Analysis: Town and Schools
Zoning Board of Appeals
Posted since 2010: 214 agendas, 16 sets of minutes, 165 recordings, 45 meetings with our minutes and 130 votes on the record. All boards.
lunenburgbudgetproject.org — written by the Lunenburg Budget Project, an independent tool for residents. Not affiliated with the Town of Lunenburg, the School Committee or the school district. The data this page is computed from: /data/boards.json
Composition: The Lunenburg Board of Appeals consists of 5 members and 3 associate members, members are appointed by the Select Board for terms of five years and associate members for terms of three years.
The rest of what the town says about it (152 more words)
Powers and Duties: The Zoning Board of Appeals shall hear and decide appeals, hear and decide applications for special permits upon which the Board is empowered to act, hear and decide petitions for variances. The Zoning Board of Appeals shall adopt rules, not inconsistent with the provisions of the Town Zoning Bylaws, for the conduct of its own business and shall file a copy of said rules with the Town Clerk. In exercising the powers granted to the Zoning Board of Appeals, the Board may make orders or decisions, reverse or affirm in whole or part, or modify any order or decision, and may issue or direct the issuance of a permit.
Protective "Zoning" Bylaws can be found online through ecode360 here.
VOLUNTEERS NEEDED
Zoning Board of Appeals seeks 2 Associate Members
To apply, please go to our Serve on A Board or Committee page OR please reach out to Melissa Richard
No Facebook page of its own is linked from the board’s page.
8% minutes posted, FY26 (1 of 12) · 100% on YouTube, FY27 so far (3 of 3) · compared
How the Zoning Board of Appeals compares with the other boards →
Annual report: filed in 12 of the 14 years the town has asked, FY2013–FY2024. The town’s own words, off the contents page of each annual report.
Finance: the 2 accounts the Zoning Board of Appeals owns, 1 of them funds →
The people: 2 named in Zoning Board Of Appeals in FY2027, across 13 years of charts →
Get told when the Zoning Board of Appeals posts or changes an agenda, or a meeting’s recording, transcript and our minutes are all in. This page has a feed: https://lunenburgbudgetproject.org/feeds/zoning-board-of-appeals.xml. Paste it into any feed reader, or into a free feed-to-email service such as Feedrabbit or Blogtrottr to get it as email. No account here, and nothing about you is recorded.
Upcoming meetings
Wed, Oct 14, 2026in 4 days
the posted agendaRecent meetings
The last 15 dates this board met, by today’s date rather than the day the site was built — so a meeting moves here on its own. For a program, every agenda and set of minutes as one text file: /minutes/zoning-board-of-appeals.txt.
Votes, newest first
From the town’s minutes (14 of 16 sets read) and our minutes of the recordings (45), joined per meeting: 83 substantive, 47 procedural (accepting minutes, adjourning). Where both records have a vote the town’s wording stands; none disagree on the outcome.
| date | motion | outcome | record | check it |
|---|---|---|---|---|
| Aug 26 2026 | Approve the special permit for 881 Flat Hill Road as presented (boathouse/dock reconstruction) — moved by a board member (name not stated) | passed | the recording only | video 23:26 · ours |
| Aug 26 2026 | Approve the dimensional variation per the submitted plan for 18 Oak Ridge Road (home reconstruction) — moved by a board member (name not stated) | passed | the recording only | video 48:41 · ours |
| Aug 26 2026 | Approve a used-car business only (no customer repairs) at 149 Summer Street, with a maximum of 24 parking spaces and no more than 6 vehicles on the Summer/Whalen corner — moved by a board member (name not stated) | passed | the recording only | video 103:04 · ours |
| Aug 12 2026 | Motion to continue the public hearing on the petition of Ivan Elenichuk (149 Summer Street) until August 26, 2026 — moved by Donald Gurnie | passed (all in favor, none opposed) | the recording only | video 1:14 · ours |
| Jul 8 2026 | Approve special permit for dimensional deviation to allow the business sign to be placed 2 ft from the street right-of-way line (initially discussed as 22 ft from the street/8 ft mark before being clarified) — moved by a board member (name not clear) | passed | the recording only | video 16:30 · ours |
| Jul 8 2026 | Nominate and elect Alfred Gravel as chairman — moved by a board member | passed | the recording only | video 19:00 · ours |
| Jul 8 2026 | Nominate and elect Patrick (Callinan) as vice chairman — moved by a board member | passed | the recording only | video 19:55 · ours |
| Jun 24 2026 | Grant the special permit as requested for the side and rear setback and the height — moved by the Chairman | passed (all in favor, voice vote) | the recording only | video 17:22 · ours |
| Jun 24 2026 | Nominate Patrick (Pat) as vice chairman | passed (all in favor, voice vote) | the recording only | video 22:18 · ours |
| Jun 10 2026 | Approve the special permit for 757 Chase Road (Subaru dealership rebuild) with the conditions outlined in the previous special permit — moved by a board member (name not identified) | passed (5 ayes heard, none opposed) | the recording only | video 32:49 · ours |
| Jun 10 2026 | Grant the special permit for 990 Mass Ave (single-family to two-family conversion) with the condition that the applicant consider a fence to appease the neighbors — moved by a board member (name not identified) | passed (5 ayes heard, none opposed) | the recording only | video 58:16 · ours |
| May 27 2026 | Approve or re-approve the special permit for PSG Realty 225/229 LLC at 133 Leominster Shirley Road | passed | the recording only | video 22:02 · ours |
| May 13 2026 | Grant the special permit as requested for a detached two-story garage with finished room above at 936 Massachusetts Avenue | passed | the recording only | video 8:35 · ours |
| May 13 2026 | Accept David's recommendation to get a notebook/laptop for each board member to replace paper copies | not audible | the recording only | video 13:44 · ours |
| Mar 11 2026 | Grant the special permit for a used car dealership and auto repair facility at 36 Summer Street with the conditions as read — moved by the chair | passed | the recording only | video 26:48 · ours |
| Jan 28 2026 | Motion to continue the hearing on the 1 Main Street/947 Massachusetts Avenue drive-thru restaurant application to February 25 — moved by a board member | passed | the recording only | video 32:14 · ours |
| Jan 14 2026 | Motion to approve the special permit for the 922 Flat Hill Road demo/rebuild application — moved by a board member | passed | the recording only | video 9:57 · ours |
| Jan 14 2026 | Motion to grant the special permit for the 40 Summer Street used-car dealership for 50 cars, provided police and fire authority obtained and conditions maintained — moved by a board member | passed | the recording only | video 38:57 · ours |
| Nov 12 2025 | Approve the special permit request as shown on Plan No. 8663, dated 09/29/2025, submitted by the applicant. — moved by Anthony Nicastro“anthony nicastro made a motion to approve the request as shown on the plan no. 8663, dated 09/29/2025, submitted by the applicant. james besarkarski seconded the motion.” | passed | the minutes | the minutes · video · ours |
| Nov 12 2025 | Allow Safe Store Real Estate Company a special permit for the use, to construct the storage building at 30 Summer Street, Lunenburg — moved by the Chairman | passed | the recording only | video 19:57 · ours |
| Oct 22 2025 | Approve the special permit as applied for, for the sale of 12 cars with five customer parking spaces and four places for repair and employee parking, per the submitted site plan — moved by Alfred Grall (chairman) | passed | the recording only | video 39:14 · ours |
| Sep 24 2025 | Approve the special permit for the dimensional variation reducing minimum lot area for lot 1 at 32 Spring Street, based on the special circumstance that the septic system for 31 Spring Street would remain with that parcel and to create a cleaner lot line — moved by a board member (chair called for the motion) | passed | the recording only | video 20:30 · ours |
| Aug 27 2025 | Grant the dimensional variation as submitted (6.9 ft front-yard setback relief) for the deck at 12 Kimble Street. | passed | the recording only | video 11:46 · ours |
| Aug 27 2025 | Grant the special permit for a dimensional variation as shown on the plan for the ground-mounted solar array at 560 Malpus Road. | passed | the recording only | video 42:36 · ours |
| Jul 23 2025 | Grant the special permit for Matthew Glenny's garage/ADU with the dimensional variations as requested, provided all boards are accommodated per their procedures. | passed | the recording only | video 15:13 · ours |
| Jul 23 2025 | Approve the Brackett special permit for the town house development, conditioned on the common driveway being at least 20 feet wide and one additional parking space per unit beyond the bylaw-required amount. | passed, with one apparent dissenting voice heard; exact count not audible | the recording only | video 94:42 · ours |
| Jun 25 2025 | Grant the requested variance for the Roia addition at 833 Flatill Road (12.4 ft from the property line). — moved by a board member (unnamed) | passed | the recording only | video 8:18 · ours |
| Jun 25 2025 | Grant the special permit for alteration and expansion of the existing use at the Pat Brody / Papero shelter for cats, zoning regulation 254-in. — moved by a board member (unnamed) | passed | the recording only | video 14:47 · ours |
| May 28 2025 | Grant special permit for Hernandez/Gas Barrow Enterprises property under section 257.4A1 as a reconstruction, per the plan as shown — moved by chair (Alfred Grall) | not audible (voice vote, all in favor heard but no count given) | the recording only | video 12:29 · ours |
| May 28 2025 | Grant variance for the Tanner Cole/1083 Northfield Road common driveway (5 lots) with contingency of a 20-foot driveway width with two-foot shoulders on both sides, reduced to 18 feet at wetland crossings — moved by board member (Callahan or Niccastro, unclear) | not audible (voice vote, all in favor heard but no count given) | the recording only | video 57:57 · ours |
| Apr 23 2025 | Approve the dimensional variance/relief to allow construction of the new front porch/steps and landing at 102 Pratt Street, with the special permit granted subject to standard contingencies (compliance with applicable regulations, periodic review, filing with the town clerk within 14 days, appeal period, recording at the registry of deeds, two-year lapse if unused). | passed | the recording only | video 10:51 · ours |
| Feb 26 2025 | Grant an extension of the time frame for another two years for reconstruction at 135 Highland Street. | passed | the recording only | video 11:48 · ours |
| Feb 12 2025 | Grant the special permit for 22 Fairview Road for the 32 by 39 foot garage with a 4.2 ft setback, including the dimensional variation. | passed | the recording only | video 23:37 · ours |
| Jan 22 2025 | Approve the two special permit requests (rear yard setback and building height) provisionally, contingent on approvals by the Conservation Commission and Board of Health, with Board of Health requirements approved and recorded with the building inspector. | not audible | the recording only | video 30:43 · ours |
| Jan 22 2025 | Call for vote on the motion; chair then declared the special permit granted. | passed (individual votes not clearly audible; chair declared permit granted) | the recording only | video 31:45 · ours |
| Dec 11 2024 | Approve the special permit for dimensional variation for the rear setback at 570 Lemer Road. | not audible | the recording only | video 12:10 · ours |
| Nov 13 2024 | Grant 40 Summer Street a special permit to sell 30 vehicles, with the building official's condition that a certificate of occupancy be obtained before opening, plus the board's standard used-car-lot conditions. — moved by a board member | passed (voice vote of ayes heard; individual count not audible) | the recording only | video 19:25 · ours |
| Oct 23 2024 | Do not grant a continuance of this public hearing tonight. | passed | the recording only | video 23:08 · ours |
| Oct 23 2024 | Uphold the July 24, 2024 decision of the Building Commissioner. | passed | the recording only | video 23:29 · ours |
| Oct 9 2024 | Accept the appellant's request to withdraw the appeal without prejudice. | not audible | the recording only | video 12:29 · ours |
| Sep 25 2024 | Continue the Village at Flat Hill shed appeal to October 23. | passed | the recording only | video 6:24 · ours |
| Sep 25 2024 | Allow the Webb Motors applicant to withdraw the 36 Summer Street petition without prejudice. | passed | the recording only | video 54:02 · ours |
| Sep 11 2024 | Grant the special permit as requested for 155 Arbor Street, reducing lot width through the building. | passed (spoken ayes; count not stated, no opposition heard) | the recording only | video 27:06 · ours |
| Sep 11 2024 | Grant the special permit for a front setback of 23.5 ft at 48 Island Road. | passed (spoken ayes; count not stated, no opposition heard) | the recording only | video 47:27 · ours |
| Sep 11 2024 | Set fees at $100 residential and $150 commercial, with applicant paying advertising and abutter postage, to be reviewed in six months. — moved by a board member | passed (spoken ayes; count not stated) | the recording only | video 73:42 · ours |
| Aug 28 2024 | Grant a special permit for relief from the one-year waiting period for occupancy of the accessory dwelling unit at 615 Townsen Street. | passed (roll call of ayes heard; individual count not clear in captions) | the recording only | video 11:51 · ours |
| Aug 28 2024 | Approve the special permit/dimensional variations at 12 Sunset Lane on conditions: comply with Board of Health requirements, submit a revised engineering plan, and locate the building exactly where it was before with the same variances as 2021. | passed (roll call of ayes heard; individual count not clear in captions) | the recording only | video 45:28 · ours |
| Jul 24 2024 | Grant a special permit for a car dealership at 40 Summer Street for Maxi Auto Sales, initially 20 cars, hours Mon-Fri 9-7 and Sat 9-5, on condition of proof that the former partners are out. Amended to 30 cars. | not audible | the recording only | video 50:45 · ours |
| Jul 24 2024 | Modify the pre-existing special permit at 18 Buttonwood Place from a single-family home to a duplex. | passed | the recording only | video 72:12 · ours |
| May 22 2024 | Grant the special permit for a dimensional variation for the addition and porch at 207 Rolling Acres Road. — moved by a board member | passed | the recording only | video 9:02 · ours |
| Apr 10 2024 | Grant the special permit for the porch at 386 Sunset Lane, a dimensional variation of about 27.3 ft at the closest point. | not audible | the recording only | video 8:46 · ours |
| Feb 28 2024 | Approve the request for a special permit for dimensional variation: relief on wetlands and 50 ft on lot width. — moved by a board member (not named in captions) | passed (voice vote, count not stated) | the recording only | video 61:04 · ours |
| Feb 14 2024 | Approve the variance from the 12% maximum driveway grade at 321 Sunny Hill Road, finding no substantial detriment to the public good and no nullification of the bylaw's intent. | passed 4-1 | the recording only | video 44:22 · ours |
| Feb 14 2024 | Continue the 485 Shirley Road hearing to May 8 at 7:00 p.m. | not audible | the recording only | video 48:39 · ours |
| Jan 24 2024 | Continue the hearing to February 28 at 7 p.m. | not audible | the recording only | video 28:24 · ours |
| Jan 10 2024 | Determine that the change to the comprehensive permit (enlarging the maintenance garage) is not a substantial change. | not audible | the recording only | video 15:53 · ours |
| Dec 27 2023 | Approve the special permit to raze the existing structure and construct a new dwelling, finding it not substantially more detrimental than the existing non-conforming use. — moved by board member (name not clear) | passed | the recording only | video 25:56 · ours |
| Dec 13 2023 | Allow the applicant to withdraw the 100 Laura Lane special permit application. | passed | the recording only | video 2:50 · ours |
| Dec 13 2023 | Continue the 37 Pearl Street hearing to December 27 so the applicant can return with height information. | passed | the recording only | video 33:19 · ours |
| Dec 13 2023 | Find the 1325 Mass Ave site a shopping center and grant 20 ft sign setback relief (5 ft from front property line). | passed | the recording only | video 59:50 · ours |
| Dec 13 2023 | Grant special permit to reconstruct a nonconforming structure on the completed foundation at 899 Flat Hill Road. | passed | the recording only | video 83:50 · ours |
| Nov 8 2023 | Continue the hearing on the 100 Laurel Lane special permit to a date and time specific, December 13th. | passed | the recording only | video 48:47 · ours |
| Oct 25 2023 | Grant the extension of the special permit for 56 Pine Street. | passed | the recording only | video 17:28 · ours |
| Sep 27 2023 | Grant the special permit for 6 Peninsula Drive under the two bylaw sections cited in the application. | passed | the recording only | video 15:59 · ours |
| Sep 27 2023 | Grant the special permit for 38 Oak Ridge Road under the two bylaw sections listed on the application. | passed | the recording only | video 30:25 · ours |
| Sep 13 2023 | Approve the special permit for Bright Eyed to operate in the Village Center District at 3 Lancaster Avenue. — moved by a board member | passed | the recording only | video 21:09 · ours |
| Sep 13 2023 | Issue a special permit to construct a home on the pre-existing non-conforming parcel at 30 Johnson Street, on condition that a full-size site plan showing the existing and new structures and setbacks is submitted and approved by the chair and building inspector. | passed | the recording only | video 41:22 · ours |
| Aug 23 2023 | Grant the special permit as requested: relief for lot area, lot width through the building, and the one-year accessory dwelling waiting period. | passed | the recording only | video 20:36 · ours |
| Jul 26 2023 | Grant the special permit as requested, continuing the conditions from the previous permit. | passed | the recording only | video 18:07 · ours |
| Jul 26 2023 | Deny the person-aggrieved appeal, upholding the building commissioner's letter, and not allow rentals to continue through October. | passed | the recording only | video 47:09 · ours |
| Jul 12 2023 | Grant the special permit for the attached garage at 14 Peninsula Drive. | passed | the recording only | video 17:29 · ours |
| Jul 12 2023 | Approve the special permit for a ground-mounted PV solar array at 560 Malpas Road, finding it does not derogate from the intent and purpose of the bylaw. | passed | the recording only | video 34:06 · ours |
| Jun 28 2023 | Approve the special permit for dimensional variation at 41 Country Road, construction having started before the prior permit expired. — moved by a board member | not audible | the recording only | video 14:10 · ours |
| Apr 5 2018 | Grant a Special Permit for Dimensional Variation to Jacob R.J. & Catherine A. Proctor for construction of two decks at 173 Hemlock Drive — moved by James Besarkarski“james besarkarski made a motion to grant the special permit for dimensional variation as requested in accordance with the plans submitted and subsequently on file with the zoning board of appeals and with the condition that the engineer plans remain with the file. the motion was based on the find” | passed 5-0 | the minutes | the minutes |
| Jul 22 2015 | To grant a Special Permit for Dimensional Variation to Joshua & Pamela McKenna to create a building lot located on 59 Easterbrook Road — moved by Alfred Gravelle“a motion was made by alfred gravelle to grant seconded by james besarkarski. the board voted unanimously to approve the special permit for dimensional variation with the aforementioned members present.” | unanimously approved | the minutes | the minutes |
| Jun 24 2015 | Grant a Special Permit for the sale and display of eight motor vehicles subject to certain conditions — moved by James Besarkarski“james besarkarski made a motion to grant the special permit for the sale and display of eight motor vehicles for sale and subject to the certain conditions and alfred gravelle seconded the motion. all members voted in favor of approving the project.” | passed unanimously | the minutes | the minutes |
| Jun 10 2015 | Grant the Special Permit for outdoor display of seasonal products — moved by Paul Doherty“paul doherty made a motion to grant the special permit and alfred gravelle seconded the motion. all members present voted in favor of granting the special permit” | unanimously approved | the minutes | the minutes |
| May 27 2015 | to amend the Special Permit to continue the automobile dealership — moved by Hans Wentrup“hans wentrup made a motion to amend the special permit requested to continue the automobile dealership and paul doherty seconded the motion subject to several conditions. all members voted in favor of approving the project.” | passed 5-0 | the minutes | the minutes |
| Mar 25 2015 | Approve the Special Permit for Dimensional Variation“the board voted unanimously to approve the special permit for dimensional variation.” | passed unanimously | the minutes | the minutes |
| Mar 5 2015 | Grant a Special Permit for dimensional variation to Peter M. Kelly for an addition at 36 Summer Street including two garage bays and second floor apartment.“the board voted unanimously to approve the special permit for dimensional variation.” | passed unanimously | the minutes | the minutes |
| Nov 12 2014 | Grant the Special Permit for the gas station, drive thru and sign with the condition that the sign location and height be determined by the Planning Board in the Development plan review process — moved by Paul Doherty“paul doherty made a motion to grant the special permit for the gas station, drive thru and sign with the condition that the sign location and height be determined by the planning board in the development plan review process. the motion was based on the find” | passed 3-2 | the minutes | the minutes |
| Mar 26 2014 | Grant Special Permit for Dimensional Variation for the ground-mount solar system — moved by Alfred Gravelle“the members that voted in favor were donald bowen, raymond beal, alfred gravelle and james besarkarski. paul doherty voted to deny the request.” | passed 4-1 | the minutes | the minutes |
| Apr 20 2013 | To authorize Town Counsel to initiate an appeal in Hollis Hills, LLC vs. Lunenburg Zoning Board of Appeals, Housing Appeals Court No. 07-13 — moved by Hans Wentrup“hans wentrup motion was made to authorize town counsel to initiate an appeal from the hac ruling on march 25, 2013 known as hollis hills, llc vs. lunenburg zoning board of appeals. housing appeals court no. 07-13, james besakarski seconded the motion the roll call vote was as follows: donald bowen voted yes, alfred gravelle voted yes, hans wentrup voted yes sheila lumi voted yes and james besarkarski voted yes.” | passed 5-0 | the minutes | the minutes |
The town’s minutes are the record: a vote from them carries the minutes’ own words, checked verbatim. A vote from the recording only was written by a language model from machine captions — a motion as heard, and “not audible” a finding about the recording — and links to the second in the video. Both records are read as they arrive and joined here, whichever came first.
Time tracking
27.9 h of discussion across the 45 recorded meetings we have minutes for, by topic. A topic can overlap another, so the shares can sum past 100%.
planning and zoning25.4 h · 91%
housing6.1 h · 22%
legal4.5 h · 16%
public comment4.1 h · 15%
economic development3.9 h · 14%
water sewer1.0 h · 4%
town departments0.8 h · 3%
fees0.6 h · 2%
facilities0.6 h · 2%
technology0.5 h · 2%
recreation0.1 h · 0%
public safety0.1 h · 0%
As of 2026-10-10.