April 27 – May 3, 2026

The Planning Board conducted joint hearings with the tree warden to approve four public tree removals and one trimming, and required six three-inch caliper replacement trees for an unauthorized tree removal at 154 Turnpike Road. The board received an update on resolving site conditions and extending the temporary occupancy permit for 40-42 Central Street. Members also reviewed a proposed native plant and invasive species policy presented by the Open Space Preservation Commission and heard an update on Master Plan implementation.

• 40-42 Central Street site status update

  Zoning & development. Watch at 0:48

  Historical Board member and project representative John Delli Priscoli provided an update on resolving site plan discrepancies at 40-42 Central Street, including preparation of an as-built plan by an engineer and establishing escrow for third-party peer review. Discussion focused on parking spaces, van-accessible handicap spaces, entrance railings, and deed restrictions regarding dedicated and flex spaces. The board voted to recommend extending the temporary occupancy permit through May 11, 2026, to allow time for as-built filings and review.

  • Engineer is preparing a three-sheet as-built comparison plan overlaid on approved conditions.
  • Discussions covered parking stall dimensions, signage for town-reserved spaces, and front entrance railings.
  • An escrow retainer check is being provided to town staff for third-party engineering review.
  • The board recommended the building commissioner extend the temporary occupancy permit to May 11, 2026.

  Outcome: Recommended extension of the temporary occupancy permit through May 11, 2026.

• Public hearing on DPW scenic road tree removals

  Environment & conservation. Watch at 35:34 DPW scenic road tree removals

  The Planning Board and Tree Warden held a joint public hearing on a DPW application to remove four trees and trim one tree along designated scenic roads. The list included removals at 34 Oregon Road (14-inch hickory), 28 Lovers Lane (36-inch oak), 202 Woodland Road (36-inch pine), and 21 Newton Road (24-inch maple), plus trimming of a 40-foot oak at 62 Mount Vickery Road. The board closed the hearing and voted to approve all removals and the trimming as proposed.

  • Four trees approved for removal due to decay, cavities, insect damage, and public safety hazards.
  • One 40-foot oak tree at 62 Mount Vickery Road approved for selective branch trimming away from a residence.
  • No written objections were received prior to the hearing.
  • Board and tree warden discussed efforts to build a GIS layer tracking town tree inventory and planting locations.

  Outcome: Approved unanimous removal of four trees and trimming of one tree.

• 22 Turnpike Road major site plan modification

  Zoning & development. Watch at 1:06:51 22 Turnpike Road site plan modification · 8 meetings

  The board considered a continuation request for the major site plan approval modification at 22 Turnpike Road (golf range). The applicant requested continuing the public hearing without testimony to May 11, 2026. The board voted to extend the decision deadline to June 6, 2026, and continued the hearing.

  • Project location: 22 Turnpike Road (golf range).
  • Action deadline extended to June 6, 2026.
  • Hearing continued to May 11, 2026, at 6:45 PM without testimony.

  Outcome: Hearing continued to May 11, 2026; action deadline extended to June 6, 2026.

• 154 Turnpike Road unauthorized tree removal hearing

  Zoning & development. Watch at 1:08:40 154 Turnpike Road site plan modification · 6 meetings

  The board held a joint public hearing with the tree warden regarding the unauthorized removal of a public shade tree at the corner of Turnpike Road and Breakneck Hill Road. Representatives of Capital Group Properties stated the tree was in decay and removed due to safety concerns during construction. The board and tree warden determined that proper procedure was not followed and agreed on mitigation requiring the developer to provide six three-inch caliper trees to be planted by the town.

  • Developer removed a 24-inch town shade tree without prior notice or public hearing.
  • Developer agreed to provide six 3-inch caliper replacement trees acceptable to the tree warden.
  • Replacement trees will be planted by the town at locations selected by the tree warden and DPW rather than the original roadside corner.
  • Board members emphasized that town trees cannot be removed by private parties regardless of perceived condition.

  Outcome: Approved remediation requiring applicant to donate six 3-inch caliper replacement trees.

  Why it matters: Enforces Southborough's public shade tree protections and ensures town canopy loss from unauthorized contractor removals is compensated through replacement plantings.

• Discussion of tree warden imminent hazard declarations

  Staffing & operations. Watch at 1:26:30

  Board members raised concerns with the tree warden regarding trees declared imminent hazards under state law that remain standing for weeks or months before removal. The tree warden explained that the town lacks an internal tree crew, making immediate removal reliant on availability of outside tree contractors, utility coordination, police details, and weather. Members suggested reviewing contractor agreements to establish guaranteed response times for genuine emergency hazards.

  • State law allows tree wardens to bypass public hearings only if a tree poses an imminent hazard to health or property.
  • Members noted that if a hazard tree sits for weeks, it should have been posted for a hearing.
  • Tree warden noted logistical hurdles such as police details, road closures, cranes, and contractor availability.
  • A board member recommended establishing contractual rapid-response times for emergency tree takedowns.

  Outcome: Discussion concluded with tree warden agreeing to explore tighter contractor coordination.

• 154 Turnpike Road major site plan modification

  Zoning & development. Watch at 1:45:20 154 Turnpike Road site plan modification · 6 meetings

  The applicant for 154 Turnpike Road requested a continuation of the major site plan approval modification hearing to allow additional time to finalize landscape plans submitted earlier that day. The board voted to continue the hearing to May 11, 2026, and extended its decision deadline to June 5, 2026.

  • Applicant submitted revised landscape plans on the morning of the meeting.
  • Hearing continued without testimony to May 11, 2026, at 7:00 PM.
  • Board action deadline extended to June 5, 2026.

  Outcome: Hearing continued to May 11, 2026; action deadline extended to June 5, 2026.

• Native plant and invasive species landscape policy

  Environment & conservation. Watch at 1:47:45 Native plant landscape regulations · 2 meetings

  Open Space Preservation Commission Chair Freddie Gillespie presented a comprehensive draft policy promoting native plantings, soft landings, and invasive species management in landscape designs under Planning Board review. Discussion covered ecological benefits to pollinators and birds, restrictions on neonicotinoids and systemic pesticides, and concerns regarding the use of stone mulch. Board members supported incorporating native planting standards into site plan rules and regulations while recommending that the complex invasive species management requirements be developed separately.

  • Proposal establishes standards requiring native species for landscape reviews based on Go Botany and Dr. Robert Gegear pollinator plant lists.
  • Proposes discouraging dyed mulch, landscape fabric, and stone mulch in favor of living ground covers and soft landings.
  • Recommends restrictions on plants treated with systemic pesticides and neonicotinoids.
  • Planning Board agreed to draft site plan regulations for native plants for adoption at their next meeting, while deferring the invasive management section for broader study.

  Outcome: Agreed to draft native plant standards as formal site plan regulations for the May 11, 2026 meeting.

  Why it matters: Changes landscape design rules for all future commercial and multi-family developments in Southborough by requiring ecologically beneficial native plants and restricting harmful landscaping materials.

• Master Plan Implementation Committee update

  Zoning & development. Watch at 2:25:20 2030 Master Plan update · 5 meetings

  A board member provided an update on the Master Plan Implementation Committee, noting that many of the 200-plus goals from the 2021 plan are underway across town departments. The committee is beginning early discussions about initiating the next master plan cycle around 2028 for a 2030 target date and is exploring potential state One Stop Community grant funding to hire planning consultants.

  • Committee is tracking over 200 goals from the 2021 Master Plan.
  • Discussion began about pursuing a hybrid consultant model for the next plan targeting 2028-2030.
  • Town staff are evaluating state One Stop grant opportunities due in June for planning support.
  • Potential joint meeting with the Select Board will be scheduled to discuss long-term planning priorities.

  Outcome: Informational update; committee will continue exploring grant funding options.

Routine business (1 item)

• Routine business

  Governance & committees. Watch at 2:46:50

  The board received brief administrative updates from the town planner, noted a vacant seat on the Conservation Commission, and postponed approval of past meeting minutes before adjourning.

  • Conservation Commission has an open member vacancy.
  • Meeting minutes approval postponed to the next meeting.

  Outcome: Meeting adjourned at approximately 9:55 PM.

Votes

Public comment

• A resident of Lovers Lane asked about town priorities for removing hazard trees on streets that rely on private well water, noting that falling trees taking down power lines leave residents without domestic water or power for medical devices. 1:01:46
• The Open Space Preservation Commission chair inquired about the status of replacement tree plantings owed to the town by utility companies from previous mass tree removals along scenic roads. 49:14

Next steps and dates mentioned

• May 11, 2026 at 6:45 PM: Continued public hearing on 22 Turnpike Road major site plan modification
• May 11, 2026 at 7:00 PM: Continued public hearing on 154 Turnpike Road major site plan modification
• May 11, 2026: Planning Board review and adoption of native plant site plan regulations
• June 5, 2026: Decision deadline for 154 Turnpike Road major site plan modification
• June 6, 2026: Action deadline for 22 Turnpike Road major site plan modification

The Select Board met to hear an actuarial presentation on Southborough's Other Post-Employment Benefits (OPEB) funding status and explored long-term contribution strategies. The board also received a progress report from the Regional Wastewater Planning Committee on a potential $40 million to $50 million Route 9 sewer system, voting to extend the committee's charge through June 2027. Additionally, the board adopted an updated Senior Tax Work-Off Policy, approved a comprehensive Grants Management Policy, and signed the Annual Town Election warrant.

• OPEB actuarial valuation and funding strategy

  Budget & taxes. Watch at 8:24 OPEB liability funding strategy

  Linda Bournival of KMS Actuaries presented an educational overview of the town's Other Post-Employment Benefits (OPEB) liability, trust assets, and discount rates. The board discussed Southborough's funded ratio compared to neighboring communities and considered long-term funding strategies, including the possibility of redirecting pension catch-up appropriations toward OPEB once the Worcester Regional Retirement System reaches full funding around 2036.

  • Southborough currently appropriates $250,000 annually into its OPEB trust fund in addition to pay-as-you-go retiree health premiums.
  • The town's OPEB trust fund holds approximately $4.5 million, reflecting a funded ratio of roughly 8 percent.
  • Worcester Regional Retirement assessments currently increase about 10 to 11.7 percent annually and are scheduled to be fully funded by 2036.
  • When the regional retirement system is fully funded, approximately $7.5 million in annual catch-up payments could theoretically become available for reallocation.
  • Actuaries will model various scenario projections, such as aiming for an 80 percent or 100 percent funded status by target years.

  Outcome: Discussion only; the board agreed to have the actuary model multiple future contribution scenarios.

  Why it matters: OPEB obligations represent tens of millions of dollars in unfunded municipal liabilities that directly influence the town's bond ratings and long-term tax requirements.

• Route 9 wastewater system update and committee extension

  Roads, water & infrastructure. Watch at 1:29:50 Route 9 wastewater infrastructure plan · 9 meetings

  The Regional Wastewater Planning Committee presented a status report on plans to establish a municipal wastewater system serving the Route 9 commercial corridor. Committee members discussed technical requirements, including an estimated project cost between $40 million and $50 million, the need for a 15- to 20-acre leaching area, and a proposed District Improvement Financing (DIF) plan targeted for the fall Special Town Meeting.

  • The projected system requires handling 300,000 to 500,000 gallons per day to support Route 9 commercial development.
  • Total estimated project capital cost is between $40 million and $50 million, modeled after Littleton's recent system.
  • Because EPA rules prevent new surface water discharge into local rivers, the town must locate 15 to 20 acres for ground discharge leaching fields.
  • The proposed DIF district would span roughly 1,600 acres across 600 parcels with an existing assessed value of about $800 million, capturing incremental tax revenue to pay debt service.
  • The town missed out on a state One Stop grant because the project lacked a secured site and advanced engineering, prompting the committee to consider seeking design funds at fall Special Town Meeting.

  Outcome: The board voted 4-0-1 to extend the charge of the Regional Wastewater Planning Committee through June 30, 2027.

  Why it matters: A $40 million to $50 million Route 9 wastewater system would unlock commercial development along the highway and would require voter approval for a special property tax allocation district.

• Town administrative and committee reports

  Staffing & operations. Watch at 1:52:53

  The board heard updates regarding community services, health insurance open enrollment, and regional emergency dispatch. The town administrator noted the regional dispatch district is preparing for short-term bond financing to fund construction, while a board member reported that open enrollment includes a high-deductible health plan that could generate substantial municipal savings if adopted widely.

  • Margery Coldwell retired after 25 years as volunteer coordinator of the Southborough Food Pantry and was recognized with a town proclamation.
  • Health insurance open enrollment for FY27 starts in May, with an employee health fair scheduled for Wednesday, May 6, from 1:00 p.m. to 4:00 p.m. at the Senior Center.
  • Southborough Town Scholarship applications are due to the Building Department by Thursday, May 7, at 4:00 p.m.
  • The Regional Emergency Communication Center (RECC) Board of Directors hired bond counsel and a financial advisor to prepare a short-term bond issuance ahead of a July 1 construction start and an anticipated October 2027 operational date.
  • Any RECC bond issuance must be formally recommended by its finance committee and approved by each member town's select board.

  Outcome: Informational updates; no formal votes required.

• Senior Tax Work-Off and Grants Management policies

  Budget & taxes. Watch at 2:06:32 Senior Tax Work-Off policy and slot allocation

  The board reviewed and adopted two financial policies. Revisions to the Senior Tax Work-Off Policy updated eligibility rules and expanded the program to 40 positions, while a newly drafted Grants Management Policy established municipal oversight and approval procedures to ensure grants do not create unfunded operating expenses or ongoing personnel costs.

  • The Senior Tax Work-Off Policy was updated to remove specific dollar figures, allow income-eligible participants from other programs to automatically qualify, and eliminate an age-18 restriction for designated helpers.
  • The board set the authorized number of Senior Tax Work-Off participant positions at 40, up from the previous cap of 30.
  • The new Grants Management Policy establishes a tracking sheet managed by the town accountant for all grant applications and awards.
  • Grants that require town matching funds, create ongoing full-time equivalent (FTE) personnel, impact employee benefits, or require capital purchases over $10,000 must receive advance approval from the Select Board or School Committee.

  Outcome: The Senior Tax Work-Off Policy and 40-slot allocation were approved unanimously; the Grants Management Policy was approved unanimously with minor clerical corrections.

Routine business (2 items)

• Pole petition for 361 Turnpike Road

  Roads, water & infrastructure. Watch at 5:16

  The board opened a public hearing on a joint petition from Massachusetts Electric Company and National Grid to install a new utility pole at 361 Turnpike Road. A National Grid representative explained the new pole is needed to provide electric service to a new commercial building for Valvoline.

  • Petition requested installation of pole 43-1 across the street to serve 361 Turnpike Road.
  • The pole provides direct electric service for a newly constructed commercial facility.
  • No public opposition or questions were raised during the hearing.

  Outcome: Approved following the close of the public hearing.

• Routine business

  Governance & committees. Watch at 2:01:24

  The board addressed regular administrative matters, including consent agenda approvals, edits to past meeting minutes, an administrative staff appointment, and signing the election warrant. Board members clarified that $25 million in infrastructure borrowing on the election ballot was divided into two distinct debt exclusion questions separating road paving from sidewalk projects.

  • Approved the appointment of a business administrator for Youth and Family Services.
  • Approved consent agenda items B, C, F, and G.
  • Approved amended meeting minutes for March 31, 2026, and April 7, 2026.
  • Approved the warrant for the 2026 Annual Town Election.
  • Clarified that the election ballot will feature four debt exclusion questions, including separate questions for four specific sidewalk projects and a multi-year road repair program.

  Outcome: All routine motions approved.

Votes

Public comment

• A member of the public began addressing the board regarding grant management before the broadcast abruptly ended. 2:20:55

Next steps and dates mentioned

• May 6, 2026, 1:00 p.m. to 4:00 p.m.: Town employee and retiree health care fair at the Senior Center
• May 7, 2026, by 4:00 p.m.: Deadline to submit Southborough Town Scholarship applications
• Fall 2026: Anticipated presentation of Route 9 wastewater District Improvement Financing (DIF) plan at Special Town Meeting
• Next few weeks: Board review of potential short-term borrowing for the Regional Emergency Communication Center

Note on the recording: The recording ends abruptly at 2:21:03 while a member of the public was speaking during public comment.

The Conservation Commission approved a negative determination of applicability for a driving range shed at 22 Turnpike Road and formally adopted updated land use regulations for town conservation properties. The commission continued the notice of intent hearing for a proposed two-building apartment development at 0 Southville Road to May 14, 2026, following discussion of riverfront impacts and public comment regarding zoning alternatives. Members also received an update on conservation conditions in the Zoning Board of Appeals draft decision for the 250 Turnpike Road 40B housing project.

• 22 Turnpike Road driving range shed RDA

  Environment & conservation. Watch at 1:00 22 Turnpike Road site plan modification · 8 meetings

  The commission opened a public hearing on a Request for Determination of Applicability for Southborough Golf Realty Holding LLC at 22 Turnpike Road. The applicant sought permission to install a 15-by-11-foot equipment storage shed for the driving range. The commission confirmed the shed will be outside the 20-foot buffer zone in an existing maintained area with minimal ground disturbance.

  • Address: 22 Turnpike Road, Map 39, Lot 29.
  • Shed footprint: 15 feet by 11 feet.
  • Work is outside the 20-foot wetland buffer zone on cinder blocks or concrete footings.
  • Negative determination of applicability approved unanimously.

  Outcome: Negative determination of applicability approved with standard conditions.

• 0 Southville Road apartment development NOI

  Housing. Watch at 13:06 0 Southville Road apartment development · 6 meetings

  The commission reviewed a Notice of Intent and Stormwater Management Permit application by Apartments at Southville Road LLC to build two apartment buildings and related infrastructure at 0 Southville Road. The discussion focused on calculations showing approximately 4,500 square feet of disturbance within the outer riparian riverfront area, which the applicant argued is within allowable statutory limits. The commission and a member of the public discussed alternatives, peer review by Lucas Environmental, and how MBTA Communities Act zoning requirements interact with local wetland bylaws.

  • Address: 0 Southville Road, Map 5, Lot 8.
  • Proposal entails construction of two apartment buildings and site infrastructure.
  • Applicant calculated 47,372 square feet of riverfront area on-site with approximately 4,500 square feet of proposed outer riparian disturbance.
  • Peer review consultant Lucas Environmental will conduct an on-site visit to inspect boundaries and disturbance calculations.
  • Applicant requested a continuance to May 14, 2026, to address review comments.

  Outcome: Hearing continued to May 14, 2026.

  Why it matters: The multi-family project involves substantial construction in the riverfront area and must demonstrate compliance with local and state environmental bylaws before building can proceed.

• Conservation Land Use Regulations adoption

  Environment & conservation. Watch at 41:35 Conservation land use regulations

  The commission reviewed and voted to formally adopt proposed land use regulations governing town-owned conservation land under Section 43-2 of the Southborough Town Code. The regulations incorporated feedback from the Breakneck Hill Stewardship Committee and had been posted with the town clerk. The conservation agent noted potential future amendments could address issues such as exterior light trespass from abutting parcels onto conservation property.

  • Regulations adopted under Southborough Town Code Section 43-2.
  • Incorporates revisions recommended by the Breakneck Hill Stewardship Committee.
  • Regulations can be updated or amended at future public meetings if needed.

  Outcome: Regulations adopted unanimously.

• 250 Turnpike Road 40B application status

  Housing. Watch at 46:34 250 Turnpike Road 40B development · 9 meetings

  Town staff updated the commission on the comprehensive permit application for 250 Turnpike Road. The Zoning Board of Appeals closed its public hearing on April 15 and is set to deliberate on a draft decision on May 6, with a statutory filing deadline of May 25. The draft decision incorporates various conservation-related conditions, including invasive species management, wildlife passage grates, fencing, and buffer zone plantings.

  • ZBA closed the public hearing on April 15, 2026.
  • ZBA deliberation on draft decision scheduled for May 6, 2026; filing deadline is May 25, 2026.
  • Key conservation conditions include an invasive species management plan, grates on the wildlife tunnel, buffer zone plantings, and nesting boxes.

  Outcome: Discussion only; no commission vote taken.

Routine business (3 items)

• Routine business

  Governance & committees. Watch from the start

  The commission approved the meeting minutes from April 2, 2026, and adjourned at the conclusion of business.

  • Minutes of April 2, 2026 approved.

  Outcome: Approved

• 170 Woodland Road Certificate of Compliance request

  Environment & conservation. Watch at 6:41 170 Woodland Road Certificate of Compliance · 3 meetings

  A representative presented a request for a Certificate of Compliance for completed pool, patio, walkway, pavilion, and retaining wall work under DEP file number 290-1123 at 170 Woodland Road. In response to peer review, a pool deck drain pipe was disconnected and redirected to an on-site drywell, and required mitigation plantings were installed. Because the stamped as-built plan verifying the drywell location had not yet arrived, the commission could not issue the certificate.

  • Address: 170 Woodland Road, DEP file number 290-1123.
  • Work included a pool, patio, walkway, pavilion, and fence/wall adjustments.
  • Drywell installed to address pool deck runoff.
  • Action postponed awaiting final stamped as-built plan.

  Outcome: Continued to May 14, 2026.

• Conservation agent updates and site monitoring

  Environment & conservation. Watch at 52:53

  The conservation agent reported on local monitoring efforts, including ongoing requests to remove damaged compost wattles from utility work on Route 9, and temporary vehicle parking and site stabilization discussions at 241-245 Turnpike Road. Commissioners also discussed ongoing utility matting along the aqueduct and noted unpermitted tree cutting at the corner of Mount Vickery and Cordaville roads.

  • Staff is monitoring site stabilization and temporary car storage at 241-245 Turnpike Road.
  • Utility work along the aqueduct using swamp mats is expected to continue through late summer.
  • Tree removal at Mount Vickery and Cordaville Road will be investigated by the conservation agent.

  Outcome: Discussion only; no formal action taken.

Votes

Public comment

• A resident of Southville Road commented on the 0 Southville Road alternatives analysis, arguing that the developer is not legally entitled to 60 units under the MBTA Communities Act zoning bylaws because the state calculated the site capacity at 46.8 units due to environmental constraints. The resident also stated that parking behind the buildings is required by zoning unless the planning board grants a waiver, and urged the commission to enforce wetland and riverfront protections without compromise. 26:42

Next steps and dates mentioned

• May 6, 2026: Zoning Board of Appeals deliberation on 250 Turnpike Road draft decision
• May 14, 2026: Continued hearing for 0 Southville Road Notice of Intent
• May 14, 2026: Continued review of Certificate of Compliance for 170 Woodland Road
• May 25, 2026: Statutory deadline for ZBA to file 250 Turnpike Road 40B decision