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Planning Board endorses Elmwood Farms subdivision plan off Blueberry Lane

by | Nov 7, 2023 | Featured: News, News

In a brief meeting Monday night, the Planning Board reviewed administrative matters, including the endorsement of a plan for the Elmwood Farms III subdivision.

The board endorsed 7-0 the plan for Elmwood Farms III, which is to be built off Blueberry Lane. Gelcich explained that the original Blueberry Lane subdivision was constructed in the late 1980s and early 1990s. Toll Brothers purchased the remaining lots, which are surrounded by proposed roads Fitch Avenue and Myrtle Avenue and the formerly proposed Adams Street.

This proposal did not come before the Planning Board as a subdivision plan because it had been previously approved, and construction previously had started in that neighborhood.

“Since the original subdivision was approved, the wetlands have changed,” Gelcich said.

Four lots have been deemed no longer buildable. Two others still are buildable, but they are bordered by Adams Street, which the Conservation Commission is eliminating.

The unbuildable lots will become one lot with a conservation restriction, Gelcich explained. The Adams Street land will go to one of the remaining two lots, and the size of the lot to its right will be adjusted.

There will be 20 lots in total in the new subdivision, explained Ted Merchant, the land development director for Toll Brothers.

Member Jane Moran asked if any of the land has been discussed for a trail. Merchant said there are conversations with the town about one parcel being deeded over to the town. The land has not been purchased yet, he explained, but the company is under contract to purchase it. That parcel would connect EMC Park to Fitch Avenue.

Said chair Gary Trendel: “That’s going to be a great little connector there for that entire neighborhood.”

Emerald Drive $193,900 bond established

The board voted 7-0 to approve a $193,900 bond request for Emerald Drive.

Emerald Drive was constructed at the Open Space Landscape Preservation Development (OSLPD) formerly known as the Connelly Farms subdivision off Hayden Rowe Street, Gelcich explained.

Developer Chris Nation approved of the amount, which had been recommended by BETA Group, the town’s engineering consultant. Trendel noted that the road is “predominantly asphalt” with a sidewalk with some trail, site plantings and riprap.

The board also endorsed 7-0 the transfer of some land from two lots on Emerald Drive to the lot that will become 6 Emerald Avenue that is centered between them. The decision to make these adjustments was made because the house proposed for the middle lot was designed to be wider and would benefit from a larger lot, explained Joe Marquedant on behalf of the applicant.

Bond release for 25-35 Main Street approved

The board approved 7-0 the bond release for the development project at 25-35 Main Street, which includes the conveyance of a parking lot to the town, Gelcich explained. A $10,000 bond was taken out for construction, which will be returned.

Moran tabbed Community Preservation Committee liaison

The board voted 7-0 to elect Moran as its liaison to the Community Preservation Committee.

Arora resigns from Planning Board

Trendel announced that Navdeep Arora, who joined the Planning Board earlier this year, has resigned from this position.

After the vacancy is posted, Town Manager Norman Khumalo will appoint Arora’s replacement to fill the remainder of the term. The Select Board will need to confirm the selection, because the next election will not take place until May.

Board does not propose budget requests

Trendel mentioned that the town budget for the upcoming fiscal year is expected to be “pretty tight.” In the past, the Planning Board has requested funding for a pedestrian connectivity study, but the plan had “stalled out.”

He requested that members submit their ideas to either him or Gelcich for consideration.

28 Lumber Street hearing again continued

The major site plan review hearing for a proposed medical office of about 10,000 square feet of gross floor area next to Hopkinton Stone and Garden, Inc. was continued to Dec. 18 at the applicant’s request.


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