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Donna A. MizrahiDirect Dial (617) 557-9730dmizrahi@hembar.com

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May 2, 2022

By Hand and Email

Town of WestonZoning Board of Appeals1 1 Town House RoadWeston, MA 02493

Re

Donna A. Mizrahi

DAM/eaEnclosures

cc (by hand; with enclosure): Weston Town Clerk

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Dear Sir or Madam:

ln connection with the above-referenced matter, please find enclosedfour copies of an Application for Appeal Hearing, attached rider, associatedexhibits, and a check in the amount of $200 to cover the filing fee.

lf you have any questions, please do not hesitate to reach out. Thankyou for your assistance.

Sincerely,

21 42775v1

6170 Town ol Weston REMTTTANcE RoVrce}IEMENWAY & BARNES LtP

CKDATE: l4ne2z CHECKNO.: 101042INVOICEDATE

INVOICENUMBER DESCRIPTION MATTER # AMOUNT

04.29-22 Ott - Appeal FF Appeal Flling Fee. Ott 14395.00r

TOTAL:

200.00

$200.00

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PAY Two Hundred and 00/100 Dollars

DATEa4p9/22

NET AMOUNT

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RIDER TO WESTON ZONING BOARD OF APPEALS APPLICA ON F'OR HEARINGPETITIONERS NATHAN OTT AND LINDSEY OTT, 70 LORING ROAD

Comolete descriotion of prooosal. and what relief vou seek from the Zonrns. Board:

Petitioners Nathan and Lindsey Ott (the "Otts" or "Petitioners"), owners of 70 Loring Road,

Weston (the "Property") seek to relocate their driveway from Loring Road to MeadowbrookRoad because the current driveway's location makes it unsafe for their young children to play

outside at the Property. In connection with the driveway relocation, the Otts must undeftake

associated landscaping and tree removal and replacement and construct retaining walls (the latter

requiring a building permit). The Otts' relocation project will provide a net environmental

benefit to offset any temporary site disturbance and also make both Loring Road and

Meadowbrook Road safer for vehicles, bicyclists, and pedestrians (as well as safer for the Otts'children).

Petitioners request that the Weston ZoningBoard of Appeals (ooZBAo'):

- Reverse the Planning Board's denial of the Otts' request to amend a2013 Certificate ofAction Site Plan Approval to allow the Otts to relocate their driveway from Loring Road

to Meadowbrook Road, where there is no record public objection to the relocation,substantial record support for the relocation, and the relocation conforms with the

Standards and Criteria set forth in Section XI of the Zoning Bylaw; and

- Reverse the Building Inspector's denial of the Applicants' building permit application toconstruct retaining walls necessary for the driveway relocation, where the BuildingInspector's denial was based solely on the Planning Board's denial.

In support of this requested relief, Petitioners state as follows:1. The Otts submitted over 20 letters of support for their proposal to the Planning Board,

including the following: (a) a letter from James F. Genity, III, Trustee and Chair of the Weston

Roads Trust (the "Trust"), which owns 18 roads in Weston, including Meadowbrook Road,

where Plaintiffs wish to relocate their driveway (attached hereto as Exhibit 1a); (b) letters fromall of the direct abutters (1 Meadowbrook Road, 19 Meadowbrook Road, and74 Loring Road);(c) letters from some of the abutters to the abutters; and (d) letters from other Town residents,

many of whom are Trust members. These letters are attached hereto as Exhibit 3. All of these

letters were submitted to the Planning Board in favor of the Otts' proposal; there was no public

dissent on the record.2. These letters of support are particularly notable because when the current home on the

Property was built in20l3, the developer intended to site the driveway on Meadowbrook Road

but quickly instead proposed to site it on Loring Road in part because the roadway ownership

Trust and the abutters objected to his proposal. The Planning Board approved the developer's

application for site plan approval with the driveway located on Loring Road. The Planning

Board's 2013 Certificate of Action ("COA") Site Plan Approval is attached hereto as Exhibit 4.

3. In2015, when the developer sought to amend the COA to change the location of the

driveway from Loring Road to Meadowbrook Road, as initially contemplated, the Trust again

objected to the driveway being located on Meadowbrook Road, as did some of the abutters to the

Property. The Planning Board considered the views of the Trust and the abutters and denied the

developer's request. The Planning Board's 2015 Denial is attached hereto as Exhibit 5.

1

2142763

4. The Otts purchased the Property in20l6 before they had children. After their childrenwere born in20I6 and2019, it became clear that the current set up of the Property, with the

driveway sited on Loring Road, is unsafe, as observed by the Otts and documented in a trafficstudy. Because of the driveway's location, the children cannot play outside in a safe manner:

the curuent driveway runs through the only usable grass play area of the lot and also involves ablind turn from Loring Road into the driveway. In addition, the children cannot play on the

driveway directly in front of the garage and front door, which is the only hard surface area

(where the children can ride a bike for example), as this area also involves a blind turn for those

driving in to the front of the house. After spending years working with their neighbors to gain

the neighbors' approval, and securing the agreement of the Weston Land Trust, the Otts'representatives submitted a request to the Planning Board on December 13, 2021, seeking to

amend the COA for Site Plan Approval to allow them to relocate their driveway from LoringRoad to Meadowbrook Road. The plans and other materials submitted to the Planning Board are

attached hereto as Exhibit 6.

5. The Planning Board's review consisted of two site visits held in January 2022, and fourhearings held on January 19,2022 (the "January Hearing"); February 2,2022 (the "February.

Hearing"); March 16,2022 (the "March Hearing"); and April 6, 2022 (the "April Hearing").r Atthe January Hearing, the Planning Board opened the public hearing and continued the matter to

allow the Board to conduct the second site visit. The substance of the Otts' proposal was

discussed at the February and March Hearings, and the Board voted to deny the Otts' relocation

request at the March Hearing. The Board's decision was voted on at the April hearing.

6. During the Planning Board's review, Alicia Primer, Chair of the Planning Board("Primer"), refused to allow the Otts and their representatives to present their project adequately.

At the site visits, Primer refused (a) to accept information on where trees and plantings would be

replanted (as shown on the submitted, written plans); (b) to allow the professionals representing

the Otts to present in an organized fashion what was on the plans; or (c) to consider the traffrcsafety study prepared by Transportation Data Corporation (the "Traffic Safety Study") about

why it was safer for the driveway to be relocated. A copy of the Traffic Safety Study is attached

hereto as Exhibit 7.

7. A second site visit was required because the Planning Board members took issue withhow the Property had been marked at the first site visit even though it complied with the Town's

rules (e.g. mark the middle of a driveway and show the two edges on the written plans, mark

areas of disturbance and limits of work).8. During the February and March Hearings, Primer repeatedly interrupted and cut off the

Otts' representatives, including permitting counsel, Attorney Jamy Madeja of Buchanan &Associates ("Attorney Madeja") and Landscape Architect Joseph Skorupa of Gregory Lombardi

Design, Inc. On several occasions during the February and March Hearings, Primer would not

I The hearings are available to review online, and the Petitioners encourage the ZBA to do so (in particular the

substantive discussions at the February and March Hearings). See

https://weston.vod.castus.tvlvod/?video:O7c66f8b0c6l4d618eef89b6cc8a3fcf&nav:programs%2FPlanning%20BoardYo20-o/o20Westono/o20MA (January Hearing; the Otts' project is discussed at 52:00-52:55);

https://weston.vod.castus.tvlvod/?video:l6c6ctd2-e09e-494b-bc14-59d2febce77e (Feb. Hearing;the Otts'project is

discussed at2:ll-2:54);https://cloud.castus.tvlvod/weston/video/6235134224c82f0008e22509?page:HOME(March Hearing; the Otts' project is discussed at2:03-2:09 and again at2:23-2:56);https://cloud.castus.tvlvod/westodvideo/6258ad92e88a370008afa6a5?paee:HOME (April Hearing; the Otts'

project is discussed at3'32). Minutes for the January, February, and March Hearings are attached hereto as Exhibit

l6 (the April minutes are not yet available); agendas for all four hearings are attached hereto as Exhibit 17.

22142763

allow the Otts' representatives to speak, and when they finally were allowed to do so, they wereonly allowed to speak very briefly. The Otts were therefore denied an opportunity to be heard, inviolation of their due process rights.

9. The Planning Board took no public comment on the record even though members of thepublic attended the hearing to speak in favor of the project. Instead, the Planning Board parsedthe meaning of the Trust's letter in favor of the project (see Ex. 14), noting it was a "letter of noobjection," not a letter of support, and wanted to reach out to Mr. Gerrity, Trustee of the Trust, toinquire further. The Planning Board also ascribed significance to the fact that the neighbordirectly across from the proposed driveway had remained silent on the record about the proposal,despite being sent many plan sets and notices, improperly taking the absence of that neighbor'srecord support as an objection to the project. E.g., id. at2:51-2:52 (Oppenheimer noted he

maybe would have felt better to vote for the project if the neighbor across the street had spokenup as she did when the driveway relocation was previously proposed). But this neighbor wasnotified of the project and chose not to comment on the project; if she had had an objection, she

knew how to make that objection known, as evidenced by the 2015 proceedings before theBoard, where she did object. The Board's treatment of the neighbor's silence as an objectionwas inappropriate.

10. Primer referred to a "public comment" she received at the grocery store, in violation ofthe Commonwealth's open meeting laws. March Hearing at2:4l (Primer stated, "The publiccomment received was someone coming up to me in the grocery store. If you'd like to comewith me to the grocery store, when someone speaks to me, should I run away and say no?").Primer never disclosed who approached her at the grocery store, when this occurred, or thenature of the discussion, even after Attorney Madeja pointed out that public comments are to betaken on the record so the applicants know what has been said and have an opportunity to reply.

1 1. Primer also consulted with former Planning Board Chair Al Aydelott regarding thePlanning Board's earlier proceedings regarding the location of the driveway, which also violatedthe Commonwealth's open meeting laws.

12. According to the Weston Zoning Bylaw (the "Bylaw"), the Planning Board is tasked withreviewing and evaluating an application for site plan review to determine if it is consistent withthe listed Standards and Criteria. Bylaw, attached hereto as Exhibit 8, at Section XI, SubsectionF.2 There is no separate standard in the Bylaw regarding how to evaluate an amendment of a siteplan approval where a prior application to amend was filed and denied by the Board. See id.

13. After only briefly considering this standard at the February Hearing, the Planning Boardignored the governing Bylaw and created its own standard of review - requiring a change ofcircumstances from the prior 201312015 proceedings involving the developer. At the MarchHearing, however, the Planning Board abandoned this "changed circumstances" standard (whichis nowhere in the Bylaw) and instead created yet another new standard, this time asking what has

changed since February; the Otts' representatives were not allowed to speak to the changedcircumstances from the201312015 proceedings but could only address changed circumstancesbetween February and March 2022. The Planning Board's constantly shifting standard of reviewviolated the Otts' due process rights.

14. Assuming that the "changed circumstances" standard was the relevant standard, thePlanning Board ignored the drastic differences between the201312015 proposals on the one hand

and the Otts' 2021proposal on the other hand. The current proposal had the support of the Trust,

2 Attached is an excerpted portion of the Bylaw, including Section IX and Section XI, as those are the sections thatPetitioners have cited in connection with their appeal.

aJ

2142763

as well as abutters, unlike the earlier proposals. In addition, the current proposal involveddramatically different improvements to (a) site grading and storm water management systems,(b) landscaping both on the Property and on Trust-owned Meadowbrook Road, and (c) trafficsafety. The prior proposals had none of these. The supplemental filings submitted to thePlanning Board regarding the changed circumstances are attached hereto as Exhibit 15.

15. The Planning Board struggled with whether it should grant or deny the Otts' request.

Ultimately, the Planning Board voted at the March Hearing to deny the Offs' request, citingconcerns regarding site disturbance and a lack of changed circumstances from the 2015 Denial(even though the Otts' representatives were precluded from speaking to that standard at the

March Hearing and in direct contradiction to the overwhelming written evidence in the record).16. The Planning Board's Decision, dated April 6, 2022 and filed with the Town Clerk on

April12,2022 (attached hereto as Exhibit 1) is both procedurally and substantively defective; forexample, it relies on the "changed circumstances" standard which is nowhere included in the

Bylaw and which was cast aside by the Board at its March Hearing.17. OnApril 19, 2022, the Otts submitted an application for a building permit to construct

retaining walls in connection with the driveway relocation project. The Otts' application for abuilding permit is attached hereto as Exhibit 9. On April26,2022, Building Inspector Fielddenied the building permit application because the proposed work "requires an amendment to theCertificate of Action issued by the Town of Weston Planning Board" and the Otts need thatapproval from the Planning Board before they can alter the site. The Building Permit Denial isattached hereto as Exhibit 2. No other reason was provided by Building Inspector Field for thedenial. Id.

18. The Planning Board's review of the Otts' application was marked by rudeness and

disrespect, unprofessionalism, and animus toward the Otts and their representatives. Thisinappropriate behavior began at the Planning Board's first site visit and continued throughout the

entire review process. As just one example, Primer was so rude and dismissive at the first site

visit that she caused Ms. Ott to cry. Adding insult to injury, Primer thereafter texted withanother member of the Planning Board, Steve Oppenheimer, and mocked Ms. Ott for crying. Acopy of this text exchanged, provided by Mr. Oppenheimer in response to a public records

request, is attached hereto as Exhibit 10.

Additional documentation submitted:- Certified Plot Plan, attached as Exhibit 11

- Assessor Property Card, attached as Exhibit 12

- Stamped and Signed Professional Drawings submitted re: RGFA, attached as Exhibit 13

Date: l|/Iay 2,,2022

42t42763

1

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TOWN OF WESTONt?le,lx,

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PLANNING BOARDP.O, BOX 378

WESTON, MA02493

TEL: 78 l-786-5065FAX: 781-786-5069

COA Scenic Road Site Plan ApprovalAmendment

DATE:

TO:CC:

FROM:

RE:

4/6t2022

John Field, Building InspectorJamy Buchanan Madejao

Imaikalani Aiu, Town Planner

David nnd Lindsay Ott

70 Lorlng Road, Drlveway Relocation

On 1,2113/202I, tho Planning Board recsived an application to rnodifli the COA for Scenic RoadSite Plan Approval at 70 Loring Street dated August 1,2013, The applicants requestccl to amendfhe existing COA to construct a new driveway onto Meadowbrook Road.

An U512022 the Plaming Board rnade a visit to the site. At the site visit the Board requestedstandard Site Visit infonnation be provided for a subsequent Site Visit, including tagging lrees tobe rernoved, staking the edges of the drivewag and details on how the curb cut would impaot theexisting berm. The Board also aslced the applicants to consider how the proposed limit of workwould affbct trees adjacent to the limit ofwork.

On l/25/22 the Board made a second visit to the site.

At the 2/212022 Public Meeting, the applicant's representative presonted their proposal,including the following documents;

. Roads Trust Approval from James Gerrity dated 8/1ll2l

. Reports and Written Materials by Gregory Lombardi Desigri. Proposed Drive Location Benefits dated 10/16/18. Project Description by Cregory Lombardi Design dated 1/25122. Environmental Conditions and Improvement Statement dated3ll0/22,5 pages.

. Repofts and Written Materials by Buchanan Associates. Site Plan Amendment Application - Changed Circumstances by dated 3ll0l22. Supplernental Materials for 70 Loring Rd, Site Plan Amendment Application

dated3lll/22. Site Grading Plan,2 Sheets, by The Jillson Company dated2/2/22. Landscape Plans by Gregory Lombardi Design dated2l2/22

. L.100 - Landscape Plan

' Ll.01 - Site Plan. Lt.02 - Tree Rernoval Plan

. L1.03 - Landscape Plan

. L1.04 - Site Sections

. L1.05-SitePhotos

The Board discussed the implications of reversing a previous Board Decision and what newinformation had been provided to warrant such an action. The application from 2013 originallyproposed the driveway to Meadowbrook Road through roughly the same area as the currentproposal; the current driveway to Loring was showed as an "alternate driveway location." TheCOA from the 2013 notes that the driveway to Meadowbrook was an issue for that Boardbecause of the significant site disturbance. A total of thirty-seven trees were proposed forremoval from the site for construction of the house, new septic system, infiltration and yard area.Ultimately, the applicant chose the current driveway location, which left the area alongMeadowbrook as the only undisturbed portion of the property, as it remains today.

The Board remained concerned thatthe additional site disturbance, including removalof maturetrees and additional grading were impacts that were not warranted. The substantial plannedremediation was necessary only because of the newly proposed additional site disturbance. Theproperty already has a driveway, which was in place prior to the applicant's purchase of thehome and has been functional both for this house and its predecessor.

The Planning Board voted 4 - 0, with one absent, to deny the request to amend the COA. TheBoard did not find there to be substantive reasoning relating to the property conditions, changesin use, or changes in current conditions within the town to justify the additional site disturbance,or to ignore an element that was critical to the prior Plarrning Board in its Decision. As such, theapplication for the change in driveway location is denied.

All otherconditions of the August 1,2013 Certificate of Action Scenic Road Site Plan Approval,shall remain in full force and effect.

70 Loring RoadDriveway Relocation 2

Site Plan Approvol Amendment4/6/22

2

TowN oF wESToN ";.''

OP

Ii$coRPonATED

.!iINSPECTIONAL SERVICES

JOFTN F, FIELD, P.E.

BUILDINO INSPECTORP.O, BOX 378wBsToN, MA 02493

First Class Mail, Email and Return Receipt

April26,2022

Mr. Nathan and Mrs. Lyndsey Ott70 Loring RoadWeston Ma 02493

Denial of building permit application dated April 26,202270 Loring Rd

Dear Mr. and Mrs. Ott

I am in receipt of a building permit application to construct retaining watld at 70 Loring Roacl, Map 41, Parcel

20-1,

', it.

, TEL: 781-786-5045FAX: 781-786-5069

Re:

Unfortunately, I am unable to issue this building permit as you have appli{d foramendment to the Certificate of Action issued by the Town of Weston Plalrning

I

it. This work requires an

Board.

Please seoure that approval from the Planning Board prior to application fbr alterations to the site'

I

Please let rne know if you have any questions regarding the administrative;process,i

Please refer to The Zoning Act, MGL 40A, 780 CMR The Massachusetts State Building Code, 9th Edition and

the Town of Weston ZoningBylaw for appeals of this decision.

Respectfirlly,

rbltuft1aJohn F. Field, P,E,

Lrurd Use C oordinato r / Zoning Enforcement Offi cer/Build ing Inspector

CC TM, ZBA, CC, TP

A

WBoard of Building Regulations and StandardsMassachirsetts State Building Code, 780 CMR

Bdilding Permit lApplioation To Construot, Repair, f.enovate Dernolish a

. One'or Two-Family Dwelllng

The Cornmonwealth of Massochusefts

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1,1 Property Address: 70 Loring Rd,..Woston MA 1.2 Assessors Map4t

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I

Parcel Numbers20-1

Map Nunrbei- I

Parcol Number

I09 LF

l.-rontage (ft)Lot Area (sq ft)

tons:1.4 Proporty58806

Information:Residential

Zoning Dlstrict Proposed Use

2013

Year Built

1.3 ZoningRBS A

Email AddlessNo. and Street Tolephone

ztPWsston MA 02493

(2re) 306-9s70

2.1 OwnerofRecord:Nathan nnd Lyndsey OttNamo (Print)

70 Loring Rd. i Nuttl*l r.ott@,email.corn

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From: Boer, Charles <Charles.Boer@ropeDate: Tue, Feb l, 2022 at9:29 AMSubject: 70 Loring Road SupportTo : aiu. i@westonma.gov <aiu. i@westonma.gov>Cc : nathan.r.ott@gmail.com <nathan.r.ott@gmail.com>

Iamikalani

Hope you are well (and uncovered from the snow storm). Just wanted to send a quick note ofsupport for the Ott Family and their application in front of the Planning Board for 70 LoringRoad. I support the approval of their application. The Otts are a wonderful family and realasset to the community.

Best,

Charles Boer

21 Lantern Lane

Weston, 114.1^02493

Charles F. BoerROPES & GRAY LLPT +t 6t7 951 7395 | M +t 414 405 2t2BPrudential Tower, 800 Boylston StreetBoston, MA 02199-3600charles. boer@roDesorav.comwww. roDeso rav.com

This message (including attachments) is privileged and confidential. lf you are not the intended recipient,

please delete it without further distribution and reply to the sender that you have received the message inerror

Eric Ahlgren

210 Meadowbrook Rd

Weston, MA 02493

March L5,2O2L

To Whom lt May Concern

As neighbors, members of the community as well as constituents of the Weston Roads Trust - please

treat this letter as indicative of our support for Lindsey and Nathan Ott's request to remove the existingdriveway from 70 Loring Road and install a newly proposed driveway on Meadowbrook Road. We have

reviewed the proposed plans by their landscape architect, Gregory Lombardi Design lnc., which depictthe existing and proposed conditions, including grading, drive alignment and proposed planting, Wefound the proposed landscape design to be considerate and sensitive both to the town of Weston andthe Weston Roads Trust. Thank you for your consideration of our input in this process.

Sincerely,

Eric Ahlgren

From: Rebecca Costa <rebeccacostal@comcast.net>

Date: June 9, 2020 at 9:34:13 AM EDT

To: Lindsey Kranz <lindseykranz@gmail.com>

Subject: Re: Driveway- finally!

To Whom It Moy Concern

Pleose treat this letter os indicotive of our support for Lindsey ond Nathan Ott'srequest to remove the existing driveway from 70 Loring Rood ond instoll o newlyproposed drivewoy on Meadowbrook Rood. We hove reviewed the proposed plans bytheir londscape architect, Gregory Lombardi Design tnc., which depict the existing ondproposed conditions, including groding, drive olignment and proposed planting. We

found the proposed landscope design to be considerate and sensitive both to the townof Weston ond the Weston Roods Trust. Thonk you for your considerotion of our input inthis process.

Rebecca Costa

73 Loring Rd

Weston, Ma 02493

From: Christopher Ritchie <ritchie.christopher@gmail.com>Date: January 31,2022 at8:46:40 PM ESTTo: aiu.i@westonma.govCc: Nathan Ott <nathan.r.ott@gmail.com>, Rachel Kase(rachelkase@gmail.com>

Subject: 70 Loring Road Support

Imaikalani

We support approval of the application in front of the Planning Board for 70Loring Road.

Thanks,Chris Ritchie and Rachel Kas

Christopher T. RitchieCell: 617.921.8689E-mail: ritchie.christopher@gmail.com

From: Deborah Knight <dpclk@comcast.net>

Date: November 30, 2019 at 10:30:54 AM EST

To: Lindsey Kranz Ott <lindseykranz@gmail.com>

Subject: Proposed relocation of the driveway at 70 Loring Road

To The Town of Weston Planning Board

Members of the Planning Board,

We are adjacent to the Otts at 74 Loring Road. We have reviewed the proposed

plans, drawn by Gregory Lombardi Design depicting a relocation of the driveway toMeadowbrook Road. The design makes sense from a aesthetic point of view as well as

a practicalconsideration including safety and traffic. We supportthe Ott's request. Theproposed design is sensitive to our concerns, in maintaining a rural appearance on a

Scenic Road with screening and attractive landscaping.

Deborah and Peter Knight, T4Loring Road, Weston, MA

X'rom : HOLLY RITCHIE <hollyritchieS 1 3 @icloud.com>Date: January 31,2022 at I l:40:04 AM ESTTo: aiu.i@westonma.govCc: nathan.r.off@gmail.comSubject: 70 Loring Road Support

We support approval of the application in front of the Planning Board for 70Loring Road.

Best,Holly and Stephen Ritchie813 Boston Post RoadWeston

Sent from my iPhone

From:ToiCc:Subject:Dater

Andrew Bail

Aiu. ImaikalaniNathan.r.ott@gmail.com70 Loring Road

Sunday, January 30,2022 7:48:43 PM

Weston Planning Board,

We support the approval of the application in front of the planning board regarding 70 Loring Road. The Ott's havebeen very collaborative, respectful and thoughtful regarding their plan.

My family lives off of Cedar/Summer. We frequently walk on Meadowbrook and believe that the application from70 Loring Road would both make the street prettier and match the overall persona of the neighborhood. Thank you!

Best,Andrew

Andrew G. Bail144 Summer StreetWeston, MA

617-833-0620

To:Cc:

Flomi

Subject:

Erik Brooks

Aiu. Imaikalaninathan. r.ott(Ogmail.com70 Loring Road SupportSunday, January 30,2022 1:24:30 PMDate:

Imai,

I hope you've been well. We support approval of the application in front of the PlanningBoard for 70 Loring Road.

Best,Erik Brooks

Erik Brooks9 Atlas Lane,Westono M402493

Erik Brooks I Founder & Co-CEOerik@ethoscapital.com

Ashley Silva I Executive Assistantash ley@ethoscan ital.com(929) 300-3r3r

www.ethoscapital.com

This message (and any attachments) from the sender may contain information that isprivileged, confidential and/or proprietary. It is intended solely for use by the recipient andother authofizedpafties. If you are not the recipient or an authoizedpafi, you are herebynotified that any disclosure to others of, or taking action on, the contents herein is strictlyprohibited and may be unlawful. Ifyou have received this communication in error, pleasedelete and notifu the sender immediately.

To:Cc:

From!

Subject:

Katv Hardino

Aiu. ImaikalaniLindsev Kranz

70 Loring Road

Sunday, January 30,20222:29:32 PMDatel

To Whom It May Concern,

I wholeheartedly support the approval of the work at 70 Loring Road, Weston.

Warm Regards,

Katy Harding3 Davenport RoadWeston, MA02493(617) 331-s078

Message by Katy. Typos by my iPhone.

From:To:Cc:Subject:Datei

Annie Cavan

Aiu. ImaikalaniLindsev Ott70 Loring Road

Sunday. January 30,2022 2:35:10 PM

To the Weston Town Planner,

I support approval ofthe application for 70 Loring Road.

Anne Cavan

Sent from my iPhone

From!TolGc:

Subject:

Reid Huber

Aiu. Imaikalaninathan.r.ott(Oomail.com70 Loring Road SupportMonday, January 31, 2022 8:03:32 AMDate:

Dear Imaikalani,

We support approval of the application in front ofthe Planning Board for 70 Loring Road.

Best,Reid Huber and Donielle Larson12 Davenport Rd, Weston, MA 02493

From:To:Subject:Date:

Clark. Brian

Nathan OftWeston Letter of Support for Lindsey and Nathan OttMonday, June22,2020 10:50:20 PM

To Whom lt May Concern: Please treat this letter as indicative of our support for Lindsey and

Nathan Ott's request to remove the existing driveway from 70 Loring Road and install a newlyproposed driveway on Meadowbrook Road. We have reviewed the proposed plans by theirlandscape architect, Gregory Lombardi Design lnc., which depict the existing and proposed

conditions, including grading, drive alignment and proposed planting. We found the proposed

landscape design to be considerate and sensitive both to the town of Weston and the Weston Roads

Trust. Thank you for your consideration of our input in this process.

Best Regards,

Brian and Nicole Clark

100 Meadowbrook Road

617-519-6227

This message, including any attachments, may contain information that is confidential or privileged, and is intendedonly for the addressee(s). Ifyou are not the intended recipient, you are hereby notiflred that any use, dissemination,distribution, printing, copying, or disclosure of this information is strictly prohibited. If you received this message inerror, please delete it from your system and notiS the sender immediately by return email or by calling 617-345-7200. Thank you.

March L4,2027

fohn &faime Ivey71 Meadowbrook RoadWeston, MA02493

Weston Roads Trust

RE: Lindsey & Nathan Ott Driveway Relocation to Meadowbrook Road

To Whom It May Concern:

As neighbors, members of the community as well as constituents of the Weston Roads Trust -

please treat this letter as indicative of our support for Lindsey and Nathan Ott's request to removethe existing driveway from 70 Loring Road and install a newly proposed driveway onMeadowbrook Road.

We have reviewed the proposed plans by their landscape architect, Gregory Lombardi Design Inc.,which depict the existing and proposed conditions, including grading drive alignment andproposed planting. We found the proposed landscape design to be considerate and sensitive both tothe town of Weston and the Weston Roads Trust.

Thank you for your consideration of our input in this process.

Sincerely,

.1"r''2r-fohn lvey on behalf of the Ivey Family(339) 440-0138

To:Cc:

Frcm:

Subject:

Peter A. Daunis

Aiu. ImaikalaniNate Ott70 Loring Road SupportSunday, January 30,2022 11:02:15 AMDatei

We support the approval of the application in front of the Weston Planning Board for 70 Loring

Road.

Peter & Katie Daunis

6 Davenport Rd

Weston MA 02493

Peter Daunis

Vice President & Corporate Fine Wine DirectorMS Walker

975 University Ave

Norwood, MA 02062(617)776-6700pdaunis@ mswalker.com

CONFIDENTIALITY NOTICE: This email message and any attachments are forthe sole useof the intended recipient(s) and may contain proprietary, confidential, trade secret orprivileged information. Any unauthorized reviewo use, disclosure or distribution is prohibitedand may be a violation of law. If you are not the intended recipient or a person responsible fordelivering this message to an intended recipient, please contact the sender by reply email anddestroy all copies of the original message.

TolCcr

Frcm:

Subject:

Peggy Koenio

Aiu. Imaikalaninathan.r.oft @gmail.com

70 Loring Road Support

Sunday, January 30,2022 12:05:03 PMDate:

To Whom it MayConcem,

As a27 year resident of Weston, I support approval of the application in front of the Planning Board for 70 LoringRoad. Nate and Lindsey Ott are outstanding citizens and only have the very best ofintentions.

Many thanks,

Peggy Koenig209 Ridgeway RoadWeston, MA 02493

Sent from my iPhone

This message is the property of ABRY Partners and the information contained herein is privileged and confidentialand protected from disclosure. Ifthe reader ofthis message is not the intended recipient, or an employee or agentresponsible for delivering this message to the intended recipient, you are hereby notified that any dissemination,distribution or copying of this communication is strictly prohibited. If you have received this communication inerror, please notiry the sender immediately by replying to this message and delete all copies from your computer.

From:To:Cc:Subject:Date:

Colleen Burke Nicewicz

Aiu. ImaikalaniLindsey Ott70 Loring Road

Monday, January 31, 2022 8:24:09 AM

Imai,

By way of introduction, my name is Colleen Nicewicz and I live in Weston with my husbandand three young children. We moved to town just over 3 years ago and could not be happierwith our decision to make Weston our family's home.

I wanted to reach out to you to express my strong support of the Ott family's application forthe 70 Loring Road project. The Otts are a large partof the reason why we have fatten in lovewith the Weston Community. We have had the benefit of spending a lot of time with them attheir home and know how important this project is to them for the safety of their children (andmine too, as we spend so much time together). From our perspective, they have approachedthe project with a balanced perspective - one that optimizes the safety needs for their childrenwith the best needs for the town as well.

I appreciate the time you and the rest of the planning board have spent on this matter and amhappy to provide any additional information if helpful.

Kind regards,

Colleen Nicewicz158 Beaver RoadWeston MA02493

Colleen Burke Nicewicz(413)-28r -303scol leennicewicz@gmai Lcom

From: Amy Riedel <amy.riedel31@gmail.com>

Date: October 22,2020 at1,I:01,:24 AM EDT

To: Lindsey Kranz <lindseykranz@gmail.com>

Subject: Fwd: Driveway progress

Hi Lindsey,

It was so nice chatting with you and Nate last week. We've been away fora bit but I wanted to reaffirm for you our neutrality on the drivewayproject as you had asked, We will be happy to write a letter saying so

should that be necessary.

We do appreciate the discussion we had regarding your willingness toaddress the removal of dead and unhealthy trees in the area of theproposed project, as well as the large tree limbs that overhang our rear

driveway area which threaten to impact our house. We also appreciateyour assurances that low level screening will be placed along our mutualproperty line so that the proposed driveway will not be visible from ourhome or garden. Thank you for agreeing to address these items.

Let us know if you have any questions going forward

Kind regards,

Amy

To whom it maY concern,

We have reviewed the revised driveway location with the Otts

(70 Loring Road) and continue to be supportive of the project

W. initiutty, like others, were opposed due to a variety ofconcerns; including, but not limited to: general safeff and

overall impact to the look and feeL of the street, as well as our

properfy. However, we are not strangers to wanting to make

lh*grill*provements to our properfy to better suit our lifestyle

and futly understand the impact that opposition or support ofneighbors can have. Therefore, we wanted to find a way to work

with the Otts. We found the Otts were easy to talk to and desire

an outcome that beneflts all as rmrch as possible. After sevetal

conversations and with our intent to be neighborly and

reasonable, we feel we can support this project as long as itmeets the below conditions.

. Both parties acknowledge that there is a portion of property

being maintained by the Roitfarbs but owned by the Otts.

The Otts grant an indefinite lease to the owner of 19

Meadowbrook to use and maintain that land since itpresents as part of 19 Meadowbrook.

. The natural look and feel along the entire portion of the

driveway between 70 Loring and 19 Meadowbrook stays intact (existing screening, trying to preserve as many tress as

possible, especially tall ones that cannot be replaced) and

additional evergreen screening to be added (specifics

determined and agreed to by both parties at a later date) toensure the woodland look, feel and to protect the privacybetween properties and glaring light of cars.

We look forward to play dates with our families and wish to beneighborly and reasonable, and it appears the Ott's are acting inthe same good faith.Sincerely,Todd Roitfarb and Brittany Chick

.eJ

From: Nicole Warren <nblaisl 9@gmail.com>Date: January 31,2022 at2:20:54 PM ESTTo: aiu.i@westonma.govSubject: 70 Loring Road Support

I support the approval of the application in front of the Planning Board for70 Loring Road

Nicholas and Nicole Warren14 Aberdeen Road Weston, MA 02493

4

Bk:62465 Pg=277

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TOWN OF WESTONP.O. BOX 378WESTON, MA 02493

PLANNING BOARDJoseph Laydon, Town Planner

TEL: 781-786-5065FAX: 78 I -785-5069

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Bk:82465 Pg 217 Doc: DECIS

Pagc: 1 ol 10 08/1€/2013 10:39 AM

August 1,2013

Re: Certificate of Action, siterPlan-Approval, No. 70 Loring Road, Weston, Massachusetts;Applicant: Joseph DiSipio; Owner: DiSipio-Development Group. Size of house (ResidentialGross Floor Area): 8,517 * square feet; Lot Size: 58,810t square feet.

I. DECISION: On August l, 2013 the Planning Board voted 3:0, to approve the Site PlanApplication for No. 70 Loring Road. Assessor Map # 41, Parcel # Z0-1. Deed reference:Middlesex South District Registry of Deeds: Book 60671, Page 180.

II. BACKGROUND AND AUTHOzuTY: An Application for Site Plan Approval was filedon April 30, 2013. The parcel is located in a Residence "B" Zoning District. The Application isbeing reviewed pursuant to Section V.B,2.b and c and Section XI of the ZoningBy-law.

ilI. DISCUSSION: The Applicant proposes the demolition of the existing residentialstructure, with an RGFA of 3,594 square feet, and the construction of a new single familyresidential structure, with an RGFA of 8,517 square feet.

No. 70 Loring Road is located in the Single Family Residence B Zoning Disffict, which requiresa minimum lot size of 40,000 square feet. The property contains a total of 58,810+ square feet.

The current minimum street frontage requirement in the Residence B Zoning District is 200 feet.Since the lot was created prior to 1997, the required frontage to be deemed conforming is 150feet. No. 70 Loring Road has 150.45+ feet of frontage. Loring Road is a public road.

The Dishict requires 50 feet from the street right-of-way and 75 feet from the centerline of thestreet right-of-way. The setback requirement for side and rear yard is 35 feet.

The existing structure is 125.4 feet from the street right-of-way. The proposed structure is 115.2feet from the street right-of-way.The existing dwelling is sited 30.1 feet from the northem sidelot line, 66.5 feet from the southern side lot line, and in excess of 170 feet from the western rearlot line. The proposed dwelling is sited 39.2 feet from the northem side lot line, 3?.7 feet fromthe southern side lot line, and in excess of 142 feet from the western rear lot line.

i ),/ 7"?

Page I ofl0

-Bk:62465 Pg:278

The average natural grade for determining the height of the struchrre is l3l.8l feet (NAVD 88).The maximum allowable building height is 37 feet above average natural grade. The proposedridge height is 166.27 feet (NAVD 88) resulting in a maximum ridge height of 34.46 feet aboveaverage natural grade.

The properly slopes from the western portion of the property adjacent to Meadowbrook Road,where the elevation is 144 feet, towards Loring Road, where the elevation 124 feet. The sitecontains a large number of trees with a mixture of deciduous and evergreen trees. The existinghouse is located adjacent to an outcropping of ledge and boulders, which marks a physical breakin the property between the lower Loring Road portion and the higher Meadowbrook Roadportion of the property.

On April 30, 2013, an application was filed with the Planning Board for Site Plan Approvalunder Section V.B.2.b and c and Section XI of the Weston Zoning Bylaw. All abutters within300 feet of the property were notified of the application and advised of a Planning Board SiteWalk held at 8:00 AM, on June I l, 2013, and of the public hearing held on June 18, 2013.

The above referenced site walk and public hearing were advertised in the l(eston Town Crier

On June I l, 2013 a site walk was conducted at the property. Notices of the site walk weremailed to abutters. The Applicant, his architect and engineer, the Town Planner, Planning Boardmembers, and the Planning Board's engineering and landscape consultants were present.Abutters to the proposed project were also present. The Board commented that a significantnumber of trees were to be removed from the properfy. The Applicant stated that the LoringRoad portion of the property contains a large number of trees that are in poor health. Boardmembers expressed concern over the disturbance associated with the construction of a drivewayto access Meadowbrook Road. Following a walk along the proposed driveway alignment, Boardmembers commented that the disturbance to the Meadowbrook portion of the property wassignificant and recommended reconfiguring the driveway to utilize the existing curb cuts onLoring Rd. Members also expressed concern that the proposed screening of the Meadowbrookdriveway was not adequate and would be difficult to screen effectively.

On June 18, 2013 Mr. Aydelott opened the public hearing.

Joey Fonseca, Metrowest Engineering, introduced Joseph DiSipio, the prooerty owner, HenryArnaudo of HPA Design, and Kirsti Moestue, the landscape architect. He reviewed the homessurrounding the subject property. He said it is a 3.14 acre site, which is predominantly wooded.The house is located nearly in the center of the site. He reviewed the topography of the site andnoted it generally slopes down to Loring Road. He stated that the existing property does notcontrol stormwater runoff.

Mr. Fonseca first reviewed the initial site plan proposal accessing Meadowbrook Road. Hereviewed concerns raised at the site walk. He said that the development team prepared a revisedsite plan. He said that the revised plan keeps the existing northern curb cut on Loring Rd. andcloses off the southern curb cut. He said that the proposed Meadowbrook Road driveway wasabandoned.

Page 2 of l0

Bk:62465 Pg:279

Mr. Fonseca reviewed the stormwater system and noted the Limit of Work had been revised totighten up the area to be disturbed. He reviewed the areas to be captured by the system.

Mr. Arnaudo reviewed the elevations of the house. He said that the design remained the same as

the initial submission. The RGFA is proposed at 8,517 t square feet.

The Board reviewed the proposed lights for the structure. Mr. DiSipio reviewed the fixtures andnoted that they meet the intent of the Board's dark sky policy. The Board expressed concern thatthe bulbs are what meet the requirement and not the fixtures. The Board stated it was concernedthat the bulbs could be replaced with traditional bulbs and therefore not comply with the Board'spolicy. The Board asked Mr. DiSipio to look at using fixtures that are certifred as Dark SkyComplaint.

The Board reviewed the proposed generator. Joseph Laydon, Town Planner, said that theproposed generator did not meet the Board's noise guideline and felt the size of the generatorwas more than what was required for the house. David Conway, the Board's engineeringconsultant, said that the size of the generator that was proposed was similar to generators used incommercial applications. Mr. Laydon stated that he recommended the Applicant reduce the sizeof the generator and consider tucking it between the garage and the stone retaining wall.

Kirsti Moestue reviewed the landscape plan. She said that Loring Road is proposed to be heavilyscreened with a mixture of evergreens and deciduous trees. The abutters at I Meadowbrook and74 Loring Road are also to be screened by a mixture of evergeen trees, measuring 12 to 14 feetin height. Cornmenting on the trees adjacent to I Meadowbrook Road, Kimberly Turner, theBoard's landscape consultant, recornmended a distribution of two 16'-18'Norway Spruce, three14'-16' White Spruce, and the remainder 12'-14' trees with two being Notway Spruce and theremainder White Spruce.

Peter Knight, an abutter at 74 Loring Road, expressed concern that he will be able to see thehouse from his garden area. Ms. Tumer also said that she felt two to three additional treesshould be planted adjacent to the abutter at74 Loring Road.

Dan Gordon, landscaping consultant for Amy and George Riedel, who abut the project, askedabout realigning the limit of work along the southern boundary to protect additional trees. Mr.Fonseca said that the limit of work was located to permit removal of trees and for theconstruction of the foundation drain. Mr. Gordon said that it was possible to further adjust thelimit of work to protect more hees and also provide room to install the drainage structure. Mr.Fonseca said that he would look at making a revision to the limit of work.

The Board discussed the width of the driveway. Mr. Knight said that he would like to have thedriveway reduced in width to move away from his property line. Mr. Laydon said that the FireDepartment has asked for larger widths of driveways and recently asked for a width of 14 feetwith 2 feet of stabilized soil on either side of the driveway. The Board stated that increasing thewidth of the driveway would require removal of existing trees that need to be protected. The

Page 3 of l0

Bk:62465 Pg:280

Board also accepted Ms. Turner's recommendation to protect additional red oak hees along thesouthem side of the driveway.

The hearing was continued to 8:00 PM on July 2,2013

On July 2, 2013, Mr. Aydelott opened the continued public hearing for 70 Loring Road. Mr.Fonseca reviewed the changes to the site plan as discussed at the previous hearing. He said thatthey are maintaining the width of the existing driveway; additional hees have been protected;and they have reduced the areas that were to be disturbed. He said that the generator has beenreduced in size and is located behind the retaining wall adjacent to the garage. Ms. Moestuereviewed the landscape plan and noted that three evergreens were added to the southern andthree evergreens were added northern buffer screen. She also stated that they reduced lightingby removing the up-lights in the driveway and the post light at the sheet. Mr. DiSipio noted thatone recessed light at the garage was also eliminated.

The Board voted to close the hearing. On August 1,2013, the Board reviewed the revised plansand the draft Certificate of Action.

ry. STANDARDS AND CRITERIA: Standards and Criteria for Site Plan Approval arespecified in Section XI.F. of the Weston Zoning Bylaw. The Standards and Criteria thatspecifically apply to this Site Plan Application are Section F., Subsection l.(a, b, c, d, e, f),Section F.6,9, and 10. These criteria deal with the impact of the house, garage and accessorysffuctures on the lot and on the neighborhood.

V. FINDINGS: In reaching its decision on this Application for Site Plan Approval, the PlanningBoard makes the following findings:

l. Loring Road is a residential road which carries a moderate volume of traffic; however,the road is used as a cut-through between the Route 20 corridor and the Route 30corridor, specifically during morning and evening peak commuting hours.

2. Loring Road is a public road and a designated Scenic Road.

3. The Residential Gross Floor Area of the proposed house and affached garage is 8,517 +square feet.

4. The height of the proposed dwelling is 34.46' above the Average Natural Grade, which is2.54' Iower than the maximum height allowed under the weston Zoning Bylaw.

5. The siting with the topography and the style of architecture of the proposed house isconsistent in style and character with the homes in the neighborhood.

6. The proposed new plantings will help to screen the mass and height of the proposedhouse and help to mitigate the impact on the abutters, and the view from Loring Road.

7. A stormwater system with recharge or leaching basins has been designed to meet thestormwater standards of the Town of Weston.

Page 4 of l0

Bk: 62465 Pg: 281

VI. APPROVED PLANS & DOCLIMENTS: Based on the Board's findings and its review of allof the criteria for the granting of Site Plan Approval, the Board hereby approves the followingplans, as may be amended further by this decision:

A. "Neighborhood Inventory Plan, 70 Loring Road in Weston, Mass," Prepared for JoeDiSipio, Prepared by: Mehowest Engineering, Inc., Scale: None, Dated: October 24,2012, Sheet I ofl.

B. "Existing Conditions Plan, 70 Loring Road in Weston, Mass," Prepared for Joe DiSipio,Prepared by: Metrowest Engineering, Inc., Scale: I" :20', Dated: April 29, 2013, LatestRevision: June 27,2013, Sheet 1 of6.

C. "Proposed Layout Plan, 70 Loring Road in Weston, Mass," Prepared for Joe DiSipio,Prepared by: Metrowest Engineering, Inc., Scale: L" = 2A', Dated: April 29, 2013, LatestRevision: Jvne 27,2013, Sheet 2 of 6.

D. "Proposed Site Plan, 70 Loring Road in Weston, Mass," Prepared for Joe DiSipio,Prepared by: Mehowest Engineering, Inc., Scale: I" :20' , Dated: April 29, 2013, LatestRevision: Itme27,2013, Sheet 3 of 6.

E. "'Proposed Tree Removal Plan' Private Residence, 70 Loring Road, Weston,Massachusetts," Prepared for Joe DiSipio, Prepared by: Mehowest Engineering, Inc.,Scale: l":20', Dated: April29,20l3, Latest Revision: Iune27,20l3, Sheet 4 of 6.

F. *'Proposed Septic Plan, 70 Loring Road in Weston, Mass," Prepared for Joe DiSipio,Prepared by: Metrowest Engineering, Inc., Scale: l" :20', Dated: April 29, 2013, LatestRevision: Iune27,2013, Sheet 5 of 6.

G. "Detail Sheet, 70 Loring Road in Weston, Mass," Prepared for Joe DiSipio, Prepared by:Metrowest Engineering,Inc., scale: Not to Scale, Dated: April 29,2013, sheet 6 of 6.

H. "'Landscape Plan' DiSipio Residence, 70 Loring Road, Weston, Massachusetts,"Prepared by: Kirsti Moestue, scale: 1/8" = l', Dated: April 25, 2013, Latest Revision:June 28, 2013, Sheet L-l.

I' "'Landscape Plan' DiSipio Residence, 70 Loring Road, Weston, Massachusetts,"Prepared by: Kirsti Moestue, Scale: 1/8" = l', Dated: April 25, 2013, Latest Revision;June 28, 2013, Sheet L-2.

J. The following architectural plans entitled: "Proposed Residence for DiSipio BuildingGroup", Prepared by: HPA Design, Inc., Scale: l/4" : l'-0", Dated: April 4,2013, LatestRevision: April 30, 2013: "First Floor Plan;" "second Floor Plan;" "Attic Floor Plan;""Basement Floor Plan;" "Elevations (Front and Right);" "Elevations (Rear and Left);"and "RGFA Calculations."

Page 5 of l0

Bk: 62465 Pg:282

K. Report entitled "Hydrologic Analysis, 70 Loring Road" prepared by MetrowestEngineering Inc., dated April 20 1 3.

VU. CONDITION OF APPROVAL: Based on the Board's review oI all of the criteria for the$anting of Site Plan Approval, the Board hereby approves the above referenced application andall of the submitted plans and other materials, finding that the application has complied withthe applicable criteria in Section XI,F of the ZoningBy-Law and is in harmony with the generalpurpose and intent of such By-Law, and hereby approves the Applicant's Site Plan Application,subject to the following conditions:

A. Conditions to be satisfied nrior to issuance of Building Permit

1. This Certificate of Action; the approved Site Plan entitled "Proposed Site Plan, 70 LoringRoad in Weston, Mass," Prepared for Joe DiSipio, Prepared by: Mehowest Engineering,Inc., Scale: l" = 20' , Dated: April 29, 2013, Latest Revision: June 27,2013, Sheet 3 of 6and the approved Landscape Plans entitled "'Landscape Plan' DiSipio Residence, 70Loring Road, weston, Massachusetts," Prepared by: Kirsti Moestue, scale: l/8": 1',Dated: April 25, 2013, Latest Revision: June 28, 2013, Sheet L-l and "'Landscape Plan'DiSipio Residence, 70 Loring Road, Weston, Massachusetts," Prepared by: KirstiMoestue, Scale: l/8" = l', Dated: April25,20l3, Latest Revision: June 28,2013, SheetL-2, all referenced above, shall be recorded at the Registry of Deeds. Proof ofrecordation of all documents and plans, including book, page and instrument number,shall be furnished to the Planning Board prior to issuance of a building permit.

2. Prior to the commencement of work, the Planning Board shall be provided an elecffoniccopy of the plans referenced in Condition A.l. The electronic copy shall be in a *PDF'compatible format.

3. The Owners of the parcel, project supervisor and builder, and landscape contractor shalleach sign a copy of a Certificate of Understanding, certiffing that they have read andunderstand all the conditions established herein, and retum their signed copies to theTown Planner, prior to applying for a building permit.

4. The Applicant shall comply with Item 4.0, Project Review Fees, orior to application for aBuilding Permit. At that time, the Planning Board will determine whether there aresufficient funds in the Applicant's account to cover consultant costs for the final reviewand inspection phase of the project. The Applicant shall also be responsible for anyaccrued unpaid fees resulting from the review of the Site Plan Application. TheApplicant shall deposit additional funds, if needed, as determined by the Planning Board,prior to issuance of a Building Permit.

B. General and Erosion Control Conditlons durine Conltruction

l. A copy of this "Certificate of Action, Site Plan Approval with Conditions, No. 70 LoringRoad, Weston, Massachusetts," shall be placed in a laminated sleeve and retained on thejob site.

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2. During construction, should blasting of ledge be required, the Applicants shall notify thePlanning Board, have the company who will perform the blasting prepare a proposedblasting plan, and meet with the Planning Board to discuss the plan, prior to any blastingtaking place. Impacted abuffers will be notified no less than 48 hours in advance of anyblasting.

3. During the period of construction, all construction vehicles and vehicles of all workersare to be parked within No. 70 Loring Road. Parking of construction vehicles on LoringRoad is specifically prohibited.

4. All fill used in connection with this project shall be clean fill. Any fill shall contain notrash, refuse, rubbish or debris, including, but not limited to lumber, bricks, asphalt,plaster, wire, lath, paper, cardboard, pipe, tires, ashes, appliances, motor vehicles, or partof any of the foregoing. Any fill subject to specialized disposal in conformance withcurrent environmental criteria shall not be utilized.

5. working hours shall be in compliance with all Town ordinances and By-laws.

6. The Applicant shall take all necessary measures to minimize dust from rising andblowing across the site and onto roads and adjacent properties.

7. The Applicant shall install and maintain sedimentation control devices duringconstruction to prevent the movement of sediment from the construction site to off-siteareas, onto the adjacent right-of-way, into adjacent water bodies via surface runoff or intounderground drainage systems. Work shall be accomplished on and/or adjacent to thefollowing work areas:

a. Earthwork stockpiles and on-site storage and staging areas.b. Cut and fill slopes and other stripped and exposed graded areas.c. Constructed and existing swales and ditches.d. Unestablished lawns and seeded embankments.e. Periodic maintenance of all sediment control installations shall be provided to ensure

the intended purposes are accomplished. Sediment control measures shall be inworking condition at the end of each day. After any significant rainfall, sedimentcontrol devices shall be inspected for integrity. Any damaged device shall becorrected immediately.

8. During construction, no runoff shall be directed down the driveway onto Loring Road.The following conditions shall be implemented during construction:

a. Maintain the construction site free of dust that would create'a hazard or nuisance toadjacent properties.

b. Trucks hauling debris shall be covered and wet down as required to minimize dust.Spillage on roads shall be cleaned up immediately. Overloading of trucks isprohibited to prevent spillage on haul roads.

Page 7 of l0

-Bk: 62465 Pg:284'

c, Maintain any drainage or sediment conhols in good working order (hay bales, siltfence, etc.). Inspect all drainage and sediment controls prior to, and immediatelyafter, any rainfall event.

d. Loring Road shall be swept clean of dirt, sediment, construction debris, etc., at the

end ofeach workday.

C. Stormwater Conditions

Construction: The storm water infiltration facilities shall be constructed as shown on theplan entitled: "Proposed Site Plan, 70 Loring Road in Weston, Mass," Prepared for Joe

DiSipio, Prepared by: Metrowest Engineering, [nc., Scale: 1" = 20', Dated: April 29,2013, Latest Revision: June27,2013, Sheet 3 of 6, referenced above.

2. Inspection: A representative of Nitsch Engineering, Inc., prior to backfilling, shall inspectthe storm water infilhation facilities. It is the Applicant's responsibility to contact NEIfor inspection of the work.

3. Ongoins Maintenance: All portions of the storm water management systems shall beinspected at a minimum of twice a,yeat, following construction, to ensure that they are inproper working order. All sumps are to be cleaned once t/n of their working depth is fullof sediment and debris. At a minimum, sumps shall be cleaned once each year,regardless of the depth of accumulated sediment and debris.

D. Conditions to Be Satisfied Prior to Certiflpaf$ of Occupancv

1. Landscaping and Lighting Conditions

a. All proposed plantings shown on the approved Landscape Plans entitled "'LandscapePlan' DiSipio Residence, 70 Loring Road, Weston, Massachusetts," Prepared by:Kirsti Moestue, Scale: l/8" = 1', Dated: April 25, 2013, Latest Revision: June 28,2013, Sheet L-l and "'Landscape Plan' DiSipio Residence, T0 Loring Road, Weston,Massachusetts," Prepared by: Kirsti Moestue, Scale: 1/8" : l', Dated: April 25, 2013,Latest Revision: June 28, 2013, Sheet L-2, referenced above, are to be installed andmaintained.

b. The size and quantity of the plant materials is to be in accordance with the PlantSchedule contained on the approved Landscape Plans L-l andL-2 referenced above.

c. Once the plant materials (trees and shrubs) have arrived on site, and prior to theirinstallation, the Planning Board's agent shall be contacted to arrange an inspectionand to approve the size, quantity and species of plant materials prior to theirinstallation in the ground. De minimus changes limited to the exact location ofspecies and planting materials may be approved by the Town Planner upon therecommendation of the Board's consultants and provided the intent of the material ismaintained.

Page 8 of l0

Bk: 62465 Pg: 285

d. Prior to issuance of an Occupancy Permit for No. 70 Loring Road, the PlanningBoard or its designated agent shall inspect all plantings to ensure that all the plantingshave been installed as specified on the approved Landscape Plan, referenced above.

e. Except as permitted below, the only exterior lighting fixtures which are allowed arethose shown on the approved Landscape Plans entitled "'Landscape Plan' DiSipioResidence, 70 Loring Road, Weston, Massachusetts," Prepared by: Kirsti Moestue,Scale: l/8" = l', Dated: April 25,2013, Latest Revision: June 28,2013, Sheet L-land "'Landscape Plan' DiSipio Residence, 70 Loring Road, Weston, Massachusetts,"Prepared by: Kirsti Moestue, Scale: l/8" : l', Dated: April 25, 2013, Latest Revision:June 28, 2013, SheetL-2, consisting ofi 6 - recessed lighting fixtures, each with amaximum rating of 550 lumens; I post light with a maximum rating of 490 lumens;l0 - path lighting fixtures, each with a maximum rating of 314 lumens; and 3 - wallmounted lighting fixtures, each with a maximum rating of 490lumens.

f. The total rating for all exterior lighting on No. 70 Loring Road shall not exceed 8,400lumens.

g. Any changes to the lighting, except for those considered de minimus per ConditionD.z.d, will require approval by the Planning Board and an amendment to this"Certificate of Action, Site Plan Approval with Conditions, No. 70 Loring Road,Weston, Massachusefi s."

2. Other Conditions to Be Satisfied Prior to Certificate of Occupancy

a. Prior to issuance of either a temporary or permanent occupancy pcrmit, the exterior ofthe house is to be surveyed by the registered surveyor. A stamped certification by thesurveyor shall record the distance to the nearest l0u ofa foot.

The Applicant and Owner are hereby notified that if any of the setbackrequirements are violated, the Planning Board will recommend to the ZoningBoard of Appeals that a variance not be granted, and that the Applicant and/orOwners be required to correct the violation.

b. The Planning Board approved the installation of a generator (Generac l7l20kW orsimilar), provided the location is consistent with the approved Site Plan.

c. Unless stipulated in Section A to be satisfied prior to issuance of a building permit,all conditions of this "Certificate of Action, Site Plan Approval with Conditions, No.70 Loring Road, Weston, Massachusetts" shall be satisfied and all work shown on theapproved plans shall be completed, unless othenvise permitted by Condition D,2.d.,prior to issuance of a Certificate of Occupancy.

d. This "Certificate of Action, Site Plan Approval with Conditions, No. 70 Loring Road,Weston, Massachusetts" is specific to the proposal presented to the Planning Boardand documented on the above referenced plans and affachments. De minimus

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changes limited to the exact location of the drainage structures and septic systemstructures; the exact model and specification of lighting fixtures providedreplacement fixtures are of similar design and specifications; and the exact location,species, and planting materials may be approved by the Town Planner upon therecommendation of the Board's consultants. fuiy other deviation or change to theproject, including, but not limited to changes in the design and/or location of thehouse, accessory structures, driveway, septic system, "Proposed Limit of Work" lineshown on the approved Site Plan, landscaping, exterior lighting, etc., will require theApplicant or his agent to appear before the Planning Board for approval, prior to thechange being made under Section V.8.2.c. and Section XI of the Weston ZoningBylaw and include an amendment to this "Certificate of Action, Site Plan Approvalwith Conditions, No. 70 Loring Road, Weston, Massachusetts". TheApplicant/Owners are advised that it is their sole responsibility to obtain anyapprovals due to project changes.

Vm, RECORD OF VOTE: Constituting a majority of the Planning Board, the followingmembers voted to approve the Applicant's application for Site Plan Approval based on theinformation in the hearing record and the aforementioned findings, and subject to theaforementioned conditions.

Devid Mendelsn Roy Chatalbash

Stephen Oooenheimer

DATE OF FILING OF DECISION: BY BOARI)

OF- 0A- aa(7

Page l0 of l0

-3

TOWhI OF WESTOJ{PLANNING BOAR.DP.O. BOX 378WESTON, MA 02493

DATE:

FROM:

TELr 781-786-5065FAX: 781-786-5069

TO

MTMORANDUM

September 28, 2015

Arur Swaine, Permit Administrator

Joln F. Field

RE: ?0 Loring Road - Denial of Proposed l\{orliticntion of Previously ApprovcdSite Plan Approval

Orr August l, 2013, the Planning Board approved the Site Plan Approval Certificate of Action at70 Loring Road. Tltis approval was based on a driveway fi'onting orr Loring Road. Tire Boardfound tJrat a driveway fronting on Meadowbrook Road would be counter to the stated goals ofSite Pian Approval Iisted in ths Torvu of Westou Zoning By-Law Section XI. Site Plan ApprovatF. Standards and Criferia.

On September 16, 2015, the.Board met to consider the request by the owuer of the property tornodi$ the Certificate of Action noted above to change the location of the driveway from LoringRoad to Meadowbrool< Road.

The Planning Board found that information provided at lllis healing rvas irrsuffrcient to justip thereversal of llre Arrgust l, 2013 decisiort and the Board voted unanimously to deny this request toamend the Certificate of Action-

All otlter conditions of flto above Certificate of Action Site Plan Approval, dated A.ugust l, 2013,shall remain in force arid e{fect.

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TOWN OF WESTON

MEMORANDUM

FROM:

September 28, 2015

fuin Swaine, Pennit Administrator

John F. Field

PLANNING BOARI)P.O. BOX 378WESTON, MA 02493

DATE:

TEL: 781-786-5065FAX: 781-786-5069

TO

RB 70 Loring Road * Denirrl of Proposed Modification of Previously ApprovedSite Plan Approval

On September 16, 2015, the Planning Board reviewed a request to rnodifo the approved Site PlauApproval Certificate of Action at 70 Loring Road, dated August l, 2013, applicant JosephDiSipio, property owrler.

Upon the Boar-d's review of the original Certificale of Action noted above, both the conditionsprevious to this development and cunent existing conditions as well as plarrs subntitted by tlieapplicant, the Board determined that the alteration to the landscape as a result of moving thedriveway ftom of the existing, built driveway fronting on I-oring Road to a rrew drivewayfronting on Meadowbrook Road would be counter to the statcd goals of Site Plan Approval listedin the Town of Weston Zoning By-Law Section XI. Site Plau .A,pproval F. Standards and Criteria.

In order to build flre proposed driveway fronting onto Meadowbrook Road, large trees and rnuchvegetation would need to be removed arid a good deal of grading would be required to address theapproxirnate 14 foot grade drop behveen tle curb out at Meadowbrook Road (elev. 146+/-) downto the paved area in front of the garage (elev. i32+/-), some poter:tially involving blasting orhydraulic rock splitting. Wbereas, using the existirrg curlr cut at Loring Road would not requireany significarlt tree or vegetation removal or any significant grading and would further the statedgoals of the Planning Board, as noted above.

The Planuing Board found tlrat imposition of reasonable conditiorrs would not ensure that therelocated driveway would confornt to the Standards arrd Criteria set forth in Section XJ,subsection F of the Zoning By-Law; specifically, tlre Board fould ihat the relocation sf adriveway from an existing curb cut on Loring Road to a new curb cut on Meadowbrook Roadwould result in failure to preserve natural or historic features and rvould fail to mininrize tree,vegetation and soil removal, blasting urrd grade changcs.

The Board voted unanimously to deny this request to amend the Certificate of Action.

All ctlrer couditions of the above Certificate of Action Site Plan A1:proval, dated Augusr 1,2013,sliall rernain in force aud effect.

Please let me know if you have any questions.

Thank you

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CRECOKY LOMBAKDI DESIGNtu

OTT RESIDENCE - PROJECT REPORT - PROPOSED DRIVE LOCATION BENEFITS

Date: 16 October 2018

Project:

Prepared by:Report sent on:

17019 - Ott Residence - 70 Loring Rd., Weston, MaJoseph Skorupa, GLDIl6 October 2018

Proposed drive location benefits:

1. Minimal site disturbance to the overall exterior views to the property and architecture.

2. Minimal necessity for removal of trees and understory plants, especially along roadway andpropertyline buffers.

3. Maintains rural and desired "character" of Meadowbrook Rd. and Weston, Ma.

4. No disturbance to existing ledge on site as requested by the Roads Trust.

5. Safest location for entrance/exit to and from the site as per the traffic report study conducted byTransportation Data Corp.

6. Existing speed control measures create conditions conducive for driveway approach as opposed to theexisting drive on Loring Rd. which offers "inadequate site lines in proximity to a severe curvature inroadway" which adds "substantial risk and danger to exiting vehicles and pedestrian activity" (T.D.C.traffic report).

7. Existing speed control measures on Meadowbrook Rd. provide oobetter breaking distance, roadwayvisibility and safer overall conditions for both drivers and residents alike" (T.D.C. traffic report).

8. Prevents invasive or unwanted headlight angles to all adjacent residences/view angles.

9. Minimized drive length (impermeable surface) to access residence and garage.

10. Minimal grading requires very little wall construction and does not impact off site grading/drainage

1 1. Provides area for planting to remediate any existing sparse or disturbed areas along roadway.

12. Clear sight lines (at lower speeds) looking either direction on Meadowbrook Rd.

If there are any effors or omissions in this Meeting Report, please report them to Joseph Skorupa, GLDIwithin three business days to ensure correction.

2235 MASSACHUSETTS AVENUE, CAMBRIDGE, MASSACHUSETTS 02I40

T. 617.492.2808 F. 617.492.2904 WWW.LOMBARDTDESTGN.COM

CRECOKY LOMBAKDI DESIGNtu

25 January 2022Re: 70 Loring Rd, Weston Ma

The proposed project site is located at 70 Loring Rd. Weston Ma. (which sits between Loring Rd. andMeadowbrook Rd.) and is currently occupied by Ott family who have been living at the address for thelast 5 years.

This project is being approached as an amendment to a site plan review which was based on the size ofthe residential gross floor area that had been approved in 2013 by the builder/developer of the site.This previous approach began with an effort to relocate the existing curb cut and driveway toMeadowbrook which was met with concern due to several factors including the potential disturbance tothe site, the inability to receive approval from the residential abutters and the disapproval of the Westonroads trust.

The previous approach varies greatly from the current amended site plan review which is requested dueto the long term plans of a family currently living and growing with the property.

The intent to relocate the driveway and secure a consistent front and rear yard area has been designed toreplace all removed trees with trees of a significant caliper. A number of other landscape improvementswill benefit the local ecosystem, improve stormwater management as well as beautify two scenic roads.This amended site plan approach has also been approved and supported by all adjacent abutters andhas also received the full approval of the Weston roads trust.

Thank you,

GREGORY LOMBARDI DESIGN INCORPORATED

2235 MASSACHUSETTS AVENUE, CAMBRIDGE, MASSACHUSETTS 02 I40

T. 617.492.2808 F. 617.492.2904 WWW.LOMBARDTDESTGN.COM

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Massachusetts

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0 20,29 NOVEMBEq2O2I r. = 20-0

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L1 05

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P.O. Box 486 JYotwood, MA 02062tel (781) 587-0086 celt (781) 439-4999

September 20,2018

Mr. & Mrs. Nathan Ott70 Loring RoadWeston, M1t02493

Client Reference: Meadowbrook Road Site AccessTDC Reference Number: 05077

Dear Mr. & Mrs. Ott:

Below is a brief narrative describing our findings in the field both at the existing driveway and vicinity of70 Loring Road and at the proposed driveway across from 12 Meadowbrook Road in Weston, MA.

The traffic data collection was observed under typical seasonal weekday conditions (ADT's) on September 6thand 20th, 2018. It was collected manually by a professional data collection technician, and electronically byrecognized, industry-standard digital equipment.

Familiar engineering terms e.g.: ADT (Average Daily Travel); 506 Percentile Speed (The average speed ofvehicles in the roadway on a given day); Approaching or "stopping' Sight Distance (The distance available for acar to safely stop approaching a driveway); Exiting Sight Distance (The distance a driver can see down the roadwhen exiting a driveway onto said roadway) are implemented to accurately and adequately describe a number ofroadway traffic conditions.

The data sets for bi-directional vehicular volume, speed and exiting/approaching sight distances are as follows:

70 Loring Road

ADT {Typical Weekday}:Speed 50/85/95th %ile:Sight Distance (SSD):

Design Speed/SSD Req'd:

Northbound (NB)

23226/3t/3s mph

Southbound (SB)

20026/3L/3amph

Approaching (NB/SB)

>300'/to7'30 mph/200'(NB)30 mph/200'(SB)

ExitinS (NB/SB)

tzo'l>3oo'

12 Meadowbrook Road

ADT (Typical Weekday):Speed 50/85/95th 7oi le:Sight Distance (SSD):

Design Speed/SSD Reg'd:

Northbound (NB)305

15/19/2O mph

Southbound (SB)

353

L2/76/L8mph

Approaching {NB/SB)

L90'1205'25 mphfla0'@B)20 mph/709' (SB)

Exiting {NB/SB)

240',/>3AO'

TDCTmnsp otta tion D a ta C otp ota tion

In a comparative study of existing and proposed Site Driveways, we can obssrve the following:

Existing: 70 Loring Road (a public roadway) presents higher speeds at level grade (shown in blue) andinadequate sight lines in close proximrty of severe curvature in roadway (shown in red). Both conditionsadd substantial risk and danger to exiting vehicles and to any pedesbian activity including bicyclists andchildren.

Proposed: 12 Meadowbrook Road Vicinity (a private way) is located at the crest of the roadway; has anaverage 6% Upgrade (from both direotions); and includes existing traffic calrning devices includingspeed humps and accompanying signage providing increased braking distance; better visibility (shown inSeen) and safer overall conditions for both drivers and residents alike.

a

o

It is in good faith and absolute professionalism that we present the aforementioned findings and conclusions toour client your Associates and The Meadowbrook Planning Board, weston, MA.

by,DATA CORPORATION

MarioData Technician

2

Ituli

NOTESfiIs PL^N S'ALL NOI AC PEC*DED OR UsED TO ESITAUSN PPffiFIY LINEs.FoR ADDind.L PP@EPry LiNr /lFORM^td REtrR tO tBE DEED tN BAAK F7225P^C' 1266 REC@DED

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a

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A Bf, PFOfCT SE /S LOCIIEO /N ?ilE f - OTHER ARETS'TSFLA@ MAP NUU9ER 25i1r6532a, EFftCnf AN O6n1/t0.

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3ENEML NOiES

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L'l 05

TT'CTtan sp ona tion Da ta Cotpora ti on

P.O. Box 486 lVotwood, MA 02062

tel (781) 587-0086 celt (781) 439-4999

September 20,2018

Mr. & Mrs. Nathan Ott70 Loring RoadWeston, N{1^02493

Client Reference: Meadowbrook Road Site AccessTDC Reference Number: 05077

DearMr. & Mrs. Ott:

Below is a brief narrative describing our findings in the field both at the existing driveway and vicinity of70 Loring Road and at the proposed driveway across from 12 Meadowbrook Road in Weston, MA.

The traffic data collection was observed under typical seasonal weekday conditions (ADT's) on September 6thand 20th, 2018. It was collected manually by a professional data collection technician, and electronically byrecognized, industry-standard digital equipment.

Familiar engineering terms e.g.: ADT (Average Daily Travel); 50ft Percentile Speed (The average speed ofvehicles in the roadway on a given day); Approaching or "stopping" Sight Distance (The distance available for acar to safely stop approaching a driveway); Exiting Sight Distance (The distance a driver can see down the roadwhen exiting a driveway onto said roadway) are implemented to accurately and adequately describe a number ofroadway traf Frc conditions.

The data sets for bi-directional vehicular volume, speed and exiting/approaching sight distances are as follows:

70 Loring Road

ADT (Typical Weekday):Speed 50/s5l95th %ile:Sight Distance (SSD):

Design Speed/lSD Req'd:

Northbound (NB)

23226/3tl3s mph

Southbound (5B)

2002613t/34mph

Approaching (NB/SB)

>3OO'ILOT'

30 mph/200'(NB)3o mph/200'(SB)

ExitinS (NB/SB)

tzo'/>3oo'

12 Meadowbrook Road

ADT (Typical Weekday):Speed 50/85/95.h %ile:Sight Distance (SSD):

Design Speed/iSD Req'd:

Northbound (NB)

305

t5/1912O mph

Southbound (SB)

353L2/!6/I8mph

Approaching {NB/SB)

190'1205,25 mph/ud (NB)20 mph/709'(SB)

Exiting {NB/SB)

24O'l>3AO'

mcTtansp ottation D a ta C otp ota tion

In a comparative study of existing and proposed Site Driveways, we can observe the following:

Existing: 70 Loring Road (a public roadway) presents higher speeds at level grade (shown in blue) andinadequate sight lines in close proximrty of severe curvature in roadway (shown in red). Both conditionsadd substantial risk and danger to exiting vehicles and to any pedestian activity including bicyclists andchildren.

Proposed: 12 Meadowbrook Road Vicinity (a private way) is located at the crest of the roadway; has anaverage 6Yo Upgrade (from both direotions); and includes existing traffic calrning devioes includingspeed humps and accompanyrng signage providing increased braking distance; better visibility (shovrn ingreen) and safer overall conditions for both drivers and residents alike.

a

a

It is in good faith and absolute professionalism that we present the aforementioned findings and conclusions toour Clien! your Associates and The Meadowbrook Planning Board, Weston, MA.

by,DATA CORPORATION

MarioData Technician

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P.O. Box 486 Notwood,.tuIA 02062tel (781) 587-0086 ceII (781) 439-4999

September 20, 2018

Mr. & Mrs. Nathan Ott70 Loring RoadWeston, MAAZ493

Client Reference: Meadowbrook Road Site AccessTDC Reference Number: 05077

Dear Mr. & Mrs. Ou:

Below is a brief narrative describing our findings in the field both at the existing driveway and vicinity of70 Loring Road and at the proposed driveway across from 12 Meadowbrook Road in Weston, ldA.

The traffic data collection was observed undor typical seasonal weekday conditions (ADT's) on September 6thand 20th, 2018. It was collected manually by a professional data collection technician, and electronically byrecognized, industry-standard digital equipment.

Familiar engineering terms e.g.: ADT (Average Daily Travel); 50e Percentile Speed (The average speed ofvehioles in the roadway on a given day); Approaching or "stopping" Sight Disance (The distance available for acar to safely stop approachmg a driveway); Exiting Sight Distance (The distance a driver can seie down the roadwhen exiting a driveway onto said roadway) are implemented to accurately and adequately describe a number ofroadway trffic conditions.

The data sets for bi-directional vehicular volums, speed and exiting/approaching sight distances are as follows:

70 Loring Road

ADT (Typical Weekday):Speed 50/85/95th %ile:Sight Distance (SSD):

De sig n Spee d/SSD Re q' d :

Northbound (NB)732

26/3Ll35mph

Southbound (SB)

20026/3!3amph

Approaching (NB/SB)

>300'/107'?0 mph/200'(NB)3O mph/2@'(SB)

ExitinS (NB/SB)

t2o'l>3og

12 Meadowbrook Road

ADT (Typical Weekday):Speed 50/85/95th %ile:Sight Distance (SSD)r

De sig n Spee d/SSD Req' d :

Northbound (NB)305

15/1sl20 mph

Southbound (SB)

353I2h6/L8mph

Approaching (NB/SB)

tgo'1205'25 mph/740'(NB)2O mph/709'(SB)

Exiting (NB/SB)

240',1>3@'

TDCTnn sp ona ti on D a ta C otp ota ti on

ln a comparative study of existing and proposed Site Driveways, we can observe the following:

Existing: 70 Loring Road (a public roadway) presents higher speeds at level grade (shown in blue) andinadequate sight lines in close proximity of severe cunrature in roadway (shown in red). Both conditionsadd substantial risk and danger to exiting vehicles and to any pedestrian activity including bicyclists andchildren.

Proposed: 12 Meadowbrook Road Vicinity (a private way) is located at the crest of the roadway; has anaverage 6% Upgrade (from both direotions); and includes existing traffic calming devices includingspeed humps and accompanying signage providing increased braking distance; better visibility (shown ingreen) and safer overall conditions for both drivers and residents alike.

a

I

It is in good faith and absolute professionalism that we present the aforementioned findings and conclusions toour Client your Associates and The Meadowbrook Planning Board, Weston, MA.

by,DATA CORPORATION

MarioData Technician

u

2

SECTION IX. PERMIT AND SPECIAL PERMITG AUTHORITIE

A. ZONING BOARD OF APPEALS1 . There shall be a Zoning Board of Appeals consisting of three members to be appointed

by the Board of Selectmen. The Board of Selectmen shall also appoint up to threeassociate members. Appointments shall be in accordance with G.L. c. 40A, $12. TheZoning Board of Appeals shall elect annually a chairman and a clerk. The Chairmanmay designate any associate member to sit on the Board in the case of absence, inabilityto act, or conflict of interest on the part of any Board member, or in the event of avacancy on the Board, until such vacancy is filled.

2.The Zoning Board of Appeals shall have the following powsrs:

a. to hear and decide appeals taken by any person aggrieved by reason ofhis inability toobtain a Permit or enforcement action from the Inspector of Buildings or anyadministrative officer under the provisions of G. L.c. 40A, by the Regional PlanningAgency or by any person including an officer or board of the Town of Weston, or ofan abutting city or town aggrieved by an order or decision of the inspector ofbuildings, or other administrative official, in violation of any provision of G.L.c.40A or of this Zoning By-Law.

b. to hear and decide petitions for variances from particular terms of this Zoning By-Law, pursuant to G.L.c. 40A, $ 10, provided however that no variance may authorizea use or activity not otherwise allowed in the district in which the subject land orstructure is located.

c. to grant permits and Special Permits as provided in this Zoning By-Law.

3. In exercising the powers granted by this Section, the Zoning Board of Appeals may, inconformity with law, make orders or decisions, revoke, reverse or affirm in whole or inpart, or modifu any order or decision, and to that end shall have all powers of the officerfrom whom the appeal is taken and may issue or direct the issuance of a permit.

4. An appeal to the Zoning Board of Appeals taken by any person (as above defined)aggrieved by reason of his inability to obtain a Permit or obtain enforcement from theInspector of Buildings or any administrative official under the provisions of the ZoningBy-Law or applicable statutes, shall be taken within thirty days from the date of the orderor decision appealed from, by filing a notice of appeal, specifying the grounds thereof,with the Town Clerk.

B. PLANNING BOARDThe Planning Board shall be the Special Permit Granting Authority for FlexibleDevelopments, construction and determination of flooding and suitability in the Wetlandsand Floodplain Protection Districts, Personal Wireless Services Facilities, Earth Movement,Day Camps, and Active Adult Residential Developments.

C. BOARD OF SELECTMENThe Board of Selectmen shall be the Special Permit Granting Authority for the uses set forthin Section V.6 of this Zoning By-law.

(end of Section IX)

68

SECTION XI. SITE PLAN APPROVAL

A. SITE PLAN APPROVAL AS A PREREOUISITEIn all instances where Site Plan Approval is required under this Zoning By-law for theconstruction, alteration or use of structures or premises, or for the establishment or changein use of a structure or premises, such construction, extension, alteration, establishment orchange may not commence, and no building permit or occupancy permit may be issued forthe subject structure or premises, until Site Plan Approval has been issued by the PlanningBoard. In all instances where both Site Plan Approval and a Special Permit are requiredunder this Zoning By-law, no Special Permit may be granted until Site Plan Approval hasbeen issued by the Planning Board.

B. PURPOSEThe purpose of Site Plan Approval is to further the purposes of this Zoning By-Law and thepurposes set forth in Section 24. of Chapter 808 of the Acts and Resolves of 1975.

C. REVIEW FEESThe Applicant shall make available to the Planning Board funds sufficient to cover anyexpenses connected with a public hearing and review of plans, including but not limited tothe costs of any engineering or planning consulting services necessary for technical reviewpurposes.

D. SITE PLAN APPROVAL APPLICATIONSl. For uses and developments requiring Site Plan Approval, application may be made

to the Planning Board in accordance with the procedures set forth in the PlanningBoard's Site Plan Approval Regulations.

2. The Planning Board shall hold a public hearing on a Site Plan ApprovalApplication within 60 (sixty)days following the date of receipt of a completeApplication submission as determined by the Town Planner. The Planning Boardshall cause notice of the hearing to be mailed, at least two weeks prior to the date ofsaid hearing, to the Applicant and to all abutters, owners of land directly across anypublic or private street or way, and abutters to abutters within three-hundred feet ofthe property line of the subject land, as they appear on the most recent applicabletax list.

3. In those instances where Site Plan Approval is a prerequisite to the grant of a SpecialPermit for which the Planning Board is the designated Special Permit GrantingAuthority, the Site Plan Approval Application may be heard and considered inconjunction with the Special Permit Application and, if so, the Planning Board shallincorporate its decision on the Site Plan Application into the Special Permit DecisionIn all other instances, the Planning Board shall issue its written decision on theApplication within 45(forty-five)days after the close of the public hearing, and mail a

copy of such decision to the Applicant.

71

E. REVIEW OF SITE PLAN - REASONS FOR DISAPPROVAL

The Planning Board shall approve an Application in the form submitted or withreasonable conditions which shall pertain to the Standards and Criteria set forth

in Subsection F unless the Planning Board finds that:

l. The Application is incomplete;

or

2. The imposition of reasonable conditions would not ensure that the proposed projectwould conform to the Standards and Criteria set forth in Subsection F;

or

3. The project does not comply with the requirements of the Zoning By-Law.

F. STANDARDS AND CRITERIA

The Planning Board shall review and evaluate the Application and make a determination as

to whether it is consistent with the Standards and Criteria listed below. If the Planning Boardfinds that these Standards and Criteria have been met and the Planning Board does not makeany of the findings set forth in Subsection E, it shall approve the Application with or withoutconditions. The Standards and Criteria are as follows:

l. The development shall be integrated into the existing terrain and surrounding landscape.Building sites shall, to the extent feasible:

a. Minimize use of wetlands, steep slopes, flood plains, hilltops;

b. Preserve natural or historic features;

c. Maximize retention of open space;

d. Preserve scenic views from publicly accessible locations;

e. Minimize tree, vegetation and soil removal, blasting and grade changes;

f. Screen objectionable features from neighboring properties and roadways.

2. The development shall be served with adequate water supply and sewage disposalsystems. For structures to be served by sewage disposal systems, the applicant shallsubmit a complete design prepared and stamped by a registered professional engineer andcontaining all information required by the Board of Health to approve sewage disposalsystems.

3. The development shall incorporate measures that are adequate to prevent pollution ofsurface or groundwater, to minimize erosion and sedimentation, and to prevent changes ingroundwater levels, increased rates of runoff, and minimize potential for flooding.Drainage shall be designed so that groundwater recharge is maximized, and at the projectboundaries the rate of runoff shall not be increased.

4. To the extent feasible, development shall minimize demands placed on Town servicesand infrastructure.

5. The development shall provide for safe vehicular and pedestrian movement within thesite and to adjacent ways, including sidewalks, crosswalks and the like.

72

6. Building design and landscaping shall be in harmony with the prevailing character andscale of buildings in the neighborhood and the Town including the use of appropriatebuilding materials, screening, and other architectural techniques.

7. Electric, telephone, cable TV and other such utilities shall be underground except wherethis cannot be accomplished because it is physically or environmentally infeasible, inwhich case such utilities shall be screened.

8. Exposed storage areas, machinery, service areas, truck loading areas, utility buildings andstructures and other unsightly uses shall be set back and/or screened to protect neighborsfrom objectionable features.

9. To the extent feasible, proposed projects shall be designed in such a way as to minimizeshadows on neighboring properties.

10. There shall be no unreasonable glare onto public roads and other public ways, into thenight sky, or onto neighboring properties from lighting or reflection.

I 1. The site plan shall comply with all zoning requirements.

12. Driveways with two curb cuts are permitted in Weston. Ad development may have adriveway with two curb cuts. A second curb cut may be prohibited or denied by thePlanning Board when a project is otherwise before the Planning Board for site planapproval only if the Planning Board finds curb cut fails to satisfy the standards set forth inparagraphs 3 or 5 directly above.

G. WAIVERThe Planning Board may waive compliance with the public hearing requirements and/orsome or all of the submission requirements set forth herein for those projects that require aless comprehensive review because they have minor impacts on land use.

H. ENFORCEMENT Y

The Planning Board may require the posting of a bond or other performance guarantee toassure compliance with the approved site plan and conditions.

I. REVISIONS AND AMENDMENTSl Site Plans under Review

Any revision or new information relating to a proposed site plan that is before thePlanning Board for review shall be accepted by the Planning Board as part of the originalApplication with the following exception. If the Planning Board determines that aproposed revision or new information is so significant that it requires substantialreconsideration or reanalysis by the Planning Board of the original Application and/orrenotification to the parties in interest and Town Boards and officials, then the PlanningBoard may require the applicant to file a new Application.

2. Site Plans Already ApprovedAll revisions to a site plan that has already been approved must be submitted to the TownPlanner who shall make a determination as to whether the revisions are significant orinsignificant. If the revisions are insignificant, the Town Planner shall approve or denythem. If the Town Planner determines the revisions are significant, or denies an

73

J

insignificant revision, he shall so advise the applicant and the Planning Board in writingwithin five (5) business days of the applicant's presentation to him/her of the revisions.The applicant may then submit the proposed revisions to the Planning Board who shalleither accept or reject the proposed revisions as part ofthe approved site plan.

G BOARD RThe Planning Board shall promulgate or amend Rules and Regulations which pertain to theSite Plan Approval process so long as the Rules and Regulations conform to this Section ofthe Zoning By-Law. The adoption or amendment of Rules and Regulations shall be after apublic hearing to receive comments on the proposed or amended Rules and Regulations. Thepublic hearings shall be advertised once in a newspaper of general local circulation, at leastfourteen (14) days prior to the date of the public hearing.

PLAN APPROVALCHILD CARE FA

1. For uses listed under Section V.A.3.c., Limited Site Plan Approval is required forthe construction, alteration or use of structures or premises or for the establishment,intensification, or change of use of a structure or premises. Construction, extension,alteration, establishment or change may not commence, and no building permit oroccupancy permit may be issued, until Limited Site Plan Approval has been issued bythe Planning Board.

2. Applications for Limited Site Plan Approval shall be administered consistent withSections XI.C though XI.J, with the exception of Sections XI.E and XI.F entitledReview of Site Plan - Reasons for Disapproval and Standards and Criteria respectively

3. The Planning Board's review and evaluation of an application for Limited Site PlanApproval shall be limited to the following criteria:

a. Adequate parking shall be provided, meeting the applicable requirements ofSection VIII of the Zoning By-law as to minimum number of off-street parkingspaces, the location and size ofthe parking area(s), and construction standards, in amanner which allows for safe vehicular maneuvering and pedestrian movementwithin the site. Where applicable, adequate facilities for loading and unloading ofstock, merchandise, material, and supplies shall be provided and screened inaccordance with Section VIII.

b. The site drainage shall be designed in accordance with the Town of Weston StormWater By-laws in effect at the time.

c. The design and adequacy of the sewage disposal system(s) to serve the proposeddevelopment shall be in accordance with Board of Health requirements.

K.

74

d. Electric, telephone, cable TV and other such utilities shall be installedunderground, except where this cannot be accomplished because it is physically orenvironmentally infeasible.

e. Parking areas adjacent to residential uses shall be adequately screened year-roundfrom view from said residence by trees, vegetation, and/or fence.

f. There shall be no unreasonable glare onto public roads and other public ways, intothe night sky, or onto neighboring properties from lighting or reflection.

g. The site plan shall demonstrate conformance with applicable lot area, setback andheight regulations for the zoning district in which the premises are located.

h. All site improvements shall be designed to limit the amount of earth movement onand earth removal from the site. In the event that the amount of earth removaland/or earth movement associated with the proposed site modifications triggers theprovisions of Section V. I. 3 of the Weston Zoning Bylaw (Earth Removal andMovement), additional zoning relief shall be required under Section V.I. 3.

4. The Planning Board shall approve an Application in the form submitted or with reasonableconditions which shall pertain to the Standards and Criteria set for in Subsection K.3 unless thePlanning Board finds that the Application is incomplete.

(end of Section XI)

75

9

WThe Commonwealth of Massachusetts

Board of Building Regulations and StandardsMassachusetts State Building Code,780 CMR

Building Perrnit Application To Construct, Repair, Renovate Or Demolish a

One- or Two-Family DwellingThis Section For Official Use Only

Building Permit Number: Date Applied

Building Official (Print Narne) Signature Date

SECTION l: SITE INFORMATION

l.l Property Address: 70 Loring Rd. Weston MA 1.2 Assessors Map & Parcel Numbers41 2o-l

Map Number Parcel Number

1.3 Zoning Information:RES A Residential 2013

Zoning District Proposed Use Year Built

1.4 Property Dimensions58806 I09 LF

Lot Area (sq ft) Frontage (ft)

SECTION 2: PROPERTY OWNERSIIIP2.1 Owner of Record:Nathan and Lvndsey Ott Weston MA 02493Name (Print)

70 Lorins Rd.

City, State, ZIP

(21e) 306-9s70 Nathan.r.ott@gmai l.conr

No. and Street Telephone Email Address

SECTION 3: DESCRIPTION OF PROPOSED WORK (check all that apply)

New Construction E AdditionRoof/Siding/Windows/Doors tr Remodel tr Demolition D Pool/Spa tr

Accessory Bldg.tr Tent tr Other tr Speci ly: Drive/Motor court/so ltscape desi grr

Brief Description of ProposedlWork: The proiect would consist of a driveway relocation to meadowbrook drive,a improved motor cour1, removal of the drive from Loring Rd and lanscape/softscape enhancernents. The

inrprovements to the motor court and proposed drive will require a series of retaining walls, with each wall standingapprox. 3.5' Ht above grade with 4' depth reinforced footings to frost.

Amendment:

DEBRIS DISPOSAL: Name and Location ofSignature of Permit Applicant:

DE]Mr) PEf.TITIINMENTS

DATE:-

NIG SA NIIMBERINEVERSOURCE nN'GRID nWATER nHISTORICAL oBOARD OF HEALTH oCONSERVATION oPLANNING800-592-2000 800-231-5325 787-786,5100 78\-786-5066 78t-786-5030 781-786-5068 781-786-5065

SECTION 4: ESTIMATED CONSTRIICTION COSTS

IternEstimated Costs:

(Labor and Materials)Official Use Only

l. Building $1. Building Permit Fee: $_ 2. Amendment Fee $_tr Work begun without permit - double fee

trCOFee$

List

Total All Fees: $

Check No. _Check Amount: _Cash Amount:_tr Paid in Full

2. Electrical $

3. Plumbing $

4. Mechanical (HVAC) $

5. Sheetmetal $

6. Amendment Cost $

6. Total Project Cost $

SECTION 5: CONSTRUCTION SERVICES

5.1 Construction Supervisor License (CSL)

Name of CSL Holder

No. and Street

City/Town, State, Zll,

Telephone Ernail address

License Nurnber

List CSL Type (see below)

Expiration Date

Type Description

U Unrestricted (Buitdines up to 35,000 cu. lt.)R Restricted l&2 Farnily DwellingM MasonryRC Roofing CoveringWS Windorv and Sidins

SF Solid Fuel Burning Appliances

I InsulationD Demolition

5.2 Registered Home Improvement Contractor (HIC)

FIIC Company Name or IJIC Registrant Narne

No. and Street

City/Town, State, ZIP Telephone

I-llC Registration Number Expiration Date

Email address

SECTION 6: WORKERS'COMPENSATION INSURANCE AFFIDAVIT (M.G.L. c. 152. S 25C(6))

Workers Compensation Insurance affidavit must be completed and submitted with this application. Failure to providethis affidavit will result in the denial of the Issuance of the building permit.

SignedAffidavit/CertificateProvided/Reviewed Yes No ..trSECTION 7a: OWNER AUTHORIZATION TO BE COMPLETED WHEN

OWNER'S AGENT OR CONTRACTOR APPLIES FOR BUILDING PERMIT

l, as Owner of the subject properly, hereby authorizeto act on my behalf, in all rnatters relative to work authorized by this building permit application

Sign Orvner's Name Date

SECTION 7b: OWNER'ON AUTHORIZED AGENT DECLARATION

By entering my name below, I hereby attest underthe pains and penalties of perjury that all of the informationcontained in this application is true and accurate to the best of my knowledge and understanding.

Owner's or Authorized Agent's Signature Date

NOTES:I An Owner who obtains a building permit to do his/her own work, or an owner who hires an unregistered contractor

(not registered in the Home Improvement Contractor (HIC) Program), will not have access to the arbitrationprogram or guaranty fund under M.G.L. c. 142A. Other important information on the HIC Program can be found atrvr.r,r.v.tnass.govlocit Information on the Construction Supervisor License can be found at lvrvrv.nrass.gor.,/dtrs

SECTION 9: APPROVALS

Department Approved Date N/A Department Approved Date

Board Appeals Planning

Board Health Fire Dept.

Conservation Historic

*Treasurer Stormwater Enginee /Erosion Con rol Demo

10

Yanakakis, Lisa

From:Sent:lo:Cc:

Steveoppenheimer GThursday, March 24,202210:55 PM

Aiu, lmaikalaniDavenport, Deborah; Gaumond, Leon; Yanakakis, Lisa

Re: Public Records RequestSubject:

Hi, lmai-

This is all I have-texts between Alicia (A) and me (5) on 2/2/2022i

A: Willyoubewithustonight?ParticularlyforTOLoringpart3,sinceyouwereon2015boardthatdenieditthe2ndtime.S: yes, l'll be therel Don't remember denying it the 2nd time, What's the problem if the neighbors aren't against it?

A: lt was denied in 2013 and 2015 because it was " counter to the stated goals of site plan approval listed in the Town Weston

zoning bylaw etc. etc." Too much site disturbance. And frankly, I don't like the idea of having to revisit PB decisions over and

over simply because we've had a change of personnel.

S: Well, l'll have to see what their reasoning is, Are they new owners?

A: They bought it 5 years ago.

A: We've had the pleasure of 2 site visits. And the owner will cry.

Thanks,Steve

On Mar 24,2022, at 6:39 PM, Aiu, lmaikalani <aiu.i@westonma.gov> wrote

Hello PB

Attached is a public records request from Jamy Madeja forTO Loring. ltems 2 and 3 are the ones I would need

you folks to search your email accounts and text messages for, You can send them to me and I will work with

Deb to compile the response. Don't worry about emails to me as l'll catch that'

Any questions please let me know

lmaikalaniAiuTown PlannerTown of Weston781-786-s065www.westo n.orglTown Plan ner

From: Jamy Madeja <jmadeja @ bucha nanassociates'com>Sent: Friday, March 18,2022 4:51 PM

To: Dave n po rt, Debora h <dave npo rt.d @westo n ma, gov>

Cc: Ga umond, Leon <gaumond.l @westonma.gov>; Aiu, lmaika lani <aiu.i@westonma.gov>

Sublect: Public Records Request

Good Afternoon Clerk DavenPort

Attached please find a Public Records Request for the Town of Weston.

Ple.asedonothesitatetocontactmeviaeffitedbelowifyouhaveanyquestions.

Thank you and have an enjoyable weekend,

Jamy Madeja

Jamy Buchanan MadeJa, Esq.

. Buchanan & AssociatesnEnvironmental, Land Use & Government Relations Counsel

'100 cambridge Street, 14th Floor

Boston, MA 02114(6171227-8410 office(67712s6-8491 cellwww. BuchananAssociates.com<image001.png>

<Records Request to Town re Planning Board-3.18.22.pdf>

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WESTON

OTT, NATHAN R

OTT, LINDSEY N

70 LORING RD

MA 02493

OTT, NAIHAN RDISIPIO DEVELOPMENT GROUP LLCHAYES, JOHN S. TR.

zJt

WESTON. MA

vrsroN

Assessed

This signalure acknmledges a visit by a Data Colled€r or Assessor

2,040,800

4,900

0

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0

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2,869,700

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824,000

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824,000

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Appraised Xf (B) Value (Bldg)

Appraised Ob (B) Value (Bldg)

Appraised Land Value (Bldg)

Special Land Value

Total Appraised Parcel Value

Valuation Method

Total Appraised Parcel Value

Location Adjustment

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UO

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t5

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lotal

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Year

2022

LUCAIIAN

Gls lD F 718935 2952520 Pid#

VC

0000

Nbhd.

7

SALE PRICE

2,900,000849,000

1

Number

Cond.

1.00

Site lndex

)lon

ultI

I

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SALE DATE

05-1 0-201 612-07-201211-15-1 990

uuLtt'tS

B

Unit Price

13.35

uodeAmount

B'\-VOUPAGE02660'1800051

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15,000

Land Units

SF.58,771

1.35

672286067120858

Nbhd Name

New ConstructDemolish

Total

Land Type

Toial Card Land Units

Zone

NCDE

Description

SINGLE FAM M

lssue lfate09-03-201307-25-2013

Nbnd

7

Cocie

Use Code

'1010

Permii ld20 1 3-03992013-0332

Year

B

1

1,969,400784,600

Parcel Total Land Area 1.35 Total Land Value

Property Location 70 LORING RDVision lD 25e4

Map iD 411 20/ il IBldg # 1

BldgSec #

Name1of 1 Card# 1 of 'l

State Use 1010Print Date 412912022 10:46:01 AAccount# 2564

Factaf/a

, 165,872

3,5001,400

725,792228,342

B4,034180,823

6,753725,792'108,043

54,52243,768

OA

2,040.800

2,171,060

o

00I

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(:,.1

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913JJb72327

2,902432214

7o GdOA

94

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14

James F. Gerrity

247 Meadowbrook Rd.

Weston, MA.02493

August tI,,2021

TO:

The Planning Board

c/o Weston Town Hall

PO Box 378

Weston, Ma.02493

Dear Long Suffering Members of the Planning Board:

This is simply to certify that The Weston Roads Trust has no obJection to the currently planned drivewayaccess requested by the Ott's.

I thhnk the Board's attention to this ln advance.

Si

mes F. Gerrity

Chairman, Weston Roads Trust

15

Yanakakis, Lisa

From:Sent:Cc:

Subiect:Attachments:

Aiu, lmaikalani <aiu.i@westonma.gov>

Friday, March 1 1,2022 1:57 PM

Kimberly Turner; David ConwayFW:70 Loring Rd - documentsCover Ltr to Planning Board re 70 Loring Ott project-3.11.22.pdt; Ott to Planning Boardre 70

Loring Ott drive andstormwater_03.10.22.pdf; Ex. 1-Environmental lmpact and lmprovelnent

Report_2020-03- 1 0.pdf

Updated info for 70 Loring

lmaikalaniAiuTown PlannerTown of Weston781-786-5065www.weston.org/Town Pla.n ne r

From: Joseph Skorupa

Sent: Friday, March L7,20221:12 PM

To: Aiu, lmaikalani <aiu.i@westonma.gov>Cc: Jamy Madeja <jmadeja@buchananassociates.com>; Andrea Brady <abrady@buchananassociates.com>

Subject: 70 Loring Rd - documents

Good Morning lmai,

Attached please find self-explanatory materials to distribute to the Planning Board members in preparation for the continued

hearing on 7O Loring Road's Site Plan Amendment application, scheduled this Wednesday March 16th. Do you know yet what

time we might begin?

Also, can you tell us if the Board members have any new information or questions about this project? The clients and their

attorney are asking so as not to be surprised and unprepared if anything new has been raised. The attorney is also asking

whether there are any new written Comments, so I am copying her So ygu can 'reply all.'

Can you please confirm that you are able to download and distribute the 3 attachments? .

Thank you very much for your help. \

Joseph Skorupa, ASLAAssociate

GREGORY LOMBARDI DESIGN INCORPORATEDLandscape Architectu re617.674.9721 | www.lombardidesion.com2235 Massachusetts Avenue I Cambridge, MA 02140

$

\

BUCFIANAN & ASSOCIATES100 Caunnrocr SrnBPT,l!'tn FLooR

BosroN, MA02ll4

Jeuv BucueNeN MADEJAs EsQ.

JMeoep@BucseneNAs socIATEs. coMPHoNe $n)22?-8410

FA)c (857) 214-480t

March 11.,2022

VIA EMAIL ONLY (aiu,i@westonma.gov)

Weston Planning Boardc/o Imaikalani Aiu, Town PlannerTown HalllL Town House RoadWeston, MAO2493

RE: Sunolemental Materials for 70 fpring Rd. Site Plan Amendmgnt ApDlication

Dear Mr. Aiu, and through you to the Members of the Planning Board:

Enclosed please find supplemental materials for the Site Plan Amendment Application by

T0lnring Road: initial hearing on February 2,2022 continued to March 1,6,2022.

As requested, the enclosed materials detail the "changed circumstances" between this Site

Plan Amendment application ("Ott Family Application") and the original developer's Site Plan

Amendment application submitted in 2015 ("DiSipio Application").

Specifically, the Ott Family Application has the following factors which the DiSipio

Application did not:r Support from the owner of the subject right-of ways, the Weston Roads Trust;

o Years of neighborhood consultations;o Support from all adjacent abutters on Meadowbrook Road and Loring Road;

o Over 20 letters of support from abutters and other homeowners in the Weston

Roads Trust neighborhood;e No known negative public comment;o Professionally-created net benefit to environmental conditions and natural

ecological conditions;o Documented improvement of traffic conditions,r Documented improvement of aesthetic values (scenic road; screening on

Meadowbrook Road)o No recommended plan changes by the Planning Board's landscape consultant.

For the factors above and the reasons detailed in the following documents, we

respectfully request the Planning Board's approval of the Ott Family Application.a

1

Thank you,

ftoyt,6*Jamy Buchanan Madeja, Esq., on behalf ofThe Ott Family

Enclosures:

cc: VIA EMAIL

Nate and Lindsey OttT0 Loring RoadWeston, MAA2493

Greg l-ombardi, Gregory Lombardi Design, Inc.Joseph Skorupa, Gregory Lombardi Design, Inc.Kevin O'Leary, The Jillson Company

2

\

BUCHANAN & ASSOCIATES100 ceunnrDcE STREET,14rH FLOOR

BosroN, MA02114

Jemv Bucnaruer* MADEJA, EsQ.

JMAD Eta@BuclreNeNAs socIATEs. coMPHoNE: $nr227-8/'l0

FA* (8s7) 2l+4801

March L0,2022

VIA EMAIL (aiu.i@westonma. gov)

Planning BoardTown of Westonc/o Imaikalani Aiu, Town Planner

RE: 70 Lorine Rd. - Site Plan Amendment Anolication - Chansed Circumstances

Dear Mr. Aiu, and through you to the Members of the Planning Board:

This letter supplements the Site Plan Approval Amendment request for T0 Loring Road, to alter

the location of the driv"way and make stormwater management improvements, in particular to

address the question askedby a member of the Planning Board whether the applicati_on_involves

sufficiently ichanged circumstances" from prior requests to the Planning Board in 2013 and

2015. Please note the Planning Board consultant Kim Turner did not recommend any changes to

the plans - this submittal is explanatory and responsive to Planning Board questions only.

During the February 2,2022 Planning Board hearing, the question was asked at the start of the

hearirig regarding rllocation of the eiisting driveway from Loring Road to Meadowbrook Road,

with the assumption that the Board had previously denied this request twice. The question was

raised stating tlie Board had an informal policy wherein the Board should only approve a

previously-dlnied request on the groundi that "the circumstances have changed substantially."

(As a brief point of note, during the February 2nd hearing it was stated that the request for a

Meadowbrook Road driveway ic""ss was denied twice, in 201.3 and in 201-5. However, the

record from 2013 shows that it was not a denial by the Planning Board, but rather a voluntary

change by the original site developer to move the driveway off Meadowbrook and to Loring

Road, foliowing comments received during the site walk. For additional background on same,

an Appendix is attached summarizing tneiOtt record. Of particular note is that at that time, the

owners of Meadowbrook Road had not given consent for the Meadowbrook Road relocation')

The following bullet points contrast the facts associated with the original request to amend the

Site Plan Apfroval, .ubtnitted by the developer on Septemb er 16,2015, and the occupant family

Ott's cunent request ("Ott Application"), outlining the ways in which the Ott Application

demonstrates a'tsubstantial change in circumstances."l

1 This summary is based upon review of the Planning Board's September 16,2015 Meeting Minutes, as well as the

September 28,-20L5 internal Planning Board Memorandum from John Field to Ann Swaine'

1.

\

ln20l5,the developer, Mr. Joseph DiSipio of DiSipio Development Group (herein 'theDeveloper") submitted a Request to Modified the approved Site Plan ApprovalCertificate of Action ("COA") dated August 1,2013. The Developer's ModificationRequest consisted solely of a proposal to move the existing driveway at 70 Loring Road

to an access point on Meadowbrook Road.

During the Planning Board's September 16, 2015 public hearing, the abutter at 115

Meadowbrook Road raised opposition regarding the changed traffic and the owner ofMeadowbrook Road, the Weston Roads Trust, did not consent to the use ofMeadowbrook Road.2

2022 Changed Circumstances :

o WESTON ROAD TRUST CONSENT: The Ott Application bears an assent

letter from the Weston Roads Trust, signed by the Trust's Chairman James

Gerrity.

o ABUTTER SUPPORT: The current Site Plan Approval Amendment Request

("Ott Proposal"), submitted on November 29,2AZL,is accompanied by

documenied support from the Ott's direct abutters atT4Loing Road, 1

Meadowbrook Road, and 19 Meadowbrook, as well as from five other

Meadowbrook Road and Loring Road neighbors for 21. total support letters and

(to date) no opposition. On information and belief, this is an unusually high

number of support letters with no opposition.

o TIt {IFIC/SAFETY UPGRADE: As stated in the TDC traffic analysis report,

the Ott Proposal will lead to a"6o/o upgrade from both directions.. 'providingincreased Uraking distance, better visibility and safer overall conditions for both

drivers and residents," including pedestrians and bicyclists using these roads'

TDC's analysis found that the two roads currently have "inadequate sight lines in

close proximity of sever curvature" which leads to a "substantial risk and danger

to exiiing vehitles and any pedestrian activity including bicyclists and children."

o NET ENVIRONMENTAL AND STORMWATER I\,IANAGEMENTBENEtrTI: The Ott's Project Plan, prepared by Lombardi Design involves a site

disturbance of o'minimal necessity" for removal of trees and understory plants,

and a temporary disturbance for the site grading work, resulting in net

environmental Lenefit on multiple grounds. A detailed report by LombardiDesign is attached as Exhibit l. The stormwater analysis is already on

record with the application. we also note the Planning Board's own

landscape architectural consultant, Kim Turner, stated on the site walk and

at the public hearing that she had no recommendations for changes.

2 Following said discussion, the Board unanimously voted to deny the Developer's modification request.

2

a

a

a

The Ott Proposal will lead to a net environmental benefit, in that it will (1)

remove unhealthy and dying trees on the site and replace them with new healthy

trees of a similar caliper; 1Z) improve the site's stormwater management, (3)

increase the site's understoiy for the landscaping buffer between the driveway and

the closest abutting property, and (4) increase the amount of trees and plantings

along the site to thibenefit of the entire Loring Road and Meadowbrook Road

neighborhood.

There is no question that the ott Proposal, like the Developer's request, willinvolve u t"nrpo.uty disturbance. However, it is outweighed by the resulting net

environmental benefits and the fact that the Project Plan has been formulated to

be the most environmentally beneficial and socially supported option available for

this situation. To the degree that the Planning Board believes there are additional

modifications that can b-e made to the Ott's Project Plans for the benefit of the

I-oring Road and Weston Road neighborhood or the Town of Weston as a whole,

the Ott's gratefully welcome such feedback'

EXTENSM NEIGIIBORIIOOD CONSULTATION: The Ott's Project Plan

is the result of two years of ongoing revisions to incorporate feedback from the

Ott's direct abutters and other neighbors regarding the location of the driveway,

the specific trees which would be removed, and the location and size ofreplacement plantings, to the satisfaction of all involved. There is no evidence

that the Developer'JModification Request undertook this level of environmental

diligence or oeghbot input in proposing prior driveway relocation or site plans'

Iamy Buchanan Madeja, Esq., for The Ott Family

o

In conclusion, the change in circumstances between the original request by the site developer and

the Ott's as current o*ti.r. could not be greater. Unlike the developer's proposal, the Ottproposal was extensively discussed in cooperation with neighbors, carries unanimous support

from their direct abutter., bru6 consent from the Weston Roads Trust, addresses the issue ofpreviously-raised traffic concerns by creating a 67o increzse in safer traffic conditions, and willresult in better stormwater controls, healthier trees and increased plantings on and along the

property.

The above facts and the robust application before the Planning Board merits the requested

Amendment to the site Plan Approval, and we respectfully request same.

Thank you all for your time and attention.

Cordially,

rto$,/;*

3

cc Nate and Lindsey Ott70 Loring RoadWeston, MAO2493

\

4

APPENDIX

Timeline and Facts.resarding the orisinal site Plan Approval Application

Upon review of the Weston Planning Board's August 2,2013 Site Plan approval for 70 Loring

Road, the following facts are evidenced:

The original Site Plan submitted by the developer Mr. Joseph DiSipio of DiSipio Development

Group (;'Developer") proposed driveway access on Meadowbrook Road. However, during the

June I t,ZOl3 siie walk for the Developer's Site Plan Application, some Planning Board

members expressed concern that "the proposed screening of the Meadowbrook driveway [as

envisionedl was not adequate." and a representative of the owner of Meadowbrook Road (Jim

Gerrity of Weston Lands Trust) did not consent.

During the public hearing on June 18, 2013, the Developer's project engineer stated that a

revised plan with Loring Road as the driveway access would be the final submittal. Accordingly,

no Planning Board decision was ever made regarding a Meadowbrook Road driveway.

Finally, in 2015, the Developer attempted to amend the Site Plan Approval to relocate the then-

built Loring Road drivewayio Meadowbrook Road, but again lacked consent from the owners of

Meadowbrook Road (the *eston Roads Trust) and from the site's abutters, and was accordingly

denied.

5

EXHIBIT I

GREGORY LOMBARDI DESIGN

Landscape Arch itectu re

OTT RESIDENCE - ENVIRONMENTAL CONDITIONS AND IMPROVEMENT STATEMENT

Date: t0March2022

Project: Ott Residence - 70 l.oring Rd., Weston, MA,02493Prepared by: Joseph Skorupa, GLDI

This letter is to address the concerns of some on the Weston Planning Board regarding the Site

Plan Amendment Application submitted by our clients, Nate and Lindsey Ott, specifically,regarding the environmental conditions and improvements included in the application submitted

tolhe noard by Gregory Lombardi Design. The proposed site plan will have immense beneficial

environmental and ecological site impacts while exceeding cunent planning board requirements.

The current environmental site conditions are that of an intermediate woodland or immature

forest - in transition from a habitat of older established trees which are now in mostly poor/fair

condition and established seedlings. These seedlings, now grown, have been in competition with

each other for limited resouroes based on the light conditions, air flow and water to soil

saturation - which in turn create a declining condition for the tree stand or wooded area itself

(as well as a strong lack of wildlife and biological activity which both help to perpetuate the

ecosystems within themselves).

The existing tree stands are currently 'two-level' forested areas which consist of a tall canopy

atop thin, 'self pruned' and potentially weak-growth seedlings attempting to out-compete each

othir, and the giound plane, which consists of mostly eroded and self compacted soils with a

distinct lack of nutri.nt du" to the reduced biological activity from the conditions mentioned

above. This type and system of forest is distinctly marked by a lack of vertical stratification, a

significant number of trees with potentially hazardous heights comparative to strength, a

silnificant presence of monoculture, as well as a definitive lack of biological, habitat and food

*our"es which continue to keep the wooded area in a fluid yet somewhat declining state.

The lack of understory includejminimal levels of undergrowth species and high quantities offoliage at around fifty feet or above on thin stalks with no lower branching.

Woodlands similar to this condition tend to crowd themselves with seedlings competing against

each other, which creates dense shade and very little light or air flow to the soil or duff layers.

The lack of light and warmth prevents biological activity such as microbes or even fungi from

flourishing as duff material slows in its process of breaking down (or ground layer plants from

establishing which allows for overall soil degradation). The general state of the declining soil

nutrient levels allows water to condense and compact the soil, essentially filling soil voids and

impeding root growth while contributing to erosion-

2235 MASSACHUSETTS AVEN UE, CAM BRI DGE, MASSACHUSETTS 02 140

T. 617.492.2808 F. 6:-7.492.2904 WwW.LOMBARDIDESIGN.COM

Page 2

I Natural resource conservation service, 'forest stand improvements' - The United States Department of Agriculture (USDA)

April 2005

This process then begins to set the trees towards a weaker path, which in turn can perpetuate this

cyclJand force the forested area to remain in an intermediate state, rather than progless towards

an old growth forest - which has the highest environmental impact. When this monoculture and

weakened-state intermediate forest sits in this condition it is also much more likely to be

susceptible to plant pests, diseases and even wildfire. The minimal nutrient levels, lack ofcorridors for wildlife movement and lack of food/habitat sources tend to cause a reduced wildlifepopulation and a generally negatively impacted ecosystem'

There are several methods of helping to assist with or improving this condition, with the

end goal of these proposed methods as the following:

o To initiate and maintain forest stand regeneration;. To reduce the potential of damage from wildfire, pests, and diseases;

r To restore natural plant communities and all necessary parts of the local ecosystem;

r To improve aesthetic, recreational, and open space values for residences and Scenic

roadwaysr To improve wildlife habitat and food sources, as well as to allow for movement along edges;

r To improve water conservation and storm water management systems;

o To initiate and maintain forest stand regeneration:

1. Removal of unhealthy/poor condition plant material and replacement with

significantly healthier material will help to prevent diseases as well as reduce

poor or faiihealth small growth in favor of healthy nursery material planted

around the site.2. The submitted landscape plan will thin out the existing trees that are in poor

condition and allow for greater uptake of nutrients to promote healthier

vegetation overall, improved access to light throughout the woodland, and

increased overall environmental health through varied species which prevent

'monoculture' and the spread of potential plant pests of diseases.

3. The improved condition will strengthen existing and proposed trees and allow

for a varied height woodland, healthier soil and organic systems whilecontinued efforts to plant understory growth will allow for numerous potential

benefits to maintain and continue a process of woodland regeneration.

4. "Intermediate featrnents are applied to established immature forests to

improve them. They may be undertaken to remove poor quality trees; to

remove undesirable tree species; to thin the stand and increase the growth rate

of residual trees; to remove large, poor-quality trees that are shading smaller,

good-quality trees; to remove insect-or disease-infested trees; or to remove

species damaged by insects, disease, fire, or extreme weather" 1

I Natural resotu.ce conservation service, 'forest stand impmvements' - The United States Department of Agriollture (USDA)

April 2005

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5. "The scientists found that in the thinned areas, average growth was nearly 26

percent greater than in the unthinned areas, when adjusted for species, initialiree size, and crown class. Midstory trees and the understory also responded

positively" 2

6. "Thinning with skips/ gaps was easy to apply and resulted in little damage to

residual trees. Variabitity in tree growth rates increased within stands that had

received variable density thinning and responses were evident within 5 years -

all sizes of trees responded in the areas that were thinned. Variabilityincreased in plant cover (especially herbaceous plants) and in tree

regeneration." 3

To reduce the potential of damage from wildfire, pests, and diseases:

1. The planting of various species at differing sizes will end a monoculture

condition on site which will help prevent the spread of plant pests diseases

through foliage, bark or root systems.2. The general thinning of some areas on the site will increase plant

health/susceptibility to fire, as well as improved health for protection against

currently present potential problems.3. The thinnld woodland will allow for more light and warmth, which will

instigate the breakdown of forest duff (in turn improving nutrient amounts for

uptaie) which helps peqpetuate a positive cycle and also helps prevent the

spread of fire along wooded corridors or between properties.

4. "Generally, the healthier the forest, the more resistant it is to widespread pest

attack. Overmature, weak, wind-thrown, and lightning/fire-killed trees have

little or no defense against infestation and are a factor in the buildup of pest

populations. Selective cutting of susceptible trees, thinning that accelerates

growth, and other similar long-range forest management practices that

stimulate vigorous tree growth are good methods for indirect control of insects

and diseases. These practices reduce the host material and breeding grounds ofpests that may spread to healthy trees." 4

a To restore natural plant communities and all necessary parts of the local ecosystem:

1. The original community in this area was almost entirely white pine and

oalc/maple woodland with a dense understory - which was heavily forested

earlier this century and has left many areas in this transitional phase'

2 The benefits of variable-density thinning, U.S. Department of Agriculture, Forest Service, Pacific Northwest Research Station,

Science Findings, 2009.3 The benefits Jf variable-density thinning, U.S. Department of Agriculture, Forest Service, Pacific Northwest Research Station,

Science Findings, 2009.a Encyclopedia Britannica - Pest and disease protection in forestry, 2020.

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2. By including healthy varieties of various species (including a significantnumber of native and non-native noninvasive plantings) will help to foster and

encourage species growth and acclimation in the area, assisting the forested

area in moving closer towards an 'old $owth forest'3. These understory plantings and varied height shade/ flowering trees will help

to mitigate any damage to the local ecosystem while helping to improve and

maintain a positively growing fluid woodland - as well as improving the

conditions for local wildlife to perpetuate a functioning and healthy ecological

system.4. "The organisms composing forest communities adjust to/ shape the complex

three-dimensional structure of their environment and inhabit alarge variety ofniches along the vertical gradient ofthe forest. Even though the degree ofvertical stratification varies among different vertebrate groups, patterns ofcompositional stratification can be observed across Communities of birds, bats

and non-flying small mammals exist in terms of abundance, species richness,

diversity, and community composition. Frugivorous members of these taxa.

play important roles as seed dispersers and forage on fruit resources that, in

iurn, uury in quantity and nutritional value along the vertical gradient." 5

To improve aesthetic, functional and open space values for residences and Scenic

roadways:

l. The proposed plans will improve the edge conditions using the methods

abovi, is well as to help create more consistent, continual and natural-looking

buffers along scenic roadways. These buffers would function both

aesthetically and environmentally to reduce noise, uptake roadway runoff and

produce vast benefits for the soil and surrounding plant communities.2. These natural buffers, which include ground plane, small, medium and large

height shrubs mixed with flowering and shade trees will improve the

r*piti"n"e of both homeowners and visitors traveling through these areas ofWeston, as well as help to perpetuate seed movement through natural or

animal sources along these corridors'

To improve wildlife habitat and food source, as well as allow for movement along edges:

1. The current site, as noted above distinctly lacks a significant number ofelements required for a productive ecosystem which will begin to be resolved

through our proposed plans.2. There are cuirently very few habitat locations in the canopy or intermediate

trees - All maintain very little branching aside from the very top leader

5 Vertical stratification and the effect of animal populations,2}2},Biol Rev Camb Philos Soc, Epub, 2020 Nov 2'

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growth, and the canopy above is too unstable and unsafe for most uses/nesting

uses. These trees offer little in the way of wildlife habitat or nutrient value.

3. The ground plane is currently covered in a dufflayer many years old, with avery slow rate of decay/decomposition (which is a major regenerative element

required in the perpetuation of healthy forests). This lack of understory ormid-level plantings restrict safe travel/movement of wildlife, hinder the

establishment of food sources or loflmid level habitats, and keep the

ecosystem limited and struggling.4. Our proposed plan takes these elements into account by expanding the vertical

stratification on site, expanding the varied-level buffers along edges (where

animals actually feed, live and travel along) and will provide various ground,

mid level and tree height habitats, food sources, and nesting areas.

To improve water conservation and storm water management systems:

1. The current condition, in a weakened state, has created a dense and compacted

soil layer with a loose duff layer above which is contributing to saturated soils

and general erosion rather than groundwater recharge and reuptake byplantings.

2. The proposed improvements would not only capture all water on the

hardscape surfaces on the site but would help prevent runoff by establishing a

healthy layered plant community and an improved soil condition through all

natural processes.

3. The various stratified layers of plantings will 'hold and release' rainwater

which helps improve soil penetration by slowing the overall speed and density

of rainfall that is impacting directly on the soil layer.4. The plantings that uptake water through improved root systems and growth,

allow for griater groundwater recharge by improving the soil conditions and $

slowing the fatl rate, and will allow for greater levels of evapotranspiration of \excess water, which is returned to the air through foliage which cools the air

and returns excess water to the water cycle'5. "Healthy Forests filter and regulate the flow of water, in large part due to

their leafy canopy that intercepts rainfall, slowing its fall to the ground

and the forest floor, which typically acts like an enormous sponge,

typically absorbing up to L8 inches of precipitation (depending on soilcomposition) before gradually releasing it to natural channels and

recharging ground water." 6

6 Penn State Ex. 'The benefits of Healthy Forests on storm watef management' Aug l7 2015.

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TOWN OF WESTONPlanning Board Meeting January 19,2022Document Prepared by Susan Peghiny

Video Recording: https://weston.vod.castus.tvlvod/?video:07c66f8b-0c61 -4d61-8eef-89b6cc&a3fcf&nav:programso/o2FPlanning%o20BoardYo20-%o20Weston%o2}MA

Meeting called to order at 7:00 PM. Chair Alicia Primer read Govemor Baker's Suspending Certain Provisions of theOpen Meeting Law.

Planning Board Members Present StaffMembers PresentAlicia Primer (AI) - Chair Yes Imaikalani Aiu (IA) - Town Planner YesLeslie Glynn (LG) Yes Christine Zale (CZ') - Assistant Town Planner YesSteve Oppenheimer (SO) Late Dave Conway (DC) - Consulting Civil Engineer YesAlex Selvig (AS) Yes Kim Tumer (KD - Consultine Landscaoe Architect YesLori Hess (LH) Yes Others

Katharina Wilkins, Sustainability Committee Yes

Public Comments

AS said a new house being built near the Case Estates that did not come to the Planning Board. He asked for informationabout this house and why it did not come to PB for review. IA will take a look.

Other Business

Town Planner Report

o Review of upcoming meetings & site visits

o 40B Undates: (lA reoortins)o 518 South Ave: Going over groundwater issues.

o 751Boston Post Road: IA is reviewing the ZBA decision that was renegotiated.o 104 Boston Post Road, Stony Brook: Nothing new.o 269 North Avenue: No building permit has come in.o 0 Wellesley Street: Will come to Planning later in process.o 255 Meniman: Discussing tonight.

o Lons Ranse Plans: (lA reoortins)o Private Tree Protection: Working group met and made progress.o Historic Heritage: Will be on the 2116 meetingagenda.o Rules & Regulations: Will tentatively be on the 2116 agenda for Counsel Jonathan Murray to provide update.o Water Master Plan: Update will be provided at the next meeting.o Trees in RoW: Challenge Grant application is still in process.o Demolition Recycling: Nothing new.o Site Plan Approval Amendment/RcFA Special Permit: Will be on216 meetingo Meeting Efficiency: Nothing new.o Hybrid / Online Meetings: Nothing newo Water Tower Zoning: Hearing being at 212 meeting.IA reviewed the process which was discussed.o Lighting: Starting an RFP to get these rules & regulations going.

o Committee Undates (CZ reoortins):o Water Towers: Working on the bylaw draft.o Sustainability: Had discussion of Riverside project the previous day.o Tree Advisory: Kicked off 2022 initiatives, including Case Park Sustainable Revitalization Project.o HPP Implementation: Planning needs to find agenda time for Housing Choice Rules.

Public Hearins

5 Radcliffe Road - Scenic Road Site Plan Approval - New 6,565f RGFA House - Daniel Santangelo, Applicant

Representation: Dan Santangelo. Bill Doyle, Civil Engineer; Dan Quaile, Architect.

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Weston Planning Board Minutes, January 19,2022 Page I

Overview: AP noted that the Board had not yet done a Site Visit, and asked the Board to make notes of questions but holdthem until after the Site Visit.

Mr. Santangelo provided an overview of the proposed landscape plan.

Mr. Quaile provided the review of the architectural and lighting plans.

Mr. Doyle presented the drainage system for the proposed house.

Documents:Architectural Drawings for 5 RADCLIFFE RGFA Calculations for 5 RADCLIFFECivil Drawings for 5 RADCLIFFELandscape Drawines for 5 RADCLIFFE

Discussion: DC requested a drawdown calculation for the next meeting. There was no other discussion because the sitevisit had not been done.

Motion: LG moved to continue the public hearing to March 2, 2022. LH seconded, and the motion passedunanimously by rollcall vote.

45 Hill Top Road - Scenic Road Right of Way Work - Remove Five Trees - Edwin Smith and Teresa DeMarco,Applicants

Representation: Terry DeMarco and Edwin Smith, owners.

Overview: Ms. DeMarco said most of the hemlocks on the properfy are diseased. They are working to save most, but 2 aredead and 3 are almost dead. These trees also abut the power lines along the street.

Documents: Photo of trees proposed to be removed

Discussion: KT said there is one tree that could be saved because the wound was old and had healed.

LG asked if there was an arborist report. IA said no, but there was a report from the owner's tree company.

AP asked if the owner would agree to the removal of the other four but leave the one in question. This was agreed to.

LG asked if there were tree replacement plans, and suggested canopy trees along Hillside. Ms. DeMarco said they hadtalked to their tree company about what should go in there and are happy to do this. There was a discussion of canopytrees.

Public Comments:

Motion: LG moved to close the public hearing. LH seconded, and the motion passed unanimously by rollcall vote.

New Business

70 Loring Road - Site Plan Approval Amendment - Relocate Driveway at existing 8,517sf RGFA house - Nathanand Lindsay Ott, Applicants - Item will be Continued

Motion: LH moved to continue the public hearing to February 2, 2022. LG seconded, and the motion passedunanimously by rollcall vote.

Old Business

255 Merriam/l1 Hallet Hill, Village at Silver Hill - AARC Site Plan Approval Amendment - Remove fiveadditional trees

LG recused herself from board discussion on this topic and participated as a member of the public.

Representation: Leslie Fanger, Landscape Architect; Mike Duran, Developer.

Overview: Ms. Fanger reviewed the tree removal plan and explained which additional trees they are asking to remove andwhy. She also reviewed the tree replacement plan.

Documents:255 Merriam tree removal protection plan Updated Landscape plan for Village at Silver HillArborist Report for Village at Silver HillTree numbering plan for Village at Silver Hill

Weston Planning Board Minutes, January 19,2022 Page2

Discussion: KT said this presentation covers all of her comments and the Boards' comments from the last site walk.

AP said that she had been contacted by several neighbors who are concerned that the maple in the front yard was notadequately protected. Ms. Fanger said the protection fence should prevent trucks from driving near the tree. The mulch isdeep and will also protect the tree. She said the mulch is not permanent so it will not harm the tree. It was agreed to pullsome of the mulch away from the root flare.

Public Comments: Jerry Haber, 15 Bradle Road, asked if there are healthy viable trees that will be removed. Ms. Fengersaid the trees that will be removed are dead, which KT confirmed.

AS said he was shocked at the site visit by the lack of regard that was paid to the trees, and wants to ensure that there ismore attention paid in the future. AS suggested a bond to protect the trees, which will be done. Mr. Haber said a bond hadbeen offered earlier in the process with the ZBA.

Dr. Haber thanked the Board for enforcing the neighbors' concems about the trees.

Leslie Glynn, speaking as a resident and not a member of the Board, asked to see the arborist report on the root trimmingand for the rest of the site, which was agreed to. Ms. Glynn asked for clarification on how the wood chip pad would helpthe tree roots and the steep slope. IA said there was a layer of topsoil with wood chips on top.

Ms. Glynn suggested that another canopy tree be added along Merriman Street, but AP said that would require changingthe original approved landscape plan. Ms. Glynn then asked the developer to considering adding more trees in that area.

Ms. Glynn also said the historic stone wall had been damaged. Mr. Duran said the plan calls for the wall to be taken downand then rebuilt. IA said plan requires the wall to be repaired and maintained and outlined the wall plans. This wasdiscussed and it was discovered that the historic stone wall was approved for removal. IA said he would look into thisissue.

Susan Scott asked what the bond will cover exactly and what would the consequences be. AP provided the information.

Dr. Haber asked if it was certain that there will be a bond. AP said this was agreed to by the Board.

The decision for this item is scheduled for February 2,2022.

Mr. Oppenheimer joined the meeting at this point.

Continued Public Hearing

9'15 and 20 Riverside Road - Site Plan Approval - Redevelop Existing Office Park to Biotech Offices - GreatlandRealty Partners, Applicant

Representation: Teri Ford, Director of Development; Kevin Sheehan, Greatland; Tom Dundon, Architect; Michael Munn,Sustainability Consultant; Bob Lever, Water Consultant.

Overview: Ms. Ford provided some background and an overview of the sustainability issues and plans.

Mr. Munn recapped the sustainability features of the site.

Ms. Ford said they will opt into 100% renewable energy with the Weston Power Choice program. She explained thelimitations of the site regarding other types of ways to use renewables and said they will buy carbon offsets for theconsumption of the buildings for 20 years, which will be done by a payment based on the anticipated design consumptionof the buildings.

Ms. Ford pointed out that 5% of parking spaces will be electric vehicle charging.

Ms. Ford explained their plan to use sustainable building materials such as CLT (cross-laminated timber)/Mass lumberand explained why they want to invest in this technology. Mr. Dundon provided more details about this type ofconstruction.

Documents:Applicant Responses to Transportation Peer ReviewArchitectural Plans for 20 RiversideArchitectural Plans for 9-15 RiversideBoundary Survey Plans for 9- l5 RiversideCivil Engineering Peer Review for Riverside Road

Civil Plans for 20 RiversideCivil Plans for 9-15 RiversideCover Letter for Riverside Road RedevelopmentInitial Presentations to Planning BoardLandscape Plans lor 20 Riverside

Weston Planning Board Minutes, January 19,2022 Page 3

Landscape Plans for 9-15 RiversideLandscape Revisions Presentation for Riverside RoadOffsite Roadway Improvement Plans for Riverside RdPark Rd Improvements Turning MovementsPresentation to PB Transportation with Park RdProject Narrative for Riverside RoadRiverside Campus Traffic lmpact Analysis Peer Review

Riverside Labs Off-Site Transoortation lmorovements PeerReview Resoonses

Site Lighting Report for Riverside RoadSite Visit HandbookStormwater Reoort for Riverside RoadTraffic Studv for Riverside Road

Discussion: Ms. Wilkins said her impression is that Greatland has made an honest effort and sees difference in plans fromNovember to now. She said all of Sustainability's "what if' questions have been answered. She pointed out that labbuildings are high energy users and there is not much to do about that given the limitations of the site. Greatland'scommitment to opt in to 100% renewable energy through Power Choice will be beneficial to Weston.

AS said he appreciated Greatland's commitment and efforts to try to mitigate their carbon footprint.

LG expressed appreciation for Greatland's plan to use CTL/Mass lumber.

Ms. Wilkins shared an experience she had speaking to the CFO of the biotech company she works for.

LG asked for confirmation on several issues, which were provided.

LG also asked about grey water handling, and Ms. Ford explained the challenges of the site in the area. Mr. Leverprovided more details about this issue, which was discussed.

LG asked if the LEDs on the end of the site could be kept to 2700-3000 kelvins, which was agreed to.

LH asked about future EV charging compatibility and if there enough at the site. Ms. Wilkins said she is more concemedabout the electricity capacity at the site. Ms. Ford said this is a concern for Greatland, too. Capacity need in the area wasdiscussed.

LS asked if there was any mitigation for potential bird strikes. Mr. Dundon said the amount of glass on the two buildingsin question has been reduced, and a non-reflective panel has been used between floors, and the solid components ofthefagade have been modified to add depth,

AP asked what would happen to the tree trunks of the large trees being removed from the site. Mr. Dundon said they arelooking at options and explained several possibilities.

Public Comments: There was no public comment.

Other Business

44 School Street - Informational Presentation - Brooks School Apartments Expansion

Representation: Tom Timko, Architect and Chair of the Elderly Housing Committee.

Overview: Mr. Timko explained that process the Committee intends to do in order to bring a request of $250,000 infunding to Town Meeting. He then provided an overview of the issue, needs, and plans to expand the housing.

Discussion: AP asked how the neighborhood outreach is progressing. Mr. Timko explained upcoming plans for this.

LH asked if there were thoughts about making it a net-zero or sustainable building. Mr. Timko explained their plans.

AS asked how this project would affect the plumbing/sewage treatment issue in Town. Mr. Timko said there is some sparecapacity on site, which is why the number of new units is 14.

LG made some suggestions regarding sustainable building. She also asked about why Building D is not on the SHI, and iffunding for this project would allow it to be part of the SHL There was a discussion of the funding structure.

751 Boston Post Road - Comprehensive Permit - Decision Comparison

This item was continued to a future meeting.

Decisions

21 Chestnut St - Scenic Road Site Plan Approval and Scenic Road Right of Way - New 11,094sf RGFA House andRemove Portion of Stone Wall - Darren and Michelle Black, Applicants

Weston Planning Board Minutes, January 19,2022 Page 4

Motion: LH moved to approve as amended 2I Chestnut St - Scenic Road Site Plan Approval and Scenic Road Rightof Way - New I 1,094sf RGFA House. AS seconded, and the motion passed by rollcall vote with SO abstaining.

Motion: LH moved to approve as amended 2I Chestnut St -Remove Portion of Stone lhlL LG seconded, and themotion passed unanimously by rollcall vote.

83 Brown St - Scenic Road Site Plan Approval and Scenic Road Right of Way - New 5,750sf RGFA House andRemove One Tree from Brown St Right of Way - Weston Brown LLC, Applicant

Motion: LH moved to approve as amended 83 Brown St - Scenic Road Site Plan Approval and Scenic Road Right ofWay - New 5,750sf RGFA House. LG seconded, and the motion passed by rollcall vote with SO abstaining.

Motion: LH moved to approve as amended 83 Brown St -Remove One Treefrom Brown St Right of Way. LGseconded, and the motion passed by rollcall vote with SO abstaining.

44 Ripley Lane - Scenic Road Right of Way Work - Remove Portion of Stone Wall, Jamie Gerrity Applicant

Motion: LG moved to approve 44 Ripley Lane - Scenic Road Right of Way Work- Remove Portion of Stone Wall.LH seconded, and the motion passed unanimously by rollcall vote.

Future MeetinssFebruary 2,2022February 16,2022

Adiournment

Motion: LG moved to adjourn, LH seconded, and the motion passed unanimously by rollcall vote.

Meeting adjoumed at 10:05p.m.

Respectfully submitted,

Susan PeghinyRecording Secretary

Weston Planning Board Minutes, January 19,2022 Page 5

TOWN OF WESTONPlanning Board Meeting February 2,2022Document Prepared by Susan Peghiny

Video Recording: https://weston.vod.castus.tvlvod/?nav:programsTo2FPlanning%o20Board%o20-olo20Weston%o20MA

Meeting called to order at 7:001 PM. Chair Alicia Primer read Governor Baker's Suspending Certain Provisions of theOpen Meeting Law.

Planning Board Members Present StaffMembers PresentAlicia Primer (Al) - Chair Yes Imaikalani Aiu (lA) -Town Planner YesLeslie Glynn (LG) Yes Christine Zale (CZ) - Assistant Town Planner YesSteve Oppenheimer (SO) Yes Dave Conway (DC) - Consultine Civil Ensineer YesAlex Selvie (AS) Yes Kim Tumer (KT) - Consultins Landscape Architect YesLaurie Hess (LH) Yes Others

Rob Williamson, Wright-Pierce, consultant YesAmy Coppers, Wright-Pierce, consultant Yes

PUBLIC COMMENT: There was no public comment.

OTHERBUSINESS

Town Planner Report

r Review of upcoming meetings & site visitso 40B Uodates:

o 518 South Ave:Next meeting is on February l7th.o 751 Boston Post Road: On agenda tonight.o 104 Boston Post Road, Stony Brook: No update.o 255 Merriman: On agenda tonight.

r Lonq Ranqe Plans:o Private Tree Protection: Working on a framework to present to the Board.o Historic Heritage: Will be continued from FebruaV l6tn meeting.o Water Master Plan: On tonight's agenda.

o Committee Updates (CZ reporting)o Water Towers: On agenda tonight.o Sustainability: AS reported that they are exploring a fossil fuel bylaw for new construction.o Tree Advisory: They presented to CPC funding request for Case Park. Next meeting is February 9.o CPC: Their January 24th meeting included presentations for Town Meeting.o Invasive Plants: CZ reviewed their current priorities.

Update from Weston Plant and Pollinator Alliance on Byron Road Landscape Project

Reoresentation : Elizabeth Soares

Overview: Ms. Soares described the Byron Road traffic triangle and proposed pollinator garden for the site. She alsoasked for recommendations on how to repair the historic stone wall. They would like to begin site preparation in thespring/early summer. DPW has agreed to help with site preparation.

Discussion: There was a discussion of CPC fund availability and application timing.

AS suggested that DPW could repair the area of the wall that appears to have been hit by a car. This was discussed and itwas decided to do a site visit. It was also suggested that Ms. Soares talk to town counsel about whether the wall would bea repair or historic preservation.

There was a discussion of the trees on the site and Ms. Soares said the ailing cherry/crabapple tree will be removed but theYew at the wide end of the triangle will remain.

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Weston Planning Board Minutes, February 2,2022 Page I

PUBLIC HEARINGS

221 Boston Post Road - Scenic Road Site Plan Approval - New 7,134sf RGFA House - Bhaskar Edara and SudhaBolla, Applicants

Representation: Angela Kearney, Landscape Architect; DanCarr, Civil Engineer; Brian Zagorites, Architect

Overview: Mr. Carr reviewed the engineering plan for the proposed house. Ms. Kearney presented the landscape andlighting plans for the proposed house. Mr. Zagofites presented the architectural plan for the proposed house.

Documents:o 221 Boston Post Road Civil Engineering Plans o Existing Condition and Context Plans22l Boston Posto 221 Boston Post Road Landscape Plans Roado 221 Boston Post Road Lighting Plans and Specs o Hydrology Calculations for 221 Boston Post Roado Arborist Report for 221 Boston Post Road o RGFA Calculations for 221 Boston Post Roado Architectural Plans for 221 Boston Post Road

Discussion: DC advised that he was satisfied with the engineering.

KT said the landscape plan looks robust, although some existing trees are deciduous, and the ledge does not block all ofthe house. She suggested some larger evergreen shrubs at the top or trees at the bottom added to thatareato help withbuffering. After some discussion it was agreed to add 3 field-located shrubs in that area.

AS asked for details on the side of the house that would face the historic house next door. There was a discussion of thevisual impact of a modern white house in a National Register Historic District.

LG expressed concem about the location of the LED strip lights, which Mr. Zagorites spoke to.

LG asked if the native grasses are drought-resistant, which Ms. Kearney confirmed. LG also asked for details about thelocation of the front fence which Ms. Kearney provided. LG asked for some shrubs on the road side of the fence, and Ms.Kearney said they will try to do that, although there are places where the fence is very close to the wall drop off.

LG asked about the demolition plan and suggested that there were items in the house that might be salvageable and askedthat they consider this.

LH asked if the house would have solar panels since they are removing trees for solar gain. Ms. Kearney said there maybe panels in the future but right now the goal is to increase the passive solar in the house. LH asked if there were othersustainability components in the house, and Mr. Zagorites said they had not discussed this.

AS pointed out that the south-facing side of the house does not have many windows and will not benefit from solar gainby removing trees and asked why they wanted to remove the trees for so little benefit. Ms. Kearney said the goal is tobring more light into the house, plus make space for the driveway.Mr. Zagorites explained how the light gain from thisside of the house would penetrate into the house.

SO said it appears that the trees are being removed for the driveway. He asked for clarification on the location of the newdriveway, which Mr. Zagorites and Ms. Keamey provided.

SO also asked several questions about the existing and new fencing, including matching the color of the new fence to theexisting one or painting all of it dark green. SO also asked if the fence could be turned north earlier to move it away fromthe road.

AS said the house does not fit the fabric of the historic district and is concemed that solar gain was cited as the reason toremove trees when that appears to be untrue.

AP asked several questions regarding the trees along the road.

SO asked if the house could be moved north to keep more existing trees, which would make the house color and designless noticeable from the street by increasing the screening.

Public Comments: Steve Jackalis, 215 Boston Post Road, said he is concerned about the color of the house because ofglare on the east side. He is also concerned about trees and their sizing. The lighting is also of some concem, and finallyhe proposed using a natural berm instead offencing along the front.

Weston Planning Board Minutes, February 2,2022 Page2

Motion: AS moved to continue the public hearing to March 2, 2022. LG seconded, and the motion passedunanimously by rollcall vote.

Zoning Bylaw Amendment - Development Standards for Municipal Utilities - Town of Weston Applicant

Overview: IA explained that the water tanks in town need to be replaced, and because of where they are located there is aneed for azoning change. He then outlined the draft bylaw.

IA said that another approach would be to get a variance at each site, although each ofthese would be subject to appeal.

Documents:o Hydraulic Profile-Graphic o Water Tank Graphics Boardo Proposed Zoning Bylaw Amendrnent for Municipal

Utilities.o Transmittal of Zoning By Law Amendment

Discussion: LH asked if the proposed unlimited height for water tanks was standard in other towns, Mr. Williamson saidhe was not aware of any community that has a height limitation on any water tanks. There was a robust discussion of theheight limitation issues as well as what other towns do.

AP asked if a cell tower could be added to the top of a water tower. IA said that in the draft bylaw as written this is notallowed, but the Select Board asked that it be considered.

LH asked if the proposed size of the new tanks is unusual in any way. Mr. Williamson said there is nothing unusual andexplained the criteria used to size the tanks. Ms. Coppers said it is also based on the topography of the community.

LG pointed out that nothing in the draft bylaw mentions water conservation and wondered if the water problem be solvedthrough conservation. This was discussed.

AP asked Mr. Williamson about Wright-Piece's report from 2019 and its difference from the current recommendation.This was discussed.

AP asked about the replacement of the pumps for the water coming from the reservoir near Wellesley, which wasdiscussed.

LG asked if larger pipes would be required to serve the larger tanks. Mr. Williamson explained that currently this wouldnot be needed but would be in the future, which he explained.

LG asked if other places in town with elevation had been considered for the additional tanks instead of replacing theexisting tanks. Mr. Williamsons said they had looked at other town-owned property, and none are appropriate. Plus, thatwould not reduce the additional height needed on the existing tanks.

LG asked if graphics could be provided to have a visual idea of the height of the tanks and also what shadows would becast. Mr. Williamson shared a drawing of the existing and proposed tank heights for comparison, which was discussed.

There was a discussion ofsiting the tanks and conservation land access.

SO asked for clarification of whether or not the Board would be voting on the height of the tanks, since that is decided bythe water elevation needs. There was a discussion of options regarding the height. He also suggested that the waterconservation issue be considered separately from the tanks issue since they were not related.

Public Comments: Tom Seaman, 100 Highland Street, asked for clarification on what structures would be outside of theheight restriction, and IA explained that it would only be the water tanks. AP pointed out the Select Board's request toallow cell towers. Mr. Seaman asked why the Town was attempting a bylaw rather than a variance for each tower andexpressed concern that input from residents would be limited by this approach. Mr. Williamson said the tank height isdictated by the needs of the community. If the tanks are not allowed, a large part of the community would have inadequatewater service, especially for fire protection. There was a discussion of this issue.

Diana Chaplin, Love Lane, said that the lack of redundancy for the water coming into the town was very concerning andthought this should be resolved before replacing the tanks.

Mario Alagna, 137 Sherborn Circle, asked if the existing pumps are strong enough to service the tanks and if rebuildingone tank has value until all three are done. Mr. Williamson said replacing the pumps is part of the proposed plan, and that

Weston Planning Board Minutes, February 2,2022 Page 3

building the tanks one at a time will not benefit the town for many years. They are recommending doing two tanks at thesame time to expedite the benefits.

Barbara Fullerton expressed concern about the water demand of the proposed 40B development on Rt. 30. Mr.Williamson explained that the issue is serving housing on higher elevations and providing fire protection, and which typesof usage, primarily commercial and industrial, add significantly to water demand. The final size of the tanks will includeany new developments under consideration.

Roy MacDowell, 156 Highland, said he would like the zoningbylaw to limit the height of the tanks to what is needed foradequate service rather than leaving it unlimited. He also said he does not have an issue with emergency communicationstowers on the tank but is concerned about cell towers being allowed.

Motion: LH moved to continue the public hearing to March 16, 2022. LG seconded, and the motion passedunanimously by rollcall vote.

OLD BUSINESS

70 Loring Road - Site Plan Approval Amendment - Relocate Driveway at existing 8,517sf RGFA house - Nathanand Lindsay Ott, Applicants

Representation: Joe Skorupa, Lombardi Design; Kevin O'Leary, Jillson Engineering; Jamie Madeja, Permitting Counsel.

Overview: Mr. Skorupa outlined the existing site conditions and the proposed driveway and landscaping changes.

Documents: AS asked who had deemed Loring Road "unsafe". Mr. Skorupa said a report was done by TransportationData Corporation. Ms. Madeja pointed out that not all of Loring Road is unsafe, but that it is less safe for how the ownerswant to use the property. There was a discussion of the conditions on Loring Road.

Mr. Skorupa outlined the tree removal plan.

Discussion: AP referenced the minutes of a 2015 Planning Board meeting where the chair said:

"The Planning Board's initial findings on the proposed driveway would not be reconsidered from the decisiontwo years ago without compelling reasons to change the decision. He wondered what had changed to have thePlanning Board reverse their decision." AP explained that in a 2013 decision, the Board found that "adriveway fronting on Meadowbrook would be counter to the stated goals of site plan approval listed in theTown of Weston Zoning Bylaw, Section 11 Site Plan Approval Standards and Criteria. . . .relocation of thedriveway from the existing cut on Loring to a new curb cut on Meadowbrook would result in a failure topreserve natural or historic features and would fail to minimize tree, vegetation, and soil removal and gradechanges".

AP explained that in 2013 and 2015, the Board denied requests to relocate the driveway. She asked the Board if there hadbeen anything presented that would cause the Board to reverse two previous decisions.

SO, who was on the Board at the time of the previous decisions, said he does not remember why the house was sitedbackwards (rear yard facing the driveway entrance on Loring Road, front yard in the rear). AP explained that thedeveloper said they would have had to remove ledge and more trees to reverse the house orientation relative to LoringRoad and that the current orientation would make sense if the driveway could be relocated to Meadowbrook Rd.

There was a discussion of the issue.

AS said that although there are two previous decisions, he does not see anything wrong with the request and sees no harmbeing done. SO agreed, especially since the neighbors are now in support of the request, which they weren't in 2013 and2015.

LH expressed concem about reversing two previous Board decisions. She does not feel there has been compelling newevidence that circumstances have changed. This was discussed.

LG expressed discomfort with overturning two previous Planning Board decisions but could also see why the decisionsmight be overtumed. She could see both points of view.

Ms. Madeja said the circumstances are different from the previous requests because the previous Board was heavilyinfluenced by residents and the Roads Trust, who felt the developer had not worked with them. Now, the owners haveworked with the neighbors and the Roads Trust to gain support for the change.

Weston Planning Board Minutes, February 2,2022 Page 4

There was a discussion of who the letters of support were from.

LG asked what changed the position of the Roads Trust from previous requests. Ms. Madeja said it was the support of thearea neighbors, and how it was presented. There was a discussion of the Roads Trust's new position.

Mr. Skorupapointed out that the new trees and shrubs proposed along the new driveway will provide additional buffer tothe scenic road.

Mr. Skorupa reviewed the environmental benefits of the proposed driveway change.

KT said Mr. Skorupa's comments were accurate, and she has no concems about the proposed landscape buffering.

Public Comments: There was no public comment.

LG asked if Loring Road feels like the back of the property. KT said the plantings are doing what was intended so she hasno issue with that part of the property.

Mr. Skorupa said they are open to letting go of the maintenance access to the site from Loring Road.

Motion: AS moved to continue the public hearing to March 16, 2022. LH seconded, and the motion passedunanimously by rollcall vote.

CONTINUED PUBLIC HEARING

9, 15 and 20 Riverside Road - Site Plan Approval - Redevelop Existing Office Park to Biotech Offices - GreatlandRealty Partners, Applicant

Representation: Kevin Sheehan, Greatland; Justin Mosca, Civil Engineer; Michael Munn, Sustainability Consultant; ToddDundon, Architect; James Ward, Attomey.

Overview: Mr. Mosca provided the details of the anticipated 33,000 GPD water use of the property, as requested.

IA asked if there was anything on the Project Summary document that the Board objected to.

LG said the water issue needs to be considered. She also asked IA about nighttime brightness reduction and motionsensors for the exterior light fixtures. Mr. Sheehan said he believes there will be dimmable fixtures and motion sensors onthe west parking lot. LG asked that the entire site be included. There was a discussion of this. Mr. Dundon said that allfixtures are dark-sky compliant.

Documents:. Applicant Responses to Transportation Peer Reviewr Arborist Report for Riverside Roadr Architectural Plans for 20 Riversideo Architectural Plans for 9-15 Riversider Boundary Survey Plans for 9-15 Riverside. Civil Engineering Peer Review for Riverside Roadr Civil Engineering Site Details. Civil Plans for 20 Riverside. Civil Plans for 9-15 Riversider Cover Letter for Riverside Road Redevelopmento Initial Presentations to Planning Boardr Landscape Plans for 20 Riversider Landscape Plans for 9-15 Riverside

Discussion: LG asked several questions for clarification of how the water use was calculated, which Mr. Mosca and Mr.Munn answered.

LG asked if the Board had ever set water usage limits for large projects. IA said there were not any others to consider forprecedent.

Public Comments: There was no public comment.

SO asked if the decision would be a standard COA. IA said it would have that form, but there would be different criteriabecause it works under a different zoning bylaw.

r Landscape Revisions Presentation for Riverside Roade Offsite Roadway Improvement Plans for Riverside Rdr Park Rd Improvements Turning Movementsr Peer Review Response to VHBr Presentation to PB Transportation with Park Rdr Project Narrative for Riverside Roade Riverside Campus Traffic Impact Analysis Peer Reviewr Riverside Labs Community Noise Evaluation. Riverside Noise Baseline Surveyr Riverside Sustainability Presentationr Site Lighting Report for Riverside Roadr Site Visit Handbook

Weston Planning Board Minutes, February 2,2022 Page 5

Motion: LG moved to continue the public hearing to February 16, 2022. LH seconded, and the motion passedunanimously by rollcall vote.

OTHER BUSINESS

751 Boston Post Road - Comprehensive Permit - Decision Comparison

Discussion: AP expressed hope that the Board can comment during the MEPA process. IA said the Board can commenton the documents, but it depends on what will be reviewed during the MEPA process.

IA advised that there is not much that can be done to change the comprehensive permit. The hope would be to get Boardcomments to other boards and to try to find a way for the Boards to have a role in renegotiations. There was a discussionof the issue.

DECISIONS

45 Hill Top Road - Scenic Road Right of Way Work - Remove Five Trees - Edwin Smith and Teresa DeMarco,Applicants

Motion: LG moved to opprove 45 Hill Top Road * Scenic Road Right of Way Work - Remove Five Trees, as edited.LH seconded, and the motion passed unanimously by rollcall vote.

255 Merriam/l1 Hallet Hill, Village at Silver Hill - AARC Site Plan Approval Amendment - Remove fiveadditional trees

Motion: SO moved to approve 255 Meruiam/I1 Hallet Hill, Village at Silver Hill - AARC Site Plan ApprovalAmendment - Remove five additional trees, as edited. LH seconded, and the motion passed 4-0 by rollcall vote. LGrecused herselffrom this vote.

MINUTES

Approval of Minutes

LG moved to approve the minutes of the December 15, 2021, January 5, 2022, January 11, 2022, andJanaary 19' 2022 Planning Board meetings as edited. LH seconded, and the motion passed unanimously byrollcall.

FUTURE MEETINGS

February 16,2022March 2,2022March 16,2022March 23,2022

ADJOURNMENT

Motion: LH moved to adjourn, LG seconded, and the motion passed unanimously by rollcall vote.

Meeting adjourned at 10:33 p.m.

Respectfully submitted,

Susan PeghinyRecording Secretary

Weston Planning Board Minutes, February 2,2022 Page 6

TOWN OF WESTONPlanning Board Meeting March 16,2022Document Prepared by Susan Peghiny

Video Recording: Click Here

Meeting called to order at 7:02 PM. Chair Alicia Primer read Governor Baker's Suspending Certain Provisions of theOpen Meeting Law.

Planning Board Members Present StaffMembers Present

Alicia Primer (AI) - Chair Yes Imaikalani Aiu (IA) - Town Planner Yes

Leslie Glynn (LG) Yes Christine Zale (CZ) - Assistant Town Planner Yes

Steve Oppenheimer (SO) Yes Dave Conway (DC) - Consulting Civil Engineer Absent

Alex Selvig (AS) Absent Kim Turner (KT) - Consulting Landscape Architect Yes

Lori Hess (LH) Yes Leon Gaumond, Town Manager Yes

David Soar, Fire Chief Yes

Others

Rob Williamson, Wright-Pierce, consultant Yes Laurie Bent, Select Board Chair Yes

Amy Coppers, Wright-Pierce, consultant Yes

PUBLIC COMMENT

Susan Haber, 15 Bradyll Road, asked about tree removal at Silver Hill Village. She asked why the trees were removed andif there are plans for replacement trees. AP said they will verify that the trees that were removed were on the planamendment and what the replacement plan is. IA said all the trees that were approved for removal were dead.

CONTINUED PUBLIC HEARING

Zoning Bylaw Amendment - Development Standards for Municipal Utilities - Town of Weston, Applicant

Representation: Rob Williamson, Wright-Pierce Consultants

Overview: Mr. Williamson reviewed the site restrictions and proposed concept locations and elevation of new tanks at CatRock Hill, Doublet Hill, and Paine's Hill.

Documents:. Hydraulic Profile-Graphic r Transmittal of Zoning Bv Law Amendmentr Proposed Zoning Bylaw Amendment for Municipal . Water Tank Graphics Board

Utilities.

Site Discussion: SO and LG asked for the heights and elevations of the existing and proposed tanks, which Ms. Coopersprovided. There was a discussion of the height required for the tanks.

Cat Rock: LG asked why a new tank at Cat Rock cannot be built on the existing parcel. Mr. Williamson explainedthat the topography drops off dramatically from the existing tank, and too much fill would be needed to use theremaining area of the parcel for a new tank. LG suggested that away to build the new tank closer be considered.

LG asked if all the trees would need to be removed from the lay-down area. Mr. Williamson said most of themwould need to be removed and explained why. There was a discussion of the impacts of the topography on theproject.

There was a discussion of the materials for a new tank and construction issues as well as land transfer and sizeissues.

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Weston Planning Board Minutes, March 16,2022 Page 1

SO asked about other areas being used as lay-down areas to avoid cutting down trees.

LG asked that a shadow study be done for all the tanks, and Mr. Williamson said it would be done during finaldesign.

Doublet Hill: LG pointed out that there is a stream near the proposed location of the new tank. Mr. Williamson saidthey have not looked at the wetlands/sensitive species yet.

Proposed Bylaw Discussion: Mr. Gaumond and IA reviewed the basics of the new proposed bylaw, explaining that itallows municipal water tanks to have no height restriction.

AP asked for clarification about whether communications equipment could be placed on top of water tanks, and IAconfirmed that this use would not be allowed under this proposal.

AP asked for clarification of the use of the phrase "any zone".lA explained that the bylaw would apply to business andother zones as well as residential. He also explained that the bylaw is drafted to include only water tanks at this time, butcould be amended in the future by Town Meeting for other utilities.

SO said he feels the lack of a height limit is too open-ended and suggested it be limited by the engineering requirement fora water tank to be to functional. IA said this could be done and would work with the consultants for the appropriatelanguage.

Ms. Bent said she does not think Town Meeting would approve a 200-foot tank, so limiting it in the bylaw might not benecessary.

There was a robust discussion of the height restriction issue.

LG asked if new houses in the Doublet Hill area were required to have pumps. IA said all the houses above the tanks havepumps. Mr. Williamson pointed out that these houses do not have fire protection, although there are pump trucks. ChiefSoar explained the restrictions of the trucks, using trucks to create pressure, and potential problems with water access forfires.

LG asked if having sprinklers helps the water situation, which Chief Soar confirmed, but sprinklers cannot be required forresidential buildings under 14,000sf.

There was a discussion of water needs throughout Town and possible water usage for fires in different areas.

Public Comments:

Tom Seemans, 100 Highland Street, asked if pumps could be used so the tanks could be lower. Mr. Williamson saidpumps could provide pressure for regular use, but fire protection and emergency reserve would be lost. Mr. Seemansasked how concrete would be chosen over metal for Paine's Hill, and Mr. Williamson explained. Mr. Seemans said theneighborhood would prefer that the tank be further into the woods. Mr. Williamson explained the issues for Article 97land. The issue of where to site the tanks regarding impact to neighbors and conservation land was discussed.

Roy MacDowell, 156 Highland Street, said he wants there to be a height limit in the bylaw and would also like to see thetank at Paine's Hill moved further into the woods. He then asked how many peak demands days there are for water, and ifthe engineering report has been peer reviewed. IA said there has not been a peer review, but the report was contracted bythe Town.

Judy Nitsch, 17 Blake Road, suggested the tanks might need to be further from the existing tanks for constructionpurposes (such as blasting). She said this project is needed.

Diana Chaplin, Love Lane, said a publicly available timeline of the process/project would be helpful.

Ms. Bent and Mr. Gaumond pointed out that the tanks are old and failing and suggested that they be replaced with tanksthat will serve the Town for generations.

Mr. Gaumond outlined the process that was used to get to this point in the process. He also pointed out that the SelectBoard is interested in putting communications equipment on the side of the tanks.

SO said he would like to make sure that adding communications towers is discussed and reviewed, rather than makingthem automatically allowed by right.

There was a discussion of approval options for projects and how they might affect this project.

Weston Planning Board Minutes, March 16,2022 Page2

SO and LG said they would like to see the Board have some type of site plan approval for the tanks so items like lights,fencing, etc. would be reviewed. This was discussed.

Motion: SO moved to support a Zoning Bylaw Amendment with the addition of Site Plan Approval and indicatingthat the height be as recommended by engineering requirements. LH seconded.

LG indicated that she would not vote in favor of this motion due to lack of peer review. There was a discussion regardingthe need for peer review.

SO amended the motion to say "support the Proposed Zoning Bylaw Amendment amended so that the height will bedetermined by the engineer, verified by peer review, and subject to Site Plan Approval." LH seconded the amendedmotion.

The motion passed unanimously by roll-call vote.

Mr. Gaumond reviewed the process of the bylaw going between the Select Board and the Planning Board and explainedhow the article would appear on the Warrant.

Motion: SO moved to continue the Public Hearing to March 23, 2022. LG seconded, and the motion passedunanimously by roll-call vote.

NEW BUSINESS

Sustainable Tree Initiative - Bylaw Framework Presentation - Tree Working Group, Applicant

Representation: Laurie Bent, Select Board; Laurie Hess, Planning Board.

Overview: Ms. Bent presented the background and specifics of the proposed bylaw.

Documents:. DevelooerMeetino . Tree Bvlaw Revisions Presentation 3-23-22. Framework Presentation Sustainable Tree lnitiative . Tree Survey Summary. Print Version of Private Tree Survey r Tree Survev Summarv Presentation. Proposed Zoning Bylaw Amendment for Sustainable

Tree lnitiative

Discussion: AP said there had been feedback about the size trigger for an addition, and suggested that the number shouldperhaps be closer to 100% increase in the footprint. SO agreed that the percentage might be too low.

LG made some recommendations on altering this trigger. She also suggested that the definition of footprint be well-defined.

AP said that Chapter 63 lands might need to be looked at in relation to this proposed bylaw.

PUBLTC HEARING

355 Highland Street - Scenic Road Site Plan Approval - New 6,647sf House - Nicholas Keramaris, Applicant. -Item will be continued.

Documents:. 355 Highland Architectural Plans (PDF) . 355 Highland Site Plans (PDF). 355 Highland Landscape and Tree Removal (PDF) . 355 Highland St. Planting Plan (PDF). 355 Highland Lighting and Specs (PDF). 355 Highland Sewage Disposal Plan (PDF)

Motion: LG moved to continue the Public Hearing to April 6, 2022. LH seconded, and the motion passedunanimously by roll-call vote.

OLD BUSINESS

70 Loring Road - Site Plan Approval Amendment - Relocate Driveway at existing 8,517sf RGFA house - Nathanand Lindsay Ott, Applicants

Representation: Jamy Madeja, Attorney; Joseph Skorupa & Greg Lombardy, Landscape Architects.

Weston Planning Board Minutes, March 16,2022 Page 3

Overview: Mr. Skorupa reviewed the environmental goals of the driveway relocation. Ms. Madeja explained that thechanged circumstances from the prior application are close consultation with the neighbors, written support from adjacentabutters, and consent from the Weston Road Land Trust.

Documents:r Cover Ltr to Plannino Board re 70 Lorino Ott

oroiect 3.11.22o Ex. 1_Environmental lmpact and lmprovement

Report 2020-03-10. Ott to Planning Board re 70 Loring Ott drive and

stormwater_03.10.22

Discussion: There was a lengthy discussion of the Board's thoughts and concerns regarding the proposal. All expressedconcem for the site disturbance that would occur, their views that there is an existing functional driveway, and theirreluctance to change previous Board decisions without compelling reasons.

Motion: LH moved to deny the application of 70 Loring Road - Site Plan Approval Amendment - Relocate Drivewayat existing B,517sf RGFA house based on the fact that there is still a great deal of site disturbance that will happen,and there has not been a significant change in circumstances to overturn the prior Board's decisions. SO seconded,and the motion passed unanimously by roll-call vote.

The decision for this item is scheduled for April 6,2022.

40 Westerly - RGFA Site Plan Approval Amendment - Landscape and tree removal modifications

Representation: Angela Kearney, Landscape Architect.

Overview: Ms. Kearney reviewed the requested modifications.

Documents: Landscape Plan with Tree Amendments for 40 Westerly

Discussion: KT asked for a comparison of what was being removed as compared to the previous plan, which Ms. Kearneyprovided and explained. KT then said she had no issues with the plan.

There were no questions from the Board about the amendment, but there was a discussion of how to replace trees on thepatio that will soon fail.

Motion: LG moved to approve 40 Westerly - RGFA Site Plan Approval Amendment - Landscape and tree removalmodifications. LH seconded, and the motion passed unanimously by roll-call vote.

45 Hidden Road - Site Plan Approval Amendment, Flexible Subdivision - Pool Addition to 6,943sf RGFA houseunder construction - Ali and Denise Lotfi, Applicants

Representation: Karen Sebastian, Landscape Architect.

Overview: AP explained that there had been a question of whether or not the Weston Golf Club had been given notice ofthe public hearing and confirmed that this had occurred and that the Club had no problems with the proposal.

Documents:. 45 Hidden Road Pool Revision presentation for . Civil Plans for Pool Addition at 45Hidden

Hearing 3-2-2022 . Landscape Plans for Pool Addition at 45 Hidden. Certificate of Action (Draft) for 45 Hidden Pool

Addition

Motion: LH moved to close the Public Hearing. LG seconded, and the motion passed unanimously by roll-call vote.

The decision for this item is scheduled for later in this meeting.

DECISIONS

221 Boston Post Road - Scenic Road Site Plan Approval - New 7,134sf RGFA House - Bhaskar Edara and SudhaBolla, Applicants

Motion: LG moved to approve 221 Boston Post Road - Scenic Road Site Plan Approval - New 7, t 34sf RGFA House.LH seconded, and the motion passed unanimously by roll-call vote.

. Proposed Civil Plans for 79 Loringr Prooosed Drivewav Location Benefits for 70 Lorino. Prooosed Landscape Plans for 70 Lorino Rd

. Roads Trust Aooroval for 70 Lorinor Site Landscaoe Renderino for 70 Lorino

Weston Planning Board Minutes, March 16,2022 Page 4

9'15 and 20 Riverside Road - Site PIan Approval - Redevelop Existing Office Park to Biotech Offices - GreatlandRealty Partners, Applicant

Motion: SO moved to approve the Certificate of Actionfor 9 and I5 Riverside Road - Site Plan Approval -Redevelop Existing Office Park to Biotech Offices as modified. LH seconded, and the motion passed unanimously byroll-call vote.

Motion: SO moved to approve the Certificate of Actionfor 20 Riverside Road - Site Plan Approval - RedevelopExisting Office Park to Biotech Offices with modifications noted. LG seconded, and the motion passed unanimouslyby roll-call vote.

45 Hidden Road - Site Plan Approval Amendment, Flexible Subdivision - Pool Addition to 6,943sf RGFA houseunder construction - Ali and Denise Lotfio Applicants

Motion: LG moved to approve 45 Hidden Road - Site Plan Approval Amendment, Flexible Subdivision - PoolAddition to 6,943sf RGFA house under construction pending information to be received. LH seconded, and themotion passed unanimously by roll-call vote.

5 Radcliffe Road- Scenic Road Site Plan Approval - New 6,565sf House - Daniel Santangelo, Applicant

Motion: SO moved to approve 5 Radclffi Road- Scenic Road Site Plan Approval - New 6,565sf House. LHseconded, and the motion passed unanimously by roll-call vote.

FUTURE MEETINGS

March 23,2022April6,2022April20,2022

ADJOURNMENT

Motion: LG moved to adjourn, LH seconded, and the motion passed unanimously by roll-call vote.

Meeting adjoumed at l0:24p.m.

Respectfully submitted,

Susan PeghinyRecording Secretary

Weston Planning Board Minutes, March 16,2022 Page 5

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TOWN OF WESTONP.O. BOX 378WESTON, MA02493PLANNING BOARD

TEL: 781-786-5065FAX: 781-786-5069

www. weston. org/TownP lanner

Joint Online Meeting with Select BoardAgenda

Wednesday, January 19th,2022 - 7:00 p.m.Meetin g Link: https : / I us02w eb.zoom. us/j/879 I 4598 I 98

Meeting ID: 879 1459 8198

Call in number: 929 205 6099

Pursuant to Chapter 20 of the Acts of 2021, which includes an extension of Governor Baker's March 12,

2020 Order Suspending Certain provisions of the Open Meeting Law, G.L. c. 30A, S18, this meeting willbe held via an online meeting platform. No in-person attendance of members of the public is availablebut every effort will be made to ensure that the public can adequately access the proceedings in real timeincluding a dial-in option.

Note: Votes may be taken on any ofthe below agenda items, and the sequence and duration ofagenda items mayvaryfrom what is indicated below, as the Board may deem necessary or otherwise appropriate.

Public CommentOther Business

Town Planner Report

Public Hearing

5 Radcliffe Road - Scenic Road Site Plan Approval - New 6,565f RGFA House - DanielSantangelo, Applicant

45 Hill Top Road - Scenic Road Right of Way Work - Remove Five Trees - EdwinSmith and Teresa DeMarco, Applicants

New Business

70 Loring Road - Site Plan Approval Amendment - Relocate Driveway at existing8,5 l Tsf RGFA house - Nathan and Lindsay Ott, Applicants - Item will beContinued

Old Business

255 Merriam/l I Hallet Hill, Village at Silver Hill - AARC Site Plan ApprovalAmendment - Remove five additionaltrees

Continued Public Hearing

9,15 and 20 Riverside Road - Site Plan Approval- Redevelop Existing Office Park toBiotech Offices - Greatland Realty Paftners, Applicant

Other Business

44 School Street - Informational Presentation - Brooks School Apartments Expansion751 Boston Post Road - Comprehensive Permit - Decision Comparison

Decisions

2l Chestnut St - Scenic Road Site Plan Approval and Scenic Road Right of Way - New11,094sf RGFA House and Remove Portion of Stone Wall- Darren and MichelleBlack, Applicants

83 Brown St - Scenic Road Site Plan Approval and Scenic Road Right of Way - New5,750sf RGFA House and Remove One Tree from Brown St Right of Way -Weston Brown LLC, Applicant

44 Ripley Lane - Scenic Road Right of Way Work - Remove Portion of Stone WallJamie Gerrity Applicant

Applications are on-line at https://www.westonma.gov/DocumentCenter/l ndex/ 4577

Future Meetings 2/2122, 21 16122

Remote Online Attendance and/or Call-in Participation Instructions

To use Zoom with video on a smart phone or tablet you must download the Zoom appfirst. After you've downloaded the app, enter the Zoom Meeting ID.To use Zoom on a computer, you have to download an installer the first time you join ameeting, which you'll automatically be asked to do. After that, you'lljoin meetingsautomatically when you click on the meeting link.Use the call-in number to join the meeting in audio-only mode. The call-in number isaccess if your computer doesn't have a microphone/speaker.The public is asked not to speak unless the Chair asks for public questions/comments.Please keep your audio on mute in order to reduce background noise during the meeting.Public participants may ask a question or make a comment when the Chair asks forpublic participation. To be recognized, click on the "Participants" button on the lower barand activate the 'Raise Hand' icon.

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Agenda are subject to change up to 48 hours prior to meeting

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TOWN OF WESTONP.O. BOX 378WESTON, MA02493PLANNING BOARD

TEL: 781-786-5065FAX: 781-786-5069

www.weston. org/TownP lanner

Planning BoardWednesday, February 2dr2022 - 7:00 p.m.

Meetin g Link: https : / / us02w eb.zoom.us/j/879 I 45 98 I 98

Meeting ID: 8791459 8198

Call in number: 929 205 6099

Pursuant to Chapter 20 of the Acts of 2021, which includes an extension of Governor Baker's March 12,

2020 Order Suspending Certain provisions of the Open Meeting Law, G.L. c. 30A, 918, this meeting willbe held via an online meeting platform. No in-person attendance of members of the public is availablebut every effort will be made to ensure that the public can adequately access the proceedings in real timeincluding a dial-in option.

Note: Votes may be taken on any of the below agenda items, and the sequence and duration of agenda items mayvaryfrom what is indicated below, as the Board may deem necessary or otherwise appropriale.

Public CommentOther Business

Town Planner Report - including update from Weston Plant and Pollinator Alliance onByron Road Landscape Project

Public Hearing

221 Boston Post Road - Scenic Road Site Plan Approval - New 7,l34sf RGFA House -Bhaskar Edara and Sudha Bolla, Applicants

Zoning Bylaw Amendment - Development Standards for Municipal Utilities - Town ofWeston, Applicant

Old Business

70 Loring Road - Site Plan Approval Amendment - Relocate Driveway at existing8,5l7sf RGFA house - Nathan and Lindsay Ott, Applicants

Continued Public Hearing

9,15 and 20 Riverside Road - Site Plan Approval - Redevelop Existing Office Park toBiotech Offices - Greatland Realty Partners, Applicant

Other Business

751 Boston Post Road - Comprehensive Permit - Decision Comparison

Decisions

45 Hill Top Road - Scenic Road Right of Way Work - Remove Five Trees - EdwinSmith and Teresa DeMarco, Applicants

255 Merriam/l I Hallet Hill, Village at Silver Hill - AARC Site Plan ApprovalAmendment - Remove five additionaltrees

Minutes

Approve Minutes from 12/15,ll5,llll and li 19

Applications are on-line at https ://www.westonma.gov/DocumentCenter/ln dex/ 4526

Future Meetings 2/ 16122, 3 12/22 and 3 I 16122

Remote Online Attendance and/or Call-in Participation Instructions

To use Zoom with video on a smart phone or tablet you must download the Zoom appfirst. After you've downloaded the app, enter the Zoom Meeting ID.To use Zoom on a computer, you have to download an installer the first time you join ameeting, which you'll automatically be asked to do. After that, you'lljoin meetingsautomatically when you click on the meeting link.Use the call-in number to join the meeting in audio-only mode. The call-in number isaccess if your computer doesn't have a microphone/speaker.The public is asked not to speak unless the Chair asks for public questions/comments.Please keep your audio on mute in order to reduce background noise during the meeting.Public participants may ask a question or make a comment when the Chair asks forpublic participation. To be recognized, click on the "Participants" button on the lower barand activate the 'Raise Hand' icon.

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Agenda are subject to change up to 48 hours prior to meeting

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ncotl'ilrrt!

TOWN OF WESTONP.O. BOX 378WESTON, MA02493PLANNING BOARD

TEL: 781-786-5065FAX: 781-786-5069

www. weston.org/TownP I anner

Planning BoardWednesday, March 16th,2022 - 7:00 p.m.

Meetin g Link: https : I / usl2web.zoom. us/j/879 I 45 98 1 98

Meeting ID: 879 1459 8198

Call in number: 929 205 6099

Pursuant to Chapter 22 of the Acts of 2022, which includes an extension of Governor Baker's March 12,

2020 Order Suspending Certain provisions of the Open Meeting Law, G.L. c. 30A, S18, this meeting willbe held via an online meeting platform. No in-person attendance of members of the public is availablebut every effort will be made to ensure that the public can adequately access the proceedings in real timeincluding a dial-in option.

Note: Votes may be taken on any of the below agenda items, and the sequence and duration of agenda items mayvaryfrom what is indicated below, as the Board may deem necessary or otherwise appropriate.

Public CommentOther Business

Town Planner Report

Continued Public Hearing

Zoning Bylaw Amendment - Development Standards for Municipal Utilities - Town ofWeston, Applicant

New Business

Sustainable Tree Initiative - Bylaw Framework Presentation - Tree Working Group,Applicant

Public Hearing

355 Highland Street - Scenic Road Site Plan Approval - New 6,647sf House - NicholasKeramaris, Applicant. - Item will be continued.

Old Business

70 Loring Road - Site Plan Approval Amendment - Relocate Driveway at existing8,517sf RGFA house - Nathan and Lindsay Ott, Applicants

40 Westerly - RGFA Site Plan Approval Amendment - Landscape and tree removalmodifications

45 Hidden Road - Site Plan Approval Amendment, Flexible Subdivision - PoolAdditionto 6,943sf RGFA house under construction - Ali and Denise Lotfi, Applicants

Decisions

221 Boston Post Road - Scenic Road Site Plan Approval - New 7,l34sf RGFA House -Bhaskar Edara and Sudha Bolla, Applicants

9,15 and 20 Riverside Road - Site Plan Approval - Redevelop Existing Office Park toBiotech Offices - Greatland Realty Partners, Applicant

45 Hidden Road - Site Plan Approval Amendment, Flexible Subdivision - PoolAdditionto 6,943sf RGFA house under construction - Ali and Denise Lotfi, Applicants

5 Radcliffe Road- Scenic Road Site Plan Approval - New 6,565sf House - DanielSantangelo, Applicant

Minutes

Approve Minutes from 3 12122

Applications are on-line at https://www.westonma.gov/DocumentCenter/lndexl4606.

Future Meetings: 3 123 122, 41 6122, 4120122

Remote Online Attendance and/or Call-in Participation Instructions

To use Zoom with video on a smart phone or tablet you must download the Zoom appfirst. After you've downloaded the app, enter the Zoom Meeting ID.To use Zoom on a computer, you have to download an installer the first time you join ameeting, which you'll automatically be asked to do. After that, you'lljoin meetingsautomatically when you click on the meeting link.Use the call-in number to join the meeting in audio-only mode. The call-in number isaccess if your computer doesn't have a microphone/speaker.The public is asked not to speak unless the Chair asks for public questions/comments.Please keep your audio on mute in order to reduce background noise during the meeting.Public participants may ask a question or make a comment when the Chair asks forpublic participation. To be recognized, click on the "Participants" button on the lower barand activate the 'Raise Hand' icon.

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Agenda are subject to change up to 48 hours prior to meeting

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TOWN OF WESTONP.O. BOX 378WESTON, MAO2493PLANNING BOARD

TEL: 781-786-5065FAX: 781-786-5069

www.weston.org/TownPlanner

Planning BoardWednesday, April 6th,2022 - 7:00 p.m.

Meeting Link: https : I / us02web.zoom.us/j/879 I 45 98 I 98

Meeting ID: 879 1459 8198

Call in number: 929 205 6099

Pursuant to Chapter 22 of the Acts of 2022, which includes an extension of Governor Baker's March 12,

2020 Order Suspending Certain provisions of the Open Meeting Law, G.L. c. 30A, g18, this meeting willbe held via an online meeting platform. No in-person attendance of members of the public is availablebut every effort will be made to ensure that the public can adequately access the proceedings in real timeincluding a dial-in option.

Note: Votes may be taken on any of the below agenda items, and the sequence and duration of agenda items mayvaryfrom what is indicated below, as the Board may deem necessary or otherwise appropriate.

Public CommentOther Business

Town Planner Report

Continued Public Hearing

Zoning Bylaw Amendment - Development Standards for Municipal Utilities - Town ofWeston, Applicant

Zoning Bylaw Amendment - Sustainable Tree Initiative - Tree Working Group,Applicant

863 Boston Post Road - Limited Site Plan Approval - 153 Student Childcare Center -Gus Miragias, Artisan Childcare, Applicant

355 Highland Street - Scenic Road Site Plan Approval - New 6,647sf House - NicholasKeramaris, Applicant. - Item will be continued

New Business

l2 Westerly Rd - RGFA Site Plan Approval Amendment - Add fence, gates andadditional landscaping to front yard of existing 7,882sf RGFA house. - Jason andShanon Robins, Applicants.

83 Brown St - Scenic Road Site Plan Approval Amendment - Add lights to garage andstone wall at front property line - Douglas George, Weston Brown LLC Applicant

Decisions

70 Loring Road - Site Plan Approval Amendment - Relocate Driveway at existing8,517sf RGFA house - Nathan and Lindsay Ott, Applicants

Minutes

Approve Minutes from 312122 and,3116122

Applications are on-line at https://www.westonma.gov/DocumentCenter/ln dexl 4626

Future Meetings : 4 /20 122, 5 / 4 /2022 and 5 I I 8 /2022

Remote Online Attendance and/or Call-in Particination f nstructions

To use Zoom with video on a smart phone or tablet you must download the Zoom appfirst. After you've downloaded the app, enter the Zoom Meeting ID.To use Zoom on a computer, you have to download an installer the first time you join ameeting, which you'll automatically be asked to do. After that, you'll join meetingsautomatically when you click on the meeting link.Use the call-in number to join the meeting in audio-only mode. The call-in number isaccess if your computer doesn't have a microphone/speaker.The public is asked not to speak unless the Chair asks for public questions/comments.Please keep your audio on mute in order to reduce background noise during the meeting.Public participants may ask a question or make a comment when the Chair asks forpublic participation. To be recognized, click on the "Participants" button on the lower barand activate the 'Raise Hand' icon.

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Agenda are subject to change up to 48 hours prior to meeting