# planning-board — 79 documents, concatenated for reading and search # # This is a CONVENIENCE BUNDLE, not a source. Every document below is # published separately and byte-identically; cite the individual file, # whose path is given in each header, rather than this bundle. # Index of all boards: https://lunenburgbudgetproject.org/minutes/INDEX.txt # The town's own scanned original is linked per document. ======================================================================================== DOCUMENT : 2025-01-13-agenda-6954.txt BOARD : planning-board DATE : 2025-01-13 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-01-13-agenda-6954.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01132025-6954 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. AGENDA 2025-01-13 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745?pwd=bG2IewayYjipyeXyrdsh4SP34S5KWQ.1 , or by phone at (888) 475-4499, entering Webinar ID 810 9267 3745. To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in-person at the above- noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. CALL TO ORDER / PLEDGE 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. PUBLIC HEARINGS a. 494 Electric Ave – Site Plan Approval (SPA), Stormwater Management Permit (SMP) b. 791 Leominster Rd – SMP c. 795 Leominster Rd – SMP d. 70 Kilburn St – SMP e. 558 & 560 Goodrich St – SMP, Special Permit (Common Driveway) f. 171 Arbor St – SMP, Special Permit (Common Driveway) g. 230 Flat Hill Rd – Request for Modification to Site Plan Approval h. 255 Sunny Hill Rd – SMP 5. BOARD DISCUSSIONS 6. ABUTTING COMMUNITY NOTICES 7. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee i. Town Manager Screening Committee 8. MINUTES APPROVAL a. 2024-10-28 b. 2024-11-25 9. MEETING SCHEDULE (6:00 P.M. at Town Hall, or stated otherwise) 01-27, 02-10 10. PUBLIC COMMENT 11. BOARD COMMENT / CONCERNS 12. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-01-13-minutes-6954.txt BOARD : planning-board DATE : 2025-01-13 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-01-13-minutes-6954.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_01132025-6954 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. MINUTES 2025-01-13 CALL TO ORDER / PLEDGE Matthew Brenner called the meeting to order at 6:00 P.M. The pledge of allegiance was led by Matthew Allison. PUBLIC COMMENT None at this time. CHAIR / DIRECTOR’S REPORT i Per C. Reilly, peer review backlog is clearing. Planning Office received peer reviews for 791 Leominster Rd, 795 Leominster Rd, 70 Kilburn St, 171 Arbor St. A Zoning Workshop for upcoming Zoning Amendments (floodplain map updates, Accessory Dwelling Units as-of-right, MBTA Communities Act) is scheduled for the Board’s 01-27 meeting. C. Reilly revised last meeting’s statement on floodplain map updates: Lunenburg is receiving FIRM (flood insurance rate map) updates, which don’t differ from floodplain maps in this instance. FEMA has provided a model bylaw for these updates, and the Montachusett Regional Planning Commission is hosting guidance sessions. C. Reilly noted the Supreme Judicial Court’s recent ruling on the Town of Milton’s lawsuit about the MBTA Communities Act: the decision affirmed the Executive Office of Housing and Livable Communities’ right to issue the regulations but found that it did so improperly, so they’re currently unenforceable. Recommended proceeding with original timeline, including public input, and aiming for Fall Town Meeting. PUBLIC HEARINGS 494 Electric Av e – SPA (cont. from 2024 -12 -09) (Out of order) Applicants for 494 Electric Ave and 558 & 560 Goodrich St emailed a request for continuance awaiting peer review prior to the meeting. MEETING POSTED: Yes ADDRESS: Town Hall – 17 Main St, Lunenburg, MA 01462 TIME: 6:00 P.M. PRESENT: Matthew Brenner (Chair), Timothy Willsmer (Vice Chair), Amanda Reid (Clerk), Matthew Allison, Glenn McLeod ABSENT: None ===PAGE 2=== 2 of 8 - Planning Board Minutes, 2025-01-13 T. Willsmer moved to continue the public hearings for 494 Electric Ave and 558 & 560 Goodrich St to 2025-01-27 at 6:05 P.M. A. Reid seconded. Voice vote, passed unanimously. 791 Leominster R d – SMP (cont. from 2024 -12 -09) C. Reilly explained that after receiving revisions which addressed the first peer review letter’sii comments, Graves Engineering Inc (GEI) sent a follow-up letter indicating satisfaction with the plans. The letter arrived shortly before the meeting. Ryan Proctor , presenting on behalf of applicant Timric Realty Trust , read the comments from the latest GEI letteriii. The locus map was corrected to properly identify the site, soil testing results and hydrology computations were updated, grading requirements were added to ensure proper stormwater overflow direction, and minor labeling / numbering inconsistencies were amended. Soil testing found that the soils were C and D-rated (not porous) but the post-development increase of peak run-off rates was deemed de minimis by GEI. M. Allison cited the request for soil infiltration testing as a perk of peer review’s added expertise. G. McLeod agreed it was helpful, but still found it excessively expensive for applicants. M. Brenner invited public comment. None at this time. A. Reid moved to close the public hearing for the stormwater management permit for 791 Leominster Rd. T. Willsmer seconded. Voice vote, passed unanimously. The Board briefly discussed standard conditions for Stormwater Management Permits, including whether they were separate from those used for Site Plan Approval and whether they included recording explicit maintenance requirements on the deed. M. Allison moved to approve the Stormwater Management Permit subject to all standard conditions, and if not otherwise specified therein, subject to recording the maintenance requirements on the deed. T. Willsmer seconded. Voice vote, passed unanimously. 795 Leominster R d – SMP (cont. from 2024 -12 -09) Ryan Proctor presented on behalf of applicant Timric Realty Trust. A follow -up letteriv on the revisions from GEI’s initial review v was received shortly before the meeting. Soil testing within the infiltration basin was submitted, along with a ground water mounding analysis. Hydrology computations were reviewed, with no problems found. Labels for proposed topographic contours at the infiltration basin were added. The lot numbering on the plan was updated to reflect the new address of “795 Leominster Rd”. M. Brenner thanked Jeffrey Walsh of Graves Engineering for the timely return of their follow -up responses. M. Brenner invited public comment. None at this time. ===PAGE 3=== 3 of 8 - Planning Board Minutes, 2025-01-13 M. Allison moved to close the public hearing for 795 Leominster Rd. T. Willsmer seconded. Voice vote, passed unanimously. T. Willsmer moved to approve the Stormwater Management Permit for 795 Leominster Rd with all standard conditions . A. Reid seconded. Voice vote, passed unanimously. 70 Kilburn S t – SMP (cont. from 2024 -12 -09) Ryan Proctor presented on behalf of applicant Timric Realty Trust. A follow-up lettervi on the revisions from GEI’s initial review vii was also received shortly before the meeting. Soil testing was performed within the infiltration basin, along with a groundwater mounding analysis, which GEI was satisfied with. Hydrology computations were satisfactory and compliance with the MassDEP stormwater handbook was confirmed. M. Brenner noted the Board had previously received an email and videos documenting concerns about water runoff in the area from Joan Hoyt (39 Kilburn St ), a direct abutter. M. Allison noted from personal experience that that roadway often experienced ponding during excessive rainfall , although most water from this specific project would shed away from the road. M. Brenner invited public comment. None at this time. T. Willsmer moved to close the public hearing for 70 Kilburn St. A. Reid seconded. Voice vote, passed unanimously . G. McLeod questioned whether the revisions from peer review were worth the additional costs to the applicant. M. Brenner opined that they were given the risks of long-term water runoff but acknowledged the financial burden on applicants. M. Allison opined that peer review gave further protection to existing abutters and was in the best interest of the Town. T. Willsmer moved to approve the Stormwater Mangement Permit for 70 Kilburn St with all standard conditions . A. Reid seconded. Voice vote, passed unanimously. 558 & 560 Goodrich St – SMP, SP (cont. from 2024 -12 -09) Continued to 2025-01-27 at 6:05 P.M. in previous motion alongside 494 Electric Ave (see above). 171 Arbor St – SMP, SP (cont. from 2024 -12 -09) Brian Marchetti of McCarty Engineering presented on behalf of applicant PSG Realty 393-435, LLC. GEI returned their peer reviewviii of the project late last week. The only revisions requested were to include building lots in the earth cut & fill calculations, and to include a stabilized construction entrance and its associated construction detail. Both revisions were implemented. M. Brenner noted a concern from the Board of Health regarding proximity of the rain garden to the proposed well and ensuring all proposed wells meet the minimum 50 ft. Distance from the common driveway. B. Marchetti explained that the lot is big enough that septic systems could be moved away, and ===PAGE 4=== 4 of 8 - Planning Board Minutes, 2025-01-13 the proposed well could be moved into the backyard. He also noted that the septic systems designs would be reviewed by the Nashoba Board of Health once earth removal begins. An ANR is ready for submission after this permit. M. Brenner invited public comment. None at this time. M. Allison opined that this application exemplified the benefits of writing new bylaws. A. Reid moved to close the public hearings for 171 Arbor St. T. Willsmer seconded. Voice vote, passed unanimously. A. Reid moved to approve the Stormwater Management Permit for 171 Arbor St with all standard conditions . T. Willsmer seconded. Voice vote, passed unanimously. The Board briefly discussed standard conditions for Special Permits for Common Driveways. C. Reilly asked for a written record of the standard conditions to write the upcoming decisions. M. Brenner suggested using the standard conditions for Site Plan Approval in the meantime. M. Allison noted that a maintenance agreement would be necessary for the Common Driveway. B. Marchetti offered to bring decisions from previous Common Driveway projects for reference purposes. T. Willsmer moved to approve the Special Permit for 171 Arbor St (Common Driveway) using the standard conditions for Site Plan Approval, and on the condition that the legal framework for shared maintenance of the common driveway be set up and recorded on the deed . A. Reid seconded. Voice vote, passed unanimously. 230 Flat Hill Rd – Request for Modification to Site Plan Approval , Special Permit M. Brenner asked for procedural clarification , given the 30-year age of this site’s previous approval. C. Reilly explained: the conditions of the previous Site Plan Approval and Special Permit remain in effect with the property. Any change from the approved & recorded plans requires either administrative review or a full public hearing, depending on the scope of the change (minor or major). The applicant submitted the request as a major change up-front rather than seeking a determination of the change’s scope, which they were entitled to. The Public Hearing was opened at 7:10 P.M. A. Reid read the Public Hearing Notice . Michael Kennefick presented on behalf of applicant Village at Flat Hill Trustees. A Site Plan Approval and Special Permit for this Planned Residential Area (Village at Flat Hill) were issued in 1996. An undocumented was built on common area property in 2016 by the previous owner of 10 Alder Way. During the proceedings of a zoning complaint filed about this shed in 2024 it was moved to the driveway of 10 Alder Way, with the permission and oversight of the Building Department. The proposed modification moves the shed from this driveway to the Wastewater Treatment Facility, to house a sampler and paper files. M. Brenner invited public comment. None at this time. T. Willsmer moved to close the public hearing for 230 Flat Hill Rd. A. Reid seconded. Voice vote, passed unanimously. Hearing closed 7:20 P.M. ===PAGE 5=== 5 of 8 - Planning Board Minutes, 2025-01-13 T. Willsmer moved to approve the Request for Modification to Site Plan Approval and Special Permit as- proposed, subject to standard conditions . A. Reid seconded. Voice vote, passed unanimously. 255 Sunny Hill Rd – SMP Public Hearing opened 7:23 P.M. A. Reid read the Public Hearing Notice. C. Reilly noted that the property had past due taxes, needs to be resolved before final issuance of any permit. Brian Marchetti presented on behalf of applicant MN 122 Main, LLC. Previous application for multiple lots under one Stormwater Management Permit was denied. Current application ix is for one lot only (2.2 acres), outside any buffer zones from wetlands. An existing drainage outfall from the roadway flows across this site & causes erosion in other abutters’ properties. Applicant has agreed to capture this discharge and convey it to a stormwater basin in the rear of the property after discussion with DPW. M. Allison asked if the limit of clearing by an adjacent lot exceeded previously recorded Approval Not Required plans—B. Marchetti confirmed it did, but it would be addressed through a revised ANR or an easement. M. Allison moved to require a submission of $2,000 for purposes of peer review by the applicant, to be assigned to Graves Engineering, Inc. T. Willsmer seconded. Voice vote, passed unanimously. M. Brenner invited public comment. Raymond Lajoie (245 Leominster Rd) was opposed to the previous application submitted for this site, asked if the current application’s design diverts drainage into the wetlands below and have any impact on wildlife. B. Marchetti confirmed it did route into the wetlands, but reiterated that the project met the Stormwater requirements for the Town and the State. Mike Chapdelaine (208 Leominster Rd) asked whether the project’s physical location would be on Sunny Hill Rd and not include Leominster Rd. M. Brenner confirmed. A. Reid asked if a filing with Conservation was required —no per B. Marchetti , site is outside buffer zone. A. Reid moved to continue the public hearing for the Stormwater Management Permit for 255 Sunny Hill Rd to 2025-01-27 at 6:05 P.M. T. Willsmer seconded. Voice vote, passed unanimously. BOARD DISCUSSIONS None at this time. ABUTTING COMMUNITY NOTICES Townsend PB – Public Hearing on Zoning Amendments for ADUs on 01-09 Lancaster PB – Public Hearing for Special Permit for Ground Mounted Solar Array 01 -13 ===PAGE 6=== 6 of 8 - Planning Board Minutes, 2025-01-13 No concerns from the Board. COMMITTEE REPORTS Master Plan Steering Committee Per T. Willsmer – Hasn’t been a meeting for January, expecting things to be back on track around February. M. Allison asked how continued quorum issues affect the contract with the Master Plan consultants (OverUnder Inc). M. Brenner said the consultants can largely continue their work, although the draft they’ll eventually present will need review by the MPSC. If quorum issues prevent that, alternatives are needed. The Board discussed reducing the quorum size of the MPSC. T. Willsmer and M. Allison disagreed on whether resignations reduced quorum size and sought clarification. C. Reilly hasn’t received requested background documents on the MPSC (e.g. charge, consultants’ contract) , and was unable to clarify. M. Brenner noted the Town Clerk should have this info and will follow up. M. Brenner suggested adding an agenda item for modifying MPSC composition (to trim empty seats if needed). C. Reilly noted that the Planning Board (having issued the charge of the MPSC) is the statutory certifying authority for the Master Plan. M. Allison suggested including the MPSC in a Planning Board meeting, using the Planning Board’s quorum on their behalf, which C. Reilly confirmed was possible. Open Space Committee Per G. McLeod – 100 New Townsend Harbor Rd is coming out of Chapter. We don’t want it developed, but it doesn’t meet the formal criteria for acquisition. Continued focus on improving and streamlining the system for notifying the Open Space Committee. Also interested in using conducting “pre-assessments” on properties currently in Chapter if a comprehensive list exists. C. Reilly offered to help with grant applications for Open Space acquisition. M. Allison noted previous plans for a joint meeting between OSC and Planning Board around the time that previous Land Use Director Adam Burney left. M. Brenner supported idea. Municipal Bldg. Design Committee Per M. Allison – Meeting schedule interrupted by holiday, meeting next Wednesday. The firm we chose has been highly responsive between meetings. The Chair met with the School Committee, Historical Society, other stakeholders--those meetings will be discussed . Capital Planning Committee Per M. Brenner – met and submitted the Capital Rankings for this budget cycle. Next meeting isn’t scheduled yet—lots of member overlap with Town Manager Search Committee, expects minor rest period as search process ends. Economic Development Committee Per G. McLeod – Struggling to have a meeting , but members are still interested in streamlining bylaw & associated processes (e.g. not requiring full site plans for nominal change-of-use applications, consolidating permitting pipeline for applicants, etc.) Storm Water Task Force Per T. Willsmer – Have not met since last Planning Board meeting. ===PAGE 7=== 7 of 8 - Planning Board Minutes, 2025-01-13 Montachusett Regional Planning Commission Per A. Reid – met last week. Mostly discussed closure of Nashoba Valley Medical Center , little new info. Montachusett Joint Transportation Committee Per A. Reid – met last week. A representative from Montachusett Regional Transit Authority (MART) talked about increased safety measures after two recent accidents. Ms. Reid noted that Montachusett Metropolitan Planning Organization (MMPO) caucus is upcoming . Normally attended by Select Board. C. Reilly emphasized usefulness of MMPO as a major pool of transportation funds available to municipalities, recommended adding some projects onto their program list every year . Town Manager Screening Committee Per M. Brenner – conducted interviews with several candidates, passed 3 to the Select Board for 2nd round of interviews. Process went well & consultant was helpful. MINUTES APPROVAL T. Willsmer moved to approve the minutes for 2024 -10-28 and 2024-11-25. A. Reid seconded. Voice vote, passed unanimously. MEETING SCHEDULE Upcoming meetings are 2025-01-27 and 2025-02-10 at 6:00 P.M. PUBLIC COMMENT None at this time. BOARD COMMENT / CONCERNS None at this time. ADJOURNMEN T A. Reid moved to adjourn. T. Willsmer seconded. Voice vote , passed unanimously. Adjourned 8:13 P.M. Minutes by Logan O'Connell, Admin Asst. ===PAGE 8=== 8 of 8 - Planning Board Minutes, 2025-01-13 DOCUMENTS REFERENCED i Staff Report ii 791 Leominster Rd – Peer Review Response 2025 -01-03 iii 791 Leominster Rd – Stormwater Management Review 2025 -01-13 iv 795 Leominster Rd – Stormwater Management Review 2025 -01-13 v 795 Leominster Rd – Peer Review Response 2025 -01-03 vi 70 Kilburn St – Stormwater Management Review 2025 -01-13 vii 70 Kilburn St – Peer Review Response 2025 -01-03 viii 171 Arbor St – Common Driveway and Stormwater Management Review 2025 -01-10 ix 255 Sunny Hill Rd – Stormwater Management Plan, Proposed Residential Development – 2024 -12-09 ======================================================================================== DOCUMENT : 2025-01-27-agenda-6984.txt BOARD : planning-board DATE : 2025-01-27 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-01-27-agenda-6984.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_01272025-6984 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. AGENDA 2025-01-27 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/88251881562, or by phone at (888) 475-4499, entering Webinar ID 882 5188 1562. To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in-person at the above- noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. CALL TO ORDER / PLEDGE 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPROVAL NOT REQUIRED a. 763 Mass Ave 5. PUBLIC HEARINGS a. 494 Electric Ave – Site Plan Approval (SPA), Stormwater Management Permit (SMP) b. 558 & 560 Goodrich St – SMP, Special Permit (Common Driveway) c. 255 Sunny Hill Rd – SMP 6. DECISIONS a. 791 Leominster Rd – SMP b. 795 Leominster Rd – SMP c. 70 Kilburn St – SMP d. 171 Arbor St – SMP, Special Permit (Common Driveway) e. 230 Flat Hill Rd – Request for Modification to Site Plan Approval & Special Permit 7. ZONING WORKSHOP – Fall Town Meeting a. Accessory Dwelling Units b. Flood Plain Map Updates 8. BOARD DISCUSSIONS a. Master Plan Steering Committee – Composition b. 100 Townsend Harbor Rd – Right of First Refusal 9. ABUTTING COMMUNITY NOTICES 10. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee 11. MINUTES APPROVAL a. 2024-12-09 b. 2025-01-13 12. MEETING SCHEDULE (6:00 P.M. at Town Hall, or stated otherwise) 02-10, 02-24 13. PUBLIC COMMENT 14. BOARD COMMENT / CONCERNS 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-01-27-minutes-6984.txt BOARD : planning-board DATE : 2025-01-27 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-01-27-minutes-6984.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_01272025-6984 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. MINUTES 2025-01-27 CALL TO ORDER / PLEDGE Matthew Brenner called the meeting to order at 6:03 P.M. The pledge of allegiance was led by Matthew Allison. PUBLIC COMMENT None at this time. CHAIR / DIRECTOR’S REPORT i C. Reilly - the Master Plan project is stalling. Asking the consultant for a complete draft with implementation action items included is an option. Recommend discussion at the next Planning Board meeting. ANRs 763 Massachusetts Avenue Steve Ballard (Haley Ward, Inc) presented for applicant FWP Realty Partners, LLC. Site is a former funeral home, has existing septic to be converted to sewer. Narrow area between Chestnut and Mass Ave allows for sewer to go to Mass Ave while remaining compliant with Town by-laws. Meets minimum lot size for Limited Business residential district. T. Willsmer moved to endorse the ANR for 763 Mass Ave. G. McLeod seconded. Roll Call Vote: G. McLeod – Aye, M. Allison – Aye, T. Willsmer – Aye, A. Reid – Aye, M. Brenner – Aye The mylar plan wasn’t brought on-site for the meeting. Board Members will come into the Planning Office to sign tomorrow. MEETING POSTED: Yes ADDRESS: Town Hall – 17 Main St, Lunenburg, MA 01462 TIME: 6:00 P.M. PRESENT: Matthew Brenner (Chair), Timothy Willsmer (Vice Chair), Amanda Reid (Clerk , REMOTE), Matthew Allison, Glenn McLeod. ABSENT: None ===PAGE 2=== 2 of 8 - Planning Board Minutes, 2025-01-27 PUBLIC HEARINGS 494 Electric Ave – SPA (co nt. to 2025 -02 -10) (Out of order). Applicant requested continuance via EMail prior to meeting. T. Willsmer moved to continue the public hearing for 494 Electric Ave to 2025 -02-10 at 6:05 P.M. G. McLeod seconded. Roll Call Vote: G. McLeod – Aye, M. Allison – Aye, T. Willsmer – Aye, A. Reid – Aye, M. Brenner – Aye 558 & 560 Goodrich St – SMP, SP Chris Anderson (Hannigan Engineering) presented for applicant Easterbrook Nominee Trust. Special Permit is to convert a pre-existing non-conforming common driveway into a conforming common driveway under current by-laws. Addressing peer review commentsii from Graves Engineering, Inc (GEI) : • Turning Radius - plan revised to include 30 ft. radius at Southerly intersection. 30 ft. radius infeasible for North side, but Fire Department comfortable with 20 ft. after receiving data on turning maneuvers for their largest vehicle & a C. Anderson reviewing site with Fire Chief Patrick Sullivan . • Pavement Depth - will conduct in-situ testing of pavement during construction to confirm the depth, clean up damaged pavement, prevent further deterioration. • Parcel Configuration – there are two “560 Goodrich St” parcels on Assessor’s map due to history of land’s acquisition. Both are in common ownership. Approval Not Required (ANR) plan to be submitted to merge them pending favorable action from Board. The Board briefly discussed conditioning. C. Reilly noted a previously discussed requirement for a Common Driveway maintenance agreement wasn’t part of the Board’s Standard Conditions. Per C. Anderson , a maintenance agreement had to be provided as part of the Building Permit process. M. Allison asked how many properties the Common Driveway would serve. C. Anderson – the driveway currently serves 3 properties (560 Goodrich St, 558 Goodrich St, 564 Goodrich St), and will serve 4 lots once the planned home is constructed. M. Allison asked about remaining waivers. Per C. Anderson, only other was for 250-6.4(7)(c)[7] (requiring 8’x25’ turnarounds at 300 ft intervals), substituting the existing 100 ft cul-de-sac which has more room. T. Willsmer moved to waive the turning radius requirement ( 250-6.4(7)(c)[4]) as-presented on the approved plans iii. G. McLeod seconded. Roll Call Vote: G. McLeod – Aye, M. Allison – Aye, T. Willsmer – Aye, A. Reid – Aye, M. Brenner – Aye T. Willsmer moved to waive the turnaround requirement (250 -6.4(7)(c)[7]) as-presented in the plan of record. G. McLeod seconded. Roll Call Vote: G. McLeod – Aye, M. Allison – Aye, T. Willsmer – Aye, A. Reid – Aye, M. Brenner – Aye ===PAGE 3=== 3 of 8 - Planning Board Minutes, 2025-01-27 M. Brenner asked for a summary of the Stormwater plan. C. Anderson explained: majority of site’s design is accommodated with infiltration trenches along proposed expansion of driveway. Other sections are only small increase of pavement, compensated for with infi ltration trench along down-gradient portion of driveway. Proposed house will have own dry-well system to capture roof runoff and provide additional mitigation. T. Willsmer moved to close the public hearings for 558 & 560 Goodrich St’s Special Permit and Stormwater Management Permit. G. McLeod seconded. Roll Call Vote: G. McLeod – Aye, M. Allison – Aye, T. Willsmer – Aye, A. Reid – Aye, M. Brenner – Aye Hearing closed 6:29 PM. The Board discussed conditioning further. The existing Standard Conditions (SCs) for Common Driveways don’t explicitly require a maintenance agreement recorded on the deed. The SCs for Stormwater Management Permits require a maintenance agreement for all common areas. M. Allison suggested adding this to Common Driveway SCs in the future. T. Willsmer moved to approve the Stormwater Management Permit for 558 & 560 Goodrich St with Standard Conditions. G. McLeod seconded. Roll Call Vote: G. McLeod – Aye, M. Allison – Aye, T. Willsmer – Aye, A. Reid – Aye, M. Brenner – Aye T. Willsmer moved to approve the Special Permit for Common Driveway at 558 & 560 Goodrich St with Standard Conditions and a special condition for maintenance as described by C. Reilly . G. McLeod seconded. Roll Call Vote: G. McLeod – Aye, M. Allison – Aye, T. Willsmer – Aye, A. Reid – Aye, M. Brenner – Aye 255 Sunny Hill Rd Justin LeClair (McCarty Engineering) presented for applicant MN 122 Main LLC. Addressing peer review commentsiv from GEI, plans were revised to include a construction detail of the riprap swale, and a stabilized construction entrance and associated detail. Swale’s slopes will be maintained as close to the existing grade as possible, will be constructed with 8-inch+ riprap. M. Allison asked about using native ground as recommended in GEI’s 7th comment. J. LeClair clarified that maintaining the natural grade was the most important factor and emphasized the small amount of fill. He noted that GEI’s comments had no issues with the core design of the Stormwater System. T. Willsmer moved to close the public hearing for 255 Sunny Hill Rd. G. McLeod seconded. Roll Call Vote: G. McLeod – Aye, M. Allison – Aye, T. Willsmer – Aye, A. Reid – Aye, M. Brenner – Aye T. Willsmer moved to approve the Stormwater Management Permit for 255 Sunny Hill Rd with Standard Conditions, pending GEI’s upcoming response. G. McLeod seconded. Roll Call Vote: G. McLeod – Aye, M. Allison – Aye, T. Willsmer – Aye, A. Reid – Aye, M. Brenner – Aye DECISIONS ===PAGE 4=== 4 of 8 - Planning Board Minutes, 2025-01-27 C. Reilly noted the 171 Arbor St Special Permit decisionv included a special condition requiring a legal framework for maintenance of common areas to be recorded on the deed. The Board discussed this requirement within Stormwater Permits. M. Allison noted the additional requirement for common area maintenance in Stormwater Permits is used when multiple lots all depend on a similar drainage system , suggested adding it to the set of Stormwater SCs when updating them. C. Reilly asked the Board for context on single-family Stormwater Management Permits , since normally drainage for multiple lots is managed by the full Subdivision Approval process. M. Allison opined the limits on the Board’s discretion in the ANR process spurs single-family Stormwater Permits, although single-family construction rarely disturbs more than an acre / triggers the bylaw. Per M. Brenner the Board mostly receives applications for individual reduced frontage lots; Definitive Subdivision applications are rare . The updated Common Driveway bylaw provides further alternatives for developers, although the driveways aren’t Town-maintained. The Board members endorsed each of the decisions. A. Reid would come the next day to sign (attending remotely). ZONING WORKSHOP Accessory Dwelling Unit (ADU) Bylaw C. Reilly summarized the state-mandated changes encompassed in this bylaw draftvi: • Homeowners can now build one ADU by right (i.e. without a special permit) • Homeowners can build an additional detached ADU, but not by right. Lunenburg can and will require a Special Permit for this. • In absence of local setback regulations (which are included in this draft), ADUs can be placed anywhere on a property, including up to 5 ft from the property line. M. Brenner explained the safety benefits of local setback requirements for the public (e.g. firefighter access). The draft also includes local considerations: • A Special Permit from the ZBA is required for detached ADUs or multiple ADUs on the property. G. McLeod opined the State is overreaching with these changes and emphasized educating the public on the individual changes, such as the inability to require that one of the units be owner-occupied. M. Brenner noted that the Board’s ability to achieve local ly relevant work is strained by the constant adjustment to State mandates. The Board discussed the timeline for submitting finalized Warrant Article language to add this bylaw. Per C. Reilly, the Town Manager set a deadline for the motion by end-of-week (2025-01-31), although the Warrant itself closes 2025-03-17. Members were confused by the unusually small timeframe. M. Brenner opined such drastic deadline changes needed to be communicated further in advance. Per C. Reilly the transition to a new Town Manager is a driving factor . M. Allison was deeply frustrated. C. Reilly explained the “Four Corners” principle (a requirement for a Warrant Article’s content to stay within the “intent” of the original motion). The Board will submit feedback on the draft by end-of-week. ===PAGE 5=== 5 of 8 - Planning Board Minutes, 2025-01-27 Floodplain Map Updates Per C. Reilly, the Federal government updates Flood Insurance Rate Maps (FIRM) through FEMA. Along with a FIRM update, a model bylaw (compliant with the National Pollutant Discharge Elimination System (NPDES)) was provided to Lunenburg. Due to the highly technical nature, M. Allison and C. Reilly discussed resources for implementation support such as the Department of Conservation and Recreation and the Montachusett Regional Planning Commission. BOARD DISCUSSIONS Master Plan Steering Committee (MPSC) Composition M. Brenner received confirmation that a quorum is based on existing seats, not filled seats (i.e. an 8- member Board with only 4 seats filled can’t have a 3-member meeting), and suggested soliciting MPSC member feedback before changing composition. M. Allison noted that as the parent Board of the MPSC, the Planning Board is ultimately responsible for the Master Plan. T. Willsmer noted three vacant positions that could be eliminated: Parks Commission rep, Finance Committee rep, and at-large. M. Allison noted that even if a member were cut from the MPSC, they would still be able to attend the meeting since it’s public. M. Brenner wanted to avoid repeatedly recomposing the group if possible. A. Reid agreed with M. Allison that it’s the Planning Board’s responsibility to keep the project moving. T. Willsmer moved to restructure the Master Plan Steering Committee by eliminating the Finance Committee seat, the Parks Commission seat, and the at -large seat formerly held by Joeci Gilchrest. M. Allison seconded. Roll Call Vote: G. McLeod – Aye, M. Allison – Aye, T. Willsmer – Aye, A. Reid – Aye, M. Brenner – Aye M. Brenner asked T. Willsmer to inform the affected committees and invite them to the next meeting to offer involvement. 100 Townsend Harbor Rd – Right of First Refusal (ROFR) Per G. McLeod, the Open Space Committee previously discussed the property informally and found short of the “Open Space” criteria. They will formally discuss it at their next meeting. Per C. Reilly, there was a defect in the previous Notice of Intent to Convert, so it was re -advertised, and the Select Board will examine the ROFR at a later meeting . The purpose of the land’s conversion is to construct 5 single-family homes. The meeting was briefly interrupted by technical difficulties with Zoom. The Board found no Planning-related use for the property. M. Allison opined it had agricultural use, which he acknowledged was out of the Board’s scope. Dave Passios (formerly 56 Whiting St) recommended the Town use it as a community garden via the Agricultural Commission and noted the property’s historical use as farmland. T. Willsmer noted that the last MPSC meeting mentioned community garden space. The Board discussed and agreed to wait for feedback from the Open Space Committe and Agricultural Commission. ABUTTING COMMUNITY NOTICES None of concern at this time. ===PAGE 6=== 6 of 8 - Planning Board Minutes, 2025-01-27 COMMITTEE REPORTS Master Plan Steering Committee Addressed in Board Discussions. Open Space Committee Per G. McLeod – nothing to report. Municipal Bldg. Design Committee Per M. Allison – met on 01-20. Consultants continue to be responsive. Some issues from colocation of municipal and school buildings. Capital Planning Committee Per M. Brenner – meeting on 01-29 to review Interim Town Manager’s recommendations before proceeding to 10-year plan. Economic Development Committee Per G. McLeod – just met and included the Land Use Director. Also discussed adding future Town funding for the Meet and Greet to reduce reliance on attending businesses. Storm Water Task Force Per T. Willsmer – met 01-23, reviewed info for fee structures. Announcement planned for next Town Meeting before advertising & public-input process begins. Montachusett Regional Planning Commission Per A. Reid – have not met since last meeting, will meet next month. Montachusett Joint Transportation Committee Per A. Reid – have not met since last meeting, will meet next month. MINUTES APPROVAL Pushed to next meeting due to technical difficulty. MEETING SCHEDULE Upcoming meetings are 02-10 and 02-24 at 6:00 P.M. PUBLIC COMMENT Dave Passios noted recent issues with other Boards’ Zoom meetings and thanked the Board for their flexibility through earlier technical difficulties. Smaller Boards and related groups need to be notified in the application process. BOARD COMMENT / CONCERNS None at this time. ADJOURNMEN T T. Willsmer moved to adjourn. G. McLeod seconded. Roll Call Vote: G. McLeod – Aye, M. Allison – Aye, T. Willsmer – Aye, A. Reid – Aye, M. Brenner – Aye ===PAGE 7=== 7 of 8 - Planning Board Minutes, 2025-01-27 Minutes by Logan O'Connell, Admin Asst. ===PAGE 8=== 8 of 8 - Planning Board Minutes, 2025-01-27 DOCUMENTS REFERENCED i 2025 -01-27 – Staff Report ii 2025 -01-10 – 558 & 560 Goodrich St GEI Peer Review 1 iii 558 & 560 Goodrich St Site Development Plan (Revised 2025 -01-27) iv 2025 -01-24 – 255 Sunny Hill Rd GEI Peer Review 1 v 2025 -01-27 – 171 Arbor St Special Permit Decision vi 2025 -01-27 – Staff Report ======================================================================================== DOCUMENT : 2025-02-10-agenda-7028.txt BOARD : planning-board DATE : 2025-02-10 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-02-10-agenda-7028.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02102025-7028 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner, Chair Timothy Willsmer, Vice Chair Amanda Reid, Clerk Matthew Allison, Member Glenn McLeod, Member Tel: (978) 582-4146, ext. 5 Fax: (978) 582-4353_____ 960 Massachusetts Avenue Lunenburg, MA 01462___ Christopher Reilly – Land Use Director Logan O’Connell – Administrative Asst. PUBLIC HEARING 2025-02-24 – 6:05 P.M | 17 Main St, Lunenburg MA 994 Northfield Rd (Site Plan Approval) The Lunenburg Planning Board will hold a Public Hearing on 2025-02-24 at 6:05 PM, Town Hall, 17 Main Street, Lunenburg, MA to hear and review: An application for Site Plan Approval, pursuant to §250-8.4 of the Code of the Town of Lunenburg, by The Town of Lunenburg’s Conservation Commission, for construction of a 10-space parking area parking area for the Table Rock Conservation Area. SUBJECT PROPERTY INFORMATION: Location: 994 Northfield Rd (Assessor’s Map 37, Parcel Number 15). Owner: Town of Lunenburg Conservation Commission, 960 Mass Ave, Lunenburg, MA 01462 HOW TO VIEW MATERIALS:  Online at https://lunenburgma.portal.opengov.com/search  Via EMail request to the Planning Office (creilly@lunenburgma.gov; loconnell@lunenburgma.gov)  In-person at the Planning Office (960 Massachusetts Avenue, Lunenburg, MA). OPEN MEETING LAW: Please be advised that this meeting is being recorded and broadcast live via the Lunenburg Public Access channel and Public Access Facebook page (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be posted to the LunenburgAccess YouTube channel within 24 hours after the meeting. REMOTE PARTICIPATION: Use the link https://us02web.zoom.us/j/88251881562 to join the public meeting, or from a telephone, dial the toll-free number (888) 475-4499 and enter Webinar ID: 882 5188 1562. If you have not registered with Zoom you will be asked for your name and an e-mail address. Note: No participant ID is needed, just press # when asked. Telephone users may dial *9 to request to speak after joining the meeting. Computer and app users may use the “raise hand” feature to request to speak. This meeting/hearing will be held in-person at the location provided on this notice. Members of the public are welcome to attend this in-person meeting. Please note that while an option for remote attendance and/or participation is being provided as a courtesy to the public, the meeting/hearing will not be suspended or terminated if technological problems interrupt the virtual broadcast, unless otherwise required by law. Members of the public with particular interest in any specific item on this agenda should make plans for in-person vs. virtual attendance accordingly. ======================================================================================== DOCUMENT : 2025-02-10-agenda-7029.txt BOARD : planning-board DATE : 2025-02-10 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-02-10-agenda-7029.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02102025-7029 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. AGENDA 2025-02-10 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/Lunenburg Public-Access -Cable-157427270975305/ ), and will be available on their YouTube channel within 24 hours. The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745?pwd=bG2IewayYjipyeXyrdsh4SP34S5KWQ.1 , or by phone at (888) 475 -4499 , entering Webinar ID 810 9267 3745 . To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in -person at the above - noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in -person vs. virtual attendance accordingly. 1. CALL TO ORDER / PLEDGE 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPROVAL NOT REQUIRED a. 215 Sunset Ln b. 171 Arbor St (Adjacent to 155 Arbor St) 5. ZONING WORKSHOP – Fall Town Meeting a. Accessory Dwelling Units b. Flood Plain Map Updates 6. PUBLIC HEARINGS a. 494 Electric Ave – Site Plan Approval (SPA), Stormwater Management Permit (SMP) b. 213 Electric Ave – SMP 7. DECISIONS a. 558 & 560 Goodrich St – SMP, Special Permit (SP) for Common Driveway b. 255 Sunny Hill Rd – SMP 8. BOARD DISCUSSIONS a. Master Plan – status of draft 9. ABUTTING COMMUNITY NOTICES 10. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee 11. MINUTES APPROVAL a. 2024-12-09 b. 2025-01-13 c. 2025-01-27 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 02-24, 03-10 13. PUBLIC COMMENT 14. BOARD COMMENT / CONCERNS 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-02-10-minutes-7029.txt BOARD : planning-board DATE : 2025-02-10 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-02-10-minutes-7029.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02102025-7029 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. MINUTES 2025-02-10 CALL TO ORDER / PLEDGE Matthew Brenner called the meeting to order at 6:02 P.M. The pledge of allegiance was led by Matthew Allison. PUBLIC COMMENT None at this time. CHAIR / DIRECTOR’S REPORTi Per C. Reilly, Katie Paight from the Department of Conservation and Recreation (DCR) will join remotely to answer questions about state-mandated Floodplain Map updates. ANRs (Approval Not Required) 215 Sunset Lnii Greg Roy (Dillis and Roy) presented for applicants David & Brenda Pajari. Proposed Land Swap of ~900 sqft piece with neighbor at 205 Sunset Ln. Total land areas are unchanged. Properties are in the outlying zoning district, both meet 80,000 sqft lot size requirement & have prerequisite frontage. No new building lots being created. Purpose is to provide easier lot access to 215 Sunset Ln—previously attempted through an easement, denied by Zoning Determination from Building Commissioner. No buildings currently on 215 parcel, one is proposed. Land swap would add ~50 ft. Of frontage to 215 Sunset Ln while leaving enough for 205 Sunset Ln. M. Allison and G. Roy noted a previous ANR application on this property -- a previous engineer tried to split the lot via a Common Driveway (before the Special Permit process was used), which wasn’t granted. MEETING POSTED: Yes ADDRESS: Town Hall – 17 Main St, Lunenburg, MA 01462 TIME: 6:00 P.M. PRESENT: Matthew Brenner (Chair), Timothy Willsmer (Vice Chair), Amanda Reid (Clerk), Matthew Allison, Glenn McLeod ABSENT: None ===PAGE 2=== 2 of 9 - Planning Board Minutes 2025-02-10 T. Willsmer moved to endorse ANR for 215 Sunset Ln. A. Reid seconded. Voice vote, passed unanimously. 171 Arbor Stiii Brian Marchetti (McCarty Engineering) presented for applicants PSG Realty 393-435, LLC & Raudonat Family Revocable Trust. This ANR is needed for lot line approval & beginning construction. A planned follow-up ANR relies on the book and page info from this one’s recording at the the Registry of Deeds. Property received previous permits (Stormwater Permitiv, Conservation approval, Zoning Special Permit for relief from lot width through the building, Special Permit for Common Drivewayv). Parcel A (17,000 sqft piece on back side of property) being transferred to John Raudonat in exchange for Parcel B (1500 sqft “sliver” providing frontage required for the Common Driveway Special Permit). T. Willsmer moved to endorse ANR for 171 Arbor St. A. Reid seconded. Voice vote, passed unanimously. ZONING WORKSHOP Accessory Dwelling Units (ADUs) C. Reilly explained – the State revised their guidance extensively late last week; notably impeding local powers. Previous bylaw draft included Special Permit requirement for a second ADU & certain lot line setback requirements, both now removed to reflect State updates. G. McLeod confirmed with C. Reilly – this law went into effect February 2nd, the Town must apply it to current ADU applications. Opined it was an example of local communities’ lack of control over zoning changes, advocated clear messaging that these aren’t voluntary / community-driven bylaw amendments due to the State’s mandated changes. C. Reilly explained background – previously, the Zoning Board of Appeals issued Special Permits to add an Accessory Dwelling Unit onto existing single-family homes. State has removed this process as part of highly aggressive housing production strategy, making it by-right. Floodplain Map Updates C. Reilly introduced Katie Paight , a Floodplain Management specialist from the DCR’s Flood Hazard Management program. FEMA’s National Flood Insurance Program (NFIP) offers flood insurance to anyone in participating communities, which must adopt & enforce regulations for areas on their respective Flood Insurance Rate Map (FIRM) to qualify for membership. Lunenburg is within the Nashua River watershed, whose FIRM maps are being updated by FEMA (effective July 2025). Communities like Lunenburg are voluntary NFIP members. Lunenburg joined in 1982 (the last time its floodplain map was updated). For the Town to remain in the program, it must (1) adopt an effective map by July 2025 and (2) adopt the “minimum standards” of the program, outlined in the provided model bylaw. Although these “minimum standards” have been part of the Federal code since the late 80s, FEMA wants them adopted locally for greater visibility. ===PAGE 3=== 3 of 9 - Planning Board Minutes 2025-02-10 (Out of order): If it chooses not to, Lunenburg may be removed from program: existing NFIP flood insurance policies wouldn’t be renewable & new policies couldn’t be made. The choice to remove an individual community from NFIP is made by FEMA. Private flood insurance policies exist but are generally more expensive and lack certain protections like fixed rates. G. McLeod asked about notifying affected residents. Per K. Paight, the “local rules and regulations” Lunenburg agreed to adopt by joining NFIP are spread across (1) the State Building Code, (2) the Wetlands Protection Act, and (3) a small remainder in local Floodplain bylaws. When adopting a new FIRM map, the list of properties in or outside of a floodplain may change. • If someone is newly mapped into the floodplain, it’s the community’s responsibility to notify them. • If someone is purchasing a property with federally backed assistance in the floodplain (i.e. mortgage, loan, disaster resistance) it is the lender’s responsibility to notify them that the property must have flood insurance for the life of that assistance. C. Reilly asked about notable map differences. K. Paight hadn't directly compared 2025 and 1982 maps, but noted the new map’s higher accuracy, user-friendliness, & interactivity. Old map was never digitized, isn’t available on MassMapper or national flood hazard layer--recommended checking with local Building Commissioner or Conservation Official to see floodplains on old map. Updated map is partially accessible (via FEMA Flood Map CHanges Viewer) but won’t be widely published until July. C. Reilly will write draft Zoning Amendment based on the model bylaw & map info, review it with K. Paight to make sure it conforms with DCR, have it available for Board in approx. 2 weeks. The Board discussed the Warrant Article submission process. Per C. Reilly, the placeholder language required by February 1st was submitted on-time. The warrant article’s finalized language (printed in the warrant for Town Meeting) is due by March 17th. The “golden rule” with placeholder language is to “stay within the four corners” of the intent of the language, which is difficult with the State’s moving targets. M. Brenner listed frustrating procedural obstacles: Interim Town Manager set an unusually early deadline for Town Bodies’ Warrant Article submissions to ease the new Town Manager’s transition in, but it put volunteer Boards in a precarious position. Board work on local concerns is impeded by influx State & Federal mandates requiring bylaw changes. Opined such mandates should be constructed at the Federal level to avoid strain on municipalities--“why should we have a hand in it if we don’t actually have a hand in it?” PUBLIC HEARINGS 494 Electric Ave – Site Plan Approval (SPA), Stormwater Management Permit (SMP) (cont. from 2025-01-27) Chris Anderson (Hannigan Engineering) presented for D&A Lunenburg, LLC. Applicant intends to construct a new parking lot to service existing restaurant facility / modify existing parking in front of the structure, & construct an additional retail space on the property. Noted concerns from abutters & various Town Departments, reviewed changes in response: • Stormwater Runoff – Existing accessory structure had a gutter overflowing onto adjacent properties, plan to capture and redirect into Stormwater system. Received Peer Review from GEIvi , satisfied with all stormwater and hydrology calculations. ===PAGE 4=== 4 of 9 - Planning Board Minutes 2025-02-10 • Parking – pulled back parking immediately against Pierce Ave to meet setback requirements. No vehicles directly facing abutting properties across Pierce Ave. Maintaining solid wall fence and evergreen plantings along this side of property. Reviewed access points into the Parking Lot, added dividers to designate traffic lanes based on C. Reilly’s previous feedback, added striping / landscape barriers for designated pedestrian travel path. • Misc – Moved dumpster pad to opposite side of Pierce Ave to shield appropriately / protect from view. Noted Conservation Commission’s issuance of Order of Conditions relative to the Stormwater Basin. Fire Dept had concerns about turning radius: Hannigan Eng. provided data for a vehicle larger than Lunenburg’s largest truck. C. Anderson explained it encompassed the turning radius of smaller vehicle but offered more data if requested by the Board. G. McLeod noted abutter concerns of traffic to property going through neighborhoods / own concerns about pedestrian endangerment from car queues forming on Electric Ave (at property’s exit & before the turn onto Pierce Ave towards the entrance). C. Anderson said traffic from side roads was minimal, & the proposed modifications would provide well-defined traffic control features currently lacking at Pierce Ave (proper turning radii, defined travel path, etc). Suggested adding pedestrian crossing signs for safety concerns. G. McLeod & A. Reid suggested moving entrance from Pierce Ave to Electric Ave to reduce future traffic at crosswalk. (Out of order): C. Anderson confirmed for M. Brenner – application entails no changes to the capacity of Il Forno, only available parking. Plan includes inter-building canopy for patrons and a patio previously removed by Building Dept request, no other changes to buildings. M. Brenner asked C. Anderson the intent of separating parking for restaurant & the retail site. Intent was to keep the two business elements separate / avoid connecting directly to Electric Ave since it’s consistently busy. Separate design also lets customers see & turn into other parking lot if first lot is full, rather than missing it and driving away. Trying to avoid curb cuts along Electric Ave. C. Reilly noted using a dedicated right-hand “slip lane” for traffic is best practice, like at Lunenburg CVS. Although the CVS generates more traffic than the restaurant currently, M. Allison expected an application to increase business capacity in the future, which would increase traffic. A. Reid was frustrated about this, noting applicants claimed to have enough parking when the secondary building was previously permitted. (Out of order): C. Reilly noted Graves Engineering Inc (GEI) isn’t a “full-house” peer review service – it’s beneficial to have multiple options available (e.g. traffic-specific experts) for an application’s unique concerns. G. McLeod asked about moving the entrance location closer to the proposed retail building. Per C. Anderson, they want it as far as possible from Pierce Ave to give drivers time for decision-making. Discussion turned to the ownership status of Pierce Ave. M. Allison recommended deferring the application until Town Counsel returns a determination and emphasized that options being discussed tonight could be nullified by that determination’s results, potentially wasting time. M. Brenner will discuss with Town Counsel at his office hours on Feb 11th. M. Allison noted the size of the retail component qualifies it as a shopping center under Town bylaw, which requires a traffic analysis. M. Brenner offered to schedule a publicly available site visit to actively deliberate ===PAGE 5=== 5 of 9 - Planning Board Minutes 2025-02-10 on-site rather than working off memory. Board and Applicant both interested. (Scheduled at end of meeting). M. Brenner invited public comment. Dave MacDonald (155 Island Rd) – Recommend inviting Bill Bernard (Department of Public Works) to site visit due to his engineering background. Thanked Board for efforts, emphasized desire to streamline. G. McLeod suggested inviting Police and Fire as well / explaining why their input is wanted. Bob Pease (11 Wintergreen Ct) – Town needs to support businesses better. Questioned merit of a traffic study since application’s proposals don’t directly cause a traffic increase. On pedestrian safety, agreed with pursuing crosswalk signage & turning lane options. The Board needs to examine how it can work within its regulations to help businesses. M. Allison replied – the Board’s first stakeholder is residents. Noted high turnout of concerned abutters when this development started. Determination of Pierce Ave’s ownership would impact many people who aren’t present tonight, needs to be resolved before anything else. Atty. Jeff Avini on behalf of applicant – please relay any new info from Town Counsel on Pierce Ave. We can’t deny anybody access: Pierce Ave shows on a plan, [residents] have the right to use it. Our title abstractor reached out directly to Town Counsel. T. Willsmer moved to continue the public hearing for 494 Electric Ave to 2025-02-24 at 6:05 P.M. A. Reid seconded. Voice vote, passed unanimously. After discussing scheduling options, the Board scheduled a site visit for 2025-02-19 at 5:00 P.M. 213 Electric Ave – SMPvii A. Reid read the Public Hearing Notice at 8:09 P.M. Daniel Sheehan (Haley Ward) presented on behalf of applicant Red Bird Construction, Inc. Project is construction of 5 multi-family dwelling units (duplexes) with driveways and associated Stormwater Management features. Post-construction will mostly be vegetative landscape, grass. Driveways generally pitched towards separate rain gardens, filter strip along side and clay dams proposed. Has also submitted Notices of Intent for 213 and 221 Electric Ave to Conservation Commission. Only outstanding item from GEI’s Peer Reviewviii is test pits. C. Reilly asked how soon test pits could be completed. D. Sheehan expected the next couple weeks, but wanted to wait for Conservation Commission’s site walk / avoid presenting temporarily disturbed land. G. McLeod clarified that this Peer Review was preemptively sought by applicant. Prefers applicants electing to spend their own money vs. needing to for Board requirements. M. Allison noted that since certain drainage components were shared, a maintenance agreement between homeowners (to be recorded on the deed) would be needed. In C. Reilly’s experience, the Board typically reviews the Homeowners Agreement for shared maintenance. T. Willsmer moved to continue the public hearing for 213 Electric Ave to 2025-03-10 at 6:05 P.M. A. Reid seconded. Voice vote, passed unanimously. ===PAGE 6=== 6 of 9 - Planning Board Minutes 2025-02-10 DECISIONS The Board reviewed decisions for 560 Goodrich St – Special Permit (SP), SMP, and 255 Sunny Hill Rd – (SMP), and discussed Standard Conditions (SCs). Discussion below is re-ordered for clarity. SMP decisions missing a requirement to record a shared maintenance agreement on the deed, although this was captured by a special condition in 560 Goodrich St’s Common Driveway Special Permit decision. M. Allison clarified – although 560 Goodrich has a shared SMP component, maintenance requirements are deed-recorded in unshared SMP systems as well to prevent maintenance lapses (i.e. informing the property’s new owner after a sale). C. Reilly noted recently discovered contradictions between certain deeds and Approval Not Required plans at the Registry of Deeds. Decisions must be recorded at the Registry of Deeds, so they’d ideally be “caught” by any property’s potential buyer during its Title Exam. M. Allison questioned the requirement for full Americans with Disabilities Act (ADA) compliance in the SCs, since these are private domiciles. C. Reilly will draft updated sets of SCs for (1) Site Plan Approval, (2) Stormwater Management Permits, and (3) Common Driveway Special Permits for the Board to review. The Board’s previous understanding was that the SCs for SMPs included deed-recorded maintenance requirements. C. Reilly clarified these SCs were from Interim Land Use Director Richard Harris’s decisions and may differ from those used by longtime Land Use Director Adam Burney. M. Allison noted that the Town had Stormwater Regulations since 2008 but hadn’t issued a Stormwater Management Permit until 2015, emphasized that standards need to be actively maintained and documented over time to be useful. The Board deferred endorsement of the decisions, pending revisions to reflect the provision for deed- recorded maintenance requirements. BOARD DISCUSSIONS Master Plan Steering Committee (MPSC) Composition Per T. Willsmer – continued issues with quorum. Planning to poll members of the board for alternative weekdays to meet. M. Allison asked if further reductions to help quorum were possible. T. Willsmer received an email blaming quorum issues on other departments’ absent representatives after last meeting, but he’d want more info before cutting those positions. M. Allison noted the 6-month span since previous Chair Joeci Gilchrest had stepped down (just before the group’s planned summer hiatus). Per M. Brenner, when the Chair stepped down all surveys were performed except the most recent, which was being planned. Subsequent quorum issues affected its quality. For next meeting, M. Brenner asked T. Willsmer to (1) list which groups had and hadn’t been attending (including verifying with them) and (2) if possible, get a concrete recommendation from the MPSC itself about which positions to cut. Prefers having MPSC’s input instead of making top-down membership changes, but will fall back to Board intervention if needed. ===PAGE 7=== 7 of 9 - Planning Board Minutes 2025-02-10 M. Allison asked about the remaining contract with the Master Plan consultants (OverUnder, Inc). Per C. Reilly there’s approx. $20,000 left at around $2,000 per meeting. The contract’s original expiry date has already passed, but the consultants are continuing to work under that agreement. Full draft of the Master Plan’s implementation chapter exists. Clarified that the Board is the only body that votes on adopting the Master Plan / making it “official” to the State. ABUTTING COMMUNITY NOTICES Three notices from Fitchburg Planning Board, none of local concern. COMMITTEE REPORTS Master Plan Steering Committee Discussed previously under “Board Discussions”. Open Space Committee Per G. McLeod – meeting 2025-02-12 on Right of First Refusal at 100 Townsend Harbor Rd. Municipal Bldg. Design Committee Per M. Allison – highly detailed, in-depth, multi-disciplinary presentation made to Select Board on Tuesday, 2025-02-04. Current Town Hall becomes a meeting space, Ritter Memorial Building is occupied by various programs from the School Dept, and the “Annex” (small addition to Ritter Memorial Library) is occupied by PACC. Plans included revisions from various department heads. Renovations’ subtotal was approximately $22m (not including remediation). Not well received on Facebook. Capital Planning Committee Per M. Brenner – met last week before Interim Town Manager left. Some of the voting was based on numbers that ended up being inaccurate (a continuing frustration). Have had multiple cases of received estimates being off by a factor of 100% or more—some resolved with subsequent reprioritization. Action on 5-year plan upcoming after giving the new Town Manager some time to acclimate. Economic Development Committee Per G. McLeod – have not met since last meeting. Storm Water Task Force Per T. Willsmer – next meeting is Thursday, 2025-02-20. Montachusett Regional Planning Commission Per A. Reid – some discussion about Trump administration’s halts to federal funding. Presentation by Senator Jamie Eldridge on closure of Nashoba Valley Medical Center pending next month. New route for MART (due to Nashoba closure), free rides to Emerson hospital from Ayer, Shirley or Harvard. Montachusett Joint Transportation Committee Per A. Reid – meeting on Wednesday, 2025-02-12. MINUTES APPROVAL The Board reviewed and approved minutes for 2024-12-09, 2025-02-13, and 2025-01-27. MEETING SCHEDULE ===PAGE 8=== 8 of 9 - Planning Board Minutes 2025-02-10 Upcoming meetings are 02-24 and 03-10 at 6:00 P.M. PUBLIC COMMENT None at this time. BOARD COMMENT / CONCERNS G. McLeod found the State’s recent actions unresponsive to the electorate & out of touch with municipal financial constraints. Cited Legislature’s “cookie cutter” approach with items like MBTA Communities Act / ADU amendments, and resistance to 2024’s Ballot’s Question 1 (auditing the legislature) despite an overwhelming yes vote. Wants more State support to avoid implementation burden of “unfunded mandates”. C. Reilly noted experience in two communities that passed building moratoriums as last resort. G. McLeod noted representative Margaret Scarsdale’s upcoming office hours on 02-18 at the Lunenburg Adult Activity Center. A. Reid thanked Annie Aubrey (Executive Assistant to Town Manager) for handling the Montachusett Metropolitan Planning Organization (MMPO) caucus this week. M. Allison criticized the unusually short deadline for the Board to submit warrant articles’ preliminary language. Worried about ability of final language to stay “within the four corners” of the preliminary language’s intent since the State changed certain guidance (ADUs) after the Board’s submission. ADJOURNMENT A. Reid moved to adjourn. M. Brenner seconded. Voice vote, passed unanimously. Adjourned 9:19 P.M. Minutes by Logan O'Connell, Admin Asst. ===PAGE 9=== 9 of 9 - Planning Board Minutes 2025-02-10 DOCUMENTS REFERENCED i 2025-02-10 Staff Report ii 2024-12-11 – Plan of Land 205 & 215 Sunset Lane iii 2024-12-01 Plan of Land in Lunenburg, Mass Prepared for PSG Realty 393-435, LLC iv See record PBSW-24-7 on OpenGov. v See record PBSP-24-3 on OpenGov. vi 2025-02-10 494 Electric Avenue Site Plan Review vii 2024-12-12 Definitive Site Plan for Electric Avenue in Lunenburg, Massachusetts. See record PBSW-24-9 on OpenGov. viii 2025-02-06 213 Electric Avenue Stormwater Management Review ======================================================================================== DOCUMENT : 2025-02-19-agenda-7103.txt BOARD : planning-board DATE : 2025-02-19 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-02-19-agenda-7103.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02192025-7103 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2025-02-19-minutes-7103.txt BOARD : planning-board DATE : 2025-02-19 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-02-19-minutes-7103.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02192025-7103 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. MINUTES 2025-02-19 (Public Site Visit at 494 Electric Ave) CALL TO ORDER Mathew Brenner called the meeting to order at 5:00 P.M. Mike Mohamed, Chris Anderson, and Atty. Jeff Avini were also present for the applicant. The general plan was to discuss concerns from the 02-10 meeting (i.e. traffic controls) and enhance the Board’s understanding of existing and proposed conditions in the context of the area. SITE VISIT Chris Anderson (Hannigan Engineering) reviewed the connection between the restaurant site and location of the proposed parking lot (situated at present-day 10 Lakeview Dr), which crosses Pierce Ave. The existing entrance to Pierce Ave is broad and has no curb line. The roadway isn’t well visible, and the existing crosswalk isn’t frequently used in practice. The restaurant’s current storefront parking is completely exposed to Electric Ave. Landscaping is proposed to cut off this wide-open access, prevent unauthorized turns & control traffic flow to defined locations. The location of the crosswalk and pedestrian visibility were discussed. G. McLeod emphasized the importance of planning around anticipated pedestrian behavior to avoid another unused crosswalk. C. Anderson suggested using additional road-side signage to indicate the crosswalk. M. Brenner asked where plowed snow would be located. C. Anderson explained it would be located outside of parking areas once the landscaping along Electric Ave was implemented. Drivers’ sightlines for pedestrians would be maintained by removal of accumulated snow over time. The Board moved to the proposed parking site. The current truck trailer and dumpsters on the side of Pierce Ave would be moved. The looped road configuration would feed through here. An existing opening to Electric Ave would be closed. MEETING POSTED: Yes ADDRESS: 494 Electric Ave, Lunenburg, MA 01462 TIME: 5:00 P.M. PRESENT: Matthew Brenner (Chair), Timothy Willsmer (Vice Chair), Amanda Reid (Clerk), Matthew Allison, Glenn McLeod. ABSENT: None ===PAGE 2=== 2 of 2 - Planning Board Minutes M. Allison opined the Board’s pedestrian safety concerns would be fixed by using the existing opening into the proposed parking lot site rather than using Pierce Ave (which would have a perpendicular crossing of driver and pedestrian paths). He emphasized the danger that inattentive pedestrians would be in. C. Anderson opined that moving the crosswalk behind queuing traffic would create an unsafe condition, to which C. Reilly disagreed. The trees along Pierce Ave were discussed. The majority would remain intact, one or two would be removed for utility connections. A. Reid moved to adjourn. T. Willsmer seconded. Voice vote, passed unanimously. Adjourned 5:20 P.M. Minutes by Logan O'Connell, Admin Asst. ======================================================================================== DOCUMENT : 2025-02-24-agenda-7072.txt BOARD : planning-board DATE : 2025-02-24 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-02-24-agenda-7072.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_02242025-7072 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. AGENDA 2025-02-24 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/Lunenburg Public-Access -Cable-157427270975305/ ), and will be available on their YouTube channel within 24 hours. The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/88251881562 or by phone at (888) 475 -4499 , entering Webinar ID 882 5188 1562 . To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in -person at the above -noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in -person vs. virtual attendance accordingly. 1. CALL TO ORDER / PLEDGE 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPROVAL NOT REQUIRED (ANR) PLANS a. 589 Flat Hill Rd 5. ZONING WORKSHOP a. Accessory Dwelling Units b. Flood Plain Map Updates 6. PUBLIC HEARINGS a. 494 Electric Ave – Site Plan Approval (SPA), Stormwater Management Permit (SMP) b. 801 Northfield Rd – SPA c. 994 Northfield Rd – SPA d. 110 Pleasant St – SPA 7. DECISIONS a. 558 & 560 Goodrich St – Special Permit (SP), SMP b. 255 Sunny Hill Rd – SMP 8. BOARD DISCUSSIONS a. MRPC GIS Contribution to Conversation Commission (Trail Mapping) b. Citizens’ Caucus Overlap (March 10 th 7PM) c. Review of Standard Operating Procedures. 9. ABUTTING COMMUNITY NOTICES 10. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee 11. MINUTES APPROVAL a. 2025-02-10 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 03-10, 03-24 13. PUBLIC COMMENT 14. BOARD COMMENT / CONCERNS 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-02-24-minutes-7072.txt BOARD : planning-board DATE : 2025-02-24 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-02-24-minutes-7072.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_02242025-7072 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. MINUTES 2025-02-24 CALL TO ORDER / PLEDGE Matthew Brenner called the meeting to order at 6:06 P.M after slight delays. The pledge of allegiance was led by Matthew Allison. C. Reilly could not attend. CHAIR / DIRECTOR’S REPORT Skipped due to C. Reilly’s absence. ANRs (Approval Not Required) 589 Flat Hill Rdi The Board reviewed the plan, which C. Reilly recommended endorsing in his staff report. G. McLeod moved to endorse the ANR for 589 Flat Hill Rd. T. Willsmer seconded. Voice vote, passed unanimously. ZONING WORKSHOP Accessory Dwelling Units Skipped due to C. Reilly’s absence. Floodplain Map Updates Skipped due to C. Reilly’s absence. PUBLIC HEARINGS MEETING POSTED: Yes ADDRESS: Town Hall – 17 Main St, Lunenburg, MA 01462 TIME: 6:06 P.M. PRESENT: Matthew Brenner (Chair), Timothy Willsmer (Vice Chair), Amanda Reid (Clerk), Matthew Allison, Glenn McLeod ABSENT: Christopher Reilly (Land Use Director) ===PAGE 2=== 494 Electric Ave – Site Plan Approval (SPA), Stormwater Management Permit (SMP)ii (cont. from 2025-02-10) Following discussions are re-ordered for clarity. Bill Hannigan (Hannigan Engineering) presented on behalf of applicant D&A Lunenburg, LLC. Ownership status of Pierce Ave: Complete title abstract package including backing documentation sent to C. Reilly, who forwarded to Town Counsel (per Atty. Jeff Avini). Board is awaiting a cost estimate to verify applicant’s title abstract from Town Counsel, would be at applicant’s expense. M. Allison opined application shouldn’t be before the board without legal resolution of Pierce Ave. Applicants clarified position: the road is a Public Way. Adopting a Public Way involves (1) the acceptance of the way, which Lunenburg completed, and (2) the conveyance of the fee within the road, which Lunenburg did not complete. This generally results in the way becoming a “paper street” (i.e. right to pass & repass over the way is limited to residents living on & around the road). Applicants noted legal review was anticipated but then delayed well beyond expectations. The validity of the application was discussed. Per M. Allison, the Land Use Director & Zoning Officer agree application is invalid if Pierce Ave is a Public Way. The board cannot waive parking requirements, which are only met if the applicant is correct about owning the road’s fee / the lots it splits being merged. Applicants opined it was their choice to proceed despite possible invalidity, acknowledged use of other parties’ time (Board, abutters) as an indicator of their confidence about Pierce Ave. M. Allison recommended withdrawing application without prejudice until Pierce Ave resolution, applicant declined. M. Allison opined the project qualified as a “Shopping Center” under bylaw1 , which Board hadn’t received an application for. Applicants disagreed – definition is more than 5,000 sqft (applies) as well as more than 3 uses (doesn’t apply). Emphasized any later application adding more uses would trigger that bylaw / come before the Board anyway, but that was out-of-scope for this application. B. Hannigan asked for plan-specific feedback (traffic, crosswalk, etc) to make the Board comfortable, assuming applicant does own Pierce Ave. A. Reid preferred moving the entrance off Pierce Ave & using a deceleration lane. B. Hannigan explained the proposed entrance location provides sight-distance for drivers. Opined a deceleration lane would be dangerous here due to traffic speed, i.e. no slowing down to wait for next driver’s right-hand turn. Noted typical deceleration lanes much longer than the one at Lunenburg CVS. G. McLeod agreed entrance should be moved but acknowledged impact of permitting delays on businesses. B. Hannigan provided sketchesiii of crosswalk location options to the Board, noting the importance of planning around realistic pedestrian behavior. M. Allison agreed entrance could be moved to Electric Ave, suggested combining with a curb cut for the new building. Asked about possibility of future development on Pierce Ave increasing traffic (i.e. residential lots being used for MBTA Communities Act zoning). B. Hannigan declined to comment beyond the application’s scope but suggested conditioning the location of Pierce Ave based on its subsequent traffic volume. 1 See § 250-4.1K(19) ===PAGE 3=== J. Avini asked if the Board could permit the inter-building canopy portion of the plan only. Per M. Brenner they can’t, suggested submitting a de minimis change to the original plan that the Building Commissioner relies on for Building Permits. M. Brenner sought public comment. Dave MacDonald (155 Island Rd) advocated helping businesses through the permitting process, suggested using conditions like B. Hannigan described. Bob Pease (11 Wintergreen Ct) suggested more non-binding straw-polling of Board members’ opinions to help applicants adjust and reach approval. Opined previously mentioned concerns beyond scope of application (Shopping Center status, MBTA Communities) was opposite of working with businesses. T. Willsmer moved to continue the hearing for 494 Electric Ave SPA and SMP to 2025-03-10 at 6:05 P.M. A. Reid seconded. Voice vote, passed unanimously. 801 Northfield Rd – SPAiv A. Reid read the Public Hearing Notice. Hearing opened 7:14 P.M. Greg Roy (Dillis & Roy) presented for applicant Lunenburg Conservation Commission. Project creates parking area for Rayno Conservation Area, using a grant for construction & improvement of conservation land access. Designed to avoid Conservation jurisdiction / wetlands buffer zone, requires SPA through Planning Board and a Driveway Permit through Department of Public Works. Utilizes existing access to property currently being used for a logging operation leading into proposed 10- car gravel parking surface with access to land. No trigger for local Stormwater Permit but Stormwater Management mechanisms were included for MA Department of Environmental Protection (MassDEP). M. Brenner sought public comment. Bob Pease (11 Wintergreen Ct) explained the area is currently being logged: the loggers will leave selected skid-trails, clear the area of the parking lot. Area contains two substantial loop trails & connectivity to other conservation land. T. Willsmer moved to close the public hearing for 801 Northfield Rd SPA. A. Reid seconded. Voice vote, passed unanimously. Hearing closed 7:20 P.M. T. Willsmer moved to grant Site Plan Approval for 801 Northfield Rd as-presented, with Standard Conditions. A. Reid seconded. Voice vote, passed unanimously. 994 Northfield Rd – SPAv A. Reid read the Public Hearing Notice. Hearing opened 7:23 P.M. G. Roy presented for applicant Lunenburg Conservation Commission. Project creates 10-car parking area for Table Rock Conservation Area using grant mentioned above. Site (north of Northfield Rd) is within ===PAGE 4=== Conservation jurisdiction / subject to Wetlands Protection Act. Stormwater Management Plan required for MassDEP, but local SMP bylaw not triggered. Goal is to establish a distinct access point, reducing reliance on Stage Coach Rd. Project also being reviewed by Conservation Commission. Board members discussed Scenic Road impacts & tree preservation. G. Roy clarified no trees or stone walls would be removed at the access point / no trigger for Scenic Road bylaw. M. Brenner sought public comment. Michelle Matthew (914 Northfield Rd) expressed concerns about potential increased parking near her property. G. Roy marked the plan to clarify the parking’s location & distance from the lot line. Laura Caron-Gustus (19 Burke St) & Tanya Eberlin own & manage abutting golf course, Settler’s Crossing. Raised concerns about golf ball hazards, unauthorized course access, & general security of parking lot, as well as potential Stormwater impacts on course. T. Eberlin noted past issues with illicit activities in their own parking lot & questioned whether the new lot would be patrolled. B. Pease (previous Conservation Commission member) addressed these concerns: • Misuse: Lot is designed to be visible from Northfield Rd to deter misuse. • Golf Balls: He and G. Roy saw no evidence of golf balls on-site. • Stormwater: G. Roy explained project must meet strict Stormwater regulations of Conservation Commission & MassDEP, preventing impact. • Unauthorized access: Conservation Commission has placards for delineating approximate boundaries of its land, could help prevent accidental wandering onto golf course. Applicant seeking continuance pending Conservation Commission’s review of the project. T. Willsmer moved to continue the Public Hearing for 994 Northfield Rd SPA to 2025-03-10 at 6:05 P.M. A. Reid seconded. Voice vote, passed unanimously. 110 Pleasant St – SPAvi G. Roy presented for applicant Peritus Contractors. Project proposes construction of addition to existing garage & office building. Building increase is > 25%, triggering Site Plan Approval. Site zoned Commercial, historically used by another contractor. Footprint of addition contains an existing storage trailer & shed, both to be removed. Use will be a shop area / garage door bays. No local Stormwater Permit required, but memo outlining Stormwater metrics was included. Area of addition is currently impervious with existing structures or hard-packed gravel, so no runoff impact. Acknowledged Board of Health comment requesting Title V inspection—no objection from applicant, would be needed prior to a Building Permit. T. Willsmer moved to close the public hearing for 110 Pleasant St SPA. A. Reid seconded. Voice vote, passed unanimously. Hearing closed 8:01 P.M. ===PAGE 5=== T. Willsmer moved to grant Site Plan Approval for 110 Pleasant St with Standard Conditions. A. Reid seconded. Voice vote, passed unanimously. BOARD DISCUSSIONS MRPC GIS Contribution to Conservation Commission (Trail Mapping) The Montachusett Regional Planning Commission (MRPC) contributes 8 hours of GIS work to the Planning Board as a membership perk. The Board regularly “donates” these to the Conservation Commission, having no current mapping needs. B. Pease outlined Conservation’s plans to update maps, including the Large Town Forest, Table Rock Conservation Area, Small Town Forest, and Hunting Hill. A. Reid moved to authorize the Land Use Director to assign the Board’s MRPC GIS contribution to the Conservation Commission for trail mapping. T. Willsmer seconded. Voice vote, passed unanimously. Citizens’ Caucus Overlap (March 10th 7PM) The Citizens’ Caucus is part of electing officials to Boards / Committees, which members seeking re-election generally attend. This overlaps with the upcoming 2025-03-10 meeting. The Board discussed and opted to proceed with the meeting as-scheduled, since their terms are staggered and one members’ absence wouldn’t impact quorum for the scheduled applications. Review of Standard Operating Procedures (Out of order): Skipped due to C. Reilly’s absence. DECISIONS The Board reviewed decisions for 560 Goodrich St (Special Permitvii, Stormwater Management Permitviii) and 255 Sunny Hill Rd (Stormwater Management Permitix), deferred from the previous meeting pending revisions including a provision for SMP maintenance requirements to be recorded on the deed. The Board discussed and clarified that deed-recorded maintenance requirements are a practical tool to prevent unintentional lapses of maintenance (which would violate the permit) between property owners. They found no revised provision for deed-recorded maintenance requirements in the Stormwater Management Permits. The Board signed the Special Permit decision for 560 Goodrich St, and deferred the Stormwater Management Permit decisions for 560 Goodrich St and 255 Sunny Hill Rd pending revisions. ABUTTING COMMUNITY NOTICES Notice from Lancaster Planning Board and Zoning Board of Appeals for Public Hearings on 2,000 sqft. addition for truck repair at 71-75 Main St. No concerns from Board. COMMITTEE REPORTS Master Plan Steering Committee ===PAGE 6=== Per T. Willsmer – have enough people for quorum at upcoming meeting (2025-03-03). Would like to eliminate two remaining positions which were vacant from beginning. Board discussed, opted to have MPSC choose at their upcoming meeting. Open Space Committee Per G. McLeod – still working on 100 Townsend Harbor Rd Right of First Refusal. Had quorum but not full committee, still waiting for a full board to formally discuss. Good topic to review in Planning Board Standard Operating Procedures in the future—OSC was notified by a citizen forwarding the statutory notification letter, rather than the Planning Board doing it as the parent group. M. Brenner noted the Board’s historical procedure was notifying the OSC through the Land Use Director, and added 100 Townsend Harbor Rd’s Right of First Refusal to the March 10th Agenda. Municipal Bldg. Design Committee Per M. Allison – meeting cut short due to technical issue with zoom. Representative from school committee presented public feedback about costs & timing with school budget issues. Group is preparing presentation to Town Meeting. Capital Planning Committee Per M. Brenner – has not met since last meeting. Economic Development Committee Per G. McLeod – has not met since last meeting. Storm Water Task Force Per T. Willsmer – received initial breakdown of fee schedules & implementation from consultant Comprehensive Environmental Inc. Planning a 5-minute introduction at upcoming Town Meeting to remind public. Montachusett Regional Planning Commission Per A. Reid – has not met since last meeting. Special meeting scheduled for 2025-02-26 to approve travel for MRPC members. Montachusett Joint Transportation Committee Per A. Reid – met a couple weeks ago. Lunenburg has an upcoming traffic and safety review for Mass Ave from Electric Ave to Chase Rd. MINUTES APPROVAL The Board reviewed the minutes for 2025-02-10. T. Willsmer moved to approve the minutes for 2025-02-10. A. Reid seconded. Voice vote, passed unanimously. MEETING SCHEDULE Upcoming meetings are 03-10 and 03-24 at 6:00 P.M. PUBLIC COMMENT None at this time. ===PAGE 7=== BOARD COMMENT / CONCERNS On Accessory Dwelling Unit bylaw updates, M. Brenner noted mild concern from Town Counsel about remaining “within the four corners” of the preliminary Warrant Article language while meeting the state’s new requirements. G. McLeod noted a recent email from the Land Use Director indicating that employees are discouraged from sending emails outside of work hours and wanted to know more, opining it was somewhat limiting. M. Allison agreed and opined that if an employee was willing and able to do this they shouldn’t be prevented. T. Willsmer noted that as a volunteer, most of the time he’s able to dedicate to this work is outside of working hours. M. Allison noted concerns about 494 Electric Ave: the Board can request that Town Counsel attend a meeting (common when crafting bylaw). Opined the Pierce Ave legal questions involved were far beyond Board purview. Explained that previous questions the applicant considered out-of-scope were efforts to fulfill responsibility of position—residents on Pierce Ave have stopped coming to Board meetings due to the extensive delays and it isn’t fair to them or the Board. M. Brenner acknowledged the frustrations of the legal delays. ADJOURNMENT A. Reid moved to adjourn. T. Willsmer seconded. Voice vote, passed unanimously. Adjourned 8:54 P.M. Minutes by Logan O'Connell, Admin Asst. ===PAGE 8=== DOCUMENTS REFERENCED i 2024-11-24 Plan of Land 579 & 589 Flat Hill Road in Lunenburg, PFS Land Surveying ii 2024-01-09 Site Development Plan Commercial Development & Parking Lot - Electric Avenue in Lunenburg, Massachusetts, Hannigan Engineering. See PBSA-24-4 and PBSW-24-1 on OpenGov. iii 2025-02-24 Alternate Crosswalk Plan in Lunenburg, Massachusetts, Hannigan Engineering Inc iv 2025-01-16 Proposed Site Plan 801 Northfield Road, Dillis & Roy Civil Design Group, Inc. See PBSA-25-3 on OpenGov. v 2024-12-16 Notice of Intent Site Plan, Dillis & Roy Civil Design Group, Inc. See PBSA-25-2 in OpenGov. vi 2025-01-10 Layout & Grading Plan 110 Pleasant St, Dillis & Roy Civil Design Group. See PBSA-25-4 in OpenGov. vii 2025-01-27 560 Goodrich St Special Permit (Common Driveway) Decision, Town of Lunenburg. See PBSP-24-2 in OpenGov. viii 2025-01-27 560 Goodrich St Stormwater Management Permit Decision, Town of Lunenburg. See PBSW-24-6 in OpenGov. ix 2025-01-27 255 Sunny Hill Rd Stormwater Management Permit Decision, Town of Lunenburg. See PBSW-24-8 in OpenGov. ======================================================================================== DOCUMENT : 2025-03-10-agenda-7093.txt BOARD : planning-board DATE : 2025-03-10 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-03-10-agenda-7093.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03102025-7093 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. REVISED AGENDA 2025-03-10 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745?pwd=bG2IewayYjipyeXyrdsh4SP34S5KWQ.1 or by phone at (888) 475-4499, entering Webinar ID 810 9267 3745. To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in- person at the above-noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. CALL TO ORDER / PLEDGE 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPOINTMENTS a. Anthony Sculimbrene – volunteering for Master Plan Steering Committee 5. APPROVAL NOT REQUIRED (ANR) PLANS a. 255 Sunny Hill Rd 6. DE MINIMIS CHANGE a. 494 Electric Ave – Site Plan Approval (SPA) b. 711 Mass Ave – SPA 7. PUBLIC HEARINGS a. 494 Electric Ave – SPA, Stormwater Management Permit (SMP) b. 994 Northfield Rd – SPA c. 213 Electric Ave – SMP 8. DECISIONS a. 558 & 560 Goodrich St – SMP b. 255 Sunny Hill Rd – SMP c. 801 Northfield Rd – SPA d. 110 Pleasant St – SPA 9. BOARD DISCUSSIONS a. 100 Townsend Harbor Rd – Right of First Refusal b. Review of Standard Operating Procedures 10. ZONING WORKSHOP a. Accessory Dwelling Units b. Floodplain Map Updates 11. ABUTTING COMMUNITY NOTICES 12. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee 13. MINUTES APPROVAL a. 2025-02-19 (494 Electric Ave Site Visit) b. 2025-02-24 14. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 03-24, 04-14 15. PUBLIC COMMENT 16. BOARD COMMENT / CONCERNS 17. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-03-10-minutes-7093.txt BOARD : planning-board DATE : 2025-03-10 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-03-10-minutes-7093.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03102025-7093 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. MINUTES 2025-03-10 CALL TO ORDER / PLEDGE Matthew Brenner called the meeting to order at 6:00 P.M. The pledge of allegiance was led by Matthew Allison. Glenn McLeod absent until later in meeting due to Citizens’ Caucus. PUBLIC COMMENT None at this time. CHAIR / DIRECTOR’S REPORT None this week. APPOINTMENTS Anthony Sculimbrene – volunteering for Master Plan Steering Committee (MPSC) M. Brenner invited Anthony Sculimbrene (5 Island Rd) to present his backgroundi: retired Civil Engineer, involved in restoration of historic buildings in City of Dayton. Current Chair of Lunenburg’s Architectural Preservation District Commission. The Board confirmed that an at-large position on the MPSC was available. M. Allison complimented A. Sculimbrene’s work with the Municipal Building Design Committee & vouched for his appointment. Motion: T. Willsmer, approve A. Sculimbrene for an open at -large position on the MPSC. Second: A. Reid. Vote: Voice vote, passed unanimously. APPROVAL NOT REQUIRED (ANR) PLANS MEETING POSTED: Yes ADDRESS: Town Hall – 17 Main St, Lunenburg, MA 01462 TIME: 6:00 P.M. PRESENT: Matthew Brenner (Chair), Timothy Willsmer (Vice Chair), Amanda Reid (Clerk), Matthew Allison* , Glenn McLeod*. * -- Absent for part of meeting due to Citizens’ Caucus overlap. ABSENT: None ===PAGE 2=== 2 of 9 - Planning Board Minutes, 2025-03-10 255 Sunny Hill Rd (PANR -2025 -04) ii Brian Marchetti (McCarty Engineering) presented for applicant Stefan McSweeney / MN 122 Main, LLC . Site was subdivided around 2024 & currently has 5 lots. Board recently approved Stormwater Management Permit for lot 1 (see PBSW-24-8 on OpenGov). Intent is to incrementally subdivide lower section of Lot 2 through repeated ANRs. No changes to Lot 3 or the upper half of Lot 2. The Board reviewed the plans. Motion: T. Willsmer, to endorse the ANR for 255 Sunny Hill Rd. Second: A. Reid Vote: Voice vote, passed 3 -0-1 (M. Allison no). M. Allison confirmed with C. Reilly that only 3 signatures are needed for endorsement. DE MINIMIS CHANGE 494 Electric Ave – Site Plan Approval ( SPA ), 2022 Atty. Jeff Avini presented for applicant D&A Lunenburg, LLC. Applicant seeking modificationiii to Site Plan Approval granted June 2022 (Worcester North Registry of Deeds book 10400 pg 75) to add a new 19’x8’ canopy between the primary & auxiliary structures for protecting patrons & employees from elements. Was previously taken down at request of Building Commissioner since not in June 2022 Site Plan. M. Brenner explained for public: canopy included in other applications that are active but severely delayed (see PBSA-24-4, PBSW-24-1 in OpenGov). Changing this small aspect of 2022 plan avoids those delays. The Board briefly discussed and agreed this request was de minimis. Motion: M. Allison, approve the de mininmis change as -presented. Second: T. Willsmer. Vote: Voice vote, passed unanimously. 711 Mass Ave – SPA , 2021 iv C. Reilly explained – Planning Office was contacted by the property owner & developer to schedule closing for some units, requiring a certain level of completion at the site (provided through an as-built plan). During review, enough minor discrepancies were found to merit explanation / request for de minimis change from applicant. Daniel Sheehan (Haley Ward) presented for applicant FWP Realty Partners, LLC. Foundations were set few inches lower than original plan during construction / stormwater drainage basin outlets were installed lower than approved plans. Proposal includes minor grading adjustments to ensure drainage function & preserve original design intent, installation of two reducers to the outlet pipes. Acknowledged comment from Building Commissioner that proposed rip-rap swale encroaches on snow storage. The Board briefly discussed the snow storage impacts. M. Allison noted the minimal clearance between unit 8 & the eastern rip-rap wall on proposed planv. C. Reilly asked about the proposal’s below-ground stormwater impacts & explained that concerns can be addressed with written documentation (i.e. an engineer’s certification that the proposal meets the ===PAGE 3=== 3 of 9 - Planning Board Minutes, 2025-03-10 conditions that were approved). The Board discussed and preferred a full peer review of the proposal over a simpler engineer certification. Motion: M. Allison, require $1,000 from applicant for peer review of amended stormwater design. Second: T. Willsmer. Vote: Voice vote, passed unanimously. Motion: A. Reid, continue this item to 2025 -03-24. Second: T. Willsmer. Vote: Voice vote, passed unanimously. PUBLIC HEARINGS 494 Electric Ave – SPA, Stormwater Management Permit (SMP) (cont. from 2025 -02 -24) J. Avini presented for applicant D&A Lunenburg LLC. Updated turning radii were recently submitted. Discussion began with Pierce Ave’s legal ownership. Town Counsel still hasn’t responded. C. Reilly doubts the Board’s ability to oppose the applicant’s ownership claim without the having Town Counsel’s response as the basis. M. Allison and J. Avini discussed possible adjudication of Pierce Ave’s ownership by Land Court. J. Avini opined it’s not necessary as the road is a public way, M. Allison opined that would invalidate the application. Per M. Brenner, Town Counsel’s first reply to the Board didn’t mention incompleteness and the Board can only work with what it’s given. Discussion became contentious & M. Brenner paused it, requiring the rest of this item’s discussion through the chair. M. Allison opined the Pierce Ave ownership anomaly raises more urgent concerns than business permitting (i.e. residents, DPW infrastructure), which the Town has an obligation to address first. Believes application’s intent violates parking bylaw, which requires single-lot parking. Left the meeting for Citizens’ Caucus at 6:43 P.M. J. Avini responded: while the Town previously voted to “accept” the road as a public way, a legal “taking” requires either (1) an eminent domain action or (2) a voluntary conveyance by the road’s developer via deed. Since the applicants’ title search through Atty. Joe Pellegrini found neither, the title to the road remains with the applicant for the portion of frontage along their property, so the lots on each side merge. Emphasized ownership claim’s intent is for project permitting only: Derelict Fee statute prevents applicant from blocking the road. Town has no reason to stop maintaining road’s infrastructure (e.g. signage, crosswalk, sewer); applicant intends to grant Town a permanent easement over it. M. Brenner invited public comment. Michael Lovewell (579 Reservoir Rd) asked who owns the rest of Pierce Ave if the applicant owns the frontage. Per M. Brenner, although people who have frontage on Pierce “own” approximately to the middle of the road, the Town controls it, paves it, & has right-of-way. Land on separate sides of a road normally can’t be considered one parcel, but the ownership anomaly may cause that at the project site. J. Avini clarified the applicant only claims to own the area directly between their parcels on each side of Pierce Ave (not the entire road) due to Derelict Fee statute. ===PAGE 4=== 4 of 9 - Planning Board Minutes, 2025-03-10 M. Brenner emphasized that the Board’s decides on the application, not the road’s ownership, and that it can only act on the provided information (which currently lacks Town Counsel’s input). Opined that if the Board’s decision were later invalidated it wouldn’t impact other residents on the road. Ryan Sto ber (Pierce Ave) voiced frustration the procedural impact of Town Counsel’s absence. C. Reilly noted that (1) the Town’s acceptance of the road indicates that its construction met the standards at the time (1902), and (2) the road was paved 3 years ag o / is in decent condition today. Emphasized reasonable assumption that the Town continues maintaining the road & the applicant will have ability to use it as they’ve proposed. A. Reid acknowledged the applicants’ frustrations & asked about Board’s ability to approve “with reservations”. C. Reilly explained – although the Board could explicitly condition the approval subject to legal resolution of the road, it must provide some kind of deliberation & decision for applicant to act on. T. Willsmer agreed applicants were within their rights based on information provided. M. Brenner and C. Reilly discussed special conditions & preparations to have a draft decision for next meeting. Will likely include (1) easement to Town for access across Pierce Ave, (2) 6-month review to assess need for additional mitigation, (3) validity subject to confirmation that applicant has legal rights to use Pierce Ave in manner they’ve proposed. C. Reilly will workshop draft agreement (for Board’s consideration at next meeting) with J. Avini. Bob Pease (11 Wintergreen Ct) commended Board for moving towards a decision. Motion: T. Willsmer, to continue the public hearing for 494 Electric Ave to 2025 -03-24 at 6:05 P.M. Second: A. Reid Vote: Voice vote, passed unanimously. 994 Northfield Rd – SPA (cont. from 2025 -02 -24) Applicants (Town of Lunenburg Conservation Commission) requested a continuance to 2025-03-24 meeting via email earlier today. Motion: T. Willsmer, to continue the public hearing for 994 Northfield Rd to 2025 -03-24 at 6:05 P.M. Second: A. Reid Vote: Voice vote, passed unanimously. Some audience were caught off guard by the sudden continuance. M. Brenner apologized & clarified a remedy with C. Reilly – Board could still take brief input from the public but not deliberate on it. Michelle Matthews (914 Northfield Rd) lives by Old Stage Coach Rd. Doesn’t believe more parking is needed. Concerned about increases in noise / illegal loitering in area, loss of privacy, opportunities to trespass on nearby Settler’s Crossing golf course, foot-traffic dangers on Northfield Rd. Katlin Weiner (939 Northfield Rd) also concerned. Proposed parking is directly across her residence, currently has issues with public parking at end of her driveway to access trails. Concerned about increased foot traffic on road / potential for flooding. Echoed golf course concerns including potential car damage. ===PAGE 5=== 5 of 9 - Planning Board Minutes, 2025-03-10 Bob Pease (11 Wintergreen Ct) worked on this project during Conservation Commission membership. Parking at similar Conservation properties scarce on weekends. Site’s existing parking across the road intended as a stop-gap used to get the grant that funded part of site’s purchase. Opined new parking lot would reduce foot-traffic on Northfield Rd. Believes taking any testimony outside of the Public Hearing isn’t proper procedure. 213 Electric Ave – SMP (cont. from 2025 -02 -10) Daniel Sheehan (Haley Ward) presented on behalf of applicant Red Bird Construction, Inc. Revisions based on Graves Engineering Inc (GEI)’s feedback vi were incorporated (moving clay dams, adding extra notations, performing on-site soil testing). Noted an easement for Tennessee Gas clips into lot 5 / is shown on revised plansvii. Was unable to complete on-site soil testing to full depth in certain locations but offered to dig confirmatory test pits during construction. Noted draft condo deed documents were included per M. Allison’s previous concerns about deed-recording maintenance requirements. The Board discussed & opted to wait for GEI’s feedback on the soil testing / likely require condition for confirmatory test pits during construction. Motion: T. Willsmer, to continue the Public Hearing for 213 Electric Ave to 2025 -03-24 at 6:05 P.M. Second: A. Reid Vote: Voice vote, passed unanimously. DECISIONS The Board began reviewing decisions for 558 / 560 Goodrich St (SMP)viii, 255 Sunny Hill Rd (SMP)ix, 801 Northfield Rd (SPA)x, 110 Pleasant St (SPA)xi. Goodrich St & Sunny Hill Rd’s decisions were both deferred for revisions at previous meetings. M. Allison returned from Citizens’ Caucus at 7:55 P.M. G. McLeod arrived as well. (Out of order): The Board briefly discussed requiring a construction entrance for 801 Northfield Rd relative to Scenic Road impacts; agreed it couldn’t apply here since vote had passed but was good to include in revised SCs. The Board discussed including a condition requiring deed-recording of the SMP systems’ maintenance requirements. C. Reilly clarified – that was only included two most recent decisions (801 Northfield / 110 Pleasant St) since issues with Standard Conditions (SCs) were identified prior. Unable to find a motion & vote outlining the SCs in previous meetings: information was lost due to staff turnover & no clear “official” set of SCs was maintained. Had found 3 sets of SCs from Interim Land Use Dir. Richard Harris ; sent them to M. Brenner prior. M. Allison not comfortable signing Goodrich / Sunny Hill Rd decisions due to SC discrepancy. M. Brenner opined internal issues shouldn’t impact applicant. M. Allison opined impact of additional meetings’ delay is smaller than impact of absence of maintenance requirements on these properties’ deeds in perpetuity. C. Reilly emphasized need for clarity on Board’s official SCs going forward. The Board discussed options for proceeding. Copy of SCs referenced by M. Allison currently missing , could be searched for to “verify”. Two recent ANR developments (360 Flat Hill Rd, Corner of Northfield Rd & Holman St) include the deed-recorded maintenance requirements condition per M. Allison. ===PAGE 6=== 6 of 9 - Planning Board Minutes, 2025-03-10 The Board: 1. endorsed the decisions for 801 Northfield Rd & 110 Pleasant St 2. deferred the decisions for 558 / 560 Goodrich St & 255 Sunny Hill Rd pending review of the 3 sets of SCs noted earlier. BOARD DISCUSSIONS 100 Townsend Harbor Rd (Right of First Refusal) Per C. Reilly – no major input from Planning Board at last meeting, this was relayed to Select Board for their purposes. Per G. McLeod – Open Space Committee still hadn’t taken formal vote. C. Reilly helped educate on Chapter 61/A/B removal process. Need to refine current practices into future Planning Board SOPs for notifying Open Space Committee. The Board discussed timeliness of the ROFR process. G. McLeod supported giving public a chance to vote on acquiring property the Town has “invested in” by not collecting taxes from it . Board acknowledged lengthy sale process as a consideration for chapter-land's tax benefits. Standard Operating Procedures Requested by M. Allison – need to clarify Standard Conditions across all Planning Board’s permits. Suggested having both Standard Conditions (which always apply) and a list of common Special Conditions (to apply as needed). Per C. Reilly – last set of available approved SOPs is dated 2016, also found a draft / redlined copy dated 2021 which he’ll forward as basis for creating a new set of SOPs. M. Allison noted the Select Board’s recent discussions about Townwide SOPs & recommended accommodating those if possible. ZONING WORKSHOP C. Reilly will attend 2025-03-11 Select Board meeting to present Zoning Amendmentsxii for Accessory Dwelling Units (ADU) & Flood Insurance Rate Map (FIRM) / Floodplain Bylaw updates. Board briefly discussed Select Board voting relative to their Town Warrant articles: C. Reilly unsure of Select Board’s authority to deny a Planning Board article from the Warrant, regardless of their vote on recommending the article’s passage at Town Meeting. ADU Amendment: Text will be reviewed by Town Counsel. On-the-floor amendments at Town Meeting risk invalidity given State’s extremely stringent requirements. Public Hearings and any presentation at Town Meeting will be clear on Planning Board’s limited discretion & State’s large role in this. FIRM / Floodplain Amendment: Incentive for adopting Dept. of Conservation & Recreation’s model bylaw & updating FIRM map is ensuring Town’s eligibility for National Flood Insurance Program (NFIP). Updates to FIRM map will affect approximately 20 houses, Board wants to proactively notify them. ABUTTING COMMUNITY NOTICES None at this time. ===PAGE 7=== 7 of 9 - Planning Board Minutes, 2025-03-10 COMMITTEE REPORTS Master Plan Steering Committee Per T. Willsmer – Board had meeting, discussed outline of consultants’ current work, wants to reinstate Finance Committee seat, was dissatisfied with last public meeting’s effectiveness. Wants to get unofficial feedback from all standing Boards & Committees in Town on consultants’ document (to avoid quorum issues). Group successfully reorganized with T. Willsmer as Chair. Open Space Committee Per G. McLeod – has not met. Municipal Bldg. Design Committee Per M. Allison – had meeting, not very productive / Chair was unavailable. Meeting again on 03 -17. Capital Planning Committee Per M. Brenner – has not met. Economic Development Committee Per G. McLeod – has not met. Storm Water Task Force Per T. Willsmer – has not met. Montachusett Regional Planning Commission Per A. Reid – State Senator Eldridge presented about Nashoba Valley Medical Ctr. closure / economic impact. Some interest from UMass in building a standalone emergency center. Montachusett Joint Transportation Committee Per A. Reid – has not met. MINUTES APPROVAL The Board reviewed minutes for 02-19 and 02-24. Motion: T. Willsmer, to approve 2025 -02-19 minutes. Second: M. Allison Vote: Voice vote, passed unanimously. Motion: T. Willsmer, to approve 2025 -02-24 minutes. Second: M. Allison Vote: Voice vote, passed unanimously. MEETING SCHEDULE Upcoming meetings are 03-24 and 04-14 at 6:00 P.M. PUBLIC COMMENT None at this time. BOARD COMMENT / CONCERNS None at this time. ===PAGE 8=== 8 of 9 - Planning Board Minutes, 2025-03-10 ADJOURNMEN T Motion: T. Willsmer, to adjourn. Second: A. Reid Vote: Voice vote, passed unanimously. Meeting adjourned 9:04 P.M. Minutes by Logan O'Connell, Admin Asst. ===PAGE 9=== 9 of 9 - Planning Board Minutes, 2025-03-10 DOCUMENTS REFERENCED i 2025 -03-04 Town of Lunenburg Volunteer Form, Tony Sculimbrene ii 2025 -02-11 Plan of Land in Lunenburg, Mass Prepared for MN 122 Main LLC, Tauper Land Survey, Inc iii 2025 -02-25 De Minimus Site Plan Modification 494 Electric Avenue, Hannigan Engineering iv 2025 -03-03 De-minimis Change to an Approved Site Plan ”711 Massachusetts Ave”, Haley Ward v 2025 -03-03 Site Plan for Massachusetts Avenue in Lunenburg, Massachusetts 5 -G-238, Whitman & Bingham Associates vi 2025 -02-06 213 Electric Avenue Stormwater Management Review, Graves Engineering Inc vii 2025 -03-04 Definitive Site Plan for Electric Avenue in Lunenburg, Massachusetts – Haley Ward, Inc viii 2025 -01-27 560 Goodrich St Stormwater Management Permit Decision - Town of Lunenburg. See PBSW-24-6 in OpenGov. ix 2025 -01-27 255 Sunny Hill Rd Stormwater Management Permit Decision – Town of Lunenburg. See PBSW-24-8 in OpenGov. x 2025 -02-24 801 Northfield Rd Site Plan Approval Decision, Town of Lunenburg. See PBSA-25-3 in OpenGov. xi 2025 -02-24 110 Pleasant St Site Plan Approval Decision, Town of Lunenburg. See PBSA-25-4 in OpenGov. xii 2025 -02-24 Staff Report - Chris Reilly ======================================================================================== DOCUMENT : 2025-03-24-agenda-7121.txt BOARD : planning-board DATE : 2025-03-24 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-03-24-agenda-7121.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_03242025-7121 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. REVISED AGENDA MEETING: March 24, 2025 – 5:30 p.m.| 17 Main St, Lunenburg MA This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/88251881562 or by phone at (888) 475-4499, entering Webinar ID 88251881562. To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in-person at the above-noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. EXECUTIVE SESSION Motion to Enter into Executive Session and to re- enter into Open Session pursuant to MGL c. 30 § 21 (a)(3) to discuss strategy with respect to deliberation in a public hearing if an open meeting may have detrimental effect. 2. CALL TO ORDER / PLEDGE 3. PUBLIC COMMENT 4. ANR a. 171 Arbor Road 5. PUBLIC HEARINGS a. 494 Electric Avenue SPR, SMP Public hearing on continued application b. 213 Electric Avenue SMP Public hearing on continued application c. 711 Mass Avenue SPR De Minimis Hearing on continued application d. 994 Northfield Rd SPR Public hearing on continued application e. 485 Leominster-Shirley Rd SPR New construction of an Energy Storage System under Section 6.6.7 of the Protective Bylaw f. 1523 Massachusetts Ave. Common Driveway SP Application for additional lot on an existing common driveway 6. DECISIONS a. 213 Electric Ave SMP b. 558 – 560 Goodrich St CD/SMP c. 494 Electric Ave SPR/SMP; d. 255 Sunny Hill Rd – SMP; 7. CERTIFICATES OF COMPLETION 8. BOARD DISCUSSIONS a. Zoning Workshop – ADU and Floodplain Bylaws b. Standard Operating Procedures 9. ABUTTING COMMUNITY NOTICES 10. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee 11. MINUTES APPROVAL a. March 10, 2025 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) April 14, April 28 13. PUBLIC COMMENT 14. BOARD COMMENT / CONCERNS 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-03-24-minutes-7121.txt BOARD : planning-board DATE : 2025-03-24 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-03-24-minutes-7121.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_03242025-7121 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. MINUTES 2025-04- * -- Matthew Allison was present for Executive Session only. EXECUTIVE SESSION Matthew Brenner called the meeting to order at 5:30 P.M. Motion: T. Willsmer, to enter into executive session and re-enter into Open Session pursuant to M.G.L. Ch. 30 s. 21(a)(3) to discuss strategy with respect to a Public Hearing if an open meeting may have detrimental effect. Second: A. Reid Vote: (Roll Call). G. McLeod – Aye; M. Allison – Aye; A. Reid – Aye; T. Willsmer – Aye; M. Brenner – Aye; The Board entered into executive session at 5:32 P.M. (See separate minutes when published). CALL TO ORDER / PLEDGE Beginning the Open Session, Matthew Brenner greeted the public at 6:10 P.M. The pledge of allegiance was led by Glenn McLeod. PUBLIC COMMENT None at this time. APPROVAL NOT REQUIRED (ANR) MEETING POSTED: Yes ADDRESS: Town Hall – 17 Main St, Lunenburg, MA 01462 TIME: 6:00 P.M. PRESENT: Matthew Brenner (Chair), Timothy Willsmer (Vice Chair), Amanda Reid (Clerk), Glenn McLeod ABSENT: Matthew Allison* ===PAGE 2=== 2 of 8 - Planning Board Minutes, 2025-03-24 171 Arbor St (PANR-2025-06) Brian Marchetti (McCarty Engineering) presented for applicant PSG Realty 393-435, LLC. Property began as a subdivision but was reworked after uncovering priority habitat (blandings turtle). Previous permitting includes Common Driveway (PBSP-24-3 in OpenGov), Notice of Intent, ANR for land-swap with adjacent property (PANR-2025-03) to meet frontage requirements. The Board reviewed the plansi and had no issues. Motion: T. Willsmer, to endorse the ANR plan for 171 Arbor St. Second: A. Reid Vote: Voice vote, passed unanimously. PUBLIC HEARINGS 494 Electric Ave – Site Plan Approval (SPA), Stormwater Mgmt Permit (SMP). (cont. from 2025-03-10)ii Atty Jeff Avini represented applicant D&A Lunenburg, LLC. C. Reilly provided the draft decisioniii he’d worked on with J. Avini. Specific provisions included for neighborhood concerns (easement of road to the Town, signage to prevent parking on abutters’ property, 6-month review of circulation & safety). The sequence of two conditions were swapped for procedural flow of granting the easement to the Town. M. Brenner invited public comment – none at this time. The Board discussed Town Counsel’s non-response on this application. M. Brenner is less comfortable proceeding without his feedback but understands the necessity. C. Reilly noted that zoning bylaw provides for the assumption that no response means no concerns. C. Reilly confirmed that this application doesn’t meet the criteria of a Shopping Center in Town bylaw. Motion: T. Willsmer, to close the public hearing on 494 Electric Ave. Second: A. Reid Vote: Voice vote, passed unanimously. Motion: T. Willsmer, to approve the Site Plan Review and Stormwater Management Permit for 494 Electric Avenue with Standard Conditions and Special Conditions as presented and discussed. Second: A. Reid Vote: Voice vote, passed unanimously. 213 Electric Ave – SMP (cont. from 2025-03-10) Per C. Reilly this was continued for the Town peer reviewer Graves Engineering, Inc (GEI) for feedbackiv on confirmatory test-pits during construction, included as a special condition of the draft decisionv. M. Brenner invited public comment – none at this time. The Board reviewed the draft decision. C. Reilly confirmed the conditions included a requirement for recording the decision by reference to property deed. Motion: T. Willsmer, to close the Public Hearing for 213 Electric Avenue SMP. Second: A. Reid Vote: Voice vote, passed unanimously. ===PAGE 3=== 3 of 8 - Planning Board Minutes, 2025-03-24 Motion: T. Willsmer, to approve the Stormwater Management Permit for 213 Electric Ave, including the plan of record, with all Standard Conditions and the test-pit Special Condition as previously discussed. Second: A. Reid Vote: Voice vote, passed unanimously. The Board endorsed the decision for the above votes. 711 Mass Ave – De Minimis Change to SPA, 2021 (cont. from 2025-03-10) Dan Sheehan (Haley Ward) presented for applicant FWP Realty Partners, LLC. Peer reviewvi from GEI came back. Minor grading change for units 1 and 2 addressed in revised planvii. Snow storage relocated to between units 3 and 7. Motion: T. Willsmer, to close the Public Hearing for De Minimis change to 711 Mass Ave Site Plan Approval and Special Permit Second: A. Reid Vote: Voice vote, passed unanimously. Motion: T. Willsmer, to accept the change as De Minimis. Second: A. Reid Vote: Voice vote, passed unanimously. Motion: T. Willsmer, to approve the De Minimis change as per plan of record. Second: A. Reid Vote: Voice vote, passed unanimously. 994 Northfield Rd – SPA (cont. from 2025-03-10) Greg Roy (Dillis & Roy) presented for applicant Town of Lunenburg Conservation Commission. Was continued to incorporate revisions for public comments & allow align permitting timeline with Conservation Commission (ConComm), which issued Order of Conditions for this plan on 03-19. Project doesn’t need SMP from the Board but does need compliance with MassDEP’s Stormwater Mgmt. Standards, which ConComm reviews. Proposed wetland replication area revised per ConComm feedback. Row of naturalized shrubs added to discourage public from walking onto golf course / abutting properties. M. Brenner invited public comment. Laura Caron-Gustus (19 Burke St) owns 994 Northfield Rd (Settler’s Crossing Golf Course), was confused why application was advertised with this address. L. O’Connell explained – the application is actually pursuant to 994 Northfield Rd Rear (Map 37 Parcel 15), which is separate land. This will be clarified in upcoming documents. Per C. Reilly the Assessors assign address numbers based on Fire Dept recommendations. Tanya Eberlin manages Settler’s Crossing – noted trespass incidents / that responding police weren’t aware of proposed parking. Concerned about parking lot’s seclusion. (Out of order): L. O’Connell clarified the ===PAGE 4=== 4 of 8 - Planning Board Minutes, 2025-03-24 Police Department has an established recipient notified of applications through OpenGov who reviewed this without comment early January. Michelle Matthew (914 Northfield Rd) lives across from proposed site. Gathered signatures from 13 neighbors who object. Concerned about partying, illegal dumping, etc at new parking lot. Per C. Reilly installing security devices / cameras is common solution for this, can be part of approval conditions. Arthur Dragoslis (971 Northfield Rd) opined neighborhood opposes this / no parking new parking is needed to enjoy Table Rock. Opined row of shrubs noted by G. Roy is insufficient for safety. Noted history of illegal dumping at existing entrance & other locations on Northfield Rd. T. Willsmer acknowledged but noted the other locations are private land which the Town doesn’t maintain. M. Brenner emphasized the Planning Board’s limited discretion in Site Plan Review process. C. Reilly noted that Site Plan Review can be conditioned but not denied. Mary Wilson (138 Whiting St) is Chair of Conservation Commission. Said ConComm had numerous requests for safer & improved access to Table Rock. Town spent money on land (purchase only 60% grant-funded). (Out of order): M. Wilson presented annotated photos of the existing entrance; emphasized dangers of walking on road’s narrow shoulders & potential for public confusion from private property signage. A. Dragoslis noted a large sign pointing to the trail wasn’t in the pictures & opined it was walkable as-is. Cory Schnepper (872 Northfield Rd) Supports increased access to conservation land, cited the Lane conservation area as example. Juliana Webber (872 Northfield Rd) is a field ecologist, commended the plantings included in plan. Chris Martins (981 Northfield Rd) asked why plan isn’t expanding existing parking across the street to avoid wetlands impacts. (Out of order): Noted other public access points exist. M. Wilson noted they fit 1 car each / there’s no place with access for 2+ cars. Bob Pease (11 Wintergreen Ct) served on Conservation Commission during this project. Noted Conservation has zero tax-dollars for maintaining lands (including potential cameras). All trail creation, routine trash removal, etc is done by volunteers. Opined the earlier concerns will be mitigated by heavier public use of land. Willing to help demarcate border between Table Rock and Settler’s Crossing. Discussion continued and touched on possible liability for golf ball damage, potential loitering & dumping, and budgeting for security cameras. Cheap cameras are available but possibly inadequate for providing evidence. B. Pease reiterated limited scope of Site Plan Review process. Motion: T. Willsmer, to close the Public Hearing for 994 Northfield Rd Rear. Second: A. Reid Vote: Voice vote, passed unanimously. The Board briefly discussed conditioning to resolve address ambiguity and golf ball risks. Motion: T. Willsmer, to approve the Site Plan Review for 994 Northfield Rd Rear with all Standard Conditions and two special conditions: (1) applicant puts up park-at-own-risk signage, (2) applicant petitions to get address changed so it doesn’t appear to be the same address as Settler’s Crossing golf course to the public. ===PAGE 5=== 5 of 8 - Planning Board Minutes, 2025-03-24 Second: A. Reid Vote: Voice vote, passed unanimously. 485 Leominster-Shirley Rd – SPA A. Reid read the public hearing notice, hearing opened 8:31 P.M. Applicant Ryan McGlothlin (Silo Electric LLC) presented. Worked previously with Town to craft solar zoning bylaw that was passed. Project purpose is for Battery Energy Storage System (BESS) used to store energy from solar panels & discharge it as needed. Steve Glowacki (R.J. O’Connell & Associates Inc) presentedviii. Site is approx. 6.57 acres. Area of interest is approx. 1300 sqft, facility itself is approx. 5000 sqft & categorized as “Medium” BESS under zoning bylaw. BESS consists of battery storage cabinets set on concrete pads enclosed in 50’x120’ security fence. Gravel area on site used to navigate equipment. Site served by electrical poles coming off main road. System is fed at non-peak times & discharged at peak times. Circulation maintained for emergency vehicle access. Stormwater: existing swale will be moved to east side. Net increase of impervious area is approx. 900 sqft. M. Brenner noted the report from GEIix found no issues. R. McGlothlin noted the Fire Dept & Police Dept’s previous feedback was implemented. Motion: T. Willsmer, to close the public hearing for 485 Leominster-Shirley Rd Site Plan Review. Second: A. Reid Vote: Voice vote, passed unanimously. Motion: T. Willsmer, to approve the Site Plan Review for 485 Leominster-Shirley Rd as-presented with Standard Conditions. Second: A. Reid Vote: Voice vote, passed unanimously. 1523 Mass Ave – Special Permit (Common Driveway) A. Reid read the public hearing notice, hearing opened 8:48 P.M. Greg Roy (Dillis & Roy) presented for applicant Proctor Mass Ave Realty Trust. Noted Ryan Proctor (a D&R employee) wasn’t presenting since he’s planning a house on this lot. Property has an existing common driveway, lot at 1523 was historically used as single-family residence. Since house was moved off-site in 2000s, the use as a common driveway has technically lapsed (one branch goes to empty lot). Three waivers requested from Common Driveway bylaw §250-6.4(C)[7], all reviewed with Fire Chief: 1. Minimum pavement width of 18 ft: Use current width instead. Entrance to be widened slightly per Fire Dept. feedback. 2. Longitudinal grade not steeper than 2% within 75 ft. of street’s right-of-way: Use slightly steeper existing grade. 3. Rounded at a street intersection or cutback to provide curb radius of 30+ ft: Use existing curb radii (20 ft. on western side). Noted site includes wetlands, Notice of Intent has been filed with Conservation Commission. The Board discussed & had no concerns since Fire Dept. reviewed waivers prior. ===PAGE 6=== 6 of 8 - Planning Board Minutes, 2025-03-24 Motion: T. Willsmer, to close the public hearing for 1523 Mass Ave Special Permit. Second: A. Reid Vote: Voice vote, passed unanimously. Motion: T. Willsmer, to approve the Special Permit for Common Driveway as per the plan of record for 1523 Mass Ave with Standard Conditions. Second: A. Reid Vote: Voice vote, passed unanimously. DECISIONS The Board reviewed two SMP decisions: 255 Sunny Hill Rd and 560 Goodrich St. (The decision for 213 Electric Ave was signed just after its public hearing). The Board found no issues and endorsed both. BOARD DISCUSSIONS Zoning Workshop – Accessory Dwelling Units (ADUs) and Floodplain Bylaws (FIRM) Per C. Reilly – Town Counsel suggested minor changes which don’t need formal review by the Planning Board, which will be finalized for the Warrant’s printing on April 7th. A Public Hearing for these will likely be scheduled for April 28th. The State finalized the model bylaw for Accessory Dwelling Units approx. 2 weeks ago. Sent Lunenburg’s draft FIRM bylaw to Katie Paight (Dept. Of Conservation & Recreation), she had no comments. M. Brenner noted his resent presentation with C. Reilly to the Select Board on these amendments. G. McLeod asked about conflicting information on the max total number of ADUs. Per C. Reilly - one ADU is provided as a “protected use” under the Dover Amendment and a Special Permit can be required for any thereafter. M. Brenner outlined a theoretical edge-case in which a pre-existing ADU results in 4 total dwelling units on a lot. Standard Operating Procedures Per C. Reilly – Recent decisions outline the distinct Standard Conditions for Site Plan Approvals, Special Permits, and Stormwater Management Permits. Suggested a comprehensive review of Standard Operating Procedures, noting the De Minimis change approved tonight didn’t meet the published criteria to be considered “de minimis”. ABUTTING COMMUNITY NOTICES None of concern. COMMITTEE REPORTS Master Plan Steering Committee Per T. Willsmer – have not met since last meeting. Open Space Committee Per G. McLeod – have not met since last meeting. Municipal Bldg. Design Committee M. Allison absent. ===PAGE 7=== 7 of 8 - Planning Board Minutes, 2025-03-24 Capital Planning Committee Per M. Brenner – met last week for new Town Manager to review the Interim Town Manager’s recommendations. Some paperwork missing from transfer to new Town Manager. Economic Development Committee Per G. McLeod – have not met since last meeting. Storm Water Task Force Per T. Willsmer – met last week, going well. Continuing to workshop fee structures, including amounts & communications. Brief presentation slated for next Town Meeting to introduce Stormwater Utility concept. Montachusett Regional Planning Commission Per A. Reid – have not met since last meeting. Montachusett Joint Transportation Committee Per A. Reid – met, mostly covered budgetary concerns. Mass Ave project mentioned at last Planning Board meeting undated, likely 5 years out. MINUTES APPROVAL 2025-03-10: Incomplete, deferred to next meeting. MEETING SCHEDULE Upcoming meetings are 04-14 and 04-28 at 6:00 P.M. PUBLIC COMMENT None at this time. BOARD COMMENT / CONCERNS M. Brenner thanked the Board. Logan O’Connell (711 Page St) suggested discussing public-facing tools like SeeClickFix for “311 needs” like public dumping with the Select Board. M. Brenner noted that it’s ultimately the responsibility of the landowner to resolve dumping issues on their property and acknowledged illegal dumping’s frequency. ADJOURNMENT Motion: T. Willsmer, to adjourn. Second: A. Reid Voice vote, passed unanimously. Meeting adjourned 9:27 P.M. Minutes by Logan O'Connell, Admin Asst. ===PAGE 8=== 8 of 8 - Planning Board Minutes, 2025-03-24 DOCUMENTS REFERENCED i 2025-03-10 Plan of Land in Lunenburg, Mass prepared for PSG Realty 393-435, LLC. No. 23-267C – Tauper Land Survey ii See PBSA-24-4 and PBSW-24-1 in OpenGov. iii 2025-03-24 Staff Report – Town of Lunenburg iv 213 Electric Avenue Stormwater Management Review – Graves Engineering, Inc v 2025-03-24 213 Electric Ave Stormwater Management Permit Decision – Town of Lunenburg vi 2025-03-21 711 Massachusetts Avenue Site Plan Modification Review – Graves Engineering, Inc vii 2025-03-20 Site Plan for Massachusetts Avenue in Lunenburg, Massachusetts, No. 5-G-238. - Whitman & Bingham Associates viii 2025-01-06 Site Plan of 485 Leominster-Shirley Road Lunenburg, Massachusetts #23033 – R.J. O’Connell & Associates, Inc. ix 2025-03-20 485 Leominster Shirley Road Site Plan Review – Graves Engineering, Inc. ======================================================================================== DOCUMENT : 2025-04-14-agenda-7167.txt BOARD : planning-board DATE : 2025-04-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-04-14-agenda-7167.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04142025-7167 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. AGENDA MONDAY, 2025-04-14 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) (1) CONTENT: The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. (2) RECORDING: This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. Please be advised that the Town of Lunenburg utilizes Zoom platform has host for its hybrid and remote meetings; that the Zoom platform utilizes AI technology, known as “AI Companion,” to create audio transcriptions of meetings to aid in the subsequent preparation of meeting minutes; and that AI Companion is activated immediately upon launching the Zoom application. You are hereby notified that this AI technology may capture audio prior to the start of the meeting and/or following the conclusion of the meeting. (3) REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745?pwd=bG2IewayYjipyeXyrdsh4SP34S5KWQ.1 or by phone at (888) 475-4499, entering Webinar ID 810 9267 3745. To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in-person at the above- noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. CALL TO ORDER / PLEDGE 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPROVAL NOT REQUIRED (ANR) PLANS a. 60 Cross Rd 5. PUBLIC HEARINGS 6. DECISIONS a. 994 Northfield Rd - Site Plan Approval (SPA) b. 485 Leominster-Shirley Rd – SPA c. 1523 Mass Ave – Special Permit (SP) for Common Driveway 7. BOARD DISCUSSIONS 8. ABUTTING COMMUNITY NOTICES 9. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee 10. MINUTES APPROVAL a. 2025-03-24 11. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 04-28, 05-12 12. PUBLIC COMMENT 13. BOARD COMMENT / CONCERNS 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-04-14-minutes-7167.txt BOARD : planning-board DATE : 2025-04-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-04-14-minutes-7167.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04142025-7167 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. MINUTES 2025-04-14 CALL TO ORDER / PLEDGE Matthew Brenner called the meeting to order at 6:00 P.M. The pledge of allegiance was led by Matthew Allison. PUBLIC COMMENT None at this time. CHAIR / DIRECTOR’S REPORTi Per Chair M. Brenner, the Land Use Director is currently unavailable. The Chair is available at the Planning Office most mornings & can be emailed for an appointment. Chair M. Brenner also reviewed the previous work and the upcoming timeline for compliance with the MBTA Communities Act. The MRPC previously presented preliminary work on various locations in town for compliance options (both “real” and “paper”). The Land Use Director has talked with a consultant (Community Scale) to help with the implementation of these options. Community Scale will need the Board’s direction by the second meeting in June. The Board discussed how to source public engagement for this process, including public information sessions prior to the statutory “public hearing”. These would have to begin after the May 12th meeting, when the Board chooses a location option for Community Scale to focus implementation work on. APPROVAL NOT REQUIRED (ANR) PLANS 60 Cross Rd Hannigan Engineering presented for applicant Cross St. Realty Trust. Proposal involves subdividing approximately six acres of land into two lots (identified as 12-A and 12-B on the submitted plan). Lot 12A will have approximately 1,200 feet of frontage, and Lot 12B will have MEETING POSTED: Yes ADDRESS: Town Hall – 17 Main St, Lunenburg, MA 01462 TIME: 6:00 P.M. PRESENT: Matthew Brenner (Chair), Timothy Willsmer (Vice Chair), Amanda Reid (Clerk), Matthew Allison, Glenn McLeod ABSENT: None ===PAGE 2=== 2 of 3 - Planning Board Minutes 2025-04-14 approximately 2,900 feet of frontage. The existing single-family home will remain on Lot 12B and will comply with all required setbacks. Chair M. Brenner confirmed that sewer is available for the parcel. Motion: T. Willsmer, to endorse the ANR plan for 60 Cross Rd as-presented. Second: A. Reid Voice vote, passed unanimously. PUBLIC HEARINGS None. DECISIONS The Board reviewed decisions for recent applications: • 485 Leominster-Shirley Rd Site Plan Approval • 1523 Mass Ave Special Permit for Common Driveway • 994 Northfield Rd Site Plan Approval • 494 Electric Ave Site Plan Approval, and 494 Electric Ave Stormwater Management Permit. The Board endorsed the decisions. ABUTTING COMMUNITY NOTICES None of concern at this time. COMMITTEE REPORTS Master Plan Steering Committee Per T. Willsmer – had meeting last week, another few meetings coming up in quick succession. Planning for another public community engagement. Another meeting coming up next week, one more 2 weeks after that. Open Space Committee Per G. McLeod – Have not met since last meeting (lacked quorum). Municipal Bldg. Design Committee Per M. Allison – met last Monday. Brunt of the discussion was on disposition of the Brooks House. Majority of the group is still in favor of demolition after formal vote. Select Board asked that group to give some kind of recommendation (i.e. lease, sale, etc) and the majority of the group recommended demolition. Warrant Article is coming together. We did decide to proceed with the monetary ask at Town Meeting using the approximate $23 million figure. Capital Planning Committee Per M. Brenner – have not met. Economic Development Committee ===PAGE 3=== 3 of 3 - Planning Board Minutes 2025-04-14 Per G. McLeod – ongoing efforts to assess Lunenburg’s business-friendly. Land Use Director unavailability has delayed plans for forum / workshop with Land Use. Storm Water Task Force Per T. Willsmer – will be meeting next week. Montachusett Regional Planning Commission Per A. Reid – was unable to attend. Montachusett Joint Transportation Committee Per A. Reid – meeting was mostly reorganization. MINUTES APPROVAL The Board reviewed and approved the minutes for 2025-03-24. MEETING SCHEDULE Upcoming meetings are 05-12 and 06-09 at 6:00 P.M. PUBLIC COMMENT None at this time. BOARD COMMENT / CONCERNS G. McLeod noted a recent event held by Low Places Ranch at 494 Electric Ave (Il Forno). Visiting site in- person broadened his understanding of current parking conditions. Cited event as example of two Lunenburg businesses working together and succeeding. ADJOURNMENT Vice Chair T. Willsmer moved to adjourn. Clerk A. Reid seconded. Voice vote, passed unanimously. Adjourned 6:55 P.M. DOCUMENTS REFERENCED 485 Leominster-Shirley Rd Site Plan Approval Decision 1523 Mass Ave Special Permit for Common Driveway Decision 994 Northfield Rd Site Plan Approval Decision 494 Electric Ave Site Plan Approval Decision 494 Electric Ave Stormwater Management Permit Decision Minutes by Logan O'Connell, Admin Asst. i Staff Report ======================================================================================== DOCUMENT : 2025-04-28-agenda-7195.txt BOARD : planning-board DATE : 2025-04-28 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-04-28-agenda-7195.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_04282025-7195 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. AGENDA MONDAY, 2025-04-28 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) (1) CONTENT: The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. (2) RECORDING: This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. Please be advised that the Town of Lunenburg utilizes Zoom platform has host for its hybrid and remote meetings; that the Zoom platform utilizes AI technology, known as “AI Companion,” to create audio transcriptions of meetings to aid in the subsequent preparation of meeting minutes; and that AI Companion is activated immediately upon launching the Zoom application. You are hereby notified that this AI technology may capture audio prior to the start of the meeting and/or following the conclusion of the meeting. (3) REMOTE PARTICIPATION: Join via computer at ZOOM_LINK or by phone at (888) 475-4499, entering Webinar ID ZOOM_ID. To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in-person at the above-noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. CALL TO ORDER / PLEDGE 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. DE MINIMIS CHANGE a. 110 Pleasant St – Site Plan Approval (SPA) 5. PUBLIC HEARINGS a. Warrant Articles for 2025 Annual Town Meeting: Accessory Dwelling Units (ADUs), Flood Insurance Rate Map (FIRM) updates. 6. BOARD DISCUSSIONS a. Certified Vote – Revising 53G (Peer Review) SOPs 7. ABUTTING COMMUNITY NOTICES 8. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee 9. MINUTES APPROVAL a. 2025-04-14 10. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 05-12, 06-09 11. PUBLIC COMMENT 12. BOARD COMMENT / CONCERNS 13. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-04-28-minutes-7195.txt BOARD : planning-board DATE : 2025-04-28 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-04-28-minutes-7195.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_04282025-7195 ======================================================================================== ===PAGE 1=== MEETING NOTICE SPECIAL SCHOOL COMMITTEE MEETING Thursday, May 15, 2025 6:30 pm, LMS Collaborative Room #D132 HYBRID MEETING AGENDA School Committee Superintendent Brian Lehtinen, Chair Dr. Kate Burnham Anthony Sculimbrene, Vice Chair Carol Archambault-Secretary Laura Brzozoski Recording Secretary Peter Beardmore Courtney Fuller Guests: In accordance with the requirements of the Open Meeting Law, please be advised that this meeting is being broadcast at a later date over the Lunenburg Public Access channel. Join Zoom Meeting: https://us02web.zoom.us/j/7663167607?omn=861321 47451 Meeting ID: 766 316 7607 One tap mobile +19292056099,,7663167607# US+13017158592,,7663167607# US (Washington DC) https://us02web.zoom.us/u/keEQiMHAD5 This meeting will be broadcast at a later date through the local access cable channel and on the Public Access Facebook page(h ttps://www.facebook.com/Lunenburg-Public-Access-Cable-157427270975305/) and will be found on the Lunenburg Access YouTube channel within 24 hours after the meeting. The agenda lists all the topics which may be discussed at the meeting and are those reasonably anticipated by the Chair. Votes may be taken as a result of these discussions. Not all items listed may in fact be discussed and other items not listed may also be brought up for discussion to the extent permitted by Open Meeting Law. 1. Call to Order 2. Public Comment 3. Executive Session: to conduct strategy sessions in preparation for negotiations with nonunion personnel or to conduct collective bargaining sessions or contract negotiations with nonunion personnel. 4. Old Business Action a. First Read 3601.1 Bus Fee Policy 5. Public Comment 6. Adjournment ======================================================================================== DOCUMENT : 2025-05-12-agenda-7220.txt BOARD : planning-board DATE : 2025-05-12 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-05-12-agenda-7220.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_05122025-7220 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Christopher Reilly – Land Use Director Logan O'Connell – Admin Asst. AGENDA MONDAY, 2025-05-12 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) (1) CONTENT: The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. (2) RECORDING: This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. Please be advised that the Town of Lunenburg utilizes Zoom platform has host for its hybrid and remote meetings; that the Zoom platform utilizes AI technology, known as “AI Companion,” to create audio transcriptions of meetings to aid in the subsequent preparation of meeting minutes; and that AI Companion is activated immediately upon launching the Zoom application. You are hereby notified that this AI technology may capture audio prior to the start of the meeting and/or following the conclusion of the meeting. (3) REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745 or by phone at (888) 475-4499, entering Webinar ID 810 9267 3745. To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in- person at the above-noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. CALL TO ORDER / PLEDGE 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPOINTMENTS a. Zoning Options for MBTA Communities Act presented by Community Scale 5. PUBLIC HEARINGS a. 63 Lancaster Ave – Scenic Road Alteration b. 1083 Northfield Rd – Special Permit (SP) Common Driveway, Stormwater Management Permit c. 100 Townsend Harbor Rd – Stormwater Management Permit (SMP) 6. BOARD DISCUSSIONS a. Master Plan Steering Committee – Reorganization (new member) 7. ABUTTING COMMUNITY NOTICES 8. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee 9. MINUTES APPROVAL a. 2025-04-28 10. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 06-09*, 06-23. (05-26 skipped for Holiday). 11. PUBLIC COMMENT 12. BOARD COMMENT / CONCERNS 13. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-05-12-minutes-7220.txt BOARD : planning-board DATE : 2025-05-12 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-05-12-minutes-7220.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_05122025-7220 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Vacancy – Land Use Director Logan O'Connell – Admin Asst. MINUTES 2025-05-12 CALL TO ORDER / PLEDGE Matthew Brenner called the meeting to order at 6:01 P.M. The pledge of allegiance was led by Glenn McLeod. PUBLIC COMMENT None at this time. CHAIR / DIRECTOR’S REPORT Chair M. Brenner outlined the context of Community Scales’ upcoming presentation on MBTA Communities Act compliance options. Noted Town’s intent to eventually hire a new Planner. APPOINTMENTS Community Scale – MBTA Communities Act compliance options Nels Nelson (Community Scale) presented. Community Scale was directed to Lunenburg through Massachusetts Housing Partnership (MHP), who funded a technical assistance grant. Lunenburg is categorized as an “Adjacent Small Town”. Compliance deadline is December 2025. Noted this isn’t a building mandate—the requirement is to have by-right multi-family capacity at 15 units per acre. Presentation is on options for where to put that capacity, which can include some existing housing. Option A: 131 White St 4.92 eligible acres. 54 units currently existing. Yields 32 units at 15 units per acre. Yields 98 units at 20 units per acre. Currently age-restricted (senior housing), restriction needs removal to count for MBTA Communities. MEETING POSTED: Yes ADDRESS: Town Hall – 17 Main St, Lunenburg, MA 01462 TIME: 6:00 P.M. PRESENT: Matthew Brenner (Chair), Timothy Willsmer (Vice Chair), Amanda Reid (Clerk), Glenn McLeod ABSENT: Matthew Allison ===PAGE 2=== 2 of 7 - Planning Board Minutes, 2025-05-12 Option B: 37 Youngs Rd (“Tri-Town Landing”). 9.21 eligible acres. 131 units currently existing Yields 138 units at 15 units per acre. Yields 202 units at 22.03 units per acre. Yields 240 units at 26 units per acre. Currently zoned as a Smart Growth District (40R)1, containing the following zoning that needs to be removed to be “by-right”: Section (4) Density and unit type (a) There shall not be more than 204 dwelling units. (b) Twenty percent of the units shall be one-bedroom units, 70% shall have two bedrooms and not less than 10% shall have three bedrooms. Option C: 40 Leominster-Shirley Rd 25.12 eligible acres. 0 units currently existing (undeveloped land). Yields 376 units at 15 units per acre. Yields 502 units at 20 units per acre. Currently zoned Office Park / Industrial, would need to be re-zoned. If implemented as a single-parcel district, the Town can set a maximum capacity (i.e. a cap on the number of acres that can be redeveloped). Unavailable for multi-parcel districts. Option D: 1-9 Rogers Way 37.13 eligible acres. 120 units currently existing. Yields 556 units at 15 units per acre. Yields 742 units at 20 units per acre. The options above can be combined as needed. Board to hold public information / feedback sessions between now and 06-23 meeting (when an option is chosen). Chair M. Brenner confirmed with N. Nelson that no wetlands were present in the Rogers’ Way site. G. McLeod asked if the Board could modify these options after public feedback. Per N. Nelson it’s possible but may be harder to communicate the end-product: authoring the zoning is easier than getting people to agree on specifics. G. McLeod asked if Community Scale had worked with any of the communities that had pushed back against this act. Per N. Nelson they worked with Wakefield, initially rejected at Town Meeting. Followed back to do a different district, passed a second time. Also worked with Duxbury down on the coast, they were waiting to see what happened with Milton case – was also rejected. The Board briefly compared “paper compliance” (i.e. using mostly existing units like Tri-Town) and “real compliance”. M. Brenner noted the type of housing MBTA Communities aims for usually doesn’t increase the population of children. He prefers paper compliance but noted benefits for some “real” options, i.e. a 1 Eligible due to district being adopted prior to August 10, 2022. ===PAGE 3=== 3 of 7 - Planning Board Minutes, 2025-05-12 mixed-use corridor near the Shirley station. Clarified with N. Nelson that the Town can only have 25% capacity associated with mixed use. G. McLeod asked about risks of paper compliance (e.g. unexpected redevelopment, failing to pass the State / Attorney General, etc.) N. Nelson opined that further development of Tri-Town was unlikely since it already has un-used capacity. (It allowed for ~ 200 units but only 131 were built). Noted the State has rewarded “real-compliance” communities by making numerous grants for associated infrastructure available, and that paper compliance was more frequent than they anticipated. PUBLIC HEARINGS 63 Lancaster Ave – Scenic Road Alteration (PBSR-25-1) A. Reid read the public hearing notice. The joint hearing with the Tree Warden was opened at 6:40 P.M. Dan Clapham (Unitil Forestry Supervisor for Fitchburg District) presented. Application is for removal of large dying sugar maple tree currently shedding limbs, to be replaced with similar tree. Previous Public Hearing for its removal in 2019, the Select Board supported but Planning Board did not. Has further decayed since then & caused 1-2 power outages, dropping large limbs onto the powerline & the land. Tree is on the property boundary of 63 Lancaster Ave & the Scenic Road’s outlie. Bill Bernard (Tree Warden) has looked at tree – is in rough shape. Supports removing it. Robert Gibbons (63 Lancaster Ave) owns property. Has only been there 2-3 years, has seen major limbs fall every snow season. Acknowledged beauty but concerned about dead wood in the cavities / danger to the public. Chair M. Brenner noted sugar maples can rot out inside / shed old limbs while being “healthy” & not at risk of falling, asked what difference is here. Dan replied it’s at the end of its life (retention), currently bringing its growth towards the center & shedding outer branches. This is fine in other settings but is dangerous in its current location. A. Reid agreed given plan to replace tree. Motion: T. Willsmer, to close the public hearing for 63 Lancaster Ave. Second: A. Reid. Voice vote, passed unanimously. Motion: T. Willsmer, to approve the removal of the tree as designated in the public hearing, to be replaced in the public right-of-way with a similar tree as able and appropriate. Second: A. Reid. Voice vote, passed unanimously. 1083 Northfield Rd – Special Permit, Stormwater Management Permit (Out of order). The Board received a prior request for continuance from the applicant. Chair M. Brenner and L. O’Connell discussed whether to formally open the hearing and continue it or defer opening to the next meeting to avoid Mullin Rule quorum issues. The Board never officially opened the hearing for these. Continued to 2025-06-09 at 6:05 P.M. Motion: T. Willsmer, to continue the public hearings for 1083 Northfield Rd Special Permit & Stormwater Management Permits to 2025-06-09 at 6:05 P.M. ===PAGE 4=== 4 of 7 - Planning Board Minutes, 2025-05-12 Second: A. Reid Vote: Voice vote, passed unanimously. 100 Townsend-Harbor Rd – Stormwater Management Permit A. Reid read the public hearing notice. The hearing was opened at 6:56 P.M. Mikael Lassila (Tauper Land Survey) presented for applicant/owner Peter M. Stafford. Previous permitting: Board endorsed a 5-lot ANR (Approval Not Required) last fall. Lots were removed from Chapter 61a program, Town chose not to exercise Right of First Refusal. Now being developed. Locus is on easterly side of Townsend-Harbor Rd heading towards Hickory Hills. Perimeter is primarily wooded with stone wall, breaks along Townsend-Harbor Rd. Site includes 4.2 acres of hay field, 1.23 acres of wetland. (Total restricted area approx. 2.2 acres given wetland buffer zones). Drainage systems flow outward from high knoll in site center. Soil testing / possible placements of on-site septic systems drove the lot orientation. (Lots 1 & 4 are reduced frontage, lots 2, 3 & 5 standard frontage). Septic systems submitted concurrently to Nashoba Board of Health. Proposed utility connections to Water District. Plan to leverage grading to condense the development: sewage disposal systems are elevated due to high water table (avg ~ 2 ft to groundwater), planned homes are “drive-under”. Total disturbance is 2.4 acres. Project generally clustered within existing clearings. Drainage systems are “country drainage”. Roof drains & footing drains direct away from street into respective drainage areas. Plan notes & best practices formulated according to NPDES (National Pollutant Discharge Elimination System). T. Willsmer asked about Lot 5’s work going into the wetland buffer zones. Per M. Lassila the 30 ft no-touch zone is respected. DEP typically allows abbreviated NOIs when 50+ from a “resource area”. Project is at 75 ft, our consultant recommended we do a Request for Determination of Applicability. Lot 5 will be only lot that goes before Conservation Commission. The tree line closely follows the 30 ft no touch, is a good demarcation for site work. Ralph Swick (113 Townsend Harbor Rd) lives across from Lots 2 and 3. Explained local terrain issues on eastern side of Townsend Harbor Rd, shared photos. 1-photo-side: Photo from his driveway, looking into location for lot 2 and 3 driveways. There is a bank on the eastern side of Townsend Harbor Rd. 2-photo- side: Shows the bank on the eastern side. Concerned that flow will newly infiltrate Townsend-Harbor Rd when driveway is cut into that bank. Chair M. Brenner noted the peer review process would likely include this. Per M. Lassila the pre- development area has almost 1.6 acres draining currently towards Townsend Harbor Rd, which this project reduces by half by redirecting back into the site. Since the driveways are high points sloping into each lot, the only portion draining out to the street is from the right-of-way to the paint. Mike Rache (74 Townsend Harbor Rd) noted recent issues with basement flooding & rising groundwater, including neighbors. Believes it’s due to recent development at 1325 Mass Ave. Worried about any increases to the static water level from this project. Per M. Lassila, M. Rache’s property is near a large wetlands system (plan-bottom). Project’s design is typical, entire lot’s proposed impervious coverage for post-development is 6%. ===PAGE 5=== 5 of 7 - Planning Board Minutes, 2025-05-12 Dave Stafford (100 Townsend Harbor Rd) owns property across from lot 4 driveway. Explained his lot has gotten wet & stayed wet into spring ever since the Town installed a catch-basin ~20 years ago (Analysis Point 3 on plan). Runoff from wetland system at plan-bottom-right goes through M. Rache’s yard & into D. Stafford’s parcel. Concerned about receiving more runoff (lack of contour line changes near Lot 4 plan). D. Stafford asked about the requested waiver from Town Code § 204-1F(2)(d), which requires certain annual pollutant removal levels equivalent to MassDEP’s Stormwater Management Policy. M. Lassila replied that design parameters required to meet that policy weren’t possible given site constraints (i.e. groundwater depth, soil conditions), which is why country drainage systems were used. Impervious area is the fastest conduit for pollutants, so directing stormwater across lawns & wooded areas mimics the behavior of the natural environment. --- Chair M. Brenner clarified that the next meeting would also allow for questions and comments (will be continued pending peer review). Thomas Colameta emailed prior (read by A. Reid). Opined site’s previous Chapter 61a status was nominal / for tax purposes. Questioned Board’s approval of multi-lot ANRs given current infrastructure strains in Town, cited school system as example. Noted personal issues with water levels. Worried about work on lot 5 within 100 ft buffer zone, as well as construction nuisance. Chair M. Brenner noted the Board’s limited legal scope of considerations for this application (i.e. Stormwater context). M. Lassila acknowledged the wetlands system’s connection to lower portion of T. Colameta’s property. Reiterated that current condition at property line is water flowing north, proposed drainage maintains that condition. Questioned ability for lot 5 to have any impact due to its lower elevation than property. The Board discussed. A. Reid worried about efficacy of country drains. Prefers waiting for peer review & plans to visit the site. M. Brenner briefly discussed peer review costs with M. Lassila. Noted plan to revise fee structures when a Planner is hired. Motion: Vice Chair T. Willsmer, to require $2,000.00 for 53G account. Second: Clerk A. Reid. Vote: Voice vote, passed unanimously. Jim Simpson (new owner, purchased from Peter M. Stafford) coordinated dropping off the check. Motion: Vice Chair T. Willsmer moved to continue the public hearing to 2025-06-09 at 6:05 P.M. Second: Clerk A. Reid Vote: Voice vote, passed unanimously. BOARD DISCUSSIONS Master Plan Steering Committee – Reorganization (new member) Per Chair M. Brenner, Finance Committee is ready to send a new member to the Master Plan Steering Committee (MPSC). Motion: T. Willsmer, to add a member to MPSC (representative appointed by Fin. Comm) Second: A. Reid Vote: Voice vote, passed unanimously. ===PAGE 6=== 6 of 7 - Planning Board Minutes, 2025-05-12 Office Update Per Chair M. Brenner, the office is still getting a lot done in the absence of a planner. Floodplain Map Update was submitted to DCR. Working with EOHLC on Housing Choice Designation application. COMMITTEE REPORTS Master Plan Steering Committee Per Vice Chair T. Willsmer – minor reorganization issues. Some people on other boards leaving their positions, need those Boards’ new appointees to MPSC. Chair M. Brenner noted Over Under has received latest MPSC feedback (approx. 50% response). Open Space Committee Per G. McLeod – nothing since last meeting, will meet Wednesday. Noted previous plans for joint meeting with Planning Board on refining Chapter 61 / Right of First Refusal process. Municipal Bldg. Design Committee M. Allison not present to report. Capital Planning Committee Per Chair M. Brenner – has not met. Assuming members leaving their primary boards (Peter Beardmore and Tom Alonzo) won’t continue with CPC, will verify with them. Economic Development Committee Per G. McLeod – ongoing conversation about trying to make Lunenburg more business-attractive. Met with with Chair of the Planning Board and the EDC. Will meet with Lunenburg Business Association (LBA) and Planning Board Chair tomorrow. Chair M. Brenner noted the LBA is a non-government organization. Storm Water Task Force Per Vice Chair T. Willsmer – delivered intro blurb at Town Meeting. Hoping to start public engagement with the Town on future planning soon. Montachusett Regional Planning Commission Per Clerk A. Reid – met last week on Thursday for side info on MBTA Communities. Shirley is in compliance now. The grant they were able to get seems to only be for the MBTA community & its surrounding area, and transit stations. MRPC also reorganizing / producing two sets of documentation—one to appease federal government, and one that’s business-as-usual. Chair M. Brenner thanked Glenn Eaton for his ongoing leadership at MRPC. Montachusett Joint Transportation Committee Per Clerk A. Reid – haven’t met, will meet on Wednesday. MINUTES APPROVAL The Board reviewed the minutes for the 2025-04-28 meeting. Motion: Clerk A. Reid, to approve the 2025-04-28 minutes. Second: G. McLeod. ===PAGE 7=== 7 of 7 - Planning Board Minutes, 2025-05-12 Vote: Passed 3-0-1. (Vice Chair T. Willsmer abstained). MEETING SCHEDULE Upcoming meetings are 06-09 and 06-23 at 6:00 P.M. PUBLIC COMMENT None at this time. BOARD COMMENT / CONCERNS Chair M. Brenner returned to MBTA Communities. Wants to take info from Nel’s presentation tonight & have a couple public meetings. (Large discussion). ADJOURNMENT Motion: Vice Chair T. Willsmer, to adjourn. Second: Clerk A. Reid Vote: Voice vote, passed unanimously. Meeting adjourned 8:29 P.M. Minutes by Logan O'Connell, Admin Asst. DOCUMENTS REFERENCED 2025-05-12 EMail to planning@lunenburgma.gov – Thomas Colameta Jr 2025-05-12 Lunenburg MBTA Communities 3A Draft Zoning Scenarios – Community Scale 63 Lancaster Ave (PBSR-25-1 in OpenGov): EMail & Photos from Property Owner, Scenic Road Application. 100 Townsend-Harbor Rd (PBSW-25-2 in OpenGov): 2025-04-08 Stormwater Plan for Land in Lunenburg, Massachusetts Located at 100 Townsend Harbor Road (Plan No. 24-224-SW) – Tauper Land Survey, Inc. Photos from abutter – Ralph Swick. ======================================================================================== DOCUMENT : 2025-06-09-agenda-7258.txt BOARD : planning-board DATE : 2025-06-09 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-06-09-agenda-7258.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06092025-7258 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Brian Gingras – Land Use Manager Logan O'Connell – Admin Asst. AGENDA MONDAY, 2025-06-09 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) (1) CONTENT: The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. (2) RECORDING: This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. Please be advised that the Town of Lunenburg utilizes Zoom platform has host for its hybrid and remote meetings; that the Zoom platform utilizes AI technology, known as “AI Companion,” to create audio transcriptions of meetings to aid in the subsequent preparation of meeting minutes; and that AI Companion is activated immediately upon launching the Zoom application. You are hereby notified that this AI technology may capture audio prior to the start of the meeting and/or following the conclusion of the meeting. (3) REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745 or by phone at (888) 475-4499, entering Webinar ID 810 9267 3745. To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in- person at the above-noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. CALL TO ORDER / PLEDGE 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. BOARD REORGANIZATION 5. APPOINTMENTS a. Open Space Committee – Joint discussion on Open Space & Recreation Plan, membership vacancies, Ch 61A exit process incl. 222 West Townsend Rd 6. PUBLIC HEARINGS a. 1083 Northfield Rd (Cont. from 05-12) – Stormwater Management Permit (SMP), SP for Common Driveway b. 443 West Townsend Rd, Lot 3 – Special Permit (SP) for Common Driveway c. 100 Townsend-Harbor Rd – SMP 7. BOARD DISCUSSIONS a. MBTA Communities Act 8. ABUTTING COMMUNITY NOTICES 9. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee 10. MINUTES APPROVAL a. 2025-05-12 11. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 06-23, 07-14 12. PUBLIC COMMENT 13. BOARD COMMENT / CONCERNS 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-06-09-minutes-7258.txt BOARD : planning-board DATE : 2025-06-09 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-06-09-minutes-7258.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_06092025-7258 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Vacancy Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmin Farinacci – Land Use Director Logan O’Connell – Admin Asst. MINUTES 2025-06-09 CALL TO ORDER / PLEDGE Chair M. Brenner called the meeting to order at 6:00 P.M. The pledge of allegiance was led by M. Allison. PUBLIC COMMENT Kim Duffy (1479 Mass Ave, member of Master Plan Steering Committee) discussed problems with the MPSC making quorum. Noted difficulty having successful discussions about what the currently proposed master plan is. Noted that certain groups aren’t on the committee despite the plan having content relating to them (i.e. Open Space, Agricultural Commission). Recommended retaining current composition while decreasing quorum of voting members to 5 & designating the remaining 8 members as alternates. M. Brenner and T. Willsmer briefly discussed the board’s ability to re-define a quorum of a subcommittee. Opted for further discussion after public hearings. CHAIR / DIRECTOR’S REPORT Per Chair M. Brenner: Jasmin Farinacci has joined as Interim Planning Dir, providing technical planning services for the town. Position of “Land Use Director” not posted yet, role is potentially being restructured. Board will hold two “public information sessions” on MBTA Communities Act compliance options at the Eagle House. Will outline the pros and cons of each choice (including non-compliance) and then invite public discussion. Dates are 2025-06-11 at 9:30 A.M and 2025-06-16 at 6:00 P.M. (Out of order): On 06-23 the Board will vote on which option to implement. Over the summer, the consultant (Community Scale) will draft that choice into bylaw and review it with the State for “pre- approval”. APPOINTMENTS Board Reorganization MEETING POSTED: Yes ADDRESS: Town Hall – 17 Main St, Lunenburg, MA 01462 TIME: 6:00 P.M. PRESENT: ABSENT: ===PAGE 2=== 2 of 5 - Planning Board Minutes, 2025-05-12 Chair M. Brenner asked for informal preferences before formal nominations. M. Brenner, A. Reid and T. Willsmer willing to retain current positions. T. Willsmer offered to replace Glenn McLeod’s vacancy as Open Space Committee rep. M. Allison running for Chair. Opined there was a disconnect with previous Town Management during his tenure, and that the Board’s responsibilities under State law weren’t being completely fulfilled. Complimented M. Brenner’s leadership throughout difficult staff turnover, but emphasized need for technical expertise and accuracy. Also willing to stay on Municipal Building Design Committee. (Out of order): M. Brenner also running for Chair. Noted 2 consecutive years in the role & the high number of “irons in the fire” he’d like to continue handling. Agreed that Board needed to be actively planning, i.e. pursuing 40B and 40R districts or using Planned Urban Developments for mixed use. The Board briefly discussed the nomination process. They opted to formally nominate all positions and then vote on each after all nominations were made. Motion: T. Willsmer, to nominate M. Brenner as Chair. Second: A. Reid Vote: Failed 2-2-0. (M. Allison and A. Reid Nay). Motion: A. Reid, to nominate M. Allison as Chair. Second: M. Brenner Vote: Failed 2-2-0. (M. Brenner & T. Willsmer Nay). Motion: A. Reid, to nominate T. Willsmer as Vice Chair. Second: M. Brenner Vote: Voice vote, passed unanimously. Motion: M. Allison, to nominate A. Reid as Clerk. Second: T. Willsmer Vote: Voice vote, passed unanimously. Motion: T. Willsmer, to nominate A. Reid as Rep to Montachusett Regional Planning Commission. Second: M. Brenner Vote: Voice vote, passed unanimously. Motion: T. Willsmer, to nominate A. Reid as Rep to Montachusett Joint Transportation Committee. Second: M. Allison Vote: Voice vote, passed unanimously. Motion: T. Willsmer, to nominate M. Brenner as Rep to Capital Planning Committee. Second: A. Reid Vote: Voice vote, passed unanimously. ===PAGE 3=== 3 of 5 - Planning Board Minutes, 2025-05-12 Motion: A. Reid, to nominate T. Willsmer as Rep to Open Space Committee. Second: M. Brenner Vote: Voice vote, passed unanimously. Motion: A. Reid, to nominate T. Willsmer as Rep to Stormwater Task Force. Second: M. Brenner Vote: Voice vote, passed unanimously. Motion: T. Willsmer, to nominate M. Brenner as Rep to Economic Development Committee. Second: A. Reid Vote: Voice vote, passed unanimously. Motion: A. Reid, to nominate T. Willsmer as Rep to Master Plan Steering Committee Second: M. Brenner Vote: Voice vote, passed unanimously. The Board discussed how to resolve a split vote for Chair. Chair M. Brenner believes the position remains as-is without a successful majority vote, but will keep put it on the agenda indefinitely until it’s resolved. Will try to get procedural clarification before next meeting. Open Space Committee – Discussion of Chapter 61A Procedures Michael Toohill called the meeting of the Open Space Committee to order. PUBLIC HEARINGS 123 Main St – Site Plan Approval (OPENGOV_ID) CLERK_NAME read the public hearing notice. The public hearing was opened at OPEN_TIME P.M. Motion: member_Name, to Motion_Content Second: SECOND_NAME. Voice vote, passed unanimously. 456 Any Rd – Special Permit, Stormwater Management Permit (OPENGOV_ID) (Out of order). The Board received a prior request for continuance from the applicant. Chair M. Brenner and L. O’Connell discussed whether to formally open the hearing and continue it or defer opening to the next meeting to avoid Mullin Rule quorum issues. The Board never officially opened the hearing for these. Continued to 2025-06-09 at 6:05 P.M. Motion: T. Willsmer, to continue the public hearings for 1083 Northfield Rd Special Permit & Stormwater Management Permits to 2025-06-09 at 6:05 P.M. Second: A. Reid Vote: Voice vote, passed unanimously. BOARD DISCUSSIONS Discussion Item 1 Lorem Ipsum Foo ===PAGE 4=== 4 of 5 - Planning Board Minutes, 2025-05-12 COMMITTEE REPORTS Master Plan Steering Committee Per Vice Chair T. Willsmer – Open Space Committee Per G. McLeod – Municipal Bldg. Design Committee Per M. Allison – Capital Planning Committee Per Chair M. Brenner – Economic Development Committee Per G. McLeod – Storm Water Task Force Per Vice Chair T. Willsmer – Montachusett Regional Planning Commission Per Clerk A. Reid – Montachusett Joint Transportation Committee Per Clerk A. Reid – MINUTES APPROVAL Lorem Ipsum Foo Motion: M_NAME, to MOTION_CONTNET Second: SECOND_NAME Vote: Passed 0-0 MEETING SCHEDULE Upcoming meetings are MTG_ONE and MTG_TWO at 6:00 P.M. PUBLIC COMMENT None at this time. BOARD COMMENT / CONCERNS Lorem ipsum dolor sit amet, consectetur adipiscing elit. Fusce at magna magna. Integer finibus mauris est. Curabitur rutrum magna in velit faucibus dapibus. ADJOURNMENT Motion: M_NAME, to adjourn. Second: SECOND_NAME Vote: Voice vote, passed unanimously. Meeting adjourned 8:29 P.M. ===PAGE 5=== 5 of 5 - Planning Board Minutes, 2025-05-12 Minutes by Logan O’Connell, Admin Asst. DOCUMENTS REFERENCED Doc1 Doc2 ======================================================================================== DOCUMENT : 2025-06-11-agenda-7270.txt BOARD : planning-board DATE : 2025-06-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-06-11-agenda-7270.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06112025-7270 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2025-06-11-agenda-7271.txt BOARD : planning-board DATE : 2025-06-11 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-06-11-agenda-7271.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06112025-7271 ======================================================================================== ===PAGE 1=== ======================================================================================== DOCUMENT : 2025-06-16-agenda-7267.txt BOARD : planning-board DATE : 2025-06-16 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-06-16-agenda-7267.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06162025-7267 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmin Farinacci – Interim Planning Dir Logan O’Connell – Admin Asst. AGENDA Mon., 2025-06-16 – 6:00 P.M | Eagle House (25 Memorial Dr, Lunenburg MA) (1) CONTENT: The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. (2) RECORDING: This meeting is being recorded and will be available on the Lunenburg Public Access YouTube channel within 24 hours. This meeting/hearing will be held in-person at the above-noted location. 1. CALL TO ORDER / PLEDGE 2. PUBLIC COMMENT 3. MBTA Communities Act Public Discussion, Information and Feedback on Zoning Options 4. ADJOURN ======================================================================================== DOCUMENT : 2025-06-23-agenda-7283.txt BOARD : planning-board DATE : 2025-06-23 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-06-23-agenda-7283.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_06232025-7283 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Glenn McLeod Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Vacancy – Land Use Director Logan O’Connell – Admin Asst. REVISED AGENDA MONDAY, 2025-06-23 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) (1) CONTENT: The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. (2) RECORDING: This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. Please be advised that the Town of Lunenburg utilizes Zoom platform has host for its hybrid and remote meetings; that the Zoom platform utilizes AI technology, known as “AI Companion,” to create audio transcriptions of meetings to aid in the subsequent preparation of meeting minutes; and that AI Companion is activated immediately upon launching the Zoom application. You are hereby notified that this AI technology may capture audio prior to the start of the meeting and/or following the conclusion of the meeting. (3) REMOTE PARTICIPATION: Join via computer at HTTPS://US02WEB.ZOOM.US/J/81092673745 or by phone at (888) 475-4499, entering Webinar ID 810 9267 3745. To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in-person at the above-noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. CALL TO ORDER / PLEDGE 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. BOARD REORGANIZATION (Chair Only) 5. APPROVAL NOT REQUIRED (ANR) PLANS a. 558 / 560 Goodrich St – ANR-25-8 b. 60 Cross Rd – ANR-25-9 6. PUBLIC HEARINGS a. 100 Townsend-Harbor Rd – Stormwater Management Permit PBSW-25-2 b. 260 Falulah Rd – Modification to SMP, Site Plan Approval PMOD-25-2 (rev 06-18). 7. DECISIONS a. 443 West Townsend Rd – Special Permit for Common Driveway PBSP-25-3 8. BOARD DISCUSSIONS a. Master Plan Steering Committee – Adjusting Quorum b. MBTA Communities Act – Choosing Option for Consultant’s Work 9. ABUTTING COMMUNITY NOTICES 10. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee 11. MINUTES APPROVAL a. 2025-06-09 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 07-14, 07-28 13. PUBLIC COMMENT 14. BOARD COMMENT / CONCERNS 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-06-23-minutes-7283.txt BOARD : planning-board DATE : 2025-06-23 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-06-23-minutes-7283.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_06232025-7283 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Vacancy Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmin Farinacci – Land Use Director Logan O’Connell – Admin Asst. MINUTES 2025-06-23 CALL TO ORDER / PLEDGE Chair M. Brenner called the meeting to order at 6:00 P.M. The pledge of allegiance was led by M. Allison. PUBLIC COMMENT None at this time. CHAIR / DIRECTOR’S REPORT Per Chair M. Brenner: L. O’Connell is leaving the Town to work for OpenGov. The two public information sessions for MBTA Zoning Compliance options were successful. The Board does have the ability to manually adjust quorum. (Out of order): J. Farinacci report. APPOINTMENTS Board Reorganization The only outstanding role is Chair. M. Brenner nominated as Chair. APPROVAL NOT REQUIRED (ANR) PLANS 558 / 560 Goodrich St – ANR-25-8 C. Anderson presented on behalf of applicants Easterbrook Nominee Trust & ER Realty Trust 2022. Noted comment from Board of Health about requiring Title V inspection, replied there is ample space to replace a septic system if this one fails. Lot 1A is an existing garage / barn on the property at 560 Goodrich St. It’s utilized by owners of 558 Goodrich St. J. Farinacci found no issues with the application. MEETING POSTED: Yes ADDRESS: Town Hall – 17 Main St, Lunenburg, MA 01462 TIME: 6:00 P.M. PRESENT: ABSENT: ===PAGE 2=== 2 of 5 - Planning Board Minutes, 2025-05-12 Motion: T. Willsmer, to endorse the ANR for 558 and 560 Goodrich St as per plan of record. Second: A. Reid Vote: A. Reid – Aye, T. Willsmer – Aye, M. Brenner – Aye 60 Cross Rd – ANR-25-9 C. Anderson presented on behalf of applicant Timothy Gendron. Designating Lot 12A as a new additional lot. Has over 100 ft of frontage. Lot 12B is the existing house, just under 3 acres. Has applicable front & side-yard setbacks. J. Farinacci found no issues with the application. Motion: T. Willsmer, to endorse the ANR for 60 Cross Rd as per the plan of record. Second: A. Reid Vote: A. Reid – Aye, T. Willsmer – Aye, M. Brenner – Aye DECISIONS (Out of order): 443 West Townsend Rd 8:08 P.M. Decision not available – wasn't sent and Jasmin doesn’t have computer. Delayed to next meeting. PUBLIC HEARINGS 100 Townsend-Harbor Rd – Stormwater Management Permit (PBSW-25-2) Mikael Lassila (Tauper Land Survey) presented for applicant DCJS, LLC. M. Brenner invited public comment. Carl Strathmeyer question. M. Brenner response. J. Farinacci weighed in. If major deviations from the approved decision are found and documented (i.e. massive increases in contamination) you could bring that to file an enforcement order. In this case the runoff exists as-is. The construction of this isn’t going to add significant amounts of water. M. Lassila read his reply to Carl Strathmeyer. Motion: MEMBER_NAME, to close the public hearing for 100 Townsend-Harbor Rd. Second: SECOND_NAME. Vote: A. Reid – Aye, T. Willsmer – Aye, M. Brenner – Aye T. Willsmer is dissatisfied with the current Stormwater Bylaw (§ 204 of the Town Code). M. Brenner discussed the history of the Stormwater Bylaw, noting it’s stricter than the state’s requirements and is more involved to update. J. Farinacci discussed motion language with the Board. The possibility of conditioning applicant responsibility to remedy condition contaminant-based remedies since there’s no established baseline for the watershed. T. Willsmer sees merit of Motion: T. Willsmer, to approve the Stormwater Management Permit for 100 Townsend-Harbor Rd with all standard conditions. Second: A. Reid. Vote: A. Reid – Aye, T. Willsmer – Aye, M. Brenner – Aye ===PAGE 3=== 3 of 5 - Planning Board Minutes, 2025-05-12 J. Farinacci will send draft decision to applicants. 260 Falulah Rd – Special Permit, Stormwater Management Permit (PMOD-25-2) C. Anderson presented for applicant Fitchburg Land Redevelopment Authority. Motion: T. Willsmer, to continue the public hearings for 1083 Northfield Rd Special Permit & Stormwater Management Permits to 2025-06-09 at 6:05 P.M. Second: A. Reid Vote: Voice vote, passed unanimously. The Board discussed and would like to have peer review given the changes to the Stormwater system. C. Anderson noted the City of Fitchburg. Board moved to require peer review not to exceed $2,000. M. Brenner invited public comment. Dave Rogers (82 Highland St) asked about the “unsuitable” substance being left on-site. Wanted to know what the substance is, who put it there, and what responsibilities would be tied in perpetuity to the property. Per C. Anderson the materials were discovered during the geo-technical review. Upon discovery, the project stopped and a Licensed Site Professional was hired. DEP was notified and is involved in cleanup. The Fitchburg Redevelopment Authority is retaining control of the unsuitable portion of the property, while Fitchburg Landowners (?) Inc controls the rest. The current understanding is that as long as the material doesn’t get touched it will not spread. J. Farinacci confirmed the Planning Board didn’t have a role in the contamination aspect—that is overseen by DEP. Insert M. Brenner explanation 7:25 Long discussion about contamination and inter-board coordination. D. Roger – I was a water commissioner for 40 years. During that time some dumping happened on Townsend Harbor Rd. I was one of three that negotiated the removal & remediation of the dumped materials. In addition, we negotiated a condition for the paper companies to go in and extend the mains so that the water servicing that area of Town would be potable. I think it’s important for someone in the Town of Lunenburg to be the point-person for concerns about the site in total, so that the adjacent property is not confused and everybody knows what the situation is. M. Brenner – the Board can do virtually nothing about what you’ve discussed. However, I’m happy to personally ask around to get some answers to those questions and report back at our next meeting. D. Rogers – How is the site accessed? C. Anderson – There are two paved driveways. 7:40 answer. D. Rogers – Pushed for deed restriction on the Fitchburg Redevelopment Authority portion of the parcel due to the contaminants. Motion: T. Willsmer, to continue the public hearing for 260 Falulah Rd Modification to Site Plan Approval and Stormwater Management Permit to 2025-07-14 at 6:05 P.M. Second: A. Reid. Vote: A. Reid – Aye, T. Willsmer – Aye, M. Brenner – Aye ===PAGE 4=== 4 of 5 - Planning Board Minutes, 2025-05-12 BOARD DISCUSSIONS MBTA Communities Act – Choosing Option for Consultant’s Work Chair M. Brenner outlined the results of the public info session: Attendants were heavily in favor of paper compliance (using the existing 40R District at 37 Youngs Rd, a.k.a “Tri-Town”). The Board briefly discussed & then agreed this was most practical. D. Rogers – I attended the public info session. Thank you for hosting that. There are provisions in the legislation that Lunenburg could use to be in compliance with. Notwithstanding the political aspects, I agree with this option. T. Willsmer moved to instruct Community Scale to draft the bylaw implementing Option B. A. Reid seconded. Vote: A. Reid – Aye, T. Willsmer – Aye, M. Brenner – Aye Master Plan Steering Committee – Adjusting Quorum M. Brenner read email from Town Manager. 8:03 P.M. For an advisory committee, the Planning Board can directly define quorum. M. Brenner T. Willsmer moved to amend the charter of the master plan steering committee to set the quorum to 5 individuals. A. Reid – Aye, T. Willsmer – Aye, M. Brenner – Aye COMMITTEE REPORTS Master Plan Steering Committee Per Vice Chair T. Willsmer – Open Space Committee Per G. McLeod – Municipal Bldg. Design Committee Per M. Allison – Capital Planning Committee Per Chair M. Brenner – Economic Development Committee Per G. McLeod – Storm Water Task Force Per Vice Chair T. Willsmer – Montachusett Regional Planning Commission Per Clerk A. Reid – Montachusett Joint Transportation Committee Per Clerk A. Reid – MINUTES APPROVAL ===PAGE 5=== 5 of 5 - Planning Board Minutes, 2025-05-12 Lorem Ipsum Foo Motion: M_Name, to M_Content Second: S_Name Vote: Passed 0-0 MEETING SCHEDULE Upcoming meetings are MTG_ONE and MTG_TWO at 6:00 P.M. PUBLIC COMMENT None at this time. BOARD COMMENT / CONCERNS ADJOURNMENT Motion: M_NAME, to adjourn. Second: SECOND_NAME Vote: Voice vote, passed unanimously. Meeting adjourned 8:29 P.M. Minutes by Logan O’Connell, Admin Asst. DOCUMENTS REFERENCED TLS Reply to Carl Strathmeyer Comments ======================================================================================== DOCUMENT : 2025-07-01-agenda-7290.txt BOARD : planning-board DATE : 2025-07-01 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-07-01-agenda-7290.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07012025-7290 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Vacancy Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmin Farinacci – Interim Planning Dir Logan O’Connell – Admin Asst. AGENDA Tuesday, 2025-07-01 – 7:00 P.M. | Town Hall (17 Main St, Lunenburg MA) (1) CONTENT: The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. (2) RECORDING: This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. Please be advised that the Town of Lunenburg utilizes Zoom platform has host for its hybrid and remote meetings; that the Zoom platform utilizes AI technology, known as “AI Companion,” to create audio transcriptions of meetings to aid in the subsequent preparation of meeting minutes; and that AI Companion is activated immediately upon launching the Zoom application. You are hereby notified that this AI technology may capture audio prior to the start of the meeting and/or following the conclusion of the meeting. (3) REMOTE PARTICIPATION: Join via computer at https://zoom.us/j/9091740347 or by phone at (888) 475-4499, entering Webinar ID 909 174 0347. To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in-person at the above-noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. CALL TO ORDER 2. JOINT MEETING WITH SELECT BOARD TO MAKE AN APPOINTMENT TO THE PLANNING BOARD 3. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-07-14-agenda-7311.txt BOARD : planning-board DATE : 2025-07-14 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-07-14-agenda-7311.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07142025-7311 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Vacancy Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmin Farinacci – Land Use Director Jennifer Daigle– Admin Asst. AGENDA Mon, 2025-07-14 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) (1) CONTENT: The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. (2) RECORDING: This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. Please be advised that the Town of Lunenburg utilizes Zoom platform has host for its hybrid and remote meetings; that the Zoom platform utilizes AI technology, known as “AI Companion,” to create audio transcriptions of meetings to aid in the subsequent preparation of meeting minutes; and that AI Companion is activated immediately upon launching the Zoom application. You are hereby notified that this AI technology may capture audio prior to the start of the meeting and/or following the conclusion of the meeting. (3) REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745 or by phone at (888) 475-4499, entering Webinar ID 810 9267 3745. To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in- person at the above-noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. CALL TO ORDER / PLEDGE 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPOINTMENTS 5. APPROVAL NOT REQUIRED (ANR) PLANS 6. DE MINIMIS CHANGE 7. PUBLIC HEARINGS a. 1083 Northfield Rd – Special Permit (SP) for Common Driveway / Stormwater Management Permit (SMP) PBSW-25-1 (Cont. from 06-09) b. 260 Falulah Road –Modification to Site Plan Approval and Stormwater Management Permit PMOD-25-2 (cont. From 06-23) 8. DECISIONS a. 443 West Townsend Rd – SP for Common Driveway PBSP-25-3 (cont. From 06-23) 9. BOARD DISCUSSIONS 10. ABUTTING COMMUNITY NOTICES a. Fitchburg Planning Board hearing notice 6/10/25 b. Lancaster Planning Board hearing notice 7/14/25 c. Townsend Planning Board hearing notice 6/18/25 d. Ashby Planning Board Decision notice Old Northfield Rod 6/30/25 11. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee 12. MINUTES APPROVAL a. 2025-06-23 MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 07-28, 08-08 13. PUBLIC COMMENT 14. BOARD COMMENT / CONCERNS 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-07-14-minutes-7311.txt BOARD : planning-board DATE : 2025-07-14 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-07-14-minutes-7311.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_07142025-7311 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmin Farinacci – Land Use Director Logan O’Connell – Admin Asst. MINUTES 2025-07-14 Meeting posted: Yes Address: Town Hall –17 Main St. Lunenburg, MA 01462 Time: 6:00 PM Present: T. Willsmer, A. Reid, A. Burney Absent: M. Brenner, M. Allison CALL TO ORDER / PLEDGE Timothy Willsmer called the meeting to order at 6:00 P.M. The pledge of allegiance was deferred. PUBLIC COMMENT None at this time. No public parties in person or in online waiting room. CHAIR / DIRECTOR’S REPORT Per Mr. WIllsmer (Out of order): J. Farinacci report not available interim director not in attendance report not submitted. APPOINTMENTS None DECISIONS (Out of order): 443 West Townsend Rd 8:08 P.M. Decision not available – wasn't sent and Jasmin doesn’t have computer. Delayed to next meeting. PUBLIC HEARINGS 1083 Northfield Road – Conmon driveway /Stormwater Management Permit PBSW 25-1 ) Board moved to continue the public hearings for 1083 Northfield Rd Special Permit & Stormwater Management Permits to 2025-07-28 at 6:05 P.M per applicants request for continuance. Motion: A. Reid motion, to continue the public hearings for 1083 Northfield Road Common Driveway/ Stormwater Management Permits to 2025-07-28 at 6:05 P.M. Second: A.Burney ===PAGE 2=== 2 of 3 - Planning Board Minutes, 2025-14-07 Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, passed unanimously. 260 Falulah Rd – Special Permit, Stormwater Management Permit ( PMOD-25-2 ) Motion: A.Reid motion, to continue the public hearings for 260 Falulah Rd Special Permit & Stormwater Management Permits to 2025-07-28 at 6:05 P.M. Second: A.Burney Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, passed unanimously BOARD DISCUSSIONS Community Abutter Notices- will be included in SharePoint unless immediate notification necessary to board. Master Plan Steering Committee Per Vice Chair T. Willsmer – T. Willmer noted having new quorum requirements makes it easier. Kim Duffy has taken on role of organizing the group. Reviewed everything been given by over /under and happy to submit back and obtain first draft completed. Open Space Committee Per T. Willsmer – last meeting was canceled Municipal Bldg. Design Committee Per T.Willsmer – no one in attendance Capital Planning Committee Per T. Willsmer no one in attendance Economic Development Committee Per T. Willsmer no one in attendance Storm Water Task Force Per Vice Chair T. Willsmer – meeting and met w/ independent contractor, had questions answered. Continue to review and finalize docs. Montachusett Regional Planning Commission Per Clerk A. Reid – last minute meeting to approve out of district travel Montachusett Joint Transportation Committee Per Clerk A. Reid – no last meeting. skipped this month MINUTES APPROVAL Motion: A. Reid motioned to approve 23-06-2025 meeting minutes Second: Burney seconded Vote: A. Reid – Aye, T. Willsmer – Aye, A. Burney -Aye Approved minutes ===PAGE 3=== 3 of 3 - Planning Board Minutes, 2025-14-07 MEETING SCHEDULE The upcoming meeting is 07-28-2025 at 6:00 P.M. PUBLIC COMMENT None at this time. BOARD COMMENT / CONCERNS ADJOURNMENT Motion: A. Burney, to adjourn. Second: A. Reid seconded Vote: Voice vote, passed unanimously. Meeting adjourned. Minutes by Jennifer Daigle, Admin Asst. DOCUMENTS REFERENCED ======================================================================================== DOCUMENT : 2025-07-28-agenda-7329.txt BOARD : planning-board DATE : 2025-07-28 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-07-28-agenda-7329.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_07282025-7329 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmin Farinacci – Land Use Director Jennifer Daigle– Admin Asst. AGENDA Monday, 2025-07-28 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) (1) CONTENT: The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. (2) RECORDING: This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. Please be advised that the Town of Lunenburg utilizes Zoom platform has host for its hybrid and remote meetings; that the Zoom platform utilizes AI technology, known as “AI Companion,” to create audio transcriptions of meetings to aid in the subsequent preparation of meeting minutes; and that AI Companion is activated immediately upon launching the Zoom application. You are hereby notified that this AI technology may capture audio prior to the start of the meeting and/or following the conclusion of the meeting. (3) REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745 or by phone at (888) 475-4499, entering Webinar ID 810 9267 3745. To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in- person at the above-noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. CALL TO ORDER / PLEDGE 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. PUBLIC HEARINGS a. 1083 Northfield Rd – Special Permit (SP) for Common Driveway / Stormwater Management Permit (SMP) PBSW-25-1 (Cont. from 06-09, 07-14,) b. 260 Falulah Road –Modification to Site Plan Approval and Stormwater Management Permit PMOD-25-2 (cont. From 06-23, 07-14) 5. DECISIONS 6. BOARD DISCUSSIONS 7. ABUTTING COMMUNITY NOTICES 8. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee 9. MINUTES APPROVAL a. 2025-06-23 b. 2025-07-14 10. MEETING SCHEDULE 11. (6:00 P.M. at Town Hall or stated otherwise) 08-11, 08-25, 09-08 12. PUBLIC COMMENT 13. BOARD COMMENT / CONCERNS ======================================================================================== DOCUMENT : 2025-07-28-minutes-7329.txt BOARD : planning-board DATE : 2025-07-28 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-07-28-minutes-7329.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_07282025-7329 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmin Farinacci – Land Use Director Logan O’Connell – Admin Asst. MINUTES 2025-07-28 Meeting posted: Yes Address: Town Hall –17 Main St. Lunenburg, MA 01462 Time: 6:00 PM Present: T. Willsmer, A. Reid, A. Brenner Absent: CALL TO ORDER / PLEDGE Chair M.Brenner called the meeting to order at 6:00 P.M. The pledge of allegiance was deferred. PUBLIC COMMENT None at this time. No public parties in person or in online waiting room. CHAIR / DIRECTOR’S REPORT Per Mr. WIllsmer (Out of order): J. Farinacci report not available interim director not in attendance report not submitted. APPOINTMENTS None DECISIONS 443 West Townsend Rd will be forwarded to office. 260 Falulah Road T.Wilsmer stated was supposed to be signed at previous hearing but did not have any of the docs. Chair asks J. Faranacci to forward decisions after hearing for review and signatures. PUBLIC HEARINGS 1083 Northfield Road – Conmon driveway /Stormwater Management Permit PBSW 25-1 ) Ryan Proctor, Dillis and Roy appearing to summarize to application for Common driveway for addition of 5th driveway instead of 4 as well as Stormwater Permit for same. and where it stands with prior board meetings to this date. Mr. Proctor states that they received the Peer review from Graves Engineering just prior to the hearing in regards to ===PAGE 2=== 2 of 4 - Planning Board Minutes, 2025-28-07 comments that were drainage related (labeling elevations related to drainage structure),tends to address comments with a formal letter, asks Board if there are questions resulting from the new report. Mr. Burney expresses concern of the additon of the 5th driveway. Asks distance from Main driveway. Mr Proctor states about 300ft. From main driveway. Mr. Burney expresses concern on length and geometry for emergency vehicles to navigate. Mr. Burney asks if FD had any issues relating to the Opengov application. Mr. Proctor states FD did not comment or object. Mr. Burney worried about approval of 5th setting precident. Mr. Burney asks if Con. Comm permits have been filed. Mr. Proctor states those are in process under peer review by request of Con Comm. Mr. Brenner asks for questions or concerns from Board. Mr. Wilmer asks if roadway or driveway has been addressed due to the 5th driveway. Mr Burney states origninal language for common driveway is 2, but can be between 2-6, with double the amount being fair. Mr. Proctor states that 18 feet of pavement was requested by Zoning Board. Discussion by Mr. Burney regarding the addition of the 5th driveway and a sub division. Mr. Brenner states they will need to come back due to the submission review. Mr. Burney states that they will need to have majority vote. Mr Burney advises may have to w/d and due to quorum issues. Chair Brenner notes Tanner Cole has question. Tanner Cole commenting Mr. Allison was at meeting, FD reviewed, Building Commissioner Gingras advised the project should seek variance and FD reviewed plans as currently sit. Mr Cole doesn’t believe that approval of this plan would set precident as this plan due to topography and wetlands is very difficult. FD reviewed all of the access prior to ZBA approval. Motion: M.Brenner moved, to continue the public hearings for 1083 Northfield Road Common Driveway/ Stormwater Management Permits to 2025-08-25 at 6:05 P.M. Second: A.Reid Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -abstained, passed. 260 Falulah Rd – Special Permit, Stormwater Management Permit ( PMOD-25-2 ) Bill Hannigan, Hannigan engineering appearing for 260 Falulah. Application viewed for land characteristics rendered larger area unstable. Project plans were adjusted to smaller footprint, 183,500 sq ft from 367,000. Area of construction shifted to southside of property, same intent, same configuration. Land split majority in Fitchburg some in Lunenburg. Stormwater management, parking and everything with smaller footprint has been scaled back. Peer review done by Graves Engineering. Discussion regarding the absence of Board Member Allison. Mr Brenner reviewed peer review was ordered due to slope, and felt was addressed, ammended plan on Opengov. Mr. Brenner asks for public comment noone in chambers or online Mr Brenner asks for Jasmine to comment as Director. Jasmine states if snow removal was addressed. Mr Hannigan reviews conditions of snow removal added to the maintenance. Mr. Hannigan advised snow removal was an issue , snow storage will be addressedd with wind row plowing to the parking lot edges and creation of snow piles aslong the exterior during typical storm events. Should these storage areas become overburdned, snow removal will be required. Snow removal opertions ===PAGE 3=== 3 of 4 - Planning Board Minutes, 2025-28-07 will be required to dispose snow in acordance with appropriate regulations. Specifically no dumping in detention basins. Jasmine Farnacci wants either signs posted for no dumping of snow in catch basins or listed in operations plans. Hailey Palazola with GFI partners stated included in property management plan and the company that mangages portfolio. Would be open to having condition of a sign. Jasmine satisfied that it is listed within the operations and maintenance plan. Mr Brenner asks for any conditons. Jasmine states as long as in existing O&M Motion: M.Brenner asks for motion to close the public hearings for 260 Falulah Rd Modification to site plan approval and Stormwater Management Permits. T. Willsmer so moved. Second: A.Reid Vote: A. Reid – Aye, T.Willsmer -Aye, M.Brenner -Aye, A. Burney -abstained Deliberation: led by M. Brenner Graves is all set. Jasmine is set with O &M plan. Motion: M.Brenner asks to have a motion such as to approve the Modification to Site Plan Approval & Storm Water Management Permit for 260 Falula Road and I would carry forward the conditions from the original permit , and that the office receive a clean peer review from Graves to complete file. Moved. T. Willsmer Second: A.Reid Vote: A. Reid – Aye, T.Willsmer -Aye, M.Brenner – Aye, A. Burney -abstained BOARD DISCUSSIONS Community Abutter Notices- will be included in SharePoint unless immediate notification necessary to board. Master Plan Steering Committee Per Vice Chair T. Willsmer – T. Willmer noted having new quorum requirements makes it easier. Kim Duffy has taken on role of organizing the group. Reviewed everything been given by over /under and happy to submit back and obtain first draft completed. Open Space Committee Per T. Willsmer – last meeting was canceled Municipal Bldg. Design Committee Per T.Willsmer – no one in attendance Capital Planning Committee Per T. Willsmer no one in attendance ===PAGE 4=== 4 of 4 - Planning Board Minutes, 2025-28-07 Economic Development Committee Per T. Willsmer no one in attendance Storm Water Task Force Per Vice Chair T. Willsmer – meeting and met w/ independent contractor, had questions answered. Continue to review and finalize docs. Montachusett Regional Planning Commission Per Clerk A. Reid – last minute meeting to approve out of district travel Montachusett Joint Transportation Committee Per Clerk A. Reid – no last meeting. skipped this month MINUTES APPROVAL Second: Burney seconded Vote: A. Reid – Aye, T. Willsmer – Aye, A. Burney -Aye Approved minutes MEETING SCHEDULE The upcoming meeting is 07-28-2025 at 6:00 P.M. PUBLIC COMMENT None at this time. BOARD COMMENT / CONCERNS ADJOURNMENT Motion: A. Burney, to adjourn. Second: A. Reid seconded Vote: Voice vote, passed unanimously. Meeting adjourned. Minutes by Jennifer Daigle, Admin Asst. DOCUMENTS REFERENCED ======================================================================================== DOCUMENT : 2025-08-20-agenda-7357.txt BOARD : planning-board DATE : 2025-08-20 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-08-20-agenda-7357.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08202025-7357 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmine Farinacci – Land Use Director Jennifer Daigle-Admin Assistant Special Virtual Meeting AGENDA 2025-08-20– 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/3020039690?omn=87457574887 or by phone at (888) 475-4499, entering Webinar ID Meeting ID: 302 003 9690 To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually at the above-noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend virtually; any with particular interest in any specific item on this agenda should plan for virtual attendance accordingly. 1. CALL TO ORDER / PLEDGE 2. PUBLIC COMMENT 3. MINUTES APPROVAL a. Executive Meeting minutes, 2025-04-23 4. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 08-25, 09-08 5. PUBLIC COMMENT 6. BOARD COMMENT / CONCERNS 7. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-08-20-minutes-7357.txt BOARD : planning-board DATE : 2025-08-20 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-08-20-minutes-7357.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08202025-7357 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmine Farinacci – Land Use Director Jennifer Daigle – Admin Assistant 8/20/25 Virtual Meeting Minutes Roll Call: M. Brenner, T. Willsmer, A. Reid Absent: A. Burney 1. CALL TO ORDER M. Brenner @ 6:02pm 2. CHAIR / DIRECTOR’S REPORT M Brenner explained purpose of this meeting is to vote on the minutes approval for the 3/24/25 Executive Session. To be specific; we can vote to… • Approve to be released (fine) • Approve to be released, partial redaction • Approved but not for release If an error, it will be addressed by entering into an executive session (vote/motion) and the error will be discussed in that session. NO Executive session made 3. MINUTES APPROVAL T. Willsmer made motion to Approve and be Released. A. Reid Second. Roll Call Vote: T. Willsmer, AYE; A. Reid, AYE; M. Brenner, AYE (3/0) 4. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 8/25 & 9/8/2025 5. BOARD COMMENT 6. ADJOURNMENT T. Willsmer made motion to adjourn. A. Reid, Second. Roll call vote: T. Willsmer, AYE; A. Reid, AYE; M.Brenner, AYE (3/0) adjourned 6:48pm 1 ======================================================================================== DOCUMENT : 2025-08-25-agenda-7358.txt BOARD : planning-board DATE : 2025-08-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-08-25-agenda-7358.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08252025-7358 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmine Farnacci – Land Use Director Jennifer Daigle – Admin Asst. AGENDA 2025-08-25 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745 or by phone at (888) 475-4499, entering Meeting ID: 810 9267 3745 To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in-person at the above-noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. CALL TO ORDER / PLEDGE Chair Matt Brenner 2. PUBLIC COMMENT noone on line or in chambers 3. CHAIR / DIRECTOR’S REPORT 4. APPROVAL NOT REQUIRED (ANR) PLANS a. 830 Mass Avenue -ANR-25-10 5. PUBLIC HEARINGS a. 499 Northfield Road -PBSA-25-6 6. DECISIONS 7. BOARD DISCUSSIONS • Master Plan Steering Committee review of current items • signature of paperwork for 430 Mulpus Road 8. ABUTTING COMMUNITY NOTICES 9. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee 10. MINUTES APPROVAL a. 3/24 executive session minutes, 6/23,7/14 11. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 09/08, 9/22, 10/27 12. PUBLIC COMMENT 13. BOARD COMMENT / CONCERNS 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-08-25-agenda-7365.txt BOARD : planning-board DATE : 2025-08-25 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-08-25-agenda-7365.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_08252025-7365 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmine Farnacci – Land Use Director Jennifer Daigle – Admin Asst. Revised AGENDA 2025-08-25 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745 or by phone at (888) 475-4499, entering Meeting ID: 810 9267 3745 To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in-person at the above-noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. CALL TO ORDER / PLEDGE Chair Matt Brenner 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPROVAL NOT REQUIRED (ANR) PLANS a. 830 Mass Avenue -ANR-25-10 5. PUBLIC HEARINGS a. 499 Northfield Road -PBSA-25-6 6. REORGANIZE a. Municipal Building Design Committee- vacancy 7. DECISIONS 8. BOARD DISCUSSIONS • Master Plan Steering Committee review of current items • signature of paperwork for 430 Mulpus Road 9. ABUTTING COMMUNITY NOTICES 10. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee 11. MINUTES APPROVAL a. 3/24 executive session minutes voted on 8/10, 6/23 voted on 7/14, 7/14 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 09/08, 9/22, 10/27 13. PUBLIC COMMENT 14. BOARD COMMENT / CONCERNS 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-08-25-minutes-7358.txt BOARD : planning-board DATE : 2025-08-25 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-08-25-minutes-7358.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08252025-7358 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmin Farinacci – Land Use Director Jennifer Daigle– Admin Asst. Planning Board MINUTES 2025-08-25 Meeting posted: Yes Address: Town Hall –17 Main St. Lunenburg, MA 01462 Time: 6:00 PM Present: T. Willsmer, A. Reid, M. Brenner, A. Burney Absent: none CALL TO ORDER Chair M.Brenner called the meeting to order Public Comment- none at this time CHAIR / DIRECTOR’S REPORT Per M. Brenner : Noted M. Allison’s departure from the Board and recognized his 11 years of dedication to the Town Thursday Oct 2nd Town Government Meet and Greet By Economic Development Committee 5:30pm-8:30pm at Smokestack Roasters, great way to meet government reps and make connections. Land use Director position will be posted shortly, focus on Planning and Economic Development position. Training for OpenGov will be held by Building Inspector, Brian Gingras for members of the Board next meeting to allow full access to Planning office communications and info. MBTA Communities is upcoming, settled on paper compliance model. Consultants will be getting back to us in next couple of weeks. Goal to have public hearing on 9/22 meeting, with info submitted by the end of the week. LBA meetings asked if Board could help with understanding Stormwater Utility, group meets 8:30am weekdays. T. Willsmer will adjust to help with any info needed. New paint in Planning Office to update the Ritter Building. J. Farinacci nothing to report ===PAGE 2=== 2 of 4 - Planning Board Minutes, 2025-08-25 DECISIONS- None at this time to be noted Approval Not Required (ANR ) Plans 830 Mass Ave ANR-25-10 Ryan Proctor -Dillis and Roy presenting for future parcel swap. Intends to create a parcel 2 for a conveyance to future southerly property lot . Remaining land (lot 1 A ) Current lot will still conform to the minimum requirements in the zoning district which is the residential A as well as the limited business zone district. 830 Mass Ave Does contain a single family home currently and will be filing for sewer connection permit on existing lot . Area of property outlined in blue currently is vacant. M. Brenner asks if application was submitted to the BOH. Mr. Proctor confirms that he has done so. A. Burney asks about width for remaining portion of property opening. Mr. Proctor states he believes it may be 25ft. A. Burney believes that anything under 50ft doesn’t count toward lot size does not want to violate current ANR statue. M. Brenner asks about 21 day timeline. A.Burney advises applicant can ask for extension of time by request, or Board can deny with clarifications. Applicant decides to ask for extension to next meeting, 9/8, to give clarification on site dimensions. PUBLIC HEARINGS Motion: A.Reid moved, to open the public hearings 499 Northfield Road Second: A.Reid Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -abstained, passed. 499 Northfield Road PBSA-25-6 Justin LeClair McCarty engineering representing Mr. & Mrs. Deschamps 499 Northfield Road , Pat Broady Shelter for Cats looking to expand to 1800 sq ft addition to the existing building. ZBA has granted special permit, and Con Comm has given order of conditions. Plan for septic needs to expand erosion control, BOH is amendable to expand as well. M. Brenner questioned area of lot line denoted on plans with future ANR. Mr. LeClair clarifies that the Deschamps bought lot from previous lot 6, as to not abut development that occurred on nearby lots. Mr. Burney asks if 81x or conveyance will occur for the two lots. Mr. Burney suggests to have both done to have the most clear appearance of plots. Conditional operations plans and maintenance plan for storm water drip edge requested by the Board Motion: A. Burney moved, to close the public hearings 499 Northfield Road Second: T. Willsmer Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, hearing closed. ===PAGE 3=== 3 of 4 - Planning Board Minutes, 2025-08-25 Motion: T. Willsmer moved to approve site plan with all standard conditions with additional condition of submission of conditional operations plan submission and maintenance plan for storm water drip edge submission for 499 Northfield Road Second: A. Reid Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, passed. REORGANIZATION Municipal Building Design Committee -Vacancy M. Brenner put forth that he is interested in this spot due to amount of public speaking needed to present ideas to move projects forward. Motion: A. Burney moved to nominate M. Brenner to the open position on the Municipal Building Design Committee. Second: A. Reid Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, passed. Signature of paperwork- 430 Mulpus Road to clear up paperwork internally. Details spoken about in regards to the need to move account from old passbook account to correct account standing per regulations as outlined by Treasurer. Chair explains the internal process for clarity to the Board. Motion: A. Burney moved to have planning board close out the current account for 430 Mulpus Road Performance Guarantee then turn over the funds to the town treasurer to use as the assurity deposit to create a new performance guarantee account in the correct format. Second: T. Willsmer Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, passed. Master Plan Steering Committee Per T. Willsmer are in refining process to prepare for Town Meeting, the document will be broken into sections and sections will be sent to the applicable boards for comment. Time frame for delivery would be by the end of September. A. Burney requests that the item be moved to first meeting in September to give the board adequate time to review. M. Brenner clarified that will discuss process to community. Moved to next meetings discussion agenda. Open Space Committee Per T.Willsmer – passed on property West Townsend Rd coming out of chapter due to documenting issues. Not looking to pick up property. Municipal Bldg. Design Committee Per T.Willsmer – Capital Planning Committee Per M.Brenner just beginning to revive. Will be getting meetings going soon. ===PAGE 4=== 4 of 4 - Planning Board Minutes, 2025-08-25 Economic Development Committee Per M. Brenner met last week to assist to call meeting as Cathy Clark has stepped back. Jocei Gilchrest is the new chair and looking forward to more meetings and output. Would like to with new planner look at new charter for clarification. Storm Water Task Force Per Vice Chair T. Willsmer – not sure will have info for presentation at Town meeting. Montachusett Regional Planning Commission Per Clerk A. Reid – nothing to update. Mostly budgetary Montachusett Joint Transportation Committee Per Clerk A. Reid – unable to attend last meeting. No notes to share Decisions - none at this time BOARD DISCUSSIONS Community Abutter Notices- none at this time to report MINUTES APPROVAL Meeting 7/14 Motion to approve A. Burney Second: T. Willsmer seconded Vote: A. Reid – Aye, T. Willsmer – Aye, A. Burney -Aye Approved minutes MEETING SCHEDULE The upcoming meeting is 09-08-2025 at 6:00 P.M. 9-22-25, (10-27-25 May not need this meeting ) PUBLIC COMMENT No one online or in the room at this time. A. Burney noted about scams linking to recent public hearing notices via invoices. M. Brenner advised public to call office directly and do not use phone info listed on erroneous notices. BOARD COMMENT / CONCERNS ADJOURNMENT Motion: M. Brenner to adjourn the meeting, moved by T.Willsmer Second: A. Reid seconded Vote: Voice vote, passed unanimously. Meeting adjourned. Minutes by Jennifer Daigle, Admin Asst. DOCUMENTS REFERENCED ======================================================================================== DOCUMENT : 2025-08-25-minutes-7365.txt BOARD : planning-board DATE : 2025-08-25 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-08-25-minutes-7365.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_08252025-7365 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmin Farinacci – Land Use Director Jennifer Daigle– Admin Asst. Planning Board MINUTES 2025-08-25 Meeting posted: Yes Address: Town Hall –17 Main St. Lunenburg, MA 01462 Time: 6:00 PM Present: T. Willsmer, A. Reid, M. Brenner, A. Burney Absent: none CALL TO ORDER Chair M.Brenner called the meeting to order Public Comment- none at this time CHAIR / DIRECTOR’S REPORT Per M. Brenner : Noted M. Allison’s departure from the Board and recognized his 11 years of dedication to the Town Thursday Oct 2nd Town Government Meet and Greet By Economic Development Committee 5:30pm-8:30pm at Smokestack Roasters, great way to meet government reps and make connections. Land use Director position will be posted shortly, focus on Planning and Economic Development position. Training for OpenGov will be held by Building Inspector, Brian Gingras for members of the Board next meeting to allow full access to Planning office communications and info. MBTA Communities is upcoming, settled on paper compliance model. Consultants will be getting back to us in next couple of weeks. Goal to have public hearing on 9/22 meeting, with info submitted by the end of the week. LBA meetings asked if Board could help with understanding Stormwater Utility, group meets 8:30am weekdays. T. Willsmer will adjust to help with any info needed. New paint in Planning Office to update the Ritter Building. J. Farinacci nothing to report ===PAGE 2=== 2 of 4 - Planning Board Minutes, 2025-08-25 DECISIONS- None at this time to be noted Approval Not Required (ANR ) Plans 830 Mass Ave ANR-25-10 Ryan Proctor -Dillis and Roy presenting for future parcel swap. Intends to create a parcel 2 for a conveyance to future southerly property lot . Remaining land (lot 1 A ) Current lot will still conform to the minimum requirements in the zoning district which is the residential A as well as the limited business zone district. 830 Mass Ave Does contain a single family home currently and will be filing for sewer connection permit on existing lot . Area of property outlined in blue currently is vacant. M. Brenner asks if application was submitted to the BOH. Mr. Proctor confirms that he has done so. A. Burney asks about width for remaining portion of property opening. Mr. Proctor states he believes it may be 25ft. A. Burney believes that anything under 50ft doesn’t count toward lot size does not want to violate current ANR statue. M. Brenner asks about 21 day timeline. A.Burney advises applicant can ask for extension of time by request, or Board can deny with clarifications. Applicant decides to ask for extension to next meeting, 9/8, to give clarification on site dimensions. PUBLIC HEARINGS Motion: A.Reid moved, to open the public hearings 499 Northfield Road Second: A.Reid Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -abstained, passed. 499 Northfield Road PBSA-25-6 Justin LeClair McCarty engineering representing Mr. & Mrs. Deschamps 499 Northfield Road , Pat Broady Shelter for Cats looking to expand to 1800 sq ft addition to the existing building. ZBA has granted special permit, and Con Comm has given order of conditions. Plan for septic needs to expand erosion control, BOH is amendable to expand as well. M. Brenner questioned area of lot line denoted on plans with future ANR. Mr. LeClair clarifies that the Deschamps bought lot from previous lot 6, as to not abut development that occurred on nearby lots. Mr. Burney asks if 81x or conveyance will occur for the two lots. Mr. Burney suggests to have both done to have the most clear appearance of plots. Conditional operations plans and maintenance plan for storm water drip edge requested by the Board Motion: A. Burney moved, to close the public hearings 499 Northfield Road Second: T. Willsmer Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, hearing closed. ===PAGE 3=== 3 of 4 - Planning Board Minutes, 2025-08-25 Motion: T. Willsmer moved to approve site plan with all standard conditions with additional condition of submission of conditional operations plan submission and maintenance plan for storm water drip edge submission for 499 Northfield Road Second: A. Reid Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, passed. REORGANIZATION Municipal Building Design Committee -Vacancy M. Brenner put forth that he is interested in this spot due to amount of public speaking needed to present ideas to move projects forward. Motion: A. Burney moved to nominate M. Brenner to the open position on the Municipal Building Design Committee. Second: A. Reid Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, passed. Signature of paperwork- 430 Mulpus Road to clear up paperwork internally. Details spoken about in regards to the need to move account from old passbook account to correct account standing per regulations as outlined by Treasurer. Chair explains the internal process for clarity to the Board. Motion: A. Burney moved to have planning board close out the current account for 430 Mulpus Road Performance Guarantee then turn over the funds to the town treasurer to use as the assurity deposit to create a new performance guarantee account in the correct format. Second: T. Willsmer Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, passed. Master Plan Steering Committee Per T. Willsmer are in refining process to prepare for Town Meeting, the document will be broken into sections and sections will be sent to the applicable boards for comment. Time frame for delivery would be by the end of September. A. Burney requests that the item be moved to first meeting in September to give the board adequate time to review. M. Brenner clarified that will discuss process to community. Moved to next meetings discussion agenda. Open Space Committee Per T.Willsmer – passed on property West Townsend Rd coming out of chapter due to documenting issues. Not looking to pick up property. Municipal Bldg. Design Committee Per T.Willsmer – Capital Planning Committee Per M.Brenner just beginning to revive. Will be getting meetings going soon. ===PAGE 4=== 4 of 4 - Planning Board Minutes, 2025-08-25 Economic Development Committee Per M. Brenner met last week to assist to call meeting as Cathy Clark has stepped back. Jocei Gilchrest is the new chair and looking forward to more meetings and output. Would like to with new planner look at new charter for clarification. Storm Water Task Force Per Vice Chair T. Willsmer – not sure will have info for presentation at Town meeting. Montachusett Regional Planning Commission Per Clerk A. Reid – nothing to update. Mostly budgetary Montachusett Joint Transportation Committee Per Clerk A. Reid – unable to attend last meeting. No notes to share Decisions - none at this time BOARD DISCUSSIONS Community Abutter Notices- none at this time to report MINUTES APPROVAL Meeting 7/14 Motion to approve A. Burney Second: T. Willsmer seconded Vote: A. Reid – Aye, T. Willsmer – Aye, A. Burney -Aye Approved minutes MEETING SCHEDULE The upcoming meeting is 09-08-2025 at 6:00 P.M. 9-22-25, (10-27-25 May not need this meeting ) PUBLIC COMMENT No one online or in the room at this time. A. Burney noted about scams linking to recent public hearing notices via invoices. M. Brenner advised public to call office directly and do not use phone info listed on erroneous notices. BOARD COMMENT / CONCERNS ADJOURNMENT Motion: M. Brenner to adjourn the meeting, moved by T.Willsmer Second: A. Reid seconded Vote: Voice vote, passed unanimously. Meeting adjourned. Minutes by Jennifer Daigle, Admin Asst. DOCUMENTS REFERENCED ======================================================================================== DOCUMENT : 2025-09-08-agenda-7387.txt BOARD : planning-board DATE : 2025-09-08 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-09-08-agenda-7387.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09082025-7387 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmine Farnacci – Land Use Director Jennifer Daigle – Admin Asst. Revised AGENDA 2025-09-08 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745 or by phone at (888) 475-4499, entering Meeting ID: 810 9267 3745 To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in-person at the above-noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. CALL TO ORDER / PLEDGE 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPROVAL NOT REQUIRED (ANR) PLANS a. 830 Mass Ave- ANR (continued from 8-25) 5. PUBLIC HEARINGS a. 1083 Northfield Road -Special Permit, Stormwater Management Permit-(Refiled Last discussed 8-25) 6. DECISIONS a. 499 Northfield Road 7. BOARD DISCUSSIONS a. Master Plan steering committee presentation at Special Town Meeting b. First Right of Refusal- 222 West Townsend Rd c. Review Draft MBTA Communities bylaw d. Answer questions from Master Plan Steering Committee 8. ABUTTING COMMUNITY NOTICES 9. COMMITTEE REPORTS a. Master Plan Steering Committee b. Open Space Committee c. Municipal Bldg. Design Committee d. Capital Planning Committee e. Economic Development Committee f. Storm Water Task Force g. Montachusett Regional Planning Commission h. Montachusett Joint Transportation Committee 10. MINUTES APPROVAL a. 8/25 11. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 9/22, 10/27, 11/10 12. PUBLIC COMMENT 13. BOARD COMMENT / CONCERNS 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-09-08-minutes-7387.txt BOARD : planning-board DATE : 2025-09-08 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-09-08-minutes-7387.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09082025-7387 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Matthew Allison Member Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmin Farinacci – Land Use Director Jennifer Daigle– Admin Asst. REVISED MINUTES 2025-09-08 Meeting posted: Yes Address: Town Hall –17 Main St. Lunenburg, MA 01462 Time: 6:00 PM Present: T. Willsmer, A. Reid, A. Burney, M. Brenner Absent: none CALL TO ORDER / PLEDGE Chair M.Brenner called the meeting to order at 6:00 P.M. PUBLIC COMMENT None at this time. No public parties in person or in online waiting room. CHAIR / DIRECTOR’S REPORT Per Chair M.Brenner, information given regarding fraud notice posted online and to OpenGov to all residents information to avoid scams related to current permitting process. Chair gave notice to board members that the Planning Board Land use directors position has been posted and open for applications. Chair reminds public to be wary of Scams for applications before MA Planning Boards. Note residents to confirm with Town office to see if payment is required. Warnings on Town Website and through social media. Brian Gingras, Building Commissioner will be at next meeting for training in OpenGov. APPOINTMENTS None PUBLIC HEARINGS ANR 830 Mass Ave Approval Not Required- Continued from 08/25/25 Grey Roy presenting for Dillis and Roy regarding updated information requested by the board. Verifying that there is enough prerequisite area. Updated as built plan to new info packet. Chair verified that the included information satisfied the boards questions from prior hearing. 8:23 Chair looks for Motion to Endorse ===PAGE 2=== 2 of 6 - Planning Board Minutes, 2025-08-09 A.Burney motion to endorse T. Willsmer seconded Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, M.Brenner -Aye Endorsed 4-0. 1083 Northfield Road – Special Permit Conmon driveway PBSP-25-8, /Stormwater Management Permit PBSW-25-3 Chair advised first heard under Board including M. Allison. Refiled without Prejudice due to quorum issues. Greg Roy and Tanner Cole presenting, Dillis and Roy appearing to summarize to application for Common driveway for addition of 5th driveway to meet board requirements. Greg Roy stated that issues surrounding inconsistency with Board have forced the pause on this application. Permit seeking would allow access of common driveway by 5 lots. Town bylaw allows 4 lots. Appliant filed for variance to ask Zoning Board of Appeals to ask for this specific area due to frontage issues. Construction of 5th driveway would create to large of a disturbance in wetlands. Appeal was granted and filed with Registry of Deeds on same. Chair asks for public comment. None at this time. Chair asks for questions from the Board. A. Burney would like to know development process, why it was created as 5 lots and not subdivision. Discussion with Mr. Roy, Mr. Cole and board on the process of going through Con Comm and Zoning Board to have passed with variance. A. Reid states she read over Graves report of corrections and all seems like everything was corrected. A.Burney would like to see facility conditions spelled out prior to the discussion further and building permits issuance for the 5 lots for common driveway, addressing easement which is a bylaw for the driveway and stormwater facilities, some manner of assoication attached to the deeds of the five lots that define responsibilities, financially equitability and create a mechanism for those financial paymnts to be received, managed and dispersed. Mr. Roy states the Board usually has a “FAM” Finaincial Assurance Mechanism that assures maintenanaceof stormwater long them operation. Mr. Roy goes further to state that the operation and maintenance and plowing of the driveway and shared faciliies. Typically these are put in the requirement to the conditions with stiupations, then a lawyer prepares that to your Board prior to building permit or requirements set by the Board. Board discussion regarding issuance based on special conditions. Greg Roy ammenable to special conditions. No objections to the plan. Chair asks for public comment. None at this time. Chair asks for input on Special contitions from the Board. A. Burney states he would like to see the conditions set before issuance of building permits. Chair agrees. Chair M. Brenner asks A. Burney for a list of special conditions. M. Brenner asks A. Burney to spell out what conditions he would like to see listed. A. Burney lists the following and would like these to be listed of record. • Stormwater operations maintenance plan language should span both permits. • Common driveway special conditions • Maintenance of the Stormwater system • Submission of the shared ownership operation and maintenance plan for the common driveway and stormwater. • Submission of Annual reports for Stormwater system ===PAGE 3=== 3 of 6 - Planning Board Minutes, 2025-08-09 • Maintenance including snow removal for the driveway • long term and short term (ex. driveway resurfacing and collapse plan) • Vegetation maintenance along driveway Storm water special conditions • no further division of lots without further of review modification to lots • any further increase or the addition of impervious surface as depicted on (approved plan with reference to approved date) Chair notes that Applicant seeking waiver for common driveway to be constructed with recycled asphalt pavement or compacted gravel. Mr. Roy advised would like to use milling recycled from when a previous road is milled, citing reduced cost and sustainability. Chair cites he thought the Board has outlines that are specific. A. Burney refers board to #6 under C , Design criteria. A. Burney discusses the criteria per the bylaw. Discussion by the Board that the language is confusing. Chair Brenner calls for addressing this issue for clairification under 10/02 warrant. M. Brenner asking if there are any other special conditions needed . A. Burney and Greg Roy reworked wording of conditions as listed above. Motion: A. Burney makes a motion to move to close the public hearings for 1083 Northfield Road -Common Driveway/ Stormwater Management Permits Second: T.Willsmer Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, M.Brenner -Aye Hearing closed. Motion: To approve the Special Permit for 1083 Northfield Road Common Driveway with all Standard Conditions and Special Conditions as discussed So moved: A. Reid Second: T.Willsmer Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, M.Brenner-Aye passed. Application Approved – 4-0 Motion: To approve the Stormwater Permit with all Standard Conditions and Special Conditions as discussed for 1083 Northfield Road to 2025-08-25 at 6:05 P.M. So Moved: T. Willsmer Second: A. Reid Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, M.Brenner-Aye passed. Application Approved - 4-0. ===PAGE 4=== 4 of 6 - Planning Board Minutes, 2025-08-09 PUBLIC COMMENT Dave Rogers 82 Highland Street-didn’t hear after call to order that the pledge of allegiance was said. Chair speaks with citizen to have discussion at the Planning Board office about this question. DECISIONS : 499 Northfield Road - The board chair and admin will rework the decision template due to the need to update to a more detailed template. Will rework with changes and submit to the board before or on new meeting for signature. BOARD DISCUSSIONS First Right of Refusal 222 West Townsend Road – to purchase parcel of Land by the Town of Lunenburg. Chair advised no compelling reason to acquire the property. A. Burney agrees this is not viable at this time. Chair asks T.Willsmer if this was discussed during OpenSpace and T. Willsmer advised they did and voted were in agreement to not purchase. Motion: A.Burney recommended To waive first right of refusal. Second: T. Willsmer-seconded Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, M.Brenner -Aye Right of refusal accepted 4-0 Master Plan Steering committee would like to present at Special Town meeting where the Planning Board is on the process to make the town aware. Board agrees that presentation of the information would be a great idea. Review of MBTA Communities bylaw – discussion of schedule of public hearing dates off calendar or 10/27. 9/8, Tonight review draft sent by Community scale 9/22 review for changes that need to be made, any further comment or changes 9/30 Receive final copy draft from Community Scale 10/02 language due Discussion by the board on details regarding the draft posted in the shared folder. Language details need to be reworked for clarity. M. Brenner will set expectation to Community scale so that they will submit final copy by Tuesday 9/30 to make sure it is ready for the warrant. Master Plan Steering Committee Document- Answer questions from Master Plan steering committee. A. Burney provided an 11 page document outlining what he feels are concerns regarding the MPSC’ document. A. Burney outlines several of the points of concern. 8 elements have info and developed goals. ===PAGE 5=== 5 of 6 - Planning Board Minutes, 2025-08-09 Goals are lofty ideas that may never be achieved. Some of the objectives read more like goals. A. Burney gives example in document “make more housing that is not single family.” A. Burney goes further to outline current bylaws . Identified that the plan needs more actionable goals. A more detailed direction that can be translated to community. Plan for goals with larger objectives that would be actionable. Lack of a planner makes it rough, defining responsibilites within planning board who has now taken on more of a role. Language may need to be more actionable. Will come back to this on 9/22 meeting as more discussion will be necessary. More discussion with Rami will be needed to clarify the role and responsibilities. Chair will initiate discussion with Rami. A. Burney is also available to walk through with Chair. Master Plan Steering Committee Per Vice Chair T. Willsmer –would like Planning Boards permission to tell the Town about work at Special Town Meeting. Allset to present. Discussion regarding the roles and responsibilities and to how to define the responsibilities therin. Open Space Committee Per T. Willsmer – Brief discussion on adding additional seat. T.Willsmer will get a request from Open Space and will to deliver to the Chair to add to future agenda. Municipal Bldg. Design Committee Per Chair M.Brenner will be meeting this coming Monday. Needs to run opposite meeting schedule as Planning Board. Capital Planning Committee Peter Beardmore is Chair even though no longer on School Board. Lofty goals that we want to move on but will look beyond this year due to budgetary and administrative issues. Economic Development Committee Per Chair M. Brenner- Town Government Meet and greet is 10/02 at Smokestack Roasters. Members of community and town government are encouraged to attend. Future business owners especially encouraged to attend. Storm Water Task Force Per Vice Chair T. Willsmer –have not met since last meeting. Montachusett Regional Planning Commission Per Clerk A. Reid – members of board were not able to attend due to other committments Montachusett Joint Transportation Committee Per Clerk A. Reid – meets this week on wednesday. MEETING SCHEDULE The upcoming meetings are 9/22, 10/27, 11/10 at 6:00 P.M. MINUTES APPROVAL 8/25/2025 Motion: A.Burney -moved to approve Second: A.Reid -seconded Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, M.Brenner -Aye. ===PAGE 6=== 6 of 6 - Planning Board Minutes, 2025-08-09 Minutes approved 4-0 BOARD COMMENT / CONCERNS None ADJOURNMENT Motion: A. Burney - motion to adjourn moved. Second: T. Willsmer -seconded Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, M.Brenner -Aye. Meeting adjourned. Minutes by Jennifer Daigle, Admin Asst. DOCUMENTS REFERENCED ======================================================================================== DOCUMENT : 2025-09-22-agenda-7411.txt BOARD : planning-board DATE : 2025-09-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-09-22-agenda-7411.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09222025-7411 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmine Farnacci – Land Use Director Jennifer Daigle – Admin Asst. AGENDA 2025-09-22 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745 or by phone at (888) 475-4499, entering Meeting ID: 810 9267 3745 To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in-person at the above-noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. CALL TO ORDER 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPOINTMENTS • Open Gov Training with Brian Gingras, Building Commissioner 5. APPROVAL NOT REQUIRED (ANR) PLANS 6. PUBLIC HEARINGS • 390 Goodrich Street- Site Plan Approval PBSA-25-7 and Special Permit PBSP-25-6 for Ground Mount Solar 7. DECISIONS 8. BOARD DISCUSSIONS • Review draft MBTA Communities bylaw • Answer questions from Master Plan Steering Committee 9. ABUTTING COMMUNITY NOTICES 10. COMMITTEE REPORTS • Master Plan Steering Committee • Open Space Committee • Municipal Bldg. Design Committee • Capital Planning Committee • Economic Development Committee • Storm Water Task Force • Montachusett Regional Planning Commission • Montachusett Joint Transportation Committee 11. MINUTES APPROVAL • 9/8 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 10/27, 11/10 13. PUBLIC COMMENT 14. BOARD COMMENT / CONCERNS 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-09-22-agenda-7414.txt BOARD : planning-board DATE : 2025-09-22 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-09-22-agenda-7414.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_09222025-7414 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmine Farnacci – Land Use Director Jennifer Daigle – Admin Asst. AGENDA 2025-09-22 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745 or by phone at (888) 475-4499, entering Meeting ID: 810 9267 3745 To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in-person at the above-noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. CALL TO ORDER 2. PUBLIC COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPOINTMENTS • Open Gov Training with Brian Gingras, Building Commissioner 5. APPROVAL NOT REQUIRED (ANR) PLANS 6. PUBLIC HEARINGS • 390 Goodrich Street- Site Plan Approval PBSA-25-7 and Special Permit PBSP-25-6 for Ground Mount Solar 7. DECISIONS 8. BOARD DISCUSSIONS • Review draft MBTA Communities bylaw • Answer questions from Master Plan Steering Committee 9. ABUTTING COMMUNITY NOTICES 10. COMMITTEE REPORTS • Master Plan Steering Committee • Open Space Committee • Municipal Bldg. Design Committee • Capital Planning Committee • Economic Development Committee • Storm Water Task Force • Montachusett Regional Planning Commission • Montachusett Joint Transportation Committee 11. MINUTES APPROVAL • 9/8 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 10/27, 11/10 13. PUBLIC COMMENT 14. BOARD COMMENT / CONCERNS 15. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-09-22-minutes-7414.txt BOARD : planning-board DATE : 2025-09-22 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-09-22-minutes-7414.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_09222025-7414 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Jasmin Farinacci – Land Use Director Jennifer Daigle – Admin Asst. MINUTES 2025-09-22 Meeting posted: Yes Address: Town Hall –17 Main St. Lunenburg, MA 01462 Time: 6:00 PM Present: T. Willsmer, A. Reid, A. Burney, M. Brenner Absent: none CALL TO ORDER / PLEDGE M.Brenner called the meeting to order at 6:00 P.M. PUBLIC COMMENT None at this time. No public parties in person or in online waiting room. CHAIR / DIRECTOR’S REPORT Per Chair M.Brenner no updates at this time APPOINTMENTS None DECISIONS PUBLIC HEARINGS 390 Goodrich Street A.Burney would like fencing to protect solar and animals. A. Burney asks will batteries be required. K.Gebo none will be sought. Request records to add to file A. Burney is there conduit under the ground. There is conduit under the solar array to get to the house but will not affect pavement or street. ===PAGE 2=== 2 of 3 - Planning Board Minutes, 2025-22-09 A.Burney would like the following conditions: • Utility interconnection agreement • 3 phase wiring plan • Special condition added for fence in different location, bylaw requires the array to be fenced. Back of electrical will be screened for safety. • Proper erosion control on both sides of trench for stabilizing will serviced and open. • Gebo reports 24” deep. Would like on site plan, which trench would be open. • Financial surety for decommisssioned by way of bond equal to 125% of removal upon activation of the system ◦ peer review for cost of removal by the applicant for the bond Chair asks Amanda if she concurs. She does. Discussion about the conditions. Chair asks the applicant if they are ok with the conditions. Motion: A. Burney motion, to close the public hearings for 390 Stormwater Management Permits to 2025-07-28 at 6:05 P.M. Second: A.Burney Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, . Motion: A. Burney motion, to close the public hearings for 390 Goodrich Street for Special Permit Permits to 2025-07-28 at 6:05 P.M. Second: T. Willsmer seconded Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, M.Brenner -Aye 4-0 passed Motion: A. Burney motion, to close the public hearings for 390 Stormwater Management Permits to 2025-07-28 at 6:05 P.M. Second: T. Willsmer seconded Vote: A. Reid – Aye, T.Willsmer -Aye, A. Burney -Aye, M.Brenner -Aye 4-0 passed BOARD DISCUSSIONS MBTA bylaw- nothing yet from them. Will do that a public hearing. Language will be submitted for the warrant. Master Plan Steering committee – wait to hear from them Community Abutter Notices- none of note Master Plan Steering Committee Per Vice Chair T. Willsmer – unable to attend , no meeting ===PAGE 3=== 3 of 3 - Planning Board Minutes, 2025-22-09 Open Space Committee Per T. Willsmer – has not met since last meeting Municipal Bldg. Design Committee Per M. Brenner– has met with initial chat and feedback. Plans for Ritter. Plans going forward for TCP. Capital Planning Committee Per M.Brenner has not met Economic Development Committee Per M. Brenner has not met but will meet on 10-14 10/02 Town official meet and greet at Smokestack Roasters Storm Water Task Force Per Vice Chair T. Willsmer – meeting scheduled changed to this Thursday Montachusett Regional Planning Commission Per Clerk A. Reid – not met since last meeting. 10/09 at 7:00pm and will send over info Montachusett Joint Transportation Committee Per Clerk A. Reid –has not met since last meeting MINUTES APPROVAL Changes needed to the vote to include MEETING SCHEDULE The upcoming meeting is 07-28-2025 at 6:00 P.M. PUBLIC COMMENT None at this time. BOARD COMMENT / CONCERNS ADJOURNMENT Motion: A. Burney, to adjourn. Second: T. Reid seconded Vote: Voice vote, passed unanimously. Meeting adjourned. Minutes by Jennifer Daigle, Admin Asst. DOCUMENTS REFERENCED ======================================================================================== DOCUMENT : 2025-10-27-agenda-7478.txt BOARD : planning-board DATE : 2025-10-27 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-10-27-agenda-7478.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_10272025-7478 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Richard Harris – Land Use Director REVISED AGENDA 2025-10-27 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745 or by phone at (888) 475-4499, entering Meeting ID: 810 9267 3745 To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in-person at the above-noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. CALL TO ORDER 2. CHAIR / DIRECTOR’S REPORT 3. APPOINTMENTS 4. APPROVAL NOT REQUIRED (ANR) PLANS  930 Massachusetts Avenue 5. PUBLIC HEARINGS  255 Sunny Hill Road PBSW-25-4 Stormwater Permit  MBTA Community Public Hearing to conform with the MBTA Communities Compliance Zoning Amendment § 250- 4.19 Multi-Family Overlay District M.G.L c. 40A.§ 3A.  Change to language in Bylaw Code of the Town of Lunenburg, MA, § 250- 6.4C(7)(c)(6) by “Removing Bituminous Concrete” Requirement from Common Driveways. 6. DECISIONS 7. BOARD DISCUSSIONS  Upcoming Warrant Article – APDC/Historical Commission merger  Meeting on 12/22?  CERTIFICATE OF VOTE AUTHORIZING SIGNATURES PURSUANT TO M.G.L. c.110G 8. ABUTTING COMMUNITY NOTICES 9. COMMITTEE REPORTS  Master Plan Steering Committee  Open Space Committee  Municipal Bldg. Design Committee  Capital Planning Committee  Economic Development Committee  Storm Water Task Force  Montachusett Regional Planning Commission  Montachusett Joint Transportation Committee 10. MINUTES APPROVAL  9/8 11. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 11/10, 11/24, 12/8 12. BOARD COMMENT / CONCERNS 13. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-10-27-minutes-7478.txt BOARD : planning-board DATE : 2025-10-27 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-10-27-minutes-7478.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_10272025-7478 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Richard Harris – Land Use Director MINUTES 2025-10-27 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) ROLL CALL: M Brenner, A REID, A BURNEY ABSENT: T WILLSMER 1. CALL TO ORDER 6:02PM 2. CHAIR / DIRECTOR’S REPORT Removing designated Public Comment section from agenda. Will continue to ask for Public Comment as each topic is discussed. 3. APPOINTMENTS 4. APPROVAL NOT REQUIRED (ANR) PLANS 930 Massachusetts Avenue ANR-25-11 ▪ Michael Dahlberg (TFMoran, Inc) representing customer. Sold 3.95 acres, retaining 2.98 acres. BOH title V to happen 10/31/25. ▪ A. Burney moved to approve, A. Reid Second ▪ Rollcall Vote: Passed ▪ M Brenner, AYE ▪ A Reid, AYE ▪ A Burney, AYE 5. PUBLIC HEARINGS *255 Sunny Hill Road PBSW-25-4 Stormwater Permit ▪ Patrick McCarty (McCarty Engineering, Inc) representing customer. Added drainage narrative. A. Burney brought up unpaid taxes. After public comments and board discussion A. Burney moved to continue until next meeting 11/10/25, A. Reid second  Rollcall Vote: Passed  M Brenner, AYE  A Reid, AYE  A Burney, AYE *MBTA Community Public Hearing to conform with the MBTA Communities Compliance Zoning Amendment § 250- 4.19 Multi-Family Overlay District M.G.L c. 40A.§ 3A. ▪ M Brenner explained this is a state requirement as an adjacent community to those with train stations. Town was proactive with the 40R “Smart Growth District” and can use that district as the required zone. Town has recognized the Tri-Town section as the appropriate area to designate as it only has to be bumped by 4 units per acre going from 22 to 26. There is very little risk of near- term redevelopment, structures are good until end of life (30years or so). After public and board discussions A Burney moved to add the zoning amendment and bring to Special Town Meeting, A. Reid second ▪ Rollcall Vote: Passed ▪ M Brenner, AYE ▪ A Reid, AYE ▪ A Burney, AYE *Change to language in Bylaw Code of the Town of Lunenburg, MA, § 250- 6.4C(7)(c)(6) by “Removing Bituminous Concrete” Requirement from Common Driveways. ▪ A Burney explained by removing this wording, we are allowing for other ===PAGE 2=== 2 of 2 - Planning Board Minutes, 10/27/2025 acceptable materials to possibly be used (gravel). A Burney moved to Amend wording and bring to Special Town Meeting, A Reid second. ▪ Rollcall Vote: Passed ▪ M Brenner, AYE ▪ A Reid, AYE ▪ A Burney, AYE 6. DECISIONS 7. BOARD DISCUSSIONS • Meeting on 12/22? Only one Dec meeting on 12/15/25  CERTIFICATE OF VOTE AUTHORIZING SIGNATURES PURSUANT TO M.G.L. c.110G This is to allow electronic signatures as well as live ink signatures on legal documents. A Burney moved to accept, A Reid second • Rollcall Vote: Passed • M Brenner, AYE • A Reid, AYE • A Burney, AYE 8. ABUTTING COMMUNITY NOTICES 9. COMMITTEE REPORTS  Master Plan Steering Committee last week was the final public information forum, 16 members of the community attended  Open Space Committee will be presenting at 11/10/25 meeting  Municipal Bldg. Design Committee Continue to meet, touring town buildings next week, accessibility at top of lists (no more chair lifts, get elevators)  Capital Planning Committee  Economic Development Committee Jossie Gilcrest, Chair held a very successful meet & greet last week where the school and police dept made it a point to have a presence there. Businesses in town enjoy and have provided positive feedback  Storm Water Task Force  Montachusett Regional Planning Commission Has two meetings left for the year  Montachusett Joint Transportation Committee George retired from MART 10. MINUTES APPROVAL 11. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 11/10, 11/24, 12/15 12. BOARD COMMENT / CONCERNS • A Burney: bylaws do need to be revamped, possibly hire consultant to put something together to vote on at next Special Town Meeting. • M Brenner: Richard Harris is the new Interim Land Use Director. • A Reid, may not be able to attend 11/24/25 meeting 13. ADJOURNMENT • Motion moved by A Burney, second by A Reid • Closed 8:41pm ======================================================================================== DOCUMENT : 2025-11-10-agenda-7500.txt BOARD : planning-board DATE : 2025-11-10 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-11-10-agenda-7500.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11102025-7500 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Richard Harris – Land Use Director AGENDA 2025-11-10 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their FacebookLive (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745 or by phone at (888) 475-4499, entering Meeting ID: 810 9267 3745 To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in-person at the above-noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. CALL TO ORDER 2. BOARD COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPOINTMENTS 5. APPROVAL NOT REQUIRED (ANR) PLANS 6. PUBLIC HEARINGS • 255 Sunny Hill Road PBSW-25-4 Stormwater Permit (continued from 10/27) • 560 Mulpus Rd Special Permit PBSP-25- 7 Ground Mount Solar 7. DECISIONS 8. BOARD DISCUSSIONS • Open Space Committee o Change one seat from Community Member to Agricultural Commission o Establish Open Space as independent committee, not an ad hoc of the Planning Board 9. ABUTTING COMMUNITY NOTICES 10. COMMITTEE REPORTS • Master Plan Steering Committee • Open Space Committee • Municipal Bldg. Design Committee • Capital Planning Committee • Economic Development Committee • Storm Water Task Force • Montachusett Regional Planning Commission • Montachusett Joint Transportation Committee 11. MINUTES APPROVAL 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 11/24, 12/15 13. BOARD COMMENT 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-11-10-minutes-7500.txt BOARD : planning-board DATE : 2025-11-10 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-11-10-minutes-7500.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11102025-7500 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Membe r Vacant Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Richard Harris – Interim Planning Director 11/10/2025 Minutes Roll Call: M. Brenner, T. Willsmer, A. Reid, A. Burney 1. CALL TO ORDER M Brenner called to order at 6:02pm 2. CHAIR / DIRECTOR’S REPORT M. Brenner stated that the slides for the two warrant articles are ready and submitted for the Special Town Meeting. Construction is coming along nicely. We have walls up, electrical is installed, sheet rock and paint are happening. A new Admin has been hired and will be joining us in the next couple of weeks. 3. PUBLIC HEARINGS • 255 Sunny Hill Rd, PBSW-25-4 Stormwater (continued from 10/27/25) Brain Marchetti (McCarty Engineering) represented the applicant. Stated same plan that was submitted and approved by Conservation, was only missing 2 pipe locations. All back taxes have been paid. After discussing riverfront area, rain gardens, and plantings. A. Burney moved to close hearing. A. Reid, Second. M. Brenner reminded T. Willsmer he cannot vote as he was not present when hearing opened. The Board discussed wanting extra inspections in addition to the standard conditions. A. Burney moved to approve Stormwater PBSW-25-4 including all standard conditions and the additional condition that inspections be conducted at the pre-tree removal, the erosion and sedimentation control in installation phase, and the bottom inspections for all the stormwater facilities. Including cut sheets of media. To be submitted for the rain garden and final inspection. A. Reid, Second Roll Call Vote: A Burney, AYE; A Reid, AYE; M Brenner, AYE (3/0) • 560 Mulpus Rd, PBSP-25-7 Special Permit – Ground mounted solar Evan St. Thomas Dutill (Team Sunshine) represented applicant. To install ground mounted solar. Have already been approved by Conservation and ZBA. Discussed having interconnection approvals uploaded, how panels will be mounted to the ground, if trenching is going to be done and/or any disturbances between the racks. A. Burney ===PAGE 2=== moved to approve with standard special permit conditions and to be modified to remove any not applicable to the solar development. If the Board of Health requires modification that substantially alters the location, size, or orientation of the solar panels, the applicant returns to Planning Board. The interconnection approval between owner and Unitil be uploaded prior to issuance of building permit. A. Reid, Second Roll Call Vote: A Burney, AYE; A Reid, AYE; T Willsmer, AYE; M Brenner AYE (4/0) 4. BOARD DISCUSSIONS • Open Space Committee ❖ Change one seat from community member to Agricultural Commission ❖ Establish Open Space as independent committe, not ad hoc of Planning Board Mike Toohill, Chair, Community Member on behalf of the commission, they have an empty community member seat and would like to change it to an Agricultural representative. M Brenner commented that it makes sense, and the board agreed. A Burney asked if a member of the Agricultural Commission or an agricultural minded person. M Toohill stated it should be a commission member. Discussed that the committee would get to appoint their member as the other boards do. They would like to stay a 7-member appointed board, not elected, with the Planning Board the appointing body. A Burney stated it should be brought before select board as they appoint commission members, however Planning is an elected board so not out of scope. It should be presented at spring meeting. M Toohill stated he has not spoken to the Agricultural Committee yet and wants to also speak to the town manager. Determined best course of action is M Toohill is to write the new By-law and send it to the board for review and the Board will endorse that language before the B y-law Review Committee. 5. COMMITTEE REPORTS • Master Plan Steering Committee MT. Willsmer, unable to attend last meeting, meet this Wednesday • Open Space Committee See above • Municipal Bldg. Design Committee M Brenner, discussions continue. Took a tour of Ritter and Town hall looking at the building structures. The town hall is solid. Could it be used as 1st fl meeting spaces and 2nd fl PAC studio? Could Ritter be used as main town government building? Board needs to see and discuss more, but progress is being made • Capital Planning Committee M Brenner, moving forward, a little behind. Will meet again after holiday • Economic Development Committee M Brenner, has not met since last meeting, next meeting is in December • Storm Water Task Force T Willsmer, working on getting a new contractor/designer, was unhappy with the original. Waiting for Special Town Meeting. There was no meeting in November, next meeting 1st week of December • Montachusett Regional Planning Commission A Reid, no update, no one attended • Montachusett Joint Transportation Committee A Reid, no meeting until December 6. MEETING SCHEDULE 11/24, 12/15 ===PAGE 3=== 7. BOARD COMMENT A Burney, attended Southern New England American Planners Association conference and Mass APA voted free chapter membership to Planning & Zoning Members. Chapter Only. National dues still required. The CPTC classes are starting again. The CPTC conference is coming in March. It is a Saturday but a great way to learn and network with people doing the same as you. Housing – MBTA Chapa – Municipal Engagement Initiative, it is where they bring their housing planners and others to town to setup a grass roots housing advocates to start and support and talk housing issues, drive process from bottom up. In the application process now. Something to consider as we start looking at other housing options, mixed-use options. 8. ADJOURNMENT T Willsmer moved to adjourn, A Reid Second Roll Call Vote: A Burney, AYE; A Reid, AYE, T Willsmer, AYE; M Brenner AYE (4/0) Adjourned 7:28pm ======================================================================================== DOCUMENT : 2025-11-24-agenda-7528.txt BOARD : planning-board DATE : 2025-11-24 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-11-24-agenda-7528.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_11242025-7528 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Richard Harris – Land Use Director AGENDA 2025-11-24 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their Facebook Live (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745 or by phone at (888) 475-4499, entering Meeting ID: 810 9267 3745 To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in-person at the above-noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. CALL TO ORDER 2. BOARD COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPOINTMENTS Judy Dragoslis - candidate for Economic Development Committee 5. APPROVAL NOT REQUIRED (ANR) PLANS 6. PUBLIC HEARINGS • 30 Summer Street Special Permit (PBSP-25- 9), Stormwater Permit (PBSW-25-6), Site Plan Approval (PBSA-25-8) 7. DECISIONS AND BUSINESS • 100 Townsend Harbor Rd Stormwater Permit (PBSW-25-2), o Bond for 116 Townsend Harbor Rd 8. BOARD DISCUSSIONS • Master Plan 9. ABUTTING COMMUNITY NOTICES • Fitchburg Planning Board – Zoning Act 10. COMMITTEE REPORTS • Master Plan Steering Committee • Open Space Committee • Municipal Bldg. Design Committee • Capital Planning Committee • Economic Development Committee • Storm Water Task Force • Montachusett Regional Planning Commission • Montachusett Joint Transportation Committee 11. MINUTES APPROVAL 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 12/15, 1/5/26, 1/19/26 13. BOARD COMMENT 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-11-24-minutes-7528.txt BOARD : planning-board DATE : 2025-11-24 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-11-24-minutes-7528.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_11242025-7528 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Richard Harris – Land Use Director MINUTES 2025-11-24 Town Hall (17 Main St, Lunenburg MA) Roll Call: M. Brenner, T. Willsmer, A. Burney Absent: A. Reid 1. CALL TO ORDER 6:01pm 2. BOARD COMMENT 3. CHAIR / DIRECTOR’S REPORT o Stop by Ritter Building, renovations look nice o MBTA passed non-controversially at Special Town Meeting 4. APPOINTMENTS • Judy Dragoslis - candidate for EDC o M. Brenner requested motion; A. Burney Moved, T. Willsmer second ▪ Rollcall Vote: Passed ▪ M. Brenner; AYE ▪ T. Willsmer; AYE ▪ A. Burney; AYE 5. APPROVAL NOT REQUIRED (ANR) PLANS 6. PUBLIC HEARINGS • 30 Summer Street Special Permit (PBSP-25- 9), Stormwater Permit (PBSW-25-6), Site Plan Approval (PBSA-25-8) o Special Permit – Gregory Roy (Dillis&Roy) requested Continuance until 12/15/25 for a full 4-member quorum., A. Burney requested Letter to be filed ▪ Rollcall Vote: Passed ▪ M. Brenner; AYE ▪ T. Willsmer; AYE ▪ A. Burney; AYE o Stormwater and Site Plan – A. Burney made motion for Peer Review to Graves Engineering; T. Willsmer second o Motion by A. Burney to continue until 12/15/25; T. Willsmer second ▪ Rollcall Vote: Passed ▪ M Brenner; AYE ▪ T. Willsmer; AYE ▪ A. Burney; AYE 7. DECISIONS AND BUSINESS • 100 Townsend Harbor Rd Stormwater Permit (PBSW-25-2), o Bond for 116 Townsend Harbor Rd o No Decision – have not received an estimate 8. BOARD DISCUSSIONS • Master Plan 9. ABUTTING COMMUNITY NOTICES • Fitchburg Planning Board – Zoning Act o No action required by board 10. COMMITTEE REPORTS • Master Plan Steering Committee o Nothing new, finalizing/collecting input requests • Open Space Committee o Drafting bylaw omission statement, expanding board • Municipal Bldg. Design Committee o Continues to meet 2 Mondays a month, Ritter renovations progressing fast • Capital Planning Committee o Continues to meet, will be going past end of year deadline with the Town Manager’s approval • Economic Development Committee ===PAGE 2=== 2 of 2 - Planning Board Minutes, 11/24/2025 o Nov meeting cancelled, will have Dec meeting – discussing Ribbon cutting ceremonies for new businesses in town • Storm Water Task Force o Nov meeting postponed due to Special Town Meeting- Consultant approved • Montachusett Regional Planning Commission • Montachusett Joint Transportation Committee 11. MINUTES APPROVAL o No minutes to approve as still a backlog due to staffing 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 12/15, 1/5/26, 1/19/26 o December condensed to 1 meeting due to Holidays o A. Burney will not be attending 1/5/26 meeting 13. BOARD COMMENT o A. Burney welcomed Leigh Bain as the new Admin for the Planning Dept. 14. ADJOURNMENT o Motion moved by A. Burney; T. Willsmer second o Closed 7:20pm ======================================================================================== DOCUMENT : 2025-12-15-agenda-7565.txt BOARD : planning-board DATE : 2025-12-15 KIND : agenda OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-12-15-agenda-7565.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Agenda/_12152025-7565 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner Chair Timothy Willsmer Vice Chair Amanda Reid Clerk Adam Burney Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Richard Harris – Land Use Director REVISED AGENDA 2025-12-15 – 6:00 P.M. | Town Hall (17 Main St, Lunenburg MA) This meeting is being recorded and broadcast live by Lunenburg Public Access via Channel 8 and their Facebook Live (https://www.facebook.com/LunenburgPublic-Access-Cable-157427270975305/), and will be available on their YouTube channel within 24 hours. The agenda lists topics reasonably anticipated by the Chair. Votes may be taken from these discussions. Not all items may be discussed, and other items may be raised to the extent permitted by Open Meeting Law. REMOTE PARTICIPATION: Join via computer at https://us02web.zoom.us/j/81092673745 or by phone at (888) 475-4499, entering Meeting ID: 810 9267 3745 To request to speak, phone users may dial *9 and computer/app users may use the “raise hand” feature. Note: No participant ID is needed, just press # when asked. This meeting/hearing will be held virtually and in-person at the above-noted location, but technical issues will not halt the meeting unless required by law. Members of the public are welcome to attend; any with particular interest in any specific item on this agenda should plan for in-person vs. virtual attendance accordingly. 1. CALL TO ORDER 2. BOARD COMMENT 3. CHAIR / DIRECTOR’S REPORT 4. APPOINTMENTS 5. APPROVAL NOT REQUIRED (ANR) PLANS • 222 West Townsend Rd., (ANR-25-12) 6. PUBLIC HEARINGS • Continued from 11/24/25, 30 Summer Street Special Permit (PBSP-25-9), Stormwater Permit (PBSW-25-6), Site Plan Approval (PBSA-25-8)- Peer Review • 0 Reservoir Rd Stormwater Permit (PBSW- 25-5) 7. DECISIONS AND BUSINESS • 100 Townsend Harbor Rd Stormwater Permit (PBSW-25-2), o Bond for 116 Townsend Harbor Rd 8. BOARD DISCUSSIONS/ACTIONS • Master Plan 9. ABUTTING COMMUNITY NOTICES 10. COMMITTEE REPORTS • Master Plan Steering Committee • Open Space Committee • Municipal Bldg. Design Committee • Capital Planning Committee • Economic Development Committee • Storm Water Task Force • Montachusett Regional Planning Commission • Montachusett Joint Transportation Committee 11. MINUTES APPROVAL • 10/27/25 meeting (to send to AG) • 11/24/25 meeting 12. MEETING SCHEDULE (6:00 P.M. at Town Hall or stated otherwise) 1/5/26, 1/19/26 13. BOARD COMMENT 14. ADJOURNMENT ======================================================================================== DOCUMENT : 2025-12-15-minutes-7565.txt BOARD : planning-board DATE : 2025-12-15 KIND : minutes OUR COPY : https://lunenburgbudgetproject.org/docs/minutes/text/planning-board/2025-12-15-minutes-7565.txt TOWN PDF : https://www.lunenburgma.gov/AgendaCenter/ViewFile/Minutes/_12152025-7565 ======================================================================================== ===PAGE 1=== TOWN OF LUNENBURG Office of the Planning Board Matthew Brenner, Chair Timothy Willsmer, Vice Chair Amanda Reid, Clerk Adam Burney, Member Vacant, Member Tel: (978) 582-4146, opt. 5 Fax: (978) 582-4353 960 Massachusetts Ave Lunenburg, MA 01462 Richard Harris – Interim Planning Director Leigh Bain – Admin. Assistant 12/15/2025 Minutes Roll Call: M. Brenner, A. Reid (remote), A. Burney; Absent: T. Willsmer 1. CALL TO ORDER M Brenner called to order 6:03pm 2.CHAIR / DIRECTOR’S REPORT • M Brenner announced that we have a town Director of Planning and Economic Development. Stephen Wallace who is currently working for the Town of Sterling, has many years of experience and will be joining us at the beginning of February. He will be a great asset as his view is communication with the public about changes is KEY to getting projects implemented. • M Brenner announced last Wednesday officially wrapped the Master Plan Steering Committee. The consultants are drafting concepts now and writing the final draft for the board to review in the new year. The committee will have one more official meeting to approve minutes. The purpose of the Master Plan is to set the towns direction for the next 10+ years. • Official record of participants whom we very much appreciate and thank for all their hard work and valued time. Kim Duffy, Anthony Sculimbrene, Gerald Reid, Timothy Willsmer, David Niose, Glenn McLeod, Emily Young, Sondria Harp, Teddy Doucette, Mike Rupp, Josie Gilcrest, Deb Lincoln, Amanda Moore, Evan Waters, Karin Menard, Dick Mayou, Lou Franco, Carol Archenbaugh, Richard Birch, Pete Lincoln, Amanda Reid, Adam Burney, Matthew Allison, Tanner Cole, Paula Bertram and also Every Member of every Board, Committee, Department Heads, the public, anyone who has had any say/feedback over the last 3 years. Along with Innes Associates and RKG. 3. APPROVAL NOT REQUIRED (ANR) PLANS • 222 West Townsend Rd., (ANR-25-12) Mike Blood (MSB Property Management), split 1 lot into 5, keeping existing structure. A Burney stated Stormwater will be required based on acreage being disturbed and is recommending a ===PAGE 2=== Stormwater permit for each individual lot. If one permit for all 5 then we will also require an HOA and recorded documents showing easements, maintenance, long term care and such. M Brenner looked for motion to endorse. A Burney moved, A Reid Second. Roll Call Vote: A Burney, AYE; A Reid, AYE; M Brenner, AYE (3/0) 4. PUBLIC HEARINGS • Continued from 11/24/25, 30 Summer Street Special Permit (PBSP-25-9), Stormwater Permit (PBSW-25-6), Site Plan Approval (PBSA-25-8)- Peer Review Greg Roy (Dillis & Roy) requests an extension as Peer Review is not back and Board does not have a quorum for Special Permit. A. Burney moved to continue to next meeting 1/12/26. A Reid Second. Roll Call Vote: A Burney, AYE; A Reid, AYE; M Brenner, AYE (3/0) • 0 Reservoir Rd Stormwater Permit (PBSW 25-5) Justin LeClair (McCarty Engineering) presented on behalf of the applicant. A Burney stated this will require a Special Permit for Common Driveway and should apply for that permit first as has issues with the proposed driveway and thinks it should be moved further up Goodrich St. J LeClair stated DPW had similar concerns. Both R Harris and M Brenner repeated A Burney apprehension on Stormwater first as if when the Special Permit comes around and possibly denied, it will void the Stormwater. J LeClair stated he would like to proceed with the Stormwater permit and get a Peer Review. A Burney moved to send to Graves for a Peer Review, requiring a $2000.00 deposit. A Reid, Second. Roll Call Vote: A Burney, AYE; A Reid, AYE; M Brenner, AYE (3/0) A Burney motioned to continue to 1/12/26 meeting, A Reid Second. Roll Call Vote: A Burney, AYE; A Reid, AYE, M Brenner, AYE (3/0) 5. DECISIONS AND BUSINESS • 100 Townsend Harbor Rd Stormwater Permit (PBSW-25-2) o Bond for 116 Townsend Harbor Rd Jim Simpson, on behalf of the applicant, requested an extension on completing work due to seasonal changes. Discussed how an extension will work with a Performance Guarantee (Bond) to ensure the work does get completed. Discussed an estimated cost for the work to be completed and determined $4000.00 would be enough. A Burney motioned to set Bond at $4000.00, A Reid, Second. Roll Call Vote: A Burney, AYE; A Reid, AYE, M Brenner, AYE (3/0) A Burney motioned to approve the Bond and not endorse until check clears. A Reid Second. Roll Call Vote: A Burney, AYE; A Reid, AYE; M Brenner, AYE (3/0) 6. COMMITTEE REPORTS • Master Plan Steering Committee ===PAGE 3=== Discussed at beginning of meeting • Open Space Committee N/A, Tim absent • Municipal Bldg. Design Committee Will meet again in January, we will be putting together questions for when meeting with department heads. What are their needs for a centralized Town Hall? • Capital Planning Committee We do not know the budget; we will meet on Wednesday. The report will be late and we will pay a late penalty. • Economic Development Committee Met last Tuesday, Chamber of Commerce presented what they can/will be continuing to do to assist the community and businesses • Storm Water Task Force N/A, Tim Absent • Montachusett Joint Transportation Committee Was not attended, will be attending again in January • Montachusett Regional Planning Commission Was not attended, conflict. Will attend January 7. MINUTES APPROVAL • 10/27/25 meeting (to send to AG) A Burney, Error in the MBTA section, should be “Smart Growth District” and does not like the column format. A Burney moved to make changes, A Reid Second Roll Call Vote: A Burney, AYE; A Reid, AYE; M Brenner, AYE (3/0) • 11/24/25 meeting A Burney motioned to approve minutes. A Reid, Second Roll Call Vote: A Burney, AYE; A Reid, AYE; M Brenner, AYE (3/0) 8. MEETING SCHEDULE (6:00 P.M. at Town Hall or otherwise stated) 1/12/26 & 1/26/26 9. ADJOURNMENT A Burney motioned to Adjourn, A Reid, Second Roll Call Vote: A Burney, AYE; A Reid, AYE; M Brenner, AYE (3/0) Adjourned at 7:24pm ======================================================================================== 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 ======================================================================================== 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 : 2026-07-27-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 : 2026-08-10-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 : 2026-08-24-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