# planning-board — 14 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 : 2025-01-13-agenda-6954.txt BOARD : planning-board DATE : 2025-01-13 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-01-13-agenda-6954.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01132025-6954 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. AGENDA 2025-01-13 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745?pwd=bG2IewayYjipyeXyrdsh4SP34S5KWQ.1 , or by phone at (888) 475-4499, entering Webinar ID 810 9267 3745. To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in-person at the above- noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. CALL TO ORDER / PLEDGE 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. PUBLIC HEARINGS a. 494 Electric Ave – Site Plan Approval (SPA), Stormwater Management Permit (SMP) b. 791 Leominster Rd – SMP c. 795 Leominster Rd – SMP d. 70 Kilburn St – SMP e. 558 & 560 Goodrich St – SMP, Special Permit (Common Driveway) f. 171 Arbor St – SMP, Special Permit (Common Driveway) g. 230 Flat Hill Rd – Request for Modification to Site Plan Approval h. 255 Sunny Hill Rd – SMP 5. BOARD DISCUSSIONS 6. ABUTTING COMMUNITY NOTICES 7. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee i. Town Manager Screening Committee 8. MINUTES APPROVAL a. 2024-10-28 b. 2024-11-25 9. MEETING SCHEDULE (6:00 P.M. at Town Hall, or stated otherwise) 01-27, 02-10 10. PUBLIC COMMENT 11. BOARD COMMENT / CONCERNS 12. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-01-13-minutes-6954.txt BOARD : planning-board DATE : 2025-01-13 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-01-13-minutes-6954.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_01132025-6954 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. MINUTES 2025-01-13 CALL TO ORDER / PLEDGE Matthew Brenner called the meeting to order at 6:00 P.M. The pledge of allegiance was led by Matthew Allison. PUBLIC COMMENT None at this time. CHAIR / DIRECTOR’S REPORT i Per C. Reilly, peer review backlog is clearing. Planning Office received peer reviews for 791 Leominster Rd, 795 Leominster Rd, 70 Kilburn St, 171 Arbor St. A Zoning Workshop for upcoming Zoning Amendments (floodplain map updates, Accessory Dwelling Units as-of-right, MBTA Communities Act) is scheduled for the Board’s 01-27 meeting. C. Reilly revised last meeting’s statement on floodplain map updates: Lunenburg is receiving FIRM (flood insurance rate map) updates, which don’t differ from floodplain maps in this instance. FEMA has provided a model bylaw for these updates, and the Montachusett Regional Planning Commission is hosting guidance sessions. C. Reilly noted the Supreme Judicial Court’s recent ruling on the Town of Milton’s lawsuit about the MBTA Communities Act: the decision affirmed the Executive Office of Housing and Livable Communities’ right to issue the regulations but found that it did so improperly, so they’re currently unenforceable. Recommended proceeding with original timeline, including public input, and aiming for Fall Town Meeting. PUBLIC HEARINGS 494 Electric Av e – SPA (cont. from 2024 -12 -09) (Out of order) Applicants for 494 Electric Ave and 558 & 560 Goodrich St emailed a request for continuance awaiting peer review prior to the meeting. MEETING POSTED: Yes ADDRESS: Town Hall – 17 Main St, Lunenburg, MA 01462 TIME: 6:00 P.M. PRESENT: Matthew Brenner (Chair), Timothy Willsmer (Vice Chair), Amanda Reid (Clerk), Matthew Allison, Glenn McLeod ABSENT: None ===PAGE 2=== 2 of 8 - Planning Board Minutes, 2025-01-13 T. Willsmer moved to continue the public hearings for 494 Electric Ave and 558 & 560 Goodrich St to 2025-01-27 at 6:05 P.M. A. Reid seconded. Voice vote, passed unanimously. 791 Leominster R d – SMP (cont. from 2024 -12 -09) C. Reilly explained that after receiving revisions which addressed the first peer review letter’sii comments, Graves Engineering Inc (GEI) sent a follow-up letter indicating satisfaction with the plans. The letter arrived shortly before the meeting. Ryan Proctor , presenting on behalf of applicant Timric Realty Trust , read the comments from the latest GEI letteriii. The locus map was corrected to properly identify the site, soil testing results and hydrology computations were updated, grading requirements were added to ensure proper stormwater overflow direction, and minor labeling / numbering inconsistencies were amended. Soil testing found that the soils were C and D-rated (not porous) but the post-development increase of peak run-off rates was deemed de minimis by GEI. M. Allison cited the request for soil infiltration testing as a perk of peer review’s added expertise. G. McLeod agreed it was helpful, but still found it excessively expensive for applicants. M. Brenner invited public comment. None at this time. A. Reid moved to close the public hearing for the stormwater management permit for 791 Leominster Rd. T. Willsmer seconded. Voice vote, passed unanimously. The Board briefly discussed standard conditions for Stormwater Management Permits, including whether they were separate from those used for Site Plan Approval and whether they included recording explicit maintenance requirements on the deed. M. Allison moved to approve the Stormwater Management Permit subject to all standard conditions, and if not otherwise specified therein, subject to recording the maintenance requirements on the deed. T. Willsmer seconded. Voice vote, passed unanimously. 795 Leominster R d – SMP (cont. from 2024 -12 -09) Ryan Proctor presented on behalf of applicant Timric Realty Trust. A follow -up letteriv on the revisions from GEI’s initial review v was received shortly before the meeting. Soil testing within the infiltration basin was submitted, along with a ground water mounding analysis. Hydrology computations were reviewed, with no problems found. Labels for proposed topographic contours at the infiltration basin were added. The lot numbering on the plan was updated to reflect the new address of “795 Leominster Rd”. M. Brenner thanked Jeffrey Walsh of Graves Engineering for the timely return of their follow -up responses. M. Brenner invited public comment. None at this time. ===PAGE 3=== 3 of 8 - Planning Board Minutes, 2025-01-13 M. Allison moved to close the public hearing for 795 Leominster Rd. T. Willsmer seconded. Voice vote, passed unanimously. T. Willsmer moved to approve the Stormwater Management Permit for 795 Leominster Rd with all standard conditions . A. Reid seconded. Voice vote, passed unanimously. 70 Kilburn S t – SMP (cont. from 2024 -12 -09) Ryan Proctor presented on behalf of applicant Timric Realty Trust. A follow-up lettervi on the revisions from GEI’s initial review vii was also received shortly before the meeting. Soil testing was performed within the infiltration basin, along with a groundwater mounding analysis, which GEI was satisfied with. Hydrology computations were satisfactory and compliance with the MassDEP stormwater handbook was confirmed. M. Brenner noted the Board had previously received an email and videos documenting concerns about water runoff in the area from Joan Hoyt (39 Kilburn St ), a direct abutter. M. Allison noted from personal experience that that roadway often experienced ponding during excessive rainfall , although most water from this specific project would shed away from the road. M. Brenner invited public comment. None at this time. T. Willsmer moved to close the public hearing for 70 Kilburn St. A. Reid seconded. Voice vote, passed unanimously . G. McLeod questioned whether the revisions from peer review were worth the additional costs to the applicant. M. Brenner opined that they were given the risks of long-term water runoff but acknowledged the financial burden on applicants. M. Allison opined that peer review gave further protection to existing abutters and was in the best interest of the Town. T. Willsmer moved to approve the Stormwater Mangement Permit for 70 Kilburn St with all standard conditions . A. Reid seconded. Voice vote, passed unanimously. 558 & 560 Goodrich St – SMP, SP (cont. from 2024 -12 -09) Continued to 2025-01-27 at 6:05 P.M. in previous motion alongside 494 Electric Ave (see above). 171 Arbor St – SMP, SP (cont. from 2024 -12 -09) Brian Marchetti of McCarty Engineering presented on behalf of applicant PSG Realty 393-435, LLC. GEI returned their peer reviewviii of the project late last week. The only revisions requested were to include building lots in the earth cut & fill calculations, and to include a stabilized construction entrance and its associated construction detail. Both revisions were implemented. M. Brenner noted a concern from the Board of Health regarding proximity of the rain garden to the proposed well and ensuring all proposed wells meet the minimum 50 ft. Distance from the common driveway. B. Marchetti explained that the lot is big enough that septic systems could be moved away, and ===PAGE 4=== 4 of 8 - Planning Board Minutes, 2025-01-13 the proposed well could be moved into the backyard. He also noted that the septic systems designs would be reviewed by the Nashoba Board of Health once earth removal begins. An ANR is ready for submission after this permit. M. Brenner invited public comment. None at this time. M. Allison opined that this application exemplified the benefits of writing new bylaws. A. Reid moved to close the public hearings for 171 Arbor St. T. Willsmer seconded. Voice vote, passed unanimously. A. Reid moved to approve the Stormwater Management Permit for 171 Arbor St with all standard conditions . T. Willsmer seconded. Voice vote, passed unanimously. The Board briefly discussed standard conditions for Special Permits for Common Driveways. C. Reilly asked for a written record of the standard conditions to write the upcoming decisions. M. Brenner suggested using the standard conditions for Site Plan Approval in the meantime. M. Allison noted that a maintenance agreement would be necessary for the Common Driveway. B. Marchetti offered to bring decisions from previous Common Driveway projects for reference purposes. T. Willsmer moved to approve the Special Permit for 171 Arbor St (Common Driveway) using the standard conditions for Site Plan Approval, and on the condition that the legal framework for shared maintenance of the common driveway be set up and recorded on the deed . A. Reid seconded. Voice vote, passed unanimously. 230 Flat Hill Rd – Request for Modification to Site Plan Approval , Special Permit M. Brenner asked for procedural clarification , given the 30-year age of this site’s previous approval. C. Reilly explained: the conditions of the previous Site Plan Approval and Special Permit remain in effect with the property. Any change from the approved & recorded plans requires either administrative review or a full public hearing, depending on the scope of the change (minor or major). The applicant submitted the request as a major change up-front rather than seeking a determination of the change’s scope, which they were entitled to. The Public Hearing was opened at 7:10 P.M. A. Reid read the Public Hearing Notice . Michael Kennefick presented on behalf of applicant Village at Flat Hill Trustees. A Site Plan Approval and Special Permit for this Planned Residential Area (Village at Flat Hill) were issued in 1996. An undocumented was built on common area property in 2016 by the previous owner of 10 Alder Way. During the proceedings of a zoning complaint filed about this shed in 2024 it was moved to the driveway of 10 Alder Way, with the permission and oversight of the Building Department. The proposed modification moves the shed from this driveway to the Wastewater Treatment Facility, to house a sampler and paper files. M. Brenner invited public comment. None at this time. T. Willsmer moved to close the public hearing for 230 Flat Hill Rd. A. Reid seconded. Voice vote, passed unanimously. Hearing closed 7:20 P.M. ===PAGE 5=== 5 of 8 - Planning Board Minutes, 2025-01-13 T. Willsmer moved to approve the Request for Modification to Site Plan Approval and Special Permit as- proposed, subject to standard conditions . A. Reid seconded. Voice vote, passed unanimously. 255 Sunny Hill Rd – SMP Public Hearing opened 7:23 P.M. A. Reid read the Public Hearing Notice. C. Reilly noted that the property had past due taxes, needs to be resolved before final issuance of any permit. Brian Marchetti presented on behalf of applicant MN 122 Main, LLC. Previous application for multiple lots under one Stormwater Management Permit was denied. Current application ix is for one lot only (2.2 acres), outside any buffer zones from wetlands. An existing drainage outfall from the roadway flows across this site & causes erosion in other abutters’ properties. Applicant has agreed to capture this discharge and convey it to a stormwater basin in the rear of the property after discussion with DPW. M. Allison asked if the limit of clearing by an adjacent lot exceeded previously recorded Approval Not Required plans—B. Marchetti confirmed it did, but it would be addressed through a revised ANR or an easement. M. Allison moved to require a submission of $2,000 for purposes of peer review by the applicant, to be assigned to Graves Engineering, Inc. T. Willsmer seconded. Voice vote, passed unanimously. M. Brenner invited public comment. Raymond Lajoie (245 Leominster Rd) was opposed to the previous application submitted for this site, asked if the current application’s design diverts drainage into the wetlands below and have any impact on wildlife. B. Marchetti confirmed it did route into the wetlands, but reiterated that the project met the Stormwater requirements for the Town and the State. Mike Chapdelaine (208 Leominster Rd) asked whether the project’s physical location would be on Sunny Hill Rd and not include Leominster Rd. M. Brenner confirmed. A. Reid asked if a filing with Conservation was required —no per B. Marchetti , site is outside buffer zone. A. Reid moved to continue the public hearing for the Stormwater Management Permit for 255 Sunny Hill Rd to 2025-01-27 at 6:05 P.M. T. Willsmer seconded. Voice vote, passed unanimously. BOARD DISCUSSIONS None at this time. ABUTTING COMMUNITY NOTICES Townsend PB – Public Hearing on Zoning Amendments for ADUs on 01-09 Lancaster PB – Public Hearing for Special Permit for Ground Mounted Solar Array 01 -13 ===PAGE 6=== 6 of 8 - Planning Board Minutes, 2025-01-13 No concerns from the Board. COMMITTEE REPORTS Master Plan Steering Committee Per T. Willsmer – Hasn’t been a meeting for January, expecting things to be back on track around February. M. Allison asked how continued quorum issues affect the contract with the Master Plan consultants (OverUnder Inc). M. Brenner said the consultants can largely continue their work, although the draft they’ll eventually present will need review by the MPSC. If quorum issues prevent that, alternatives are needed. The Board discussed reducing the quorum size of the MPSC. T. Willsmer and M. Allison disagreed on whether resignations reduced quorum size and sought clarification. C. Reilly hasn’t received requested background documents on the MPSC (e.g. charge, consultants’ contract) , and was unable to clarify. M. Brenner noted the Town Clerk should have this info and will follow up. M. Brenner suggested adding an agenda item for modifying MPSC composition (to trim empty seats if needed). C. Reilly noted that the Planning Board (having issued the charge of the MPSC) is the statutory certifying authority for the Master Plan. M. Allison suggested including the MPSC in a Planning Board meeting, using the Planning Board’s quorum on their behalf, which C. Reilly confirmed was possible. Open Space Committee Per G. McLeod – 100 New Townsend Harbor Rd is coming out of Chapter. We don’t want it developed, but it doesn’t meet the formal criteria for acquisition. Continued focus on improving and streamlining the system for notifying the Open Space Committee. Also interested in using conducting “pre-assessments” on properties currently in Chapter if a comprehensive list exists. C. Reilly offered to help with grant applications for Open Space acquisition. M. Allison noted previous plans for a joint meeting between OSC and Planning Board around the time that previous Land Use Director Adam Burney left. M. Brenner supported idea. Municipal Bldg. Design Committee Per M. Allison – Meeting schedule interrupted by holiday, meeting next Wednesday. The firm we chose has been highly responsive between meetings. The Chair met with the School Committee, Historical Society, other stakeholders--those meetings will be discussed . Capital Planning Committee Per M. Brenner – met and submitted the Capital Rankings for this budget cycle. Next meeting isn’t scheduled yet—lots of member overlap with Town Manager Search Committee, expects minor rest period as search process ends. Economic Development Committee Per G. McLeod – Struggling to have a meeting , but members are still interested in streamlining bylaw & associated processes (e.g. not requiring full site plans for nominal change-of-use applications, consolidating permitting pipeline for applicants, etc.) Storm Water Task Force Per T. Willsmer – Have not met since last Planning Board meeting. ===PAGE 7=== 7 of 8 - Planning Board Minutes, 2025-01-13 Montachusett Regional Planning Commission Per A. Reid – met last week. Mostly discussed closure of Nashoba Valley Medical Center , little new info. Montachusett Joint Transportation Committee Per A. Reid – met last week. A representative from Montachusett Regional Transit Authority (MART) talked about increased safety measures after two recent accidents. Ms. Reid noted that Montachusett Metropolitan Planning Organization (MMPO) caucus is upcoming . Normally attended by Select Board. C. Reilly emphasized usefulness of MMPO as a major pool of transportation funds available to municipalities, recommended adding some projects onto their program list every year . Town Manager Screening Committee Per M. Brenner – conducted interviews with several candidates, passed 3 to the Select Board for 2nd round of interviews. Process went well & consultant was helpful. MINUTES APPROVAL T. Willsmer moved to approve the minutes for 2024 -10-28 and 2024-11-25. A. Reid seconded. Voice vote, passed unanimously. MEETING SCHEDULE Upcoming meetings are 2025-01-27 and 2025-02-10 at 6:00 P.M. PUBLIC COMMENT None at this time. BOARD COMMENT / CONCERNS None at this time. ADJOURNMEN T A. Reid moved to adjourn. T. Willsmer seconded. Voice vote , passed unanimously. Adjourned 8:13 P.M. Minutes by Logan O'Connell, Admin Asst. ===PAGE 8=== 8 of 8 - Planning Board Minutes, 2025-01-13 DOCUMENTS REFERENCED i Staff Report ii 791 Leominster Rd – Peer Review Response 2025 -01-03 iii 791 Leominster Rd – Stormwater Management Review 2025 -01-13 iv 795 Leominster Rd – Stormwater Management Review 2025 -01-13 v 795 Leominster Rd – Peer Review Response 2025 -01-03 vi 70 Kilburn St – Stormwater Management Review 2025 -01-13 vii 70 Kilburn St – Peer Review Response 2025 -01-03 viii 171 Arbor St – Common Driveway and Stormwater Management Review 2025 -01-10 ix 255 Sunny Hill Rd – Stormwater Management Plan, Proposed Residential Development – 2024 -12-09 ======================================================================================== DOCUMENT : 2025-01-27-agenda-6984.txt BOARD : planning-board DATE : 2025-01-27 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-01-27-agenda-6984.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01272025-6984 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. AGENDA 2025-01-27 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/88251881562, or by phone at (888) 475-4499, entering Webinar ID 882 5188 1562. To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in-person at the above- noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. CALL TO ORDER / PLEDGE 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPROVAL NOT REQUIRED a. 763 Mass Ave 5. PUBLIC HEARINGS a. 494 Electric Ave – Site Plan Approval (SPA), Stormwater Management Permit (SMP) b. 558 & 560 Goodrich St – SMP, Special Permit (Common Driveway) c. 255 Sunny Hill Rd – SMP 6. DECISIONS a. 791 Leominster Rd – SMP b. 795 Leominster Rd – SMP c. 70 Kilburn St – SMP d. 171 Arbor St – SMP, Special Permit (Common Driveway) e. 230 Flat Hill Rd – Request for Modification to Site Plan Approval & Special Permit 7. ZONING WORKSHOP – Fall Town Meeting a. Accessory Dwelling Units b. Flood Plain Map Updates 8. BOARD DISCUSSIONS a. Master Plan Steering Committee – Composition b. 100 Townsend Harbor Rd – Right of First Refusal 9. ABUTTING COMMUNITY NOTICES 10. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee 11. MINUTES APPROVAL a. 2024-12-09 b. 2025-01-13 12. MEETING SCHEDULE (6:00 P.M. at Town Hall, or stated otherwise) 02-10, 02-24 13. PUBLIC COMMENT 14. BOARD COMMENT / CONCERNS 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-01-27-minutes-6984.txt BOARD : planning-board DATE : 2025-01-27 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-01-27-minutes-6984.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_01272025-6984 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. MINUTES 2025-01-27 CALL TO ORDER / PLEDGE Matthew Brenner called the meeting to order at 6:03 P.M. The pledge of allegiance was led by Matthew Allison. PUBLIC COMMENT None at this time. CHAIR / DIRECTOR’S REPORT i C. Reilly - the Master Plan project is stalling. Asking the consultant for a complete draft with implementation action items included is an option. Recommend discussion at the next Planning Board meeting. ANRs 763 Massachusetts Avenue Steve Ballard (Haley Ward, Inc) presented for applicant FWP Realty Partners, LLC. Site is a former funeral home, has existing septic to be converted to sewer. Narrow area between Chestnut and Mass Ave allows for sewer to go to Mass Ave while remaining compliant with Town by-laws. Meets minimum lot size for Limited Business residential district. T. Willsmer moved to endorse the ANR for 763 Mass Ave. G. McLeod seconded. Roll Call Vote: G. McLeod – Aye, M. Allison – Aye, T. Willsmer – Aye, A. Reid – Aye, M. Brenner – Aye The mylar plan wasn’t brought on-site for the meeting. Board Members will come into the Planning Office to sign tomorrow. MEETING POSTED: Yes ADDRESS: Town Hall – 17 Main St, Lunenburg, MA 01462 TIME: 6:00 P.M. PRESENT: Matthew Brenner (Chair), Timothy Willsmer (Vice Chair), Amanda Reid (Clerk , REMOTE), Matthew Allison, Glenn McLeod. ABSENT: None ===PAGE 2=== 2 of 8 - Planning Board Minutes, 2025-01-27 PUBLIC HEARINGS 494 Electric Ave – SPA (co nt. to 2025 -02 -10) (Out of order). Applicant requested continuance via EMail prior to meeting. T. Willsmer moved to continue the public hearing for 494 Electric Ave to 2025 -02-10 at 6:05 P.M. G. McLeod seconded. Roll Call Vote: G. McLeod – Aye, M. Allison – Aye, T. Willsmer – Aye, A. Reid – Aye, M. Brenner – Aye 558 & 560 Goodrich St – SMP, SP Chris Anderson (Hannigan Engineering) presented for applicant Easterbrook Nominee Trust. Special Permit is to convert a pre-existing non-conforming common driveway into a conforming common driveway under current by-laws. Addressing peer review commentsii from Graves Engineering, Inc (GEI) : • Turning Radius - plan revised to include 30 ft. radius at Southerly intersection. 30 ft. radius infeasible for North side, but Fire Department comfortable with 20 ft. after receiving data on turning maneuvers for their largest vehicle & a C. Anderson reviewing site with Fire Chief Patrick Sullivan . • Pavement Depth - will conduct in-situ testing of pavement during construction to confirm the depth, clean up damaged pavement, prevent further deterioration. • Parcel Configuration – there are two “560 Goodrich St” parcels on Assessor’s map due to history of land’s acquisition. Both are in common ownership. Approval Not Required (ANR) plan to be submitted to merge them pending favorable action from Board. The Board briefly discussed conditioning. C. Reilly noted a previously discussed requirement for a Common Driveway maintenance agreement wasn’t part of the Board’s Standard Conditions. Per C. Anderson , a maintenance agreement had to be provided as part of the Building Permit process. M. Allison asked how many properties the Common Driveway would serve. C. Anderson – the driveway currently serves 3 properties (560 Goodrich St, 558 Goodrich St, 564 Goodrich St), and will serve 4 lots once the planned home is constructed. M. Allison asked about remaining waivers. Per C. Anderson, only other was for 250-6.4(7)(c)[7] (requiring 8’x25’ turnarounds at 300 ft intervals), substituting the existing 100 ft cul-de-sac which has more room. T. Willsmer moved to waive the turning radius requirement ( 250-6.4(7)(c)[4]) as-presented on the approved plans iii. G. McLeod seconded. Roll Call Vote: G. McLeod – Aye, M. Allison – Aye, T. Willsmer – Aye, A. Reid – Aye, M. Brenner – Aye T. Willsmer moved to waive the turnaround requirement (250 -6.4(7)(c)[7]) as-presented in the plan of record. G. McLeod seconded. Roll Call Vote: G. McLeod – Aye, M. Allison – Aye, T. Willsmer – Aye, A. Reid – Aye, M. Brenner – Aye ===PAGE 3=== 3 of 8 - Planning Board Minutes, 2025-01-27 M. Brenner asked for a summary of the Stormwater plan. C. Anderson explained: majority of site’s design is accommodated with infiltration trenches along proposed expansion of driveway. Other sections are only small increase of pavement, compensated for with infi ltration trench along down-gradient portion of driveway. Proposed house will have own dry-well system to capture roof runoff and provide additional mitigation. T. Willsmer moved to close the public hearings for 558 & 560 Goodrich St’s Special Permit and Stormwater Management Permit. G. McLeod seconded. Roll Call Vote: G. McLeod – Aye, M. Allison – Aye, T. Willsmer – Aye, A. Reid – Aye, M. Brenner – Aye Hearing closed 6:29 PM. The Board discussed conditioning further. The existing Standard Conditions (SCs) for Common Driveways don’t explicitly require a maintenance agreement recorded on the deed. The SCs for Stormwater Management Permits require a maintenance agreement for all common areas. M. Allison suggested adding this to Common Driveway SCs in the future. T. Willsmer moved to approve the Stormwater Management Permit for 558 & 560 Goodrich St with Standard Conditions. G. McLeod seconded. Roll Call Vote: G. McLeod – Aye, M. Allison – Aye, T. Willsmer – Aye, A. Reid – Aye, M. Brenner – Aye T. Willsmer moved to approve the Special Permit for Common Driveway at 558 & 560 Goodrich St with Standard Conditions and a special condition for maintenance as described by C. Reilly . G. McLeod seconded. Roll Call Vote: G. McLeod – Aye, M. Allison – Aye, T. Willsmer – Aye, A. Reid – Aye, M. Brenner – Aye 255 Sunny Hill Rd Justin LeClair (McCarty Engineering) presented for applicant MN 122 Main LLC. Addressing peer review commentsiv from GEI, plans were revised to include a construction detail of the riprap swale, and a stabilized construction entrance and associated detail. Swale’s slopes will be maintained as close to the existing grade as possible, will be constructed with 8-inch+ riprap. M. Allison asked about using native ground as recommended in GEI’s 7th comment. J. LeClair clarified that maintaining the natural grade was the most important factor and emphasized the small amount of fill. He noted that GEI’s comments had no issues with the core design of the Stormwater System. T. Willsmer moved to close the public hearing for 255 Sunny Hill Rd. G. McLeod seconded. Roll Call Vote: G. McLeod – Aye, M. Allison – Aye, T. Willsmer – Aye, A. Reid – Aye, M. Brenner – Aye T. Willsmer moved to approve the Stormwater Management Permit for 255 Sunny Hill Rd with Standard Conditions, pending GEI’s upcoming response. G. McLeod seconded. Roll Call Vote: G. McLeod – Aye, M. Allison – Aye, T. Willsmer – Aye, A. Reid – Aye, M. Brenner – Aye DECISIONS ===PAGE 4=== 4 of 8 - Planning Board Minutes, 2025-01-27 C. Reilly noted the 171 Arbor St Special Permit decisionv included a special condition requiring a legal framework for maintenance of common areas to be recorded on the deed. The Board discussed this requirement within Stormwater Permits. M. Allison noted the additional requirement for common area maintenance in Stormwater Permits is used when multiple lots all depend on a similar drainage system , suggested adding it to the set of Stormwater SCs when updating them. C. Reilly asked the Board for context on single-family Stormwater Management Permits , since normally drainage for multiple lots is managed by the full Subdivision Approval process. M. Allison opined the limits on the Board’s discretion in the ANR process spurs single-family Stormwater Permits, although single-family construction rarely disturbs more than an acre / triggers the bylaw. Per M. Brenner the Board mostly receives applications for individual reduced frontage lots; Definitive Subdivision applications are rare . The updated Common Driveway bylaw provides further alternatives for developers, although the driveways aren’t Town-maintained. The Board members endorsed each of the decisions. A. Reid would come the next day to sign (attending remotely). ZONING WORKSHOP Accessory Dwelling Unit (ADU) Bylaw C. Reilly summarized the state-mandated changes encompassed in this bylaw draftvi: • Homeowners can now build one ADU by right (i.e. without a special permit) • Homeowners can build an additional detached ADU, but not by right. Lunenburg can and will require a Special Permit for this. • In absence of local setback regulations (which are included in this draft), ADUs can be placed anywhere on a property, including up to 5 ft from the property line. M. Brenner explained the safety benefits of local setback requirements for the public (e.g. firefighter access). The draft also includes local considerations: • A Special Permit from the ZBA is required for detached ADUs or multiple ADUs on the property. G. McLeod opined the State is overreaching with these changes and emphasized educating the public on the individual changes, such as the inability to require that one of the units be owner-occupied. M. Brenner noted that the Board’s ability to achieve local ly relevant work is strained by the constant adjustment to State mandates. The Board discussed the timeline for submitting finalized Warrant Article language to add this bylaw. Per C. Reilly, the Town Manager set a deadline for the motion by end-of-week (2025-01-31), although the Warrant itself closes 2025-03-17. Members were confused by the unusually small timeframe. M. Brenner opined such drastic deadline changes needed to be communicated further in advance. Per C. Reilly the transition to a new Town Manager is a driving factor . M. Allison was deeply frustrated. C. Reilly explained the “Four Corners” principle (a requirement for a Warrant Article’s content to stay within the “intent” of the original motion). The Board will submit feedback on the draft by end-of-week. ===PAGE 5=== 5 of 8 - Planning Board Minutes, 2025-01-27 Floodplain Map Updates Per C. Reilly, the Federal government updates Flood Insurance Rate Maps (FIRM) through FEMA. Along with a FIRM update, a model bylaw (compliant with the National Pollutant Discharge Elimination System (NPDES)) was provided to Lunenburg. Due to the highly technical nature, M. Allison and C. Reilly discussed resources for implementation support such as the Department of Conservation and Recreation and the Montachusett Regional Planning Commission. BOARD DISCUSSIONS Master Plan Steering Committee (MPSC) Composition M. Brenner received confirmation that a quorum is based on existing seats, not filled seats (i.e. an 8- member Board with only 4 seats filled can’t have a 3-member meeting), and suggested soliciting MPSC member feedback before changing composition. M. Allison noted that as the parent Board of the MPSC, the Planning Board is ultimately responsible for the Master Plan. T. Willsmer noted three vacant positions that could be eliminated: Parks Commission rep, Finance Committee rep, and at-large. M. Allison noted that even if a member were cut from the MPSC, they would still be able to attend the meeting since it’s public. M. Brenner wanted to avoid repeatedly recomposing the group if possible. A. Reid agreed with M. Allison that it’s the Planning Board’s responsibility to keep the project moving. T. Willsmer moved to restructure the Master Plan Steering Committee by eliminating the Finance Committee seat, the Parks Commission seat, and the at -large seat formerly held by Joeci Gilchrest. M. Allison seconded. Roll Call Vote: G. McLeod – Aye, M. Allison – Aye, T. Willsmer – Aye, A. Reid – Aye, M. Brenner – Aye M. Brenner asked T. Willsmer to inform the affected committees and invite them to the next meeting to offer involvement. 100 Townsend Harbor Rd – Right of First Refusal (ROFR) Per G. McLeod, the Open Space Committee previously discussed the property informally and found short of the “Open Space” criteria. They will formally discuss it at their next meeting. Per C. Reilly, there was a defect in the previous Notice of Intent to Convert, so it was re -advertised, and the Select Board will examine the ROFR at a later meeting . The purpose of the land’s conversion is to construct 5 single-family homes. The meeting was briefly interrupted by technical difficulties with Zoom. The Board found no Planning-related use for the property. M. Allison opined it had agricultural use, which he acknowledged was out of the Board’s scope. Dave Passios (formerly 56 Whiting St) recommended the Town use it as a community garden via the Agricultural Commission and noted the property’s historical use as farmland. T. Willsmer noted that the last MPSC meeting mentioned community garden space. The Board discussed and agreed to wait for feedback from the Open Space Committe and Agricultural Commission. ABUTTING COMMUNITY NOTICES None of concern at this time. ===PAGE 6=== 6 of 8 - Planning Board Minutes, 2025-01-27 COMMITTEE REPORTS Master Plan Steering Committee Addressed in Board Discussions. Open Space Committee Per G. McLeod – nothing to report. Municipal Bldg. Design Committee Per M. Allison – met on 01-20. Consultants continue to be responsive. Some issues from colocation of municipal and school buildings. Capital Planning Committee Per M. Brenner – meeting on 01-29 to review Interim Town Manager’s recommendations before proceeding to 10-year plan. Economic Development Committee Per G. McLeod – just met and included the Land Use Director. Also discussed adding future Town funding for the Meet and Greet to reduce reliance on attending businesses. Storm Water Task Force Per T. Willsmer – met 01-23, reviewed info for fee structures. Announcement planned for next Town Meeting before advertising & public-input process begins. Montachusett Regional Planning Commission Per A. Reid – have not met since last meeting, will meet next month. Montachusett Joint Transportation Committee Per A. Reid – have not met since last meeting, will meet next month. MINUTES APPROVAL Pushed to next meeting due to technical difficulty. MEETING SCHEDULE Upcoming meetings are 02-10 and 02-24 at 6:00 P.M. PUBLIC COMMENT Dave Passios noted recent issues with other Boards’ Zoom meetings and thanked the Board for their flexibility through earlier technical difficulties. Smaller Boards and related groups need to be notified in the application process. BOARD COMMENT / CONCERNS None at this time. ADJOURNMEN T T. Willsmer moved to adjourn. G. McLeod seconded. Roll Call Vote: G. McLeod – Aye, M. Allison – Aye, T. Willsmer – Aye, A. Reid – Aye, M. Brenner – Aye ===PAGE 7=== 7 of 8 - Planning Board Minutes, 2025-01-27 Minutes by Logan O'Connell, Admin Asst. ===PAGE 8=== 8 of 8 - Planning Board Minutes, 2025-01-27 DOCUMENTS REFERENCED i 2025 -01-27 – Staff Report ii 2025 -01-10 – 558 & 560 Goodrich St GEI Peer Review 1 iii 558 & 560 Goodrich St Site Development Plan (Revised 2025 -01-27) iv 2025 -01-24 – 255 Sunny Hill Rd GEI Peer Review 1 v 2025 -01-27 – 171 Arbor St Special Permit Decision vi 2025 -01-27 – Staff Report ======================================================================================== DOCUMENT : 2025-02-10-agenda-7028.txt BOARD : planning-board DATE : 2025-02-10 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-02-10-agenda-7028.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02102025-7028 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner, Chair Timothy Willsmer, Vice Chair Amanda Reid, Clerk Matthew Allison, Member Glenn McLeod, Member Tel: (978) 582-4146, ext. 5 Fax: (978) 582-4353_____ 960 Massachusetts Avenue Lunenburg, MA 01462___ Christopher Reilly – Land Use Director Logan O’Connell – Administrative Asst. PUBLIC HEARING 2025-02-24 – 6:05 P.M | 17 Main St, Lunenburg MA 994 Northfield Rd (Site Plan Approval) The Lunenburg Planning Board will hold a Public Hearing on 2025-02-24 at 6:05 PM, Town Hall, 17 Main Street, Lunenburg, MA to hear and review: An application for Site Plan Approval, pursuant to §250-8.4 of the Code of the Town of Lunenburg, by The Town of Lunenburg’s Conservation Commission, for construction of a 10-space parking area parking area for the Table Rock Conservation Area. SUBJECT PROPERTY INFORMATION: Location: 994 Northfield Rd (Assessor’s Map 37, Parcel Number 15). Owner: Town of Lunenburg Conservation Commission, 960 Mass Ave, Lunenburg, MA 01462 HOW TO VIEW MATERIALS:  Online at https://lunenburgma.portal.opengov.com/search  Via EMail request to the Planning Office (creilly@lunenburgma.gov; loconnell@lunenburgma.gov)  In-person at the Planning Office (960 Massachusetts Avenue, Lunenburg, MA). OPEN MEETING LAW: Please be advised that this meeting is being recorded and broadcast live via the Lunenburg Public Access channel and Public Access Facebook page (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be posted to the LunenburgAccess YouTube channel within 24 hours after the meeting. REMOTE PARTICIPATION: Use the link https://us02web.zoom.us/j/88251881562 to join the public meeting, 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 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. ======================================================================================== DOCUMENT : 2025-02-10-agenda-7029.txt BOARD : planning-board DATE : 2025-02-10 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-02-10-agenda-7029.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02102025-7029 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. AGENDA 2025-02-10 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/Lunenburg Public-Access -Cable-157427270975305/ ), and will be available on their YouTube channel within 24 hours. The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745?pwd=bG2IewayYjipyeXyrdsh4SP34S5KWQ.1 , or by phone at (888) 475 -4499 , entering Webinar ID 810 9267 3745 . To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in -person at the above - noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in -person vs. virtual attendance accordingly. 1. CALL TO ORDER / PLEDGE 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPROVAL NOT REQUIRED a. 215 Sunset Ln b. 171 Arbor St (Adjacent to 155 Arbor St) 5. ZONING WORKSHOP – Fall Town Meeting a. Accessory Dwelling Units b. Flood Plain Map Updates 6. PUBLIC HEARINGS a. 494 Electric Ave – Site Plan Approval (SPA), Stormwater Management Permit (SMP) b. 213 Electric Ave – SMP 7. DECISIONS a. 558 & 560 Goodrich St – SMP, Special Permit (SP) for Common Driveway b. 255 Sunny Hill Rd – SMP 8. BOARD DISCUSSIONS a. Master Plan – status of draft 9. ABUTTING COMMUNITY NOTICES 10. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee 11. MINUTES APPROVAL a. 2024-12-09 b. 2025-01-13 c. 2025-01-27 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 02-24, 03-10 13. PUBLIC COMMENT 14. BOARD COMMENT / CONCERNS 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-02-10-minutes-7029.txt BOARD : planning-board DATE : 2025-02-10 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-02-10-minutes-7029.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02102025-7029 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. MINUTES 2025-02-10 CALL TO ORDER / PLEDGE Matthew Brenner called the meeting to order at 6:02 P.M. The pledge of allegiance was led by Matthew Allison. PUBLIC COMMENT None at this time. CHAIR / DIRECTOR’S REPORTi Per C. Reilly, Katie Paight from the Department of Conservation and Recreation (DCR) will join remotely to answer questions about state-mandated Floodplain Map updates. ANRs (Approval Not Required) 215 Sunset Lnii Greg Roy (Dillis and Roy) presented for applicants David & Brenda Pajari. Proposed Land Swap of ~900 sqft piece with neighbor at 205 Sunset Ln. Total land areas are unchanged. Properties are in the outlying zoning district, both meet 80,000 sqft lot size requirement & have prerequisite frontage. No new building lots being created. Purpose is to provide easier lot access to 215 Sunset Ln—previously attempted through an easement, denied by Zoning Determination from Building Commissioner. No buildings currently on 215 parcel, one is proposed. Land swap would add ~50 ft. Of frontage to 215 Sunset Ln while leaving enough for 205 Sunset Ln. M. Allison and G. Roy noted a previous ANR application on this property -- a previous engineer tried to split the lot via a Common Driveway (before the Special Permit process was used), which wasn’t granted. MEETING POSTED: Yes ADDRESS: Town Hall – 17 Main St, Lunenburg, MA 01462 TIME: 6:00 P.M. PRESENT: Matthew Brenner (Chair), Timothy Willsmer (Vice Chair), Amanda Reid (Clerk), Matthew Allison, Glenn McLeod ABSENT: None ===PAGE 2=== 2 of 9 - Planning Board Minutes 2025-02-10 T. Willsmer moved to endorse ANR for 215 Sunset Ln. A. Reid seconded. Voice vote, passed unanimously. 171 Arbor Stiii Brian Marchetti (McCarty Engineering) presented for applicants PSG Realty 393-435, LLC & Raudonat Family Revocable Trust. This ANR is needed for lot line approval & beginning construction. A planned follow-up ANR relies on the book and page info from this one’s recording at the the Registry of Deeds. Property received previous permits (Stormwater Permitiv, Conservation approval, Zoning Special Permit for relief from lot width through the building, Special Permit for Common Drivewayv). Parcel A (17,000 sqft piece on back side of property) being transferred to John Raudonat in exchange for Parcel B (1500 sqft “sliver” providing frontage required for the Common Driveway Special Permit). T. Willsmer moved to endorse ANR for 171 Arbor St. A. Reid seconded. Voice vote, passed unanimously. ZONING WORKSHOP Accessory Dwelling Units (ADUs) C. Reilly explained – the State revised their guidance extensively late last week; notably impeding local powers. Previous bylaw draft included Special Permit requirement for a second ADU & certain lot line setback requirements, both now removed to reflect State updates. G. McLeod confirmed with C. Reilly – this law went into effect February 2nd, the Town must apply it to current ADU applications. Opined it was an example of local communities’ lack of control over zoning changes, advocated clear messaging that these aren’t voluntary / community-driven bylaw amendments due to the State’s mandated changes. C. Reilly explained background – previously, the Zoning Board of Appeals issued Special Permits to add an Accessory Dwelling Unit onto existing single-family homes. State has removed this process as part of highly aggressive housing production strategy, making it by-right. Floodplain Map Updates C. Reilly introduced Katie Paight , a Floodplain Management specialist from the DCR’s Flood Hazard Management program. FEMA’s National Flood Insurance Program (NFIP) offers flood insurance to anyone in participating communities, which must adopt & enforce regulations for areas on their respective Flood Insurance Rate Map (FIRM) to qualify for membership. Lunenburg is within the Nashua River watershed, whose FIRM maps are being updated by FEMA (effective July 2025). Communities like Lunenburg are voluntary NFIP members. Lunenburg joined in 1982 (the last time its floodplain map was updated). For the Town to remain in the program, it must (1) adopt an effective map by July 2025 and (2) adopt the “minimum standards” of the program, outlined in the provided model bylaw. Although these “minimum standards” have been part of the Federal code since the late 80s, FEMA wants them adopted locally for greater visibility. ===PAGE 3=== 3 of 9 - Planning Board Minutes 2025-02-10 (Out of order): If it chooses not to, Lunenburg may be removed from program: existing NFIP flood insurance policies wouldn’t be renewable & new policies couldn’t be made. The choice to remove an individual community from NFIP is made by FEMA. Private flood insurance policies exist but are generally more expensive and lack certain protections like fixed rates. G. McLeod asked about notifying affected residents. Per K. Paight, the “local rules and regulations” Lunenburg agreed to adopt by joining NFIP are spread across (1) the State Building Code, (2) the Wetlands Protection Act, and (3) a small remainder in local Floodplain bylaws. When adopting a new FIRM map, the list of properties in or outside of a floodplain may change. • If someone is newly mapped into the floodplain, it’s the community’s responsibility to notify them. • If someone is purchasing a property with federally backed assistance in the floodplain (i.e. mortgage, loan, disaster resistance) it is the lender’s responsibility to notify them that the property must have flood insurance for the life of that assistance. C. Reilly asked about notable map differences. K. Paight hadn't directly compared 2025 and 1982 maps, but noted the new map’s higher accuracy, user-friendliness, & interactivity. Old map was never digitized, isn’t available on MassMapper or national flood hazard layer--recommended checking with local Building Commissioner or Conservation Official to see floodplains on old map. Updated map is partially accessible (via FEMA Flood Map CHanges Viewer) but won’t be widely published until July. C. Reilly will write draft Zoning Amendment based on the model bylaw & map info, review it with K. Paight to make sure it conforms with DCR, have it available for Board in approx. 2 weeks. The Board discussed the Warrant Article submission process. Per C. Reilly, the placeholder language required by February 1st was submitted on-time. The warrant article’s finalized language (printed in the warrant for Town Meeting) is due by March 17th. The “golden rule” with placeholder language is to “stay within the four corners” of the intent of the language, which is difficult with the State’s moving targets. M. Brenner listed frustrating procedural obstacles: Interim Town Manager set an unusually early deadline for Town Bodies’ Warrant Article submissions to ease the new Town Manager’s transition in, but it put volunteer Boards in a precarious position. Board work on local concerns is impeded by influx State & Federal mandates requiring bylaw changes. Opined such mandates should be constructed at the Federal level to avoid strain on municipalities--“why should we have a hand in it if we don’t actually have a hand in it?” PUBLIC HEARINGS 494 Electric Ave – Site Plan Approval (SPA), Stormwater Management Permit (SMP) (cont. from 2025-01-27) Chris Anderson (Hannigan Engineering) presented for D&A Lunenburg, LLC. Applicant intends to construct a new parking lot to service existing restaurant facility / modify existing parking in front of the structure, & construct an additional retail space on the property. Noted concerns from abutters & various Town Departments, reviewed changes in response: • Stormwater Runoff – Existing accessory structure had a gutter overflowing onto adjacent properties, plan to capture and redirect into Stormwater system. Received Peer Review from GEIvi , satisfied with all stormwater and hydrology calculations. ===PAGE 4=== 4 of 9 - Planning Board Minutes 2025-02-10 • Parking – pulled back parking immediately against Pierce Ave to meet setback requirements. No vehicles directly facing abutting properties across Pierce Ave. Maintaining solid wall fence and evergreen plantings along this side of property. Reviewed access points into the Parking Lot, added dividers to designate traffic lanes based on C. Reilly’s previous feedback, added striping / landscape barriers for designated pedestrian travel path. • Misc – Moved dumpster pad to opposite side of Pierce Ave to shield appropriately / protect from view. Noted Conservation Commission’s issuance of Order of Conditions relative to the Stormwater Basin. Fire Dept had concerns about turning radius: Hannigan Eng. provided data for a vehicle larger than Lunenburg’s largest truck. C. Anderson explained it encompassed the turning radius of smaller vehicle but offered more data if requested by the Board. G. McLeod noted abutter concerns of traffic to property going through neighborhoods / own concerns about pedestrian endangerment from car queues forming on Electric Ave (at property’s exit & before the turn onto Pierce Ave towards the entrance). C. Anderson said traffic from side roads was minimal, & the proposed modifications would provide well-defined traffic control features currently lacking at Pierce Ave (proper turning radii, defined travel path, etc). Suggested adding pedestrian crossing signs for safety concerns. G. McLeod & A. Reid suggested moving entrance from Pierce Ave to Electric Ave to reduce future traffic at crosswalk. (Out of order): C. Anderson confirmed for M. Brenner – application entails no changes to the capacity of Il Forno, only available parking. Plan includes inter-building canopy for patrons and a patio previously removed by Building Dept request, no other changes to buildings. M. Brenner asked C. Anderson the intent of separating parking for restaurant & the retail site. Intent was to keep the two business elements separate / avoid connecting directly to Electric Ave since it’s consistently busy. Separate design also lets customers see & turn into other parking lot if first lot is full, rather than missing it and driving away. Trying to avoid curb cuts along Electric Ave. C. Reilly noted using a dedicated right-hand “slip lane” for traffic is best practice, like at Lunenburg CVS. Although the CVS generates more traffic than the restaurant currently, M. Allison expected an application to increase business capacity in the future, which would increase traffic. A. Reid was frustrated about this, noting applicants claimed to have enough parking when the secondary building was previously permitted. (Out of order): C. Reilly noted Graves Engineering Inc (GEI) isn’t a “full-house” peer review service – it’s beneficial to have multiple options available (e.g. traffic-specific experts) for an application’s unique concerns. G. McLeod asked about moving the entrance location closer to the proposed retail building. Per C. Anderson, they want it as far as possible from Pierce Ave to give drivers time for decision-making. Discussion turned to the ownership status of Pierce Ave. M. Allison recommended deferring the application until Town Counsel returns a determination and emphasized that options being discussed tonight could be nullified by that determination’s results, potentially wasting time. M. Brenner will discuss with Town Counsel at his office hours on Feb 11th. M. Allison noted the size of the retail component qualifies it as a shopping center under Town bylaw, which requires a traffic analysis. M. Brenner offered to schedule a publicly available site visit to actively deliberate ===PAGE 5=== 5 of 9 - Planning Board Minutes 2025-02-10 on-site rather than working off memory. Board and Applicant both interested. (Scheduled at end of meeting). M. Brenner invited public comment. Dave MacDonald (155 Island Rd) – Recommend inviting Bill Bernard (Department of Public Works) to site visit due to his engineering background. Thanked Board for efforts, emphasized desire to streamline. G. McLeod suggested inviting Police and Fire as well / explaining why their input is wanted. Bob Pease (11 Wintergreen Ct) – Town needs to support businesses better. Questioned merit of a traffic study since application’s proposals don’t directly cause a traffic increase. On pedestrian safety, agreed with pursuing crosswalk signage & turning lane options. The Board needs to examine how it can work within its regulations to help businesses. M. Allison replied – the Board’s first stakeholder is residents. Noted high turnout of concerned abutters when this development started. Determination of Pierce Ave’s ownership would impact many people who aren’t present tonight, needs to be resolved before anything else. Atty. Jeff Avini on behalf of applicant – please relay any new info from Town Counsel on Pierce Ave. We can’t deny anybody access: Pierce Ave shows on a plan, [residents] have the right to use it. Our title abstractor reached out directly to Town Counsel. T. Willsmer moved to continue the public hearing for 494 Electric Ave to 2025-02-24 at 6:05 P.M. A. Reid seconded. Voice vote, passed unanimously. After discussing scheduling options, the Board scheduled a site visit for 2025-02-19 at 5:00 P.M. 213 Electric Ave – SMPvii A. Reid read the Public Hearing Notice at 8:09 P.M. Daniel Sheehan (Haley Ward) presented on behalf of applicant Red Bird Construction, Inc. Project is construction of 5 multi-family dwelling units (duplexes) with driveways and associated Stormwater Management features. Post-construction will mostly be vegetative landscape, grass. Driveways generally pitched towards separate rain gardens, filter strip along side and clay dams proposed. Has also submitted Notices of Intent for 213 and 221 Electric Ave to Conservation Commission. Only outstanding item from GEI’s Peer Reviewviii is test pits. C. Reilly asked how soon test pits could be completed. D. Sheehan expected the next couple weeks, but wanted to wait for Conservation Commission’s site walk / avoid presenting temporarily disturbed land. G. McLeod clarified that this Peer Review was preemptively sought by applicant. Prefers applicants electing to spend their own money vs. needing to for Board requirements. M. Allison noted that since certain drainage components were shared, a maintenance agreement between homeowners (to be recorded on the deed) would be needed. In C. Reilly’s experience, the Board typically reviews the Homeowners Agreement for shared maintenance. T. Willsmer moved to continue the public hearing for 213 Electric Ave to 2025-03-10 at 6:05 P.M. A. Reid seconded. Voice vote, passed unanimously. ===PAGE 6=== 6 of 9 - Planning Board Minutes 2025-02-10 DECISIONS The Board reviewed decisions for 560 Goodrich St – Special Permit (SP), SMP, and 255 Sunny Hill Rd – (SMP), and discussed Standard Conditions (SCs). Discussion below is re-ordered for clarity. SMP decisions missing a requirement to record a shared maintenance agreement on the deed, although this was captured by a special condition in 560 Goodrich St’s Common Driveway Special Permit decision. M. Allison clarified – although 560 Goodrich has a shared SMP component, maintenance requirements are deed-recorded in unshared SMP systems as well to prevent maintenance lapses (i.e. informing the property’s new owner after a sale). C. Reilly noted recently discovered contradictions between certain deeds and Approval Not Required plans at the Registry of Deeds. Decisions must be recorded at the Registry of Deeds, so they’d ideally be “caught” by any property’s potential buyer during its Title Exam. M. Allison questioned the requirement for full Americans with Disabilities Act (ADA) compliance in the SCs, since these are private domiciles. C. Reilly will draft updated sets of SCs for (1) Site Plan Approval, (2) Stormwater Management Permits, and (3) Common Driveway Special Permits for the Board to review. The Board’s previous understanding was that the SCs for SMPs included deed-recorded maintenance requirements. C. Reilly clarified these SCs were from Interim Land Use Director Richard Harris’s decisions and may differ from those used by longtime Land Use Director Adam Burney. M. Allison noted that the Town had Stormwater Regulations since 2008 but hadn’t issued a Stormwater Management Permit until 2015, emphasized that standards need to be actively maintained and documented over time to be useful. The Board deferred endorsement of the decisions, pending revisions to reflect the provision for deed- recorded maintenance requirements. BOARD DISCUSSIONS Master Plan Steering Committee (MPSC) Composition Per T. Willsmer – continued issues with quorum. Planning to poll members of the board for alternative weekdays to meet. M. Allison asked if further reductions to help quorum were possible. T. Willsmer received an email blaming quorum issues on other departments’ absent representatives after last meeting, but he’d want more info before cutting those positions. M. Allison noted the 6-month span since previous Chair Joeci Gilchrest had stepped down (just before the group’s planned summer hiatus). Per M. Brenner, when the Chair stepped down all surveys were performed except the most recent, which was being planned. Subsequent quorum issues affected its quality. For next meeting, M. Brenner asked T. Willsmer to (1) list which groups had and hadn’t been attending (including verifying with them) and (2) if possible, get a concrete recommendation from the MPSC itself about which positions to cut. Prefers having MPSC’s input instead of making top-down membership changes, but will fall back to Board intervention if needed. ===PAGE 7=== 7 of 9 - Planning Board Minutes 2025-02-10 M. Allison asked about the remaining contract with the Master Plan consultants (OverUnder, Inc). Per C. Reilly there’s approx. $20,000 left at around $2,000 per meeting. The contract’s original expiry date has already passed, but the consultants are continuing to work under that agreement. Full draft of the Master Plan’s implementation chapter exists. Clarified that the Board is the only body that votes on adopting the Master Plan / making it “official” to the State. ABUTTING COMMUNITY NOTICES Three notices from Fitchburg Planning Board, none of local concern. COMMITTEE REPORTS Master Plan Steering Committee Discussed previously under “Board Discussions”. Open Space Committee Per G. McLeod – meeting 2025-02-12 on Right of First Refusal at 100 Townsend Harbor Rd. Municipal Bldg. Design Committee Per M. Allison – highly detailed, in-depth, multi-disciplinary presentation made to Select Board on Tuesday, 2025-02-04. Current Town Hall becomes a meeting space, Ritter Memorial Building is occupied by various programs from the School Dept, and the “Annex” (small addition to Ritter Memorial Library) is occupied by PACC. Plans included revisions from various department heads. Renovations’ subtotal was approximately $22m (not including remediation). Not well received on Facebook. Capital Planning Committee Per M. Brenner – met last week before Interim Town Manager left. Some of the voting was based on numbers that ended up being inaccurate (a continuing frustration). Have had multiple cases of received estimates being off by a factor of 100% or more—some resolved with subsequent reprioritization. Action on 5-year plan upcoming after giving the new Town Manager some time to acclimate. Economic Development Committee Per G. McLeod – have not met since last meeting. Storm Water Task Force Per T. Willsmer – next meeting is Thursday, 2025-02-20. Montachusett Regional Planning Commission Per A. Reid – some discussion about Trump administration’s halts to federal funding. Presentation by Senator Jamie Eldridge on closure of Nashoba Valley Medical Center pending next month. New route for MART (due to Nashoba closure), free rides to Emerson hospital from Ayer, Shirley or Harvard. Montachusett Joint Transportation Committee Per A. Reid – meeting on Wednesday, 2025-02-12. MINUTES APPROVAL The Board reviewed and approved minutes for 2024-12-09, 2025-02-13, and 2025-01-27. MEETING SCHEDULE ===PAGE 8=== 8 of 9 - Planning Board Minutes 2025-02-10 Upcoming meetings are 02-24 and 03-10 at 6:00 P.M. PUBLIC COMMENT None at this time. BOARD COMMENT / CONCERNS G. McLeod found the State’s recent actions unresponsive to the electorate & out of touch with municipal financial constraints. Cited Legislature’s “cookie cutter” approach with items like MBTA Communities Act / ADU amendments, and resistance to 2024’s Ballot’s Question 1 (auditing the legislature) despite an overwhelming yes vote. Wants more State support to avoid implementation burden of “unfunded mandates”. C. Reilly noted experience in two communities that passed building moratoriums as last resort. G. McLeod noted representative Margaret Scarsdale’s upcoming office hours on 02-18 at the Lunenburg Adult Activity Center. A. Reid thanked Annie Aubrey (Executive Assistant to Town Manager) for handling the Montachusett Metropolitan Planning Organization (MMPO) caucus this week. M. Allison criticized the unusually short deadline for the Board to submit warrant articles’ preliminary language. Worried about ability of final language to stay “within the four corners” of the preliminary language’s intent since the State changed certain guidance (ADUs) after the Board’s submission. ADJOURNMENT A. Reid moved to adjourn. M. Brenner seconded. Voice vote, passed unanimously. Adjourned 9:19 P.M. Minutes by Logan O'Connell, Admin Asst. ===PAGE 9=== 9 of 9 - Planning Board Minutes 2025-02-10 DOCUMENTS REFERENCED i 2025-02-10 Staff Report ii 2024-12-11 – Plan of Land 205 & 215 Sunset Lane iii 2024-12-01 Plan of Land in Lunenburg, Mass Prepared for PSG Realty 393-435, LLC iv See record PBSW-24-7 on OpenGov. v See record PBSP-24-3 on OpenGov. vi 2025-02-10 494 Electric Avenue Site Plan Review vii 2024-12-12 Definitive Site Plan for Electric Avenue in Lunenburg, Massachusetts. See record PBSW-24-9 on OpenGov. viii 2025-02-06 213 Electric Avenue Stormwater Management Review ======================================================================================== DOCUMENT : 2025-02-19-agenda-7103.txt BOARD : planning-board DATE : 2025-02-19 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-02-19-agenda-7103.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02192025-7103 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2025-02-19-minutes-7103.txt BOARD : planning-board DATE : 2025-02-19 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-02-19-minutes-7103.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02192025-7103 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. MINUTES 2025-02-19 (Public Site Visit at 494 Electric Ave) CALL TO ORDER Mathew Brenner called the meeting to order at 5:00 P.M. Mike Mohamed, Chris Anderson, and Atty. Jeff Avini were also present for the applicant. The general plan was to discuss concerns from the 02-10 meeting (i.e. traffic controls) and enhance the Board’s understanding of existing and proposed conditions in the context of the area. SITE VISIT Chris Anderson (Hannigan Engineering) reviewed the connection between the restaurant site and location of the proposed parking lot (situated at present-day 10 Lakeview Dr), which crosses Pierce Ave. The existing entrance to Pierce Ave is broad and has no curb line. The roadway isn’t well visible, and the existing crosswalk isn’t frequently used in practice. The restaurant’s current storefront parking is completely exposed to Electric Ave. Landscaping is proposed to cut off this wide-open access, prevent unauthorized turns & control traffic flow to defined locations. The location of the crosswalk and pedestrian visibility were discussed. G. McLeod emphasized the importance of planning around anticipated pedestrian behavior to avoid another unused crosswalk. C. Anderson suggested using additional road-side signage to indicate the crosswalk. M. Brenner asked where plowed snow would be located. C. Anderson explained it would be located outside of parking areas once the landscaping along Electric Ave was implemented. Drivers’ sightlines for pedestrians would be maintained by removal of accumulated snow over time. The Board moved to the proposed parking site. The current truck trailer and dumpsters on the side of Pierce Ave would be moved. The looped road configuration would feed through here. An existing opening to Electric Ave would be closed. MEETING POSTED: Yes ADDRESS: 494 Electric Ave, Lunenburg, MA 01462 TIME: 5:00 P.M. PRESENT: Matthew Brenner (Chair), Timothy Willsmer (Vice Chair), Amanda Reid (Clerk), Matthew Allison, Glenn McLeod. ABSENT: None ===PAGE 2=== 2 of 2 - Planning Board Minutes M. Allison opined the Board’s pedestrian safety concerns would be fixed by using the existing opening into the proposed parking lot site rather than using Pierce Ave (which would have a perpendicular crossing of driver and pedestrian paths). He emphasized the danger that inattentive pedestrians would be in. C. Anderson opined that moving the crosswalk behind queuing traffic would create an unsafe condition, to which C. Reilly disagreed. The trees along Pierce Ave were discussed. The majority would remain intact, one or two would be removed for utility connections. A. Reid moved to adjourn. T. Willsmer seconded. Voice vote, passed unanimously. Adjourned 5:20 P.M. Minutes by Logan O'Connell, Admin Asst. ======================================================================================== DOCUMENT : 2025-02-24-agenda-7072.txt BOARD : planning-board DATE : 2025-02-24 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-02-24-agenda-7072.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02242025-7072 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. AGENDA 2025-02-24 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/Lunenburg Public-Access -Cable-157427270975305/ ), and will be available on their YouTube channel within 24 hours. The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/88251881562 or by phone at (888) 475 -4499 , entering Webinar ID 882 5188 1562 . To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in -person at the above -noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in -person vs. virtual attendance accordingly. 1. CALL TO ORDER / PLEDGE 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPROVAL NOT REQUIRED (ANR) PLANS a. 589 Flat Hill Rd 5. ZONING WORKSHOP a. Accessory Dwelling Units b. Flood Plain Map Updates 6. PUBLIC HEARINGS a. 494 Electric Ave – Site Plan Approval (SPA), Stormwater Management Permit (SMP) b. 801 Northfield Rd – SPA c. 994 Northfield Rd – SPA d. 110 Pleasant St – SPA 7. DECISIONS a. 558 & 560 Goodrich St – Special Permit (SP), SMP b. 255 Sunny Hill Rd – SMP 8. BOARD DISCUSSIONS a. MRPC GIS Contribution to Conversation Commission (Trail Mapping) b. Citizens’ Caucus Overlap (March 10 th 7PM) c. Review of Standard Operating Procedures. 9. ABUTTING COMMUNITY NOTICES 10. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee 11. MINUTES APPROVAL a. 2025-02-10 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 03-10, 03-24 13. PUBLIC COMMENT 14. BOARD COMMENT / CONCERNS 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-02-24-minutes-7072.txt BOARD : planning-board DATE : 2025-02-24 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-02-24-minutes-7072.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02242025-7072 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. MINUTES 2025-02-24 CALL TO ORDER / PLEDGE Matthew Brenner called the meeting to order at 6:06 P.M after slight delays. The pledge of allegiance was led by Matthew Allison. C. Reilly could not attend. CHAIR / DIRECTOR’S REPORT Skipped due to C. Reilly’s absence. ANRs (Approval Not Required) 589 Flat Hill Rdi The Board reviewed the plan, which C. Reilly recommended endorsing in his staff report. G. McLeod moved to endorse the ANR for 589 Flat Hill Rd. T. Willsmer seconded. Voice vote, passed unanimously. ZONING WORKSHOP Accessory Dwelling Units Skipped due to C. Reilly’s absence. Floodplain Map Updates Skipped due to C. Reilly’s absence. PUBLIC HEARINGS MEETING POSTED: Yes ADDRESS: Town Hall – 17 Main St, Lunenburg, MA 01462 TIME: 6:06 P.M. PRESENT: Matthew Brenner (Chair), Timothy Willsmer (Vice Chair), Amanda Reid (Clerk), Matthew Allison, Glenn McLeod ABSENT: Christopher Reilly (Land Use Director) ===PAGE 2=== 494 Electric Ave – Site Plan Approval (SPA), Stormwater Management Permit (SMP)ii (cont. from 2025-02-10) Following discussions are re-ordered for clarity. Bill Hannigan (Hannigan Engineering) presented on behalf of applicant D&A Lunenburg, LLC. Ownership status of Pierce Ave: Complete title abstract package including backing documentation sent to C. Reilly, who forwarded to Town Counsel (per Atty. Jeff Avini). Board is awaiting a cost estimate to verify applicant’s title abstract from Town Counsel, would be at applicant’s expense. M. Allison opined application shouldn’t be before the board without legal resolution of Pierce Ave. Applicants clarified position: the road is a Public Way. Adopting a Public Way involves (1) the acceptance of the way, which Lunenburg completed, and (2) the conveyance of the fee within the road, which Lunenburg did not complete. This generally results in the way becoming a “paper street” (i.e. right to pass & repass over the way is limited to residents living on & around the road). Applicants noted legal review was anticipated but then delayed well beyond expectations. The validity of the application was discussed. Per M. Allison, the Land Use Director & Zoning Officer agree application is invalid if Pierce Ave is a Public Way. The board cannot waive parking requirements, which are only met if the applicant is correct about owning the road’s fee / the lots it splits being merged. Applicants opined it was their choice to proceed despite possible invalidity, acknowledged use of other parties’ time (Board, abutters) as an indicator of their confidence about Pierce Ave. M. Allison recommended withdrawing application without prejudice until Pierce Ave resolution, applicant declined. M. Allison opined the project qualified as a “Shopping Center” under bylaw1 , which Board hadn’t received an application for. Applicants disagreed – definition is more than 5,000 sqft (applies) as well as more than 3 uses (doesn’t apply). Emphasized any later application adding more uses would trigger that bylaw / come before the Board anyway, but that was out-of-scope for this application. B. Hannigan asked for plan-specific feedback (traffic, crosswalk, etc) to make the Board comfortable, assuming applicant does own Pierce Ave. A. Reid preferred moving the entrance off Pierce Ave & using a deceleration lane. B. Hannigan explained the proposed entrance location provides sight-distance for drivers. Opined a deceleration lane would be dangerous here due to traffic speed, i.e. no slowing down to wait for next driver’s right-hand turn. Noted typical deceleration lanes much longer than the one at Lunenburg CVS. G. McLeod agreed entrance should be moved but acknowledged impact of permitting delays on businesses. B. Hannigan provided sketchesiii of crosswalk location options to the Board, noting the importance of planning around realistic pedestrian behavior. M. Allison agreed entrance could be moved to Electric Ave, suggested combining with a curb cut for the new building. Asked about possibility of future development on Pierce Ave increasing traffic (i.e. residential lots being used for MBTA Communities Act zoning). B. Hannigan declined to comment beyond the application’s scope but suggested conditioning the location of Pierce Ave based on its subsequent traffic volume. 1 See § 250-4.1K(19) ===PAGE 3=== J. Avini asked if the Board could permit the inter-building canopy portion of the plan only. Per M. Brenner they can’t, suggested submitting a de minimis change to the original plan that the Building Commissioner relies on for Building Permits. M. Brenner sought public comment. Dave MacDonald (155 Island Rd) advocated helping businesses through the permitting process, suggested using conditions like B. Hannigan described. Bob Pease (11 Wintergreen Ct) suggested more non-binding straw-polling of Board members’ opinions to help applicants adjust and reach approval. Opined previously mentioned concerns beyond scope of application (Shopping Center status, MBTA Communities) was opposite of working with businesses. T. Willsmer moved to continue the hearing for 494 Electric Ave SPA and SMP to 2025-03-10 at 6:05 P.M. A. Reid seconded. Voice vote, passed unanimously. 801 Northfield Rd – SPAiv A. Reid read the Public Hearing Notice. Hearing opened 7:14 P.M. Greg Roy (Dillis & Roy) presented for applicant Lunenburg Conservation Commission. Project creates parking area for Rayno Conservation Area, using a grant for construction & improvement of conservation land access. Designed to avoid Conservation jurisdiction / wetlands buffer zone, requires SPA through Planning Board and a Driveway Permit through Department of Public Works. Utilizes existing access to property currently being used for a logging operation leading into proposed 10- car gravel parking surface with access to land. No trigger for local Stormwater Permit but Stormwater Management mechanisms were included for MA Department of Environmental Protection (MassDEP). M. Brenner sought public comment. Bob Pease (11 Wintergreen Ct) explained the area is currently being logged: the loggers will leave selected skid-trails, clear the area of the parking lot. Area contains two substantial loop trails & connectivity to other conservation land. T. Willsmer moved to close the public hearing for 801 Northfield Rd SPA. A. Reid seconded. Voice vote, passed unanimously. Hearing closed 7:20 P.M. T. Willsmer moved to grant Site Plan Approval for 801 Northfield Rd as-presented, with Standard Conditions. A. Reid seconded. Voice vote, passed unanimously. 994 Northfield Rd – SPAv A. Reid read the Public Hearing Notice. Hearing opened 7:23 P.M. G. Roy presented for applicant Lunenburg Conservation Commission. Project creates 10-car parking area for Table Rock Conservation Area using grant mentioned above. Site (north of Northfield Rd) is within ===PAGE 4=== Conservation jurisdiction / subject to Wetlands Protection Act. Stormwater Management Plan required for MassDEP, but local SMP bylaw not triggered. Goal is to establish a distinct access point, reducing reliance on Stage Coach Rd. Project also being reviewed by Conservation Commission. Board members discussed Scenic Road impacts & tree preservation. G. Roy clarified no trees or stone walls would be removed at the access point / no trigger for Scenic Road bylaw. M. Brenner sought public comment. Michelle Matthew (914 Northfield Rd) expressed concerns about potential increased parking near her property. G. Roy marked the plan to clarify the parking’s location & distance from the lot line. Laura Caron-Gustus (19 Burke St) & Tanya Eberlin own & manage abutting golf course, Settler’s Crossing. Raised concerns about golf ball hazards, unauthorized course access, & general security of parking lot, as well as potential Stormwater impacts on course. T. Eberlin noted past issues with illicit activities in their own parking lot & questioned whether the new lot would be patrolled. B. Pease (previous Conservation Commission member) addressed these concerns: • Misuse: Lot is designed to be visible from Northfield Rd to deter misuse. • Golf Balls: He and G. Roy saw no evidence of golf balls on-site. • Stormwater: G. Roy explained project must meet strict Stormwater regulations of Conservation Commission & MassDEP, preventing impact. • Unauthorized access: Conservation Commission has placards for delineating approximate boundaries of its land, could help prevent accidental wandering onto golf course. Applicant seeking continuance pending Conservation Commission’s review of the project. T. Willsmer moved to continue the Public Hearing for 994 Northfield Rd SPA to 2025-03-10 at 6:05 P.M. A. Reid seconded. Voice vote, passed unanimously. 110 Pleasant St – SPAvi G. Roy presented for applicant Peritus Contractors. Project proposes construction of addition to existing garage & office building. Building increase is > 25%, triggering Site Plan Approval. Site zoned Commercial, historically used by another contractor. Footprint of addition contains an existing storage trailer & shed, both to be removed. Use will be a shop area / garage door bays. No local Stormwater Permit required, but memo outlining Stormwater metrics was included. Area of addition is currently impervious with existing structures or hard-packed gravel, so no runoff impact. Acknowledged Board of Health comment requesting Title V inspection—no objection from applicant, would be needed prior to a Building Permit. T. Willsmer moved to close the public hearing for 110 Pleasant St SPA. A. Reid seconded. Voice vote, passed unanimously. Hearing closed 8:01 P.M. ===PAGE 5=== T. Willsmer moved to grant Site Plan Approval for 110 Pleasant St with Standard Conditions. A. Reid seconded. Voice vote, passed unanimously. BOARD DISCUSSIONS MRPC GIS Contribution to Conservation Commission (Trail Mapping) The Montachusett Regional Planning Commission (MRPC) contributes 8 hours of GIS work to the Planning Board as a membership perk. The Board regularly “donates” these to the Conservation Commission, having no current mapping needs. B. Pease outlined Conservation’s plans to update maps, including the Large Town Forest, Table Rock Conservation Area, Small Town Forest, and Hunting Hill. A. Reid moved to authorize the Land Use Director to assign the Board’s MRPC GIS contribution to the Conservation Commission for trail mapping. T. Willsmer seconded. Voice vote, passed unanimously. Citizens’ Caucus Overlap (March 10th 7PM) The Citizens’ Caucus is part of electing officials to Boards / Committees, which members seeking re-election generally attend. This overlaps with the upcoming 2025-03-10 meeting. The Board discussed and opted to proceed with the meeting as-scheduled, since their terms are staggered and one members’ absence wouldn’t impact quorum for the scheduled applications. Review of Standard Operating Procedures (Out of order): Skipped due to C. Reilly’s absence. DECISIONS The Board reviewed decisions for 560 Goodrich St (Special Permitvii, Stormwater Management Permitviii) and 255 Sunny Hill Rd (Stormwater Management Permitix), deferred from the previous meeting pending revisions including a provision for SMP maintenance requirements to be recorded on the deed. The Board discussed and clarified that deed-recorded maintenance requirements are a practical tool to prevent unintentional lapses of maintenance (which would violate the permit) between property owners. They found no revised provision for deed-recorded maintenance requirements in the Stormwater Management Permits. The Board signed the Special Permit decision for 560 Goodrich St, and deferred the Stormwater Management Permit decisions for 560 Goodrich St and 255 Sunny Hill Rd pending revisions. ABUTTING COMMUNITY NOTICES Notice from Lancaster Planning Board and Zoning Board of Appeals for Public Hearings on 2,000 sqft. addition for truck repair at 71-75 Main St. No concerns from Board. COMMITTEE REPORTS Master Plan Steering Committee ===PAGE 6=== Per T. Willsmer – have enough people for quorum at upcoming meeting (2025-03-03). Would like to eliminate two remaining positions which were vacant from beginning. Board discussed, opted to have MPSC choose at their upcoming meeting. Open Space Committee Per G. McLeod – still working on 100 Townsend Harbor Rd Right of First Refusal. Had quorum but not full committee, still waiting for a full board to formally discuss. Good topic to review in Planning Board Standard Operating Procedures in the future—OSC was notified by a citizen forwarding the statutory notification letter, rather than the Planning Board doing it as the parent group. M. Brenner noted the Board’s historical procedure was notifying the OSC through the Land Use Director, and added 100 Townsend Harbor Rd’s Right of First Refusal to the March 10th Agenda. Municipal Bldg. Design Committee Per M. Allison – meeting cut short due to technical issue with zoom. Representative from school committee presented public feedback about costs & timing with school budget issues. Group is preparing presentation to Town Meeting. Capital Planning Committee Per M. Brenner – has not met since last meeting. Economic Development Committee Per G. McLeod – has not met since last meeting. Storm Water Task Force Per T. Willsmer – received initial breakdown of fee schedules & implementation from consultant Comprehensive Environmental Inc. Planning a 5-minute introduction at upcoming Town Meeting to remind public. Montachusett Regional Planning Commission Per A. Reid – has not met since last meeting. Special meeting scheduled for 2025-02-26 to approve travel for MRPC members. Montachusett Joint Transportation Committee Per A. Reid – met a couple weeks ago. Lunenburg has an upcoming traffic and safety review for Mass Ave from Electric Ave to Chase Rd. MINUTES APPROVAL The Board reviewed the minutes for 2025-02-10. T. Willsmer moved to approve the minutes for 2025-02-10. A. Reid seconded. Voice vote, passed unanimously. MEETING SCHEDULE Upcoming meetings are 03-10 and 03-24 at 6:00 P.M. PUBLIC COMMENT None at this time. ===PAGE 7=== BOARD COMMENT / CONCERNS On Accessory Dwelling Unit bylaw updates, M. Brenner noted mild concern from Town Counsel about remaining “within the four corners” of the preliminary Warrant Article language while meeting the state’s new requirements. G. McLeod noted a recent email from the Land Use Director indicating that employees are discouraged from sending emails outside of work hours and wanted to know more, opining it was somewhat limiting. M. Allison agreed and opined that if an employee was willing and able to do this they shouldn’t be prevented. T. Willsmer noted that as a volunteer, most of the time he’s able to dedicate to this work is outside of working hours. M. Allison noted concerns about 494 Electric Ave: the Board can request that Town Counsel attend a meeting (common when crafting bylaw). Opined the Pierce Ave legal questions involved were far beyond Board purview. Explained that previous questions the applicant considered out-of-scope were efforts to fulfill responsibility of position—residents on Pierce Ave have stopped coming to Board meetings due to the extensive delays and it isn’t fair to them or the Board. M. Brenner acknowledged the frustrations of the legal delays. ADJOURNMENT A. Reid moved to adjourn. T. Willsmer seconded. Voice vote, passed unanimously. Adjourned 8:54 P.M. Minutes by Logan O'Connell, Admin Asst. ===PAGE 8=== DOCUMENTS REFERENCED i 2024-11-24 Plan of Land 579 & 589 Flat Hill Road in Lunenburg, PFS Land Surveying ii 2024-01-09 Site Development Plan Commercial Development & Parking Lot - Electric Avenue in Lunenburg, Massachusetts, Hannigan Engineering. See PBSA-24-4 and PBSW-24-1 on OpenGov. iii 2025-02-24 Alternate Crosswalk Plan in Lunenburg, Massachusetts, Hannigan Engineering Inc iv 2025-01-16 Proposed Site Plan 801 Northfield Road, Dillis & Roy Civil Design Group, Inc. See PBSA-25-3 on OpenGov. v 2024-12-16 Notice of Intent Site Plan, Dillis & Roy Civil Design Group, Inc. See PBSA-25-2 in OpenGov. vi 2025-01-10 Layout & Grading Plan 110 Pleasant St, Dillis & Roy Civil Design Group. See PBSA-25-4 in OpenGov. vii 2025-01-27 560 Goodrich St Special Permit (Common Driveway) Decision, Town of Lunenburg. See PBSP-24-2 in OpenGov. viii 2025-01-27 560 Goodrich St Stormwater Management Permit Decision, Town of Lunenburg. See PBSW-24-6 in OpenGov. ix 2025-01-27 255 Sunny Hill Rd Stormwater Management Permit Decision, Town of Lunenburg. See PBSW-24-8 in OpenGov. ======================================================================================== DOCUMENT : 2025-03-10-agenda-7093.txt BOARD : planning-board DATE : 2025-03-10 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-03-10-agenda-7093.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03102025-7093 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. REVISED AGENDA 2025-03-10 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745?pwd=bG2IewayYjipyeXyrdsh4SP34S5KWQ.1 or by phone at (888) 475-4499, entering Webinar ID 810 9267 3745. To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in- person at the above-noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. CALL TO ORDER / PLEDGE 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPOINTMENTS a. Anthony Sculimbrene – volunteering for Master Plan Steering Committee 5. APPROVAL NOT REQUIRED (ANR) PLANS a. 255 Sunny Hill Rd 6. DE MINIMIS CHANGE a. 494 Electric Ave – Site Plan Approval (SPA) b. 711 Mass Ave – SPA 7. PUBLIC HEARINGS a. 494 Electric Ave – SPA, Stormwater Management Permit (SMP) b. 994 Northfield Rd – SPA c. 213 Electric Ave – SMP 8. DECISIONS a. 558 & 560 Goodrich St – SMP b. 255 Sunny Hill Rd – SMP c. 801 Northfield Rd – SPA d. 110 Pleasant St – SPA 9. BOARD DISCUSSIONS a. 100 Townsend Harbor Rd – Right of First Refusal b. Review of Standard Operating Procedures 10. ZONING WORKSHOP a. Accessory Dwelling Units b. Floodplain Map Updates 11. ABUTTING COMMUNITY NOTICES 12. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee 13. MINUTES APPROVAL a. 2025-02-19 (494 Electric Ave Site Visit) b. 2025-02-24 14. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 03-24, 04-14 15. PUBLIC COMMENT 16. BOARD COMMENT / CONCERNS 17. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-03-10-minutes-7093.txt BOARD : planning-board DATE : 2025-03-10 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-03-10-minutes-7093.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03102025-7093 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. MINUTES 2025-03-10 CALL TO ORDER / PLEDGE Matthew Brenner called the meeting to order at 6:00 P.M. The pledge of allegiance was led by Matthew Allison. Glenn McLeod absent until later in meeting due to Citizens’ Caucus. PUBLIC COMMENT None at this time. CHAIR / DIRECTOR’S REPORT None this week. APPOINTMENTS Anthony Sculimbrene – volunteering for Master Plan Steering Committee (MPSC) M. Brenner invited Anthony Sculimbrene (5 Island Rd) to present his backgroundi: retired Civil Engineer, involved in restoration of historic buildings in City of Dayton. Current Chair of Lunenburg’s Architectural Preservation District Commission. The Board confirmed that an at-large position on the MPSC was available. M. Allison complimented A. Sculimbrene’s work with the Municipal Building Design Committee & vouched for his appointment. Motion: T. Willsmer, approve A. Sculimbrene for an open at -large position on the MPSC. Second: A. Reid. Vote: Voice vote, passed unanimously. APPROVAL NOT REQUIRED (ANR) PLANS MEETING POSTED: Yes ADDRESS: Town Hall – 17 Main St, Lunenburg, MA 01462 TIME: 6:00 P.M. PRESENT: Matthew Brenner (Chair), Timothy Willsmer (Vice Chair), Amanda Reid (Clerk), Matthew Allison* , Glenn McLeod*. * -- Absent for part of meeting due to Citizens’ Caucus overlap. ABSENT: None ===PAGE 2=== 2 of 9 - Planning Board Minutes, 2025-03-10 255 Sunny Hill Rd (PANR -2025 -04) ii Brian Marchetti (McCarty Engineering) presented for applicant Stefan McSweeney / MN 122 Main, LLC . Site was subdivided around 2024 & currently has 5 lots. Board recently approved Stormwater Management Permit for lot 1 (see PBSW-24-8 on OpenGov). Intent is to incrementally subdivide lower section of Lot 2 through repeated ANRs. No changes to Lot 3 or the upper half of Lot 2. The Board reviewed the plans. Motion: T. Willsmer, to endorse the ANR for 255 Sunny Hill Rd. Second: A. Reid Vote: Voice vote, passed 3 -0-1 (M. Allison no). M. Allison confirmed with C. Reilly that only 3 signatures are needed for endorsement. DE MINIMIS CHANGE 494 Electric Ave – Site Plan Approval ( SPA ), 2022 Atty. Jeff Avini presented for applicant D&A Lunenburg, LLC. Applicant seeking modificationiii to Site Plan Approval granted June 2022 (Worcester North Registry of Deeds book 10400 pg 75) to add a new 19’x8’ canopy between the primary & auxiliary structures for protecting patrons & employees from elements. Was previously taken down at request of Building Commissioner since not in June 2022 Site Plan. M. Brenner explained for public: canopy included in other applications that are active but severely delayed (see PBSA-24-4, PBSW-24-1 in OpenGov). Changing this small aspect of 2022 plan avoids those delays. The Board briefly discussed and agreed this request was de minimis. Motion: M. Allison, approve the de mininmis change as -presented. Second: T. Willsmer. Vote: Voice vote, passed unanimously. 711 Mass Ave – SPA , 2021 iv C. Reilly explained – Planning Office was contacted by the property owner & developer to schedule closing for some units, requiring a certain level of completion at the site (provided through an as-built plan). During review, enough minor discrepancies were found to merit explanation / request for de minimis change from applicant. Daniel Sheehan (Haley Ward) presented for applicant FWP Realty Partners, LLC. Foundations were set few inches lower than original plan during construction / stormwater drainage basin outlets were installed lower than approved plans. Proposal includes minor grading adjustments to ensure drainage function & preserve original design intent, installation of two reducers to the outlet pipes. Acknowledged comment from Building Commissioner that proposed rip-rap swale encroaches on snow storage. The Board briefly discussed the snow storage impacts. M. Allison noted the minimal clearance between unit 8 & the eastern rip-rap wall on proposed planv. C. Reilly asked about the proposal’s below-ground stormwater impacts & explained that concerns can be addressed with written documentation (i.e. an engineer’s certification that the proposal meets the ===PAGE 3=== 3 of 9 - Planning Board Minutes, 2025-03-10 conditions that were approved). The Board discussed and preferred a full peer review of the proposal over a simpler engineer certification. Motion: M. Allison, require $1,000 from applicant for peer review of amended stormwater design. Second: T. Willsmer. Vote: Voice vote, passed unanimously. Motion: A. Reid, continue this item to 2025 -03-24. Second: T. Willsmer. Vote: Voice vote, passed unanimously. PUBLIC HEARINGS 494 Electric Ave – SPA, Stormwater Management Permit (SMP) (cont. from 2025 -02 -24) J. Avini presented for applicant D&A Lunenburg LLC. Updated turning radii were recently submitted. Discussion began with Pierce Ave’s legal ownership. Town Counsel still hasn’t responded. C. Reilly doubts the Board’s ability to oppose the applicant’s ownership claim without the having Town Counsel’s response as the basis. M. Allison and J. Avini discussed possible adjudication of Pierce Ave’s ownership by Land Court. J. Avini opined it’s not necessary as the road is a public way, M. Allison opined that would invalidate the application. Per M. Brenner, Town Counsel’s first reply to the Board didn’t mention incompleteness and the Board can only work with what it’s given. Discussion became contentious & M. Brenner paused it, requiring the rest of this item’s discussion through the chair. M. Allison opined the Pierce Ave ownership anomaly raises more urgent concerns than business permitting (i.e. residents, DPW infrastructure), which the Town has an obligation to address first. Believes application’s intent violates parking bylaw, which requires single-lot parking. Left the meeting for Citizens’ Caucus at 6:43 P.M. J. Avini responded: while the Town previously voted to “accept” the road as a public way, a legal “taking” requires either (1) an eminent domain action or (2) a voluntary conveyance by the road’s developer via deed. Since the applicants’ title search through Atty. Joe Pellegrini found neither, the title to the road remains with the applicant for the portion of frontage along their property, so the lots on each side merge. Emphasized ownership claim’s intent is for project permitting only: Derelict Fee statute prevents applicant from blocking the road. Town has no reason to stop maintaining road’s infrastructure (e.g. signage, crosswalk, sewer); applicant intends to grant Town a permanent easement over it. M. Brenner invited public comment. Michael Lovewell (579 Reservoir Rd) asked who owns the rest of Pierce Ave if the applicant owns the frontage. Per M. Brenner, although people who have frontage on Pierce “own” approximately to the middle of the road, the Town controls it, paves it, & has right-of-way. Land on separate sides of a road normally can’t be considered one parcel, but the ownership anomaly may cause that at the project site. J. Avini clarified the applicant only claims to own the area directly between their parcels on each side of Pierce Ave (not the entire road) due to Derelict Fee statute. ===PAGE 4=== 4 of 9 - Planning Board Minutes, 2025-03-10 M. Brenner emphasized that the Board’s decides on the application, not the road’s ownership, and that it can only act on the provided information (which currently lacks Town Counsel’s input). Opined that if the Board’s decision were later invalidated it wouldn’t impact other residents on the road. Ryan Sto ber (Pierce Ave) voiced frustration the procedural impact of Town Counsel’s absence. C. Reilly noted that (1) the Town’s acceptance of the road indicates that its construction met the standards at the time (1902), and (2) the road was paved 3 years ag o / is in decent condition today. Emphasized reasonable assumption that the Town continues maintaining the road & the applicant will have ability to use it as they’ve proposed. A. Reid acknowledged the applicants’ frustrations & asked about Board’s ability to approve “with reservations”. C. Reilly explained – although the Board could explicitly condition the approval subject to legal resolution of the road, it must provide some kind of deliberation & decision for applicant to act on. T. Willsmer agreed applicants were within their rights based on information provided. M. Brenner and C. Reilly discussed special conditions & preparations to have a draft decision for next meeting. Will likely include (1) easement to Town for access across Pierce Ave, (2) 6-month review to assess need for additional mitigation, (3) validity subject to confirmation that applicant has legal rights to use Pierce Ave in manner they’ve proposed. C. Reilly will workshop draft agreement (for Board’s consideration at next meeting) with J. Avini. Bob Pease (11 Wintergreen Ct) commended Board for moving towards a decision. Motion: T. Willsmer, to continue the public hearing for 494 Electric Ave to 2025 -03-24 at 6:05 P.M. Second: A. Reid Vote: Voice vote, passed unanimously. 994 Northfield Rd – SPA (cont. from 2025 -02 -24) Applicants (Town of Lunenburg Conservation Commission) requested a continuance to 2025-03-24 meeting via email earlier today. Motion: T. Willsmer, to continue the public hearing for 994 Northfield Rd to 2025 -03-24 at 6:05 P.M. Second: A. Reid Vote: Voice vote, passed unanimously. Some audience were caught off guard by the sudden continuance. M. Brenner apologized & clarified a remedy with C. Reilly – Board could still take brief input from the public but not deliberate on it. Michelle Matthews (914 Northfield Rd) lives by Old Stage Coach Rd. Doesn’t believe more parking is needed. Concerned about increases in noise / illegal loitering in area, loss of privacy, opportunities to trespass on nearby Settler’s Crossing golf course, foot-traffic dangers on Northfield Rd. Katlin Weiner (939 Northfield Rd) also concerned. Proposed parking is directly across her residence, currently has issues with public parking at end of her driveway to access trails. Concerned about increased foot traffic on road / potential for flooding. Echoed golf course concerns including potential car damage. ===PAGE 5=== 5 of 9 - Planning Board Minutes, 2025-03-10 Bob Pease (11 Wintergreen Ct) worked on this project during Conservation Commission membership. Parking at similar Conservation properties scarce on weekends. Site’s existing parking across the road intended as a stop-gap used to get the grant that funded part of site’s purchase. Opined new parking lot would reduce foot-traffic on Northfield Rd. Believes taking any testimony outside of the Public Hearing isn’t proper procedure. 213 Electric Ave – SMP (cont. from 2025 -02 -10) Daniel Sheehan (Haley Ward) presented on behalf of applicant Red Bird Construction, Inc. Revisions based on Graves Engineering Inc (GEI)’s feedback vi were incorporated (moving clay dams, adding extra notations, performing on-site soil testing). Noted an easement for Tennessee Gas clips into lot 5 / is shown on revised plansvii. Was unable to complete on-site soil testing to full depth in certain locations but offered to dig confirmatory test pits during construction. Noted draft condo deed documents were included per M. Allison’s previous concerns about deed-recording maintenance requirements. The Board discussed & opted to wait for GEI’s feedback on the soil testing / likely require condition for confirmatory test pits during construction. Motion: T. Willsmer, to continue the Public Hearing for 213 Electric Ave to 2025 -03-24 at 6:05 P.M. Second: A. Reid Vote: Voice vote, passed unanimously. DECISIONS The Board began reviewing decisions for 558 / 560 Goodrich St (SMP)viii, 255 Sunny Hill Rd (SMP)ix, 801 Northfield Rd (SPA)x, 110 Pleasant St (SPA)xi. Goodrich St & Sunny Hill Rd’s decisions were both deferred for revisions at previous meetings. M. Allison returned from Citizens’ Caucus at 7:55 P.M. G. McLeod arrived as well. (Out of order): The Board briefly discussed requiring a construction entrance for 801 Northfield Rd relative to Scenic Road impacts; agreed it couldn’t apply here since vote had passed but was good to include in revised SCs. The Board discussed including a condition requiring deed-recording of the SMP systems’ maintenance requirements. C. Reilly clarified – that was only included two most recent decisions (801 Northfield / 110 Pleasant St) since issues with Standard Conditions (SCs) were identified prior. Unable to find a motion & vote outlining the SCs in previous meetings: information was lost due to staff turnover & no clear “official” set of SCs was maintained. Had found 3 sets of SCs from Interim Land Use Dir. Richard Harris ; sent them to M. Brenner prior. M. Allison not comfortable signing Goodrich / Sunny Hill Rd decisions due to SC discrepancy. M. Brenner opined internal issues shouldn’t impact applicant. M. Allison opined impact of additional meetings’ delay is smaller than impact of absence of maintenance requirements on these properties’ deeds in perpetuity. C. Reilly emphasized need for clarity on Board’s official SCs going forward. The Board discussed options for proceeding. Copy of SCs referenced by M. Allison currently missing , could be searched for to “verify”. Two recent ANR developments (360 Flat Hill Rd, Corner of Northfield Rd & Holman St) include the deed-recorded maintenance requirements condition per M. Allison. ===PAGE 6=== 6 of 9 - Planning Board Minutes, 2025-03-10 The Board: 1. endorsed the decisions for 801 Northfield Rd & 110 Pleasant St 2. deferred the decisions for 558 / 560 Goodrich St & 255 Sunny Hill Rd pending review of the 3 sets of SCs noted earlier. BOARD DISCUSSIONS 100 Townsend Harbor Rd (Right of First Refusal) Per C. Reilly – no major input from Planning Board at last meeting, this was relayed to Select Board for their purposes. Per G. McLeod – Open Space Committee still hadn’t taken formal vote. C. Reilly helped educate on Chapter 61/A/B removal process. Need to refine current practices into future Planning Board SOPs for notifying Open Space Committee. The Board discussed timeliness of the ROFR process. G. McLeod supported giving public a chance to vote on acquiring property the Town has “invested in” by not collecting taxes from it . Board acknowledged lengthy sale process as a consideration for chapter-land's tax benefits. Standard Operating Procedures Requested by M. Allison – need to clarify Standard Conditions across all Planning Board’s permits. Suggested having both Standard Conditions (which always apply) and a list of common Special Conditions (to apply as needed). Per C. Reilly – last set of available approved SOPs is dated 2016, also found a draft / redlined copy dated 2021 which he’ll forward as basis for creating a new set of SOPs. M. Allison noted the Select Board’s recent discussions about Townwide SOPs & recommended accommodating those if possible. ZONING WORKSHOP C. Reilly will attend 2025-03-11 Select Board meeting to present Zoning Amendmentsxii for Accessory Dwelling Units (ADU) & Flood Insurance Rate Map (FIRM) / Floodplain Bylaw updates. Board briefly discussed Select Board voting relative to their Town Warrant articles: C. Reilly unsure of Select Board’s authority to deny a Planning Board article from the Warrant, regardless of their vote on recommending the article’s passage at Town Meeting. ADU Amendment: Text will be reviewed by Town Counsel. On-the-floor amendments at Town Meeting risk invalidity given State’s extremely stringent requirements. Public Hearings and any presentation at Town Meeting will be clear on Planning Board’s limited discretion & State’s large role in this. FIRM / Floodplain Amendment: Incentive for adopting Dept. of Conservation & Recreation’s model bylaw & updating FIRM map is ensuring Town’s eligibility for National Flood Insurance Program (NFIP). Updates to FIRM map will affect approximately 20 houses, Board wants to proactively notify them. ABUTTING COMMUNITY NOTICES None at this time. ===PAGE 7=== 7 of 9 - Planning Board Minutes, 2025-03-10 COMMITTEE REPORTS Master Plan Steering Committee Per T. Willsmer – Board had meeting, discussed outline of consultants’ current work, wants to reinstate Finance Committee seat, was dissatisfied with last public meeting’s effectiveness. Wants to get unofficial feedback from all standing Boards & Committees in Town on consultants’ document (to avoid quorum issues). Group successfully reorganized with T. Willsmer as Chair. Open Space Committee Per G. McLeod – has not met. Municipal Bldg. Design Committee Per M. Allison – had meeting, not very productive / Chair was unavailable. Meeting again on 03 -17. Capital Planning Committee Per M. Brenner – has not met. Economic Development Committee Per G. McLeod – has not met. Storm Water Task Force Per T. Willsmer – has not met. Montachusett Regional Planning Commission Per A. Reid – State Senator Eldridge presented about Nashoba Valley Medical Ctr. closure / economic impact. Some interest from UMass in building a standalone emergency center. Montachusett Joint Transportation Committee Per A. Reid – has not met. MINUTES APPROVAL The Board reviewed minutes for 02-19 and 02-24. Motion: T. Willsmer, to approve 2025 -02-19 minutes. Second: M. Allison Vote: Voice vote, passed unanimously. Motion: T. Willsmer, to approve 2025 -02-24 minutes. Second: M. Allison Vote: Voice vote, passed unanimously. MEETING SCHEDULE Upcoming meetings are 03-24 and 04-14 at 6:00 P.M. PUBLIC COMMENT None at this time. BOARD COMMENT / CONCERNS None at this time. ===PAGE 8=== 8 of 9 - Planning Board Minutes, 2025-03-10 ADJOURNMEN T Motion: T. Willsmer, to adjourn. Second: A. Reid Vote: Voice vote, passed unanimously. Meeting adjourned 9:04 P.M. Minutes by Logan O'Connell, Admin Asst. ===PAGE 9=== 9 of 9 - Planning Board Minutes, 2025-03-10 DOCUMENTS REFERENCED i 2025 -03-04 Town of Lunenburg Volunteer Form, Tony Sculimbrene ii 2025 -02-11 Plan of Land in Lunenburg, Mass Prepared for MN 122 Main LLC, Tauper Land Survey, Inc iii 2025 -02-25 De Minimus Site Plan Modification 494 Electric Avenue, Hannigan Engineering iv 2025 -03-03 De-minimis Change to an Approved Site Plan ”711 Massachusetts Ave”, Haley Ward v 2025 -03-03 Site Plan for Massachusetts Avenue in Lunenburg, Massachusetts 5 -G-238, Whitman & Bingham Associates vi 2025 -02-06 213 Electric Avenue Stormwater Management Review, Graves Engineering Inc vii 2025 -03-04 Definitive Site Plan for Electric Avenue in Lunenburg, Massachusetts – Haley Ward, Inc viii 2025 -01-27 560 Goodrich St Stormwater Management Permit Decision - Town of Lunenburg. See PBSW-24-6 in OpenGov. ix 2025 -01-27 255 Sunny Hill Rd Stormwater Management Permit Decision – Town of Lunenburg. See PBSW-24-8 in OpenGov. x 2025 -02-24 801 Northfield Rd Site Plan Approval Decision, Town of Lunenburg. See PBSA-25-3 in OpenGov. xi 2025 -02-24 110 Pleasant St Site Plan Approval Decision, Town of Lunenburg. See PBSA-25-4 in OpenGov. xii 2025 -02-24 Staff Report - Chris Reilly ======================================================================================== DOCUMENT : 2025-03-24-agenda-7121.txt BOARD : planning-board DATE : 2025-03-24 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-03-24-agenda-7121.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03242025-7121 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. REVISED AGENDA MEETING: March 24, 2025 – 5:30 p.m.| 17 Main St, Lunenburg MA This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/88251881562 or by phone at (888) 475-4499, entering Webinar ID 88251881562. To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in-person at the above-noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. EXECUTIVE SESSION Motion to Enter into Executive Session and to re- enter into Open Session pursuant to MGL c. 30 § 21 (a)(3) to discuss strategy with respect to deliberation in a public hearing if an open meeting may have detrimental effect. 2. CALL TO ORDER / PLEDGE 3. PUBLIC COMMENT 4. ANR a. 171 Arbor Road 5. PUBLIC HEARINGS a. 494 Electric Avenue SPR, SMP Public hearing on continued application b. 213 Electric Avenue SMP Public hearing on continued application c. 711 Mass Avenue SPR De Minimis Hearing on continued application d. 994 Northfield Rd SPR Public hearing on continued application e. 485 Leominster-Shirley Rd SPR New construction of an Energy Storage System under Section 6.6.7 of the Protective Bylaw f. 1523 Massachusetts Ave. Common Driveway SP Application for additional lot on an existing common driveway 6. DECISIONS a. 213 Electric Ave SMP b. 558 – 560 Goodrich St CD/SMP c. 494 Electric Ave SPR/SMP; d. 255 Sunny Hill Rd – SMP; 7. CERTIFICATES OF COMPLETION 8. BOARD DISCUSSIONS a. Zoning Workshop – ADU and Floodplain Bylaws b. Standard Operating Procedures 9. ABUTTING COMMUNITY NOTICES 10. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee 11. MINUTES APPROVAL a. March 10, 2025 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) April 14, April 28 13. PUBLIC COMMENT 14. BOARD COMMENT / CONCERNS 15. ADJOURNMENT