On the agenda: Southborough meeting — Data Center (Feb 9)

1.

6:30 P.M. Planning Board
Documents:
2026.02.09 PB AGENDA_REV. 1.PDF

2.

6:30 P.M. Planning Board
Documents:
2026.02.09 PB AGENDA.PDF
2.I.

6:30 PM Planning Board
Documents:
2026.02.09 PB PACKET.PDF

By Town Clerk/ss 9:18 am, Feb 05, 2026

Meeting of the

Southborough Planning Board

Monday, February 9, 2026, 6:30 PM
McAuliffe Hearing Room - Southborough Town House
17 Common Street – Southborough, Massachusetts
Those wishing to watch or participate remotely may do so by accessing the meeting link at:
https://ma-southborough.civicplus.com/674/Virtual-Meetings
6:30 PM

6:45 PM

CALL TO ORDER
DISCUSSION:
DISCUSSION:
PUBLIC HEARING:

7:05 PM
7:10 PM

PUBLIC HEARING:
PUBLIC HEARING:

7:15 PM
7:20 PM

PUBLIC HEARING:
PUBLIC HEARING:
DISCUSSION:
DISCUSSION:

AGENDA (Revised)

ADU Bylaw update (ZBA)
Tricentennial Committee Signs
352 Turnpike Rd. (Disability Assistance & Vocational
Education, Inc.) - Major Site Plan Approval (Change of
Use)
Industrial Park District Expanded Uses
55+ Housing Bylaw Update discussion with Affordable
Housing Trust
MCOD Bylaw-Dimensional Table Correction
Zoning Amendment – Replace SHOPC with Affordable
Housing Trust (AHT)
Subdivision Rules and Regulations update
Open Space Notification/Education Letter – Next Step

Other Business Properly Before the Board:
Planners Report:
• Project Updates
• Proposed 2026 ATM Warrant Articles
• Clean Energy Siting & Permitting Regulations
Approval of Minutes – January 26, 2026
Next Meetings – February 23, 2026, March 9, 2026
ADJOURN
Decision Due Dates:
352 Turnpike Rd. (DAVE Inc.) - MSPA (60 Days) – March 8, 2026
Meme Luttrell, Chair
Southborough Planning Board

2026.02.09 PB Agenda revised

Revised agenda notations:
* Strikethrough indicates a deletion
** Bold, italicized items are additions

By Town Clerk/ss 2:49 pm, Feb 03, 2026

Meeting of the

Southborough Planning Board

Monday, February 9, 2026, 6:30 PM
McAuliffe Hearing Room - Southborough Town House
17 Common Street – Southborough, Massachusetts
Those wishing to watch or participate remotely may do so by accessing the meeting link at:
https://ma-southborough.civicplus.com/674/Virtual-Meetings
6:30 PM

6:45 PM

CALL TO ORDER
DISCUSSION:
DISCUSSION:
PUBLIC HEARING:

7:05 PM
7:10 PM

PUBLIC HEARING:
PUBLIC HEARING:

7:15 PM
7:20 PM

PUBLIC HEARING:
PUBLIC HEARING:

AGENDA

Subdivision Rules and Regulations update
Open Space Notification/Education Letter – Next Step
352 Turnpike Rd. (Disability Assistance & Vocational
Education, Inc.) - Major Site Plan Approval (Change of
Use)
Industrial Park District Expanded Uses
55+ Housing Bylaw Update discussion with Affordable
Housing Trust
MCOD Bylaw-Dimensional Table Correction
Zoning Amendment – Replace SHOPC with Affordable
Housing Trust (AHT)
ADU Bylaw update (ZBA)
Tricentennial Committee Signs

DISCUSSION:
DISCUSSION:
Other Business Properly Before the Board:
Planners Report:
• Project Updates
• Proposed 2026 ATM Warrant Articles
• Clean Energy Siting & Permitting Regulations
Approval of Minutes – January 26, 2026
Next Meetings – February 23, 2026, March 9, 2026
ADJOURN
Decision Due Dates:
352 Turnpike Rd. (DAVE Inc.) - MSPA (60 Days) – March 8, 2026
Meme Luttrell, Chair
Southborough Planning Board

2026.02.09 PB Agenda

Revised agenda notations:
* Strikethrough indicates a deletion
** Bold, italicized items are additions

By Town Clerk/ss 9:18 am, Feb 05, 2026

Meeting of the

Southborough Planning Board

Monday, February 9, 2026, 6:30 PM
McAuliffe Hearing Room - Southborough Town House
17 Common Street – Southborough, Massachusetts
Those wishing to watch or participate remotely may do so by accessing the meeting link at:
https://ma-southborough.civicplus.com/674/Virtual-Meetings
6:30 PM

6:45 PM

CALL TO ORDER
DISCUSSION:
DISCUSSION:
PUBLIC HEARING:

7:05 PM
7:10 PM

PUBLIC HEARING:
PUBLIC HEARING:

7:15 PM
7:20 PM

PUBLIC HEARING:
PUBLIC HEARING:
DISCUSSION:
DISCUSSION:

AGENDA (Revised)

ADU Bylaw update (ZBA)
Tricentennial Committee Signs
352 Turnpike Rd. (Disability Assistance & Vocational
Education, Inc.) - Major Site Plan Approval (Change of
Use)
Industrial Park District Expanded Uses
55+ Housing Bylaw Update discussion with Affordable
Housing Trust
MCOD Bylaw-Dimensional Table Correction
Zoning Amendment – Replace SHOPC with Affordable
Housing Trust (AHT)
Subdivision Rules and Regulations update
Open Space Notification/Education Letter – Next Step

Other Business Properly Before the Board:
Planners Report:
• Project Updates
• Proposed 2026 ATM Warrant Articles
• Clean Energy Siting & Permitting Regulations
Approval of Minutes – January 26, 2026
Next Meetings – February 23, 2026, March 9, 2026
ADJOURN
Decision Due Dates:
352 Turnpike Rd. (DAVE Inc.) - MSPA (60 Days) – March 8, 2026
Meme Luttrell, Chair
Southborough Planning Board

2026.02.09 PB Agenda revised

Revised agenda notations:
* Strikethrough indicates a deletion
** Bold, italicized items are additions

Article __: To see if the Town will vote to amend language within the Zoning Code of the
Town of Southborough as follows:
174-8.2 (Residence A District) A (11)
(11) Accessory dwelling unit that is not larger in gross floor area than 900 Sq. ft.
174-9 Special permit requirements (B) to:
B. Accessory dwelling units. Special permits for accessory dwelling units exceeding 900 sq ft of
gross floor area may be issued upon referral of the application and receipt and consideration of a
report, or after 35 days elapse without such report, from the Board of Health, certifying that
adequate provisions have been made in accordance with the requirements of the Board of Health
for drainage and for the disposal of sewage and waste generated by the occupancy of the
apartment, and from the Planning Board, describing the lot on which the dwelling is located, the
neighborhood where it is located and the effect of the proposed apartment thereon, the adequacy
of ingress and egress provisions, the recommendations of the Planning Board as to the
advisability of granting the special permit and any restrictions that should be imposed as a
condition thereof and the provisions for off-street parking in a manner consistent with the
character of the premises. If the decision of the Board of Appeals differs from the
recommendations of the Planning Board, the reasons therefore shall be stated in the decision.
The accessory dwelling unit shall comply with the following conditions and requirements:
(1)
There is no other accessory dwelling unit on the lot on which the accessory dwelling unit
is proposed.
UPDATE 174-13.8 Adaptive reuse of historic buildings (B) (1) (a) [1] to:
(a) Accessory dwelling units. The accessory dwelling unit shall be subject to site plan review and
shall also comply with the following conditions and requirements:
[1]
There is no other accessory dwelling unit on the lot on which the accessory dwelling unit
is proposed.
[2]
Not more than the required minimum exterior alterations will be made to the singlefamily house and to any accessory buildings as determined by the SPGA upon written
recommendation of the Historical Commission.

; or do or act anything in relation thereto.

Article __: To see if the Town will vote to amend language within the Zoning Code of the
Town of Southborough as follows:
174-8.2 (Residence A District) A (11)
(11) Accessory dwelling unit that is not larger in gross floor area than ½ the Gross Floor Area of
the Principal Dwelling or 900 Sq. ft. , whichever is smaller.

174-9 Special permit requirements (B) to:
B. Accessory dwelling units. Special permits for accessory dwelling units exceeding state law
dimensional standards (MGL c. 40A, §1A)900 sq ft of gross floor area may be issued upon
referral of the application and receipt and consideration of a report, or after 35 days elapse
without such report, from the Board of Health, certifying that adequate provisions have been
made in accordance with the requirements of the Board of Health for drainage and for the
disposal of sewage and waste generated by the occupancy of the apartment, and from the
Planning Board, describing the lot on which the dwelling is located, the neighborhood where it is
located and the effect of the proposed apartment thereon, the adequacy of ingress and egress
provisions, the recommendations of the Planning Board as to the advisability of granting the
special permit and any restrictions that should be imposed as a condition thereof and the
provisions for off-street parking in a manner consistent with the character of the premises. If the
decision of the Board of Appeals differs from the recommendations of the Planning Board, the
reasons therefore shall be stated in the decision. The accessory dwelling unit shall comply with
the following conditions and requirements:
(1)
The habitable floor area of the accessory unit shall not exceed 25% of the habitable floor
area of the entire dwelling plus that of any accessory building used for the accessory dwelling
(2)(1) There is no other accessory dwelling unit on the lot on which the accessory dwelling unit
is proposed.
(3)
Not more than the required minimum exterior alterations have been or will be made to
the one-family house and to any accessory buildings, and the site plan of the lot and floor plans
of the dwelling thereon have been filed with the Building Inspector prior to the application to the
Board of Appeals.
UPDATE 174-13.8 Adaptive reuse of historic buildings (B) (1) (a) [1] to:
(a) Accessory dwelling units. The accessory dwelling unit shall be subject to site plan review and
shall also comply with the following conditions and requirements:
[1]
The habitable floor area of the accessory dwelling unit shall not exceed 35% of the
habitable floor area of the entire dwelling, plus that of any accessory building used for the
accessory dwelling unit.

Formatted: Font: (Default) Times New Roman, Bold

[2][1] There is no other accessory dwelling unit on the lot on which the accessory dwelling unit
is proposed.
[3][2] Not more than the required minimum exterior alterations will be made to the singlefamily house and to any accessory buildings as determined by the SPGA upon written
recommendation of the Historical Commission.

; or do or act anything in relation thereto.

ARTICLE __: To see if the Town will vote to add sec�on to § 174-11 C (11) of the exis�ng Zoning
Code of the Town of Southborough the following subparagraph (a):

Signs Requiring Approval from the Select Board on Town property. Pursuant to the approval of
the Select Board, banners displayed in conjunc�on with official Town events or ceremonies may
be allowed from August 1, 2026 through December 31, 2027 at the discre�on of the Select
Board. All signs shall be removed no later than January 31, 2028.
It is the policy of the Town of Southborough that banners atached to poles on public ways or on
public property are not intended to serve as a forum for free expression by the public, but
rather as expressions of official Town sen�ments.
The Town shall acquire ownership of all banners that it hangs on poles on public ways or on
public property.
; or to do or act in rela�on thereto

Summary: This article would add a new zoning bylaw section allowing temporary
commemorative and historical event signs by special permit from the Zoning Board of Appeals,
including pole-mounted banners, sponsor banners, and yard signs with clear limits on size,
locations, and display periods. It establishes standards to ensure such signs are safe, well
maintained, seasonally appropriate, and promptly removed after the culminating event.

.OUT

ECElVED
OUc.H TOWN CLERK

Tow IN OF SouThmoRou 23 A II: 03
.

PLANNING BOARD
TOWN HOUSE 17 COMMON STREET SOUTHBOROUGH, MASSACHUSETtS 01772- 61,2
•
(508) 485-0710, ext. 3028 FAX (508) 983-7752 kquinniisouthboroughma.com

January 21, 2026
James Hegarty
Town Clerk
Town of Southborough
17 Common Street
Southborough, MA 01772
PUBLIC HEARING NOTICE
Amend the Town Code §174-8.6 IP Industrial Park District
Per Section MGL, 40A, Section 5, the Planning Board of the Town of Southborough shall hold a public
hearing on Monday, February 9, at 7:05 PM, in the McAuliffe Hearing Room, 17 Common Street,
Southborough, MA, and via Zoom, to consider amending the Town Code §174-8.6, to update and
expand the uses in the Industrial Park (IP) District.
These hearings concern amending and expanding of uses in the §174-8.6, IP Industrial Park District
to update outdated uses and create more opportunities for development.
A copy of the proposed zoning amendment may be viewed at the Planning Office at the Southborough
Town House during normal business hours or on the Planning Board Agenda Center
https://www.southborouqhma .qov/AgendaCenter!P)anning-Board-29.
Any person wishing to be heard on the proposed zoning amendment should appear at the time and place
designated, or join virtually at the following link: https://www.southboroughma.gov/674/Virtual-Meetings
Ad to run January 26, 2026, and February 2, 2026.
Please bill:

Town of Southborough
Planning Board
17 Common St.
Southborough, MA 01772
CStansfie)dSouthborouqhMA.com
508-485-0710

G:\Towri MeetingAnnual\2026 (04-11-26)\Industrial Park expanded uses\2026.01.21 LEGAL AD-IP Expanded Uses ATM-Legal Notice ATM
4.11 .2026.doc

ARTICLE __: To see if the Town will vote to delete §174-8.6 IP Industrial Park District [Added 412-1993 ATM by Art. 43] of the existing Zoning Code of the Town of Southborough and replace it
with the following:
§174-8.6 IP Industrial Park District
A. General Performance Standards
All uses shall comply with the following performance standards, measured at the property line:
1. Noise: Notwithstanding §130 or any other provision of the Town Code, noise shall not
exceed 60 decibels (dB) during daytime hours (7 a.m.–10 p.m.) or 50 dB during nighttime
hours (10 p.m.–7 a.m.), measured in accordance with Massachusetts Department of
Environmental Protection noise regulations, or any successor regulations.
2. Vibration: No operation shall create vibrations perceptible without instruments beyond the
property line, as measured using ASTM or ISO vibration measurement standards.
3. Odor: No operation shall emit odors beyond the property line in concentrations exceeding
threshold odor limits established by the Massachusetts Department of Environmental
Protection, or which are detectable for more than 5 minutes in any one hour by a person of
normal olfactory sensitivity.
4. Emissions: Airborne emissions of dust, smoke, particulate matter, or other pollutants shall
comply with all applicable federal, state, and local air quality regulations, including limits
set by the Massachusetts Department of Environmental Protection.
B. Uses Permitted by Right
1. All uses permitted in the Conservation District
2. Private or non-profit school, childcare nursery, or kindergarten, exclusively for the care and
education of children licensed or certified by the Commonwealth of Massachusetts.
3. Private or non-profit assisted living residence, adult day health center, or similar facility
providing care, supervision, or support services for elderly or disabled adults, licensed or
certified by the Commonwealth of Massachusetts.
4. Cafeteria on the premises for use by employees; a commercial kitchen, café, or restaurant.
C. Uses Permitted by Right up to 75,000 Square Feet
1. Data Processing, Digital Services, Media Production, Publishing
o

Includes payroll and financial transaction processing, document management,
computer and internet-based services, digital and print publishing, and commercial
printing.

o

Excludes broadcasting towers or facilities primarily intended for public transmission
unless otherwise permitted.

o

Excludes Data Centers as defined in ¶H

2. Indoor or Outdoor Recreation, Fitness, Cultural, or Arts Facilities
o

Studios, galleries, or theaters for visual, performing, or cultural arts.

o

Private membership clubs or organizations providing social, cultural, physical
fitness, athletic training, or recreational amenities.

3. Wholesale or Contractor Facilities
o

Sale, storage, or distribution of fuel, lumber, construction materials, landscaping
supplies, and contractor equipment, including contractor yards.

o

Outdoor storage is allowed if screened from public view and compliant with
environmental and safety regulations.

4. Battery Energy Storage Systems (BESS)
a. Footprint: Up to 75,000 sq ft, including all battery enclosures, inverters, transformers,
equipment pads, and associated structures; excludes required setbacks and landscaped areas.
b. Fire and Life Safety: Must comply with NFPA 855, International Fire Code, and
Massachusetts Comprehensive Fire Safety Code. Approval by the Fire Chief or designee is
required prior to issuance of a building permit. Fire Department training must be provided
annually.
c. Emergency Operations: Submit an Emergency Operations Plan to the Fire Department
and Board of Health, including system specifications, hazard mitigation measures, and a 24hour emergency contact.
d. Site Security and Screening: Enclose facility with security fencing and provide access
controls, signage, and visual screening where adjacent to non-industrial uses.
e. Decommissioning Plan: Submit a plan detailing removal of all system components if
operation ceases for a period exceeding twelve (12) months. Financial surety may be
required.
5. Retail Establishments and Consumer Services (No Manufacturing)
o

Sale of goods or provision of services directly to the public.

o

Incidental preparation or customization of goods for immediate sale allowed

o

Excludes on site-manufacturing, which is addressed separately under section D (2)

6. Medical Clinics, Outpatient Care, and Diagnostic Laboratories
o

All operations conducted within enclosed buildings; no overnight patient stays.

7. Automotive Sales, Leasing, Fueling, Servicing, or Repair
o

Includes gasoline stations, auto repair garages, and vehicle dealerships.

o

Outdoor storage of vehicles, parts, or equipment must be screened from public view
and comply with environmental and safety regulations.

8. Indoor Facilities for Wholesale Trade, Distribution, and Storage of Goods and Materials
o

Excludes transfer, handling, or storage of solid waste, hazardous waste, or other
regulated materials.

o

All operations conducted within enclosed buildings; outdoor storage prohibited
unless expressly permitted by special permit.

9. General Scientific Research and Development
10. Light Manufacturing
o

Fabrication, assembly, processing, or packaging of finished products or parts entirely
within enclosed buildings.

o

Must not produce noise, vibration, odor, smoke, glare, or other environmental
impacts detectable beyond the property line.

o

No heavy machinery, hazardous materials, or large-scale freight operations.

11. Stand-alone Electric Vehicle Charging Stations, Pay-to-Park Facilities, and Parking Garages
D. Uses Requiring a Special Permit
1. All uses permitted in Subsection B that exceed 75,000 sq ft.
2. Retail establishments and consumer services with on-site manufacturing.
3. Major public utility infrastructure (e.g., substations or transmission facilities).
4. Hospitals, inpatient care facilities, and emergency medical centers.
5. Veterinary clinics, animal hospitals, dog kennels, and equestrian centers; no livestock
farming.
6. Scientific research and development involving Good Laboratories Practices (GLP) or Good
Manufacturing Practices (GMP) and chemistry, manufacturing, and controls (CMC) for
pharmaceutical or biologic product development. This encompasses the processes and

procedures involved in developing, manufacturing, and controlling the quality of a human or
veterinarian drug product throughout its lifecycle.
7. Other manufacturing not described in Subsection C.
8. Hazardous waste storage and disposal facilities, other than small generators, as defined by
the Environmental Protection Agency and the Commonwealth of Massachusetts, except that
a special permit may be issued for such a facility upon approval by the appropriate federal
and state agencies, review and comment by the Southborough Board of Health,
Conservation Commission, Planning Board and Fire and Police Chiefs, following a duly
advertised public hearing and in accordance with the Hazardous Waste Facilities Siting
Law.1
9. Adult bookstore, adult video store, adult paraphernalia store, adult motion-picture theater,
adult live entertainment (see § 174-9I). [Added 4-8-1996 ATM by Art. 56]
10. Heliport or landing place for helicopter, not including storage or maintenance facilities as an
accessory use to a permitted principal use. [Added 4-15-1997 ATM by Art. 53]
11. Registered marijuana dispensary as defined in 105 CMR 725.004. [Added 4-16-2014 ATM
by Art. 17]
12. Highway Major Retail (Note: Special permit from the Planning Board.) [Added 10-27-25
ATM by Art 1.]
13. Data Centers as defined in § 174-9 K (Note: Special permit from the Planning Board)
E. Prohibited Uses
•

All uses which are not listed above, legally nonconforming, or otherwise allowable by the
provisions of the zoning regulations are prohibited.

F. Development Standards
1. Minimum lot area: 43,560 sq ft (minimum 20,000 sq ft exclusive of wetlands) [Amended 48-1996 ATM by Art. 54].
2. Minimum frontage: 200 feet.
3. Minimum setbacks:
o

Front: 50 feet; 75 feet if on Route 9

o

Rear: 50 feet

o

Side: 50 feet

o

Other street: 50 feet

4. Maximum height: 45 feet, three stories.
5. Maximum floor area ratio: 0.60.

G. Operation of Marijuana Establishments
•

Prohibited in all zoning districts. The operation of any marijuana establishment as defined in
MGL c. 94C, § 1, including without limitation a marijuana cultivator, marijuana testing
facility, marijuana product manufacturer, marijuana retailer or any other type of licensed
marijuana facility is prohibited in all zoning districts of the Town.

•

Exception: licensed medical marijuana facilities under Chapter 369 of the Acts of 2012
currently permitted in Southborough [Added 4-25-2017 ATM by Art. 32].

§174-9 Special Permit Requirements
K. Data Centers (Use by Special Permit by Planning Board)
1. Definition: A facility whose primary purpose is the centralized storage, processing,
management, and transmission of digital data, information, or applications, typically within
one or more secure buildings. Such a facility is characterized by high‑density computer
servers and related hardware, and associated electrical and mechanical systems, including
but not limited to uninterruptible power supplies, back‑up batteries, generators, switchgear,
transformers, cooling and air‑handling equipment, fire suppression systems, and physical
security. The term includes server farms, cloud‑computing facilities, and similar digital
infrastructure operations, whether owned by a single user or providing services to multiple
users. The term does not include accessory or incidental IT or server rooms serving another
principal use on the same property, including:
(a) computers used primarily by individual users in an office or similar environment
(such as desktop computers, laptops, smartphones, or tablets); and
(b) multi‑user computers or servers that, in aggregate, occupy no more than ten
percent (10%) of the gross floor area of the building and consume no more than ten
percent (10%) of the building’s total electrical load.
The Planning Board may adopt regulations interpreting and updating this definition as
technology evolves, following a public hearing, provided that any such regulations shall not
take effect until at least six (6) months after their adoption.
2. Visual Screening and Noise Control:

o

Equipment must be fully enclosed unless mechanically infeasible (as determined by
Town’s Engineering Consultant).

o

Ground equipment and accessory electrical substations must be screened from view
from abutting lots and rights-of-way.

o

Pre-construction and post-construction studies required to demonstrate compliance
with all provisions of §174-8.6 A and §130 of the Town Code (the Noise Bylaw).

o

Sound mitigation measures must maintain noise at or below baseline levels.

3. Siting and Setbacks:
o

Buildings must be ≥300 ft from abutting residential districts or residential properties.

o

Ground equipment must be ≥400 ft from abutting residential districts or screened by
the principal building.

4. Public Notification and Engagement required of the applicant prior to the issuance of a
special permit:
o

All residents and homeowner associations within 0.5-mile radius must be notified at
least 15 days prior to hearings and neighborhood meetings.

o

The applicant must schedule and attend two neighborhood meetings, to which the
Planning Board shall also be invited.

o

The applicant must post signs conforming to § 174-11 at least 15 days before
meetings along arterial streets or high-visibility locations.

5. As a condition of the special permit, the applicant shall:
o

Maintain a public website announcing non-emergency generator, non-utility, or other
noise producing backup power source operation at least 24 hours in advance.

o

Generator and other noise-producing backup power sources may only operate from 9
a.m.–5 p.m., Monday–Friday, excluding holidays, unless supplying emergency
power.

6. In considering whether to grant a special permit for a Data Center, the Planning Board shall
consider factors including, but not limited to, the following, and may impose conditions or
deny the permit where it finds that adverse impacts cannot be reasonably mitigated:
o

Public utilities and infrastructure: anticipated demand on and required upgrades to
electric, water, sewer, stormwater, and telecommunications systems, including
impacts on system capacity, reliability, and resiliency for existing and planned Town
users.

o

Energy use and emissions: projected electric load, need for new or expanded
substations or transmission facilities, on-site generation (including emergency
generators), greenhouse-gas emissions, and consistency with Town energy and
climate-action goals.

o

Water use and cooling: expected potable and non-potable water consumption,
cooling methods, wastewater and thermal discharge characteristics, and consistency
with Town water-supply, wastewater, and watershed-protection objectives.

o

Noise, vibration, and air quality: noise and vibration from mechanical equipment,
cooling systems, and generators (including backup and testing operations), and
associated air emissions, and the effectiveness of proposed mitigation to protect
nearby residences and other sensitive uses.

o

Traffic and construction impacts: trip generation from employees, contractors, and
deliveries; construction traffic; access and circulation; and impacts on roadway
safety and level of service.

o

Site design, neighborhood character, and visual impacts: building massing and
height; lighting (including sky glow); signage; screening of equipment, substations,
and fencing; and compatibility with surrounding land uses and community character.

o

Landscaping, open space, and environmental resources: impacts on vegetation,
wildlife habitat, wetlands, floodplains, and other natural or cultural resources,
including proposed buffers, stormwater management, and site restoration.

o

Public safety and hazard mitigation: adequacy of fire protection, life-safety systems,
hazardous-materials storage and handling, emergency power systems, and
emergency response plans, in consultation with the Fire, Police, and Emergency
Management departments.

o

Economic and fiscal impacts: anticipated tax revenues, local employment, and other
community benefits, weighed against municipal costs for infrastructure, services,
and long-term operations.

o

Cumulative and long-term impacts: the extent to which the proposal, together with
existing or reasonably foreseeable development, may create cumulative burdens on
Town resources, including energy, water, infrastructure, and environmental quality.

o

Consistency with Town plans and policies: consistency with the Town’s Master Plan,
zoning objectives, climate-action or sustainability plans, and other adopted policies
and regulations.

o

Input from other Town bodies: written comments and recommendations from other
Town boards, committees, and commissions, including but not limited to the Select

Board, Conservation Commission, Board of Health, Fire Department, and
Department of Public Works
o

The Planning Board may deny a special permit where, after considering these
factors, it finds that the proposed Data Center would result in substantial or
unreasonable adverse impacts on Town resources, the environment, public health or
safety, neighborhood character, or the implementation of adopted Town plans, and
that such impacts cannot be adequately avoided or mitigated through reasonable
conditions.

7. Development Standards:
o

Must comply with §174-8.6 F, unless otherwise noted.

o

Maximum building size: 50,000 sq ft.

; or to do or act in relation thereto

Overview: This article replaces the current IP Industrial Park District section with updated
regulations that set clear performance standards, permitted and prohibited uses, and dimensional
requirements, while newly regulating data centers and battery energy storage systems. It establishes
special permit criteria and safeguards to manage environmental, infrastructure, and neighborhood
impacts from larger-scale industrial, commercial, and digital infrastructure uses.

RECEIVED

Tow N OF So’i J TH O R LIGW
A II: 03

CLERK

JM4 23

PLANNING BOARD
TOWN HOUSE 17 COMMON STREET SOUTHBOROUGH, MASSACHUSETTS 01772-1662
(508) 485-0710, ext. 302$ FAX (50$) 083-7752 kquinnz’southboroughma.com

January 21, 2026
James Hegarty
Town Clerk
Town of Southborough
17 Common Street
Southborough, MA 01772
PUBLIC HEARING NOTICE
Amend the Town Code of the Town of Southborough related to
multifamily housing for the elderly
Per Section MGL, 40A, Section 5, the Planning Board of the Town of Southborough shall hold a public
hearing on Monday, February 9, at 7:10 PM, in the McAuliffe Hearing Room, 17 Common Street,
Southborough, MA, and via Zoom, to consider amending the Town Code §174-9 Special Permit
Requirements H (1), §174-2 Definitions, and various Districts in §174-8.2 to §174-8.8 related to
multifamily housing for the elderly.
These hearings concern amending §174-9 Special Permit Requirements H (1), §174-2 Definitions,
and various Districts in §174-8.2 to §174-8.8 to update the Town Code regarding multifamily housing
for the elderly (55+).
A copy of the proposed zoning amendment may be viewed at the Planning Office at the Southborough
Town House during normal business hours or on the Planning Board Agenda Center
https://www.southborouqhma.qov/AgendaCenter/Planning-Board-29.

Any person wishing to be heard on the proposed zoning amendment should appear at the time and
place
designated, or join virtually at the following link: https://www.southboroughma.gov/674/Virtual-Meetings
Ad to run January 26, 2026, and February 2, 2026.
Please bill:

Town of Southborough
Planning Board
17 Common St.
Southborough, MA 01772
Attn: Colleen Stansfield
CStansfield(’SouthborouqhMA.com

508-485-0710

G:\Town Meeting\Annual\2026 (04-11-26)\55÷ Housing bylaw update (AHT)\2026.01 .21 LEGAL 55+ MultiFamily housing for
Elderly ATMLegal Notice ATM 4.11 .2026.doc

ARTICLE __: To see if the Town will vote to amend the Zoning Code of the Town of
Southborough §174-9 Special Permit Requirements H (1) §174-2 Definitions, and §174-8.2
Districts
Delete the current §174-9 Special Permit Requirements H (1) an replace with the following:
§174-9 Special Permit Requirements H (1)
Independent, Multifamily housing for seniors (55+) is allowed by special permit per the
Schedule of Use Regulations, § 174-8.
(1) The Zoning Board of Appeals shall grant a special permit for Independent, Multifamily
housing for seniors (55+) housing only after considering the following criteria:
(a) No development shall exceed an average per site of a maximum six units per contiguous acre
exclusive of 80% of wetlands.
(b) The units shall have an exterior design that is consistent with the styles of the surrounding
residential neighborhoods and the Town of Southborough in general.
(c) Wherever possible, pedestrian connection to local services should be incorporated into the
site design to lessen the dependency on the automobiles.
(d) The plan shall be designed to maximize the preservation of the natural features of the site
using cluster housing and/or creative site planning.
Wherever possible, existing vegetation should be retained throughout the site as a natural buffer
to adjacent properties.
(e) The proposed development shall satisfy the criteria of this section (§ 174-9) outlined in
Subsection A, Decision considerations.
(f) To promote socioeconomic diversity and meet the needs of independent seniors (55+) on
fixed or limited incomes, any development approved under this section shall provide that a
minimum of 12.5% of the total units be designated as affordable to low- or moderate-income
households at 80% of area median income (AMI). These units shall be eligible for inclusion on
the Subsidized Housing Inventory (SHI) and shall be subject to long-term affordability
restrictions consistent with state requirements, to ensure that the units remain available
exclusively to persons with qualifying income.
1. Minimum Unit Construction
Notwithstanding any provision allowing a monetary payment in lieu, no applicant shall
satisfy the minimum required dwelling unit through payment, and at least one (1)
dwelling unit shall be constructed where required by the application of the density
standard.

2. Fractional Unit Payment; Following construction of the minimum required dwelling
unit, where the application of the density calculation results in a fractional unit less than
one (0.01–0.99) and does not mathematically require an additional whole dwelling unit,
the applicant shall provide a monetary payment in lieu calculated solely on the fractional
unit remainder, in accordance with §174-9 H(1)(h).
Such payment shall not be construed as a substitute for any required dwelling unit.
3. Payment shall be made to the Board of Trustees of the Affordable Housing Trust
(AHT) in parallel with as built submissions to Planning Board.
(g): Fractional Unit Payment. The monetary payment required pursuant to this subsection shall
equal the fractional unit remainder multiplied by the per-unit payment amount, where the perunit payment amount is defined as two (2) times the most recently published U.S. Department of
Housing and Urban Development (HUD) income limit at eighty percent (80%) of Area Median
Income (AMI) for a household of four (4), applicable to the HUD-designated metropolitan
statistical area that includes the Town of Southborough, in effect at the time of application.
(h): Independent, Multifamily housing for seniors (55+) developments require major site plan
approval by the Southborough Planning Board as defined in § 174 Zoning, Article III Use
Regulations.
1. Monitoring and Verification.
The Town, acting through the annual municipal census, the Building Inspector, or their
designee, shall have the authority to request, review, and verify documentation
reasonably necessary to confirm ongoing compliance with the age-restricted occupancy
requirements of this section.
2. Compliance with age-restricted occupancy requirements shall be a continuing
condition of approval, and failure to maintain such compliance shall constitute a violation
of this bylaw.
§174-2 B. Definitions:
Remove and update the following definitions:
REMOVE: HOUSING FOR THE ELDERLY
Housing with occupancy of each dwelling unit reserved to no more than two persons, one of
whom must either be 55 years of age or older or handicapped
REMOVE: NONPROFIT COMMUNITY HOUSING ORGANIZATION A Massachusetts
corporation or foundation, no part of the net earnings of which insures to the benefit of any
private shareholder or individual, established by Southborough residents for the sole purpose of
providing housing facilities and services.

[Added 4-14-1986 ATM by Art. 37]
NEW DEFINITION TO BE ADDED ALPHABETICALLY
INDEPENDENT, MULTIFAMILY HOUSING FOR SENIORS (55+). Definition: Housing
requiring at least 80% of units to have one resident, 55 years of age or older, and stipulating clear
intent and age verification in governing documents (deeds, covenants) to maintain the agerestricted status for affordable housing or community planning.
§174-8.2. Districts
REMOVE 174-8.2 B (8), 174-8.4 C. (7), 174-8.5 C. (9), 174-8.6 C. (5), 174-8.7 C. (5), 174-8.8
B (8) “Multifamily housing for the elderly, owned by a public or a nonprofit community housing
organization” and replace with “Independent, Multifamily Housing for Seniors (55+)”
; or do or act anything in relation thereto.

Overview: This article updates the zoning bylaw to modernize and standardize provisions for
independent multifamily housing for seniors (55+), including new density, design, affordability,
and compliance requirements administered by the Zoning Board of Appeals and Planning Board.
It replaces outdated “housing for the elderly” language and definitions with “Independent,
Multifamily Housing for Seniors (55+)” across the code to better support age-restricted and
income-restricted senior housing that can count toward the Town’s Subsidized Housing
Inventory.

FECEIVED

Tow iN OF So ‘Li TH 80 1R(f’282bJtN23
‘JcG’1°

l CLERK

AII:03

PLANNING BOARD
I’OWN HOUSE 17 COMMON STREET SOUTUBOROUGH, MASSACFIUSE11S 01772-16i2
(908) ISS 0710 c vt
0 ‘S rAX (50S1 059 7752 1 qutnnt soutliboroughin
om

Janua 21, 2026
James Hegarty
Town Clerk
Town of Southborough
17 Common Street
Southborough, MA 01772
PUBLIC HEARING NOTICE
Amend the Town Code §174-1O.3.E(1)
Table of Dimensional Standards rows (d) & (e)
Per Section MGL, 40A, Section 5, the Planning Board of the Town of Southborough shall hold a public
hearing on Monday, February 9, at 7:15 PM, in the McAuliffe Hearing Room, 17 Common Street,
Southborough, MA, and via Zoom, to consider amending the Town Code §174-10.3.E(1) Table of
Dimensional Standards rows (d) & (e) only, to coincide with existing Town Code.
These hearings concern amending §174-10.3.E(1), Table of Dimensional Standards, row (d) to
remove the word “or” and row (e) to remove the “%“ symbol to clarify Maximum height and Maximum
floor area respectively.
A copy of the proposed zoning amendment may be viewed at the Planning Office at the Southborough
Town House during normal business hours or on the Planning Board Agenda Center
https:!!www.southborouqhma.qov!AqendaCenter/Planninq-Board-29.
Any person wishing to be heard on the proposed zoning amendment should appear at the time and place
designated, or join virtually at the following link: https://www,southboroughma.gov/674/Virtual-Meetings
Ad to run January 26, 2026, and February 2, 2026.
Please bill:

Town of Southborough
Planning Board
17 Common St.
Southborough, MA 01772
Attn: Colleen Stansfield
CStansfieldSouthborouc(hMA.com
508-485-0710

V

G:\Town Meeting\Annual\2026 (04-1 1-26)\McoD Bylaw-Dimensional Table correction\2026.01.21 LEGAL AD MCOD replace table ATMLegal Ad ATM 4.11.2026.doc

ARTICLE __: To see if the Town will vote to delete lines (d) and (e) from the existing table located
in the Zoning Code of the Town of Southborough § 174-10.3 MBTA Communities Overlay District,
E (1) and replace with the following lines (d) and (e) and notation to correct for transcription error.

Dimensional
Standards

MCOD Subdistricts
MCOD Subdistrict
#1a and 1b (Residence #2 (Industrial Park
B Dimensional
Dimensional
Standards)
Standards)

MCOD Subdistrict #3
(Industrial Park
Dimensional Standards)

(d)

Maximum
height**

2.5 stories, 35 feet

3 stories, 45 feet

3 stories, 45 feet

(e)

Maximum
floor area
ratio

0.30

0.60

0.60

NOTES:
** Maximum height cannot exceed either parameter must meet obligations of both criteria
; or to do or act in relation thereto.

Overview: A transcription error was discovered in the Dimensional standards table in § 174-10.3
MBTA Communities Overlay District. The Overlay refers to the established dimensional standards
in Residential B and Industrial Park and the table as represented in ECode is incorrect. This bylaw
updates the table to accurately reflect those standards and minimize any confusion.

ECElVED
SOUTHn(lG
H TCWM CLERK
T[

ToW N (C) F So U TH BO IRO cvi
,d’! 23 A II: 03
PLANNING BOARD
TOWN HOUSE 17 COMMON STREET SOUTHBOROUCIH, MASSACHUSETtS 01772-1ñ62
(508) 485-0710, ext. 3028 FAX (508) 083-7752 kquinn(ãsouthboroughma.com
.

January21, 2026
James Hegarty
Town Clerk
Town of Southborough
17 Common Street
Southborough, MA 01772
PUBLIC HEARING NOTICE
Amend the Town Code

Per Section MGL, 40A, Section 5, the Planning Board of the Town of Southborough shall hold a public
hearing on Monday, February 9, at 7:20 PM, in the McAuliffe Hearing Room, 17 Common Street,
Southborough, MA, and via Zoom, to consider removing Southborough Housing Opportunity
Partnership Committee (SHOPC) and replacing it with Southborough Affordable Housing Trust
(SAHT) throughout the Town Code §174, and as applicable.
These hearings concern removal of the term “Southborough Opportunity Partnership Committee
(SHOPC)” from Town Code and replace with Southborough Affordable Housing Trust (SAHT) in
applicable sections of the Town Code.
A copy of the proposed zoning amendment may be viewed at the Planning Office at the Southborough
Town House during normal business hours or on the Planning Board Agenda Center
htts://www.southboroughmagov/AgendaCenter/Planning-Board-29.
Any person wishing to be heard on the proposed zoning amendment should appear at the time and place
designated, or join virtually at the following link: httrs:I/www.southboroughma.govl674lVirtualMeetings
Ad to run January 26, 2026, and February 2, 2026.
Please bill:

Town of Southborough
Planning Board
17 Common St.
Southborough, MA 01772
Attn: Colleen Stansfield
CStansfieldSouthborouqhMA.com
508-485-0710

G:\Town Meeting\Annual\2026 (04-I 1-26)\Zoning Amend. to replace SHOPC with AHT\2026.01 .21 LEGAL SHOPC replaced by AHT
correction ATM-Legal Ad ATM 4.11 .2026.doc

ARTICLE __: To see if the Town will vote to amend the Zoning Code of the Town of
Southborough, to remove the term “Southborough Opportunity Partnership Committee
(SHOPC)” from Town Code and replace with Board of Trustees of the Affordable Housing Trust
(AHT) in applicable sections of the Town Code
174-13.2 Major residential development
A 1 (a)
With a special permit from the Planning Board, as indicated in § 174-8, Schedule of Use
Regulations, with applicants applying under this section required to concurrently file the
application with the Board of Trustees of the Affordable Housing Trust (AHT) or
E 5 C 2 (c) Prior to the issuance of a final occupancy permit for any portion of the project, the
contribution shall be payable in full, or a written agreement approved by the Planning Board and
AHT and must be recorded and filed with the Town Treasurer.
9-16 Establishment; terms.
A (7) One member of the Board of Trustees of the Affordable Housing Trust (AHT) as
designated by a majority vote of the Committee for a term of three years.

; or do or act anything in relation thereto.

Overview: This article updates the Zoning Code to replace references to the “Southborough
Opportunity Partnership Committee (SHOPC)” with the Board of Trustees of the Affordable
Housing Trust (AHT) in the sections governing major residential development, affordable
housing contributions, and committee membership. It aligns the code language with the Town’s
current affordable housing governance structure.