On the agenda: Southborough meeting — Data center (Jan 12)

1.

6:30 P.M. Planning Board
Documents:
2026.01.12 PB AGENDA REV 1.PDF

2.

6:30 P.M. Planning Board
Documents:
2026.01.12 PB PACKET.PDF

3.

6:30 P.M. Planning Board
Documents:
2026.01.12 PB AGENDA.PDF

Meeting of the

Southborough Planning Board

By Town Clerk/ss 11:52 am, Jan 08, 2026

Monday, January 12, 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

CALL TO ORDER

CONSOLIDATED PUBLIC HEARINGS:

AGENDA-Revised

DPW – Scenic Road Stonewall & Tree Removal
• Oak Hill Rd.
• Parkerville Rd.
• Woodland Rd.
• Richards Rd.

Cancelled Improper Notification

DISCUSSION:
DISCUSSION:

ANR:
DISCUSSION:
DISCUSSION:
DISCUSSION:
DISCUSSION:
DISCUSSION:
DISCUSSION:
DISCUSSION:

40-42 Central St. – Site Plan Compliance
Discuss delegating to Town Counsel the response to the
Open Meeting Law complaint filed against the Planning
Board by Michael Weishan on behalf of the
Southborough Historical Society on January 8,2026.
Northboro Rd. (Map 71- Parcel 6)
MCOD Bylaw-Dimensional Table Correction
55+ Housing Bylaw Update discussion with Affordable
Housing Trust
Zoning Amendment – Replace SHOPC with Affordable
Housing Trust (AHT)
Industrial Park District Expanded Uses
Subdivision Rules and Regulations update
250 Turnpike Rd. – Parking Variance Request
Master Plan Implementation Committee (MPIC) – SemiAnnual Report & 2025 Annual Report
Open Space Notification/Education Letter – Next Step

DISCUSSION:
Other Business Properly Before the Board:
Planners Report:
• Planning Board 2025 Annual Report
• Project Updates
• Proposed 2026 ATM Warrant Articles
• Clean Energy Siting & Permitting Regulations

Approval of Minutes – November 10, 2025, December 4, 2025, December 8, 2025,
December 19, 2025, December 23, 2025
Next Meetings – January 26, 2026, February 9, 2026
ADJOURN

Decision Due Dates:
Meme Luttrell, Chair
Southborough Planning Board

2026.01.12 PB Agenda-Revised

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

Meeting of the

Southborough Planning Board

By Town Clerk/ss 11:52 am, Jan 08, 2026

Monday, January 12, 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

CALL TO ORDER

CONSOLIDATED PUBLIC HEARINGS:

AGENDA-Revised

DPW – Scenic Road Stonewall & Tree Removal
• Oak Hill Rd.
• Parkerville Rd.
• Woodland Rd.
• Richards Rd.

Cancelled Improper Notification

DISCUSSION:
DISCUSSION:

ANR:
DISCUSSION:
DISCUSSION:
DISCUSSION:
DISCUSSION:
DISCUSSION:
DISCUSSION:
DISCUSSION:

40-42 Central St. – Site Plan Compliance
Discuss delegating to Town Counsel the response to the
Open Meeting Law complaint filed against the Planning
Board by Michael Weishan on behalf of the
Southborough Historical Society on January 8,2026.
Northboro Rd. (Map 71- Parcel 6)
MCOD Bylaw-Dimensional Table Correction
55+ Housing Bylaw Update discussion with Affordable
Housing Trust
Zoning Amendment – Replace SHOPC with Affordable
Housing Trust (AHT)
Industrial Park District Expanded Uses
Subdivision Rules and Regulations update
250 Turnpike Rd. – Parking Variance Request
Master Plan Implementation Committee (MPIC) – SemiAnnual Report & 2025 Annual Report
Open Space Notification/Education Letter – Next Step

DISCUSSION:
Other Business Properly Before the Board:
Planners Report:
• Planning Board 2025 Annual Report
• Project Updates
• Proposed 2026 ATM Warrant Articles
• Clean Energy Siting & Permitting Regulations

Approval of Minutes – November 10, 2025, December 4, 2025, December 8, 2025,
December 19, 2025, December 23, 2025
Next Meetings – January 26, 2026, February 9, 2026
ADJOURN

Decision Due Dates:
Meme Luttrell, Chair
Southborough Planning Board

2026.01.12 PB Agenda-Revised

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

RECEIVED
TOWN

u

TOWN

SOUTHBOROUGH
Board
A
FORM

OF

Planning

INCORPORATEO

8.172'.

Application
The

33

p

-8
60

CLERK

Endorsement

for

Believed

of Plan

Approval

to Require

Not

undersigned,

constitute
below,

plan of land in the Town
does
believing that the accompanying
of Southborough
within the meaning
of the Subdivision
outlined
Control
Law, for the reasons
a subdivision
herewith submits two copies
of this application,
for plans
Fee Schedule)
a filing fee (See

creating new
determination

boundary

lines,

the original

and endorsement

that

tracing

Planning

for recording,

suitable
Board

approval

and

under

of said

five

the Subdivision

plan

for a

Control

Law

not

is

not required.

1. Name
Address

of Applicant
1755

Mark

Wavecrest

Johnson

Court

Director-

-

Island

Marco

Johnson

Cambe!l

Realty

Inc.

FL

TelephoneNumber

2.

Cell #
Cambell
Johnson
Real!y, Inc.
1770
FL
Wavecrest
Court
Marco Island
Number
Cell #
of Engineer
Stamski
and McNary,
Inc.
or Surveyor
Main Street
1000
Acton
MA
ext 206 cell
Number:
978-263-8585

Name

Address
Telephone

3. Name
Address
Telephone

of Property

Owner

of property

recorded

4.
5.

Location/Address

6.

Zoning

Deed

7.

in the

District:

(a) Every

by Section

has

81-1

,

the

(check

as applicable):

and

frontage

required

1 1 of the

General

Laws

area

Chapter

Map

71

Bookl

3881
6

PArcel

-

Director

Page

216

Northboro

Road

A

is not required

lot shown

of Deeds,

Town

of property

Residence

approval

sons

Registry

Worcester

description

and

Mark Johnson

and

by the

Zoning

the

Southborough

By-law

on a way,
Subdivision

as defined
Rules
and

Regulations.
(b) Land

designated

shall

building

lots(s)

indicated

on the plan.

(c) Lot(s)
have

having
been

but
less

only
than

Signature

of Applicant

Signature

of Owner

the Rules

required

frontage

recorded

accepted

the

and

frontage

the

resulted

from

area

as separate

and frontage

as

for public
or
purpose
a taking
to make
no land is available

area

of such

lots

are

not being

reduced

by this

as duly

submitted

plan.

)

day

this

07the Planning

and Regulations

or area

not be used

required

having

lots

,

and
up the deficiency
(d) Other
(please
explai

Application

together

with adjacent

of
Board.By:

under

Form) that will be referred to by
Any material (in addition to that included with the Application
hearing
public
at
the Applicant
(or the Applicant's
representatives)
or public meeting must
any
to
prior
to
Department
such hearing
at least 7 days
be submitted to the Planning
or meeting
material
the
Any
public.
to
and proper review by the Board and accessibility
ensure adequate
discretion,
constitute
at the Board's
a constructive
submitted later than this deadline
may,
if, in the opinion of the Board,
the
of the hearing
by the Applicant
request
for a continuation
such
consider
time to appropriately
Board,
Town staff, or the public have not had adequate
plans,
amended
includes
material
note that this additional
should
Applicants
material.
the
after
prepared
that
have
models,
etc.,
been
displays,
renderings,
may
visual
during
Applicant
by
be
the
to
expected
used
and are
Application
Form was filed
a

public

Accepted

hearing

presentation-

September

21,

2015

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) and § 174-2 B. Definitions.
§174-9 H 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, and six bedrooms 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 automobile.
(d)The plan shall be designed to maximize the preservation of the natural features of
the site through the use of 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+) residents 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 and 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.
(g) 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

(h): Contribution in lieu of on-site units and rounding discrepancies for on-site units. The
inclusionary zoning requirements of this Section may be satisfied through monetary
contributions in lieu of providing Inclusionary Units under the following circumstances:
1. By special permit from the Planning Board, where the Planning Board makes
specific findings that there will be an unusual net benefit to achieving the Town’s
housing objectives as a result of allowing a monetary payment rather than
requiring the development of Inclusionary Units. The findings shall include the
current balance of the Affordable Housing Trust Fund and the Town’s current
Subsidized Housing Inventory (SHI) as measured and described in M.G.L. Ch.
40B.
2. The monetary payment per unit shall be equal to two (2) times the most
current HUD income limit for a household of four in the metropolitan area that
includes Southborough.
§ 174-2 B. Definitions
Remove the definition for: 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
add: INDEPENDENT, MULTIFAMILY HOUSING FOR SENIORS (55+).
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 age-restricted status for affordable housing or community
planning.
; or do or act anything in relation thereto.
ARTICLE __: To see if the Town will vote to amend the Zoning Code of the Town of
Southborough, to remove Southborough Housing Opportunity Partnership Committee
SHOPC from Town Code and replace with Southborough Affordable Housing Trust
(SAHT) in §9-16 and §174-13.2.
§9-16 Establishment; terms.
A.(7) One member of the Southborough Affordable Housing Trust (SAHT) as
designated by a majority vote of the Committee for a term of three years.
§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 Southborough Affordable Housing Trust (SAHT) 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 SAHT must be recorded and filed with the Town Treasurer.
; or do or act anything in relation thereto.

Draft language for additional IP uses

§ 174-8.6. IP Industrial Park District. [Added 4-12-1993 ATM by Art. 43]
All uses shall not produce excessive noise, vibration, odor, or emissions beyond the property
line.
A.

Permitted uses are as follows:
(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, cafe or restaurant.

B.

Uses permitted up to 75,000 square feet are as follows:
(1) Establishments engaged in data processing, digital services, media production, or
publishing, including but not limited to payroll and financial transaction processing,
document management, operation of computer and internet-based services, digital and
print publishing, and commercial printing. This use does not include broadcasting towers
or facilities primarily intended for public transmission unless otherwise permitted
(2) Indoor or outdoor facilities for recreation, fitness, or athletic training; studios, galleries, or
theaters dedicated to the visual, performing, or cultural arts; and private membership clubs
or organizations providing social, cultural, or recreational amenities.
(3) Facilities for the sale, storage, or distribution of fuel, lumber, construction materials,
landscaping supplies, and contractor equipment, including contractor’s yards. Such uses
may include outdoor storage areas, provided they are screened from public view and
adjacent properties, and comply with applicable environmental and safety regulations
(4) Retail establishments and consumer service providers engaged in the sale of goods or
provision of services directly to the public, provided that no manufacturing, fabrication, or
assembly of products occurs on-site, except for incidental preparation or customization of
goods for immediate sale. This use excludes on-site manufacturing, which is addressed
separately under Subsection C(2).
(5) Medical clinics, outpatient care centers, and diagnostic laboratories provided all operations
are conducted within enclosed buildings and do not involve overnight patient stays
(6) Establishments engaged in the sale, leasing, fueling, servicing, or repair of motor vehicles,
including gasoline stations, auto repair garages, and new or used vehicle dealerships. All
outdoor storage of vehicles, parts, or equipment shall be screened from public view and
comply with applicable environmental and safety regulations
(7) Indoor facilities for wholesale trade, distribution, and storage of goods and materials,
excluding any use involving the transfer, handling, or storage of solid waste, hazardous
waste, or other regulated materials. All operations shall be conducted within enclosed
buildings, and outdoor storage is prohibited unless expressly permitted by special permit

2026.01.05b 2026.1.5 174-8.6_IP Industrial Park (from MH)

Draft language for additional IP uses

(8) General scientific research and development
(9) Light manufacturing refers to the fabrication, assembly, processing, or packaging of
finished products or parts, conducted entirely within enclosed buildings and utilizing
electric or similarly quiet motive power. Such operations shall not produce noise,
vibration, odor, smoke, glare, or other environmental impacts detectable beyond the
property line, and shall not involve heavy machinery, hazardous materials, or large-scale
freight operations
(10) Stand-alone electric vehicle charging stations, pay-to-park facilities, and parking
garages.
C.

Uses requiring a special permit are as follows:
(1) All uses permitted in Subsection B that exceed 75,000 square feet.
(2) Retail establishments and consumer service providers engaged in the sale of goods or
provision of services directly to the public with on-site manufacturing
(3) Major public utility infrastructure, such as substations or transmissions facilities.
(4) Hospitals, inpatient care facilities, and emergency medical centers shall require a special
permit due to their scale, intensity, and potential neighborhood impacts on parking, traffic,
and noise.
(5) Veterinary clinics, animal hospitals, dog kennels, and equestrian centers for riding and
training, provided that no livestock farming or agricultural animal husbandry is conducted
on the premises. All facilities shall be designed to ensure the health and safety of animals
and minimize noise, odor, and other impacts on surrounding properties
(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 B(9).
(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) Data center/warehouse, defined as an establishment or facility used for the storage,

2026.01.05b 2026.1.5 174-8.6_IP Industrial Park (from MH)

Draft language for additional IP uses

management, processing, and transmission of digital data, which may include the
housing of computer and/or network equipment, systems, servers, appliances, and
other associated equipment or components related to digital data operations.
Supporting equipment may include back-up batteries and power generators, air
handlers, water colling and storage facilities, utility substations, and other associated
utility infrastructure to support operations. This definition does not include server
rooms or information technology infrastructure that is accessory to the principal use of
the site. (Data Center/Warehouse proposal )
D.

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

E.

Development standards are as follows:
(1) Minimum lot area: 43,560 square feet (minimum 20,000 square feet exclusive of
wetlands). [Amended 4-8-1996 ATM by Art. 54]
(2) Minimum frontage: 200 feet.
(3) Minimum setbacks:
(1) Front: 50 feet; 75 feet if on Route 9.
(2) Rear: 50 feet.
(3) Side: 50 feet.
(4) Other street: 50 feet.
(4) Maximum height: 45 feet, three stories.
(5) Maximum floor area ratio: 0.60.

F.

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. This prohibition shall not apply to the sale, distribution or
cultivation of marijuana for medical purposes, licensed under Chapter 369 of the Acts of 2012
and currently permitted in the Town of Southborough. [Added 4-25-2017 ATM by Art. 32]

1. Editor's Note: See MGL c. 21D.

Proposed specificity for Data Centers/ Warehouses ( Adapted from Fairfax, VA and Chandler,
AZ))
Data center
A. Data Center Standards applicable to all data centers:
(1) To provide visual screening and reduce noise levels, any equipment necessary for cooling,
ventilating, or otherwise operating the facility, including power generators or other power supply
equipment, must be fully enclosed, except where determined by the Town’s Engineer consultants not
to be mechanically feasible based on the manufacturer specifications. If the Town’s Engineer
consultants determines it is not mechanically feasible to fully enclose the equipment, it must be
2026.01.05b 2026.1.5 174-8.6_IP Industrial Park (from MH)

Draft language for additional IP uses

screened by a wall or similar barrier. In addition, any equipment as referenced above that is located
on the ground and any accessory electrical substation must be screened from view from abutting lots
and from rights-of-way by a visually solid wall or a building. This standard does not apply to solar
panels.
(2) The maximum building size is 50,000 square feet of gross floor area.
(3) Minimum Distance from Residential
(a) Any data center building must be located at least 300 feet from the lot line of an R district
or a property developed with a residential use.
(b) If located on the ground, any equipment for cooling, ventilating, or otherwise operating
the facility, including any power generator or other power supply equipment, must be either:
1. Located at least 400 feet from the lot line of a Residential district or a property
developed with a residential use; or
2. Separated from the lot line of a Residential district or a property developed with a
residential use by the principal data center building.
(c) For the purpose of this provision, a Residential district does not include an area within a
public street right-of-way.
(4) Development Standards:
(a) Minimum lot area: 43,560 square feet (minimum 20,000 square feet exclusive of
wetlands). [Amended 4-8-1996 ATM by Art. 54]
(b) Minimum frontage: 200 feet.
(c) Minimum setbacks:

(1)
(2)
(3)
(4)

Front: 50 feet; 75 feet if on Route 9.
Rear: 50 feet.
Side: 50 feet.
Other street: 50 feet.

(d) Maximum height: 45 feet, three stories.
(e) Maximum floor area ratio: 0.60
(5) Prior to site plan approval, a noise study, performed by a third-party acoustic engineer to
document baseline sound levels in the area of the proposed Data Center, including noise levels
measured at the property line of the nearest property to the Data Center property that is planned or
zoned for residential land use must be submitted demonstrating to the Board of Health and Planning
Board’s satisfaction that the operation of the data center will comply with the Noise Bylaw. In
addition, prior to issuance of an occupancy permit, a post-construction noise study must be
submitted demonstrating to the Board of Health and Planning Board’s satisfaction that the operation
complies with the Noise Bylaw. The Data Center must be designed and built to incorporate sound
mitigation methods sufficient to prevent the sound levels emanating from the Data Center (as
determined by a third-party acoustic firm) from exceeding the ambient noise levels that were
observed in the baseline study. Design specifications for such sound mitigation must be provided to
the Town before building permit approval.
(6) A data center building must include a main entrance feature that is differentiated from the
remainder of the building façade by a change in building material, pattern, texture, color, or accent
2026.01.05b 2026.1.5 174-8.6_IP Industrial Park (from MH)

Draft language for additional IP uses

material. The entrance feature must also either project or recess from the adjoining building plane.
(7) A data center building must be designed to minimize adverse visual impacts on surrounding
development as demonstrated by the submission of elevations, architectural sketches, or sight line
studies. The building should have a high-quality design as evidenced by the use of materials, color,
and texture. If the building is located less than 300 feet from a Residential district or a property
developed with a residential use, it should include changes in building height or other design
techniques to provide variation in building mass as viewed from the nearby residential district.
(8) The Data Center operator or property owner must notify residents within a half-mile radius of the
parcel, including any affiliated homeowners’ association operating within the half-mile radius, that
the property owner intends to build and operate a Data Center on the property. The notice required in
this section must be mailed to all postal addresses and homeowners’ association addresses contained
within a half-mile radius extending from the property line where the proposed Data Center will be
built.
(9) The Data Center operator must schedule and attend two neighborhood meetings with residents to
describe the project and the proposed sound-mitigation aspects of the project design with support
from The Planning Board. Notice of the neighborhood meetings must be mailed to all residents and
homeowners associations within a half-mile radius of the parcel. A representative of the developer or
owner with decision-making authority on the design of the Data Center must attend the
neighborhood meetings. The Data Center operator or property owner must also post a sign on the
subject property, at least fifteen days before each neighborhood meeting. A sign must be located
along an arterial street or other high-visibility location as reasonably determined by the Town
Planner. The content of the sign shall (i) be consistent with the Town’s generally applicable sign
guidelines for posting signs for notification of neighborhood meetings, (ii) include the applicant
name and contact information, a brief description of the Data Center project, and the date, time, and
location of the neighborhood meeting, and (iii) must be reviewed and approved by the Town Planner
prior to installation. The applicant must remove the sign at the conclusion of the citizen review
process.
(10) If the Data Center operator intends to use backup power generators on the parcel, the operator
must maintain a public website announcing the times when the generators will be in operation. Any
routine operation of the backup generators, including for testing purposes, must be announced on the
website at least twenty-four hours in advance. The operator shall also notify the Town of
Southborough Town Clerk at least 24 hours in advance of a test. Unless the generators are supplying
backup electrical supply during a power outage, backup generators may operate between the hours
of 9:00 am and 5:00 pm, Monday through Friday, excluding holidays. Upon request by
Southborough Town Staff or Elected public officials, the Data Center operator must provide the
address of the website where the notices required by this section are published.

2026.01.05b 2026.1.5 174-8.6_IP Industrial Park (from MH)

MASTER PLAN IMPLEMENTATION COMMITTEE
Deborah DeMuria (Chair)
Alan Belniak (Vice-Chair)
Sam Stivers
William Warren
Southborough’s 2021 Master Plan establishes the Town’s 2030 Vision and provides a basis for
future decision-making by the Town. The Master Plan serves to guide Southborough’s growth
and change, preserve its natural and cultural resources, and maintain and enhance its public
services and facilities. Implementation of recommendations of the 2021 Master Plan began in
2021 with the Planning Board’s appointment of the Master Plan Implementation Committee
(MPIC).
The MPIC sincerely wishes to thank the many volunteer boards, committees and Town
departments for their dedication toward achieving the Master Plan’s 39 goals and over 200
recommendations related to the Town’s 2030 vision.
Current status
Good progress has been made in many areas, with the majority of goals and recommendations
either started or being worked on. There are three areas that show particularly strong progress
thus far: Land Use & Zoning, Housing, and Environment & Open Space. The current completion
status of the Master Plan recommendations is as follows:
Complete:
Ongoing:
Started, in progress:
Not started:

12.4%
16.9%
54.2%
16.4%

Notable progress and accomplishments for the year include:
Diversity in housing
•

The zoning by-laws were amended to allow Accessory Dwelling Units (ADUs) by-right
to align with state law at the 2025 Special Town Meeting

•

The Housing Production Plan was completed by the Affordable Housing Trust and
approved by the State

•

The property at 120 Turnpike Road was permitted under a Chapter 40B Comprehensive
Permit to increase the supply of affordable housing

Strengthen the sustainability of local businesses, commercial districts, and villages
•

A zoning amendment to the Industrial Park district to allow a new use – Highway Major
Retail use at the former Dell/EMC property – was approved at the 2025 Special Town
Meeting

Protect and maintain open space and sustain our environment
• Tree City USA Community signs were installed at two street locations by the DPW
• A plan to perform a public shade tree inventory and initiate a tree-replacement program for
dead/hazardous town-owned trees is in process by the Tree Warden
2025 MPIC Annual Report_29 Dec 2025

• The first phase of restoration was completed for the solid waste and asbestos containing
material removal at Breakneck Hill Conservation Land
• 6.2 acres abutting Breakneck Hill Conservation Land were committed to be donated to the
Town for open space during the 120 Turnpike Road Comprehensive Permit, as required by a
prior Major Site Plan Approval
Enhance connectivity within the Town
• The official 2024 Zoning Map was accepted by the Planning Department which updated
the 2021 zoning map to include the MBTA Communities Overlay District
• As part of a Pedestrian Improvement Project by DPW the Town will be adding sidewalks
to several streets in town
Additional information about the Master Plan and the status of the implementation process can be
accessed through the Master Plan website.

2025 MPIC Annual Report_29Dec2025

Dear Southborough Neighbor,
According to the Southborough Assessors’ records, you own property that either borders
designated Open Space or contains an Open Space Easement. The Town is ac�vely monitoring
the condi�on of these Open Space areas—whether owned by the Town, land trusts, or protected
by easements on private land.
Our monitoring has shown that some property owners may be unaware of Open Space areas on
or near their property. The purpose of this leter is to inform you of the presence of such Open
Space and the associated restric�ons designed to protect these areas from encroachment.
Encroachments are unauthorized altera�ons or intrusions into Open Space areas. Common
examples of prohibited ac�vi�es include:
•
•
•
•

Extending lawns, gardens, or landscaping into Open Space
Clearing or cu�ng vegeta�on
Installing sheds, fences, or play structures
Dumping yard waste or debris

These ac�ons can significantly harm wildlife habitats and damage natural resources like wetlands
and waterways. For instance, large piles of leaves or grass clippings can smother vegeta�on and
prevent new growth.
If the Town suspects an encroachment on your property, you (and possibly adjacent property
owners) will receive a no�ce. A site visit may be arranged, and if an encroachment is confirmed,
you’ll be no�fied and may be required to restore the area or take other correc�ve ac�ons,
depending on the situa�on.
Generally, no encroachments are allowed on Open Space owned by the Town or a land trust.
Restric�ons on Open Space Easements on private property are usually outlined in your deed or
associated property plans.
If you have any ques�ons or would like further informa�on, please feel free to contact [Name].
Sincerely,
Southborough Planning Board

Meeting of the

By Town Clerk/ss 10:50 am, Jan 07, 2026

Southborough Planning Board

Monday, January 12, 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

CALL TO ORDER

CONSOLIDATED PUBLIC HEARINGS:

AGENDA

DPW – Scenic Road Stonewall & Tree Removal
• Oak Hill Rd.
• Parkerville Rd.
• Woodland Rd.
• Richards Rd.

Cancelled Improper Notification

DISCUSSION:
ANR:
DISCUSSION:
DISCUSSION:
DISCUSSION:
DISCUSSION:
DISCUSSION:
DISCUSSION:
DISCUSSION:

40-42 Central St. – Site Plan Compliance
Northboro Rd. (Map 71- Parcel 6)
MCOD Bylaw-Dimensional Table Correction
55+ Housing Bylaw Update discussion with Affordable
Housing Trust
Zoning Amendment – Replace SHOPC with Affordable
Housing Trust (AHT)
Industrial Park District Expanded Uses
Subdivision Rules and Regulations update
250 Turnpike Rd. – Parking Variance Request
Master Plan Implementation Committee (MPIC) – SemiAnnual Report & 2025 Annual Report
Open Space Notification/Education Letter – Next Step

DISCUSSION:
Other Business Properly Before the Board:
Planners Report:
• Planning Board 2025 Annual Report
• Project Updates
• Proposed 2026 ATM Warrant Articles
• Clean Energy Siting & Permitting Regulations

Decision Due Dates:

Approval of Minutes – November 10, 2025, December 4, 2025, December 8, 2025,
December 19, 2025, December 23, 2025
Next Meetings – January 26, 2026, February 9, 2026
ADJOURN

Meme Luttrell, Chair
Southborough Planning Board

2026.01.12 PB Agenda

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