The Planning Board on Monday reviewed four new proposals for MBTA Communities overlay zoning district modifications because the previously approved plan did not fully meet the state’s zoning requirements.

Principal planner Aneri Patel pointed out at the Dec. 8 Zoning Advisory Committee (ZAC) meeting that the town’s plan approved at the 2024 Special Town Meeting in November 2024 failed to meet the 50% contiguous area district requirement. At least one of Hopkinton’s districts must be 27.3 acres, according to this condition. Walcott Valley, The Preserve and the downtown districts equal 10.8, 22.9 and 15.5 acres, respectively.

ZAC reviewed the four new plans that it believed would address the state’s concern at its two December meetings. On Dec. 17, it recommended what it called Plan E. This plan would add a strip of nine parcels on Walcott Street to connect the downtown district with Walcott Valley, making it one 31.718-acre contiguous district. Three of these parcels are zoned for residential use, according to Patel. The remaining six are part of the downtown business district.

This proposal would not modify the boundaries of the current subdistricts, Patel said at both the Planning Board and ZAC meetings.

Members raise questions about options

“I think the obvious question at Town Meeting that I would expect is why wouldn’t we make this district as small as possible,” said chair Rob Benson. “Why would we add here and not subtract?”

He suggested removing the parcels in the current downtown district south of Main Street.

In addition to being more than having 50% contiguous area, the modified district would have to meet the other state requirements. Patel explained that unit capacity and density are other mandatory factors. Removing the parcels south of Main Street would make the proposed new district noncompliant with the density rule.

Added Patel: “ZAC’s main focus was to add and combine and make it as one district.”

Member Parker Happ said he favored Plan B. He said the board should “be thinking larger just to be safe” as well as to the town’s future development needs.

Plan B proposed adding 10 parcels between the downtown district and Walcott Valley. It would merge these two areas to create a contiguous subdistrict of about 31.7 acres. This plan also would remove approximately nine parcels south of South Street from the current downtown district.

According to Patel, a concern with this plan is the inclusion of properties near Claflin Street, which several street residents protested. The residents noted the development of two multifamily dwellings already in the works for Claflin Street, Patel said.

Vice chair Matthew Wronka, the ZAC liaison, explained that Plan E was recommended because it would “not overwhelm Town Meeting” by making “as little of a change as possible.” Adding land to create one large district was deemed the most viable option for Town Meeting and state approval.

Benson said he agreed that connecting these two districts was the “most palatable option.”

A concern with Plan E, Wronka noted, was that the state may believe that the thin strip may make the district’s shape seem “contrived.”

“[The] state might say that you just added those parcels to make it one [district],” added Patel.

“Well, that’s what we’re doing,” countered Benson. “If they say we’re doing this to meet their requirement, my answer would be yes.”

Plan B was frowned upon by ZAC because it is “very wooded” and more likely to be developed, Wronka noted.

Member Lucia Lopez said she preferred Plan C. Plan C would add approximately 13 parcels along A Street and Walcott Street to build a wider connection between the downtown area and Walcott Valley. It would remove CVS and the fire station from the previously approved district. Patel told ZAC that this change would affect the gross density and unit capacity, making it less viable for approval.

Patel noted that she has not yet received feedback from the state on the plans. Benson requested that she get information on whether these plans meet the requirements “ASAP.”

This issue will be revisited at the next meeting on Jan. 26.

Hearing continued for proposed Lumber Street building

The board voted unanimously to continue the hearing regarding a proposed one-story office and retail building for a lot off Lumber Street until the next meeting. The 3.46-acre site is fully vegetated and undeveloped.

REC Hopkinton submitted the proposal for the 2,400-square-foot building, according to Kathi Sherry, who represented the applicant.

Sherry said a veterinary clinic already expressed interest in locating there. This prompted a variance application to the Board of Appeals. While the land is zoned for medical and commercial uses, she explained that veterinary usage was not specified under the zoning code.

She added that this land is part of the master plan for neighborhood mixed-use development approved in 2015. It is adjacent to the Windsor at Hopkinton apartment complex on Constitution Court.

Engineer John Federico said the building will be divided into three 800-square-foot units. There will be 15 parking spaces. An “ADA-accessible sidewalk” will lead from the one accessible parking space out to Lumber Street.

He also pointed out that the project previously received Conservation Commission approval of an order of conditions for the project. Part of that review included approval of the stormwater management plan.

New plantings are proposed, and the site will be “well buffered on three sides” by existing vegetation, he added.

Lopez questioned whether the stormwater management plan was forwarded to Kerry Reed, the Department of Public Works director. She said Reed’s notes to the Planning Board on the project “mentioned some concerns about stormwater runoff.” Patel said she would check with Reed.

Wronka asked if walking paths were proposed in addition to the sidewalk. He noted that the 5-foot-wide sidewalk would accommodate pedestrians but not bicycles or other nonmotorized vehicles.

Federico said he could discuss a wider sidewalk with the applicant if it is needed. He also said he would ask about adding infrastructure for EV charging stations in response to a question from Happ.

A site walk was planned for Sunday at 9 a.m.

Pyne Field redevelopment proposal withdrawn

The Parks & Recreation Department withdrew its proposal for the redevelopment of Pyne Field without prejudice. The board voted unanimously to approve the request.