# planning-board — 13 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 : 2020-10-26-minutes-4060.txt BOARD : planning-board DATE : 2020-10-26 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-10-26-minutes-4060.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_10262020-4060 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgerse n, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes October 26, 2020 Meeting Posted: Yes Time: 6:30 PM Roll Call conducted by Adam Burney, Land Use Director: Matthew Allison, present; Paula Bertram, present; Matthew Brenner, present; Erik Torgersen, present. Absent: Tanner Cole A. Bu rney prefaced the meeting with the following reading . In accordance with the requirements of the Open Meeting Law, please be advised that this m eeting is b eing recorded and broadcast over the LunenburgAccess channel. The meeting of the Planning Board is being conduc ted remotely. The Town of Lunenburg, in response to the COVID -19 (Corona Virus), is currently following the guidance from the Lunenburg Board o f Health, Massachusetts Department of Public Health and the CDC regarding the virus and steps communities can take to prevent the spread . A ll town facilities are currently closed to the public with the exception of 10:00 a.m. to 2:00 p.m.; Monday through Thursday. In accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G.L.c.30A, Section 20, all public meetings are being conducted remotely. The Governor’ s Order, which you can find posted on the Town’s website COVID-19 Information Center page, accessed through the Town Manager’s webpage allows public bodies to meet entirely remotely so long as reasonable public access is afforded so that the public can follow along with the deliberations of the meeting. Ensuring public access does not ensure public participation unless such participation is required by law. This meeting of the Planning Board will feature public comment. For this meeting the Planning Board is convening by video conferencing via Zoom as posted on the Town’s website identifying how the public may join. Using a smart phone, tablet or computer , go to zoom.us and enter the meeting ID number or call 888 -475-4499. The meeting ID for this meeting is 84003613088. P lease note that this meeting is being recor ded and that some attendees are participating by video conference. Accordingly please be aware that other folks may be able to see you and take care not to screen share your computer. Anything that you broadcast may be captured by the recording. A. Burney then covered the ground rules for effective business and to ensure accurate meeting minutes. APPOINTMENTS: 233 Lancaster Avenue, Potential Common Drive- Presentation given by Joe White, property owner. When he purchased the property he thought he had frontage of 128 feet. He stated there was an abutting driveway that cut into his lot leaving him only ~50 feet of frontage to try and create a common driveway. Catch basins had been installed and a gravel driveway has been roughed in. He presented a topographical plan showing the proposed two lots and the placement of a common driveway, which would break off into two driveways. The rear lot (Lot 2) would contain ~3.4 acres; the front lot (Lot 1), ~5.19. He would build a house on the front lot. He also would create turnarounds in the portion of the common driveway located in Lot 1. He was looking for Board feedback before moving forward with an ANR Plan. M. Allison responded that under the zoning bylaw, with the 128 feet of frontage, J. White coul d create two reduced frontage lots. A. Burney brought to the attention of the Board that the driveway was installed after the 12% grade was adopted by the Town. He made reference that the driveway was the subject of litigation with the Town and as an outcome of litigation, the Town had to allow the driveway. When the previous property owner, ===PAGE 2=== Minutes 10.26.2020 Page 2 went to construct the driveway, the 12% grade had been adopted ; the driveway was constructed at 13% grade. J. White was having Whitman & Bingham Associates recalculate the grade. M. Brenner commented that the proposed driveway would not be located equally on both lots, as required by the bylaw. P. Bertram commented that the proposed Lot 2 did not have frontage on a public way. J. White was concerned that in attempting to comply with the bylaw, his neighbor would be adversely affected as the neighbor’s driveway encroached on J. White’s frontage. He also noted that the catch basins had been installed as noted o n the 2006 Driveway Design Plan. If the driveway was reconfigured, it could create potential runoff problems. J. White asked the Board what his next steps would be if it was determined by Whitman & Bingham Associates that the grade was 12%. M. Allison responded an engineered ANR plan and a proposed common driveway. P. Bertram had concerns with the installed catch basins being done in accordance with stormwater requirements. ANR Plan, 361 Massachusetts Avenue- Plan presented by Sean O’Neill, Applicant. Bot Lot 1 and Parcel C would be retained by the current owner, 351 Mass Ave LLC. Parcel C would be an unbuildable lot. P. Bertram made Motion to approve the ANR Plan as submitted for 361 Massachusetts Avenue, M. Brenner Seconded, Roll Call Vote - M. Brenner, aye; E. Torgersen, aye; P. Bertram, aye; M. Allison, aye. Vote passed 4-0. PUBLIC HEARINGS: 361 Massachusetts Avenue, BrightFarms- see separate minutes. Rules and Regulations Governing the Subdivision of Land, Section 325 -3.2.- see separate minutes. M. Brenner made Motion to amend the Rules and Regulations Governing the Subdivision of Land as proposed, P. Bertram Seconded, Roll Call Vote- P. Bertram, aye; M. Brenner, aye; E. Torgersen, aye; M. Allison, aye. Vote passed 4 -0. BOARD REPRESENTATION: TCP Building Committe e- P. Bertram made Motion to appoint Matthew Allison to the TCP Building Design Committee, M. Brenner Seconded, Roll Call Vote - P. Bertram, aye; M. Brenner, aye; E. Torgersen, aye; M. Allison, aye. Vote passed 4-0. Capital Planning Committee - M. Brenner made Motion to appoint Paula Bertram to the Capital Planning Committee, E. Torgersen Seconded, Roll Call Vote - P. Bertram, aye; M. Brenner, aye; E. Torgersen, aye; M. Allison, aye. Vote passed 4-0. SPECIAL TOWN MEETING: Stormwater Bylaw Warrant Art icle- The question arose at the last Board meeting whether to present the amended Stormwater Bylaw at Special Town Meeting on November 17 th or wait until May Annual Town Meeting. At the last Planning Board meeting, T. Cole noted he had talked to DEP, whic h advised him that the Stormwater Bylaw should not be approved at fall special town meeting as changes to the Stormwater Handbook would be out in 2021. Based on that conversation, A. Burney contacted DEP, which advised waiting until annual town meeting in May. A. Burney then attended the Central Mass Stormwater Coalition training on stormwater bylaw, which advised that if the bylaw was ready to go, it should be voted. He also attended a DEP meeting of the working group on the Stormwater Handbook. The gr oup projected that it would be spring before the Handbook would be ready for public comment; the Handbook could then change based on public comment. A. Burney noted there was nothing in the Bylaw that would impede the Town from complying with the Handbook . He recommended to the Board that it move forward for presentation at special town meeting. The Bylaw stated compliance with the Stormwater Handbook. It was P. Bertram’s opinion that as the Bylaw stated that compliance, there was no rush to get it to special town meeting. Due to probable low attendance at special town meeting, she wanted to wait until spring annual town meeting. A. Burney responded that the Board had been working on the Bylaw for approximately a year; it altered the Bylaw to meet mandatory requirements imposed by the Phase II Permit. If it went to special town meeting, and didn’t pass, the Board would have until spring to make changes. The Town would be out of compliance at the end of June 2021 if the Bylaw didn’t pas s at annual town meeting. This Bylaw was not the Town or the Board imposing new regulations; this was to comply with DEP. A. Burney reminded the Planning Board that zoning warrant articles are typically placed at the end of the town meeting, by which time attendees are usually tired and want to finish up. It would not be an advantageous time to present a stormwater bylaw. Board discussion to continue at the next meeting. ===PAGE 3=== Minutes 10.26.2020 Page 3 ECONOMIC DEVELOPMENT COMMITTEE: Reassess Membership - The Conservati on Commission requested the Board remove the requirement for a Commission member from the Committee composition. The Agricultural Commission located interested individuals, but those individuals were not business owners within Town; currently required und er the Charge. There was discussion about revising the Committee’s composition. Suggestions were to remove the requirement for a business owner as the Agricultural member, and also to change the member to a designee of the Agricultural Commission. It wa s also suggested to change the Open Space Committee member requirement to a designee. As the Conservation Commission did not care to participate, the at-large membership could go from two to three. A. Burney would revise the Charge for Board review and vote at its next meeting. MINUTES APPROVAL: 9/28/2020 – P. Bertram made Motion to approve, M. Brenner Seconded, Roll Call Vote - P. Bertram, aye; M. Brenner, aye; E. Torgersen, aye; M. Allison, aye. Vote passed 4-0. 9/28/2020, BrightFarms, 361 Massachu setts Avenue - P. Bertram made Motion to approve, M. Brenner Seconded, Roll Call Vote- P. Bertram, aye; M. Brenner, aye; E. Torgersen, aye; M. Allison, aye. Vote passed 4 -0. COMMITTEE REPORTS: Storm Water Task Force- no report Agricultural Commission- no report TCP Building Design Committee- no report Open Space Ad Hoc Committee- Currently meeting monthly. The Committee was working with Town Counsel regarding Town access to Table Rock Conservation Area off Old Stagecoach Road. An abutter(s) had p laced a No Trespassing sign in the right - of-way. It needed to be determined whether the Town owned the entire road, or only half. Regardless, Town Counsel stated citizens still had the right to pass/repass; the sign was removed by the abutter. The Conse rvation Commission considered the possibility of a gate on Old Stagecoach Road just past the Hirsch driveway (916 Northfield Road) to stop ATV use. Marshall Park upgrading was discussed. A funding article for a park grant, which would allow the Town to be reimbursed up to 64%, could be pursued at annual town meeting. The grant had a $100,000 cap unless the area was accessible via public transportation and/or had parking for 100 cars. Could 100 cars be accommodated between the Park and on Chestnut Stre et? The Committee continued to work with the prospective buyers of 250 Howard Street. There were two articles on the special town meeting warrant regarding 250 Howard Street; one for the Town to exercise its right of first refusal and another for acquisition of a portion of the property. 360 Flat Hill Road was being withdrawn from Chapter. The property met the Open Space Criteria, but the Committee felt it would be better if the farmer could retain and operate the land; therefore, the Committee was in the process of exploring other options. The Committee reached out to both the property owner and a trust that could possibly be able to preserve the open space portion of the land as well as continued agricultural use by the farmer. Based on the statuto ry timeline, the Committee asked that no decision be made on the right of first refusal while this option was pursued. MRPC– Received a grant from the Attorney General’s office to allow for the distribution of small ($1,000) business assistance program grants. Applications accepted through December 31, 2020. MJTC– no report Capital Planning Committee– no report DIRECTOR’S ITEMS: 360 Flat Hill Road, Right of First Refusal - M. Allison recused himself from the discussion as his family’s farm was locate d across the road from the subject address. P. Bertram, as Acting Chair, pointed out the Open Space Committee’s recommendation noted above. Based on that information, E. Torgersen made Motion that the Select Board hold off on taking action at this time, M. Brenner Seconded, Roll Call Vote - M. Brenner, aye; E. Torgersen, aye; P. Bertram, aye. Vote passed 3-0. Master Planning- Work continuing with the Donahue Institute on the Population Projection. ===PAGE 4=== Minutes 10.26.2020 Page 4 MEETING SCHEDULE: November 9- BrightFarms Hearing Continuation View special town meeting bylaw presentation November 17, STM, 7:00 PM, MSHS- Board meeting will be posted for 6:35 PM in the event any warrant items need discussion November 23- Workshop ADJOURNMENT: P. Bertram made Motion to adjourn, M. Brenner Seconded, Roll Call Vote- P. Bertram, aye; M. Brenner, aye; E. Torgersen, aye; M. Allison, aye. Vote passed 4-0. Adjourned 10:07 PM Documents used at meeting: 233 Lancaster Avenue, Proposed Driveway documents Stormwater Bylaw Minutes: 09.28.2020 09.28.2020, BrightFarms, 361 Massachusetts Avenue 360 Flat Hill Road, Notice of Intent To Sell ======================================================================================== DOCUMENT : 2020-10-26-minutes-4061.txt BOARD : planning-board DATE : 2020-10-26 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-10-26-minutes-4061.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_10262020-4061 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, M ember Lunenburg, MA 01462 Erik Torgerse n, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing Rules & Regulations Governing the Subdivision of Land October 26, 2020 Roll Call conducted by Adam Burney, Land Use Director: Matthew Allison, present; Paula Bertram, present; Matthew Brenner, present; Erik Torgersen, present. Absent: Tanner Cole Meeting Posted: Yes Time: 8:52 PM The Hearing, via Zoom video conference, was to hear and make al terations to Code of the Town of Lunenburg, MA , Chapter 325, Subdivision Regulations, Article III, Procedures for Submission and Approval of Plans, Section 325 -3.2. Plan Believe d Not To Require Approval and a portion of Section 325 Schedule O. Forms. The Board was in possession of the red -lined draft Section 325 - 3.2., Plan Believed Not to Require Approval along with Form A application packet. The amended 325- 3.2. clarified items required on the plan, removed the requirement for a certified abutters’ list, required utility features and driveways to be annotated on the plan, along with septics, wells and driveways. The Board of Health form, contained in the application packet, was altered to provide more information back to the Planning Board. P. Bertram made Motion to close the hearing, M. Brenner Seconded, Roll Call Vote - P. Bertram, aye; M. Brenner, aye; E. Torgersen, aye; M. Allison, aye. Vote passed 4-0. Hearing closed 8:58 PM Documents used at meeting: Red-lined Code Of Lunenburg, Section 325- 3.2. Updated Form A Application Packet ======================================================================================== DOCUMENT : 2020-11-09-agenda-4074.txt BOARD : planning-board DATE : 2020-11-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-11-09-agenda-4074.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11092020-4074 ======================================================================================== ===PAGE 1=== PLANNING BOARD MONDAY, NOVEMBER 9, 2020, 6:30 PM– REVISED AGENDA 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. The Town of Lunenburg, in response to the COVID-19 (Corona Virus) is currently following the guidance from the Lunenburg Board of Health, Massachusetts Department of Public Health and the CDC regarding the virus and steps communities can take to pre vent the spread and all town facilities are o pen 10AM – 2PM and by appointment otherwise. In accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G.L. c.30A, § 20, all public meetings are being conduc ted remotely. This meeting will be broadcast live through lo cal access cable, on FacebookLive on the Public Access Facebook page (https://www.facebook.com/Lunenburg-Public-Access-Cable-157427270975305/) and will be able to be found on the LunenburgAccess YouTube channel within 24 hours after the meeting. The following information is also provided for members of the public that would like to participate in the meeting remotely: To Participate Remotely: From a computer, please use the li nk below to join the public meeting webinar: https://us02web.zoom.us/j/89415154106 or from a telephone, dial the t oll free number (888) 475 -4499 and enter Meeting ID: 894 1515 4106. If you have not registered with Zoom you will be asked for your name and an e -mail address. Note: No participant ID is needed, just press # when asked. Telephone users may dial *9 to r equest to speak after joining the meeting. Computer and app users may use the “raise hand” feature to request to speak. 1 . CALL TO ORDER 2. PUBLIC COMMENT 3. APPOINTMENT: 496 Massachusetts Avenue, Lunenburg Water District- Request for De Minimis Change 4. PUBLIC HEARING: 361 Massachusetts Avenue, BrightFarms (cont’d from 10/26) 5. 361 MASSACHUSETTS AVENUE, BRIGHTFARMS: Review Draft Decision and possible Vote to Approve Site Plan Approval and Stormwater Permit 6. SPECIAL TOWN MEETING: Stormwater Bylaw Warrant Article View Stormwater Presentation 7. MINUTES APPROVAL: 10/26/2020 10/26/2020, BrightFarms, 361 Massachusetts Avenue 10/26/2020, Rules & Regulations Governing the Subdivision of Land, Section 325- 3.2. 8. ECONOMIC DEVELOPMENT COMMITTEE: View and Vote on Revised Charge 9. COMMITTEE REPORTS: Stormwater Task Force, Agricultural Commission, TCP Building Design Committee, Open Space Ad Hoc Committee, Capital Planning Committee, MRPC, MJTC 10. DIRECTOR’S ITEMS: 360 Flat Hill Road- Update, Right of First Refusal 11. MEETING SCHEDULE: November 17, 6:30 PM, Warrant Articles, THMS November 23- Workshop 12. PUBLIC COMMENT 13. BOARD COMMENTS/CONCERNS 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2020-11-09-minutes-4074.txt BOARD : planning-board DATE : 2020-11-09 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-11-09-minutes-4074.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11092020-4074 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgerse n, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes November 9, 2020 Meeting Posted: Yes Time: 6:30 PM Roll Call conducted by Adam Burney, Land Use Director: Matthew Allison, present; Paula Bertram, present; Matthew Brenner, present. Absent: Tanner Cole, Erik Torgersen A. Bu rney prefaced the meeting with the following reading . In accordance with the requirements of the Open Meeting Law, please be advised that this m eeting is being reco rded and broadcast over the LunenburgAccess channel. The meeting of the Planning Board is being conduc ted remotely. The Town of Lunenburg, in response to the COVID -19 (Corona Virus), is currently following the guidance from the Lunenburg Board of Health, Massachusetts Department of Public Health and the CDC regarding the virus and steps communities can take to prevent the spread . A ll town facilities are currently open on a limited basis . In accordance with the Governor’s Order Suspending Certain Provisi ons of the Open Meeting Law, G.L.c.30A, Section 20, all public meetings are being conducted remotely. The Governor’ s Order, which you can find posted on the Town’s website COVID-19 Information Center page, accessed through the Town Manager’s webpage allow s public bodies to meet entirely remotely so long as reasonable public access is afforded so that the public can follow along with the deliberations of the meeting. Ensuring public access does not ensure public participation unless such participation is r equired by law. This meeting will feature public comment. For this meeting the Planning Board is convening by video conferencing via Zoom as posted on the Town’s website. The public may join u sing a smart phone, tablet or computer , go to zoom.us and ent er the meeting ID number or call 888 -475- 4499. The meeting ID for this meeting is: 894 1515 4106. Please note that this meeting is being recorded and that some attendees are participating by video conference. Accordingly please be aware that other folks may be able to see you and take care not to screen share your computer. Anything that you broadcast may be captured by the recording. PUBLIC COMMENT: A. Burney reminded the viewers that special town meeting will be held November 17 th at the Middle/High School. APPOINTMENTS: 496 Massachusetts Avenue, Lunenburg Water District - Request for De Minimis Change - When the Board issued its Decision for the project in 2017 it approved the sign location , but also requested more sign information . At that time, the Water District Superinte ndent did not know what type of sign would be installed . The Water District returned to the Board this evening to request a modification on the sign. The Board was in possession of a sign design along with a letter w hich requested approval of a De Minimis change. The sign location would not change ; the sign dimension would be 24 SF. Section 250-6.5 E.(1) of the Bylaw specified signs could not exceed 9 SF . The Applicant would have to go before the Zoning Board of Appeals for the dimensions. Once approval was received from the Zoning Board of Appeals, the Applicant would have to return to the Planning Board. ===PAGE 2=== Minutes 11.09.2020 Page 2 PUBLIC HEARING: 361 Massachusetts Avenue, BrightFarms - Continuance requested by the Applicant. P. Bertram made Motion to continue BrightFarms to November 23 rd, 6:35 PM, M. Brenner Seconded, roll call vote - P. Bertram, aye; M. Brenner, aye; M. Allison, aye. Vote passed 3-0. 361 MASSACHUSETTS AVENUE, BRIGHTFARMS - Review/Vote on Board Dec ision- Tabled due to continuation of Hearing noted above. SPECIAL TOWN MEETING: Stormwater Bylaw Warrant Article- See below. View Stormwater Presentation - Board viewed the PowerPoint presentation for special town meeting . The bylaw, if adopted at town meeting , would make the Town’s requirements more stringent than the State’s ; yet the Town would be paralleling the requirements of the permit issued by the federal government . P. Bertram voiced concerns with any requirements being more stringent than the State. A. Burney intended to stress at special town meeting that this would not affect the average homeowner, e.g., someone putting in a garden, pool, shed, etc. This would be most like ly to affect large commercial projects and multi -family dwellings. M. Brenner recommended a n introductory slide which would omit the technical information and outline how an individual would be personally impacted . Board consensus was that the initial slide would state why the existing bylaw was being changed , followed by what was being changed and why . The slide presentation would conclude with defining NPDES (National Pollutant Discharge Elimination System). Slides would be revised by A. Burney. MINUTES APPROVAL: 10/26/2020- P. Bertram made Motion to approve, M. Brenner Seconded, Roll Call Vote- P. Bertram, aye; M. Brenner, aye; M. Allison, aye. Vote passed 3-0. 10/26/2020, BrightFarms, 361 Massachusetts Avenue - P. Bertram made Motion to approve, M. Brenner Seconded, Roll Call Vote- P. Bertram, aye; M. Brenner, aye; M. Allison, aye. Vote passed 3-0. 10/26/2020, Rules & Regulations Governing the Subdivision of Land, Section 325 -3.2.- P. Bertram made Motion to approve, M. Brenner Seconded, Roll Call Vote- P. Bertram, aye; M. Brenner, aye; M. Allison, aye. Vote passed 3-0. ECONOMIC DEVELOPMENT COMMITTEE: View/Vote on Revised Charge - The Board, at its October 26 th meeting, discussed desired membership changes to the Committee’s Charge. The requirement for a Conservation Commission member was removed, along wit h the Agricultural Commission member, or designee, being a Lunenburg business owner. The at -large membership was changed from two to three. M. Brenner made Motion to accept the changes to the Charge for the Lunenburg Economic Development Committee, P. Be rtram Seconded, Roll Call Vote - M. Brenner, aye; P. Bertram, aye; M. Allison, aye. Vote passed 3-0. COMMITTEE REPORTS: Storm Water Task Force- No report Agricultural Commission- Next meeting scheduled for November 19th. TCP Building Design Committee- Committee met with architect and engineer to review presentation for special town meeting. Open Space Ad Hoc Committee- Next meeting scheduled for November 24th. Capital Planning Committee– Next meeting scheduled for November 10th. MRPC– Trails Mapping data updated. MRPC waited to hear from Lunenburg on specifics about map design. MRPC had completed calculations for ramp slopes for public buildings for the ADA Self-Evaluation. MJTC– Next meeting scheduled for November 10th. DIRECTOR’S ITEMS: 360 Flat Hill Road, Right of First Refusal , Update- Select Board agreed to hold off on taking action until it hears back from the Open Space Committee. ===PAGE 3=== Minutes 11.09.2020 Page 3 MEETING SCHEDULE: November 17, STM, 7:00 PM, MSHS - Board meeting would be posted for 6:3 0 PM in the event any warrant items need discussion. November 23- BrightFarms Hearing continuation Workshop PUBLIC COMMENT: A. Burney reiterated public attendance at special town meeting. ADJOURNMENT: P. Bertram made Motion to adjourn, M. Brenner Seconded, Roll Call Vote- P. Bertram, aye; M. Brenner, aye; M. Allison, aye. Vote passed 3-0. Adjourned 7:31 PM Documents used at meeting: Stormwater PowerPoint Presentation Minutes: 10.26.2020 10.26.2020, BrightFarms, 361 Massachusetts Avenue 10.26.2020, Rules & Regulations Governing the Subdivision of Land Charge, Economic Development Committee 496 Massachusetts Avenue, Request for De Minimis Change ======================================================================================== DOCUMENT : 2020-11-17-agenda-4062.txt BOARD : planning-board DATE : 2020-11-17 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-11-17-agenda-4062.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11172020-4062 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147 ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgersen , Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant NOTICE OF MEETING Tuesday, November 17, 2020 – 6:30 PM Middle School/High School, 1079 Massachusetts Avenue, Lunenburg, MA AGENDA CALL TO ORDER REVIEW WARRANT ARTICLE(S)- SPECIAL TOWN MEETING ADJOURNMENT ======================================================================================== DOCUMENT : 2020-11-23-agenda-4063.txt BOARD : planning-board DATE : 2020-11-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-11-23-agenda-4063.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11232020-4063 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147 ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgersen , Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant MONDAY, NOVEMBER 23, 2020 6:30 PM AGENDA 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. The Town of Lunenburg, in response to the COVID-19 (Corona Virus) is currently following the guidance from the Lunenburg Board of Health, Massachusetts Department of Public Health and the CDC regarding the virus and steps communities can take to prevent the spread and all town facilities are open 10AM – 2PM and by appointment otherwise. In accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G. L. c. 30A, § 20, all public meetings are being conducted remotely. This meeting will be broadcast live through local access cable, on FacebookLive on the Public Access Facebook page (https://www.facebook.com/Lunenburg-Public-Access-Cable-157427270975305/) and will be able to be found on the LunenburgAccess YouTube channel within 24 hours after the meeting. The following information is also provided for members of the public that would like to participate in the meeting remotely: To Participate Remotely: From a computer, please use the link below to join the public meeting webinar: https://us02web.zoom.us/j/84028385864 or from a telephone, dial the toll free number (888) 475 -4499 and enter Meeting ID: 84028385864. If you have not registered with Zoom you will be asked for your name and an e -mail address. Note: No participant ID is needed, just press # when asked. Telephone users may dial *9 to request to speak after joining the meeting. Computer and app users may use the “raise hand” feature to request to speak. 1. CALL TO ORDER 2. PUBLIC COMMENT 3. ANR PLAN: 318 & 384 Howard Street 4. PUBLIC HEARING: 361 Massachusetts Avenue, BrightFarms (cont’d from 10/26) 5. 361 MASSACHUSETTS AVENUE, BRIGHTFARMS: Review Draft Decision and Possible Vote to Approve Site Plan Approval and Stormwater Permit 6. MINUTES APPROVAL: 11/9/2020 7. COMMITTEE REPORTS: Storm Water Task Force, Agricultural Commission, TCP Building Design Committee, Open Space Ad Hoc Committee, Capital Planning Committee, MRPC, MJTC 8. DIRECTOR’S ITEMS: Special Town Meeting, Followup Master Planning 9. MEETING SCHEDULE: 6:30 PM, Remote Participation until further notice December 14 December 28- Workshop 10. PUBLIC COMMENT 11. BOARD COMMENT/CONCERNS 12. ADJOURNMENT ======================================================================================== DOCUMENT : 2020-11-23-minutes-4063.txt BOARD : planning-board DATE : 2020-11-23 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-11-23-minutes-4063.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11232020-4063 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, M ember Lunenburg, MA 01462 Erik Torgerse n, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing BrightFarms, 361 Massachusetts Avenue November 23, 2020 Roll Call conducted by Adam Burney, La nd Use Director: Matthew Allison, present; Tanner Cole, present; Paula Bertram, present; Matthew Brenner, present Absent: Erik Torgersen Meeting Posted: Yes Time: 6:53 PM The Hearing continuation, via Zoom video conference, was to hear and review appl ications for site plan approval and stormwater management permit under Ch. 250, Section 8.4. and Chapter 204 respectively of the Code of the Town of Lunenburg for construction of a greenhouse for commercial production of salad greens, associated parking an d roadway at 361 Massachusetts Avenue (Map 057, Parcel 0031), Lunenburg, MA . Owner was 361 Mass Avenue LLC, 133 Leominster Shirley Road, Lunenburg, MA. Applicant was MA Greenhouse LLC, 1 Bridge Street, Suite 2-004, Irvington, NY. Representing Bright Farms LLC (hereinafter BF) were Sean O’Neill and Chi Man . Reviewing engineer Jeffrey Walsh, Graves Engineering Inc. (hereinafter GEI) was unable to attend, but had noted his concern to A. Burney that stabilization of the spillway slope needed to be provid ed; preferably something more permanent than jute matting . GEI was unable to do complete hydrology calculations due to insufficient information on the watershed map. Chi Man, Hardy + Man Design Group, noted he had spoken with GEI in regards to the slope; BF would utilize a rip rap slope. The sub -catchment area on the watershed map would be made more dis tinguishable for GEI to complete calculations. Grading for access to Basin 2 was too steep; it needed to be regraded. Board members were responsive to scheduling an additional meeting on December 7 th specifically to finish up the BrightFarms Hearing. P. Bertram stated that she was not in favor of shrubbery in the basins as she felt it would make for difficult maintenance. Chi Man responded that the latest iteration replaced the shrubbery with a seed mix good for basins. There was discussion concerning the draw -down devices in the infiltration basins. T. Cole noted that he had done basin maintenance in the past and felt that such a device was apt to freeze and break, being more of a liability than an asset. Chi Man responded that s oil conditions were such that these basins would drain within 72 hours , but that d raw-down device s were currently included in the design of the infiltration basins. T. Cole made Motion that a waiver be granted for the draw -down device in the infiltration basins, P. Bertram Seconded, Roll Call Vote- T. Cole, aye; P. Bertram, aye; M. Brenner, aye; M. Allison, aye. Vote passed 4-0. ===PAGE 2=== Minutes 11.23.2020 BrightFarms Page 2 Bertram made Motion to continue Hearing to December 7th, 6:35 PM, M. Brenner Seconded, Roll Call Vote - T. Cole, aye; P. Bertram, aye; M. Brenner, aye; M. Allison, aye. Vote passed 4-0. Hearing recessed 7:32 PM Document used at meeting: GEI Review Letter dated November 13, 2020 ======================================================================================== DOCUMENT : 2020-12-07-agenda-4064.txt BOARD : planning-board DATE : 2020-12-07 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-12-07-agenda-4064.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_12072020-4064 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147 ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgersen , Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant MONDAY, DECEMBER 7, 2020 6:30 PM AGENDA 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. The Town of Lunenburg, in response to the COVID-19 (Corona Virus) is currently following the guidance from the Lunenburg Board of Health, Massachusetts Department of Public Health and the CDC regarding the virus and steps communities can take to prevent the spread and all town facilities are open 10AM – 2PM and by appointment otherwise. In accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G. L. c. 30A, § 20, all public meetings are being conducted remotely. This meeting will be broadcast live through local access cable, on FacebookLive on the Public Access Facebook page (https://www.facebook.com/Lunenburg-Public-Access-Cable-157427270975305/) and will be able to be found on the LunenburgAccess YouTube channel within 24 hours after the meeting. The following information is also provided for members of the public that would like to participate in the meeting remotely: To Participate Remotely: From a computer, please use the link below to join the public meeting webinar: https://us02web.zoom.us/j/87439280006 or from a telephone, dial the toll free number (888) 475 -4499 and enter Meeting ID: 87439280006. If you have not registered with Zoom you will be asked for your name and an e -mail address. Note: No participant ID is needed, just press # when asked. Telephone users may dial *9 to request to speak after joining the meeting. Computer and app users may use the “raise hand” feature to request to speak. 1. CALL TO ORDER 2. PUBLIC HEARING: 361 Massachusetts Avenue, BrightFarms (cont’d from 11/23) 3. 361 MASSACHUSETTS AVENUE, BRIGHTFARMS: Review Draft Decision and Possible Vote to Approve Site Plan Approval and Stormwater Permit 4. MEETING SCHEDULE: 6:30 PM, Remote Participation until further notice December 14 December 28- Workshop 5. ADJOURNMENT ======================================================================================== DOCUMENT : 2020-12-14-agenda-4065.txt BOARD : planning-board DATE : 2020-12-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-12-14-agenda-4065.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_12142020-4065 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147 ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgersen , Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant MONDAY, DECEMBER 14, 2020 6:30 PM AGENDA 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. The Town of Lunenburg, in response to the COVID-19 (Corona Virus) is currently following the guidance from the Lunenburg Board of Health, Massachusetts Department of Public Health and the CDC regarding the virus and steps communities can take to prevent the spread and all town facilities are open 10AM – 2PM and by appointment otherwise. In accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G. L. c. 30A, § 20, all public meetings are being conducted remotely. This meeting will be broadcast live through local access cable, on FacebookLive on the Public Access Facebook page (https://www.facebook.com/Lunenburg-Public-Access-Cable-157427270975305/) and will be able to be found on the LunenburgAccess YouTube channel within 24 hours after the meeting. The following information is also provided for members of the public that would like to participate in the meeting remotely: To Participate Remotely: From a computer, please use the link below to join the public meeting webinar: https://us02web.zoom.us/j/86118768002 or from a telephone, dial the toll free number (888) 475 -4499 and enter Meeting ID: 86118768002. If you have not registered with Zoom you will be asked for your name and an e -mail address. Note: No participant ID is needed, just press # when asked. Telephone users may dial *9 to request to speak after joining the meeting. Computer and app users may use the “raise hand” feature to request to speak. 1. CALL TO ORDER 2. PUBLIC COMMENT 3. ANR PLANS: 318 & 384 Howard Street 250 Howard Street 4. WAIVER REQUEST FROM SITE PLAN APPROVAL: 88 Massachusetts Avenue 5. PUBLIC HEARING: 361 Massachusetts Avenue, BrightFarms (cont’d from 11/23) 6. 361 MASSACHUSETTS AVENUE, BRIGHTFARMS: Review Draft Decision and Possible Vote to Approve Site Plan Approval and Stormwater Permit 7. MINUTES APPROVAL: 11/23/2020 11/23/2020, BrightFarms 8. COMMITTEE REPORTS: Storm Water Task Force, Agricultural Commission, TCP Building Design Committee, Open Space Ad Hoc Committee, Capital Planning Committee, MRPC, MJTC 9. DIRECTOR’S ITEMS: Master Planning Green Leaf Botanicals 10. MEETING SCHEDULE: 6:30 PM, Remote Participation until further notice December 28- Workshop Subdivision Rules and Regulations January 11 January 25 11. PUBLIC COMMENT 12. BOARD COMMENT/CONCERNS 13. ADJOURNMENT ======================================================================================== DOCUMENT : 2020-12-14-agenda-4080.txt BOARD : planning-board DATE : 2020-12-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-12-14-agenda-4080.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_12142020-4080 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 361 Mass. Ave.1. ======================================================================================== DOCUMENT : 2020-12-14-minutes-4065.txt BOARD : planning-board DATE : 2020-12-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-12-14-minutes-4065.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_12142020-4065 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgerse n, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes December 14, 2020 Meeting Posted: Yes Time: 6:30 PM CALL TO ORDER: Roll Call conducted by Adam Burney, Land Use Director: Matthew Allison, present; Tanner Cole, present; Paula Bertram, present; Matthew Brenner, present. Absent: Erik Torgersen A. Bu rney prefaced the meeting with the following reading . In accordance with the requirements of the Open Meeting Law, please be advised that t his meeting is being recorded and broadcast over the LunenburgAccess channel. The meeting of the Planning Board is being conduc ted remotely. The Town of Lunenburg, in response to the COVID -19 (Corona Virus), is currently following the guidance from the L unenburg Board of Health, Massachusetts Department of Public Health and the CDC regarding the virus and steps communities can take to prevent the spread . All town facilities are currently closed to the public and open by appointment only. In accordance w ith the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G.L.c.30A, Section 20, all public meetings are being conducted remotely. The Governor’ s Order, which you can find posted on the Town’s website COVID-19 Information Center page, accessed through the Town Manager’s webpage allows public bodies to meet entirely remotely so long as reasonable public access is afforded so that the public can follow along with the deliberat ions of the meeting. Ensuring public access does not ensure public participation unless such participation is required by law. This meeting will feature public comment. For this meeting the Planning Board is convening by video conferencing via Zoom as posted on the Town’s website . The public may join u sing a sma rt phone, tablet or computer , go to zoom.us and enter the meeting ID number or call 888 -475-4499. The meeting ID for this meeting is: 86118768002. Please note that this meeting is being recorded and that some attendees are participating by video conferen ce. Accordingly please be aware that other folks may be able to see you and take care not to screen share your computer. Anything that you broadcast may be captured by the recording. PUBLIC COMMENT: A. Burney reiterated that Town offices are once again closed to the public; open by appointment only. ANR PLANS: 318 & 384 Howard Street - The applicant, Kevin O’Brien, O’Brien Homes Inc. presented the ANR Plan at the November 23, 2020 Board meeting. At that time, the Board requested a letter/agreement that K. O’Brien had with the Haley’s at 384 Howard Street. Both that letter and the Deed from 2008 were furnished to the Board subsequent to the meeting on the 23rd. The documents indicated that K. O’Brien owned the property through the initial Board ap provals for the subdivision , then subsequently sold the property while the subdivision was in litigation, which included the boundary adjustment agreement as part of the purchase. The Deed and letter indicated that K. O’Brien would complete the boundary a djustment agreement at the end of the subdivision approval process. P. Bertram made Motion to approve the ANR Plan, M. Brenner Seconded, T. Cole commented that when the subdivision went through final site plan approval K. O’Brien did not own the land curr ently being subdivided under this ANR. The subdivision plans that the Board previously signed depicted property that K. ===PAGE 2=== Minutes 12.14.2020 Page 2 O’Brien did not own. K. O’Brien responded that when the subdivision was approved, he did not own any of the land; it was under a purchase and sales agreement. The subdivision plan was approved and then he closed with the previous owners. Roll Call Vote - T. Cole, abstain; P. Bertram, aye; M. Brenner, aye; M. Allison, aye. Vote passed with 3 in favor, and 1 abstention. 250 Howard Street - Applicants Cesira Newcomb and Joel Normandin purchased the property and under a Tri -Partite Agreement would be donating ~3 acres of land to the town. The applicants would be building a single family home on the remaining land. P. Bertram made Motion to approve the ANR Plan, T. Cole Seconded, Roll Call Vote - T. Cole, aye; P. Bertram, aye; M. Brenner, aye; M. Allison, aye. Vote passed 4-0. WAIVER REQUEST FROM SITE PLAN APPROVAL: 88 Massachusetts Avenue - Applicants Stac i and Bill Halkiadakis purchased the property with the intent of dividing the building interior from three into five units for retail use. The Zoning Board of Appeals had granted a special permit for the use. Due to the change in use, the next step would be site plan approval f rom the Planning Board; from which the applicants were seeking a waiver. There would be no exterior alterations to the building. They also leased a section of abutting land for parking to conform to the bylaw. Two long -term busin esses already occupied the building in Units 4 and 5; a barber shop and a pottery business . Unit 1 was not included in the parking calculations as a retail cannabis business had expressed interest which could require different parking accommodations. A. Burney suggested that Unit 1 be excluded from the discussion as the retail cannabis business would undoubtedly involve a lengthy approval process. M. Allison questioned excluding a portion of the building from the site plan approval process. A. Burney re sponded that the Board could condition a return before the Board for Unit 1. The applicants informed the Board that i nterest was expressed in Unit 2 for a pickup/delivery pizza business and Unit 3 for a nail salon. The 12 parking spots at the rear of the building were anticipated for staff parking and would be one -way traffic, exit only, as there w ere only 14 ½ feet of aisle width. The Board had concerns with adequate parking on site and vehicular passage around the back of the building. The Board quest ioned what exactly the applicants were seeking; approval for the current parking situation for the creation of Units 2 and 3. T. Cole was of the op inion that the applicants should go through site plan approval , with each unit being approved for a defined use. In the future, any use that fell within that specified category would not have to return to the Board. The applicants questioned if they could cont inue separating the units and then the individual tenants come before the Board. A. Burney noted that the Zoning Board of Appeals special permit was for a shopping center, for all the units functioning as one building. T. Cole asked that the applicants r eturn to a Board meeting with defined uses, e.g. retail, service. If the retail cannabis business came to fruition, it would have to come before the Board for a special permit and the site plan would have to be amended. The Board questioned the amoun t of required parking. The building was ~6,900 SF. Based on the units’ square footage and the uses, 17, 232 SF of parking would be required. T. Cole felt there were a lot of concerns that needed to be addressed, e.g., width of vehicular aisles, potential uses, viability of all parking spaces . Board members would like the applicants to return to the Board w ith an engineered plan showing the building on the property lines, layout of parking spaces, access points, distance from the body of water at the rear to the parking lots, what was gravel, what was paved, square footage of each unit, and access around snow storage, PUBLIC HEARING: 361 Massachusetts Avenue, BrightFarms- see separate minutes 361 MASSACHUSETTS AVENUE, BRIGHTFARMS - Review/Vote on Board Decision - In addition to the Conditions already contained in the draft Decision, the following would be added: Requirement for a third-party monitor. Letter from Graves Engineering, Inc. that all outstanding requirements had been met. Requirement for at least one foot of freeboard from the 100-year storm. Pope Road would not be used for a construction entrance. The Board determined construction hours would be 7 AM - 5 PM, Monday through Friday, 8 AM – 4 PM Saturday, no construction on Sundays and federal or state holidays. P. Bertram made Motion to approve the Stormwater Permit and Site Plan Approval for 3 61 Massachusetts Avenue with the eleven Conditions as distributed and the four Conditions added this evening by the Board, T. Cole Seconded, Roll Call Vote- T. Cole, aye; P. Bertram, aye; M. Brenner, aye; M. Allison, aye. Vote passed 4 -0. ===PAGE 3=== Minutes 12.14.2020 Page 3 MINUTES APPROVAL: 11/23/2020- P. Bertram made Motion to approve, M. Brenner Seconded, Roll Call Vote - T. Cole, aye; P. Bertram, aye; M. Brenner, aye; M. Allison, aye. Vote passed 4-0. 11/23/2020, BrightFarms - P. Bertram made Motion to approve , M. Brenner Seconded, Roll Call Vote - T. Cole, aye; P. Bertram, aye; M. Brenner, aye; M. Allison, aye. Vote passed 4-0. COMMITTEE REPORTS: Storm Water Task Force- no report Agricultural Commission- no report. Next meeting December 17th. TCP Building Design Committee- Discussion with the architectural firm regarding costs and finishings. Open Space Ad Hoc Committee - Met with Al Futterman from the Nashua Watershed Association for over view of forest legacy program. The Program allows communities to come together to conserve land. The Committee d iscussed the possibility of adding trail and town property layers to the existing GIS website. It recommended that the Town not exercise its right of first refusal for 360 Flat Hill Road. Continued to revi ew town-owned property list to see what properties might meet the open space criteria. Capital Planning Committee– no report MRPC– Progress made on the conservation lands mapping project. MJTC– Upcoming shared winter streets and spaces grant was noted; January 5th due date. The State has 10M in funding for small, meaningful projects, e.g., outdoor dining. Funding available through May 2021. Trail grants are available for 2021 with a February 1, 2021 deadline for application. DIRECTOR’S ITEMS: Master Planning- Population projections received f rom Donahue Institute and distributed to Boa rd members. Once the 2020 census is released, in approximately 3-4 years, Donahue Institute would be willing to plug those numbers into the projections. Green Leaf Botanicals - Draft Host Community Agreement submitted to the Town. The Select Board was not planning to take any action on the Agreement until the Host Community Meeting was held after the beginning of 2021. MEETING SCHEDULE: December 28- Workshop on Subdivision Rules and Regulations. P. Bertram would not be available. January 11 January 25 BOARD COMMENT/CONCERNS: T. Cole asked if it would be possible to get full size copies of plans when they are being reviewed by members. A. Burney responded that the Board Rules and Regulations for Site Plan Approval & Special Permits codified 11x17 for the Board. If the Board wanted to revise, a hearing would need to be held. Board discussion to be held at a future meeting. ADJOURNMENT: P. Bertram made Motion to adjourn, M. Brenner Seconded, Roll Call Vote- T. Cole, aye; P. Bertram, aye; M. Brenner, aye; M. Allison, aye. Vote passed 4-0. Adjourned 9:00 PM Documents used at meeting: Minutes: 11/23/2020 11/23/2020, BrightFarms ANR Plans: 318 & 384 Howard Street 250 Howard Street Waiver Request, 88 Massachusetts Avenue Board Decision, DRAFT, 361 Massachusetts Avenue ======================================================================================== DOCUMENT : 2020-12-14-minutes-4080.txt BOARD : planning-board DATE : 2020-12-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-12-14-minutes-4080.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_12142020-4080 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, M ember Lunenburg, MA 01462 Erik Torgerse n, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing BrightFarms, 361 Massachusetts Avenue December 14, 2020 Roll Call conducted by Adam Burney, La nd Use Director: Matthew Allison, present; Tanner Cole, present; Paula Bertram, present; Matthew Brenner, present Absent: Erik Torgersen Meeting Posted: Yes Time: 7:43 PM The Hearing continuation, via Zoom video conference, was to hear and review appl ications for site plan approval and stormwater management permit under Ch. 250, Section 8.4. and Chapter 204 respectively of the Code of the Town of Lunenburg for construction of a greenhouse for commercial production of salad greens, associated parking an d roadway at 361 Massachusetts Avenue (Map 057, Parcel 0031), Lunenburg, MA . Owner was 361 Mass Avenue LLC, 133 Leominster Shirley Road, Lunenburg, MA. Applicant was MA Greenhouse LLC, 1 Bridge Street, Suite 2-004, Irvington, NY. Representing Bright Farms LLC (hereinafter BF) were Sean O’Neill and Chi Man . Reviewing engineer Jeffrey Walsh, Graves Engineering Inc. (hereinafter GEI) noted a lot of progress had been made over the previous week. Some minor plan revisions needed to be made for the plans and hydrology calculations to be consistent with one another ; previously there was too much inconsistency. The plans also needed to be clear enough for a contractor to construct the outlets of Infiltration basin #1 due to elevation; that was addressed. Board members reviewed the draft Decision. In addition to the Conditions already contained in the draft, the following would be added:  Requirement for a third-party monitor.  Letter from GEI noting that all outstanding requirements had been met.  Requirement for at least one-foot of freeboard from the 100-year storm.  Pope Road would NOT be used for a construction entrance. The Board set construction hours of 7 AM – 5 PM, Monday through Friday, 8 AM – 4 PM on Saturday. No construction allowed on Sundays and federal or state holidays. Two possibilities were considered for the construction entrance. BF had a pending easement modification with Brixmor Propert y Group, 301 Massachusetts Avenue, as the current easement did not allow for construction traffic. Another possibility would be the driveway for the used car lot on 2A as the driveway was owned by Steve Powell. As meetings were being held virtually, the Decision could be executed through DocuSign. ===PAGE 2=== P. Bertram made Motion to clos e the Hearing for 361 Massachusetts Avenue for site plan approval and stormwater permit, T. Cole Seconded, Roll Call Vote- T. Cole, aye; P. Bertram, aye; M. Brenner, aye; M. Allison, aye. Vote passed 4 - 0. Hearing closed 8:30 PM Documents used at meeting: GEI Review Letter dated 12.14.2020 Draft Decision ======================================================================================== DOCUMENT : 2020-12-28-agenda-4066.txt BOARD : planning-board DATE : 2020-12-28 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2020-12-28-agenda-4066.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_12282020-4066 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147 ext 5 Tanner Cole, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgersen , Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant MONDAY, DECEMBER 28, 2020 6:30 PM AGENDA 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. The Town of Lunenburg, in response to the COVID-19 (Corona Virus) is currently following the guidance from the Lunenburg Board of Health, Massachusetts Department of Public Health and the CDC regarding the virus and steps communities can take to prevent the spread and all town facilities are open by appointment only. In accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G. L. c. 30A, § 20, all public meetings are being conducted remotely. This meeting will be broadcast live through local access cable, on FacebookLive on the Public Access Facebook page (https://www.facebook.com/Lunenburg-Public-Access-Cable-157427270975305/) and will be able to be found on the LunenburgAccess YouTube channel within 24 hours after the meeting. The following information is also provided for members of the public that would like to participate in the meeting remotely: To Participate Remotely: From a computer, please use the link below to join the public meeting webinar: https://us02web.zoom.us/j/81609445995 or from a telephone, dial the toll free number (888) 475 -4499 and enter Meeting ID: 81609445995. If you have not registered with Zoom you will be asked for your name and an e -mail address. Note: No participant ID is needed, just press # when asked. Telephone users may dial *9 to request to speak after joining the meeting. Computer and app users may use the “raise hand” feature to request to speak. 1. CALL TO ORDER 2. PUBLIC COMMENT 3. MINUTES APPROVAL: 12/14/2020 12/14/2020, BrightFarms 4. COMMITTEE REPORTS: Storm Water Task Force, Agricultural Commission, TCP Building Design Committee, Open Space Ad Hoc Committee, Capital Planning Committee, MRPC, MJTC 5. WORKSHOP: Chapter 325, Subdivision Regulations, Procedure for Submission and Review of Plans Chapter 250, Zoning, Section 250-6.1, Off Street Parking and Loading Areas 6. DIRECTOR’S ITEMS: Master Planning Board Rules and Regulations for Site Plan Approval & Special Permits- Discussion of Plan Submission 7. MEETING SCHEDULE: 6:30 PM, Remote Participation until further notice January 11 January 25 8. PUBLIC COMMENT 9. BOARD COMMENT/CONCERNS 10. ADJOURNMENT