# planning-board — 12 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 : 2025-09-08-minutes-7387.txt BOARD : planning-board DATE : 2025-09-08 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-09-08-minutes-7387.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09082025-7387 ======================================================================================== ===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. REVISED MINUTES 2025-09-08 Meeting posted: Yes Address: Town Hall –17 Main St. Lunenburg, MA 01462 Time: 6:00 PM Present: T. Willsmer, A. Reid, A. Burney, M. Brenner Absent: none CALL TO ORDER / PLEDGE Chair M.Brenner called the meeting to order at 6:00 P.M. PUBLIC COMMENT None at this time. No public parties in person or in online waiting room. CHAIR / DIRECTOR’S REPORT Per Chair M.Brenner, information given regarding fraud notice posted online and to OpenGov to all residents information to avoid scams related to current permitting process. Chair gave notice to board members that the Planning Board Land use directors position has been posted and open for applications. Chair reminds public to be wary of Scams for applications before MA Planning Boards. Note residents to confirm with Town office to see if payment is required. Warnings on Town Website and through social media. Brian Gingras, Building Commissioner will be at next meeting for training in OpenGov. APPOINTMENTS None PUBLIC HEARINGS ANR 830 Mass Ave Approval Not Required- Continued from 08/25/25 Grey Roy presenting for Dillis and Roy regarding updated information requested by the board. Verifying that there is enough prerequisite area. Updated as built plan to new info packet. Chair verified that the included information satisfied the boards questions from prior hearing. 8:23 Chair looks for Motion to Endorse ===PAGE 2=== 2 of 6 - Planning Board Minutes, 2025-08-09 A.Burney motion to endorse T. Willsmer seconded Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, M.Brenner -Aye Endorsed 4-0. 1083 Northfield Road – Special Permit Conmon driveway PBSP-25-8, /Stormwater Management Permit PBSW-25-3 Chair advised first heard under Board including M. Allison. Refiled without Prejudice due to quorum issues. Greg Roy and Tanner Cole presenting, Dillis and Roy appearing to summarize to application for Common driveway for addition of 5th driveway to meet board requirements. Greg Roy stated that issues surrounding inconsistency with Board have forced the pause on this application. Permit seeking would allow access of common driveway by 5 lots. Town bylaw allows 4 lots. Appliant filed for variance to ask Zoning Board of Appeals to ask for this specific area due to frontage issues. Construction of 5th driveway would create to large of a disturbance in wetlands. Appeal was granted and filed with Registry of Deeds on same. Chair asks for public comment. None at this time. Chair asks for questions from the Board. A. Burney would like to know development process, why it was created as 5 lots and not subdivision. Discussion with Mr. Roy, Mr. Cole and board on the process of going through Con Comm and Zoning Board to have passed with variance. A. Reid states she read over Graves report of corrections and all seems like everything was corrected. A.Burney would like to see facility conditions spelled out prior to the discussion further and building permits issuance for the 5 lots for common driveway, addressing easement which is a bylaw for the driveway and stormwater facilities, some manner of assoication attached to the deeds of the five lots that define responsibilities, financially equitability and create a mechanism for those financial paymnts to be received, managed and dispersed. Mr. Roy states the Board usually has a “FAM” Finaincial Assurance Mechanism that assures maintenanaceof stormwater long them operation. Mr. Roy goes further to state that the operation and maintenance and plowing of the driveway and shared faciliies. Typically these are put in the requirement to the conditions with stiupations, then a lawyer prepares that to your Board prior to building permit or requirements set by the Board. Board discussion regarding issuance based on special conditions. Greg Roy ammenable to special conditions. No objections to the plan. Chair asks for public comment. None at this time. Chair asks for input on Special contitions from the Board. A. Burney states he would like to see the conditions set before issuance of building permits. Chair agrees. Chair M. Brenner asks A. Burney for a list of special conditions. M. Brenner asks A. Burney to spell out what conditions he would like to see listed. A. Burney lists the following and would like these to be listed of record. • Stormwater operations maintenance plan language should span both permits. • Common driveway special conditions • Maintenance of the Stormwater system • Submission of the shared ownership operation and maintenance plan for the common driveway and stormwater. • Submission of Annual reports for Stormwater system ===PAGE 3=== 3 of 6 - Planning Board Minutes, 2025-08-09 • Maintenance including snow removal for the driveway • long term and short term (ex. driveway resurfacing and collapse plan) • Vegetation maintenance along driveway Storm water special conditions • no further division of lots without further of review modification to lots • any further increase or the addition of impervious surface as depicted on (approved plan with reference to approved date) Chair notes that Applicant seeking waiver for common driveway to be constructed with recycled asphalt pavement or compacted gravel. Mr. Roy advised would like to use milling recycled from when a previous road is milled, citing reduced cost and sustainability. Chair cites he thought the Board has outlines that are specific. A. Burney refers board to #6 under C , Design criteria. A. Burney discusses the criteria per the bylaw. Discussion by the Board that the language is confusing. Chair Brenner calls for addressing this issue for clairification under 10/02 warrant. M. Brenner asking if there are any other special conditions needed . A. Burney and Greg Roy reworked wording of conditions as listed above. Motion: A. Burney makes a motion to move to close the public hearings for 1083 Northfield Road -Common Driveway/ Stormwater Management Permits Second: T.Willsmer Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, M.Brenner -Aye Hearing closed. Motion: To approve the Special Permit for 1083 Northfield Road Common Driveway with all Standard Conditions and Special Conditions as discussed So moved: A. Reid Second: T.Willsmer Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, M.Brenner-Aye passed. Application Approved – 4-0 Motion: To approve the Stormwater Permit with all Standard Conditions and Special Conditions as discussed for 1083 Northfield Road to 2025-08-25 at 6:05 P.M. So Moved: T. Willsmer Second: A. Reid Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, M.Brenner-Aye passed. Application Approved - 4-0. ===PAGE 4=== 4 of 6 - Planning Board Minutes, 2025-08-09 PUBLIC COMMENT Dave Rogers 82 Highland Street-didn’t hear after call to order that the pledge of allegiance was said. Chair speaks with citizen to have discussion at the Planning Board office about this question. DECISIONS : 499 Northfield Road - The board chair and admin will rework the decision template due to the need to update to a more detailed template. Will rework with changes and submit to the board before or on new meeting for signature. BOARD DISCUSSIONS First Right of Refusal 222 West Townsend Road – to purchase parcel of Land by the Town of Lunenburg. Chair advised no compelling reason to acquire the property. A. Burney agrees this is not viable at this time. Chair asks T.Willsmer if this was discussed during OpenSpace and T. Willsmer advised they did and voted were in agreement to not purchase. Motion: A.Burney recommended To waive first right of refusal. Second: T. Willsmer-seconded Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, M.Brenner -Aye Right of refusal accepted 4-0 Master Plan Steering committee would like to present at Special Town meeting where the Planning Board is on the process to make the town aware. Board agrees that presentation of the information would be a great idea. Review of MBTA Communities bylaw – discussion of schedule of public hearing dates off calendar or 10/27. 9/8, Tonight review draft sent by Community scale 9/22 review for changes that need to be made, any further comment or changes 9/30 Receive final copy draft from Community Scale 10/02 language due Discussion by the board on details regarding the draft posted in the shared folder. Language details need to be reworked for clarity. M. Brenner will set expectation to Community scale so that they will submit final copy by Tuesday 9/30 to make sure it is ready for the warrant. Master Plan Steering Committee Document- Answer questions from Master Plan steering committee. A. Burney provided an 11 page document outlining what he feels are concerns regarding the MPSC’ document. A. Burney outlines several of the points of concern. 8 elements have info and developed goals. ===PAGE 5=== 5 of 6 - Planning Board Minutes, 2025-08-09 Goals are lofty ideas that may never be achieved. Some of the objectives read more like goals. A. Burney gives example in document “make more housing that is not single family.” A. Burney goes further to outline current bylaws . Identified that the plan needs more actionable goals. A more detailed direction that can be translated to community. Plan for goals with larger objectives that would be actionable. Lack of a planner makes it rough, defining responsibilites within planning board who has now taken on more of a role. Language may need to be more actionable. Will come back to this on 9/22 meeting as more discussion will be necessary. More discussion with Rami will be needed to clarify the role and responsibilities. Chair will initiate discussion with Rami. A. Burney is also available to walk through with Chair. Master Plan Steering Committee Per Vice Chair T. Willsmer –would like Planning Boards permission to tell the Town about work at Special Town Meeting. Allset to present. Discussion regarding the roles and responsibilities and to how to define the responsibilities therin. Open Space Committee Per T. Willsmer – Brief discussion on adding additional seat. T.Willsmer will get a request from Open Space and will to deliver to the Chair to add to future agenda. Municipal Bldg. Design Committee Per Chair M.Brenner will be meeting this coming Monday. Needs to run opposite meeting schedule as Planning Board. Capital Planning Committee Peter Beardmore is Chair even though no longer on School Board. Lofty goals that we want to move on but will look beyond this year due to budgetary and administrative issues. Economic Development Committee Per Chair M. Brenner- Town Government Meet and greet is 10/02 at Smokestack Roasters. Members of community and town government are encouraged to attend. Future business owners especially encouraged to attend. Storm Water Task Force Per Vice Chair T. Willsmer –have not met since last meeting. Montachusett Regional Planning Commission Per Clerk A. Reid – members of board were not able to attend due to other committments Montachusett Joint Transportation Committee Per Clerk A. Reid – meets this week on wednesday. MEETING SCHEDULE The upcoming meetings are 9/22, 10/27, 11/10 at 6:00 P.M. MINUTES APPROVAL 8/25/2025 Motion: A.Burney -moved to approve Second: A.Reid -seconded Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, M.Brenner -Aye. ===PAGE 6=== 6 of 6 - Planning Board Minutes, 2025-08-09 Minutes approved 4-0 BOARD COMMENT / CONCERNS None ADJOURNMENT Motion: A. Burney - motion to adjourn moved. Second: T. Willsmer -seconded Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, M.Brenner -Aye. Meeting adjourned. Minutes by Jennifer Daigle, Admin Asst. DOCUMENTS REFERENCED ======================================================================================== DOCUMENT : 2025-09-22-agenda-7411.txt BOARD : planning-board DATE : 2025-09-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-09-22-agenda-7411.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09222025-7411 ======================================================================================== ===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 2025-09-22 – 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 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPOINTMENTS • Open Gov Training with Brian Gingras, Building Commissioner 5. APPROVAL NOT REQUIRED (ANR) PLANS 6. PUBLIC HEARINGS • 390 Goodrich Street- Site Plan Approval PBSA-25-7 and Special Permit PBSP-25-6 for Ground Mount Solar 7. DECISIONS 8. BOARD DISCUSSIONS • Review draft MBTA Communities bylaw • Answer questions from Master Plan Steering Committee 9. ABUTTING COMMUNITY NOTICES 10. COMMITTEE REPORTS • Master Plan Steering Committee • Open Space Committee • Municipal Bldg. Design Committee • Capital Planning Committee • Economic Development Committee • Storm Water Task Force • Montachusett Regional Planning Commission • Montachusett Joint Transportation Committee 11. MINUTES APPROVAL • 9/8 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 10/27, 11/10 13. PUBLIC COMMENT 14. BOARD COMMENT / CONCERNS 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-09-22-agenda-7414.txt BOARD : planning-board DATE : 2025-09-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-09-22-agenda-7414.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09222025-7414 ======================================================================================== ===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 2025-09-22 – 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 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPOINTMENTS • Open Gov Training with Brian Gingras, Building Commissioner 5. APPROVAL NOT REQUIRED (ANR) PLANS 6. PUBLIC HEARINGS • 390 Goodrich Street- Site Plan Approval PBSA-25-7 and Special Permit PBSP-25-6 for Ground Mount Solar 7. DECISIONS 8. BOARD DISCUSSIONS • Review draft MBTA Communities bylaw • Answer questions from Master Plan Steering Committee 9. ABUTTING COMMUNITY NOTICES 10. COMMITTEE REPORTS • Master Plan Steering Committee • Open Space Committee • Municipal Bldg. Design Committee • Capital Planning Committee • Economic Development Committee • Storm Water Task Force • Montachusett Regional Planning Commission • Montachusett Joint Transportation Committee 11. MINUTES APPROVAL • 9/8 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 10/27, 11/10 13. PUBLIC COMMENT 14. BOARD COMMENT / CONCERNS 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-09-22-minutes-7414.txt BOARD : planning-board DATE : 2025-09-22 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-09-22-minutes-7414.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09222025-7414 ======================================================================================== ===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 Jasmin Farinacci – Land Use Director Jennifer Daigle – Admin Asst. MINUTES 2025-09-22 Meeting posted: Yes Address: Town Hall –17 Main St. Lunenburg, MA 01462 Time: 6:00 PM Present: T. Willsmer, A. Reid, A. Burney, M. Brenner Absent: none CALL TO ORDER / PLEDGE M.Brenner called the meeting to order at 6:00 P.M. PUBLIC COMMENT None at this time. No public parties in person or in online waiting room. CHAIR / DIRECTOR’S REPORT Per Chair M.Brenner no updates at this time APPOINTMENTS None DECISIONS PUBLIC HEARINGS 390 Goodrich Street A.Burney would like fencing to protect solar and animals. A. Burney asks will batteries be required. K.Gebo none will be sought. Request records to add to file A. Burney is there conduit under the ground. There is conduit under the solar array to get to the house but will not affect pavement or street. ===PAGE 2=== 2 of 3 - Planning Board Minutes, 2025-22-09 A.Burney would like the following conditions: • Utility interconnection agreement • 3 phase wiring plan • Special condition added for fence in different location, bylaw requires the array to be fenced. Back of electrical will be screened for safety. • Proper erosion control on both sides of trench for stabilizing will serviced and open. • Gebo reports 24” deep. Would like on site plan, which trench would be open. • Financial surety for decommisssioned by way of bond equal to 125% of removal upon activation of the system ◦ peer review for cost of removal by the applicant for the bond Chair asks Amanda if she concurs. She does. Discussion about the conditions. Chair asks the applicant if they are ok with the conditions. Motion: A. Burney motion, to close the public hearings for 390 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, . Motion: A. Burney motion, to close the public hearings for 390 Goodrich Street for Special Permit Permits to 2025-07-28 at 6:05 P.M. Second: T. Willsmer seconded Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, M.Brenner -Aye 4-0 passed Motion: A. Burney motion, to close the public hearings for 390 Stormwater Management Permits to 2025-07-28 at 6:05 P.M. Second: T. Willsmer seconded Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, M.Brenner -Aye 4-0 passed BOARD DISCUSSIONS MBTA bylaw- nothing yet from them. Will do that a public hearing. Language will be submitted for the warrant. Master Plan Steering committee – wait to hear from them Community Abutter Notices- none of note Master Plan Steering Committee Per Vice Chair T. Willsmer – unable to attend , no meeting ===PAGE 3=== 3 of 3 - Planning Board Minutes, 2025-22-09 Open Space Committee Per T. Willsmer – has not met since last meeting Municipal Bldg. Design Committee Per M. Brenner– has met with initial chat and feedback. Plans for Ritter. Plans going forward for TCP. Capital Planning Committee Per M.Brenner has not met Economic Development Committee Per M. Brenner has not met but will meet on 10-14 10/02 Town official meet and greet at Smokestack Roasters Storm Water Task Force Per Vice Chair T. Willsmer – meeting scheduled changed to this Thursday Montachusett Regional Planning Commission Per Clerk A. Reid – not met since last meeting. 10/09 at 7:00pm and will send over info Montachusett Joint Transportation Committee Per Clerk A. Reid –has not met since last meeting MINUTES APPROVAL Changes needed to the vote to include 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: T. Reid seconded Vote: Voice vote, passed unanimously. Meeting adjourned. Minutes by Jennifer Daigle, Admin Asst. DOCUMENTS REFERENCED ======================================================================================== DOCUMENT : 2025-10-27-agenda-7478.txt BOARD : planning-board DATE : 2025-10-27 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-10-27-agenda-7478.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10272025-7478 ======================================================================================== ===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 Richard Harris – Land Use Director REVISED AGENDA 2025-10-27 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/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 2. CHAIR / DIRECTOR’S REPORT 3. APPOINTMENTS 4. APPROVAL NOT REQUIRED (ANR) PLANS  930 Massachusetts Avenue 5. PUBLIC HEARINGS  255 Sunny Hill Road PBSW-25-4 Stormwater Permit  MBTA Community Public Hearing to conform with the MBTA Communities Compliance Zoning Amendment § 250- 4.19 Multi-Family Overlay District M.G.L c. 40A.§ 3A.  Change to language in Bylaw Code of the Town of Lunenburg, MA, § 250- 6.4C(7)(c)(6) by “Removing Bituminous Concrete” Requirement from Common Driveways. 6. DECISIONS 7. BOARD DISCUSSIONS  Upcoming Warrant Article – APDC/Historical Commission merger  Meeting on 12/22?  CERTIFICATE OF VOTE AUTHORIZING SIGNATURES PURSUANT TO M.G.L. c.110G 8. ABUTTING COMMUNITY NOTICES 9. COMMITTEE REPORTS  Master Plan Steering Committee  Open Space Committee  Municipal Bldg. Design Committee  Capital Planning Committee  Economic Development Committee  Storm Water Task Force  Montachusett Regional Planning Commission  Montachusett Joint Transportation Committee 10. MINUTES APPROVAL  9/8 11. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 11/10, 11/24, 12/8 12. BOARD COMMENT / CONCERNS 13. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-10-27-minutes-7478.txt BOARD : planning-board DATE : 2025-10-27 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-10-27-minutes-7478.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_10272025-7478 ======================================================================================== ===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 Richard Harris – Land Use Director MINUTES 2025-10-27 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) ROLL CALL: M Brenner, A REID, A BURNEY ABSENT: T WILLSMER 1. CALL TO ORDER 6:02PM 2. CHAIR / DIRECTOR’S REPORT Removing designated Public Comment section from agenda. Will continue to ask for Public Comment as each topic is discussed. 3. APPOINTMENTS 4. APPROVAL NOT REQUIRED (ANR) PLANS 930 Massachusetts Avenue ANR-25-11 ▪ Michael Dahlberg (TFMoran, Inc) representing customer. Sold 3.95 acres, retaining 2.98 acres. BOH title V to happen 10/31/25. ▪ A. Burney moved to approve, A. Reid Second ▪ Rollcall Vote: Passed ▪ M Brenner, AYE ▪ A Reid, AYE ▪ A Burney, AYE 5. PUBLIC HEARINGS *255 Sunny Hill Road PBSW-25-4 Stormwater Permit ▪ Patrick McCarty (McCarty Engineering, Inc) representing customer. Added drainage narrative. A. Burney brought up unpaid taxes. After public comments and board discussion A. Burney moved to continue until next meeting 11/10/25, A. Reid second  Rollcall Vote: Passed  M Brenner, AYE  A Reid, AYE  A Burney, AYE *MBTA Community Public Hearing to conform with the MBTA Communities Compliance Zoning Amendment § 250- 4.19 Multi-Family Overlay District M.G.L c. 40A.§ 3A. ▪ M Brenner explained this is a state requirement as an adjacent community to those with train stations. Town was proactive with the 40R “Smart Growth District” and can use that district as the required zone. Town has recognized the Tri-Town section as the appropriate area to designate as it only has to be bumped by 4 units per acre going from 22 to 26. There is very little risk of near- term redevelopment, structures are good until end of life (30years or so). After public and board discussions A Burney moved to add the zoning amendment and bring to Special Town Meeting, A. Reid second ▪ Rollcall Vote: Passed ▪ M Brenner, AYE ▪ A Reid, AYE ▪ A Burney, AYE *Change to language in Bylaw Code of the Town of Lunenburg, MA, § 250- 6.4C(7)(c)(6) by “Removing Bituminous Concrete” Requirement from Common Driveways. ▪ A Burney explained by removing this wording, we are allowing for other ===PAGE 2=== 2 of 2 - Planning Board Minutes, 10/27/2025 acceptable materials to possibly be used (gravel). A Burney moved to Amend wording and bring to Special Town Meeting, A Reid second. ▪ Rollcall Vote: Passed ▪ M Brenner, AYE ▪ A Reid, AYE ▪ A Burney, AYE 6. DECISIONS 7. BOARD DISCUSSIONS • Meeting on 12/22? Only one Dec meeting on 12/15/25  CERTIFICATE OF VOTE AUTHORIZING SIGNATURES PURSUANT TO M.G.L. c.110G This is to allow electronic signatures as well as live ink signatures on legal documents. A Burney moved to accept, A Reid second • Rollcall Vote: Passed • M Brenner, AYE • A Reid, AYE • A Burney, AYE 8. ABUTTING COMMUNITY NOTICES 9. COMMITTEE REPORTS  Master Plan Steering Committee last week was the final public information forum, 16 members of the community attended  Open Space Committee will be presenting at 11/10/25 meeting  Municipal Bldg. Design Committee Continue to meet, touring town buildings next week, accessibility at top of lists (no more chair lifts, get elevators)  Capital Planning Committee  Economic Development Committee Jossie Gilcrest, Chair held a very successful meet & greet last week where the school and police dept made it a point to have a presence there. Businesses in town enjoy and have provided positive feedback  Storm Water Task Force  Montachusett Regional Planning Commission Has two meetings left for the year  Montachusett Joint Transportation Committee George retired from MART 10. MINUTES APPROVAL 11. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 11/10, 11/24, 12/15 12. BOARD COMMENT / CONCERNS • A Burney: bylaws do need to be revamped, possibly hire consultant to put something together to vote on at next Special Town Meeting. • M Brenner: Richard Harris is the new Interim Land Use Director. • A Reid, may not be able to attend 11/24/25 meeting 13. ADJOURNMENT • Motion moved by A Burney, second by A Reid • Closed 8:41pm ======================================================================================== DOCUMENT : 2025-11-10-agenda-7500.txt BOARD : planning-board DATE : 2025-11-10 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-11-10-agenda-7500.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11102025-7500 ======================================================================================== ===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 Richard Harris – Land Use Director AGENDA 2025-11-10 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745 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 2. BOARD COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPOINTMENTS 5. APPROVAL NOT REQUIRED (ANR) PLANS 6. PUBLIC HEARINGS • 255 Sunny Hill Road PBSW-25-4 Stormwater Permit (continued from 10/27) • 560 Mulpus Rd Special Permit PBSP-25- 7 Ground Mount Solar 7. DECISIONS 8. BOARD DISCUSSIONS • Open Space Committee o Change one seat from Community Member to Agricultural Commission o Establish Open Space as independent committee, not an ad hoc of the Planning Board 9. ABUTTING COMMUNITY NOTICES 10. COMMITTEE REPORTS • Master Plan Steering Committee • Open Space Committee • Municipal Bldg. Design Committee • Capital Planning Committee • Economic Development Committee • Storm Water Task Force • Montachusett Regional Planning Commission • Montachusett Joint Transportation Committee 11. MINUTES APPROVAL 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 11/24, 12/15 13. BOARD COMMENT 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-11-10-minutes-7500.txt BOARD : planning-board DATE : 2025-11-10 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-11-10-minutes-7500.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11102025-7500 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Membe r Vacant Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Richard Harris – Interim Planning Director 11/10/2025 Minutes Roll Call: M. Brenner, T. Willsmer, A. Reid, A. Burney 1. CALL TO ORDER M Brenner called to order at 6:02pm 2. CHAIR / DIRECTOR’S REPORT M. Brenner stated that the slides for the two warrant articles are ready and submitted for the Special Town Meeting. Construction is coming along nicely. We have walls up, electrical is installed, sheet rock and paint are happening. A new Admin has been hired and will be joining us in the next couple of weeks. 3. PUBLIC HEARINGS • 255 Sunny Hill Rd, PBSW-25-4 Stormwater (continued from 10/27/25) Brain Marchetti (McCarty Engineering) represented the applicant. Stated same plan that was submitted and approved by Conservation, was only missing 2 pipe locations. All back taxes have been paid. After discussing riverfront area, rain gardens, and plantings. A. Burney moved to close hearing. A. Reid, Second. M. Brenner reminded T. Willsmer he cannot vote as he was not present when hearing opened. The Board discussed wanting extra inspections in addition to the standard conditions. A. Burney moved to approve Stormwater PBSW-25-4 including all standard conditions and the additional condition that inspections be conducted at the pre-tree removal, the erosion and sedimentation control in installation phase, and the bottom inspections for all the stormwater facilities. Including cut sheets of media. To be submitted for the rain garden and final inspection. A. Reid, Second Roll Call Vote: A Burney, AYE; A Reid, AYE; M Brenner, AYE (3/0) • 560 Mulpus Rd, PBSP-25-7 Special Permit – Ground mounted solar Evan St. Thomas Dutill (Team Sunshine) represented applicant. To install ground mounted solar. Have already been approved by Conservation and ZBA. Discussed having interconnection approvals uploaded, how panels will be mounted to the ground, if trenching is going to be done and/or any disturbances between the racks. A. Burney ===PAGE 2=== moved to approve with standard special permit conditions and to be modified to remove any not applicable to the solar development. If the Board of Health requires modification that substantially alters the location, size, or orientation of the solar panels, the applicant returns to Planning Board. The interconnection approval between owner and Unitil be uploaded prior to issuance of building permit. A. Reid, Second Roll Call Vote: A Burney, AYE; A Reid, AYE; T Willsmer, AYE; M Brenner AYE (4/0) 4. BOARD DISCUSSIONS • Open Space Committee ❖ Change one seat from community member to Agricultural Commission ❖ Establish Open Space as independent committe, not ad hoc of Planning Board Mike Toohill, Chair, Community Member on behalf of the commission, they have an empty community member seat and would like to change it to an Agricultural representative. M Brenner commented that it makes sense, and the board agreed. A Burney asked if a member of the Agricultural Commission or an agricultural minded person. M Toohill stated it should be a commission member. Discussed that the committee would get to appoint their member as the other boards do. They would like to stay a 7-member appointed board, not elected, with the Planning Board the appointing body. A Burney stated it should be brought before select board as they appoint commission members, however Planning is an elected board so not out of scope. It should be presented at spring meeting. M Toohill stated he has not spoken to the Agricultural Committee yet and wants to also speak to the town manager. Determined best course of action is M Toohill is to write the new By-law and send it to the board for review and the Board will endorse that language before the B y-law Review Committee. 5. COMMITTEE REPORTS • Master Plan Steering Committee MT. Willsmer, unable to attend last meeting, meet this Wednesday • Open Space Committee See above • Municipal Bldg. Design Committee M Brenner, discussions continue. Took a tour of Ritter and Town hall looking at the building structures. The town hall is solid. Could it be used as 1st fl meeting spaces and 2nd fl PAC studio? Could Ritter be used as main town government building? Board needs to see and discuss more, but progress is being made • Capital Planning Committee M Brenner, moving forward, a little behind. Will meet again after holiday • Economic Development Committee M Brenner, has not met since last meeting, next meeting is in December • Storm Water Task Force T Willsmer, working on getting a new contractor/designer, was unhappy with the original. Waiting for Special Town Meeting. There was no meeting in November, next meeting 1st week of December • Montachusett Regional Planning Commission A Reid, no update, no one attended • Montachusett Joint Transportation Committee A Reid, no meeting until December 6. MEETING SCHEDULE 11/24, 12/15 ===PAGE 3=== 7. BOARD COMMENT A Burney, attended Southern New England American Planners Association conference and Mass APA voted free chapter membership to Planning & Zoning Members. Chapter Only. National dues still required. The CPTC classes are starting again. The CPTC conference is coming in March. It is a Saturday but a great way to learn and network with people doing the same as you. Housing – MBTA Chapa – Municipal Engagement Initiative, it is where they bring their housing planners and others to town to setup a grass roots housing advocates to start and support and talk housing issues, drive process from bottom up. In the application process now. Something to consider as we start looking at other housing options, mixed-use options. 8. ADJOURNMENT T Willsmer moved to adjourn, A Reid Second Roll Call Vote: A Burney, AYE; A Reid, AYE, T Willsmer, AYE; M Brenner AYE (4/0) Adjourned 7:28pm ======================================================================================== DOCUMENT : 2025-11-24-agenda-7528.txt BOARD : planning-board DATE : 2025-11-24 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-11-24-agenda-7528.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11242025-7528 ======================================================================================== ===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 Richard Harris – Land Use Director AGENDA 2025-11-24 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their Facebook Live (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 2. BOARD COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPOINTMENTS Judy Dragoslis - candidate for Economic Development Committee 5. APPROVAL NOT REQUIRED (ANR) PLANS 6. PUBLIC HEARINGS • 30 Summer Street Special Permit (PBSP-25- 9), Stormwater Permit (PBSW-25-6), Site Plan Approval (PBSA-25-8) 7. DECISIONS AND BUSINESS • 100 Townsend Harbor Rd Stormwater Permit (PBSW-25-2), o Bond for 116 Townsend Harbor Rd 8. BOARD DISCUSSIONS • Master Plan 9. ABUTTING COMMUNITY NOTICES • Fitchburg Planning Board – Zoning Act 10. COMMITTEE REPORTS • Master Plan Steering Committee • Open Space Committee • Municipal Bldg. Design Committee • Capital Planning Committee • Economic Development Committee • Storm Water Task Force • Montachusett Regional Planning Commission • Montachusett Joint Transportation Committee 11. MINUTES APPROVAL 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 12/15, 1/5/26, 1/19/26 13. BOARD COMMENT 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-11-24-minutes-7528.txt BOARD : planning-board DATE : 2025-11-24 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-11-24-minutes-7528.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11242025-7528 ======================================================================================== ===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 Richard Harris – Land Use Director MINUTES 2025-11-24 Town Hall (17 Main St, Lunenburg MA) Roll Call: M. Brenner, T. Willsmer, A. Burney Absent: A. Reid 1. CALL TO ORDER 6:01pm 2. BOARD COMMENT 3. CHAIR / DIRECTOR’S REPORT o Stop by Ritter Building, renovations look nice o MBTA passed non-controversially at Special Town Meeting 4. APPOINTMENTS • Judy Dragoslis - candidate for EDC o M. Brenner requested motion; A. Burney Moved, T. Willsmer second ▪ Rollcall Vote: Passed ▪ M. Brenner; AYE ▪ T. Willsmer; AYE ▪ A. Burney; AYE 5. APPROVAL NOT REQUIRED (ANR) PLANS 6. PUBLIC HEARINGS • 30 Summer Street Special Permit (PBSP-25- 9), Stormwater Permit (PBSW-25-6), Site Plan Approval (PBSA-25-8) o Special Permit – Gregory Roy (Dillis&Roy) requested Continuance until 12/15/25 for a full 4-member quorum., A. Burney requested Letter to be filed ▪ Rollcall Vote: Passed ▪ M. Brenner; AYE ▪ T. Willsmer; AYE ▪ A. Burney; AYE o Stormwater and Site Plan – A. Burney made motion for Peer Review to Graves Engineering; T. Willsmer second o Motion by A. Burney to continue until 12/15/25; T. Willsmer second ▪ Rollcall Vote: Passed ▪ M Brenner; AYE ▪ T. Willsmer; AYE ▪ A. Burney; AYE 7. DECISIONS AND BUSINESS • 100 Townsend Harbor Rd Stormwater Permit (PBSW-25-2), o Bond for 116 Townsend Harbor Rd o No Decision – have not received an estimate 8. BOARD DISCUSSIONS • Master Plan 9. ABUTTING COMMUNITY NOTICES • Fitchburg Planning Board – Zoning Act o No action required by board 10. COMMITTEE REPORTS • Master Plan Steering Committee o Nothing new, finalizing/collecting input requests • Open Space Committee o Drafting bylaw omission statement, expanding board • Municipal Bldg. Design Committee o Continues to meet 2 Mondays a month, Ritter renovations progressing fast • Capital Planning Committee o Continues to meet, will be going past end of year deadline with the Town Manager’s approval • Economic Development Committee ===PAGE 2=== 2 of 2 - Planning Board Minutes, 11/24/2025 o Nov meeting cancelled, will have Dec meeting – discussing Ribbon cutting ceremonies for new businesses in town • Storm Water Task Force o Nov meeting postponed due to Special Town Meeting- Consultant approved • Montachusett Regional Planning Commission • Montachusett Joint Transportation Committee 11. MINUTES APPROVAL o No minutes to approve as still a backlog due to staffing 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 12/15, 1/5/26, 1/19/26 o December condensed to 1 meeting due to Holidays o A. Burney will not be attending 1/5/26 meeting 13. BOARD COMMENT o A. Burney welcomed Leigh Bain as the new Admin for the Planning Dept. 14. ADJOURNMENT o Motion moved by A. Burney; T. Willsmer second o Closed 7:20pm ======================================================================================== DOCUMENT : 2025-12-15-agenda-7565.txt BOARD : planning-board DATE : 2025-12-15 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-12-15-agenda-7565.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_12152025-7565 ======================================================================================== ===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 Richard Harris – Land Use Director REVISED AGENDA 2025-12-15 – 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 Facebook Live (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 2. BOARD COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPOINTMENTS 5. APPROVAL NOT REQUIRED (ANR) PLANS • 222 West Townsend Rd., (ANR-25-12) 6. PUBLIC HEARINGS • Continued from 11/24/25, 30 Summer Street Special Permit (PBSP-25-9), Stormwater Permit (PBSW-25-6), Site Plan Approval (PBSA-25-8)- Peer Review • 0 Reservoir Rd Stormwater Permit (PBSW- 25-5) 7. DECISIONS AND BUSINESS • 100 Townsend Harbor Rd Stormwater Permit (PBSW-25-2), o Bond for 116 Townsend Harbor Rd 8. BOARD DISCUSSIONS/ACTIONS • Master Plan 9. ABUTTING COMMUNITY NOTICES 10. COMMITTEE REPORTS • Master Plan Steering Committee • Open Space Committee • Municipal Bldg. Design Committee • Capital Planning Committee • Economic Development Committee • Storm Water Task Force • Montachusett Regional Planning Commission • Montachusett Joint Transportation Committee 11. MINUTES APPROVAL • 10/27/25 meeting (to send to AG) • 11/24/25 meeting 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 1/5/26, 1/19/26 13. BOARD COMMENT 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-12-15-minutes-7565.txt BOARD : planning-board DATE : 2025-12-15 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-12-15-minutes-7565.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_12152025-7565 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner, Chair Timothy Willsmer, Vice Chair Amanda Reid, Clerk Adam Burney, Member Vacant, Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Richard Harris – Interim Planning Director Leigh Bain – Admin. Assistant 12/15/2025 Minutes Roll Call: M. Brenner, A. Reid (remote), A. Burney; Absent: T. Willsmer 1. CALL TO ORDER M Brenner called to order 6:03pm 2.CHAIR / DIRECTOR’S REPORT • M Brenner announced that we have a town Director of Planning and Economic Development. Stephen Wallace who is currently working for the Town of Sterling, has many years of experience and will be joining us at the beginning of February. He will be a great asset as his view is communication with the public about changes is KEY to getting projects implemented. • M Brenner announced last Wednesday officially wrapped the Master Plan Steering Committee. The consultants are drafting concepts now and writing the final draft for the board to review in the new year. The committee will have one more official meeting to approve minutes. The purpose of the Master Plan is to set the towns direction for the next 10+ years. • Official record of participants whom we very much appreciate and thank for all their hard work and valued time. Kim Duffy, Anthony Sculimbrene, Gerald Reid, Timothy Willsmer, David Niose, Glenn McLeod, Emily Young, Sondria Harp, Teddy Doucette, Mike Rupp, Josie Gilcrest, Deb Lincoln, Amanda Moore, Evan Waters, Karin Menard, Dick Mayou, Lou Franco, Carol Archenbaugh, Richard Birch, Pete Lincoln, Amanda Reid, Adam Burney, Matthew Allison, Tanner Cole, Paula Bertram and also Every Member of every Board, Committee, Department Heads, the public, anyone who has had any say/feedback over the last 3 years. Along with Innes Associates and RKG. 3. APPROVAL NOT REQUIRED (ANR) PLANS • 222 West Townsend Rd., (ANR-25-12) Mike Blood (MSB Property Management), split 1 lot into 5, keeping existing structure. A Burney stated Stormwater will be required based on acreage being disturbed and is recommending a ===PAGE 2=== Stormwater permit for each individual lot. If one permit for all 5 then we will also require an HOA and recorded documents showing easements, maintenance, long term care and such. M Brenner looked for motion to endorse. A Burney moved, A Reid Second. Roll Call Vote: A Burney, AYE; A Reid, AYE; M Brenner, AYE (3/0) 4. PUBLIC HEARINGS • Continued from 11/24/25, 30 Summer Street Special Permit (PBSP-25-9), Stormwater Permit (PBSW-25-6), Site Plan Approval (PBSA-25-8)- Peer Review Greg Roy (Dillis & Roy) requests an extension as Peer Review is not back and Board does not have a quorum for Special Permit. A. Burney moved to continue to next meeting 1/12/26. A Reid Second. Roll Call Vote: A Burney, AYE; A Reid, AYE; M Brenner, AYE (3/0) • 0 Reservoir Rd Stormwater Permit (PBSW 25-5) Justin LeClair (McCarty Engineering) presented on behalf of the applicant. A Burney stated this will require a Special Permit for Common Driveway and should apply for that permit first as has issues with the proposed driveway and thinks it should be moved further up Goodrich St. J LeClair stated DPW had similar concerns. Both R Harris and M Brenner repeated A Burney apprehension on Stormwater first as if when the Special Permit comes around and possibly denied, it will void the Stormwater. J LeClair stated he would like to proceed with the Stormwater permit and get a Peer Review. A Burney moved to send to Graves for a Peer Review, requiring a $2000.00 deposit. A Reid, Second. Roll Call Vote: A Burney, AYE; A Reid, AYE; M Brenner, AYE (3/0) A Burney motioned to continue to 1/12/26 meeting, A Reid Second. Roll Call Vote: A Burney, AYE; A Reid, AYE, M Brenner, AYE (3/0) 5. DECISIONS AND BUSINESS • 100 Townsend Harbor Rd Stormwater Permit (PBSW-25-2) o Bond for 116 Townsend Harbor Rd Jim Simpson, on behalf of the applicant, requested an extension on completing work due to seasonal changes. Discussed how an extension will work with a Performance Guarantee (Bond) to ensure the work does get completed. Discussed an estimated cost for the work to be completed and determined $4000.00 would be enough. A Burney motioned to set Bond at $4000.00, A Reid, Second. Roll Call Vote: A Burney, AYE; A Reid, AYE, M Brenner, AYE (3/0) A Burney motioned to approve the Bond and not endorse until check clears. A Reid Second. Roll Call Vote: A Burney, AYE; A Reid, AYE; M Brenner, AYE (3/0) 6. COMMITTEE REPORTS • Master Plan Steering Committee ===PAGE 3=== Discussed at beginning of meeting • Open Space Committee N/A, Tim absent • Municipal Bldg. Design Committee Will meet again in January, we will be putting together questions for when meeting with department heads. What are their needs for a centralized Town Hall? • Capital Planning Committee We do not know the budget; we will meet on Wednesday. The report will be late and we will pay a late penalty. • Economic Development Committee Met last Tuesday, Chamber of Commerce presented what they can/will be continuing to do to assist the community and businesses • Storm Water Task Force N/A, Tim Absent • Montachusett Joint Transportation Committee Was not attended, will be attending again in January • Montachusett Regional Planning Commission Was not attended, conflict. Will attend January 7. MINUTES APPROVAL • 10/27/25 meeting (to send to AG) A Burney, Error in the MBTA section, should be “Smart Growth District” and does not like the column format. A Burney moved to make changes, A Reid Second Roll Call Vote: A Burney, AYE; A Reid, AYE; M Brenner, AYE (3/0) • 11/24/25 meeting A Burney motioned to approve minutes. A Reid, Second Roll Call Vote: A Burney, AYE; A Reid, AYE; M Brenner, AYE (3/0) 8. MEETING SCHEDULE (6:00 P.M. at Town Hall or otherwise stated) 1/12/26 & 1/26/26 9. ADJOURNMENT A Burney motioned to Adjourn, A Reid, Second Roll Call Vote: A Burney, AYE; A Reid, AYE; M Brenner, AYE (3/0) Adjourned at 7:24pm