The Zoning Board of Appeals approved retaining wall and light pole height variances for Costco Wholesale at 21 Coslin Drive and voted to forward a draft two-family zoning bylaw to the Select Board for October Special Town Meeting. The Planning Board granted occupancy sign-off for Chase Bank at 154 Turnpike Road while continuing site plan reviews for 22 and 154 Turnpike Road. Both the Trails Committee and Golf Committee prepared supplemental Community Preservation Act requests ahead of fall town meeting to fund the Peninsula Trail footbridge and a course irrigation project. In addition, the Golf Committee reviewed resident complaints regarding errant balls damaging property on Latisquama Road, and the Tricentennial Committee advanced logistics for 2027 anniversary events.
What mattered this week
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Costco variances approved for retaining walls and lighting
The Zoning Board of Appeals approved variances allowing retaining walls up to 31 feet high and parking lot light poles up to 36.5 feet high at 21 Coslin Drive. Major site plan review for the project remains pending before the Planning Board.
Zoning Board of Appeals, watch at 59:30
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Draft two-family zoning bylaw advanced to Select Board
The board unanimously approved a draft zoning amendment to submit to the Select Board for the October 17 Special Town Meeting warrant. The proposed bylaw formally defines two-family homes, removes an obsolete two-year conversion waiting period, and aligns local rules with state standards.
Zoning Board of Appeals, watch at 1:28:35
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Trails Committee seeks additional CPA funds for footbridge
After construction bids exceeded initial budgets, the committee finalized an additional $226,096 CPA grant application to bring the total Stony Brook footbridge budget to $437,328 ahead of fall Special Town Meeting.
Trails Committee, watch at 9:55
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Golf Committee plans supplemental CPA request for irrigation
The committee submitted a supplemental CPA request for roughly $320,000 to $350,000 to complete financing for an estimated $970,000 course irrigation project slated for Town Meeting approval.
Golf Committee, watch at 0:58
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Northborough Road residential division hearing continued
A request for a special permit to divide an 8-acre parcel into two building lots served by a common driveway using an 1896 aqueduct right-of-way was continued to August 12 to consult Town Counsel regarding frontage legality.
Zoning Board of Appeals, watch at 20:35
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Errant golf balls cause damage on Latisquama Road
Neighbors reported significant property damage and vehicle dents from errant balls near the 7th tee. The committee agreed to consult a golf course architect on potential hole redesigns or tee box adjustments.
Golf Committee, watch at 19:47
Dates mentioned
- July 21, 2026 at 7:00 PM: Community Preservation Committee presentation on Peninsula Trail footbridge funding (Community Preservation Committee) (past)
- July 31, 2026: Deadline to submit Choate Fund grant application for trail seating and signage (Trails Committee) (past)
- August 4, 2026: Filing deadline to submit two-family draft zoning bylaw to Select Board (Select Board) (past)
- August 11, 2026 at 6:30 PM: Select Board agenda review to refer two-family zoning bylaw to Planning Board (Select Board) (past)
- August 12, 2026 at 7:15 PM: Continued public hearing on 0 Northborough Road common driveway permit (Zoning Board of Appeals) (past)
- August 12, 2026 at 7:30 PM: Public forum on the draft two-family zoning bylaw (Zoning Board of Appeals) (past)
- August 17, 2026: Public hearing continuations for 22 Turnpike Road and National Grid vegetation plan (Planning Board) (past)
Key meetings
Zoning Board of Appeals
The Zoning Board of Appeals approved setback and lighting variances for Costco and endorsed a draft two-family housing zoning bylaw.
- 6 Walker Street variance modification
- 0 Northborough Road common driveway special permitHearing continued to August 12, 2026, at 7:15 PM.
- 21 Coslin Drive Costco retaining wall and lighting variancesApproved unanimously.
- Proposed two-family dwelling zoning bylaw amendmentsThe board voted unanimously to approve the draft bylaw to submit to the Select Board.
- Administrative updates and future zoning topics
Full summary 6 topics · 6 votes
The Southborough Zoning Board of Appeals reviewed several development applications under newly enacted state zoning reform legislation. The board approved variance relief for Costco Wholesale at 21 Coslin Drive for retaining walls up to 31 feet high and parking lot light poles up to 36.5 feet high, and granted a setback variance for an addition at 6 Walker Street. A hearing on a two-lot residential development off Northborough Road was continued to August 12 to address legal questions regarding frontage and common access. The board also voted to advance a draft zoning bylaw amendment governing two-family dwellings to the Select Board for the October 17 Special Town Meeting.
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6 Walker Street variance modification
The board opened the meeting by discussing recent state zoning legislation that revised variance standards under Massachusetts General Laws Chapter 40A, shifting guidance toward practical difficulty and financial hardship considerations. The board then heard an application from the homeowner at 6 Walker Street seeking to modify a 1965 variance condition requiring 30-foot setbacks and grant a variance allowing a garage addition within 6.5 feet of the side lot line. The applicant explained site constraints including septic locations and lot shape, noting abutter support, and the board unanimously granted the relief.
- Applicant: Daniel Ford, 6 Walker Street (Residence B district, Map 55, Lot 38A).
- Requested relief from a 1965 variance condition mandating 30-foot setbacks from property lines.
- Proposed attached garage addition will sit 6.5 feet from the side lot line.
- Existing lot conditions and septic placement on the opposite side make alternative siting impractical.
- No opposition was voiced, and letters of support from abutters were submitted.
Outcome: Approved unanimous relief modifying the 1965 restriction and granting the 6.5-foot side setback variance.
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0 Northborough Road common driveway special permit
Bartolini Properties LLC applied for a special permit under Section 174-9E to allow 15 feet of frontage on a pre-existing nonconforming 8-acre parcel to divide the land into two residential building lots served by a common driveway. The applicant presented historical deeds from an 1896 state taking for the Wachusett Aqueduct granting a 15-foot right-of-way for road access to Northborough Road. Following a brief recess, the board and applicant agreed to continue the hearing to August 12 so Town Counsel could participate directly and clarify whether granting the permit creates a new nonconformity ahead of Planning Board review.
- Property: 0 Northborough Road Off (Residence A district, Map 62, Lot 3).
- Applicant seeks to divide an 8-acre parcel into two single-family lots (3.5 acres and 4.5 acres).
- Access relies on an 1896 15-foot deeded right-of-way across state aqueduct land that connects to Northborough Road.
- Department of Conservation and Recreation (DCR) submitted comments acknowledging access rights while raising questions regarding utility crossings.
- Town Counsel advised caution regarding frontage requirements and the subsequent Approval Not Required (ANR) division process.
Outcome: Hearing continued to August 12, 2026, at 7:15 PM.
Why it matters: The decision determines whether an isolated 8-acre backlot can be divided and developed into two residential homes using a historic narrow aqueduct right-of-way.
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21 Coslin Drive Costco retaining wall and lighting variances
Costco Wholesale Corporation sought variances to construct retaining walls up to 31 feet high in front and side yard setbacks and install parking lot light poles at 36 feet 6 inches, exceeding the town bylaw limit of 20 feet. Representatives explained that the steep 40-foot grade drop across the former Dell campus parcel requires substantial retaining walls to create a safe, level parking field for customers and delivery trucks. They also showed simulations illustrating that the taller poles would reduce the total number of light poles from 113 to 49, improving circulation and safety while remaining dark-sky compliant with zero light trespass at property lines.
- Location: 21 Coslin Drive (Industrial Park District, Map 25, Lot 4A), spanning the Southborough-Westborough line.
- Retaining walls will reach up to 31 feet high to address a steep grade change and level the site.
- Light poles approved at 36 feet 6 inches in height, reducing pole count from 113 to 49.
- Lighting design will feature downward-directed, dark-sky compliant fixtures with no spillover to adjacent properties.
- Major site plan review remains pending before the Planning Board.
Outcome: Approved unanimously.
Why it matters: Enables site grading and infrastructure for the planned Costco Wholesale warehouse development on Route 9, establishing key site safety and lighting layouts.
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Proposed two-family dwelling zoning bylaw amendments
The board reviewed a draft zoning amendment to update and clarify town regulations governing two-family homes. The proposed changes add a formal definition for two-family dwellings, explicitly distinguish them from single-family homes with accessory dwelling units (ADUs), eliminate an obsolete two-year waiting period to convert single-family structures, and update minimum lot size standards across residential and commercial districts. The board voted to forward the draft to the Select Board for referral to the Planning Board and scheduled a public informational forum for August 12 ahead of the October 17 Special Town Meeting.
- Adds an explicit definition for two-family dwellings in Section 174-2, excluding single-family dwellings with an ADU.
- Allows construction of new two-family dwellings or conversion of existing dwellings on lots meeting district minimum lot sizes.
- Removes the outdated two-year waiting requirement for converting a single-family home to a two-family home.
- Eliminates obsolete conditions to conform with newly enacted state ADU regulations.
- Draft bylaw is slated for the warrant at the October 17 Special Town Meeting.
Outcome: The board voted unanimously to approve the draft bylaw to submit to the Select Board.
Why it matters: If approved at Town Meeting, the amended bylaw will make it easier for homeowners to construct or convert two-family dwellings across town and modernize local zoning to align with state housing laws.
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Administrative updates and future zoning topics
Staff alerted the board to a recent scam email targeting zoning applicants under the guise of the Southborough Planning Commission demanding additional fees, noting that applicants have been notified and no town data breach occurred. Staff also briefed the board on future zoning bylaw updates under discussion with the Planning Board, including potential regulations for commercial signage, short-term rentals (such as Airbnb), parking rules for single-family residences with more than three vehicles, and upcoming state mandates for consolidated solar and battery energy storage permits taking effect October 1.
- Scam warning: Fraudulent emails claiming to be from the town requested unauthorized fees from applicants.
- Preliminary discussions underway on potential bylaws regulating short-term rentals following neighborhood complaints.
- Potential bylaw updates under review for signs, multi-vehicle residential parking, and pre-existing nonconforming uses.
- State legislation requires a consolidated local permitting process for solar and battery energy storage systems starting October 1, 2026.
Outcome: Discussion only; staff will coordinate webinars and draft updates for future consideration.
Routine business (1 item)
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Routine business
The board discussed its annual reorganization to elect a chair and clerk, but members agreed to postpone the election to the next meeting when absent members could participate. The board also deferred action on the draft meeting minutes from June 10, 2026.
- Annual board reorganization postponed to a future meeting.
- Approval of June 10, 2026 meeting minutes deferred to allow members more time for review.
Outcome: Reorganization and minutes review postponed to August 12, 2026.
Votes
| Motion | Result | Time |
|---|---|---|
| Close the public hearing for 6 Walker Street. | Passed, 4-0 | 15:42 |
| Approve the application for relief for 6 Walker Street as requested, amending the 1965 variance condition and granting the side setback variance. | Passed, 4-0 | 19:40 |
| Continue the public hearing for 0 Northborough Road to August 12, 2026, at 7:15 PM. | Continued, 4-0 | 59:08 |
| Close the public hearing for 21 Coslin Drive. | Passed, 4-0 | 1:16:33 |
| Approve the variance relief as requested for 21 Coslin Drive for retaining wall heights and light pole heights. | Passed, 4-0 | 1:21:30 |
| Approve the draft two-family zoning bylaw to submit to the Select Board. | Passed, 4-0 | 1:45:28 |
Next steps and dates mentioned
- August 4, 2026: Submission deadline to file the two-family draft bylaw with the Select Board
- August 11, 2026 at 6:30 PM: Select Board meeting agenda for two-family zoning bylaw referral to Planning Board
- August 12, 2026 at 7:00 PM: ZBA public hearing on an appeal of a building commissioner decision
- August 12, 2026 at 7:15 PM: Continued ZBA public hearing for 0 Northborough Road
- August 12, 2026 at 7:30 PM: ZBA public forum on the two-family zoning bylaw draft
- August 17, 2026: Planning Board meeting discussion on the two-family zoning bylaw
- August 26, 2026: Legal advertising deadline for the Special Town Meeting warrant articles
- September 14, 2026: Planning Board first public hearing on proposed zoning amendments
- September 16, 2026: Next regular Zoning Board of Appeals meeting
- September 28, 2026: Planning Board second public hearing on proposed zoning amendments
- October 17, 2026: Special Town Meeting
Golf Committee
The Golf Committee approved a scope of work for an Audubon consultant and discussed irrigation funding and errant balls on Latisquama Road.
- Golf course irrigation project funding updateThe CPA application was submitted and committee members await a hearing date with the Community Preservation Committee.
- Audubon certification consultant scope of work
- Future capital improvements and tee box reconstructions
- Errant golf balls affecting Latisquama Road residences
Full summary 5 topics · 1 vote
The Southborough Golf Committee reviewed the funding plan for the golf course irrigation project, which includes a pending request to the Community Preservation Committee ahead of Fall Town Meeting. Members voted unanimously to approve a scope of work for hiring an Audubon environmental consultant to draft an RFP. The committee also discussed planning for tee box reconstruction projects and reviewed ongoing complaints regarding errant golf balls damaging property on Latisquama Road.
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Golf course irrigation project funding update
The chair provided an update on funding strategy and applications for the golf course irrigation project. The project is estimated at approximately $970,000, funded through previously approved Community Preservation Act funds, $100,000 from the golf revolving fund, and a new CPA application for roughly $320,000 to $350,000.
- Project cost is estimated around $970,000.
- Initial CPA allocation of $550,000 was approved two years ago.
- Golf course revolving fund is slated to contribute $100,000.
- A supplemental CPA grant application was submitted for the remaining balance of roughly $320,000 to $350,000.
- The committee expects to present the proposal at Fall Town Meeting for implementation next year.
Outcome: The CPA application was submitted and committee members await a hearing date with the Community Preservation Committee.
Why it matters: The project requires hundreds of thousands of dollars in town Community Preservation funds and revolving funds to install a modern irrigation system at the town-owned course.
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Audubon certification consultant scope of work
Members discussed and formally approved the scope of work to solicit an Audubon International consultant. The scope will be handed over to town conservation staff to prepare a formal Request for Proposals from qualified consultants.
- Scope was updated to include feedback from committee members.
- Conservation staff will format the scope into town RFP specifications.
- The town intends to solicit at least three quotes by email.
- Audubon International annual dues will need to be paid out of golf course accounts.
Outcome: Committee voted to approve the scope of work for the Audubon project.
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Future capital improvements and tee box reconstructions
The committee discussed prioritizing future course capital projects, focusing on rebuilding and enlarging the 5th, 8th, and 3rd tee boxes. Course management will seek recommendations and a fee estimate from a golf course architect to prepare design options and cost estimates.
- Rebuilding individual tee boxes is estimated at roughly $20,000 to $30,000 each.
- A project covering three tee boxes is estimated between $80,000 and $120,000.
- Course management agreed to contact an architect to formulate proposals and prices.
- Additional discussion included long-term needs for cart paths and sand bunker maintenance.
Outcome: Course management will obtain design proposals and fee estimates from an architect for committee review.
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Errant golf balls affecting Latisquama Road residences
A committee member raised neighborhood concerns regarding heavy volumes of errant golf balls hitting residences on Latisquama Road, particularly 30 Latisquama Road near the 7th tee. Members debated potential solutions, including moving the tee box, shortening the hole into a par 3, or reorienting the green away from the roadway.
- The property owner at 30 Latisquama Road reported collecting over 500 errant balls in a season.
- Incidents include property damage, vehicle dents, and a shattered vehicle sunroof.
- Higher rounds of play have exacerbated the frequency of errant balls.
- Prior netting and tee relocations have not solved the problem.
Outcome: The committee agreed to keep the issue as a standing agenda item and seek input from the golf architect on hole redesign options.
Routine business (1 item)
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Routine business
The committee approved the minutes of the previous meeting without changes.
- The draft minutes were accepted as prepared.
Outcome: Minutes approved.
Votes
| Motion | Result | Time |
|---|---|---|
| Approve the scope of work for the Audubon project consultant RFP. | Passed, unanimous | 7:11 |
Next steps and dates mentioned
- Late July 2026: Discussion with the Community Preservation Committee regarding the irrigation grant application
- September 1, 2026: Next regular Golf Committee meeting (subject to cancellation if an earlier Zoom meeting is called)
Trails Committee
The Trails Committee finalized a $226,096 CPA funding request for a Peninsula Trail footbridge ahead of fall Special Town Meeting.
- Peninsula Trail Phase 1 update and MassTrails site visit
- CPA application for Peninsula Trail footbridgeApplication draft revised; committee will present to the Community Preservation Committee on July 21 ahead of fall Special Town Meeting.
- Choate Fund grant proposal for trail seating and signage
Full summary 5 topics · public comment
The Trails Committee met to finalize its Community Preservation Act application seeking an additional $226,096 to construct a pedestrian footbridge on the Peninsula Trail, after construction bids exceeded initial estimates. Members also reviewed a recent site visit by MassTrails grant administrators and explored seeking state grant funding in 2027 to offset local costs. Additionally, the committee discussed submitting a $5,000 Choate Fund grant application for trail seating and clearing around signage, managing invasive Japanese knotweed, and answered public questions regarding trail routing and parking.
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Peninsula Trail Phase 1 update and MassTrails site visit
The chair reported on an impromptu site visit conducted with MassTrails grant program administrators representing the Department of Conservation and Recreation. Officials toured the completed Phase 1 trailheads, fencing, signage, and the proposed bridge site, and discussed options for applying for grant funding in future cycles.
- State grant administrators toured the Central Street trailhead and the proposed bridge location over Stony Brook.
- Officials noted that high contractor bids exceeding initial project budgets have been a common issue across Massachusetts trail projects.
- The committee is preparing to apply for another round of MassTrails grant funding in February 2027.
- The committee is assembling a project closeout video highlighting accessible use of the completed Phase 1 trail section.
Outcome: Site visit completed; committee moving forward with closeout documentation and planning a future grant application.
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CPA application for Peninsula Trail footbridge
The committee reviewed and edited its Community Preservation Act (CPA) application seeking additional town funding for the Peninsula Trail pedestrian footbridge across Stony Brook. After dropping an expensive boardwalk component, the committee is requesting an additional $226,096 to add to its previously approved $211,232 appropriation, bringing the total project budget to $437,328.
- Total project estimate is $437,328, including $346,440 for bridge fabrication and construction, $12,500 for engineering oversight by Beals and Thomas, and a 20 percent contingency of $72,888.
- Town Meeting previously authorized $211,232 in 2024, leaving an additional request of $226,096 in CPA funds.
- The application requests extending the spending authorization deadline through December 2028 to allow for potential state grant matching.
- Committee agreed to specify wood decking for the bridge rather than fiber-reinforced polymer to reduce costs and avoid static electricity concerns.
- A presentation before the Community Preservation Committee is scheduled for July 21.
Outcome: Application draft revised; committee will present to the Community Preservation Committee on July 21 ahead of fall Special Town Meeting.
Why it matters: The proposal requests $226,096 in additional town Community Preservation Act funds at the upcoming fall Special Town Meeting to bridge Stony Brook and connect regional trail systems.
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Choate Fund grant proposal for trail seating and signage
The chair proposed submitting a grant application for up to $5,000 to the Choate Fund to expand gravel pads around interpretive signs and install additional trail benches. Expanding the crushed stone pads would provide buffer space against encroaching poison ivy and offer resting spots for visitors with limited mobility.
- Choate Fund application deadline is July 31, 2026.
- Proposed scope includes widening stone dust areas around trail signs, adding an extra interpretive sign, and installing backless benches.
- The chair will circulate a grant proposal draft to committee members for individual feedback prior to the deadline.
Outcome: Chair to prepare and submit grant application by the July 31 deadline.
Routine business (2 items)
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Routine business
The chair called the meeting to order and the committee approved minutes from previous meetings.
- Meeting called to order at 6:37 PM.
- Meeting minutes from June 11 and June 25, 2026 were approved.
Outcome: Approved minutes.
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Equipment, tool storage, and trail maintenance
The committee discussed newly acquired equipment purchased before the fiscal year-end, tool shed security, and methods for combating invasive species along the trails.
- Purchased tools, pop-up tents, tables, and a walk-behind weed trimmer with remaining year-end budget, leaving only $95 unspent.
- Coordination is ongoing with the Recreation Department to improve security at the tool shed.
- Committee discussed Japanese knotweed pushing up through asphalt along the trail and explored control methods, including fine wire mesh barriers.
Outcome: Discussion only; committee plans to schedule future trail work parties and finalize tool storage arrangements.
Public comment
- A resident asked about trail parking availability on Stony Brook Road near the commercial facility, the feasibility of crosswalks on Route 30, and the exact physical location of the proposed footbridge relative to MWRA property. 1:08:24
Next steps and dates mentioned
- July 21, 2026 at 7:00 PM: Community Preservation Committee meeting regarding Peninsula Trail application
- July 31, 2026: Choate Fund grant application deadline
- August 27, 2026 at 7:00 PM: Next Trails Committee meeting
- October 12, 2026: Heritage Day public outreach table
- October 2026: Special Town Meeting consideration of CPA funding request
Other meetings
Tricentennial Committee
The Tricentennial Committee advanced plans for 2027 anniversary events, including drone shows, history talks, parades, and fundraisers.
- Library historical lectures and event collaborations
- AI-generated musical history concept presentation
- Tricentennial utility pole banner project
Full summary 10 topics
The Tricentennial Committee reviewed progress across dozens of planned community events celebrating Southborough's 300th anniversary in 2027. Library Director Ryan Donovan shared plans for funded historical lectures, while members discussed an AI-generated musical history concept, utility pole banners, and upcoming promotional efforts at Summer Nights. Key subcommittees also reported on cemetery reenactments, parade participant guidelines, a union-sponsored town bonfire, and ongoing commemorative brick and merchandise sales.
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Library historical lectures and event collaborations
Library Director Ryan Donovan presented ideas for town history programs co-hosted by the Southborough Library and the Senior Center. The Friends of the Library agreed to fully fund a tailored $750 local history lecture by the Gravestone Girls planned for spring. The committee and library are also exploring reviving the historic Strawberry Social, displaying reservoir photography exhibits, and coordinating dates for the History in Bloom event from April 15 to 17.
- Friends of the Library agreed to fund the $750 fee for a tailored Southborough presentation by Gravestone Girls.
- Gravestone rubbings were clarified to be illegal in Massachusetts, so the event will focus strictly on lectures.
- Reviving the Strawberry Social would require advance ticketing and extra volunteer support due to high food-prep overhead.
- History in Bloom dates were tentatively set for April 15-17.
- A photography exhibit on the Quabbin and Sudbury reservoirs is being planned with the Friends of Quabbin.
Outcome: The committee and library will continue coordinating lecture schedules and exploring ticketed social events.
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AI-generated musical history concept presentation
A resident working with an artificial intelligence startup presented a 20-chapter, 70-minute AI-generated musical project chronicling Southborough's history. The committee discussed using individual snippets as promotional teasers on social media, background audio for presentations, or as a student project for local high schoolers. Members emphasized that any public materials must include disclaimers and undergo historical fact-checking.
- The project consists of 20 short chapters covering topics including the Burnett family, Fay School, and the naming of Cordaville.
- Committee members suggested extracting short clips rather than playing the full 70-minute recording at single events.
- The presenter offered to supply a printed book version and summary notes for fact-checking.
- Members noted AI historical narratives can contain inaccuracies and must be reviewed before promotional use.
Outcome: The presenter will share transcripts and written summaries with the committee for review.
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Tricentennial utility pole banner project
The committee reviewed efforts to secure approval from National Grid and Verizon to hang commemorative banners across town. A total of 85 utility poles have been selected, primarily clustered along Central Street, Boston Road, and Main Street. Utility companies require individual photos and pole numbers for each location, and the committee is recruiting volunteers to photograph the poles.
- 85 utility poles have been identified for commemorative banners.
- Poles are clustered on Central Street, Boston Road toward Neary School, and Main Street.
- National Grid and Verizon require photograph submissions with visible pole numbers for approval.
- Members are seeking adult or student volunteers to photograph all 85 poles.
Outcome: Members will coordinate volunteer photographers to complete the photo submission packet.
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Event updates and promotion at Summer Nights
Members discussed placing the proposed Awareness Days on hold to focus resources on higher-priority events. The committee planned outreach for the town's Summer Nights celebration on August 22 to build awareness for the 2027 anniversary. Promotional strategies include distributing informational cards, promoting the newsletter, and coordinating announcements with the Recreation Department.
- Awareness Days were moved to the back burner to avoid overtaxing committee members.
- Promotion for 2027 signature events will begin at Summer Nights on August 22.
- Promotional cards will direct residents to sign up for the Tricentennial newsletter.
- Outreach materials will also be made available at Fall Town Meeting.
Outcome: Committee members will prepare promotional materials for Summer Nights.
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Voices from the Grave and Historic House Tour planning
Subcommittee leaders reported on the Voices from the Grave cemetery reenactment planned for November. The working group has researched historical figures using university archives and is actively recruiting volunteer actors, especially men. Separately, the Historic House Tour group is working to finalize a lineup of approximately 12 historic properties and will give a formal report in September.
- Voices from the Grave plans to feature about eight historical characters across two cemetery locations.
- Research includes reviewing Rev. Nathan Stone's historical sermons archived at the University of Delaware.
- Organizers are seeking local actors for approximately two hours of performances.
- The Historic House Tour working group is targeting around 12 historic Southborough homes.
Outcome: Voices from the Grave organizers will recruit actors, and the House Tour group will present a full update in September.
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Parade, Drone Show, and Antique Firemen's Muster
The parade working group prepared draft participant contracts and a three-page standard of rules to distribute to prospective marching groups. Andrew Dennington confirmed the drone vendor has reserved January 1 and 2, 2027 on its schedule for the First Night and First Day events. Organizers of the Firemen's Muster requested officially renaming the event the Antique Firemen's Muster and discussed coordinating food truck permits with the Board of Health.
- Parade working group developed a formal contract and three pages of operating rules for participants.
- Oxen owners indicated they cannot commit until early 2027 due to livestock uncertainties.
- The drone company confirmed Southborough is on its calendar for January 1 and 2, 2027.
- The muster will officially be called the Antique Firemen's Muster.
- Food trucks will need health certificates through Board of Health Director Taylor West, and portable restrooms are budgeted.
Outcome: Contracts will be issued to prospective parade participants, and muster organizers will coordinate food truck logistics.
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Hayrides, town bonfire, and time capsule
The chair reported that a historic mule-drawn hay wagon owned by the late Bob Seeley remains stored intact in a Southborough barn and could potentially be used for Heritage Day. The Southborough Firefighters Union agreed to organize and supervise the community bonfire, with timing to be coordinated alongside either Glo-SoBo or the winter drone show. Scout troops confirmed initial interest in participating in the time capsule project.
- A historic hay wagon stored in Southborough is being evaluated for potential use as a Heritage Day shuttle.
- The Southborough Firefighters Union agreed to take full operational responsibility for the town bonfire.
- Bonfire timing options include pairing it with the winter drone show or the Glo-SoBo event.
- Boy Scout and Girl Scout troops were contacted regarding the time capsule, with formal commitments expected by September.
Outcome: Discussions will continue with the Firefighters Union on bonfire scheduling and with scout troops on capsule contributions.
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Ceremonial Incorporation Day, brick sales, and merchandise
Members favored holding Ceremonial Incorporation Day at Heritage Park rather than the Town Common due to the flatter terrain, pending Select Board approval. Claire Reynolds joined the fundraising team to manage the commemorative brick order database. Merchandise sales have been strong, with large and extra-large t-shirts selling out, prompting an order of 78 additional shirts and discussions of an online store.
- Heritage Park is the preferred site for Ceremonial Incorporation Day and time capsule burial, subject to Select Board approval.
- Claire Reynolds was recruited to oversee commemorative brick orders and manufacturer entry.
- An order was placed for 78 additional t-shirts after adult sizes sold out at the Senior Center.
- T-shirts sell for $20 via cash, check, Venmo, or PayPal.
- The committee is looking into an online print-on-demand vendor for collared shirts and other merchandise.
Outcome: New t-shirt inventory will be distributed to Town House and Senior Center sales locations, and the brick database will be finalized.
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School outreach, meeting workflow, and cultural grants
The committee discussed expanding student outreach beyond Algonquin Regional High School to Assabet Valley Vocational Technical High School, which has active photography, design, and art programs. Members agreed to submit subcommittee updates one week prior to meetings to keep sessions focused on actionable decisions. Deadlines for Massachusetts Cultural Council and Local Cultural Council grants were noted for the upcoming fall.
- Members suggested partnering with Assabet Valley Voc Tech's art and photography programs.
- Working group leaders were asked to send agenda updates to Vanessa one week before meetings.
- Mass Cultural Council festival grants open on rolling deadlines in the fall with typical two-month submission windows.
Outcome: Members will reach out to Assabet Valley contacts and monitor upcoming grant application windows.
Routine business (1 item)
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Routine business
The committee approved the minutes from its June 10 meeting with a minor correction, with one member abstaining due to absence. The meeting concluded at 1:34:15 with an adjournment vote.
- Minutes of June 10 were approved with one correction on line 37.
- Andrew Dennington abstained from the minutes vote.
- The next committee meeting was scheduled for August 12.
Outcome: Minutes were approved, and the meeting adjourned.
Next steps and dates mentioned
- August 12: Tricentennial Committee monthly meeting
- August 22: Tricentennial promotional outreach at Summer Nights
- September: Historic House Tour full update and presentation by Kate
- September: Scout troop time capsule commitments deadline
- November: Voices from the Grave historical cemetery reenactment
- January 1-2, 2027: First Night and First Day drone show and celebration
- April 15-17, 2027: History in Bloom event
Planning Board
The Planning Board advanced site plan reviews for 22 and 154 Turnpike Road and reviewed town zoning enforcement procedures.
- Planning Board role in zoning enforcement and complaint procedures
- 22 Turnpike Road public hearing continuation
- 154 Turnpike Road site plan modification and Chase Bank occupancy
Full summary 6 topics · 4 votes
The Southborough Planning Board continued public hearings for site plan modifications at 22 Turnpike Road and 154 Turnpike Road, granting an occupancy sign-off recommendation for the interior of Chase Bank at the latter location. Members also reviewed ongoing drafting of zoning enforcement policies and non-compliance tracking procedures in coordination with the building department. In the planner's report, town staff provided updates on Costco variances before the Zoning Board of Appeals, new state zoning legislation, and upcoming potential warrant articles for Town Meeting.
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Planning Board role in zoning enforcement and complaint procedures
The board reviewed a draft zoning enforcement policy and an enforcement complaint form developed after meeting with the building commissioner. Members discussed staff workflow, statutory references under Massachusetts General Laws Chapter 40A and local zoning Chapter 174, and the development of an internal master spreadsheet to monitor site plan compliance across town projects.
- A subcommittee met with Building Commissioner Mark Robidoux and town staff to clarify enforcement protocols.
- Procedures reference Southborough Code Chapter 174-24 and MGL Chapter 40A Section 7.
- Staff is building a master spreadsheet of standardized project conditions to track compliance across town departments.
- Board members noted the citizen complaint form will be used by the public via the town website, while Planning Board concerns will be communicated via direct staff correspondence.
Outcome: Draft will be refined with corrected statutory citations and brought back for further discussion in August.
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22 Turnpike Road public hearing continuation
The board considered a request from the applicant for the golf range modification to major site plan approval at 22 Turnpike Road to continue the hearing without testimony. Members noted concern over the high number of continuances on active development applications and discussed options for managing review timelines or instituting continuance fees in the future.
- Project address is 22 Turnpike Road (golf range modification).
- Applicant requested a continuance without testimony to prepare revised materials addressing consultant comments.
- Board discussed tracking whether delays stem from board review or applicant requests.
Outcome: Continued the public hearing to August 17, 2026, at 6:45 p.m., and extended the board's decision deadline to September 18, 2026.
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154 Turnpike Road site plan modification and Chase Bank occupancy
The board discussed exterior site plan compliance for 154 Turnpike Road, focusing on proposed dimmer modules to bring existing non-compliant site lighting into conformance. The board agreed to allow the town planner to recommend approval of an occupancy permit for the interior tenant, Chase Bank, whose interior fit-out meets prior site plan conditions, while continuing the overall site plan modification hearing to September.
- Address is 154 Turnpike Road, former Tomasso restaurant space being converted to Chase Bank.
- Applicant ordered dimming modules from the light manufacturer to reduce site lumens and hardscape illumination levels.
- Chase Bank interior alterations were approved under an October 2025 change-of-use site plan approval.
- Board supported town planner signing off on the certificate of occupancy for Chase Bank upon receipt of an engineer-stamped certification letter.
- Full exterior modification hearing regarding lighting and landscaping continued to September 14, 2026.
Outcome: Board authorized the planner to sign off on Chase Bank interior occupancy; continued the public hearing to September 14, 2026, at 6:45 p.m., and extended the decision deadline to October 2, 2026.
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Planner's report and upcoming zoning articles
The town planner gave updates on ongoing developments, upcoming Zoning Board of Appeals hearings, state legislative changes, and potential future town meeting warrant articles. Items included light pole height and retaining wall variances for Costco, a consolidated public hearing for National Grid's vegetation management plan, state zoning bill H.5555, MBTA Communities regulations, and potential bylaw proposals regarding signs along Route 9, two-family conversions, and short-term rentals.
- Costco is scheduled before the ZBA on July 15, 2026, for variances concerning 20-foot light pole height limits and retaining walls exceeding 6 feet in the setback.
- National Grid's vegetation management plan will be reviewed in a joint hearing with the tree warden on August 17, 2026.
- State House Bill 5555 zoning amendments took effect July 1, 2026, and are being reviewed by town counsel.
- A proposed two-family conversion bylaw is being targeted for the 2026 Special Town Meeting in October, with public hearings expected in September.
- Potential 2027 Annual Town Meeting topics discussed include Route 9 signage special permits, short-term rental regulations, 55-plus housing bylaws, and giving the building commissioner explicit authority to revoke certificates of occupancy.
Outcome: Information shared; staff will draft items for upcoming meetings.
Routine business (2 items)
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Subdivision rules and regulations update
A board member reported on drafting updates to the town's subdivision rules and regulations. Draft language has been shared with staff and the town planner for preliminary review before being scheduled for full board discussion.
- Draft submitted to town staff on July 12, 2026.
- Working group will meet to refine the draft before placing it on a future Planning Board agenda.
Outcome: Discussion only; item will return to a future agenda after working group review.
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Routine business
The board approved the meeting minutes from June 22, 2026, with typographical corrections.
- Minutes of June 22, 2026, approved as amended.
Outcome: Minutes approved.
Votes
| Motion | Result | Time |
|---|---|---|
| Continue the public hearing for 22 Turnpike Road to August 17, 2026, at 6:45 p.m. | Passed, unanimous | 28:02 |
| Extend the deadline for Planning Board action on 22 Turnpike Road to September 18, 2026. | Passed, unanimous | 28:28 |
| Continue the public hearing for 154 Turnpike Road to September 14, 2026, at 6:45 p.m. | Passed, unanimous | 52:49 |
| Extend the deadline for Planning Board action on 154 Turnpike Road to October 2, 2026. | Passed, unanimous | 53:26 |
Next steps and dates mentioned
- July 15, 2026: ZBA hearing on Costco variances for light pole heights and retaining walls
- August 17, 2026: Continued public hearing on 22 Turnpike Road site plan modification
- August 17, 2026: Consolidated public hearing on National Grid vegetation management plan with Tree Warden
- August 17, 2026: Discussion on proposed two-family zoning bylaw amendment
- September 14, 2026: Continued public hearing on 154 Turnpike Road site plan modification
- September 2026: Public hearings on potential Special Town Meeting zoning warrant articles
- October 2026: Special Town Meeting
Tricentennial Committee
The Tricentennial Committee advanced plans for 2027 anniversary events, including library programs, drone shows, a firefighters bonfire, and commemorative merchandise.
- Library collaboration and history talks
- Utility pole banners and National Grid coordination
- Event updates and subcommittees
Full summary 7 topics
The Tricentennial Committee reviewed progress across its subcommittees and working groups for the town 300th anniversary celebration in 2027. Library Director Ryan Donovan confirmed funding for a local cemetery history lecture and discussed a possible revival of the Strawberry Social. The committee also discussed an AI-driven Southborough history musical presentation, utility pole banner placements, drone show scheduling, logistics for a firefighters union-sponsored bonfire, and the expanding sales of Tricentennial t-shirts and commemorative bricks.
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Library collaboration and history talks
Library Director Ryan Donovan presented ideas for tricentennial-themed library programs. He reported that the Friends of the Library agreed to fully fund a $750 tailored gravestone history lecture by the Gravestone Girls, tentatively planned for March 2027. The committee and library director also discussed logistics, volunteer needs, and ticketing for potentially reviving the historic Strawberry Social in June 2027, as well as holding history-related photography exhibits.
- Friends of the Library will fund the $750 Gravestone Girls tailored presentation.
- Gravestone lecture tentatively eyed for March 2027 to avoid overlapping with fall cemetery reenactments.
- Revival of the Strawberry Social discussed for June 2027, with concerns noted about large crowd size and volunteer needs.
- History in Bloom confirmed for April 15-17.
Outcome: The library director and committee will continue coordinating programming schedules and logistics.
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Utility pole banners and National Grid coordination
The committee reviewed progress on securing permits to hang anniversary banners from utility poles across Southborough. An initial list of 85 poles was submitted to the town administrator, and volunteers are needed to photograph and document pole numbers across town streets before National Grid and Verizon can grant final approvals.
- 85 utility poles identified along Central Street, Main Street, Southville Road, and near schools.
- Each utility pole must be photographed with its visible pole number for application submission.
- A volunteer was identified to assist the committee with photography.
Outcome: Committee members will coordinate pole photography and compile the application packet for utility companies.
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Event updates and subcommittees
Working groups reported on multiple anniversary events. The Voices from the Grave cemetery reenactment selected eight historic characters and is actively recruiting actors, particularly men. Andrew confirmed Southborough is booked on the drone company calendar for January 1 and 2, with contract negotiations continuing, while the parade group prepared contracts and participation standards for marching units.
- Voices from the Grave reenactment is researching sermons of Nathan Stone and seeking male actors.
- Drone show confirmed on vendor calendar for January 1-2, pending finalized contract and deposit.
- Fireman Muster working group requested to officially add Antique to event title and discussed food truck permits.
- Oxen owners for the parade deferred formal commitment until early 2027 due to livestock management uncertainties.
- House tour working group plans to feature approximately 12 homes, with an update expected in September.
Outcome: Working groups will continue planning and report back at future meetings.
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Tricentennial bonfire and hayride logistics
The chair reported that the Southborough Firefighters Union offered to sponsor, organize, and manage the planned tricentennial bonfire. Members supported pairing the bonfire with either the drone show weekend in January or a December lighting event rather than hosting it as a standalone event. The committee also discussed using a local historic hay wagon for heritage events.
- Southborough Firefighters Union agreed to organize and operate the bonfire event.
- Committee favored linking the bonfire to an existing celebration such as First Day or winter light festivals.
- A historic hay wagon stored in Southborough is intact and could serve as an attraction or shuttle at Heritage Day.
Outcome: The chair will continue discussions with fire department leadership on dates and locations.
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Fundraising, merchandise, and publicity
The committee reviewed outreach, fundraising, and merchandise operations. Claire Reynolds was recruited to coordinate the commemorative brick campaign database and orders. Tricentennial t-shirts sold out of large and extra-large sizes at the senior center at $20 each, prompting a reorder of 78 shirts, and the committee explored launching an online store for polo shirts and other branded items.
- Claire Reynolds recruited to lead order processing for commemorative bricks.
- Reorder of 78 adult t-shirts placed after initial large and XL sizes sold out.
- Committee email newsletter has grown to roughly 500 subscribers.
- Official website is live at southborough300.com and southborough300.org.
- Mass Cultural Council festival grants are being researched for event funding.
Outcome: Committee will pursue online store vendor options and continue brick and t-shirt sales.
Routine business (2 items)
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AI musical history project proposal
Resident presenter Sam pitched a 20-chapter, 70-minute AI-generated musical history of Southborough covering key town figures and historical events. Committee members discussed using excerpts as audio branding, website teasers, or background audio at town buildings, but stressed the need to fact-check the AI-generated lyrics and include disclaimers regarding historical accuracy.
- Project contains 20 musical chapters covering town history, Burnett family, Cordaville, and schools.
- Members recommended fact-checking the material with local historians before wide distribution.
- Presenter suggested involving high school or vocational students to edit and integrate audio clips.
- Audio could be featured at senior center kiosks or linked on the tricentennial website.
Outcome: Presenter will provide text transcripts and summary sheets for committee review and fact-checking.
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Routine business
The committee approved the meeting minutes from June 10 with a minor correction on line 37 and adjourned the meeting.
- June 10 meeting minutes approved with one abstention.
- Next meeting scheduled for August 12.
Outcome: Minutes approved; meeting adjourned at 1:34:28.
Next steps and dates mentioned
- August 12: Tricentennial Committee regular meeting
- September: House Tour working group presentation to committee
- September: Follow-up with local Boy Scout and Girl Scout troops regarding time capsule