# planning-board — 19 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 : 2021-10-25-minutes-4135.txt BOARD : planning-board DATE : 2021-10-25 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-10-25-minutes-4135.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_10252021-4135 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Tanner Cole, Chair Tel: (978) 582 -4147, ext 5 Matthew Allison, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgers en, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes October 25, 2021 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 p.m. Present: Tanner Cole, Matthew Allison, Paula Bertram, Erik Torgersen, Adam Burney Absent: Matthew Brenner ANR PLAN: 159 & 165 Massachusetts Avenue: The property contained two primary dwellings on one lot; a residence and a retail business. Under Ch. 41, Section 81L, the Board was a llowed to divide the single lot into two nonconforming lots from a dimensional perspective. Even though the single lot did not meet the lot requirement for the zoning district, the division would still make the two lots more conforming . It would place a single building on each lot versus the current two buildings on one lot. A division would also make it easier for the property owner to sell the two individual properties. Both buildings have municipal sewer. The applicant requested a waiver from the re quirement for a topographical plan. P. Bertram made Motion to approve the ANR for 159 Massachusetts Avenue, E. Torgersen Seconded, Vote passed 4-0. APPOINTMENT: 333 Massachusetts Avenue, Hannaford To Go: The applicant was seeking a De Minimis change to its 2016 Site Plan Approval for the parking lot layout for Hannaford To Go (HTG). The existing striping associated with the current drive-thru process would be removed and converted into parking spaces for HTG. This would restore the site to its origina l layout. P. Bertram made Motion to approve the De Minimis change for Hannaford To Go, E. Torgersen Seconded, Vote passed 4-0. PUBLIC HEARINGS: 475 Leominster -Shirley Road (previously known as 1263 Reservoir Road & 435 Leominster -Shirley Road [aka 535 Leominster-Shirley +/-])- The applicant requested a continuance to the Board’s November 8, 2021 meeting to allow time to address the review letter from MDM Transportation Consultants, Inc. M. Allison made Motion to continue the hearing to November 8, 2021, 6:35 p.m., P. Bertram Seconded, vote passed 4-0. Below agenda items were taken out of order. 360 Flat Hill Road, Scenic Road - See separate minutes. P. Bertram made Motion to approve the scenic road and cutting of public shade trees for 360 Flat Hill Road, M. Allison Seconded, vote passed 3-0. (E. Torgersen was unable to vote due to absence from more than one hearing.) 360 Flat Hill Road, Stormwater Management Permit - See separate minutes. P. Bertram made Motion to approve the Stormwater Management Permit Decision for 360 Flat Hill Road as revised this evening by the Board with Standard Conditions and the addition of four Special Conditions, M. Allison Seconded, vote passed 3 -0. (E. Torgersen was unable to vote due to absence from more than one hearing.) ===PAGE 2=== Minutes 10.25.2021 Page 2 101 Pleasant Street - The applicant requested a continuance to the Board’s November 8, 2021 meeting. P. Bertram made Motion to continue the hearing to November 8, 2021, 6:35 p.m., M. Allison Seconded, vote Passed 4-0. Board Warrant Articles, Special Town Meeting - See separate minutes. P. Bertram made Motion that the Board recommend approval of all Planning Board warrant articles, M. Allison Seconded, vote passed 4 -0. DECISIONS: 101 Pleasant Street Subdivision- See above Public Hearing. 360 Flat Hill Road, Scenic Road- See above Public Hearing. 360 Flat Hill Road, Stormwater Management Permit- See above Public Hearing. MINUTES APPROVAL: P. Bertram made Motion to approve all minutes listed below, M. Allison Seconded , vote passed 4-0. 09/27/2021 09/27/2021, 1263 Reservoir Road & 435 Leominster-Shirley Road 09/27/2021, 360 Flat Hill Road, Scenic Road 09/27/2021, 360 Flat Hill Road, Stormwater Management Permit 09/27/2021, 101 Pleasant Street COMMITTEE REPORTS: TCP Building Design Committee- The Committee would be placing three articles on the Town Warrant. Agricultural Commission- No report Storm Water Task Force- No report. Meeting scheduled for November 4, 2021. Open Space Ad Hoc Committee- No report Capital P lanning Committee- The Committee is in the process of reviewing departmental capital requests and would be meeting weekly through the end of November. Economic Development Committee- No report. Meeting scheduled for October 28, 2021. MRPC- No report MJTC- No report DIRECTOR’S ITEMS: Bylaw Review Committee - The newly created Committee requested all town boards, committees and commissions to review bylaws under their jurisdiction and respond back to the Committee with comments/suggestions. Outsid e of the zoning bylaws, the stormwater bylaw (a general bylaw) would be the only one under the Board’s purview. The Board recently updated the stormwater bylaw. Traffic Counts- Leominster-Shirley Road and Howard Street- Leominster-Shirley Road was counted in MRPC’s 4-year cycle. A. Burney approached the Select Board with a count request for Howard Street, which was approved. Requests would be forwarded to MRPC. UMA Flowers, Community Outreach Meeting - The September meeting was recorded and was availa ble for viewing via the Town’s YouTube page. Master Plan Update - A request was filed with the Capital Planning Committee. A. Burney would present at the Committee’s October 26, 2021 meeting. MEETING SCHEDULE: Meetings resumed at Town Hall with a hybrid model; both in-person and via Zoom. November 8 November 16, Special Town Meeting- 7:00 p.m. November 22 ===PAGE 3=== Minutes 10.25.2021 Page 3 ONGOING ITEMS: Pond View Commons, LLC- No report ADJOURNMENT: P. Bertram made Motion to adjourn, M. Allison Seconded, vote passed 4-0. Adjourned 7:52 p.m. Documents used at meeting: ANR Plan 159 & 165 Massachusetts Avenue Hannaford To Go, Request for De Minimis Change Minutes 09/27/2021 09/27/2021, 1263 Reservoir Road & 435 Leominster-Shirley Road 09/27/2021, 360 Flat Hill Road, Scenic Road 09/27/2021, 360 Flat Hill Road, Stormwater Management Permit 09/27/2021, 101 Pleasant Street DRAFT Decisions 360 Flat Hill Road, Scenic Road 360 Flat Hill Road, Stormwater Management Permit ======================================================================================== DOCUMENT : 2021-11-08-agenda-4108.txt BOARD : planning-board DATE : 2021-11-08 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-11-08-agenda-4108.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11082021-4108 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Tanner Cole, Chair Tel: (978) 582 -4147 ext 5 Matthew Allison, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgersen , Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant NOTICE OF MEETING MONDAY, NOVEMBER 8, 2021 – 6:30 P.M. Town Hall, 17 Main Street, Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast live over the Lunenburg Public Access channel and 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/86152641126 or from a telephone, dial the toll free number (888) 475-4499 and enter Webinar ID: 86152641126 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. This meeting/hearing will be held in -person at the location provided on this notice. Members of the public are welcome to attend this in -person meeting. Please note that while an option for remote attendance and/or participation is being provided as a courtesy to the p ublic, the meeting/hearing will not be suspended or terminated if technological problems interrupt the virtual broadcast, unless otherwise required by law. Members of the public with particular interest in any specific item on this agenda should make plans for in -person vs. virtual atte ndance accordingly. AGENDA I. CALL TO ORDER II. PUBLIC COMMENT III. ANR PLANS: A. 431 Chase Road B. 346 Electric Avenue C. 101 Pleasant Street D. 111 Mulpus Road E. 215 Sunset Lane F. 733 Massachusetts Avenue IV. APPOINTMENT: 234 Summer Street Request for De Minimis Change V. PUBLIC HEARINGS: A. 475 Leominster Shirley Road (previously 1263 Reservoir Road & 435 Leominster-Shirley Road) (cont’d from 9.27) B. 101 Pleasant Street (cont’d from 9.27) VI. DECISIONS: Review & Possible Vote to Approve- A. 475 Leominster Shirley Road B. 101 Pleasant Street Subdivision VII. MINUTES APPROVAL: A. 10/25/2021 B. 10/25/2021, 360 Flat Hill Road – Scenic Road C. 10/25/2021, 360 Flat Hill Road – Stormwater Permit D. 10/25/2021, Board Warrant Articles, STM VIII. COMMITTEE REPORTS: TCP Building Design Committee, Agricultural Commission, Storm Water Task Force, Open Space Ad Hoc Committee, Capital Planning Committee, Economic Development Committee, MRPC, MJTC IX. DIRECTOR’S ITEMS: A. Vote to Appoint Member at Large to Economic Development Committee B. Right of First Refusal- 5 Parcels, Holman Street & Northfield Road C. Board Representation 1. Economic Development Committee 2. MRPC 3. MJTC ===PAGE 2=== X. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 p.m., unless otherwise indicated November 16, Special Town Meeting, MS/HS, 7:00 p.m. November 22 XI. ONGOING ITEMS:  Pond View Commons, LLC  Master Plan XII. PUBLIC COMMENT XIII. BOARD COMMENT/CONCERNS XIV. ADJOURNMENT ======================================================================================== DOCUMENT : 2021-11-09-agenda-4109.txt BOARD : planning-board DATE : 2021-11-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-11-09-agenda-4109.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11092021-4109 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Brandon Kibbe, Chair 960 Massachusetts Avenue Paula Bertram, Vice Chair Lunenburg, MA 01462 Bob Pease 978-582-4147 extension 5 Ana Lockwood Sarah Cammer Michael Toohill Eric Hinds NOTICE OF MEETING Open Space Ad Hoc Committee Tuesday, November 9, 2021 – 7:00 PM AGENDA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast live over the Lunenburg Public Access channel and 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/86291139359 or from a telephone, dial the toll free number (888) 475-4499 and enter Webinar ID: 86291139359 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 meeti ng. Computer and app users may use the “raise hand” feature to request to speak. 1. Call to Order 2. Minutes: Review & Approve from Prior Meetings 3. Holman Street, Chapter 61, Notice of Intent to Sell: Review and VOTE on Recommendation 4. Update on Town Properties assigned to the Conservation Commission in Assessor’s Database 5. Trails Grant: Conservation Commission Update 6. Discussion of Possible Properties for any Future Forest Legacy Grants 7. News: New Open Space Handbook Open Space Handbook: A Guide to Community Conservation in Massachusetts 8. News: BrightFarms Donation 9. Committee Administration 10. Public Comment 11. Adjourn ======================================================================================== DOCUMENT : 2021-11-15-agenda-4110.txt BOARD : planning-board DATE : 2021-11-15 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-11-15-agenda-4110.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11152021-4110 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Tanner Cole, Chair Tel: (978) 582 -4147 ext 5 Matthew Allison, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgersen , Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant NOTICE OF MEETING MONDAY, NOVEMBER 15, 2021 – 5:00 P.M. Town Hall, 17 Main Street, Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast live over the Lunenburg Public Access channel and 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/7927370353 or from a telephone, dial the toll free number (888) 475-4499 and enter Webinar ID: 7927370353 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. This meeting/hearing will be held in -person at the location provided on this notice. Members of the public are welcome to attend this in -person meeting. Please note that while an option for remote attendance and/or participation is being provided as a court esy to the public, the meeting/hearing will not be suspended or terminated if technological problems interrupt the virtual broadcast, unless otherwi se required by law. Members of the public with particular interest in any specific item on this agenda shoul d make plans for in -person vs. virtual attendance accordingly. AGENDA I. CALL TO ORDER II. PUBLIC COMMENT III. ANR PLANS: A. 431 Chase Road B. 346 Electric Avenue C. 101 Pleasant Street D. 111 Mulpus Road E. 215 Sunset Lane F. 733 Massachusetts Avenue IV. APPOINTMENT: 234 Summer Street Request for De Minimis Change V. PUBLIC HEARINGS: A. 475 Leominster Shirley Road (previously 1263 Reservoir Road & 435 Leominster-Shirley Road) (cont’d from 9.27) B. 101 Pleasant Street (cont’d from 9.27) VI. DECISIONS: Review & Possible Vote to Approve- A. 475 Leominster Shirley Road B. 101 Pleasant Street Subdivision VII. MINUTES APPROVAL: A. 10/25/2021 B. 10/25/2021, 360 Flat Hill Road – Scenic Road C. 10/25/2021, 360 Flat Hill Road – Stormwater Permit D. 10/25/2021, Board Warrant Articles, STM VIII. COMMITTEE REPORTS: TCP Building Design Committee, Agricultural Commission, Storm Water Task Force, Open Space Ad Hoc Committee, Capital Planning Committee, Economic Development Committee, MRPC, MJTC IX. DIRECTOR’S ITEMS: A. Vote to Appoint Member at Large to Economic Development Committee B. Right of First Refusal- 5 Parcels, Holman Street & Northfield Road C. Board Representation 1. Economic Development Committee 2. MRPC 3. MJTC ===PAGE 2=== X. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 p.m., unless otherwise indicated November 16, Special Town Meeting, MS/HS, 7:00 p.m. November 22 XI. ONGOING ITEMS:  Pond View Commons, LLC  Master Plan XII. PUBLIC COMMENT XIII. BOARD COMMENT/CONCERNS XIV. ADJOURNMENT ======================================================================================== DOCUMENT : 2021-11-15-agenda-4146.txt BOARD : planning-board DATE : 2021-11-15 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-11-15-agenda-4146.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11152021-4146 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 1263 Reservoir Road1. ======================================================================================== DOCUMENT : 2021-11-15-minutes-4110.txt BOARD : planning-board DATE : 2021-11-15 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-11-15-minutes-4110.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11152021-4110 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Tanner Cole, Chair Tel: (978) 582 -4147, ext 5 Matthew Allison, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgers en, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes November 15, 2021 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 5:00 p.m. Present: Tanner Cole, Matthew Allison, Paula Bertram, Adam Burney Absent: Matthew Brenner, Erik Torgersen PUBLIC COMMENT: Andrea Adams inquired as to the current status of the 101 Pleasant Street project . She also commended the Board for its diligence to the project subsequent to its April 2021 submittal. ANR PLANS: 431 Chase Road- Property owner Daniel Pierce presented an ANR Plan to create Parcel H consisting of 2.93 acres . Parcel H would be conveyed from 490 Chase Road to 431 Chase Road , where the Pierce’s reside . Parcel H is classified as agricultural/horticultural land under Chapter 61A and has been submitted to the Select Board for withdrawal. A waiver was requested from submittal of a topographical plan. P. Bertram made Motion to grant a request for waiver from the topographical plan requirement for the parcel at 431 Chase Road, M. Allison Seconded, passed unanimously. P. Bertram made Motion to approve the ANR Plan as submitted for 431 Chase Road, M. Allison Seconded, passed unanimously. Below Agenda items were take n out of order. Prior to Board endorsement of the ANR Plan for 101 Pleasant Street, the owner/applicant requested to withdraw the subdivision application. See Motion on Page 2 under 101 Pleasant Street. 346 Electric Avenue - Seth Donohoe, Dillis & Roy, presented on behalf of John Goguen, Trustee. The land division would create Lot 1A which would retain #346. The remaining land, Parcel A, would be combined with abutting land at 350 Electric Avenue. P. Bertram made Motion to approve the ANR Plan for 34 6 Electric Avenue, M. Allison seconded, passed unanimously. 101 Pleasant Street - Trevor Fletcher, GRAZ Engineering, presented on behalf of property owner Danny Gardner d /b/a MA Pleasant LLC. The property owner replaced the definitive subdivision applica tion with a 2-lot ANR Plan. A common drive was proposed along the lot line between proposed Lot 1 and Lot 2. P. Bertram made Motion to approve the ANR Plan for 101 Pleasant Street, M. Allison seconded, passed unanimously. 111 Mulpus Road - Seth Donohoe, Dillis & Roy, presented on behalf of property owner James Warrick. The Board previously endorsed a plan for the creation of Lots 1 and 2. Lot 2 contained an existing barn with associated well. At that time, it was thought the well was abandoned and a new one would need to be put in. The well was found to be useable. To allow the well to meet lot line setbacks, Parcel A was created which would be combined with the existing Lot 2 to create Lot 2A . P. Bertram made Motion to approve the ANR Plan for 111 Mulpus Road, M. Allison Seconded, passed unanimously. ===PAGE 2=== Minutes 11.15.2021 Page 2 215 Sunset Lane- Kevin Conover, David E. Ross Associates, presented on behalf of property owners Larry Coffren and Marsha Beers. The division would create Parcel C consist ing of 1.23 acres. Parcel C would be conveyed to adjoining land owned by Thomas and Celeste Fassbender. P. Bertram made Motion to approve the ANR Plan for 215 Sunset Lane, M. Allison Seconded, passed unanimously. 733 Massachusetts Avenue- The plan division presented by property owner Tuan Dao would create Parcel A (non -buildable) at the rear. Property owners to both the left and right have expressed interested in purchasing Parcel A. P. Bertram made Motion to approve the ANR for 733 Massachusetts Avenue, M. Allison Seconded, passed unanimously. APPOINTMENT: 234 Summer Street: For the benefit of the Board, A. Burney summarized the history of past proceedings before the Board for this address, e.g. erection of a fence between 234 and 236 Summer Str eet. The owner s of 234 Summer Street (Stanley & Lydia Miller) now own both 236 and 240 Summer Street. They are requesting a De Minimis change to remove the fence from between 234 and 236 and reinstall it along the frontage of 240. 240 Summer Street was being used for storage for the paving business. P. Bertram questioned the ownership of 236 and 240 as the Assessor Maps did not reflect the Miller’ s as the current owners. A. Burney to research. PUBLIC HEARINGS: 475 Leominster -Shirley Road (previously known as 1263 Reservoir Road & 435 Leominster -Shirley Road [aka 535 Leominster-Shirley +/-])- See separate minutes. 101 Pleasant Street- Trevor Fletcher, GRAZ Engineering, on behalf of property owner Danny Gardner d /b/a MA Pleasant LLC requested to withdraw the subdivision application for 101 Pleasant Street. P. Bertram made Motion to accept the withdrawal of the subdivision application for 101 Pleasant Street, M. Allison Seconded, passed unanimously. DECISIONS: 475 Leominster Shirley Road- The draft Decision would be edited for content and available for review and possible approval at the Board’s November 22nd meeting. 101 Pleasant Street Subdivision- See 101 Pleasant Street above. MINUTES APPROVAL: Overlooked by the Board. 10/25/2021 10/25/2021, 360 Flat Hill Road, Scenic Road 10/25/2021, 360 Flat Hill Road, Stormwater Management Permit 10/25/2021, Board Warrant Articles, STM COMMITTEE REPORTS: Overlooked by the Board. TCP Building Design Committee Agricultural Commission Storm Water Task Force Open Space Ad Hoc Committee - The Committee recommended to the Select Board that the Town wai ve its right of first refusal for the five parcels at Holman Street and Northfield Road. It was noted that BrightFarms gifted $10,000 to the Town for open space. The current chair, Brandon Kibbe, made a decision to step down, but expressed a desire to remain on the Committee. Capital Planning Committee Economic Development Committee MRPC MJTC DIRECTOR’S ITEMS: Vote to Appoint Member at La rge to Economic Development Committee - Jeanne Dupre, 727 Lancaster Avenue expressed interest in the vacant member -at-large position. P. Bertram made Motion to appoint Jeanne Dupre to the Economic Development Committee, M. Allison Seconded, passed unanimously. ===PAGE 3=== Minutes 11.15.2021 Page 3 Right of First Refusal - 5 Parcels, Holman Street & Northfield Road - As a survey was not originally conducted, the acreage was off by ¾ of an acre. The property owner resubmitted to cover the missing ¾. The Board neglec ted to take a vote. Warrant Article for STM - DEP contacted A. Burney regarding the Water Supply Protection District. DEP was requesting a series of additional changes to the proposed bylaw for STM. The Water District Superintendent suggested to A. Burney that the Board go ahead with the map amendment and clean up the bylaw language in the spring. The majority of Board members were not comfortable with that option; the o pinion of the majority of the Board was t o pass over both the map amendment and the proposed bylaw changes. Committee Representation- Overlooked by the Board.  Economic Development Committee  MRPC  MJTC Master Plan Update MEETING SCHEDULE: Meetings resumed at Town Hall with a hybrid model; both in-person and via Zoom. November 16, Special Town Meeting- 7:00 p.m. November 22 ONGOING ITEMS: Pond View Commons, LLC- No report ADJOURNMENT: P. Bertram made Motion to adjourn, M. Allison Seconded, passed unanimously. Adjourned 7:38 p.m. Documents used at meeting: ANR Plans: 431 Chase Road 346 Electric Avenue 101 Pleasant Street 111 Mulpus Road 215 Sunset Lane 733 Massachusetts Avenue 234 Summer Street, Request for De Minimis Change DRAFT Decisions 475 Leominster Shirley Road Right of First Refusal, Holman Street & Northfield Road ======================================================================================== DOCUMENT : 2021-11-15-minutes-4146.txt BOARD : planning-board DATE : 2021-11-15 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-11-15-minutes-4146.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11152021-4146 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Tanner Cole, Chair Tel: (978) 582 -4147, ext 5 Matthew Allison, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, M ember Lunenburg, MA 01462 Erik Torgers en, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing 475 Leominster Shirley Road (previously 1263 Reservoir Road & 435 Leominster-Shirley Road) November 15, 2021 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 5:34 p.m. CALL TO ORDER: Present: Tanner Cole, Matthew Allison, Paula Bertram, Adam R. Burney Absent: Matthew Brenner, Erik Torgersen The Hearing continuation was to hear and review applications for site plan approval and stormwater management permit under Ch. 250, Section 8.4. and Chapter 204 respectively of the Code of the Town of Lunenburg for construction of a 372,000 square foot warehouse and distribution building off Leominster -Shirley Road at 1263 Reservoir Road (Map 142, Parcel 0006) , owner Paul Keating (Heirs) c/o Mary Coburn, et. al., 998 Reservoir Road, Lunenburg, MA 01462 and 435 Leominster -Shirley Road (Map 143, Parcel 0007), Lunenburg, MA, owner J&A Realty Trust, Daniel L. McNiff Trustee, 280 Great Road, Shirley MA 01464. Applicant is JMC/TBG Lunenburg, LLC, 100 Grandview Road, Suite 203, Braintree, MA 02184. In attendance , either in -person or via Zoom, were project engineer Bill Hannigan, Han nigan Engineering and representatives from The Brennan Group, Inc., John M. Corcoran & Co., Greenman-Pedersen, Inc., and MDM Transportation Consultants, Inc. Heather Monticup, Greenman-Pedersen, Inc. (hereinafter GPI) brought the Board up to date, noting an October 18, 2021 review letter f rom MDM Transportation Consultants, Inc. As a result of requested clarification or supplemental analysis from MDM, updates were provided by GPI. Based on those updates, a supplemental review letter was provided by MDM. Mitigation commitments from GPI included:  Prior to occupancy, pavement markers at the intersection of Leominster Shirley Road and Fort Pond Road.  Bicycle lanes along the site frontage.  Easement to the Town along a portion of the site frontage.  Prior to occupancy, a n intersection design report and 10% design plan with survey for the intersection of Leominster Shirley Road at Fort Pond Road.  Within three months of occupancy, a traffic monitoring study.  Tree cutting and brush clearing along the south si de of Leominster Shirley Road at Reservoir Road to improve sight lines.  Working with the DPW to clean up existing sign clutter and additional signage along Leominster Shirley Road . ===PAGE 2=== Minutes, 11.15.2021 1263 Reservoir Road & 435 Leominster-Shirley Road Page 2  Left-turn lane for the eastern site driveway to improve traffic flow and mitigate vehicle queuing on Leominster Shirley Road. The Applicant also committed to a post -construction monitoring study to address potential unanticipated traffic impacts. If the facility exceeded 140 peak hour trips (weekend AM or weekday PM) the Applicant could advance the 10% design to a final engineered plan that could provide the basis for mitigation by other future developments in the area, state funding request o r state grant program application. P. Bertram raised concerns that in the event the Town was unable to receive a grant, the cost of improvements would be Lunenburg’s responsibility. GPI responded that the intersection needed improvements whether or not this project went in. A final engineered plan would be their fair -share contribution. A. Burney stated that the complete cost to renovate the intersection, from design to completion, was beyond the commitment of a single development. P. Bertram stressed that if the facility exceeded 140 peak hour trips, it would be worsening the situation; she did not feel the Town should incur any financial burden. T. Cole asserted that the Applicant had done a good job mitigating the impacts of traffic associated with the project. He went on to note current traffic increase due to the growth of industrial projects already located in that vicinity. He did not feel it was this Applicant’s responsibility to mitigate, when a lot of the growth and safety concerns were already ongoing and not relative to this project. Dan Dumais, Senior Project Manager, MDM Transportation, stated that MDM did a sensitivity analysis to come up with a percentage increase of entering volume at the Leominster Shirley Road and Fort Pond Road inter section. Normal warehouse use (e.g. dry goods warehouse) equated to ~70 trips, a 5% increase to the intersection. They also looked at a higher industrial use (e.g. warehouse that facilitated the movement of goods to a final destination) which equated to ~25% increase. As the tenants were unknown, MDM came up with another threshold which would cause a significant change in the number of trips. Normal threshold would be ~10% increase in traffic, which for this project would be only 7 trips. MDM doubled t he trips to 140 which equated to 14 trips. Bill Hannigan, Project Engineer, Hannigan Engineering believed that a lot of the traffic on the road came from Leominster, via Prospect Street (Leominster) to Route 2. The traffic impact was being addressed wi thin the proposed mitigation. If it went above 140 peak hour trips, then some of the design features noted in the mitigation package would be implemented. P. Bertram opined there were too many unknowns as to tenants and cost of traffic improvements. S he wanted the Decision to include a trigger that the cost be revisited if volume reached a 25% increase. T. Cole emphasized the beneficial tax revenue to the Town, which would help pay for the improvements. He reiterated the Applicant’s efforts to mitigate the impact of its project. P. Bertram explained she was in favor of the project, but not knowing the potential cost of traffic impacts, and if the facility exceeded the 140 trips, it would be financially devastating to the Town. She did not belie ve the mitigation package went far enough. She wanted to see an incremental fair share based on impact. A. Burney emphasized that the Board needed to put a finite timeline on the impacts being measured. He proposed that a ny increase up to 446 site trips (as defined by GPI), would abide by current mitigation measures. Anything over that number, within 12 months of occupancy, would trigger additional mitigation. GPI and MDM used the existing information to come up with the current numbers. There would not be a solid answer until vehicles were coming out of the site . At this time, it would not be possible to determine the Applicant’s fair share. A. Burney felt that the building would be at 100% occupancy within 12 months. The Applicant’s proportional share could be tied to the proportional increase in traffic. It was determined that the initial timeline would be at 3 months, then at 100%. ===PAGE 3=== Minutes, 11.15.2021 1263 Reservoir Road & 435 Leominster-Shirley Road Page 3 The last bullet point under Phase II would be edited to read, “The Applicant shall implement additional mitiga tion actions to offset identified project impact on a proportional impact basis as outlined in the 10% design submission. The form of this contribution will be determined between the Planning Board and DPW Director and will be equivalent to the impact of traffic increase at the intersection of Leominster Shirley Road and Fort Pond Road. Over baseline condition is outlined in GPI’s traffic volume and trip generation letter dated July 15, 2021.” Hours of construction would be 7 a.m. to 5 p.m. Monday through Friday, 8 a.m. through 3 p.m. Saturday, No Sundays or holidays. Appendix B would become part of the Conditions in the Decision. P. Bertram made Motion to close the Hearing for 475 Leominster Shirley Road , M. Allison Secon ded, passed unanimously. all aye. Hearing closed 7:13 p.m. Documents used at meeting: Draft Decision ======================================================================================== DOCUMENT : 2021-11-22-agenda-4112.txt BOARD : planning-board DATE : 2021-11-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-11-22-agenda-4112.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11222021-4112 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Tanner Cole, Chair Tel: (978) 582 -4147 ext 5 Matthew Allison, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgersen , Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant NOTICE OF MEETING MONDAY, NOVEMBER 22, 2021 – 6:30 P.M. Town Hall, 17 Main Street, Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast live over the Lunenburg Public Access channel and 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/85859999319 or from a telephone, dial the toll free number (888) 475 -4499 and enter Webinar ID: 85859999319. If prompted, enter Passcode 561380 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. This meeting/hearing will be held in -person at the location provided on this notice. Members of the public are welcome to attend this in -person meeting. Please note that while an option for remote attendance and/or participation is being provided as a court esy to the public, the meeting/hearing will not be suspended or terminated if technological problems interrupt the virtual broadcast, unless otherwi se required by law. Members of the public with particular interest in any specific item on this agenda shoul d make plans for in -person vs. virtual attendance accordingly. AGENDA I. CALL TO ORDER II. PUBLIC COMMENT III. APPOINTMENT: 234 Summer Street Request for De Minimis Change (cont’d from 11.15) IV. PUBLIC HEARINGS: A. 475 Leominster Shirley Road (cont’d from 11.15) B. 324 Flat Hill Road V. DECISION: Review & Possible Vote to Approve- 475 Leominster Shirley Road VI. MINUTES APPROVAL: A. 11/15/2021 B. 11/15/2021, 475 Leominster Shirley Road VII. COMMITTEE REPORTS: TCP Building Design Committee, Agricultural Commission, Storm Water Task Force, Open Space Ad Hoc Committee, Capital Planning Committee, Economic Development Committee, MRPC, MJTC VIII. DIRECTOR’S ITEMS: A. Right of First Refusal 1. 5 Parcels, Holman Street & Northfield Road 2. Parcel H, 490 Chase Road B. Board Representation 1. Economic Development Committee 2. MRPC 3. MJTC C. Special Town Meeting- Follow-up D. UMA Flowers- Update IX. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 p.m., unless otherwise indicated December 13 December 27 X. ONGOING ITEMS:  Pond View Commons, LLC  Master Plan XI. PUBLIC COMMENT XII. BOARD COMMENT/CONCERNS XIII. ADJOURNMENT ======================================================================================== DOCUMENT : 2021-11-22-agenda-4113.txt BOARD : planning-board DATE : 2021-11-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-11-22-agenda-4113.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11222021-4113 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Tanner Cole, Chair Tel: (978) 582 -4147, ext 5 Matthew Allison, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgers en, 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 November 22 , 2021, 6:35 p.m., Town Hall, 17 Main St reet, Lunenburg, MA to hear and review a stormwater management permit under Chapter 204, Stormwater and Storm Sewers, of the Code of the Town of Lunenburg for property located at 324 Flat Hill Road (Map 0 87, Parcel 00 26-01), Lunenburg, MA. Owner/applicant is Matson Homes II Inc., 129 Mason Road, New Ipswich, NH 03071. Materials are available for viewing in the Planning Office , 960 Massachusetts Avenue, Lunenburg, MA . This meeting will be broadcast live through local access cable and on FacebookLive on th e 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 cha nnel within 24 hours after the meeting. To Participate Remotely: From a computer, please use the link below to join the public meeting webinar: https://us02web.zoom.us/j/ 85859999319 or from a telephone, dial the toll free number (888) 475-4499 and enter Webinar ID: 85859999319 ======================================================================================== DOCUMENT : 2021-11-29-agenda-4114.txt BOARD : planning-board DATE : 2021-11-29 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-11-29-agenda-4114.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11292021-4114 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Tanner Cole, Chair Tel: (978) 582 -4147 ext 5 Matthew Allison, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgersen , Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant NOTICE OF MEETING MONDAY, NOVEMBER 29, 2021 – 5:00 P.M. Town Hall, 17 Main Street, Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast live over the Lunenburg Public Access channel and 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/7927370353 or from a telephone, dial the toll free number (888) 475-4499 and enter Webinar ID: 7927370353. 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. This meeting/hearing will be held in -person at the location provided on this notice. Members of the public are welcome to attend this in -person meeting. Please note that while an option for remote attendance and/or participation is being provided as a court esy to the public, the meeting/hearing will not be suspended or terminated if technological problems interrupt the virtual broadcast, unless otherwi se required by law. Members of the public with particular interest in any specific item on this agenda shoul d make plans for in -person vs. virtual attendance accordingly. AGENDA I. CALL TO ORDER II. PUBLIC COMMENT III. APPOINTMENT: 234 Summer Street Request for De Minimis Change (cont’d from 11.15) IV. PUBLIC HEARING: 324 Flat Hill Road V. DECISION: Review & Possible Vote to Approve- 475 Leominster Shirley Road VI. MINUTES APPROVAL: A. 10/25/2021 B. 10/25/2021, 360 Flat Hill Road – Scenic Road C. 10/25/2021, 360 Flat Hill Road – Stormwater Permit D. 10/25/2021, Board Warrant Articles, STM E. 11/15/2021 F. 11/15/2021, 475 Leominster Shirley Road VII. COMMITTEE REPORTS: TCP Building Design Committee, Agricultural Commission, Storm Water Task Force, Open Space Ad Hoc Committee, Capital Planning Committee, Economic Development Committee, MRPC, MJTC VIII. DIRECTOR’S ITEMS: A. Right of First Refusal- Parcel H, 490 Chase Road B. Board Representation 1. Economic Development Committee 2. MRPC 3. MJTC C. Special Town Meeting- Follow-up D. UMA Flowers- Update IX. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 p.m., unless otherwise indicated December 13 December 27 X. ONGOING ITEMS:  Pond View Commons, LLC  Master Plan XI. PUBLIC COMMENT XII. BOARD COMMENT/CONCERNS XIII. ADJOURNMENT ======================================================================================== DOCUMENT : 2021-11-29-agenda-4144.txt BOARD : planning-board DATE : 2021-11-29 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-11-29-agenda-4144.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11292021-4144 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 324 Flat Hill Road1. ======================================================================================== DOCUMENT : 2021-11-29-minutes-4114.txt BOARD : planning-board DATE : 2021-11-29 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-11-29-minutes-4114.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11292021-4114 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Tanner Cole, Chair Tel: (978) 582 -4147, ext 5 Matthew Allison, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgers en, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes November 29, 2021 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 5:00 p.m. Present: Tanner Cole, Matthew Allison, Paula Bertram, Adam Burney Absent: Matthew Brenner, Erik Torgersen APPOINTMENT: 234 Summer Street: At the Board’s November 15 th meeting, Stanley Miller, 234 Summer Street, submitted a request for De Minimis change to remove a fence between 234 and 236 Summer Street and reinstall it along the frontage of 240. At that meeting, the Board questioned the ownership of the subject address as the Assessor Maps did not reflect the Millers as the property owners. A. Burney had confirmed with the Assessor’s Office that the Millers were the current owners. P. Bertram made Motion to approve the De Minimis change for fence removal at 234 Summer Street, M. Allison Seconded, passed unanimously. PUBLIC HEARINGS: 324 Flat Hill Road- See separate minutes. DECISION: 475 Leominster Shirley Road- The final Decision was available for Board review and approval. P. Bertram made Motion to approve the stormwater permit and site plan approval for 475 Leominster Shirley Road, M. Allison Seconded, passed unanimously. MINUTES APPROVAL: 10/25/2021 10/25/2021, 360 Flat Hill Road, Scenic Road 10/25/2021, 360 Flat Hill Road, Stormwater Management Permit 10/25/2021, Board Warrant Articles, STM 11/15/2021, 475 Leominster Shirley Road P. Bertram made Motion to approve minutes noted above, M. Allison Seconded, passed unanimously. 11/15/2021- The minutes of 11/15/2021 would be revised and presented at the Board’s 12.13.2021 meeting. COMMITTEE REPORTS: TCP Building Design Committee No report Agricultural Commission Had a “get acquainted” meeting. Storm Water Task Force No report. Next meeting would be December 16th. Open Space Ad Hoc Committee- No report ===PAGE 2=== Minutes 11.29.2021 Page 2 Capital Planning Committee Met with the School Department to review its requests. The Committee will meet with the DPW at its next meeting. Economic Development Committee No report MRPC No report MJTC No report DIRECTOR’S ITEMS: Right of First Refusal - Parcel H, 490 Chase Road - This parcel was create d through the ANR Plan p rocess at the Board’s meeting of November 15 th. P. Bertram noted that the Open Space Committee recommended to the Select Board that it not exercise its right of first refusal. P. Bertram made Motion that the Board recommend the Select Board waive its rig ht of first refusal for 490 Chase Road, Parcel H, M. Allison Seconded, passed unanimously. Committee Representation - Due to the anticipated prolonged absence of M. Brenner, there was Board discussion of Committee/Commission coverage.  Economic Development Committee- T. Cole believed he would be able to cover this Committee through the winter, which usually meets the fourth Thursday of each month.  MRPC- Board representation not available.  MJTC- Board representation not available. Special Town Meeti ng- Follow-up- The submitted zoning articles passed. The Board chose to pass over Articles 16 and 17, which were on behalf of the Water District. UMA Flowers- Update- The next step is for the business to negotiate the Community Host Agreement with the Select Board. P. Bertram noted the last Capital Planning Committee meeting was held with the Police Department, not the School Department as noted above under COMMITTEE REPORTS. She went on to note that the majority of the Police Department capital requests were for vehicles. MEETING SCHEDULE: Meetings resumed at Town Hall with a hybrid model; both in-person and via Zoom. December 13 December 27- P. Bertram would not be available. ONGOING ITEMS: Pond View Commons, LLC- No update. Master Plan- A request was filed with the Capital Planning Committee. ADJOURNMENT: P. Bertram made Motion to adjourn, M. Allison Seconded, passed unanimously. Adjourned 6:30 p.m. Documents used at meeting: Request for De Minimis Change, Summer Street Board Decision, 475 Leominster Shirley Road Minutes: 10/25/2021 10/25/2021, 360 Flat Hill Road, Scenic Road 10/25/2021, 360 Flat Hill Road, Stormwater Management Permit 10/25/2021, Board Warrant Articles, STM 11/15/2021, 475 Leominster Shirley Road 11/15/2021 Right of First Refusal, Parcel H, 490 Chase Road ======================================================================================== DOCUMENT : 2021-11-29-minutes-4144.txt BOARD : planning-board DATE : 2021-11-29 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-11-29-minutes-4144.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11292021-4144 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Tanner Cole, Chair Tel: (978) 582 -4147, ext 5 Matthew Allison, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, M ember Lunenburg, MA 01462 Erik Torgers en, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing – Stormwater Permit 324 Flat Hill Road November 29, 2021 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 5:11 p.m. Present: Tanner Cole, Matthew Allison, Paula Bertram, Adam Burney Absent: Matthew Brenner, Erik Torgersen The Hearing was to hear and review a stormwater management permit under Chapter 204, Stormwate r and Storm Sewer s, for 324 Flat Hill Road (Map 087, Parcel 26.1), Lunenburg, MA. Owner/applicant was Matson Homes II Inc., 129 Mason Road, New Ipswich, NH 03071. Representing the owner/applicant were Mark Elbag, M.A. Elbag Engineering and Ken Matson , Matson Homes II, Inc. The application was for a vacant single-family house lot. Based on a November 22, 2021 review letter from Graves Engineering, Inc., hereinafter GEI, a revised plan was submitted this evening indicating erosion control barriers. GEI’s review letter also noted a drainage area map needed to be submitted for both pre - and post- development conditions. M. E lbag noted that the map was contained within the Stormwater Report. P. Bertram was concerned with the location of the septic rese rve area in proximity to the rain garden. M. Elbag noted that the reserve area would be downgradient from the rain garden. If it was necessary to construct the reserve area, there was room on the lot to construct an independent mounted system similar to that at the rear of the site, without any impact to the rain garden. P. Bertram requested to see a reserve area plan. M. Elbag stressed the reserve area was shown on the plan to comply with Title 5 , but did not represent where a system would possibly go in the future. P. Bertram requested that prior to the December 13 th Board meeting, input be requested from the Board of Health agent and that a copy of the septic plan also be available for the Board to view. A Condition would be placed in the Board’s De cision stating that installation of the reserve area would require approval of the Planning Board . P. Bertram made Motion to continue the hearing to December 13, 2021, 6:35 p.m., M. Allison Seconded, passed unanimously. Hearing recessed 5:42 p.m. Documents used at meeting: Application for Stormwater Permit, dtd November 1, 2021 ======================================================================================== DOCUMENT : 2021-12-13-agenda-4115.txt BOARD : planning-board DATE : 2021-12-13 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-12-13-agenda-4115.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_12132021-4115 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Tanner Cole, Chair Tel: (978) 582 -4147 ext 5 Matthew Allison, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgersen , Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant NOTICE OF MEETING MONDAY, DECEMBER 13, 2021 – 6:30 P.M. Town Hall, 17 Main Street, Lunenburg, MA In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being recorded and broadcast live over the Lunenburg Public Access channel and 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/7927370353 or from a telephone, dial the toll free number (888) 475-4499 and enter Webinar ID: 7927370353. 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. This meeting/hearing will be held in -person at the location provided on this notice. Members of the public are welcome to attend this in -person meeting. Please note that while an option for remote attendance and/or participation is being provided as a courtesy to the p ublic, the meeting/hearing will not be suspended or terminated if technological problems interrupt the virtual broadcast, unless otherwise required by law. Members of the public with particular interest in any specific item on this agenda should make plans for in -person vs. virtual atte ndance accordingly. AGENDA I. CALL TO ORDER II. PUBLIC COMMENT III. APPOINTMENTS: A. 101 Pleasant Street- Common Drive B. 43 Summer Street- Uma Flowers IV. PUBLIC HEARINGS: A. 324 Flat Hill Road (cont’d from 11.29) B. 97 Cross Street, 125 Cross Street, 430 Mulpus Road & 440 Mulpus Road V. DECISION: Review & Possible Vote to Approve- 324 Flat Hill Road VI. MINUTES APPROVAL: A. 11/15/2021 B. 11/29/2021, 324 Flat Hill Road C. 11/29/2021 VII. COMMITTEE REPORTS: TCP Building Design Committee, Agricultural Commission, Storm Water Task Force, Open Space Ad Hoc Committee, Capital Planning Committee, Economic Development Committee, MRPC, MJTC VIII. DIRECTOR’S ITEMS: Water Supply Protection District IX. MEETING SCHEDULE: All Board meetings are held at Town Hall, 6:30 p.m., unless otherwise indicated December 27 January 10 January 24 X. ONGOING ITEMS:  Pond View Commons, LLC  Master Plan XI. PUBLIC COMMENT XII. BOARD COMMENT/CONCERNS XIII. ADJOURNMENT ======================================================================================== DOCUMENT : 2021-12-13-agenda-4116.txt BOARD : planning-board DATE : 2021-12-13 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-12-13-agenda-4116.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_12132021-4116 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Tanner Cole, Chair Tel: (978) 582 -4147, ext 5 Matthew Allison, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgers en, 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 December 13, 2021, 6:35 p.m., Town Hall, 17 Main St reet, Lunenburg, MA to hear and review a stormwater management permit under Chapter 204, Stormwater and Storm Sewers, of the Code of the Town of Lunenburg for property located at 97 Cross Street , 125 Cross Street, 430 Mulpus Road and 440 Mulpus Road (Map 014, Parcel s 0005, 0003, 0002, 0004 respectively), Lunenburg, MA. Owner/Applicant is Harbor Classic Homes, LLC, 493 Lancaster Street, Leominster, MA 014 53. Materials are available for viewing at the Planning Office, 960 Massachusetts Avenue, Lunenburg, MA . 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 the link below to join the public meeting webinar: https://us02web.zoom.us/j/7927370353 or from a telephone, dial the toll free number (888) 475-4499 and enter meeting ID: 7927370353 ======================================================================================== DOCUMENT : 2021-12-13-agenda-4154.txt BOARD : planning-board DATE : 2021-12-13 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-12-13-agenda-4154.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_12132021-4154 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 324 Flat Hill Road1. ======================================================================================== DOCUMENT : 2021-12-13-minutes-4115.txt BOARD : planning-board DATE : 2021-12-13 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-12-13-minutes-4115.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_12132021-4115 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Tanner Cole, Chair Tel: (978) 582 -4147, ext 5 Matthew Allison, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, Member Lunenburg, MA 01462 Erik Torgers en, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes December 13, 2021 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:30 p.m. Present: Tanner Cole, Matthew Allison, Paula Bertram, Adam Burney Absent: Matthew Brenner, Erik Torgersen APPOINTMENTS: 101 Pleasant Street - Common Drive - Presentation was given by Trevor Fletcher, GRAZ Engineering, LLC, on behalf of property owner Daniel Gardner dba MA Pleasant, LLC . The zoning bylaw states that common driveways should be located along the common lot line. The applicant requested the Board allow the use of an alternate location as suggested by the Conservation Commission. The Commission requested the applicant use the location of the existing cart road, which would reduce the wetlands impact. An easement would be provided on both side s of the driveway for utilities, drainage, access, etc. P. Bertram made Motion to approve the relocation of the common drive with t he condition that the easement be structured so as to include maintenance and utilities, M. Allison Seconded . Discussion- T. Cole expressed an interest in seeing the easement language as the proposed drive would be almost fully located on only one of the properties, with little impact to the other property that would be sharing the drive . P. Bertram noted that the Board’s responsibility was to ensure the easement language note the inclusion of maintenance and utilities. It would be up to the property own ers/buyers to ensure their individual protection. The Motion passed unanimously . It was noted that the applicant did not provide any written correspondence from the Conservation Commission requesting relocation of the drive. The Board stressed that in s imilar future situations it would like to see a hard copy of the Commission’s request, not just verbal. 43 Summer Street - Uma Flowers - Representing the applicant was Attorney Valerio Romano. Uma Flowers was awarded a Community Host Agreement from Lunenb urg. The applicant wanted to discuss the filing of a special permit application with the Board without having to obtain further licensing from the Cannabis Control Commission (CCC). Attorney Romano’s opinion was that a provisional license from the CCC, a s noted in the Zoning Bylaw Section 250 -4.15(F)(11), would not be required for submission of a special permit application. The Board’s purpose in requesting a provisional license was to protect Lunenburg from applicants wasting the Board’s time when an applicant may not have the ability to obtain a license f rom the CCC. The applicant had opened a facility in Pepperell, MA and would provide in the application packet, that final license from Pepperell in place of obtaining a provisional license. T. Cole noted that Lunenburg was limited to two retail licenses. If the Board allowed an applicant to move forward with an application prior to completing the process with the CCC, the town was opening itself up to multiple applicants moving through the process at varying stages of the timeline. A. Burney would submit Attorney Romano’s correspondence to Town Counsel for clarification on the ambiguity between Sections 250 -4.15(F)(11) and 250-4.15 (K)(1). A. Burney recommended that for the record the Board take a vote on allowing Uma Flowers to utilize the Pepperell license for its provisional license with Lunenburg . P. Bertram made Motion to allow Uma Flowers to move forward with their special permit application, M. Allison Seconded, passed unanimously. PUBLIC HEARINGS: 324 Flat Hill Road- See separate minutes. ===PAGE 2=== Minutes 12.13.2021 Page 2 Agenda items below taken out of order. 97 Cross Street, 125 Cross Street, 430 Mulpus Road & 440 Mulpus Road - See separate minutes. DECISION: Review & Possible Vote to Approv e- P. Bertram made Motion to approve the Board’s Decision for 3 24 Flat Hill Road with Standard Conditions as noted and Special Condition #32. Construction hours of 7 a.m. to 5 p.m., Monday through Friday, 8 a.m. to 3 p.m., Saturday, with no construction on any Sunday or state or federal holiday , M. Allison Seconded, passed unanimously. MINUTES APPROVAL: P. Bertram made Motion to approve minutes listed below, M. Allison Seconded, passed unanimously. 11/15/2021 11/29/2021, 324 Flat Hill Road 11/29/2021 COMMITTEE REPORTS: TCP Building Design Committee- A joint meeting is scheduled for Tuesday December 14 th with the Select Board. Discussion will be on the future of the Committee. Agricultural Commission- A meeting is scheduled for Thursday December 16th. Storm Water Task Force- A meeting is scheduled for Thursday December 16 th. Open Space Ad Hoc Committee- No report. Capital Planning Committee- The DPW presented its requests to the Committee last week. The Committee is ready to begin prioritizing. Economic Development Committee- The Committee discussed its survey and intends to distribute it mid-January. There was also discussion of creating a business guide. MRPC- No report MJTC- No report DIRECTOR’S ITEMS: Water Supply Protection District- The Board viewed various documents that had been supplied to the Water District from the Department of Environmental Protection (DEP). The documents provided the Water District Commissioners with the information needed to satisfy the wellh ead protection conditions specified in the Order to Complete for its WMA (Water Management Act) Permit. The Water District had to demonstrate to DEP that it used its best efforts to have Lunenburg establish zoning controls. One of the documents the Board viewed noted items that were/were not covered in Lunenburg’s Water Supply Protection Di strict Bylaw, Section 250 -4.9. A. Bur ney would work on a new draft Water Supply Protection District Bylaw for 2022 annual town meeting. MEETING SCHEDULE: Meetings resumed at Town Hall with a hybrid model; both in-person and via Zoom. January 10 January 24 ONGOING ITEMS: Pond View Commons, LLC- No update Master Plan- No update BOARD COMMENT: Board members discussed meeting earlier. I t was n oted that one of th e Board members rarely attends meetings. A. Burney had a discussion with Town Counsel of the process involved to remove the member from the Board, if the Board members felt it was necessary. The next meeting would start at 6:00 p.m. ADJOURNMENT: P. Bertram made Motion to adjourn, M. Allison Seconded, passed unanimously. Adjourned 7:41 p.m. Documents used at meeting: 101 Pleasant Street- Request for Approval of Common Drive Handouts, Water Protection District Minutes: Draft Decision, 324 Flat Hill Road 11/15/2021 11/29/2021, 324 Flat Hill Road 11/29/2021 ======================================================================================== DOCUMENT : 2021-12-13-minutes-4116.txt BOARD : planning-board DATE : 2021-12-13 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-12-13-minutes-4116.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_12132021-4116 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Tanner Cole, Chair Tel: (978) 582 -4147, ext 5 Matthew Allison, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, M ember Lunenburg, MA 01462 Erik Torgers en, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing 97 Cross Street, 125 Cross Street, 430 Mulpus Road, and 440 Mulpus Road December 13, 2021 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 7:23 p.m. Present: Tanner Cole, Matthew Allison, Paula Bertram, Adam R. Burney Absent: Matthew Brenner, Erik Torgersen The Hearing was to hear and review an application for a stormwater management permit under Chapter 204 of the Code of the Town of Lunenburg for 97 Cross Street, 125 Cross Street, 430 Mulpus Road and 440 Mulpus Road. (Map 014, Parcels 0005, 0003, 0002, 0004 respectively), owner/applicant Harbor Classic Homes, LLC, 493 Lancaster Street, Leominster, MA 01453. Representing the owner/applicant Ron Koivu, Harbor Classic Homes was Brian Marchetti, McCarty Engineering, Inc. The property consisted of ~14 acres previously subdivided into five (5) lots through the ANR Pla n process. Lot 1 contained the existing house; the remaining four lots were being presented for a stormwater permit. Septic systems have been approved. Each lot had its own frontage and driveway. All driveways were graded for sheet flow to one side of the driveway. There were pea stone diaphragms along the length of the driveways that would provide pre-treatment of the stormwater from the driveways. There were also vegetated swales and rain gardens. The Board was in receipt of Graves Engineering, Inc. review letter dated December 13, 2021. B. Marchetti ran through the items listed in the letter. P. Bertram noted that the O perations & Maintenance P lan (O&M) addressed the removal of dead plantings, but did not address re-plantings. The O&M would be amended. P. Bertram made Motion to continue the hearing to January 10, 2022, 6:35 p.m., M. Allison Seconded, passed unanimously. Hearing recessed 7:45 p.m. Documents used at meeting: Application for Stormwater Permit Stormwater Management Plan dtd November 19, 2021 Graves Engineering, Inc. Review Letter dtd December 13, 2021 ======================================================================================== DOCUMENT : 2021-12-13-minutes-4154.txt BOARD : planning-board DATE : 2021-12-13 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2021-12-13-minutes-4154.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_12132021-4154 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Tanner Cole, Chair Tel: (978) 582 -4147, ext 5 Matthew Allison, Vice Chair Fax: (978) 582 -4353 Paula Bertram, Clerk 960 Massachusetts Avenue Matthew Brenner, M ember Lunenburg, MA 01462 Erik Torgers en, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing – Stormwater Permit 324 Flat Hill Road December 13, 2021 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 7:16 p.m. Present: Tanner Cole, Matthew Allison, Paula Bertram, Adam Burney Absent: Matthew Brenner, Erik Torgersen The Hearing continuation was to hear and review a stormwater management permit under Chapter 2 04, Stormwater and Storm Sewers, for 324 Flat Hill Road (Map 087, Parcel 26.1), Lunenburg, MA. Owner/applicant was Matson Homes II Inc., 129 Mason Road, New Ipswich, NH 03071. Representing the owner/applicant were Mark Elbag, M.A. Elbag Engineering a nd Ken Matson, Matson Homes II, Inc. A. Burney summarized Board concerns from the November 29 th hearing, mainly the location of the reserve area. The review letter from Graves Engineering, Inc. did not indicate any issues. The Board of Health Agent provided A. Burney with correspondence noting that the location of the stormwater facilities in proximity to the reserve area did not pose issues. The Agent also noted he did not have concerns with the stormwater/drain features as shown on the Plan. If the redesign of the system changed anything significantly, he would notify the Board. P. Bertram made Motion to close the hearing for 324 Flat Hill Road, M. Allison Seconded, passed unanimously. Hearing closed 7:20 p.m.