===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Brenner, Chair Tel: (978) 582-4147, ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen, Member Lunenburg, MA 01462 Timothy Willsmer, Member Adam R. Burney Land Use Director Annie M. Aubrey Administrative Assistant Minutes September 11, 2023 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:00 p.m. Present: Matthew Brenner, Matthew Allison, Amanda Reid, Adam Burney, Timothy Willsmer Absent: Erik Torgersen REQUEST FOR MODIFICATION TO SITE PLAN WAIVER - 5 Summer Street Applicant Marlin anticipated utilizing Unit 1 for Brazilian restaurant. Building Unit 1 did not pass plumbing inspection. Applicant seeks to utilize Unit 10, which is a smaller space for a smaller restaurant. M. Allison made Motion to accept modification to Site Plan Waiver. Seconded by A. Reid. All, aye. BOARD DISCUSSIONS: Master Plan Steering Committee : Discussed the upcoming meeting scheduled for Monday September 18, 2023 at 6:00 PM. It aims to set expectations, organize the committee, and introduce the lead consultant. It was noted that the Select Board has not yet chosen a representative for the committee. Solar Bylaw: Discussed a draft of the Solar Bylaw, specifically addressing large-scale ground-mounted solar installations. An amendment was proposed to exclude parking lot canopies from being counted as large-scale ground-mounted solar installations. This change aims to accommodate federal funding requirements for parking lot canopies. Concerns were raised about the impact of the bylaw on different types of solar installations. It was noted that state and federal incentives have shifted towards brownfield redevelopment sites, rooftops, and away from deforestation-based installations. Rooftop installations are encouraged, and many buildings will be required to be "solar ready" under the stretch energy code. Board will consider revising the Solar Bylaw to base regulations on square footage rather than kilowatts, addressing the changing technology landscape. T. Willsmer made Motion to prepare a warrant article for the proposed changes to the Solar Bylaw, includ ing the addition of regulations for solar canopies. Seconded by A. Reid, all aye. Section 250-6.4., Driveways & Entrances: There was a discussion about the maximum number of lots allowed for residential and commercial properties in common driveways. The question was raised about whether it should be four or six for residential properties and whether increasing the limit would lead to more dense development. The consensus was to maintain a maximum of four for residential lots to limit the intensity of development while allowing for some flexibility. It was mentioned that the common driveway must provide access to multiple lots or structures. The following discussions were noted: Number of Lots Allowed: There was a debate about how many lots should be allowed to share a common driveway. Some argued for four lots, while others considered three or five lots. Noted that Director had a proposal for six lots in a commercial context. ===PAGE 2=== Minutes, September 11, 2023 Pg 2 Length of the Common Driveway: Board raised the issue of specifying different lengths for common driveways based on whether there's town water available. It was suggested that six lots with town water would have a longer driveway (1800 feet) than four lots without town water (1200 feet). Safety and Road Standards: Safety concerns were brought up, especially regarding visibility, blind corners, and the width of common driveways. There were discussions about whether shared driveways should meet c ertain road standards to ensure safety. Access and Frontage Requirements: Clarified that each lot sharing a common driveway should have the required amount of frontage on the road to which the common driveway connects. This helps ensure that il lusory frontage isn't used to bypass the regulations. Retroactive Application: It was confirmed that these regulations wouldn't be retroactively applied to existing properties but would only affect new developments. Commercial and Residential Use: It was clarified that regulations applies to both commercial and residential, and any commercial development would still require additional permits. Adjacent Driveway Use: The discussion touched on the possibility of adjacent properties using an exist ing driveway as a shared driveway. It was noted that this could be addressed through the special permit process. Aquifer Protection Bylaw: M. Brenner expressed concerns about the lack of controls regarding design features of projects. A. Burney clarified that this bylaw amendment is mostly driven by the Department of Environmental Protection (DEP) and that additional controls can be added later if needed. M. Allison raised concerns about the enforcement of the bylaw, and A. Burney pointed out that enforcement is covered under section 8.2 of the zoning bylaw. T. Willsmer made Motion to Approve Bylaws to submit warrant for Town Meeting. Seconded, by A. Reid. All, aye. MINUTES APPROVAL: (items are out of order of discussion) 8/28/23, 1263 Reservoir Road T. Willsmer made Motion to Approve Minutes for August 28, 2023 and 1263 Reservoir Road. Seconded by A. Reid. All, aye. COMMITTEE REPORTS: Open Space Ad Hoc Committee: No Report Lunenburg Municipal Building Design Committee: Discussion revolved around the approved $225,000 for municipal building design from ARPA funds. There was a mention of volunteer CAD services and AutoCAD purchase Agricultural Commission: No Report. Capital Planning Committee: Discussed plans to develop a long-term capital plan for the town, extending beyond the regular annual review process. This initiative aims to provide better guidance to department heads. Economic Development Committee : The Economic Development Committee planned a meeting in preparation for a town mixer event to engage with business owners and town officials. All board members were invited to attend. Storm Water Task Force: No Report MRPC: Discussion focused on updates about recycling initiatives, including Mass Toss Communities and changes in recycling laws, particularly regarding plastic bags and beverage container returns. MJTC: No Report DIRECTOR’S ITEM: Discussed utilizing DocuSign for Decisions. Board decided to continue to give wet signatures. MEETING SCHEDULE: 6:00 p.m., All Board Meetings are held at Town Hall unless otherwise indicate d September 28, 2023; October 23, 2023 BOARD COMMENTS: M. Allison expressed concerns about stormwater management and Scenic Road violations. It was clarified that stormwater enforcement involves multiple steps, including review, monitoring, and certification. Scenic Road violations were acknowledged, and an application for mitigation was mentioned, which will be addressed in a future meeting. ADJOURNMENT Amanda Reid made Motion to Adjourn, Seconded by M. Allison, all aye. Adjourned 8:57 p.m.