Planning Board — March 24, 2026

A motion was made to keep the existing officers: Joseph Feole as Chairman, Sean Lewis as Vice Chair, and Damon Norcross as Secretary.

The motion passed with a vote of 6-1-0.

The discussion focused heavily on traffic mitigation and site circulation. The Planning Director presented three alternative traffic sketches from the town engineer, Steve Purnell, to reduce conflict points. The applicant argued against the engineer's preferred option (Sketch A) due to safety concerns regarding the playground's proximity to the right-of-way. The board debated whether to require further review by the engineer or approve the current hybrid plan with specific conditions, such as a post-occupancy traffic study.

The board granted conditional approval for the site plan subject to eleven specific conditions.

The applicant must satisfy conditions including a post-occupancy traffic study 12 months after opening.

The applicant requested a reduction in required parking, noting their business model is primarily takeout/delivery with very limited seating. Concerns were raised regarding the impact on parking availability for neighboring businesses like Chasers. The discussion also covered the need for proper dumpster enclosures and landscaping.

The plan was accepted as complete.

The board discussed whether the plaza lot would be consumed by non-tenant parking. The property owner, Alan Kelly of Linear Retail, confirmed that signage is already posted stating that violators will be towed.

The board was satisfied with the existing signage and the owner's commitment to resolve any future parking issues for tenants.

The board expressed concern that 'back of house' windows might create a blank facade. Options discussed included vinyl treatments (like Shake Shack) or interior walls (like Press Café) to allow light through while maintaining privacy.

The applicant agreed to work with staff to find an acceptable solution that meets the intent of providing light without sacrificing aesthetics.

The applicant may need to return for a conditional use permit regarding final branding and window treatments.

The board requested dedicated spaces to localize traffic from takeout customers. The applicant proposed placing these spaces on the Broadway side of the property.

The board supported this and suggested these dedicated spaces be added to the formal plan.

The applicant proposed six indoor and six seasonal outdoor courts, a juice bar, and a sports training area. Key concerns included noise from outdoor courts, lighting, landscaping/buffers, and the adequacy of the requested parking reduction. A resident supported the project, noting the popularity of the sport among their age group. Later discussion reviewed parking counts and a public resident, John Cupo, argued against significant landscaping that might obstruct the view of the property's historic architecture. Board members suggested creative alternatives like bollards or smaller planting strips.

The board accepted the plan as complete but decided to continue the matter pending further information and ZBA decisions.

The applicant must address feedback regarding landscaping/buffers, provide clarification on entrance logistics, and potentially provide trip generation data, lighting/photometric details, and updated plans clarifying summer-only hours (7 AM - 7 PM).

Staff reported that a warehouse/office project at 15 Trolley Lane will have a smaller footprint than originally approved because planned mezzanines are not being constructed. The property owner confirmed this, noting that if mezzanines are built in the future, additional fees would apply.

The board was informed that the impact fee will be lower than previously approved.

Staff to require a revised floor plan codifying the absence of mezzanines.

Staff raised concerns regarding site plan regulations and existing violations at the property, including improper snow storage in wetlands. The engineer for the applicant argued that the request comes from a new entity and shouldn't be penalized for the previous owner's violations.

The board reached a consensus not to grant any relief or temporary permission.

One resident at a commercially zoned property wishes to sell excess firewood. Another wants to add a walk-up coffee counter to an existing convenience store. Both are viewed as continuous retail uses rather than changes of use.

The board expressed consensus that these uses are acceptable.

A resident questioned why only $1 million of a pledged $3 million for public safety has been paid. Board members and staff clarified that this was a voluntary pledge made during the Master Plan update and is not a legally binding debt, tax, or impact fee tied to specific site plan triggers.

The board clarified that the donation is not an outstanding bill and has no specific repayment timeline.