At its meeting Monday night, the Planning Board discussed whether it should present or adjust its current proposal to meet the zoning requirements necessary under the MBTA Communities Act at a Special Town Meeting.

A Special Town Meeting is expected to be held in December so that residents can vote on a potentially revised plan and to receive more information based on questions asked during May’s Annual Town Meeting. The state’s deadline for compliance looms on Dec. 31.

Town Meeting narrowly rejected the article that outlined the proposed zoning districts by eight votes, with 118 in favor and 126 opposed. Some opposition came from residents of The Preserve because their property was included in the zoning, although it is unlikely to be redeveloped in the near future.

Vice chair Matthrew Wronka told the board that he analyzed some of the points that led to the article’s defeat. He noted that if the board had presented more information, the outcome may have been different.

One concern raised at Town Meeting was the potential impact of larger developments on the schools. Wronka said that the properties chosen in the proposed map were selected because they would not cause “an immediate spurt of growth” that would impact the schools.

Statistically, he showed that apartments would generate about 0.2 students per unit. This number is in line with the number of students in Woodview at Legacy Farms as well as state and national statistics he found. Conversely, a single-family home at Legacy Farms generates an average of 0.7 students per unit.

Said Wronka: “I think that’s something we didn’t communicate well, if at all.”

Wronka added that between 16-35 students would be the anticipated number of students expected if the Carbone’s property were developed. At Town Hall, someone said that as many as 300 students would live there, so he wanted to correct that speculation.

Increased traffic was another fear raised at Town Meeting. Wronka said that the traffic from development in the upper Cedar Street zone likely would flow north to Route 9. Downtown development may help develop “a more walkable business district.”

Some residents were angry about the state imposing this requirement on Hopkinton and 176 other cities and towns that are in the Massachusetts Bay Transit Authority’s service area to encourage denser housing. Wronka explained that while the state is “using scare tactics” to some extent, it is “trying to back them up” by encouraging denser development in town centers and near MBTA stops.

“I say we keep the map,” added member Parker Happ, noting that “it’s crunch time.” He said it received kudos from the state “as a shining example” of how to meet the zoning requirements.

Chair Rob Benson stressed that the board needs to take into account the concerns of voters over the praise by the state.

“I am concerned,” he said. “Just proposing the same map, [it] would be rejected, and it’s not listening to the will of Town Meeting, which we just had.”

Several members, including Happ and Karen Wills, noted that the article was only defeated by eight votes. Happ added that the vote was taken on the third night of Town Meeting, when attendance was lower.

Said Wills: “You can’t ignore half the community.”

Two other properties were mentioned to be considered as an addition to the map — Legacy Farms and Windsor Gardens. Because of the affordable housing compliance requirement at those developments, it is unclear if they would be able to be included in the new map. Benson said that the Zoning Advisory Committee should let the Planning Board know if those properties would be feasible.

“There’s definitely a sentiment across town where there’s a lack of desire to have apartment-style buildings in town,” he said.

Member Jane Moran noted that if the Carbone’s property were to be developed, it likely would get its water connection through Southborough. She said that sewer connection would follow, making Carbone’s more valuable for developers to build larger complexes.

“My perspective is that we want to put the best plan possible that the town supports,” Benson said. “And if I could have the town’s unanimous support, that would be ideal.”

Principal Planner John Gelcich noted that Milton’s decision not to comply, which will be challenged in court, doesn’t really impact Hopkinton. Milton’s contention is that it is not a “rapid transit community” because it is serviced by the Mattapan-Ashmont trolley. The court might rule against Milton. In that case, it still would be an “MBTA adjacent community” like Hopkinton and would have to come up with a compliant zoning district.

This item will remain on subsequent agendas, Benson said, so that the public could attend meetings and provide feedback.

24 Chestnut Street subdivision discussion continued

The board decided to continue the hearing on the proposed subdivision at 0-24 Chestnut Street after several abutters voiced concerns.

Vito Colanna spoke on behalf of the applicant, Keystone Development Corporation. The proposal seeks to combine two parcels into a 9.5-acre parcel. There currently is a house at 24 Chestnut Street, while the rest of the property under consideration is wooded. The house would be demolished and included in a five-unit subdivision with a cul-de-sac.

Gelcich explained that the affordable housing component that is triggered with the development of five new units doesn’t apply here because one unit is being torn down and rebuilt while the other four are new.

Abutter Robert Cordner expressed concern that one lot would be “literally right at our front door.”

“For 30 years, we’ve lived here with nothing but woods in front of us,” he continued. “It looks like they’re trying to shoehorn five lots in the middle of a residential area.”

Abutter Chris Cooney added that he was “not really excited about this up front.”

A site walk will be scheduled once the Planning Board receives and reviews information from Pare, its peer review consultant.

Liaisons approved for Trails Committee, Community Preservation Committee

The board voted unanimously to approve Michael King as the liaison to the Trails Committee. A liaison had not been chosen since Fran DeYoung left the board more than a year ago.

Happ was unanimously approved as the new liaison to the Community Preservation Committee, replacing Moran, who cited time constraints as her reason for not continuing in that role.