September 28 – October 4, 2026

The Planning Board opened the public hearing for a proposed 167,000-square-foot Costco warehouse and 30-position gas station at 21 Coslin Drive, reviewing site layouts, access drives, and preliminary traffic data while hearing initial neighborhood traffic concerns. The board also reviewed draft revisions to the two-family dwelling zoning bylaw ahead of Town Meeting and continued hearings for 154 and 22 Turnpike Road. In other business, members evaluated Fay School's landscaping mitigation plan and discussed planning milestones for the upcoming Master Plan 2030.

• Two-family dwelling zoning bylaw warrant article

  Zoning & development. Watch at 0:15

  The board continued the public hearing on a ZBA-sponsored zoning bylaw amendment governing two-family dwellings ahead of Special Town Meeting. The board discussed removing the terms townhouse and duplex to avoid statutory confusion, as well as clarifying how minimum lot size requirements interact with different underlying zoning districts. Board members and the former board chair debated whether the draft language could inadvertently allow two-family dwellings on smaller commercial lots.

  • Select Board reopened and closed the Town Meeting warrant to allow the updated article language.
  • Proposed amendment removes references to townhouse and duplex.
  • Debate focused on whether minimum lot size phrasing bypasses residential lot size baselines in business and industrial districts.
  • Hearing continued to October 17, 2026, at 9:05 AM prior to Special Town Meeting.

  Outcome: Continued to October 17, 2026.

  Why it matters: Changes to Southborough zoning bylaws directly affect housing density and what property owners can build by right or by special permit.

• Costco Wholesale site plan and special permits (21 Coslin Drive)

  Zoning & development. Watch at 31:54

  Costco Wholesale and its development team presented initial site plans and special permit applications for a proposed 167,000-square-foot retail warehouse and 30-position fueling station spanning 26.12 acres on the Southborough and Westborough town line. The presentation covered site grading, emergency vehicle circulation, lighting, landscaping waivers, and an overview of the traffic study. Several residents raised concerns about traffic congestion on Route 9, cut-through traffic on Flagg Road, truck turnaround issues at the Route 85 interchange, and environmental impacts.

  • Project encompasses 26.12 acres total, with 17.8 acres in Southborough and roughly 8 acres in Westborough.
  • Building includes warehouse, receiving docks, tire installation center, and a 15-pump (30-fueling-position) station with queuing for 60 vehicles.
  • ZBA previously granted variances for 36.5-foot light poles (50 total proposed instead of 103 20-foot poles) and retaining walls.
  • Traffic mitigation currently proposes restriping and retiming the Route 9 and Crystal Pond Road signalized intersection.
  • Town peer review consultant report on traffic is expected by October 9.

  Outcome: Hearing continued to October 19, 2026, at 7:00 PM.

  Why it matters: This major commercial development would generate significant regional retail traffic on Route 9, create local tax base revenue, and impact neighboring roadways and infrastructure across both Southborough and Westborough.

• Fay School building addition landscape mitigation plan

  Schools. Watch at 1:04:21

  Representatives from Fay School presented an updated landscape mitigation plan to address outstanding conditions from an earlier site plan decision. The proposal outlines planting straight native species, trees, and groundcover on a hillside area near the primary school building, as well as plans for a pollinator garden. The board and public discussed tree species, pesticide use, and finalizing as-built documentation required for the school to receive a final certificate of occupancy.

  • Plan includes planting trees, 8 shrubs in 10-gallon containers, and 106 native groundcover plants.
  • Discussion addressed ensuring plants are certified free of neonicotinoid pesticides.
  • Peer review by Fuss and O'Neill on as-built engineering plans is pending.
  • School seeks to finalize compliance to obtain a Certificate of Occupancy.

  Outcome: Discussion continued to October 19, 2026.

• Master Plan Implementation Committee goals and Master Plan 2030

  Governance & committees. Watch at 1:34:06

  Members of the Master Plan Implementation Committee briefed the board on progress tracking current master plan recommendations and recommended establishing a Master Plan 2030 sub-committee by 2027. The committee recommended pursuing a hybrid approach using a planning consultant alongside volunteer committee members and seeking grant funding.

  • Recommendation to form a Master Plan Sub-Committee in 2027 to prepare for the 2030 plan.
  • Proposed hybrid model pairing town volunteers with a professional consultant rather than an entirely consultant- or volunteer-driven process.
  • MPIC will join the Planning Board for a joint in-depth discussion at the October 19 meeting.

  Outcome: Joint discussion scheduled for October 19, 2026.

• Planner's report and town updates

  Governance & committees. Watch at 1:45:00

  The town planner gave updates on several town matters, including an upcoming multi-board meeting on October 8 regarding elementary school building project options and costs. Updates were also provided on Attorney General approval of 2026 Annual Town Meeting bylaws, signage compliance at 361 Turnpike Road, commercial drone delivery proposals in neighboring Westborough, and a ZBA variance granted for 0 Northborough Road.

  • Joint meeting with the Elementary School Building Committee and other town boards set for October 8 at 6:30 PM at the Public Safety Building.
  • Attorney General approved 2026 ATM bylaws; a minor clerical bylaw amendment will be submitted for the spring Town Meeting.
  • 361 Turnpike Road (Gulf station) installed a no-right-turn sign as required.
  • Westborough is reviewing Amazon commercial drone delivery operations, which could have flight radii reaching into Southborough.
  • ZBA granted a frontage variance for 0 Northborough Road despite town counsel advising against it due to lack of frontage.

  Outcome: Informational updates; various items to be followed up at future meetings.

Routine business (3 items)

• 154 Turnpike Road site plan modification

  Zoning & development. Watch at 27:12

  The applicant requested a continuation of the public hearing for site plan modifications addressing non-compliance at 154 Turnpike Road without testimony. The board voted to continue the hearing and extended the statutory action deadline.

  • Hearing continued without testimony to October 19, 2026, at 6:45 PM.
  • Statutory action deadline extended to October 23, 2026.
  • A draft decision will be prepared for the October 19 meeting.

  Outcome: Continued to October 19, 2026; action deadline extended to October 23, 2026.

• 22 Turnpike Road golf range site plan modification

  Zoning & development. Watch at 29:10

  The applicant for 22 Turnpike Road requested a continuation of the major site plan modification hearing without testimony while a draft decision is finalized.

  • Hearing continued to October 19, 2026, at 6:30 PM.
  • Draft decision to be presented at the October 19 meeting.

  Outcome: Continued to October 19, 2026.

• Routine business

  Governance & committees. Watch at 1:48:06

  The board approved meeting minutes for August 17, 2026, and September 14, 2026, as amended, and adjourned the meeting.

  • Minutes of August 17, 2026, approved with one abstention.
  • Minutes of September 14, 2026, approved as amended with one abstention.

  Outcome: Minutes approved; meeting adjourned at approximately 9:20 PM.

Votes

Public comment

• A resident expressed concern over large trucks turning around at the Route 85 intersection and repeatedly damaging guardrails, urging Costco to coordinate with MassDOT. 1:33:10
• A resident of 73 Flagg Road noted that the traffic report shows Level of Service D and F at Route 9 intersections near Flagg Road, asked whether northbound cut-through traffic on Flagg Road was adequately modeled, and raised concerns regarding water pressure and truck turnaround paths. 1:34:56
• A resident raised concerns regarding regional cut-through traffic from large housing developments in neighboring towns like Hopkinton and Ashland using Southville and Flagg roads, as well as vehicle emissions from idling traffic at lights. 1:38:54
• A resident involved with local biodiversity efforts provided feedback on Fay School's landscaping mitigation plan, emphasizing the need to eliminate plants treated with neonicotinoid pesticides, avoiding non-native species, and eradicating invasive plants like porcelain berry. 1:58:53

Next steps and dates mentioned

• October 8, 2026, at 6:30 PM: Joint meeting with Elementary School Building Committee and town boards at Public Safety Building
• October 17, 2026, at 9:05 AM: Continued public hearing on two-family dwelling zoning bylaw warrant article prior to Special Town Meeting
• October 19, 2026, starting at 6:30 PM: Planning Board regular meeting with continued hearings for 22 Turnpike Road, 154 Turnpike Road, Costco Wholesale (21 Coslin Drive), Fay School, and Master Plan Implementation Committee
• October 21, 2026: ZBA meeting discussing state zoning act changes and variances

The Southborough Trails Committee met to prepare for the October 17 Special Town Meeting, focusing on Warrant Article 4 for the Peninsula Trail Phase 2 pedestrian bridge. With the Select Board and Advisory Committee both voting not to recommend the article, members debated whether to offer a floor amendment to reduce the request to $25,000 in new CPA funds while repurposing $211,000 in previously allocated CPA funds and pursuing a $100,000 MassTrails grant. The committee also finalized preparations for an upcoming guided hike, trail yoga sessions, and public outreach at Heritage Day.

• Fall trail events and youth hunting season safety

  Parks, trails & recreation. Watch at 5:23

  The chair reviewed upcoming community programming on town trails, including yoga sessions and a guided hike. Safety protocols were discussed due to the concurrent opening of youth hunting season, and the committee coordinated a November food drive.

  • Yoga on the Trails and a guided hike scheduled for Saturday, October 3, 2026.
  • Hikers are urged to wear blaze orange due to youth hunting season opening; safety vests will be borrowed from the Recreation Department.
  • Parking for the October 3 hike was secured at the Southborough Historical Society.
  • A trail run/walk and Southborough Food Pantry food drive are planned for November 7, 2026.

  Outcome: Events confirmed and logistics coordinated.

• Peninsula Trail Phase 2 Town Meeting funding strategy

  Parks, trails & recreation. Watch at 18:15

  The committee held an extensive strategic debate on how to present Warrant Article 4 at the October 17 Special Town Meeting after receiving negative recommendation votes from the Select Board (1-4) and Advisory Committee (0-7). The chair proposed preparing a fallback floor amendment that would reallocate $211,000 in previously granted CPA funds exclusively to the pedestrian bridge, add only $25,000 in new CPA funds, and seek a $100,000 MassTrails grant to complete the approximately $330,000 bridge. Members debated whether floating alternative funding ideas publicly would weaken the main proposal, while also drafting an informational FAQ document addressing cost, connectivity, and environmental value.

  • The committee was granted a 5-minute presentation slot at Town Meeting for Article 4.
  • A proposed fallback amendment would repurpose $211,000 in existing CPA funds and request $25,000 in new CPA funds rather than the full $217,000 previously sought.
  • The pedestrian bridge would eliminate a hazardous pedestrian walk along Route 30 lacking shoulders and guardrails.
  • The bridge connects to regional systems including the 33-mile Boroughs Loop Trail, 230-mile Bay Circuit Trail, and the Aqueduct Trail.
  • Members discussed countering opposition arguments that CPA funds should be prioritized for athletic fields instead of trails.

  Outcome: The committee agreed to refine the voter FAQ sheet, add trail maps, and consult further with the Community Preservation Committee regarding floor amendment logistics.

  Why it matters: The outcome of Article 4 at Town Meeting will decide whether Southborough completes the Peninsula Trail pedestrian bridge or forfeits previously designated CPA funding for the project.

• Public outreach and Heritage Day planning

  Parks, trails & recreation. Watch at 1:25:30

  Members discussed ways to publicize Town Meeting and the trail article to residents before voting day. Plans include setting up an informational table outside Town Meeting, borrowing promotional A-frame signs, and hosting a committee booth at Heritage Day.

  • Committee plans to borrow six A-frame signs from the Southborough Rotary Club to advertise Town Meeting and trail information.
  • Signs will be placed at high-visibility locations such as Town Hall, the library, and key roadway intersections.
  • The committee will host an informational booth at Heritage Day on Monday, October 12, 2026, from 9:00 AM to roughly 2:00 PM.
  • Members will staff an informational table outside the Town Meeting venue one hour prior to the meeting.

  Outcome: Members will coordinate sign printing and arrange booth staffing for Heritage Day.

Routine business (1 item)

• Routine business

  Governance & committees. Watch at 2:27

  The committee reviewed and approved the meeting minutes from September 17, 2026.

  • Minutes from September 17, 2026 were presented by the secretary.
  • The committee approved the minutes without edits.

  Outcome: Minutes approved.

Next steps and dates mentioned

• October 3, 2026 at 10:00 AM: Guided trail hike and Yoga on the Trails
• October 8, 2026 at 7:00 PM: Trails Committee regular meeting
• October 12, 2026: Heritage Day informational booth
• October 17, 2026: Special Town Meeting (Peninsula Trail Article 4)
• November 7, 2026: Trail run/walk and food drive event

Note on the recording: At approximately 1:14:50, committee member Isabelle Murphy disconnected due to a computer failure and was absent for the remainder of the meeting.