# planning-board — 22 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 : 2021-01-11-agenda-4122.txt BOARD : planning-board DATE : 2021-01-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-01-11-agenda-4122.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01112021-4122 ======================================================================================== ===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, JANUARY 11, 2021 6:30 PM AGENDA REVISED 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/81601059254 or from a telephone, dial the toll free number (888) 475 -4499 and enter Meeting ID: 81601059254. 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: 361 Massachusetts Avenue 4. MINUTES APPROVAL: 12/14/2020 12/14/2020, BrightFarms 5. COMMITTEE REPORTS: Storm Water Task Force, Agricultural Commission, TCP Building Design Committee, Open Space Ad Hoc Committee, Capital Planning Committee, MRPC, MJTC 6. 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 7. DIRECTOR’S ITEMS: Master Planning Board Rules and Regulations for Site Plan Approval & Special Permits- Discussion of Plan Submission Green Leaf Botanicals, Community Outreach Meeting 8. MEETING SCHEDULE: 6:30 PM, Remote Participation until further notice January 25 9. PUBLIC COMMENT 10. BOARD COMMENT/CONCERNS 11. ADJOURNMENT ======================================================================================== DOCUMENT : 2021-01-11-minutes-4122.txt BOARD : planning-board DATE : 2021-01-11 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-01-11-minutes-4122.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_01112021-4122 ======================================================================================== ===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 January 11, 2021 Meeting Posted: Yes Time: 6:30 PM CALL TO ORDER: 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 meeting is being recorded and will be 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 Lun enburg 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 closed to the public except by appointment . In accordance with the G overnor’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. Ensuring public access does not ensure public participation unl ess 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 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 : 81601059254. 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. ANR PLAN: 361 Massachusetts Avenue - A new plan was presented for endorsement as there was a survey error and some of the distances were incorrect in the plan endorsed by the Board on October 26, 2020. P. Bertram made Motion to approve the corrected ANR Plan for B rightFarms, M. Brenner Seconded, Roll Call Vote - P. Bertram, aye; M. Brenner, aye; M. Allison, aye. Vote passed 3-0. MINUTES APPROVAL: M. Brenner made Motion to approve both sets of minutes noted below, P. Bertram Seconded, Roll Call Vote- P. Bertram, aye; M. Brenner, aye; M. Allison, aye. Vote passed 3 -0. 12/14/2020 12/14/2020, BrightFarms COMMITTEE REPORTS: Storm Water Task Force- no report Agricultural Commission- no report TCP Building Design Committee- no report ===PAGE 2=== Minutes 01.11.2021 Page 2 Open Space Ad Hoc Committee - Meeting held 12.15.2020. Committee consensus was that there was nothing to include in the forest legacy program. The Committee continued to review municipal land. The Committee would be working with the Assessor to possibly include additional layers, e.g. trails, in the database. Capital Planning Committee– Projects were prioritized, regardless of cost ; list would be reviewed by the Town Manager. The Committee would be discussing raising the threshold to $30,000 for capital requests in the future. MRPC– Meeting held 01.07.2021. The ADA self-evaluation and transition plan would be presented to Lunenburg in the beginning of February. There were s ome small business grants available. M. Brenner w ould email information to Land Use Director for distribution to Board members. MJTC– no report WORKSHOP: Chapter 325, Subdivision Regulations, Procedure for Submission and Review of Plans - All the necessary information was contained within the draft, but in a much more readable/understandable format than the current 325 - 4.0. M. Brenner suggested lead-in text be changed to provide clarity. Section 4.3.3.32- He questioned why the landscaping plan would include the center of a proposed cul-de-sac. A. Burney suggested that cul -de-sacs be not only pavement, but also contain a wooded/landscaped area. Discussion would continue at a future workshop. Chapter 250, Zoning, Section 250 -6.1, Off Street Parking and Loading Areas - Board discussion ensued on Section 250 -6.1 and the Table handout. Board members had concerns regarding adequate number of parking spaces fo r private club, restaurant and auction house category. The current bylaw also d id not account for employee parking or takeout spaces . For other permitted uses not contained in the Table, the draft specified authority for determination of number of spaces would be changed from the Building Commissioner to the Zoning Board of Appeals ; Board mem bers did not agree . There was discussion of combining 6.1 and 6.4. A. Burney would work on revising the draft. DIRECTOR’S ITEMS: Master Planning- A. Burney was working on the RFP (Request for Proposal) for two chapters of the Master Plan. Board Rules and Regulations for Site Plan Approval & Special Permits- Discussion of Plan Submission- Green Leaf Botanicals , Community Outreach Meeting - The required Communi ty Meeting would be held 02.04.2021, 7 p.m. The applicant wanted to open a retail cannabis facility at 88 Massachusetts Avenue. This meeting would be the first step in the licensing process with the Cannabis Control Commission. The meeting would be held digitally, via Zoom, Meeting ID # 5689610481, Passcode GREENLEAF. MEETING SCHEDULE: January 25 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 8:21 p.m. Documents used at meeting: ANR Plan, 361 Massachusetts Avenue Minutes: 11/23/2020 11/23/2020, BrightFarms Chapter 325, Section 4.0 Subdivision Regulations, DRAFT Chapter 325, Section 3.1 Subdivision Regulations Chapter 250, Section 6.1 Zoning Regulations ======================================================================================== DOCUMENT : 2021-01-25-agenda-4127.txt BOARD : planning-board DATE : 2021-01-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-01-25-agenda-4127.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01252021-4127 ======================================================================================== ===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, JANUARY 25, 2021 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/82975717098 or from a telephone, dial the toll free number (888) 475 -4499 and enter Meeting ID: 82975717098. 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: 01/11/2021 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 (cont’d) 6. DIRECTOR’S ITEMS: 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 February 8 February 22 8. ONGOING ITEMS: Chapter 250, Zoning, Section 250-6.1. Off Street Parking and Loading Areas (cont’d) 9. PUBLIC COMMENT 10. BOARD COMMENT/CONCERNS 11. ADJOURNMENT ======================================================================================== DOCUMENT : 2021-01-25-minutes-4127.txt BOARD : planning-board DATE : 2021-01-25 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-01-25-minutes-4127.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_01252021-4127 ======================================================================================== ===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 January 25, 2021 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 (arrived 6:50 p.m.); 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 this meeting is being recorded and will be 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 closed to the public except by appointme nt. 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. Ensuring public access does not en sure 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 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 : 82975717098. Please note that this meeting is being recorded and that some attendees are participating by video con ference. 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 noted a community information meetin g would be held by Green Leaf Botanicals , a cannabis retail business, on February 4th, 7:00 p.m .; Meeting ID # 5689610481, Password GREENLEAF. The meeting was required as part of the process by the Cannabis Control Commission. Green Leaf Botanicals foresaw opening a business at 88 Massachusetts Avenue. MINUTES APPROVAL: 01/11/21- 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. ===PAGE 2=== Minutes 01.25.2021 Page 2 COMMITTEE REPORTS: Storm Water Task Force- no report Agricultural Commission- Committee was updated on revised Charge for the Economic Development Committee. Discussion held on possibility of brick-and-mortar, year-round public market in Lunenburg. TCP Building Design Committee- Committee discussed outside features, e.g. sidewalks, parking. Open Space Ad Hoc Committee- Discussion continued on municipal lands in Lunenburg. Capital Planning Committee- The Committee prioritized t wenty-three requests for a total of ~$2.5 million. Prioritization was submitted to the Town Manager, who then re-prioritized with a final list of funding for thirteen of the requests for ~$1.5 million. MRPC- no report MJTC- The 2021 Transportation Improvement Program (TIP) listed a bridge rehabilitation on Route 2A over Pearl Hill Brook. WORKSHOP: Chapter 325, Subdivision Regulations, Procedure for Submission and Review of Plans - Board members reviewed and discussed the draft of Section 325 -4.0. P. Bertram would lik e Areas of Critical Environmental Concern added to 4.3.3.17. 4.3.3.19 would be reworded to specify that any percolation tests would be located on the plan, whether or not requested by the Board of Health. As the following was no longer mandatory under Ti tle V, it would be deleted from 4.3.4.; “All subdivisions shall apply to connect to the Town sanitary sewerage system where this system is available and where it is feasible to do so.” . Relevant town officials, i.e. police department, fire department, con servation commission, department of public works, water district (if project in service area), sewer commission, board of health, and planning department would be spelled out in 4.3.13 regarding the preconstruction conference. Discussion was held on whether or not full size plans would be submitted in a quantity adequate for Board member distribution. T. Cole suggested that while meetings were being held via remote conferencing, applicants be requested to provide full size plans for Board members. DIRECTOR’S ITEMS: Board Rules and Regulations for Site Plan Approval & Special Permits - Discussion of Plan Submission - See WORKSHOP item above. MEETING SCHEDULE: February 8 February 22 ONGOING ITEMS: CHAPTER 250, ZONING, Section 250-6.1. Off Street Parking and Loading Areas- A. Burney anticipated having “Uses” compiled for the next Board meeting. BOARD COMMENT/CONCERNS: P. Bertram had the understanding that O’Brien Homes, Howard Street, proposed connection to the Water District and questioned if that affected the Board’s approval, which was based on individual wells. A. Burney explained that the applicant might have to modify the Board’s approval to include the water lines ; the construction cost estimate would change. ADJOURNMENT: P. Bertram made Motion to adjourn, T. Cole Seconded, roll Call Vote- P. Bertram, aye; T. Cole, aye; M. Brenner, aye; M. Allison, aye. Vote passed 4-0. Adjourned 7:28 p.m. Documents used at meeting: Minutes: 01/11/2021 Chapter 325, Section 4.0 Subdivision Regulations, DRAFT ======================================================================================== DOCUMENT : 2021-02-08-agenda-4128.txt BOARD : planning-board DATE : 2021-02-08 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-02-08-agenda-4128.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02082021-4128 ======================================================================================== ===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, FEBRUARY 8, 2021 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/89104446242 or from a telephone, dial the toll free number (888) 475 -4499 and enter Meeting ID: 89104446242. 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: 50 & 52 Page Street 4. MINUTES APPROVAL: 01/25/2021 5. COMMITTEE REPORTS: Storm Water Task Force, Agricultural Commission, TCP Building Design Committee, Open Space Ad Hoc Committee, Capital Planning Committee, MRPC, MJTC 6. 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 7. DIRECTOR’S ITEMS: Greenleaf Botanicals, Community Outreach Meeting- Update Conservation Commission Use of GIS Hours Board Rules and Regulations for Site Plan Approval & Special Permits- Discussion of Plan Submission 8. MEETING SCHEDULE: 6:30 PM, Remote Participation until further notice February 22 9. ONGOING ITEMS 10. PUBLIC COMMENT 11. BOARD COMMENT/CONCERNS 12. ADJOURNMENT ======================================================================================== DOCUMENT : 2021-02-08-minutes-4128.txt BOARD : planning-board DATE : 2021-02-08 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-02-08-minutes-4128.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02082021-4128 ======================================================================================== ===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 February 8, 2021 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 this meeting is being recorded and will be 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 fro m 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 closed to the public except by appointment . 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 deliberations. Ensuring public access does not ensure public particip ation 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 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 : 89104446242. Please note that this meeting is being recorded and that some attendees are participating by video conference. Accordingl y 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. ANR PLAN: 50 & 52 Page Street - Applicant Jeffrey Stone was represented by Greg Roy , Dillis & Roy Civil Design Group, Inc. The lots had been endorsed by the Board about a year ago and now Dillis & Roy had taken over the project to complete the permitting process . While seeking permitting from the Conservation Commission , an issue with the wetlands surfaced. This issue created a change in the house location, and thereby, a change to the lot lines. Also, the Board of Health requested grading easements for each lot in the event one of the septic systems was built prior to the other. T. Cole made Motion to approve the ANR Plan for 50 and 52 Page Street, M. Brenner Seconded, Roll Call Vote - T. Cole, aye; P. Bertram, aye; M. Brenner, aye; M. Allison, aye. Vote passed 4-0. MINUTES APPROVAL: 01/25/21- T. Cole made Motion to approve the min utes of 1/25/2021, 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 02.08.2021 Page 2 COMMITTEE REPORTS: Storm Water Task Force- no report Agricultural Commission- no report TCP Building Design Committee- The architect presented a preliminary cost estimate of ~$21,000,000 to the Committee. Open Space Ad Hoc Committee - The Town’s Tax Collector presented an overview of the tax title process. The Committee continued to review municipal land. Capital Planning Committee- The Committee went over the presentation the Town Manager gave to the Finance Committee. A discrepancy was noted, and corrected, in the prioritization. The Committee continued discussing a policy change of increasing the minimum capital expenditure from $10,000 to $30,000. MRPC- MRPC was assisting Lunenburg in closing out its current Green Communities Grant Award and the re-application for a new grant. MJTC- no report P. Bertram suggested the Board schedule an Economic Development Committee meeting , but representation was still missing from the Open Space Committee, Agricultural Commission, and the Conservation Commission. WORKSHOP: Chapter 325, Subdivision Regulations, Procedure for Submission and Review of Plans- Board members needed to review Definitions for discussion at an upcoming Board meeting. Chapter 250, Zoning, Section 250 -6.1. Off Street Parking and Loading Areas - Board members viewed a draft parking use table. A. Burney noted charitable institutions, outdoor entertainment, golf courses, and drive-in theaters were left blank as these categories could have different parking needs depending on the type of operation; e.g., under charitable institutions, there would be different parking requi rements for a soup kitchen versus a financial aid office. Parking requirements would also differ for a batting cage versus a go -cart track under outdoor entertainment. The Board members discussed having the parking determined by the zoning official if it was a by right use; otherwise, if a site plan approval was required, it could be determined by the Planning Board. A . Burney would research and possibly discuss with Town counsel. T. Cole stated that all of the uses noted above would be new in the Town (other than golf course) , and therefore would require site plan approval. Discussion to continue. DIRECTOR’S ITEMS: Greenleaf Botanicals Community Outreach Meeting - A. Burney updated the Board, noting that it was a presentation on what the operation would look like . The meeting was held remotely with low attendance by the public. He and the Town Manager discussed requesting Greenleaf to consider giving a second outreach meeting in the hopes of higher community attendance. Conservation Commission Use of GIS Hours - The Commission requested the use of the 8 -10 hours of free GIS hours that were available to the Town from MRPC. The Commission wanted to use th ose hours to fini sh their trail mapping grant. P. Bertram made Motion to allow the Conserva tion Commission use of the free GIS hours from MRPC, M. Bren ner Seconded for discussion . M. Brenner had the understanding that those hours could also be used for master planning. A. Burney responded that when the Planning Board puts out its RFP, if a pri vate consultant is hired, th at consultant would not use MRPC’s mapping. If the contract was awarde d to MRPC, those hours could be used to reduce the cost of the contract. Just over $6,000 was spent on the population study and there was still ~$43,000 remaining for master planning . Roll Call Vote - T. Cole, aye; P. Bertram, aye; M. Brenner, aye; M. Allison, aye. Vote passed 4 -0. Board Rules and Regulations for Site Plan Approval & Special Permits - Discussion of Plan Submission- A hearing would be scheduled to amend the regulations regarding submittal of plans. MEETING SCHEDULE: February 22 North End Subaru would probably come before the Board in March for building changes. 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. T. Cole had left the meeting. Adjourned 7:16 p.m. Documents used at meeting: ANR Plan 50 & 52 Page Street Minutes: 01/25/2021 Parking Use Table ======================================================================================== DOCUMENT : 2021-02-22-agenda-4118.txt BOARD : planning-board DATE : 2021-02-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-02-22-agenda-4118.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02222021-4118 ======================================================================================== ===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, FEBRUARY 22, 2021 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 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/84372266595 or from a telephone, dial the toll free number (888) 475 -4499 and enter Meeting ID: 843 7226 6595. 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. I. CALL TO ORDER II. PUBLIC COMMENT III. MINUTES APPROVAL: 02/08/2021 IV. COMMITTEE REPORTS: Storm Water Task Force, Agricultural Commission, TCP Building Design Committee, Open Space Ad Hoc Committee, Capital Planning Committee, MRPC, MJTC V. WORKSHOP: A. Chapter 325, Subdivision Regulations, Procedure for Submission and Review of Plans B. Chapter 250, Zoning, Section 250-6.1. Off Street Parking and Loading Areas VI. DIRECTOR’S ITEMS: Greenleaf Botanicals, Community Outreach Meeting- Update VII. MEETING SCHEDULE: 6:30 PM, Remote Participation until further notice A. March 8- Hearing, Rules and Regulations for Site Plan Approval & Special Permits B. March 22- Hearing, North End Subaru, Chase Road VIII. ONGOING ITEMS Board Rules and Regulations for Site Plan Approval & Special Permits- Discussion of Plan Submission IX. PUBLIC COMMENT X. BOARD COMMENT/CONCERNS XI. ADJOURNMENT ======================================================================================== DOCUMENT : 2021-02-22-minutes-4118.txt BOARD : planning-board DATE : 2021-02-22 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-02-22-minutes-4118.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02222021-4118 ======================================================================================== ===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 February 22, 2021 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 this meeting is being recorded and will be 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 fr om 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 closed to the public except by appointment . 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. Ensuring public access does not ensure public partici pation 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 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 : 84372266595. Please note that this meeting is being recorded and that some attendees are participating by video conference. According ly 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: Damon McQuaid asked if the Board would consider discussion of a zoning change allowing for open air front porches to encroach upon the 40 foot front yard setback in Residence A, B, and Outlying Districts. Board consensus was to discuss at its March 8th meeting. A. Burney noted that in hopes of more public participation , Green Leaf Botanicals would hold another community meeting on March 10 th, 7:00 p.m., via Zoom, Meeting I D # 82840741708. T. Cole noted at a recent Select Board meeting, Green Leaf Botanicals stated it met zoning requirements; T. Cole stressed that was not yet known. P. Bertram noted that the Water District voted not to expand the District to include the O ’Brien property on Howard Street, but the Water Commission would be having a discussion on allowing Mr. O’Brien to install a water supply, e.g. tank, within the 500 feet that is in the District . That supply would serve all residents within the proposed development. If the District approved such a water supply, how would it affect the Planning Board permit? A. Burney opined possibly a modification to review the water system within the right-of-way. ===PAGE 2=== Minutes 02.22.2021 Page 2 MINUTES APPROVAL: 02/08/21- P. Bertram made Motion to approve, M. Brenner Seconded, Roll Call Vote - P. Bertram, aye; M. Brenner, aye; T. Cole, aye; M. Allison, aye. Vote passed 4-0. COMMITTEE REPORTS: Storm Water Task Force- no report Agricultural Commission - The Commission was prepared to recommend its appointment to the Economic Development Committee. This would be an upcoming agenda item. TCP Building Design Committee- The Committee discussed its position for upcoming annual town meeting. Open Space Ad Hoc Committee - The Committee c ontinued to review general municipal land. It is also researching some parcels on Lake Shirley for possible lake access. Capital Planning Committee- no report MRPC- no report MJTC- Bridge repair is on the TIP (Transportation Improvement Program) for 2021. WORKSHOP: Chapter 325, Subdivision Regulations, Procedure for Submission and Re view of Plans - P. Bertram would like to see low impact development (LID) language incorporated into Section 5. Chapter 250, Zoning, Section 250 -6.1. Off Street Parking and Loading Areas - 4.1H(3), 4.1H(4), 4.1H(5) and 4.1H(6) w ould be combined into one category with parking spaces at two (2) spaces per dwelling unit. There was discussion of parking for childcare facilities with A. Burney recommend ing one (1) space per employee on the largest shift plus one (1) space per five (5) children up to twenty (20) and one (1) space per ten (10) children over twenty (20). Board consensus was one (1) space per employee on the largest shift plus one (1) space per five (5) children up to twenty (20) . T. Cole opined that increased parking requirements could possibly have a n adverse effect ; there could be the possibility of an increase in the cost of day care if a homeowner was required to add additional parking . Discussion would continue. Board consensus was to try for annual town meeting. DIRECTOR’S ITEMS: Greenleaf Botanicals Community Outreach Meeting- See Public Comment above. MEETING SCHEDULE: March 8- Hearing, Rules and Regulations for Site Plan Approval & Special Permits March 22- Hearing, 757 Chase Road, North End Subaru ADJOURNMENT: P. Bertram made Motion to adjourn, M. Brenner Seconded, Roll Call Vote- P. Bertram, aye; M. Brenner, aye; T. Cole, aye; M. Allison, aye. Adjourned 7:58 p.m. Documents used at meeting: Minutes, 2/8/2021 Chapter 325, Subdivision Regulations, Procedure for Submission and Review of Plans Chapter 250, Zoning, Section 250-6.1. Off Street Parking and Loading Areas ======================================================================================== DOCUMENT : 2021-03-08-agenda-4120.txt BOARD : planning-board DATE : 2021-03-08 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-03-08-agenda-4120.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03082021-4120 ======================================================================================== ===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 Town of Lunenburg Public Hearing The Lunenburg Planning Board will hold a Public Hearing on March 8, 2021, 6:35 PM, via Zoom video conference to discuss revisions to the Board Rules and Regulations for Site Plan Approval and Special Permits . Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA . 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. This meeting will be broadcast 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 Lunenburg Access YouTube channel within 24 hours after the meeting. To participate remotely: from a computer please use the link below to join the public meeting: https://us02web.zoom.us/j/83006136627 or from a telephone, dial the toll free number (888) 475 -4499 and enter meeting ID 830 0613 6627 . Dial by your location +1 929 205 6099 US (New York) 888 475 4499 US Toll-free 877-853-5257 US Toll-free Find your local number: https://us02web.zoom.us/u/kb8NTNmOMU ======================================================================================== DOCUMENT : 2021-03-08-agenda-4123.txt BOARD : planning-board DATE : 2021-03-08 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-03-08-agenda-4123.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03082021-4123 ======================================================================================== ===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, MARCH 8, 2021 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 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/83006136627 or from a telephone, dial the toll free number (888) 475 -4499 and enter Meeting ID: 830 0613 6627. 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. I. CALL TO ORDER II. PUBLIC COMMENT III. ANR: 30 Gilchrest IV. PUBLIC HEARING: Rules and Regulations for Site Plan Approval & Special Permits V. MINUTES APPROVAL: 02/22/2021 VI. COMMITTEE REPORTS: Storm Water Task Force, Agricultural Commission, TCP Building Design Committee, Open Space Ad Hoc Committee, Capital Planning Committee, MRPC, MJTC VII. WORKSHOP: A. Chapter 325, Subdivision Regulations, Procedure for Submission and Review of Plans B. Chapter 250, Zoning, Section 250-6.1. Off Street Parking and Loading Areas VIII. DIRECTOR’S ITEMS: Greenleaf Botanicals, Community Outreach Meeting- Update Section 250-4.1H(5) Two-Family Dwelling Definition IX. APPOINTMENTS Ag Com Recommendation to EDC X. MEETING SCHEDULE: 6:30 PM, Remote Participation until further notice March 22- Hearing, North End Subaru, Chase Road XI. ONGOING ITEMS XII. PUBLIC COMMENT XIII. BOARD COMMENT/CONCERNS XIV. ADJOURNMENT ======================================================================================== DOCUMENT : 2021-03-08-minutes-4123.txt BOARD : planning-board DATE : 2021-03-08 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-03-08-minutes-4123.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03082021-4123 ======================================================================================== ===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 March 8, 2021 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 (stepped away from meeting 8:23 p.m. – 8:32 p.m.), 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 this meeting is being recorded and will be 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 . All town facilities are currently open 10 a.m. to 2 p.m. and by appointment outside of those hours. 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. 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 o n the Town’s website . The public may join u sing 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 : 83006136627. Please note that this meeting is being recorded and t hat 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 noted that Green Leaf Botanicals would be holding another community meeting on March 10 th, 7 p.m., via Zoom. M. Allison noted Town Caucus would be held March 15 th, 7 p.m., Middle/High School. ANR Plan: 30 Gilchrest Street- Plan presented on behalf of property owners Northfield Associates by Gregory Roy, Dillis & Roy Civil Design Group. Property owners wanted to create two additional house lots. Due to a bordering vegetated wetland the owners had a hearing with the Conservation Commission a nd were awaiting an Order of Conditions. Soil testing was performed on all three lots. The septic system for the existing pool house on proposed Lot 3 would be upgraded and permits for all thr ee lots were applied for through the Board of Health. P. Bertram inquired as to offsets for the existing tennis court on Lot 3. A. Burney responded that it could be considered a pre -existing non -conforming structure; that would require verification with the Building Commissioner. The Board of Health Compliance for m, signed by the Board of Health Agent, stated that “Prior to the issuance of a certificate of compliance for the sewage disposal systems for either new lots created; the sewage disposal syst em for the existing pool facility will need to be installed and a certificate of compliance issued for its installation”. It was determined that the rear yard setback for the fence surrounding the tennis court would be five (5) feet as it would qualify as a detached ===PAGE 2=== Minutes 03.08.2021 Page 2 accessory structure. M. Brenner made Motion to endorse the ANR Plan, T. Cole Seconded, Roll Call Vote - P. Bertram, aye; T. Cole, aye; M. Brenner, aye; M. Allison, aye. Vote passed 4-0. PUBLIC HEARING: Rules and Regulations for Site Plan Approval & Special Permits - Hearing opened 7:13 p.m. Hearing was to discuss revisions to the Board Rules and Regulations for Site Plan Approval and Special Permits . Section 4.1f.: revision would adjust the submitted number of full size and reduced size plans due to meetings being held digita lly during COVID 19. Full size plans would increase from eleven (11) to eighteen (18) sets and reduced size plans would no longer be required. This would allow Board members to be possession of a full -size copy. Sections 4.2a. and 4.2b.: full size plans would increase from four (4) to (12) sets, and reduced size would no longer be required. It was noted that the Board should give thought to upda ting its Fee Schedule. Section 4.1h.Stormwater: P. Bertram suggested it be updated as there have been instan ces when the Board has not required strict compliance with the Massachusetts Department of Environmental Protection Stormwater Management Policy Handbook and Technical Handbook. Section 4.4b.3. it was suggested to pre cede “Drainage” with “minor changes to ”. Changes would be made; T. Cole made Motion to continue the Hearing to March 22, 6:35 p.m., P. Bertram Seconded, Roll Call Vote- P. Bertram, aye; T. Cole, aye; M. Brenner, aye; M. Allison, aye. Hearing recessed 7:30 p.m. MINUTES APPROVAL: 02/22/21- P. Bertram made Motion to approve, M. Brenner Seconded, Roll Call Vote - P. Bertram, aye; T. Cole, aye; M. Brenner aye; M. Allison, aye. Vote passed 4-0. COMMITTEE REPORTS: Storm Water Task Force- no report Agricultural Commission- no report TCP Build ing Design Committee - The Committee d iscussed drafting a letter to the Select Board concerning its Charge. Discussion continued on the Committee’s position at annual town meeting. T. Cole voiced his dissatisfaction with lack of progress over the past 5 -10 years and was of the opinion that the Planning Board should be spearheading the process. Open Space Ad Hoc Committee- no report Capital Planning Committee- no report MRPC- no report MJTC- no report WORKSHOP: The two items below were taken in reverse order. Chapter 325, Subdivision Regulations, Procedure for Submission and Review of Plans - Awaiting input from the Board of Health. Board consensus was to set Subdivision Regulations aside and instead focus on master planning. Chapter 250, Zoning, Section 250-6.1. Off Street Parking and Loading Areas - Draft 3 presented to the Board. The seven (7) marijuana categories had been added to the chart. There was discussion of creating specific standards for the marijuana uses. Changes would be made to the categories of bed & breakfast , hotel/motel, private camp, and restaurant carry-out. Day care would also be added to the chart. The draft would be updated, finalized, and submitted as a warrant article for annual town meeting. A public hearing would be scheduled for the Board’s April 12th meeting. DIRECTOR’S ITEMS: Greenleaf Botanicals Community Outreach Meeting - Via Zoom, March 10 th, 7:00 p.m. Information available on the Town’s website. Section 250-4.1H(5) Two-Family Dwelling Definition - Previously, to be permitted, two -family dwellings required 1.5 times the lot size required for the zoning distr ict in which they were located. When the Use Table was updated, this requirement was accidentally dropped. A warrant article w ould be submitted for annual town meeting reinserting the requirement. A public hearing would be scheduled for the Board’s April 12 th meeting. APPOINTMENTS: Agricultural Commission Recommendation to Economic Development Committee (EDC)- The Commission unanimously vote d to recommend to the Board that Maryrae Holman be the Commission’s representative to the EDC. EDC composition to date: Cathy Clark and J aclynn Nicoll (JC) would be the two Lunenburg residents. Ex-officio members would be Land Use Director Adam Burney, Planning Board member Paula Bertram, Select Board member Tom Alonzo, and a yet unknown Lunenburg Business Owner . M. Allison made Motion to appoint Mary rae Holman to the EDC, P. Bertram Seconded, Roll Call Vote- P. Bertram, aye; T. Cole, aye; M. Brenner, aye; M. Allison, aye. Vote passed 4-0. ===PAGE 3=== Minutes 03.08.2021 Page 3 MEETING SCHEDULE: March 22- Hearing, 757 Chase Road, North End Subaru Hearing (cont’d), Rules and Regulations for Site Plan Approval & Special Permits ADJOURNMENT: P. Bertram made Motion to adjourn, M. Brenner Seconded, Roll Call Vote- P. Bertram, aye; T. Cole, aye; M. Brenner, aye; M. Allison, aye. Adjourned 9:26 p.m. Documents used at meeting: ANR Plan, 30 Gilchrest Street Minutes, 2/22/2021 Rules and Regulations for Site Plan Approval & Special Permits Chapter 325, Subdivision Regulations, Procedure for Submission and Review of Plans Chapter 250, Zoning, Section 250-6.1. Off Street Parking and Loading Areas ======================================================================================== DOCUMENT : 2021-03-22-agenda-4121.txt BOARD : planning-board DATE : 2021-03-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-03-22-agenda-4121.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03222021-4121 ======================================================================================== ===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 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 March 22, 2021, 6:35 PM, via Zoom video conference to hear and review applications for site plan approval and stormwater management permit under Chapter 250, Sect ion 8.4. and Chapter 204 respectively of the Code of the Town of Lunenburg for construction of a new Subaru auto dealership at the same location as the existing dealership at 757 Chase Road (Map 014, Parcel 0003), Lunenburg, MA. Owner/Applicant is Empire Management Corporation, 171 Great Road, Acton, MA 01720. Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA. 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. 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 Lunenburg Access YouTube channel within 24 hours after the meeting. To participate remotely: from a computer, please use th e link below to join the public meeting webinar: https://us02web.zoom.us/j/89094139393 or from a telephone, dial the toll free number (888) 475-4499 and enter meeting ID: 890 9413 9393 Dial by your location +1 929 205 6099 US (New York) 888 475 4499 US Toll-free 877 853 5257 US Toll-free Find your local number: https://us02web.zoom.us/u/kkjvSSrlp ======================================================================================== DOCUMENT : 2021-03-22-agenda-4129.txt BOARD : planning-board DATE : 2021-03-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-03-22-agenda-4129.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03222021-4129 ======================================================================================== ===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, MARCH 22, 2021 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/89094139393 or from a telephone, dial the toll free number (888) 475 -4499 and enter Meeting ID: 890 9413 9393. 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. I. CALL TO ORDER II. PUBLIC COMMENT III. 925 MASSACHUSETTS AVENUE: Update by Town Manager IV. PUBLIC HEARING: North End Subaru, 757 Chase Road V. 305 REALTY LLC, 305 LEOMINSTER SHIRLEY ROAD: A. Waiver Request- Public Hearing B. Site Plan Approval VI. BRIGHTFARMS: A. Board Endorsement- Final Site Plan B. Phase 1 Land Development Plan VII. PUBLIC HEARING: Rules and Regulations for Site Plan Approval & Special Permits (cont’d from 03.08.2021) VIII. MINUTES APPROVAL: 03/08/2021 IX. COMMITTEE REPORTS: Storm Water Task Force, Agricultural Commission, TCP Building Design Committee, Open Space Ad Hoc Committee, Capital Planning Committee, MRPC, MJTC X. DIRECTOR’S ITEMS: A. District Local Technical Assistance (DLTA) Request for Service Delivery (RSD) B. Chase Road and Northfield Road, Map 33, Parcel 6, and Map 38, Parcels 17 and 24.2, Agricultural Preservation Restriction (APR) Update C. Economic Development Committee- Update XI. MEETING SCHEDULE: 6:30 PM, Remote Participation until further notice April 12- Hearing for Board Warrant Articles April 26 ===PAGE 2=== XII. ONGOING ITEMS: A. Chapter 325, Subdivision Regulations, Procedure for Submission and Review of Plans B. Chapter 250, Zoning, Section 250-6.1. Off Street Parking and Loading Areas XIII. PUBLIC COMMENT XIV. BOARD COMMENT/CONCERNS XV. ADJOURNMENT ======================================================================================== DOCUMENT : 2021-03-22-agenda-4160.txt BOARD : planning-board DATE : 2021-03-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-03-22-agenda-4160.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03222021-4160 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 757 Chase Road1. ======================================================================================== DOCUMENT : 2021-03-22-minutes-4121.txt BOARD : planning-board DATE : 2021-03-22 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-03-22-minutes-4121.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03222021-4121 ======================================================================================== ===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 March 22, 2021 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 ; Matthew Brenner, present. Absent: Paula Bertram, 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 meeting is being recorded and will be 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 Lunen burg 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 open 10 a.m. to 2 p.m. and by appointment outside of those hours. In a ccordance 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. Ensuring public access does not ensure publ ic 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 smart p hone, 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 : 89094139393. 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. 925 MASSACHUSETTS AVENUE: Town Manager Update - The Town Manager updated the Board on what steps had taken place over the past two years towards the reuse/redevelopment of 925 Massachusetts Avenue. The site was an abandoned gas station located in the Village Center District and consisted of .19 acres with the building approxi mately 1800 square feet. The gas pumps had a self -supporting overhead canopy. The property had been in tax title since 2005 and the town would foreclose once it was determined there were no imminent hazards that the town would be responsible for. September 2019 the town gained legal access to the property in order to perform an environmental site assessment. A Phase I assessment was conducted and completed in February 2020. As a result of the Phase I assessment, a Phase II assessment was recommended. The Town Manager, in November 2019, submitted a brownfields site nomination and EPA approval form to the Montachusetts Brownfield Group, which administered site assessment grants. The Brownfield Group approved the town’s grant in the amount of $30,000 towards the Phase II assessment. The Phase II assessment has been submitted to the EPA for review. Hazardous materials were determined to be on site. There were five underground storage tanks, a septic system, along with soil contaminants. As cleanup woul d be involved, the town requested additional funds through the Brownfield Group. $6,000 was received for a Phase III assessment. This assessment would identify the cost of cleanup. The next step in the process would be ===PAGE 2=== Minutes 03.22.2021 Page 2 a request for interest for redevelopment by private entities. This would show Ma Development an interest in the property which would make it eligible for cleanup funding. The Town Manager wanted to determine if the Planning Board felt the property should be auctioned or put out for an RFP for property reuse. PUBLIC HEARING: North End Subaru, 757 Chase Road- see separate minutes 305 REALTY LLC, 305 LEOMINSTER SHIRLEY ROAD: Waiver Request from Public Hearing and Site Plan Approval- Site Plan Approval- Presentation given by Christopher Anderson, Hannigan Engineering, Inc. Application was for repurposing the commercial lot at 305 Leominster Shirley Road. The site consisted of ~2.5 acres of land located on the northerly side of Leom inster Shirley Road. The site would not change, but would be repurposed as a contractor yard for the main office and headquarters of GVC Construction, Inc. The property was in receivership due to legal and financial troubles of the previous owner. M. Al lison opined there was a lack of sight distance from the east. He would also like to see the entrance to the rear storage yard moved ~100 feet to the west. Chris Valenti, 305 Realty and GVC Construction, noted it would not be able to move forward with th e project unless it had the full support of the Board. The project had already received a Special Permit from the Zoning Board of Appeals for the intended uses. The applicants did not intend to make any changes to the site and had not been aware of any c oncerns with sight distance or the entrances until this hearing. It would be detrimental to the project if it had to wait for more Board members to be present at a meeting. M. Brenner inquired as to anticipated changes in traffic volume from the previous use. M. Allison responded that the road is heavily trafficked by large vehicles and he was concerned with the grade and sight distance , but h e did not feel there would be any major change in the traffic flow. C. Valenti noted the yard would be quiet dur ing the day; the crews typically l eft between 5:00 a.m. and 6:30 a.m. to travel to their sites. C. Anderson elaborated there would be some renovations to the existing office building, e.g., repainting. T here would also be interior modifications. The fencing and gate system would be repaired . T. Cole made Motion to approve the site plan approval waiver for 305 Leominster Shirley Road, M. Brenner Seconded. The following Condition s would be placed on the project: 1) Work with the DPW to address the sight distance as much as practicable , and 2) Adhere to the Plan entitled Site Development Plan in Lunenburg, Massachusetts, Dated March 8, 2021. T. Cole amended his Motion to include the two mentioned Conditions, M. Brenner Seconded, Roll Call Vote- T. Cole, aye; M. Brenner, aye; M. Allison, aye. Vote passed 3-0. BRIGHTFARMS: Board Endorsement, Final Site Plan - The final site plan was received and Board members needed to come into the office to sign it. Phase 1 Land Development Plan - The Phase I Developm ent Plan contained minor revisions to the current approved plan. Grades were raised resulting in less rock excavation. The applicant was requesting these changes as a de minimis change ; A. Burney requested Graves Engineering, Inc. to review the Plan. M. Allison noted that if the grade was raised, pavement runoff would be affected. He was also concerned with visual impact to abutters. PUBLIC HEARING: Rules and Regulations for Site Plan Approval & Special Permits- Hearing continuation opened at 8:25 p.m. Hearing was to discuss revisions to the Board Rules and Regulations for Site Plan Approval and Special Permits . The updated version was supplied to the Board members. Section 4.1 f. would adjust the submitt ed number of full size and reduced size plans. Full size plans would increase from eleven (11) to eighteen (18) sets and reduced size plans would no longer be required. This would allow each Board member to be possession of a full -size copy. 4.1 h. Stormwater would change compliance from the Ma ssachusetts Department of Environmental Protection Stormwater Management Policy Handbook and Technical Handbook to Section 204 of the Code of Lunenburg. Sections 4.2 a. and 4.2 b. would increase the number of full size plans from four (4) to (12) sets, an d reduced size would no longer be required. Section 4.4 b.3. Drainage would be preceded with the word “Minor”. Section 4.4 c. changed the number of plans submitted for de minimis change from two (2) full size to seven (7) full size and 11 x 17 from ten ( 10) to five (5). M. Brenner made Motion close the Public Hearing and to approve the Board Rules and Regulations for Site Plan Approval & Special Permits, T. Cole Seconded, Roll Call Vote - M. Brenner, aye; T. Cole, aye; M. Allison, aye. Vote passed 3-0. Hearing closed 8:30 p.m. ===PAGE 3=== Minutes 03.22.2021 Page 3 MINUTES APPROVAL: 03/08/21- M. Brenner made Motion to approve, T. Cole Seconded, Roll Call Vote- T. Cole, aye; M. Brenner aye; M. Allison, aye. Vote passed 3-0. COMMITTEE REPORTS: Storm Water Ta sk Force - A meeting was scheduled for March 23 rd. The Task Force would reorganize and anticipated an update from its consultant CEI. Agricultural Commission- The Commission updated and approved its rules and regulations for the 2021 season of the farmers’ market. The Market would reopen in June 2021. Hours would be from 10 – 12:30. Vendor fee would decrease. TCP Building Design Committee- No report Open Space Ad Hoc Committee- No report Capital Planning Committee- No report MRPC- A meeting was scheduled for April 1st. MJTC- Work would be taking place at the intersection of Routes 117 and 70 in Lancaster. UMass Memorial Health Alliance would be doing a Community Health Needs Assessment. DIRECTOR’S ITEMS: District Local Technical Assistance (DLTA) Request for Service Delivery (RSD) - Packet provided to Board members. This would be cost-free technical assistance provided by MRPC. Chase Road and Northfield Road, Map 33, Parcel 6, and Map 38, Parcels 17 and 24.2, Agricultural Preservation Restriction (APR) Update - Known as “Pierce ’s Christmas Tree Farm”, it would be placed on the May town warrant for an Agricultural Preservation Restriction. The town would be responsible for 10% of the purchase price. MEETING SCHEDULE: April 12- Hearing for Board Warrant Articles April 26- ONGOING ITEMS: Chapter 325, Subdivision Regulations, Procedure for Submission and Review of Plans - Chapter 250, Zoning, Section 250 -6.1. Off Street Parking and Loading Areas - The Board had been looking for additional information regarding private camps and also take -out only services. A. Burney reached out to other planners, with the majority of them stating that they didn’t have regulations in place as there had never been issues with parking for private camps and take- out services. He went on to opine that what Lunenburg had adequately serviced what would be anticipated. He would continue to research to see if any information would be available. M. Brenner felt language should be included for outdoor seating for take-out. A. Burney noted changes could be made during the public hearing. PUBLIC COMMENT: David Rodgers, 82 Highland Street - He was looking for a better understanding of the parking calculation warrant article. H e was also concerned if the new parking ca lculations were more restrictive how it would affect both the town businesses and municipal buildings. ADJOURNMENT: M .Brenner made Motion to adjourn, T. Cole Seconded, Roll Call Vote- T. Cole, aye; M. Brenner, aye; M. Allison, aye. Adjourned 8:55 p.m. Documents used at meeting: 305 Leominster Shirley Road, Site Plan Approval Application BrightFarms: Final Site Plan Phase 1 Land Development Plan Minutes, 3/8/2021 DLTA RSD Chase and Northfield Road, APR Update Rules and Regulations for Site Plan Approval & Special Permits ======================================================================================== DOCUMENT : 2021-03-22-minutes-4129.txt BOARD : planning-board DATE : 2021-03-22 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-03-22-minutes-4129.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03222021-4129 ======================================================================================== ===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 March 22, 2021 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 ; Matthew Brenner, present. Absent: Paula Bertram, 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 meeting is being recorded and will be 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 Lunen burg 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 open 10 a.m. to 2 p.m. and by appointment outside of those hours. In a ccordance 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. Ensuring public access does not ensure publ ic 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 smart p hone, 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 : 89094139393. 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. 925 MASSACHUSETTS AVENUE: Town Manager Update - The Town Manager updated the Board on what steps had taken place over the past two years towards the reuse/redevelopment of 925 Massachusetts Avenue. The site was an abandoned gas station located in the Village Center District and consisted of .19 acres with the building approxi mately 1800 square feet. The gas pumps had a self -supporting overhead canopy. The property had been in tax title since 2005 and the town would foreclose once it was determined there were no imminent hazards that the town would be responsible for. September 2019 the town gained legal access to the property in order to perform an environmental site assessment. A Phase I assessment was conducted and completed in February 2020. As a result of the Phase I assessment, a Phase II assessment was recommended. The Town Manager, in November 2019, submitted a brownfields site nomination and EPA approval form to the Montachusetts Brownfield Group, which administered site assessment grants. The Brownfield Group approved the town’s grant in the amount of $30,000 towards the Phase II assessment. The Phase II assessment has been submitted to the EPA for review. Hazardous materials were determined to be on site. There were five underground storage tanks, a septic system, along with soil contaminants. As cleanup woul d be involved, the town requested additional funds through the Brownfield Group. $6,000 was received for a Phase III assessment. This assessment would identify the cost of cleanup. The next step in the process would be ===PAGE 2=== Minutes 03.22.2021 Page 2 a request for interest for redevelopment by private entities. This would show Ma Development an interest in the property which would make it eligible for cleanup funding. The Town Manager wanted to determine if the Planning Board felt the property should be auctioned or put out for an RFP for property reuse. PUBLIC HEARING: North End Subaru, 757 Chase Road- see separate minutes 305 REALTY LLC, 305 LEOMINSTER SHIRLEY ROAD: Waiver Request from Public Hearing and Site Plan Approval- Site Plan Approval- Presentation given by Christopher Anderson, Hannigan Engineering, Inc. Application was for repurposing the commercial lot at 305 Leominster Shirley Road. The site consisted of ~2.5 acres of land located on the northerly side of Leom inster Shirley Road. The site would not change, but would be repurposed as a contractor yard for the main office and headquarters of GVC Construction, Inc. The property was in receivership due to legal and financial troubles of the previous owner. M. Al lison opined there was a lack of sight distance from the east. He would also like to see the entrance to the rear storage yard moved ~100 feet to the west. Chris Valenti, 305 Realty and GVC Construction, noted it would not be able to move forward with th e project unless it had the full support of the Board. The project had already received a Special Permit from the Zoning Board of Appeals for the intended uses. The applicants did not intend to make any changes to the site and had not been aware of any c oncerns with sight distance or the entrances until this hearing. It would be detrimental to the project if it had to wait for more Board members to be present at a meeting. M. Brenner inquired as to anticipated changes in traffic volume from the previous use. M. Allison responded that the road is heavily trafficked by large vehicles and he was concerned with the grade and sight distance , but h e did not feel there would be any major change in the traffic flow. C. Valenti noted the yard would be quiet dur ing the day; the crews typically l eft between 5:00 a.m. and 6:30 a.m. to travel to their sites. C. Anderson elaborated there would be some renovations to the existing office building, e.g., repainting. T here would also be interior modifications. The fencing and gate system would be repaired . T. Cole made Motion to approve the site plan approval waiver for 305 Leominster Shirley Road, M. Brenner Seconded. The following Condition s would be placed on the project: 1) Work with the DPW to address the sight distance as much as practicable , and 2) Adhere to the Plan entitled Site Development Plan in Lunenburg, Massachusetts, Dated March 8, 2021. T. Cole amended his Motion to include the two mentioned Conditions, M. Brenner Seconded, Roll Call Vote- T. Cole, aye; M. Brenner, aye; M. Allison, aye. Vote passed 3-0. BRIGHTFARMS: Board Endorsement, Final Site Plan - The final site plan was received and Board members needed to come into the office to sign it. Phase 1 Land Development Plan - The Phase I Developm ent Plan contained minor revisions to the current approved plan. Grades were raised resulting in less rock excavation. The applicant was requesting these changes as a de minimis change ; A. Burney requested Graves Engineering, Inc. to review the Plan. M. Allison noted that if the grade was raised, pavement runoff would be affected. He was also concerned with visual impact to abutters. PUBLIC HEARING: Rules and Regulations for Site Plan Approval & Special Permits- Hearing continuation opened at 8:25 p.m. Hearing was to discuss revisions to the Board Rules and Regulations for Site Plan Approval and Special Permits . The updated version was supplied to the Board members. Section 4.1 f. would adjust the submitt ed number of full size and reduced size plans. Full size plans would increase from eleven (11) to eighteen (18) sets and reduced size plans would no longer be required. This would allow each Board member to be possession of a full -size copy. 4.1 h. Stormwater would change compliance from the Ma ssachusetts Department of Environmental Protection Stormwater Management Policy Handbook and Technical Handbook to Section 204 of the Code of Lunenburg. Sections 4.2 a. and 4.2 b. would increase the number of full size plans from four (4) to (12) sets, an d reduced size would no longer be required. Section 4.4 b.3. Drainage would be preceded with the word “Minor”. Section 4.4 c. changed the number of plans submitted for de minimis change from two (2) full size to seven (7) full size and 11 x 17 from ten ( 10) to five (5). M. Brenner made Motion close the Public Hearing and to approve the Board Rules and Regulations for Site Plan Approval & Special Permits, T. Cole Seconded, Roll Call Vote - M. Brenner, aye; T. Cole, aye; M. Allison, aye. Vote passed 3-0. Hearing closed 8:30 p.m. ===PAGE 3=== Minutes 03.22.2021 Page 3 MINUTES APPROVAL: 03/08/21- M. Brenner made Motion to approve, T. Cole Seconded, Roll Call Vote- T. Cole, aye; M. Brenner aye; M. Allison, aye. Vote passed 3-0. COMMITTEE REPORTS: Storm Water Ta sk Force - A meeting was scheduled for March 23 rd. The Task Force would reorganize and anticipated an update from its consultant CEI. Agricultural Commission- The Commission updated and approved its rules and regulations for the 2021 season of the farmers’ market. The Market would reopen in June 2021. Hours would be from 10 – 12:30. Vendor fee would decrease. TCP Building Design Committee- No report Open Space Ad Hoc Committee- No report Capital Planning Committee- No report MRPC- A meeting was scheduled for April 1st. MJTC- Work would be taking place at the intersection of Routes 117 and 70 in Lancaster. UMass Memorial Health Alliance would be doing a Community Health Needs Assessment. DIRECTOR’S ITEMS: District Local Technical Assistance (DLTA) Request for Service Delivery (RSD) - Packet provided to Board members. This would be cost-free technical assistance provided by MRPC. Chase Road and Northfield Road, Map 33, Parcel 6, and Map 38, Parcels 17 and 24.2, Agricultural Preservation Restriction (APR) Update - Known as “Pierce ’s Christmas Tree Farm”, it would be placed on the May town warrant for an Agricultural Preservation Restriction. The town would be responsible for 10% of the purchase price. MEETING SCHEDULE: April 12- Hearing for Board Warrant Articles April 26- ONGOING ITEMS: Chapter 325, Subdivision Regulations, Procedure for Submission and Review of Plans - Chapter 250, Zoning, Section 250 -6.1. Off Street Parking and Loading Areas - The Board had been looking for additional information regarding private camps and also take -out only services. A. Burney reached out to other planners, with the majority of them stating that they didn’t have regulations in place as there had never been issues with parking for private camps and take- out services. He went on to opine that what Lunenburg had adequately serviced what would be anticipated. He would continue to research to see if any information would be available. M. Brenner felt language should be included for outdoor seating for take-out. A. Burney noted changes could be made during the public hearing. PUBLIC COMMENT: David Rodgers, 82 Highland Street - He was looking for a better understanding of the parking calculation warrant article. H e was also concerned if the new parking ca lculations were more restrictive how it would affect both the town businesses and municipal buildings. ADJOURNMENT: M .Brenner made Motion to adjourn, T. Cole Seconded, Roll Call Vote- T. Cole, aye; M. Brenner, aye; M. Allison, aye. Adjourned 8:55 p.m. Documents used at meeting: 305 Leominster Shirley Road, Site Plan Approval Application BrightFarms: Final Site Plan Phase 1 Land Development Plan Minutes, 3/8/2021 DLTA RSD Chase and Northfield Road, APR Update Rules and Regulations for Site Plan Approval & Special Permits ======================================================================================== DOCUMENT : 2021-03-22-minutes-4160.txt BOARD : planning-board DATE : 2021-03-22 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-03-22-minutes-4160.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03222021-4160 ======================================================================================== ===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 North End Subaru, 757 Chase Road March 22, 2021 Roll Call conducted by Adam Burney, Land Use Director: Matthew Allison, present; Tanner Cole, present; Matthew Brenner, present. Absent: Paula Bertram, Erik Torgersen Meeting Posted: Yes Time: 6:49 p.m. The Hearing , via Zoom video conference, was to hear and review applications for site plan ap proval 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 new Subaru auto dealership at the same location as the existing dealership at 757 Chase Road ( Map 0 14, Parcel 0003), Lunenburg, MA. Owner/applicant was Empire Management Corporation, 171 Great Road, Action, MA. It was noted by M. Allison that the applicant had not yet received an approval from the Zoning Board of Appeals due to Zoom issues; the Zoning Board of Appeals hearing had been re-advertised. The owner/applicant was represented by James T. Almonte, RLA, Principal, Land Design Collaborative (hereinafter LDC) and Brian Lafferty, Empire Management Corporation . Empire Management owned the follo wing four adjoining properties on Chase Road : # 739 (vacant land) , #747 (Mazda dealership), #757 (Subaru dealership), and #777 (existing house). The site of this Hearing, #757, sloped to the west to detention basins at the site rear. A septic system was located at the site rear that serviced both dealerships . Potable water for both dealerships was serviced by individual wells. The house lot at #777 was on its own septic and well. Other than two small, uncurbed, mulched islands along the front of the property it was open pavement from the site out to Chase Road. The project would be phased with the construction of a 27,800 square foot dealership. There would be no change to the number of staff. Twenty-three ( 23) bays at the rear of the site would be constructed first while the existing dealership remained operational. Once the bays had been constructed, the current dealership would be razed and the new one built . Chase Road curb cuts would be defined with landscaped islands. The applicant anticipated separating the house lot onto its own parcel. Requested waivers were as follows: Section 4.1 f. 2)- Datum Requirements. When Empire Management took over the property in 2005 the existing conditions plan at that time was prepared on an assumed dat um. Any renovations/ improvements since that time were performed on an assumed datum. Three benchmarks have been set on-site and the applicant would like to continue on an assumed datum. Section 4.1 f. 23)- Architectural Elevations stamped by a register ed architect. Conceptual architectural elevations were included in the application. Final plans would be prepared by a registered architect. ===PAGE 2=== Minutes, 03.22.2021 North End Subaru, 757 Chase Road Pg 2 Section 4.1 h.- Impact Reports. This was a redevelopment project. No new staff would be required. The applicant would file a Notice of Intent with the Conservation Commission. The applicant would be meeting with the Conservation Commission on April 7th and with the Zoning Board of Appeals on April 14th. Brian Lafferty emphasized that Subaru required updates to its facilities approximately every ten to twenty years to meet marketing standards and customer expectations . The majority of sales were now generated online. Currently there were three (3) entrances to the service department in the existing building . The proposed building would have only one (1) entrance which would result in decreased traffic within the dealership area. All customers would be directed to the same entrance with a drive thru reception area and directed to the back of the lot. The project would be in two phases ; the first being bay construction while the current showroom remained operational. Once bay construction was completed, the second phase, construction of a new showroom, would occur. Reviewing engineer Jeffrey Walsh, Graves Engineering, Inc. (GEI) highlighted the following: The entrances off Chase Road needed to be defined. Customers need ed to know where to enter, where to go once they enter ed, and how to exi t. The proposed landscaped islands would be a major improvement for defining the entrance and also ensuring that vehicle inventory would not jut onto Chase Road. It was also important to get the car carrier trailers off the right -of-way and onto the site in a forward motion; not backing onto the site from a public way. The Chase Road drainage system consisted of a double -inlet catch basin in front of #777 and a single -inlet catch basin in front of #757. GEI estimated the site provided ~75% of the tribut ary pavement area to the Chase Road drainage system. GEI walked th e #777 property and determined that water could not enter the catch basin quickly enough. The slope has eroded towards the wetlands. Addressing the quantity of water to Chase Road would improve the operation of the Chase Road drainage facility and ongoing erosion. M. Brenner voiced concern with the parking of vehicle inventory blocking access to the snow storage locations. B. Lafferty responded vehicle inventory was moved inside if a snowstorm was expected. Vehicle inventory was then mov ed outside once snow clearing was completed. A. Burney mentioned that the Fire Chief inquired as to the fire protection plan and location of the proposed hydrant. The Hearing was opened to public comment. David Rodgers, 82 Highland Street - He remarked on the pa rking warrant article that would be presented at May Town Meeting and inquired if that article would change any of the parking on the site of the Mazda dealership ( #747). He did not wa nt the article to create problems for the dealerships. A. Burney responded that if the article passed, once the bylaw was adopted it would be applicable to n ew developments. The applicant’s hearing on April 14 th before the Zoning Board of Appeals was a proposal to modify a pre-existing non-conforming use. A. Burney anticipated the full site, to include the Mazda dealership, would be included in the use proposal before the Zoning Board of Appeals. M. Brenner made Motion to continue t he Hearing to Ap ril 26, 6:35 p.m., T. Cole Seconded, Roll Call Vote - M. Brenner, aye; T. Cole, aye; M. Allison, aye. Vote passed 3-0. Hearing recessed 7:50 p.m. Documents used at meeting: Site Plan Approval Application, to include Site Plan, dtd 02.10.2021 ======================================================================================== DOCUMENT : 2021-04-12-agenda-4131.txt BOARD : planning-board DATE : 2021-04-12 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-04-12-agenda-4131.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04122021-4131 ======================================================================================== ===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, APRIL 12, 2021 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 between 10 a.m. and 2 p.m. 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/87060964250 or from a telephone, dial the toll free number (888) 475 -4499 and enter Meeting ID: 870 6096 4250. 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. I. CALL TO ORDER II. PUBLIC COMMENT III. APPOINTMENTS: A. 319 Highland Street B. 360 Flat Hill Road- ANR Plan IV. PUBLIC HEARING: Zoning Warrant Articles V. BRIGHTFARMS: Phase 1 Land Development Plan VI. MINUTES APPROVAL: 03/22/2021 03/22/2021, North End Subaru VII. COMMITTEE REPORTS: Storm Water Task Force, Agricultural Commission, TCP Building Design Committee, Open Space Ad Hoc Committee, Capital Planning Committee, Economic Development Committee, MRPC, MJTC VIII. DIRECTOR’S ITEMS: A. 925 Massachusetts Avenue- Continued Discussion B. 1079 Massachusetts Avenue, Brooks House- Use Discussion IX. MEETING SCHEDULE: 6:30 PM, Remote Participation until further notice April 26- Hearing Continuation, North End Subaru Hearing, 101 Pleasant Street May 1- Town Meeting, 9:00 a.m. May 10 May 24 X. ONGOING ITEMS XI. PUBLIC COMMENT XII. BOARD COMMENT/CONCERNS XIII. ADJOURNMENT ======================================================================================== DOCUMENT : 2021-04-12-agenda-4132.txt BOARD : planning-board DATE : 2021-04-12 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-04-12-agenda-4132.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04122021-4132 ======================================================================================== ===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 TOWN OF LUNENBURG PUBLIC HEARING The Lunenburg Planning Board will hold a Public Hearing on April 12, 2021, 6:35 p.m., via Zoom video conference to make alterations to Code of the Town of Lunenburg, MA, Chapter 250, Zoning, Article IV Use Regulations, Section 250 - 4.1H(5), Two -Family Dwelling, and Article VI, General Provisions Affecting All Districts, Section 250 -6.1. Off Street Parking and Loading Areas. Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA. In accordance with the Governor’s Order Suspending Certain Provisions of the Open Meeting Law, G.L.c.30A, Section 20, a ll public meetings are being conducted remotely. This meeting will be broadcast live through local access cable, FacebookLive on the Public Access Facebook page (https://www.facebook.com/Lunenburg-Public-Access-Cable- 157427270975305/). The following information is 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 bel ow to join the public hearing webinar: https://us02web.zoom.us/j/8706090964250 or from a telephone, dial the toll free number (888) 475-4499 and enter meeting ID: 870 6096 4250 Dial by your location +1 929 205 6099 US (New York) 888 475 4499 US Toll-free 877 853 5257 US Toll-free Find your local number: https://us02web.zoom.us/u/kbdAEcPh02 ======================================================================================== DOCUMENT : 2021-04-12-minutes-4131.txt BOARD : planning-board DATE : 2021-04-12 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-04-12-minutes-4131.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04122021-4131 ======================================================================================== ===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 April 12, 2021 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 this meeting is being recorded and will be 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 . All town facilities are currently open 10 a.m. to 2 p.m. and by appointment outside of those ho urs. 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 In formation 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. Ensuring public access does not e nsure 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 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 : 87060964250. Please note that this meeting is being recorded and that some attendees are participating by video co nference. 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. APPOINTMENTS: 319 Highland Street- Jamie Rheault, Whitman & Bingham Associates presented on behalf of his client Kevin Hill. The applicant would like to file an application for a small subdivision with a cul-de-sac, but before doing so, wanted to find out how likely the Board would be to grant a radius waiver of less than 25 feet at the intersection of the proposed road and Highland Avenue. The subject property had a frontage of ~84 feet . Typically ~100 feet of frontage would be needed for where the proposed road and Highland Avenue would intersect ; that provided for 25 feet on each side of the proposed 50 foot right -of-way. A property line radius waiver could also possibly be requested. M. Allison was not in favor of granting waivers and suggested the neighbor t o the north be approached about a possible access eas ement. Neither M. Brenner nor P. Bertram was in favor of granting a waiver. 360 Flat Hill Road, ANR Plan - M. Allison disclosed that the subject property was located across the street from his family farm and also that he worked with the surveyor that prepared the Plan. Neither the applicant nor the surveyor was in attendance. The Plan was received and filed with the Town Clerk on 04.05.2021 so it could be continued to the April 26 th Board meeting and still be within the statutory 21 days for Board action. The Board questioned Lots 7 and 8 with the reduced frontage as the lots at 23 and 33 Watt Street each had only 80 feet of frontage. There was also a question regarding possible wetlands at the frontage of ===PAGE 2=== Minutes 04.12.2021 Page 2 Lots 7 and 8. It would be up to the Conservation Commission to determine the presence of wetlands and the Board could not disapprove the ANR based on a possible disapproval fro m the Conservation Commission. T. Cole noted that even though the application was originally filed on April 5 th, the applicant submitted a revised plan this date. T. Cole was of the opinion that the revised plan should restart the time clock. P. Bertram made Motion to continue the ANR Plan to the Board’s next meeting of April 26 th, M. Brenner Se conded, Roll Call Vote - P. Bertram, aye; M. Brenner, aye; T. Cole, aye; M. Allison, aye. Vote passed 4-0. PUBLIC HEARING: Zoning Warrant Articles - see separate minutes . M. Brenner made Motion that the Planning Board recommend favorably on both artic les and additionally on Article 29 the added calculation under Restaurant Carry -Out of 1 space per 3 seats provided (indoor or outdoor). Article 29 would read- 1 space per 300 square feet of net floor area plus 1 space per 3 seats provided (indoor or outd oor) plus 1 space per employee on the largest shift, P. Bertram Seconded, Roll Call Vote- P. Bertram, aye; M. Brenner, aye; T. Cole, aye; M. Allison, aye. Vote passed 4 -0. BRIGHTFARMS: Phase 1 Land Development Plan- Board awaiting review from Graves Engineering, Inc. MINUTES APPROVAL: M. Brenner made Motion to approve the minutes of 03/22/2021 and 03/22/2021, North End Subaru, T. Cole seconded, Roll Call Vote - P. Bertram, abstain; M. Brenner, aye; T. Cole, aye; M. Allison, aye. Vote passed 3-0. COMMITTEE REPORTS: Storm Water Task Force- no report Agricultural Commission- Meeting scheduled for 04.15.2021. TCP Building Design Committee- Committee member David Passios provided an update due to M. Allison’s absence from the Committee meeting. A doll ar figure for tear -down and rebuild was not available. The Committee would meet next on April 21 st and expected to receive that figure from the engineers/architects prior to the meeting. Open Space Ad Hoc Committee - The President of the Lake Shirley C orp approached the Committee to inquire if the Corporation could use 51 Parmenter Road for its meetings. It was noted that 51 Parmenter Road is owned by Lunenburg and could not be used for private use without a public auction. Also, the Committee is work ing towards improving public access to Lake Shirley and 51 Parmenter Road could be a possibility for that access . Ownership of 374 Page Street was listed as the Conservation Commission, but the Commission was not controlling that parcel and there was no t itle for the property . The Commission’s representative to the Committee planned to meet with Town Counsel for discussion of options for the property . The Committee recommended endorsement of the APR Plan (Pierce’s Christmas Tree Farm) for Chase and Northfield Roads. Capital Planning Committee- The Committee discussed adding two additional prioritized projects to the Plan ; Marshall Park Master Plan and acquisition of a DPW vehicle. The Committee would also recommend to the Finance Committee that the amount to be considered for the capital plan be raised from $10,000 to $25,000. Economic Development Committee - The Committee held its first meeting and voted member Cathy Clark as Chair. The Committee would be looking for feedback , via a survey, from local businesses as to how they could be assisted with economic development. MRPC- The last meeting contained nothing relevant for Lunenburg. MJTC- The next meeting will be held 04.14.2021. DIRECTOR’S ITEMS: 925 Massachusetts Avenue, Continued Disc ussion- The Town Manager had been looking for input from the Board as to options for the disposal of the property. Discussions would continue at future Board meetings. M. Allison’s opinion was that it was of no use to the town. 1079 Massachusetts Avenu e, Brooks House, Use Discussion - The Architectural Preservation District Commission ( APDC) sought advice from the Planning Board on re-use of the Brooks House. The Board had previously supplied the APDC with details on how to separate the Brooks House of f from the school property. T. Cole recalled a warrant article in 2019 that allowed the Select Board to sell the Brooks House, but keep the land. He believed that a rticle was not acted upon as the APDC had concerns with the future of the Brooks House. H e went on to mention that he believed there was an article on the May 2021 warrant that would make municipal properties exempt from the APDC restrictions. ===PAGE 3=== Minutes 04.12.2021 Page 3 A. Burney noted he was working on a contract based on a $36,000 quote he received from MRPC for two Elements of Lunenburg’s Master Plan. MEETING SCHEDULE: April 26- North End Subaru, Chase Road- Hearing Continuation 101 Pleasant Street- Hearing for a six-lot subdivision May 1- Town Meeting, 9:00 a.m. May 10 May 24 PUBLIC COMMENT: P. Bertram observed that no maintenance appeared to have taken place in the detention basin between the Brooks House and the library. ADJOURNMENT: P. Bertram made Motion to adjourn, M. Brenner Seconded, Roll Call Vote- M. Brenner, aye; P. Bertram, aye; T. Cole, aye; M. Allison, aye. Adjourned 8:37 p.m. Documents used at meeting: 319 Highland Street, Assessor’s Map 360 Flat Hill Road, ANR Plan Minutes 3/22/2021 3/22/2021, North End Subaru ======================================================================================== DOCUMENT : 2021-04-12-minutes-4132.txt BOARD : planning-board DATE : 2021-04-12 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-04-12-minutes-4132.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04122021-4132 ======================================================================================== ===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 Public Hearing Town Meeting Warrant Articles April 12, 2021 Meeting Posted: Yes Time: 7:03 PM CALL TO ORDER: Roll Call conducted by Ad am 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 this meeting is being recorded and will be 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 Vir us), 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 . All town facilities are currently open 10 a.m. to 2 p.m. and by appointment outside of those hours. 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. 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 t he Town’s website . The public may join u sing 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 : 87060964250. 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. The hearing was t o make alterations to Code of the Town of Lunenburg, MA, Chapter 250, Zoning, Article IV Use Regulations, Section 250-4.1H(5), Two-Family Dwelling, and Article VI, General Provisions Affecting All Districts, Section 250 -6.1. Off Street Parking and Loading Areas. A. Burney went through a PowerPoint presentation noting that the two Board articles were to, 1) add to the Definition of Two - Family Dwelling and, 2) update the minimum parking calculations to reflect current Use Definitions and parking needs. ARTICLE 28. To see if the Town will vote to amend the Code of Lunenburg, Section 250 -4.1, which is a Section of the Protective Bylaw entitled “Permitted and prohibited uses,” Subsection H(5), as depicted below, with additions underlined and deletions stri cken-through, or take any other action relative thereto. (Submitted by the Planning Board) ===PAGE 2=== Minutes, Town Meeting Warrant Articles, 04.12.2021 Pg 2 250-4.1H(5) Two-Family Dwelling: A residential structure designed to house a single -family unit from lowest level to roof, with a private outside entrance, but not necessarily occupying a private lot, and sharing a common wall with adjoining dwelling units. Two-family dwellings shall have 1.5 times the lot size required in the Zoning District in which they are located. The above language had previously been in the Protective Bylaw and was accidentally omitted from the definition in the 2018 update that created the Use Table in Section 250-4.1. This Bylaw would amend a clerical error. ARTICLE 29. To see if the Town will vote to amend the Code of Lunenburg, Section 250 -6.1, which is a Section of the Protective Bylaw entitled “Off -street parking and loading areas,” by deleting the entirety of the existing text and substituting the following therefor, or take any other action relative thereto. (Submitted by the Planning Board) 250-6.1: Off-street Parking and Loading Areas: Parking shall be provided per the chart below unless otherwise provided for in the Code of Lunenburg. When the computation of required par king spaces results in a fractional space, any fraction over one-half shall require one (1) space. The following comment had been provided by Town Counsel. “The calculations mandated by the Table below are likely to result in fractional space requirements, so expressly addressing the (accepted but sometimes contested) practice of “rounding up” is strongly recommended.” Accessory Dwelling 1 Parking Space* Boarding House 1 space per sleeping accommodation plus 1 space per employee on the largest shift Single-Family Home; Two-Family Detached; Multi-Family Dwelling; Townhouse 2 spaces per dwelling unit* Assisted Living 0.5 spaces per living unit plus 1 space per employee on the largest shift Charitable Institution; Government Building Parking calculated per the most closely associated Use Category to the function of the space, as determined by the Building Commissioner Church; Educational Use 1 space per 5 seats in the largest assembly area Hospital 1 space per 2 beds plus 1 space per employee on the largest shift Public Utility; Outdoor Entertainment; Golf Course; Drive-in Theater As required by Site Plan Approval Water Supply 1 space Indoor Entertainment 6 spaces per 1,000 square feet of net floor area ===PAGE 3=== Minutes, Town Meeting Warrant Articles, 04.12.2021 Pg 3 Restaurant; Private Club 1 space per 3 seats plus 1 space per employee on the largest shift Private Camp 1 space per 5 campers plus 1 space per overnight campsite plus 1 space per employee on the largest shift Child Care Facility 1 space per 5 children plus 1 space per employee on the largest shift Adult Use As required by the Special Permit Granting Authority Auction House 1 space per 2 seats plus 1 space per employee on the largest shift Bed & Breakfast 1 space per sleeping room plus 1 space per employee, that does not reside at the location, on the largest shift Hotel; Motel 1 space per sleeping room plus 1 space per employee on the largest shift. With a conference facility add 1 space per 200 square feet of conference space, with a restaurant space add 1 space per 5 seats in the restaurant. Retail Establishment; Personal Improvement Service; Service Establishment; Repair Shop; Pawn Shop; Laundry Service; Liquor Store 1 space per 250 square feet of net floor area Marijuana Retailer; Registered Marijuana Dispensary 1 space per 200 square feet plus 1 space per employee on the largest shift Medical Clinic; Professional Office; Trade Shop 1 space per 300 square feet of net floor area Mixed Use; Office Park; Shopping Center; Industrial Parks Sum of the required parking for each use Restaurant Carry-Out 1 space per 300 square feet of net floor area plus 1 space per 3 seats provided (indoor or outdoor) plus 1 space per employee on the largest shift ===PAGE 4=== Minutes, Town Meeting Warrant Articles, 04.12.2021 Pg 4 Auto Sales; Equipment Sales 1 space per 500 square feet of sales floor and/or office plus 1 space per repair bay or work area, plus 1 space for each employee on the largest shift, plus 1 space per vehicle, trailer and/or other piece of rolling stock for sale Auto Repair Facility; Boat Service Yard 2 spaces per repair bay or work area Car Wash 1 space per vacuum or other external consumer equipment plus 1 space per employee on the largest shift Construction Sales & Service 1 space per 250 sq. ft. of net floor area of sales floor, plus 1 space per 2,000 square feet of net floor area for the first 20,000 square feet of lumber or material storage plus 1 space for each additional 10,000 square feet of net floor area, plus 1 space per employee on the largest shift Contractor Yard 1 space per 300 square feet of net floor area of office plus 1 space per employee on the largest shift, plus 1 space per piece of equipment or rolling stock Equipment Repair 1 space per repair bay or work area Fuel Service Station 1 space per fuel dispenser Distribution; Manufacturing; Marijuana Cultivator; Marijuana Product Manufacturer 1 space per 2,000 square feet of net floor area for the first 20,000 square feet plus 1 space for each additional 10,000 square feet of net floor area or 1 space per employee on the largest shift, whichever is greater. Research Establishment; Marijuana Testing Facility; Marijuana Researcher 1 space per 500 square feet of net floor area Agriculture One space per 1,000 square feet of display area whether indoors or outdoors, plus 1 space per employee based on the largest work shift; however, there shall be a minimum of 5 spaces. ===PAGE 5=== Minutes, Town Meeting Warrant Articles, 04.12.2021 Pg 5 Agricultural Sales & Service 1 space per 500 sq. ft. of sales floor/office plus 1 space for each repair bay, plus 1 space for each employee on the largest shift plus 1 space per vehicle, trailer or other rolling stock for sale. Kennel; Veterinary Hospital 1 space per patient room plus 1 space per 3 kennel berths, plus 1 space per employee on the largest shift Marijuana Transporter 1 space per employee on the largest shift plus 1 space per vehicle used in the business operation * Parking calculations shall not include spaces within a garage. The current minimum parking standards didn’t reflect many of the uses outlined in the Use Table nor did the minimum calculations reflect contemporary standards. The PowerPoint presentation presented examples of parking calculations under the existing Bylaw and then calculations under the proposed Bylaw. PUBLIC COMMENT: David Passios, 56 Whiting Street - He asked for a number comparison between the current and proposed bylaw for a 35,000 square foot office building . Under the current, thirty -five (35) are required; under the proposed, one hundred (100). He had concerns with stormwater runoff with an increase in impervious surface from additional parking spaces. M. Allison responded that the surface was not required to be paved; only durable and dustless. Dave Rodgers, 82 Highland Street - He inquired as to what Use the Town Hall, which has no designated parking, would fall under for parking requirements. A. Burney responded it would be the closest associated Use to that municipal building. D. Rodgers felt it was important to focus on specific situations, e.g., there was no parking for Town Hall, ensuring there was sufficient parking at TC Passios in the event it became the Town offices. He also remarked that he would not want the parking requirements to change for Conrads. A. Burney responded that the proposed Bylaw would not apply retroactively to existing businesses; it would apply to new businesses/construction. The parking requirement under Public Utility; Outdoor Entertainment; Golf C ourse; Drive -in Theater was “As required by Site Plan Approval.” T. Cole made reference to the following comment provided by Town Counsel. “ Due to the nondiscretionary nature of site plan review and approval, note that it may be difficult to mandate a mi nimum parking requirement through that process.” A. Burney responded that usually the developer would know the amount of parking it needed. P. Bertram made Motion to close the Public Hearing, T. Cole Seconded, Roll Call Vote - P. Bertram, aye; M. Brenner, aye; T. Cole, aye; M. Allison, aye. Vote passed 4-0. Hearing closed 7:55 p.m. ======================================================================================== DOCUMENT : 2021-04-26-agenda-4130.txt BOARD : planning-board DATE : 2021-04-26 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-04-26-agenda-4130.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04262021-4130 ======================================================================================== ===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 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 April 26, 2021, 6:35 PM, via Zoom video conference to hear and review an application under Chapter 325 Subdivision Regulations, Article III, §325 -3.4. Definitive Plan of the Code of the Town of Lunenburg for a six-lot subdivision consisting of six duplex buildings at 101 Pleasant Street (Map 095, Parcel 0003), Lunenburg, MA. Owner/applicant is MA Pleasant LLC, P O Box 903, Ashburnham, MA 01430. Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA. In accordance with the Governor’s Order Sus pending Certain Provisions of the Open Meeting Law, G.L.c.30A, Section 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 Lunenburg Access YouTube channel within 24 hours after the meeting. To pa rticipate remotely from a computer please use the link below to join the public meeting webinar: https://us02web.zoom.us/j/82819817484 or from a telephone dial the toll free number (888) 475-4499 and enter meeting ID: 828 1981 7484