would be in addition to the existing site. Ms. Bren asked what this smaller building would be used for once the bigger facility is created. Ms. Miller said it will be "maker space." Ms. Bren asked if it will be open the public at that point; Ms. Miller said it will not. Planning Board 9 12/9/2020 Ms. Ashman -Collins asked about the department head comments. Mr. Burke said most of his questions have been answered, but said there are some outstanding Engineering questions. Attorney Lanza said they will address the questions in writing. Ms. Ashman -Collins asked about fencing; Ms. Miller said she is not planning to put up fencing. 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. Stephen Murawski, 15 Knight Way, said he is concerned about the plan for the larger facility. He said the easement is a dirt road currently usedpy the Knight family and others. He said there is no light pole on the property. Kristen Murawski, 15 Knight Way, asked for examples of other maker spaces with overhead garage doors. She said she is concerned about the fact that there would be more cars coming through the neighborhood. She said she is confused by the discussion because some of the answers to questions being asked about the smaller space have been that those questions will be answered when the larger school is designed. Ms. Ashman -Collin said the board has to make its decision on the plan in front of it now. Mr. LeCesne said the future building might increase the overall capacity of the project, but the plan before the board tonight may not. Shaun Debold, 201 Balcom Street, said the traffic study analyzed the 50-foot easement backing traffic onto Knight Way and asked if it also considered the impact on Justin Drive/Balcom Street and the impact of drivers seeking to avoid the back up by using Clare Avenue. Attorney Lanza said the traffic study analyzed the impact on public ways and specifically the impact on Knight Way/Justin Drive. He said what is assumed in the traffic study is that the larger facility is built. Mr. Debold sked if there are provisions for a traffic light at the intersection; Attorney Lanza said there are no plans for that. Planning Board 10 12/9/2020 Joe Mullen, 3 Knight Way, said there is a bus stop at Justin Drive/Knight Way and he is concerned about childrens' safety. He said the street is narrow, especially in the winter with snowbanks. He said Knight Way does not have sidewalks on both sides. He said he thinks this will jeopardize the safety of the community and the neighborhood. He said he understands the concept of the school and the desire for a nature -based experience, but said a 17,000 square foot building would negatively impact the natural habitat. Ms. Mullen said the street is 25 feet wide and two cars cannot pass, especially when there are snow banks on either side. She said because the sidewalks are not plowed, people have to walk in the street to get to the bus stop when there is snow and she is concerned about safety. Mr. LeCesne said sidewalks have been a question during many recent development projects. John Maynard, 164 Balcom Street, said he thinks the Planning Board has a duty to consider the entire project, not just the small area where this building is proposed. He said the board should look at the entire project, which will probably require the road and access points to be redone. Mr. LeCesne asked if the small building will increase traffic to the site; Attorney Lanza said it will. He said they will discuss the board's concerns about pickup and drop off. Cynthia Cavanaugh, 113 Balcom Street, said she is concerned about traffic and safety. She said traffic is very heavy and additional traffic will make that Worse. Karen Purtell, 3 North White Pine Lane, said she thinks this will be detrimental to the neighborhood, even with the small building. She said the neighborhood's roads are narrow, and she is concerned about safety of neighborhoo&children at several bus stops. She said she does not think this is the right location for a school. Ms. Miller said she offered the neighbors to schedule pickup and dropoff times around the bus schedules, and received no responfse. She said she has tried to be a good neighbor, and that offer is still there. Kristen Murawski asked about other maker spaces with large garage doors, if there is a traffic study for the small space, what the hours will be for the maker space and whether students will travel from the existing school to the maker space. Bob Cavanaugh, 15 Justin Drive, said Ms. Miller has never reached out to discuss the school. He said he is concerned about the volume of traffic, which the applicant's traffic consultant said would be over 600 trips/day, excluding staff and deliveries. He said that would overwhelm the street. He said Justin Drive is a short street, and with snowbanks, it is only 1.5 cars wide. He said he is concerned about emergency services being able to access neighborhood and said the traffic would have a negative effect on quality of life David Calusdian said he is concerned about the impact of traffic, even from a small number of cars. Planning Board 11 12/9/2020 Jay Brolin, 7 Clare Avenue, asked if this site plan is by right. Ms. Ashman -Collins said it is an allowed use in a residential zone, and Land Court has ruled the easement is acceptable. She said site plan allows the board to get into the questions of how the site can be made to work. Mr. Brolin said this is part of a larger plan of development and should be viewed in its entirety. Jeff Weiner, 1 North White Pine Lane, said he is opposed to building a school at the end of a cul- de-sac, is concerned about the safety of neighborhood children and concerned that bringing a business to the neighborhood will cause safety problems. He said the neighborhood currently sees little traffic, and this would add too much traffic and he has safety concerns. Patrick Mart, 259 Otis Street, said it doesn't seem to be an economically viable plan without the larger building, so only looking at the small building seems odd. He said this is a commercial enterprise designed to generate income, and the only way that will work is with the larger building. Attorney Justin Perrotta said he thinks this should go to the ZBA for the expansion of a non- conforming lot. Attorney Lanza said there is no application before the ZBA and said the Section 6 finding was decided in Land Court. Attorney Perrotta said that decision was fairly limited, and the definition of a lot requires it to have access over a public way. Attorney Lanza said those issues were addressed by Land Court and upheld by the Mass Appeals Court. Rick Rosemark, 9 North White Pine Lane, said he is oppos d to this school and does not feel this is the right location. He said he is concerned about safety issues, the lack of no sidewalks and the existing traffic problems on Knight Way. He said this location is in the Residential 1 zone, and when the Balcom Ridge subdivision was approved, there were covenants addressing things like house size. He said the street is difficult to pass on snowy days/trash days. He said he is bothered the whole plan isn't being considered. Mr. LeCesne said the board is only looking at this site plan; if the larger school comes in in the,future, they will have to return. Stefan Steyn, 2 North White Pine'L,ane, said he agrees with the other concerns, but is especially concerned the board is not looking at the whole plan. He urged the board to look at the bigger picture regarding quality of ]life, safety and children. Motion: To continue the site plan to February 10, 2021 at 7:15 p.m. (McClanahan-Cerretani) Bren — In favor LeCesne — In favor Feck — In favor Penney —In favor McClanahan — In favor Ashman -Collins — In favor McClanahan — In favor Cerretani — In favor Eight (8) in favor. Zero (0) opposed. Zero (0) abstained. PASSES Planning Board 12 12/9/2020 Eight (8) in favor. Zero (0) opposed. Zero (0) abstentions. PASSES Date of Next Planning Board Meeting: January 13, 2020 at 7:00 p.m. } Sign I 'y ture of Cle k ( Date of Approval �.F Planning Board 13 12/9/2020