===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner, Chair Timothy Willsmer, Vice Chair Amanda Reid, Clerk Matthew Allison, Member Glenn McLeod, Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly– Land Use Director Logan O’Connell – Administrative Asst MINUTES 2024-09-09 MEETING POSTED: Yes ADDRESS: Town Hall, 17 Main St TIME: 6:00 P.M. PRESENT: Matthew Brenner (Chair), Amanda Reid (Clerk), Matthew Allison, Glenn McLeod ABSENT: Timothy Willsmer (Vice-Chair) CALL TO ORDER / PLEDGE The meeting was called to order at 6:01 P.M. Matthew Allison led the Pledge of Allegiance. M. Brenner introduced Bernie Cahill from the MRPC, who was present to provide staffing assistance before the full-time Land Use Director’s ratifica tion. PUBLIC COMMENT Economic Development Committee Cathy Clark (Chair of the Economic Development Committee) - new business being stifled by the length of time associated with the current permitting processes, noted issues with Parking Space requirements and associated permitting. Recommended examining the Town Code to determine which specific parts were most common roadblocks. Ana Lockwood - example of a new business being required to submit extensive plans and permits, despite using an existing facility with no change in floor plans . Mentioned delays from boards wanting approved decisions from other boards prior to their own decisions. Jeanne Dupre – this is a common issue with existing space that was approved for a similar purpose in the past. Questioned the duplication of effort. DECISIONS 3 Lancaster Ave – Special Permit for Sign The board reviewed the decisioni and found no issues, opting to endorse at the end of the meeting. NEW BUSINESS ===PAGE 2=== 2 of 5 - Planning Board Minutes, 2024-09-09 New Land Use Director (Christopher Reilly) M. Brenner - the appointment of a new Land Use Director requires ratification by the Select Board (done previously) and the Planning Board (happening tonight). M. Allison compared Mr. Reilly’s experience with the previous Land Use Director’s. A. Reid moved to ratify the appointment of Christopher Reilly as Land Use Director, as -presented by the Town Manager. M. Allison seconded. Voice vote, passed unanimously. BOARD DISCUSSIONS Articles of Warrant – ADU Language Clarification (250 -4.1G, Use Table) ii Bernie Cahill recommended replacing any reference to Accessory Dwelling Units “by Special Permit” to “Accessory Dwelling Unit, Non-conforming" for clarity. This includes: • The “Residential Uses” column of Use Table 250 -4.1G, row 4.1H(2) • Sections D and E of the Article itself. M. Brenner confirmed with L. O’Connell - this change wouldn’t require a formal amendment or modification to the Town Warrant language since the deadline for submission was 2024-09-16. Glenn McLeod - concerned about the state’s removal of the requirement for one of the units to be occupant-owned, as well as the general impact of the state’s recent legislation on younger people’s ability to own property. M. Allison - Town bylaw previously required owner occupancy of the primary unit. Noted that the Planning Board had no authority to dictate a piece of property’s ownership model after the project was approved, citing the Board’s past approval of Whalom Luxury Apartments with the understanding that they would be rent-to-own, which didn’t end up happening. M. Allison moved to submit the Warrant Article as -presented to the Select Board for inclusion in the Town Warrant. A. Reid seconded. Voice vote, passed unanimously. 260 Falulah Rd – 2 Year Extension (Site Plan Approval, Stormwater Management Permit) Application was initially approved with a 2-year timeframe to begin construction (a 1-year extension of normal limit. Applicants requesting a 2-year extensioniii due to delays from ongoing geotechnical research. B. Cahill - Board only has the ability to grant 1-year extensions per its rules and regulations. M. Allison - a substantive portion of the project was located outside of Lunenburg. The Board briefly discussed reaching out to Fitchburg to get more context on the project but opted to grant a 1-year extension instead. M. Allison moved to grant a 1 -year extension to the Site Plan Approval and Stormwater Management Permit of the 260 Falulah Rd project. A. Reid seconded. Voice vote, passed unanimously. ===PAGE 3=== 3 of 5 - Planning Board Minutes, 2024-09-09 ONGOING ITEMS MBTA Communities Act M. Brenner briefly discussed timeframes and upcoming dates related to the act. B. Cahill recommended the board wait until Chris Reilly (full -time Land Use Director) began work. G. McLeod - the public should learn about the various sides and responses from other Towns, Board should submit any language to the EOHLC for review before it goes to a vote at Town Meeting to avoid a by-law being approved Attorney General but still considered out-of-compliance by the EOHLC. M. Allison reminded the Board of the district options outlined in the MRPC presentationiv at the 2024-07- 08 Planning Board Meeting. G. McLeod reiterated that the act’s zoning requirements were based on the number of family units, meaning more than one bedroom and no limits on the number of occupants. Water Supply Protection District The Board did not have any new developments to discuss. CHAIR / DIRECTOR’S REPORT No new developments from the Chair, Land Use Director’s first day still pending. ABUTTING COMMUNITY NOTICES No concerns from the Board. COMMITTEE REPORTS Master Plan Steering Committee M. Brenner - meeting with contractors on 2024-09-10. Committee will be soliciting input at the Town Meet and Greet. Open Space Committee G. McLeod - no meeting & will meet on 2024-09-14 Municipal Building Design Committee M. Allison - only able to attend 30 minutes of meeting due to conflict with Planning Board meeting. Meeting was first in over a year for group, noted a new impetus to form and agree upon an RFP put forward by the Chair in conjunction with the Town Manager and Assistant Town Manager. Noted the approval of $225,000 in ARPA funds for the group despite not having met, opined that the Town’s spending on studies in the last 12 years (approximately $1,000,000) was wasteful. Agricultural Commission The Board didn’t have a representative on the Agricultural Commission (AgCom) at the time. M. Brenner asked M. Allison about the history and purpose of the Board’s representation on it AgCom. A meeting of approximately 30 people in the Ritter Building led to AgCom’s creation. M. Allison opined the ===PAGE 4=== 4 of 5 - Planning Board Minutes, 2024-09-09 Town’s primary interests were financial, not the farming community or its needs. Recommended not having a new Planning Board liaison since the Select Board will provide one. M. Brenner will reach out to confirm whether AgCom is expecting a liaison. Capital Planning Committee M. Brenner - briefly held up by Town Manager transition and is waiting on some external factors before more extensive planning. Economic Development Committee G. McLeod - deferring to their public comments tonight. Stormwater Task Force T. Willsmer not present to report. Town Manager Screening Committee M. Brenner - group chose to use a firm to aid search process. Noted benefits of a 3rd-party / non-hiring communicator’s involvement for aligning expectations between Town and candidate. The chosen firm’s bid was most competitive. M. Allison asked how many groups responded, M. Brenner did not know off-hand. Montachusett Regional Planning Commission A. Reid - unable to attend previous meeting. Montachusett Joint Transportation Committee A. Reid - no meeting on Wednesday. MINUTES APPROVAL Minutes for approvalv include: • 2024-07-22 Public Hearing (240 Summer St) • 2024-08-12 Meeting • 2024-08-26 Meeting M. Brenner clarified for A. Reid that members absent from a meeting can vote on approval of its minutes , and briefly discussed minute-taking best practice with B. Cahill. A. Reid asked about the status of 255 Sunny Hill Rd’s Stormwater Management Permit decision (deferred from the 08-26 meeting to tonight’s). L. O’Connell explained: Interim Land Use Director Richard Harris drafted the language, it went to Interim Town Manager Carter Terenzini’s office for review with Town Counsel and is pending their input. M. Allison asked why only some public comments had addresses associated with them. L. O’Connell explained that he included the address (if provided) in a speaker’s first comment and omitted it in subsequent comments for space. B. Cahill suggested the Board use a sign -in sheet for the public to avoid this issue. ===PAGE 5=== 5 of 5 - Planning Board Minutes, 2024-09-09 M. Allison moved to approve the minutes for the 2024 -07-22 Public Hearing (240 Summer St), 2024-08-12 Meeting, and 2024 -08-26 Meeting. A. Reid seconded. Voice vote, passed unanimously. MEETING SCHEDULE Upcoming meetings are 09-23 and 10-28 at 6:00 P.M. No meeting on 2024-10-14 due to holiday. PUBLIC COMMENT None at this time. BOARD COMMENT None at this time. ADJOURNMENT A. Reid moved to adjourn. M. Allison seconded. Voice vote, passed unanimously. Meeting adjourned 7:34 P.M. Minutes by Logan O’Connell, Admin Asst . DOCUMENTS REFERENCED i 2024 -09-09_ 3 Lancaster Ave_ Decision Special Permit Approval Signed ii BM_ Accessory Dwelling Units – Affected Bylaw Provisions BM_ Accessory Dwelling Units – Use Table 4.1G, Residentual Uses iii BM_ 2024 -09-04_ 260 Falulah Rd_ Extension Request Package iv MBTA Zoning Presentation v 2024 -07-22_ 240 Summer St_ Public Hearing Minutes 2024 -08-12_ Planning Board_ Minutes 2024 -08-26_ Planning Board_ Minutes