===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgerse n, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes May 10, 2021 Meeting Posted: Yes Time: 6:30 PM CALL TO ORDER: Roll Call conducted by Adam Burney, Land Use Director: Matthew Allison, present; Tanner Cole, present ; Paula Bertram, present; Matthew Brenner, present. Absent: Erik Torgersen A. Bu rney prefaced the meeting with the following reading . In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and will be broadcast over the LunenburgAccess channel. The meeting of the Planning Board is being conduc ted remotely. The Town of Lunenburg, in response to the COVID -19 (Corona Virus), is currently following the guidance from t he Lunenburg Board of Health, Massachusetts Department of Public Health and the CDC regarding the virus and steps communities can take to prevent the spread . A ll town facilities are open to the public . In accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G.L.c.30A, Section 20, all public meetings are being conducted remotely. The Governor’ s Order, which you can find posted on the Town’s website COVID-19 Information Center page, accessed through the Town Manager’s webpage allows public bodies to meet entirely remotely so long as reasonable public access is afforded so that the public can follow along with the deliberations. Ensuring public access does not ensure public participation unless such participation is re quired by law. This meeting will feature public comment. For this meeting the Planning Board is convening by video conferencing via Zoom as posted on the Town’s website. The public may join using a smart phone, tablet or computer, go to zoom.us and ente r the meeting ID number or call 888-475-4499. The meeting ID for this meeting is : 84894836008. Please note that this meeting is being recorded and that some attendees are participating by video conference. Accordingly please be aware that other folks ma y be able to see you and take care not to screen share your computer. Anything that you broadcast may be captured by the recording. PUBLIC COMMENT: Gregory Bittner, 32 Sandy Cove Road - He had some procedural questions regarding the 101 Pleasant Street Hearing and would like to be recognized at the appropriate time. Dave Maki, 384 Townsend Harbor Road - Inquired if there would be an opportunity during agenda item VIII. B. Town Meeting - Follow-up for him to discuss the proposal he made at Town meeting concerning Article 28. APPOINTMENT: 84 Lakefront Avenue, Embers Pizzeria - Request for Waiver for Site Plan Approval - Property owner James Xarras noted he received a special permit for dimensional variation from the Zoning Board of Appeals to add a second floor to the restaurant. He was attempting to increase the restaurant size to maintain social distancing and follow CDC guidelines due to COVID -19, yet still maintain economic stability. He would remain within the same footprint. The Board noted parking was a concern as the number of spaces directly in front of the restaurant was limited. J. Xarras asserted o ff street parking would be available along Lakefront Avenue. P. Bertram noted the proposed building addition would not increase the occupancy; it w ould just allow for additional distancing requirements. M. Brenner inquired if there was a possibility the occupancy load could be increased at some point in the future, thereby creating a parking issue. A. Burney noted that if the Board approved a waiver, it could also include Conditions. J. Xarras responded he would agree to a deed restriction limiting ===PAGE 2=== Minutes 05.10.2021 Page 2 capacity to 98 persons. T. Cole requested specificity as to what the applicant was request ing to waive as no parking was s hown on the submitted plan. He also noted that, to be precise, the applicant d id not own any parking spaces ; all the parking space s along Lakefront Avenue were public property. There were 40 parking spaces within walking distance of the restaurant. P. Bertram made a Motion to approve the requested waiver for site plan approval for 84 Lakefront Avenue, Embers Pizzeria, with the stipulation that a deed restriction be put in place limiting the number of seats to ninety-two (92), M. Brenner Seconded, Roll Call Vote- P. Bertram, aye; M. Brenner, aye; T. Cole, aye; M. Allison, aye. Vote passed 4 -0. PUBLIC HEARINGS: 101 Pleasant Street- see separate minutes North End Subaru, 757 Chase Road- see separate minutes 711 Massachusetts Avenue- see separate minutes MINUTES APPROVAL: M. Brenner made Motion to approve minutes of 4/26/2021 and 4/26/2021, 101 Pleasant Street , P. Bertram Seconded, Roll Call Vote- M. Brenner, aye; P. Bertram, aye; T. Cole, aye; M. Allison, aye. Vote passed 4 -0. COMMITTEE REPORTS: Storm Water Task Force- no report Agricultural Commission- no report TCP Building Design Committee- no report Open Space Ad Hoc Committee- no report Capital Planning Committee- no report Economic Development Committee- no report MRPC- Offices would fully reopen on June 12 th. Lunenburg was collecting edits to the conservation land mapping, which w ould be sent on to the MRPC GIS staff. MJTC- no report Below Agenda items taken out of sequence. WORKSHOP: Master Plan , RFP- A. Burney was informed by t he Assistant Town Manager , as the contract would be under $50,000, this would be an Invitation For Bid (IF B), requiring the Town to accept the lowest qualified bid. The Board had the discretion to determine the qualifications and also needed to determine what it expected the bidders/consultant to supply. C. Public Services and Facilities should include a listing of town documents for review by bidders /consultant. P. Bertram questioned why, in IV. Deliverables, the town/Planning Board would be looking for a draft of initial findings. She was looking for the completion of two Elements from this contract and wanted to know what tangible items the town/Planning Board would have at the end of the process . T. Cole inquired if the Open Space and Recreation Pla n could be used for the majority of the Open Space Element. A. Burney noted it could possibly cover a portion of Cultural Resources also. T. Cole opined that a good portion of the 2002 Master Plan goals would still be relevant today. P. Bertram wanted i nclusion of how the consultant felt the Master Plan would be implemented. A. Burney responded that normally Implementation would cover the entire Master Plan. The Goals and Objectives, and Implementation Elements, usually happens after all the other Elem ents have been completed. At this point, the Board was only looking at two Elements. P. Bertram responded she anticipated defined objectives from Land Use and Facilities. Andrea Adams noted she had been involved in the writing of master plans in other communities and opined that public hearings/open workshops would be beneficial for community input into the objectives. DIRECTOR’S ITEMS: Review Letter Regarding Board Member - The Board viewed the draft letter, which would be sent to the subject Board member, by both regular and certified mail. Town Meeting, Follow -up- The parking bylaw passed, but the lot size correction for two -family dwellings did not pass. David Maki, 384 Townsend Harbor Road, stressed at Town Meeting there was a housing crisis a nd a hardship would be created by increasing the lot size for two-family dwellings. D. Maki was present at the Board meeting and proposed a definition change ===PAGE 3=== Minutes 05.10.2021 Page 3 whereby a two-family dwelling could be either up and down or side by side. Under the current bylaw, a two -family dwelling was required to share a common wall. This would require side by side units with a larger footprint and create more impervious surface. M. Allison was not against removing the side by side restriction . D. Maki declared that it could be difficult for individuals to find a lot 1.5 times the size required in the zoning district i n which it was located. P. Bertram opined that the lot size correction proposed at town meeting was too restrictive. She went on to state that the definition of two -family wouldn’t allow for accessory housing unless the property contained the appropriate lot area. M. Allison disagreed, stating there was not an area requirement for an accessory dwelling. A. Burney elaborated, s tating there was a definition for accessory dwelling – allowed by right , with restrictions, anywhere there was a primary dwelling. D. Maki was requested to formalize his proposal for the Board. Library Detention Basin - No Operations and Maintenance (O&M ) Plan was available. A. Burney spoke with the Conservation Administrator and was informed that the presence of cattails was not a concern. They were an aggressive species, but not invasive. He went on to note that in the Stormwater Task Force annual bmp inspections, the town’s consultant reviewed the basin, stated it looked good and only needed minor maintenance. A. Burney would also be consulting with the DPW Director. MEETING SCHEDULE: May 24- 150 Holman Street, Public Hearing Discussion of Two-Family Dwellings with Mr. Maki Master Plan Workshop June 14- 757 Chase Road, North End Subaru, Public Hearing June 28- 101 Pleasant Street, Public Hearing 711 Massachusetts Avenue, Public Hearing ADJOURNMENT: P. Bertram made Motion to adjourn, M. Brenner Seconded, Roll Call Vote- P. Bertram, aye; M. Brenner, aye; T. Cole, aye; M. Allison, aye. Vote passed 4-0. Meeting adjourned 10:12 p.m. Documents used at meeting: Embers Pizzeria, Request for Waiver Minutes 4/26/2021 4/26/2021, 101 Pleasant Street Master Plan, Draft RFP