[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6527535,"mediaKeyId","3585515-04b0a5b82f413b9d3614b482d3143c2c","parentId",3585515,"title","Planning Board asks town counsel to review decommissioning-bond language for solar projects","audioSeconds",605,"startMs",6165000,"endMs",6770000,"viewUrl","/Search/View?dp=1&key=3585515-04b0a5b82f413b9d3614b482d3143c2c&start=6165&end=6770","thumbnailUrl","https://assets.pipeline.soar.com/3585515-04b0a5b82f413b9d3614b482d3143c2c/thumbnail_6165000.jpg","articleUrl","/articles/6527535/Town-of-Charlton/Worcester-County/Massachusetts/Planning-Board-asks-town-counsel-to-review-decommissioning-bond-language-for-solar-projects","mediaUrl","https://secure.pipeline.soar.com/6527535-74580f686a11f53434db47d637e3de3c/orig.mp4?Expires=1771140144&Signature=R2BjREaBpZpHmbtMjS9yk-TBRZq22Db1s0biQXtLbjZx13dVkc5pBgfFzCejf~bvUldbBkL-5oCbwZzs8xbD7OWG2GrgKVFx8floGTkX2sPFl4ut0~A7SuBy~xy9n95gGFOqaJVheL9vQYnVMlLCURXePkACBjMS3wgwcUGDwgWLLh8Eg350NbWAs-jqY~Tx7NPHclD9wEJokO318g0Y858uukfKUWkUyS2U1uA8DDUmPPaTIwDzI~FaB2R9IwaU6NArZOFk2iVmvFNLsuUKMSBZLTJFZzYLEC8JYe3wQbI5nQqsOoZzdriwVmW9Y930-RU9b1xI41nuZALJ7nyXmQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Charlton, MA","date","2025-05-29T00:00:00Z","article","Charlton’s Planning Board on May 21 discussed a standing question about decommissioning security for solar installations after receiving correspondence from an attorney for NextEra Energy about the acceptable form of surety.

Board members noted that the town’s solar-energy zoning language requires a decommissioning surety but does not explicitly prescribe whether that surety must be cash, bond, or letter of credit. A 2020 Planning Board policy requiring a 25 percent cash deposit had been used previously; the board discussed legal uncertainty about applying that policy to projects approved before the policy’s adoption.

Several board members said the town should seek a written opinion from town counsel explaining the safest and most administrable form of security (cash, surety bond, standby letter of credit, insurance or other instrument) and whether changes to the zoning bylaw or a town policy are advisable. The board asked staff to ask town counsel to review the bylaw language and the NextEra attorney’s letter and to prepare recommended language and process steps, noting an amendment could be proposed at the fall town meeting if needed.

Why it matters: Decommissioning security is intended to ensure that, if a commercial solar or energy-storage installation is abandoned, funds will be available to remove panels, batteries and associated equipment and restore the site. The form and reliability of the security determine how well the town is protected from orphaned sites and cleanup costs.

Board direction and next steps
The board asked planning staff to ask town counsel to provide a legal opinion and recommended that planning staff prepare a bylaw amendment or clarified policy to present at a future public hearing and, if appropriate, at town meeting. No final rule change was adopted at the May 21 meeting.

Attestations: Board members cited prior instances where reliance on non-cash surety created enforcement and tracking problems and said they want counsel’s opinion on a defensible, administrable standard.","mediaType","Video","parentTitle","Town of Charlton: Planning Board Meeting May 21, 2025","oneSentenceSummary","Board members discussed ambiguity around the form and amount of decommissioning security for solar projects, including whether a 25% cash deposit policy applies. The board asked planning staff to seek town counsel review and recommended drafting bylaw language for a future town meeting.","taxTitle","Town of Charlton, Worcester County, Massachusetts","taxId",54464,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6527539,"Charlton Planning Board denies Hansen ANR amid title dispute, approves Gauthier J. Davis Road ANR",1142,56000,1198000,"/Search/View?dp=1&key=3585515-04b0a5b82f413b9d3614b482d3143c2c&start=56&end=1198","https://assets.pipeline.soar.com/3585515-04b0a5b82f413b9d3614b482d3143c2c/thumbnail_56000.jpg","/articles/6527539/Town-of-Charlton/Worcester-County/Massachusetts/Charlton-Planning-Board-denies-Hansen-ANR-amid-title-dispute-approves-Gauthier-J-Davis-Road-ANR","https://secure.pipeline.soar.com/6527539-5aa6395beca564b0c1a65c25933c56ee/orig.mp4?Expires=1771140144&Signature=Uejw33mZyGXJDKridAJqF79Ms0yUwWqYz~u5dufpXhxz1ltj-gF9Rg9tB8tiNbN-N1CCTu5LHSCtmKnalBG3uQUWxHfZ1RUl69Lxk0rewFp~Uu-Em58kiR2l8jEsWO8868f0f5r57HOpqjKDhBo15BW0M3oTuaCdb0jEa~g0rjUeadvCz5Ln6G8NzaNkk~Y90Cfc5676OmvgDsee8khJnUzKV135ubw75z-BfQvkX1oNcSLRLIsG8D1qYFnS-tnSPOQ8D9tLywe3sQNFfUL6nMSOCa2lT7D-H3RgNFAA7wTJILJaoiX1fOH7w9eQKxKwV6snLvkkFpXhKMNpOt6TNQ__&Key-Pair-Id=KUT5TJCACFTXG","At its May 21 meeting the Charlton Planning Board denied, without prejudice, an Approval Not Required (ANR) endorsement for a Hansen property on Highland Road after the board’s attorney raised questions about the origin and delineation of boundary lines between Charlton and the neighboring municipality of Spencer.

Applicant George (Mr.) Hanson told the board he had provided a certificate of title and an attorney-conducted title search, and said the certificate showed he was the sole owner of the parcel. Board members and the planning-board attorney said the title materials presented showed ownership but did not resolve how the lot reference was originally created and whether lot 5 should be split into lots 5A and 5B for the ANR endorsement. The board’s attorney said adjacent properties and the historical creation of the boundary needed clarifying; the applicant said his attorney could provide more documentation and the applicant agreed to have counsel confer with the board’s counsel.

The board made a motion to deny the Hansen ANR without prejudice (postponing final endorsement until documentation and boundary questions are resolved). The motion passed on a voice vote.

On the same agenda the board considered an ANR for Gauthier J. Davis Road. The proposal would create a new lot and adjust lot lines so two existing parcels would be combined into a legally conforming building lot. After brief discussion the board voted to accept the Gauthier J. Davis Road ANR; one board member abstained, saying she did not have sufficient information to vote.

Why it matters: ANR endorsements determine whether a proposed subdivision requires formal approval under the Subdivision Control Law. The Hansen matter raises a title and boundary question that the board’s attorney said the board could not resolve from the materials submitted; the Gauthier matter proceeded after the board concluded it met ANR standards.

Attestations: The applicant for the Hansen ANR presented a certificate of title; the planning-board attorney requested additional historic boundary documentation and the applicant agreed to pursue it. The Gauthier ANR was accepted subject to plan notes and standard conditions.","The board denied an Approval Not Required (ANR) endorsement for a Hansen property without prejudice due to unresolved boundary/title questions raised by the board attorney; later the board approved an ANR for Gauthier J. Davis Road (motion passed, one abstention).",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6527544,"Developer seeks 40-townhouse project at 35 North Main; Planning Board continues hearing to June 4",1894,1304000,3198000,"/Search/View?dp=1&key=3585515-04b0a5b82f413b9d3614b482d3143c2c&start=1304&end=3198","https://assets.pipeline.soar.com/3585515-04b0a5b82f413b9d3614b482d3143c2c/thumbnail_1304000.jpg","/articles/6527544/Town-of-Charlton/Worcester-County/Massachusetts/Developer-seeks-40-townhouse-project-at-35-North-Main-Planning-Board-continues-hearing-to-June-4","https://secure.pipeline.soar.com/6527544-b566066c27f898db6316fcbd1ad9c310/orig.mp4?Expires=1771140144&Signature=SNGN64-wYFOic9pKhGUh6qt8XRspSC3Vh3aKeqyZhbieZVK-arVa34FJKUXcJmfnrbsDK7fiSx4NRUMS8fzhqmtJgGMNFz60F~knp~oQEXgEMqmll-qMwdN8QwVa4RMr8WC5lRoDS-7oxp1zcWzqCJxm9HlxG9GYiqAV1bRNwe6j4GA1VUSvjkxhocGGo7jz9KNkucWMd1BubOkUu42SXJCQXy1TqWYLvqOmrzy~SvB2e6DuxFRmx1J8MPIBZfgImQAWP2FKL3Os647zTjQXVAuhVrF4IfEYbC9plppAJCWxU7QeaD4bYT~nwO9zsDwUefq5HBJsHK39Z6AJi8YaCA__&Key-Pair-Id=KUT5TJCACFTXG","GM Properties LLC asked the Charlton Planning Board on May 21 to open a public hearing for a site plan and special permit to build 40 townhouse-style residential units in eight buildings at 35 North Main Street and L Stevens Road.

The developer’s attorney, Joshua Lee Smith of the presenting law firm, and lead engineer James Taker described a roughly 6-acre site with an existing single-family home and a large wetland area the plan avoids. The applicant said the development would include two separate development areas connected by roads, about 48,000 square feet of building area across eight buildings, interior one-car garages for each unit plus exterior driveways, and about 10 “satellite” parking spaces for a total of 90 parking stalls to meet the town’s 2.25-spaces-per-unit requirement.

The Planning Board and residents focused on traffic and safety at the proposed access points, proximity to wetlands, dimensions of internal drive aisles, snow storage, fire-department access and visual buffering for adjacent homes. The board and peer reviewer noted several items that will require follow-up, and the applicant agreed to continue working with reviewers and town staff.

Why it matters: The project would add 40 housing units in Charlton’s village district and requires special permits and planning-board approvals. Neighbors said they are concerned about traffic, sightlines, emergency access, and how the development’s private drives and storm/snow management would be handled.

Key facts and project details cited at the hearing
- Proposal: 40 townhouse-style residential units in eight buildings on about 6 acres at 35 North Main Street/L Stevens Road (village district).
- Parking: Applicant says plan provides 90 spaces (40 interior garage spaces + 40 driveway spaces + 10 satellite spaces) to meet the zoning requirement of 2.25 spaces per unit.
- Buildings: eight buildings, roughly 48,000 square feet total; streetscapes and landscaping shown in materials.
- Wetlands: large central wetland area will be left undeveloped; applicant said five plan edits were made to increase separation from wetlands following Conservation Commission review.
- Sidewalks: applicant proposes sidewalks along L Stevens Road and North Main Street (board noted sidewalks will be 5 feet as recently adopted by the town).
- Drive aisles and safety: applicant described curb-to-curb drive aisles proposed at about 20 feet, with some driveway segments 16 feet wide; peer-review comments flagged narrower widths and potential guest parking in drives that could obstruct travel and emergency access.
- Sewer/wastewater: several units on Olga Lane were proposed with E/One pump units (small grinder pumps) discharging via a proposed force main; applicant preferred routing the force main under the new sidewalk to avoid temporary wetland impacts but said alternate alignments were possible if the board or utility did not accept that approach.
- Fire access and turnaround: applicant added a turnaround to address fire-department comments and said it will coordinate further with the fire department.

Board and public concerns
Board members and the project peer reviewer raised substantive concerns about drive-aisle width and guest parking obstructing travel lanes, winter snow-storage and removal (including where snow would be placed given adjacent wetlands), sightlines and turning safety at the L Stevens/North Main intersection, and whether narrower drives should be managed via one-way traffic or additional satellite parking and widened sections at locations with units on both sides.

Several nearby residents spoke during the public comment period. Comments included complaints about existing speeding on L Stevens Road, concerns that the proposed driveway would worsen sightline/turning problems at the intersection, requests for additional visual buffers (trees and/or fencing) for adjacent homes (one resident requested arborvitae or trees), and skepticism about the developer’s past responsiveness to neighborhood concerns. The applicant’s attorney offered to provide examples from the developer’s portfolio and to arrange meetings between the developer and neighbors.

Next steps and board action
The Planning Board voted to continue the public hearing to the meeting on June 4 to allow the applicant time to address peer-review comments and to coordinate with town departments (highway, fire, sewer & water) and the Conservation Commission. The board also indicated it would request further details on drive-aisle geometry, snow-storage locations, hydrant locations/sprinklering, and sight-line/turning analyses; the board said it was likely to request or require the peer reviewer to examine sightlines and entrance safety.

A continuation does not indicate approval. The applicant and the board said they expect to work through outstanding peer-review items before the next hearing.

Attestations: The project team presented plans and renderings and responded to peer-review comments during the hearing. The board flagged traffic/sightlines and emergency-access items for additional analysis.","GM Properties LLC presented a proposal for 40 townhouse-style units in eight buildings on about 6 acres at 35 North Main Street. The Charlton Planning Board focused discussion on wetlands, driveway widths, parking, sewer connections and sightlines at the L Stevens/North Main intersection and voted to continue the public hearing to June 4.","actionData","errors"]

Article not found

Planning Board asks town counsel to review decommissioning-bond language for solar projects

Charlton Planning Board denies Hansen ANR amid title dispute, approves Gauthier J. Davis Road ANR

Developer seeks 40-townhouse project at 35 North Main; Planning Board continues hearing to June 4