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HomeMy WebLinkAbout2022-12-07-PB-min Lexington Planning Board Meeting Minutes December 7, 2022, Page 1 of 9 Minutes of the Lexington Planning Board Held on Wednesday December 7, 2022, Virtual Meeting at 6:00 pm Present: Robert Peters, Chair; Michael Schanbacher, Vice-Chair; Melanie Thompson, Clerk; Robert Creech, Charles Hornig and Michael Leon, Associate Member. Also present were Abby McCabe, Planning Director; Sheila Page, Assistant Planning Director; Molly Belanger, Planner; and Kiruthika Ramakrishnan, Planning Coordinator. Robert Peters, Chair, called to order the meeting of the Lexington Planning Board on Wednesday, December 7, 2022, at 6:00 pm. For this meeting, the Planning Board is convening by video conference via Zoom. LexMedia is filming this meeting and will record it for future viewing. Detailed information for remote participation by the public may be found on the Planning Office web page. Mr. Peters conducted a roll call to ensure all members of the Planning Board and members of staff present could hear and be heard. Mr. Peters provided a summary of instructions for members of the public in attendance. It was further noted that materials for this meeting are available on the Town's Novus Packet dashboard. Development Administration 12-18 Hartwell Ave – Continued Public Hearing - Major Site Plan Review and Special Permit - Greatland Realty Partners proposal for a 6-story lab building with retail space and 5-level parking garage Mr. Peters opened the continued public hearing. Present for the applicant were Teri Ford, Christine Wilson, Andrew Arseneault, Kristen Brozowski, Nick Skoly, Kristen O’Gorman, and Kevin Sheehan. Ms. Ford highlighted the changes that had occurred following the previous meeting, which were mainly responses to the comments from the last meeting with the Planning Board. Ms. Ford shared the slides giving a brief overview of the project and its process. Ms. O’Gorman shared plans showing the existing conditions and site circulation. Mr. Arseneault explained the Traffic Demand Management refinements and said that the Transportation Mitigation fee will be paid. Mr. Arseneault added that the project will commit to being a full member of the Route 128 Business Council and the REV bus shuttle and will provide bike sharing benefits. Ms. Wilson shared updated plans of the project and explained the changes that were made in the plan to satisfy the requirements from the fire department by widening the drive aisle at the front of the building. Mr. Hornig wanted to know the approximate amount of the transportation mitigation fee and confirmed that the applicant understood the payment schedule for that. Ms. Ford responded that she is aware that the payment which is in the range of $1.3 million based on the square footage. Ms. Belanger gave updates to the Board since the last Planning Board meeting and informed the board that the Conservation Commission met earlier in the week and though they did not approve the Lexington Planning Board Meeting Minutes December 7, 2022, Page 2 of 9 proposed boardwalk in the rear near the wetlands, they approved the recommended minimal lighting near the wetlands area and lighting only for security reasons. The suggested draft conditions reflect Conservation Commission’s final approval is still needed and the stormwater will be reviewed by Conservation. On a motion made by Mr. Schanbacher, seconded by Ms. Thompson, the Board voted 5-0 on a roll call vote, to move to grant project related special permits and approve the Major Site Plan from Greatland Realty Partners as reviewed on the evening of 12/7/2022 with the conditions listed in the draft decision revised through 12/7/2022. (Board vote: Hornig – yes, Peters – yes, Schanbacher – yes, Creech- yes, Thompson – yes). On a motion made by Mr. Schanbacher, seconded by Ms. Thompson, the Board voted 5-0 on a roll call vote, to move to close the public hearing. (Board vote: Hornig – yes, Peters – yes, Schanbacher – yes, Creech- yes, Thompson – yes). On a motion made by Mr. Schanbacher, seconded by Ms. Thompson, the Board voted 5-0 on a roll call vote, to move to allow the Planning Board Chair to sign the Board's approval and correct any typos on the Board's behalf. (Board vote: Hornig – yes, Peters – yes, Schanbacher – yes, Creech- yes, Thompson – yes). 0 Cambridge St./Concord Turnpike Tracer Lane Solar Project Public Hearing for Major Site Plan Review. Tracer Lane II Realty LLC proposing 1.0 MW ground-mounted large-scale solar energy system with access from Sherbourne Place in Waltham Mr. Peters opened the public hearing. Present were for the Applicant’s team Harold Nahigian, Ken Lacourse, Jeff Murphy, John Griffin, Garry Ludorf, and David Lapointe. Mr. Lapointe shared his presentation and site plans, and gave an overview of the project. Mr. Lacourse spoke to the sound concerns that were raised by the abutters in submitted emails, in advance of the hearing and said that a sound study will be performed at the beginning and end of the project. Mr. Lacourse expressed his willingness to address the concerns of the fire department regarding the fire suppression on the site. Mr. Ludorf explained the project specifications in detail. Ms. Page reviewed the staff memo from 12.02.22 which was revised on 12.05.22 with the Board. Ms. Page explained that the application was a Major Site Plan Review and if the regulations from the State and the Town are met for the solar use because it is a protected use, the Planning Board is compelled to approve it. Ms. Page summarized the items that the applicant has to remedy and it included the stormwater facilities that were not allowed in the water protection zone. Ms. Page included that both the Lexington and Waltham fire departments request better access to the back of the property, as well as an assessment of the location of fire hydrants and water pressure, and added noise from the transformers was also a major concern. Ms. Page also added that details regarding the construction of the panels and the increase in traffic during construction have to be provided to the abutters. Ms. Page said as the commercial district abuts a residential district, a 50-foot setback is required by the zoning. Staff added that there have been requests from abutters asking for a 200-foot setback which would likely be deemed unreasonable by the state. Lexington Planning Board Meeting Minutes December 7, 2022, Page 3 of 9 Mr. Hornig said that all the issues raised by the staff with regards to storm water setbacks and fire access have to be dealt with by the applicant before their next hearing. Mr. Hornig needed clarity regarding the utility design as mentioned by Mr. Lacourse and the one shown in the plan, and as to how the inverters are connected to the transformers. Mr. Lacourse said that the inverters will be spread out across the various arrays and that they are connected to the transformers through underground conduit. Mr. Hornig wanted to know the reason why the transformers were placed at the edge of the array instead of a centralized location. Mr. Lacourse said it is to facilitate easy maintenance and access. Mr. Peters asked Mr. Lapointe the reason behind having the access to the solar farm through Sherbourne Place instead of Tracer Lane. Mr. Lapointe shared his slides and explained that it would be more environmentally damaging to create the access road through Tracer Lane due to the wetlands area that is present near Tracer Lane and it would also be very expensive. Mr. Peters also asked Mr. Lapointe to consider to move the transformers internally to reduce inconvenience to the abutters. Mr. Creech described his visit to the site and based on his visit suggested the setback be increased to 200 feet, which would also lead to more number of trees being saved. Mr. Creech also asked the applicant to consider having solar panels on the utility company’s easement. Considering the general slope direction towards the City of Cambridge water supply, and also the inability to include stormwater facilities due to the water protection zone, Mr. Leon had concerns regarding the environmental contamination on the City of Cambridge’s water supply, that could be caused by the foam used for firefighting. Mr. Leon also had concerns regarding issues raised by the fire departments from both the towns regarding the response time, systems and the access. Mr. Leon asked if drainage and stormwater management plan can be modified to comply with the restrictions and limitations of where they could be located. Ms. Page said that there cannot be any more runoffs onto neighboring properties than what currently exists. Mr. Leon wanted more details about the design and the purpose of the swales that were mentioned in the plan. Mr. Lapointe said the purpose of the swales was to intercept runoff and that was a requirement from the Conservation department. Mr. Murphy shared the slides and explained that the purpose of the swales is to intercept the sheet flow on the site and to act as a backstop to slow down the energy coming from the site. Mr. Leon wanted Mr. Murphy to address the issue of qualitative controls with respect to firefighting chemicals. Mr. Murphy said catch basins flowing out into open storm water basin or detention basin are good options and they will work on one of the options to address the concerns. Ms. McCabe reminded the board that solar energy is protected use under the state laws and if Lexington’s Zoning requirements, and the requirements of both Waltham’s and Lexington’s emergency departments are met, the Planning Board does not have the legal authority to deny approval. Mr. Hornig told the residents that the requirements regarding the storm water and fire access have to be addressed. He added that the project cannot be built without the approval of the Lexington Fire Chief and Lexington Department of Public Works. Ms. Page added that the staff recommends that the transformer be pushed back and the utility poles be moved to the interior of the applicant’s property. Ms. McCabe explained the provisions of the state law regarding protected uses. Mr. Peters invited the public to share their questions and comments on the project. Lexington Planning Board Meeting Minutes December 7, 2022, Page 4 of 9 PUBLIC COMMENT PORTION: Cambridge City Councilor, Mr. Quinton Zondervan, from 235 Cardinal Medeiros Avenue in Cambridge, said that though he was a big proponent of solar energy, he opposed the proposal to cut down large number of trees for the project and also potentially contaminating City of Cambridge’s water supply. Waltham City Councilor, Mr. George Darcy, from 93 Hobbs Road Waltham, pointed out that the Dover Amendment does not exclude public health and public safety concerns as well as exclude regulation by the conservation commission and asked that the transformer be moved to the northside of the site and have a 200- foot setback. Mr. Darcy also went over the fire emergency response plan and the public safety issue concerns. Mr. Daniel Quaroni from 27 Wimbledon Circle, Waltham echoed Mr. Darcy’s views. Ms. Ricki Pappo, from 16 Blossomcrest Road Lexington, told the board that as a climate activist, she opposes the cutting down of trees for the proposed project and was against the possible contamination of Cambridge’s drinking water supply and asked the applicant to do an environmental impact statement. Mr. Lapointe responded to Ms. Pappo’s query saying that they had done a study on the storm water management and had submitted it to obtain the storm water management permit and he added that the overall plan will be revised based on the comments from the staff related to water protection zone. Mr. Gerry Paul from 43 Highland Avenue Lexington, and chair of Lexington’s Tree Committee wanted to know if the applicants were looking for any waivers to the Lexington Tree Bylaw. Mr. Lapo inte said they requested a waiver to not locate and identify every tree that is on the property and they had submitted an exhibit that showed the locations of the trees that are within the setback area that were being proposed to be removed. Mr. Paul said that, to be consistent with other applications, the applicant has to identify the size and type of trees within the limit of work. Mr. Paul asked the applicant to send revised data on the number of trees to be removed based on the revised setback requirements. Mr. Tom Stezzi, from 39 Wimbledon Circle Waltham, told that lots of nearby solar fields have setbacks of more than 500 feet. Ms. Lauren Luallen, from 149 Candlewood Drive Waltham, stressed the need for large setbacks to help reduce the potential health hazards. Ms. Nancy Sofen, from 3 Abernathy Road Lexington, also a member of the Tree Committee, echoed the sentiments of Ms. Pappo and Mr. Zondervan. Mr. Bob Davis, from the neighborhood was concerned about the displaced wildlife. Mr. Davis, also a retired firefighter who had fought a solar farm fire, explained the challenges in fighting a solar farm fire and wanted to know the plan for the access roads for the fire trucks. Ms. Kellie Spillane, from 156 Candlewood Drive Waltham, also raised concerns for the displaced wildlife. Ms. Heather Hoffman, from 230 Hurley Street East Cambridge, shared the sentiments of Mr. Zondervan and was concerned about cutting so many trees. Ms. Bernadette Sewell, Assistant City Solicitor for the City of Waltham, informed the community that she is collecting comments and concerns and to contact her directly with their comments and concerns. The Board recessed at 8.16 p.m. and reconvened at 8.20 p.m. Ms. Maryann Callahan, from 114 Sherbourne Place Waltham, stressed a 200 -foot setback keeping in mind the public health and safety concerns. Ms. Callahan agreed with the request for an environmental study and also wanted a property value study to be done. Ms. Callahan also wanted to know if the fire response will require movement through abetting homes and the likelihood of such a fire spreading to abutting homes. Ms. Callahan opposed the current plan and transformer location, due to the proximity to the residential area. Lexington Planning Board Meeting Minutes December 7, 2022, Page 5 of 9 Ms. Bianca Stezzi, from 39 Wimbledon Circle Waltham, stated that the plans go against the guidelines noted in the state website and The Department of Energy Resources, strongly discourages locations that result in loss of land and natural resources. Ms. Stezzi also had concerns regarding the delayed response time in case of a fire and the placement of transformers near residential area which could be a potential health hazard. Ms. Rachel Learned, from 9 Wimbledon Circle Waltham, expressed her view saying that the towns can require the developer to address each danger to be mitigated to lower the safety and health hazards. Ms. Janice Ellison, from Michael Way Cambridge, expressed concern about chemicals from firefighting foams, seeping into ground water and eventually mixing with Cambridge’s water supply. Ms. Cindy Arens, from 7 Kitson Park Dr. Lexington, added that the State’s guidelines also strongly discouraged significant tree cutting due to the water management and climate benefits that trees provide. Ms. Lin Jensen, from 133 Reed Street Lexington, confirmed Ms. Arens statement and restated the safety concerns expressed by residents. M. Tina McBride, from 45 Turning Mill Road Lexington, stated that the Planning Board must thoroughly explore all the questions and concerns raised by residents. Ms. Terri Defano, from 44 Wimbledon Circle Waltham, was additionally concerned about the access road and asked the applicant to move the access road to Trace Lane instead of Sherbourne Place, and the inconvenience that would cause to a residential neighborhood by way of increased traffic. Mr. Jay Masterson and Ms. Mary Ellen McDonalds, from 94 Sherbourne Place Waltham, reiterated Mr. Zondervan’s comments and said it was unacceptable. Ms. Pam Hoffman, from 4 Rangeway Lexington, said that she is opposed to this project and agreed with the comments made earlier. Ms. McCabe said that though Solar farm is protected use, the Planning Board can impose reasonable conditions to protect Public health, safety, and welfare of the residents and the staff will continue to work with the applicant to have a response for the continued hearing. Mr. Hornig asked the applicant to incorporate all the comments from the residents and come up with a revised plan that will address the concerns of the residents, staff and board members. Based on the magnitude of work involved and the upcoming holiday season, it was decided to move the public hearing to Wednesday, February 15th 2023 at 6:00 pm on Zoom. On a motion made by Mr. Schanbacher, seconded by Ms. Thompson, the Board voted 5-0 on a roll call vote to move to continue the public hearing for 0 Cambridge St./Concord Turnpike Tracer Lane Solar Project to Wednesday, February 15, 2023 at 6 p.m. on Zoom. (Board vote: Hornig – yes, Peters – yes, Schanbacher – yes, Creech- yes, Thompson – yes). 35 Hayes Lane Minor Modification Request to increase GFA for Special Permit Residential Development approved on October 19, 2022 Mr. Frederick Gilgun represented the applicant and explained that the applicant requests a minor modification to the special permit granted by the Planning Board on October 19. Mr. Gilgun specifically sought modification of the special permit by deleting project specific finding number 8, which states that the existing dwelling to remain and the two dwellings will each contain less than 4500 square feet GFA and to replace that finding with the dwellings on the lot to not exceed the following GFA limits. Lot 1- 8000 square feet, lot 2- 8000 square feet and lot 3- 16320 square feet. In addition, the applicant also wanted to modify the site construction plan by removing the references to the amount of the proposed Lexington Planning Board Meeting Minutes December 7, 2022, Page 6 of 9 footprint and the existing dwelling in the table at the bottom of the site construction plan titled GFA allocation, so that the table only references the allocated GFA for each lot. Mr. Creech said that he would not have voted had he known that the to be built houses were to be 8000 square feet. Mr. Gilgun said that the original intention of the applicant was not to put a limit on the square feet and only when the applicant started working on the recording the plans did he realize that the Board’s finding stated the proposed house size of 4,500 on lots 1 and 2. Ms. McCabe said that the plan that the Planning Board approved on October 19th showed the proposed dwellings and the proposed footprints. Ms. McCabe said that the GFA that was listed for each of the 3 lots was at 4500 square feet for lots 1 and 2 and the breakdown allocated according to zoning was up to 8000 square feet for lots one and two, and 16000 square feet for the third lot but the project finding in the Board’s approval only stated the proposed GFA at 4500 square feet. She recommended the Board first decided on if the request is minor. If it is not minor, the Applicant would need to file a formal amendment that would require a new public hearing and abutter notification process. On a motion made by Mr. Schanbacher, seconded by Ms. Thompson, the Board voted 5-0 on a roll call vote, to move to determine the Applicant's request is minor and does not substantially alter the Board's October 19 special permit approval and is intended to provide clarity and prevent conflict with the approved plans. (Board vote: Hornig – yes, Peters – yes, Schanbacher – yes, Creech- yes, Thompson – yes). On a motion made by Mr. Schanbacher, seconded by Ms. Thompson, the Board voted 5-0 on a roll call vote, to move that the Special Permit Residential Development Decision for 35 Hayes Lane be revised to amend Project-Specific Finding number eight (8) on page three (3) be deleted in its entirety and be replaced with the text posted on Novus, and in addition, to delete the note at the bottom of the Site Plan on sheet 5 entitled “GROSS FLOOR AREA ALLOCATION (GFA)” and replace it with the text posted on Novus. (Board vote: Hornig – yes, Peters – yes, Schanbacher – yes, Creech- yes, Thompson – yes). Board Administration Multi-Family Housing Zoning for MBTA Communities. Public Work Session to discuss potential areas to allow housing. The Board decided to discuss the Multi-Family Housing Zoning for MBTA Communities at the next Planning Board meeting to be held on 12.14.2022 as a public work session Rangeway Extension – Request for partial release of performance guarantee funds Mr. Peters recused himself from the hearing and Mr. Schanbacher chaired the meeting for this hearing. Mr. Schanbacher opened the hearing on the Rangeway Extension Project. The developer requested partial release of the performance guarantee, which was in the form of a tripartite agreement for the amount of $79,550.00, for the completion of building out Rangeway Extension. Ms. Mccabe stated that the applicant’s request was reviewed by the staff and added that the staff recommends the tripartite amount be reduced from $79,550.00 to $8,325.00 as there are a few items remaining and $8,325.00 will Lexington Planning Board Meeting Minutes December 7, 2022, Page 7 of 9 cover the remaining items and asked the Board to vote for the partial release and also allow the Chair to sign the Motion for the Bond Release. On a motion made by Mr. Hornig, seconded by Ms. Thompson, the Board voted 4-0 on a roll call vote to move to approve the reduction of the tripartite agreement for the Rangeway Extension from $79,550.00 to $8,325.00, and further to authorize the Planning Board Vice Chair to sign the revised agreement on the Board’s behalf. (Board vote: Hornig – yes, Schanbacher – yes, Creech- yes, Thompson – yes). Board to submit zoning amendment articles requests for Annual Town Meeting: 1. Create new Village Overlay Zoning District and Zoning Map Amendments to comply with MBTA Community Requirements Ms. McCabe gave a brief overview to the Board saying that Article 1 will be one village overlay district that would include the zoning text in the zoning map for Multi family uses and allowing mixed use. Ms. McCabe added that for Article 2, the inclusionary requirements are not finalized and that she will consult Town Counsel and let the Board know about his recommendations. The Board decided to finalize the title and submit placeholders to the Annual Town Meeting and continue to work on the description. On a motion made by Mr. Schanbacher, seconded by Ms. Thompson, the Board voted 5-0 on a roll call vote, to move to submit the placeholder described by staff for Article 1 for 2023 Annual Town Meeting. (Board vote: Hornig – yes, Peters – yes, Schanbacher – yes, Creech- yes, Thompson – yes). On a motion made by Mr. Schanbacher, seconded by Ms. Thompson, the Board voted 5-0 on a roll call vote, to move to submit the placeholder described by staff for Article 2 for 2023 Annual Town Meeting. (Board vote: Hornig – yes, Peters – yes, Schanbacher – yes, Creech- yes, Thompson – yes). 2. Modify Site Plan Review Timeframe Ms. McCabe shared her screen and reminded the Board about the discussion in their November meeting to allow to extend the action deadline for Major Site Plan Review applications from 60 days of the date of application to 150 days from date of application and Minor site plan review action deadline proposal is to remain at 60 days from date of application. On a motion made by Mr. Schanbacher, seconded by Ms. Thompson, the Board voted 5-0 on a roll call vote, to move to submit the placeholder described by staff for Article 3 for 2023 Annual Town Meeting. (Board vote: Hornig – yes, Peters – yes, Schanbacher – yes, Creech- yes, Thompson – yes). 3. Minor Modifications Provisions for Board of Appeals and Planning Board Special Permits Mr. Peters reminded the Board about the discussion with the Chair of the Board of Appeals in a meeting in November. The Board decided to finalize the title and submit placeholders to the Annual Town Meeting and to continue to work on the description. Lexington Planning Board Meeting Minutes December 7, 2022, Page 8 of 9 On a motion made by Mr. Schanbacher, seconded by Ms. Thompson, the Board voted 5-0 on a roll call vote to move to submit a placeholder for Article 4 for 2023 Annual Town Meeting. (Board vote: Hornig – yes, Peters – yes, Schanbacher – yes, Creech- yes, Thompson – yes). 4. Technical Corrections Mr. Hornig said that he preferred using the standard wording the Board uses every year that says that the Board can make any changes, that do not affect the substantive rights of anybody. On a motion made by Mr. Schanbacher, seconded by Ms. Thompson, the Board voted 5-0 on a roll call vote to move to submit the boilerplate language for Article 5 for 2023 Annual Town Meeting. (Board vote: Hornig – yes, Peters – yes, Schanbacher – yes, Creech- yes, Thompson – yes). 5. Amend Zoning Map- Center Business District Mr. Hornig wanted the Board to consider another Article. Mr. Hornig shared his screen and gave the reasoning for his proposed amendment to the Zoning map. Mr. Hornig said that the amendment would move several properties adjacent to the Center Business District into the Center Business District to facilitate consistent development. The properties proposed include the Meriam Street Parking lot, areas between that parking lot and the existing CB District used for parking or recreation, and the medical building at Clarke Street. On a motion made by Mr. Schanbacher, seconded by Ms. Thompson, the Board voted 5-0 on a roll call vote to move to submit a placeholder for Mr. Hornig’s Article for 2023 Annual Town Meeting. (Board vote: Hornig – yes, Peters – yes, Schanbacher – yes, Creech- yes, Thompson – yes). Board Administration Staff Updates Ms. McCabe informed the Board that there were no staff updates. Board Member Updates Mr. Hornig informed the Board that the SPRD Committee is working on the zoning changes to be presented to the 2023 Annual Town Meeting and is planning to meet on 12.14.22 to discuss the Warrant Articles to be submitted. Mr. Creech shared the details of the Community Preservation Committee meetings he had been attending and will give details on the projects that are to be funded in the following meeting. Upcoming meetings Ms. McCabe said the next meeting of the Planning Board will be on December 14th, 2022. Ms. McCabe also shared the details of the following meeting to be held on December 21st. Review of Meeting Minutes Lexington Planning Board Meeting Minutes December 7, 2022, Page 9 of 9 The draft Minutes of the Planning Board meetings held on November 9, 2022 and November 16, 2022 were presented to the Board for review. Mr. Schanbacher moved that the Planning Board approve the minutes of November 9, 2022, and November 16, 2022 as submitted tonight. Melanie Thompson seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Creech – yes; Peters – yes; Schanbacher – yes; Thompson – yes; Hornig – yes). MOTION PASSED. Adjourn Mr. Schanbacher moved that the Planning Board adjourn the meeting of December 7, 2022. Ms. Thompson seconded the motion. The Planning Board voted in favor of the motion 5-0-0 (Roll call: Creech – yes; Peters – yes; Schanbacher – yes; Thompson – yes; Hornig – yes). MOTION PASSED Meeting adjourned at 9.56 p.m. Lex Media recorded the meeting. Material from the meeting can be found in Planning Board’s Novus Packet. List of Documents: 1. 12-18 Hartwell Ave, online application portal: https://lexingtonma.viewpointcloud.com/records/67938 – DRAFT decision, PowerPoint presentation, Sustainability Committee letter to PB, Transportation Advisory Committee letter 2. 0 Cambridge St./Concord Turnpike Tracer Lane Solar Project online application in portal: https://lexingtonma.viewpointcloud.com/records/67918 – City of Waltham letter dated 12/7 from John Cervone, City of Cambridge Water department letter dated December 1, 2022 from Jaimie O’Connell, Project Narrative, Additional Applicant Information dated 11.09.22, Staff memo dated 12.02.22, Revised Staff memo with Zoning Section dated 12.05.22, over 60 emails of public comments from Lexington, Waltham, and Cambridge residents. 3. 35 Hayes Lane- Minor Modification Request, SPRD decision dated 10.19.22, Approved Plan 4. Multi-family Housing Zoning for MBTA Communities – Revised DHCD Guidelines, Affordability Revisions. From the Housing Workshop- Pictures of maps, feedback forms and, Presentation 5. Rangeway Extension – Performance Guarantee reduction request 6. Zoning amendment articles for Annual Town Meeting- Draft Warrant Article requests, DRAFT dated December 8, 2022