# planning-board — 10 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 : 2026-06-22-minutes-7865.txt BOARD : planning-board DATE : 2026-06-22 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-06-22-minutes-7865.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_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 06/22/26 Minutes Roll Call: M. Brenner, T. Willsmer (via Zoom), A. Reid, A. Burney, A. Nicastro 1. CALL TO ORDER • M. Brenner @ 6:00pm 2. CHAIR / DIRECTOR’S REPORT • M. Brenner announced voting will be Roll Call as T. Willsmer is attending via Zoom. • S. Wallace stated the four major bylaws; Senior Housing, Inclusionary, Cluster Housing, and Site Plan Review drafts have been sent and now is time to schedule a public working session. The working session should not be more than an hour and a half. He confirmed that 5pm was acceptable for everyone. He gave a list of dates to choose from, 7/20, 7/21, and 7/22. After discussion, the public Bylaw Working Session will be on 7/20/26 at 5pm in the Bilotta meeting room. 3. 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) M. Brenner explained that each permit type has a required majority of board members. Can be a simple majority or a major majority. A Special Permit requires a major majority which is 4 out of 5 members; when this Hearing was opened Mr. Nicastro was not on the board and is not eligible to vote, so a 4 out of 4 will be required from the rest of the board. Ryan Proctor (Dillis and Roy) represented the applicant. He reminded the Board that the project is a 26,000 square foot, 4 floors, 820-unit, storage facility. He addressed questions that were asked by the board previously. Regarding the TSS and phosphorus removal; they are adding multiple stormwater storage areas around the perimeter of the site. He stated that the bylaw requires roughly 2,400 square feet, and they are exceeding by being at 10,000 square feet. As for erosion controls at the rear of the site, the topography of the site is at a slant. They do have erosion controls on all other ===PAGE 2=== parameters. In response to access ramp and trash truck turn around; updated stand- alone plans were uploaded to the portal. Clarified that there is no intention of any living spaces/ apartments, vehicle rentals, or ability to drive vehicles into the building. There will be a loading bay that a vehicle can backup to for unloading. There will be one employee on the premises at a time, office hours 9am to 6pm and keypad access from 6am to 10pm. They are happy to work with the Police Dept setting up and the security system and to have that as an order of conditions. M. Brenner confirmed that the Special Permit is because the property is located on the flood plain. R. Proctor stated that Conservation and DEP have approved the project. Conservation issues an Order of Conditions about a month ago. There were no public comments. A. Burney moved to close all three hearings. A. Reid, Second. Roll Call Vote: A. Reid, AYE; T. Willsmer, AYE; A. Burney, AYE; M. Brenner, AYE. (4/0) A. Burney moved to approve Stormwater Permit PBSW-25-6 with standard conditions. A. Reid, Second. Roll Call Vote: A. Reid, AYE; A. Burney, AYE; T. Wilsmer, AYE; M. Brenner, AYE (4/0) A. Burney moved to approve Site Plan PBSA-25-8 with standard and the additional conditions, no truck rentals are allowed on the property, if the applicant wants to have truck rentals in the future, a Modification will be required, will work with the Police Department on the installation of a security system, operating hours are to be 6am to 10pm Monday through Sunday, and construction hours are 7am to 5pm Monday through Friday and 8am to 2pm on Saturday. A. Reid, Second. Roll Call Vote: A. Reid, AYE; T. Willsmer, AYE; A. Burney, AYE; M. Brenner, AYE (4/0) A. Burney moved to approve Special Permit for Flood Plain PBSP-25-9 with standard conditions. A. Reid, Second. Roll Call Vote: A. Reid, AYE; T. Willsmer, AYE; A. Burney, AYE, M. Brenner, AYE (4/0) • 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) Ryan Proctor (Dillis and Roy) represented the applicant. He started with stating that they have responded to Graves Engineering’s concerns and have sent them and uploaded to the portal the response letter and updated plans. The Owner and Maintence Manuel has been updated to include an owner signature page, statement that logs will be provided to the Planning Board Yearly, and they have defined a major storm event (2yr storm). They have completed soil testing at all sites, and the tested data is either on the detail sheet or on the updated plan itself. They reviewed the option of a grassed turn around area and have decided paving the entire area is more appropriate for maintenance and longevity and have added a turning diagram. Stated that the applicant does not want to phase the construction; they are not proposing clearing the entire hill at once but also do not want to keep bringing the trucks in and out. A. Burney stated they will want to see the Homeowner Association language prior for approval as it will be part of the decision. R. Proctor said he is not sure if it will be a HOA or a Maintenance Agreement. S. Wallace stated that if there are 5 lots on one stormwater system, it is an HOA, and we want to present it to town counsel for review. A. Burney stated we need a detailed phasing plan and if the applicant does not want to comply then there will be no ===PAGE 3=== Occupancy Permits issued until all lots are built and all greenery has been established. S. Wallace stated that tree removal is construction and cannot begin until after the pre- construction meeting is held with Applicant, S. Wallace, the Perr Review Engineer, and the Building Commissioner. Ali Dougan, Benjamin Builders via Zoom stated they typically clear the lots at once and pour first foundation and when the framing starts, they start laying the foundation at the next lot and so on, so wants to clear the whole phase at once. M. Brenner confirmed A. Burney was stating, we don’t want to burden the applicant with bringing the trucks in multiple times however the phasing is important for the amount of soil being disturbed and to ensure each lot can make it to market in a timely manner. A. Burney told the applicant to work with their engineer to create a phasing plan for the board to review. Judy Viviano, 13 Ruth St., thanked the board for the concerns around clear cutting. She stated she lives downward from the site, the last house before the lake, and clear cutting the entire hill would create a lot of water for her and thinks the phases will help. S. Wallace explained that concern is why there is a pre- construction meeting with the engineer, to make sure proper erosion controls are in place. A. Burney asked if there are temporary stormwater controls proposed or confident the basins will work? R. Proctor stated that the basins will be more than efficient. M. Brenner confirmed that we are waiting for Graves Engineering to review the response and updated plans. S. Wallace confirmed that is correct. A. Burney moved to continue all permits to July 13, 2026, at 6:05pm. A. Reid, Second. Roll Call Vote: A. Reid, AYE; A. Burney, AYE; T. Willsmer, AYE; M. Brenner, 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) Ryan Proctor (Dillis and Roy) represented the applicant, reminded the board this project consists of 4 lots each containing townhomes with 5 units each, using a common driveway. He said ZBA approved the duplex and Conservation has continued. S. Wallace stated that Graves Engineering has submitted their response with concerns. R. Proctor said they have addressed the concerns from Graves and resubmitted the plans. He also stated they looked into a looped turnaround, but it will not work with the slope of the driveway. A. Burney asked what method of fire prevention is planned. R. Proctor stated there will be wells on each lot. Is there a provision for cisterns or something. He said yes, 30,000-gallon cistern. A. Nicastro asked how many wells. R. Proctor stated 4, one on each lot. A. Nicastro mentioned fire prevention was a ZBA concern too. M. Brenner stated that the common driveway was never conceived to service twenty units. He asked what is being done other than bare minimum requirements to make this driveway appropriate for 20 units? R. Proctor stated this came up at ZBA also. ZBA requested that the width be increased to 20feet. S. Wallace asked if there were shoulders and if 2 cars could pass each other? R. Proctor replied, yes, there are 2feet grass shoulders on each side. M. Brenner stated seems a lot of people would be driving on it, is it being built differently. R. Proctor stated they are meeting the bylaw requirements. A. Burney said the 3” is an older road spec. and most towns are 2 ½ - 1 ½". But it is a special permit so we can add conditions. We can also have Graves Engineering review. M. Brenner thinks an engineer's perspective is a good idea. He doesn’t want future homeowners to be unaware. A. Reid asked if maintenance and care can be added to their HOA? A. Burney commented it will wear out sooner than anyone thinks it should and will need some type of HOA, and the documents will have to be provided to the board. ===PAGE 4=== M. Brenner confirmed that we are waiting for Graves' second review. A. Burney stated with the length of the driveway; he would like a fire prevention review. A. Nicastro asked how many fire hydrants there would be. R. Proctor stated none. A. Nicastro asked what the length was from the cistern to the farthest lot. R. Proctor replied, 400 feet. There were no public comments. A. Burney moved to continue all permits to 7/13/26 at 6:05pm. A. Reid, Second. Roll Call Vote: A. Reid, AYE; A. Burney, AYE; T. Willsmer, AYE; M. Brenner, AYE (4/0) • Continued from 6/8/26: 934 Mass Ave., Stormwater Permit (PBSW-26-14) Prior to the meeting, the applicant requested a continuance to 7/13/26 via email. A. Burney moved to continue to 7/13/26, at 6:05pm. A. Reid, Second. Roll Call Vote: A. Reid, AYE; A. Burney, AYE; A. Nicastro, AYE; T. Willsmer, AYE; M. Brenner, AYE (5/0) • 1325 Massachusetts Ave., Site Plan Review (PBSA-26-5) Ryan Proctor (Dillis and Roy) represented the applicant GCLT Realty Trust. R. Proctor stated the site had been before the board before and was previously permitted, so not a new project. In the previous permits, a portion was sectioned off as a standalone commercial building, and that is the project tonight. There are three minor amendments to the previous permitted plan. The original permit had the building at 5400 Square Feet, now it is 6000 square feet. Previous Parking spaces were required 20, increase to 24 which also includes 2 handicap spaces at the front of the building. Last they required 24 feet pavement width between spaces, adding 26 feet. They are also adding access to the westerly side of the site and a patio behind. To address Graves’ concerns about lighting, he stated they are non-longer proposing light poles in the parking lot. Instead, they are going with security lighting. A. Burney asked S. Wallace why there is no modification for the stormwater permit. S. Wallace stated they will pitch that as a deminimis change. A. Burney commented that they are changing the size of the impervious ground. Asked what the entire increase in square footage. R. Proctor stated roughly 2000 square feet and that Graves did not have any concerns. Dan Proctor 1525 Mass Ave. stated that he is a neighbor and is in favor of the project and is happy to have Dillis and Roy there. A. Burney moved to close the hearing. A. Reid, Second. Roll Call Vote: A. Reid, AYE; T. Willsmer, AYE; A. Burney, AYE; A. Nicastro, AYE; M. Brenner, AYE (5/0) A. Burney moved to find the 1800 square foot changes to Stormwater 1294 approved 2/27/2023 to be De Minimis based on the nature of the impervious and confirmation from Graves that the proposed will handle the additional runoff. A. Reid, Second. Roll Call Vote: A. Reid, AYE; T. Willsmer, AYE; A. Burney, AYE; A. Nicastro, AYE; M. Brenner, AYE (5/0) A. Burney moved to approve the De minimis changes to stormwater permit 1294. A. Reid, Second. Roll Call Vote: A. Reid, AYE; T. Willsmer, AYE; A. Burney, AYE; A. Nicastro, AYE; M. Brenner, AYE (5/0) A. Burney moved to approve the Site Plan with standard conditions and construction hours 7am –5pm Monday through Friday, 8am –12pm Saturdays. No work to be done on Sundays and Holidays. A. Reid, Second Roll Call Vote: A. Reid, AYE; T. Willsmer, AYE; A. Burney, AYE; A. Nicastro, AYE; M. Brenner, AYE (5/0) ===PAGE 5=== 4. DECISIONS and BUSINESS • 189 Electric Ave – Performance Guarantee Bond S. Wallace read the email from Graves Engineering that stated the bond estimate prepared by Haley-Ward. The estimate of $3500 with a 30% contingency totaling $4550.00 will be sufficient to complete the work to the rain gardens. A. Burney stated there is an old access driveway on the property that either needs to be removed, or a permit obtained, or enforcement needs to happen. The driveway was never permitted and created a lot of stormwater runoff and erosion. Masoud Razin, applicant stated the driveway is not on his property, it is on 213 & 195 which are still owned by the previous owner Red Bird Construction and those lots are under litigation by original owners. Former owner had permission to use the access driveway; it was put in to be able to get to 181 & 189. Dan Sheehan (Haley-Ward) was unaware of any unpermitted work prior to his involvement. Confirmed this is a runoff issue and a potential conveyance. After discussions of what recourses, the board has, it was decided that a request for a “Stop Work Order” is to be placed with the building commissioner for the remaining 3 lots listed on the original Stormwater permit PBSW-24-9 issued 12-9-2024 for 181, 189, 195, 213, & 221 Electric Ave. The remaining lots are 195, 213, & 221. The request does not bring monetary recourse but ensures the problem will be resolved prior to any further work being done. A. Burney moved to accept the $4550.00 Bond for 189 Electric Ave. A. Reid, Second. Roll Call Vote: A. Reid, AYE, A. Burney, AYE, A. Nicastro, AYE, T. Willsmer, AYE, M. Brenner, AYE (5/0) • 485 Leominster Shirley Rd – Decommission Bond Ryan McGlothlin (Silo Electric) was present via zoom. S. Wallace explained that this is a $250,000 decommissioning bond for a solar battery energy project approved by the board last year (PBSA-25-1). The applicant and Town Counsel have worked together on acceptable bond language. A. Burney asked if they are providing the bond or using a Bonding Company. S. Wallace stated they are using an insurance company. He also asked if approving language for the bond. S. Wallace stated that we are approving the language. A. Burney confirmed that the town council was working with the bonding company. A. Burney moved to accept the bond language and bond of $250,000. A. Reid, Second. Roll Call Vote: A. Reid, AYE; A. Burney; AYE, T. Willsmer, AYE; A. Nicastro, AYE; M. Brenner, AYE (5/0) • Master Plan – Discuss/Approve M. Brenner stated has not sent it out yet 5. COMMITTEE REPORTS • Master Plan Steering Committee Not meeting currently • Open Space Committee Missed last meeting • Municipal Bldg. Design Committee Received most of the feedback from town departments regarding their needs. Still waiting for some departments to respond. S. Wallace stated that if we have an approved ADA plan, there is money to be obtained from the state for ADA upgrades on municipal buildings. • Capital Planning Committee ===PAGE 6=== Has not met • Economic Development Committee Has not met • Storm Water Task Force Will be meeting Wednesday 6/24/26 • Montachusett Regional Planning Commission Meet a few weeks ago, couldn’t attend, no meetings in July • Montachusett Joint Transportation Committee Unable to attend 6. MINUTES APPROVAL • 6/8/26 Minutes were not available 7. MEETING SCHEDULE • 7/13, 7/27, 8/10, and 8/24/26 8. BOARD COMMENT 9. ADJOURNMENT • A. Burney moved to Adjourn. A. Reid, Second. Roll Call Vote: A. Reid, AYE; A. Burney, AYE; T. Willsmer, AYE; A. Nicastro, AYE, & M. Brenner, AYE (5/0) @ 8:10pm ======================================================================================== DOCUMENT : 2026-07-13-agenda-7906.txt BOARD : planning-board DATE : 2026-07-13 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-07-13-agenda-7906.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07132026-7906 ======================================================================================== ===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, 2026-07-13 – 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. DE MINIMIS CHANGE • 942-944 Reservoir Rd., Request to Modify a Special Permit, (PMOD-26-3) 5. PUBLIC HEARINGS • 171 Arbor St., Request for Modification to a Special Permit/Stormwater, (1412) • 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) • 10 Parmenter Rd., Special Permit, (PBSP-26- 6 & PBSP-26-7), and Stormwater Permit (PBSW-26-16) • 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) 6. DECISIONS and BUSINESS • Master Plan – Discuss/Approve 7. BOARD DISCUSSIONS 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 • 6/8/26 & 6/22/26 10. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 7/27, 8/10, 8/24, & 9/14/26 11. BOARD COMMENT 12. ADJOURNMENT ======================================================================================== DOCUMENT : 2026-07-13-minutes-7906.txt BOARD : planning-board DATE : 2026-07-13 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-07-13-minutes-7906.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_07132026-7906 ======================================================================================== ===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 07/13/26 Minutes Roll Call: M. Brenner, T. Willsmer entered late at 6:15 pm, A. Reid, A. Burney, A. Nicastro Absent: None 1. CALL TO ORDER • M. Brenner at 6:00 pm 2. BOARD COMMENT • None 3. CHAIR / DIRECTOR’S REPORT • S. Wallace stated that drafts of the By-Laws that the board will be working on (Inclusionary By-Law, Senior Housing By-Law, Minor Site Plan Approval and Cluster Zoning By-Law) have been distributed to the members. The first working session to discuss the By-Laws has been schedule for Monday, July 20th at 5pm. • DE MINIMIS CHANGE 942-944 Reservoir Road, Request to Modify a Special Permit (PMOD-26-5) Hearing is a de minimis change to a stormwater permit and site plan approval. S. Wallace stated that recently 3 single family homes were approved on Goodrich Street and one single family house lot on Reservoir Road. They would like to change the single family house on Reservoir Road to a duplex. B. Marchetti (McCarty Engineering) was present and stated that a developer has purchased the property. Overall a second driveway was added for the second unit otherwise the project remains the same. A. Burney moved to approve a De Minimis Change. A Reid Second. Roll Call Vote: A. Nicastro – Aye, A. Burney – Aye, A. Reid – Aye, T. Willsmer, Aye, M. Brenner – Aye A Burney moved to accept the DeMinimis Change A. Reid Second ===PAGE 2=== Roll Call Vote: A. Nicastro – Aye, A. Burney – Aye A. Reid Aye, T Willsner – Aye, M. Brenner Aye 4. PUBLIC HEARINGS • 171 Arbor Street, Request for Modification to a Special Permit/Stormwater (1412) B. Marchetti (McCarty Engineering) stated the lot has been sold. The changes to Special Permit/Stormwater reflect the actual development the purchaser is proposing. A. Burney moved to close the public hearing. A. Reid Second Roll Call Vote: A. Nicastro – Aye, A. Burney – Aye, A. Reid – Aye, T. Willsner – Aye, M. Brenner – Aye A Burney moved to approve record 1412 for 171 Arbor Street modification to Common Driveway and Special Permit/Stormwater Plan. A. Reid Second Roll Call Vote: A. Nicastro – Aye, A. Burney – Aye, A. Reid – Aye, T. Willsner – Aye, M. Brenner – Aye A Burney moved to include hours of construction hours in the decision, 7-4 Friday, 8-1 Saturday and no Sunday. A. Reid Second Roll Call Vote: A. Nicastro – Aye, A. Burney – Aye, A. Reid – Aye, T. Willsner – Aye, M. Brenner – Aye • 10 Parmenter Road Continued from 5/11/26; Stormwater Permits, (PBSW-16-12 & PBSW-26-13, and Special Permits (PBSP-26-3 & PBSP-26-4 Ryan Proctor (Dill & Roy) stated that these lots are Lots 2 through 4 and 5 through 13 Parmenter Road. Graves Engineering provided their review. They have indicated that they are satisfied with the layout and stormwater design that were presented. There were no condition related to or additional items. A sequencing plan and draft HOA document were requested. HOA document is in process or will be with a deed or common driveway agreement. The Phasing Plan has been prepared and will be uploaded to the portal. A limit of tree clearing is shown on all site plans for the entire lot. The Board discussed the project’s phasing and land clearing with the Applicant’s engineer. Applicant’s Engineer stated that not more than 6 dwelling would be in process at one time. The owner would seek a Certificate of Occupancy or a Temporary CO for the first lot before moving on the 7th lot. Gail and Bart Lawless of 21 Parmenter Road were present for the public hearing and have questions with regard to the Phasing of the project. Ms. Lawless stated that there are existing houses and there is a steep incline. Clearing trees and the existing houses being lower, creates concerns about rainwater and runoff. Questioning in Phasing whether it would be all the lots on Parmenter at one time? M. Brenner explained the process as he understand it. Ms. Lawless also questioned the location of driveways directly across from the existing driveway. R. Proctor stated that driveway locations are topography driven so that the proper slope can be obtained and that is why they are where they are. Kim Duffy of 1479 Mass Ave was present on zoon for the hearing. Ms. Duffy stated that in looking at the map it appears that the proposed development really blocks off what looks like a major wild life corridor and asked if this was considered in this site plan. If not, could it be? R. Proctor stated that no not specifically that he is aware of but the developer has tried be intentional with the limit of clearing to what is needed for the house, septic and driveway. Bart Lawless of 21 Parmenter Road expressed concerns about drainage and about the volume of trees being cut. Ali of Benjamin Builders was at the Public Hearing on Zoom and stated that they will not be clear cutting the lot. They will only be cutting enough trees to site the house, septic system and a small yard. They are planning to cut ===PAGE 3=== all the trees that the will be cut for the entire development at the same time, but that is not to say they are clear cutting the lot. A Burney stated that he would like to consider a predetermined schedule by Graves as opposed to a reactionary schedule of inspections based on the size of the open area and the potential impacts of failed silt fence or otherwise. S. Wallace stated that a fairly detailed sequence of construction would be prepared before the next meeting. The board and the applicant discussed methods for securing the long-term maintenance of the drainage facilities for the shared driveways, whether that be through the traditional method of a homeowner associated or by some other means. S. Wallace stated that what is required for the next meeting is a Phasing Schedule, an inspection schedule for Graves Engineering with a cost estimate and a time frame for when the project will begin. A Burney moved to continue to 7/27/26 at 6:00 pm. A. Reid Seconded. Roll Call Vote: A. Nicastro – Aye, A. Burney – Aye, A. Reid – Aye, T. Willsner – Aye, M. Brenner – Aye • 10 Parmenter Road, Special Permit, (PBSP-26-5 & PSSP – 26-7, and Stormwater Permit (PBSP-26-16) Ryan Proctor (Dillis & Roy) stated that this is the last portion of this project, Lots 14 through 24. There have been property address given to these lots. This is a very similar design practice as the previous hearing with a combination of common driveways and private lots. Common Driveway on lots 14 and lot 15 and a common driveway serving 4 lots, lots 20, 21, 23 and 24. The rest will have private driveways. The stormwater approach in nearly identical to the lots previously discussed. Since there were discussions with the previous lots, comments from Graves Engineering were incorporated into these lots. There were only 4 action items. 1) A discrepancy in the hydrological calculations which resulted in a roof infiltration trench on Lot 18 that was not shown on the site plan; 2) Lot 18 – soil testing was performed. There is a rain garden along the frontage and given the elevation of the wetland, Graves asked for deeper testing. 3) A question about the cross slope on the driveways, in certain portions there wasn’t a 2% cross slope getting water into the stone diaphragm that runs to the rain gardens and that will be adjusted; 4) A typographical error that will be corrected. In addition, all of the conversation from the hearing for the previous lots will be incorporated into these lots as well. S. Wallace stated that the Fire Department wants a couple of turn-arounds. A. Burney stated that he would like the full turning movement for each of the turnarounds not just the end turn around. The Board and the applicant’s engineer discussed the project’s inspection schedule. A Burney moved to continue to 7/27/26 at 6:00 pm. A. Reid Seconded. Roll Call Vote: A. Nicastro – Aye, A. Burney – Aye, A. Reid – Aye, T. Willsner – Aye, M. Brenner – Aye • 860 New West Townsend Road, Continued from 3/16/26, Site Plan Review, (PBSA- 26-1) Stormwater Permit (PBSP-26-1) Special Permit (pbsp-26-1) Ryan Proctor (Dillis & Roy) gave a brief update and stated that they were waiting for a review from Graves Engineering, which was received. There were no follow up action items from that review. There were two conditions and they are proposing to lower the grade on the frontage to provide access for the common driveway and better site distance. Graves would like an additional analysis after the grade is removed. R. Procter stated that he did meet with the fire dept to discuss the common driveway with ===PAGE 4=== regard to firefighting. The Board and the applicant’s engineer discussed the cistern, going over the details and the need to work with the Fire Department. They are proposing a fire cistern at the turnaround, coordinated with the fire department by a fire protection engineer. There were no additional concerns. We were asked to create turnarounds at the longer of the 3 driveways. On lots 1, 2 and 3 turnarounds were graded in and Lt Lekaditis stated that he was satisfied with the design. A draft HOA Agreement was upload to the portal which was also sent to town counsel for review last week. Graves reviewed the turnarounds. M. Brenner stated that he would like to hear Town Counsel’s review. S. Wallace asked Graves for an opinion on the sub-base of the road which was shared. S. Wallace will provide R. Proctor with that opinion. Burney moved to continue to 7/27/26 at 6:00 pm. A. Reid Seconded. Roll Call Vote: A. Nicastro – Aye, A. Burney – Aye, A. Reid – Aye, T. Willsner – Aye, M. Brenner – Aye • 934 Mass Avenue Continued from 6/8/26 Stormwater Permit (PBSW-26-14) Tang Chen (TF Morant) stated that since being before the Board a month ago the plans have been revised to address minor comments from Graves Engineering and subsequently received a letter from Graves Engineering with no issues. A. Burney moved to close the public hearing. A. Nicastro Seconded Roll Call Vote: A. Nicastro – Aye, A. Burney – Aye, T. Willsner – Aye, M. Brenner – Aye A Burney moved to approve PBSW-26-14 for 934 Mass Avenue for Stormwater Permit with construction hours of 7 am to 4 pm Monday through Friday and 8 am to 1 pm on Saturday. A. Nicastro Second Roll Call Vote: A. Nicastro – Aye, A. Burney – Aye, T. Willsner – Aye, M. Brenner – Aye 5. DECISIONS and BUSINESS • Master Plan – Discuss/Approve M. Brenner stated that he sent out a final draft of the Master Plan and its several component with a chance to discuss possibly a vote. A Burney stated that he has not had a chance to read it. A. Burney stated that he would like a chance to review it. M. Brenner stated that he would like the Master Plan to be finalized at the next meeting. Moved to July 27th meeting to allow all member to review 6. BOARD DISCUSSIONS • A. Burney stated although there were no board discussions, he asked whether the Common Driveway Permit could be included with the other 4 Bylaws the board would be reviewing. S. Wallace responded yes. We are going to the November Town Meeting with a series of editorial corrections 7. COMMITTEE REPORTS • Master Plan Steering Committee No Update • Open Space Committee Meeting Wed. July 15h • Municipal Bldg. Design Committee No Update • Capital Planning Committee No Update • Economic Development Committee ===PAGE 5=== Meeting Tues. July 14th • Storm Water Task Force T. Willsmer stated that they are working on a date for the next meeting • Montachusett Regional Planning Commission No Update • Montachusett Joint Transportation Committee No Update 8. MINUTES APPROVAL • 6/8/26 & 6/22/26 • A Burney moved Approve. A. Reid Second Roll Call Vote: A. Nicastro – Aye, A. Burney – Aye, A Reid – Aye, T. Willsner – Aye, M. Brenner – Aye 9. MEETING SCHEDULE • 6:00 pm at town hall or stated otherwise 7/27, 8/10, 8/24 & 9/14 S. Wallace stated that there will be a work session on 7/20 to discuss the language of the bylaws. 10. BOARD COMMENT • S. Wallace stated that the typing of the minutes is being transferred to another staff member. S. Wallace would like the board to direct her to use the existing format for preparing meeting minutes. A Burney so moved. A Reid Second Roll Call Vote: A. Nicastro – Aye, A. Burney – Aye, A Reid – Aye, T. Willsner – Aye, M. Brenner – Aye Roll Call Vote: A. Nicastro – Aye, A. Burney – Aye, A Reid – Aye, T. Willsner – Aye, M. Brenner – Aye A. Burney thanked Leigh Bain for getting Docusign up and running. 11. ADJOURNMENT • A. Burney motion to adjourn, A. Nicastro Second ======================================================================================== DOCUMENT : 2026-07-20-agenda-7910.txt BOARD : planning-board DATE : 2026-07-20 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-07-20-agenda-7910.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07202026-7910 ======================================================================================== ===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, 2026-07-20 – 5:00 P.M. | Town Hall (17 Main St, Lunenburg MA) The agenda lists topics reasonably anticipated by the Chair. 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. 1. CALL TO ORDER 2. PLANNING BOARD WORKING SESSION – ZONING AMENDMENTS This meeting is a working session for the Planning Board. The Board will discuss the zoning amendments it wants to bring to the 2027 Annual Meeting in May of next year. While the public is welcome to attend, please let the Planning Board do their work and save your questions/comments to the end of the meeting . • Senior Housing • Inclusionary Housing • Cluster Housing • Minor Site Plan Review 3. ADJOURNMENT ======================================================================================== DOCUMENT : 2026-07-20-minutes-7910.txt BOARD : planning-board DATE : 2026-07-20 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-07-20-minutes-7910.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_07202026-7910 ======================================================================================== ===PAGE 1=== 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 07/20/26 Minutes Roll Call: M. Brenner, T. Willsmer, A. Reid, A. Burney, A. Nicastro Absent: None 1. CALL TO ORDER Chairman Brenner at 5:00 pm 2. ZONING AMENDMENT WORKING SESSION This meeting was a working session for the Planning Board to work with the Planning Director to draft new and revised zoning bylaws for voter consideration at the 2027 Annual Town Meeting. The Board and Planning Director discussed the following zoning initiatives: • Senior Housing – issues discussed: minimum tract size, by right or by special permit, setbacks, dimensional standards, age restrictions, density standards, support services, parking, common land, and property maintenance. • Inclusionary Housing – issues discussed: by right or by special permit, affordability requirements, payments in lieu, allowing affordable housing units off-site, thresholds of applicability, density bonuses, development standards and enforcement. • Cluster Housing - issues discussed: minimum tract size, by right or by special permit, setbacks, dimensional standards, density standards, parking, open space (amount and allowed uses), and property maintenance. • Minor Site Plan Review – issues discussed: allowing minor site plan review for changes of use where no alteration of the building or parking are proposed, thresholds for environmental and traffic reviews, eventual changes to the site plan regulations. 3. ADJOURNMENT • A. Burney motion to adjourn, A. Nicastro Second, meeting adjourned at 6:05 pm. ======================================================================================== DOCUMENT : 2026-07-27-agenda-7922.txt BOARD : planning-board DATE : 2026-07-27 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-07-27-agenda-7922.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07272026-7922 ======================================================================================== ===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, 2026-07-27 – 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. PUBLIC HEARINGS • 475 Leominster Shirley Rd., Request for Modification to a Site Plan(PMOD-26-4) • 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 7/13/26: 10 Parmenter Rd., Special Permit, (PBSP-26-6 & PBSP-26- 7), and Stormwater Permit (PBSW-26-16) • 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) 5. DECISIONS and BUSINESS • Master Plan – Discuss/Approve 6. BOARD DISCUSSIONS 7. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee 8. MINUTES APPROVAL • 7/13/26 9. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 8/10, 8/24, 9/14, & 9/28/26 10. BOARD COMMENT 11. ADJOURNMENT ======================================================================================== DOCUMENT : 2026-07-27-minutes-7922.txt BOARD : planning-board DATE : 2026-07-27 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-07-27-minutes-7922.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_07272026-7922 ======================================================================================== ===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 07/27/26 Minutes Roll Call: M. Brenner, T. Willsmer,, A. Reid, A. Burney, A. Nicastro Absent: None 1. CALL TO ORDER • M. Brenner at 6:00 pm 2. BOARD COMMENT • None 3. CHAIR / DIRECTOR’S REPORT • S. Wallace stated that last Monday’s working session was a good one. Based on the feedback received, the updated bylaws were sent out today with the exception of the inclusionary bylaw. The inclusion bylaw will need to be discussed with town counsel and the town manager. The next working session is on August 8th , as a part of our next regularly scheduled meeting.. Would like these bylaws available for other boards and committees by the end of the summer. 4. PUBLIC HEARINGS • 475 Leominster Shirley Road, Request for Modification to Site Plan (PMOD-26-4) Chris Harrison (Hanigan Engineering) was present and stated that they are requesting a minor modification to the use of the building to include manufacturing. In the office industrial zoning district, manufacturing is allowed by right, which is a change in use and modification to the site plan. S. Wallace stated that this is a very minor change. The proposed manufacturing will be similar to Ecological Fibers and self contained within the building. Potential noise concerns were addressed. A. Burney moved to close the public hearing. A. Reid Second All In favor. A Burney moved to approve the Modification to Site plan with the condition that all previous conditions of the original permit and previous modifications covey to this approval. A. Reid Second. All in favor. ===PAGE 2=== • 10 Parmenter Road Continued from 5/11/26; Stormwater Permits, (PBSW-16-12 & PBSW-26-13, and Special Permits (PBSP-26-3 & PBSP-26-4 Applicant has requested a continuance until 8/24/26 A Burney moved to continue to 8/24/26 at 6:00 pm. A. Reid Seconded. All in favor • 10 Parmenter Road, (Continued from 7/13/26) (Special Permit, (PBSP-26-5 & PSSP – 26-7, and Stormwater Permit (PBSP-26-16) Applicant has requested a continuance until 8/24/26 A Burney moved to continue to 8/24/26 at 6:00 pm A. Reid Second All in favor • 860 New West Townsend Road, Continued from 3/16/26, Site Plan Review, (PBSA- 26-1) Stormwater Permit (PBSP-26-1) Special Permit (pbsp-26-1) Applicant requested a continuance until 8/24/26 Burney moved to continue to 8/24/26 at 6:00 pm. A. Reid Seconded. All in favor 5. DECISIONS and BUSINESS • Master Plan – Discuss/Approve The Master Plan was discussed. A Burney stated that overall he believes this is a good plan with the document addressing what the planning board asked for. In addition, the plan has the ability to change as the town changes. M. Brenner agreed. A Burney moved to accept and approve the Master Plan as presented. A. Reid Second All in favor. A Burney asked how the plan was to be implemented. Many options were presented. After discussion, M. Brenner will reach out to K. Duffy asking if she is willing to pull the Steering Committee members over to an Implementation Committee with the required talent bank forms, interviews etc. M. Brenner thanked everyone involved in the creation of the Master Plan. 6. BOARD DISCUSSIONS None 7. COMMITTEE REPORTS • Master Plan Steering Committee Discussion to disband continued to 8/24/26 • Open Space Committee No Update • Municipal Bldg. Design Committee Meeting in a joint meeting with the Selectboard on July 28th • Capital Planning Committee No Update • Economic Development Committee S. Wallace will be meeting with the Lunenburg Business Association at their next meeting on August 11th In addition the Economic Development Committee is trying to schedule their first ribbon cutting ceremony for a local business on August 6th. This year’s meet and greet will be on September 17th at Keating. Between S. Wallace and the Building Inspector there is now an online process for obtaining business certificates. • Storm Water Task Force ===PAGE 3=== T. Willsmer stated that they are near the end of reviewing the data they that they have. They have budget comparisons still to complete and are having discussions about how it will be presented to the town. • Montachusett Regional Planning Commission No Update • Montachusett Joint Transportation Committee No Update 8. MINUTES APPROVAL • 7/13/26 • T. Willsmer moved to Approve. A. Reid Second All in favor 9. MEETING SCHEDULE • 6:00 pm at town hall or stated otherwise 8/10, 8/24, 9/14 & 9/28 S. Wallace stated that 8/10 looks to be strictly a work session on bylaws. 10. BOARD COMMENT None 11. ADJOURNMENT • A. Burney motion to adjourn at 6:48 pm, T. Willsmer Second All in favor. ======================================================================================== DOCUMENT : 2026-08-10-agenda-7937.txt BOARD : planning-board DATE : 2026-08-10 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-08-10-agenda-7937.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08102026-7937 ======================================================================================== ===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, 2026-08-10– 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) The agenda lists topics reasonably anticipated by the Chair. 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. 1. CALL TO ORDER 2. PLANNING BOARD WORKING SESSION – ZONING AMENDMENTS This meeting is a working session for the Planning Board. The Board will discuss the zoning amendments it wants to bring to the 2027 Annual Meeting in May of next year. While the public is welcome to attend, please let the Planning Board do their work and save your questions/comments to the end of the meeting . • Senior Housing • Inclusionary Housing • Cluster Housing • Minor Site Plan Review 3. ADJOURNMENT ======================================================================================== DOCUMENT : 2026-08-10-minutes-7937.txt BOARD : planning-board DATE : 2026-08-10 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-08-10-minutes-7937.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08102026-7937 ======================================================================================== ===PAGE 1=== 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 08/10/26 Minutes Roll Call: T. Willsmer, A. Reid, A. Burney, A. Nicastro Absent: M. Brenner. 1. CALL TO ORDER Vice Chair Willsmer at 6:00 pm 2. ZONING AMENDMENT WORKING SESSION This meeting was a working session for the Planning Board to work with the Planning Director to draft new and revised zoning bylaws for voter consideration at the 2027 Annual Town Meeting. The Board and Planning Director discussed the following zoning initiatives: • Senior Housing – issues discussed: minimum tract size, by right or by special permit, setbacks, dimensional standards, age restrictions, density standards, support services, parking, common land, and property maintenance. • Inclusionary Housing – issues discussed: by right or by special permit, affordability requirements, payments in lieu, allowing affordable housing units off-site, thresholds of applicability, density bonuses, development standards and enforcement. • Cluster Housing - issues discussed: minimum tract size, by right or by special permit, setbacks, dimensional standards, density standards, parking, open space (amount and allowed uses), and property maintenance. • Minor Site Plan Review – issues discussed: allowing minor site plan review for changes of use where no alteration of the building or parking are proposed, thresholds for environmental and traffic reviews, eventual changes to the site plan regulations. 3. ADJOURNMENT • A. Burney motion to adjourn, A. Nicastro Second, meeting adjourned at 6:30 pm. ======================================================================================== DOCUMENT : 2026-08-24-agenda-7977.txt BOARD : planning-board DATE : 2026-08-24 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2026-08-24-agenda-7977.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08242026-7977 ======================================================================================== ===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, 2026-08-24 – 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 • 50 Page St., (ANR-26-6) 5. PUBLIC HEARINGS • 881 Flat Hill Rd., Special Permit, Flood Plain (PBSP-26-5) • 18 Oak Ridge Rd., Special Permit, Flood Plain (PBSP-26-9) • 27 Fire Rd 15A.; Special Permit, Two Dwellings on a lot (PBSP-26-8) • 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 7/13/26: 10 Parmenter Rd., Special Permit, (PBSP-26-6 & PBSP-26- 7), and Stormwater Permit (PBSW-26-16) • 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 7. BOARD DISCUSSIONS 8. COMMITTEE REPORTS a. Open Space Committee b. Municipal Bldg. Design Committee c. Capital Planning Committee d. Economic Development Committee e. Storm Water Task Force f. Montachusett Regional Planning Commission g. Montachusett Joint Transportation Committee 9. MINUTES APPROVAL • 7/27/26, 7/20/26, & 8/10/26 10. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 8/10, 8/24, 9/14, & 9/28/26 11. BOARD COMMENT 12. ADJOURNMENT