2026-10-21 - Planning Board Meeting

Summary

Built from the posted agenda and the posted minutes.

Held 6:00 to 9:15 pm. Present: Chair Patsy Rydlak, Don Clay, Bob Beringer, Bill Fontaine, Leonie Howard, alternate Laurie Degnan; staff Planning Director Dillon Maxfield and Assistant Planner Jayne Garrey. October 7 minutes approved. Adjourned 9:15 (Fontaine/Howard).

Fontaine raised concerns about traffic conditions in the original decision. KP Law attorney Carolyn Murray advised that Amazon is not in compliance with the decision and that the Board should inform the zoning enforcement officer.
Rydlak wants input from the Police Chief; she noted traffic is already 35% over the prediction, with an additional 1,400 cars per day. Fire Chief Rob Barton said the roughly 40 speed bumps hinder ambulances and fire trucks.
A resident's letter opposing the modification was received.
Continued to November 4 (Clay/Fontaine, unanimous); revised traffic studies from MDM and Amazon's engineer are to be reviewed.

An abutter's letter asked for permanent non-disturbance of the 100-foot buffer. Board members were concerned that clearing was done before approval; Clay raised possible oil and gas contamination of wetlands.
Maxfield will add a condition that the plan reverts to the last approved design. The vehicles are 1 to 2 year old lease cars.
Continued to November 4 (Fontaine/Beringer, unanimous).

Ponnakin Hill Subdivision modification (Fabiola Caesar Estiverne): continued to November 18 at the applicant's request.
35 North Main Street Duplex Subdivision (GM Properties): continued to November 4.

GAIR LLC, Jennings Road Ext: bond reductions approved. Phase 2 reduced by $21,714 (remaining $24,180); Phase 3 reduced by $124,920 (remaining $40,410). See Jennings Road Extension Bond Reduction.
Nextera, 261 N. Sturbridge Rd Solar: landscaping field modification approved, with an abutter letter for six trees. On the decommissioning bond, Degnan wants 25% in cash; referred to Town Counsel, to be discussed November 4. See Nextera 261 North Sturbridge Road Solar Decommissioning Bond.
Hammond Woods Subdivision: final tri-partite bond released.

The Gauthier Zone Change and the Data Center Zoning By-Law amendments passed at the Fall Town Meeting (Data Center Zoning Moratorium). Data center zoning is to be reviewed before the May 2028 Annual Town Meeting; Sturbridge is seeking a data center moratorium.
A Carpenter Hill Power Community Benefits Plan was handed out; the Town Administrator is to be invited for half an hour at a future meeting.

Call To Order

General public comment to items not on the agenda

ANRs: (none listed)

Amazon, 53 Sturbridge Road (Opened 09-02-2026) - modification of a previously issued special permit and site plan approval to add a last-mile delivery/distribution component, with independent contract drivers using personal vehicles picking up packages on-site. Map 962, Block 107, Parcels 2, 3 & 4, zoned Business Enterprise Park (BEP). Amazon Flex Delivery Station Route 20 Modification
Apple Trailer Realty LLC, 253 Worcester Road (Opened 10-07-2026) - special permit and site plan approval for a gravel vehicle storage and parking area with about 695 spaces for company-owned vehicles and equipment, including clearing, grading, earthen berms, and stormwater detention basins and swales. No buildings proposed. Map 36, Block A, Parcels 1, 1.1, and 1.2, zoned BEP. Apple Trailer Realty Route 20 Vehicle Storage
Fabiola Caesar Estiverne, Ponnakin Hill - (Continued) Ponnakin Hill Definitive Subdivision Plan Modification (21-A-5)
Jesse & Jesse Properties, LLC - (Continued) Site Plan Approval to remove the mini-golf structures and construct a prefabricated 7200 sq ft metal building with seven rental bays at 360 Worcester Road (40-B-24). Applicant requests continuance to the November 4, 2026 meeting.
GM Properties (opened 09-16-2026) - Site Plan Approval to subdivide and construct 9 duplexes at 35 North Main St. Applicant requests continuance to the November 4, 2026 meeting. 35 North Main Street Duplex Subdivision

Hammandwoods (sic) - applicant has completed work on the Hammondwoods subdivision and requests release of funds held in tripartite agreement
GAIR, LLC - work complete on the Jennings Road Ext subdivision; requests a bond reduction
Nextera Energy - 261 N. Sturbridge Road Solar Farm, LLC Field Change Request - vegetative planting and screening changes proposed (14-B-7 & 11.1)
Decommissioning Bond - Nextera Energy, 261 North Sturbridge Road Solar Facility (12-B-7 & 11.1) (nesting under Administrative uncertain in source)
CSA requests meeting with the planning board to discuss community benefit agreement

Adoption of minutes

Planning Director Report

Other Business - unknown at time of posting

Adjourn