Issue 23 September 2025
Select Board 9/8
This special meeting was virtual, completed via Zoom. The meeting was designed to address residents’ concerns about the DCAMM property development and the decision to bypass rezoning by town-wide ballot by creating a Memorandum of Agreement between the Select Board and DCAMM.
Minutes
Review and/or approve the following Select Board’s Open Session Meeting Minutes for August 18.
These minutes were approved with a minor correction by Member Ralph Gifford.
Scheduled Appearances and Public Hearings
Meet with DCAMM and consultants to discuss and potentially vote to support DCAMM proposed sale and development of the Industrial School for Girls property, inclusive of MOA with the Town.
The Commissioner of DCAMM, Adam Baake and Chris Dempsey from Speck Dempsey, Urban Planning consultant opened the meeting with mostly summary comments including presentations and discussions regarding a proposed housing development under the Affordable Homes Act, which mandates at least four units per acre on state property sold for housing.
After Baake opened the discussion, Member Gifford emphasized the importance of an MOU for protecting Lancaster’s interests.
Member David Carr highlighted the need for affordable and senior housing. He questioned the timeline for reaching an agreement, as Baake had stated the end of the year stated as a goal.
Chair Jason Allison stressed the need for a tax positive development and supported being a partner to the state in this development.
Residents had the following comments:
Win Clark, 928 Main St, decried the recent discussions on Facebook as damaging.
Roy Rezac, 125 Harvard Rd, requested solid financial analysis and oversight for all fiscal impacts on the town.
Linnea Lakin Servey, 1394 Main St, recounted the lost opportunity the town had missed over the past two years to make the plans for development, and now the state was controlling the effort. (Note: Lancaster could have bought the land for $1 and subsequently developed the land.)
Dick Trussell, 15 Burbank Lane, asked questions about the acreage being developed (63 acres) and about the piggery that is being given away to the state Fish and Game Department. He wanted detailed financial analysis on how the project would be feasible.
Russ Williston, 4 Highfield Dr, questioned how the future zoning for this development will be handled if not properly zoned by the town and only by the MOA. He asked about construction within the site 20 years from now.
Martha Moore, 131 Center Bridge Rd, asked about the December 15th deadline when the information for the agreement was not yet known.
Rezac returned to ask about affordable housing and whether it was possible to get to safe harbor with this development.
Marc Calheta, 489 Mill St Ext, asked about penalties of not coming to an agreement and then asked about sewer and water.
Kendra Dickinson, 402 Oetman Way, asked about where to find information about the development and scolded the state for dodging affordable developments.
Trusell returned to ask about the instructions given to the planner; whether they were specific to different housing types.
Moore returned to ask if any of the development relied on federal grants or funding.
Williston returned with another question about zoning and urged the Board to slow down in their actions regarding this development.
Trussell returned to elaborate that there are not enough affordable housing in the state because there isn’t enough over-55 housing which would free up the larger homes for new families. He suggested building more smaller housing units to free up houses for families.
Dickinson returned to ask for a paper slide deck and make some more comments about affordable housing.
Calheta returned to ask about sewer, septic and water, stating infrastructure is very expensive, whether this would be the town’s responsibility and what happens if the developer defaults.
Trussell came back to ask the fiscal sense of selling an expensive home to someone if they cannot afford to take care of it. He went back to the scenario of over-65 people being able to downsize and free up more housing for families. He also stated that the developer would be responsible for the septic.
Calheta asked what happens if the developer goes defunct with a half-finished development.
Dickinson asked how many towns have state-owned properties that are slated for housing development.
Trussell stated that the state’s equations for the population parameters of housing developments are not correct and cited the specific example of Cottage Lane and the school children contained in the affordable units there. He also questioned the density of the project.
Baake and Dempsey answered all these questions with explanations about the Affordable Homes Act and assuring the town that if the developer could not complete the project the state would take the property back to finish the job. Baake specially said DCAMM was not interested in a profit but in a properly planned development that would be a benefit to both the town and the state. He stated that DCAMM is committed to creating a development that respects the character of the town and the land but also maximizes the housing opportunities.
After some discussion whether Member Gifford was already assigned to be the liaison for the MOA, Chair Allison tabled this discussion to the next meeting.
The Board made a motion and passed it unanimously to continue working with the state on a MOA for the development.
Public Comment
Opportunity for the public to address their concerns, make comments, offer suggestions, or ask questions.
Trussell rejoined to point out that the difference between the proposed plan and the 4 units per acre is 386 and 252 equaling 134 units. The MBTA requirement is 139 units. If those units are not covered by this development, then the addition to the town will be 525 units. He said the town has until December to decide the MBTA and he urged to wait to see what this development will look like.
Administration, Budget and Policy
(Votes may be taken)
Vote to authorize signature by the Chair for submission of Town of Lancaster Application for MBTA Communities District Compliance
Woodsmall stated that the town is in compliance currently. The North Lancaster 40R was to be approved as the MBTA community. The zoning fits the MTBA community profile. A final review is needed. This is paused until the Planning Board reviews. Woodsmall said this should be tabled for future discussion.
Discussion and vote to authorize Select Board members to sign Town Warrants
Chair Allison is tired of signing warrants. He wants all 3 members authorized to sign warrants. A motion was made and passed.
Discussion of HERO Act
Woodsmall gave an explanation of the Hero Act as a basis for exemptions from property taxes for veterans, surviving spouses, and Gold Star parents. The state reimburses 75% of these exemptions. The town can under this act increase the exemptions but will not get more reimbursements from the state. Any increases will impact the town’s budget. A town meeting vote will be needed via a warrant article.
A motion was made that Woodsmall investigate and present the ramifications and costs. This was approved.
Update on 702 LLC Second Year Permit and Water Agreements
Woodsmall said the second $100K payment has been requested and he is awaiting a response. Member Gifford said the agreement for the water source with Leominster said the work will commence within two years. Leominster Mayor Mazzarella said even though the agreement is out of date by three years, Leominster still can honor the spirit of the agreement.
Next Meeting Date
The next meeting will be 9/25.
Resignation(s)
Memorial School Reuse Committee
Vance Cromwick – Received August 19, 2025 - Not accepting reappointment to new term – Term Expired June 30, 2025
Veterans Resources Officer
Christopher Davis – Received August 20, 2025 - Effective September 2, 2025
This is a paid position and will be advertised for a replacement for the 12 hours per week.
Licenses and Permits
Profound Market at Fairgrounds – Sept. 19-21, 2025
Weekday/Regular Entertainment License – Saturday, September 20, 2025, from 8:30AM to 5PM
Sunday Entertainment Licenses – Town and State – Sunday, September 21, 2025, from 10AM to 5PM
Three (3) One-Day Beer/Wine Licenses
Friday, September 19, 2025 - STORAGE ONLY-NO SALES/SERVICE/POURING
Saturday, September 20, 2025 – sales/service from 8:30AM to 5PM
Sunday, September 21, 2025 -sales/service from 10Am to 5PM
Applicant: Rose Darden Individually, for The Pro.Found Market LLC of North Chelmsford (MA Profit Corp.)
Event Purpose: Vintage Marketplace Location
Licensed Premises: The Lancaster Fairgrounds, 318 Seven Bridge Road, Lancaster, MA 01523
This was approved.
Communications
Town Administrator Update
Woodsmall stated the Town Offices will be closed on Monday, October 13, 2025, in observance of the Indigenous Peoples’ Day/Columbus Day holiday.
Woodsmall introduced 3 new staff members; Sam Belanger, new Conservation Agent, Jon Belanger, new Fire Chief, and Diane Hogue, Payroll Specialist.
The movie Super Troopers were filmed at the Packard St baseball field for a payment of ~$6000.
He announced the stuff-a-cruiser event.
Woodsmall passed along the new Fire Chief’s reminder that there are drought conditions and to be very careful with any outdoor fires.
The library renovated the floor beyond the front door.
He stated that the Water Department is available to answer questions about excessive lead and copper in the town water.
He also said that the fees for permitting and other applications are being reviewed and guidelines being developed to streamline the processes. This will be reviewed at the next meeting.
Planning Board 9/8
The Board further discussed the amendments that it would like to make to the ground mounted solar array bylaw.
Minutes
Approve minutes of August 25.
These were approved.
Public Hearing(s)
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. The Applicant is filing an NOI with the Lancaster Conservation Commission because the proposed solar array is within the 200’ riverine protection area. This public hearing was opened on July 14, 2025 and is being continued from August 25. 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.
The applicant was not available. This was continued to the next meeting.
Proposed Amendment to Ground Mounted Solar Photovoltaic Installations
The Lancaster Planning Board is proposing to amend the §220-76 of the Zoning Bylaw to promote the use of ground mounted solar in zoning districts outside of the Solar Overlay District. The Town of Lancaster Planning Board will hold a public hearing via Zoom and in person at 701 Main Street, Nashaway Meeting Room, Lancaster, MA, on Monday, September 8, 2025 at 7 PM to hear and act upon a petition adopted by the Planning Board regarding the following matter: To see if the Town will vote to amend Section 220-76 Ground-Mounted Solar Photovoltaic Installations, of the Lancaster Zoning Bylaws. A copy of the complete text of the proposed revision is on file and available for review at the Community Development and Planning Office.
The Board discussed the definitions for small, medium, and large-scale solar installations.
Small Scale: Up to 25 kW DC.
Medium Scale: Greater than 25 kW up to 250 kW DC.
Large Scale: At least 250 kW DC.
The board defined the setbacks and height restrictions for installations.
Small Scale: Regular dimensional standards.
Medium Scale: 50 ft setbacks.
Large Scale: 50 ft setbacks, 200 ft if abutting residential areas.
Twenty feet is the height limit.
There was a discussion about land(s) under Chapter 61A designation.
Action items included to review potential agricultural exemptions for large-scale installations on Chapter 61A land and to confirm decommissioning requirements for large-scale installations.
Public Meeting
0 White Pond Road Flexible Development Special Permit
The Applicant is requesting a modification of the conditions of special permit approval. The Board will vote on whether the requested modification is substantial or insubstantial.
Tom Corbett, from GoVenture Group, explained that things are being held up because there is no street numbering available yet. Town Counsel has accepted all the documents.
There was a discussion about changing the requirement for recording documents before building permit, stating the documents to be recorded prior to receiving a certificate of occupancy instead of a building permit. Discussion followed with concerns about scheduling issues and certificate of occupancy delays. The Board accepted a motion to approve the change as a minor amendment, and this was approved with a vote of 5-0.
Conservation Commission 9/23
This meeting was the first for the new Conservation Agent, Sam Belanger. He introduced himself as a former employee of the Department of Agriculture for the Natural Resource Conservation Service, doing planning and implementation for agricultural producers, as well as forest landowners and other members of the community.
David Mallette did not attend this meeting.
Public Hearings
Continued Notice of Intent – 2038 Lunenberg Road
Installation of stormwater management system.
The peer review has not been completed, and this was continued to the next meeting.
Continued Request for Determination of Applicability
Removal of dead trees within the Seven Bridge Road right-of-way
This was continued as the Department of Public Works is not yet ready and has not given the tree locations.
Discussion
Fort Pond Dam
Chair Tom Seidenberg brought the Commission up to date on the current status and he did not have any more records on the steel flashboard. There is no recording of the height of 39” as the owner, James Quinty, has cited. Chair Seidenberg recommended no action at this time.
The pond height is judged to be satisfactory but there is no understanding of the actual height of the pond. A site visit may be in order for springtime to determine all the parameters for the pond.
Chair Seidenberg would like the pond height to be sacrosanct and tampering with dam is not allowed. A visit is tentatively scheduled for March.
Commissioner Dennis Hubbard suggested putting a height gauge at the public boat ramp. Chair Seidenberg suggested some measurements at the ramp.
Enforcement Order 397 Center Bridge Road
Chair Seidenberg did a recap for Belanger, and he asked Belanger to engage with Town Counsel and bring the violator into compliance.
Enforcement Order 502 Brockelman
Request for Certificate of Compliance
Belanger did a site visit and found the erosion controls still in place and trash to be cleaned up. He spoke with TR Development, LLC, owner Tiago N. Ribeiro. He did a recheck days later, but the straw wattles are still there with the intact plastic netting. At the next most recent check, the erosion controls are still in evidence. The engineer is no longer available to the owner.
Chair Seidenberg is disinclined to give a pass until the site visit shows the Order of Conditions have been followed. Commissioner Hubbard asked if the as-built and the approved plan are similar. Belanger said they are very similar. Since the property has been sold, the new owners are now responsible for work still to be done. This was continued until the new owners are contacted and the work needs to be done. The work ordered by the Enforcement Order has been completed and the Commission voted to lift the order. The request for the certificate of compliance was continued until the next meeting.
General discussion of the Open Space and Recreation Plan (OSRP) and the oversight of open space parcels
Commissioner Hubbard took over the discussion as Chair Seidenberg is recused for being an abutter to a parcel. Commissioner Jim Lavallee commented that Table 51 for Article 97 land is more than three-fourths complete.
Table 56 for town owned land requires further work. There needs to be further searching within the registry of deeds. Chair Seidenberg recited the errors and problems finding records in the registry. Commissioner Hubbard is going to tackle this.
Review draft Wetland Protection Regulations and general discussion regarding the Wetlands Protection Bylaw
The comments from Town Counsel and the documents were distributed to the Commissioners via email. These will be reviewed and discussed at the next meeting.
Wetlands violations on town-owned property Kelly Ave
No update to this. Chair Seidenberg asked Belanger to check into this.
Minutes
The minutes of 8/12 and 8/26 will be reviewed at the next meeting.
New Member Search
No new applicant is forthcoming for Commissioner Lavallee’s seat; he is stepping down at the end of the year. Current Commissioner David Mallette has not been present or communicative.
Board of Health 9/25
This meeting had no unusual items discussed.
Permits
2237 North Main Street
Distribution Box
Permit will be issued by Bill Brookings, Nashoba Board of Health Representative.
906 Brockelman Road
Septic Tank
Permit will be issued by Brookings.
303 Ponakin Road
Transfer
The Transfer document will be issued by Brookings.
Title V
119 Neck Road
Passed.
320 Fort Pond Road
Passed.
19 Magnolia Ave
Passed.
Discussion
10 Maple Street
Housing status
Brookings reported everything is taken care except for the Fire Department Inspection for fire detectors.
135 Prescott Street, Unit A
Housing status
The notice needed to be re-sent due to delivery problems.
70 McGovern Blvd
Dust complaint status
No new dust issues have been observed.
27 Russell Lane
Inspection report
A complaint has been received that a generator was running. A site visit was done by Chair Jeff Paster and Brookings, and the generator was not running. Chair Paster said only continual generator use is prohibited so there doesn’t seem to be an issue. He recommended removing from the agenda.
Capped Landfill- 1000 Lunenburg Road status
Chair Paster recounted the difficulties in locating a map to find a broken monitoring well cap (MW-2). If there is no map, then he will ask the Supervisor of the Department of Public Works, Scott MacDonald, to find the cap.
Arbovirus update
No local cases though there has been an increase in West Nile virus.
BOH Trailer Annual Review/Inspection
Scheduled for October 9.
Tobacco Permits (Due October 31, 2025)
Notices have been sent to the vendors.
Trash Hauler Permits (Due December 31, 2025)
Notices will be sent around Thanksgiving.
Minutes
The minutes from August 21 were not reviewed and will be approved at the next meeting.
Select Board 9/25
This special meeting centered on the DCAMM development. Board members did express surprise that the water and sewer had no been investigated or considered by the development team. There is some understanding by people in conversation with DCAMM that DCAMM expects the town to provide this resources.
Water and Sewer infrastructure has been mentioned in every town meeting with the DCAMM folks. Lancaster is currently using 80-90% of the current wells’ output and the Sewer District will need to be expanded.
Minutes
Review and/or approve the following Select Board’s Open Session Meeting Minutes from September 8, Special Meeting and September 17, Special Meeting.
These were both 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)
DCAMM-Industrial School for Girls project
Update on process to date
John Woodsmall, Town Administrator, gave an update on the three meetings held with DCAMM.
Discussion for an official position on the placement of a new drinking water well on that property
There was one meeting with the Department of Public Works. There needs to be an additional potable water well. The two existing wells are both on the same aquifer. Any issues with this aquifer will affect the entirety of the water supply. It would be beneficial to have a well on the DCAMM site. DCAMM would like a site for the well that doesn’t disturb the current plan. The one place under consideration is currently in Bolton. Member Ralph Gifford would like a new well in Ballard Hill. He stated that the town is 80% to 90% of capacity of the existing wells. He would like to include this in the DCAMM discussion.
Member David Carr asked where the money would come from for a new well. Woodsmall said it would have to be from the Water Enterprise which is paid into by the Lancaster water customers. The cost of the investigation is less certain, and a starting point is to ask the State to pay for it. The effect on the cold-water fisheries and local streams needs to be understood. Chair Jason Allison stated that water infrastructure is a challenge because there are not a lot of viable sites, but it is the DCAMM responsibility. Woodsmall said the previous Town Administrator said there is no plan for well on site. He said DCAMM thought they would get water from the town. The current proposal is not possible if there is no water.
Woodsmall also said DCAMM is thinking that the sewer district will be extended to the development. Member Gifford said the sewer may be more difficult to resolve.
The Board agreed that water and sewer are major concerns, without resolution, and this needs to addressed. A motion was made and approved that the Board is not opposed to a well on the site. The Board agreed the town is not responsible for a well on site.
Woodsmall said there needs to be a nonredundant well and this will help the town.
Member Gifford said that the State has funds for this kind of infrastructure and so this should be something for which the State would pay.
Appointment of an Official Select Board Liaison
Member Gifford recounted work he has already done on the understanding he had been pegged for this role. After a discussion, Member Carr was approved for the Liaison.
Closure of Route 117 Bridge in Bolton and operations planning for Lancaster detour
Woodsmall detailed the closure of the bridge just beyond Rt 110 going into Lancaster because the concrete supports are degraded. This needs to be done before freezing weather. Chair Allison asked if anyone was against the bridge repairs, no one objected. The State is paying for and doing the repairs.
Review/Approve MART Contract
This was tabled as Town Counsel has concerns with current draft.
FY2027 Budget Planning and Policy Priorities
Woodsmall distributed the prior night via email a one sheet outline of his suggestions for the budget planning. Discussion about the document followed in particular about debt exclusions. Chair Allison wants services restored from last year’s budget cuts. This will be reviewed further at later meetings.
Approve Letter of thanks to members of Fire Chief Screening Panel
These were approved.
Accept funds from Thayer Field Foundation, a registered non-profit organization, conditioned on use strictly for the development and capital improvement of Thayer Field
This was approved.