Issue 19 June 2025
Planning Board 6/9
This meeting was the first meeting for Nicole Kanis. The lighting at the soccer fields was discussed in detail. The sixteen 70-ft lighting towers were generally seen as excessive.
Planning Board Reorganization
Frank Streeter was re-elected to Chair and George Frantz was elected Vice Chair.
Minutes
Approve Minutes of April 16, 2025. These minutes were tabled from May 7, 2025. A draft of these minutes can be viewed here: https://www.ci.lancaster.ma.us/AgendaCenter/ViewFile/Agenda/_04162025-1068
Approve minutes of May 7, 2025: A draft of these minutes can be viewed here: https://www.ci.lancaster.ma.us/AgendaCenter/ViewFile/Minutes/_05072025-1028
Both sets of minutes were approved.
Public Hearing
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 applicant, Robert Holliday, made a statement about the need for the lighting poles. The height of the poles will be 70 ft and there is another facility with lighting with similar height poles, FC Stars.
The lights will come on before dusk and go off on the fields at 9:30 PM and 10 PM at the parking lots.
Member Frantz asked why 70 ft is the height. There was an explanation of the geometry of the light spread on the playing fields. Chair Streeter said there is a lot of glare from the lights that FC Stars use. It was explained there is new technology being used and all the light is focused down on the fields from the LEDs. The explanation said, “one other thing we were going to piggyback off of is the International Dark Side Association's criteria for outdoor sports lighting. That's probably one of the most stringent um design parameters for outdoor sports lighting in the industry.”
Member Regina Brown further questioned this.
Discussion followed about the dark nights needed for wildlife and for the character of the town.
The Board would like to be convinced that the lighting is not going to interfere with the night sky viewing and the ecological concerns. Chair Streeter would like a site visit to a similar installation to assess the lighting impacts.
The peer review done by BSC Group, presented by Dominic Rinaldi, PE, said the waivers being requested are to Sections 220-36.2 D4 and 220-36 E2 due to indirect light spillage.
Kathy Hughes and her husband Stuart commented. Their home at 80 Fire Rd 11 is directly across from the soccer fields. She said the soccer fields have been good neighbors, but she said the lights around clubhouse were on at 10:50 at night. She said the lights at FC Stars are very bright. Stuart Hughes said that 16 light poles is quite a bit, he cited the other soccer fields he knows that have far less. He expressed concerns about the effects on the waterways. He read the letter that they wrote to Board.
“Dear Members of the Lancaster Planning Board,
We are writing to formally object to the proposed installation of 70-foot lighting structures at the soccer fields at SBLI Fields at Progin Park, located along Route 70 in Lancaster, MA. While we support the goal of enhancing recreational facilities for our community, we have serious concerns about the environmental, ecological, and residential impacts of this proposal with the tall lighting structures.
Environmental and Wildlife Impact
Artificial lighting at night has been shown to significantly disrupt local ecosystems. In particular, tall and intense lighting installations can interfere with the natural behaviors of nocturnal wildlife. Species such as owls, bats, amphibians (like spring peepers and wood frogs), and pollinators (such as moths) rely on darkness for foraging, navigation, and reproduction. Disruption of these patterns can lead to population declines and ecological imbalance.
According to findings from the Town of Wellesley and guidance from DarkSky International, light pollution can alter predator-prey dynamics, disorient migratory birds, and reduce the viability of offspring in many species. These effects are especially concerning in semi-rural areas like Lancaster, where natural habitats are still relatively intact.
Lighting Height and Design
The proposed 70-foot height is excessive for a community-level sports facility and will likely exacerbate issues of glare, skyglow, and light trespass into neighboring properties. Best practices suggest that lighting poles should be kept as low as possible while still achieving safe and effective illumination. Heights of 40 to 50 feet, combined with full cut-off fixtures and shielding, are generally sufficient and far less intrusive.
Recommended Shutoff Times
To balance recreational use with community well-being, I strongly recommend that any approved lighting be subject to strict operational limits. Lights should be turned off no later than 9:00 PM on weekdays and 10:00 PM on weekends, with motion sensors or dimming controls used to reduce unnecessary illumination during low-activity periods.
Conclusion
We urge the Planning Board to reconsider the current proposal and require a comprehensive environmental impact assessment. Alternatives such as lower pole heights, shielded fixtures, and limited operating hours should be explored to minimize disruption to both residents and wildlife.
Thank you for your attention to this matter and for your continued commitment to responsible community development.
Sincerely,
Stuart and Kathy Hughes”
More discussion followed about the hours of operation.
Two more letters from residents were read. One from Tara King, 220 Fire Rd 11 said that there should be no further lights installed at the soccer fields. The other letter from Ladd Lavallee, 40 Fire Rd 10, commented that he opposed the lighting since the lighting will be significant light pollution and wildlife ecological systems as well as changing the town character. He was against providing a precedent for this type of lighting.
A general comment was lower height lighting should be considered.
The board would like the submission of an operations manual and “Dark Sky” compliance.
Further discussion followed about setting a precedent for taller lighting, including the geometry of the light boundaries.
Stuart Hughes asked what is exactly be illuminated. He thinks there is a lot of area being lit in excess of need.
Holliday stated only fields being used will be lit and they are being very careful in their review of the situation.
A motion was made to continue the hearing on July 14.
Public Meeting
0 White Pond Road: A request to modify the Flexible Development Special Permit of October 28, 2024.
The Applicant is modifying the approved buildings as per the revised plans of 6/3/2025. Modifications include adding bulkheads behind the garage sections to provide access to the basements of Building 1 and Building 2. The Applicant is requesting that the Planning Board consider this an unsubstantial change to the approved special permit. Project documents can be viewed here: https://www.ci.lancaster.ma.us/518/Meeting-Materials.
Peter Forte, GoVenture Capital Group, LLC, spoke to the changes the local builder, who had bought the project, would like to make; pulling the garage forward a bit and adding the bulkheads, gaining about 200 square feet.
After several questions from the Board, the change was judged as insubstantial and not needing a new hearing.
The motion that the change was insubstantial was approved.
There was a follow-on discussion about the Home Owner’s Agreement and the other updates on the development.
Planning Director’s report
Community One-Stop Applications
The planning applications for the Town Hall Feasibility and the rezoning development policies awards were distributed. The awards will be given in the October and November time frame.
0 Hill Top Appeal update
No update.
Planning Board Website
Brian Keating explained the layout of the website. Members gave their opinions.
ADU Bylaw adjustment
This needs to be updated concerning issues around different zoning areas, not just residential.
Communications
MRPC/MART Public Meeting
There is a June 17 meeting about safety enhancements.
Conservation Commission 6/10
This meeting involved a great deal of questioning about the construction proposed for Lot 3 on Neck Road. This newly created lot consisting entirely of buffer zone lands for wetlands and waterways would be brand new construction.
Public Hearings
Request for Determination of Applicability
Installation of a ‘Welcome to Lancaster’ sign on the edge of the Bartlett Conservation Area parking lot
Submitted by the Town.
Georgia Albanese, Conservation Agent said the contractor for the sign was to present the proposal. This representative was not present. The project is straightforward and exempt from the Wetlands Protection Act. This was tabled until a representative is present.
Later in the meeting when the representative had not appeared, the Commission deemed there was enough information in the submitted paperwork to give a negative determination. This was approved so the sign will be installed.
Continued Notice of Intent – Lot 3 Neck Road (a portion of Assessor’s Map 30, Parcel 128)
Construction of a single-family home.
John Plikfa, McCarty Engineering, presented a site plan that had just been sent that day. EcoTec, Inc. did the site review previously. Commissioner Jim Lavallee voiced his concerns about the entire project being within buffer zones. Plikfa said it was for a construction single-family home, and they are not touching any environment within the 25-ft buffer. He said the alternative is creating a subdivision within the area with an access road going through with a lot more impact. Commissioner Lavallee asked what the impact is of the current plan. Plikfa said they are minimizing the footprint and impact to the environment. Commissioner Dennis Hubbard also expressed his reservations, saying a lot of the construction occurs in the 25-to-50-ft buffer zone. He wanted to know what the site grading will be and what work will occur in the 25-ft buffer zone. Plikfa said no work within the 25-ft buffer zone. Discussion followed on how the grading and the demarcation of the buffer zones will prevent any encroachment. Plikfa agreed to a boulder barrier and in answer to questions, said the yard is very limited.
Plikfa said they are not going anywhere inside the 25-ft zone. The only structures are the house, the dry wells for water reclamation from the roof, and the grading for the driveway.
Commissioner Lavallee said GIS is showing critical species environments in the area, but Plikfa said they are not in this housing lot.
Commissioner Lavallee would like the peer review to comment on doing this work within the buffer zones. Chair Tom Seidenberg agreed.
Commissioner Hubbard agreed and said he is struggling to understand how this is a betterment to the environment. He said the lot is close to being unbuildable. He struggled to justify this as good for the area.
Plikfa said this lot is limited on the frontage and this is the way to create this lot as buildable.
Chair Seidenberg explained the bylaw presumes that alterations in the buffer zones are significant. The applicant needs to prove otherwise.
He would like the peer review to look at the impacts, and/or Plikfa comes back with a statement of how the construction is not significantly averse to the buffer zones.
Plikfa stated the mitigations previously and he struggles to see how the house lot is not meeting the intent of the bylaw.
He agreed that the applicant can provide the justification.
The Commission agreed that a further peer review is needed and the applicant needs to prove that there are not averse impacts to the area.
Plikfa said he understood and will be include the square footage that will be disturbed.
This hearing was continued to the next meeting, June 23.
Continued Notice of Intent – 2038 Lunenberg Road
Installation of stormwater management system.
Continued to 6/23/25 Meeting
Continued Request for Determination of Applicability – Removal of dead trees within the Seven Bridge Road right-of-way.
Continued to 6/23/25 Meeting
Discussion
10 Fire Road 54 Order of Conditions
Albanese circulated the draft to the Commission and Chair Seidenberg shared the latest version of the draft. He said Town Counsel advised that the driveway was not needing the exemption as written and gave alternative language. Discussion followed.
Attorney Jeff Roelofs, representing the abutter John Bowen, had a comment on the appeals period and how the appeal needs to be resolved before work can commence.
Attorney Richard Nylen, representing the applicant, said the Commission should abide by Town Counsel’s advice.
The motion to approve the Order of Conditions was made and approved.
397 Center Bridge Road Enforcement Order
No one was present to discuss again. The Commission will review a letter from Town Counsel and send it after review.
General discussion of the Open Space and Recreation Plan (OSRP)
Commissioner Lavalee said the plan is now up on the Town’s new website. Environmental justice zones are identified. There is an overlap of open space lands with conservation lands. A discussion came up about improvements to be noted, and Chair Seidenberg and Commissioner Hubbard suggested examples of recently improved properties, like Ballard Hill and the Town Beach.
One hundred and forty people have responded to the survey on the town website.
Albanese has been combining the spreadsheet from Cara Sanford, who is on the OSPRP Committee, with the Commission’s spreadsheet. Chair Seidenberg wanted to know if the Blue Heron parcels are on the spreadsheet as open space, though they may not be town owned. This will be checked.
General discussion regarding updating the Wetlands Protection Bylaw and Regulations
Commissioner Lavallee did a detailed review of Chair Seidenberg’s draft; these comments were reviewed. No response from Town Counsel has come back but Chair Seidenberg does expect some changes. Waiting on the Town Counsel’s response for a new draft.
Classification of developed areas and the time limit on those classifications were discussed. Historical areas, like cemeteries, were also discussed.
All the comments were reviewed.
General discussion regarding the oversight of open space parcels
All the updates were discussed during the OSRP discussion.
Minutes
The minutes of 5/13 were approved.
The minutes of 5/27 were approved with changes made by Chair Seidenberg.
Select Board 6/16
This meeting consisted mostly of re-appointments to town committees. Notably there are many positions open on many committees. Most significantly, Victoria Petracca has resigned from the Affordable Housing Trust, one of the most important committees for the town to avoid enforced housing assignments from the state.
A list of vacancies was provided in the agenda and copied in here.
Minutes
The minutes of June 2 and June 3 were approved.
Public Comment
Opportunity for the public to address their concerns, make comments, offer suggestions, or ask questions.
Ralph Gifford, 861 George Hill Rd, offered condolences to Jim Ford on the death of his wife Martha.
Administration, Budget and Policy
(Votes may be taken)
Fire Chief Search Process
Chair Jason Allison updated the board on the search. The initial screening is scheduled for June 17 in a closed meeting to review resumes, then the next steps are first interviews, the select up to 5 candidates for final interviews with the Select Board. The target date to have a new Fire Chief is by the end of July.
Re-appointment(s)
Historical Commission – 3-year terms to expire 6/30/2028
John Murphy
Mark Schryver
Memorial Day Committee – 1-year terms to expire 6/30/2026
Amanda Cannon
Barbara Foster
Ann Fuller
Jennifer Hedstrom
Stacey Leblanc
Trish O’Toole
Karen Shaw
Reino Tervo
Recreation Committee – 3-year term to expire 6/30/2028
Mark Renczkowski
These were all approved.
Communications
Jeff Nutting, Interim Town Administration stated there was scheduled a meeting with DCAMM on June 17 to discuss the process and get community involvement in the process. He said there would be representatives from the community. Member Ralph Gifford said that there should be a representative from the Department of Public Works and from the Water District included in the DCAMM discussions.
Vacancy Notices
The vacancies are being posted to Town website, Facebook page, and Instagram for all vacancies except Council on Aging which has an interested candidate.
The Town requests volunteer letters of interest to be sent to the Select Board Office (office contact information at end of this meeting agenda posting) for residents interested in serving in any of the available capacities:
a) Affordable Housing Trust – two (2) vacancies – 2-year terms, each thru 6/30/2027
b) Council on Aging - one (1) vacancy – 3-year term thru 6/30/2028
c) Cultural Council – five (5) vacancies – 3-year terms, each thru 6/30/2028
d) Economic Development Committee – two (2) vacancies – One term thru 6/30/2026, One term thru 6/30/2028
e) Historical Commission – three (3) vacancies – 3-year terms thru 6/30/2028
f) Planning Board - one (1) vacancy – to be jointly elected during a joint meeting of the Planning and Select Boards to serve an interim term thru the May 11, 2026 Annual Town Election. Thereafter, balance of the underlying elected term to run thru 6/30/2030
g) Recreation Committee – two (2) vacancies – One term thru 6/30/2027, One term thru 6/30/2028
Communications for situational awareness only
a) Public Meeting re North Central Mass. Traffic Safety Action Plan – public review of example projects to improve regional road safety - 6:00 P.M. Tuesday, June 17, 2025, in Tata Auditorium, Leominster City Hall, 25 West Street, Leominster, MA (hosted by the Montachusett Regional Transit Authority, or MART)
b) Press Release – (MA Gov) Healey-Driscoll Administration Offers 450 Acres of State-Owned Sites for Future Housing Development, dated June 2, 2025 – referencing future 2025/2026 offer of DCAM Lancaster Industrial School for Girls lands for housing development
c) FEMA letter dated May 29, 2025, regarding the July 8, 2025 deadline for the Town of Lancaster to adopt floodplain management measures per the National Flood Insurance Program (NFIP)
Contract Related Matters
Executive Sessions
Executive Session Discussion under Purpose 2: a. To conduct a strategy session in preparation for contract negotiations with nonunion personnel (1) the selected Town Administrator candidate - John Woodsmall III; and (2) the Finance Director, Cheryl Gariepy. MOTION: The Chair will make the Motion to move to enter Executive Session in accordance with M.G.L c. 30A, § 21(a) (2) to conduct a strategy session in preparation for contract negotiations with the selected Town Administrator candidate John Woodsmall III, and with the Finance Director, Cheryl Gariepy, to invite Town Counsel into the Executive Session, and to return to open session for the purpose of continuing on with the meeting, including potential approval of a contract with Mr. Woodsmall III, and Ms. Gariepy 2. Open Session Discussion: a. Discuss and potential vote to approve a contract with Cheryl Gariepy to serve as the Finance Director. b. Discuss and potential vote to approve a contract with John Woodsmall III to serve as the Town Administrator.
Other Executive Session Topics
The Select Board will meet in Executive Session pursuant to M.G.L. c.30A, §21(a)(3), (7), and pursuant to Suffolk Construction v DCAM, 449 Mass. 444 (2007) for the purpose of discussing strategy with respect to potential litigation involving breach of contract (Separation Agreement and General Release dated March 2024) by Michael Hanson. MOTION: The Chair will make the Motion to enter into Executive Session to discuss strategy with respect to potential litigation involving breach of contract (Separation Agreement and General Release dated March 2024) by Michael Hanson pursuant to M.G.L. c.30A, Section 21(a)(3), (7) and Suffolk Construction v. DCAM, 449 Mass. 444 (2007), as the Chair declares that an open meeting may have a detrimental effect on litigating position of the body, to invite Ivria Fried, Town Counsel, into the Executive Session, and not to return to Open Session thereafter this evening.
The Board went into Executive Session.
Finance Committee 6/17
This meeting was an introductory meeting for the two new members. The meeting covered the roles and responsibilities of the Committee in detail.
This meeting also presented the FY27 projected budget and showed a potential need for a Prop 2½ override with a need to reduce expenses to avoid this.
Introduction of new members and all members to one another
Monica Tarbell and Michael Pultorak were welcomed and were giving an opportunity to introduce themselves. Other members also gave brief histories.
Re-Organization of Committee
Election of Officers
Dick Trussell was re-elected as Chair.
Roy Rezac was re-elected as Vice Chair.
Michael Pultorak was elected as Clerk.
There was a discussion on the need for representatives for the budget warrant committee and the audit committee. The Committee also considered the need for a representative to any DCAMM committee that is formed. The assignment of members to committees was tabled until Emily Notaro was present.
Review and Approval of Minutes of Prior Meetings
The minutes of 4/14 and 5/5 were approved with corrections for the May 5th’s minutes.
General Info for FinCom Members
a. Duties of FinCom from Bylaws
b. How FinCom relates to Town Government/Financial Structure
c. Timelines (Calendar Years, Fiscal Years, multi-year references, etc.)
These subjects were reviewed by Vice-Chair Rezac during an hour+ presentation with additional information by Cheryl Gariepy, Finance Director, and Chair Trussell. He explained the intricacies of the interactions with state and town government, roles, responsibilities, understanding the bylaw governing the Committee and the budget definitions. He explained the process of putting together the annual budgets.
Review of preliminary FY27 budget estimate/Levy limit status
Review the key concepts in MA Doc on MA DLS (Department of Local Services) Primer on Override and Levy Limits
(Please read document Dick has sent before meeting.)
Review of Preliminary Budget estimate/FY27 Levy Limit Status
The preliminary budget estimate for FY27 was presented by Vice-Chair Rezac. A long discussion ensued on levy limits and the potential need for a Proposition 2½ override. This would be the second override in 3 years.
The familiar recital of the residential taxes being the primary funding for the town and the overwhelming influence of the school budget and capital projects, such as the new high school building, was part of this budget discussion. School costs will go up 5%. Roof replacement on the Mary Rowlandson Elementary is part of the school costs.
The dearth of any building in North Lancaster was a major discussion, as big warehouses are now no longer needed. Building two-bedroom homes is the next trend according to the developer.
The budget shortfall for operating expenses projected at this meeting is ~$700K, also expressed as 2.71%.
Including the loans repayments into the budget, this increases the deficit and for a average priced home of $523K, the taxes would then be $10,500 with a total increase of $1423. Chair Trussell noted that assessed valuations of the homes in Lancaster have gone up dramatically. Gariepy noted that the tax rate went down in the past two years by $.60per $1000 because the debt was paid off on the elementary school.
Generally, the debt on the new high school will raise the residents’ houses by 15%.
The Committee will concentrate on how to reduce the deficit for the coming year. Chair Trussell said this is not panic call, but it needs to be a wake-up call. He cited the overwhelming need for economic development.