# planning-board — 20 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 : 2026-01-12-agenda-7603.txt BOARD : planning-board DATE : 2026-01-12 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-01-12-agenda-7603.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01122026-7603 ======================================================================================== ===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 Leigh Bain – Administrative Assistant AGENDA 2026-01-12 – 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 • 10 Parmenter Rd (ANR-25-13) 6. PUBLIC HEARINGS  Continued from 11/24/25: 30 Summer St. Special Permit (PBSP-25-9), Stormwater Permit (PBSW-25-6), Site Plan Approval (PBSW-25-8)- Peer Review  Continued from 12/15/25: 0 Reservoir Rd. Stormwater Permit (PBSW-25-5) – Letter to continue to 1/26/26 received on 12/30/25  1083 Northfield Rd. Scenic Roads (PBSR-25-2) 7. DECISIONS and BUSINESS • 485 Leominster Shirley Rd, Extension of time to commence construction(PBSA-25-1) 8. BOARD DISCUSSIONS • 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 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 1/26/26, 2/9/26, & 2/23/26 13. BOARD COMMENT 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2026-01-12-minutes-7603.txt BOARD : planning-board DATE : 2026-01-12 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-01-12-minutes-7603.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_01122026-7603 ======================================================================================== ===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 Leigh Bain – Administrative Assistant 1/12/26 Minutes Roll Call: M. Brenner, T. Willsmer, A. Reid (remote), A. Burney 1. CALL TO ORDER M.Brenner @ 6:02pm 2. CHAIR / DIRECTOR’S REPORT • New Planner/ Director of Planning and Economic Development, Stephen Wallace will be starting Monday Feb. 2, 2026 3. APPROVAL NOT REQUIRED (ANR) PLANS • 10 Parmenter Rd (ANR-25-13) Greg Roy(Dillis & Roy)presented on behalf of applicant Mitchell Lorden, 35 lots, 40,000sq ft, 10 lots access on Fire Rd 15, cul-de-sac on Ruth St. M Brenner & A. Burney expressed concerns with Fire Rd 15 accessibility and conditions as they both attempted to drive on it. A. Burney stated creating a right of way will be a sub-division not an ANR. R Harris read law for ANR/ Sub-divisions to have on record. Based on road adequacy, the ANR will be denied. A. Burney suggested fix road and reapply. Ali Lorden asked for a contingent approval, R Harris explained not allowed. Discussed the cul-de-sac to be constructed on Ruth St. A. Burney made motion: to adopt the Findings stated herein and to DENY Endorsement of the proposed ANR Plan based on the determination that Fire Road 15 is NOT, in its current state, of sufficient width, suitable grades and adequate construction to provide for the needs of vehicular traffic which would utilize said “roadway” as proposed by the subject ANR Plan. And if the land included in the aforementioned plan is reconfigured and resubmitted to the Planning Board within 6 months the Planning Board will waive any required ANR fees. T. Wilsmer., Second. Roll Call Vote: A Burney, Aye; T Willsmer, Aye; A Reid, Aye; and M Brenner, Aye (4/0) Abutter Rich Pearson made concerns known about cul-de-sac. M Brenner explained ANR laws/rules and what the Board is allowed to deny for, which is very specific. 4. PUBLIC HEARINGS • Continued from 11/24/25: 30 Summer St. Stormwater Permit, (PBSW-25-6), Site Plan Approval, (PBSA-25-8) (Peer Review results) ; Special Permit (PBSP-25-9) Greg Roy (Dillis & Roy) has not had a chance to review the Peer Review for PBSW-25-6 and PBSA-25-8 as it just came in. Does not see need to open Special Permit PBSP-25-9 as of yet and requested a continuance. T Willsmer motioned to continue to 1/26/26 meeting. A Burney, Second. Roll Call Vote: A Burney, Aye; T Willsmer, Aye; A Reid, Aye; M Brenner, Aye (4/0) 1 ===PAGE 2=== • Continued from 12/15/25: 0 Reservoir Rd Stormwater Permit, (PBSW-25-5) (sent for Peer Review) at start of meeting M Brenner announced applicant requested a continuance and will not be on agenda. A Burney made motion to continue to1/26/26. T Willsmer. Second. Roll Call Vote: A Burney, Aye; T Willsmer, Aye; A Reid, Aye; M Brenner, Aye (4/0) • 1083 Northfield Rd. Scenic Roads, PBSR-25-2 Greg Roy(Dillis&Roy)presented on behalf of the owner Tanner Cole, discovered there is the need to remove 2 White Pine trees 30” diameter as they are growing in the wall. M Brenner stated we will need to hear from the Tree Warden. R Harris stated there will need to be a joint hearing with the Tree Warden. A Burney asked if there is a remediation or replication plan dealing with the 40 feet of removal. Discussion of reusing stones to rebuild wall. New Plan to show reuse and the trees. A Burney moved to continue to 1/26/26. T Willsmer, Second. Roll Call Vote: A Burney, Aye; T Willsmer, Aye; A Reid, Aye; M Brenner, Aye (4/0) 5. DECISIONS and BUSINESS • 485 Leominster Shirley Rd, Extension of time to commence construction (PBSA-25-1) Ryan McGlothlin (Silo Electric) representing applicant explained tariffs have caused the delay. They plan to break ground in August and completed by end of October. T Willsmer moved good cause for extension. A Burney, Second Roll Call Vote: A Burney, Aye; T Willsmer, Aye; A Reid, Aye; M Brenner, Aye (4/0) 6. BOARD DISCUSSIONS • Master Plan A first draft has been sent to Over-Under for review. 7. COMMITTEE REPORTS  Master Plan Steering Committee leave until fully disbanded  Open Space Committee No meeting since our last meeting  Municipal Bldg. Design Committee No meetings scheduled  Capital Planning Committee Submitted plan rankings, with understanding we have no idea where the budget will land, will meet once Town Manger says can  Economic Development Committee Meets tomorrow  Storm Water Task Force Wes and Sampson on board, had an official meeting to get everybody on the same page. Have a bit of activity coming up … Meeting at end of January, with FinCom and then the Select board on 2/10/26. We meet again 3/5/26 for public info session.  Montachusett Regional Planning Commission Met last Thursday, had Kurt Gartner, Assistant Secretary for policy at the Mass Executive Office of Energy and Environmental Affairs. He talked about Mass Integrated Land Use Strategy. It was a good informational session about what the state is doing. Basically creating a dashboard to help provide towns with options for scaled growth in terms of land use. An informational tool.  Montachusett Joint Transportation Committee has not met yet, meet Wednesday 2 ===PAGE 3=== 8. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 1/26/26, 2/9/26, 2/23/26 9. BOARD COMMENT Richard and Matt will be meeting with Stephen on 2/2/26 for onboarding handoff 10. ADJOURNMENT T Willsmer motioned to adjourn. A Burney, Second. Roll Call Vote: A Burney, AYE; T Willsmer, AYE; A Reid, AYE; M Brenner, AYE adjourned 7:43pm 3 ======================================================================================== DOCUMENT : 2026-01-26-agenda-7616.txt BOARD : planning-board DATE : 2026-01-26 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-01-26-agenda-7616.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01262026-7616 ======================================================================================== ===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 Leigh Bain – Administrative Assistant AGENDA 2026-01-26 – 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 • 301 Mass Ave. Site Plan Approval, PBSA-25- 9 • Continued from 12/15/25: 0 Reservoir Rd Stormwater Permit, PBSW-25-5 (sent for Peer Review) • Continued from 11/24/25: 30 Summer St. Stormwater Permit, PBSW-25-6, Site Plan Approval, PBSA-25-8(Peer Review results); Special Permit PBSP-25-9 • Continued from 1/12/26: 1083 Northfield Rd. Scenic Roads, PBSR-25-2 (email to continue to 2/9/26 for joint hearing received 1/13/26) 7. DECISIONS and BUSINESS • 925 Mass Ave – RFP, Group Member • 485 Leominster Shirley Rd – Sign Decision from 1/12/26 vote • 1083 Northfield Rd. – Notice of Intent (remove from Forestry to sell residential) 8. BOARD DISCUSSIONS • 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 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 2/9/26, 2/23/26, 3/9/26, & 3/23/26 13. BOARD COMMENT 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2026-02-09-agenda-7637.txt BOARD : planning-board DATE : 2026-02-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-02-09-agenda-7637.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02092026-7637 ======================================================================================== ===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 Stephen Wallace – Director of Planning and Economic Development Leigh Bain – Administrative Assistant AGENDA 2026-02-09 – 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 • 1083 Northfield Rd., (ANR-26-1) 6. PUBLIC HEARINGS 7. • 301 Mass Ave. Site Plan Approval, PBSA-25 9 • Continued from 12/15/25: 0 Reservoir Rd Stormwater Permit, (PBSW-25-5) (sent for Peer Review) • Continued from 11/24/25: 30 Summer St. Stormwater Permit, (PBSW-25-6), Site Plan Approval, (PBSA-25-8)(Peer Review results); Special Permit (PBSP-25-9) • Continued from 1/12/26: 1083 Northfield Rd. Scenic Roads, (PBSR-25-2) (email to continue to 2/9/26 for joint hearing received 1/13/26) • 0 Reservoir Rd. Special Permit, (PBSP-25-10) (Common Driveway) • 1083 Northfield Rd. Scenic Roads, (PBSR-25-2) (joint with Tree Warden) • 1 Main St. Site Plan Approval, PBSA-25-10 8. DECISIONS and BUSINESS • 925 Mass Ave – RFP, Group Member • 485 Leominster Shirley Rd – Sign Decision from 1/12/26 vote • 1083 Northfield Rd. – Notice of Intent (remove from Forestry to sell residential) • 1083 Northfield Rd. Sign decisions for PBSW-25- 8 & PBSW-25-3 9. BOARD DISCUSSIONS • Master Plan Draft - review and feedback: Next steps 10. ABUTTING COMMUNITY NOTICES 11. 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 12. MINUTES APPROVAL • 6/9/25, 7/14/25,7/28/25, 8/25/25, 9/8/25, & 9/22/25 13. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 2/23/26, 3/9/26, & 3/23/26 14. BOARD COMMENT 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2026-02-09-agenda-7644.txt BOARD : planning-board DATE : 2026-02-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-02-09-agenda-7644.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02092026-7644 ======================================================================================== ===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 Stephen Wallace – Director of Planning and Economic Development Leigh Bain – Administrative Assistant AGENDA - REVISED 2026-02-09 – 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 • 1083 Northfield Rd., (ANR-26-1) 6. PUBLIC HEARINGS 7. • 301 Mass Ave. Site Plan Approval, PBSA-25 9 • Continued from 12/15/25: 0 Reservoir Rd Stormwater Permit, (PBSW-25-5) (sent for Peer Review) • Continued from 11/24/25: 30 Summer St. Stormwater Permit, (PBSW-25-6), Site Plan Approval, (PBSA-25-8)(Peer Review results); Special Permit (PBSP-25-9) • Continued from 1/12/26: 1083 Northfield Rd. Scenic Roads, (PBSR-25-2) (email to continue to 2/9/26 for joint hearing received 1/13/26) • 0 Reservoir Rd. Special Permit, (PBSP-25-10) (Common Driveway) • 1083 Northfield Rd. Scenic Roads, (PBSR-25-2) (joint with Tree Warden) • 1 Main St. Site Plan Approval, PBSA-25-10 8. DECISIONS and BUSINESS • 925 Mass Ave – RFP, Group Member • 485 Leominster Shirley Rd – Sign Decision from 1/12/26 vote • 1083 Northfield Rd. – Notice of Intent (remove from Forestry to sell residential) • 1083 Northfield Rd. Sign decisions for PBSW-25- 8 PBSP-25-8 & PBSW-25-3 9. BOARD DISCUSSIONS • Master Plan Draft - review and feedback: Next steps 10. ABUTTING COMMUNITY NOTICES 11. 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 12. MINUTES APPROVAL • 6/9/25, 7/14/25,7/28/25, 8/25/25, 9/8/25, & 9/22/25 13. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 2/23/26, 3/9/26, & 3/23/26 14. BOARD COMMENT 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2026-02-09-minutes-7644.txt BOARD : planning-board DATE : 2026-02-09 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-02-09-minutes-7644.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02092026-7644 ======================================================================================== ===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 Stephen Wallace – Director of Planning and Economic Development Leigh Bain – Administrative Assistant 02/09/26 Minutes Roll Call: M. Brenner, T. Willsmer (remote), A. Reid (remote), A. Burney (remote/late) 1. CALL TO ORDER M. Brenner @ 6:05pm 2. BOARD COMMENT • M. Brenner reminded public we will take public comments as the items come up on the agenda in order to keep things moving along 3. CHAIR / DIRECTOR’S REPORT • M Brenner welcomed Stephen Wallace the new Director of Planning and Economic Development. Stephen comes to us from Sterling and with many years of experience. Very happy to announce that the office is fully staffed. • S. Wallace did not have any reports as of now. 4. APPROVAL NOT REQUIRED (ANR) PLANS • 1083 Northfield Rd. (ANR-26-1): Greg Roy (Dillis & Roy) on behalf of Tanner Cole. 5 lots, lot lines are changing for the common driveway. All agreed to minor changes. T. Willsmer made motion to Endorse. A. Reid, Second. Roll Call Vote: T Willsmer, AYE; A Reid, AYE; M Brenner, AYE (3/0) 5. PUBLIC HEARINGS • 1083 Northfield Rd. (PBSR –25-2): Greg Roy (Dillis & Roy) on behalf of Tanner Cole, remove 40 ft of stonewall and remove 2 white pine trees. B Marsden, Tree Warden stated he did not receive any objections prior to the hearing. No public objections were made during the hearing. A. Burney requested the following conditions, 1) the proposed red maple trees will be installed and certified by the Tree Warden before Occupancy Permit is issued for first house. 2) The work proposed as mitigation on the stone wall be completed and certified by the Director of Planning and Economic Development before the issuance of the first Occupancy Permit. 3) The stone wall restoration will begin with the areas most closely adjacent to the proposed driveway and ===PAGE 2=== move, as much as practicable, equally along the wall on both sides until all the stones removed from the driveway entrance have been placed back. Applicant indicated agreeing with the conditions. A. Reid wants the record to show; she does not think a maple is an adequate replacement and requests the board to review the by-law at a future date. A. Reid moved to close the hearing. T Willsmer, Second. Roll Call Vote: T Willsmer, AYE; A Reid, AYE; M Brenner AYE (3/0) T Willsmer moved to Approve with the above stated conditions. A Reid, Second. Roll Call Vote: T Willsmer, AYE; A Reid, AYE; M Brenner, AYE (3/0) • 1083 Northfield Rd. De Minimis Change to Special Permit and Stormwater Permit Greg Roy (Dillis & Roy) after the conservation peer review there is the need to tweak the alignment to the common driveway 10ft to the east due to a septic discrepancy. Also tweak property line between lots 4 & 5 for reserve leeching field. T Willsmer moved to agree with the applicant that the changes are De Minimis. A Reid, Second Roll Call Vote: T. Willsmer, AYE; A Reid, AYE; M. Brenner, AYE (3/0) • 301 Mass Ave. (PBSA-25-9): Greg DiBona (Bohler) on behalf of Walmart, move existing customer pickup spots from the front of the building to the side where the outside Garden Center is. Adding a stop sign and crosswalk, re-stripping the entire parking lot. A. Burney questioned if there will be the instillation of a canopy as other Walmart's have and what is the anticipated timeframe for project. M Brenner questioned the safety of moving pickup to the delivery route. Mr. DiBona explained that Walmart is actually removing all the canopies they currently have in parking lots. Also explained there will not be an increased safety concern as the scheduled delivery times and peak pick up times do not overlap. With the stop sign and crosswalk being added, it makes it safer than it is currently. He expects to start in the summer, should only be a month and will be done by fall. S Wallace stated that the standard site plan is sufficient. No Public comment. T. Willsmer made motion to close hearing. A. Reid, Second. Roll Call Vote: T Willsmer, AYE; A Reid, AYE, M Brenner, AYE (3/0) T Willsmer moved to Approve Site Plan as presented with standard conditions. A Reid, Second. Roll Call Vote: T. Willsmer, AYE; A. Reid, AYE; M. Brenner, AYE (3/0) • Continued from 11/24/25: 30 Summer St. Stormwater Permit, (PBSW-25-6), Site Plan Approval, (PBSA-25-8) (Peer Review results) ; Special Permit (PBSP-25-9) Greg Roy (Dillis & Roy) submitted new information on Peer Review for PBSW-25-6 and PBSA-25-8 and waiting for new response.. Does not see the need to open Special Permit PBSP-25-9 as of yet, and requested a continuance. T Willsmer motioned to continue to 2/23/26 meeting. A. Reid, Second. Roll Call Vote: A Burney, AYE; T Willsmer, AYE; A Reid, AYE; M Brenner, AYE (4/0) • Continued from 12/15/25: 0 Reservoir Rd Stormwater Permit, (PBSW-25-5) (sent for Peer Review) & open Special Permit PBSP-25-10, Justin LeClair (McCarty Companies) on behalf of applicant. Has received peer review back and has submitted a response to Graves. A. Burney does not like the plan, wants to see fire truck turn around on the plan. He thinks the 100ft from the centerline is questionable. S. Wallace said he needs a revised driveway plan that should address all concerns at once. No Public Comment. A. Burney moved to continue both permits to 2/23/26 meeting. T. Willsmer, Second. Roll Call Vote: A. Burney, AYE; T Willsmer, AYE; A Reid, AYE; M Brenner, AYE (4/0) 6. DECISIONS and BUSINESS ===PAGE 3=== • 925 Mass Ave – RFP, group member: Board discussed and with requirement of daytime meetings, M Brenner asked for motion to appoint M Brenner as group member with A Reid as an alternative if needed. T. Willmer moved, A Reid, Second. Roll Call Vote: A Burney, AYE; T Willsmer, AYE; A Reid, AYE, M Brenner, AYE (4/0) • Board members will go into office to sign Decisions for 485 Leominster-Shirley Rd, work extension & 1083 Northfield Rd, PBSP-25-8 and PBSW-25-3 7. BOARD DISCUSSIONS • Master Plan: the draft has been sent via email. OverUnder is looking for feedback. S. Wallace states should be in writing. A. Burney is concerned there are no maps or charts. There should only be 1 volume showing everything. Written feedback should be submitted to S Wallace prior to the 2/23/26 meeting 8. COMMITTEE REPORTS • Master Plan Steering Committee Tony Sculimbrene states committee would like to stay intact until Planning Board as officially approved the Master Plan • Open Space Committee Will meet 2/11/26 • Municipal Bldg. Design Committee Continue to meet, next 2/11/26, difficult discussions • Capital Planning Committee Meeting 2/11/26 to go over new numbers • Economic Development Committee Meets 2/11/26 • Storm Water Task Force Met with FinCon at beginning of month, meeting with Selectboard 2/10/26. Having a Public info session on 3/5/26 • Montachusett Regional Planning Commission Met last week. New grants for Historical Buildings, info has been forwarded to appropriate departments • Montachusett Joint Transportation Committee Meets 2/11/26 9. MINUTES APPROVAL M Brenner asked for motion to approve 6/9/25, 7/14/25, 7/28/25, 8/25/25,& 9/22/25 as is and 9/8/25 with the removal of “8:23” on the ANR. A. Burney moved, A Reid, Second Roll Call Vote: A Burney, AYE; T Willsmer, AYE; A Reid, AYE; M Brenner, AYE (4/0) 10. MEETING SCHEDULE Next meeting 2/23/26. Discussed moving 3/9 to 3/16/26 due to town Caucus being on the 9th and 3/23/26 11. BOARD COMMENT Discussed the term dates on the website are incorrect and the seats up are M Brenner and A Burney 12. ADJOURNMENT T. Willsmer motioned to adjourn, A Burney, Second ROLL Call Vote: A Burney, AYE; T. Willsmer, AYE; A Reid, AYE, M. Brenner, AYE (4/0) Adjourned 8:33pm ===PAGE 4=== ======================================================================================== DOCUMENT : 2026-02-23-agenda-7660.txt BOARD : planning-board DATE : 2026-02-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-02-23-agenda-7660.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02232026-7660 ======================================================================================== ===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 Stephen Wallace – Director of Planning and Economic Development Leigh Bain – Administrative Assistant AGENDA 2026-02-23 – 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 • 0 Reservoir Rd. (ANR-26-2) 6. PUBLIC HEARINGS • 475 Leominster -Shirley Rd. Site Plan Modification (PMOD-25-3) • continued from 12/15/25: 0 Reservoir Rd. Storm Water Permit, (PBSW-25-5(Peer Review)) • continued from 2/9/26: 0 Reservoir Rd., Special Permit, (PBSP-25-10) • continued from 11/24/25: 30 Summer St., Stormwater Permit, (PBSW-25-6); Site Plan Review (PBSA-25-8)(Peer Review Results); Special Permit (PBSP-25-9) 7. DECISIONS and BUSINESS • 1083 Northfield Rd., (PBSR-25-2) • 301 Mass Ave., (PBSA-25-9) 8. BOARD DISCUSSIONS • 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 • 1/12/26, 8/20/25, 6/23/25, 2/9/26 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 3/16/26, 3/23/26, 4/13/26, & 4/27/26 13. BOARD COMMENT 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2026-03-16-agenda-7712.txt BOARD : planning-board DATE : 2026-03-16 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-03-16-agenda-7712.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03162026-7712 ======================================================================================== ===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 Stephen Wallace – Director of Planning and Economic Development Leigh Bain – Administrative Assistant AGENDA 2026-03-16 – 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 • continued from 2/23/26 (Canceled Meeting) 0 Reservoir Rd. (ANR-26-2) • 10 Parmenter Rd. (ANR-26-3) 6. PUBLIC HEARINGS • continued from 2/23/26 (Canceled Meeting) 475 Leominster- Shirley Rd. (PMOD-25-3) • 860 New West Townsend Rd., Site Plan Approval, (PBSA-26-1); Stormwater Permit, (PBSW-26-1); Special Permit, (PBSP-26-1) • 225 Leominster-Shirley Rd. Site Plan & Storm Water Modification(PMOD-26-1), De Minimus • continued from 12/15/25: 0 Reservoir Rd. Storm Water Permit, (PBSW-25-5(Peer Review)) • continued from 2/9/26: 0 Reservoir Rd., Special Permit, (PBSP-25-10) • continued from 11/24/25: 30 Summer St., Stormwater Permit, (PBSW-25-6); Site Plan Review (PBSA-25-8); Special Permit (PBSP-25-9) 7. DECISIONS and BUSINESS • 1083 Northfield Rd – Notice of Intent, Right of 1st Refusal • 181 Electric Ave, Storm Water Permit (PBSW-24-9), Request for Certificate of Completion 8. BOARD DISCUSSIONS • Master Plan • 2026 Planning Dept. Work Program and Zoning Amendments 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 • 8/20/25, 6/23/25, 11/10/25, 12/15/25, 1/12/26, & 2/9/26 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 3/23/26, 4/13/26, & 4/27/26 13. BOARD COMMENT 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2026-03-16-minutes-7712.txt BOARD : planning-board DATE : 2026-03-16 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-03-16-minutes-7712.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03162026-7712 ======================================================================================== ===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 Stephen Wallace – Director of Planning and Economic Development Leigh Bain – Administrative Assistant 03/16/26 Minutes Present: M. Brenner, T. Willsmer, A. Reid, A. Burney • CALL TO ORDER • M. Brenner @ 6:01pm • CHAIR / DIRECTOR’S REPORT • Stephen Wallace stated that we are making progress on the 925 Mass Ave property. We have received some MRPC brownfield funding which will get us a Cost Estimate for Clean-up, a Time Frame, and funding sources that can be added to the RFP. Hopes are to have estimates by the first week of April and RFP out by the end of April. • APPROVAL NOT REQUIRED (ANR) PLANS • continued from 2/23/26 (Canceled Meeting) 0 Reservoir Rd. (ANR-26-2) Received letter requesting continuance to April 13, 2026. A. Burney moved to continue to the 4/13/26 meeting. A. Reid, Second. Verbal Vote: AYE (4/0) • 10 Parmenter Rd. (ANR-26-3) Ryan Proctor (Dillis & Roy) on behalf of the applicant, concerns with previous plan have been addressed. The viability of Fire Rd 15, removed the lots and consolidated into one lot. The lots on the corner of Ruth St. have been shifted to the left. S. Wallace asked if planning on submitting individual Stormwater, we would want one for all. A. Burney suggested phasing it. M Brenner asked if all roads, Parmenter Rd, Ruth St, and Round Rd are paved and if the cul-de-sac has been constructed. R Proctor stated there is frontage because they intend to convey the lot to the abutter to the North (Perkins Rev Trust). A Burney asked if such is noted on the plan. R Proctor stated it is not. A Lorden stated that there is adequate frontage. A Wallace stated it must be Real Access not proposed. R Proctor asked if the note of conveying lot to abutter to create a parcel would get it passed. S. Wallace stated it would. A. Burney moved to continue to 3/23/26 meeting. A. Reid, Second ===PAGE 2=== Verbal Vote: AYE (4/0) • PUBLIC HEARINGS • continued from 2/23/26 (Canceled Meeting) 475 Leominster- Shirley Rd. (PMOD- 25-3) Bill Hannigan (Hannigan Engineering, Inc) and Brandon Smith (New Leaf Energy) on behalf of the applicant presented what they believe are de minimis changes to original site plan decision dated 11/22/2021. Changes are removing parking spaces for solar battery storage. M. Brenner questioned if this changes the snow storage. Per B. Hannigan, it does not. Both A. Burney and M. Brenner stated they like this plan better. A. Burney moved to close Public Hearing, A. Reid Second. Verbal Vote: AYE (4/0) A. Burney moved the changes are De Minimis, A. Reid, Second. Verbal Vote AYE (4/0) A. Burney moved to accept the changes with the condition a new plan is submitted to the Planning Office., A. Reid, Second. Verbal Vote: AYE (4/0) • 860 New West Townsend Rd., Site Plan Approval, (PBSA-26-1); Stormwater Permit, (PBSW-26-1); Special Permit, (PBSP-26-1) Ryan Proctor (Dillis & Roy) on behalf of the applicant shared this is a 31-acre subdivision consisting of 4 ANR lots, each containing townhouses, 5 units each for a total of 20 units. They will have a common driveway. Each lot will have private septic and well water along with a fire system. Have already filed a Notice of Intent with Conservation. Applicants have established a 53G account for a Peer Review. S. Wallace stated that the plans have been sent to Graves Engineering and expects the results this week. R. Proctor stated will need time to review and respond. A. Burney moved to continue to 4/13/26 meeting • 225 Leominster-Shirley Rd. Site Plan & Storm Water Modification (PMOD-26-1), De Minimis • continued from 12/15/25: 0 Reservoir Rd. Storm Water Permit, (PBSW-25-5(Peer Review)) Received letter requesting continuance to April 13, 2026. A. Burney moved to continue to the 4/13/26 meeting. A Reid, Second. Verbal Vote: AYE (4/0) • continued from 2/9/26: 0 Reservoir Rd., Special Permit, (PBSP-25-10) Received letter requesting continuance to April 13, 2026. A. Burney moved to continue to the 4/13/26 meeting. A Reid, Second. Verbal Vote: AYE (4/0) • continued from 11/24/25: 30 Summer St., Stormwater Permit, (PBSW-25-6); Site Plan Review (PBSA-25-8); Special Permit (PBSP-25-9) Received letter requesting continuance to April 13, 2026. A. Burney moved to continue to the 4/13/26 meeting. A Reid, Second. Verbal Vote: AYE (4/0) • DECISIONS and BUSINESS • Master Plan S. Wallace stated he received feedback from A. Reid and A. Burney and he will be submitting to the consultant, Over Under Inc. M. Brenner stated his feedback has been submitted directly to the consultant. The Board and Kim Duffy, 1497 Mass Ave, Chair of the MasterPlan Steering Committee discussed the feedback. Some of the concerns were; Color Scheme, Font size – consistency, Maps are hard to read – not user friendly, Maps should be on their own pages, Tables are missing in some areas, Tables do not make ===PAGE 3=== sense where located, Legend/key missing, Land Use does not mention the passage of MBTA and overlay districts, Verbiage should be non-bias, Implementation table is incorrect. Some other topics discussed were; micro-breweries are part of agrotourism, encourage small businesses by removing barriers (minor site plan review), a promotional brochure, an online farmers guide so farmers can contact each other directly, re-writing zoning by-laws, looking for Grants, Cluster Developments. S. Wallace stated he will get everything complied and sent over to the consultants. • 2026 Planning Dept. Work Program and Zoning Amendments S. Wallace and the Board discussed his projected work items. It was determined for 2026 he will Rewrite zoning bylaw’s inclusionary zoning section, draft a senior housing bylaw, draft a minor site plan review provision, and draft a cluster housing bylaw by the end of the year. Will update the fee shedule to discuss at one of the April meetings. He will update the Housing Production Plan with target completion 7-2026 through 4-2027. Work with MRPC on the Mapping Project. The RFP on 925 Mass Ave is ongoing as is the Tax Title property Dispositions. • BOARD DISCUSSIONS • 1083 Northfield Rd – Notice of Intent, Right of 1st Refusal T. Willsmer mentioned that the OpenSpace Committee voted NOT to exercise its ROFR. The land does not meet the town's standards. It does not connect to other town's properties, and the acreage is smaller. A Burney advised passing, not to exercise our right of first refusal. A Reid, Second Verbal Vote: AYE (4/0) • 181 Electric Ave, Storm Water Permit (PBSW-24-9), Request for Certificate of Completion Daniel Sheehan (Haley Ward, Inc) on behalf of the applicant. Applicant is seeking Stormwater Certificate for 181 and 189 Electric Ave. S. Wallace stated he has visited the site and has asked for and received an as-built plan and punch-list of remaining work. A. Burney asked if we have a completion report. S. Wallace stated he does not believe so. A. Burney stated he will not approve without a Stormwater Inspection and Review. He also wants a 20-30% escalator with the Bond. He wants a Cash Bond, not a Surety Bond. M Brenner asked for clarification on why. A Burney explained Cash is available if we need it; a Surety bond is having to go through a third party to get money if needed. A. Burney moved to send bond estimates to Graves, ask for a progress report, and a report when work is complete. If numbers match, submit Cash Bond with a 25% contingency clause (escalator). A. Reid, Second. Verbal Vote: AYE (4/0) • COMMITTEE REPORTS • Master Plan Steering Committee Discussed above • Open Space Committee Making progress on becoming own committee, voted Not to exercise First Right of Refusal • Municipal Bldg. Design Committee Shifting Purpose – no longer primary purpose to use Town Hall and Ritter but to identify town needs and what best economical options may be • Capital Planning Committee Has not met as waiting on budget • Economic Development Committee No meeting due to lack of quroum • Storm Water Task Force Held the Public info session, progressing well. Will be presenting at next Town Meeting ===PAGE 4=== • Montachusett Regional Planning Commission Meet 2 weeks ago, meeting was approvals of positions. They are looking to hire a new Planner • Montachusett Joint Transportation Committee Had a meeting but it was not attended • MINUTES APPROVAL • 8/20/25, 6/23/25, 11/10/25, 12/15/25, 1/12/26, & 2/9/26 L Bain commented that these bring the minutes current, nothing more outstanding. A Burney Motioned to approve all as written. A Reid, Second Verbal Vote: AYE (4/0) • MEETING SCHEDULE • (6:00 P.M. at Town Hall or stated otherwise) 3/23/26, 4/13/26, & 4/27/26 • BOARD COMMENT • ADJOURNMENT Motion by A. Burney to Adjourn, A. Reid Second Verbal Vote: AYE (4/0) Adjourned @ 8:51pm ======================================================================================== DOCUMENT : 2026-03-23-agenda-7724.txt BOARD : planning-board DATE : 2026-03-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-03-23-agenda-7724.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03232026-7724 ======================================================================================== ===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 Stephen Wallace – Director of Planning and Economic Development Leigh Bain – Administrative Assistant AGENDA Monday, 2026-03-23 – 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. 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. (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 2. CHAIR / DIRECTOR’S REPORT 3. APPOINTMENTS 4. APPROVAL NOT REQUIRED (ANR) PLANS • Continued from 3/16/26: 10 Parmenter Rd. (ANR-26-3) 5. PUBLIC HEARINGS • 39 Intervale Rd., Site Plan Approval, (PBSA- 26-2) 6. DECISIONS and BUSINESS • 494 Electric Ave, Site Plan Approval, (PBSA- 24-4), Request for Time extension 7. BOARD DISCUSSIONS • Proposed Stormwater Permit conditions changes 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 • 3/16/2026 11. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 4/13/26, 4/27/26, 5/11/26, & 6/8/26 12. BOARD COMMENT 13. ADJOURNMENT ======================================================================================== DOCUMENT : 2026-03-23-minutes-7724.txt BOARD : planning-board DATE : 2026-03-23 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-03-23-minutes-7724.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03232026-7724 ======================================================================================== ===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 Stephen Wallace – Director of Planning and Economic Development Leigh Bain – Administrative Assistant 03/23/26 Minutes Present: M. Brenner, T. Willsmer, A. Reid, A. Burney 1. CALL TO ORDER • M. Brenner @ 6:02pm 2. CHAIR / DIRECTOR’S REPORT S. Wallace stated he is gathering by-law examples to show and discuss with the board at one of the April meetings. He has a revised fee schedule to present at the 1st meeting in April. 3. APPROVAL NOT REQUIRED (ANR) PLANS • Continued from 3/16/26: 10 Parmenter Rd. (ANR-26-3) M. Brenner opened by explaining what an ANR is and what criteria the Board is and is not allowed to base their decisions on and that it is not a public hearing. Greg Roy and Ryan Proctor (Dillis & Roy) on behalf of the applicant. There have been changes to the plan. Lot 1 was changed to Parcel A and a note stating to be conveyed to abutting property. They also added a clarifying note to the plan. G. Roy addressed the letter from a concerned abutter, stating they did complete all required surveys, spoke with the clerk’s office and the assessors going back through the title history back to 1800’s, and all indications are; the road is a public way. Board recommends the applicant file for the stormwater permits in phases, so many lots per phase, so the project can continue moving forward without posting bonds for the projected uncompleted work. G. Roy believes they can comply with the request. A. Burney moved to Endorse. T. Willsmer, Second. Verbal Vote: AYE (4/0) M. Brenner did allow concerned abutters to state their concerns. Joel Swenson, 17 Ruth St., is concerned that Fire Rd 15 is not entirely a public way. Gail Wallace, 21 Parmenter Rd, is concerned with storm drainage. 4. PUBLIC HEARINGS • 39 Intervale Rd., Site Plan Approval, (PBSA 26-2) ===PAGE 2=== Danielle Danzing (Kimley-Horn) on behalf of the applicant. This property is on the town lines of Lunenburg and Fitchburg. The town line goes down the middle of the 5000 sq ft, 3-bay maintenance/fleet servicing building they intend to construct. It will be constructed on the impervious ground where 12 parking spaces are located. Still having adequate parking even with removing the 12 spaces. A. Burney confirmed it is the Amazon Center and that it is not within the 200ft repairing zone for the work. A. Burney asked what/if anything will be stored at the site. Bethany Latham (project engineer) stated there will be bulk storage of supplies to complete oil changes, wiper replacement, and basic equipment. This building will not be staffed full-time; staff and vehicles will be present when work/maintenance is required. M. Brenner asked if there would be any changes to the outside lighting. D. Danzing indicated there will not be any lighting changes. A. Burney moved to close the Hearing. A. Reid, Second. Verbal Vote: AYE (4/0) S. Wallace recommends approving standard conditions and adding construction hours. A. Burney moved to approve Standard Conditions with construction hours 7am –5pm Monday – Friday, 9am – 2pm Saturdays. NO Sundays or Holidays. A Reid, Second. Verbal Vote: AYE (4/0) 5. DECISIONS and BUSINESS • 494 Electric Ave, Site Plan Approval, (PBSA-24-4), Request for extension Bill Hannigan (Hannigan Engineering, LLC) on behalf of the applicant, requests a 12- month extension to complete the work on previously approved site plan. The original permit was only for 12months. With the rising costs for labor and materials, and securing financing, it could not be completed. He wants to start this summer and be done by next summer. A. Burney made motion to extend the permit expiration to 4/15/2027. A. Reid, Second. Verbal Vote: AYE (4/0) 6. BOARD DISCUSSIONS • Proposed Stormwater Permit conditions changes S. Wallace stated he and the building commissioner would like to reorganize the Stormwater Permit Conditions so that they flow in sequence of work. Also, would like to add/change some of the verbiage. A. Burney stated he would like to have added a list of anticipated inspections, installation of BMP’s, and recorded easements. 7. COMMITTEE REPORTS • Master Plan Steering Committee Nothing new since last meeting • Open Space Committee Nothing new since last meeting • Municipal Bldg. Design Committee Nothing new since last meeting • Capital Planning Committee Nothing new since last meeting • Economic Development Committee Meets tomorrow 3/17/26 • Storm Water Task Force Meeting via Zoom only on 3/25/26 • Montachusett Regional Planning Commission Nothing new since last meeting ===PAGE 3=== • Montachusett Joint Transportation Committee Nothing new since last meeting 8. MINUTES APPROVAL • 3/16/2026 A Burney moved to approve minutes as written. T. Willsmer, Second. M. Brenner abstained as he did not read the minutes. Verbal Vote: AYE (3/0/1) 9. MEETING SCHEDULE • (6:00 P.M. at Town Hall or stated otherwise) 4/13/26, 4/27/26, 5/11/26, &6/8/26 M. Brenner commented on only one meeting in May due to the Holiday falling on the 4th Monday. A. Burney mentioned he may not be able to attend the 5/11/26 meeting due to work. 10. ADJOURNMENT • Motion by A. Burney to adjourn. T. Willsmer, Second Verbal Vote: AYE (4/0) Adjourned @ 7:14pm ======================================================================================== DOCUMENT : 2026-04-13-agenda-7765.txt BOARD : planning-board DATE : 2026-04-13 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-04-13-agenda-7765.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04132026-7765 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Member Vacancy Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Stephen Wallace – Director of Planning and Economic Development Leigh Bain – Administrative Assistant AGENDA Monday, 2026-04-13 – 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. 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. (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 2. BOARD COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPROVAL NOT REQUIRED (ANR) PLANS • continued from 2/23/26 (Applicant Request): 0 Reservoir Rd. (ANR-26-2) 5. PUBLIC HEARINGS • 222 West Townsend Rd. Stormwater Permits (PBSW-26-2, PBSW-26-3, PBSW- 26-4, & PBSW-26-5) • continued from 12/15/25: 0 Reservoir Rd. Storm Water Permit, (PBSW-25-5(Peer Review)) • continued from 2/9/26: 0 Reservoir Rd., Special Permit, (PBSP-25-10) • Continued from 3/16/26: 860 New West Townsend Rd., Site Plan Review, (PBSA-26- 1); Stormwater Permit, (PBSW-26-1); Special Permit, (PBSP-26-1) 6. DECISIONS and BUSINESS • 181 Electric Ave., (PBSW-24-9) Bond for Stormwater work extension 7. BOARD DISCUSSIONS • Fee Schedule • 35 Leominster Rd – ROFR • Revised Stormwater Permit Standard Conditions 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 3/23/26 11. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 4/27/26, 5/11/26, 6/8/26, & 6/22/26 12. BOARD COMMENT 13. ADJOURNMENT ======================================================================================== DOCUMENT : 2026-04-13-minutes-7765.txt BOARD : planning-board DATE : 2026-04-13 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-04-13-minutes-7765.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04132026-7765 ======================================================================================== ===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 Stephen Wallace – Director of Planning and Economic Development Leigh Bain – Administrative Assistant 04/13/26 Minutes PRESENT: M. Brenner, T. Willsmer, A. Reid, A. Burney 1. CALL TO ORDER • M. Brenner @ 6:01pm 2. CHAIR / DIRECTOR’S REPORT • S. Wallace reported he is still gathering examples of by-laws from other communities that are like Lunenburg. He hopes to have a written draft by mid-May out to the board for review. He will be requiring feedback and wants to get a draft out to the other boards and committees in town, by mid-summer. The goal is to have it ready to be presented at next year's annual town meeting. 3. APPROVAL NOT REQUIRED (ANR) PLANS • Continued from 2/23/26 (Applicant Request): 0 Reservoir Rd. (ANR-26-2) J. Leclair (McCarty Engineering) requested a continuance to the next meeting. He will submit in writing 4. PUBLIC HEARINGS • 222 West Townsend Rd. Stormwater Permits (PBSW-26-2, PBSW-26-3, PBSW-26-4, & PBSW-26-5) Chris Stoddard (Stoddard Engineering) on behalf of the client Kenneth Chaplin, stated projects are 4-bedroom, single family homes. Each property has its own septic, which has already been approved. He received Graves results and submitted a written response on 4/12/26. A. Burney asked about the plant gardens as they seem sparse, and stated details need to list all plants and species. Also asked if all lots are going to be opened at one time. C. Stoddard said they will not open all four at once. They will open lots 1 and 2, then once complete, will open lots 3 and 4. L. Winchester and K. Roberts of 172 West Townsend Rd stated their well is on the property line, south of the rain gardens and wants to know where the extra water is going to go? A. Burney asked if they had any specific concerns, and they stated they didn’t really know. C. Stoddard explained how wells work, pulling from below bedrock vs. rainwater/stormwater that does not absorb into or go below the bedrock. M. Brenner explained the purpose of the stormwater ===PAGE 2=== conditions is to ensure the water is stopped and abutting properties are protected. S. Wallace stated Lunenburg does more in stormwater protection than any other town he has seen. A. Burney moved to continue until 4/27/26 @ 6:35pm. A. Reid, Second Verbal Vote: AYE (4/0) • Continued from 12/15/25: 0 Reservoir Rd. Storm Water Permit, (PBSW-25-5(Peer Review)) J. Leclair and Wes Flis (McCarty Engineering) on behalf of applicant, stated the plan has changed by eliminating the common driveway and adding an individual driveway per lot. Graves Engineering did review new plans, and the only comments were regarding the stone depressions. S. Wallace confirmed that a new drainage report has been submitted. Graves recommends pushing the depressions back onto the properties. M. Brenner mentioned concerns with the maintenance of the depressions, would like to see some type of maintenance association. J. Leclair stated they plan to put an easement in each deed. A. Burney mentioned concerns with future maintenance and future purchasers may not be aware of the easement. W. Flis asked if they could tie each depression to a specific lot. S. Wallace stated to give clear guidance. M. Brenner asked S. Wallace to summarize the boards' concerns, so all on the same page. S. Wallace summarized, depressions are on each property and can back-up in a large storm because they are interconnecting. A. Burney stated he is not ready to move forward until he sees the language for the easements. M. Brenner agreed. S. Wallace asked if he should have town council review; A. Burney said yes. A. Burney moved to continue to 4/27/26 @ 6:35pm. T. Willsmer, Second Verbal Vote: AYE (4/0) • Continued from 2/9/26: 0 Reservoir Rd., Special Permit, (PBSP-25-10) Discussed and voted on in conjunction with Stormwater Permit. J. Leclair (McCarty Engineering) intent is to withdraw application if Stormwater is approved. • Continued from 3/16/26: 860 New West Townsend Rd., Site Plan Review, (PBSA-26- 1); Stormwater Permit, (PBSW-26-1); Special Permit, (PBSP-26-1) Prior to the meeting R. Proctor (Dillis and Roy) submitted email request to continue until the next meeting 4/27/26 5. DECISIONS and BUSINESS • 181 Electric Ave., (PBSW-24-9) Bond for Stormwater work extension S. Wallace stated there is still stormwater work to be done. The immediate work is complete. The engineer from Graves has been out twice. The Building Commissioner was out today. The belief is $21,260 (including the 30% escalator) should be enough to cover costs of remaining work. A. Burney said there should be no release of the bond before the end of the year. A. Burney moved to accept bond $21,260 via cashier's check. A. Reid, Second Verbal Vote: AYE (4/0) 6. BOARD DISCUSSIONS • Fee Schedule A. Burney asked if it was compared to other towns. S. Wallace stated he did compare to other communities. He also stated he wants to change the Stormwater by-law by removing the fee and adding it to the fee schedule which will allow the board to review and adjust appropriately. A. Burney moved to accept and adopt the new fee schedule as presented. A. Reid, Second Verbal Vote: AYE (4/0) • 35 Leominster Rd – ROFR ===PAGE 3=== T. Willsmer stated the Open Space committee discussed it but did not come to a decision and will rediscuss at next meeting. M. Brenner mentioned receiving an email stating that the decision needs to be made before their next meeting. A. Burney mentioned it would be a good location for the town; however, it is not the correct time. M. Brenner agreed. A. Burney made a motion to inform the Select Board that we do not feel it is appropriate to pursue in the current financial environment regardless of the potential planning purposes. A. Reid, Second. Verbal Vote: AYE (4/0) • Revised Stormwater Permit Standard Conditions A. Burney stated he thinks language should be run by town council just to confirm there are no issues; he doesn’t think there will be. But it's better to be sure. S. Wallace stated he is meeting with the town council tomorrow and will ask him to review. A. Burney made a motion to accept the new Stormwater Permit Standard Conditions as presented. A. Reid, Second Verbal Vote: AYE (4/0) 7. COMMITTEE REPORTS • Master Plan Steering Committee M. Brenner has received the “final” copy from Over and Under and will forward it to S. Wallace to send it out to the Board. Will put on the agenda for our next meeting to discuss and hopefully approve • Open Space Committee Moving along with becoming an independent committee • Municipal Bldg. Design Committee Has not met since our last meeting • Capital Planning Committee Has not met since our last meeting • Economic Development Committee Next meeting is tomorrow 4/14/26 • Storm Water Task Force Possibly meeting Thursday 4/16/26 • Montachusett Regional Planning Commission Meeting was held, but not attended • Montachusett Joint Transportation Committee Meeting was held, but not attended 8. MINUTES APPROVAL 3/23/26 T. Willsmer moved to approve as written. A. Reid, Second Verbal Vote: AYE (4/0) 9. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 4/27/26, 5/11/26, 6/8/26, & 6/22/26 • M. Brenner asks, with summer coming, that if any board members know ahead of time, that they cannot be at a meeting to let everyone know as soon as possible, so we know if we will have quorum or not and can plan accordingly. A. Burney stated he is looking positive for May 11 but ultimately will not know until closer to the day. 10. BOARD COMMENT • A. Reid stated she has come across Nashoba Health Equity Partnership, and they are meeting and will plan to attend but does not want to interfere if someone from another board is already attending. S. Wallace stated he would speak with the health agent. ===PAGE 4=== 11. ADJOURNMENT • A. Burney moved to Adjourn. A. Reid, Second Verbal Vote: AYE (4/0) Adjourned @ 7:45pm ======================================================================================== DOCUMENT : 2026-04-27-agenda-7784.txt BOARD : planning-board DATE : 2026-04-27 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-04-27-agenda-7784.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04272026-7784 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Member Vacancy Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Stephen Wallace – Director of Planning and Economic Development Leigh Bain – Administrative Assistant AGENDA Monday, 2026-04-27 – 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. 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. (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 2. BOARD COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPROVAL NOT REQUIRED (ANR) PLANS • continued from 2/23/26 (Applicant Request): 0 Reservoir Rd. (ANR-26-2) 5. PUBLIC HEARINGS • continued from 12/15/25: 0 Reservoir Rd. Storm Water Permit, (PBSW-25-5(Peer Review)) • continued from 2/9/26: 0 Reservoir Rd., Special Permit, (PBSP-25-10) • 60 Cross Rd., Stormwater Permit (PBSW- 26-11) • Continued from 4/13/26: 222 West Townsend Rd. Stormwater Permits (PBSW- 26-2, PBSW-26-3, PBSW-26-4, & PBSW-26- 5) • Continued from 3/16/26: 860 New West Townsend Rd., Site Plan Review, (PBSA-26- 1); Stormwater Permit, (PBSW-26-1); Special Permit, (PBSP-26-1) 6. DECISIONS and BUSINESS • 711 Massachusetts Ave., (1220) Bond for Stormwater work extension 7. BOARD DISCUSSIONS • Master Plan 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 4/13/26 10. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 5/11/26, 6/8/26, 7/13/26, 7/27/26 11. BOARD COMMENT 12. ADJOURNMENT ======================================================================================== DOCUMENT : 2026-04-27-minutes-7784.txt BOARD : planning-board DATE : 2026-04-27 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-04-27-minutes-7784.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04272026-7784 ======================================================================================== ===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 Stephen Wallace – Director of Planning and Economic Development Leigh Bain – Administrative Assistant 04/27/26 Minutes Roll Call: M. Brenner, T. Willsmer, A. Reid, A. Burney 1. CALL TO ORDER • M. Brenner @ 6:00pm 2. CHAIR / DIRECTOR’S REPORT • S. Wallace explained he has started gathering examples of bylaws from surrounding communities for the by-laws we are looking to update; Senior Housing, Cluster Housing, Inclusionary Zoning, and Minor Site Plan Review. He wants feedback from the board by the end of June so that he can have a draft out by July. He wants to know what is liked and what is not. If anyone has a community they want reviewed, let him know. To not inundate the board, he will send them out on a schedule. This week, Senior Housing, next week, Cluster Housing and the following week, Inclusionary Zoning and Minor Site Plan Review. 3. APPROVAL NOT REQUIRED (ANR) PLANS • Continued from 2/23/26 (Applicant Request): 0 Reservoir Rd. (ANR-26-2) J. LeClair (McCarty Engineering) on behalf of the applicant. This was discussed and voted on as part of the Stormwater PBSW-25-5 and Special Permit PBSP-25-10 Hearings. (See below) Continued to May 11, 2026. 4. PUBLIC HEARINGS • Continued from 12/15/25: 0 Reservoir Rd. Storm Water Permit, (PBSW-25-5(Peer Review)) J. LeClair (McCarty Engineering) on behalf of the applicant. There have been three changes made; drainage/culvert has been pulled from right of way, added the stone depressions to the detail sheet and the applicant’s attorney has provided verbiage for the easement to go with each deed and also a Maintenance Association Agreement. S. Wallace asked how much drainage would be handled by the front lot. J. LeClair indicated very little. A. Burney confirmed open channels containing trap rock. M. Brenner confirmed that the homeowner would affect their own property before others if ===PAGE 2=== maintenance were not completed. S. Wallace informed the board they have 2 options: Easement outlined in each property deed or a Maintenance Association Agreement. M. Brenner stated that either would work, asked the board for their thoughts. A. Burney believes the Maintenance Association Agreement is the better option as it includes the fiduciary requirement. M. Brenner agreed. A. Burney moved to Close the Hearing. A. Reid, Second. Verbal Vote: AYE (4/0). A. Burney moved to approve standard conditions and to have legal counsel review. A. Reid, Second. Verbal Vote: AYE (4/0) • Continued from 2/9/26: 0 Reservoir Rd., Special Permit, (PBSP-25-10) J. Leclair (McCarty Engineering) stated with the Stormwater Approval he would like to withdraw this application. The board stated they would sign the ANR. L. Bain reminded J. LeClair he needs to provide the updated mylar since it changed. A. Burney moved to withdraw the application of PBSP-25-10 and to Continue ANR-26-2 until May 11, 2026. A. Reid, Second Verbal Vote: AYE (4/0) • 60 Cross Rd., Stormwater Permit (PBSW-26-11) Chris Anderson (Hannigan Engineering) on behalf of the applicant, Timothy Gendron, trustee of the 60 Cross Street Realty Trust 2012 and Timothy K. Gendron 2008 Revocable Trust. Stated they were before Conservation about two years ago, and the plans did not trigger stormwater then. Applicant has since changed the plans and by doing so triggered stormwater. Wanted to mention/ have on record because work has been done on the properties. This project consists of 2 single family homes, a duplex and an addition on an existing single-family home. 30 Pine Grove Rd is going to be a single- family with a single access driveway. Crushed stone to absorb. A roof drain/ drywell system at the back of the lot, not sharing with other lots. Will be on municipal services for sewer and water. There is a new Conservation Commission Hearing on 5/6/2026. 68 Cross Rd is going to be a duplex. There is an order of conditions of field change. This will be private water. There will be 2 drywell systems added. Will be a domestic sewer system. 64 Cross Rd. will be a single-family home. It will have a single drywell system. There will be a new well. This will be on public sewer. 60 Cross Rd is an existing structure that will be adding on an addition and new driveway access. This lot has an extensive backyard area, they will construct an infiltration basin system (a berm and outlet). C. Anderson stated he received the peer review results this morning and has started addressing the concerns mentioned. They do want additional soil samples. S. Wallace asked if the addition is adding additional living space and was told no, just a big room. M. Brenner confirmed needing time to review the peer review results that came in this morning. John Paula 63 Laurel Ln stated he is concerned with water running off onto his small strip of land. A. Burney and M. Brenner explained the purpose of the stormwater bylaw and why we issue permits. S. Wallace mentioned that the bylaw went into effect in 2018. C. Anderson explained the water actually runs off of J. Paula’s land onto these properties. A. Reid mentioned to J. Paula that she has found the engineers are usually kind and easy to work with to help the neighbors. C. Anderson confirmed they will talk with him and address his concerns. A. Burney asked if the sewer commission had been petitioned, was informed yes and had already started prior. A. Burney asked if the property owner is the contractor. C. Anderson stated that the ===PAGE 3=== property owner will be developing. A. Burney recommends the construction be done in phases so that properties don’t get held up with selling because the other properties are still under construction. C. Anderson will discuss it with the client. A. Burney moved to continue until May 11th at 6:05pm. T. Willsmer, Second Verbal Vote: AYE (4/0) • Continued from 4/13/26: 222 West Townsend Rd. Stormwater Permits (PBSW-26- 2, PBSW-26-3, PBSW-26-4, & PBSW-26-5 C. Stoddard (Stoddard Engineering) on behalf of the applicant. Stated they went out last week and test pitting, completed and forwarded the Solar Reports. They got clarification on lot 4 and the trench opening on town right of way, the DPW did not have an issue. The plans were updated to include planting counts. S. Wallace stated that Graves Engineering is still working on the review. A. Burney moved to continue to 5/11/26 at 6:05pm. A. Reid, Second Verbal Vote: AYE (4/0) • Continued from 3/16/26: 860 New West Townsend Rd., Site Plan Review, (PBSA- 26-1); Stormwater Permit, (PBSW-26-1); Special Permit, (PBSP-26-1) A letter requesting continuance to May 11th was received prior to the meeting. A. Burney moved to continue to May 11,2026 at 6:05pm. A. Reid, Second Verbal Vote: AYE (4/0) 5. DECISIONS and BUSINESS • 711 Massachusetts Ave., (1220) Bond for Stormwater work extension S. Wallace stated he walked the property with Jeff from Graves Engineering along with the applicant’s engineer. The stormwater controls are in place and well kept. There is still some loam and seeding to be done and grass that needs to take hold. Applicant recommended $14500 for a bond. Jeff recommends $18,500.00, which would include a 30% escalator. Dan Sheehan (Haley Ward) stated he can answer any questions for the board. Nick Merlino 711 Mass Ave #3, himself and other members of the HOA have some concerns regarding the hydro seeding and seeding. Stating the hydroseeding was done prior to winter and did not establish. They had spoken with the company that did the original work and were told they have no plans to re-hydro seed. A. Burney explained the purpose of this bond is to ensure the hydro seeding and seeding are completed as outlined in the approved plan and before it can be released, the site has to be approved/signed off on by the Planner, our reviewing Engineer, and the project engineer. D. Sheehan stated he will never sign off on the project until 75% or more of the vegetation which is the law. D. Sheehan stated that the plan is to re-hydro seed. Krishnaswamy Ravichandran, 711 Mass Ave #6, wanted to make it known that the back of his unit, #5, and #7, have never been hydro seeded or seeded. Stated he did mention it to the property owner, Mathieu Nowlan last week. He stated Mr. Nowlan told him he would have it taken care of, and it was the first he had heard of this. N. Merlino asked if they could get a commitment to what work is required to be done. D. Sheehan stated that the commitment is that the project will be completed in accordance with the original plan. There will be grass on all non-impervious surfaces which include hydro seeding, loaming, fixing any scouring and anything that needs repairs. M. Brenner summarized that the bond includes hydro-seeding the entire property. He also stated that stabilizing can be done with other methods than hydro seeding. A. Burney moved to accept a $18,500.00 bond paid by cash, not to be released prior to 11/1/26. T. Willsmer, Second. Verbal Vote: AYE (4/0) ===PAGE 4=== 6. BOARD DISCUSSIONS • Master Plan M. Brenner stated he was unable to get the Master Plan sent out and will have this item moved to the next meeting • 250 & 356 Hollis Rd. - Tax Title Process A. Burney stated they can discuss this but cannot take any type of action as it is not a listed item on the agenda and doesn’t want to say something that will be against Open Meeting Law. M. Brenner strongly agreed. S. Wallace stated that we will discuss and the vote if needed will be taken at the next meeting on May 11th. S. Wallace stated he thought both properties would be good for senior housing. A. Burney said not both. 250 Hollis was at one time planned for a 40B development. That did not happen because there are a lot of ledges, hills, tall retaining walls, and significant wetlands. The project became cost excessive. A. Burney asked if we have the lien amounts as it would help in the decisions made. M. Brenner stated that would impact his decision. A. Burney believes the property is not worth keeping for planning purposes. 356 Hollis Rd is an old large lake house that sits on 4.7acres. A. Burney explained it has been a thorn in the towns side for many years; the building is over-grown, and it has had issues with squatters in the past. The lot is relatively flat and could make four decent lots or a small village type of housing. S. Wallace inquired about public sewers. A. Burney confirmed it does not. It does have sandy soil and a septic for a medium sized development could be added. A. Burney believes if the lien is greater than or close to the appraised value it would be worth keeping however if it is not, then the Towns current financial situation makes it difficult to keep. S. Wallace stated he will request the lien information to have at the next meeting. 7. COMMITTEE REPORTS • Master Plan Steering Committee M. Brenner: Has not met since our last meeting • Open Space Committee T. Willsmer: Has not met since our last meeting • Municipal Bldg. Design Committee M Brenner: They are meeting tonight. Discussing meeting time change as cannot be in two places at once. • Capital Planning Committee M. Brenner: Will meet this Thursday to go over the last-minute changes as it has been a uniquely challenging budget year • Economic Development Committee S. Wallace: Met two weeks ago, discussed making sure the Town Clerk notifies the EDC when a new business license is issued. They would like to start working with the business owners and having ribbon cutting ceremonies • Storm Water Task Force T. Willsmer: They have withdrawn their warrant for Town meeting because they do not feel the time is right. Want to have public information sessions over the summer and hopefully present at fall town meeting • Montachusett Regional Planning Commission A Reid: Has not met since our last meeting • Montachusett Joint Transportation Committee A Reid: Have not met, will meet in early May ===PAGE 5=== 8. MINUTES APPROVAL • 4/13/26 M. Brenner stated he thinks it is amazing they have minutes for the last meeting. A. Burney stated he thinks it is even more amazing they are cogent and readable A. Burney moved to accept the minutes as written. T. Willsmer, Second Verbal Vote: AYE (4/0) 9. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 5/11/26, 6/8/26, 7/13/26, 7/27/26 • A. Reid asked about a second meeting in June as it is not listed. L. Bain stated yes, on 6/22/26, it was left out by mistake. A. Burney stated he is still a question for May 11th. 10. ADJOURNMENT • A. Burney moved to adjourn. T. Willsmer, Second Verbal Vote: AYE (4/0) Adjourned @ 7:33pm ======================================================================================== DOCUMENT : 2026-05-11-agenda-7804.txt BOARD : planning-board DATE : 2026-05-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-05-11-agenda-7804.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05112026-7804 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Member Vacancy Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Stephen Wallace – Director of Planning and Economic Development Leigh Bain – Administrative Assistant AGENDA Monday, 2026-05-11 – 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. 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. (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 2. BOARD COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPROVAL NOT REQUIRED (ANR) PLANS • continued from 2/23/26: (Applicant Request): 0 Reservoir Rd., (ANR-26-2) 5. PUBLIC HEARINGS • Continued from 11/24/25: 30 Summer St., Stormwater Permit (PBSW-25-6); Site Plan Review (PBSA-25-8); Special Permit (PBSP- 25-9) • Continued from 4/13/26: 222 West Townsend Rd., Stormwater Permits (PBSW-26-2 PBSW-26-3, PBSW-26-4, & PBSW-26-5) • Continued from 4/27/26: 60 Cross Rd., Stormwater Permit (PBSW-26-11) • 149 Summer St., Site Plan Review (PBSA- 26-3) • 10 Parmenter Rd., Stormwater Permits,(PBSW-26-12 & PBSW-26-13); and Special Permits (PBSP-26-3 & PBSP-26-4) • Continued from 3/16/26: 860 New West Townsend Rd., Site Plan Review (PBSA-26- 1); Stormwater Permit (PBSW-26-1) Special Permit (PBSP-26-1) Letter to continue received 6. DECISIONS and BUSINESS • Master Plan – Discuss/Approve • 250 & 356 Hollis Hill Rd – Tax Title Discussion 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 4/27/26 11. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 6/8/26, 6/22/26, 7/13/26, 7/27/26 12. BOARD COMMENT 13. ADJOURNMENT ======================================================================================== DOCUMENT : 2026-05-11-minutes-7804.txt BOARD : planning-board DATE : 2026-05-11 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-05-11-minutes-7804.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_05112026-7804 ======================================================================================== ===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 Stephen Wallace – Director of Planning and Economic Development Leigh Bain – Administrative Assistant 05/11/26 Minutes Roll Call: T. Willsmer, A. Reid, A. Burney Absent: M. Brenner 1. CALL TO ORDER • T. Willsmer @ 6:01pm 2. BOARD COMMENT • T. Willsmer let the audience know that due to Board attendance there cannot be any votes on Special Permits, and the ones on the agenda will have to be continued. Also stated there will be a hard adjournment of 7pm. 3. CHAIR / DIRECTOR’S REPORT • S. Wallace stated he is still working on the sample bylaws from surrounding communities and will have more Cluster Housing by the end of the week. He wants the Board's feedback by the end of the month. He still plans to have the draft completed in June and the final by the end of summer, getting out to all the boards in the fall. 4. APPROVAL NOT REQUIRED (ANR) PLANS • Continued from 2/23/26: (Applicant Request): 0 Reservoir Rd., (ANR-26-2) Brian Marchetti (McCarty Engineering) explained this is the ANR presented by J. LeClair at the last meeting. A. Burney moved to Endorse. A. Reid, Second. Verbal Vote: AYE (3/0) 5. PUBLIC HEARINGS • Continued from 11/24/25: 30 Summer St., Stormwater Permit (PBSW-25-6); Site Plan Review (PBSA-25-8); Special Permit (PBSP-25-9) Ryan Proctor (Dillis & Roy) representing the applicant stated he understands the hearing will be continued until the next meeting. A. Burney motioned to continue until 6/8/26 at 6:05pm. A. Reid, Second. Verbal Vote: AYE (3/0) ===PAGE 2=== • Continued from 4/13/26: 222 West Townsend Rd., Stormwater Permits (PBSW-26-2 PBSW-26-3, PBSW-26-4, & PBSW-26-5) C. Stoddard (Stoddard Engineering) stated that all the concerns addressed during the Peer Review have been addressed, and no further concerns have been identified. A. Burney asked if the plans are to open all lots at once. C. Stoddard stated the intention is to open two lots at a time. Having no Public Comments, A. Reid moved to Close the Hearing. A. Burney. Second Verbal Vote: AYE (3/0) A. Burney moved to approve projects with the Standard Conditions and Work hours Monday – Friday 7am–4pm, Sat. 8am–1pm, No Sundays, No Holidays. A. Reid, Second. Verbal Vote: AYE (3/0) • Continued from 4/27/26: 60 Cross Rd., Stormwater Permit (PBSW-26-11) Chris Anderson (McCarty Engineering) stated they have responded to all the concerns addressed in the Peer Review, and there are no further concerns. He stated he was asked to provide a written “phasing” plan, which he uploaded to the portal. The phasing will be to start at 64 Cross Rd, go to 68 Cross Rd, then to 30 Pine Grove, with the addition being the last. There were no Public Comments. A. Reid moved to Close the Hearing. A. Burney, Second. Verbal Vote: AYE (3/0) A. Burney moved to approve with the Standard Conditions, Working Hours Monday – Friday 7am-4pm, Sat. 8am-1pm, No Sundays, No Holidays and the condition that the phasing plan (construction phases) be attached to the permit. Each phase is to be signed off, or a Board approved Bond is placed prior to issuance of Occupancy. A. Reid, Second. Verbal Vote: AYE (3/0) • 149 Summer St., Site Plan Review (PBSA-26-3) Applicant Philip Smith was present and Kevin Murphy (Murphy Akashian Law) via Zoom. S. Wallace explained applicant has already obtained a Special Permit from ZBA. Also stated that there has not been a Peer Review requested as it is a Site Plan and not disturbing any earth. A. Burney inquired if the current use will be in conjunction with the sales? P. Smith replied yes that it will be in conjunction. Having no public comment, A Reid moved to Close the Hearing. A. Burney, Second. Verbal Vote: AYE (3/0) A. Burney moved to approve with the Standard conditions and the additional conditions that All vehicles for sale will be parked in the spaces numbered 1-12 on the plan submitted. No vehicles will be parked or stored outside of the marked spaces. All spaces shown on the approved site plan shall be repainted before the sale of vehicles commences. A. Reid, Second. Verbal Vote: AYE (3/0) • 10 Parmenter Rd., Stormwater Permits,(PBSW-26-12 & PBSW-26-13); and Special Permits (PBSP-26-3 & PBSP-26-4) Ryan Proctor (Dillis & Roy) representing the applicant. R. Proctor explained this project does have a Special Permit and understands will be continued to the next meeting. He explained that there are 4 applications for the 1st phase as requested by the board. The first two permits (PBSW-26-12 & PBSP-26-3) consist of 5 single family dwellings. All with private driveways, four lots will have a common driveway. There are no waivers ===PAGE 3=== being sought as it is designed per the bylaw. The lots on the common driveway are 5,6,8, &9. Will be on public water and private septic. Stated Conservation and water are ok, but there were no department comments. Plan is for BMP’s, typically stone recharge trenches discharging into rain gardens with sediment forebay at the bottom of the hill for erosion control for the individual driveways. A more common design for the common driveway, still having the stone trenches. Remainder of lots will access through frontage on either Ruth St or Parmenter Rd. A. Burney inquired if there is a maintenance agreement or HOA in place for the upkeep/ maintenance of the trenches? R. Proctor stated he believes an HOA will be in place. A. Burney stated the Board will want to see it and have the language reviewed by legal counsel. A. Burney inquired about the turning movements for the fire department and suggested maybe a “U” shape, not as an official part of the driveway but as a grass or pave system for less turns/movements. R. Proctor stated he will look into it. A. Burney stated he will want a phasing plan with a construction timeline. Do not want nine open lots. R. Proctor explained that the second two permits (PBSW-26-13 & PBSP-26-4) will be 3 lots. Similar designs as other two permits. Again, not seeking waiver as the common driveway is designed per the bylaw. They will drain from top to bottom. A. Burney stated it will eventually overflow/discharge onto the road/ wetlands and will want something in writing that the town is not responsible for repairs. R Proctor stated he will review that. This went before the Conservation Commission last week and was continued. A. Reid commented she is not a fan of the fact that there are no comments from the Fire Department. S. Wallace agreed. Abutter, Judy Viviano, 13 Ruth St. Stated she is downwind from the lake and is concerned of future flooding. If they clear all the land, will there be future flooding? Will there be appropriate drainage? S. Wallace explained that the project will be sent to a third-party engineer for review. T. Willsmer explained the stormwater bylaw. S. Wallace reiterated there are 40 conditions that must be met before the final approval is given. With no other public comment, A. Reid moved to continue until 6/8/26 at 6:05pm. A. Burney, Second. Verbal Vote: AYE (3/0) • Continued from 3/16/26: 860 New West Townsend Rd., Site Plan Review (PBSA-26- 1); Stormwater Permit (PBSW-26-1) Special Permit (PBSP-26-1) Letter to continue received T. Willsmer explained that the applicant contacted us and requested a continuance. A. Burney moved to continue until the June 8th meeting at 6:05pm. A. Reid, Second. Verbal Vote: AYE (3/0) 6. DECISIONS and BUSINESS • Master Plan – Discuss/Approve Moved to June 8th due to not having a full board • 250 & 356 Hollis Hill Rd – Tax Title Discussion A.Burney believes they could do a lot with the property, but there is no funding to purchase. A. Reid agreed. A. Burney recommends selling at auction unless another department has the funds to purchase. A. Reid, Second. Verbal Vote: AYE (3/0) 7. COMMITTEE REPORTS • Master Plan Steering Committee No update • Open Space Committee ===PAGE 4=== S. Wallace is to attend the 5/13/26 meeting to discuss the benefits of setting up a conservation fund and how to establish that. • Municipal Bldg. Design Committee No update • Capital Planning Committee No update • Economic Development Committee No update • Storm Water Task Force Will meet Thursday 5/14/26 • Montachusett Regional Planning Commission The meeting was not attended. FY27 appointment forms are out, will be on the 6/8/26 agenda • Montachusett Joint Transportation Committee The meeting will be Wednesday 5/13/26. FY27 appointment forms are out, will be on the 6/8/26 agenda 8. MINUTES APPROVAL • 4/27/26 A. Reid moved to approve. A. Burney, Second Verbal Vote: AYE (3/0) 9. MEETING SCHEDULE 6/8/26, 6/22/26, 7/13/26, & 7/27/26 10. ADJOURNMENT • A. Burney moved to close, A. Reid, Second Verbal Vote: AYE (3/0) Adjourned @ 6:43pm ======================================================================================== DOCUMENT : 2026-06-08-agenda-7841.txt BOARD : planning-board DATE : 2026-06-08 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-06-08-agenda-7841.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06082026-7841 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Member Vacancy Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Stephen Wallace – Director of Planning and Economic Development Leigh Bain – Administrative Assistant AGENDA Monday, 2026-06-08 – 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. 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. (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 2. BOARD COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPOINTMENTS • MRPC and MJTC Appointments • Board Officers and Appointments 5. APPROVAL NOT REQUIRED (ANR) PLANS • 260 Falulah Rd., (ANR-26-5) • 171 Arbor St., (ANR-26-4) 6. DE MINIMIS CHANGE • 171 Arbor St., Request For Modification To A Site Plan Approval (PMOD-26-2) 7. PRELIMINARY CONSULT • Sunny Hill Rd., Shared driveway 8. PUBLIC HEARINGS • Continued from 11/24/25: 30 Summer St., Stormwater Permit (PBSW-25-6); Site Plan Review (PBSA-25-8); Special Permit (PBSP 25-9) • Continued from 5/11/26: 10 Parmenter Rd., Stormwater Permits, (PBSW-26-12 & PBSW-26-13); and Special Permits (PBSP- 26-3 & PBSP-26-4) • Continued from 3/16/26: 860 New West Townsend Rd., Site Plan Review (PBSA-26- 1); Stormwater Permit (PBSW-26-1) Special Permit (PBSP-26-1) • 934 Mass Ave., Stormwater Permit (PBSW- 26-14) • 757 Chase Rd., Site Plan Approval (PBSA-26- 4) and Stormwater Permit (PBSW-26-15) 9. DECISIONS and BUSINESS • Master Plan – Discuss/Approve 10. BOARD DISCUSSIONS 11. ABUTTING COMMUNITY NOTICES 12. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee 13. MINUTES APPROVAL • 5/11/26 14. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 6/22/26, 7/13/26, 7/27/26, 8/10/26 15. BOARD COMMENT 16. ADJOURNMENT ======================================================================================== DOCUMENT : 2026-06-08-minutes-7841.txt BOARD : planning-board DATE : 2026-06-08 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-06-08-minutes-7841.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_06082026-7841 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner, Chair Timothy Willsmer, Vice Chair Amanda Reid, Clerk Adam Burney, Member Anthony Nicastro, Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Stephen Wallace – Director of Planning and Economic Development Leigh Bain – Administrative Assistant 06/08/26 Minutes Roll Call: M. Brenner, T. Willsmer, A. Burney, A. Nicastro Absent: A. Reid 1. CALL TO ORDER • M. Brenner @ 6:01pm 2. BOARD COMMENT • M. Brenner let the public know that all hearings that have Special Permits will be continued due to the lack of quorum. • A. Burney said that with the recent failure of the over-ride and with the public discourse and vote that the board is essentially mandated to relax the commercial zoning bylaws, expand the commercial zones, encourage revenue positive development. The town needs positive economic development and to encourage commercial development. M. Brenner strongly agreed. • M. Brenner asked the board to stay after; to go over summer calendars so that we can plan accordingly. He also explained that calendar discussions do not fall under open meeting law, as it is scheduling and also not a good idea to go on public tv and announce when you are not home. 3. CHAIR / DIRECTOR’S REPORT • M. Brenner welcomed newest elected Board Member, Anthony Nicastro • S. Wallace stated he is working on the 4 zoning proposals; Cluster Housing, Inclusionary, Senior Housing, and Site Plan Review. The Site Plan Review is geared towards economic development. He needs to get a handle on what the Town currently has for zoning so that he can plan future zoning efforts. He was able to secure a grant through the regional planning commission so that we can update our year 2000 build out analysis maps. Only Adam provided feedback, moving forward to get the drafts together and out for review in a couple of weeks. Would like to have working sessions- ===PAGE 2=== real time, face-to-face discussions. These sessions will be published and open to the public. Is hoping to have one session at a regular scheduled meeting. 4. APPOINTMENTS • MRPC and MJTC Appointments See below motion • Board Officers and Appointments After discussions A. Burney made the motion to Nominate slate of Officers and Board Appointees to stay the same as they were last year. T. Willsmer, Second. Verbal Vote: AYE (4/0) 5. APPROVAL NOT REQUIRED (ANR) PLANS • 260 Falulah Rd., (ANR-26-5) David LeRoy (Hannigan Engineering) representing the applicant, Fitchburg Redevelopment Authority, explained this project is in both Fitchburg and Lunenburg. They will be going to Fitchburg next. It meets Fitchburgs requirements. S. Wallace asked if the access and frontage are in Fitchburg. D. LeRoy answered yes. A. Burney asked if there was already a house on lot 1. D. LeRoy replied, no. M. Brenner asked how it works when all the access and frontage are in another town? S. Wallace explained the project frontage and access will have to meet and approved by the town they are in. When the property is in two towns, applicant is required to go before both and get endorsements from both. A. Burney moved to Endorse. A. Nicastro, Second. Verbal Vote: AYE (4/0) • 171 Arbor St., (ANR-26-4) Justin LeClair (McCarty Engineering) representing the applicant, Scott Perry explained this is a land swap from lots 2 & 3; the property lines are being moved to maintain deeded access. A. Burney moved to Endorse. T. Willsmer, Second. Verbal Vote: AYE (4/0) 6. DE MINIMIS CHANGE • 171 Arbor St., Request for Modification to A Site Plan Approval (PMOD-26-2) Justin LeClair (McCarty Engineering) representing the applicant, Scott Perry. Explained since the Special Permit and Stormwater Permits were granted, lot 1 was sold to an abutter who has no desire to develop the land. The back lot is currently under agreement with a separate buyer that also has no intention of developing the land. The changes are to eliminate the 2 lots, construct a 3700 sq foot home (a slight increase), associated driveway, grading, septic, and change the driveway apron. They are keeping the common driveway. Previously were allowed to remove 80,000 cubic square yards of materials and they have only removed 40,000 and there is no intention of removing any more. A. Burney confirmed that lot 3 is under agreement with a separate buyer, and lot 1 is a similar situation. A. Burney stated a bigger concern is the relocation; it is closer to the neighbor, now on a slope, new is below slope, essentially a new stormwater system. This is not a de minimis change; you are redesigning grading, rotating the house, and increasing the house size. J. LeClair said the grading was completed per approval; minor change is to slope in corner, still maintaining/ adding retaining wall. M. Brenner is worried about calculations and bigger changes; this is not a de minimis change and will want confirmation the calculations are correct. Ed Sweeny (builder) asked to confirm what they want reviewed; the plans were previously reviewed by Graves Engineering. A. Burney stated the board wants the new calculations confirmed. A. Burney moved this is a De Minimis change. T. Willsmer, Second Verbal Vote: NAY (4/0) 7. PRELIMINARY CONSULT ===PAGE 3=== • Sunny Hill Rd., Shared driveway Justin LeClair (McCarty Engineering) representing Ed McSweeney, who was in the audience, explained project went along with a prior, larger project. They are ready to proceed with this portion and wanted to see if the board has any concerns prior to them submitting a new Special Permit for the common driveway and a new Stormwater Permit for each lot. There is an existing gravel road that goes down to a dead end. The land is steep slopes, an undeveloped wooded area. There is currently a drainage easement. They feel this would be the most viable option, building off the existing gravel road. He has spoken with the DPW director, and he is in favor and that a common driveway makes sense. A. Burney asked if there would be any shared drainage? J. LeClair said yes, there would. A. Burney explained it is one Stormwater Permit for all the lots that share the drainage. J. LeClair stated there will be an HOA. A. Burney explained the Board will require a phasing plan to be submitted that will be included in the permit. Also explained that the phasing plan needs to be explicit as it will allow for lots to be released while others are still under construction. A. Burney stated the biggest concern is a turnaround for fire trucks. A. Burney suggested they investigate a “U” loop for fire truck access. 6. PUBLIC HEARINGS • Continued from 11/24/25: 30 Summer St., Stormwater Permit (PBSW-25-6); Site Plan Review (PBSA-25-8); Special Permit (PBSP-25-9) Ryan Proctor (Dillis & Roy) sent a letter prior to the meeting requesting to be continued until the next meeting. A. Burney motioned to continue until 6/22/26 at 6:05pm. T. Willsmer, Second. Verbal Vote: AYE (4/0) • 10 Parmenter Rd., Stormwater Permits,(PBSW-26-12 & PBSW-26-13); and Special Permits (PBSP-26-3 & PBSP-26-4) Gregory Roy (Dillis & Roy) sent a letter prior to the meeting requesting to be continued until the next meeting. A. Burney moved to continue until 6/8/26 at 6:05pm. T. Willsmer, Second. Verbal Vote: AYE (4/0) • Continued from 3/16/26: 860 New West Townsend Rd., Site Plan Review (PBSA-26- 1); Stormwater Permit (PBSW-26-1) Special Permit (PBSP-26-1) Letter to continue received Gregory Roy (Dillis & Roy) sent a letter prior to the meeting requesting to be continued until the next meeting. A. Burney moved to continue until the June 22nd meeting at 6:05pm. T. Willsmer, Second. Verbal Vote: AYE (4/0) A. Burney asked S. Wallace to pass along to applicant that he strongly encourages an answer to the request to explore altering the common driveway into a needle eye or something other. If they have and it doesn’t work, what was explored and why it didn’t work. • 934 Mass Ave., Stormwater Permit (PBSW-26-14) • Ting Chang (TF Moran, Inc) and the applicant, Nate Sherwood, Unitil explained the project involves upgrading the existing electrical substation through the construction of a new facility immediately adjacent to the current one. Once the new substation is energized, the old one will be decommissioned and removed. They are seeking an Order of Conditions from the Conservation Commission as the site is quite wet and believes they are at the tree management portion. Stated, the only impervious material will be the ===PAGE 4=== roof and a concrete pad; it is a reduction because they will be replacing asphalt with gravel. It does slightly increase runoff; however, it will be clean runoff. Explained the lot is roughly 6 acres, and a majority of the land is wetland or wetland buffer. S. Wallace stated it is very constricted, asked where they are with Conservation. T. Chang stated that they are waiting for DEP approval. S. Wallace asked how they will be responding to Graves' comment regarding a retaining wall. T. Chang replied that there is currently a fence there that they will move over roughly two feet and will add a retaining wall and that she will be submitting the changes to Graves. A. Burney stated he is not ready to approve but doesn’t see any problems. T. Chang asked the board if they could approve with conditions? A. Burney said, not with the Conservation Commission outstanding. M Brenner agreed that the Conservation decision is needed. A. Burney moved to continue to 6/22/26 @ 6:05pm. T. Willsmer, Second Verbal Vote: AYE (4/0) • 757 Chase Rd., Site Plan Approval (PBSA-26-4) and Stormwater Permit (PBSW-26- 15) Applicant Brian Lafferty, Empire Management Corp., and via zoom, engineer Jim Almonte, Land Design Collaborative, presented the project. Jason the General Manger was also present. J. Almonte explained they were approved for the permit three or four years ago, but the project got shelved, and the permits expired. Stated they will be going before ZBA on June 10 to have that permit reissued as well. Conservations permit will expire in August, and they will be requesting an extension. The building and branding are outdated. M. Brenner commented on the parking as changed over the last 5 years. A. Burney mentioned that they had previously been hesitant to do soil testing and asked if they still expected that condition. A Nicastro asked what the differences are if any? J. Almonte explained the same plan with changes to the setbacks, curb cuts; landscape island is bigger. There were no public comments. A. Burney moved to close the Hearing. T. Willsmer, Second. Verbal Vote: AYE (4/0) A. Burney moved to approve with standard conditions along with the condition Soil testing shall be done at the location of the infiltration system before the system is installed. All soil testing results shall be submitted to the Land Use Department for review and approval by the Planning Board’s consulting engineer for compliance with the designed system shown on the approved plans (see also Condition #18). And; Once the new building receives its Occupancy Permit and becomes operational, all vehicles for sale shall be loaded/unloaded within the property boundaries and not take place in the road right-of-way. T. Willsmer, Second. Verbal Vote: AYE (4/0) 7. DECISIONS and BUSINESS • Master Plan – Discuss/Approve M. Brenner stated it has not been sent out and will move to next meeting 8. BOARD DISCUSSIONS 9. COMMITTEE REPORTS • Master Plan Steering Committee Has not meet since our last meeting • Open Space Committee Discussing/reviewing current direction the committee is going ===PAGE 5=== • Municipal Bldg. Design Committee Missed the meeting. There is a questionnaire going out to Department heads • Capital Planning Committee Met once since our last meeting, nothing new to report • Economic Development Committee Moved to next week, working on ribbon cutting ceremonies • Storm Water Task Force Met, primarily reviewing consultants and developing questions • Montachusett Regional Planning Commission N/A • Montachusett Joint Transportation Committee N/A 10. MINUTES APPROVAL • 5/11/26 A. Burney moved to approve. T. Willsemer, Second. Verbal vote: AYE (4/0) 11. MEETING SCHEDULE • 6/22/26, 7/13/26, 7/27/26, 8/10/26 12. BOARD COMMENT M. Brenner spoke about an idea he has; to speak to the state representatives about the (known) lack of/shortage of qualified people to fill municipal roles. He feels it could be fixed legislatively, fairly easily by reduced tuition or student loan payback; some type of incentive. A. Burney agreed there is a shortage but believes the qualified people are choosing the private sector due to politics, attitude from citizens, for better pay and less stress. The citizenry does not understand how municipal government works, and they feel entitled to berate the town's employees. S. Wallace agreed that the treatment of municipal employees by citizens has gotten worse over the last ten years. 13. ADJOURNMENT A. Burney moved to adjourn. T. Willsmer, Second. Verbal Vote: AYE (4/0) @ 7:58pm ======================================================================================== DOCUMENT : 2026-06-22-agenda-7865.txt BOARD : planning-board DATE : 2026-06-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-06-22-agenda-7865.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06222026-7865 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner, Chair Timothy Willsmer, Vice Chair Amanda Reid, Clerk Adam Burney, Member Anthony Nicastro, Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Stephen Wallace – Director of Planning and Economic Development Leigh Bain – Administrative Assistant AGENDA Monday, 2026-06-22 – 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. 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. (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 2. BOARD COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPOINTMENTS 5. PUBLIC HEARINGS • Continued from 11/24/25: 30 Summer St., Stormwater Permit (PBSW-25-6); Site Plan Review (PBSA-25-8); Special Permit (PBSP 25-9) • Continued from 5/11/26: 10 Parmenter Rd., Stormwater Permits, (PBSW-26-12 & PBSW-26-13); and Special Permits (PBSP- 26-3 & PBSP-26-4) • Continued from 3/16/26: 860 New West Townsend Rd., Site Plan Review (PBSA-26- 1); Stormwater Permit (PBSW-26-1) Special Permit (PBSP-26-1) • Continued from 6/8/26: 934 Mass Ave., Stormwater Permit (PBSW-26-14) • 1325 Massachusetts Ave., Site Plan Review (PBSA-26-5) 6. DECISIONS and BUSINESS • 189 Electric Ave – Performance Guarantee Bond • 485 Leominster Shirley Rd – Decommission Bond • Master Plan – Discuss/Approve 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 • 6/8/26 11. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) • 7/13, 7/27, 8/10, and 8/24/26 12. BOARD COMMENT 13. ADJOURNMENT