# planning-board — 26 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 : 2025-03-24-minutes-7121.txt BOARD : planning-board DATE : 2025-03-24 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-03-24-minutes-7121.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_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. MINUTES 2025-04- * -- Matthew Allison was present for Executive Session only. EXECUTIVE SESSION Matthew Brenner called the meeting to order at 5:30 P.M. Motion: T. Willsmer, to enter into executive session and re-enter into Open Session pursuant to M.G.L. Ch. 30 s. 21(a)(3) to discuss strategy with respect to a Public Hearing if an open meeting may have detrimental effect. Second: A. Reid Vote: (Roll Call). G. McLeod – Aye; M. Allison – Aye; A. Reid – Aye; T. Willsmer – Aye; M. Brenner – Aye; The Board entered into executive session at 5:32 P.M. (See separate minutes when published). CALL TO ORDER / PLEDGE Beginning the Open Session, Matthew Brenner greeted the public at 6:10 P.M. The pledge of allegiance was led by Glenn McLeod. PUBLIC COMMENT None at this time. APPROVAL NOT REQUIRED (ANR) 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), Glenn McLeod ABSENT: Matthew Allison* ===PAGE 2=== 2 of 8 - Planning Board Minutes, 2025-03-24 171 Arbor St (PANR-2025-06) Brian Marchetti (McCarty Engineering) presented for applicant PSG Realty 393-435, LLC. Property began as a subdivision but was reworked after uncovering priority habitat (blandings turtle). Previous permitting includes Common Driveway (PBSP-24-3 in OpenGov), Notice of Intent, ANR for land-swap with adjacent property (PANR-2025-03) to meet frontage requirements. The Board reviewed the plansi and had no issues. Motion: T. Willsmer, to endorse the ANR plan for 171 Arbor St. Second: A. Reid Vote: Voice vote, passed unanimously. PUBLIC HEARINGS 494 Electric Ave – Site Plan Approval (SPA), Stormwater Mgmt Permit (SMP). (cont. from 2025-03-10)ii Atty Jeff Avini represented applicant D&A Lunenburg, LLC. C. Reilly provided the draft decisioniii he’d worked on with J. Avini. Specific provisions included for neighborhood concerns (easement of road to the Town, signage to prevent parking on abutters’ property, 6-month review of circulation & safety). The sequence of two conditions were swapped for procedural flow of granting the easement to the Town. M. Brenner invited public comment – none at this time. The Board discussed Town Counsel’s non-response on this application. M. Brenner is less comfortable proceeding without his feedback but understands the necessity. C. Reilly noted that zoning bylaw provides for the assumption that no response means no concerns. C. Reilly confirmed that this application doesn’t meet the criteria of a Shopping Center in Town bylaw. Motion: T. Willsmer, to close the public hearing on 494 Electric Ave. Second: A. Reid Vote: Voice vote, passed unanimously. Motion: T. Willsmer, to approve the Site Plan Review and Stormwater Management Permit for 494 Electric Avenue with Standard Conditions and Special Conditions as presented and discussed. Second: A. Reid Vote: Voice vote, passed unanimously. 213 Electric Ave – SMP (cont. from 2025-03-10) Per C. Reilly this was continued for the Town peer reviewer Graves Engineering, Inc (GEI) for feedbackiv on confirmatory test-pits during construction, included as a special condition of the draft decisionv. M. Brenner invited public comment – none at this time. The Board reviewed the draft decision. C. Reilly confirmed the conditions included a requirement for recording the decision by reference to property deed. Motion: T. Willsmer, to close the Public Hearing for 213 Electric Avenue SMP. Second: A. Reid Vote: Voice vote, passed unanimously. ===PAGE 3=== 3 of 8 - Planning Board Minutes, 2025-03-24 Motion: T. Willsmer, to approve the Stormwater Management Permit for 213 Electric Ave, including the plan of record, with all Standard Conditions and the test-pit Special Condition as previously discussed. Second: A. Reid Vote: Voice vote, passed unanimously. The Board endorsed the decision for the above votes. 711 Mass Ave – De Minimis Change to SPA, 2021 (cont. from 2025-03-10) Dan Sheehan (Haley Ward) presented for applicant FWP Realty Partners, LLC. Peer reviewvi from GEI came back. Minor grading change for units 1 and 2 addressed in revised planvii. Snow storage relocated to between units 3 and 7. Motion: T. Willsmer, to close the Public Hearing for De Minimis change to 711 Mass Ave Site Plan Approval and Special Permit Second: A. Reid Vote: Voice vote, passed unanimously. Motion: T. Willsmer, to accept the change as De Minimis. Second: A. Reid Vote: Voice vote, passed unanimously. Motion: T. Willsmer, to approve the De Minimis change as per plan of record. Second: A. Reid Vote: Voice vote, passed unanimously. 994 Northfield Rd – SPA (cont. from 2025-03-10) Greg Roy (Dillis & Roy) presented for applicant Town of Lunenburg Conservation Commission. Was continued to incorporate revisions for public comments & allow align permitting timeline with Conservation Commission (ConComm), which issued Order of Conditions for this plan on 03-19. Project doesn’t need SMP from the Board but does need compliance with MassDEP’s Stormwater Mgmt. Standards, which ConComm reviews. Proposed wetland replication area revised per ConComm feedback. Row of naturalized shrubs added to discourage public from walking onto golf course / abutting properties. M. Brenner invited public comment. Laura Caron-Gustus (19 Burke St) owns 994 Northfield Rd (Settler’s Crossing Golf Course), was confused why application was advertised with this address. L. O’Connell explained – the application is actually pursuant to 994 Northfield Rd Rear (Map 37 Parcel 15), which is separate land. This will be clarified in upcoming documents. Per C. Reilly the Assessors assign address numbers based on Fire Dept recommendations. Tanya Eberlin manages Settler’s Crossing – noted trespass incidents / that responding police weren’t aware of proposed parking. Concerned about parking lot’s seclusion. (Out of order): L. O’Connell clarified the ===PAGE 4=== 4 of 8 - Planning Board Minutes, 2025-03-24 Police Department has an established recipient notified of applications through OpenGov who reviewed this without comment early January. Michelle Matthew (914 Northfield Rd) lives across from proposed site. Gathered signatures from 13 neighbors who object. Concerned about partying, illegal dumping, etc at new parking lot. Per C. Reilly installing security devices / cameras is common solution for this, can be part of approval conditions. Arthur Dragoslis (971 Northfield Rd) opined neighborhood opposes this / no parking new parking is needed to enjoy Table Rock. Opined row of shrubs noted by G. Roy is insufficient for safety. Noted history of illegal dumping at existing entrance & other locations on Northfield Rd. T. Willsmer acknowledged but noted the other locations are private land which the Town doesn’t maintain. M. Brenner emphasized the Planning Board’s limited discretion in Site Plan Review process. C. Reilly noted that Site Plan Review can be conditioned but not denied. Mary Wilson (138 Whiting St) is Chair of Conservation Commission. Said ConComm had numerous requests for safer & improved access to Table Rock. Town spent money on land (purchase only 60% grant-funded). (Out of order): M. Wilson presented annotated photos of the existing entrance; emphasized dangers of walking on road’s narrow shoulders & potential for public confusion from private property signage. A. Dragoslis noted a large sign pointing to the trail wasn’t in the pictures & opined it was walkable as-is. Cory Schnepper (872 Northfield Rd) Supports increased access to conservation land, cited the Lane conservation area as example. Juliana Webber (872 Northfield Rd) is a field ecologist, commended the plantings included in plan. Chris Martins (981 Northfield Rd) asked why plan isn’t expanding existing parking across the street to avoid wetlands impacts. (Out of order): Noted other public access points exist. M. Wilson noted they fit 1 car each / there’s no place with access for 2+ cars. Bob Pease (11 Wintergreen Ct) served on Conservation Commission during this project. Noted Conservation has zero tax-dollars for maintaining lands (including potential cameras). All trail creation, routine trash removal, etc is done by volunteers. Opined the earlier concerns will be mitigated by heavier public use of land. Willing to help demarcate border between Table Rock and Settler’s Crossing. Discussion continued and touched on possible liability for golf ball damage, potential loitering & dumping, and budgeting for security cameras. Cheap cameras are available but possibly inadequate for providing evidence. B. Pease reiterated limited scope of Site Plan Review process. Motion: T. Willsmer, to close the Public Hearing for 994 Northfield Rd Rear. Second: A. Reid Vote: Voice vote, passed unanimously. The Board briefly discussed conditioning to resolve address ambiguity and golf ball risks. Motion: T. Willsmer, to approve the Site Plan Review for 994 Northfield Rd Rear with all Standard Conditions and two special conditions: (1) applicant puts up park-at-own-risk signage, (2) applicant petitions to get address changed so it doesn’t appear to be the same address as Settler’s Crossing golf course to the public. ===PAGE 5=== 5 of 8 - Planning Board Minutes, 2025-03-24 Second: A. Reid Vote: Voice vote, passed unanimously. 485 Leominster-Shirley Rd – SPA A. Reid read the public hearing notice, hearing opened 8:31 P.M. Applicant Ryan McGlothlin (Silo Electric LLC) presented. Worked previously with Town to craft solar zoning bylaw that was passed. Project purpose is for Battery Energy Storage System (BESS) used to store energy from solar panels & discharge it as needed. Steve Glowacki (R.J. O’Connell & Associates Inc) presentedviii. Site is approx. 6.57 acres. Area of interest is approx. 1300 sqft, facility itself is approx. 5000 sqft & categorized as “Medium” BESS under zoning bylaw. BESS consists of battery storage cabinets set on concrete pads enclosed in 50’x120’ security fence. Gravel area on site used to navigate equipment. Site served by electrical poles coming off main road. System is fed at non-peak times & discharged at peak times. Circulation maintained for emergency vehicle access. Stormwater: existing swale will be moved to east side. Net increase of impervious area is approx. 900 sqft. M. Brenner noted the report from GEIix found no issues. R. McGlothlin noted the Fire Dept & Police Dept’s previous feedback was implemented. Motion: T. Willsmer, to close the public hearing for 485 Leominster-Shirley Rd Site Plan Review. Second: A. Reid Vote: Voice vote, passed unanimously. Motion: T. Willsmer, to approve the Site Plan Review for 485 Leominster-Shirley Rd as-presented with Standard Conditions. Second: A. Reid Vote: Voice vote, passed unanimously. 1523 Mass Ave – Special Permit (Common Driveway) A. Reid read the public hearing notice, hearing opened 8:48 P.M. Greg Roy (Dillis & Roy) presented for applicant Proctor Mass Ave Realty Trust. Noted Ryan Proctor (a D&R employee) wasn’t presenting since he’s planning a house on this lot. Property has an existing common driveway, lot at 1523 was historically used as single-family residence. Since house was moved off-site in 2000s, the use as a common driveway has technically lapsed (one branch goes to empty lot). Three waivers requested from Common Driveway bylaw §250-6.4(C)[7], all reviewed with Fire Chief: 1. Minimum pavement width of 18 ft: Use current width instead. Entrance to be widened slightly per Fire Dept. feedback. 2. Longitudinal grade not steeper than 2% within 75 ft. of street’s right-of-way: Use slightly steeper existing grade. 3. Rounded at a street intersection or cutback to provide curb radius of 30+ ft: Use existing curb radii (20 ft. on western side). Noted site includes wetlands, Notice of Intent has been filed with Conservation Commission. The Board discussed & had no concerns since Fire Dept. reviewed waivers prior. ===PAGE 6=== 6 of 8 - Planning Board Minutes, 2025-03-24 Motion: T. Willsmer, to close the public hearing for 1523 Mass Ave Special Permit. Second: A. Reid Vote: Voice vote, passed unanimously. Motion: T. Willsmer, to approve the Special Permit for Common Driveway as per the plan of record for 1523 Mass Ave with Standard Conditions. Second: A. Reid Vote: Voice vote, passed unanimously. DECISIONS The Board reviewed two SMP decisions: 255 Sunny Hill Rd and 560 Goodrich St. (The decision for 213 Electric Ave was signed just after its public hearing). The Board found no issues and endorsed both. BOARD DISCUSSIONS Zoning Workshop – Accessory Dwelling Units (ADUs) and Floodplain Bylaws (FIRM) Per C. Reilly – Town Counsel suggested minor changes which don’t need formal review by the Planning Board, which will be finalized for the Warrant’s printing on April 7th. A Public Hearing for these will likely be scheduled for April 28th. The State finalized the model bylaw for Accessory Dwelling Units approx. 2 weeks ago. Sent Lunenburg’s draft FIRM bylaw to Katie Paight (Dept. Of Conservation & Recreation), she had no comments. M. Brenner noted his resent presentation with C. Reilly to the Select Board on these amendments. G. McLeod asked about conflicting information on the max total number of ADUs. Per C. Reilly - one ADU is provided as a “protected use” under the Dover Amendment and a Special Permit can be required for any thereafter. M. Brenner outlined a theoretical edge-case in which a pre-existing ADU results in 4 total dwelling units on a lot. Standard Operating Procedures Per C. Reilly – Recent decisions outline the distinct Standard Conditions for Site Plan Approvals, Special Permits, and Stormwater Management Permits. Suggested a comprehensive review of Standard Operating Procedures, noting the De Minimis change approved tonight didn’t meet the published criteria to be considered “de minimis”. ABUTTING COMMUNITY NOTICES None of concern. COMMITTEE REPORTS Master Plan Steering Committee Per T. Willsmer – have not met since last meeting. Open Space Committee Per G. McLeod – have not met since last meeting. Municipal Bldg. Design Committee M. Allison absent. ===PAGE 7=== 7 of 8 - Planning Board Minutes, 2025-03-24 Capital Planning Committee Per M. Brenner – met last week for new Town Manager to review the Interim Town Manager’s recommendations. Some paperwork missing from transfer to new Town Manager. Economic Development Committee Per G. McLeod – have not met since last meeting. Storm Water Task Force Per T. Willsmer – met last week, going well. Continuing to workshop fee structures, including amounts & communications. Brief presentation slated for next Town Meeting to introduce Stormwater Utility concept. Montachusett Regional Planning Commission Per A. Reid – have not met since last meeting. Montachusett Joint Transportation Committee Per A. Reid – met, mostly covered budgetary concerns. Mass Ave project mentioned at last Planning Board meeting undated, likely 5 years out. MINUTES APPROVAL 2025-03-10: Incomplete, deferred to next meeting. MEETING SCHEDULE Upcoming meetings are 04-14 and 04-28 at 6:00 P.M. PUBLIC COMMENT None at this time. BOARD COMMENT / CONCERNS M. Brenner thanked the Board. Logan O’Connell (711 Page St) suggested discussing public-facing tools like SeeClickFix for “311 needs” like public dumping with the Select Board. M. Brenner noted that it’s ultimately the responsibility of the landowner to resolve dumping issues on their property and acknowledged illegal dumping’s frequency. ADJOURNMENT Motion: T. Willsmer, to adjourn. Second: A. Reid Voice vote, passed unanimously. Meeting adjourned 9:27 P.M. Minutes by Logan O'Connell, Admin Asst. ===PAGE 8=== 8 of 8 - Planning Board Minutes, 2025-03-24 DOCUMENTS REFERENCED i 2025-03-10 Plan of Land in Lunenburg, Mass prepared for PSG Realty 393-435, LLC. No. 23-267C – Tauper Land Survey ii See PBSA-24-4 and PBSW-24-1 in OpenGov. iii 2025-03-24 Staff Report – Town of Lunenburg iv 213 Electric Avenue Stormwater Management Review – Graves Engineering, Inc v 2025-03-24 213 Electric Ave Stormwater Management Permit Decision – Town of Lunenburg vi 2025-03-21 711 Massachusetts Avenue Site Plan Modification Review – Graves Engineering, Inc vii 2025-03-20 Site Plan for Massachusetts Avenue in Lunenburg, Massachusetts, No. 5-G-238. - Whitman & Bingham Associates viii 2025-01-06 Site Plan of 485 Leominster-Shirley Road Lunenburg, Massachusetts #23033 – R.J. O’Connell & Associates, Inc. ix 2025-03-20 485 Leominster Shirley Road Site Plan Review – Graves Engineering, Inc. ======================================================================================== DOCUMENT : 2025-04-14-agenda-7167.txt BOARD : planning-board DATE : 2025-04-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-04-14-agenda-7167.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04142025-7167 ======================================================================================== ===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 MONDAY, 2025-04-14 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) (1) CONTENT: 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. (2) RECORDING: 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. Please be advised that the Town of Lunenburg utilizes Zoom platform has host for its hybrid and remote meetings; that the Zoom platform utilizes AI technology, known as “AI Companion,” to create audio transcriptions of meetings to aid in the subsequent preparation of meeting minutes; and that AI Companion is activated immediately upon launching the Zoom application. You are hereby notified that this AI technology may capture audio prior to the start of the meeting and/or following the conclusion of the meeting. (3) 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 (ANR) PLANS a. 60 Cross Rd 5. PUBLIC HEARINGS 6. DECISIONS a. 994 Northfield Rd - Site Plan Approval (SPA) b. 485 Leominster-Shirley Rd – SPA c. 1523 Mass Ave – Special Permit (SP) for Common Driveway 7. BOARD DISCUSSIONS 8. ABUTTING COMMUNITY NOTICES 9. 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 10. MINUTES APPROVAL a. 2025-03-24 11. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 04-28, 05-12 12. PUBLIC COMMENT 13. BOARD COMMENT / CONCERNS 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-04-14-minutes-7167.txt BOARD : planning-board DATE : 2025-04-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-04-14-minutes-7167.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04142025-7167 ======================================================================================== ===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 2025-04-14 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 REPORTi Per Chair M. Brenner, the Land Use Director is currently unavailable. The Chair is available at the Planning Office most mornings & can be emailed for an appointment. Chair M. Brenner also reviewed the previous work and the upcoming timeline for compliance with the MBTA Communities Act. The MRPC previously presented preliminary work on various locations in town for compliance options (both “real” and “paper”). The Land Use Director has talked with a consultant (Community Scale) to help with the implementation of these options. Community Scale will need the Board’s direction by the second meeting in June. The Board discussed how to source public engagement for this process, including public information sessions prior to the statutory “public hearing”. These would have to begin after the May 12th meeting, when the Board chooses a location option for Community Scale to focus implementation work on. APPROVAL NOT REQUIRED (ANR) PLANS 60 Cross Rd Hannigan Engineering presented for applicant Cross St. Realty Trust. Proposal involves subdividing approximately six acres of land into two lots (identified as 12-A and 12-B on the submitted plan). Lot 12A will have approximately 1,200 feet of frontage, and Lot 12B will have 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 3 - Planning Board Minutes 2025-04-14 approximately 2,900 feet of frontage. The existing single-family home will remain on Lot 12B and will comply with all required setbacks. Chair M. Brenner confirmed that sewer is available for the parcel. Motion: T. Willsmer, to endorse the ANR plan for 60 Cross Rd as-presented. Second: A. Reid Voice vote, passed unanimously. PUBLIC HEARINGS None. DECISIONS The Board reviewed decisions for recent applications: • 485 Leominster-Shirley Rd Site Plan Approval • 1523 Mass Ave Special Permit for Common Driveway • 994 Northfield Rd Site Plan Approval • 494 Electric Ave Site Plan Approval, and 494 Electric Ave Stormwater Management Permit. The Board endorsed the decisions. ABUTTING COMMUNITY NOTICES None of concern at this time. COMMITTEE REPORTS Master Plan Steering Committee Per T. Willsmer – had meeting last week, another few meetings coming up in quick succession. Planning for another public community engagement. Another meeting coming up next week, one more 2 weeks after that. Open Space Committee Per G. McLeod – Have not met since last meeting (lacked quorum). Municipal Bldg. Design Committee Per M. Allison – met last Monday. Brunt of the discussion was on disposition of the Brooks House. Majority of the group is still in favor of demolition after formal vote. Select Board asked that group to give some kind of recommendation (i.e. lease, sale, etc) and the majority of the group recommended demolition. Warrant Article is coming together. We did decide to proceed with the monetary ask at Town Meeting using the approximate $23 million figure. Capital Planning Committee Per M. Brenner – have not met. Economic Development Committee ===PAGE 3=== 3 of 3 - Planning Board Minutes 2025-04-14 Per G. McLeod – ongoing efforts to assess Lunenburg’s business-friendly. Land Use Director unavailability has delayed plans for forum / workshop with Land Use. Storm Water Task Force Per T. Willsmer – will be meeting next week. Montachusett Regional Planning Commission Per A. Reid – was unable to attend. Montachusett Joint Transportation Committee Per A. Reid – meeting was mostly reorganization. MINUTES APPROVAL The Board reviewed and approved the minutes for 2025-03-24. MEETING SCHEDULE Upcoming meetings are 05-12 and 06-09 at 6:00 P.M. PUBLIC COMMENT None at this time. BOARD COMMENT / CONCERNS G. McLeod noted a recent event held by Low Places Ranch at 494 Electric Ave (Il Forno). Visiting site in- person broadened his understanding of current parking conditions. Cited event as example of two Lunenburg businesses working together and succeeding. ADJOURNMENT Vice Chair T. Willsmer moved to adjourn. Clerk A. Reid seconded. Voice vote, passed unanimously. Adjourned 6:55 P.M. DOCUMENTS REFERENCED 485 Leominster-Shirley Rd Site Plan Approval Decision 1523 Mass Ave Special Permit for Common Driveway Decision 994 Northfield Rd Site Plan Approval Decision 494 Electric Ave Site Plan Approval Decision 494 Electric Ave Stormwater Management Permit Decision Minutes by Logan O'Connell, Admin Asst. i Staff Report ======================================================================================== DOCUMENT : 2025-04-28-agenda-7195.txt BOARD : planning-board DATE : 2025-04-28 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-04-28-agenda-7195.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04282025-7195 ======================================================================================== ===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 MONDAY, 2025-04-28 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) (1) CONTENT: 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. (2) RECORDING: 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. Please be advised that the Town of Lunenburg utilizes Zoom platform has host for its hybrid and remote meetings; that the Zoom platform utilizes AI technology, known as “AI Companion,” to create audio transcriptions of meetings to aid in the subsequent preparation of meeting minutes; and that AI Companion is activated immediately upon launching the Zoom application. You are hereby notified that this AI technology may capture audio prior to the start of the meeting and/or following the conclusion of the meeting. (3) REMOTE PARTICIPATION: Join via computer at ZOOM_LINK or by phone at (888) 475-4499, entering Webinar ID ZOOM_ID. 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. DE MINIMIS CHANGE a. 110 Pleasant St – Site Plan Approval (SPA) 5. PUBLIC HEARINGS a. Warrant Articles for 2025 Annual Town Meeting: Accessory Dwelling Units (ADUs), Flood Insurance Rate Map (FIRM) updates. 6. BOARD DISCUSSIONS a. Certified Vote – Revising 53G (Peer Review) SOPs 7. ABUTTING COMMUNITY NOTICES 8. 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 9. MINUTES APPROVAL a. 2025-04-14 10. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 05-12, 06-09 11. PUBLIC COMMENT 12. BOARD COMMENT / CONCERNS 13. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-04-28-minutes-7195.txt BOARD : planning-board DATE : 2025-04-28 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-04-28-minutes-7195.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04282025-7195 ======================================================================================== ===PAGE 1=== MEETING NOTICE SPECIAL SCHOOL COMMITTEE MEETING Thursday, May 15, 2025 6:30 pm, LMS Collaborative Room #D132 HYBRID MEETING AGENDA School Committee Superintendent Brian Lehtinen, Chair Dr. Kate Burnham Anthony Sculimbrene, Vice Chair Carol Archambault-Secretary Laura Brzozoski Recording Secretary Peter Beardmore Courtney Fuller Guests: In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being broadcast at a later date over the Lunenburg Public Access channel. Join Zoom Meeting: https://us02web.zoom.us/j/7663167607?omn=861321 47451 Meeting ID: 766 316 7607 One tap mobile +19292056099,,7663167607# US+13017158592,,7663167607# US (Washington DC) https://us02web.zoom.us/u/keEQiMHAD5 This meeting will be broadcast at a later date through the local access cable channel and on the Public Access Facebook page(h ttps://www.facebook.com/Lunenburg-Public-Access-Cable-157427270975305/) and will be found on the Lunenburg Access YouTube channel within 24 hours after the meeting. The agenda lists all the topics which may be discussed at the meeting and are those reasonably anticipated by the Chair. Votes may be taken as a result of these discussions. Not all items listed may in fact be discussed and other items not listed may also be brought up for discussion to the extent permitted by Open Meeting Law. 1. Call to Order 2. Public Comment 3. Executive Session: to conduct strategy sessions in preparation for negotiations with nonunion personnel or to conduct collective bargaining sessions or contract negotiations with nonunion personnel. 4. Old Business Action a. First Read 3601.1 Bus Fee Policy 5. Public Comment 6. Adjournment ======================================================================================== DOCUMENT : 2025-05-12-agenda-7220.txt BOARD : planning-board DATE : 2025-05-12 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-05-12-agenda-7220.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05122025-7220 ======================================================================================== ===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 MONDAY, 2025-05-12 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) (1) CONTENT: 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. (2) RECORDING: 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. Please be advised that the Town of Lunenburg utilizes Zoom platform has host for its hybrid and remote meetings; that the Zoom platform utilizes AI technology, known as “AI Companion,” to create audio transcriptions of meetings to aid in the subsequent preparation of meeting minutes; and that AI Companion is activated immediately upon launching the Zoom application. You are hereby notified that this AI technology may capture audio prior to the start of the meeting and/or following the conclusion of the meeting. (3) REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745 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. Zoning Options for MBTA Communities Act presented by Community Scale 5. PUBLIC HEARINGS a. 63 Lancaster Ave – Scenic Road Alteration b. 1083 Northfield Rd – Special Permit (SP) Common Driveway, Stormwater Management Permit c. 100 Townsend Harbor Rd – Stormwater Management Permit (SMP) 6. BOARD DISCUSSIONS a. Master Plan Steering Committee – Reorganization (new member) 7. ABUTTING COMMUNITY NOTICES 8. 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 9. MINUTES APPROVAL a. 2025-04-28 10. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 06-09*, 06-23. (05-26 skipped for Holiday). 11. PUBLIC COMMENT 12. BOARD COMMENT / CONCERNS 13. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-05-12-minutes-7220.txt BOARD : planning-board DATE : 2025-05-12 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-05-12-minutes-7220.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_05122025-7220 ======================================================================================== ===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 Vacancy – Land Use Director Logan O'Connell – Admin Asst. MINUTES 2025-05-12 CALL TO ORDER / PLEDGE Matthew Brenner called the meeting to order at 6:01 P.M. The pledge of allegiance was led by Glenn McLeod. PUBLIC COMMENT None at this time. CHAIR / DIRECTOR’S REPORT Chair M. Brenner outlined the context of Community Scales’ upcoming presentation on MBTA Communities Act compliance options. Noted Town’s intent to eventually hire a new Planner. APPOINTMENTS Community Scale – MBTA Communities Act compliance options Nels Nelson (Community Scale) presented. Community Scale was directed to Lunenburg through Massachusetts Housing Partnership (MHP), who funded a technical assistance grant. Lunenburg is categorized as an “Adjacent Small Town”. Compliance deadline is December 2025. Noted this isn’t a building mandate—the requirement is to have by-right multi-family capacity at 15 units per acre. Presentation is on options for where to put that capacity, which can include some existing housing. Option A: 131 White St 4.92 eligible acres. 54 units currently existing. Yields 32 units at 15 units per acre. Yields 98 units at 20 units per acre. Currently age-restricted (senior housing), restriction needs removal to count for MBTA Communities. 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), Glenn McLeod ABSENT: Matthew Allison ===PAGE 2=== 2 of 7 - Planning Board Minutes, 2025-05-12 Option B: 37 Youngs Rd (“Tri-Town Landing”). 9.21 eligible acres. 131 units currently existing Yields 138 units at 15 units per acre. Yields 202 units at 22.03 units per acre. Yields 240 units at 26 units per acre. Currently zoned as a Smart Growth District (40R)1, containing the following zoning that needs to be removed to be “by-right”: Section (4) Density and unit type (a) There shall not be more than 204 dwelling units. (b) Twenty percent of the units shall be one-bedroom units, 70% shall have two bedrooms and not less than 10% shall have three bedrooms. Option C: 40 Leominster-Shirley Rd 25.12 eligible acres. 0 units currently existing (undeveloped land). Yields 376 units at 15 units per acre. Yields 502 units at 20 units per acre. Currently zoned Office Park / Industrial, would need to be re-zoned. If implemented as a single-parcel district, the Town can set a maximum capacity (i.e. a cap on the number of acres that can be redeveloped). Unavailable for multi-parcel districts. Option D: 1-9 Rogers Way 37.13 eligible acres. 120 units currently existing. Yields 556 units at 15 units per acre. Yields 742 units at 20 units per acre. The options above can be combined as needed. Board to hold public information / feedback sessions between now and 06-23 meeting (when an option is chosen). Chair M. Brenner confirmed with N. Nelson that no wetlands were present in the Rogers’ Way site. G. McLeod asked if the Board could modify these options after public feedback. Per N. Nelson it’s possible but may be harder to communicate the end-product: authoring the zoning is easier than getting people to agree on specifics. G. McLeod asked if Community Scale had worked with any of the communities that had pushed back against this act. Per N. Nelson they worked with Wakefield, initially rejected at Town Meeting. Followed back to do a different district, passed a second time. Also worked with Duxbury down on the coast, they were waiting to see what happened with Milton case – was also rejected. The Board briefly compared “paper compliance” (i.e. using mostly existing units like Tri-Town) and “real compliance”. M. Brenner noted the type of housing MBTA Communities aims for usually doesn’t increase the population of children. He prefers paper compliance but noted benefits for some “real” options, i.e. a 1 Eligible due to district being adopted prior to August 10, 2022. ===PAGE 3=== 3 of 7 - Planning Board Minutes, 2025-05-12 mixed-use corridor near the Shirley station. Clarified with N. Nelson that the Town can only have 25% capacity associated with mixed use. G. McLeod asked about risks of paper compliance (e.g. unexpected redevelopment, failing to pass the State / Attorney General, etc.) N. Nelson opined that further development of Tri-Town was unlikely since it already has un-used capacity. (It allowed for ~ 200 units but only 131 were built). Noted the State has rewarded “real-compliance” communities by making numerous grants for associated infrastructure available, and that paper compliance was more frequent than they anticipated. PUBLIC HEARINGS 63 Lancaster Ave – Scenic Road Alteration (PBSR-25-1) A. Reid read the public hearing notice. The joint hearing with the Tree Warden was opened at 6:40 P.M. Dan Clapham (Unitil Forestry Supervisor for Fitchburg District) presented. Application is for removal of large dying sugar maple tree currently shedding limbs, to be replaced with similar tree. Previous Public Hearing for its removal in 2019, the Select Board supported but Planning Board did not. Has further decayed since then & caused 1-2 power outages, dropping large limbs onto the powerline & the land. Tree is on the property boundary of 63 Lancaster Ave & the Scenic Road’s outlie. Bill Bernard (Tree Warden) has looked at tree – is in rough shape. Supports removing it. Robert Gibbons (63 Lancaster Ave) owns property. Has only been there 2-3 years, has seen major limbs fall every snow season. Acknowledged beauty but concerned about dead wood in the cavities / danger to the public. Chair M. Brenner noted sugar maples can rot out inside / shed old limbs while being “healthy” & not at risk of falling, asked what difference is here. Dan replied it’s at the end of its life (retention), currently bringing its growth towards the center & shedding outer branches. This is fine in other settings but is dangerous in its current location. A. Reid agreed given plan to replace tree. Motion: T. Willsmer, to close the public hearing for 63 Lancaster Ave. Second: A. Reid. Voice vote, passed unanimously. Motion: T. Willsmer, to approve the removal of the tree as designated in the public hearing, to be replaced in the public right-of-way with a similar tree as able and appropriate. Second: A. Reid. Voice vote, passed unanimously. 1083 Northfield Rd – Special Permit, Stormwater Management Permit (Out of order). The Board received a prior request for continuance from the applicant. Chair M. Brenner and L. O’Connell discussed whether to formally open the hearing and continue it or defer opening to the next meeting to avoid Mullin Rule quorum issues. The Board never officially opened the hearing for these. Continued to 2025-06-09 at 6:05 P.M. Motion: T. Willsmer, to continue the public hearings for 1083 Northfield Rd Special Permit & Stormwater Management Permits to 2025-06-09 at 6:05 P.M. ===PAGE 4=== 4 of 7 - Planning Board Minutes, 2025-05-12 Second: A. Reid Vote: Voice vote, passed unanimously. 100 Townsend-Harbor Rd – Stormwater Management Permit A. Reid read the public hearing notice. The hearing was opened at 6:56 P.M. Mikael Lassila (Tauper Land Survey) presented for applicant/owner Peter M. Stafford. Previous permitting: Board endorsed a 5-lot ANR (Approval Not Required) last fall. Lots were removed from Chapter 61a program, Town chose not to exercise Right of First Refusal. Now being developed. Locus is on easterly side of Townsend-Harbor Rd heading towards Hickory Hills. Perimeter is primarily wooded with stone wall, breaks along Townsend-Harbor Rd. Site includes 4.2 acres of hay field, 1.23 acres of wetland. (Total restricted area approx. 2.2 acres given wetland buffer zones). Drainage systems flow outward from high knoll in site center. Soil testing / possible placements of on-site septic systems drove the lot orientation. (Lots 1 & 4 are reduced frontage, lots 2, 3 & 5 standard frontage). Septic systems submitted concurrently to Nashoba Board of Health. Proposed utility connections to Water District. Plan to leverage grading to condense the development: sewage disposal systems are elevated due to high water table (avg ~ 2 ft to groundwater), planned homes are “drive-under”. Total disturbance is 2.4 acres. Project generally clustered within existing clearings. Drainage systems are “country drainage”. Roof drains & footing drains direct away from street into respective drainage areas. Plan notes & best practices formulated according to NPDES (National Pollutant Discharge Elimination System). T. Willsmer asked about Lot 5’s work going into the wetland buffer zones. Per M. Lassila the 30 ft no-touch zone is respected. DEP typically allows abbreviated NOIs when 50+ from a “resource area”. Project is at 75 ft, our consultant recommended we do a Request for Determination of Applicability. Lot 5 will be only lot that goes before Conservation Commission. The tree line closely follows the 30 ft no touch, is a good demarcation for site work. Ralph Swick (113 Townsend Harbor Rd) lives across from Lots 2 and 3. Explained local terrain issues on eastern side of Townsend Harbor Rd, shared photos. 1-photo-side: Photo from his driveway, looking into location for lot 2 and 3 driveways. There is a bank on the eastern side of Townsend Harbor Rd. 2-photo- side: Shows the bank on the eastern side. Concerned that flow will newly infiltrate Townsend-Harbor Rd when driveway is cut into that bank. Chair M. Brenner noted the peer review process would likely include this. Per M. Lassila the pre- development area has almost 1.6 acres draining currently towards Townsend Harbor Rd, which this project reduces by half by redirecting back into the site. Since the driveways are high points sloping into each lot, the only portion draining out to the street is from the right-of-way to the paint. Mike Rache (74 Townsend Harbor Rd) noted recent issues with basement flooding & rising groundwater, including neighbors. Believes it’s due to recent development at 1325 Mass Ave. Worried about any increases to the static water level from this project. Per M. Lassila, M. Rache’s property is near a large wetlands system (plan-bottom). Project’s design is typical, entire lot’s proposed impervious coverage for post-development is 6%. ===PAGE 5=== 5 of 7 - Planning Board Minutes, 2025-05-12 Dave Stafford (100 Townsend Harbor Rd) owns property across from lot 4 driveway. Explained his lot has gotten wet & stayed wet into spring ever since the Town installed a catch-basin ~20 years ago (Analysis Point 3 on plan). Runoff from wetland system at plan-bottom-right goes through M. Rache’s yard & into D. Stafford’s parcel. Concerned about receiving more runoff (lack of contour line changes near Lot 4 plan). D. Stafford asked about the requested waiver from Town Code § 204-1F(2)(d), which requires certain annual pollutant removal levels equivalent to MassDEP’s Stormwater Management Policy. M. Lassila replied that design parameters required to meet that policy weren’t possible given site constraints (i.e. groundwater depth, soil conditions), which is why country drainage systems were used. Impervious area is the fastest conduit for pollutants, so directing stormwater across lawns & wooded areas mimics the behavior of the natural environment. --- Chair M. Brenner clarified that the next meeting would also allow for questions and comments (will be continued pending peer review). Thomas Colameta emailed prior (read by A. Reid). Opined site’s previous Chapter 61a status was nominal / for tax purposes. Questioned Board’s approval of multi-lot ANRs given current infrastructure strains in Town, cited school system as example. Noted personal issues with water levels. Worried about work on lot 5 within 100 ft buffer zone, as well as construction nuisance. Chair M. Brenner noted the Board’s limited legal scope of considerations for this application (i.e. Stormwater context). M. Lassila acknowledged the wetlands system’s connection to lower portion of T. Colameta’s property. Reiterated that current condition at property line is water flowing north, proposed drainage maintains that condition. Questioned ability for lot 5 to have any impact due to its lower elevation than property. The Board discussed. A. Reid worried about efficacy of country drains. Prefers waiting for peer review & plans to visit the site. M. Brenner briefly discussed peer review costs with M. Lassila. Noted plan to revise fee structures when a Planner is hired. Motion: Vice Chair T. Willsmer, to require $2,000.00 for 53G account. Second: Clerk A. Reid. Vote: Voice vote, passed unanimously. Jim Simpson (new owner, purchased from Peter M. Stafford) coordinated dropping off the check. Motion: Vice Chair T. Willsmer moved to continue the public hearing to 2025-06-09 at 6:05 P.M. Second: Clerk A. Reid Vote: Voice vote, passed unanimously. BOARD DISCUSSIONS Master Plan Steering Committee – Reorganization (new member) Per Chair M. Brenner, Finance Committee is ready to send a new member to the Master Plan Steering Committee (MPSC). Motion: T. Willsmer, to add a member to MPSC (representative appointed by Fin. Comm) Second: A. Reid Vote: Voice vote, passed unanimously. ===PAGE 6=== 6 of 7 - Planning Board Minutes, 2025-05-12 Office Update Per Chair M. Brenner, the office is still getting a lot done in the absence of a planner. Floodplain Map Update was submitted to DCR. Working with EOHLC on Housing Choice Designation application. COMMITTEE REPORTS Master Plan Steering Committee Per Vice Chair T. Willsmer – minor reorganization issues. Some people on other boards leaving their positions, need those Boards’ new appointees to MPSC. Chair M. Brenner noted Over Under has received latest MPSC feedback (approx. 50% response). Open Space Committee Per G. McLeod – nothing since last meeting, will meet Wednesday. Noted previous plans for joint meeting with Planning Board on refining Chapter 61 / Right of First Refusal process. Municipal Bldg. Design Committee M. Allison not present to report. Capital Planning Committee Per Chair M. Brenner – has not met. Assuming members leaving their primary boards (Peter Beardmore and Tom Alonzo) won’t continue with CPC, will verify with them. Economic Development Committee Per G. McLeod – ongoing conversation about trying to make Lunenburg more business-attractive. Met with with Chair of the Planning Board and the EDC. Will meet with Lunenburg Business Association (LBA) and Planning Board Chair tomorrow. Chair M. Brenner noted the LBA is a non-government organization. Storm Water Task Force Per Vice Chair T. Willsmer – delivered intro blurb at Town Meeting. Hoping to start public engagement with the Town on future planning soon. Montachusett Regional Planning Commission Per Clerk A. Reid – met last week on Thursday for side info on MBTA Communities. Shirley is in compliance now. The grant they were able to get seems to only be for the MBTA community & its surrounding area, and transit stations. MRPC also reorganizing / producing two sets of documentation—one to appease federal government, and one that’s business-as-usual. Chair M. Brenner thanked Glenn Eaton for his ongoing leadership at MRPC. Montachusett Joint Transportation Committee Per Clerk A. Reid – haven’t met, will meet on Wednesday. MINUTES APPROVAL The Board reviewed the minutes for the 2025-04-28 meeting. Motion: Clerk A. Reid, to approve the 2025-04-28 minutes. Second: G. McLeod. ===PAGE 7=== 7 of 7 - Planning Board Minutes, 2025-05-12 Vote: Passed 3-0-1. (Vice Chair T. Willsmer abstained). MEETING SCHEDULE Upcoming meetings are 06-09 and 06-23 at 6:00 P.M. PUBLIC COMMENT None at this time. BOARD COMMENT / CONCERNS Chair M. Brenner returned to MBTA Communities. Wants to take info from Nel’s presentation tonight & have a couple public meetings. (Large discussion). ADJOURNMENT Motion: Vice Chair T. Willsmer, to adjourn. Second: Clerk A. Reid Vote: Voice vote, passed unanimously. Meeting adjourned 8:29 P.M. Minutes by Logan O'Connell, Admin Asst. DOCUMENTS REFERENCED 2025-05-12 EMail to planning@lunenburgma.gov – Thomas Colameta Jr 2025-05-12 Lunenburg MBTA Communities 3A Draft Zoning Scenarios – Community Scale 63 Lancaster Ave (PBSR-25-1 in OpenGov): EMail & Photos from Property Owner, Scenic Road Application. 100 Townsend-Harbor Rd (PBSW-25-2 in OpenGov): 2025-04-08 Stormwater Plan for Land in Lunenburg, Massachusetts Located at 100 Townsend Harbor Road (Plan No. 24-224-SW) – Tauper Land Survey, Inc. Photos from abutter – Ralph Swick. ======================================================================================== DOCUMENT : 2025-06-09-agenda-7258.txt BOARD : planning-board DATE : 2025-06-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-06-09-agenda-7258.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06092025-7258 ======================================================================================== ===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 Brian Gingras – Land Use Manager Logan O'Connell – Admin Asst. AGENDA MONDAY, 2025-06-09 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) (1) CONTENT: 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. (2) RECORDING: 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. Please be advised that the Town of Lunenburg utilizes Zoom platform has host for its hybrid and remote meetings; that the Zoom platform utilizes AI technology, known as “AI Companion,” to create audio transcriptions of meetings to aid in the subsequent preparation of meeting minutes; and that AI Companion is activated immediately upon launching the Zoom application. You are hereby notified that this AI technology may capture audio prior to the start of the meeting and/or following the conclusion of the meeting. (3) REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745 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. BOARD REORGANIZATION 5. APPOINTMENTS a. Open Space Committee – Joint discussion on Open Space & Recreation Plan, membership vacancies, Ch 61A exit process incl. 222 West Townsend Rd 6. PUBLIC HEARINGS a. 1083 Northfield Rd (Cont. from 05-12) – Stormwater Management Permit (SMP), SP for Common Driveway b. 443 West Townsend Rd, Lot 3 – Special Permit (SP) for Common Driveway c. 100 Townsend-Harbor Rd – SMP 7. BOARD DISCUSSIONS a. MBTA Communities Act 8. ABUTTING COMMUNITY NOTICES 9. 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 10. MINUTES APPROVAL a. 2025-05-12 11. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 06-23, 07-14 12. PUBLIC COMMENT 13. BOARD COMMENT / CONCERNS 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-06-09-minutes-7258.txt BOARD : planning-board DATE : 2025-06-09 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-06-09-minutes-7258.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_06092025-7258 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Vacancy Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmin Farinacci – Land Use Director Logan O’Connell – Admin Asst. MINUTES 2025-06-09 CALL TO ORDER / PLEDGE Chair M. Brenner called the meeting to order at 6:00 P.M. The pledge of allegiance was led by M. Allison. PUBLIC COMMENT Kim Duffy (1479 Mass Ave, member of Master Plan Steering Committee) discussed problems with the MPSC making quorum. Noted difficulty having successful discussions about what the currently proposed master plan is. Noted that certain groups aren’t on the committee despite the plan having content relating to them (i.e. Open Space, Agricultural Commission). Recommended retaining current composition while decreasing quorum of voting members to 5 & designating the remaining 8 members as alternates. M. Brenner and T. Willsmer briefly discussed the board’s ability to re-define a quorum of a subcommittee. Opted for further discussion after public hearings. CHAIR / DIRECTOR’S REPORT Per Chair M. Brenner: Jasmin Farinacci has joined as Interim Planning Dir, providing technical planning services for the town. Position of “Land Use Director” not posted yet, role is potentially being restructured. Board will hold two “public information sessions” on MBTA Communities Act compliance options at the Eagle House. Will outline the pros and cons of each choice (including non-compliance) and then invite public discussion. Dates are 2025-06-11 at 9:30 A.M and 2025-06-16 at 6:00 P.M. (Out of order): On 06-23 the Board will vote on which option to implement. Over the summer, the consultant (Community Scale) will draft that choice into bylaw and review it with the State for “pre- approval”. APPOINTMENTS Board Reorganization MEETING POSTED: Yes ADDRESS: Town Hall – 17 Main St, Lunenburg, MA 01462 TIME: 6:00 P.M. PRESENT: ABSENT: ===PAGE 2=== 2 of 5 - Planning Board Minutes, 2025-05-12 Chair M. Brenner asked for informal preferences before formal nominations. M. Brenner, A. Reid and T. Willsmer willing to retain current positions. T. Willsmer offered to replace Glenn McLeod’s vacancy as Open Space Committee rep. M. Allison running for Chair. Opined there was a disconnect with previous Town Management during his tenure, and that the Board’s responsibilities under State law weren’t being completely fulfilled. Complimented M. Brenner’s leadership throughout difficult staff turnover, but emphasized need for technical expertise and accuracy. Also willing to stay on Municipal Building Design Committee. (Out of order): M. Brenner also running for Chair. Noted 2 consecutive years in the role & the high number of “irons in the fire” he’d like to continue handling. Agreed that Board needed to be actively planning, i.e. pursuing 40B and 40R districts or using Planned Urban Developments for mixed use. The Board briefly discussed the nomination process. They opted to formally nominate all positions and then vote on each after all nominations were made. Motion: T. Willsmer, to nominate M. Brenner as Chair. Second: A. Reid Vote: Failed 2-2-0. (M. Allison and A. Reid Nay). Motion: A. Reid, to nominate M. Allison as Chair. Second: M. Brenner Vote: Failed 2-2-0. (M. Brenner & T. Willsmer Nay). Motion: A. Reid, to nominate T. Willsmer as Vice Chair. Second: M. Brenner Vote: Voice vote, passed unanimously. Motion: M. Allison, to nominate A. Reid as Clerk. Second: T. Willsmer Vote: Voice vote, passed unanimously. Motion: T. Willsmer, to nominate A. Reid as Rep to Montachusett Regional Planning Commission. Second: M. Brenner Vote: Voice vote, passed unanimously. Motion: T. Willsmer, to nominate A. Reid as Rep to Montachusett Joint Transportation Committee. Second: M. Allison Vote: Voice vote, passed unanimously. Motion: T. Willsmer, to nominate M. Brenner as Rep to Capital Planning Committee. Second: A. Reid Vote: Voice vote, passed unanimously. ===PAGE 3=== 3 of 5 - Planning Board Minutes, 2025-05-12 Motion: A. Reid, to nominate T. Willsmer as Rep to Open Space Committee. Second: M. Brenner Vote: Voice vote, passed unanimously. Motion: A. Reid, to nominate T. Willsmer as Rep to Stormwater Task Force. Second: M. Brenner Vote: Voice vote, passed unanimously. Motion: T. Willsmer, to nominate M. Brenner as Rep to Economic Development Committee. Second: A. Reid Vote: Voice vote, passed unanimously. Motion: A. Reid, to nominate T. Willsmer as Rep to Master Plan Steering Committee Second: M. Brenner Vote: Voice vote, passed unanimously. The Board discussed how to resolve a split vote for Chair. Chair M. Brenner believes the position remains as-is without a successful majority vote, but will keep put it on the agenda indefinitely until it’s resolved. Will try to get procedural clarification before next meeting. Open Space Committee – Discussion of Chapter 61A Procedures Michael Toohill called the meeting of the Open Space Committee to order. PUBLIC HEARINGS 123 Main St – Site Plan Approval (OPENGOV_ID) CLERK_NAME read the public hearing notice. The public hearing was opened at OPEN_TIME P.M. Motion: member_Name, to Motion_Content Second: SECOND_NAME. Voice vote, passed unanimously. 456 Any Rd – Special Permit, Stormwater Management Permit (OPENGOV_ID) (Out of order). The Board received a prior request for continuance from the applicant. Chair M. Brenner and L. O’Connell discussed whether to formally open the hearing and continue it or defer opening to the next meeting to avoid Mullin Rule quorum issues. The Board never officially opened the hearing for these. Continued to 2025-06-09 at 6:05 P.M. Motion: T. Willsmer, to continue the public hearings for 1083 Northfield Rd Special Permit & Stormwater Management Permits to 2025-06-09 at 6:05 P.M. Second: A. Reid Vote: Voice vote, passed unanimously. BOARD DISCUSSIONS Discussion Item 1 Lorem Ipsum Foo ===PAGE 4=== 4 of 5 - Planning Board Minutes, 2025-05-12 COMMITTEE REPORTS Master Plan Steering Committee Per Vice Chair T. Willsmer – Open Space Committee Per G. McLeod – Municipal Bldg. Design Committee Per M. Allison – Capital Planning Committee Per Chair M. Brenner – Economic Development Committee Per G. McLeod – Storm Water Task Force Per Vice Chair T. Willsmer – Montachusett Regional Planning Commission Per Clerk A. Reid – Montachusett Joint Transportation Committee Per Clerk A. Reid – MINUTES APPROVAL Lorem Ipsum Foo Motion: M_NAME, to MOTION_CONTNET Second: SECOND_NAME Vote: Passed 0-0 MEETING SCHEDULE Upcoming meetings are MTG_ONE and MTG_TWO at 6:00 P.M. PUBLIC COMMENT None at this time. BOARD COMMENT / CONCERNS Lorem ipsum dolor sit amet, consectetur adipiscing elit. Fusce at magna magna. Integer finibus mauris est. Curabitur rutrum magna in velit faucibus dapibus. ADJOURNMENT Motion: M_NAME, to adjourn. Second: SECOND_NAME Vote: Voice vote, passed unanimously. Meeting adjourned 8:29 P.M. ===PAGE 5=== 5 of 5 - Planning Board Minutes, 2025-05-12 Minutes by Logan O’Connell, Admin Asst. DOCUMENTS REFERENCED Doc1 Doc2 ======================================================================================== DOCUMENT : 2025-06-11-agenda-7270.txt BOARD : planning-board DATE : 2025-06-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-06-11-agenda-7270.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06112025-7270 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2025-06-11-agenda-7271.txt BOARD : planning-board DATE : 2025-06-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-06-11-agenda-7271.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06112025-7271 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2025-06-16-agenda-7267.txt BOARD : planning-board DATE : 2025-06-16 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-06-16-agenda-7267.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06162025-7267 ======================================================================================== ===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 Jasmin Farinacci – Interim Planning Dir Logan O’Connell – Admin Asst. AGENDA Mon., 2025-06-16 – 6:00 P.M | Eagle House (25 Memorial Dr, Lunenburg MA) (1) CONTENT: 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. (2) RECORDING: This meeting is being recorded and will be available on the Lunenburg Public Access YouTube channel within 24 hours. This meeting/hearing will be held in-person at the above-noted location. 1. CALL TO ORDER / PLEDGE 2. PUBLIC COMMENT 3. MBTA Communities Act Public Discussion, Information and Feedback on Zoning Options 4. ADJOURN ======================================================================================== DOCUMENT : 2025-06-23-agenda-7283.txt BOARD : planning-board DATE : 2025-06-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-06-23-agenda-7283.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06232025-7283 ======================================================================================== ===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 Vacancy – Land Use Director Logan O’Connell – Admin Asst. REVISED AGENDA MONDAY, 2025-06-23 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) (1) CONTENT: 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. (2) RECORDING: 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. Please be advised that the Town of Lunenburg utilizes Zoom platform has host for its hybrid and remote meetings; that the Zoom platform utilizes AI technology, known as “AI Companion,” to create audio transcriptions of meetings to aid in the subsequent preparation of meeting minutes; and that AI Companion is activated immediately upon launching the Zoom application. You are hereby notified that this AI technology may capture audio prior to the start of the meeting and/or following the conclusion of the meeting. (3) REMOTE PARTICIPATION: Join via computer at HTTPS://US02WEB.ZOOM.US/J/81092673745 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. BOARD REORGANIZATION (Chair Only) 5. APPROVAL NOT REQUIRED (ANR) PLANS a. 558 / 560 Goodrich St – ANR-25-8 b. 60 Cross Rd – ANR-25-9 6. PUBLIC HEARINGS a. 100 Townsend-Harbor Rd – Stormwater Management Permit PBSW-25-2 b. 260 Falulah Rd – Modification to SMP, Site Plan Approval PMOD-25-2 (rev 06-18). 7. DECISIONS a. 443 West Townsend Rd – Special Permit for Common Driveway PBSP-25-3 8. BOARD DISCUSSIONS a. Master Plan Steering Committee – Adjusting Quorum b. MBTA Communities Act – Choosing Option for Consultant’s Work 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. 2025-06-09 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 07-14, 07-28 13. PUBLIC COMMENT 14. BOARD COMMENT / CONCERNS 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-06-23-minutes-7283.txt BOARD : planning-board DATE : 2025-06-23 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-06-23-minutes-7283.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_06232025-7283 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Vacancy Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmin Farinacci – Land Use Director Logan O’Connell – Admin Asst. MINUTES 2025-06-23 CALL TO ORDER / PLEDGE Chair M. Brenner called the meeting to order at 6:00 P.M. The pledge of allegiance was led by M. Allison. PUBLIC COMMENT None at this time. CHAIR / DIRECTOR’S REPORT Per Chair M. Brenner: L. O’Connell is leaving the Town to work for OpenGov. The two public information sessions for MBTA Zoning Compliance options were successful. The Board does have the ability to manually adjust quorum. (Out of order): J. Farinacci report. APPOINTMENTS Board Reorganization The only outstanding role is Chair. M. Brenner nominated as Chair. APPROVAL NOT REQUIRED (ANR) PLANS 558 / 560 Goodrich St – ANR-25-8 C. Anderson presented on behalf of applicants Easterbrook Nominee Trust & ER Realty Trust 2022. Noted comment from Board of Health about requiring Title V inspection, replied there is ample space to replace a septic system if this one fails. Lot 1A is an existing garage / barn on the property at 560 Goodrich St. It’s utilized by owners of 558 Goodrich St. J. Farinacci found no issues with the application. MEETING POSTED: Yes ADDRESS: Town Hall – 17 Main St, Lunenburg, MA 01462 TIME: 6:00 P.M. PRESENT: ABSENT: ===PAGE 2=== 2 of 5 - Planning Board Minutes, 2025-05-12 Motion: T. Willsmer, to endorse the ANR for 558 and 560 Goodrich St as per plan of record. Second: A. Reid Vote: A. Reid – Aye, T. Willsmer – Aye, M. Brenner – Aye 60 Cross Rd – ANR-25-9 C. Anderson presented on behalf of applicant Timothy Gendron. Designating Lot 12A as a new additional lot. Has over 100 ft of frontage. Lot 12B is the existing house, just under 3 acres. Has applicable front & side-yard setbacks. J. Farinacci found no issues with the application. Motion: T. Willsmer, to endorse the ANR for 60 Cross Rd as per the plan of record. Second: A. Reid Vote: A. Reid – Aye, T. Willsmer – Aye, M. Brenner – Aye DECISIONS (Out of order): 443 West Townsend Rd 8:08 P.M. Decision not available – wasn't sent and Jasmin doesn’t have computer. Delayed to next meeting. PUBLIC HEARINGS 100 Townsend-Harbor Rd – Stormwater Management Permit (PBSW-25-2) Mikael Lassila (Tauper Land Survey) presented for applicant DCJS, LLC. M. Brenner invited public comment. Carl Strathmeyer question. M. Brenner response. J. Farinacci weighed in. If major deviations from the approved decision are found and documented (i.e. massive increases in contamination) you could bring that to file an enforcement order. In this case the runoff exists as-is. The construction of this isn’t going to add significant amounts of water. M. Lassila read his reply to Carl Strathmeyer. Motion: MEMBER_NAME, to close the public hearing for 100 Townsend-Harbor Rd. Second: SECOND_NAME. Vote: A. Reid – Aye, T. Willsmer – Aye, M. Brenner – Aye T. Willsmer is dissatisfied with the current Stormwater Bylaw (§ 204 of the Town Code). M. Brenner discussed the history of the Stormwater Bylaw, noting it’s stricter than the state’s requirements and is more involved to update. J. Farinacci discussed motion language with the Board. The possibility of conditioning applicant responsibility to remedy condition contaminant-based remedies since there’s no established baseline for the watershed. T. Willsmer sees merit of Motion: T. Willsmer, to approve the Stormwater Management Permit for 100 Townsend-Harbor Rd with all standard conditions. Second: A. Reid. Vote: A. Reid – Aye, T. Willsmer – Aye, M. Brenner – Aye ===PAGE 3=== 3 of 5 - Planning Board Minutes, 2025-05-12 J. Farinacci will send draft decision to applicants. 260 Falulah Rd – Special Permit, Stormwater Management Permit (PMOD-25-2) C. Anderson presented for applicant Fitchburg Land Redevelopment Authority. Motion: T. Willsmer, to continue the public hearings for 1083 Northfield Rd Special Permit & Stormwater Management Permits to 2025-06-09 at 6:05 P.M. Second: A. Reid Vote: Voice vote, passed unanimously. The Board discussed and would like to have peer review given the changes to the Stormwater system. C. Anderson noted the City of Fitchburg. Board moved to require peer review not to exceed $2,000. M. Brenner invited public comment. Dave Rogers (82 Highland St) asked about the “unsuitable” substance being left on-site. Wanted to know what the substance is, who put it there, and what responsibilities would be tied in perpetuity to the property. Per C. Anderson the materials were discovered during the geo-technical review. Upon discovery, the project stopped and a Licensed Site Professional was hired. DEP was notified and is involved in cleanup. The Fitchburg Redevelopment Authority is retaining control of the unsuitable portion of the property, while Fitchburg Landowners (?) Inc controls the rest. The current understanding is that as long as the material doesn’t get touched it will not spread. J. Farinacci confirmed the Planning Board didn’t have a role in the contamination aspect—that is overseen by DEP. Insert M. Brenner explanation 7:25 Long discussion about contamination and inter-board coordination. D. Roger – I was a water commissioner for 40 years. During that time some dumping happened on Townsend Harbor Rd. I was one of three that negotiated the removal & remediation of the dumped materials. In addition, we negotiated a condition for the paper companies to go in and extend the mains so that the water servicing that area of Town would be potable. I think it’s important for someone in the Town of Lunenburg to be the point-person for concerns about the site in total, so that the adjacent property is not confused and everybody knows what the situation is. M. Brenner – the Board can do virtually nothing about what you’ve discussed. However, I’m happy to personally ask around to get some answers to those questions and report back at our next meeting. D. Rogers – How is the site accessed? C. Anderson – There are two paved driveways. 7:40 answer. D. Rogers – Pushed for deed restriction on the Fitchburg Redevelopment Authority portion of the parcel due to the contaminants. Motion: T. Willsmer, to continue the public hearing for 260 Falulah Rd Modification to Site Plan Approval and Stormwater Management Permit to 2025-07-14 at 6:05 P.M. Second: A. Reid. Vote: A. Reid – Aye, T. Willsmer – Aye, M. Brenner – Aye ===PAGE 4=== 4 of 5 - Planning Board Minutes, 2025-05-12 BOARD DISCUSSIONS MBTA Communities Act – Choosing Option for Consultant’s Work Chair M. Brenner outlined the results of the public info session: Attendants were heavily in favor of paper compliance (using the existing 40R District at 37 Youngs Rd, a.k.a “Tri-Town”). The Board briefly discussed & then agreed this was most practical. D. Rogers – I attended the public info session. Thank you for hosting that. There are provisions in the legislation that Lunenburg could use to be in compliance with. Notwithstanding the political aspects, I agree with this option. T. Willsmer moved to instruct Community Scale to draft the bylaw implementing Option B. A. Reid seconded. Vote: A. Reid – Aye, T. Willsmer – Aye, M. Brenner – Aye Master Plan Steering Committee – Adjusting Quorum M. Brenner read email from Town Manager. 8:03 P.M. For an advisory committee, the Planning Board can directly define quorum. M. Brenner T. Willsmer moved to amend the charter of the master plan steering committee to set the quorum to 5 individuals. A. Reid – Aye, T. Willsmer – Aye, M. Brenner – Aye COMMITTEE REPORTS Master Plan Steering Committee Per Vice Chair T. Willsmer – Open Space Committee Per G. McLeod – Municipal Bldg. Design Committee Per M. Allison – Capital Planning Committee Per Chair M. Brenner – Economic Development Committee Per G. McLeod – Storm Water Task Force Per Vice Chair T. Willsmer – Montachusett Regional Planning Commission Per Clerk A. Reid – Montachusett Joint Transportation Committee Per Clerk A. Reid – MINUTES APPROVAL ===PAGE 5=== 5 of 5 - Planning Board Minutes, 2025-05-12 Lorem Ipsum Foo Motion: M_Name, to M_Content Second: S_Name Vote: Passed 0-0 MEETING SCHEDULE Upcoming meetings are MTG_ONE and MTG_TWO at 6:00 P.M. PUBLIC COMMENT None at this time. BOARD COMMENT / CONCERNS ADJOURNMENT Motion: M_NAME, to adjourn. Second: SECOND_NAME Vote: Voice vote, passed unanimously. Meeting adjourned 8:29 P.M. Minutes by Logan O’Connell, Admin Asst. DOCUMENTS REFERENCED TLS Reply to Carl Strathmeyer Comments ======================================================================================== DOCUMENT : 2025-07-01-agenda-7290.txt BOARD : planning-board DATE : 2025-07-01 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-07-01-agenda-7290.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07012025-7290 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Vacancy Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmin Farinacci – Interim Planning Dir Logan O’Connell – Admin Asst. AGENDA Tuesday, 2025-07-01 – 7:00 P.M. | Town Hall (17 Main St, Lunenburg MA) (1) CONTENT: 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. (2) RECORDING: 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. Please be advised that the Town of Lunenburg utilizes Zoom platform has host for its hybrid and remote meetings; that the Zoom platform utilizes AI technology, known as “AI Companion,” to create audio transcriptions of meetings to aid in the subsequent preparation of meeting minutes; and that AI Companion is activated immediately upon launching the Zoom application. You are hereby notified that this AI technology may capture audio prior to the start of the meeting and/or following the conclusion of the meeting. (3) REMOTE PARTICIPATION: Join via computer at https://zoom.us/j/9091740347 or by phone at (888) 475-4499, entering Webinar ID 909 174 0347. 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 2. JOINT MEETING WITH SELECT BOARD TO MAKE AN APPOINTMENT TO THE PLANNING BOARD 3. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-07-14-agenda-7311.txt BOARD : planning-board DATE : 2025-07-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-07-14-agenda-7311.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07142025-7311 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Vacancy Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmin Farinacci – Land Use Director Jennifer Daigle– Admin Asst. AGENDA Mon, 2025-07-14 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) (1) CONTENT: 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. (2) RECORDING: 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. Please be advised that the Town of Lunenburg utilizes Zoom platform has host for its hybrid and remote meetings; that the Zoom platform utilizes AI technology, known as “AI Companion,” to create audio transcriptions of meetings to aid in the subsequent preparation of meeting minutes; and that AI Companion is activated immediately upon launching the Zoom application. You are hereby notified that this AI technology may capture audio prior to the start of the meeting and/or following the conclusion of the meeting. (3) REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745 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 5. APPROVAL NOT REQUIRED (ANR) PLANS 6. DE MINIMIS CHANGE 7. PUBLIC HEARINGS a. 1083 Northfield Rd – Special Permit (SP) for Common Driveway / Stormwater Management Permit (SMP) PBSW-25-1 (Cont. from 06-09) b. 260 Falulah Road –Modification to Site Plan Approval and Stormwater Management Permit PMOD-25-2 (cont. From 06-23) 8. DECISIONS a. 443 West Townsend Rd – SP for Common Driveway PBSP-25-3 (cont. From 06-23) 9. BOARD DISCUSSIONS 10. ABUTTING COMMUNITY NOTICES a. Fitchburg Planning Board hearing notice 6/10/25 b. Lancaster Planning Board hearing notice 7/14/25 c. Townsend Planning Board hearing notice 6/18/25 d. Ashby Planning Board Decision notice Old Northfield Rod 6/30/25 11. 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 12. MINUTES APPROVAL a. 2025-06-23 MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 07-28, 08-08 13. PUBLIC COMMENT 14. BOARD COMMENT / CONCERNS 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-07-14-minutes-7311.txt BOARD : planning-board DATE : 2025-07-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-07-14-minutes-7311.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_07142025-7311 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmin Farinacci – Land Use Director Logan O’Connell – Admin Asst. MINUTES 2025-07-14 Meeting posted: Yes Address: Town Hall –17 Main St. Lunenburg, MA 01462 Time: 6:00 PM Present: T. Willsmer, A. Reid, A. Burney Absent: M. Brenner, M. Allison CALL TO ORDER / PLEDGE Timothy Willsmer called the meeting to order at 6:00 P.M. The pledge of allegiance was deferred. PUBLIC COMMENT None at this time. No public parties in person or in online waiting room. CHAIR / DIRECTOR’S REPORT Per Mr. WIllsmer (Out of order): J. Farinacci report not available interim director not in attendance report not submitted. APPOINTMENTS None DECISIONS (Out of order): 443 West Townsend Rd 8:08 P.M. Decision not available – wasn't sent and Jasmin doesn’t have computer. Delayed to next meeting. PUBLIC HEARINGS 1083 Northfield Road – Conmon driveway /Stormwater Management Permit PBSW 25-1 ) Board moved to continue the public hearings for 1083 Northfield Rd Special Permit & Stormwater Management Permits to 2025-07-28 at 6:05 P.M per applicants request for continuance. Motion: A. Reid motion, to continue the public hearings for 1083 Northfield Road Common Driveway/ Stormwater Management Permits to 2025-07-28 at 6:05 P.M. Second: A.Burney ===PAGE 2=== 2 of 3 - Planning Board Minutes, 2025-14-07 Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, passed unanimously. 260 Falulah Rd – Special Permit, Stormwater Management Permit ( PMOD-25-2 ) Motion: A.Reid motion, to continue the public hearings for 260 Falulah Rd Special Permit & Stormwater Management Permits to 2025-07-28 at 6:05 P.M. Second: A.Burney Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, passed unanimously BOARD DISCUSSIONS Community Abutter Notices- will be included in SharePoint unless immediate notification necessary to board. Master Plan Steering Committee Per Vice Chair T. Willsmer – T. Willmer noted having new quorum requirements makes it easier. Kim Duffy has taken on role of organizing the group. Reviewed everything been given by over /under and happy to submit back and obtain first draft completed. Open Space Committee Per T. Willsmer – last meeting was canceled Municipal Bldg. Design Committee Per T.Willsmer – no one in attendance Capital Planning Committee Per T. Willsmer no one in attendance Economic Development Committee Per T. Willsmer no one in attendance Storm Water Task Force Per Vice Chair T. Willsmer – meeting and met w/ independent contractor, had questions answered. Continue to review and finalize docs. Montachusett Regional Planning Commission Per Clerk A. Reid – last minute meeting to approve out of district travel Montachusett Joint Transportation Committee Per Clerk A. Reid – no last meeting. skipped this month MINUTES APPROVAL Motion: A. Reid motioned to approve 23-06-2025 meeting minutes Second: Burney seconded Vote: A. Reid – Aye, T. Willsmer – Aye, A. Burney -Aye Approved minutes ===PAGE 3=== 3 of 3 - Planning Board Minutes, 2025-14-07 MEETING SCHEDULE The upcoming meeting is 07-28-2025 at 6:00 P.M. PUBLIC COMMENT None at this time. BOARD COMMENT / CONCERNS ADJOURNMENT Motion: A. Burney, to adjourn. Second: A. Reid seconded Vote: Voice vote, passed unanimously. Meeting adjourned. Minutes by Jennifer Daigle, Admin Asst. DOCUMENTS REFERENCED ======================================================================================== DOCUMENT : 2025-07-28-agenda-7329.txt BOARD : planning-board DATE : 2025-07-28 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-07-28-agenda-7329.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07282025-7329 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmin Farinacci – Land Use Director Jennifer Daigle– Admin Asst. AGENDA Monday, 2025-07-28 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) (1) CONTENT: 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. (2) RECORDING: 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. Please be advised that the Town of Lunenburg utilizes Zoom platform has host for its hybrid and remote meetings; that the Zoom platform utilizes AI technology, known as “AI Companion,” to create audio transcriptions of meetings to aid in the subsequent preparation of meeting minutes; and that AI Companion is activated immediately upon launching the Zoom application. You are hereby notified that this AI technology may capture audio prior to the start of the meeting and/or following the conclusion of the meeting. (3) REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745 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. 1083 Northfield Rd – Special Permit (SP) for Common Driveway / Stormwater Management Permit (SMP) PBSW-25-1 (Cont. from 06-09, 07-14,) b. 260 Falulah Road –Modification to Site Plan Approval and Stormwater Management Permit PMOD-25-2 (cont. From 06-23, 07-14) 5. DECISIONS 6. BOARD DISCUSSIONS 7. ABUTTING COMMUNITY NOTICES 8. 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 9. MINUTES APPROVAL a. 2025-06-23 b. 2025-07-14 10. MEETING SCHEDULE 11. (6:00 P.M. at Town Hall or stated otherwise) 08-11, 08-25, 09-08 12. PUBLIC COMMENT 13. BOARD COMMENT / CONCERNS ======================================================================================== DOCUMENT : 2025-07-28-minutes-7329.txt BOARD : planning-board DATE : 2025-07-28 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-07-28-minutes-7329.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_07282025-7329 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmin Farinacci – Land Use Director Logan O’Connell – Admin Asst. MINUTES 2025-07-28 Meeting posted: Yes Address: Town Hall –17 Main St. Lunenburg, MA 01462 Time: 6:00 PM Present: T. Willsmer, A. Reid, A. Brenner Absent: CALL TO ORDER / PLEDGE Chair M.Brenner called the meeting to order at 6:00 P.M. The pledge of allegiance was deferred. PUBLIC COMMENT None at this time. No public parties in person or in online waiting room. CHAIR / DIRECTOR’S REPORT Per Mr. WIllsmer (Out of order): J. Farinacci report not available interim director not in attendance report not submitted. APPOINTMENTS None DECISIONS 443 West Townsend Rd will be forwarded to office. 260 Falulah Road T.Wilsmer stated was supposed to be signed at previous hearing but did not have any of the docs. Chair asks J. Faranacci to forward decisions after hearing for review and signatures. PUBLIC HEARINGS 1083 Northfield Road – Conmon driveway /Stormwater Management Permit PBSW 25-1 ) Ryan Proctor, Dillis and Roy appearing to summarize to application for Common driveway for addition of 5th driveway instead of 4 as well as Stormwater Permit for same. and where it stands with prior board meetings to this date. Mr. Proctor states that they received the Peer review from Graves Engineering just prior to the hearing in regards to ===PAGE 2=== 2 of 4 - Planning Board Minutes, 2025-28-07 comments that were drainage related (labeling elevations related to drainage structure),tends to address comments with a formal letter, asks Board if there are questions resulting from the new report. Mr. Burney expresses concern of the additon of the 5th driveway. Asks distance from Main driveway. Mr Proctor states about 300ft. From main driveway. Mr. Burney expresses concern on length and geometry for emergency vehicles to navigate. Mr. Burney asks if FD had any issues relating to the Opengov application. Mr. Proctor states FD did not comment or object. Mr. Burney worried about approval of 5th setting precident. Mr. Burney asks if Con. Comm permits have been filed. Mr. Proctor states those are in process under peer review by request of Con Comm. Mr. Brenner asks for questions or concerns from Board. Mr. Wilmer asks if roadway or driveway has been addressed due to the 5th driveway. Mr Burney states origninal language for common driveway is 2, but can be between 2-6, with double the amount being fair. Mr. Proctor states that 18 feet of pavement was requested by Zoning Board. Discussion by Mr. Burney regarding the addition of the 5th driveway and a sub division. Mr. Brenner states they will need to come back due to the submission review. Mr. Burney states that they will need to have majority vote. Mr Burney advises may have to w/d and due to quorum issues. Chair Brenner notes Tanner Cole has question. Tanner Cole commenting Mr. Allison was at meeting, FD reviewed, Building Commissioner Gingras advised the project should seek variance and FD reviewed plans as currently sit. Mr Cole doesn’t believe that approval of this plan would set precident as this plan due to topography and wetlands is very difficult. FD reviewed all of the access prior to ZBA approval. Motion: M.Brenner moved, to continue the public hearings for 1083 Northfield Road Common Driveway/ Stormwater Management Permits to 2025-08-25 at 6:05 P.M. Second: A.Reid Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -abstained, passed. 260 Falulah Rd – Special Permit, Stormwater Management Permit ( PMOD-25-2 ) Bill Hannigan, Hannigan engineering appearing for 260 Falulah. Application viewed for land characteristics rendered larger area unstable. Project plans were adjusted to smaller footprint, 183,500 sq ft from 367,000. Area of construction shifted to southside of property, same intent, same configuration. Land split majority in Fitchburg some in Lunenburg. Stormwater management, parking and everything with smaller footprint has been scaled back. Peer review done by Graves Engineering. Discussion regarding the absence of Board Member Allison. Mr Brenner reviewed peer review was ordered due to slope, and felt was addressed, ammended plan on Opengov. Mr. Brenner asks for public comment noone in chambers or online Mr Brenner asks for Jasmine to comment as Director. Jasmine states if snow removal was addressed. Mr Hannigan reviews conditions of snow removal added to the maintenance. Mr. Hannigan advised snow removal was an issue , snow storage will be addressedd with wind row plowing to the parking lot edges and creation of snow piles aslong the exterior during typical storm events. Should these storage areas become overburdned, snow removal will be required. Snow removal opertions ===PAGE 3=== 3 of 4 - Planning Board Minutes, 2025-28-07 will be required to dispose snow in acordance with appropriate regulations. Specifically no dumping in detention basins. Jasmine Farnacci wants either signs posted for no dumping of snow in catch basins or listed in operations plans. Hailey Palazola with GFI partners stated included in property management plan and the company that mangages portfolio. Would be open to having condition of a sign. Jasmine satisfied that it is listed within the operations and maintenance plan. Mr Brenner asks for any conditons. Jasmine states as long as in existing O&M Motion: M.Brenner asks for motion to close the public hearings for 260 Falulah Rd Modification to site plan approval and Stormwater Management Permits. T. Willsmer so moved. Second: A.Reid Vote: A. Reid – Aye, T.Willsmer -Aye, M.Brenner -Aye, A. Burney -abstained Deliberation: led by M. Brenner Graves is all set. Jasmine is set with O &M plan. Motion: M.Brenner asks to have a motion such as to approve the Modification to Site Plan Approval & Storm Water Management Permit for 260 Falula Road and I would carry forward the conditions from the original permit , and that the office receive a clean peer review from Graves to complete file. Moved. T. Willsmer Second: A.Reid Vote: A. Reid – Aye, T.Willsmer -Aye, M.Brenner – Aye, A. Burney -abstained BOARD DISCUSSIONS Community Abutter Notices- will be included in SharePoint unless immediate notification necessary to board. Master Plan Steering Committee Per Vice Chair T. Willsmer – T. Willmer noted having new quorum requirements makes it easier. Kim Duffy has taken on role of organizing the group. Reviewed everything been given by over /under and happy to submit back and obtain first draft completed. Open Space Committee Per T. Willsmer – last meeting was canceled Municipal Bldg. Design Committee Per T.Willsmer – no one in attendance Capital Planning Committee Per T. Willsmer no one in attendance ===PAGE 4=== 4 of 4 - Planning Board Minutes, 2025-28-07 Economic Development Committee Per T. Willsmer no one in attendance Storm Water Task Force Per Vice Chair T. Willsmer – meeting and met w/ independent contractor, had questions answered. Continue to review and finalize docs. Montachusett Regional Planning Commission Per Clerk A. Reid – last minute meeting to approve out of district travel Montachusett Joint Transportation Committee Per Clerk A. Reid – no last meeting. skipped this month MINUTES APPROVAL Second: Burney seconded Vote: A. Reid – Aye, T. Willsmer – Aye, A. Burney -Aye Approved minutes MEETING SCHEDULE The upcoming meeting is 07-28-2025 at 6:00 P.M. PUBLIC COMMENT None at this time. BOARD COMMENT / CONCERNS ADJOURNMENT Motion: A. Burney, to adjourn. Second: A. Reid seconded Vote: Voice vote, passed unanimously. Meeting adjourned. Minutes by Jennifer Daigle, Admin Asst. DOCUMENTS REFERENCED ======================================================================================== DOCUMENT : 2025-08-20-agenda-7357.txt BOARD : planning-board DATE : 2025-08-20 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-08-20-agenda-7357.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08202025-7357 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmine Farinacci – Land Use Director Jennifer Daigle-Admin Assistant Special Virtual Meeting AGENDA 2025-08-20– 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) 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/3020039690?omn=87457574887 or by phone at (888) 475-4499, entering Webinar ID Meeting ID: 302 003 9690 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 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 virtually; any with particular interest in any specific item on this agenda should plan for virtual attendance accordingly. 1. CALL TO ORDER / PLEDGE 2. PUBLIC COMMENT 3. MINUTES APPROVAL a. Executive Meeting minutes, 2025-04-23 4. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 08-25, 09-08 5. PUBLIC COMMENT 6. BOARD COMMENT / CONCERNS 7. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-08-20-minutes-7357.txt BOARD : planning-board DATE : 2025-08-20 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-08-20-minutes-7357.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08202025-7357 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmine Farinacci – Land Use Director Jennifer Daigle – Admin Assistant 8/20/25 Virtual Meeting Minutes Roll Call: M. Brenner, T. Willsmer, A. Reid Absent: A. Burney 1. CALL TO ORDER M. Brenner @ 6:02pm 2. CHAIR / DIRECTOR’S REPORT M Brenner explained purpose of this meeting is to vote on the minutes approval for the 3/24/25 Executive Session. To be specific; we can vote to… • Approve to be released (fine) • Approve to be released, partial redaction • Approved but not for release If an error, it will be addressed by entering into an executive session (vote/motion) and the error will be discussed in that session. NO Executive session made 3. MINUTES APPROVAL T. Willsmer made motion to Approve and be Released. A. Reid Second. Roll Call Vote: T. Willsmer, AYE; A. Reid, AYE; M. Brenner, AYE (3/0) 4. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 8/25 & 9/8/2025 5. BOARD COMMENT 6. ADJOURNMENT T. Willsmer made motion to adjourn. A. Reid, Second. Roll call vote: T. Willsmer, AYE; A. Reid, AYE; M.Brenner, AYE (3/0) adjourned 6:48pm 1 ======================================================================================== DOCUMENT : 2025-08-25-agenda-7358.txt BOARD : planning-board DATE : 2025-08-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-08-25-agenda-7358.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08252025-7358 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmine Farnacci – Land Use Director Jennifer Daigle – Admin Asst. AGENDA 2025-08-25 – 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 or by phone at (888) 475-4499, entering Meeting 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 Chair Matt Brenner 2. PUBLIC COMMENT noone on line or in chambers 3. CHAIR / DIRECTOR’S REPORT 4. APPROVAL NOT REQUIRED (ANR) PLANS a. 830 Mass Avenue -ANR-25-10 5. PUBLIC HEARINGS a. 499 Northfield Road -PBSA-25-6 6. DECISIONS 7. BOARD DISCUSSIONS • Master Plan Steering Committee review of current items • signature of paperwork for 430 Mulpus Road 8. ABUTTING COMMUNITY NOTICES 9. 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 10. MINUTES APPROVAL a. 3/24 executive session minutes, 6/23,7/14 11. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 09/08, 9/22, 10/27 12. PUBLIC COMMENT 13. BOARD COMMENT / CONCERNS 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-08-25-agenda-7365.txt BOARD : planning-board DATE : 2025-08-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-08-25-agenda-7365.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08252025-7365 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmine Farnacci – Land Use Director Jennifer Daigle – Admin Asst. Revised AGENDA 2025-08-25 – 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 or by phone at (888) 475-4499, entering Meeting 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 Chair Matt Brenner 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPROVAL NOT REQUIRED (ANR) PLANS a. 830 Mass Avenue -ANR-25-10 5. PUBLIC HEARINGS a. 499 Northfield Road -PBSA-25-6 6. REORGANIZE a. Municipal Building Design Committee- vacancy 7. DECISIONS 8. BOARD DISCUSSIONS • Master Plan Steering Committee review of current items • signature of paperwork for 430 Mulpus Road 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. 3/24 executive session minutes voted on 8/10, 6/23 voted on 7/14, 7/14 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 09/08, 9/22, 10/27 13. PUBLIC COMMENT 14. BOARD COMMENT / CONCERNS 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-08-25-minutes-7358.txt BOARD : planning-board DATE : 2025-08-25 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-08-25-minutes-7358.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08252025-7358 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmin Farinacci – Land Use Director Jennifer Daigle– Admin Asst. Planning Board MINUTES 2025-08-25 Meeting posted: Yes Address: Town Hall –17 Main St. Lunenburg, MA 01462 Time: 6:00 PM Present: T. Willsmer, A. Reid, M. Brenner, A. Burney Absent: none CALL TO ORDER Chair M.Brenner called the meeting to order Public Comment- none at this time CHAIR / DIRECTOR’S REPORT Per M. Brenner : Noted M. Allison’s departure from the Board and recognized his 11 years of dedication to the Town Thursday Oct 2nd Town Government Meet and Greet By Economic Development Committee 5:30pm-8:30pm at Smokestack Roasters, great way to meet government reps and make connections. Land use Director position will be posted shortly, focus on Planning and Economic Development position. Training for OpenGov will be held by Building Inspector, Brian Gingras for members of the Board next meeting to allow full access to Planning office communications and info. MBTA Communities is upcoming, settled on paper compliance model. Consultants will be getting back to us in next couple of weeks. Goal to have public hearing on 9/22 meeting, with info submitted by the end of the week. LBA meetings asked if Board could help with understanding Stormwater Utility, group meets 8:30am weekdays. T. Willsmer will adjust to help with any info needed. New paint in Planning Office to update the Ritter Building. J. Farinacci nothing to report ===PAGE 2=== 2 of 4 - Planning Board Minutes, 2025-08-25 DECISIONS- None at this time to be noted Approval Not Required (ANR ) Plans 830 Mass Ave ANR-25-10 Ryan Proctor -Dillis and Roy presenting for future parcel swap. Intends to create a parcel 2 for a conveyance to future southerly property lot . Remaining land (lot 1 A ) Current lot will still conform to the minimum requirements in the zoning district which is the residential A as well as the limited business zone district. 830 Mass Ave Does contain a single family home currently and will be filing for sewer connection permit on existing lot . Area of property outlined in blue currently is vacant. M. Brenner asks if application was submitted to the BOH. Mr. Proctor confirms that he has done so. A. Burney asks about width for remaining portion of property opening. Mr. Proctor states he believes it may be 25ft. A. Burney believes that anything under 50ft doesn’t count toward lot size does not want to violate current ANR statue. M. Brenner asks about 21 day timeline. A.Burney advises applicant can ask for extension of time by request, or Board can deny with clarifications. Applicant decides to ask for extension to next meeting, 9/8, to give clarification on site dimensions. PUBLIC HEARINGS Motion: A.Reid moved, to open the public hearings 499 Northfield Road Second: A.Reid Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -abstained, passed. 499 Northfield Road PBSA-25-6 Justin LeClair McCarty engineering representing Mr. & Mrs. Deschamps 499 Northfield Road , Pat Broady Shelter for Cats looking to expand to 1800 sq ft addition to the existing building. ZBA has granted special permit, and Con Comm has given order of conditions. Plan for septic needs to expand erosion control, BOH is amendable to expand as well. M. Brenner questioned area of lot line denoted on plans with future ANR. Mr. LeClair clarifies that the Deschamps bought lot from previous lot 6, as to not abut development that occurred on nearby lots. Mr. Burney asks if 81x or conveyance will occur for the two lots. Mr. Burney suggests to have both done to have the most clear appearance of plots. Conditional operations plans and maintenance plan for storm water drip edge requested by the Board Motion: A. Burney moved, to close the public hearings 499 Northfield Road Second: T. Willsmer Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, hearing closed. ===PAGE 3=== 3 of 4 - Planning Board Minutes, 2025-08-25 Motion: T. Willsmer moved to approve site plan with all standard conditions with additional condition of submission of conditional operations plan submission and maintenance plan for storm water drip edge submission for 499 Northfield Road Second: A. Reid Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, passed. REORGANIZATION Municipal Building Design Committee -Vacancy M. Brenner put forth that he is interested in this spot due to amount of public speaking needed to present ideas to move projects forward. Motion: A. Burney moved to nominate M. Brenner to the open position on the Municipal Building Design Committee. Second: A. Reid Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, passed. Signature of paperwork- 430 Mulpus Road to clear up paperwork internally. Details spoken about in regards to the need to move account from old passbook account to correct account standing per regulations as outlined by Treasurer. Chair explains the internal process for clarity to the Board. Motion: A. Burney moved to have planning board close out the current account for 430 Mulpus Road Performance Guarantee then turn over the funds to the town treasurer to use as the assurity deposit to create a new performance guarantee account in the correct format. Second: T. Willsmer Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, passed. Master Plan Steering Committee Per T. Willsmer are in refining process to prepare for Town Meeting, the document will be broken into sections and sections will be sent to the applicable boards for comment. Time frame for delivery would be by the end of September. A. Burney requests that the item be moved to first meeting in September to give the board adequate time to review. M. Brenner clarified that will discuss process to community. Moved to next meetings discussion agenda. Open Space Committee Per T.Willsmer – passed on property West Townsend Rd coming out of chapter due to documenting issues. Not looking to pick up property. Municipal Bldg. Design Committee Per T.Willsmer – Capital Planning Committee Per M.Brenner just beginning to revive. Will be getting meetings going soon. ===PAGE 4=== 4 of 4 - Planning Board Minutes, 2025-08-25 Economic Development Committee Per M. Brenner met last week to assist to call meeting as Cathy Clark has stepped back. Jocei Gilchrest is the new chair and looking forward to more meetings and output. Would like to with new planner look at new charter for clarification. Storm Water Task Force Per Vice Chair T. Willsmer – not sure will have info for presentation at Town meeting. Montachusett Regional Planning Commission Per Clerk A. Reid – nothing to update. Mostly budgetary Montachusett Joint Transportation Committee Per Clerk A. Reid – unable to attend last meeting. No notes to share Decisions - none at this time BOARD DISCUSSIONS Community Abutter Notices- none at this time to report MINUTES APPROVAL Meeting 7/14 Motion to approve A. Burney Second: T. Willsmer seconded Vote: A. Reid – Aye, T. Willsmer – Aye, A. Burney -Aye Approved minutes MEETING SCHEDULE The upcoming meeting is 09-08-2025 at 6:00 P.M. 9-22-25, (10-27-25 May not need this meeting ) PUBLIC COMMENT No one online or in the room at this time. A. Burney noted about scams linking to recent public hearing notices via invoices. M. Brenner advised public to call office directly and do not use phone info listed on erroneous notices. BOARD COMMENT / CONCERNS ADJOURNMENT Motion: M. Brenner to adjourn the meeting, moved by T.Willsmer Second: A. Reid seconded Vote: Voice vote, passed unanimously. Meeting adjourned. Minutes by Jennifer Daigle, Admin Asst. DOCUMENTS REFERENCED ======================================================================================== DOCUMENT : 2025-08-25-minutes-7365.txt BOARD : planning-board DATE : 2025-08-25 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-08-25-minutes-7365.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08252025-7365 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmin Farinacci – Land Use Director Jennifer Daigle– Admin Asst. Planning Board MINUTES 2025-08-25 Meeting posted: Yes Address: Town Hall –17 Main St. Lunenburg, MA 01462 Time: 6:00 PM Present: T. Willsmer, A. Reid, M. Brenner, A. Burney Absent: none CALL TO ORDER Chair M.Brenner called the meeting to order Public Comment- none at this time CHAIR / DIRECTOR’S REPORT Per M. Brenner : Noted M. Allison’s departure from the Board and recognized his 11 years of dedication to the Town Thursday Oct 2nd Town Government Meet and Greet By Economic Development Committee 5:30pm-8:30pm at Smokestack Roasters, great way to meet government reps and make connections. Land use Director position will be posted shortly, focus on Planning and Economic Development position. Training for OpenGov will be held by Building Inspector, Brian Gingras for members of the Board next meeting to allow full access to Planning office communications and info. MBTA Communities is upcoming, settled on paper compliance model. Consultants will be getting back to us in next couple of weeks. Goal to have public hearing on 9/22 meeting, with info submitted by the end of the week. LBA meetings asked if Board could help with understanding Stormwater Utility, group meets 8:30am weekdays. T. Willsmer will adjust to help with any info needed. New paint in Planning Office to update the Ritter Building. J. Farinacci nothing to report ===PAGE 2=== 2 of 4 - Planning Board Minutes, 2025-08-25 DECISIONS- None at this time to be noted Approval Not Required (ANR ) Plans 830 Mass Ave ANR-25-10 Ryan Proctor -Dillis and Roy presenting for future parcel swap. Intends to create a parcel 2 for a conveyance to future southerly property lot . Remaining land (lot 1 A ) Current lot will still conform to the minimum requirements in the zoning district which is the residential A as well as the limited business zone district. 830 Mass Ave Does contain a single family home currently and will be filing for sewer connection permit on existing lot . Area of property outlined in blue currently is vacant. M. Brenner asks if application was submitted to the BOH. Mr. Proctor confirms that he has done so. A. Burney asks about width for remaining portion of property opening. Mr. Proctor states he believes it may be 25ft. A. Burney believes that anything under 50ft doesn’t count toward lot size does not want to violate current ANR statue. M. Brenner asks about 21 day timeline. A.Burney advises applicant can ask for extension of time by request, or Board can deny with clarifications. Applicant decides to ask for extension to next meeting, 9/8, to give clarification on site dimensions. PUBLIC HEARINGS Motion: A.Reid moved, to open the public hearings 499 Northfield Road Second: A.Reid Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -abstained, passed. 499 Northfield Road PBSA-25-6 Justin LeClair McCarty engineering representing Mr. & Mrs. Deschamps 499 Northfield Road , Pat Broady Shelter for Cats looking to expand to 1800 sq ft addition to the existing building. ZBA has granted special permit, and Con Comm has given order of conditions. Plan for septic needs to expand erosion control, BOH is amendable to expand as well. M. Brenner questioned area of lot line denoted on plans with future ANR. Mr. LeClair clarifies that the Deschamps bought lot from previous lot 6, as to not abut development that occurred on nearby lots. Mr. Burney asks if 81x or conveyance will occur for the two lots. Mr. Burney suggests to have both done to have the most clear appearance of plots. Conditional operations plans and maintenance plan for storm water drip edge requested by the Board Motion: A. Burney moved, to close the public hearings 499 Northfield Road Second: T. Willsmer Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, hearing closed. ===PAGE 3=== 3 of 4 - Planning Board Minutes, 2025-08-25 Motion: T. Willsmer moved to approve site plan with all standard conditions with additional condition of submission of conditional operations plan submission and maintenance plan for storm water drip edge submission for 499 Northfield Road Second: A. Reid Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, passed. REORGANIZATION Municipal Building Design Committee -Vacancy M. Brenner put forth that he is interested in this spot due to amount of public speaking needed to present ideas to move projects forward. Motion: A. Burney moved to nominate M. Brenner to the open position on the Municipal Building Design Committee. Second: A. Reid Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, passed. Signature of paperwork- 430 Mulpus Road to clear up paperwork internally. Details spoken about in regards to the need to move account from old passbook account to correct account standing per regulations as outlined by Treasurer. Chair explains the internal process for clarity to the Board. Motion: A. Burney moved to have planning board close out the current account for 430 Mulpus Road Performance Guarantee then turn over the funds to the town treasurer to use as the assurity deposit to create a new performance guarantee account in the correct format. Second: T. Willsmer Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, passed. Master Plan Steering Committee Per T. Willsmer are in refining process to prepare for Town Meeting, the document will be broken into sections and sections will be sent to the applicable boards for comment. Time frame for delivery would be by the end of September. A. Burney requests that the item be moved to first meeting in September to give the board adequate time to review. M. Brenner clarified that will discuss process to community. Moved to next meetings discussion agenda. Open Space Committee Per T.Willsmer – passed on property West Townsend Rd coming out of chapter due to documenting issues. Not looking to pick up property. Municipal Bldg. Design Committee Per T.Willsmer – Capital Planning Committee Per M.Brenner just beginning to revive. Will be getting meetings going soon. ===PAGE 4=== 4 of 4 - Planning Board Minutes, 2025-08-25 Economic Development Committee Per M. Brenner met last week to assist to call meeting as Cathy Clark has stepped back. Jocei Gilchrest is the new chair and looking forward to more meetings and output. Would like to with new planner look at new charter for clarification. Storm Water Task Force Per Vice Chair T. Willsmer – not sure will have info for presentation at Town meeting. Montachusett Regional Planning Commission Per Clerk A. Reid – nothing to update. Mostly budgetary Montachusett Joint Transportation Committee Per Clerk A. Reid – unable to attend last meeting. No notes to share Decisions - none at this time BOARD DISCUSSIONS Community Abutter Notices- none at this time to report MINUTES APPROVAL Meeting 7/14 Motion to approve A. Burney Second: T. Willsmer seconded Vote: A. Reid – Aye, T. Willsmer – Aye, A. Burney -Aye Approved minutes MEETING SCHEDULE The upcoming meeting is 09-08-2025 at 6:00 P.M. 9-22-25, (10-27-25 May not need this meeting ) PUBLIC COMMENT No one online or in the room at this time. A. Burney noted about scams linking to recent public hearing notices via invoices. M. Brenner advised public to call office directly and do not use phone info listed on erroneous notices. BOARD COMMENT / CONCERNS ADJOURNMENT Motion: M. Brenner to adjourn the meeting, moved by T.Willsmer Second: A. Reid seconded Vote: Voice vote, passed unanimously. Meeting adjourned. Minutes by Jennifer Daigle, Admin Asst. DOCUMENTS REFERENCED ======================================================================================== DOCUMENT : 2025-09-08-agenda-7387.txt BOARD : planning-board DATE : 2025-09-08 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-09-08-agenda-7387.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09082025-7387 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmine Farnacci – Land Use Director Jennifer Daigle – Admin Asst. Revised AGENDA 2025-09-08 – 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 or by phone at (888) 475-4499, entering Meeting 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 (ANR) PLANS a. 830 Mass Ave- ANR (continued from 8-25) 5. PUBLIC HEARINGS a. 1083 Northfield Road -Special Permit, Stormwater Management Permit-(Refiled Last discussed 8-25) 6. DECISIONS a. 499 Northfield Road 7. BOARD DISCUSSIONS a. Master Plan steering committee presentation at Special Town Meeting b. First Right of Refusal- 222 West Townsend Rd c. Review Draft MBTA Communities bylaw d. Answer questions from Master Plan Steering Committee 8. ABUTTING COMMUNITY NOTICES 9. 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 10. MINUTES APPROVAL a. 8/25 11. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 9/22, 10/27, 11/10 12. PUBLIC COMMENT 13. BOARD COMMENT / CONCERNS 14. ADJOURNMENT