# planning-board — 16 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 : 2024-02-26-minutes-6432.txt BOARD : planning-board DATE : 2024-02-26 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2024-02-26-minutes-6432.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02262024-6432 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner, Chair Tel: (978) 582-4147, ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen, Member Lunenburg, MA 01462 Timothy Willsmer, Member Richard Harris Interim Land Use Director Annie M. Aubrey Administrative Assistant Minutes February 26, 2024 Meeting Posted: Yes Place: Town Hall, 17 Main Street, Lunenburg, MA Time: 6:00 p.m. Present: Matthew Brenner, Matthew Allison, Amanda Reid, Timothy Willsmer Absent: Erik Torgersen Minutes, 2/26/24 Greg Roy – Public comment – asked about ROFR process. M. Allison responded in starting the process with the town and Open Space Committee. 317-321 Sunnyhill – stormwater permit- public hearing 6:10pm Greg Roy of Dillis and Roy representing Tim Battles. At the last public hearing we received peer review from GEI. Continued to tonight’s meeting to give time for ZBA to respond. Did give variance for driveway grade. Feb 22 nd issued letter from GEI. Response to comments – revised plans to include the name and phone numbers of applicants. Soil testing has been performed and included in plans. Site zoning information is included in the revised plans. Revised calculations for stormwater void trench. No additional revisions were required or noted from peer review. Recharge trench was modeled at 100% - recalculated to be modeled at 40%. M. Allison asked about maintenance requirements for stormwater rain gardens. It is included in the plans. Greg Roy is requesting a temporary conditional certificate of occupancy. The building commissioner is looking for Planning Board input. 2022 building permit was granted for work to begin on the property of 321 Sunnyhill. Last fall the applicant requested a certificate of occupancy. Property was flagged due to more than an acre of disturbance. Both lots were then cleared – greater than an acre of disturbance with no stormwater permit issued. Tim Battles explained he has a contractor – for both lots it is to be $49,000. Per Richard Harris, to issue Performance Guarantee to ensure the work is completed and acknowledgement of the recipient of the property to precludes any issues once property is transferred. Greg Roy supplemented request with the following language “Prior to issuance of the final Certificate of Occupancy, the work stormwater system shall be constructed, and an as-built plan prepared by a professional engineer be submitted to the planning department and building commissioner documenting that the work was constructed in accordance with the approved plans and conditions of approval. Until this work is completed, the planning board is amenable to allowing for a temporary certificate of occupancy provided that the work is completed within 120 days of this order being issued. “ Hearing closed 6:47PM M. Brenner mentioned letter from Graves is met to satisfaction. Conditions considered accordance with approved plans, completed plans within timeframe, stabilization of structures. Discussed standard residential construction hours. ===PAGE 2=== 255 Sunnyhill - Continued public hearing Opened 6:56PM McCarty Engineering – John Plefka. Scheduled site walk with conservation commission this Wednesday. Requested continuation upon completion of site walk with conservation commission. Dave Rogers – 82 Highland Street – public comment – this is the 3rd or 4th continuation for this project. Are there any other hurdles to move project along other than waiting for this project. Response was engineers were waiting on issued DEP number for NOI and awaiting conservation site walk. Mr. Rogers continued – “the area has a lot of wetlands, and it would be a travesty to have a house built in an area of wetlands. I do not think the building of this site makes sense and hope the Board hears and acknowledges comments.” Mr. Harris made a note to have Mr. Rogers express concerns about Conservation regarding concerns for wetlands and conservation of land. Ken Matson – public comment – Leominster Rd. Driveway is at an elevation 2ft below his driveway. A lot of water comes off the hill and runs into his yard and is concerned about water flowing onto his property. Ken is asking if he can “take it to the bank” of that McCarty engineering that driveway will in fact be built 2ft below. M. Allison said plans need to be in conformation and compliance with plans submitted and approved to the planning board. Plan shows a 2ft grade at least. Continuance is being requested until the next Planning Board meeting March 11th. No major changes and just waiting on conservation site walk. M Allison made motion to continue to March 11th. A. Reid seconded. 7:25PM Certificate of completion for 147 & 159 Holman – GEI reviewed property and plantings in basin need to be planted and stone trench drain has minor sedimentation that needs to be removed. M. Brenner asked for clarification and why plans are not complete. Per Mr. Harris plantings for stormwater drains and sedimentation in drainage trench that need to be removed means requirements are not met yet and will need additional reviews. A. Reid did not feel comfortable issuing certificate of completion based off GEI review. Per M. Allison if sedimentation exists in stone trench it basically has failed. M. Allison moved to not yet release certificate of completion until comments from GEI review are resolved. T. Willsmer seconded. M. Allison made Motion to not release performance guarantee until comments are resolved. T. Willsmer Seconded. Board Discussions: Solar Energy Systems: M. Brenner is not comfortable putting language together to present as a warrant. Green Communities is interested in giving input, but not anticipating being able to put anything together to present at the Annual Town Meeting. Add-on of Battery Energy Storage systems is important in including in language of bylaw. By next Monday Richard Harris will provide a draft of the battery energy systems bylaw. It will help regulate storage systems; solar operating systems have a battery storage system in place as accessory use. The fire chief and police chief have helped implement a site safety plan to include as a precursor to include prior to approval. A preliminary level of detailed review will be included in the draft bylaw. Current bylaw includes threshold of 10kw between small and large and most other towns have that as a threshold of 10kw between small and medium. It is in question to include in water supply protection district due to possible risk of leeching into the ground or contamination due to batteries in ground. Discussed Site Safety Plan requirement which addresses precautionary measures to be taken by developers and homeowners in compliance with bylaw developed by fire department in handling safety measures in the case of disaster to reduce risk of fire, contamination or other disaster. A bylaw would address any battery storage unit based on size and/or storage capacity. M. Allison recommended using language from Marijuana bylaw. Scenic Roads – M. Allison is almost ready to submit draft to Board Water Supply Protection District - Mr. Harris submitted a line-by-line comparison of the water supply protection district for the board to review. M. Allison has concerns about current bylaw does not match M.G.L. and that special permits are required, and the planning board has not issued special permits for the water supply protection district. DEP map has Zone 1 and zone 2 overlapping – if map has zone 1 and zone 2 in same area, it counts as zone 1 and is controlled by the state not by the municipality. The Planning Board will have discussion about drafts at the next planning meeting March 11th prior to public hearing for warrant articles. The Green Committee will have a possible joint meeting on March 6th with the Planning Meeting to discuss solar bylaw. ===PAGE 3=== Master Plan Steering Committee- No report. Open Space Ad Hoc – No report – site walk on Lake Shirley last Saturday – to recommend transfer to control of Lunenburg. Parameter Rd to stump cove on Reservoir Rd: 3-acre parcel. No movement yet. Lunenburg Municipal Building Design Committee – No report. Agricultural Commission – No report. Next meeting is on March 7th. Capital Planning Committee – No report. Economic Development Committee – No report. Stormwater Task Force – Met with CEI – topic was making stormwater management fund. Expect a years' worth of public outreach before going before town. MRPC (Montachusett regional planning commission) - Municipal help MRPC would like to provide, though Lunenburg is not on the list. Discussion to potentially bring in MRPC once we do not have interim land use director. Per A. Reid, the position of MRPC would not be at the level of director or regional planner and would provide more support to the Planning Office. MJTC (Montachusett joint transportation committee) - No report. Meeting schedule: March 11th, March 25th Meeting adjourned 9:05PM ======================================================================================== DOCUMENT : 2024-03-11-agenda-6453.txt BOARD : planning-board DATE : 2024-03-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2024-03-11-agenda-6453.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03112024-6453 ======================================================================================== ===PAGE 1=== T O W N O F L U N E N B U R G O f f i c e o f t h e P l a n n i n g B o a r d Matthew Brenner, Chair Tel: (978) 582-4146, ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen, Member Lunenburg, MA 01462 Timothy Willsmer, Member Richard Harris - Interim Land Use Director Joeci Gilchrest - Interim Administrative Assistant NOTICE OF MEETING   MONDAY MARCH 11, 2024 – 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 agenda lists all the topics which may be discussed at the meeting and are those reasonably anticipated by the Chair. Votes may be taken as a result of these discussions. Not all items listed may in fact be discussed and other items not listed may also be brought up for discussion to the extent permitted by Open Meeting Law. The following information is provided for members of the public that would like to participate in the meeting remotely: To Participate Remotely: From a computer, please use the link below to join the public meeting webinar: https://us02web.zoom.us/j/88251881562 or from a telephone, dial the toll free number (888) 475-4499 and enter Webinar ID: 88251881562.     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 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. PUBLIC HEARING  255 Sunny Hill Road Stormwater Permit – applicant has requested continuation to April 8, 2024 IV. CERTIFICATES OF COMPLETION  147 Holman; 159 Holman - reconsideration V. RELEASE OF PERFORMANCE GUARENTEE  147 Holman; 159 Holman – possible reduction VI. DECISIONS:  Certificate of Granting Stormwater Permit 317-321 Sunnyhill Rd VII. BOARD D ISCU SSIONS:  First Right of Refusal 100 Howard St – Chapter 61  250-4.13 Solar Energy Systems – Battery Energy Storage Systems  Scenic Roads  Water Supply Protection District VIII. MINUTES APPROVAL: 2/26/24 Minutes IX. COMMITTEE REPORTS: Master Plan Steering Committee, 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. MEETING SCHEDULE:   6:00 p.m., All Board Meetings are held at Town Hall unless otherwise indicated  March 25 ; April 8 XI. ONGOING ITEMS:    Master Plan   ===PAGE 2===  Water Supply Protection District    Zoning for MBTA Communities- Action Plan    Lunenburg Municipal Buildings    Pond View Commons, LLC    XII. PUBLIC COMMENT   XIII. BOARD COMMENT/CONCERNS   XIV. ADJOURNMEN ===PAGE 3=== ======================================================================================== DOCUMENT : 2024-03-25-agenda-6467.txt BOARD : planning-board DATE : 2024-03-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2024-03-25-agenda-6467.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03252024-6467 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner, Chair Tel: (978) 582-4147 ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Amanda Reid, Clerk 960 Massachusetts Avenue Timothy Willsmer, Member Lunenburg, MA 01462 Erik Torgeren, Member Richard Harris, AICP Interim Land Use Director Anne Aubrey Administrative Assistant The Lunenburg Planning Board will hold a Public Hearing on March 25, 2024, 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, Sections 250-4.1G Use Table; 250-4.9 Water Supply Protection District; 250-4.13 Solar Energy Systems; and updates to the Official Zoning Map. 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/7663167607 or from a telephone, dial the toll free number (888) 475-4499 and enter meeting ID: 766 316 7607 ======================================================================================== DOCUMENT : 2024-03-25-agenda-6486.txt BOARD : planning-board DATE : 2024-03-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2024-03-25-agenda-6486.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03252024-6486 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner, Chair Tel: (978) 582-4146, ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen, Member Lunenburg, MA 01462 Timothy Willsmer, Member Richard Harris - Interim Land Use Director Joeci Gilchrest - Interim Administrative Assistant NOTICE OF MEETING MONDAY MARCH 25, 2024 – 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 agenda lists all the topics which may be discussed at the meeting and are those reasonably anticipated by the Chair. Votes may be taken as a result of these discussions. Not all items listed may in fact be discussed and other items not listed may also be brought up for discussion to the extent permitted by Open Meeting Law. The following information is provided for members of the public that would like to participate in the meeting remotely: To Participate Remotely: From a computer, please use the link below to join the public meeting webinar: https://us02web.zoom.us/j/88251881562 or from a telephone, dial the toll free number 13017158592 and enter Webinar ID: 882 5188 1562 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 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. MASTER PLAN STEERING COMMITTEE  Application for member-at-large seat IV. PUBLIC HEARING  255 Sunny Hill Road Stormwater Permit – applicant has requested continuation to April 8, 2024  (Proposed) Zoning Bylaw amendments - Water Supply Protection District and Solar Energy - Battery Energy Storage Systems V. CERTIFICATES OF COMPLETION  147 Holman; 159 Holman - reconsideration VI. RELEASE OF PERFORMANCE GUARENTEE  147 Holman; 159 Holman – possible reduction VII. DECISIONS:  Certificate of Granting Stormwater Permit 317-321 Sunnyhill Rd VIII. BOARD DISCUSSIONS:  First Right of Refusal 100 Howard St – Chapter 61  250-4.13 Solar Energy Systems – Battery Energy Storage Systems  Water Supply Protection District IX. MINUTES APPROVAL: 2/26/24 Minutes X. COMMITTEE REPORTS: Master Plan Steering Committee, 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. ADMINISTRATIVE NOTES:  Format change to applications within two-weeks to provide accurate contact info XII. MEETING SCHEDULE: ===PAGE 2=== 6:00 p.m., All Board Meetings are held at Town Hall unless otherwise indicated April 8th; April 22nd XIII. ONGOING ITEMS:  Master Plan  Water Supply Protection District  Zoning for MBTA Communities- Action Plan  Lunenburg Municipal Buildings  Pond View Commons, LLC XIV. PUBLIC COMMENT XV. BOARD COMMENT/CONCERNS XVI. ADJOURNMEN ======================================================================================== DOCUMENT : 2024-04-08-agenda-6508.txt BOARD : planning-board DATE : 2024-04-08 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2024-04-08-agenda-6508.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04082024-6508 ======================================================================================== ===PAGE 1=== NOTICE OF MEETING MONDAY April 8th, 2024 – 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/LunenburgPublic-Access-Cable-157427270975305/) and will be able to be found on the LunenburgAccess YouTube channel within 24 hours after the meeting. The agenda lists all the topics which may be discussed at the meeting and are those reasonably anticipated by the Chair. Votes may be taken as a result of these discussions. Not all items listed may in fact be discussed and other items not listed may also be brought up for discussion to the extent permitted by Open Meeting Law. The following information is provided for members of the public that would like to participate in the meeting remotely: To Participate Remotely: From a computer, please use the link below to join the public meeting webinar: https://us02web.zoom.us/j/88251881562 or from a telephone, dial the toll free number 13092053325 and enter Webinar ID: 852 0850 8154 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 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. Town of Lunenburg, Office of the Planning Board Matthew Brenner, Chair Matthew Allison, Vice Chair Amanda Reid, Clerk Erik Torgersen, Member Timothy Willsmer, Member Tel: 978-582-4146, ext 5 Fax: 978-582-4353 960 Massachusetts Ave Lunenburg, MA. 01462 Richard Harris, Interim Land Use Director Joeci Gilchrest, Interim Administrative Assistant AGENDA I. CALL TO ORDER: II. PUBLIC COMMENT: III. PUBLIC HEARING: VI. BOARD DISCUSSIONS: VII. MINUTES APPROVAL: 2.28.24 meeting minutes (Proposed) Zoning Bylaw Amendments: Water Supply Protection District and Solar Energy - Battery Energy Storage Systems 728 Goodrich St - Special Permit Application - Shared Driveway 250-4.13 Solar Energy Systems - Battery Energy Storage Systems Water Supply Protection District ===PAGE 2=== Town of Lunenburg, Office of the Planning Board Matthew Brenner, Chair Matthew Allison, Vice Chair Amanda Reid, Clerk Erik Torgersen, Member Timothy Willsmer, Member Tel: 978-582-4146, ext 5 Fax: 978-582-4353 960 Massachusetts Ave Lunenburg, MA. 01462 Richard Harris, Interim Land Use Director Joeci Gilchrest, Interim Administrative Assistant AGENDA VIII. COMMITTEE REPORTS: IX. MEETING SCHEDULE: Master Plan Steering, Open Space Ad Hoc Committee, Lunenburg Municiple Building Design Committee, Agricultural Comission, Capital Planning Committee, Economic Development Committee, Storm Water Task Force, MRPC, MJTC X. ONGOING ITEMS: 6:00pm. All meeting are to be held at Town Hall unless otherwise indicated. April 22nd; May 13th Master Plan Zoning for MBTA Communities Action Plan Lunenburg Municipal Buildings Pond View Commons, LLC XI. PUBLIC COMMENT XII. BOARD COMMENT/CONCERNS XIV. ADJOURNMENT ======================================================================================== DOCUMENT : 2024-04-08-agenda-6520.txt BOARD : planning-board DATE : 2024-04-08 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2024-04-08-agenda-6520.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04082024-6520 ======================================================================================== ===PAGE 1=== NOTICE OF MEETING MONDAY April 8th, 2024 – 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/LunenburgPublic-Access-Cable-157427270975305/) and will be able to be found on the LunenburgAccess YouTube channel within 24 hours after the meeting. The agenda lists all the topics which may be discussed at the meeting and are those reasonably anticipated by the Chair. Votes may be taken as a result of these discussions. Not all items listed may in fact be discussed and other items not listed may also be brought up for discussion to the extent permitted by Open Meeting Law. The following information is provided for members of the public that would like to participate in the meeting remotely: To Participate Remotely: From a computer, please use the link below to join the public meeting webinar: https://us02web.zoom.us/j/85208508154 or from a telephone, dial the toll free number 13092053325 and enter Webinar ID: 852 0850 8154 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 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. Town of Lunenburg, Office of the Planning Board Matthew Brenner, Chair Matthew Allison, Vice Chair Amanda Reid, Clerk Erik Torgersen, Member Timothy Willsmer, Member Tel: 978-582-4146, ext 5 Fax: 978-582-4353 960 Massachusetts Ave Lunenburg, MA. 01462 Richard Harris, Interim Land Use Director Joeci Gilchrest, Interim Administrative Assistant AGENDA I . CALL TO ORDER: II. PUBLIC COMMENT: III. PUBLIC HEARING: VI. BOARD DISCUSSIONS: VII. MINUTES APPROVAL: 2.28.24 meeting minutes (Proposed) Zoning Bylaw Amendments: Water Supply Protection District and Solar Energy - Battery Energy Storage Systems 728 Goodrich St - Special Permit Application - Shared Driveway 250-4.13 Solar Energy Systems - Battery Energy Storage Systems Water Supply Protection District ===PAGE 2=== Town of Lunenburg, Office of the Planning Board Matthew Brenner, Chair Matthew Allison, Vice Chair Amanda Reid, Clerk Erik Torgersen, Member Timothy Willsmer, Member Tel: 978-582-4146, ext 5 Fax: 978-582-4353 960 Massachusetts Ave Lunenburg, MA. 01462 Richard Harris, Interim Land Use Director Joeci Gilchrest, Interim Administrative Assistant AGENDA VIII. COMMITTEE REPORTS: IX. MEETING SCHEDULE: Master Plan Steering, Open Space Ad Hoc Committee, Lunenburg Municiple Building Design Committee, Agricultural Comission, Capital Planning Committee, Economic Development Committee, Storm Water Task Force, MRPC, MJTC X. ONGOING ITEMS: 6:00pm. All meeting are to be held at Town Hall unless otherwise indicated. April 22nd; May 13th Master Plan Zoning for MBTA Communities Action Plan Lunenburg Municipal Buildings Pond View Commons, LLC XI. PUBLIC COMMENT XII. BOARD COMMENT/CONCERNS XIV. ADJOURNMENT ======================================================================================== DOCUMENT : 2024-04-22-agenda-6533.txt BOARD : planning-board DATE : 2024-04-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2024-04-22-agenda-6533.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04222024-6533 ======================================================================================== ===PAGE 1=== NOTICE OF MEETING MONDAY April 22tnd, 2024 – 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/LunenburgPublic-Access-Cable-157427270975305/) and will be able to be found on the LunenburgAccess YouTube channel within 24 hours after the meeting. The agenda lists all the topics which may be discussed at the meeting and are those reasonably anticipated by the Chair. Votes may be taken as a result of these discussions. Not all items listed may in fact be discussed and other items not listed may also be brought up for discussion to the extent permitted by Open Meeting Law. The following information is provided for members of the public that would like to participate in the meeting remotely: To Participate Remotely: From a computer, please use the link below to join the public meeting webinar: https://us02web.zoom.us/j/88251881562 or from a telephone, dial the toll free number 13052241968 and enter Webinar ID: 882 5188 1562 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 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. Town of Lunenburg, Office of the Planning Board Matthew Brenner, Chair Matthew Allison, Vice Chair Amanda Reid, Clerk Erik Torgersen, Member Timothy Willsmer, Member Tel: 978-582-4146, ext 5 Fax: 978-582-4353 960 Massachusetts Ave Lunenburg, MA. 01462 Richard Harris, Interim Land Use Director Joeci Gilchrest, Interim Administrative Assistant Changes from original are indicated in red I. CALL TO ORDER: II. PUBLIC COMMENT: III. PUBLIC HEARING: (Proposed) Zoning Bylaw Amendments: Water Supply Protection District and Solar Energy - Battery Energy Storage Systems 728 Goodrich St - Special Permit Application - Shared Driveway 255 Sunnyhill Stormwater Permit V. CERTIFICATES OF OCCUPANCY/ APPROVAL OF PERFORMANCE GUARENTEE CONSIDER/DISCUSS SIGN-OFF for STORMWATER PERMITS 512 Northfield 430 Mulpus VI. CERTIFICATE OF COMPLETION/RELEASE OF PERFORMANCE GUARENTEE CONSIDER for STORMWATER PERMITS 360 Flat Hill Road, 19- and 21-Watt Street IV. CONSIDER CERTIFICATE OF COMPLETION 317 & 321 Sunnyhill Road AGENDA (revised) ===PAGE 2=== Town of Lunenburg, Office of the Planning Board CONTINUED VIII. BOARD DISCUSSIONS: 250-4.13 Solar Energy Systems - Battery Energy Storage Systems Water Supply Protection District VII. CONSIDER MODIFICATION TO SITE PLAN APPROVAL 5 Summer St IX. MINUTES APPROVAL: 2.28.24 meeting minutes X. COMMITTEE REPORTS: Master Plan Steering, Open Space Ad Hoc Committee, Lunenburg Municiple Building Design Committee, Agricultural Comission, Capital Planning Committee, Economic Development Committee, Storm Water Task Force, MRPC, MJTC XI. MEETING SCHEDULE: 6:00pm. All meeting are to be held at Town Hall unless otherwise indicated. May 13th XII. ONGOING ITEMS: Master Plan Zoning for MBTA Communities Action Plan Lunenburg Municipal Buildings Pond View Commons, LLC XIII. PUBLIC COMMENT XIV. BOARD COMMENT/CONCERNS XV. ADJOURNMENT ======================================================================================== DOCUMENT : 2024-04-22-minutes-6533.txt BOARD : planning-board DATE : 2024-04-22 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2024-04-22-minutes-6533.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04222024-6533 ======================================================================================== ===PAGE 1=== Planning Board Meeting Minutes April 22, 2024 6PM Present: Matthew Brenner, Matthew Allison, Amanda Reid, Timothy Willsmer, Richard Harris Absent: Erik Torgensen, Matthew Brenner attended beginning portion of the meeting PUBLIC COMMENT Dave Rodgers, 82 Highland St – Request to poll the Board to allow to say the Pledge of Allegiance prior to meetings. Mr. Rodgers is a Vietnam Veteran and encouraged the recognition of importance in reciting of Pledge of Allegiance. PUBLIC HEARING (Proposed) Zoning Bylaw Amendments: Water Supply Protection District and Solar Energy – Battery Energy Storage Systems 728 Goodrich St -Special Permit Application -Shared Driveway CONSIDER CERTIFICATE OF COMPLETION 317 & 321 Sunnyhill Road – Waiting on As-Builts and Board is not ready to make Decision. CERTIFICATES OF OCCUPANCY APPROVAL OF PERFORMANCE GUARANTEE 512 Northfield (permitted at 245 Holman) – Performance Guarantee would be between Town and Developer. John Plifka represented Applicant. As-built is waiting for sign off from Graves Engineering. Prolim Development is willing to put up performance guarantee to received certificates of occupancy. Options are for sign off on reasonable performance guarantee. Deadline suggested for completion and final inspection from Graves. M. Allison expressed not being in favor of developers selling property prior to receiving all necessary permits. Phil Provost, instructed not to construct the rain gardens until the very end. Adam Burney requested that in order to get specialty soils for the season. Rain gardens were functioning and are the only structures and have been completed. Mr. Provost feels blindsided on how to proceed. R. Harris asked the cost to construct the rain gardens. P.Provost said estimated at $3,000 with specialty soils. Concern is about plant life-living. Sufficient surety to cover to re-do the rain garden. R. Harris estimates $5,000 guarantee. P.Provost questioned mechanisms in place from a building perspective regarding seasonal sureties and how long Performance Guarantee lasts? R. Harris said 6 months time in order to evaluate the livelihood of the plants. ===PAGE 2=== Once Graves Engineering signs off on as-builts, agrees with cost of building of rain gardens then performance guarantee would be accepted. T. Willsmer Made Motion to authorize the interim land use director sign off on occupancy permit subject to conditions, graves approved site, GEI submits final inspection report and finds site is satisfactory completed and GEI approved the proposed Guarantee for $6,000 for up to 6 months for ensuring plant life is vegetive for Lot 5 at 512 Northfield Rd 430 MULPUS – Work is not completed on Lot 5. M. Allison does not want to approve certificate of occupancy. Question is how to get occupancy permit for Lot 2. T. Willsmer agrees to establish a plan in place in order to consider the Town in the way properties are developed and sold. Question for this lot remains if the Board received a completed checklist of items would that initiate the Board to sign off on a performance guarantee in order for the property to be sold. Items include as-builts reviewed by Graves Engineering and have a cost estimate for remaining work to have Graves complete inspection and confirm amount is reasonable prior to accepting performance guarantee. Work would be completed prior to any certificate of occupancy to be signed off. Discussion between Board members focused on voting on the specific process in order to obtain certificates of occupancy would include the above listed terms including performance guarantees. R.Harris detailed importance of taking the extra steps in order to protect the Town and Conditions should have been tied to the bylaws and spoke with Building Commissioner agrees. Though, the Decision for the current stormwater permit does not tie the Conditions to current Decision in place for the property in question. R.Harris told Applicant in order to obtain sign off on certificate of occupancy will need to include the above conditions. CONSIDER MODIFICATION TO SITE PLAN APPROVAL: 5 Summer St Modification to existing Permit from Brazilian Restaurant to Indoor Golf & Sports Bar. R. Harris mentioned it would be De Minimis Change by change of use. T. Willsmer made Motion that the Board agrees this is a De Minimis change and approves change in use as Brazilian Restaurant CERTIFICATE OF COMPLETION / RELEASE OF PERFORMANCE GUARANTEE: Consider for Stormwater Permits – 360 Flat Hill Road, 19 and 21 Watt Street Graves Engineering submitted a completed inspection of lots 1,7 & 8 and all lots were considered consistent with approved plans. T. Willsmer made Motion to authorize Certificate of Completion and Release of Performance Guarantee. A.Reid Seconded. All, aye. BOARD DISCUSSIONS: ===PAGE 3=== 250-4.13 Solar Energy Systems – Battery Energy Storage Systems Water Supply Protection District MINUTES APPROVAL: 2.28.24 Meeting Minutes COMMITTEE REPORTS: Master Plan Steering Committee – Idea of setting up large public space. Next public meeting is next month Open Space Ad Hoc Meeting – no report Lunenburg Municipal Building Design Committee – No report Agricultural Commission – Have not formalized application for farmers market. Not able to get a quorum. Capital Planning Committee – no report Economic Development Committee – no report Storm Water Task Force – Brainstorm to connect with other Boards and start getting the word out. T. Willsmer is tasked to investigate if we need redesign of current stormwater bylaws including enforcement. MRPC – no report MJTC – Last meeting was discussing budgets and no report. Meeting Schedule May 13 th; June 10th T. WIllsmer made Motion to adjourn. A. Reid Seconded, all aye. Meeting adjourned 10:00PM Public Hearing: 728 Goodrich St Opened 6:05PM Phil Colmeta, Applicant – Special Permit Application for shared driveway between Lot 1 & Lot 2. Chris Stoddard, Easement is a 40ft wide easement, curved radius’ 30ft, slope is less than 2%. Regulations have been met according to Lunenburg Bylaw. M.Allison made note plan is showing 2ft contours. Public Comment: ===PAGE 4=== Courtney Driver, 708 Goodrich St – Concerns about location. Currently corner is pretty dangerous with 2-way traffic, kids riding bikes, turkey crossing. Right now the lot is pretty inactive. With the 2 lots and more active residents, with more delivery trucks parking in that corner. Drainage is also a concern. Residents are worried ice might build up from the combined driveway. M.Allison responded with shared concerns. Plan shows that new pavement is 4-6ft further from the curb than what is currently there and grade is being reduced to existing driveway. Concern is appreciated but stormwater is not triggered. Chris Stoddard responded as well confirming the driveway is moving away from that curb and drainage would exit to the grass. Also mentioned if driveways were separated the danger risks would increase. M.Brenner continued to explain update in common driveway bylaw helps increase safety efforts. Dave Rogers, 82 Highland St – What happens if there is a disagreement between property owners in regard to plowing and maintenance? R.Harris mentioned if there is a shared driveway it would become between the two property owners and by-right would be able to put in their own driveway. M. Allison mentioned considerable wetlands on one of the lots. Chris Stoddard mentioned lot is well within 100ft buffer zone complying with the WPA. M. Allison made Motion to close Public Hearing for 728 Goodrich St. Closed at 6:27PM M. Allison made Motion to approve Special Permit Shared Driveway, A.Reid Seconded. All, aye Public Hearing 255 Sunnyhill (Continued) John Plifka, representing Applicant. Conservation filing for Leominster Rd is still pending and might be more than a month before Conservation approval. 4 Lots on Sunnyhill and proposing 3 buildings. The last Conservation filing, the footprint of the house has been reduced and lot has shifted to the right. T. Willsmer expressed discontent with current stormwater bylaws. R. Harris mentioned there are 2 options. Can continue Hearing until Conservation decides on Lot 5, Board could grant Stormwater Permit excluding Lot 5 with the Condition separate permit to be submitted for Lot 5 at a later date. J.Plifka mentioned submitting separate permit for Lot 5 would not change Stormwater Plan. Both M. Allison and A. Reid requested to wait until Conservation is able to give Decision. ===PAGE 5=== Ed McSweeney, Owners of property. Responding to M.Allison’s concerns about encroachment on wetlands. Work on property is over 200ft from the buffer zone and would not come close to wetlands. J.Plifka made note that they are before the Board today to request to segregate lots 1-3 in order to approve the Stormwater Permit under the condition that Lot 5 is removed. T.Willsmer prefers separate filings to remove Lot 5. R. Harris noted Public Hearing can be closed and Motion for Decision to Approve Stormwater Permit with the exclusion of Lot 5. Public Comment: Dave Rodgers, 82 Highland St – Is that the lot you would access from Leominster Rd? M. Allison responded; fronts on Leominster Rd would have Leominster Rd address. Mr. Patton’s driveway is right at the end and entire area is wet. Should not be any building on that lot and would be a travesty for all the reasons mentioned. Bob Pease, 11 Wintergreen Ct – Conservation Commission Member; Question if lots 4 & 5 did not get approval, would they need to come back for a Subdivision Application? Bob Pease thought Board was discussing ANR and rescinded comment. R.Harris discussed the approval of Lots 1-3 and anything beyond those limits will require separate filing for Lots 4 & 5. T.Willsmer made Motion to continue Hearing to June 10th. A.Reid Seconded. All, aye 7:03PM Public Hearing (Proposed) Zoning Bylaw Amendments: Water Supply Protection District (WSPD) R.Harris drafted suggestions for the Board to review based off of feedback. Joan Pease emailed feedback and R. Harris made amendments to bylaw for review. Desire from residents to insert Zone 1 permitted uses without need of Special Permit. Language tweaked to allow treatment plant in Zone 2; suggestions of eliminating some of the allowances for contamination remediation and should not be prohibited in the event of water being contaminated. Bylaw has Special Permit requirements that only applies to Special Permits issued. Under Uses and Activities required special permit, construction of treatment facilities in Zone 2. ===PAGE 6=== M. Allison wanted to thank Richard Harris, Annie Aubrey and Joeci Gilchrest who is not longer the Administrative Assistant and now Planning Department is vacant. M. Allison expressed the warrants are not ready to go to Town Meeting.. Joan Pease, 11 Wintergreen Ct – M.Harris summarized the information J.Pease emailed earlier this morning. Definitions – Zone 1: remove last sentence in Definition. Adding Zone 1 back into permitted uses. Maintaining permitted uses. Treatment Facility and Bulldozers in Zone 1. No problem with treatment facility in Zone 2 as long as it is allowed with Special Permit. R. Harris made note did note could not imagine having a contaminated water supply in Zone 1. Bill Hannigan, Hannigan Engineering – Providing clarification contamination definition of contamination of surface water and contamination of ground water. Zone 1 well water contamination can still allow a treatment facility 400 ft away from Zone 1 with Special Permit. B. Hannigan will forward reference to Definitions taken from DEP website to R. Harris. Paul Keating, Leominster resident involved in land that is being discussed. Built the first kill incineration plant used by the state of NY. Comments discuss management. From listening, have enough information to make a decision and is only suggesting in the best interest of the Board to make a decision. J. Pease – appreciate Mr. Hannigan’s definition and including those definitions and R. Harris remarks the bylaw amendments would be acceptable. Margaret – concerns are Zone 1. Concern original writing of Water Protection be not removed. Easement allowed passive recreation in Zone 1 . In the past the Lunenburg Water District pumped the well until 2010. Past practices have shown that DEP or Lunenburg Water District did not inflict issues with passive recreation to be allowed in Zone 1 and that protections remain. Bill Hannigan – amendments to language to Zone 1 that is appeasing to residents in Hickory Hills is important and believes the Board has sufficient information in order to make a decision. M. Allison made note this amendment to the bylaw is in accordance with DEP regulations and more in-line with the updated DEP regulations. Continued to say the amendments went from minor to a bit more detailed and amendment might take as long as the Override. Bill Hannigan returned to comment that the time to discuss Zoning amendment is not a reason to not take bylaw to Town Meeting. R. Harris commented that he has drafted more substantive amendments than the one drafted before the Board. It was also mentioned that this was brought forward by the state in order to remain compliant with State Laws. Debbie Richie, 98 Royal Fern Drive – Proposed changes will be different than what they read today? Changes made after warrant being release to the public might cause issues with communication. What harm does it do in the meantime if the Board does not go forward with this bylaw? ===PAGE 7=== Amanda Reid made comments that she is not comfortable bringing warrant to Town Meeting if the Board is not informed about bylaw. 39 Bellivue Rd – Appreciate Board cleaning up this bylaw. Agrees we are not there yet. Proposed some changes to the bylaw to try to put back some of permitted activities in Zone 1. Question for R. Harris if State says activities are permitted that the town cannot say permitted activities are allowed. R. Harris responded has a model suggested bylaw to use as a guide. Very few communities adopted Ver Batum. As a general rule MA DEP does not like to have public recreation near water supply areas but does not necessarily prohibits recreation activities and is still a local decision to make. M. Allison made note that surface water pertains to the lake and bylaw affects ground water. Mr. Hannigan mentioned that Hickory Hills is a groundwater source. T. Willsmer made Motion to recommend no action be taken on this Warrant at Town Meeting. Seconded by A.Reid. J. Pease questioned if Planning Board makes motion is it possible for someone to continue to push forward? R.Harris said it’s unlikely but possible. Suggested to change language of Motion. Motion was withdrawn. T. Willsmer made Motion to withdraw article or recommend Town take no action on Warrant for Water Supply Protection District. Seconded by M. Allison, all aye. SOLAR ENERGY – BATTERY ENERGY STORAGE SYSTEMS T. Willsmer wanted clarification rush to get bylaw created otherwise bylaw will be written for us? R. Harris corrected that no one would write the bylaw but companies would come in and create solar energy battery storage systems and not have any bylaws regulating them. M. Allison discussed with Board if any comments on warrant article. T. Wilsmer made motion to close public hearing. A. Reid Seconded. Public Hearing Closed 8:35 PM Deliberation: M. Allison ensures there is a standard and bylaw was created by meeting with Fire, Police and research from other communities. Amanda Reid Made Motion to make recommendations at Town Meeting to adopt warrant including scriveners error discussed today. T. Willsmer Seconded, all aye. ===PAGE 8=== ======================================================================================== DOCUMENT : 2024-05-13-agenda-6565.txt BOARD : planning-board DATE : 2024-05-13 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2024-05-13-agenda-6565.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05132024-6565 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner, Chair Tel: (978) 582-4146, ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Amanda Reid, Clerk 960 Massachusetts Avenue Erik Torgersen, Member Lunenburg, MA 01462 Timothy Willsmer, Member Richard Harris - Interim Land Use Director Annie Aubrey - Interim Administrative Assistant NOTICE OF MEETING MONDAY MAY 13, 2024 – 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 agenda lists all the topics which may be discussed at the meeting and are those reasonably anticipated by the Chair. Votes may be taken as a result of these discussions. Not all items listed may in fact be discussed and other items not listed may also be brought up for discussion to the extent permitted by Open Meeting Law. The following information is provided for members of the public that would like to participate in the meeting remotely: To Participate Remotely: From a computer, please use the link below to join the public meeting webinar: https://us02web.zoom.us/j/85208508154 or from a telephone, dial the toll free number 13017158592 and enter Webinar ID: 852 0850 8154 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 attendanc e 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 932 Flat Hill Road IV. APPOINTMENT Presentation from BSC Group on Conceptual Plans for 925 Massachusetts Ave V. DE MINIMIS CHANGE Site Plan 494 Electric Ave – Il Forno VI. CONSIDER/DISCUSS SIGN-OFF FOR STORMWATER PERMIT 430 Mulpus Rd VII. CONSIDER CERTIFICATE OF COMPLETION 317 & 321 Sunnyhill Road VIII. INTERIM DIRECTOR REPORT 512 Northfield Status on Occupancy Sign-off MBTA Zoning IX. BOARD DISCUSSIONS X. SIGN DECISION 728 Goodrich Special Permit XI. MINUTES APPROVAL: 4/22/24 Minutes XII. COMMITTEE REPORTS: Master Plan Steering Committee, Open Space Ad Hoc Committee, Lunenburg Municipal Building Design Committee, Agricultural Commission, Capital Planning Committee, Economic Development Committee, Storm Water Task Force, MRPC, MJTC XIII. MEETING SCHEDULE: 6:00 p.m., All Board Meetings are held at Town Hall unless otherwise indicated May 27 th; June 10th XIV. ONGOING ITEMS: • Master Plan • Water Supply Protection District • Zoning for MBTA Communities- Action Plan • Lunenburg Municipal Buildings • Pond View Commons, LLC XV. PUBLIC COMMENT XVI. BOARD COMMENT/CONCERNS XVII. ADJOURNMENT ===PAGE 2=== ======================================================================================== DOCUMENT : 2024-06-10-agenda-6608.txt BOARD : planning-board DATE : 2024-06-10 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2024-06-10-agenda-6608.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06102024-6608 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner, Chair Tel: (978) 582-4146, ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Amanda Reid, Clerk 960 Massachusetts Avenue Timothy Willsmer, Member Lunenburg, MA 01462 Glenn McLeod, Member Richard Harris - Interim Land Use Director Logan O’Connell Administrative Assistant NOTICE OF MEETING MONDAY JUNE 10, 2024 – 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 agenda lists all the topics which may be discussed at the meeting and are those reasonably anticipated by the Chair. Votes may be taken as a result of these discussions. Not all items listed may in fact be discussed and other items not listed may also be brought up for discussion to the extent permitted by Open Meeting Law. The following information is provided for members of the public that would like to participate in the meeting remotely: To Pa rticipate Remotely: From a computer, please use the link below to join the public meeting webinar: https://us02web.zoom.us/j/85208508154 or from a telephone, dial the toll free number (888) 475-4499 and enter Webinar ID: 85208508154. 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 attendanc e 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. REORGANIZATION IV. PUBLIC HEARING (CONTINED) 255 Sunnyhill Rd V. APPOINTMENT • Interview for Master Planning Steering Committee, Sondria Harp • Interview for Master Planning Steering Committee, Emily Young • Appointment with Karen Chapmen to Discuss MBTA Zoning VI. CERTIFICATES OF COMPLETION • 680 Reservoir Road • 321 Sunnyhill Road VII. SIGN PERFORMANCE GUARANTEE • 430 Mulpus Road VIII. BOARD DISCUSSIONS: • Town Manager Screening Committee • Outdoor Dining Policy IX. MINUTES APPROVAL: 5/13/24 Minutes X. COMMITTEE REPORTS: Master Plan Steering Committee, 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 June 24; July 8 XII. ONGOING ITEMS: • Master Plan • Water Supply Protection District • Zoning for MBTA Communities- Action Plan • Lunenburg Municipal Buildings • Pond View Commons, LLC XIII. PUBLIC COMMENT XIV. BOARD COMMENT/CONCERNS XV. ADJOURN ===PAGE 2=== ======================================================================================== DOCUMENT : 2024-06-10-agenda-6609.txt BOARD : planning-board DATE : 2024-06-10 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2024-06-10-agenda-6609.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06102024-6609 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner, Chair Tel: (978) 582-4146, ext 5 Matthew Allison, Vice Chair Fax: (978) 582-4353 Amanda Reid, Clerk 960 Massachusetts Avenue Timothy Willsmer, Member Lunenburg, MA 01462 Glenn McLeod, Member Richard Harris - Interim Land Use Director Logan O’Connell Administrative Assistant REVISED NOTICE OF MEETING MONDAY JUNE 10, 2024 – 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 agenda lists all the topics which may be discussed at the meeting and are those reasonably anticipated by the Chair. Votes may be taken as a result of these discussions. Not all items listed may in fact be discussed and other items not listed may also be brought up for discussion to the extent permitted by Open Meeting Law. The following information is provided for members of the public that would like to participate in the meeting remotely: To Pa rticipate Remotely: From a computer, please use the lin k below to join the public meeting webinar: https://us02web.zoom.us/j/7927370353?omn=89038986986 or from a telephone, dial the toll free number (888) 475-4499 and enter Webinar ID: 89038986986. 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 attendanc e 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. REORGANIZATION IV. APPOINTMENT • Interview for Master Planning Steering Committee, Sondria Harp • Interview for Master Planning Steering Committee, Emily Young • Appointment with Karen Chapmen to Discuss MBTA Zoning V. CERTIFICATES OF COMPLETION • 680 Reservoir Road • 321 Sunnyhill Road VI. SIGN PERFORMANCE GUARANTEE • 430 Mulpus Road VII. BOARD DISCUSSIONS: • Town Manager Screening Committee • Outdoor Dining Policy VIII. MINUTES APPROVAL: 5/13/24 Minutes IX. COMMITTEE REPORTS: Master Plan Steering Committee, 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. MEETING SCHEDULE: 6:00 p.m., All Board Meetings are held at Town Hall unless otherwise indicated June 24; July 8 XI. ONGOING ITEMS: • Master Plan • Water Supply Protection District • Zoning for MBTA Communities- Action Plan • Lunenburg Municipal Buildings • Pond View Commons, LLC XII. PUBLIC COMMENT XIII. BOARD COMMENT/CONCERNS XIV. ADJOURN ===PAGE 2=== ======================================================================================== DOCUMENT : 2024-06-10-minutes-6608.txt BOARD : planning-board DATE : 2024-06-10 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2024-06-10-minutes-6608.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_06102024-6608 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Tel: (978) 582-4146, ext. 5 Fax: (978) 582-4353 960 Massachusetts Avenue Lunenburg, MA 01462 Matthew Brenner, Chair Matthew Allison, Vice Chair Amanda Reid, Clerk Timothy Willsmer, Member Glenn McLeod, Member Minutes June 10th, 2024 Richard Harris – Interim Land Use Director Logan O’Connell – Administrative Assistant Meeting Posted: Yes Address: Town Hall, 17 Main Street, Lunenburg, MA Date: 6:00 P.M. Present: Matthew Allison, Matthew Brenner, Glenn McLeod Absent: Amanda Reid, Timothy Willsmer CALL TO ORDER: The meeting’s beginning was briefly delayed due to technical issues with Zoom. After unsuccessful staff troubleshooting, Matthew Brenner clarified that the meeting could continue without Zoom and began the meeting at approximately 6:18 P.M without it. M. Brenner and Matthew Allison discussed possible continuations and agenda modifications due to the technical difficulties. M. Allison expressed dissatisfaction with the Town Government’s performance, and M. Brenner agreed. Richard Harris and M. Brenner discussed which items to postpone due to the inability for the public to comment online. M. Allison opined that the purpose of Public Hearings was to serve the general public, and emphasized that they were the largest of many groups that were inconvenienced by the technical difficulties. REORGANIZATION: R. Harris recommended voting on the Chair position and postponing the full re-organization until all members could be present. M. Allison moved to continue Chair Membership until the next meeting, M. Brenner seconded, passed unanimously. APPOINTMENT: MBTA Zoning Karen Chapman rescheduled her presentation to 2024-06-24 to have Zoom available. Master Plan Steering Committee Two candidates (Sondria Harp, 20 Pratt St and Emily Young, 36 Florence St) were present. M. Brenner asked for a brief personal summary, including reasons for joining the committee. ===PAGE 2=== 2 S. Harp presented. She explained some of her community social-media initiatives, noting that she preferred being involved to “sitting on the sidelines”. M. Allison moved to appoint S. Harp to the Master Plan Steering Committee, Glenn McLeod seconded. Passed unanimously E. Young presented. She noted her inexperience serving on Town Committees, but explained her history as a resident, teacher and parent in the Lunenburg Public Schools system. She also emphasized plans to improve accessibility within the community. M. Allison moved to appoint E. Young to the Master Plan Steering Committee, G. McLeod seconded. Passed unanimously. PUBLIC HEARINGS: 255 Sunny Hill Rd (Cont. FROM 2024-04-22, TO 2024-07-08) The applicant was represented by Brian Marchetti of McCarty Engineering. B. Marchetti gave an updated timeline of the project’s Stormwater Management Permit, including the Conservation Commission’s April request for a third-party review consult to verify McCarty’s wetland lines and an estimated resolution within a month. M. Allison moved to continue the public hearing to 2024-07-08 at 6:05 P.M. G. McLeod seconded. Passed unanimously. PERFORMANCE GUARANTEE: 430 Mulpus Rd – Harbor Classic (Cont. TO 2024-06-24) Applicant not present. CERTIFICATES OF COMPLETION: 680 Reservoir Rd David & Leigh Sarnoski were represented by B. Marchetti of McCarty Engineering. B. Marchetti explained that the applicants were moving into Lunenburg and attempting to close their house sale today. He listed the timeline of the project’s Storm Water Permit and asked for the as-built plan to be signed. M. Brenner explained the purpose of Certificates of Completion for the benefit of G. McLeod as a new board member. He asked about Graves’ assessment that the site needed to be “stabilized with vegetative growth”, and Marchetti explained that the majority of the site had been loamed but not hydroseeded. R. Harris noted that performance guarantees to address the “vegetative issue” were an option to the board. In response, B. Marchetti explained that the property had an Order of Conditions, which provides a mechanism for accountability on what’s done with the property before the Conservation Commission issues a Certificate of Compliance. R. Harris added that as homeowners, the applicants had a greater incentive for maintaining the property than an outside developer. M. Brenner asked for the board’s preference between accepting the Order of Conditions or requiring a Performance Guarantee for an accountability mechanism. G. McLeod and M. Allison declined to require a Performance Guarantee, citing the homeowners’ personal incentive for maintenance. M. Allison moved to approve the Certificate of Completion, G. McLeod seconded. Voice vote, passed unanimously. 321 Sunny Hill Rd (Cont. FROM 2024-05-13, TO 2024-06-24) R. Harris cited Graves Engineerings’ inspection of 321 Sunny Hill Rd when explaining why not to issue a Certificate of Completion, including a need for stabilization of rain gardens and excessive on- site mulch that would stifle vegetation. ===PAGE 3=== 3 BOARD DISCUSSIONS: Town Manager Screening Committee M. Allison explained the structure and time commitment of the TMSC, based on his experience as a screening committee member for the previous Town Managers exit. He noted that it includes a member from the Finance Committee, Select Board, Planning Board, a Member-at-Large and the Town Moderator. He emphasized that the last TMSC existed for an extended period of time, and R. Harris agreed that a 6-month timeline would be “optimistic” in the current market. M. Allison also asked about the change in the town’s chief role, from “CAFO” (Chief Administrative Financial Officer) to “Town Manager”. He inquired about how the decision was made, who made it, and whether there was any interest in this decision. M. Brenner believed it was part of a revision to the Town Charter, which R. Harris agreed with. M. Brenner asked board members about their interest in serving as the Planning Board’s representative on the TMSC. G. McLeod declined, citing how recently he joined. M. Allison declined, believing his frustration during his previous TMSC membership made him a poor candidate now. M. Allison moved to appoint M. Brenner to the Town Manager Screening Committee, G. McLeod seconded. Passed unanimously. Outdoor Dining Policy (CONTINUED) PUBLIC COMMENT: S. Harp and E. Young asked about the next steps in joining the Master Plan Steering Committee. R. Harris suggested emailing the Town Clerk and asking, while M. Allison recommended waiting a week and then going in-person to be sworn in at Town Hall. BOARD COMMENT/CONCERNS: Zoom Technical Difficulties M. Brenner was deeply frustrated with the Town’s management of Zoom, noting that it stifled public participation, affected quorum, and is unfair to the public. He questioned the Town’s expectation to be trusted in handling other aspects of residents’ lives, given their difficulties handling this one. Recent Members & Public Participation M. Brenner welcomed the newest board member, G. McLeod, and the new Administrative Assistant, Logan O’Connell. M. Brenner mentioned the availability of positions on numerous committees, and M. Allison added that there are multiple forms of civic participation outside of explicit vacancies, such as Public Comment and submissions of interest. M. Brenner reiterated that the Planning Board invites Public Comments, and that the explicit timeslots for them are more of a control mechanism for contentious meetings. ADJOURNMENT: G. McLeod moved to adjourn, M. Allison seconded. Passed unanimously. Meeting Adjourned 7:11 P.M. Documents used at meeting: Stormwater Plan, 255 Sunny Hill Rd Inspection Report, 680 Reservoir Rd Inspection Report, 321 Sunny Hill Rd ======================================================================================== DOCUMENT : 2024-06-10-minutes-6609.txt BOARD : planning-board DATE : 2024-06-10 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2024-06-10-minutes-6609.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_06102024-6609 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Tel: (978) 582-4146, ext. 5 Fax: (978) 582-4353 960 Massachusetts Avenue Lunenburg, MA 01462 Matthew Brenner, Chair Matthew Allison, Vice Chair Amanda Reid, Clerk Timothy Willsmer, Member Glenn McLeod, Member Minutes June 10th, 2024 Richard Harris – Interim Land Use Director Logan O’Connell – Administrative Assistant Meeting Posted: Yes Address: Town Hall, 17 Main Street, Lunenburg, MA Date: 6:00 P.M. Present: Matthew Allison, Matthew Brenner, Glenn McLeod Absent: Amanda Reid, Timothy Willsmer CALL TO ORDER: The meeting’s beginning was briefly delayed due to technical issues with Zoom. After unsuccessful staff troubleshooting, Matthew Brenner clarified that the meeting could continue without Zoom and began the meeting at approximately 6:18 P.M without it. M. Brenner and Matthew Allison discussed possible continuations and agenda modifications due to the technical difficulties. M. Allison expressed dissatisfaction with the Town Government’s performance, and M. Brenner agreed. Richard Harris and M. Brenner discussed which items to postpone due to the inability for the public to comment online. M. Allison opined that the purpose of Public Hearings was to serve the general public, and emphasized that they were the largest of many groups that were inconvenienced by the technical difficulties. REORGANIZATION: R. Harris recommended voting on the Chair position and postponing the full re-organization until all members could be present. M. Allison moved to continue Chair Membership until the next meeting, M. Brenner seconded, passed unanimously. APPOINTMENT: MBTA Zoning Karen Chapman rescheduled her presentation to 2024-06-24 to have Zoom available. Master Plan Steering Committee Two candidates (Sondria Harp, 20 Pratt St and Emily Young, 36 Florence St) were present. M. Brenner asked for a brief personal summary, including reasons for joining the committee. ===PAGE 2=== 2 S. Harp presented. She explained some of her community social-media initiatives, noting that she preferred being involved to “sitting on the sidelines”. M. Allison moved to appoint S. Harp to the Master Plan Steering Committee, Glenn McLeod seconded. Passed unanimously E. Young presented. She noted her inexperience serving on Town Committees, but explained her history as a resident, teacher and parent in the Lunenburg Public Schools system. She also emphasized plans to improve accessibility within the community. M. Allison moved to appoint E. Young to the Master Plan Steering Committee, G. McLeod seconded. Passed unanimously. PUBLIC HEARINGS: 255 Sunny Hill Rd (Cont. FROM 2024-04-22, TO 2024-07-08) The applicant was represented by Brian Marchetti of McCarty Engineering. B. Marchetti gave an updated timeline of the project’s Stormwater Management Permit, including the Conservation Commission’s April request for a third-party review consult to verify McCarty’s wetland lines and an estimated resolution within a month. M. Allison moved to continue the public hearing to 2024-07-08 at 6:05 P.M. G. McLeod seconded. Passed unanimously. PERFORMANCE GUARANTEE: 430 Mulpus Rd – Harbor Classic (Cont. TO 2024-06-24) Applicant not present. CERTIFICATES OF COMPLETION: 680 Reservoir Rd David & Leigh Sarnoski were represented by B. Marchetti of McCarty Engineering. B. Marchetti explained that the applicants were moving into Lunenburg and attempting to close their house sale today. He listed the timeline of the project’s Storm Water Permit and asked for the as-built plan to be signed. M. Brenner explained the purpose of Certificates of Completion for the benefit of G. McLeod as a new board member. He asked about Graves’ assessment that the site needed to be “stabilized with vegetative growth”, and Marchetti explained that the majority of the site had been loamed but not hydroseeded. R. Harris noted that performance guarantees to address the “vegetative issue” were an option to the board. In response, B. Marchetti explained that the property had an Order of Conditions, which provides a mechanism for accountability on what’s done with the property before the Conservation Commission issues a Certificate of Compliance. R. Harris added that as homeowners, the applicants had a greater incentive for maintaining the property than an outside developer. M. Brenner asked for the board’s preference between accepting the Order of Conditions or requiring a Performance Guarantee for an accountability mechanism. G. McLeod and M. Allison declined to require a Performance Guarantee, citing the homeowners’ personal incentive for maintenance. M. Allison moved to approve the Certificate of Completion, G. McLeod seconded. Voice vote, passed unanimously. 321 Sunny Hill Rd (Cont. FROM 2024-05-13, TO 2024-06-24) R. Harris cited Graves Engineerings’ inspection of 321 Sunny Hill Rd when explaining why not to issue a Certificate of Completion, including a need for stabilization of rain gardens and excessive on- site mulch that would stifle vegetation. ===PAGE 3=== 3 BOARD DISCUSSIONS: Town Manager Screening Committee M. Allison explained the structure and time commitment of the TMSC, based on his experience as a screening committee member for the previous Town Managers exit. He noted that it includes a member from the Finance Committee, Select Board, Planning Board, a Member-at-Large and the Town Moderator. He emphasized that the last TMSC existed for an extended period of time, and R. Harris agreed that a 6-month timeline would be “optimistic” in the current market. M. Allison also asked about the change in the town’s chief role, from “CAFO” (Chief Administrative Financial Officer) to “Town Manager”. He inquired about how the decision was made, who made it, and whether there was any interest in this decision. M. Brenner believed it was part of a revision to the Town Charter, which R. Harris agreed with. M. Brenner asked board members about their interest in serving as the Planning Board’s representative on the TMSC. G. McLeod declined, citing how recently he joined. M. Allison declined, believing his frustration during his previous TMSC membership made him a poor candidate now. M. Allison moved to appoint M. Brenner to the Town Manager Screening Committee, G. McLeod seconded. Passed unanimously. Outdoor Dining Policy (CONTINUED) PUBLIC COMMENT: S. Harp and E. Young asked about the next steps in joining the Master Plan Steering Committee. R. Harris suggested emailing the Town Clerk and asking, while M. Allison recommended waiting a week and then going in-person to be sworn in at Town Hall. BOARD COMMENT/CONCERNS: Zoom Technical Difficulties M. Brenner was deeply frustrated with the Town’s management of Zoom, noting that it stifled public participation, affected quorum, and is unfair to the public. He questioned the Town’s expectation to be trusted in handling other aspects of residents’ lives, given their difficulties handling this one. Recent Members & Public Participation M. Brenner welcomed the newest board member, G. McLeod, and the new Administrative Assistant, Logan O’Connell. M. Brenner mentioned the availability of positions on numerous committees, and M. Allison added that there are multiple forms of civic participation outside of explicit vacancies, such as Public Comment and submissions of interest. M. Brenner reiterated that the Planning Board invites Public Comments, and that the explicit timeslots for them are more of a control mechanism for contentious meetings. ADJOURNMENT: G. McLeod moved to adjourn, M. Allison seconded. Passed unanimously. Meeting Adjourned 7:11 P.M. Documents used at meeting: Stormwater Plan, 255 Sunny Hill Rd Inspection Report, 680 Reservoir Rd Inspection Report, 321 Sunny Hill Rd ======================================================================================== DOCUMENT : 2024-06-24-agenda-6628.txt BOARD : planning-board DATE : 2024-06-24 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2024-06-24-agenda-6628.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06242024-6628 ======================================================================================== ===PAGE 1=== NOTICE OF MEETING MONDAY, JUNE 24TH, 2024 – 6:00 PM Town Hall, 17 Main Street, Lunenburg MA TOWN OF LUNENBURG Office of the Planning Board Tel: (978) 582-4146, ext. 5 Fax: (978) 582-4353 960 Massachusetts Avenue Lunenburg, MA 01462 Matthew Brenner, Chair Matthew Allison, Vice Chair Amanda Reid, Clerk Timothy Willsmer, Member Glenn McLeod, Member Richard Harris – Interim Land Use Director Logan O’Connell – Administrative Assistant 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/LunenburgPublic-Access-Cable-157427270975305/) and will be able to be found on the LunenburgAccess YouTube channel within 24 hours after the meeting. The agenda lists all the topics which may be discussed at the meeting and are those reasonably anticipated by the Chair. Votes may be taken as a result of these discussions. Not all items listed may in fact be discussed and other items not listed may also be brought up for discussion to the extent permitted by Open Meeting Law. To Participate Remotely: From a computer, please use the link below to join the public meeting webinar: https://us02web.zoom.us/j/88251881562 or from a telephone, dial the toll free number (888) 475 -4499 and enter Webinar ID: 882 5188 1562. 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 att endance 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. BOARD RE-ORGANIZATION IV. APPOINTMENTS a. Open Space Committee – Ana Lockwood V. MBTA ZONING PRESENTATION a. Karen Chapman of the RPC VI. ANR a. 932 Flat Hill Rd. VII. PUBLIC HEARINGS a. Special Permit – Signage for 3 Lancaster Ave VIII. CERTIFICATES OF COMPLETION a. 321 Sunny Hill Rd. IX. PERFORMANCE GUARANTEES a. 430 Mulpus Rd. X. BOARD DISCUSSIONS a. Master Plan Steering Committee’s transition to Implementation b. Outdoor Dining Policy XI. DIRECTOR OR CHAIR REPORT a. Water Supply Protection District b. Development Update XII. MEETING SCHEDULE a. (6:00 P.M. at Town Hall, unless otherwise indicated) July 8th, July 22nd XIII. PUBLIC COMMENT XIV. BOARD COMMENT / CONCERNS XV. ADJOURNMENT ======================================================================================== DOCUMENT : 2024-06-24-minutes-6628.txt BOARD : planning-board DATE : 2024-06-24 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2024-06-24-minutes-6628.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_06242024-6628 ======================================================================================== ===PAGE 1=== Minutes Monday, June 24th, 2024 TOWN OF LUNENBURG Office of the Planning Board Tel: (978) 582-4146, ext. 5 Fax: (978) 582-4353 960 Massachusetts Avenue Lunenburg, MA 01462 Matthew Brenner, Chair Matthew Allison, Vice Chair Amanda Reid, Clerk Timothy Willsmer, Member Glenn McLeod, Member Richard Harris – Interim Land Use Director Logan O’Connell – Administrative Assistant Meeting Posted: Yes Address: Town Hall, 17 Main Street, Lunenburg, MA Date: 6:00 P.M. Present: Matthew Allison, Matthew Brenner, Glenn McLeod, Amanda Reid, Timothy Willsmer Absent: None CALL TO ORDER: M. Brenner called the meeting to order, and confirmed that Zoom was functional for this meeting. PUBLIC COMMENT: Pledge of Allegiance Dave MacDonald (Island Rd) asked why the Pledge of Allegiance is done before meetings instead of during them, and whether that was an individual decision of the Chair or a group decision of the Board. M. Brenner explained it was his decision he made for agenda organization, which the Chair is responsible for. His rationale included avoiding the unwelcoming feelings that the pledge might cause for certain members of the public, although he reiterated that he has no personal problem with it. D. MacDonald opined that the inclusion of the pledge should be a board-wide consideration, rather than an individual decision of the chair. M. Allison agreed with D. MacDonald and informally asked for a vote on the matter. He opined that the exclusion of the pledge could itself offend certain members of the public, such as veterans. His understanding was that Chair decisions which the group disagrees with could be put to a vote. M. Brenner declined to vote on the issue at this specific meeting as it wasn’t an explicit item on the agenda, but acknowledged the request and emphasized the importance of a board vote to him. G. McLeod concurred with M. Allison. BOARD RE-ORGANIZATION: Informal Discussion M. Brenner explained the context for the Board Re-organization’s continuation from 2024-06-12 due to technical difficulties. He then summarized the process (nominating a member and seconding the nomination) before inviting discussion about the board’s personal preferences for position membership. ===PAGE 2=== p. 2 – Planning Board Minutes, 2024-06-24 T. Willsmer (Master Plan Steering Committee) asked M. Brenner (Capital Planning Committee) about swapping their roles, which M. Brenner declined in favor of finishing his term. T. Willsmer said he wasn’t aware of CPC’s term length. M. Brenner also explained the recent formation of the Town Manager Steering Committee and its need for a member from the Planning Board, with the caveat that this wasn’t part of the board's official re-organization process. He explained that he would like to remain Chair of the Planning Board, but noted that if he did remain chair he wouldn't be confident in his ability to give the Economic Development Committee "the full attention it deserves". He then invited further discussion. T. Willsmer was content with his spot on Storm Water Task Force. A. Reid was content with MRPC and MJTC, and expressed ambivalence about the Clerk position. M. Allison said he didn’t intend to seek another term on the Planning Board and emphasized the importance of including junior members into some of the positions he’d been filling on other boards. R. Harris asked about the continuation of the MPSC. M. Brenner explained that there are members of the MPSC who are hoping to continue their work as part of a subsequent Master Plan Implementation Committee. T. Willsmer concurred. M. Brenner asked G. McLeod for his interest in any positions. G. McLeod questioned his own ability to “represent” the board given his newness. M. Allison noted that the purpose of membership with other groups isn’t necessarily “representation” of the Planning Board, but facilitating some communication with groups whose is work is impactful or of interest to the Planning Board. Formal Vote M. Allison nominated M. Brenner for Chair. T. Willsmer seconded. Passed unanimously. T. Willsmer asked if they were able to fill out the entire list and then vote on the completed list, rather than doing individualized votes, which R. Harris confirmed. M. Allison nominated T. Willsmer for Vice Chair. A. Reid seconded. T. Willsmer nominated A. Reid for Clerk. G. McLeod seconded. M. Allison nominated A. Reid for member to Montachusett Regional Planning Commission (MRPC). G. McLeod seconded. T. Willsmer nominated A. Reid for member to Montachusett Joint Transportation Committee (MJTC) M. Allison seconded. M. Allison nominated G. McLeod for member to Open Space Ad Hoc Committee A. Reid seconded. ===PAGE 3=== p. 3 – Planning Board Minutes, 2024-06-24 M. Allison nominated T. Willsmer for member to Storm Water Task Force. A. Reid seconded. T. Willsmer nominated M. Allison for member to Municipal Building Design Committee. A. Reid seconded. T. Willsmer nominated M. Brenner for member to Economic Development Committee (EDC). M. Brenner emphasized that he would accept the nomination but didn't believe he'd be able to serve them at the level he desires. T. Willsmer withdrew his nomination. M. Brenner nominated G. McLeod for member to EDC. M. Allison seconded. M. Brenner nominated T. Willsmer for member to Master Plan Steering Committee (MPSC). M. Allison seconded. R. Harris questioned whether a representative to the Town Manager Screening Committee was required to be separate from the official re-organization, and recommended including it. M. Allison nominated M. Brenner for membership to Town Manager Screening Committee (TMSC). A. Reid seconded. T. Willsmer moved to approve all nominees to their respective positions. A. Reid seconded. Voice vote, all aye. APPOINTMENTS Open Space Committee – Ana Lockwood M. Brenner explained the context behind Ana Lockwood’s application to the at-large position on the Open Space Committee: she is already on the committee, but in a different capacity for Parks Commission. He then continued with other agenda items, until Ms. Lockwood was later available at 7:10 P.M. When A. Lockwood returned she explained that she’s served on the Open Space Committee (OSC) for the Parks Commission for 2.5 years, and after leaving the Parks Commission she could now fill the OSC’s member at-large role. M. Brenner asked the Board for comment, and M. Allison noted A. Lockwood’s productivity and dedication. M. Allison moved to appoint A. Lockwood to the OSC as citizen-elect. T. Willsmer seconded. Voice vote, all aye. MBTA Zoning Presentation (Cont. TO 2024-07-08) R. Harris explained that Karen Chapman’s scheduled presentation would be tentatively rescheduled for 2024-07-08, as she was unable to attend this meeting. ===PAGE 4=== p. 4 – Planning Board Minutes, 2024-06-24 ANR 932 Flat Hill Rd (Cont. FROM 2024-05-13) R. Harris explained that this ANR had been continued from a previous meeting, noting that the issues causing the continuation had been resolved after the Planning Board’s receipt of a certification of intent to sell. M. Brenner summarized the purpose of ANRs for the benefit of the public and new board members: endorsement that re-drawn lot lines meet a small list of specific requirements, i.e. frontage and accessibility from the road. He specifically noted that there are certain questions they ask applicants (which the Planning Board doesn’t directly consider) to help applicants avoid backing themselves into undesirable situations (i.e. being ineligible for connection to septic). T. Willsmer moved to endorse the ANR for 932 Flat Hill Rd. A. Reid seconded. Voice vote, all aye. In the interest of time, the board opted to sign the plan at the end of the meeting. PUBLIC HEARINGS Special Permit – Signage for 3 Lancaster Ave (Cont. TO 2024-07-08) No applicant or representative was present in-person or online for this hearing. R. Harris explained the procedure for this and recommended continuing the hearing to the next meeting. T. Willsmer moved to continue the hearing to 2024-07-08 at 6:05 P.M. A. Reid seconded. Voice vote, all aye. CERTIFICATES OF COMPLETION 321 Sunny Hill Rd. (Cont. FROM 2024-06-10) Daniel Proctor (1529 Massachusetts Avenue), the excavating contractor for this address, was present to speak and relayed several comments from Dan Sheehan of Graves Engineering (GEI) about the property’s rain garden. D. Proctor mentioned that he had been told that there was an excessive amount of wood chips, so he removed some of them. He also mentioned that two nursery / landscaping companies recommended putting the plants in the rain gardens around the upper edges of the rain garden, which he did, and the plants are still alive 6 weeks on. R. Harris replied that GEI hasn’t been back out to the site to observe these changes, and their determination is necessary for the board to issue a Certificate of Completion. D. Proctor asked if R. Harris could have a direct conversation with GEI, claiming that although the comments construe that the site wasn’t done well, this wasn’t their intention. R. Harris replied that if he had received this information earlier he would’ve done so, but since he was receiving it verbally tonight, it wouldn’t be possible. He asked for an email including this information to be sent tonight, which he could forward to GEI to begin the conversation. D. Proctor questioned cost-effectiveness of this. M. Brenner explained the necessity of review engineers like GEI as an intermediary for complex and non-intuitive information, given the Board members’ non-engineering backgrounds. M. Allison noted that R. Harris had emailed twice prior asking about the sites’ preparation and received no response. R. Harris emphasized the importance of paper trails and clear documentation, since property owners, board members and staff members change over time. ===PAGE 5=== p. 5 – Planning Board Minutes, 2024-06-24 Tim Battle (owner of 317 Sunny Hill Rd, former owner of 321) asked if receiving a positive response from GEI would enable a “permanent Certificate of Occupancy” for 321 Sunny Hill prior to a subsequent hearing. R. Harris replied that the Building Inspector issues the Certificate of Occupancy, and T. Battle said that the inspector wouldn’t sign off on it until the Planning Board signed off on the Certificate of Completion. R. Harris explained that the Storm Water Bylaw requires the Certificate of Completion, which the Board historically relies on GEI’s determination to issue. T. Battle explained that his Certificate of Occupancy expired around the time of the Board’s next meeting. R. Harris explained that the Board could vote to conditionally grant a Certificate of Completion upon receipt of a positive response from GEI. M. Brenner asked for the Board’s thoughts, and personally preferred following set procedure over other avenues. T. Willsmer concurred. T. Battle asked about what specific language would be needed in the Preliminary Subdivision Plan or Deed of the lot he’s trying to sell (317), if it were purchased by another builder. R. Harris explained that since the site has a Storm Water Permit, the language should include compliance with the previously approved Storm Water Application and Permit conditions. M. Allison asked whether the Storm Water Permits required specific language under the new bylaw. R. Harris said that since the site’s Storm Water Permit is recorded in the Registry of Deeds, anyone buying the property would know it has been issued and the PNS and subsequent deed should reference it. PERFORMANCE GUARANTEES 430 Mulpus Rd (Cont. FROM 2024-05-13) M. Brenner opted to sign the Performance Guarantee after the meeting. BOARD DISCUSSIONS M. Brenner noted that Committee Reports were intended for this meeting but not added to the agenda. Master Plan Steering Committee’s Transition to Implementation M. Brenner invited preliminary discussion about the first steps for transitioning MPSC to an Implementation Committee, and asked about general interest. T. Willsmer approved of the idea, believing it would help get more of the Town's goals done. M. Brenner noted that this would normally be in the purview of the Planning Board directly, but that he wants to go out of his way to include individuals expressing *interest* in the Master Plan's implementation. M. Allison concurred and mentioned the repeated issue of creating in-depth plans and not implementing them, citing the Open Space plan as one example. R. Harris hoped the Master Plan would include an “implementation” chapter which would provide insight on a potential “implementation committee”, including charge, membership and structure, generally describing a body which reports back to the Select Board annually or bi-annually about the progress being made and what changes are necessary. M. Allison recommended that any implementation committee be smaller than the MPSC, which has 14 out of 15 seats filled. M. Brenner agreed, noting the struggles the MPSC has had getting quorum. M. Brenner opined that the town would benefit from moving into implementation as quickly as possible after the MPSC files their report to keep it in the public consciousness. R. Harris offered to ===PAGE 6=== p. 6 – Planning Board Minutes, 2024-06-24 reach out on the Massachusetts Planners’ ListServ to look at examples of other communities’ Implementation Committees. T. Willsmer expressed interest in continuing the Scenic Roads Bylaw had been “shelved” and asked about others’ interest in it. M. Allison replied that he still had the data for it, and M. Brenner said it would be great to bring a fairly complete and rounded-out item for the Board to look at. M. Brenner said that knowing more about the scope of the upcoming changes that MBTA Zoning would require, which K. Chapman would present on at the next meeting, would be helpful with that. Outdoor Dining Policy The board took several minutes to review the context and content of their documents. T. Willsmer summarized that the state was putting the Alcoholic Beverages Control Commision’s Covid-era practices into official long-term practice. R. Harris explained that the Select Board asked for departmental comments while making the corresponding policies. He surmised that the Planning Board's involvement would be limited to applications involving outdoor dining making sure there aren't elements which preclude outdoor dining. M. Allison noted that there would be some specific impacts with outdoor dining as opposed to brick- and-mortar (i.e. pedestrian safety, parking, etc.) R. Harris brought up an example of a brick-and- mortar dining establishment which later sought to add an outdoor patio, exposing them to the additional considerations that that entailed. M. Brenner asked whether the Planning Board wants to be included in the list of departments that would be reviewing outdoor dining with alcohol, such as in OpenGov. The board briefly compared different orderings of the hypothetical process an applicant for a liquor license looking for outdoor dining would take. M. Brenner approved of the idea of the board being a part of the review list, and emphasized the value of including explicit language about whether Site Plan Review or Special Permit may be required. R. Harris said the Select Board should build these considerations into the Outdoor Dining Policy so that applicants would know which boards they would need approval or communication with beyond the Select Board. He briefly specified the language to be used in the Planning Board’s feedback to the Select Board, emphasizing the importance of directness of requests and clarity of instructions to applicants. M. Allison asked if the opaqueness of the application process was a factor in businesses leaving the town, and disapproved of ambiguous language (i.e. “may require” as opposed to “requires”). M. Brenner asked about how Change of Use is defined and whether its scope is entirely contained to the “Use Table” (Town Code § 250-4.1G). R. Harris replied alteration of an approved Site Plan or Special Permit requires modification of the Site Plan or Special Permit. M. Allison clarified that since the Zoning Enforcement Officer (who is the Building Commissioner in Lunenburg) ultimately decides on Change of Use, the fact that he is also the temporary Land Use Director mildly simplifies the number of different places an applicant needs to go for approval. M. Brenner then explained the consolidation benefits of virtual applications submitted through OpenGov, which is currently being built out. R. Harris and L. O’Connell agreed. M. Brenner said that although he was comfortable relying on the current Building Commissioner for information on Change of Use, he didn’t want to “plan based on one human”. A. Reid asked whether the feedback from tonight’s board’s discussion would be compiled and available for further revision, ===PAGE 7=== p. 7 – Planning Board Minutes, 2024-06-24 which R. Harris confirmed. M. Brenner indicated he would get the Board members’ approval on the compiled feedback and then get it to the Select Board before their next meeting. DIRECTOR OR CHAIR REPORT Water Supply Protection District M. Brenner noted that the draft document of the proposed WSPD amendments included recent changes. R. Harris said that the document was a revised draft of the one examined at the 2024-04-22 Public Hearing. He described the timeline of its revisions, mentioning back-and-forth communication with Joan Pease and Bill Hannigan and their affirmation of the changes as-written. R. Harris reiterated a previously suggested timeline for the Board: Discussion on the July 8th or August 26th meeting where all members could attend and comment, followed by a Public Hearing in September if the board was comfortable. He also noted that the Water District wants to be involved in future discussions about the Water Supply Protection District. M. Allison informed M. Brenner that a member of the Water District was present, and M. Brenner invited him to speak. Mark Bursch (Water Commissioner) said that the Water District hadn’t seen any of the proposed changes and requested a copy for review. He also claimed that the changes needed to go back to DEP for approval. He mentioned that the District isn’t worried about the document’s current wording in Zone 1, but expected issues with the changes of treatment in Zone 1 and treatment by Special Permit in Zone 2 since the District is already engaged in this. R. Harris clarified that ”existing is allowed to continue”. M. Bursch asked Mr. Harris to clarify the statement, interpreting it as the DEP allowing for treatments in Zone 1 and 2 but the town restricting further treatment in those Zones. R. Harris offered to send M. Bursch a copy of the document to make his own judgment. He then noted that communities have the right to impose restrictions beyond those of the DEP model. M. Bursch acknowledged this, but reiterated that further restrictions would have significant financial impact to the Water District and its water takers. R. Harris replied that it would be up to the Board and the Town Meeting. M. Brenner noted upcoming discussions of the Water District Amendments on July 8th and August 26th, and said that more voices are better. M. Bursch pointed out that the Water District hadn’t been invited to these meetings and wanted more proactive invitation from the Town, which M. Brenner affirmed while acknowledging staffing issues with the Planning Department. M. Bursch signaled the Water District’s intention to get a review of the bylaw from the DEP. M. Brenner acknowledged the request and reiterated the non-technical background of the Planning Board’s members. M. Brenner asked the Board to review the material in-depth prior to the July 8th meeting. Development Update M. Brenner, citing his recent meeting with Jack Brennan, explained that the developers of Lunenburg Central built it knowing it could take a long time to fill. As a result, it doesn’t have utilities inside—the idea is that when lessees arrive, the developers can build-to-suit. ===PAGE 8=== p. 8 – Planning Board Minutes, 2024-06-24 MEETING SCHEDULE  July 8th  July 22nd PUBLIC COMMENT No members of the public had comment. BOARD COMMENT / CONCERNS M. Brenner invited any relevant committee updates, noting that the EDC wants to meet with the Planning Board to discuss obstacles for new businesses in town. M. Allison suggested that retention of existing businesses is also a relevant concern, which M. Brenner agreed with. ADJOURNMENT T. Willsmer moved to adjourn. A. Reid seconded. Passed unanimously. Meeting adjourned 8:09 P.M. Documents referenced at meeting:  OSC Volunteer Application (Ana Lockwood)  932 Flat Hill Rd Form A / Plan o Certification of Intention to Transfer Land  Graves Engineering, Inc. o Latest GEI Report on 321 Sunny Hill Rd. as of 2024-06-24  430 Mulpus Rd Performance Guarantee  ABCC o Advisory Regarding Amendments to Add Outdoor Alcoholic Beverage Table Service Areas o Guidelines for Outdoor Alcoholic Beverage Service Areas  Draft of Revised Water Supply Protection District Revision 2024-04-22 Edited 2024-06-18 ======================================================================================== DOCUMENT : 2024-07-08-agenda-6640.txt BOARD : planning-board DATE : 2024-07-08 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2024-07-08-agenda-6640.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07082024-6640 ======================================================================================== ===PAGE 1=== NOTICE OF MEETING MONDAY, JULY 8TH, 2024 – 6:00 PM Town Hall, 17 Main Street, Lunenburg MA TOWN OF LUNENBURG Office of the Planning Board Tel: (978) 582-4146, ext. 5 Fax: (978) 582-4353 960 Massachusetts Avenue Lunenburg, MA 01462 Matthew Brenner, Chair Matthew Allison, Vice Chair Amanda Reid, Clerk Timothy Willsmer, Member Glenn McLeod, Member Richard Harris – Interim Land Use Director Logan O’Connell – Administrative Assistant In accordance with the requirements of the Open Meeting Law, this meeting is being recorded and broadcast live over the Lunenburg Public Access channel and the Public Access Facebook page (https://www.facebook.com/LunenburgPublic-Access-Cable- 157427270975305/) and will be able to be found on the LunenburgAccess YouTube channel within 24 hours after the meeting. The agenda lists all the topics which may be discussed at the meeting and are those reasonably anticipated by the Chair. Votes may be taken as a result of these discussions. Not all items listed may in fact be discussed and other items not listed may also be brought up for discussion to the extent permitted by Open Meeting Law. To Participate Remotely: From a computer, please use the link below to join the public meeting webinar: https://us02web.zoom.us/j/81092673745?pwd=bG2IewayYjipyeXyrdsh4SP34S5KWQ.1 or from a telephone, dial the toll free number (888) 475-4499 and enter Webinar ID: 810 9267 3745. 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. 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 1. CALL TO ORDER 2. PUBLIC COMMENT 3. APPOINTMENTS a. Karen Chapman of Montachusett Regional Planning Commission (MBTA Zoning) b. Economic Development Committee: Roadblocks for New Businesses, Appointment Length Clarification 4. PUBLIC HEARINGS a. Stormwater Management Permit (255 Sunny Hill Rd) b. Special Permit (Signage for 3 Lancaster) 5. CERTIFICATE OF COMPLETION a. 321 Sunny Hill Rd. 6. MINUTES APPROVAL: 05/13/2024, 06/10/2024 7. BOARD DISCUSSIONS: a. Board of Water Commissioners / Water Supply Protection District b. Pledge of Allegiance 8. COMMITTEE REPORTS Master Plan Steering Committee Open Space Committee Municipal Bldg. Design Committee Agricultural Commission Capital Planning Committee Economic Development Committee Storm Water Task Force Montachusett Regional Planning Commission (MRPC) Montachusett Joint Transportation Committee (MTJC) 9. ONGOING ITEMS: a. Master Plan b. Water Supply Protection District c. MBTA Communities Zoning – Action Plan d. Lunenburg Municipal Buildings 10. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) July 22nd, August 12th 11. PUBLIC COMMENT 12. BOARD COMMENT / CONCERNS 13. ADJOURNMENT