Planning Board — June 10, 2026

The Chair noted the use of the webinar format was encouraged by the IT Director to provide better control over participants. He addressed resident requests to see other attendees but cited administrative burdens as the reason for maintaining the current format.

The meeting proceeded under the Zoom webinar configuration.

The applicant explained that a survey discrepancy necessitated a minor adjustment to the rail boundary line, reducing the lot size by approximately 160 square feet. Board members questioned whether this change would impact required setbacks, and staff/applicant confirmed compliance.

The board voted unanimously to endorse the modified ANR plan.

The applicant presented modifications: reducing unit count from 46 to 40, increasing affordable unit sizes, adding shade trees, improving bike room and mechanical screening. Discussion covered playground surfacing, noise mitigation, breezeway visual impact, blasting coordination with nearby projects, stormwater management, sewer connections, L'Express bus passes, mandatory sewer connection rules for existing residents (only required if system fails), and emergency vehicle access during construction. Board debated blasting coordination condition and inclusionary unit mix (leaning toward 2-2-2 split).

Staff recommended approval with conditions (blasting/communication, noise shielding). Public hearing closed. Board approved modification and 2026 modified plans unanimously with five conditions (blasting/survey/communication, sewer timing, noise shields, discounted parking for inclusionary units, $20 Lexpress welcome package). 2024 conditions also apply.

The board will review the draft decision and conditions. Applicant to review unit split and cistern viability.

Applicant presented modifications: relocated refuse enclosures, updated tree mitigation, efficient garage layouts, roof style changes (mansard to gable/shed) per HDC. Waivers requested for parking, snow storage signage, dark-sky lighting. Further topics included LID stormwater (tree box filters), groundwater mounding analysis, HDC coordination timing, elevator cab sizes for bicycles, oversized bike accommodations, and transition to library site. Mixed views on waivers; no final vote taken in segment.

Board engaged in debate; consensus that code-compliant elevators suffice. Hearing continued; applicant to finalize HDC responses.

The hearing is continued to the July 15th, 2026 meeting. Applicant to provide final light fixtures/photometrics, correct on-street parking counts, coordinate tree species/locations with warden, guarantee two-year survival of plantings.

Updates included building permit for Militia Drive, upcoming opening of The Lex at 93 Bedford Street, Conservation Commission approval of Pulte Homes at 475 Bedford Street, and hiring of Cindy Nelson as new Planning Coordinator.

The board received information regarding several ongoing town projects and new staff.

Cindy Nelson will begin her role the week of July 4th.

Discussion covered Conservation Commission's review of 114 Woo Street (Minuteman National Historic Park wetland buffer concerns) and 407 Waltham Street (developer proposed four-story building, neighborhood meeting scheduled).

The board was briefed on the current status and community engagement plans for these sites.

A neighborhood meeting for 407 Waltham Street is scheduled for June 25th.

The Chair shared insights from a regional meeting, noting differences in MBTA community bylaws in Bedford and water supply challenges in Sudbury.

The board was informed of regional planning trends and challenges.