Issue 21 August 2025
Planning Board 7/14
Max Mahabir, newly appointed to the Board, had not been sworn in, so while present at the meeting, could not participate.
The Board came to conclusions on the soccer field lighting but did not close the hearing, pending a draft of the Order of Conditions.
Also the remand hearing on 0 Hill Top Road came to conclusion after some rough patches in the discussions.
Minutes
Approve minutes of June 23, 2025: A draft of these minutes can be viewed here: https://www.ci.lancaster.ma.us/DocumentCenter/View/2311/6-9-2025-PB-Meeting-Minutes.
The minutes of June 23 were approved.
Public Hearing
512 Old Union Turnpike
This is a request for a Special Permit to install soccer field lighting above 20 feet in height at the recreation facility owned and operated by Mass Youth Soccer. This special permit is regulated by the Town of Lancaster Bylaws §220- 36.2H. This public hearing was opened on May 7, 2025, and is being continued from June 9, 2025. A petition by Robert Holliday (Applicant) and Massachusetts Youth Soccer Association (owner), 512 Old Union Turnpike in Lancaster, to request a Special Permit pursuant to Section 220-36.2 to install lighting poles and luminaires greater than 20 feet in height on 5 turf fields at the soccer fields at this location. The site is located in the Retail Sub District (EZA) District and in the Flexible Design District 1, and in the Integrated Planning Overlay District (1). The lot is identified on the Assessor’s database as Map 9, Parcel 9.
Chair Frank Streeter commented that the Board went and looked at a lot of lights to see the impact. The schedule of the lighting is key because Chair Streeter does not want to create a headache for the Building Inspector for any lighting incursions for the dark skies policy.
He suggested that the approval for only one year and so keep the pressure on making sure the lights off schedule is kept. Robert Holliday, applicant, agreed that the lighting schedule will be adhered to. Chair Streeter would like a report at next year’s with summation of the times the lighting went off.
Holliday confirmed that the lights will never be on after 10 PM.
Brian Keating, Planning Director, asked about the contacts for reporting or correcting any issues. Holliday said he would provide a chain of command.
Member George Franz asked if the lighting increases the value of the property. Holliday said yes but the fields are pretty well booked.
Chair Streeter suggested that the hearing not be closed but comments gathered for the next meeting so at the next meeting the Order of the Conditions could be readily written up.
The hearing was not closed but continued until the next meeting.
241 Chace Hill Road
A public hearing to request a special permit to install a ground mounted solar energy system on a residential property: The Town of Lancaster Planning Board will hold a Public Hearing via Zoom only on Monday, July 14th, 2025, at 7:00 PM to hear and act upon the following: A petition by Anthony Koga (Agent) and Stephen and Julie Mudgett (241 Chace Hill Road-Applicant and Owner), in Lancaster for a Special Permit pursuant to Section 220-76 in order to install a ground-mounted solar array in the Residential District. The site is located in the Residential Zoning District and is identified on Assessor’s Map 147, Parcel 044-0002. A copy of the petition and accompanying documents are on file at the Community Development and Planning Office.
Anthony Koga, representing the applicants, answered questions about the plans. Keating said the Board needed to see a survey of the wetlands and a decommissioning plan. He listed some the requirements in the Bylaw. Koga requested a continuance to get all the documents in hand. The hearing was continued.
0 Hill Top Road
This is a remand hearing for a proposed subdivision of 18 single-family homes in accordance with the provisions of M.G.L. Chapter 41, Sections 81T and 81U. This public hearing was opened and continued from June 23, 2025 The Lancaster Planning Board will hold a public hearing on Monday, June 23, at 7:00 PM at the Nashaway Meeting Room in the Lancaster Town Hall at 701 Main Street) to act upon the following matter: The application of 0 Hill Top Road, LLC., applicant and owner, 98 Adams Street, Leominster, MA, for approval of a Definitive Subdivision Plan, dated June 14, 2024, entitled “Definitive Subdivision Plan Hawthorn Hill”, being located at 0 Hilltop Road in Lancaster, Massachusetts, which land is identified in the Worcester District Registry of Deeds at Book 69945, Page 74, and shown on Lancaster Assessor’s Map 32 as Parcel 1H. The Parcel consists of approximately 130 acres. Eighteen (18) new residential lots are proposed. A copy of the petition and accompanying documents are on file at the Community Development and Planning Office.
The discussion followed on the remand document, outlining the applicant’s requested changes to the Order of Conditions.
Chair Streeter asked for a request for a waiver for a roadway which is restricted to 12 homes by law since he noted this was an intrinsically counter to the bylaw. The applicant asked for the waiver to expand to 18 homes. The Board approved the waiver. Attorney Thomas Bovenzi, representing the applicant, also asked for an occupancy permit to be substituted for a building permit because of the construction process. There was a discussion on the construction stages of the roadway. James Whitney, the applicant, joined the discussion, saying the foundations would be poured while there are dirt roads.
John Woodsmall, Town Administrator, stated he would not recommend any change in the process of issuing a building permit. He said the certification process ensures protection for all parties, the Town, developer, and the buyers. Whitney said he did not agree with anything Woodsmall said.
There was a following discussion on the source of potable water to the lots being available. Woodsmall defended his previous points. A long discussion followed with Nick Dewhurst, Bohler Engineering, representing the applicant, joining in.
Whitney stated he did not pursue this as a money project. He illustrated the development process on paper on the table in front of the Board showing building the first house, and selling it, and then going on to the next house while building the infrastructure as the construction moves up the road. That way the houses pay for the follow-on construction.
The specifics of the house construction were discussed; the different phases being defined.
Woodsmall said any phasing plans should be part of the development plan. Whitney disagreed. Member George Frantz asked about a written phased plan. Whitney said there was, and he could give it to the Board.
Woodsmall urged adherence to the process defined in law to protect all parties.
Whitney disagreed. Chair Streeter supported Woodsmall’s comments. Member Frantz suggested looking at the phase plans to see if they give everyone what they need.
Whitney complained about his treatment by the Board. He threatened to go back to court. There was a discussion with Tony Riley, Town Counsel, about what the discussions regarding having the remand hearing entailed. Chair Streeter recited the changes that the applicant was interested in and what the Board felt could be approved. Discussion followed about the changes, and about which were the applicant’s and which were the Town’s. Whitney said he understood that all the changes were agreed to, Chair Streeter said most were but not all; out of seven, five were ok. Atty Riley said the Board needs to formally approve in public session. Dewhurst stated that Atty Riley told him via email that the changes were approved.
Whitney stated if he thought all the changes had not been accepted, the applicant would have not come back to this public meeting. Chair Streeter said there seems to be some confusion between what Atty Bovenzi and Atty Riley thought they worked out.
Member Regina Brown said it was confusing with all the documents that were redlined and would like one which is the current one. Keating said the current one was in the meeting materials.
Dewhurst said the applicant would have just gone to court if they had been told the changes were not accepted.
The plan was again reviewed. Chair Streeter asked about discussing the plan in phases. Whitney pushed back. Chair Streeter and Whitney went back and forth on the plan phases as illustrated earlier. Keating stated Chief Moody needs to sign off on this waiver if granted.
Chair Streeter stated that both Department of Public Works (DPW) and Public Safety needs to sign off. Whitney suggested it be part of the Order of Conditions. Whitney wants the plan approved; he does not want another meeting.
Atty Riley suggested stating the condition and taking a vote on approving it before closing the hearing.
Keating and Chair Streeter summarized that the phased plan needs to submitted and show the utilities and the safety traffic parameters. The DPW and Chief Moody need to sign off.
Wording for the Order of the Conditions was specified by discussion.
The access to the building site is restricted by 24 hour notice before a member of the Board can visit.
More discussion followed on the version of the remand document.
A motion was made to approve the remand document outlining the changes to the Order of Conditions, as modified during this meeting. This was approved.
The hearing was closed.
Planning Director’s report
DCAMM Project Update
Keating noted the meetings with the state representative and planning consultant would occur the following day.
AUC project update
Keating said he was asked to hold the update until the next meeting by the AUC developer. He said the concept is mixed use. The developer wants to get immediate income from rental property. The developer is thinking of IPOD development. Member Brown asked about water and sewer credits. A discussion about new wells began between Member Brown and Keating. The DPW and the Water Enterprise Fund need to be consulted.
Economic Development Committee Update
This committee was supposed to meet the following night, but members will be attending the DCAMM meeting instead.
Planning Board Website
The Town’s new website was discussed and Woodsmall explained the parameters the website had to comply with ADA standards.
New Business
There was a discussion on revamping the zoning bylaws. Keating said it may be better to see what the AUC developer is doing before doing rewrites. The Board basically agreed.
Lancaster Industrial School Presentation 7/15
The Lede would like to encourage all residents to watch this presentation made by the planning consultants via YouTube: https://www.youtube.com/watch?v=qsfhYpdbjeo&list=PL2jc5fA2LZPribYCItBRcvi4OrZ2S2_bs&index=8, which was made at Mary Rowlandson School on July 15.
The planning consultants, Speck Dempsey, who the Commonwealth have contracted, are gathering input to solicit proposals from developers for the site. The firm will supposedly include the community’s wish list for a development in this location. The Commonwealth will earn the money for selling this property to the selected developer and then the development will become part of Lancaster proper with all taxes, etc. due to Lancaster. The town will not reap the benefits of the sale of the property, though this had been possible for a few years before the Select Board voted this year to decline the purchase price of $1 and allow the Commonwealth to take control of the sale, and providing a plan to the development community for bidding.
The planning consults have various town wide events where they will be available. Check the town website for information.
You may contact project leadership (DCAMM and its consultant team) by emailing lancaster@speckdempsey.com.
The Commonwealth and Jeff Speck expressed a urgency in getting the site developed ASAP and there is a critical need for housing in Massachusetts.
Letter to the Town Concerning the Settled Dispute between the Town and the Lancaster Historical Society 7/19
The Lede received an email consisting of 15-page letter, dated July 19, addressed to the town government and residents, concerning the lawsuit that involved the town and the Historical Society. Below is a concise summary of the pertinent points included in this letter.
The town spent ~$16,000 in legal fees before the defendant capitulated to avoid further expense and action but maintains the damage was minor and comestic. To those readers who would like a complete copy of the letter, please contact the Lede via email at LancasterLede@gmail.com.
These are the contentions as outlined in the letter:
Heather Lennon did not resign from the Historical Commission and was forced out against town policies.
The space involved in the lawsuit had been used by the both the Historical Commission (town entity) and the Historical Society (private entity) which had been co-mingled in displays of assets as well as members, i.e. many member were members of both.
This space was taken away abruptly and so access to the Society’s assets has been curtailed or not allowed. The Historical Society is still missing valuables.
The damage report to this space of $8,800 is viewed as vastly overstated. The town spent $16000 to recover this amount.
The letter urges the town to reconsider its actions and policies and procedures that were not followed, especially in view that Lennon did not resign via writing or any other provable method.
Select Board 7/21
This Board discussed DCAMM, the Fire Chief, and the duties and responsibilities of the new Town Administrator, John Woodsmall.
Approval of Meeting Minutes
Review and/or approve the following Select Board’s Open Session Meeting Minutes: July 7, 2025.
These were approved.
Public Comment
Opportunity for the public to address their concerns, make comments, offer suggestions, or ask questions.
There were no public comments.
Administration, Budget and Policy
(Votes may be taken)
Discuss 7/15/25 community presentation regarding potential development of Industrial School property by Massachusetts Department of Capital Asset Management and Maintenance (DCAMM)
Member Ralph Gifford made the following statement, “I'm happy to speak to this. We had an excellent presentation this past Tuesday evening by the DCAMM folks. And many people I spoke with are quite impressed. The issue that I want to bring forward is the DCAMM planners can put together a proposal, they can come to town meeting to get zoning changes, approvals and so forth from the town's folk, and then when it goes to the RFP process and a developer acquires it. Unless we can figure out a way to make it stick, I'm concerned that the developer could go in a different direction. And so, in essence, townspeople could be stuck with a position of not getting what they thought they were going to get. And so the question I'm bringing forward to see if we can research, investigate, is how might we be able to protect the interest of the town's people who might vote on such a plan?”
Chair Jason Allison commented that a MOU (Memorandum of Understanding) as the one was done with the North Lancaster opportunity. He said other communities use this method. Member Gifford asked if that was the only option. Member Carr wanted a bigger cross section of town involved. He suggested the town can hold the developer responsible with zoning. He also brought up that by right the Commonwealth can build up to 4 housing units per acre and this could change the complexion of the town significantly. Chair Allison said he would like to task Member Gifford with finding options of holding the developer accountable and Member Carr with engaging more townspeople.
John Woodsmall, new Town Administrator, asked the DCAMM Commissioner, Adam Baake, before the meeting if a representative of the town could be on the RFP (Request for Proposal) team and provide feedback. The Commissioner said he would look into this. Woodsmall said DCAMM was looking for more community outreach and trying to schedule another meeting with the public on Monday, August 11. The project staff does have weekly meetings. Woodsmall also said a fiscal analysis is in the scope of the project. Chair Allison said Steve Kerrigan, former chair, expressed interest in playing a role.
Woodsmall said the urgency right now is behind getting bylaw change(s) through the associated boards.
There was a discussion about how to get the right path forward but right now the plan, and therefore the zoning changes, are not yet known. Chair Allison said it would take 18 months. Woodsmall said they wanted something in place by the end of the year. Chair Allison was doubtful.
Member Gifford offered to be the liaison to the DCAMM. Chair Allison repeated Kerrigan wanted to be involved, and he is unsure how zoning could be determined without knowing what a developer wants. Woodsmall said if the Zoning is done first then the developer knows what is allowed.
Update on Fire Chief hiring process with discussion and potential vote on
a. Request to designate Special Land Use Counsel with Special Municipal Employee status under the Conflict of Interest Law and
b. Request to sign Disclosure and Waiver of Conflict of Interest from Mead, Talerman, and Costa relative to its representation of Lancaster Fire Chief candidate Jon Belanger.
Chair Allison put this on the agenda last minute since he was just aware of this in the past 24 hours. Woodsmall said the Law firm of Mead, Talerman, and Costa, does not have any current business with the town. The candidate, Jon Belanger, wants to use this firm for negotiation.
A motion was made to approve the Disclosure and Waiver of Conflict of Interest. Chair Allison tabled this with approval by the Board until Town Counsel could be on-line.
Once the Town Counsel came on-line, the motion was made to approve designation also. This passed unanimously.
Discuss entry plan goals and objectives to support on-boarding of new Town Administrator, operations of the Town, and policy needs
Woodsmall stated there should some base line goals for his evaluation in the next 6 months’ time.
Chair Allison listed off his priorities: the lack of a Human Resource Director, bringing the DPW under the purview of the town, the restructuring of the Finance Committee and department, and having an appointed Finance Committee.
Member Gifford said the budget will say whether the town can afford HR Director. He would like to see cohesion across the town employee team.
Member Carr said he would like Woodsmall to state his goals for the first 6 months.
Woodsmall said he would like to be known, and he intends to introduce himself to all the town boards and committees and town employees. He would like to understand the FY27 budgets and get a 5-year capital budget.
Member Gifford raised reservations about bringing the Finance Committee and DPW under the Town Administration. He said he would like to see what other municipalities do; Member Carr agreed.
Discuss September 2025 Regular Meeting Schedule (since the first Monday in September is a legal holiday - Labor Day).
This was rescheduled to Thursday August 28.
Resignation
Kimberly Shah – Recreation Committee - effective 7/11/2025 – term expires 6/30/2026
Appointment
Shauna Sorensen – Recreation Committee - term through 6/30/2028
Sorensen was approved.
LICENSES AND PERMITS
Rental Application – Lancaster Use of Town Owned Buildings & Town Green
Program: 4th Annual American Legion Post 96 PTSD Awareness Walk Around the Town Green Date
Time of Event: Saturday, September 6, 2025; 2:00 PM – 4:00 PM
Renter: American Legion Post 96, Lancaster, MA
Contact: Reino “Bob” Tervo, Chaplain, Lancaster American Legion Post 96
This was approved.
Woodsmall would like to know about non-profit entities on town property and the waiver of insurance. A future discussion will be scheduled.
Executive Session
Enter Executive Session
The Select Board will meet in Executive Session pursuant to M.G.L. c.30A, §21(a), for the following purposes:
(i) Purpose 1: Discuss two Open Meeting Law complaints filed against the Select Board by Russell Williston on July 16, 2025 (available from Town Clerk)
(ii) Purpose 7: To comply with G.L. c. 30A, § 22 by approving and/or reviewing for release certain Executive Session meeting minutes (6/3/24, 6/25/24, 7/1/24, 7/24/24, and 8/25/24)
The Board entered executive session.
Conservation Commission 7/22
The Commission will be looking for a new member. Commissioner Jim Lavallee is stepping down. Interested residents should contact the Planning Department at Town Hall.
Public Hearings
Continued Notice of Intent – 2038 Lunenberg Road
Installation of stormwater management system.
Still in holding pattern on the funding for the peer review. Continued until August 12.
Continued Request for Determination of Applicability – Removal of dead trees within the Seven Bridge Road right-of-way.
No update from the DPW. Tabled until the appearance of the applicant. At the end of the meeting, this was continued until August 12.
Request for Determination of Applicability – 748 George Hill Road
Construction of post and rail fence with a 100-ft buffer zone to wetlands and intermittent stream.
Chair Seidenberg was recused from being a commissioner as he was the applicant. The map was reviewed by Seidenberg. He showed the fence which is on the boundary line and will be 96 feet from the area of concern. Commissioner Jim Lavallee took over the discussion and described his site visit. The fence will be a replacement for an older wire fence, which was removed last year.
The Commission found a negative determination and the project is fine to proceed.
Discussion
397 Center Bridge Road
Enforcement Order
No action is planned until there is a Conservation Agent.
General discussion of the Open Space and Recreation Plan (OSRP) and the oversight of open space parcels
Commissioner Lavallee shared his screen showing his inventory list. He did extensive work comparing AGIS (an internet mapping service) and property deeds. He found many parcels under conservation that had not been previously listed. His spreadsheet shows owner(s) and the land use codes. Some parcels need further investigation into land use. He is meeting with Cara Sanford, who is on the OSPR committee, late in the week.
Commissioner Lavallee would like to have a visual map to show how the parcels could interconnect if possible.
Thomas Wood joined the meeting to ask to discuss the Tennis Court project.
Chair Seidenberg asked about the application to do the work. Wood said the Recreation Committee has three quotes to resurface the courts. An application, a Request for Determination, with a plan is needed to be filed. It is uncertain whether a Notice of Intent is needed.
New surface and drainage and new fencing are planned in the same footprint.
Discussion followed about the wetlands and the intermittent stream present on the site.
CPA funds are being sought.
Review draft Wetland Protection Regulations and general discussion regarding the Wetlands Protection Bylaw
Chair Seidenberg said Town Counsel had not given their comments. They met with Chair Seidenberg about some reservations they have on some definitions that he had included and some changes on the definitions he made got struck; he had made this changes to give performance standards. The Town Counsel will give their cleaned-up draft shortly.
Agent Update
Chair Seidenberg said that a shared agent with Berlin is not possible. There are several resumes and there will be interviews with five candidates.
Reorganize the Board
Commissioner Lavallee will be stepping down. Chair Seidenberg has not heard from the one potential candidate who expressed an interest in filling the seat. The Commission discussed implementing alternative seats to make sure the quorum is met. Thomas Wood commented that most boards and committees have this issue. There was a discussion about Commissioner David Mallette’s absences causing a lack of quorum. Chair Seidenberg said he doesn’t want to push a commissioner off the Commission. There was a discussion about Shawn Windsor not attending a single meeting during the COVID emergency for 18 months since he didn’t want to be on-line.
Chair Seidenberg said the Commission is regulatory with legal deadlines and there are times that signatures are needed.
With Commissioner Lavallee stepping down, the Commission needs to be re-organized. Chair Seidenberg asked about replacing the Vice Chair. Commissioner Dennis Hubbard volunteered for Vice Chair.
Seidenberg was nominated for Chair.
Chair Seidenberg said his term is up in 2026 and he is considering stepping down completely from the Commission.
This was approved.
Commissioner Hubbard was nominated and approved.
Minutes
The minutes are not available from 7/8.
Finance Committee 7/22
This meeting again underscored that the town will be facing a new deficit in FY27.
Introduction of John Woodsmall, new Town Administrator
Woodsmall made the following remarks
“I thank you for inviting me and having me. I look forward to working with you all in the coming years. I've had a lot of experience working with finance committees in my various towns. So I'm not unfamiliar with the dynamic that can happen. But it's always a good give and take and you know I think having a lot of questions asked of us as both you know the town administrator and department heads is a good thing. We should be able to defend easily the things that we're presenting and asking for money and capital and things like that. So that's the perspective I come at come at from it. I know some people can view it as more adversarial. I think everybody's working to get the best deal for the town and the town taxpayers and residents and you got to be able to answer questions that might not be comfortable. I will tell you my general budgeting philosophy is a couple guiding things are one-time funds I use for one-time expenses. I don't like using um free cash for ongoing operating expenses. Probably the biggest thing that that that you'll find for me is that I truly look at each line item in a budget and I evaluate what the spending has been on it and I am not afraid to say, you know, if we've been budgeting for 20,000 a year and we're only spending $5,000 a year over the past three to five years, I'm going to reduce it to $5,000. It's not a game to me. To me I can't be afraid of the finance committee reducing something. If we're not using it, we're not using it and we should budget accordingly. Now, with that comes the hopefully the trust that builds up over time that if I'm asking for an increase and I have a reason for an increase that you would have trust of why we're doing it and that we're not hiding money somewhere else in this line item that has historically been drastically underspent and that well we're going to use that as a cushion. I don't like to play those games. I think it just gets people into trouble, and it creates hard feelings all around. So that's my two-cent spiel, you know, where I'm coming from in terms of the budget process.”
Minutes
Chair Dick Trussell submitted a change to Cheryl Gariepy, Finance Director on the minutes of 6/17.
The minutes were accepted and approved as amended.
Finance Director’s Report
Gariepy shared the revenues for the town through year end. The expenses have not been captured yet. There is an additional $387,018 to what was budgeted ($2,424,275 vs. $2,826461). This amount Gariepy attributes to the Capital Group’s payment of $100K, an increase of ambulance receipts, and the Shirley Prison Mitigation. She sees an estimation of $1,833,287 in free cash. Real estate taxes still owed are $295K.
The Committee discussed whether this was released to the public and the answer is no, it is a work in process. She is mailing to the Committee members for review.
Review and Next Steps with FY27 Budget estimate
Member Roy Rezac commented on his presentation that was distributed to the members. It shows the budget is 2.71% over the levy. This matched with previous estimates.
The estimate that the Planning Director and the Interim Town Administrator, Jeff Nutting, did comes very close to this $600K to $800K deficit also.
Rezac then showed the impact on the average resident.
These show a significant increase.
Rezac said the Select Board needs to be informed. He also suggested that capital expenses be deferred.
He asked for this presentation to be sent to the Select Board. He made the motion and this was approved.
7. DCAMM Update
Summary of 7/15 Community Meeting
This meeting is available on SLTV. Rezac reiterated the Commonwealth’s intention to provide housing on this site. He reported an outward migration of young professionals out of the state because of lack of housing. He reflected that the Commonwealth would like to have zoning changes made in the coming fall at a special town meeting. Rezac also commented that Speck Dempsey is a very good design firm, and he suggested they be asked to be involved in the Atlantic Union College development.
Next Steps
Woodsmall said there was a meeting with the DCAMM committee the previous week. He said they heard the traffic and fiscal concerns, as well as the request to adhere to the town’s character. They want to release and Request for Proposal soon after the New Year. A special town meeting may be scheduled for November. The next presentation meeting is scheduled August 11 at Mary Rowlandson Elementary School.
The following Monday, August 18 will be a presentation to the Select Board, and the following week the Planning Board.
September will see some concrete ideas for the zoning changes.
Chair Trussell asked about affordable housing. He said there conflicting accounts about whether affordable parameters will be met.
Woodsmall said DCAMM Commissioner Adam Baacke said the minimum requirement is 4 units per acre and 10% of the development needs to be affordable. Chair Trussell said the affordable needs to be 12.5%.
He also asked if 53 acres means 240 units. Woodsmall said that the acreage being considered is 32-35 acres which means ~140 units. Chair Trussell said there are 139 MBTA units required. He had a spreadsheet showing Housing Project for Jones Crossing. It shows the cost of this development. Chair Trussell said Rezac has a request for the same financial analysis done on this on the DCAMM project. He made a motion to the Select Board that they request a financial analysis from DCAMM. This was approved.
Old Business: Appointment of Budget and Warrant Committee Representative; Audit Committee Member
The Committee needs a replacement for Chair Trussell’s representation on School Budget Warrant Committee, which is a non-voting position, and on the School Audit Committee, which is a voting position.
Member Rezac said he could do the Budget Warrant Committee and he was approved.
Member Rezac said he would do the Audit Committee and was approved.
Zoning Board of Appeals 7/24
This meeting concerned signage being given to the town and its placement at the Barlett Pond area.
Minutes
The minutes of June 26 were approved.
Public Hearings
Request for a Special Permit
Pursuant to Article VIII of the Lancaster Zoning Bylaw §220-27 Signs & Illumination, the Applicant is requesting a special permit to erect a sign on Town Property. This “Welcome to Lancaster” is being donated to the Town by the North Central Mass. Chamber of Commerce. The proposed site is the Bartlett Pond parking area on N. Main Street.
Brian Keating, Planning Director, recounted that the sign is being donated to the town and is intended to match existing town branding. Due to its size and location on town property, the sign requires both a special permit and waivers for size and setback regulations. The Conservation Commission already approved this sign.
Waivers are requested for the violating the 20-foot setback to the roadway and is oversized per town regulations.
The hearing was closed and a motion made to approve.
The special permit was issued with the requested waivers.
DCAMM Update and Atlantic Union Campus Update
Keating gave an update on the progress with the DCAMM Committee. He noted water resource concerns and the zoning needed.
Developer for AUC, who is based in Hawai’i, plans to renovate and rent existing buildings as Phase One.
Member Rob Alix cited concerns about planned infrastructure improvements’ viability for these large developments; the new high school and the water and sewer.
Planning Board 7/28
This meeting closed the hearing for the lighting at the soccer fields.
Minutes
Approve minutes of July 14
These had not been reviewed and so tabled.
Public Hearing(s)
512 Old Union Turnpike
This is a request for a Special Permit to install soccer field lighting above 20 feet in height at the recreation facility owned and operated by Mass Youth Soccer. This special permit is regulated by the Town of Lancaster Bylaws §220- 36.2H. This public hearing was opened on May 7, 2025, and is being continued from July 14, 2025. A petition by Robert Holliday (Applicant) and Massachusetts Youth Soccer Association (owner), 512 Old Union Turnpike in Lancaster, to request a Special Permit pursuant to Section 220-36.2 to install lighting poles and luminaires greater than 20 feet in height on 5 turf fields at the soccer fields at this location. The site is located in the Retail Sub District (EZA) District and in the Flexible Design District 1, and in the Integrated Planning Overlay District (1). The lot is identified on the Assessor’s database as Map 9, Parcel 9.
The previous discussions were reviewed and the need for the lighting to be turned off at certain times while considering there were some games that were either delayed or played long. Chair Frank Streeter suggested, in keeping with the soccer games rules, that Mass Youth Soccer (MYS) be allowed so many yellow cards as warnings, before a red card is issued as an ejection card, for the lights being left on too late.
The Board discussed the use of these and how to be fair about issuing these. This was Brian Keating’s (Planning Director) idea, and the number of each card color can be issued before there is considered a constant problem.
Member Regina Brown suggested an automated quarterly report generated by the lighting system from MYS to be reviewed by the Board, but no scheduled appearances needed unless there is a problem.
The history of the public hearing dates was reviewed by Keating and, in reciting the dates, also recited the conditions that the Board would like in place. The MSY was asked to come back at a September 2026 meeting for a public operational review.
The hearing was closed, and the Special Permit and Order of Conditions were approved with some edits. Member George Frantz asked for MSY to consider making a payment to the town in lieu of taxes, since they are tax exempt.
241 Chace Hill Road
A public hearing to request a special permit to install a ground mounted solar energy system on a residentially zoned property. This public hearing was opened on July 14: The Town of Lancaster Planning Board will hold a Public Hearing via Zoom only on Monday, July 14th, 2025, at 7:00 PM to hear and act upon the following: A petition by Anthony Koga (Agent) and Stephen and Julie Mudgett (241 Chace Hill Road-Applicant and Owner), in Lancaster for a Special Permit pursuant to Section 220-76 in order to install a ground-mounted solar array in the Residential District. The site is located in the Residential Zoning District and is identified on Assessor’s Map 147, Parcel 044-0002.
A request was received to continue until August 25. This was approved.
184 Deershorn Road
A public hearing to request a special permit to install a ground mounted solar energy system on a residentially zoned property. The Town of Lancaster’s Planning Board will hold a Public Hearing via zoom and in the Nashaway Meeting Room, the Prescott Building 2nd, floor, 701 Main Street, Lancaster, MA, on Monday July 28, 2025, at 7:00 PM to hear and act upon the following: A petition by Stephen Muturi (Owner/Applicant) of 184 Deershorn in Lancaster, to request a Special Permit pursuant to The Town of Lancaster Bylaws §220-76 to install an 18.5 KW ground-mounted solar photovoltaic energy system. The project site is located at 184 Deershorn Road, Lancaster, in the Residential District (R). The lot is identified on the Assessor’s database as Map 41, Parcel 63.
The public hearing was opened.
Muturi, the applicant, at the request of Keating, explained the screening of the visibility of the array. There is a tree line and other natural vegetation. A. J. Reis, the engineer, said there is no noise associated with the array.
A decommission plan is needed. Reis said the array could last 50 years. He said there are recycling resources, and it is up to the homeowner, Muturi, to disassemble and recycle the array. The decommission plan will be in the Order of Conditions.
An abutter, David Carter, 76 Old Hickory Drive, commented on his easement of 20 ft to hay his field citing no problems.
Keating will draft the conditions and the Order of Conditions will be issued at the next meeting.
There was a discussion about having National Grid upgrading the transformer in anticipation of the final issuing of the Special Permit.
Then there was a discussion on how to get the Order of Conditions done sooner than the next meeting since the meeting would not be until August 25. Keating can distribute via email, and each member can approve individually via email. The Board agreed to this strategy. Chair Streeter cautioned against replying all. Keating will aggregate the responses and get the Order issued. There is a 20-day appeal period before work can begin.
The public hearing was closed, and the Special Permit was approved with the Order of Condition as discussed to be issued.
Discussion
Phase 1 of a Planning Board initiative to revise the Zoning Bylaw.
The Planning Board is undertaking an extensive, ongoing effort to revise the Lancaster Zoning Bylaw and Subdivision Rules & Regulations to help the Town achieve goals stated in the various completed plans such as the Comprehensive Plan and Housing Production Plan. The initiative begins with an examination of apparent conflicting definitions and policies that could be made more equitable.
a. Front yard and Corner lot definitions §220-3
b. Dead-end street and Lane definitions §301-2 & 301-10C
c. Structures accessory to residential uses. §220-11C
Keating would like to correct scrivener’s errors. He listed some contradictory terms and definitions. One example was the definitions of side and front yards. The Board will be looking at other municipalities’ definitions to clarify the parameters of corner lots.
Chair Streeter would like also accessory dwelling units amendment done.
It was decided to leave the IPOD zoning alone in light of the zoning changes that may be needed for DCAMM.
Keating said that also there is a need for clarification about sheds or other non-living structures in side yards; i.e. changing the bylaw to include side yards with front yards for an easy fix.
Keating and the Chair would like to have a public meeting for these three things at the next meeting to get these done.
Additionally dead ends and lane definitions were discussed. Maybe presented during the public hearing if not too complicated.
Planning Director’s report
DCAMM Project Update
Ongoing project with outreach forums. The Board discussed the resources needed for the project. Keating reported that this project may be a show case for the Commonwealth and future project across the state.
AUC Project Update
The developer would like an IPOD zoning for his project. Keating has not seen an application. Member George Frantz asked about the powerhouse which chimney is falling down.
Keating said the housing buildings will be renovated and rented out first. A special permit may be presented for approval at the next meeting.
Economic Development Committee Update
No meeting was held last month because of scheduling conflicts. No meeting is yet scheduled for this month.
Board of Health 7/31
This meeting contained various items that were quickly settled. The dust at McGovern Blvd is still being monitored though the mitigation methods seem to be working.
Notably the septic for 10 Fire Road 54 was approved.
Permits
18 Burbank Lane
Distribution Box
A permit will be drafted and signed by Bill Brookings, Nashoba Board of Health representative.
10 Fire Road 54
Septic System Permit
A variance and application was submitted by Hannigan Engineering. The two variances are the distance from the house to the leeching area is more than 100 feet, via a 400-ft forced main, and the well will be less than 50 ft to the property line and less than 100 feet to the edge of a wetlands.
The Board reviewed and discussed the plans. These plans are the ones reviewed by the Conservation Commission.
The motion was made to approve and passed unanimously.
Title V Inspection Report
66 /70 Meditation Lane
44 /46 Meditation Lane
79/ 81 Meditation Lane
30/ 32 Meditation Lane
82/ 84 Meditation Lane
156 Langen Road
9 Perry Road
These all passed.
Discussion
10 Maple Street
Housing status
The previous tenant reported bedbugs, and the unit needs a fire alarm. The property manager said the conditions have been corrected. Brookings said his visit showed the conditions were corrected. Brookings will do a final inspection.
135 Prescott Street, Unit A
Housing status
The tenant reported roaches and needs smoke detectors. The property owner has been notified.
70 McGovern Blvd
Dust complaint status
Chair Jeff Paster recounted the history. The calcium chloride chips have been applied to dampen the dust a few times and speed limit signs have been posted. There have been continued complaints. The owner, Steve Boucher, has committed to installing speed bumps by August 20. The site will be reviewed after the speed bumps are installed. Member Matt Maloney reported he witnessed traffic on the road with no dust being evident.
Bolton Fairgrounds
Event schedule
The Board reviewed the event and needed a full list of food vendors. This has not been received yet. The next steps are to confirm the request. The notification could be coming through the town while getting permission to use the fairgrounds.
Review of Staff Notification PHEP Public Health Emergency Preparedness) R2 Drill Report
The phone drill on June 10 was successful with most members responding.
Third-party landfill inspection
The Department of Environmental Protection (DEP) said the town needs to inspect the capped landfill on Lunenburg Road. They provided a list of inspectors that can be used. A letter was drafted by Chair Paster to send to the suggested vendors. The letters will be mailed and then the responses will be collected.
Arbovirus update
Reports have been received which show West Nile virus in mosquito populations but no human cases.
Fort Devens 3R Communication
Annual notification from Devens about munition program.
Central Mass Mosquito Control Project Communication
A notice about untreated swimming pools to ask for help identifying the locations.
Expired Food Distribution
Expired food is prohibited from being distributed on town property.
Minutes
The minutes from June 27 were approved.
Select Board 8/4
Though the situation was spelled out in a letter contained in the meeting materials, discussion was needed for the chair to understand the implications of waiving the first right of refusal for an affordable housing unit on Blue Heron Drive. After some verbal explanations and a plea from the property owner, the waiver was approved.
Minutes
Review and/or approve the following Select Board’s Open Session Meeting Minutes:
July 16, 2025; and 21, 2025
These were approved.
Scheduled Appearances and Public Hearings
Meet with David Murphy to Discuss Legal Fees in Regard to the Sale of Surplus Town Property at 0 Spec Pond Vincent Ave, Assessors Map 10, Parcels 108 and 108D
David Murphy was not yet present so the discussion was tabled until he was notified and present at the next meeting.
Public Comment
Opportunity for the public to address their concerns, make comments, offer suggestions, or ask questions.
There were no public comments.
Administration, Budget and Policy
(Votes may be taken)
Consider voting to waive or exercise the Right of First Refusal on the affordable housing unit at 453 Blue Heron Drive, Unit #51.
John Woodsmall, Town Administrator, explained that the town can purchase the unit if no eligible buyer is found; if not, without an eligible buyer, the unit will no longer count toward the town’s affordable housing stock, increasing the deficit.
He said the town does not have to act on it immediately.
Member David Carr said he is in favor of a waiver as the unit cannot be marketed until the town waives their right. He is confident the unit can find a buyer quickly as it allows them to go to market sooner rather then wait out the 60 days for the town’s decision.
Chair Jason Allison asked about the duration of the deed restriction. Woodsmall said the deed restriction lasts 120 days while the unit is on the market. Chair Allison wants to talk to the Affordable Housing Trust about this and wants the publicity. He had many questions about how this sale would proceed.
Member Carr corrected Chair Allison’s thinking, stating the owner can only keep the funds dictated by the deed restricted price. If the unit is sold for more than that the excess funds are put into the Affordable Housing Trust’s account. He said, as a member of the Affordable Trust, he will work to get the unit sold to an eligible buyer.
The owner, Andrew Bernard, was present at the meeting and he stated that the process to sell started a year ago. He needs to sell because he and his wife cannot do stairs anymore. He does not have control over the process; this is controlled by Citizen’s Housing and Planning Association (CHAPA) which serves as a monitoring agent. He needs to sell because he has moved into another unit and is fiscally constrained.
The letter provided in the Select Board’s documentation spelled out the situation clearly:
Bernard continued explaining the delays he has experienced in trying to sell his unit.
He urged the Board to waive their right.
The Board approved waiving the right of first refusal.
Updates were also provided on the DCAMM Property
(Old Common Road) process.
The outreach programs were discussed with Woodsmall outlining the next steps. Discussion followed about publicizing the outreach programs more successfully. Also, there was discussion about what can be built by right by the Commonwealth, which is 4 units per acre. Chair Allison asked what the goal of the Commonwealth is.
Appointment(s)
Board of Registrars
1 vacancy – staggered 3-year terms – term through June 30, 2028
Donald Adams
Adams was approved.
Cultural Council
5 seats/5 vacancies – matching 3-year terms – each term through June 30, 2028
Valorie Parent
Judy Elwell
Barbara Belisle
All were approved.
LICENSES AND PERMITS DATE CHANGE REQUESTED
Town Lands Use Application – Lancaster Town Green/Gazebo
Renter: Seventh Day Adventist Church, 337 Main Street, South Lancaster, MA
Change previously approved date of Friday, July 25, 2025, 5:00 P.M. to 9:00 P.M., to Saturday, August 30, 2025, from 5:00 P.M. to 9:00 P.M.
This was tabled.
Continuation of discussion to amend currently issued earth removal permit (ERP)
ERP Holder: LLEC, Inc. of Sterling, MA for 0 Brockleman Road, Assessors Map 23, Parcel 7. Expiration Date August 20, 2026.
This has been acknowledged by the property owner. The amendment was to the permit was approved.
Request to waive public hearing for renewal of earth removal permit (ERP)
ERP Holder: J.E. Kanis, Inc., for Pine Hill, Assessors Map 31, Parcel 4, Expiration Date August 19, 2025
The applicant was not present. Member Ralph Gifford said he had met with the applicant. He said their operation is a stellar operation and the reclamation is becoming an agricultural operation. He said there is only a small area left for further earth removal. Mass Wildlife is also inspecting this operation.
The hearing was waived unanimously.
Woodsmall recounted that John Farnsworth, engineer for this operation requested that inspections be done every two years instead of annually. This will be on the next meeting’s agenda.
Town Administrator Update
Woodsmall reported on the next meetings on the DCAMM project.
He said the town has joined Instagram and Twitter.
The library is preparing the compliance reports in anticipation of the Commonwealth’s aid award, about $24K, and he talked about the summer’s programs, including the Boston Bruins’ summer reading programs..
The police department is now fully staffed.
The DPW has released paving and they are receiving quotes for reroofing the town barn. Bids are being prepared by consultants on the water main improvements.
Spectacle Pond beach management faces parking and safety challenges amid growing popularity. Member Carr asked about the town beach being closed once due to bacteria counts. Woodsmall said this is unusual for this beach. Testing occurs weekly. If a positive test occurs, they test daily until a negative result is achieved. Samatha Zediker, Recreation Director, joined via Zoom to explain their policies and procedures, especially concerning parking.
Chair Allison brought up the upcoming Halloween to discuss the theme and to assign Woodsmall with coordinating this.
Executive Session
The Select Board will meet in Executive Session pursuant to M.G.L. c.30A, §21(a), for the following purpose: (i) Purpose 7: To comply with G.L. c. 30A, § 22 by approving and/or reviewing for release certain Executive Session meeting minutes (6/25/24 and 8/5/24).