A primary focus of the meeting was a detailed presentation by Nells Nelson from Community Scale, who outlined the town’s obligations under the MBTA Communities Act. Lunenburg must demonstrate the capacity for 240 multifamily units by year-end, distributed over at least five acres. Nelson clarified that while Lunenburg has more flexibility in housing location compared to other towns, it must provide for these units “by right” at a density of 15 units per acre, with no construction mandate.

Nelson identified several potential sites for development. These included 131 White Street, a six-acre parcel currently designated for age-restricted senior housing, and a 40R district with existing units that could count towards compliance. Additionally, a 25-acre site zoned for office and industrial use and Rogers Way were highlighted as possibilities, each with specific challenges such as age restrictions and potential wetland issues. Board members raised queries about the feasibility of these sites, particularly concerning environmental constraints and existing zoning designations.

Public input was emphasized as crucial in this process. The board acknowledged the need for community engagement to refine their approach and ensure alignment with local values and goals. The board expressed a preference for solutions that reflect consensus and noted the importance of public informational meetings to gather feedback.

In parallel, the discussion touched upon the idea of “upzoning” to accommodate the multifamily housing mandate. The board heard from a participant who expressed skepticism about the redevelopment potential of sites like Try Town, favoring the focus on larger parcels for better community support. Concerns about the implications of new housing on local infrastructure, particularly schools, were also raised, although it was noted that medium-density developments typically have minimal impact on school-age populations.

Further discourse centered on the contentious concept of “paper compliance,” which involves meeting state zoning requirements without substantial changes. While this approach allows towns to adhere to regulations without development, questions arose about its implications for local control and the perception of compliance. The consultant highlighted that although paper compliance might not lead to immediate development, it could still align with the state’s objectives.

The meeting also addressed the proposed development on Towns and Harbor Road. Applicants Steven and Peter Stafford, through their representative Mika Lassa, plans for five single-family homes on the 9.15-acre property, which includes wetlands. The board scrutinized the stormwater management strategy, given the area’s high water table and the design’s reliance on elevated systems to mitigate runoff.

Public comments revealed concerns from neighbors about water management and potential impacts on existing properties. The board decided to pursue a peer review of the stormwater plans, emphasizing the need for professional oversight and community assurance. An email from resident Thomas Kameda highlighted apprehensions about the development’s impact on infrastructure and water levels.

The Select Board also deliberated on procedural matters, including scheduling future meetings and addressing roles within the Master Plan Steering Committee. The addition of a Finance Committee member was approved to aid in achieving the committee’s objectives.

As the meeting concluded, the board acknowledged the impending retirement of Glenn Eaton from the Montachusett Regional Planning Commission and the ongoing need for regional cooperation in planning and development. Members expressed a shared sense of urgency regarding the MBTA Communities Act, recognizing the necessity for public meetings to gather input and guide future actions.