The most pressing topic was the MBTA Communities Act, which requires Lunenburg, as part of the 176 MBTA communities, to create zoning bylaws accommodating a minimum of 240 housing units at a density of 15 units per acre. The law mandates that these regulations allow for development by right, without special permits, across at least 50 acres. Acknowledging public discomfort with the law, a board member noted the challenge of balancing state requirements with community preferences.

Despite the reduction, there remains no obligation for these units to be built; compliance merely requires the zoning bylaw to permit such development. The flexibility in unit design, without age restrictions, prompted questions about the feasibility of constructing family-friendly housing in dense environments. Concerns about potential state enforcement actions against non-compliance added a layer of urgency to the discussions.

The board also delved deep into the language and standards of proposed multifamily housing bylaws. A detailed examination of section G4 focused on the accessibility of shared outdoor spaces. The board reached a consensus on the need for language that allows waiver requests to be granted when they serve the public good, providing future boards with clearer guidance. However, frustrations emerged over inconsistent terminology in the document, particularly the interchangeable use of “approval” and “review,” which raised concerns about the interpretation of site plan approvals as by-right options.

In addressing the housing crisis, the board acknowledged a statewide shortage of approximately 230,000 to 250,000 units. Discussions reflected skepticism about current state strategies, emphasizing the need for senior and young adult housing rather than additional apartments. The community was encouraged to communicate these concerns to local representatives, highlighting widespread dissatisfaction with recent state housing legislation.

The meeting also tackled zoning changes for a smart growth overlay district known as Tritown Landing, part of ongoing efforts to comply with the MBTA Communities Act. The board proposed increasing allowed density from 22 units per acre to 26 units per acre, leveraging existing developments to meet state mandates. Although primarily for compliance, there were concerns about potential luxury developments that may not address the affordable housing crisis. Public sentiment, voiced by Lorraine Rudd, echoed skepticism about the new housing units’ necessity and impact, questioning who would truly benefit from these changes.

Additionally, the board addressed a proposed stormwater management permit for a property on Sunny Hill Road, which had previously been in limbo due to a tie vote. The project, presented by McCarti Engineering, faced scrutiny over potential increases in peak stormwater runoff rates and the integration of newly discovered drainage pipes. Concerns about compliance with town regulations and unresolved property taxes delayed further action on the permit.

The meeting also revealed tensions between property owners and developers. Kenneth Patton, an abutter on Lemonster Road, expressed frustration over a development project impacting his property, citing inadequate communication and legal threats from the developer. He emphasized the need for coordination to ensure proper functionality of drainage systems on his land. Christopher Hall, another abutter, supported Patton’s concerns, urging the board to defer approvals until a clearer understanding of the situation was reached.

In administrative matters, the board accepted MGL chapter 1G regarding electronic signatures, and reports from various committees highlighted ongoing challenges in housing and economic development. The Master Plan Steering Committee noted concerns about affordable housing and walkability, while the Municipal Building Design Committee considered transformation plans for town buildings. Discussions about future meetings and bylaw rewrites underscored the need for strategic planning and community engagement.