# planning-board — 27 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 : 2022-10-24-agenda-4180.txt BOARD : planning-board DATE : 2022-10-24 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-10-24-agenda-4180.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10242022-4180 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Vice Chair Tel: (978) 582 -4147 ext 5 Matthew Brenner, Clerk Fax: (978) 582 -4353 Erik Torgersen, Member 960 Massachusetts Avenue Amanda Reid, Member Lunenburg, MA 01462 Vacancy 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 October 24, 2022, 6:05 p.m., Town Hall, 17 Main Street, Lunenburg, MA to hear and review an application to grant site plan approval under Chapter 250, Section 8.4. of the Code of the Town of Lunenburg for a use of shopping center as granted by the Zoning Board of Appeals at 88 Massachusetts Avenue (Parcel 076-0002-00). Applicant /owner is Anavasi, LLC, 28 Clement Road, Townsend, MA 01474 . 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 mee ting webinar: https://us02web.zoom.us/j/83904066060 or from a telephone, dial the toll free number (888) 475-4499 and enter meeting ID: 83904066060 ======================================================================================== DOCUMENT : 2022-10-24-agenda-4191.txt BOARD : planning-board DATE : 2022-10-24 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-10-24-agenda-4191.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10242022-4191 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Matthew Brenner, Vice-Chair Fax: (978) 582 -4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen , Member Lunenburg, MA 01462 Vacancy 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 October 24, 2022, 6:05 p.m., Town Hall, 17 Main Street, Lunenburg, MA to hear a citizen’s petition to amend the Zoning Map by rezoning a portion of the land located at 199 Massachusetts Avenue (Parcel 074 -0051-0000) from Residence A to Commercial District so the entire lot is in the Commercial Dist rict. 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 remote ly: from a computer, please use the link below to join the public hearing webinar: https://us02web.zoom.us/j/83904066060 or from a telephone, dial the toll free number (888) 475-4499 and enter meeting ID: 83904066060. ======================================================================================== DOCUMENT : 2022-10-24-agenda-4192.txt BOARD : planning-board DATE : 2022-10-24 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-10-24-agenda-4192.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10242022-4192 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Matthew Brenner, Vice-Chair Fax: (978) 582 -4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen , Member Lunenburg, MA 01462 Vacancy 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 October 2 4, 2022, 6:05 p.m., Town Hall, 17 Main Street, Lunenburg, MA to make alterations to Code of the Town of Lunenburg, MA, Chapter 250, Zoning, Article IV Use Regulations, Section 250 -4.1G Use Table, by changing 4.1K(10) Motel in the Commercial District from “Y” to “SP -Z”. Materials are avail able 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, pleas e use the link below to join the public hearing webinar: https://us02web.zoom.us/j/83904066060 or from a telephone, dial the toll free number (888) 475-4499 and enter meeting ID: 83904066060. ======================================================================================== DOCUMENT : 2022-10-24-agenda-4205.txt BOARD : planning-board DATE : 2022-10-24 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-10-24-agenda-4205.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10242022-4205 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 88 Mass. Ave. 1. ======================================================================================== DOCUMENT : 2022-10-24-agenda-4207.txt BOARD : planning-board DATE : 2022-10-24 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-10-24-agenda-4207.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10242022-4207 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 260 Falulah Road1. ======================================================================================== DOCUMENT : 2022-10-24-agenda-4221.txt BOARD : planning-board DATE : 2022-10-24 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-10-24-agenda-4221.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10242022-4221 ======================================================================================== ===PAGE 1=== Planning Board Meeting- Warrant Article1. ======================================================================================== DOCUMENT : 2022-10-24-minutes-4179.txt BOARD : planning-board DATE : 2022-10-24 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-10-24-minutes-4179.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_10242022-4179 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Matthew Brenner, Vice Chair Fax: (978) 582 -4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen , Member Lunenburg, MA 01462 Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes October 24, 2022 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:00 p.m. Present: Matthew Allison, Matthew Brenner, Amanda Reid, Adam Burney Absent: Erik Torgersen Below topics taken out of order PUBLIC HEARINGS: Zoning Warrant Articles-  Amend Zoning Map , 199 Massachusetts Avenue - See separate minutes. M. Brenner made Motion to recommend in favor of the citizen petition for zoning change at 199 Massachusetts Avenue, A. Reid Seconded, passed unanimously.  Use Table- See separate minutes. M. Brenner made Motion to approve the Article, A. Reid Seconded, passed unanimously. 88 Massachusetts Avenue- See separate minutes. M. Brenner made Motion to accept all waivers listed in the submitted Project Narrative, Section 4.4, A. Reid Seconded, passed unanimously. M. Brenner made Motion to approve the Site Plan Approval for 88 Massachusetts Avenue with Standard Conditions to include construction hours of Monday through Friday, 7:00 a.m. to 5:00 p.m., Saturday 8:00 a.m. to 3 p.m., no Sundays or holidays, plus a Special Condition specifying no snow storage higher than three feet within a thirty foot triangle on either side of the ingress/egress, A. Reid Seconded, passed unanimously. 260 Falulah Road- See separate minutes. NOTICE OF INTENT TO SELL: Right of First Refusal, Parcel 3, Sunny Hill Road - Both Parcel 3, containing 1.34 acres, and Parcel 2, containing 24.25 acres, were classified recreational land. The purchaser of the land intended to combine Parcel 3 with Parcel 1, which was not chapter land, for the purpose of constructing three single family homes. M. Brenner made Motion to recommend the Select Board pass over its Right of First Refusal, A. Reid Seconded, passed unanimously. DECISION: 245 Holman Street, Review and Endorsement- Decision endorsed by the Board. COMPREHENSIVE PERMIT APPLICATION: Pond View Commons, LLC, Howard Street - The Zoning Board of Appeals was in the hearing process. Planning Board comments had been provided. At the request of the Chair, Zoning Board of Appeals, A. Burney was exploring potential review consultants. ===PAGE 2=== Minutes 10.24.22 Page 2 BOARD DISCUSSION: Concepts for Lunenburg Mu nicipal Buildings - The Board was in receipt of four concepts from the Lunenburg Municipal Building Design Committee. Two of the concepts designated the Ritter for Town offices; A. Burney described potential challenges to those concepts. A. Burney would invite the Chair of the Building Design Committee to the Board’s November 14 th meeting for continued discussion. Section 250-6.4., Driveways & Entrances- Tabled MINUTES APPROVAL: M. Brenner made Motion to approve the minutes of 9/12/22; 9/12/22, 3 Lanc aster Avenue; 9/12/22, 235 Leominster Road; 9/26/22; and 9/26/22, 245 Holman Street. A. Reid Seconded, passed unanimously. COMMITTEE REPORTS: Open Space Ad Hoc Committee- No report. Lunenburg Municipal Building Design Committee- See Board Discussion above. Agricultural Commission - The Farmers’ Market concluded for the season. The Commission was looking for input on a possible change in time/day/location to increase the number of vendors. Discussion continued on an expansion of the Commission membership. Capital Planning Committee - The Committee held its initial meeting of the fiscal year to reorganize and began meeting on a recurring basis. Economic Development Committee - The Lunenburg Business Association talked to the Committee about the b enefits of working together. Storm Water Task Force- CEI was working with the Task Force in preparing its permit for the State. MRPC- The availability of training courses was reiterated. MJTC- No report. MEETING SCHEDULE: November 14 November 15, STM, 7:00 p.m. November 28 ONGOING ITEMS: Zoning for MBTA Communities Zoning, Infrastructure and Master Plan Pond View Commons, LLC Special Town Meeting, November 15th Northfield Road, Parks Commission Property BOARD COMMENT/CONCERNS: M. Allison brought up the Zoning Board of Appeals hearing for Pond View Commons. The applicant had stated that he would cover the cost of stubs for every property that was along the three mile extension . M. Allison stressed that the Board should be having on-going discussions concerning potential zoning changes for more control over development within Lunenburg . He was of the opinion that the Board could be prepared with some articles for annual town meeting. ADJOURNMENT: M. Brenner made Motion to adjourn, A. Reid Seconded, passed unanimously. Meeting adjourned 8:49 p.m. Documents used at meeting: Minutes: 9/12/22 9/12/22, 3 Lancaster Avenue 9/12/22, 235 Leominster Road 9/26/22 9/26/22, 245 Holman Street Right of First Refusal, Parcel 3, Sunny Hill Road Concepts for Lunenburg Municipal Buildings ======================================================================================== DOCUMENT : 2022-10-24-minutes-4191.txt BOARD : planning-board DATE : 2022-10-24 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-10-24-minutes-4191.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_10242022-4191 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Matthew Brenner, Vice Chair Fax: (978) 582 -4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen , Member Lunenburg, MA 01462 Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing Town Meeting Warrant Article – Citizen Petition October 24, 2022 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:05 p.m. Present: Matthew Allison, Matthew Brenner, Amanda Reid, Adam Burney Absent: Erik Torgersen The hearing was to hear a citizen’s petition to amend the Zoning Map by rezoning a portion of the land located at 199 Massachusetts Avenue (Par cel 074-0051-0000) from Residence A to Commercial District so the entire lot is in the Commercial District. ARTICLE XX To see if the Town will vote to amend the Zoning Map by rezoning a portion of the land located at 199 Massachusetts Avenue from Residence A to Commercial District so the entire lot is in the Commercial District, as shown on a plan on file at the office of the Town Clerk, Select Board and Planning Board, or take any other action thereto Property co-owners Michael and Mark Chapdelaine (article petitioners), noted they had owned the property for 53 years. They became aware that a portion of the property was zoned Residence A when they began to research leasing a portion of the property. The property consisted of ~17 acres, but o nly about 1/3 of the property was zoned Commercial. The property ha d been used commercially since 1938 by both current and prior owners. The Chapdelaine’s had approached A. Burney as to available options. A. Burney noted the property had been used commercially f or probably the past 80 -90 years; there was an assumption of pre-existing, non-conforming commercial use. If the Town voted against the Zoning Map amendment, there were other options at the petitioners’ disposal ; i.e., a Zoning Board of Appeals special pe rmit. It would be more beneficial for a “hard codified” zoning change. If the use remain ed pre-existing, non-conforming, other uses could be brought onto the property ; i.e., if a non-conforming use was introduced into a residential zone the transfer of one non-conforming to another non-conforming could be extremely different and “out of the box”. The change to a commercial zone would create more structure on future uses. A. Burney mentioned that the Select Board had noted concerns when reviewing the w arrant article ; a buffer zone for existing neighbors, development of the property by a new owner. A. Burney clarified that Site Plan Approval would still be required, which would involve notification of abutters. The Select Board also noted concern that the abutters had not been notified of the zoning change. A. Burney stressed that was not required within the statute. The Board utilized the legal advertisement process and town meeting. ===PAGE 2=== Minutes, Town Meeting Warrant Article, Citizen Petition, 10.13.2022 Pg 2 Both the process for a citizen petition zoning change and a zoning change initiated by the Board follow the same legal process. The only difference is that a citizen petition must gather the required number of signatures. David Rodgers, 82 Highland Street- Noted he was in favor of the zoning change. M. Brenner made Motion to close the hearing for the citizen petition for 199 Massachusetts Avenue, A. Reid Seconded, passed unanimously. Hearing closed 6:21 p.m. Documents used at Hearing: Citizen Petition for Zoning Change ======================================================================================== DOCUMENT : 2022-10-24-minutes-4205.txt BOARD : planning-board DATE : 2022-10-24 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-10-24-minutes-4205.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_10242022-4205 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Matthew Brenner, Vice Chair Fax: (978) 582 -4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen , Member Lunenburg, MA 01462 Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing 88 Massachusetts Avenue October 24, 2022 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:22 p.m. Present: Matthew Allison, Matthew Brenner, Amanda Reid, Adam Burney Absent: Erik Torgersen The Hearing was to hear and review an application for site plan approval under Chapter 250 Section 8.4. of the Code of the Town of Lunenburg for a use of shopping center as granted by the Zoning Board of Appeals at 88 Massachusetts Avenue . Applicant/Owner- Anavasi, LLC, 28 Clement Road, Townsend, MA. Gregory Roy, Dillis & Roy Civil Design Group , represented the applicant. The applicant had previously received a change of use special permit from the Zoning Board of Appeals. The Zoning Board of Appeals special permit was to divide the space from the current three tenant spaces into a total of five tenant spaces , which changed the use to a “shop ping center”. (A shopping center was more than three uses on a site in a building greater than 5,000 square feet. ) Two tenant spaces were currently in use. At the time of this hearing there was not a specific use defined for the larger space. The appli cant had difficult y marketing the spaces and was looking for approval of a use allowed by right in the district to make the property more marketable. A site plan was presented that maximized the number of parking spaces on site. The large curb cut would be consolidated into a specific ingress/egress. As a result, some parking spaces could be created along the frontage. Employee parking would be located at the rear of the site. The property line on the northeast side cut through a portion of the parking . ( Through a land lease, t here was an easement conveyed with the property.) With this application, parking was placed on only the applicant’s property. There were currently three leasable spaces with two in use. The former Grant Rental unit was larger than any single tenant want ed to lease; therefore, the applicant wanted to divide that into two or three units to appeal to a variety of tenants. M. Brenner was concerned with the snow storage indicated along the frontage of the site. The Board would condition the height and location of the snow storage. The following waivers were requested from Board Rules and Regulations for Site Plan Approval & Special Permits, Section 4.0: Section 4.1 f. 8), Existing and proposed utilities in adjacent streets. Section 4.1 f. 9), Existing and proposed on-site structures and all buildings within two hundred (200’) feet of the property lines. Section 4.1 f. 10), Existing and proposed driveways and driveway openings within three hundred (300’) feet of the property li nes. Section 4.1 f. 16), Existing significant trees (6 ” trunk width at 4’ above ground level) or vegetation. Proposed landscaping and screening, indicating distinctions between proposed and retained vegetation. Section 4.1 f. 17), On-site existing and proposed potable water, drainage and sewerage systems. ===PAGE 2=== Minutes, 10.24.22 88 Massachusetts Avenue Pg 2 Section 4.1 f. 22), A photometric map showing on-site foot-candle information. Section 4.1 f. 23), Architectural elevations with proposed façade material, perspective views that demonstrate the project relation to the surrounding parcels and str eet, and floorplans. These documents shall be completed and stamped by a Registered Architect. Section 4.1 h. Impact Reports, Impact Reports for each development w ill be required to accompany site plans and shall address traffic, public services and fiscal impacts, environmental impacts, community impacts and any effect upon adjoining propertie s. David Rodgers, 82 Highland Street - He recalled that when this site was last before the Board, it was voted for the applicants to “expand their horizons” to get more tenants. He opined that this was a repeat of what had already been accomplished. A. Burney clarified that the Board had not seen th is applicant since ~2019 when the Board was approached with a tentative parking plan. The applicants went to the Zoning Board of Appeals for a special permit for use. When the Zoning Board of Appeals approved the use, it was for a conceptual idea that the use would be acceptable and not have negative effects on the neighborhood. D. Rodgers then questioned the possible approval of the waivers without the Board knowing the end use by the tenants. A. Burney clarified that the waivers were for the site plan approval process. Most of the requested waivers involved the building infrastructure; the building ha d been in existence for a number of years. A. Burney stressed that any individual tenant use would require both a building permit and an occupancy permit. M. Brenner made Motion to close the hearing for 88 Massachusetts Avenue, A. Reid Seconded, passed unanimously. Hearing closed 7:13 p.m. Documents used at meeting: Application for Site Plan Approval dtd September 27, 2022 Site Plan, 88 Massachusetts Avenue ======================================================================================== DOCUMENT : 2022-10-24-minutes-4207.txt BOARD : planning-board DATE : 2022-10-24 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-10-24-minutes-4207.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_10242022-4207 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Matthew Brenner, Vice Chair Fax: (978) 582 -4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen , Member Lunenburg, MA 01462 Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing 260 Falulah Road October 24, 2022 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 7:21 p.m. Present: Matthew Allison, Matthew Brenner, Amanda Reid, Adam Burney Absent: Erik Torgersen The Hearing continuation was to hear and review application s for site plan approval and stormwater management permit under Chapter 250 Section 8.4. and Chapter 204 respectively of the Code of the Town of Lunenburg for construction of a 367,000 sq.ft. warehouse and distribution building on Airport Road/Crawford in Fitchburg, MA, with a portion of the development extending into Lunenburg at 260 Falulah R oad. Owner - Fitchburg Redevelopment Authority, Fitchburg, MA. Applicant - Fitchburg Land Property Owner, LLC, Boston, MA. Christopher Anderson, Hannigan Engineering, represented the applicant. The initial hearing was held in May; since that time the applicant had been working with the Planning Board and Conservation Commission from Fitchburg, and also the Lunenburg Conservation Commission. The property was currently vacant land. Access to the site would be on the Fitchburg side from Crawford Street/Airport Road. There would not be any tie -ins to Lunenburg roads. There would be two a ccess points; one of them being specifically for trucks and the other for employees and pedestrian vehicles . The majority of employee parking would be located in Fitchbur g. Stormwater was split between two systems. One in Fitchburg on the westerly side of the building consisting of two infiltration basins designed to accommodate the flow from ¾ of the site. The second system consisted of underground storage systems and infiltration basins directing flow to the southerly entrance (truck entrance). Sewer and water would be provided by Fitchburg. Both Fitchburg and Lunenburg had its own individual peer reviews. The Plan was revised to October 7, 2022. The Board ha d not yet received an updated review from Graves Engineering, Inc. It was noted that in the initial review, Graves Engineering, Inc. had concerns with the site slopes. Several slopes were proposed steeper than 2H:1V (two high : one vertical). To address that issue, the applicant made the slopes shallower. The driveway was shifted along Airport Road for the pedestrian entrance to increase the sight line distances at the Nashua River bridge (in Fitchburg). The following waivers were requested from Board Rules and Regulations for Site Plan Approval & Special Permits, Section 4.0: Section 4.1 f. 2), Project drawings are based on the Massachusetts State Plane, North American Datum 1983, with units in U.S. Survey Feet. Section 4.1 f. 16), Existing significant trees (6” trunk width at 4’ above ground level) or vegetation. ===PAGE 2=== Minutes, 260 Falulah Road 10.24.22 Pg 2 The following waivers were requested from Town of Lunenburg Zoning Bylaw: Article IV, Section 250- 6.4 C (5)(a)[1], Dimensional Requirements for parking stall. Article IV, Section 250 - 4.6 B (1)(b), The buffer strip shall be at least twenty (20) feet deep at all side and rear property lines, except as provided. M. Brenner made Motion to approve the four requested waivers for 260 Falulah Road, A. Reid Sec onded, passed unanimously. M. Brenner made Motion to continue the hearing to November 14, 2022, 6:05 p.m., A. Reid Seconded, passed unanimously. Hearing recessed 7:41 p.m. Documents used at meeting: Applications for Site Plan Approval & Stormwater Permit dtd April 19, 2022 Review letter dtd May 23, 2022, Graves Engineering Inc. Response letter dtd Oct 7, 2022, Hannigan Engineering ======================================================================================== DOCUMENT : 2022-10-24-minutes-4221.txt BOARD : planning-board DATE : 2022-10-24 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-10-24-minutes-4221.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_10242022-4221 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Matthew Brenner, Vice Chair Fax: (978) 582 -4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen , Member Lunenburg, MA 01462 Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing Town Meeting Warrant Article – Use Table October 24, 2022 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 7:42 p.m. Present: Matthew Allison, Matthew Brenner, Amanda Reid, Adam Burney Absent: Erik Torgersen The hearing was to make alterations to Code of the Town of Lunenburg, MA, Chapter 250, Zoning, Article IV Use Regulations, Section 250-4.1G Use Table, by changing 4.1K(10) Motel in the Commercial District from “Y” to “SP -Z”. ARTICLE XX To see if the Town will vote to amend the Code of Lunenburg, Section 250 -4.1G, which is a Section of the Protective Bylaw entitled “Use Table,” by changing 4.1K(10) Mo tel in the Commercial District from “Y” to “SP-Z”, or take any action relative thereto Motel is currently a by -right use in the Commercial District, yet Hotel is a special permit through the Zoning Board of Appeals. Board consensus was that Motel should also be a special permit through the Zoning Board of Appeals. If a by-right use, it could have significant impact if located near a residential structure. M. Brenner made Motion to close the hearing, A. Reid Seconded, passed unanimously. Hearing closed 7:45 p.m. ======================================================================================== DOCUMENT : 2022-11-14-agenda-4181.txt BOARD : planning-board DATE : 2022-11-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-11-14-agenda-4181.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11142022-4181 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147 ext 5 Matthew Brenner, Vice Chair Fax: (978) 582 -4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen , Member Lunenburg, MA 01462 Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant NOTICE OF MEETING MONDAY, NOVEMBER 14, 2022 – 6:00 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/87960783227 or from a telephone, dial the toll free number (888) 475-4499 and enter Webinar ID: 87960783227. 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 “ra ise hand” feature to request to speak. This meeting/hearing will be held in -person at the l ocation 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 public, 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 attendance accordingly. AGENDA I. CALL TO ORDER II. PUBLIC COMMENT III. ANR PLAN: Northfield Rd, Lot A and Outlot B IV. APPOINTMENT: Discussion with Chair, LMBDC / Chair, Select Board- A. Lunenburg Municipal Buildings B. Town Environmental Support Policy V. PUBLIC HEARING: 260 Falulah Road (cont’d from 10/24) VI. DECISIONS: A. 88 Massachusetts Avenue – Review & Endorsement B. 260 Falulah Road – Review & Endorsement VII. COMPREHENSIVE PERMIT APPLICATION: Pond View Commons, LLC- Howard Street VIII. BOARD DISCUSSIONS: A. Master Plan RFP (Request for Proposal) B. Zoning Changes to Manage Growth C. Section 250-6.4., Driveways & Entrances IX. MINUTES APPROVAL: A. 10/24/22 B. 10/24/22, Warrant Article, Use Table C. 10/24/22, Warrant Article, Citizen Petition D. 10/24/22, 88 Massachusetts Avenue E. 10/24/22, 260 Falulah Road X. COMMITTEE REPORTS: Open Space Ad Hoc Committee, Lunenburg Municipal Building Design Committee, Agricultural Commission, Capital Planning Committee, Economic Development Committee, Storm Water Task Force, MRPC, MJTC XI. MEETING SCHEDULE: 6:00 p.m., All Board Meetings are held at Town Hall unless otherwise indicated November 15, STM, 7:00 p.m., Middle/High School November 28, Hearings- 680 Reservoir Road, 319 Highland Street XII. ONGOING ITEMS:  Zoning for MBTA Communities  Zoning, Infrastructure and Master Plan  Pond View Commons, LLC  Northfield Road, Parks Commission Property ===PAGE 2=== XIII. PUBLIC COMMENT XIV. BOARD COMMENT/CONCERNS XV. ADJOURNMENT ======================================================================================== DOCUMENT : 2022-11-14-agenda-4208.txt BOARD : planning-board DATE : 2022-11-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-11-14-agenda-4208.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11142022-4208 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 260 Falulah Road1. ======================================================================================== DOCUMENT : 2022-11-14-minutes-4181.txt BOARD : planning-board DATE : 2022-11-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-11-14-minutes-4181.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11142022-4181 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Matthew Brenner, Vice Chair Fax: (978) 582 -4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen , Member Lunenburg, MA 01462 Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes November 14, 2022 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:00 p.m. Present: Matthew Allison, Matthew Brenner, Adam Burney Amanda Reid participated remotely under the OML Simple Extension Legislation. Absent: Erik Torgersen ANR PLAN: Northfield Road, Lot A and Outlot B - The applicant, Ed McSweeney, represented himself. A line adjustment was made between the already existing Lot A and Outl ot B. The change was made to accommodate the Board of Health setback requirements for septic systems. M. Brenner made Motion to endorse the ANR Plan for Northfield Road, Lot A and Outlot B, A. Reid Seconded, Roll Call Vote- A. Reid, aye; M. Brenner, aye; M. Allison, aye. Passed unanimously. APPOINTMENT: Discussion with Chair, LMBDC/Chair, Select Board - Discussion was planned on, 1) town municipal buildings, and 2) town environmental support policy. D ue to a personal conflict, the chair of the LMBDC and Select Board was not available. Topics would be moved to “Ongoing Items”. PUBLIC HEARING: 260 Falulah Road - See separate minutes. In discussing Conditions, M. Brenner recommended that the Lunenburg construction hours reflect those of Fitchburg. In response, A. Burney suggested that the usual hours be specified and if it presented an issue to the applicant, a De Minimis change could be filed. M. Brenner made Motion to approve the stormwater permit and site plan approval for 260 Falulah Road with Conditions as specified in the Decision, A. Reid, Seconded, Roll Call Vote- A. Reid, aye; M. Brenner, aye; M. Allison, aye. Passed unanimously. DECISIONS: 88 Massachusetts Avenue- Endorsed by Board 260 Falulah Road- Endorsed by Board COMPREHENSIVE PERMIT APPLICATION: Pond View Commons, LLC, Howard Street - The applicant and Zoning Board of Appeals agreed on a traffic consultant. Bids were being evaluated for the engineering review. BOARD DISCUSSIONS: Master Plan RFP - The Bo ard was in receipt of the Request for Proposal, which would be posted by the Town. A. Burney recommended the Board review for any changes to the Scope and / or Selection Criteria. In-depth discussion would take place at the next meeting on November 28th. Zoning Changes to Manage Growth - Board discussion ensued as to sewered/non -sewered areas within town; e.g. Chase Road and Howard Street. It was noted that the applicant for Pond View Commons had stated at a Zoning Board of Appeals hearing that he would provide / pay for connections to all residents along the line he was proposing to be installed. A. Burney stressed that those properties were not in the Sewer District and that neither were those properties part of the comprehensiv e permit. The Board would be working with a consultant to update the Master Plan. Some of the Elements within that Plan ===PAGE 2=== Minutes 11.14.22 Page 2 discussed exploring areas for commercial expansion. Working towards a Master Plan should be a public process with input from both Town officials and townspeople. There should be discussion as to how zoning could impact, and protect, the town and benefit the town in conjunction with the installation of sewer. Section 250-6.4., Driveways & Entrances - There would be future discussion on this subject in preparation for spring annual town meeting. MINUTES APPROVAL: M. Brenner made Motion to approve the minutes of 10/24/22, 10/24/22, Use Table Warrant Article; 10/24/22, Citizen Petition Warrant Article; 10/24/22, 88 Massachusetts Ave nue; and 10/24/22, 260 Falulah Road; A. Reid Seconded, Roll Call Vote- M. Brenner, aye; A. Reid, aye; M. Allison, aye; passed unanimously. COMMITTEE REPORTS: Open Space Ad Hoc Committee- No report. Lunenburg Municipal Building Design Committee- No report. Agricultural Commission- Meeting scheduled for November 17 th. The Commission was looking for input on a possible change in time / day / location to increase the number of vendors. Capital Planning Committee- The Committee was meeting on a regular basis. It was ready to begin ranking requests. Economic Development Committee - The Lunenburg Business Association talked to the Committee about the benefits of working together. Storm Water Task Force- No report. MRPC- The availability of training courses was reiterated. MJTC- The Committee discussed available grants. MEETING SCHEDULE: November 15, STM, 7:00 p.m. November 28- Stormwater hearings for 680 Reservoir Road and 319 Highland Street. ONGOING ITEMS: Lunenburg Municipal Buildings Town Environmental Support Policy Zoning for MBTA Communities Zoning, Infrastructure and Master Plan Pond View Commons, LLC Special Town Meeting, November 15th Northfield Road, Parks Commission Property BOARD COMMENT/CONCERNS: M. Allison inquired if Lufa Farms had recently been in contact with the Land Use Director ; no. M. Brenner asked about land clearing at the site of the proposed project. A. Burney responded that a stormwater permit had been previously issued for the preceding applicant. M. Allison noted the overflowing donation bins at Lunenburg Crossing. ADJOURNMENT: M. Brenner made Motion to adjourn, A. Reid Seconded, Roll Call Vote- M. Brenner, aye; A. Reid, aye; M. Allison, aye; passed unanimously. Meeting adjourned 7:18 p.m. Documents used at meeting: Minutes: 10/24/22 10/24/22, Use Table Warrant Article 10/24/22, Citizen Petition Warrant Article 10/24/22, 88 Massachusetts Avenue 10/24/22, 260 Falulah Road ANR Plan, Northfield Road Decisions: 88 Massachusetts Avenue 260 Falulah Road ======================================================================================== DOCUMENT : 2022-11-14-minutes-4208.txt BOARD : planning-board DATE : 2022-11-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-11-14-minutes-4208.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11142022-4208 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Matthew Brenner, Vice Chair Fax: (978) 582 -4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen , Member Lunenburg, MA 01462 Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing 260 Falulah Road November 14, 2022 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:07 p.m. Present: Matthew Allison, Matthew Brenner, Adam Burney Amanda Reid participated remotely under the OML Simple Extension Legislation. Absent: Erik Torgersen The Hearing continuation was to hear and review application s for site plan approval and stormwater management permit under Chapter 250 Section 8.4. and Chapter 204 respectively of the Code of the Town of Lunenburg for construction of a 367,000 sq.ft. warehouse and distribution building on Airport Road/Crawford in Fitchburg, MA, with a po rtion of the development extending into Lunenburg at 260 Falulah Road. Owner - Fitchburg Redevelopment Authority, Fitchburg, MA. Applicant - Fitchburg Land Property Owner, LLC, Boston, MA. Christopher Anderson, Hannigan Engineering, represented the appli cant. A. Burney noted to both the Board and the applicant that he received a Traffic Impact Analysis from the City of Leominster. The Planning and Community Development Director from Leominster requested that the Board condition its decision based on Leo minster’s traffic study. A. Burney stressed that the ingress / egress were located within Fitchburg, not Lunenburg. Hayley Palazola, on behalf of the applicant, noted that the applicant, at the request of Leominster, had provided a full traffic analysis. The applicant had no knowledge of this independent traffic study initiated by Leominster. A. Burney cautioned the Board of its reach in this project. He opined that the princ ipal concern for Lunenburg would be stormwater related. The Board was in re ceipt of a final review from Graves Engineering, Inc. There were no outstanding issues. A. Burney inquired of the applicant if Fitchburg had outlined its construction expectations. Chris Anderson responded that Fitchburg was working on a draft decision. He anticipated Fitchburg would follow SWPPP (Stormwater Pollution Prevention Plan) guidelines. A. Burney remarked that it seemed redundant to have two separate engineering firms conducting inspections. He suggested to the Board that there be one engineer from one firm doing inspections. M. Brenner made Motion to close the hearing for 260 Falulah Road, A. Reid Seconded, Roll Call Vote - A. Reid, aye; M. Brenner, aye; M. Allison, aye. Passed unanimously. Hearing closed 6:23 p.m. Document used at hearing: Review Letter dtd 11.11.22, Graves Engineering, Inc. ======================================================================================== DOCUMENT : 2022-11-16-agenda-4111.txt BOARD : planning-board DATE : 2022-11-16 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-11-16-agenda-4111.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11162022-4111 ======================================================================================== ===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 TUESDAY, NOVEMBER 16, 2021 6:45 P.M. LUNENBURG MIDDLE/HIGH SCHOOL, 1079 MASSACHUSETTS AVENUE AGENDA I. CALL TO ORDER II. DISCUSSION OF TOWN MEETING ZONING ARTICLES III. ADJOURNMENT ======================================================================================== DOCUMENT : 2022-11-28-agenda-4182.txt BOARD : planning-board DATE : 2022-11-28 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-11-28-agenda-4182.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11282022-4182 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147 ext 5 Matthew Brenner, Vice Chair Fax: (978) 582 -4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen , Member Lunenburg, MA 01462 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 November 28, 2022, 6: 05 p.m., Town Hall, 17 Main Street, Lunenburg, MA to hear and review an application for stormwater management permit under Chapter 204 of the Code of the Town of Lunenburg for a single -family home at 319 Highland Street (Parcel Number 052-0022-00). Applicants/owners- Jami & Ashley Anderson, 135 Jos lin Street, Leominster, MA 01453. 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/83904066060 or from a telephone, dial the toll free number (888) 475-4499 and enter meeting ID: 83904066060 ======================================================================================== DOCUMENT : 2022-11-28-agenda-4193.txt BOARD : planning-board DATE : 2022-11-28 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-11-28-agenda-4193.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11282022-4193 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147 ext 5 Matthew Brenner, Vice Chair Fax: (978) 582 -4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen , Member Lunenburg, MA 01462 Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant NOTICE OF MEETING MONDAY, NOVEMBER 28, 2022 – 6:00 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/83904066060 or from a telephone, dial the toll free number (888) 475-4499 and enter Webinar ID: 83904066060. 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 “ra ise 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 public, 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 attendance accordingly. AGENDA I. CALL TO ORDER II. PUBLIC COMMENT III. TALENT BANK FORM: Meet with Prospective Board Member, Timothy Willsmer IV. PUBLIC HEARINGS: A. 680 Reservoir Road B. 319 Highland Street V. COMPREHENSIVE PERMIT APPLICATION: Pond View Commons, LLC- Howard Street VI. BOARD DISCUSSIONS: A. Master Plan RFP B. Section 250-6.4., Driveways & Entrances VII. MINUTES APPROVAL: A. 11/14/22 B. 11/14/22, 260 Falulah Road VIII. COMMITTEE REPORTS: Open Space Ad Hoc Committee, Lunenburg Municipal Building Design Committee, Agricultural Commission, Capital Planning Committee, Economic Development Committee, Storm Water Task Force, MRPC, MJTC IX. DIRECTOR’S ITEMS: Follow-up- Special Town Meeting X. MEETING SCHEDULE: 6:00 p.m., All Board Meetings are held at Town Hall unless otherwise indicated *December 6- Joint Vote with Select Board on New Member December 12 December 26- NO MEETING XI. ONGOING ITEMS:  Lunenburg Municipal Buildings- Chair, LMBDC  Town Environmental Support Policy- Chair, Select Board  Zoning Changes to Manage Growth  Zoning for MBTA Communities  Zoning, Infrastructure and Master Plan  Pond View Commons, LLC  Northfield Road, Parks Commission Property XII. PUBLIC COMMENT XIII. BOARD COMMENT/CONCERNS XIV. ADJOURNMENT ======================================================================================== DOCUMENT : 2022-11-28-agenda-4194.txt BOARD : planning-board DATE : 2022-11-28 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-11-28-agenda-4194.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11282022-4194 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147 ext 5 Matthew Brenner, Vice Chair Fax: (978) 582 -4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen , Member Lunenburg, MA 01462 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 November 28, 2022, 6: 05 p.m., Town Hall, 17 Main Street, Lunenburg, MA to hear and review an application for stormwater management permit under Chapter 204 of the Code of the Town of Lunenburg for a single -family home at 680 Reservoir Road (Parcel Number 134-0044-00). Applicants/owners- David and Leigh Sarnoski, 1312 N Main Street, Lancaster, MA 01523. Materials are available for vie wing 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/83904066060 or from a telephone, dial the toll free number (888) 475-4499 and enter meeting ID: 83904066060 ======================================================================================== DOCUMENT : 2022-11-28-agenda-4209.txt BOARD : planning-board DATE : 2022-11-28 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-11-28-agenda-4209.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11282022-4209 ======================================================================================== ===PAGE 1=== Planning Board Meeting- 319 Highland Street1. ======================================================================================== DOCUMENT : 2022-11-28-minutes-4193.txt BOARD : planning-board DATE : 2022-11-28 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-11-28-minutes-4193.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11282022-4193 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Matthew Brenner, Vice Chair Fax: (978) 582 -4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen , Member Lunenburg, MA 01462 Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes November 28, 2022 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:00 p.m. Present: Matthew Allison, Matthew Brenner, Amanda Reid, Adam Burney Absent: Erik Torgersen TALENT BANK: Timothy Willsmer of 762 Northfield Road expressed his interest in serving on the Planning Board. A joint vote of the Select Board and the Planning Board was scheduled for the December 6 th Select Board meeting. PUBLIC HEARINGS: 680 Reservoir Road- See separate minutes. M. Brenner made Motion to approve the stormwater permit for 680 Reservoir Road with Standard Conditions and the addition of two Special Conditions specifying a trash rack on both ends of the eight-inch pipe, and any clearing done prior to the recording of the Decision needed to be contained within the proposed driveway area, A. Reid Seconded, passed unanimously. 319 Highland Street- See separate minutes. The engineer, Brian Marchetti, noted that the applicant was anxious to get started. Due to the timeline of administrative preparation from Decision endorsement through to the conclusion of the appeal period, the owner requested the Board approve tree cutting whi le the administ rative process was on -going. M. Brenner made Motion to approve the stormwater permit for 319 Highland Street with Standard Conditions plus a Special Condition of keeping the culvert free of debris at the inlet, A. Reid Seconded, passed unanimously. COMPREHENSIVE PERMIT APPLICATION: Pond View Commons, LLC, Howard Street - The applicant had retained both traffic and civil engineers. BOARD DISCUSSIONS: Master Plan RFP- Board members discussed the RFP. Members wanted to find a way to ensure public p articipation outside of routine public meetings ; e.g., community events, a variety of activities and advertising methods . In discussing a “Master Plan Committee”, A. Burney suggested a multi-disciplinary committee of interested parties from various boards and at large; this made for a more comprehensive process. This committee would take the provided information, shape it, and then provide it to the Planning Board for discussion. The final outcome would be a document approved at town meeting that boards could use going forward to drive policy. The RFP indicated presentation-ready for 2025 town meeting. M. Allison suggested the Master Plan include hyperlinks to provide readers with enhanced understanding of various terms. (A. Burney would add that to th e “Deliverables”.) A. Burney would update the RFP and provide the changes to the Assistant Town Manager. Section 250-6.4., Driveways & Entrances- Tabled ===PAGE 2=== Minutes 11.28.22 Page 2 MINUTES APPROVAL: M. Brenner made Motion to approve the minutes of 11/14/22 and 11/14/22, 260 Falulah Road ; A. Reid Seconded, Roll Call Vote- M. Brenner, aye; A. Reid, aye; M. Allison, aye; passed unanimously. COMMITTEE REPORTS: Open Space Ad Hoc Committee- No report. Lunenburg Municipal Building Design Committee- No report. Agricultural Commission- No report. Capital Planning Committee- The Committee was working on prioritization. Economic Development Committee- No report. Storm Water Task Force - The next meeting would be held in January with a report from the DPW Director on how much staff time was spent on large stormwater projects. This would help to determine the annual capital outlay towards stormwater. MRPC- No report. MJTC- No report. DIRECTOR’S ITEM: STM Follow-up- Both zoning articles passed. MEETING SCHEDULE: December 6 - with Select Board - This w as be a joint meeting for a vote on the prospective new Planning Board member, Timothy Willsmer. December 12 December 26 – NO MEETING ONGOING ITEMS: Lunenburg Municipal Buildings Town Environmental Support Policy Zoning Changes to Manage Growth - It was brought up that zoning should be to the rear of a parcel property line rather than a random distance from center line. Zoning for MBTA Communities - A. Burney needed to fill out a survey for an acti on plan which was scheduled to begin in January. Zoning, Infrastructure and Master Plan Pond View Commons, LLC Northfield Road, Parks Commission Property ADJOURNMENT: M. Brenner made Motion to adjourn, A. Reid Seconded, Roll Call Vote- M. Brenner, aye; A. Reid, aye; M. Allison, aye; passed unanimously. Meeting adjourned 8:36 p.m. Documents used at meeting: Minutes: 11/14/22 11/14/22, 260 Falulah Road Master Plan RFP, Draft ======================================================================================== DOCUMENT : 2022-11-28-minutes-4194.txt BOARD : planning-board DATE : 2022-11-28 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-11-28-minutes-4194.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11282022-4194 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Matthew Brenner, Vice Chair Fax: (978) 582 -4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen , Member Lunenburg, MA 01462 Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing 680 Reservoir Road November 28, 2022 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:05 p.m. Present: Matthew Allison, Matthew Brenner, Amanda Reid, Adam Burney Absent: Erik Torgersen The Hearing was to hear and review an application for stormwater management permit under Chapter 204 of the Code of the Town of Lunenburg for a single-family home at 680 Reservoir Road. The applicants/owners were David and Leigh Sarnoski, 1312 N. Main Street, Lancaster, MA. Brian Marchetti, McCarty Engineering, represented the applicant s/owners. The property consisted of ~11.5 acres ; there wo uld be approximately 1.7 acres of disturbance. Due to wetlands, the house was situated in the upland area and towards the rear of the parcel. They would stay out of the 30 foot no -touch zone, except for by the street as wetlands restrict the frontage. With pavement and ~8,000 square feet of driveway, total impervious was ~1/3 acre. The impervious area was pitched to the south and a peastone diaphragm would run along the south side of the driveway. There w ere two rain gardens on site; one near the street and the other back towards the house. The rain gardens discharge d to the adjacent resource area. The natural flow w as towards the street to a culvert that crossed under Reservoir Road. The Board was in receipt of a review letter from Jeffrey Walsh, P.E., Graves Engineering, Inc. (GEI). The letter indicated no issue with compliance to stormwater requirements of Section 204. There would be a slight increase in the post -development runoff rates. The front yard was raised for the septic system, which GEI stated would cause further flood storage on the abutting property (owned by the Conservation Commission). The Plan was revised to add a drainage pipe running north to south for a flow path. GEI issued a follow-up review letter shortly before the meet ing in which J. Walsh stated that the Plan was revised to include an eight-inch diameter drainage pipe to maintain the existing flow path. Due to the length of the north -south drainage pipe, M. Brenner asked about possible clogging over the coming years . B. Marchetti responded that the pipe was completely on private property and maintenance was the responsibility of the property owner. The Board requested a trash rack (grate -like structure) be installed on either end to prevent large debris from enteri ng and clogging the pipe. Maintenance would be covered in the O&M Plan. ===PAGE 2=== Minutes, 11.28.22 680 Reservoir Road Page 2 The owner was anxious to get started. Due to the timeline of administrative preparation from Decision endorsement through to the conclusion of the appeal period, the owner requested the Board approve timbering to bring in materials while the administrative process was on -going. F or access, the applicant would stump the length of the proposed driveway. Under the Zoning Bylaw, this was not supposed to start until the Decision had been filed. The rain garden proposed at the drive entrance would be used as a temporary settling basin. Board consensus was to allow the applicant to move forward with timbering. Two Special Conditions would be added to the Decision; the trash rack and the extent of clearing. M. Brenner made Motion to close the hearing for 680 Reservoir Road, A. Reid Seconded, Roll Call Vote - A. Reid, aye; M. Brenner, aye; M. Allison, aye. Passed unanimously. Hearing closed 6:37 p.m. Documents used at hearing: Site Plan dtd 10.31.22, Revised to 11.28.22 Review Letter dtd 11.28.22, Graves Engineering, Inc. ======================================================================================== DOCUMENT : 2022-11-28-minutes-4209.txt BOARD : planning-board DATE : 2022-11-28 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-11-28-minutes-4209.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11282022-4209 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Matthew Brenner, Vice Chair Fax: (978) 582 -4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen , Member Lunenburg, MA 01462 Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes Public Hearing 319 Highland Street November 28, 2022 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:41 p.m. Present: Matthew Allison, Matthew Brenner, Amanda Reid, Adam Burney Absent: Erik Torgersen The Hearing was to hear and review an application for stormwater management permit under Chapter 204 of the Code of the Town of Lunenburg for a single-family home at 319 Highland Street . Applicants/owners Jami and Ashley Anderson , 135 Joslin Street, Leominster, MA. Brian Marchetti, McCarty Engineering, represented the applicant. The property consisted of ~16 acres of undeveloped land. The wetlands were located west of the proposed house, which was located towards the back of the property. The drive would be ~1/3 acre. The drive was proposed to be paved at the entrance, but the majority of the drive would be compacted gravel. A peastone diaphragm was located along the south side of the driveway. The runoff would flow to a rain garden located near the driveway entrance. The rain garden discharged south to an existing culvert. The Board was in receipt of a review letter from Jeffrey Wals h, P.E., Graves Engineering, Inc. (GEI). The letter indicated no issues relative to stormwater permit compliance under Section 204. The DPW Director noted two concerns in his review; 1) A sight line issue with the proposed driveway due to the curvature o n Highland Street. A note was added to the Plan noting that vegetation within the right -of-way would be cleared and the embankment regraded to improve the line of sight , and, 2) the overflow from the rain garden was directed towards a pipe under the drive way for 311 Highland which appeared to be deteriorated. A note was added to the Plan stating that the applicant would clean the existing drainage swale and culvert to restore flow capacity. No comment was added to the O&M Plan as the existing culvert was not located on the subject property. As a result of the DPW Director’s review, Board members voiced concern with drainage. M. Allison emphasized that the road drainage drained off of the road onto an adjacent property. It was noted that f low path on 319 Highland was all to the south, impounded along the driveway at 311 Highland, and then flowed through the culvert to an adjoining property. If the drainage pattern was being altered to flow in a completely different direction, that would be an issue. The intent of the stormwater bylaw was that there would be no negative drainage impact; t his permit did not alter the existing drainage pattern . Some, but not all, of the flow north of the driveway would be caught by the peastone diaphragm on the south si de of the driveway and then flow towards the rain garden at the drive entrance. ===PAGE 2=== Minutes, 11.28.22 319 Highland Street Page 2 David Rodgers, 82 Highland Street - Inquired if the pre-existing culvert issue should be fixed by Lunenburg. He also asked what effect this would have on the neighbors and if the flow would cross Highland Street. He opined that the stormwater/drainage issue in Lunenburg had gotten worse over the years. It was stressed that the applicant was within stormwater standards for sin gle-family construction. If the flow was a town issue, it should not prohibit the applicant from construction on his private property. M. Brenner was concerned that approving this permit could create a potential future hardship for the owner at 311 Hig hland if the culvert continued to deteriorate. The property owner of 319 Highland emphasized that the rain garden would consist of ~800 feet of plantings. A. Burney reiterated that the flow pattern was not being inextricably changed. The applicant /owner, Jami Anderson, noted that he had spoken with the abutters and they were happy a single-family home was going in and not multiple houses. Scott Mayo, 329 Highland Street- Stated he had a sump pump in his basement which ran occasionally. He was concerned that if the culvert didn’t drain properly, that would become of concern to him. B. Marchetti stressed that 329 Highland was almost 20 feet higher than where 319 Highland was discharging. M. Brenner made Motion to close the hearing for 319 Highland Street, A. Reid Seconded, passed unanimously. Hearing closed 7:37 p.m. Documents used at hearing: Site Plan dtd 10.26.22, Revised to 11.23.22 GEI Review letter dtd 11.28.22 ======================================================================================== DOCUMENT : 2022-12-06-agenda-4195.txt BOARD : planning-board DATE : 2022-12-06 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-12-06-agenda-4195.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_12062022-4195 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147 ext 5 Matthew Brenner, Vice Chair Fax: (978) 582 -4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen , Member Lunenburg, MA 01462 Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant NOTICE OF MEETING TUESDAY, DECEMBER 6, 2022 – 7:30 P.M. Town Hall, 17 Main Street, Lunenburg, MA JOINT MEETING WITH SELECT BOARD 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 inf ormation 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/88441983717 or from a telephone, dial the toll free number (888) 475-4499 and enter Webinar ID: 88441983717. 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. AGENDA I. Call to Order II. Joint Interview/Appointment By Select Board and Planning Board to Planning Board of Timothy Willsmer, 762 Northfield Road III. Adjournment ======================================================================================== DOCUMENT : 2022-12-06-minutes-4195.txt BOARD : planning-board DATE : 2022-12-06 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-12-06-minutes-4195.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_12062022-4195 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Matthew Brenner, Vice Chair Fax: (978) 582 -4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen , Member Lunenburg, MA 01462 Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes December 6, 2022 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 7:30 p.m. Present: Matthew Allison, Matthew Brenner, Amanda Reid, Adam Burney Absent: Erik Torgersen Also Present: Select Board members Tom Alonzo, Louis Franco, Todd Dwyer, Heather Sroka Michael-Ray Jeffreys participated remotely under the OML Simple Extension Legislation. Call To Order: The Planning Board joint meeting with the Select Board was called to order at 7:30 p.m. Joint Interview/Appointment By Select Board and Planning Board to Planning Board of Timothy Willsmer, 762 Northfield Road- Timothy Willsmer, prospective Planning Board member, appeared before the Board at its meeting of November 28, 2022. At that time, T. Willsmer noted his background with MassDOT. Both the Planning Board and the Select Board expressed interest in T. Willsmer joining the Board. H. Sroka made Motion for Tim Willsmer to join the Planning Board until the next Town election in May 2023, T. Dwyer Seconded, Roll Call Vote- H. Sroka, aye; T. Dwyer, aye; L. Franco, aye; M. Jeffreys, aye; T. Alonzo, aye; M. Brenner, aye; A. Reid, aye; M. Allison, aye. Motion Passed 8-0-0. T. Alonzo indicated to T. Willsmer that he needed to get sworn in at the Town Clerk’s office. ADJOURNMENT: M. Brenner made Motion to adjourn, A. Reid Seconded, Roll Call Vote- M. Brenner, aye; A. Reid, aye; M. Allison, aye; passed unanimously. Meeting adjourned 7:37 p.m. ======================================================================================== DOCUMENT : 2022-12-12-agenda-4196.txt BOARD : planning-board DATE : 2022-12-12 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-12-12-agenda-4196.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_12122022-4196 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147 ext 5 Matthew Brenner, Vice Chair Fax: (978) 582 -4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen , Member Lunenburg, MA 01462 Timothy Willsmer, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant NOTICE OF MEETING MONDAY, DECEMBER 12, 2022 – 6:00 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/87960783227 or from a telephone, dial the toll free number (888) 475-4499 and enter Webinar ID: 87960783227. 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 “ra ise 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 public, 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 attendance accordingly. AGENDA I. CALL TO ORDER II. PUBLIC COMMENT III. ANR PLAN: Parcel 3, 255 Sunny Hill Road IV. REQUEST FOR DE MINIMIS CHANGE: Lunenburg Central, 475 Leominster Shirley Road V. DECISIONS & PLANS: A. 680 Reservoir Road – Review & Endorsement B. 319 Highland Street – Review & Endorsement VI. COMPREHENSIVE PERMIT APPLICATION: Pond View Commons, LLC- Howard Street VII. BOARD DISCUSSIONS: A. Master Plan RFP B. Section 250-6.4., Driveways & Entrances VIII. MINUTES APPROVAL: A. 11/28/22 B. 11/28/22, 680 Reservoir Road C. 11/28/22, 319 Highland Street IX. COMMITTEE REPORTS: Open Space Ad Hoc Committee, Lunenburg Municipal Building Design Committee, Agricultural Commission, Capital Planning Committee, Economic Development Committee, Storm Water Task Force, MRPC, MJTC X. DIRECTOR’S ITEMS: XI. MEETING SCHEDULE: 6:00 p.m., All Board Meetings are held at Town Hall unless otherwise indicated December 26- NO MEETING January 9, January 23 XII. ONGOING ITEMS:  Lunenburg Municipal Buildings  Town Environmental Support Policy  Zoning Changes to Manage Growth  Zoning for MBTA Communities  Zoning, Infrastructure and Master Plan  Pond View Commons, LLC  Northfield Road, Parks Commission Property XIII. PUBLIC COMMENT XIV. BOARD COMMENT/CONCERNS XV. ADJOURNMENT ======================================================================================== DOCUMENT : 2022-12-12-minutes-4196.txt BOARD : planning-board DATE : 2022-12-12 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2022-12-12-minutes-4196.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_12122022-4196 ======================================================================================== ===PAGE 1=== TOWN OF L UNENBURG Office of the Planning Board Matthew Allison, Chair Tel: (978) 582 -4147, ext 5 Matthew Brenner, Vice Chair Fax: (978) 582 -4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen , Member Lunenburg, MA 01462 Timothy Willsmer, Member Adam R. Burney Land Use Director Marjorie J. Boggio Administrative Assistant Minutes December 12, 2022 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:00 p.m. Present: Matthew Brenner, Timothy Willsmer, Adam Burney Matthew Allison and Amanda Reid participated remotely under the OML Simple Extension Legislation. Absent: Erik Torgersen PUBLIC COMMENT: Lynne Man , Burrage Street - She was interested in knowing the Board ’s viewpoint on land clearing for solar development within Lunenburg. She noted the three solar locations , allowed by right, listed in the solar energy systems bylaw. One of those was the capped landfill, but the other two locations were, in her opinion, in forested lands. She also wanted a better understanding of the permitting process for solar fields. She noted there was a housing project being developed dow n the street from her and felt that would be a perfect opportunity for the town to promote heat pumps , rooftop solar, i.e., clean energy. She mentioned her involvement with the Sierra Club which advocate d clean energy. Board consensus was to place the item on the January 23rd agenda for discussion. ANR PLAN: Parcel 3, 255 Sunny Hill Road - Ed McSweeney, represented the buy er MN 122 Main, LLC. The property owners had put the property up for sale. According to the assessor ’s maps, it was 31.23 acres . In doing due diligence for the purchase, it was determined the property was 29.89 acres; Parcel 1 being 4.30 acres, Parcel 2- 24.25 acres, and Parcel 3- 1.34 acres. This was 1.30 acres short of the assessors ’ identification of 31.23 acres. That needed to be corrected for MN 122 Main, LLC, to take ownership of the land. 25.59 acres were classified Chapter 61B (Parcels 2 and 3), with 4.30 acres (Parcel 1) excluded from Chapter 61B. 1.34 acres (Parcel 3) needed to come out of Chapter 61B and be combined with the non -chapter land of 4.3 0 acres (Parcel 1); this would provide enough acreage for three buildable lots. Once the ANR Plan was end orsed at this meeting, MN 122 Main LLC would appear before the Select Board at its December 13 th meeting. The right-of-first-refusal process was required to adjust the lien for the 25.29 acres, classified as Chapter 61B. Once that was accomplished, MN 122 Main LLC would come back before the Planning Board with an ANR Plan for the three buildable lots. M. Allison made Motion to approve the ANR Plan for 255 Sunny Hill Road, T. Willsmer Seconded, roll call vote - M. Allison, aye; A. Reid, aye; T. Willsmer, aye; M. Brenner, aye. Passed unanimously. REQUEST FOR DE MINIMIS CHANGE: Lunenburg Central, 475 Leominster Shirley Road - Presentation made by Bill Hannigan, Hannigan Engineering. Three items were submitted for de minimis change. 1. Excess Fill Materials - During construction, fill materials were discovered at de eper elevations than anticipated. This resulted in an excess of fill materials on the property . Instead of hauling the excess material off site, the truck storage area at the site rear was reconfigured and the berm extended to accept the majority of the fill material. 2. Accessible Spaces- Originally there was parking at both the north and south ends of the building . Three accessible spaces were added to the east side of the building. These were added in the event there were multiple entrances to the building. ===PAGE 2=== Minutes 12.12.22 Page 2 3. Northeast Parking Reconfiguration- There was some grading adjustment in the northeast corner of the building. As the footing was designed with a thicker section, this brought the top of the footing close to existing grade. This resulted in issues with the layout and grading of the sidewalks and parking to be able to provide frost protection. The parking and sidewalks in that area were reconfigured and grading raised ~10 inches. The requested changes were provided to peer reviewer, Jeff Walsh, Graves Engineering, Inc. His 12/12/22 review letter indicated he had no issues with the changes. M. Allison made Motion to accept the request for de minimis changes for Lunenburg Central, 475 Leominster Shirley Road, T. Willsmer Seconded, roll call vote - M. Allison, aye; A. Reid, aye; T. Willsmer, aye; M. Brenner, aye. Passed unanimously. DECISIONS & PLANS: 680 Reservoir Road- Review & Endorsement- Board reviewed and endorsed. 319 Highland Street- Review & Endorsement- Board reviewed and endorsed. COMPREHENSIVE PERMIT APPLICATION: Pond View Commons, LLC, Howard Street - Next Zoning Board of Appeals continuation set for December 14th. BOARD DISCUSSIONS: Master Plan RFP- The changes discussed at the last Board meeting were incorporated and forwarded on to the Assistant Town Manager. It was anticipated that bids would be returned by early January. Section 250- 6.4., Driveways & Entrances- Tabled MINUTES APPROVAL: M. Allison made Motion to approve the minutes of 11/28/22; 11/28/22, 680 Reservoir Road; and 11/28/22, 319 Highland Street ; A. Reid Seconded, roll call vote - M. Allison, aye; A. Reid, aye; T. Wills mer, aye; M. Brenner, aye. Passed unanimously. COMMITTEE REPORTS: Open Space Ad Hoc Committee- No report. Lunenburg Municipal Building Design Committee- No report. Agricultural Commission- No report. Capital Planning Committee - The Committee continued to work through the process to get final numbers to the Town Manager. Economic Development Committee- No report. Storm Water Task Force- No report. MRPC- The Commission talked about grants for surrounding communities. MJTC- No report. DIRECTOR’S ITEM: None MEETING SCHEDULE: December 26 – NO MEETING January 9 January 23 ONGOING ITEMS: Lunenburg Municipal Buildings Town Environmental Support Policy Zoning Changes to Manage Growth Zoning for MBTA Communities Zoning, Infrastructure and Master Plan Pond View Commons, LLC ===PAGE 3=== Minutes 12.12.22 Page 3 Northfield Road, Parks Commission Property - A tech review meeting was held this d ate with Lufa Farms , an agricultural company that plan ned on building an indoor cultivation facility behind Hannaford off Massachusetts Avenue. The Parks Commission hoped that Lufa Farms would allow an access easement to town property located on Northfield Road. A. Burney stated that was an ongoing discussion. BOARD COMMENT/CONCERNS: M. Allison noted that the area surrounding drop-off bins at WalMart had been cleaned up. A. Burney responded that cameras had been installed. ADJOURNMENT: M. Allison made Motion to adjourn, A. Reid Seconded, roll call vote - M. Allison, aye; A. Reid, aye; T. Willsmer, aye; M. Brenner, aye, Passed unanimously. Meeting adjourned 7:00 p.m. Documents used at meeting: ANR Plan, 255 Sunny Hill Road Decisions: 319 Highland Street 680 Reservoir Road Minutes: 11/28/22 11/28/22, 680 Reservoir Road 11/28/22, 319 Highland Street Master Plan RFP, Draft 475 Leominster Shirley Road, Request for De Minimis Change