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TOWN OF LUNENBURG 
Office of the Planning Board 
Matthew Brenner, Chair 
Timothy Willsmer, Vice Chair 
Amanda Reid, Clerk 
Adam Burney, Member 
Anthony Nicastro, Member 
 
 
 
             Tel: (978) 582-4146, opt. 5 
Fax: (978) 582-4353 
960 Massachusetts Ave 
Lunenburg, MA 01462 
 
Stephen Wallace – Director of 
Planning and Economic 
Development 
Leigh Bain – Administrative 
Assistant 
 
07/20/26 Minutes 
Roll Call: M. Brenner, T. Willsmer, A. Reid, A. Burney, A. Nicastro 
Absent:  None 
1. CALL TO ORDER 
Chairman Brenner at 5:00 pm 
2. ZONING AMENDMENT WORKING SESSION 
This meeting was a working session for the Planning Board to work with the Planning Director 
to draft new and revised zoning bylaws for voter consideration at the 2027 Annual Town 
Meeting. The Board and Planning Director discussed the following zoning initiatives: 
• Senior Housing – issues discussed: minimum tract size, by right or by special permit, 
setbacks, dimensional standards, age restrictions, density standards, support services, 
parking, common land, and property maintenance.  
• Inclusionary Housing – issues discussed: by right or by special permit, affordability 
requirements, payments in lieu, allowing affordable housing units off-site, thresholds of 
applicability, density bonuses, development standards and enforcement. 
• Cluster Housing - issues discussed: minimum tract size, by right or by special permit, 
setbacks, dimensional standards, density standards, parking, open space (amount and 
allowed uses), and property maintenance.  
• Minor Site Plan Review – issues discussed: allowing minor site plan review for changes 
of use where no alteration of the building or parking are proposed, thresholds for 
environmental and traffic reviews, eventual changes to the site plan regulations.  
3. ADJOURNMENT 
• A. Burney motion to adjourn, A. Nicastro Second, meeting adjourned at 6:05 pm.