# planning-board — 38 documents, concatenated for reading and search # # This is a CONVENIENCE BUNDLE, not a source. Every document below is # published separately and byte-identically; cite the individual file, # whose path is given in each header, rather than this bundle. # Index of all boards: https://lunenburgbudgetproject.org/minutes/INDEX.txt # The town's own scanned original is linked per document. ======================================================================================== DOCUMENT : 2019-01-03-agenda-4023.txt BOARD : planning-board DATE : 2019-01-03 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-01-03-agenda-4023.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01032019-4023 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147 ext 5 David Prokowiew, Vice-Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant NOTICE OF MEETING Thursday, January 3, 2019 – 7:00 PM Ritter Memorial Building 960 Massachusetts Avenue, Lunenburg, MA REVISED AGENDA Call Meeting to Order Motion to Enter into Executive Session and then to Return to Regular Session EXECUTIVE SESSION: (JOINT SESSION WITH BOARD OF SELECTMEN) Pursuant to M.G.L. c. 30A, §21, #3, to discuss strategy with respect to litigation, where an open meeting may have a detrimental effect on the government’s litigating position, and the Chair so declares, namely O’Brien Homes Inc. et al v. Town o f Lunenburg et al., Land Court Docket Nos. 13 -MISC- 477878 to 13 -MISC-477887 and O’Brien Homes, Inc. v. Town of Lunenburg Planning Board, et al., Appeals Court Docket No. 2018-P-1520. Motion to Adjourn Executive Session Discussion Regarding Updating the Master Plan Adjournment ======================================================================================== DOCUMENT : 2019-01-03-minutes-4023.txt BOARD : planning-board DATE : 2019-01-03 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-01-03-minutes-4023.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_01032019-4023 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 David Prokowiew, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Mbr. Lunenburg, MA 01462 Paula Bertram, Mbr. Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes January 3, 2019 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA Time: 7:00 PM Present: Matthew Allison, David Prokowiew, Kenneth Chenis, Tanner Cole, Paula Bertram, Adam R. Burney Also Present: Town Counsel Adam Costa (departed at 9 PM), Town Manager Heather Lemieux Board Chair M. Allison requested a Motion to enter joint Executive Session with the Board of Selectmen pursuant to M.G.L. c. 30A, §21, #3, to discuss strategy with respect to litigation, where an open meeting may have a detrimental effect on the government’s litigating position, and the Chair so declares, namely O’Brien Homes Inc. et al v. Town of Lunenburg et al., Land Court Docket Nos. 13 -MISC-477878 to 13 -MISC-477887 and O’Brien Homes, Inc. v. Town of Lunenburg Planning Board, et al., Appeals Court Docket No. 2018-P-1520, to enter back into Regular Session. So moved by K. Chenis, Seconded by P. Bertram , Roll Call Vote - P. Bertram, aye; T. Cole, aye; D. Prokowiew, aye; K. Chenis, aye; M. Allison, aye. Master Plan: H. Lemieux inquired if the Board was interested in approaching the Capital Planning Committee for the placement of a Capital Planning request on the May 2019 Town Warrant for Master Planning. MRPC quoted A. Burney an estimate of $97,500 to craft the Master Plan (“Plan”) in conjunction with input from the Planning Board. P. Bertram noted that many of the recommendations of the 2002 Master Plan have not yet been implemented and feels that the funds should be used to hire a consultant to prioritize recommendations of the current Plan instead of rewriting the Plan . A. Burne y stressed that the Plan is from 2002 and Lunenburg has changed considerably since that time. If the Plan is updated , more people can become involved with the seating of a Master Plan Committee ; which would consist of members of various boards, committees, and citizens-at-large. That Committee could then transition into an implementation committee. P. Bertram disagreed with the formation of a committee outside of the Planning Board , stating that the Master Plan is the responsibility of the Planning Board. She feels the updates are minor and not equivalent to an expense of ~$10 0,000. D. Prokowiew also feels the Plan is the Board ’s responsibility , and suggests that each Element be taken separately, with outside assistance be ing requested if necessary. K. Chenis suggested usage of the funds be at the Board ’s discretion whether to use them for an outside consultant or for building out the Plan. This would also include implementation. A. Burney stressed that if there was a committee consisting of various boards, committees, and a t-large, the Planning Board would still have final approval over the Plan to be presented at Town Meeting. P. Bertram noted that she w ould be amenable to ad hoc committees being formed to address specific Elements. M. Allison agreed that the Plan was the charge of the Planning Board , but does not feel it is presently feasible f or a 5 -member Board to accomplish in addition to the Board’s other responsibilities. MRPC said it would take them approximately two years. K. Chenis noted that a main issue is devising a method whereby the recommendations in the Plan get executed. H. Lemieux recommended the Board use the funds for a consultant to act as a facilitator and assist in implementing the action items. The Board is requesting the funds to be for both master planning and facilitation of the Plan components. M. Allison, the Board ’s representative to the Capital Planning Committee, believes $100,000 is a large amount and approximately 10% of the Capital Plan. Receiving a request from the Planning Board for Master Planning will be new to the ===PAGE 2=== Minutes 01.03.19 Page 2 Capital Planning Committee and he opined that it should be a budget line item instead. A. Burney noted that Capital Planning can be c arried over by fiscal year whereas a budget line item must be used in the same fiscal year. D. Prokowiew made Motion that the Board proceed with a request to the Capital Planning Committee in the amount of $100,000 for Master Planning and facilitation of the Plan, P. Bertr am Seconded, all aye. A. Burney will present the request to the Capital Planning Committee. D. Prokowiew made Motion to adjourn, K. Chenis, Seconded, all aye. Adjourned 9:47 PM Minutes/2019/01.03.19 ======================================================================================== DOCUMENT : 2019-01-08-agenda-4030.txt BOARD : planning-board DATE : 2019-01-08 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-01-08-agenda-4030.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01082019-4030 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147 ext 5 David Prokowiew, Vice-Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant NOTICE OF MEETING Tuesday, January 8, 2019 – 7:00 PM Town Hall, 17 Main Street, Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA Call Meeting to Order Discussion with Board of Selectmen regarding Recreational Adult Use Marijuana questions for ballot presentation. Adjournment ======================================================================================== DOCUMENT : 2019-01-08-minutes-4030.txt BOARD : planning-board DATE : 2019-01-08 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-01-08-minutes-4030.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_01082019-4030 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 David Prokowiew, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Mbr. Lunenburg, MA 01462 Paula Bertram, Mbr. Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes January 8, 2019 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA Time: 7:00 PM Present: Matthew Allison, David Prokowiew, Tanner Cole, Paula Bertram, Adam R. Burney Absent: Kenneth Chenis Also Present: Town Manager H. Lemieux and Select Board members J. Toale, D. McQuaid, P. Luck, K. Adams Planning Board meeting called to order at 7:47 PM for continued discussion with the Board of Selectmen regarding Recreational Adult Use Marijuana questions for ballot presentation. P. Bertram commented on questions made during the public session of the Board of Selectmen meeting prior to the Planning Board call ing its meeting to order. Citizens voted to legalize, but may not have been aware of the potential impact and the different uses , which are c ultivation, manufacturing, testing, retail and transporting. If citizens don’t want all five (5) uses, the Planning Board must take action as any prohibited use must pass by both ballot and town meeting vote. D. Prokowiew feels the citizens need to be provided the voting opportunity whether or not to permit, postpone or ban recreational marijuana. P. Luck opined that the Planning Board’s job is to address the potential impacts of recreational marijuana and to consider adopting new provisions of the zoning bylaw to address the impact of same. The Planning Board is not suppose d to advocate for complete prohibition an d is reaching outside the scope of its charter. She feels there is no indication that the Town wants to prohibit marijuana evidenced by, in her opinion, lack of attendance and public input during the public sessions held on recreational marijuana . K. Adams asserted that the citizens should have a vote. P. Bertram stressed that the Planning Board is not talking about outright prohibition , but looking for the Select Board to place five (5) ballot questions for the five (5) different uses. D. McQuaid wants to ensure the citizens understand what they are voting for, and not voting out of fear. P. Luck is unwilling to place the questions on the ballot. A. Burney noted the Planning Board has been working on this for the past eight (8) months, and there has not been strong citizen input either for or against. He went on to note that the 47 % (against)/53% (for) vote is not a major swing either way. The Board is not advocating either for or against, but attempting to craft ballot questions that will allow the citizens to choose. J. Toale noted that it is the Planning Board’s responsibility to regulate the use. A. Burney noted the Board always intended that there would be six warrant articles; five to cover each individual use and one for the total regulation for zoning. H. Lemieux emphasized that the Planning Board is coming before the Board of Selectmen looking for assistance and suggested the Board of Selectmen view it as such. Pete Stella, 31 Chase Road - Stated he was one of the 53% that voted for lega lization, but he does not want people coming to Lunenburg to buy it. He feels it needs to go to citizen vote. P. Bertram noted that she also voted yes, but wants to understand the potential impacts. She did not realize that by voting to decriminalize, there would be a potential for it to be in Lunenburg. John Baker, 53 Chase Road - Noted that the crime rate rose in Colorado once marijuana was legalized. This will further stretch the resources and manpower of the police department. Paul Smith, 800 Chase Road- Feels it needs to go to vote. ===PAGE 2=== Minutes 01.08.19 Page 2 Dr. Gary Moritz, Pastor, Twin City Baptist - Research has shown that ingesting marijuana affects the teenage brain. It has a drastic effect on families. He sees the effects daily and feels it should be banned. M. Allison noted this is a zoning issue. It has been decriminalized by the Commonwealth and now t he Town needs to decide how to regulate. Board members reiterated that if these five (5) questions do not go on the ballot, a ll five (5) uses will automatically be allowed in Lunenburg. Carl Luck, 50 Sunset Lane- He opined that none of the five (5) uses will significantly change the use in Lunenburg. Ryan Sarenpa, 138 Beal Street- Wants it on the ballot. D. McQuaid made Motion to put the five questions requested by the Planning Board on the ballot, K. Adams Seconded, discussion: D. McQuaid went on to state that he feels the five (5) uses should be allow ed in Town. P. Luck opined that being a marijuana-free community will not decrease the amount of marijuana smoked in Lunenburg. She also felt there hadn’t been enough public input to vote tonight. J. Toale is concerned that a smaller amount of people will vote and it won’t reflect a mandate on what the Town really want s. K. Adams, aye; P. Luck, nay; D. Mc Quaid, aye; J. Toale, aye. Vote passed 3-1. Adjourned 9:00 PM Minutes/2019/01.08.19 ======================================================================================== DOCUMENT : 2019-01-14-agenda-4022.txt BOARD : planning-board DATE : 2019-01-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-01-14-agenda-4022.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01142019-4022 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147 ext 5 David Prokowiew, Vice-Chair Fax: (978) 582-4353 Kenneth Chenis, Clk. 960 Massachusetts Avenue Tanner Cole, Mbr. Lunenburg, MA 01462 Paula Bertram, Mbr. Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Town of Lunenburg Public Hearing The Lunenburg Planning Board will hold a Public Hearing on January 14, 2019 , 6:35 PM, Town Hall, 17 Main Street, Lunenburg, MA 01462 to hear and discuss applications for a Special Permit and for Site Plan Approval , under Chapter 250, Sections 4.13., formerly 4.15., and 8.4. of the Code of Lunenburg , respectively, for construction of a 2.3 MW large-scale ground-mounted photovoltaic installation at 190 Electric Avenue (Map 077, Parcel 00 14). Applicant is Borrego Solar Systems, Inc., 55 Technology Drive, Suite 102, Lowell, MA 01851. Owner is William Depietri, Trustee of the Interim Realty Trust , 259 Turnpike Rd, Suite 100, Southborough, MA 01772. Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA 01462. ======================================================================================== DOCUMENT : 2019-01-14-agenda-4031.txt BOARD : planning-board DATE : 2019-01-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-01-14-agenda-4031.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01142019-4031 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147 ext 5 David Prokowiew, Vice-Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant NOTICE OF MEETING Monday, January 14, 2019 – 6:30 PM Town Hall, 17 Main Street, Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA 1. CALL MEETING TO ORDER 2. PUBLIC COMMENT 3. WAIVER REQUESTS: 119 Massachusetts Avenue- signage 554 Lancaster Avenue- barn construction 4. PUBLIC HEARING: 190 Electric Avenue, Borrego Solar Systems, Inc. 5. RECREATIONAL MARIJUANA: Draft Bylaw 6. MINUTES APPROVAL: 12/10/18 12/10/18, 151-181 Leominster Shirley Road 12/10/18, Executive Session 12/11/18 01/03/19 01/03/19, Executive Session 01/08/19 7. COMMITTEE REPORTS: Capital Planning Committee, Storm Water Task Force, Agricultural Commission, Open Space Ad Hoc Committee, MJTC, MRPC, Charter Review Committee, Green Community Task Force 8. DIRECTOR’S ITEMS: MGL Ch. 41, §81D- Master Plan Lunenburg Code, §250- 5.6.- Cluster Development Earth Removal Land Use Guidebook- Board Approval §250- 4.15. Solar Energy Systems 9. NOTICES & COMMUNICATIONS: 10. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated January 28 February 11- 151-181 Leominster Shirley Road- Update February 25 11. ONGOING ITEMS: Earth Removal Permitting Village at Flat Hill- Drainage Review & Enforcement Economic Development 12. PUBLIC COMMENT 13. BOARD COMMENT/CONCERNS 14. Motion to Enter into Executive Session, Not to Return to Regular Session - EXECUTIVE SESSION: Pursuant to M.G.L. c. 30A, §21, #3, to discuss strategy with respect to litigation, where an open meeting may have a detrimental effect on the government’s litigating position, and the Chair so declares, namely O’Brien Homes Inc. et al v. Town of Lunenburg et al., Land Court Docket Nos. 13 -MISC- 477878 to 13 -MISC-477887 and O’Brien Homes, Inc. v. Town of Lunenburg Planning Board, et al., Appeals Court Docket No. 2018-P-1520. 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2019-01-14-minutes-4022.txt BOARD : planning-board DATE : 2019-01-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-01-14-minutes-4022.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_01142019-4022 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 David Prokowiew, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes January 14, 2019 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Matthew Allison, David Prokowiew (arrived 6:50 PM), Kenneth Chenis, Tanner Cole, Paula Bertram, Adam R. Burney WAIVER REQUESTS: 119 Massachusetts Avenue - Application received for awning sign to be attached to the building at 119 Massachusetts Avenue. As the sign is >36 sq. ft., site plan approval is required. The Applicant is requesting waiver from the site plan approval process. P. Bertram recused herself due to a professional relationship. K. Chenis made Motion to accept the requested sign waiver as documented, T. Cole Seconded, all aye. 554 Lancaster Avenue- Applicant Dick’s Market Garden represented by Stephen Violette. Applicant seeking waiver from site plan approval for barn construction for washing /prepping vegetables for storage, which is currently being done outdoors. John Maura informed the Board that barn construction will be partially state -funded through a grant from the Agricultural Preservation and Restriction Improv ement Program (AIP). The proposed barn will be 40 feet x 80 feet, off the road, and will be us ed for rinsing and cooling of vegetables and bringing vegetables that are in the open into a building. Board members were provided with a packet showing proposed barn location. The site already has Town water. The Applicants are trying to become more re gimented due to upcoming new food safety regulations. Th e Applicants’ process of vegetable washing and prepping has been ongoing for ~12 years, so the Applicants do not expect any increase in traffic or parking T. Cole made Motion to approve requested waiver for Dick’s Market Garden, K. Chenis, Seconded, all aye. PUBLIC HEARING: 190 Electric Avenue- see separate minutes RECREATIONAL MARIJUANA- A. Burney presented a first draft of a zoning bylaw for non-medical marijuana. The Use Table did not includ e Craft Cultivator as the Board is still awaiting response from the Cannabis Control Commission (CCC). A. Burney’s understanding of Craft Cultivator was that the Board wanted Town residents to be able to participate in the industry on a small scale appropriate to their individual location. D. Prokowiew noted that he intends to attend the next Agricultural Commission meeting for any suggestion. There was lengthy discussion about Craft Cultivator and licensing. It is still not clear to the Board if each i ndividual under a coop needs to be licensed or just one license for the coop . P. Bertram felt it was important to iden tify on a map churches, schools, daycare and recreational facilities that would be within 500 feet of a facility. This will give a better idea of wh ere licensing would be prohibited in Lunenburg. T. Cole questioned if the Board had the ability to do any enforcing as it is not the ===PAGE 2=== Minutes, 01.14.19 Page 2 licensing authority. P. Bertram disagreed with cultivation as only an accessory use as large land parcels in the Outlying District may not have a structure on site where cultivation would qualify as an accessory use . There was discussion as whether or not to allow Testing Facilities in Commercial Dist rict. It was noted there can be random homes in the Commercial District and a resident could be adversely affected by a Testing Facility next door. K. Adams, Williams Drive- Opined that transporter, testing and research are still on-site drugs, and does not want to live next door to that type of use. Board agreed that more information is needed from the CCC. D. Prokowiew suggested a workshop/meeting be scheduled outside of a regular Board meeting to work on this Bylaw. Board consensus was to schedule a workshop for January 22nd, 6:30 PM, Ritter Memorial Building. A. Burney will inquire to see if someone from the CCC would be able to attend. MINUTES APPROVAL: 12/10/18- D. Prokowiew made Motion to accept, K. Chenis Seconded, all aye. 12/10/18, 151-181 Leominster Shirley Road- K. Chenis made Motion to accept, D. Prokowiew Seconded, Vote Passed 4-0, T. Cole abstained. 12/10/18, Executive Session- D. Prokowiew made Motion to accept, K. Chenis Seconded, all aye. 12/11/18- D. Prokowiew made Motion to accept, T. Cole Seconded, Vote Passed 3-0, P. Bertram and K. Chenis abstained. 01/03/19- K. Chenis made Motion to accept, D. Prokowiew Seconded, all aye. 01/03/19, Executive Session- D. Prokowiew made Motion to accept, K. Chenis Seconded, all aye. 01/08/19- minutes not completed COMMITTEE REPORTS: Capital Planning Committee- Meeting January 15th. Storm Water Task Force- Met last Thursday. Received a proposal for continuing services. Open Space Ad Hoc Committee- Made presentation to the Board of Selectmen regarding Chapter Land. MJTC- no report MRPC- no report Charter Review Committee- Hearing held last Wednesday. The Charter currently provides fifteen days for Planning Board ratification of the Land Use Director. One of the proposed charter changes is for counting “calendar day s”; which would include weekends. The Board wants to discuss this at its next meeting. Green Community Task Force- no meeting DIRECTOR’S ITEMS: MGL, Ch. 41, Section 81D - A. Burney meeting with the Capi tal Planning Committee tomorrow to request $100,00 0 to update and implement the Master Plan. A. Burney will put together a Master Plan application for District Local Technical Assistance through MRPC. There was discussion as to the accuracy of the population profile. This will be added for discussion purposes to the Board’s January 22nd meeting. Lunenburg Code, Section 250 -5.6.- A. Burney asked if the Board want ed to place an article on the May town meeting warrant for Cluster Development. Board members to provide their requested Bylaw changes to A. Burney. Earth Removal- tabled Land Use Guidebook- tabled §250- 4.15. Solar Energy Systems- no report ===PAGE 3=== Minutes, 01.14.19 Page 3 MEETING SCHEDULE: January 28- K. Chenis will not be available. February 11- Hearing continuations for Powell Stone & Gravel and Borrego Solar February 25- ONGOING ITEMS: Earth Removal Permitting- tabled Village at Flat Hill, Drainage Review & Enforcement- take off agenda Economic Development- no report PUBLIC COMMENT: K. Adams , Williams Drive - Pushing for consistency in gov ernment and does not want marijuana given more opportunities than other uses. EXECUTIVE SESSION: M. Allison requested a Motion Pursuant to M.G.L. c. 30A, §21, #3, to discuss strategy with respect to litigation, where an open meeting may have a detrimen tal effect on the government’s litigating position, and the Chair so declares, namely O’Brien Homes Inc. et al v. Town of Lunenburg et al., Land Court Docket Nos. 13 -MISC-477878 to 13-MISC-477887 and O’Brien Homes, Inc. v. Town of Lunenburg Planning Board, et al., Appeals Court Docket No. 2018 -P-1520 n ot to return to Regular Session. D. Prokowiew made Motion, K. Chenis Seconded, Roll Call Vote - P. Bertram, aye; T. Cole, aye; K. Chenis, aye; D. Prokowiew, aye; M. Allison, aye. ADJOURNMENT: Regular Session- 9:17 PM Documents used at meeting: Minutes  12/10/18  12/10/18, 151-181 Leominster Shirley Road 12/10/18, Executive Session  12/11/18  01/03/19  01/03/19, Executive Session Request for Waiver, 119 Massachusetts Avenue Request for Waiver, 554 Lancaster Avenue Draft Bylaw, Recreational Marijuana Minutes 2019/01.14.19 ======================================================================================== DOCUMENT : 2019-01-14-minutes-4031.txt BOARD : planning-board DATE : 2019-01-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-01-14-minutes-4031.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_01142019-4031 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 David Prokowiew, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes January 14, 2019 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Matthew Allison, David Prokowiew (arrived 6:50 PM), Kenneth Chenis, Tanner Cole, Paula Bertram, Adam R. Burney WAIVER REQUESTS: 119 Massachusetts Avenue - Application received for awning sign to be attached to the building at 119 Massachusetts Avenue. As the sign is >36 sq. ft., site plan approval is required. The Applicant is requesting waiver from the site plan approval process. P. Bertram recused herself due to a professional relationship. K. Chenis made Motion to accept the requested sign waiver as documented, T. Cole Seconded, all aye. 554 Lancaster Avenue- Applicant Dick’s Market Garden represented by Stephen Violette. Applicant seeking waiver from site plan approval for barn construction for washing /prepping vegetables for storage, which is currently being done outdoors. John Maura informed the Board that barn construction will be partially state -funded through a grant from the Agricultural Preservation and Restriction Improv ement Program (AIP). The proposed barn will be 40 feet x 80 feet, off the road, and will be us ed for rinsing and cooling of vegetables and bringing vegetables that are in the open into a building. Board members were provided with a packet showing proposed barn location. The site already has Town water. The Applicants are trying to become more re gimented due to upcoming new food safety regulations. Th e Applicants’ process of vegetable washing and prepping has been ongoing for ~12 years, so the Applicants do not expect any increase in traffic or parking T. Cole made Motion to approve requested waiver for Dick’s Market Garden, K. Chenis, Seconded, all aye. PUBLIC HEARING: 190 Electric Avenue- see separate minutes RECREATIONAL MARIJUANA- A. Burney presented a first draft of a zoning bylaw for non-medical marijuana. The Use Table did not includ e Craft Cultivator as the Board is still awaiting response from the Cannabis Control Commission (CCC). A. Burney’s understanding of Craft Cultivator was that the Board wanted Town residents to be able to participate in the industry on a small scale appropriate to their individual location. D. Prokowiew noted that he intends to attend the next Agricultural Commission meeting for any suggestion. There was lengthy discussion about Craft Cultivator and licensing. It is still not clear to the Board if each i ndividual under a coop needs to be licensed or just one license for the coop . P. Bertram felt it was important to iden tify on a map churches, schools, daycare and recreational facilities that would be within 500 feet of a facility. This will give a better idea of wh ere licensing would be prohibited in Lunenburg. T. Cole questioned if the Board had the ability to do any enforcing as it is not the ===PAGE 2=== Minutes, 01.14.19 Page 2 licensing authority. P. Bertram disagreed with cultivation as only an accessory use as large land parcels in the Outlying District may not have a structure on site where cultivation would qualify as an accessory use . There was discussion as whether or not to allow Testing Facilities in Commercial Dist rict. It was noted there can be random homes in the Commercial District and a resident could be adversely affected by a Testing Facility next door. K. Adams, Williams Drive- Opined that transporter, testing and research are still on-site drugs, and does not want to live next door to that type of use. Board agreed that more information is needed from the CCC. D. Prokowiew suggested a workshop/meeting be scheduled outside of a regular Board meeting to work on this Bylaw. Board consensus was to schedule a workshop for January 22nd, 6:30 PM, Ritter Memorial Building. A. Burney will inquire to see if someone from the CCC would be able to attend. MINUTES APPROVAL: 12/10/18- D. Prokowiew made Motion to accept, K. Chenis Seconded, all aye. 12/10/18, 151-181 Leominster Shirley Road- K. Chenis made Motion to accept, D. Prokowiew Seconded, Vote Passed 4-0, T. Cole abstained. 12/10/18, Executive Session- D. Prokowiew made Motion to accept, K. Chenis Seconded, all aye. 12/11/18- D. Prokowiew made Motion to accept, T. Cole Seconded, Vote Passed 3-0, P. Bertram and K. Chenis abstained. 01/03/19- K. Chenis made Motion to accept, D. Prokowiew Seconded, all aye. 01/03/19, Executive Session- D. Prokowiew made Motion to accept, K. Chenis Seconded, all aye. 01/08/19- minutes not completed COMMITTEE REPORTS: Capital Planning Committee- Meeting January 15th. Storm Water Task Force- Met last Thursday. Received a proposal for continuing services. Open Space Ad Hoc Committee- Made presentation to the Board of Selectmen regarding Chapter Land. MJTC- no report MRPC- no report Charter Review Committee- Hearing held last Wednesday. The Charter currently provides fifteen days for Planning Board ratification of the Land Use Director. One of the proposed charter changes is for counting “calendar day s”; which would include weekends. The Board wants to discuss this at its next meeting. Green Community Task Force- no meeting DIRECTOR’S ITEMS: MGL, Ch. 41, Section 81D - A. Burney meeting with the Capi tal Planning Committee tomorrow to request $100,00 0 to update and implement the Master Plan. A. Burney will put together a Master Plan application for District Local Technical Assistance through MRPC. There was discussion as to the accuracy of the population profile. This will be added for discussion purposes to the Board’s January 22nd meeting. Lunenburg Code, Section 250 -5.6.- A. Burney asked if the Board want ed to place an article on the May town meeting warrant for Cluster Development. Board members to provide their requested Bylaw changes to A. Burney. Earth Removal- tabled Land Use Guidebook- tabled §250- 4.15. Solar Energy Systems- no report ===PAGE 3=== Minutes, 01.14.19 Page 3 MEETING SCHEDULE: January 28- K. Chenis will not be available. February 11- Hearing continuations for Powell Stone & Gravel and Borrego Solar February 25- ONGOING ITEMS: Earth Removal Permitting- tabled Village at Flat Hill, Drainage Review & Enforcement- take off agenda Economic Development- no report PUBLIC COMMENT: K. Adams , Williams Drive - Pushing for consistency in gov ernment and does not want marijuana given more opportunities than other uses. EXECUTIVE SESSION: M. Allison requested a Motion Pursuant to M.G.L. c. 30A, §21, #3, to discuss strategy with respect to litigation, where an open meeting may have a detrimen tal effect on the government’s litigating position, and the Chair so declares, namely O’Brien Homes Inc. et al v. Town of Lunenburg et al., Land Court Docket Nos. 13 -MISC-477878 to 13-MISC-477887 and O’Brien Homes, Inc. v. Town of Lunenburg Planning Board, et al., Appeals Court Docket No. 2018 -P-1520 n ot to return to Regular Session. D. Prokowiew made Motion, K. Chenis Seconded, Roll Call Vote - P. Bertram, aye; T. Cole, aye; K. Chenis, aye; D. Prokowiew, aye; M. Allison, aye. ADJOURNMENT: Regular Session- 9:17 PM Documents used at meeting: Minutes  12/10/18  12/10/18, 151-181 Leominster Shirley Road 12/10/18, Executive Session  12/11/18  01/03/19  01/03/19, Executive Session Request for Waiver, 119 Massachusetts Avenue Request for Waiver, 554 Lancaster Avenue Draft Bylaw, Recreational Marijuana Minutes 2019/01.14.19 ======================================================================================== DOCUMENT : 2019-01-22-agenda-4032.txt BOARD : planning-board DATE : 2019-01-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-01-22-agenda-4032.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01222019-4032 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147 ext 5 David Prokowiew, Vice-Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant NOTICE OF MEETING Tuesday, January 22, 2019 – 6:30 PM Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA AGENDA CALL MEETING TO ORDER RECREATIONAL MARIJUANA: Crafting of Draft Bylaw MRPC: Possible DLTA Population Study? MASTER PLAN: Update of Capital Planning Article ADJOURNMENT ======================================================================================== DOCUMENT : 2019-01-22-minutes-4032.txt BOARD : planning-board DATE : 2019-01-22 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-01-22-minutes-4032.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_01222019-4032 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 David Prokowiew, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes January 22, 2019 Meeting Posted: Yes Place: Ritter Memorial Building, 960 Massachusetts Avenue, Lunenburg, MA Time: 6:37 PM Present: Matthew Allison, David Prokowiew, Kenneth Chenis, Paula Bertram, Adam R. Burney Absent: Tanner Cole RECREATIONAL MARIJUANA: Draft Bylaw - A. Burney had an opportunity to speak with some members of the Cannabis Control Commission (CCC) at this past week’s MMA Annual Meeting. He asked for their input concerning individuals coming into a co-op after it has been licensed. Feedback to him was that it would require a change of license being filed with the CCC. K. Chenis inquired if the size of a cultivation c hanges, does that also require a new license. There was discussion of holding the hearing for the warrant article at the Board’s 02/25/19 meeting. The Board reviewed Draft 1. Definitions will be added into the text. A. Burney noted that retail shops for Marijuana Accessories, e.g., rolling papers, are not included in the Bylaw as th ey are not governed by the Town . Craft marijuana co -ops shall require individual permits for each location. P. Bertram wanted more detailed Submittal Requirements. The Operation and Management Plan will be edited to include waste requirements. There was d iscussion surrounding odor and limiting odor distance from building. Lengthy discussion ensued upon P. Bertram’s voicing her concern with the extensive amount of area that would be unavailable if no marijuana establishment can be located with in 500 feet of public/private schools for K through 12, daycare providers, municipal recreation facilities and houses of worship and funeral homes. Boar d consensus was to define mu nicipal recreation facilities as active recreation facilities and no distance restriction for conservation. F amily childcare providers – 250 feet, childcare facilities licensed by the Commonwealth – 500 feet, and houses of wors hip and funeral homes – 250 feet. K. Chenis questioned why only ½ of the plants could be flowering. A. Burney responded it is due to the pungent odor from the flowers. Consensus was to delete 4.15.G , 4.15.H and 4.15.I as that information is already covered in the M.G.L. and CCC regulations. There was discussion on whether the setback should be 500 or 250 feet from a marijuana retail structure to a residential structure or zoning district. Based on this evening’s workshop, A. Burney will update the draft Bylaw and discussion will continue at the Board’s January 28 th meeting. MRPC: DLTA Population Study- D. Prokowiew made Motion to table to 01/28/19, P. Bertram Seconded, all aye. MASTER PLAN: Capital Planning Article- D. Prokowiew made Motion to table to 01/28/19, P. Bertram Seconded, all aye. D. Prokowiew made Motion to adjourn, P. Bertram Seconded, all aye. ADJOURNMENT: 9:30 PM Documents used at meeting: Draft 1 – Non-Medical Marijuana ======================================================================================== DOCUMENT : 2019-01-28-agenda-4033.txt BOARD : planning-board DATE : 2019-01-28 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-01-28-agenda-4033.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01282019-4033 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147 ext 5 David Prokowiew, Vice-Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant NOTICE OF MEETING Monday, January 28, 2019 – 6:30 PM Town Hall, 17 Main Street, Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA 1. CALL MEETING TO ORDER 2. PUBLIC COMMENT 3. RECREATIONAL MARIJUANA: Draft Bylaw 4. MINUTES APPROVAL: 01/08/19 01/14/19 01/14/19 Executive 01/22/19 Executive Session Minutes for Release  December 4, 2017 (Settlers Solar)  January 29, 2018 (Settlers Solar)  March 19, 2018 (Settlers Solar)  March 26, 2018 (Settlers Solar)  June 25, 2018 (Settlers Solar)  July 9, 2018 (Settlers Solar)  September 10, 2018 (Settlers Solar) 5. COMMITTEE REPORTS: Capital Planning Committee, Storm Water Task Force, Agricultural Commission, Open Space Ad Hoc Committee, MJTC, MRPC, Charter Review Committee, Green Community Task Force 6. DIRECTOR’S ITEMS: Town Charter- Discussion of Ratification Timeline MGL Ch. 41, §81D- Master Plan Lunenburg Code, §250- 5.6.- Cluster Development Land Use Guidebook- Board Approval §250- 4.15. Solar Energy Systems 7. NOTICES & COMMUNICATIONS: 8. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated February 11- Hearing Continuations- o 151-181 Leominster Shirley Road o 190 Electric Avenue  400 Electric Avenue- Special Permit & Site Plan Approval  380, 390 and 400 Electric Avenue- Modification to Site Plan Approval February 25- Hearing for Town Meeting Warrant Article(s) (tentative) 9. ONGOING ITEMS: Earth Removal Permitting Economic Development 10. PUBLIC COMMENT 11. BOARD COMMENT/CONCERNS 12. ADJOURNMENT ======================================================================================== DOCUMENT : 2019-01-28-minutes-4033.txt BOARD : planning-board DATE : 2019-01-28 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-01-28-minutes-4033.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_01282019-4033 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 David Prokowiew, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes January 28, 2019 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Matthew Allison, David Prokowiew, Tanner Cole, Paula Bertram, Adam R. Burney Absent: Kenneth Chenis RECREATIONAL MARIJUANA: Draft Bylaw - A. Burney had made minor edits to Draft 2 so Draft 2.1 was reviewed by the Board this evening. T. Cole had concerns wi th reducing the setba ck from 500 to 250 feet around family child care and municipal active recreational and feels that with the reduced setback, big business is being favored over small business. D. Prokowiew remarked that z oning is to protect the rights of both commercial and residential users; he does not want cultivation in either Residence A (RA) or Residence B (RB) Districts. He is of the opinion that c raft cultivation should go in Outlying District (O) and industrial cultivat ion should go in Office Park/Industrial District (OP/I). Commercial businesses should not be located in residential districts. T. Cole felt the Board should do away with canopy and instead limit the size of the structure. He went on to state that the Bylaw should not be created based on allowable locations and that buffer should be crafted on need. D. Prokowiew said he would consider a 500 foot buffer from property line to structure for cultivation in O. There was discussion on odor control. The draft currently states “…no marijuana odor shall be detectable, by a human nose, within more than fifty feet (50’) of the structure.” Planting pine trees within the canopy was discussed as a way to eliminate odor based on an article previously provided by D. Prokowiew. T. Cole felt that the best way to mitigate odor is through the buffer distance. M. Allison remarked that could be too restrictive and what mattered was that the odor was not detectable at the property line. P. Bertram suggested a submitted application also include an odor plan. Consensus was to add that chemical odor masking products would not be permitted. 250-4.15.G was previously deleted as that information is already covered in the Cannabis Control Commission (CCC) regulations. There was discussion on abutter notification; should notice be to abutters within 500 feet? Board consensus was to go with 300 feet. Discussion ensued as to where uses should be located. P. Bertram suggested an acreage requirement as she felt it was too restrictive to confine to only C and OP/I. D. Prokowiew did not want a commercial establishment going into any residential zoning, regardless of acreage. M. Allison stated that farmers are interested in cultivation on their property, but T. Cole responded that a farmer’s primary resource is their land and if they are not interested in cultivating, then they are competing with those farmers that are cultivating. He went on to say that he does not look at it as an agricultural use, instead rather a commercial use. ===PAGE 2=== Minutes 01.28.19 Page 2 P. Bertram sug gested a minimum of 5 acres ; D. Prokowiew disagreed. There was also Board disagreement regarding buffers with T. Cole emphasizing the distance that the odor carries. Consensus was to strike 4.15.K and write a new 4.15.G which will set minimum acreage and reasonable buffers. Discussion ensued regarding buffer distance with suggestions of a 300 foot buffer , or less of a buffer with a defined acreage. A reduced buffer of 250 feet from a residential use/residential zone was proposed in OP/I for all marijuana uses as there would likely already be more noise, light and pollution in OP/I. There was also discussion of allowing Retail in C and OP/I, and Transporter in OP/I. There was discussion of including Retail in the Summer Street Overlay District with a 250 buffer from a residential use/residential zone. T. Cole noted that as the buffer is 250 feet in OP/I and C to a residential use/residential zone, expectation would be that the buffer should be larger in residential zoning for cultivation. P. Bertram suggested 350 feet for residential zoning. Language will be cleaned up for differing buffers for schools, municipal active recreation facilities, child care facilities, family child care, houses of worship and funeral homes to include specifying that the setback be from marijuana structure to the property line of the protected use. Discussion ensued on buffers for cultivation in residential areas. D. Prokowiew asserted the greater the buffer the more impact it will have in preserving the surrounding neig hborhood. P. Bertram felt 350 feet was reasonable. Board members opined they should go with the greater buffer and if the residents wanted less, it could be modified on town meeting floor. It could also change as a result of input during the public hear ing. T. Cole felt 350 was reasonable, but an acreage requirement should be included. Board consensus was 375 feet in O, RA and RB. The majority of Board members were in agreement with a 20 acre minimum. The public hearing will be scheduled for the Board’s February 25, 2019 meeting. MINUTES APPROVAL: 01/08/19- T. Cole made Motion to approve, P. Bertram Seconded, all aye. 01/14/19- D. Prokowiew made Motion to approve, P. Bertram Seconded, all aye. 01/14/19 Executive- D. Prokowiew made Motion to approve, T. Cole, all aye. 01/22/19 not completed EXECUTIVE SESSION MINUTES FOR RELEASE : D. Prokowiew made Motion to release, T. Cole Seconded, Roll Call Vote- P. Bertram, aye; T. Cole, aye; D. Prokowiew, aye; M. Allison, aye. 12/4/17 1/29/18 3/19/18 3/26/18 6/25/18 7/9/18 9/10/18 COMMITTEE REPORTS: Capital Planning Committee- Worked on prioritization. Planning Board request of $100,000 for Master Plan was reduced to $50,000. Storm Water Task Force- Meeting scheduled for this week with the Town Manager. Agricultural Commission- no report ===PAGE 3=== Minutes 01.28.19 Page 3 Open Space Ad Hoc Committee- Meeting this week to finalize draft for submittal to the State. MJTC- no report MRPC- no report Charter Review Committee- Public Hearing held for Charter changes. Green Community Task Force- no report DIRECTOR’S ITEMS: Town Charter- One of the proposed Charter changes calls for changing 15 business days to 15 calendar days for the Board to ratify the position of Town Planner/Land Use D irector. This would inc lude weekends and any holidays. As the Board meets twice monthly, Board members did not feel this was sufficient time. P. Bertram made Motion to request change to 30 days, D. Prokowiew Seconded, all aye. MGL, Ch. 41, Section 81D - Noted Master Plan funds requested through Capital Planning. M. Allison suggested moving forward there be an annual warrant article for funding Master Plan. Lunenburg Code, Section 250 -5.6.- A. Burney had a discussion with Town Counsel regarding putting something together for an upcoming town meeting. Land Use Guidebook- P. Bertram made Motion to approve, D. Prokowiew Seconded, all aye. §250- 4.15. Solar Energy Systems- no report MEETING SCHEDULE: February 11 - Hearing continuations for Powell Stone & Gravel and Borrego Sol ar. New Hearings for 380 -400 Electric Avenue and 400 Electric Avenue. February 25- Hearing for Board Warrant Article ONGOING ITEMS: Earth Removal Permitting- no report Economic Development- no report PUBLIC COMMENT: Katey Adams, Williams Drive - Regarding recreational marijuana- Noted weather can have an impact on the distance an odor travels. Noted she supports prohibition and that federally, it is an illegal substance. D. Prokowiew made Motion to adjourn, P. Bertram Seconded, all aye. ADJOURNMENT: Adjourned 10:18 PM Documents used at meeting: Draft 2.1 Non-Medical Marijuana Bylaw Minutes o 01/08/19 o 01/14/19 o 01/14/19 Executive Executive Minutes o 12/04/17 o 01/29/18 o 03/19/18 o 03/26/18 o 06/25/18 o 07/09/18 o 09/10/18 Minutes 2019/01.28.19 ======================================================================================== DOCUMENT : 2019-02-11-agenda-4020.txt BOARD : planning-board DATE : 2019-02-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-02-11-agenda-4020.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02112019-4020 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147 ext 5 David Prokowiew, Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Land Use Director Adam R. Burney Administrative Assistant Marjorie J. Boggio Town of Lunenburg Public Hearing The Lunenburg Planning Board will hold a Public Hearing on February 11, 2019, 6:35PM, Joseph Bilotta Meeting Room, Town Hall, 17 Main Street, Lunenburg, MA to hear and discuss application s for a Special Permit and for Site Plan Approval under Chapter 250, Sections 4.5. and 8.4. of the Code of the Town of Lunenburg for construction and operation of a retail motor fuel outlet and convenience store with a drive-thru at 400 Electric Avenue, Map 9 8, Parcel 166- 2. Owners are Daniel and Jean Proctor, 1529 Massachusetts Avenue , Lunenburg, MA. Applicant is NJLJ Properties, LLC, c/o Mickey Higgins, 280 Ayer Road, Harvard, MA. Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA 01462. ======================================================================================== DOCUMENT : 2019-02-11-agenda-4034.txt BOARD : planning-board DATE : 2019-02-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-02-11-agenda-4034.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02112019-4034 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147 ext 5 vacant, Vice-Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant NOTICE OF MEETING Monday, February 11, 2019 – 6:30 PM Town Hall, 17 Main Street, Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA 1. ROLL CALL 2. PUBLIC COMMENT 3. ANR Plan: 205 Sunset Lane 4. 909 Massachusetts Avenue- Waiver Request 5. PUBLIC HEARING CONTINUATIONS: 151-181 Leominster Shirley Rd (from 12.10.18) 190 Electric Avenue (from 01.14.19) 6. PUBLIC HEARINGS: 380-400 Electric Avenue 400 Electric Avenue 7. MINUTES APPROVAL: 01/14/19, 190 Electric Avenue 01/22/19 01/28/19 8. COMMITTEE REPORTS: Capital Planning Committee, Storm Water Task Force, Agricultural Commission, Open Space Ad Hoc Committee, MJTC, MRPC, Charter Review Committee, Green Community Task Force 9. DIRECTOR’S ITEMS: Board Reorganization Recreational Marijuana- Draft Bylaw March 11 Board Meeting- Possible Reschedule due to Caucus 10. NOTICES & COMMUNICATIONS: 11. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated February 25- Hearing for Recreational Marijuana Warrant Article March 11- Possible Reschedule due to Caucus March 25 12. ONGOING ITEMS: Earth Removal Permitting Economic Development MGL Ch. 41, §81D- Master Plan Lunenburg Code, §250- 5.6.- Cluster Development §250- 4.15. Solar Energy Systems 13. PUBLIC COMMENT 14. BOARD COMMENT/CONCERNS 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2019-02-11-agenda-4043.txt BOARD : planning-board DATE : 2019-02-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-02-11-agenda-4043.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02112019-4043 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 141-181 Leominster Shirley Road1. ======================================================================================== DOCUMENT : 2019-02-11-agenda-4044.txt BOARD : planning-board DATE : 2019-02-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-02-11-agenda-4044.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02112019-4044 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 190 Electric Ave. 1. ======================================================================================== DOCUMENT : 2019-02-11-agenda-4045.txt BOARD : planning-board DATE : 2019-02-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-02-11-agenda-4045.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02112019-4045 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 380-400 Electric Avenue1. ======================================================================================== DOCUMENT : 2019-02-11-agenda-4046.txt BOARD : planning-board DATE : 2019-02-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-02-11-agenda-4046.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02112019-4046 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 400 Electric Avenue1. ======================================================================================== DOCUMENT : 2019-02-11-minutes-4020.txt BOARD : planning-board DATE : 2019-02-11 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-02-11-minutes-4020.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02112019-4020 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes February 11, 2019 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Matthew Allison, Tanner Cole, Paula Bertram, Adam R. Burney Absent: Kenneth Chenis ANR Plan: 205 Sunset Lane - Plan presented on behalf of owner Salvatore Vito Piccirillo, Revocable Living Trust, by Neil Gorman, David E. Ross Associates. The Planning Board endorsed an ANR Plan in 2015 di viding the land owned by the Trust into Lots 1 and 2. This ANR Plan divides Lot 2 into 2A and 2B. P. Bertram questioned the access. N. Gorman noted i t is possible to access Lot 2A from Sunset Lane , but the design has not yet been finalized. This Plan d oes meet the requirements of an ANR Plan. P. Bertram noted comments of the Building Commissioner that Lot 2A does not have frontage, i.e. actual access, as defined in the Code of Lunenburg, Ch. 250- Section 2.1. There is also a driveway and utility easem ent through Lot 2B, and if used as a common drive, does not meet the de sign standards in the Code of Lunenburg, Ch. 250- Section 6.4.C(5)k. A. Burney noted that i f the driveway comes from Robbs Hill Road, it may require relief from the Zoning Board of App eals. An ANR Plan does not constitute buildability. Comments from the Board of Health were also noted that for the lots to be buildable, the property owner would have to obtain an approved sewage disposal system and potable water supply for each lot. P. Bertram noted she was not comfortable endorsing the Plan as it states Lot 2B would provide the driveway and utility easement for Lot 2A. She requested that language be removed. A. Burney stressed that the 21 -day clock begins with the Plan’s submittal t his evening. The Board will have to take action, e.g. deny the plan, within th e 21 days. N. Gorman will consult with the property owner. P. Bertram made Motion to continue the ANR to the next Board meeting, T. Cole Seconded, all aye. 909 Massachusetts Avenue, Waiver Request - Property owner John Kyprianos requested waiver from site plan approval for change of use from a consignment shop to a real estate office. The square footage for his office will be ~1,200; less than t he previous consignment shop at ~5,000. Changing from retail to professional use is a permitted use in the Village Center District. P. Bertram asked if the Board should pla ce any conditions on the waiver to ensure it is in line with the information supplied in the request. There is a larger room next to the proposed office and s he suggested the waiver approval should include more square footage in the event J. Kyprianos wanted to expand his office space. He responded that he did not want that to hinder the possibility of waiver approv al and also wants to retain a small professional atmosphere. P. Bertram noted that he if wants to expand the space in the future, he would have to appear before the Board . P. Bertram made Motion to approve the waiver request from site plan approval for real estate sales management and contracting with the stipulation that the use does not exceed 4,000 square feet, T. Cole Seconded, all aye. PUBLIC HEARINGS: 151-181 Leominster Shirley Road (cont’d)- see separate minutes. 190 Electric Avenue (cont’d) - see separate minutes. Board discussion continued regarding the definition of buffer strip in the Solar Energy Systems Bylaw. The Board will take up restructuring/strengthening the Bylaw in the spring. 380-400 Electric Avenue- see separate minutes. 400 Electric Avenue- see separate minutes. ===PAGE 2=== Minutes 02.11.19 Page 2 MINUTES APPROVAL: 01/14/19, 190 Electric Avenue- P. Bertram made Motion to approve, T. Cole Seconded, all aye. 01/22/19- P. Bertram made Motion to approve, T. Cole Seconded, all aye. 01/28/19- P. Bertram made Motion to approve, T. Cole Seconded, all aye. COMMITTEE REPORTS: Capital Planning Committee- no report Storm Water Task Force- no report Agricultural Commission- no report Open Space Ad Hoc Committee- no report MJTC- no report MRPC- Requests for District Local Technical Assistance due in March. The Board discussed the possibility of walkability and complete street studies. Charter Review Committee- no report Green Community Task Force- no report DIRECTOR’S ITEMS: Board Reorganization- Board vacancy has been posted and advertised. P. Bertram voiced interested in becoming the Board’s representative to the Open Space Ad Hoc Committee. Recreational Marijuana, Draft Bylaw- Hearing is being advertised in the Lunenburg Ledger, on F acebook, flyers at the Senior Center, Library, Ritter, Town Hall, and on the TV Scroll. March 11 Board Meeting - P. Bertram made Motion to move the March 11 th Board meeting to March 4 th, T. Cole, Seconded, all aye. MEETING SCHEDULE: February 25- Hearing for Board Warrant Article March 11- Changed to March 4th due to Caucus March 25- P. Bertram not available. She doesn’t expect to be available for meetings until approximately April 15 th. ONGOING ITEMS: Earth Removal Permitting- The Board will eventually take this over from Board of Selectmen. Economic Development- no report MGL, Ch. 41, Section 81D, Master Plan - M. Allison opined this should become a budget line in the Board’s budget. P. Bertram requested that moving forward, the Board be involved in the office budget process. Lunenburg Code, Section 250- 5.6., Cluster Development- Awaiting response from Town Counsel. Lunenburg Code, Section 250- 4.15., Solar Energy Systems- Anticipate beginning work on in spring. BOARD COMMENT/CONCERNS: Board members thanked David Prokowiew for his service to the Planning Board. There was discussion of the lengthy Board meetings and the possibility of adding another monthly meeting to the Board’s schedule. P. Bertram made Motion to adjourn, T. Cole Seconded, all aye. ADJOURNMENT: 10:10 PM Documents used at meeting: Minutes: o 01/14/19, 190 Electric Avenue- o 01/22/19 o 01/28/19 ANR Plan, 205 Sunset Lane Waiver Request, 909 Massachusetts Avenue 02.11.19 ======================================================================================== DOCUMENT : 2019-02-11-minutes-4034.txt BOARD : planning-board DATE : 2019-02-11 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-02-11-minutes-4034.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02112019-4034 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes February 11, 2019 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Matthew Allison, Tanner Cole, Paula Bertram, Adam R. Burney Absent: Kenneth Chenis ANR Plan: 205 Sunset Lane - Plan presented on behalf of owner Salvatore Vito Piccirillo, Revocable Living Trust, by Neil Gorman, David E. Ross Associates. The Planning Board endorsed an ANR Plan in 2015 di viding the land owned by the Trust into Lots 1 and 2. This ANR Plan divides Lot 2 into 2A and 2B. P. Bertram questioned the access. N. Gorman noted i t is possible to access Lot 2A from Sunset Lane , but the design has not yet been finalized. This Plan d oes meet the requirements of an ANR Plan. P. Bertram noted comments of the Building Commissioner that Lot 2A does not have frontage, i.e. actual access, as defined in the Code of Lunenburg, Ch. 250- Section 2.1. There is also a driveway and utility easem ent through Lot 2B, and if used as a common drive, does not meet the de sign standards in the Code of Lunenburg, Ch. 250- Section 6.4.C(5)k. A. Burney noted that i f the driveway comes from Robbs Hill Road, it may require relief from the Zoning Board of App eals. An ANR Plan does not constitute buildability. Comments from the Board of Health were also noted that for the lots to be buildable, the property owner would have to obtain an approved sewage disposal system and potable water supply for each lot. P. Bertram noted she was not comfortable endorsing the Plan as it states Lot 2B would provide the driveway and utility easement for Lot 2A. She requested that language be removed. A. Burney stressed that the 21 -day clock begins with the Plan’s submittal t his evening. The Board will have to take action, e.g. deny the plan, within th e 21 days. N. Gorman will consult with the property owner. P. Bertram made Motion to continue the ANR to the next Board meeting, T. Cole Seconded, all aye. 909 Massachusetts Avenue, Waiver Request - Property owner John Kyprianos requested waiver from site plan approval for change of use from a consignment shop to a real estate office. The square footage for his office will be ~1,200; less than t he previous consignment shop at ~5,000. Changing from retail to professional use is a permitted use in the Village Center District. P. Bertram asked if the Board should pla ce any conditions on the waiver to ensure it is in line with the information supplied in the request. There is a larger room next to the proposed office and s he suggested the waiver approval should include more square footage in the event J. Kyprianos wanted to expand his office space. He responded that he did not want that to hinder the possibility of waiver approv al and also wants to retain a small professional atmosphere. P. Bertram noted that he if wants to expand the space in the future, he would have to appear before the Board . P. Bertram made Motion to approve the waiver request from site plan approval for real estate sales management and contracting with the stipulation that the use does not exceed 4,000 square feet, T. Cole Seconded, all aye. PUBLIC HEARINGS: 151-181 Leominster Shirley Road (cont’d)- see separate minutes. 190 Electric Avenue (cont’d) - see separate minutes. Board discussion continued regarding the definition of buffer strip in the Solar Energy Systems Bylaw. The Board will take up restructuring/strengthening the Bylaw in the spring. 380-400 Electric Avenue- see separate minutes. 400 Electric Avenue- see separate minutes. ===PAGE 2=== Minutes 02.11.19 Page 2 MINUTES APPROVAL: 01/14/19, 190 Electric Avenue- P. Bertram made Motion to approve, T. Cole Seconded, all aye. 01/22/19- P. Bertram made Motion to approve, T. Cole Seconded, all aye. 01/28/19- P. Bertram made Motion to approve, T. Cole Seconded, all aye. COMMITTEE REPORTS: Capital Planning Committee- no report Storm Water Task Force- no report Agricultural Commission- no report Open Space Ad Hoc Committee- no report MJTC- no report MRPC- Requests for District Local Technical Assistance due in March. The Board discussed the possibility of walkability and complete street studies. Charter Review Committee- no report Green Community Task Force- no report DIRECTOR’S ITEMS: Board Reorganization- Board vacancy has been posted and advertised. P. Bertram voiced interested in becoming the Board’s representative to the Open Space Ad Hoc Committee. Recreational Marijuana, Draft Bylaw- Hearing is being advertised in the Lunenburg Ledger, on F acebook, flyers at the Senior Center, Library, Ritter, Town Hall, and on the TV Scroll. March 11 Board Meeting - P. Bertram made Motion to move the March 11 th Board meeting to March 4 th, T. Cole, Seconded, all aye. MEETING SCHEDULE: February 25- Hearing for Board Warrant Article March 11- Changed to March 4th due to Caucus March 25- P. Bertram not available. She doesn’t expect to be available for meetings until approximately April 15 th. ONGOING ITEMS: Earth Removal Permitting- The Board will eventually take this over from Board of Selectmen. Economic Development- no report MGL, Ch. 41, Section 81D, Master Plan - M. Allison opined this should become a budget line in the Board’s budget. P. Bertram requested that moving forward, the Board be involved in the office budget process. Lunenburg Code, Section 250- 5.6., Cluster Development- Awaiting response from Town Counsel. Lunenburg Code, Section 250- 4.15., Solar Energy Systems- Anticipate beginning work on in spring. BOARD COMMENT/CONCERNS: Board members thanked David Prokowiew for his service to the Planning Board. There was discussion of the lengthy Board meetings and the possibility of adding another monthly meeting to the Board’s schedule. P. Bertram made Motion to adjourn, T. Cole Seconded, all aye. ADJOURNMENT: 10:10 PM Documents used at meeting: Minutes: o 01/14/19, 190 Electric Avenue- o 01/22/19 o 01/28/19 ANR Plan, 205 Sunset Lane Waiver Request, 909 Massachusetts Avenue 02.11.19 ======================================================================================== DOCUMENT : 2019-02-11-minutes-4043.txt BOARD : planning-board DATE : 2019-02-11 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-02-11-minutes-4043.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02112019-4043 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing (continuation) 151-181 Leominster Shirley Road February 11, 2019 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:53 PM Present: Matthew Allison, Tanner Cole, Paula Bertram, Adam R. Burney Absent: Kenneth Chenis The Hearing continuation was to hear and discuss an application for Modification to Site Plan Approval under Section 250- 8.4. of the Code of the Town of Lunenburg, MA to permit the current operation of gravel manufacturing and processing at 151 (Map 146, Parcel 27) and 181 (Map 146, Parcel 8) Leominster Shirley Road, Lunenburg, MA. Applicant/Owner is Steven Powell, PSG Realty 393-435, LLC, 133 Leominster Shirley Road, Lunenburg, MA. Due to lack of Board quorum, Applicant requested continuance to the Board’s May 13, 2019 meeting. P. Bertram made Motion to continue the Hearing to May 13, 2019, 6:35 PM, T. Cole, Seconded, all aye. Minutes/public hearings 2019/151-181 Leominster Shirley Road_02.11.19 ======================================================================================== DOCUMENT : 2019-02-11-minutes-4044.txt BOARD : planning-board DATE : 2019-02-11 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-02-11-minutes-4044.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02112019-4044 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing (continuation) 190 Electric Avenue February 11, 2019 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:59 PM Present: Matthew Allison, Tanner Cole, Paula Bertram, Adam R. Burney Absent: Kenneth Chenis The Hearing continuation was to hear and discuss an application for Site Plan Approval and Special Permit under Sections 250 - 8.4. and 250- 4.13. respectively of the Code of the Town of Lunenburg, MA for construction of a 2.3 MW large -scale ground- mounted photovoltaic installation at 190 Electric Avenue (Map 077, Parcel 0014). Applicant is Borrego Solar Systems, Inc., 5 5 Technology Drive, Suite 102, Lowell, MA 01851. Owner is William Depietri, Trustee of the Interim Realty Trust, 259 Turnpike Rd, Suite 100, Southborough, MA 01772. Borrego Solar (‘Borrego’) was represented by Brandon Smith and Josh Farkas. Borrego was in receipt of the 02.11.19 review letter of Graves Engineering, Inc. (‘GEI’). As requested by the Board at the initial hearing, Borrego reached out to immediate abutters on Electric Avenue via certified mail. Borrego also approached those same i ndividuals at their re sidences and was of the opinion that the majority of those residents were supportive of the project. Brian McCauliff, 146 Electric Avenue - Wanted to know the extent of the tree cutting on the 200 buffer strip as his parents’ residence looks down onto the proposed site. B. Smith responded all trees will be cut and then replaced with two rows of evergreen plantings and fence slats. B. McCauliff inquired as to the number of panels ; approximately 6,000. B. Smith went on to note that not all trees withi n the 200 buffer will be removed and there will be little clearing within that buffer adjacent to 146 Electric Avenue. M. Allison requested Borrego prepare a sightline cross-section for 146 Electric Avenue. This will provide more of a visual for the property owner. P. Bertram is not sure the concerns of the property owner will be alleviated as trees will still be removed in the buffer to the left and right of 146 Electric Avenue . A site walk is scheduled with the Conservation Commission for Saturday, February 16. Some Board members and B. McCauliff expressed interest in participating. Phyllis Luck, 50 Sunset Lane - Stressed that the Board should be adhering to the Bylaw. If the Bylaw is flawed, it needs to be fixed. P. Bertram was in agreement opining that a warrant article for buffer change could be accomplished for May town meeting. ===PAGE 2=== 190 Electric Avenue Minutes, 2.11.19 Pg 2 J. Walsh, GEI, noted Ch. 250 - Section 4.13.B. defines Buffer Strip as “A strip of land between the solar photovoltai c arrays, and any structures accessory thereto, and the boundary of the parcel, reserved for plant material, berms, walls or fencing to ser ve as a visual barrier.” He went on to state that this allows the Board some latitude. B oth P. Bertram and M. Allis on suggested the bylaw be re-worded such that the existing visual buffer is maintained. T. Cole responded that could be a problem depending on the existing buffer, e.g., if the 200 feet is in a hayfield, the buffer would be 200 feet of existing grass. T. Cole noted the current issue is if you allow Borrego to remove 100 feet of buffer and replace it with smaller trees. J. Farkas stressed one of the reason this site looks so attractive to Borrego is based on the elevations as you go out the ba ck of the properties on Electric Avenue . There is a lot of space and about a 30 foot elevation difference. There would be 100 feet of trees in front of you. Borrego feels the visual barrier would be sufficient. P. Bertram made Motion to continue the Hearing to February 25, 2019, 6:35 PM, T. Cole Seconded, all aye. Hearing recessed 7:38 PM Documents used at meeting: Site Plan revised to 02.01.19 Stormwater memo revised to 01.22.19 02.11.19 Review Letter, Graves Engineering, Inc. Minutes/public hearings 2019/190 Electric Avenue_2.11.19 ======================================================================================== DOCUMENT : 2019-02-11-minutes-4045.txt BOARD : planning-board DATE : 2019-02-11 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-02-11-minutes-4045.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02112019-4045 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing 380-400 Electric Avenue February 11, 2019 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:40 PM Present: Matthew Allison, Tanner Cole, Paula Bertram, Adam R. Burney Absent: Kenneth Chenis The Hearing was to hear and discuss an application for Modification to a Site Plan Approval under Ch. 250, Section 8.4. of the Code of the Town of Lunenburg for relocation of an existing building and construction of a new building at 380-400 Electric Avenue, Map 98, Parcels 166 -168 Owners/Applicants are Daniel and Jean Proctor, 1529 Massachusetts Avenue, Lunenburg, MA. Owners/applicants were represented by Greg Roy and Frank McPartlan, Ducharme & Dillis Civil Design Group, Inc. (‘DDCDG’). A brief history of the site was given noting that the Board issued approval ~2 years ago for the car wash. That site plan also included relocation of the o ffice (“red”) building to the front of the site, bus parking at the site rear, and continue d use of the westerly portion of the site. Recently the owners were approached by a developer proposing a gas station project. This past summer the Proctors’ were issued a Zoning Board of Appeals special permit for dimensional variation for common driveway width from 30 to 40 feet ; also zoning relief for three curb cuts on Electric Avenue (the bylaw allows two per lot.) In addition, the property was subdivided via an ANR Plan for the proposed gas station and donut shop. DDCDG gave a site plan overview. The bus parking has been eliminated, but an equivalent area will be taken up by truck parking at the south edge of the property. Seventeen (17) parking spaces wi ll be added; twenty-seven (27) are required. The proposed building location was based on the existing sewer easement, setbacks and wetland buffer. The s ite will be screened by existing fencing and vegetation. DDCDG is in the process of addressing 02.09. 19 review letter from J. Walsh, Graves Engineering, Inc. (‘GEI’). DDCDG stressed to the Board that lots were merged to resolve the easement problem; lots now comply with sewer regulations. The sewer will come from the existing sewer service at the car wash. ===PAGE 2=== 380-400 Electric Avenue Minutes, 02.11.19 Pg 2 P. Bertram noted GEI review comments requesting a standard manhole instead of the proposed doghouse sewer manhole. Review engineer Jeff Walsh, Graves Engineer, Inc. (GEI) noted this is a new sewer se rvice. A regular manhole is more watertight than a doghouse manhole. That is what he has recommended to the Sewer Commission. No update has been received yet from the February 6th owners’ meeting with the Conservation Commission. Richard Schreiner, 57 John Street- Complained about noise and dust from what he describes as gravel processing. He went on to state that the noise starts early in the morning and he has no peace and quiet. Sako Kalfayan, 44 John Street- Was in agreement with R. Schreiner regarding the noise and lights. D. Proctor noted that his business is not open on Sundays. He understands the neighbors’ concerns and is trying to downsize his operation with a reduction in inventory. P. Bertram asked if any additional lighti ng is proposed. DDCDG responded that the one existing light will be shifted east towards Electric Avenue. One light is also propose d between the proposed gas station and parking lot. DDCDG noted all comments will be addressed to the satisfaction of GEI. There will be no change of use and no change in hours of operation. P. Bertram referred to GEI’s review comment #20: “The proposed drainage system discharges to the existing basin appear to be located outside of the existing sediment forebay.” DDCDG will design an additional forebay. J. Walsh noted a drain line across the site with an outlet towards Dana Street. Drainage needs to be maintained across the project to avoid backup. DDCDG noted the wetland adjacent to Dana Street flows south and out to Electric Avenue. Richard Trainque, 44 Otis Street- Noted a storm drain installed by his father at 408 Electric Avenue. He stated two illegal pipes have been installed under Dana Street and that the drain adjacent to Dana Street was blocked off by Sky Cycle. P. Bertram made Motion to continue the Hearing to February 25th, 6:35 PM, T. Cole Seconded, all aye. Documents used at meeting: Application for Site Plan Approval Modification to Site Plan dated 1.21.19 Graves Engineering, Inc. letter dated 2.9.19 Minutes/public hearings 2019/380-400 Electric Avenue_02.11.19 ======================================================================================== DOCUMENT : 2019-02-11-minutes-4046.txt BOARD : planning-board DATE : 2019-02-11 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-02-11-minutes-4046.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02112019-4046 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing 380-400 Electric Avenue February 11, 2019 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:40 PM Present: Matthew Allison, Tanner Cole, Paula Bertram, Adam R. Burney Absent: Kenneth Chenis The Hearing was to hear and discuss an application for Modification to a Site Plan Approval under Ch. 250, Section 8.4. of the Code of the Town of Lunenburg for relocation of an existing building and construction of a new building at 380-400 Electric Avenue, Map 98, Parcels 166 -168 Owners/Applicants are Daniel and Jean Proctor, 1529 Massachusetts Avenue, Lunenburg, MA. Owners/applicants were represented by Greg Roy and Frank McPartlan, Ducharme & Dillis Civil Design Group, Inc. (‘DDCDG’). A brief history of the site was given noting that the Board issued approval ~2 years ago for the car wash. That site plan also included relocation of the o ffice (“red”) building to the front of the site, bus parking at the site rear, and continue d use of the westerly portion of the site. Recently the owners were approached by a developer proposing a gas station project. This past summer the Proctors’ were issued a Zoning Board of Appeals special permit for dimensional variation for common driveway width from 30 to 40 feet ; also zoning relief for three curb cuts on Electric Avenue (the bylaw allows two per lot.) In addition, the property was subdivided via an ANR Plan for the proposed gas station and donut shop. DDCDG gave a site plan overview. The bus parking has been eliminated, but an equivalent area will be taken up by truck parking at the south edge of the property. Seventeen (17) parking spaces wi ll be added; twenty-seven (27) are required. The proposed building location was based on the existing sewer easement, setbacks and wetland buffer. The s ite will be screened by existing fencing and vegetation. DDCDG is in the process of addressing 02.09. 19 review letter from J. Walsh, Graves Engineering, Inc. (‘GEI’). DDCDG stressed to the Board that lots were merged to resolve the easement problem; lots now comply with sewer regulations. The sewer will come from the existing sewer service at the car wash. ===PAGE 2=== 380-400 Electric Avenue Minutes, 02.11.19 Pg 2 P. Bertram noted GEI review comments requesting a standard manhole instead of the proposed doghouse sewer manhole. Review engineer Jeff Walsh, Graves Engineer, Inc. (GEI) noted this is a new sewer se rvice. A regular manhole is more watertight than a doghouse manhole. That is what he has recommended to the Sewer Commission. No update has been received yet from the February 6th owners’ meeting with the Conservation Commission. Richard Schreiner, 57 John Street- Complained about noise and dust from what he describes as gravel processing. He went on to state that the noise starts early in the morning and he has no peace and quiet. Sako Kalfayan, 44 John Street- Was in agreement with R. Schreiner regarding the noise and lights. D. Proctor noted that his business is not open on Sundays. He understands the neighbors’ concerns and is trying to downsize his operation with a reduction in inventory. P. Bertram asked if any additional lighti ng is proposed. DDCDG responded that the one existing light will be shifted east towards Electric Avenue. One light is also propose d between the proposed gas station and parking lot. DDCDG noted all comments will be addressed to the satisfaction of GEI. There will be no change of use and no change in hours of operation. P. Bertram referred to GEI’s review comment #20: “The proposed drainage system discharges to the existing basin appear to be located outside of the existing sediment forebay.” DDCDG will design an additional forebay. J. Walsh noted a drain line across the site with an outlet towards Dana Street. Drainage needs to be maintained across the project to avoid backup. DDCDG noted the wetland adjacent to Dana Street flows south and out to Electric Avenue. Richard Trainque, 44 Otis Street- Noted a storm drain installed by his father at 408 Electric Avenue. He stated two illegal pipes have been installed under Dana Street and that the drain adjacent to Dana Street was blocked off by Sky Cycle. P. Bertram made Motion to continue the Hearing to February 25th, 6:35 PM, T. Cole Seconded, all aye. Documents used at meeting: Application for Site Plan Approval Modification to Site Plan dated 1.21.19 Graves Engineering, Inc. letter dated 2.9.19 Minutes/public hearings 2019/380-400 Electric Avenue_02.11.19 ======================================================================================== DOCUMENT : 2019-02-25-agenda-4036.txt BOARD : planning-board DATE : 2019-02-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-02-25-agenda-4036.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02252019-4036 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147 ext 5 Vice-Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant NOTICE OF MEETING Monday, February 25, 2019 – 6:30 PM Town Hall, 17 Main Street, Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA 1. CALL TO ORDER 2. PUBLIC COMMENT 3. ANR Plan: 205 Sunset Lane 4. PUBLIC HEARINGS: May 2019 Town Meeting Warrant Article- Recreational Marijuana 190 Electric Avenue (cont’d from 02.11.19) 380-400 Electric Avenue (cont’d from 02.11.19) 5. Board Representative to Open Space Ad Hoc Committee 6. MINUTES APPROVAL: 02/11/19, 190 Electric Avenue 02/11/19, 380-400 Electric Avenue 02/11/19, 400 Electric Avenue 02/11/19, 151-181 Leominster Shirley Road 02/11/19 7. COMMITTEE REPORTS: Capital Planning Committee, Storm Water Task Force, Agricultural Commission, MJTC, MRPC, Charter Review Committee, Green Community Task Force, Open Space Ad Hoc Committee 8. DIRECTOR’S ITEMS: Lunenburg Code, §250- 5.6.- Update District Local Technical Assistance (DLTA) March 11- Town Caucus 9. NOTICES & COMMUNICATIONS: 10. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated March 4- 400 Electric Avenue (hearing continuation) March 25 11. ONGOING ITEMS: Lunenburg Code, §250- 5.6.- Cluster Development Lunenburg Code, §250- 4.15.- Solar Energy Systems Lunenburg Code, §250- 6.1.- Off Street Parking and Loading Areas Earth Removal Permitting Economic Development MGL Ch. 41, §81D- Master Plan 12. PUBLIC COMMENT 13. BOARD COMMENT/CONCERNS: Input on Town Building Re-Use 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2019-02-25-agenda-4047.txt BOARD : planning-board DATE : 2019-02-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-02-25-agenda-4047.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02252019-4047 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 380-400 Electric Avenue1. ======================================================================================== DOCUMENT : 2019-02-25-agenda-4050.txt BOARD : planning-board DATE : 2019-02-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-02-25-agenda-4050.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02252019-4050 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 190 Electric Avenue1. ======================================================================================== DOCUMENT : 2019-02-25-minutes-4036.txt BOARD : planning-board DATE : 2019-02-25 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-02-25-minutes-4036.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02252019-4036 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes February 25, 2019 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Kenneth Chenis, Tanner Cole, Paula Bertram, Adam R. Burney Absent: Matthew Allison ANR Plan: 205 Sunset Lane- As K. Chenis recused himself, the Plan will be presented at the March 4, 2019 Board meeting. PUBLIC HEARINGS: Board Warrant Article- see separate minutes 190 Electric Avenue- see separate minutes 380-400 Electric Avenue - see separate minutes. P. Bertram made Motion to approve the Modification to Site Plan Approval, T. Cole Seconded, all aye. Standard Conditions will apply, e.g., hours of construction, compliance with all T own Boards/Commissions approvals. A Condition will also stipulate that the Approval is contingent on a final letter from Jeffrey Walsh, Graves Engineering, Inc. stating all items have been addressed to his satisfaction. A box on the Plan denotes the relocation of the sign; this needs to be marked as such on the final Plan. BOARD REPRESENTATIVE TO OPEN SPACE AD HOC COMMITTEE: P. Bertram expressed interest in filling the vacant Board position on the Committee. T. Cole made Motion to appoint P. Bertram, P. Bertram Seconded, all aye. The Board considered asking the Open Space Committee if it wanted to c hange its role from an Ad Hoc to the Planning Board to a sitting committee instead, but Chair B. Kibbe noted the Committee was happy in its current role. More discussion may possibly take place as P. Bertram begins attending the Committee meetings. MINUTES APPROVAL: 02/11/19, 190 Electric Avenue- 02/11/19, 380-400 Electric Avenue- 02/11/19 All minutes tabled due to the Board being down a member and K. Chen is’s absence at the meetings of 02.11.19. COMMITTEE REPORTS: Capital Planning Committee- no report Storm Water Task Force- no report Agricultural Commission- no report MJTC- no report MRPC- no report Charter Review Committee- Hearing scheduled for February 27, 2019. Green Community Task Force- no report Open Space Ad Hoc Committee- no report ===PAGE 2=== Minutes 02.25.19 Page 2 DIRECTOR’S ITEMS: Lunenburg Code, Section 250- 5.6.- Proposal being worked on by Town Counsel. March 11, Town Caucus- noted District L ocal Technical Assistance (DLTA) - Possible projects were discussed, e.g. walkability study. More discussion will take place at the March 4, 2019 Board meeting. T. Cole noted that quite often MRPC has consultants doing the work. He was hesitant in utiliz ing MRPC as it is his opinion there has been mismanagement of community block grants and funds and over invoicing. Daniel Proctor, 1529 Massachusetts Avenue - Noted in past business interactions with MRPC he feels there has been a lack of transparency and credibility. MEETING SCHEDULE: March 4 March 25 ONGOING ITEMS: Lunenburg Code, Section 250- 5.6., Cluster Development- Proposal being worked on by Town Counsel. Lunenburg Code, Section 250- 4.15., Solar Energy Systems- Tentatively scheduled for April Lunenburg Code, Section 250- 6.1., Off Street Parking & Loading Areas- Tentatively scheduled for April Earth Removal Permitting- A. Burney working on draft Economic Development- Tentatively begin reviewing after Town Meeting. MGL, Ch. 41, Section 81D, Master Plan- Tentatively begin looking at after Town Meeting. BOARD COMMENT/CONCERNS: Input on Town Building Re-Use- Board discussion ensued regarding involvement in Select Board discussions regarding community planning /town facilities /economic develo pment/master planning . P. Bertram stressed that the Board should be made aware of these discussions in the event they want to participate. Topic discussion will continue on March 4th and 25th. The Select Board will be invited to participate in the conversation. ADJOURNMENT: 8:22 PM Documents used at meeting: ANR Plan, 205 Sunset Lane 02.25.19 ======================================================================================== DOCUMENT : 2019-02-25-minutes-4047.txt BOARD : planning-board DATE : 2019-02-25 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-02-25-minutes-4047.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02252019-4047 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing (cont’d) 380-400 Electric Avenue February 25, 2019 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 7:27 PM Present: Kenneth Chenis, Tanner Cole, Paula Bertram, Adam R. Burney Absent: M. Allison The Hearing continuation was to hear and discuss an application for Modification to a Site Plan Approval under Ch. 250, Section 8.4. of the Code of the Town of Lunenburg for relocation of an existing building and construction of a new building at 380-400 Electric Avenue, Map 98, Parcels 166 -168 Owners/Applicants are Daniel and Jean Proctor, 1529 Massachusetts Avenue, Lunenburg, MA. Owners/applicants were represented by Frank McPartlan, Ducharme & Dillis Civil Design Group, Inc. (‘ DDCDG’). DDCDG noted Graves Engineering, Inc. (GEI) review letter dated February 22, 2019. As the Board was not in possession of the letter the Hearing recessed at 7:30 PM to allow the Applicants time to make and provide copies to the Board. Hearing reconvened at 7:48 PM. The bulk of the review comments had been addressed. DDCDG noted that an MDC Trap (aka sand/oil separator) was added to the plans. GEI had no issue with the MDC Trap, but requested a wye connection be utilized on the service instead of going directly into the manhole. There will be an updated plan with all changes. The Board was in receipt of architecturals and the proposed Morton building. T. Cole noted that GEI review letter stated “No business signs are proposed on the plans. GEI understands that any proposed signage will be reviewed by the Planning Board…” Jean Proctor responded that she was currently working on a new sign to replace t he current sign. The Applicants previously received a dimensional variation from the Zoning Board of Appeals for signage. P. Bertram made Motion to close the Hearing, T. Cole Seconded, all aye. Hearing closed 8:04 PM Documents used at meeting: GEI Review Letter dated 02.22.19 Site Plan Revised 02.13.19 Architecturals ======================================================================================== DOCUMENT : 2019-02-25-minutes-4050.txt BOARD : planning-board DATE : 2019-02-25 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-02-25-minutes-4050.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02252019-4050 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing (continuation) 190 Electric Avenue February 25, 2019 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 7:16 PM Present: Kenneth Chenis, Tanner Cole, Paula Bertram, Adam R. Burney Absent: Matthew Allison The Hearing continuation was to hear and discuss an application for Site Plan Approval and Special Permit under Sections 250 - 8.4. and 250- 4.13. respectively of the Code of the Town of Lunenburg, MA for construction of a 2.3 MW large -scale ground- mounted photovoltaic installation at 190 Electric Avenue (Map 077, Parcel 0014). Applicant is Borrego Solar Systems, Inc., 5 5 Technology Drive, Suite 102, Lowell, MA 01851. Owner is William Depietri, Trustee of the Interim Realty Trust, 259 Turnpike Rd, Suite 100, Southborough, MA 01772. Borrego Solar (‘Borrego’) was represented by Brandon Smith and Josh Farkas. A site walk was conducted February 16, 2019 with particular focus given to the proposed tree clearing in the northeast corner. The Plan was amended as a result of the site walk. Borrego will do selective cutting between the 100 and 200 foot line west of 124, 132 and 146 Electric Avenue. Trees taller than twenty-five (25’) feet will be removed and replaced with six (6’) foot trees at a ratio of two to one. Borrego offered to do a site walk with the Planning Board and/or Land Use Director and abutters to identify trees to be remov ed and location of new plantings. The fence will be moved further up the hill to assist in blocking the sightline. Graves Engineering, Inc. (GEI) review letter of February 25, 2019 was noted with Borrego opining that the majority of the concerns had been met; there are a couple of remaining open-ended comments that will be addressed. P. Bertram commented that as a result of participating in the site walk, with the selective cutting and fence relocation , she feels it will be well screened. Brian McCaul iff, Electric Avenue - He participated in the site walk as a concerned abutter, and i s happy with the proposed changes. As only three (3) Board members are available for this continuation and four (4) votes are required, the Hearing will be continued to the Board’s March 4, 2019 meeting. P. Bertram made Motion to continue the Hearing to March 4, 6:35 PM, T. Cole seconded, all aye. Hearing recessed 7:26 PM Documents used at meeting: GEI Review letter dated 02.25.19 and Site Plan Revised 02.19.19 ======================================================================================== DOCUMENT : 2019-03-04-agenda-4037.txt BOARD : planning-board DATE : 2019-03-04 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-03-04-agenda-4037.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03042019-4037 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147 ext 5 Vice-Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant NOTICE OF MEETING Monday, March 4, 2019 – 6:30 PM Town Hall, 17 Main Street, Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA 1. CALL TO ORDER 2. PUBLIC COMMENT 3. ANR Plan: 205 Sunset Lane 4. PUBLIC HEARINGS: 190 Electric Avenue (cont’d from 02.25.19) May 2019 Town Meeting Warrant Article- Recreational Marijuana (cont’d from 02.25.19) 400 Electric Avenue (cont’d from 02.11.19) 5. BUILDING RE-USE: Discussion 6. MINUTES APPROVAL: 02.11.19, 190 Electric Avenue 02.11.19, 380-400 Electric Avenue 02.11.19, 400 Electric Avenue 02.11.19, 151-181 Leominster Shirley Road 02.11.19 02.25.19, 190 Electric Avenue 02.25.19, 380-400 Electric Avenue 02.25.19 7. COMMITTEE REPORTS: Capital Planning Committee, Storm Water Task Force, Agricultural Commission, MJTC, MRPC, Charter Review Committee, Green Community Task Force, Open Space Ad Hoc Committee 8. DIRECTOR’S ITEMS: 380-400 Electric Avenue- Endorse Decision Lunenburg Code, §250- 5.6.- Update District Local Technical Assistance (DLTA) March 11- Town Caucus 9. NOTICES & COMMUNICATIONS: 10. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated March 25 11. ONGOING ITEMS: Lunenburg Code, §250- 5.6.- Cluster Development Lunenburg Code, §250- 4.15.- Solar Energy Systems Lunenburg Code, §250- 6.1.- Off Street Parking and Loading Areas Earth Removal Permitting Economic Development MGL Ch. 41, §81D- Master Plan 12. PUBLIC COMMENT 13. BOARD COMMENT/CONCERNS: 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2019-03-04-agenda-4048.txt BOARD : planning-board DATE : 2019-03-04 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-03-04-agenda-4048.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03042019-4048 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 400 Electric Avenue1. ======================================================================================== DOCUMENT : 2019-03-04-agenda-4049.txt BOARD : planning-board DATE : 2019-03-04 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-03-04-agenda-4049.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03042019-4049 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 190 Electric Avenue1. ======================================================================================== DOCUMENT : 2019-03-04-minutes-4037.txt BOARD : planning-board DATE : 2019-03-04 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-03-04-minutes-4037.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03042019-4037 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes March 4, 2019 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 PM Present: Matthew Allison, Kenneth Chenis (left 10:30 p.m.), Tanner Cole, Paula Bertram, Adam R. Burney Public Comment- MRPC Executive Director, Glenn Eaton, was approached by T. Cole (Board repres entative to MRPC) regarding block grants and DLTA (District Local Technical Assistance). The block grant program has been currently suspended as there were problems with the then program administrator. Block grants usually cover housing rehab and home heating fuel assistance whereas DLTA is a free planning service provided to communities , e.g., bylaws, affor dable housing plans, economic development . Administration in the DLTA program is light; it is basically delivering the projects requested by the communities. As a lengthy meeting was anticipated, G. Eaton noted he would resume his remarks at the end of t he meeting. Justin Smith, 225 Sunset Lane - Concerning the ANR Plan for 205 Sunset Lane, stated that trees were being cut and coming down onto his property. Consequently he has received some damage to his property. M. Allison responded that the Board reviews an ANR Plan for lot size and frontage. The Board does not have jurisdiction over single family home construction. A. Burney added that this is probably a civil matter between the property owners. P. Bertram noted that she has issues with the ANR Plan for 205 Sunset Lane, stating a driveway has already been installed. ANR Plan: 205 Sunset Lane - K. Chenis recused himself. The property owner was represented by Neil Gorman, David E. Ross Associates. The lots meet the criteria for land area an d access. This Plan was presented at a Board meeting held three weeks ago. At that meeting the Board was unwilling to endorse the ANR Plan unless it could show practicable access through the frontage. A Conceptual Driveway Design presented at this meeti ng shows access through a driveway off Sunset Lane for Lot 2A. A. Burney is waiting for the Building Commissioner and Fire Chief to review th e Conceptual Driveway Design. Tonight’s appointment is only an approval of the ANR Plan ; the driveway would be at a future Board meeting. N. Gorman was not aware of the issue with J. Smith, 225 S unset Lane. To access Lot 2A for soil testing with the Board of Health Agent, an access road was created off Robbs Hill Road. Some trees had to be taken down. The property lines were marked in advance. P. Bertram made Motion to approve the ANR Plan with the understanding that it does not reflect the driveway for either lot, T. Cole Seconded, all aye. PUBLIC HEARINGS: 190 Electric Avenue (cont’d) - see separate minutes K. Chenis made Motion to grant the Special Permit and Site Plan Approval with standard solar field Conditions and the additional Conditions of, 1) two for one tree replacement, 2) tree plantings to be guaranteed for a minimum of two growing seasons, 3) plan tings to be included on the Planting As-Built Plan, and 4) plantings will consist of three different species of evergreens; P. Bertram Seconded; all aye. ===PAGE 2=== Minutes 03.04.19 Page 2 May 2019 Town Meeting Warrant Article - see separate minutes. K. Chenis made Motion to recommend approval to town meeting of the bylaw with edits, P. Bertram Seconded, all aye. Edits are r emoving “collisions between vehicles, bicyclists, and pedestrians”, removing “and of an y business dealing in marijuana , marijuana products, an d/or marijuana accessories”, striking a redundant “the”, and accept Town Counsel and Building Commissioner edits. K. Chenis made Motion to recommend approval to town meeting of the remaining six articles with the renumbering edit for prohibition, P. Bertram Seconded. Discussion: P. Bertram was of the opinion that if the warrant states “Planning Board recommends approval”, citizens will have the mistaken belief that the Board is recommending all articles be approved, whereas, the Board is only recommending approval for the articles to be voted on the ballot . M. Allison noted that the Board can make it clear at town meeting that it is not advocating either for or against each article. T. Cole noted that it will not make it to the ballot if it doesn’t get passed. A. Burney suggested the Board take its vote and he will notify the Select Board that the Planning Board does not want a recommendation put in the warrant. Roll Call Vote - P. Bertram, nay; T. Cole, aye; K. Chenis, aye; M. Allison, aye. Vote passed 3-1. 400 Electric Avenue- see separate minutes. K. Chenis made motion to approve the special permit and site plan approval with standard conditions as discussed, T. Cole Seconded, all aye. Additional Conditions shall be that a button activated actuator valve shall be installed, and that the catch basins shall be cleaned semi -annually and reports of same provided to the Planning Board and Board of Health. K. Chenis made Motion to table remaining agenda items to the March 25 th Board meeting, P. Bertra m Seconded . Discussion: T. Cole noted that G. Eaton had sat through the entire Board meeting waiting for an opportunity to speak. K. Chenis amended his Motion to move all remaining agenda items to March 25 th with the exception of closing public comment, P . Bertram Seconded, all aye. P. Bertram made Motion to extend the meeting beyond 10:30 p.m., T. Cole Seconded, all aye. PUBLIC COMMENT: Glen Eaton, MRPC - T. Cole noted that when he became the Board representative to MRPC, through meeting attendance he became aware of recordkeeping issues. He did not want the Board to pursue a grant if there were going to be problems. He did go on to note that MRPC is working through those issues. P. Bertram noted at a previously Board meeting that those were seriou s allegations made by T. Cole . T. Cole suggested to G. Eaton that he come before the Board to air these issues. P. Bertram noted she was advocating for a walkability study and ha d since found out that is being pursued by the Select Board. G. Eaton noted last spring, due to a funding decline, staff had to be laid off . Also, procedures that are in place were being poorly implemented. If the Board wan ts any DLTA information from other communities he w ill be glad to supply that information. MRPC does an average of ten DLTA projects yearly. All remaining agenda items tabled to March 25, 2019. Building Re-Use- MINUTES APPROVAL: 02/11/19, 190 Electric Avenue 02/11/19, 380-400 Electric Avenue 02/11/19, 400 Electric Avenue 02/11/19, 151-181 Leominster Shirley Road 02/11/19 02/25/19, 190 Electric Avenue 02/25/19, 380-400 Electric Avenue 02/25/19 COMMITTEE REPORTS: Capital Planning Committee Storm Water Task Force Agricultural Commission MJTC ===PAGE 3=== Minutes 03.04.19 Page 3 MRPC Charter Review Committee Green Community Task Force Open Space Ad Hoc Committee DIRECTOR’S ITEMS: 380-400 Electric Avenue District Local Technical Assistance (DLTA) March 11, Town Caucus MEETING SCHEDULE: March 25 ONGOING ITEMS: Lunenburg Code, Section 250- 5.6., Cluster Development Lunenburg Code, Section 250- 4.15., Solar Energy Systems Lunenburg Code, Section 250- 6.1., Off Street Parking & Loading Areas Earth Removal Permitting Economic Development MGL, Ch. 41, Section 81D, Master Plan BOARD COMMENT/CONCERNS: ADJOURNMENT: T. Cole made Motion to adjourn, P. Bertram Seconded, all aye. Adjourned 10:46 p.m. Documents used at meeting: ANR Plan, 205 Sunset Lane ======================================================================================== DOCUMENT : 2019-03-04-minutes-4048.txt BOARD : planning-board DATE : 2019-03-04 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-03-04-minutes-4048.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03042019-4048 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing (continued) 400 Electric Avenue March 4, 2019 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 8:42 PM Present: Matthew Allison, Kenneth Chenis, Tanner Cole, Paula Bertram, Adam R. Burney The Hearing continuation was to hear and discuss applications for a Special Permit and Site Plan Approval under Chapter 250, Sections 4.5. and 8.4. of the Code of the Town of Lunenburg for construction and operation of a retail motor fuel outlet and convenience store with a drive -thru at 400 Electric Avenue, Map 98, Parcel 166 -2. Owners are Daniel and Jean Proctor, 1529 Massachusetts Avenue, Lunenburg, MA. Applicant is NJLJ Properties, LLC, c/o Mickey Higgins, 280 Ayer Road, Harvard, MA. NJLJ was represented by Patrick McLaughlin, MHF Design Consultants, Inc., Salem, NH (‘MHF’) and the developer Mickey Higgins. The Board was in receipt of a Traff ic Analysis prepared by Heather Monticup, Greenman -Pedersen, Inc. (‘GPI’). A loading zone was added to the rear of the site, a fifth (5th) dispenser island (now 10 fueling positions) was added, and the parking count was clarified with both peer reviewer Graves Engineering, Inc. (‘ GEI’) and A. Burney. No parking was added to the plan. T here has been no change to the number of parking spaces; they are still at 29 spaces, which complies with zoning. K. Chenis voiced concern that a vehicle queue would be created with the single diesel dispenser. T. Cole asked if the diesel dispenser could be moved to the opposite island, which would allow trucks to queue along the curb line. This would also move the queue further away from the drive -thru. M. Higgins responded that he has only a low-speed nozzle for diesel as he does not want to attract tractor-trailer trucks. He would, however, be willing to have two diesel dispensers; one at each end. Danny Proctor, 1529 Massachusetts Avenue- He is looking forward to the new facility. Carl Luck, 50 Sunset Lane- Inquired about drainage of the water in the pump station area. Stormwater at the front of the site will be captured in a closed drainage system. There are spill containment grooves around each fuel island . On the downward side of the detention system there is a manhole with a manual shutoff valve as requested by GEI. C. Luck asked about the possibility of an automatic shutoff. M. Higgins responded that this system exceeds the Massachusetts Stormwater Policy Act and did not require a manual shutoff. The manual shutoff was at the request of GEI. M. Allison noted UNITIL located across the street had its system fitted with an absorbent that would expand and close off the drainage system in the event of a transformer spill. M. Higgins responded that he is a civil engineer and has been building gas stations for over 30 years. He is not aware of a product that works for hydro -carbons. ===PAGE 2=== Minutes, 03.04.19, 400 Electric Avenue Page 2 Phyllis Luck, Chair of the Stormwater Task Force- Opined that a manual shutoff is not good enough. The Board felt that the manual shutoff process was not an adequate solution to spills and further research was required by the developer. D. Proctor, 1529 Massachusetts Avenue- Stated that both the designing engineer and reviewing engineer identified the current process as meeting specifications. There are a series of safeguards in place. M. Higgins asked if the Board had information on the product under discussion. He expressed concern with the Hearing going to a second continuation and the possibility of there not being a Board quorum available for a vote. A. Burney noted that only three (3) votes are required for site plan approval; but four (4) for the d rive-thru special permit. If the Board desired, it could vote on the drive-thru this evening. M. Higgins explained the process for the manual shutoff, explaining that an individual has to go outside, pull off the gate valve, insert a rod and manually crank the valve. He is not aware of an automatic shutoff that works on hydro-carbons. T. Cole stressed he did not feel qualified to recommend any sort of barrier to an applicant. He understands that the Board wants to protect the wetlands, but he feels the Board is trying to engineer something outside its jurisdiction. Heather Monticup, Greenman -Pedersen, Inc. (‘GPI’)- Presented the Traffic Analysis for the Project. She was aware the Board wanted to ensure traffic flow on Electric Avenue. In contrast to the current wide open curb cut, u nder the re-development of the site there will be two defined curb cuts. Existing conditions data was obtained from MASS DOT. With that dat a, GPI did a capacity analysis out to 2026. On site queues were also analyzed. The analysis showed traffic on Electric Avenue would remain favorable with queue lengths of one vehicle or less. The site driveways would have queue lengths of two vehicle s or less during weekday mornings, and four vehicles or less during weekday afternoon/eve nings. These queues can be accommodated on -site without upsetting flow along Electric Avenue. The site re-development will not have a significant impact on the Electri c Avenue traffic flow. M. Allison, speaking as a member of the Stormwater Task Force, would still like to have the developer investigate automated shutoff. P. Bertram suggested the Board vote on the drive -thru this evening and postpone the site plan approval to the Board meeting of March 25th. MHF noted there is an “actuated version ” of the shutoff, e.g., the employee would push a button inside the store, which would close the valve. The majority of Board members were satisfied with that change. Dave Passios, 56 Whiting Street - Stated actuated valves are very dependable. He opin ed that the Board should agree to both the special permit and the site plan approval this evening based on the installation of the actuated valve. K. Chenis made motion to close the public hearing for the special permit for the drive -thru, P. Bertram Se conded, all aye. Special Permit Hearing closed 9:43 PM There was Board discussion of whether to close the public hearing for the site plan approval or continue to the March 25 th meeting. ===PAGE 3=== Minutes, 03.04.19, 400 Electric Avenue Page 3 MHF voiced concern that if the hearing is continued to March 25 th, there will be only three (3) Board members available, and that regardless of what valve was before the Board this evening, it now appears MHF must find one that suits the preference of the Board. D. Passios- Asserted that an issue with the Planning Board is that even after applicants have fulfilled the necessary conditions, the Board continues to place more conditions on them, and this results in repeated hearing continuations. D. Proctor- Noted the financial costs that continue to add up each time more information is requested. At the request of the Board, MHF reviewed the drainage system. K. Chenis made Motion to close the public hearing, T. Cole Seconded. Discussion: M. Allison inquired if the Appl icant was prepared for the hearing to close this evening, or if he wished to continue the hearing to provide more information and answer Board questions. K. Chenis retracted his Motion to give the Applicant time for more testimony. M. Higgins was of the opinion that the Board would vote affirmatively for the site plan approval, but the Board is also looking for a piece of additional information. Every safeguard is in the system that way it is currently designed. A straw vote indicated that P. Bertram, T . Cole and K. Chenis would vote to approve the site plan approval with conditions. K. Chenis reiterated his Motion to close the public hearing, T. Cole Seconded, all aye. Site Plan Approval Hearing closed 10:25 PM. Documents used at meeting: Site Plans revised 02.25.19 Traffic Impact Analysis dated 02.19 Graves Engineering, Inc. letter dated 03.04.19 Minutes/public hearings 2019/400 Electric Avenue_03.04.19 ======================================================================================== DOCUMENT : 2019-03-04-minutes-4049.txt BOARD : planning-board DATE : 2019-03-04 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-03-04-minutes-4049.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03042019-4049 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147, ext 5 Vice Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing (continuation) 190 Electric Avenue March 4, 2019 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:58 PM Present: Matthew Allison, Kenneth Chenis, Tanner Cole, Paula Bertram, Adam R. Burney The Hearing continuation was to hear and discuss an application for Site Plan Approval and Special Permit under Sections 250 - 8.4. and 250- 4.13. respectively of the Code of the Town of Lunenburg, MA for construction of a 2.3 MW large-scale ground-mounted photovoltaic installation at 190 Electric Avenue (Map 077, Parcel 0014). Applicant is Borrego Solar Systems, Inc., 55 Technology Drive, Suite 10 2, Lowell, MA 01851. Owner is William Depietri, Trustee of the Interim Realty Trust, 259 Turnpike Rd, Suite 100, Southborough, MA 01772. Borrego Solar (‘Borrego’) was represented by Brandon Smith and Josh Farkas. Borrego is finalizing items on the tec hnical side. March 4, 2019 GEI review letter noted all outstanding items had been addressed. Borrego asked if the Board felt there were any items that still needed to be addressed as a super-majority vote is needed for approval. M. Allison asked how t he plantings in the “selective cut area” would be managed. Borrego suggested doing a site walk with abutters prior to being issued a building permit to determine which trees (taller than 25 feet) would come down and then after the system is installed to come up with the plan of the location of the new plantings. T. Cole noted he would be willing to inventory the trees and do the site walk with Borrego and abutters. Borrego noted it would be a number of months before the site walk as Borrego is still fini shing up with the utility company. K. Chenis inquired if there is any budget for supplemental tree planting. Borrego responded there is not a set amount; it is based on tree count. The Decision will include a Condition that there will be a tree warranty for one year from planting and that the plantings be located on the As Built. P. Bertram noted #25 of GEI review letter of March 4, 2019. GEI previously suggested Borrego should attempt to reduce the number of utility poles to the minimum necessary and suggested the pole-mounted equipment be placed on poles #1 through #4 instead of #5, #7, #8, and #9. Borrego responded that poles #1 through #4 will be owned by the utility company with utility -owned equipment and #5 through #9 by the system with system-owned equipment. Borrego’s goal is to have as few poles as possible, but system size can be a factor in the number of poles. Emily Kelly, 39 Fitchview Avenue- Supports the project. Carl Luck, 50 Sunset Lane- Suggested the plantings be guaranteed for two years/two growing seasons. Borrego was agreeable to a two-year warranty on the plantings. T. Cole requested a variety of evergreen plantings for the screening. Board consensus was for three different species. K. Chenis made Motion to close the Hearing, P. Bertram Seconded, all aye. Hearing closed 7:22 PM Documents used at meeting: GEI Review letter dated 03.04.19 and Site Plan Revised 02.28.19 ======================================================================================== DOCUMENT : 2019-03-19-agenda-4038.txt BOARD : planning-board DATE : 2019-03-19 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-03-19-agenda-4038.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03192019-4038 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147 ext 5 Vice-Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant NOTICE OF MEETING Tuesday, March 19, 2019 – 7:05 PM Town Hall, 17 Main Street, Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. AGENDA Call to Order Joint Meeting with Board of Selectmen to Interview Prospective Board Applicant and Vote on Planning Board Appointment Adjournment ======================================================================================== DOCUMENT : 2019-03-25-agenda-4024.txt BOARD : planning-board DATE : 2019-03-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2019-03-25-agenda-4024.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03252019-4024 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582-4147 ext 5 Vice-Chair Fax: (978) 582-4353 Kenneth Chenis, Clerk 960 Massachusetts Avenue Tanner Cole, Member Lunenburg, MA 01462 Paula Bertram, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant NOTICE OF MEETING Monday, March 25, 2019 – 6:30 PM Town Hall, 17 Main Street, Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast over Lunenburg Public Access. REVISED AGENDA 1. CALL TO ORDER 2. PUBLIC COMMENT 3. Joint Meeting with Board of Selectmen to Interview and Vote on Planning Board Appointment 4. APPOINTMENTS:  205 Sunset Lane- Driveway Plan, David Ross Associates  Daron Massey 5. BUILDING RE-USE: Board Discussion 6. Process, Substance and Form Specific to Large Public Events: Board Discussion 7. Board Appointment to Land Acquisition Committee 8. MINUTES APPROVAL: 02.11.19, 190 Electric Avenue 02.11.19, 380-400 Electric Avenue 02.11.19, 400 Electric Avenue 02.11.19, 151-181 Leominster Shirley Road 02.11.19 02.25.19, 190 Electric Avenue 02.25.19, 380-400 Electric Avenue 02.25.19, Town Meeting Warrant Article 02.25.19 03.04.19, 190 Electric Avenue 03.04.19, 400 Electric Avenue 03.04.19, Warrant Articles 03.04.19 9. COMMITTEE REPORTS: Capital Planning Committee, Storm Water Task Force, Agricultural Commission, MJTC, MRPC, Charter Review Committee, Green Community Task Force, Open Space Ad Hoc Committee 10. DIRECTOR’S ITEMS: Endorse Site Plans  380-400 Electric Avenue  400 Electric Avenue  190 Electric Avenue Special Event Permit Lunenburg Code, §250- 5.6.- Update District Local Technical Assistance (DLTA) 11. NOTICES & COMMUNICATIONS: 12. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 PM, unless otherwise indicated April 8 April 22 13. ONGOING ITEMS: Lunenburg Code, §250- 5.6.- Cluster Development Lunenburg Code, §250- 4.15.- Solar Energy Systems Lunenburg Code, §250- 6.1.- Off Street Parking and Loading Areas Earth Removal Permitting Economic Development MGL Ch. 41, §81D- Master Plan 14. PUBLIC COMMENT 15. BOARD COMMENT/CONCERNS: 16. ADJOURNMENT