The Docket · Government Meeting · DKT-2026-001506

On the agenda: Southborough meeting — Data Center (Jan 26)

Past ⚠ Agenda Watch Southborough, Massachusetts · Monday, January 26, 2026 — 8 months ago

About this record

The published agenda for this January 26 meeting contains: "Data Center", "Data center", "data center". The meeting has passed; the record and its outcome live here permanently.

WhenMonday, January 26, 2026
Check the agenda document for the meeting time.

WhereSouthborough, Massachusetts

Money$17,100.00 was at stake

On the record“Data Center”“Data center”“data center”

The agenda, word for word

Government public record — the full text of the published document, archived September 1, 2026. Gold highlighting of key terms is ours, not the original’s. Read the original document ↗

90 pages · scroll to read

Page 1 of 90

6:30 P.M. Planning Board
Documents:
2026.01.26 PB AGENDA_ REV 1.PDF

6:30 P.M. Planning Board
Documents:
2026.01.26 PB PACKET.PDF

6:30 P.M. Planning Board
Documents:
2026.01.26 PB AGENDA.PDF

Page 2 of 90

By Town Clerk/ss 11:15 am, Jan 23, 2026

Meeting of the

Southborough Planning Board

Monday, January 26, 2026, 6:30 PM
McAuliffe Hearing Room - Southborough Town House
17 Common Street – Southborough, Massachusetts
VIRTUAL ZOOM MEETING ONLY
Those wishing to watch or participate remotely may do so by accessing the meeting link at:
https://ma-southborough.civicplus.com/674/Virtual-Meetings

AGENDA (REVISED)
This Meeting will be ZOOM ONLY

6:30 PM
6:30PM

7:00 PM

CONSOLIDATED
PUBLIC HEARINGS:

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

DISCUSSION:
PUBLIC HEARING:

21 Coslin Dr- (Costco) Update - Highway Major Retail use
352 Turnpike Rd. (Disability Assistance & Vocational
Education, Inc.) - Major Site Plan Approval (Change of
Use)

DISCUSSION:
DISCUSSION:
DISCUSSION:

Tricentennial Committee Signs
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
Open Space Notification/Education Letter – Next Step

DISCUSSION:

DISCUSSION:
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 12, 2026
Next Meetings – February 9, 2026, February 23, 2026
ADJOURN
Decision Due Dates:
352 Turnpike Rd. (DAVE Inc.) - MSPA (60 Days) – March 8, 2026
Meme Luttrell, Chair
Southborough Planning Board

2026.01.26 PB Agenda REVISED ZOOM ONLY no location

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

Page 3 of 90

By Town Clerk/ss 8:58 am, Jan 21, 2026

Meeting of the

Southborough Planning Board

Monday, January 26, 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

AGENDA

6:30 PM
6:30PM

7:00 PM

CALL TO ORDER
CONSOLIDATED
PUBLIC HEARINGS:

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

DISCUSSION:
PUBLIC HEARING:

21 Coslin Dr- (Costco) Update - Highway Major Retail use
352 Turnpike Rd. (Disability Assistance & Vocational
Education, Inc.) - Major Site Plan Approval (Change of
Use)

DISCUSSION:
DISCUSSION:
DISCUSSION:

DISCUSSION:
DISCUSSION:
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 12, 2026
Next Meetings – February 9, 2026, February 23, 2026
ADJOURN
Decision Due Dates:
352 Turnpike Rd. (DAVE Inc.) - MSPA (60 Days) – March 8, 2026
Meme Luttrell, Chair
Southborough Planning Board

2026.01.26 PB Agenda

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

Page 4 of 90

TOWN OF SOUTHBOROUGH
Planning Board
Application for a
Scenic Road Stonewall or Tree Removal
In accordance with Massachusetts General Laws Chapter 40, §15C permit from the Planning
Board of the Southborough Zoning Code.
Name of Applicant(s): Town of Southborough William Cundiff DPW Superintendent
-

147 Cordaville Road Southborouqh, MA

Address of Applicant(s):

Telephone No: (508) 485-1210
Cell No:________________________________
wcundiffsouthboroughma.com
Email Address:
Location of StonewalliTree to be Removed Oak Hill Road
Describe the reasons a Stonewall/Tree should be removed and benefit to the Town
The Oak Hill Road project will install a new cement concrete sidewalk on the northeast side
of Oak Hill Road and provide ADA compliant crosswalks and ramps.
Zoning District: Resident A
Plan Prepared by: VHB Greg Russell, Project Manager
Address: 120 Front Street, Suite 500, Worcester, MA
Telephone No” (508) 513-2716
Cell No: (617) 817-8542
Email Address: qrussellcvhb.com
Date of Plan: May 23. 2025
Submittal Requirements
• 10 copies of the plan indicating the Stonewall/Tree to be removed
• An application fee (See Fee Schedule). Should the Planning Board require the plan be
reviewed by the Town’s consulting engineer, the applicant will be required to pay this cost.
-

This applicati’f4’ bn(e— 09/26/2025 s
Signature: (jf/LLUJ L1ij/
/
Ii
Title: DPW Supt.

U
U

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

Accepted September 21, 2015

Page 5 of 90

Stone walLs on Oak HiLL Road
84 Oak Hill Road (Station 106+16 RT)

Page 6 of 90

84 Oak Hill. Road (Station 107+20 RT)

Page 7 of 90

Town of Souihborough
Oak Hilt Road
September 25,2025

6) eroce
(42 FISK
(c) oAk
(w) Wjicko1(
c) Chcv’r”(

Trees
Type

Stone WalLs
ID Number

StaIOffset

Address

106+16 RT
107÷20 RI

Type

Length of Watt Impact

64 Oak Hilt Road

Unilorm pavedstone wall

8 It

64 Oak HiLtRoad

Unitomi paver(stone wall

—

ModIfications
Remove and Reset ei remove to allow sidewalk
access
Remove and Reset or remove to allow sictewalk
access

vr\J1c1C
11
(
1cs
0eotke (cz)ces
i;th

Page 8 of 90

Town of South borough
Oak HILL

Road

September 25,2025

Trees

Type
TID Number

Sta!Otfset

Address

Species

Diameter

Height

Modifications

102+00, 17 RT

DEC
DEC

14”

60’

Tree Removal for construction of a new sidewalk

48”

DEC

32”

DEC

12”

80
50’

Tree Removalfor construction of a new sidewalk
Tree Removalfor construction of a new sidewalk

103+35, 20 RT

98 Oak Hill Road
94 Oak Hill Road
94 Oak Hill Road
94 Oak Hill Road

103+81, 18 RT

94 Oak Hill Road

DEC

36’

80’

Tree Removalfor construction of a new sidewalk

103+93, 18’ RT

94 Oak Hill Road

DEC

40”

Tree Removalfor construction of a new sidewalk

106+47, 20’ RT

84 Oak Hilt Road

DEC

6’

10’

Tree Removalfor construction of a new sidewalk

106+59, 21’ RT

84 Oak Hill Road

CON

6”

15’

Tree Removal for construction of a new sidewalk

113+52, 24’ RT

66 Oak Hill Road

DEC

18”

50’

Tree Removalfor construction of a new sidewalk

116+25, 22’ RT

52 Oak Hill Road

DEC

10”

70’

Tree Removal for construction of a new sidewalk

116+28, 25’ RT

52 Oak Hilt Road

DEC

12”

70’

Tree Removalfor construction of a new sidewalk

122+31, 20’ RT

44 Oak Hill Road

DEC

24”

80’

Tree Removalfor construction of a new sidewalk

Sta/Ottset

Address

102+50, 18’ RT
102+62, 19’ RT

Tree Removalfor construction of a new sidewalk

Stone WaLLs

U
El
11
El
Li
LI
Li
[]
LI

ID Number

Type

Length of WaLL impact

106+16 RT

84 Oak Hill Road

Uniform paver/stone wall

8 ft

107+20 RT

84 Oak Hill Road

Uniform paver/stone wall

8ft

Modifications
Remove and Reset or remove to allow sidewalk
access
Remove and Reset or remove to allow sidewalk
access

Tree Warden EvaLuation

Arborist Recommendation

Page 9 of 90

SOUTHBOROUGH
OAK HILL ROAD
CONSTRUCTION PLANS
SHEET4 OF 14

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PROP CEM CONC
PROP HMA DVY

R&R PORTION OF
STONE WALL
PROP LOAM & SEED

BEGIN PHASE 2

100
SCALE 1

FOR CONSTRUCTION PROFILE
SEE SHEET NO. XX

Page 10 of 90

___

_______

______

SOUTHBOROUGH
OAK HiLL ROAD
CONSTRUCTION PLANS
SHEET 5 OF 14

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FOR CONSTRUCTION PROFILE
SEE SHEET NO. XX

Page 11 of 90

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Page 15 of 90

________

%_.____

c,”!

TOWN OF SOUTHBOROUGH
Planning Board
Application for a
Scenic Road Stonewall or Tree Removal

In accordance with Massachusetts General Laws Chapter 40, §1 5C permit from the Planning
Board of the Southborough Zoning Code.
Name of Applicant(s):Town of Southborough William Cundiff DPW Superintendent
-

147 Cordaville Road Southborouqh, MA

Address of Applicant(s):

Cell No:______________________________
Telephone No: (508)485-1210
Email Address: [email protected]
Location of Stonewall/Tree to be Removed Parkerville Road
Describe the reasons a Stonewall/Tree should be removed and benefit to the Town
The Parkerville Road project will install a new cement concrete sidewalk on the east side of
Parkerville Road and provide ADA compliant crosswalks and ramps.
Zoning District: Resident A
Plan Prepared by: VHB Greg Russell, Project Manager
Address: 120 Front Street, Suite 500, Worcester, MA
Cell No: (617) 817-8542
Telephone No” (508) 513-2716
Email Address: grussellvhb.com
Date of Plan: May 23, 2025
Submittal Requirements
• 10 copies of the plan indicating the Stonewall/Tree to be removed
• An application fee (See Fee Schedule). Should the Planning Board require the plan be
reviewed by the Town’s consulting engineer, the applicant will be required to pay this cost.
-

09/26/2025
This
aPPlic/tu
Signature:
/
Title: DPW Supt. (
Any material (in addition to that included with the Application Form) that will be referred to by
the Applicant (or the Applicant’s representatives) at any public hearing or public meeting must
be submitted to the Planning Department at least 7 days prior to such hearing or meeting to
ensure adequate and proper review by the Board and accessibility to the public. Any material
submitted later than this deadline may, at the Board’s discretion, constitute a constructive
request by the Applicant for a continuation of the hearing if, in the opinion of the Board, the
Board, Town staff, or the public have not had adequate time to appropriately consider such
material. Applicants should note that this additional material includes amended plans,
renderings, visual displays, models, etc., that may have been prepared after the
Application Form was filed and are expected to be used by the Applicant during a
public hearing presentation.

Received
SEP 26 2025
Accepted September 21, 2015
Depameflt

Page 16 of 90

Stone walLs on ParkvitLe Road
176 Parkerville Road (Station 121+67)

Page 17 of 90

Town of Southborough
Parkeivilte Road
September 25,2025

Trees
Type

TID Number
,_.2_
.

—z

AddreSs

Sia/OlIset

Height
411

[ri liii

lIOn’ Reiiovjl iou coriStnl,CiIOii uf

Trio Removal

i 21) RI

‘Of) I

[lo iii

DLI

I i’

1 13 RI

782 l’vk,iouIuni Road

0E13

120n80. 20’ RT

181) Parkuvil,’ Road

DEC

16’

it lou

AsbQtl$lfl

Tree Warden Evaluation

Diameter

10.’

Modifications

Speces

iii S 511.1 w ilk

Ii ii Iii

a raw sidewalk
f a jew sidewalk

constructioin

I 4:.

—i-

Stone WaLls
ID Number

Sri/Of Irt

Address

h:aiit se iii 80081e 0 iii-,

121

2 Ii RT

176 Parkn’isiltrn Road

se lion

W, iii r. a

atoirg tile property 11110 S tretWr’Cnl

two plopeilucs

MiJifictioni

Length of Wall impact

type

711

fi I’.

iii witbili 7 own Layout to

r_1f11111114,jjQ gr.cinig

11111

SiA Iilst,iit.,tior

IW Sjiieyvatk

Z5
(1
11

lf1lbyle

endatlon

Page 18 of 90

Town of Southborough
ParkerviLLe Road
September 25,2025
Trees
Type
TID Number

Sta!Offset

Address

109+59, 20 RT
119+80, 18 RT
120+80, 20’ RT

200 Parkerville Road
182 Parkerville Road
180 Parkervitle Road

Sta/Offset

Address

121+67, 14’ RT

176 Parkervi[le Road

Diameter
12’
10’
16’

Species
DEC
DEC
DEC

Modifications

Height
40
70’
60’

Tree Removal for construction of a new sidewalk
Tree Removal for construction of a new sidewalk
Tree Removal for construction of a new sidewalk

LengthofWattlmpact

Modifications

7 ft

Remove section of wall within Town Layout to
accommodate grading changes for installation of
new sidewalk.

Stone WaLLs
IDNumber

Type
(can’t see in google maps) Wall is a
along the property lines between
two properties

Tree Warden EvaLuation

Arborist Recommendation

Page 19 of 90

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Page 20 of 90

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SIGNALC0N

SUPPLYALTE

TIONS

NONE

SOUTNBOR000H
PARKERVILLE ROAD
CONSTRUCTION PLANS
SHEETS OF 13

NONE
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______
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SEAN MCKIERNAN
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PB/PG 259/49
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THE SORRENTINO FAMILT REVOCABLE
TRUST
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PB/PG 673/46
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RONALD J. SCHNAPER & JOAN E.
BUSSDIEKER
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Page 21 of 90

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Page 24 of 90

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________

TOWN OF SOUTHBOROUGH
Planning Board
Application for a
Scenic Road Stonewall or Tree Removal
In accordance with Massachusetts General Laws Chapter 40, §1 5C permit from the Planning
Board of the Southborough Zoning Code.
Name of Applicant(s): Town of Southborough William Cundiff DPW Superintendent
-

147 Cordaville Road Southborough, MA

Address of Applicant(s):

Telephone No: (508) 485-1210
Cell No:_________________________________
Email Address: wcundiffsouthboroughma .com
Location of Stonewall/Tree to be Removed Richards Road
Describe the reasons a Stonewall/Tree should be removed and benefit to the Town
The Richards Road proiect will install a new cement concrete sidewalk on the north side of
Richards Road and Drovide ADA comDliant crosswalks and ramps.
Zoning District: Resident B
Plan Prepared by: VHB Greg Russell, Project Manager
Address: 120 Front Street, Suite 500, Worcester, MA
Telephone No” (508) 513-2716
Cell No: (617) 817-8542
Email Address: grussellcvhb.com
Date of Plan: September 23. 2025
Submittal Requirements
• 10 copies of the plan indicating the Stonewall/Tree to be removed
• An application fee (See Fee Schedule). Should the Planning Board require the plan be
reviewed by the Town’s cons Iting engineer, the applicant will be required to pay this cost.
-

This applicati

•

09/26/2025

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

Received
SEP 262025
Accepted September 21, 2015
Planning Department
ft’L’5

Page 26 of 90

Stone waLLs on Richards Road
246 Cordavilie Road (Station 102+58 to 102+72 RT)

Page 27 of 90

21 Richards Road (Station 105+24 to 105+33 LT)

Page 28 of 90

19 Richards Road (Station 107+02 to 107+76 LT)

Page 29 of 90

4 Watkins Lane (Station 1 07+85 to 109+46 LT)

Page 30 of 90

2 Watkins Lane (Station 109+46 to 110+50 LT)

Page 31 of 90

_______

________sidewalk

(py)wWi€

__________

Town olSouthborough
Richards Road
September 24, 2025

QA fçckoq
(p’ OAt(

Trees

___________

Type
liD Number

StalOttset

Address

Species

103+75, 16’LT

23 Richards Road

DEC

104+30, 17’ LT

21 Richards Road

DEC

Diameter

Hei9ht

2.3 1
2.—,32—

.2. ,33
-

109+4.4.19’LT

DEC

4WatklnsLane

16”

(Y)

28” (Rotted)

44.

12”

109+69, 20’ LT
-

—-

10”
-

-—

——

110+86 16
19’

4 )jc —v

—

Watkins lanei
5 Watkins Lane

DEC

tree Removal for construction of a new sidewalk

DEC

18”

Tree Removal tot construction of a new sidewalk

‘

—

14” (Stump)

14’

112+03 16 LT

SWatkinsLane

DEC

115+08, 21’ IT

161 Woodland Road

DEC

Staloffset

Address

Type

Lenrh of Wall
Impact

246 Cordavilte Road

Low height loose stone wall

14 ft

21 Richards Road

Individual stones! loose stone wall

lOft

107+02 to
107+76 LT

19 Richards Road

low height loose stone watt

75 fl

Remove and Reset wall in place to accommodate
grading changes for installation ot new sidewalk

107+85 to
10946 IT

4 Watkins Lane

low height loose stone wall

inn

Remove and Reset watt in place to accommodate
grading changes for Installation of new sidewalk

2 Watkins lane

Low height loose stone wall

104 t

Remove and Reset in place to accommodate
grading changes for installation of new sidewalk

TreeRemovalforconstwctioflofanewsidewalk

C’

Tree Removal due to grading for the construction
01 a new sidewalk

Stone Watts
ID Number

10256 to
102+72RT
105+24 to
1053.3 LT

109+46 to

110+50 IT

ModIfications
Remove and Reset walL to accommodate
installation of new_pedestrian curb ramp
Remove and Reset watt tot installation or new

17c/

Arbortstpecommendatlon

—______

10”

DEC

Jllo+3?.2l’LTT 2Watkinslane

2 35”’

—

DEC

2 Watkins Lane

Tree Removal due to grading for the construction
otanewsidewalk
TreeRernovaiduetogradingfortheconstruclion
otanewsidewalk
Tree Removal due to grading for the construction
ofanewsidewalk
TreeRemovalduelogradingfortheconstruction
oranewsidewaLk

tree Warden Evaluation

-_______

.2. j
3
Z3

I--

—

o
ca Ons
TreeRemovalduetogradingtortheconslructiont

()

Page 32 of 90

Town of Southborough
Richards Road
September 24, 2025
Trees
Type
TID Number

StalOffset

Address

Species

Diameter

Height

103+75, 16’ LT

23 Richards Road

DEC

16”

60’

104+30, 17’ LT

21 Richards Road

DEC

28” (Rotted)

50’

109+44, 19 LT

4 Watkins Lane

DEC

12”

40’

109+69, 20’ LT

2 Watkins Lane

DEC

10”

40’

110+37, 21 LT

2 Watkins Lane

DEC

10’

80’

110+86, 16’ LT

5 Watkins Lane

DEC

16”

Tree Removal for construction of a new sidewalk

111+57, 19 LT

5 Watkins Lane

DEC

18’

Tree Removal for construction of a new sidewalk

112+03, 16’ LT

5 Watkins Lane

DEC

16”

70’

Tree Removal for construction of a new sidewalk

115+08, 21’ LT

161 Woodland Road

DEC

14 (Stump)

14’

Sta/Offset

Address

Type

246 Cordavi lIe Road

Low height loose stone wall

14 ft

21 Richards Road

Individual stones! loose stone wall

lOft

19 Richards Road

Low height loose stone wall

75 ft

4 Watkins Lane

Low height loose stone wall

161ft

2 Watkins Lane

Low height loose stone wall

104 ft

Modifications
Tree Removal due to grading for the construction
ofanewsidewalk
Tree Removal due to grading for the construction
ofanewsidewalk
Tree Removal due to grading for the construction
of a new sidewalk
Tree Removal due to grading for the construction
ofanewsidewalk
Tree Removal due to grading for the construction
of a new sidewalk

Tree Removal due to grading for the construction
of a new sidewalk

Stone WaLLs
ID Number

102+58 to
102+72 RT
105+24 to
105+33 LT
107+02 to
107+76 LT
107+85 to
109+46 LT
109+46 to
110+50 LT

Length of Wall

Modifications

i m pact

Remove and Reset wall to accommodate
installation of new pedestrian curb ramp
Remove and Reset wall for installation of new
sidewalk
Remove and Reset wall in place to accommodate
grading changes for installation of new sidewalk
Remove and Reset wall in place to accommodate
grading changes for installation of new sidewalk
Remove and Reset in place to accommodate
grading changes for installation of new sidewalk

Tree Warden Evaluation

Arborist Recommendation

Page 33 of 90

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EMOTRWL

Page 34 of 90

SOUTHBOROUGH
RICHARDS ROAD
CONSTRUCTION PLANS
SHEET 5 OF 18

j
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/V
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N/F
GREEN, MARILYN E TRUSTEE
277/014 0—0030—0043,0
ROOK 42813 PAGE 200

I
RET CULVERT

N/F
B AND WENDY
OCONNELL, MICHAEL00001 4.0
4.0_00
277/01
146
PAGE
BOOK 38638

PROP CB1. STA 106*95.4, 9.5’ LT
RIM = 280.38
NV IN (PROP CB2) =27690
INV OUT OX CB) = EXIST

BEGIN RET STONE WALL *50

RER HYD

BURNS. B
2 77/c
BOC

RET TREE

STONE WALL
\IN PLACE *02

—

PROP 55’ CONC SIDEWALK

WALL BEGIN

RET UPL

R&R STONE WALL IN PLACE

\000EN SIDEWALK

TO PROVIDE PEDESTRIAN
ACCESS AROUND POLE

“‘---

N/F
GREEN, MARILYN E TRUSTEE
277/014.0—0000—00490
BOOK 24756 PAGE 340

END R&R STONE WALL IN PLACE

END RET STONE

N/F
THOMPSON, RAYMOND 0
AND JENNIFER
277/014.0—0000—0044.0
8001< 27023 PAGE 194

—

PROP LOAM & SEED

PROP HMA DRIVE (TYP)

,RE,M

RET
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FROM STA
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16DEC

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N/F
ROLAND. JOHN W AND
JUDITH B TRS
277/009.O—0000—00060
8001< 43415 PAGE 90

N/F
CARLSON. LEA A
AND CAROL A

N/F
QUINN. FREDERCK I JR
AND MARIE A
277/DD9 0—0000—0005.0
ROOK 15285 PAGE 60

N/F
6
HANSEN. TRAVIS
AltO JENNIFER
277/009,0_5000_50070
PAGE 40
8001< 46108

27 7/009.0—0000—0004.0
BOOK 4947 PAGE 238

100

N/F
CARLSON, LEE A
AND CAROL A
277/009.0—0000—0004 A
BOOK 12939 PAGE 48

56
N 292543T 797’
E 65045480!’
EL’ 299 200’
MAO NAIL

N/F
-IARR44GTON, WALIAM W
AND HELENE
277/009 0—0000—0003.0
BOOK 14215 PAGE 255

Page 35 of 90

___

_____

]

SOUTH BC ROUG H
RICHARDS ROAD
CONSTRUCTION PLANS
SHEET 6 OF 18

N/F
KRISTEN
COGHL,N, JAMES W JR AND
L 277/014.0—0000--0047.0
8001< 358 PAGE 3936
IN/F
CCA L
8URNS. BRIAN R AND REBE
277/014 0—0000—00450
64
PAGE
8001< 26844

N/F
TEE
GREEN. MARILYN E TRUS
00—0049.0
40—00
277/01
340
8001< 24756 PAGE

PROP TREE PROTECTION
APPROX LIMIT OF GRADING (TYP)

RET

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N/F
1I4RRINGTON, WILLIAM W
AND -IELENE
277/009 0—0000—0003.0
8001< 14215 PAGE 256

RICHARDS RD

N/F
PETERSANTE. NICHOLAS
AND ROSEMARY
277/009 0—0000—0002.0
BOOK 6602 PAGE 349

/
12D10

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SCALE 1’

100
20’

Page 36 of 90

________

TOWN OF SOUTHBOROUGH
Planning Board
Application for a
Scenic Road Stonewall or Tree Removal
In accordance with Massachusetts General Laws Chapter 40, §15C permit from the Planning
Board of the South borough Zoning Code.
Name of Applicant(s):Town of Southborouqh William Cundiff DPW Superintendent
-

147 Cordaville Road Southborouqh, MA

Address of Applicant(s):

Telephone No: (508) 485-1210
Cell No:________________________________
Email Address: wcundiffsouthboroughma.com
Location of Stonewall/Tree to be Removed Woodland Road
Describe the reasons a Stonewall/Tree should be removed and benefit to the Town
The Woodland Road project will install a new cement concrete sidewalk on the southeast
side of Woodland Road and provide ADA compliant crosswalks and ramps.
Zoning District: Resident B
Plan Prepared by: VHB Greg Russell, Project Manager
Address: 120 Front Street, Suite 500, Worcester, MA
Telephone No” (508) 513-2716
Cell No: (617) 817-8542
Email Address: grussellvhb.com
Date of Plan: May 23, 2025
Submittal Requirements
10 copies of the plan indicating the Stonewall/Tree to be removed
•
An application fee (See Fee Schedule). Should the Planning Board require the plan be
reviewed by the Town’s consulting engineer, the applicant will be required to pay this cost.
-

fl
U

flU
[1U

This appiicath )1s, brQWJ/
Signature: I IJ(/Fj f(’
Title: DPV’J’upt.(l

09/26/2025

Accepted September 21, 2015

Page 37 of 90

Stone waLls on Woodland Road
162 Woodland Road (Station 200+85 to 201+30 RI)

E
E
L;
r

Page 38 of 90

156 Woodland Road (Station 203+79to204+58 RT)

Page 39 of 90

154 Woodland Road (Station 204+92 to 205+32 RI)

Page 40 of 90

150 Woodland Road (Station 206+78 to 206+94 RI)

Page 41 of 90

148 Woodland Road (Station 206+94 to 207+83 RT)

Page 42 of 90

146 Woodland Road (Station 207+93 to 208+83 RT)

0
H

Page 43 of 90

136 Woodland Road (Station 213+55 to 214+90 RT)

Page 44 of 90

134 Woodland Road (Station 214+90 to 214+98 RT)

126 Woodland Road (Station 219+47 to 219+69 RT)

Page 45 of 90

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Town

South borough

Wood Land

September

Road

25,2025

Trees

Type

TID Number

StaIOffset
203+03, 18 RT
204+13, 17’ RT
206+60, 17 RT
206+90, 17’ RT
212+79, 16’ RT
212+87, 16.5’ RT
212+97, 16’ RT
213+05, 17” RT

Address

Species

Diameter

Height

Modifications

160 Woodland Road
156 Woodland Road
150 Woodland Road
150 Woodland Road
138 Woodland Road
138 Woodland Road
138 Woodland Road
138 Woodland Road

DEC
DEC
DEC
DEC
CON
CON
CON
CON

12”
18”
14’
16”
22”
18”
18”
30”

60
90’
90’
80
60’
70’
70’
70’

Tree Removalfor construction of a new sidewalk
Tree Removal for construction of a new sidewalk
Tree Removalfor construction of a new sidewalk
Tree Removalfor construction of a new sidewalk
Tree Removal for construction of a new sidewalk
Tree Removal for construction of a new sidewalk
Tree Removal for construction of a new sidewalk
Tree Removal for construction of a new sidewalk

Sta/Offset

Address

Stone WaLLs

IDNumber

200+85 to
201+30 RT
203+79 to
204+58 RT

Type

LengthofWattimpact

Modifications

Remove and Reset wall in place to accommodate
grading changes for installation of new sidewalk
Remove and Reset wall in place to accommodate
grading changes for installation of new sidewalk

162 Woodland Road

Low height loose stone wall

45 ft

156 Woodland Road

Low height loose stone wall

60 ft

204+92 to
205 +32 RT

154 Woodland Road

Individual stones/ loose stone wall

Remove and Reset in place to accommodate
grading changes for installation of new sidewalk

206+78 to
206+94 RT

150 Woodland Road

Low height loose stone wall

15 ft

Remove and Reset wall in place to accommodate
grading changes for installation of new sidewalk

206÷94 to
207+93 RT

148 Woodland Road

Individual stones! loose stone wall

90 ft

Remove and Reset in place to accommodate
grading changes for installation of new sidewalk

207+93 to
208+83 RT

146 Woodland Road

Individual stones! loose stone wall

70 ft

Remove and Reset in place to accommodate
grading changes for installation of new sidewalk

213+55 to
214+90 RT

136 Woodland Road

Individual stones! loose stone wall

115 ft

Remove and Reset in place to accommodate
changes for installation of new sidewalk

214+90 to
214+98RT

134 Woodland Road

Individual stones! loose stone wall

2 19+47 to
219+69 RT

126 Woodland Road

Low height loose stone wall

23 ft

grading
Remove and Reset in place to accommodate
grading changes for installation of new sidewalk
Remove and Reset wall in place to accommodate
grading changes for installation of new sidewalk

Tree Warden EvaLuation

Arborist Recommendation

Page 47 of 90

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____

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SOUTHEOROUGH
WOODLAND ROAD
CONSTRUCTION PLANS
SHEET 5 OF 20

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BE CONSTRUCTED UNDER
SEPARATE PROJECT

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BOOK 70307 PAGE 345

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Page 51 of 90

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Page 53 of 90

RE C E ‘I ED
‘‘J’-l T0’’ CLERK

TowN OF SOu1rHBo]RoiH

10Th i

3: 32

PLANNING BOARD

TOWN 1-lOUSE 17 COMMON STREET SOUT
HEOROUGH, MASSACHUSE’ITS 01772-1662
(508) 485-0710, ext. 3028 FAX (508) 983-77
52 kquinnsouthboroughrna.com

January 7, 2026
James Hegarty
Town Clerk
Town of Southborough
17 Common Street
Southborough, MA 01772
PUBLIC HEARING NOTICE
Major Site Plan Approval
352 Turnpike Rd.
The Southborough Planning Board shall hold a public
hearing on Monday, January 26, 2026,
at 7:00 PM in the McAuliffe Hearing Room, 17 Common
Street, Southborough, MA, and via
Zoom, to consider the application of Disability Assi
stance & Vocational Education, Inc. for
the property located at 352 Turnpike Rd. for Majo
r Site Plan Approval per Town Code §17410.
This hearing is regarding the change of use of 17,430
Sf of existing office space on the third
floor into specialized educational facility and an acce
ssory use of multifamily housing with 17
one-bedroom units, 4 two-bedroom units, and 2 three
-bedroom units, intended as ancillary
housing for program participants in the Industrial Park
District.
A copy of the application and plans may be viewed
at the Planning Office at the Southborough Town
House during normal business hours or on the Plan
ning Board Agenda Center
htts://www.southboroughma.qov/AgendaCenter/PI
anninq-Board-29.
Any person wishing to be heard on the proposed plan
should appear at the time and place
designated, or join virtually via Zoom at the following link:
https:!!www.southborouqhma.qov/674/Virtual-Mee
tinqs
Meme Luttrell, Chair
Southborough Planning Board
Please run on Monday, January 12, 2026, and January
Please Bill:

FD 250 Turnpike ,LLC
118 Turnpike Rd, Suite 200
Southborough, MA 01772
GBahnan(FerrisDevelopment.com
508-281-5600

19, 2026

Page 54 of 90

December 26, 2025
VIA HAND DELIVERY – Planning Department
Meme Luttrell, Chairperson
Southborough Planning Board
Town House
17 Common Street
Southborough, MA 01772
Re:

Site Plan Approval – Disability Assistance & Vocational Education, Inc.

Dear Chair Luttrell and Members of the Board,
Disability Assistance & Vocational Education, Inc. (the “Applicant”) submits to you an
application for Major Site Plan Approval at 352 Turnpike Road. Please find the following
enclosed.
1.
2.
3.
4.
5.
6.
7.
8.

Planning Board Application for Major Site Plan Approval
Deed – 352 Turnpike Road
Business Entity Summary – Ferris Development 352 Turnpike Road, LLC
Articles of Organization – Disability Assistance & Vocational Education, Inc. (w/
Signatory Authorization)
Narrative, dated December 26, 2025
Certified Abutter’s List
Architectural Drawing – Proposed Third Floor Plan (Disability Assistance &
Vocational Education, LLC), dated May 14, 2025
Site Plan of Land for Disability Assistance & Vocational Education, Inc., dated
December 26, 2025

Please do not hesitate to contact me with any questions or comments. Thank you for your attention
to this matter.
Sincerely,

George T. Bahnan
Assistant General Counsel

118 Turnpike Road, Suite 300, Southborough, MA 01772 • OFFICE: 508-281-5600

Page 55 of 90

TOWN OF SOUTHBOROUGH
Planning Board
Application for
Major Site Plan Approval
I hereby apply for approval of a Site Plan Entitled: Site Plan of Land for Di sability Ass istance & Vocational Education, Inc , dated December 26, 2~25
Plans Prepared by: James Tetreault, P.E.
Address of Engineer; 118 Turnpike Rd., Ste. 300, Southborough, MA 01772
Telephone#; (508) 399-9993
Cell#: _ _ _ _ _ _ _ _ _ _ __
Email Address: [email protected]
Description of Project: Applicant proposes to change the use of 17,430 sg ft of the 3rd floor at ·
352 Turnpike Road from office use .to a private school use, with an accessory use
Property Location : 352 Turnpike Rd ., Southborough , MA Zoning District:_IP_ln_du_s_tr_ia_l_ _ __ __,_,
Lot Number: 25-0000-003-0
Name of Record Owner: ---~'-"-'--_;:_.;..:....:_::...::...;.--'+-~
Ferris Develo ment 352 Tu
..:...;,_:.:._::c_::c..=::..;:__---,,------+--+--+-P<----4'Sig nature of Record Owner (if different from ap
, as Managerk
Applicant's Name (printed):_D_is_a_bi_lit.!.,y_A_ss_is_ta_n_c_e---1----+-- 1------A-- ___i..,~•-In_c_._ _ _ _ _ _ _ __
Applicant's Signatu re:_D_a_vid_M_._F_er_ris_,a_s'-P_re_sid_e_nt___::i---4---=,;~-=~ ~ .,L..-"""1....
.-_- _- _- _- -- - - - - - - Applicant's Telephone Number: (508) 281-5600
Applicant's Email Address: [email protected]; [email protected]
(Please attach list of certified abutters which is obtained from the Assessor's office. Abutters are property
owners within 300 feet of a site or property of contiguous ownership on either side, in back of, and directly across
the street.)
·

Date of Hearing: _ _ _ _ _ _ _ _ _ _ _ __
Distribution List (by Planning Office) :
Board of Health
Fire Department
Town Clerk
Planning Board Members
Consulting Engineers

Time of Hearing :_ _ _ _ _ _ __

Board of Selectmen
Conservation Commission
Department of Public Works
Building Inspector
·Police Department

Any material (in addition to that included with the Application Form) that will be referred to by
the Applicant (or the Applicant's representatives) at any public hearing or public meeting
must be submitted to the Planning Department at least 7 days prior to such hearing or
meeting to ensure adequate and proper review by the Board and accessibility to the public.
Any material submitted later than this deadline may, at the Board's discretion, constitute a
constructive request by the Applicant for a continuation of the hearing if, in the opinion of the
Board, the Board, Town staff, or the public have not had adequate time to appropriately
consider such material. Applicants should note that this additional material includes
amended plans, renderings, visual displays, models, etc., that may have been
prepared after the Application Form was filed and are expected to be used by the
Applicant during a public hearing presentation.
Accepted September 21, 2015
2 1P ag e

Page 56 of 90

Bk: 48380 Pg: 347

l l l l l l l l \1~1 1■1 1 1 1 1 1 1 1

MASSACHUSETTS EXCISE TAX

Worcester District ROD #20 001
Date: 01/09/2012 11 :34 AM
Ctrl# 108117 13277 Doc# 00002442
Fee: $17,100.00 Cons: $3,750,000.00

Bk: 48380 Pg: 347
Page: 1 of 4 01/09/2012 11 :34 AM WD

Upon recording, return to:
First American Title Insurance Company
1826 N Loop 1604 W, Suite 125
San Antonio, Texas 78248
Attn: Carol Perry
QUITCLAIM DEED
3
5
2

u
R
N
p
I

K
E
R
0
A

THIS INDENTURE, by GCCFC 2006-GG7 TURNPIKE STREET, LLC, a
Massachusetts limited liability company ("Granter"), whose address is c/o LNR Partners, LLC,
1601 Washington Avenue, Suite 700, Miami Beach, Florida 33139, for consideration of THREE
MILLION SEVENTY HUNDRED FIFTY THOUSAND AND NO/100 U.S. DOLLARS
($3,01S,000.0fltpaid, grants to FERRIS DEVELOPMENT 352 TURNPIKE ROAD, LLC, a
Massachusetts Limited liability company, whose address is 16 Hillside Avenue, Southborough, MA
01722, with quitclaim covenants, the land described on the attached Exhibit A. Being the same
premises conveyed to Grantor by Foreclosure Deed from Meritage-Southborough Holdings LLC
dated [)~-1,c,, g. io10 , and recorded with the Worchester County Registry of Deeds at Book
46821, Page 366. '

...~

GRANTOR is not treated as a corporation for federal income tax purposes.

WITNESS our execut10n as of the_"_ day of January, 2012
*$3,750,000.00

GCCFC 2006-GG7 TURNPIKE STREET, LLC,

a Massachusetts limited liability company

By:

u
T
H
B
0

LNR Massachusetts Partners, LLC, a Massachusetts limited liability
company, successor by statutory conversion to LNR Massachusetts
Partners
c usetts corporation, its manager
•
By:--==~~~~==-Name: Steven D. Ferreira
Title: Vice President

R
0

G
H,

M
A

MIAMI 2865290.1 7249637160

By~
Name:
Title: Treasurer

Vilif\o.hey-

Page 57 of 90

Bk: 48380 Pg: 348

STATE OF FLORIDA

)

) ss.

COUNTY OF MIAMI-DADE )
1

On this -ftl,. day of January, 2012 before me personally appeared Steven D. Ferreira, who, being
by me duly sworn, did say that he is the Vice President of LNR Massachusetts Partners, LLC, a
Massachusetts limited liability company, successor by statutory conversion to LNR Massachusetts
Partners, Inc., a Massachusetts corporation, and acknowledged such instrument to be his free act and deed
on behalf of said corporation as manager of GCCFC 2006-GG7 TURNPIKE STREET, LLC, a
Massachusetts limited liability company. He is personally known to me or presented a Florida driver's
license as identification.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and
year last above written.

ry ublic
(SEAL)
Comm~i~,~~
[NOTARY PAGE TO FOLLOW]

-2MIAMI 2865290.1 7249637160

Page 58 of 90

Bk: 48380 Pg: 349

STATE OF FLORIDA

)
) SS.:
COUNTY OF MIAMI- DADE )

fu\.Vl~

On this lj't\-day of January, 2012 before me personally appeared\fw~-\7>.
being by me duly sworn, did say that he is the Treasurer of LNR Massachusetts Partners, LLC, a
Massachusetts limited liability company, successor by statutory conversion to LNR Massachusetts
Partners, Inc., a Massachusetts corporation, and acknowledged such instrument to be his free act and deed
on behalf of said corporation as manager of GCCFC 2006-GG7 TURNPIKE STREET, LLC, a
Massachusetts limited liability company. He is personally known to me or presented a Florida driver's
license as identification.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and
year last above written.

-3MIAMI 2865290.1 7249637160

Page 59 of 90

Bk: 48380 Pg: 350

EXHIBIT A
LEGAL DESCRIPTION

The land with the Improvements thereon In Southborough, Worcester County, Massachusetts,
known and numbered as 352 Turnpike Road, being Lot 3, on a plan entitled "Plan of Land In
Southborough, Mass., Property of Florence A. Fitzgerald" prepared by Drake Associates, Inc.
dated December 2, 1983 and recorded with the Worcester District Registry of Deeds as Plan
Book 547, Plan 77.

-4MIAMI 2865290.1 7249637160

AmST: WORC. Anthony J, VlglloW, Register

Page 60 of 90

Secretary of the Commonwealth of Massachusetts
William Francis Galvin

Business Entity Summary
ID Number: 001067677

Request certificate

New search

Summary for: FERRIS DEVELOPMENT 352 TURNPIKE ROAD, LLC
The exact name of the Domestic Limited Liability Company (LLC): FERRIS DEVELOPMENT 352 TURNPIKE ROAD, LLC
Entity type: Domestic Limited Liability Company (LLC)
Identification Number: 001067677
Date of Organization in Massachusetts: 12-21-2011

Date of Revival:
Last date certain:

The location or address where the records are maintained (A PO box is not a valid location or address):
Address:

118 TURNPIKE RD. STE. 300

City or town, State, Zip code, Country:

SOUTHBOROUGH,

01772

USA

01772

USA

The name and address of the Resident Agent:
Name:

BRIAN R. CHARVILLE, ESQ.

Address:

118 TURNPIKE RD. STE. 300

City or town, State, Zip code, Country:

SOUTHBOROUGH,

The name and business address of each Manager:
Title

Individual name

Address

MANAGER

DAVID M. FERRIS

118 TURNPIKE RD., STE. 300 SOUTHBOROUGH, MA 01772 USA

In addition to the manager(s), the name and business address of the person(s) authorized to execute documents to
be filed with the Corporations Division:
Title

Individual name

Address

SOC SIGNATORY

BRIAN R. CHARVILLE

118 TURNPIKE RD., STE. 300 SOUTHBOROUGH, MA 01772 USA

The name and business address of the person(s) authorized to execute, acknowledge, deliver, and record any
recordable instrument purporting to affect an interest in real property:
Title

Individual name

Address

REAL PROPERTY

DAVID M. FERRIS

118 TURNPIKE RD., STE. 300 SOUTHBOROUGH, MA 01772 USA

Consent

Confidential Data

Merger Allowed

View filings for this business entity:
ALL FILINGS
Annual Report
Annual Report - Professional
Articles of Entity Conversion
Certificate of Amendment
Certificate of Cancellation
View filings

Comments or notes associated with this business entity:

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Manufacturing

Page 61 of 90

MA SOC

Filing Number: 202583007410

Date: 11/20/2025 1:45:28 PM

The Commonwealth of Massachusetts, William Francis Galvin

Corporations Division
One Ashburton Place

Floor 17, Boston MA 02108-1512

Phone: 617-727-9640

Articles of Organization
Filing Fee: $35.00

(General Laws, Chapter 180)
Identification Number:

001928989

(number will be assigned)

ARTICLE I

The exact name of the corporation is:
DISABILITY ASSISTANCE & VOCATIONAL EDUCATION, INC.

ARTICLE II

The purpose of the corporation is to engage in the following business activities:

SAID CORPORATION IS ORGANIZED EXCLUSIVELY FOR CHARITABLE, RELIGIOUS, EDUCATIONAL,

AND SCIÉNTIFIC PURPOSES, INCLUDING, FOR SUCH PURPOSES, THE MAKING OF

DISTRIBUTIONS TO ORGANIZATIONS THAT QUALIFY AS EXEMPT ORGANIZATIONS UNDER
SECTION 501(C)(3) OF THE INTERNAL REVENUE CODE, OR THE CORRESPONDING SECTION OF

ANY FUTURE FEDERAL TAX CODE. THE PURPOSE OF THE CORPORATION IS TO ENGAGE IN ANY

LAWFUL ACT OR ACTIVITY FOR WHICH CORPORATIONS MAY BE ORGANIZED UNDER THE
GENERAL CORPORATION LAW OF MASSACHUSETTS. THIS CORPORATION SHALL BE A NONPROFIT
CORPORATION.

ARTICLE III

A corporation may have one or more classes of members. If it does, the designation of such
classes, the manner of election or appointments, the duration of membership and the

qualifications and rights, including voting rights, of the members of each class, may be set forth in
the by-laws of the corporation or may be set forth below:

ARTICLE IV

Other lawful provisions, if any, for the conduct and regulation of the business and affairs of the
corporation, for its voluntary dissolution, or for limiting, defining, or regulating the powers of the
corporation, or of its directors or members, or of any class of members, are as follows:

(If there are no provisions state "NONE")

Page 62 of 90

DISABILITY ASSISTANCE & VOCATIONAL EDUCATION, INC.
BOARD OF DIRECTORS RESOLUTION
Date Adopted: December 26, 2025
VOTE: Authorization to Execute and Submit Municipal Land-Use Applications (Acting
Singly)
Upon motion duly made and seconded, the Board of Directors of Disability Assistance &
Vocational Education, Inc. (the "Corporation") hereby authorizes and directs David M. Ferris,
President (the "Authorized Officer"), acting singly, to prepare, execute, acknowledge (if
required), verify, and submit on behalf of the Corporation any and all municipal land-use filings
related to the Corporation's real property located at 352 Turnpike Road, Southborough,
Massachusetts 01772 (the "Property"), including without limitation site plan applications, special
permit applications, variance applications, zoning/land-use appeals, subdivision/ANR plans,
permits, licenses, certificates, waivers, consents, and related owner authorization fonns , together
with any plans, exhibits, affidavits/certifications, and supporting materials.
The Authorized Officer is further authorized to communicate with and appear before any
municipal board, commission, department, or staff in connection therewith, to execute
amendments and supplemental submissions, and to sign and deliver such additional instruments
and take such further actions as the Authorized Officer deems necessary or advisable to carry out
the intent of this vote.

CERTIFICATION

the fi
an

y elected Secretary/Clerk of the Corporation, hereby certifies that
as dulYi a opted by the Board of Directors on the date first written above,
ended or rescinded and remains in full force and effect.

David M. Ferris,
Date: December 26, 2025

Page 63 of 90

December 26, 2025
VIA HAND DELIVERY – Planning Department
Meme Luttrell, Chairperson
Southborough Planning Board
Town House
17 Common Street
Southborough, MA 01772
Re:

Narrative – Disability Assistance & Vocational Education, Inc.

Dear Chair Luttrell and Members of the Planning Board,
I represent Disability Assistance & Vocational Education, Inc. (the “Applicant”) and
provide this narrative in support of its Major Site Plan Application for the proposed use of property
located at 352 Turnpike Road in Southborough, Massachusetts (the “Property”). The Applicant is
a Massachusetts corporation, currently seeking a 501(c)(3) designation, organized with the mission
of advancing opportunities for individuals with disabilities and those seeking to develop trade
skills through a combination of disability assistance, vocational education, and supportive housing
services. The organization’s programs are designed to help participants achieve greater
independence, self-sufficiency, and long-term employability through structured training,
counseling, and life skills development.
As part of this application, the Applicant proposes to convert approximately 17,430 square
feet of existing office space on the third floor of the Property into a specialized educational facility
dedicated to serving disabled individuals and persons pursuing careers in the skilled trades. The
facility will be designed to accommodate classrooms, training areas, counseling offices, and
supportive service spaces that promote educational advancement and personal growth. The
proposed school will focus on life coaching, job readiness, and reentry into the workforce, while
also providing ancillary housing support for participants who may require temporary or transitional
accommodation as part of their individualized programs. The Applicant proposes no exterior work.
BACKGROUND
As part of this application, the Applicant wishes to provide background regarding the
inspiration and mission behind this initiative, which are closely tied to the personal history of
David Ferris (“Mr. Ferris”), founder of the Ferris Family Foundation and President of the
Applicant.
Mr. Ferris is a lifelong Southborough resident who attended Neary, Trottier, and Algonquin
Regional High School. He was diagnosed with dyslexia at a young age, at a time when learning

Page 64 of 90

Southborough Planning Board
Site Plan Narrative – Disability Assistance & Vocational Education, Inc.
December 26, 2025
Page 2 of 8
disabilities were far less understood and less supported within the public school system. His
experiences navigating traditional educational pathways—together with the challenges faced by
close family members, including an aunt and uncle with significant disabilities—have shaped his
longstanding commitment to assisting individuals with learning and functional impairments, many
of which are not readily apparent to the broader community.
For many years, Mr. Ferris has advanced this mission through the Ferris Family
Foundation, which focuses on supporting young people with learning differences and related
disabilities. The proposed nonprofit program—Disability Assistance & Vocational Education, Inc.
(“DAVE Living”)—is a natural extension of that work. It has been developed to provide
individuals with disabilities, learning challenges, or life-circumstance-based barriers a pathway
toward independence, workforce participation, and long-term self-sufficiency.
The Applicant seeks to address a significant gap that exists for individuals who do not
thrive in traditional academic or job-training settings. Many disabilities—particularly cognitive,
learning-based, processing-related, or social-emotional—are not outwardly visible. As a result,
many people who struggle quietly receive limited support, direction, and access to realistic
vocational pathways. The proposed program is specifically structured to serve this population
through a welcoming, gender-inclusive, skills-focused environment.
ZONING
The Property is situated within the Industrial Park (“IP”) Zoning District of the Town of
Southborough. While the IP District does not expressly permit the Applicant’s proposed
educational use, either by right or by special permit, the proposed project is protected under the
provisions of the so-called Dover Amendment, codified at G.L. c. 40A, § 3. The Dover
Amendment is a longstanding Massachusetts statute that serves to absolve religious, educational,
and agricultural institutions from unduly restrictive local zoning regulations that would otherwise
inhibit the exercise of their core purposes. In essence, it ensures that municipalities may not
prohibit or unreasonably regulate land uses that are religious or educational in nature, even where
such uses are not otherwise allowed within a given zoning district.
Massachusetts courts have consistently interpreted the term “education” within the
meaning of the Dover Amendment in a broad and inclusive manner. As articulated by the Supreme
Judicial Court, “education” is not confined to traditional academic instruction or conventional
classroom settings. Rather, it encompasses “the process of developing and training the powers and
capabilities of human beings” and “preparing persons for activity and usefulness in life.” McLean
Hospital Corp. v. Town of Lincoln, 483 Mass. 215, 220 (2019) (quoting Mount Hermon Boys’
School v. Gill, 145 Mass. 139, 146 (1887), and Fitchburg Housing Authority v. Board of Zoning
Appeals of Fitchburg, 380 Mass. 869, 875 (1980)). The courts have reaffirmed that educational
uses extend beyond traditional schools to include programs that foster mental, physical, and
vocational development in a structured and purposeful environment. See also Regis College v.
Weston, 462 Mass. 280, 285 (2012).

Page 65 of 90

Southborough Planning Board
Site Plan Narrative – Disability Assistance & Vocational Education, Inc.
December 26, 2025
Page 3 of 8
The Applicant’s proposed use aligns directly with these well-established principles. The
Applicant’s mission to provide disability assistance and vocational training through structured
instruction, counseling, and life-skills development constitutes a bona fide educational activity as
contemplated by the Dover Amendment. The proposed facility will not merely offer occupational
training, but will also cultivate participants’ cognitive, social, and functional abilities in a manner
designed to enhance their independence and participation in society. Accordingly, the Applicant’s
use falls squarely within the educational protections afforded by G.L. c. 40A, § 3, and must
therefore be permitted notwithstanding the underlying zoning restrictions of the IP Zoning District.
SITE PLAN REVIEW
Pursuant to Southborough Zoning Bylaw § 174-10.A(3), any change in use or the
reactivation of a facility that has not been in active use for a period of two years requires site plan
review by the Planning Board. In this instance, the Applicant is proposing a change in use from a
general office use to a private educational facility—a transition that, under the plain language of
the Bylaw, triggers the site plan review process. Accordingly, the Applicant submits this Major
Site Plan Application to facilitate the Board’s review of the proposed conversion and associated
improvements.
However, because the proposed use is a Dover Amendment–protected educational use, the
Planning Board’s authority during the site plan review process is necessarily limited. G.L. c. 40A,
§ 3, expressly restricts local boards from applying zoning or site plan criteria in a manner that
would substantially inhibit or nullify the proposed educational use. Rather, the Board’s review
must be confined to the imposition of “reasonable regulations concerning the bulk and height of
structures and determining yard sizes, lot area, setbacks, open space, parking and building
coverage requirements.” G.L. c. 40A, § 3, second paragraph. These limited areas of review are
intended to ensure that municipal oversight focuses on legitimate planning and public safety
concerns without infringing upon the Applicant’s protected educational mission.
In this case, the proposed use will occupy existing space within a fully constructed and
previously approved building. As such, most dimensional considerations—such as building height,
massing, lot area, yard setbacks, open space, and building coverage—have already been
established, in compliance with the Southborough Zoning Bylaw, and are not subject to
modification under this application. The physical footprint of the structure and its relationship to
the site will remain unchanged. Consequently, there is no need for the Planning Board to revisit
those elements as part of its review.
The appropriate scope of the Board’s review, therefore, is limited to ensuring that the
proposed educational use is adequately supported by existing site infrastructure and that any
operational impacts are reasonably mitigated. Specifically, the Board may evaluate whether the
Property provides sufficient parking capacity to accommodate staff, students, and visitors, as well
as whether the septic system and related utilities are adequate to support the change in use. Beyond
these considerations, no further design or dimensional review is warranted or permissible under
the Dover Amendment framework.

Page 66 of 90

Southborough Planning Board
Site Plan Narrative – Disability Assistance & Vocational Education, Inc.
December 26, 2025
Page 4 of 8
PARKING
The Property contains a total of 327 existing parking spaces, which have historically
supported a mix of office and warehouse uses on the site. This existing supply of parking is more
than adequate to accommodate both the existing and proposed uses, even when applying the most
intensive parking standard contained within the Southborough Zoning Bylaw.
The following analysis provides a breakdown of existing and proposed uses, their
respective floor areas, and the number of parking spaces required under § 174-12.E of the
Southborough Zoning Bylaw. This comparative assessment demonstrates that the site remains
fully compliant with all applicable parking requirements following the proposed change in use.
Existing Uses
Office Use: The Property will maintain approximately 43,020 square feet of office space. Pursuant
to § 174-12.E(13) of the Zoning Bylaw, office uses are required to provide 3.5 parking spaces per
1,000 square feet of floor area.
•

Required parking: 43,020 sq. ft. ÷ 1,000 × 3.5 = 151 spaces

Warehouse Use: The Property also contains approximately 10,268 square feet of warehouse space.
Under § 174-12.E(10), warehouse uses are required to provide 1 parking space per 1,500 square
feet of floor area.
•

Required parking: 10,268 sq. ft. ÷ 1,500 = 7 spaces

Total existing use requirement: 158 spaces
Proposed Use
In addition to the existing office and warehouse uses, the Applicant proposes to repurpose
approximately 17,430 square feet of existing third-floor office space for an educational and
residential use consistent with its mission under the Dover Amendment. Because the Zoning
Bylaw does not explicitly list a parking requirement for a specialized educational facility of this
nature, the Applicant has analyzed parking demand under three applicable use categories for the
Planning Board’s consideration: (1) dwellings, (2) schools and colleges, and (3) other
nonresidential uses.
1. Dwellings:
The proposed project includes 17 one-bedroom units, 4 two-bedroom units, and 2 threebedroom units, intended as ancillary housing for program participants. Pursuant to § 174-12.E(1),
the Bylaw requires two spaces per dwelling unit containing one or two bedrooms, and three spaces
per dwelling unit containing three or more bedrooms.

Page 67 of 90

Southborough Planning Board
Site Plan Narrative – Disability Assistance & Vocational Education, Inc.
December 26, 2025
Page 5 of 8
•

(17 × 2) + (4 × 2) + (2 × 3) = 48 required spaces

2. Schools and Colleges:
At any given time, the Applicant anticipates serving 31 students with 9 teachers and staff
members. Under § 174-12.E(4), the parking requirement for schools and colleges is 1 space per
two students beyond secondary education, and not fewer than one space per teacher or staff
member.
•

(31 ÷ 2) + 9 = 25 required spaces

3. All Other Nonresidential Uses:
If the Board elects to apply the general standard for nonresidential uses, the proposed
17,430 square feet of space would require 3.5 parking spaces per 1,000 square feet, pursuant to §
174-12.E(13).
•

17,430 sq. ft. ÷ 1,000 × 3.5 = 62 required spaces
Summary of Parking Demand

Use Category

Floor Area / Units

Office
Warehouse
All Other Nonresidential
Total

43,020 sq. ft.
10,268 sq. ft.
17,430 sq. ft.
70,718 sq. ft.

Applicable
Standard
3.5 / 1,000 sq. ft.
1 / 1,500 sq. ft.
3.5 / 1,000 sq. ft.

Spaces Required
151
7
62
220

When applying the most intensive parking standard, the site would require no more than
220 parking spaces to remain compliant with the Bylaw. Given the existing supply of 327 spaces,
the Property exceeds the highest calculated demand by a margin of 107 parking spaces, or roughly
30% more than required.
This surplus ensures that the site can easily accommodate faculty, students, staff, residents,
and visitors without impacting on-site circulation or neighboring properties. Moreover, the
Applicant anticipates that the actual parking demand will be substantially lower than the theoretical
maximum, given that many program participants will reside on-site, will not commute daily, and
may rely on transportation provided by the organization.
Accordingly, the Applicant respectfully submits that the existing parking supply is more
than adequate to serve all proposed uses and that no modification to the parking layout or capacity
is necessary to support the Dover-protected educational use.

Page 68 of 90

Southborough Planning Board
Site Plan Narrative – Disability Assistance & Vocational Education, Inc.
December 26, 2025
Page 6 of 8
SEPTIC
The Property is currently served by an on-site subsurface sewage disposal system with a
design capacity of 4,800 gallons per day (gpd), as approved under Title 5 of the Massachusetts
Environmental Code (310 CMR 15.000). The system has historically supported a combination of
office and warehouse uses and is proposed to continue serving those uses alongside the Applicant’s
newly proposed Dover-protected educational use.
To evaluate compliance with Title 5 and to ensure the adequacy of the existing system, the
Applicant has prepared a detailed assessment of the current and projected wastewater generation
based on the Massachusetts Department of Environmental Protection (MassDEP) Design Flow
Guidelines contained in 310 CMR 15.203. The following analysis provides a breakdown of all
existing and proposed uses within the building and the corresponding design flow calculations.
Existing Uses and Flow Calculations
The building will contain approximately 34,847 square feet of office space, not including
common area space, distributed among several tenants. Pursuant to 310 CMR 15.203, Table 1, the
design flow for “office buildings” is 75 gallons per day per 1,000 square feet of floor area.
Therefore:
•

34.847 × 75 gpd = 2,613.53 gpd

Additionally, the Property includes a warehouse space, utilized by approximately nine (9)
employees. Under Title 5, “factory or warehouse buildings without cafeteria” are assigned a design
flow of 15 gpd per employee. Accordingly:
•

9 employees × 15 gpd = 135 gpd

The subtotal for all existing and ongoing uses is therefore:
•

2,613.53 gpd (office) + 135 gpd (warehouse) = 2,748.53 gpd

Proposed Educational and Residential Uses
The Applicant proposes to convert a portion of the third floor, totaling approximately
17,430 square feet, into a specialized educational facility providing life-skills instruction,
vocational training, and residential accommodations for individuals with disabilities. The
educational component includes up to 31 beds to support students who will reside on-site as part
of a structured, full-time program.
For the purposes of Title 5 compliance, this component is most appropriately categorized
under “Boarding Schools and Colleges” in accordance with 310 CMR 15.203(4), which specifies
a design flow of 65 gallons per person per day. Accordingly, the anticipated design flow for the
proposed educational/residential use is as follows:

Page 69 of 90

Southborough Planning Board
Site Plan Narrative – Disability Assistance & Vocational Education, Inc.
December 26, 2025
Page 7 of 8
•

31 residents × 65 gpd = 2,015 gpd

Total Flow and System Compliance
Combining the existing and proposed uses results in the following total design flow:
Use Type
Office (34,847 sq. ft.)
Warehouse (9 employees)
Educational/Residential (31 residents)
Total

Flow (gpd)
2613.53
135
2,015
4,763.53 gpd

The total projected flow of 4,763.53 gallons per day is within the system’s design capacity
of 4,800 gallons per day, leaving a small but sufficient margin for compliance.
Based on the above calculations, the existing on-site septic system has adequate capacity
to accommodate the combined wastewater generation from the existing office and warehouse
tenants and the proposed educational and residential use. The Applicant does not propose any
structural modifications to the existing septic system, as the projected total daily flow remains
within its approved capacity.
Furthermore, the anticipated wastewater characteristics associated with the proposed
educational use are comparable to, or less intensive than, standard residential or institutional uses
of similar scale. The Applicant will continue to ensure proper system maintenance, inspections,
and compliance with all Title 5 requirements to preserve the long-term performance of the system.
Accordingly, no increase in flow beyond the approved design limit is anticipated, and the
proposed use will not adversely affect the functionality or compliance status of the existing septic
infrastructure serving the Property.
CONCLUSION
In summary, the Applicant’s proposed conversion of existing office space at the Property
into a specialized educational and residential facility represents a thoughtful and mission-driven
adaptive reuse of an existing building within the IP Zoning District. The project fulfills the
Applicant’s nonprofit purpose of providing disability assistance, vocational education, and
supportive housing to individuals seeking to gain independence and practical skills for long-term
self-sufficiency. As a bona fide educational use under the Dover Amendment (G.L. c. 40A, § 3),
the proposed project is entitled to protection from local zoning prohibitions that would otherwise
restrict or unreasonably burden such uses.
The proposed change in use does not alter the footprint, massing, or exterior characteristics
of the existing building and will operate fully within the established site infrastructure.
Comprehensive review of parking, wastewater, and other site utilities confirms that the Property
is adequately equipped to support the proposed use without the need for expansion or structural

Page 70 of 90

Southborough Planning Board
Site Plan Narrative – Disability Assistance & Vocational Education, Inc.
December 26, 2025
Page 8 of 8
modification. The existing 327 parking spaces far exceed the 220 spaces required under the most
intensive parking standard, and the 4,800-gallon-per-day septic system has sufficient capacity to
accommodate the combined flows from all existing and proposed uses.
The Applicant respectfully submits that the proposed project not only complies with the
reasonable parameters of local site plan review but also advances a valuable public purpose
consistent with the spirit and intent of the Dover Amendment and the Town’s broader commitment
to inclusivity and education. The Applicant therefore requests that the Planning Board approve its
Major Site Plan Application.
Sincerely,

George T. Bahnan, Esq.
Assistant General Counsel

Page 71 of 90

,OUT

o\
JULY O.I77.

•)

300 feet Abutters List Report Planning Board
-

Board of Assessors

December 29, 2025

17 Common Street Southborough, MA 01772

Subject Property:
Parcel Number:
25-0000-003-0
Property Address: 352 TURNPIKE ROAD

Mailing Address:

FERRIS DEV 352 TURNPIKE ROAD LLC
118 TURNPIKE RD, Unit STE 300
SOUTHBOROUGH, MA 01772-2130

Abutters:
Parcel Number:
Property Address:

17-0000-001-0
32 COSLIN DRIVE

Parcel Number:
Property Address:

17-0000-002-0
COSLIN/CRYSTAL POND

Parcel Number:
Property Address:

24-0000-001-A
374 TURNPIKE ROAD

Parcel Number:
Property Address:

24-0000-004-0
365 TURNPIKE ROAD

Parcel Number:
24-0000-004-B
Property Address: 367 TURNPIKE ROAD

Parcel Number:
25-0000-001-0
Property Address: 344 TURNPIKE ROAD

Parcel Number:
Property Address:

Mailing Address: ATLANTIC COSLIN REALTY LLC C/C
ATLANTIC MANAGEMENT
CORPORATION
205 NEWBURY ST, Unit Fl 4
FRAMINGHAM, MA 01701-4581
Mailing Address: EMC CORPORATION ATTN FACILITIES
DEPT
228 SOUTH STREET
HOPKTNTON, MA 01748
Mailing Address: EMC CORPORATION ATTN FACILITIES
DEPT
228 SOUTH STREET
HOPKINTON, MA 01748
Mailing Address: OBSIDIAN ML 6 LLC
165 FLANDERS RD
WESTBOROUGH, MA 01581-1032
-

Mailing Address:

SHREE RAM HOSPITALITY LLC
C/C PATELL DEEP
367 TURNPIKE ROAD
SOUTHBOROUGH, MA 01772
Mailing Address: HTK SOUTHBOROUGH REALTY LLC
344 TURNPIKE ROAD
SOUTHBOROUGH, MA 01772

25-0000-003-0
352 TURNPIKE ROAD

Mailing Address:

FERRIS DEV 352 TURNPIKE ROAD LLC
118 TURNPIKE RD, Unit STE 300
SOUTHBOROUGH, MA 01772-21 30

Parcel Number:
25-0000-004-0
Property Address: 1200 MADISON PLACE

Mailing Address:

CUSCUS LLC
TWO MAIN STREET, STE 200
STONEHAM, MA 02180

Parcel Number:
25-0000-004-A
Property Address: 21 COSLIN DRIVE

Mailing Address: ATLANTIC-COSLIN REALTY II TRUST
C/O ATLANTIC MANAGEMENT CORP
205 NEWBURY ST, Unit Fl 4
FRAMINGHAM, MA 01701-4581
Mailing Address: PARK CENTRAL LLC
259 TURNPIKE ROAD SUITE 100
SOUTHBOROUGH, MA 01772

Parcel Number:
25-0000-005-0
Property Address: FLAGG ROAD

12/29/2025

COPY

Pagelof2

Page 72 of 90

300 feet Abutters List Report Planning Board
-

ULY6.171

Board of Assessors
J’

December 29, 2025

17 Common Street Southborough, MA 01772

CcHU

Parcel Number:
25-0000-01 1-0
Property Address: 361 TURNPIKE ROAD

Mailing Address:

Parcel Number:
25-0000-012-0
Property Address: 359 TURNPIKE ROAD

Mailing Address:’ WALTON PROPERTIES INC C/C
BARTOLINI
4 WYETH CIRCLE
SOUTHBOROUGH, MA 01772
Mailing Address: WATSON, JAMES A TRUSTEE 132
MIDDLESEX REALTY TRUST
132 MIDDLESEX STREET
MILLISMA02054
Mailing Address: T AND L PROPERTIES LLC
6 TURNPIKE ROAD
SOUTHBOROUGH, MA 01772

Parcel Number:
25-0000-013-0
Property Address: 355 TURNPIKE ROAD
-

Parcel Number:
25-0000-01 3-A
Property Address: 349 TURNPIKE ROAD

METROLUBE REALTY LLC
132 TURNPIKE RD, Unit STE 220
SOUTHBOROUGH, MA 01772-2129

Parcel Number:
25-0000-014-0
Property Address: 9 CRYSTAL POND ROAD

MaWng Address:

CCP SOUTHBOROUGH PAPER INC C/Q
CARDINAL CAPITAL PARTNERS
3131 TURTLE CREEK BLVD, 11TH FLR
DALLAS, TX 75219

This list contains the certified list of owners on record with the Town of Southborough.
The mailing address is for the property owner as of July 1st.

Ahorized Signature

PLEASE NOTE: The abutters list contains property in Westborough; you must contact their
Assessor’s office to request an abutters list in addition to this certified list.

CERTFED C0Y
12/29/2025

Page 2 of 2

Page 73 of 90

Southborough, MA
1 inch = 279 Feet

December 29, 2025

837

558

279

www.cai-tech.com

Turn

pike

Co
slin

slin

ing

t on

Co
Wa
y
Data shown on this map is provided for planning and informational purposes only. The municipality and CAI Technologies are not responsible for any use for other purposes or misuse or misrepresentation of this map.

Page 74 of 90

COMMON CORRIDOR

VACANT TENANT SPACE

DISABILITY ASSISTANCE
&
VOCATIONAL EDUCATION
17,430 SF

Page 75 of 90

9
E
T
U
O
R
AD/

O
R
KE

I
P
N
UR

EDGE OF
WETLANDS
1) PROPOSED OFFICE USE WILL BE 43,020 SQ.FT. WITH
REQUIRED PARKING OF 3.5 SPACES PER 1,000 SQ.FT. OR 151
SPACES REQUIRED.

N/F CUSCUS LLC

PROPOSED WAREHOUSE USE WILL BE 10,268 SQ.FT. WITH
REQUIRED PARKING OF 1 SPACE PER 1,500 SQ.FT. OR 7
SPACES REQUIRED.

EXISTING
WETLAND

ALL OTHER NONRESIDENTIAL (DAVE LIVING) PROPOSED USE WILL
BE 17,430 SQ.FT. WITH REQUIRED PARKING OF 3.5 SPACES PER
1,000 SQ.FT. OR 62 SPACES REQUIRED.
2) TOTAL PARKING REQUIRED IS 151 + 7 + 62 = 220 SPACES.
TOTAL PARKING PROVIDED IS 327 PARKING SPACES.

16
15

s
ce
a
p

EXISTING
OFFICE
BUILDING
SEPTIC
SYSTEM

spac

MADISON
PLACE

spac

20
sp

ces

spac

EXIS

TIN

spac

N/F EMC
CORPORATION
11
sp

aces

ORC

EMA

ATE

RLIN

spac

EXISTING
OFFICE
BUILDING

ces

ER F

22 spa

7 sp
aces

SEW

21 spa
ces

ING

ces

EXIS
T

EDGE OF
WETLANDS

21 spa

ces

17
es

ac
sp

IVE

spac

22 spa

11 spa

5 spac
es

SL
CO

aces

1) THERE ARE NO FEMA FLOOD ZONES ON THIS PARCEL.
2) ACCORDING TO THE MASSMAPPER WEB SITE, THERE ARE NO
ENDANGERED SPECIES HABITATS AND NO VERNAL POOLS ON OR
ADJACENT TO THIS SITE.
3) THE PROJECT SITE IS SHOWN AS PARCEL 3 ON ASSESSOR
MAP 25.
4) THE BASE PLAN INFORMATION IS COMPRISED OF RECORD
PLANS AND GIS DATA.

spac

N/F CUSCUS LLC

EDGE OF
WETLANDS

EXPEDITED ENGINEERS, LLC
Professional Engineers & Erosion Control Specialists
118 Turnpike Road, 300, Southborough, MA 01772
Telephone (508)-399-9993 [email protected]

T
E
E
R
T

S
N

O
T
G

EXISTING WAREHOUSE

N
I
H

S
A
W

EXISTING
WETLAND

N/F
ATLANTIC-COSLIN
REALTY, LLC

SITE PLAN OF LAND

Page 76 of 90

ARTICLE __: To see if the Town will vote to delete the existing table located in the Zoning Code of
the Town of Southborough § 174-10.3MBTA Communities Overlay District, E (1) with the
following to correct for Scribner’s error.

Dimensional
Standards
(a) Minimum lot
area (square
feet)

MCOD Subdistrict #2
MCOD Subdistricts #1a (Industrial Park
MCOD Subdistrict #3
and 1b (Residence B
Dimensional
(Industrial Park
Dimensional Standards) Standards)
Dimensional Standards)
25,000

(b) Minimum
125
frontage (feet)

43,560

200

Front

75*

(ii)

Rear

(iii)

Side

2.5 stories, 35 feet

3 stories, 45 feet

(e) Maximum
0.3
floor area ratio

0.6

(f) Maximum
15.0
dwelling units
per acre

16.0

15.0

(d) Maximum
height**

NOTES:
*A seventy-five-foot setback is required for buildings on Route 9.
** Maximum height cannot exceed either parameter must meet obligations of both criteria
; or to do or act in relation thereto.

Page 77 of 90

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 §1748.2 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 16.67% 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

Page 78 of 90

(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 Southborough Affordable Housing Trust (SAHT) 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 per-unit 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 HUDdesignated 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: UPDATE
Update the deﬁnition from:
REMOVE: HOUSING FOR THE ELDERLY

Page 79 of 90

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 inures 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 age-restricted 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 “Multifamily housing for the elderly, owned by a public or a nonproﬁt
community housing organization” in sections: 174-8.2 B (8), 174-8.4 C. (7), 174-8.5 C. (9),
174-8.7 C. (5), 174-8.8 B (8) with “INDEPENDENT, MULTIFAMILY HOUSING FOR SENIORS
(55+)”
; or do or act anything in relation thereto.

Page 80 of 90

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 Southborough Affordable Housing Trust
(SAHT) 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 Southborough Housing Opportunity Partnership Committee (SHOPC);
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 Remove SHOPC Replace SAHT must be recorded and ﬁled with the Town
Treasurer.
9-16 Establishment; terms.
A (7) One member of the Southborough Housing Opportunity Partnership Committee
(SHOPC) Affordable Housing Trust (SAHT) as designated by a majority vote of the
Committee for a term of three years.

; or do or act anything in relation thereto.

Page 81 of 90

ARTICLE __: To see if the Town will vote to delete the existing Zoning Code of the Town of
Southborough §174-8.6 IP Industrial Park District [Added 4-12-1993 ATM by Art. 43] 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: 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.

Page 82 of 90

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

Excludes Data Centers and Warehouses

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

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

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.

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,
including system specifications, hazard mitigation measures, and a 24-hour 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.

Incidental preparation or customization of goods for immediate sale allowed

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

6. Medical Clinics, Outpatient Care, and Diagnostic Laboratories

Page 83 of 90

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.

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.

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.

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

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.

Page 84 of 90

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.]
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

Rear: 50 feet

Side: 50 feet

Other street: 50 feet

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

Page 85 of 90

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].

H. Data Centers (Use by Special Permit by Planning Board)
1. Definition: Facility for storage, management, processing, and transmission of digital data;
includes servers, appliances, back-up batteries, power generators, air handlers, water
cooling, utility substations, and other infrastructure. Does not include accessory IT server
rooms.
2. Visual Screening and Noise Control:
o

Equipment must be fully enclosed unless mechanically infeasible (as determined by
Town Engineer).

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

Pre-construction and post-construction noise studies required to demonstrate
compliance with Noise Bylaw.

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

3. Siting and Setbacks:
o

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

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

Residential districts do not include public street rights-of-way.

4. Public Notification and Engagement:
o

Notify residents and homeowner associations within 0.5-mile radius.

Schedule and attend two neighborhood meetings.

Post signs at least 15 days before meetings along arterial streets or high-visibility
locations.

Page 86 of 90

5. Backup Power:
o

Maintain public website announcing generator operation at least 24 hours in
advance.

Routine operation limited to 9 a.m.–5 p.m., Monday–Friday, excluding holidays,
unless supplying emergency power.

6. Development Standards:
o

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

Maximum building size: 50,000 sq ft.

; or to do or act in relation thereto

NOTE TO THOSE REVIEWING:
Sources: Local Guidelines for Data Centers; A Resource Guide by the ULI Americas Data
Center Product Council (https://knowledge.uli.org/en/reports/research-reports/2024/localguidelines-for-data-center-development) Dated October 2024
Fairfax Zoning ordinance: https://www.fairfaxcounty.gov/planningdevelopment/sites/planning-development/files/Assets/Documents/PDF/Data-Centers-Drafttext.pdf
National League of Cities Fact Sheets:
Fact Sheet 3: LINK
Fact Sheet 2: What is a Data Center: LINK
Arkansas $6B deal: article

Original Language on Data centers below: I have tried to streamline for the Town Code, in doing
so, I may have removed important criteria. We should discuss the setbacks and development
standards to ensure that we can achieve this zoning and it is compatible with our planning intent.
H.

Use by Special Permit: Data Centers.

(1)
Standards applicable to all data centers: Data center/warehouse, defined as an establishment
or facility used for the storage, 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

Page 87 of 90

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.
(2)
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
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.
(3)

The maximum building size is 50,000 square feet of gross floor area.

(4)

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.

(5) 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.

Page 88 of 90

Front: 50 feet; 75 feet if on Route 9.

(2)

Rear: 50 feet.

(3)

Side: 50 feet.

(4)

Other street: 50 feet.

(d) Maximum height: 45 feet, three stories.
(e) Maximum floor area ratio: 0.60
(6) 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.

(7) 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
material. The entrance feature must also either project or recess from the adjoining building plane.

(8) 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.

(9) 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

Page 89 of 90

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.

(10) 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.

(11) 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

Page 90 of 90

By Town Clerk/ss 8:58 am, Jan 21, 2026

Meeting of the

Southborough Planning Board

AGENDA

6:30 PM
6:30PM

7:00 PM

CALL TO ORDER
CONSOLIDATED
PUBLIC HEARINGS:

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

DISCUSSION:
PUBLIC HEARING:

21 Coslin Dr- (Costco) Update - Highway Major Retail use
352 Turnpike Rd. (Disability Assistance & Vocational
Education, Inc.) - Major Site Plan Approval (Change of
Use)

DISCUSSION:
DISCUSSION:
DISCUSSION:

DISCUSSION:
DISCUSSION:
DISCUSSION:
DISCUSSION:

2026.01.26 PB Agenda

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

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