Embedded Files
Boxborough Voters Turn Out for State Primary
Boxborough Voters Turn Out for State Primary
(3-Sept-26) On Tuesday, September 1, twenty-five percent (1,021) of Boxborough’s 4,068 registered voters cast their ballots in the state primary, surpassing Boxborough’s 2024 turnout by almost eight points. According to Town Clerk Rebecca (Becky) Harris, 483 voters cast their ballots during the early voting period or by mail.
Results in Boxborough mimicked statewide and district results. On the Democratic ballot for “Senator in Congress,” incumbent Senator Ed Markey received 524 votes over his challenger Representative Seth Moulton who received 348 votes. Markey won statewide and will face Republican John Deaton in the November 3 general election.
Incumbent Democratic Governor’s Councillor for District 3 Mara Dolan received 629 votes over her challenger Margie Palladino, who received 145 votes. Dolan was declared the winner in the district and does not have a Republican opponent in the general election.
Incumbent Middlesex Attorney General Marian Ryan received 637 votes, and her challenger, David Solet received 161 votes. Ryan was declared the winner in the district and will face Republican candidate Michael Walsh in the general election.
On the Republican ballot, the only contested race was for the gubernatorial nomination between Mike Minogue and Brian Shortsleeve. Minogue received 112 votes and Shortsleeve received 29 votes. Minogue won the statewide contest and will challenge sitting Democratic Governor Maura Healey in the November 3 general election.
Complete election results are on the Town’s website: https://www.boxborough-ma.gov/DocumentCenter/View/6881
Boxborough Residents Weigh In on Future Housing Needs at HPP Forum
Boxborough Residents Weigh In on Future Housing Needs at HPP Forum
(3-Sept-26) A small but engaged group of residents attended the Boxborough Housing Board’s Housing Production Plan (HPP) Forum on Tuesday, August 25. Associate Town Planner Ian Gilson introduced members of the Housing Board and welcomed the public.
Gilson gave a brief introductory presentation explaining the Housing Production Plan process, its goals, and important housing concepts such as the Subsidized Housing Inventory (SHI), Chapter 40B, and Area Median Income (AMI).
He emphasized that an HPP does not rezone parcels or approve any specific housing developments. What it does, he said, is “allow us to identify areas of town where we would like to see growth.” After answering questions from attendees, Gilson then invited them to participate in an interactive exercise using four posters, each focusing on a specific topic.
One poster asked “what types of housing could help meet Boxborough’s needs, and what would help new housing fit within the community?” Another poster depicted a map of Boxborough and asked participants to place stickers where additional housing may be appropriate, regardless of current zoning.
The third poster was dedicated to the town-owned 72 Stow Road property and asked participants to identify their desired outcome for the property. The “Priorities Into Actions” poster asked participants what strategies and actions the town should explore to advance the housing priorities that were identified from data gathered at the Housing Board’s Fifer’s Day booth.
After the forum, Boxborough News reached out to Gilson to obtain a summary of the public’s feedback. Gilson responded that “the responses suggest several clear themes…including interest in smaller, more attainable homes (like) starter homes, duplexes, tiny homes, and small-scale senior rentals.”
Additionally, there was “support for shared or community-oriented models, such as cooperative housing, cohousing, and housing connected with agriculture.” Gilson also said that the data showed “interest in reusing existing properties, including converting large single-family homes into cooperative housing and allowing multifamily housing in office parks.” The responses regarding the 72 Stow Road property indicated “a desire for focused housing opportunities.”
“I always appreciate the opportunity to engage with residents directly on issues like housing that affect both their lives today and the future of the community,” Gilson wrote. “Participants shared thoughtful ideas about smaller and more attainable homes, cooperative housing, senior rentals, and the reuse of existing properties. We plan to bring these poster exercises to future events so that more residents can participate and help shape the Housing Production Plan.”
When reached for comment, Housing Board Chair Al Murphy told Boxborough News, “The HPP will serve as an important guide for developing housing for low- and moderate-income households. The Housing Board will continue to seek input from Boxborough residents about the housing the town needs.”
Economic Development Committee Planning Second Annual “Village For a Day” on October 3
Economic Development Committee Planning Second Annual “Village For a Day” on October 3
(3-Sept-26) At its August 26 meeting, the Boxborough Economic Development Committee (EDC) discussed plans for its second annual “Village for a Day,” scheduled for Saturday, October 3 from 11:30 a.m. to 4 p.m.
The “Village for a Day” event is intended to promote Boxborough businesses and help the community imagine what a walkable town center in Boxborough could look like.
Like last year, the event will take place along Mass Ave from its intersection with Middle and Stow roads to the Middlesex Bank Plaza. The EDC is inviting local businesses, artisans, and organizations to set up a booth in one of three designated locations adjacent to Mass Ave.
The public will be encouraged to walk along the route to visit various businesses. There will also be food vendors and live music. This year, the event will also include a 9-hole mini-golf course behind Town Hall, with each hole sponsored by a local business.
The activity is free and open to the public, with prizes for kids. The mini-golf course will be open throughout the event, from 11:30 a.m. to 4 p.m. The idea of developing a village center is something that the town has explored for a number of years.
Most recently, the town hired consulting firm Tighe & Bond to conduct a Village Center Feasibility Assessment in Spring of 2024, funded by a community planning grant from the state. The Village Center project materials are available online at https://boxborough-ma.gov/698/Village-Center-Revitalization-Project.
Local businesses or organizations interested in participating in “Village for a Day” or sponsoring one of the mini-golf putting greens can contact Boxborough Town Planner Alec Wade at awade@boxborough-ma.gov.
Fire Chief Kivlan Discusses Water Resources for Firefighting
Fire Chief Kivlan Discusses Water Resources for Firefighting
(3-Sep-26) At the Boxborough Water Resources Committee (WRC) meeting on August 18, Fire Chief John Kivlan described how water is obtained for fighting fires in Boxborough, and he spoke about possible improvements to the water supply system. Chief Kivlan reported that Boxborough has recently purchased a new tanker truck and now owns two 30,000-gallon tanker trucks. The new tanker truck will provide increased capacity and better redundancy. Boxborough also owns three pumping trucks, which hold 1,000 gallons of water.
In terms of water sources, Boxborough has 30 fire hydrants connected to the new waterline west of Route 495. The town also contains 59 fixed water sources – both cisterns and fire ponds. Chief Kivlan explained that various hydraulic factors limit the useful length of the large-diameter hose used to convey water from a source. This includes pressure limitations, friction losses, and the comparative elevation of the source. Kivlan told the WRC that it is better for the water source to be as close as possible to the site of the fire, “but transporting water up to lengths of roughly 800 to 1,000 feet should be achievable.”
The Fire Department is in the process of checking the fixed water sources around town. According to Kivlan, thus far, no defects have been found. The cisterns range in capacity from 5,000 to 30,000 gallons. The capacity of the fire ponds is largely unknown, because the depth of the fire ponds is not known. The Town’s access to some fire ponds and cisterns is unclear because they are located on private property or conservation land.
Kivlan said that there are some regions in Boxborough that are in need of water sources. It is likely that cisterns will need to be added in those areas and to any other areas that are found by further analysis. The Town has recently acquired a software package that can produce a GIS map of the water sources. Chief Kivlan is working on resolving the uncertainties and will incorporate the details on the map. The next WRC meeting will be on September 15, 2026, at 7:30 pm, via Zoom.
FSBC Votes to Begin “Design Development,” Reviews Revised Construction Cost Estimate
FSBC Votes to Begin “Design Development,” Reviews Revised Construction Cost Estimate
(3-SEP-26) At its August 27 meeting, the Boxborough Fire Station Building Committee voted unanimously that the “schematic design” phase for the town’s new fire station is complete and that consultant Context Architecture (“Context”) should commence the next phase of the project, “design development.”
According to the town’s contract with Context, there are three design phases before the fire station construction project goes out to bid. The first was “schematic design,” during which Context created “schematic drawings including floor plans, elevations and space criteria to establish basic design ideas and respective cost estimates.”
In the next phase, “design development,” Context is expected to “complete design development documents consisting of plans, outline specifications, and cost estimates and other documents to fix and describe the size and character of the project as to architectural, structural, mechanical, and electrical systems, materials, and such other elements.”
In the third phase, “construction documents,” Context is expected to “complete working plans and specifications in sufficient detail to permit firm bids in open competition for construction of the project, and a detailed cost estimate.”
In connection with the end of the “schematic design” phase, the FSBC reviewed an updated “construction cost” estimate for the project. The town’s Owner’s Project Manager, Vertex, reported that the estimated total construction cost is now $28.3 million. Steve Kirby of Vertex emphasized that this an “early estimate” and not the actual cost of the project; the numbers will change in the coming months as the estimate is refined and updated. The current $28.3 million estimate is down from the prior “conceptual” estimate of roughly $32 million.
Along with the updated construction cost estimate, Kirby also presented a list of several potential “alternate” items that would add or subtract from the total cost. The “alternate” items are related to variations in roof types, building materials, overhead doors, and HVAC systems.
The Committee voted to direct Context to pursue a flat roof over the apparatus bay and a pitched roof over the administrative portion of the building. The Committee discussed several other alternates, but no other votes were made.
After the cost discussion, Chris Logan of Context gave a short design update, noting that the design team has reconfigured the floor plan and is also working on landscaping, grading, and parking.
The FSBC also heard a presentation on a “life cycle cost analysis” for four different mechanical systems options, one of which is a geothermal system. The committee discussed the uncertainty around the tax incentives associated with a geothermal system and discussed how the drilling costs for a geothermal system are still unknown. There is funding for drilling one geothermal test well already in the design budget, and the drilling is expected to be done in this phase. The committee did not vote on whether to pursue further testing for a geothermal system; they expect to revisit the issue at their next meeting.
The FSBC’s next meeting is scheduled for Thursday, September 10. On Wednesday, September 30, the FSBC will hold another “design update” for the public.
Select Board Discusses Financial Policies, Town Administrator Performance, Beavers
Select Board Discusses Financial Policies, Town Administrator Performance, Beavers
(3-SEP-26) At its meeting on August 24, the Boxborough Select Board heard three proposals for revised town financial policies from Finance Committee (FinCom) Chair Tony Newton.
Newton presented drafts of a Reserve Fund Transfer Policy, a Budget Transfer Policy, and an Audit Policy. Board members gave feedback, offered ideas for further revisions, and asked for more information. The Board did not vote on the policies.
Select Board Chair Bob Stemple presented the results of the annual Town Administrator Performance Evaluation. Town Administrator Mike Johns scored a 4.54 out of 5, with “recognized strengths” including his communication skills and his focus on professional development. “Delegation to others” was identified as an area for improvement.
The review, written by Stemple, states, “we believe that Mike is the Town Administrator that is helping this town become better and slow down the revolving door of town employees. He's friendly, kind, knowledgeable and is able to communicate well and problem solve with all ages and demographics.”
The Board also briefly acknowledged the recent beaver activity along Beaver Brook in western Boxborough that is causing changes to water levels on surrounding properties, including at Paddock Estates. See August 21, 2026 Boxborough News article at https://www.boxboroughnews.org/news#h.1sbqjq8ffhgk.
The Board acknowledged the letters that it has received from community members on this topic and listened to a comment from a member of the public but emphasized that it does not believe it has any jurisdiction over the issue. Chair Stemple stated, “it is up to Paddock Estates to take care of the beaver situation.”
Town Administrator Johns emphasized the importance of having sufficient water levels for firefighting; “we just need to get water there so that if there ever is a fire emergency we can put the fire out… I think the community’s outreach and solution is a good way to start and hopefully that takes care of it.”
Personnel Board Discusses Labor Market Survey
Personnel Board Discusses Labor Market Survey
(3-SEP-26) At its hybrid meeting on August 25, the Personnel Board heard from Jennifer Romboldi of the Collins Center for Public Management, a consulting firm hired to conduct a labor market survey of both union and non-union employees. The funding for this project was approved at Annual Town Meeting in May 2026.
Romboldi explained that periodic market surveys are critical for the town to support fair, competitive and sustainable employee compensation that supports both the employees and the long-term success of the community. Competitive wages are essential in attracting and retaining qualified employees across all departments, she said.
According to the report provided by the Collins Center, “The purpose of a market survey is to evaluate a town against other similarly situated towns within a market or region. While none of the municipalities surveyed were exactly the same as Boxborough, there was sufficient common purpose, responsibilities and structure to make accurate assessments on matters of compensation.”
That being said, the towns in the market survey were not strictly comparable municipalities with similar populations and economic indicators. The municipalities selected for the Boxborough salary survey were municipalities in the same “labor” market. The labor market includes towns that hired former Boxborough employees, towns where current employees live, and towns where employees might realistically commute from.
According to Romboldi, the data shows that Boxborough’s current pay rates are aligned with the labor market. Finance Committee Chair Tony Newton said that his review of the data indicates that Boxborough “appears to be paying above the market median.” Romboldi said that Boxborough is not so far above the market that we need to change the ranges.
Personnel Board member Cheryl Mahoney asked why recruitment and retention are still problematic, if the town is in line with labor market communities. Romboldi said if the minimum data point is lower than other communities, we may need to make adjustments to the pay range. In other words, eliminate the current minimum and add to the top current maximum.
Romboldi suggested that employees with 5-6 years of service to the town should be compensated above the mid-point; somewhere between steps 4 and 9. She further recommended that the town use the data to plot wages/salaries on a graph showing where each employee lands on the salary range and make adjustments if needed.
In conclusion, the Collins Center report says “The salary survey data is intended to serve as a guide to assist Boxborough in evaluating the competitiveness of its current wage schedules. The survey …. should be used as a reference benchmark not as the sole determining factor when considering wage adjustments.”
In other matters, Assistant Town Administrator Rajon Hudson reported two open positions in the Police department. The position of detective has been posted both internally and externally. There are also open positions for the Recreation Services Coordinator/Administrative Assistant, Local Transit Operator and Assistant Town Accountant. All positions have been advertised. The town is currently interviewing for the Assistant Town Accountant.
The next Personnel Board meeting is scheduled for Tuesday September 15 at Town Hall.
Planning Board Conducts Public Hearing to Consider Proposed Zoning Bylaw Amendments
Planning Board Conducts Public Hearing to Consider Proposed Zoning Bylaw Amendments
(3-SEP-26) At its virtual meeting on Monday, August 31, the Boxborough Planning Board conducted a public hearing to consider three proposed Zoning Bylaw Amendments for Fall Town Meeting on November 16.
The board opened the public hearing and first considered the proposed bylaw to place a temporary moratorium on data centers. Town Planner Alec Wade provided background information for members of the public. Wade explained that the town’s current zoning bylaw does not address “data centers” as a use, nor does it define the term “data center.”
The proposed bylaw would add a “data center” definition and temporarily prohibit its use across all zoning districts until December 2028. The purpose of the delay is to provide “sufficient time to study the use, to consult with other Town boards, committees, departments, and the public, and to develop and present to Town Meeting such amendments” that the Planning Board determines to be appropriate to regulate data centers.
The board focused on electrical usage as a defining parameter for data centers rather than the amount of space one would occupy. They studied information from Littleton Electric about the town’s top users of electricity and determined that “having a total connected electrical load of five thousand (5,000) kVA or more” would provide a defined and measurable capacity.
Planning Board Clerk Chris Dowdy, the sponsor of the amendment, told Boxborough News, “The proposed moratorium on data centers will pause any potential data centers for 2 years, giving us time to draft a permanent bylaw that will prohibit things we don't want to see in Boxborough, like massive hyperscale data centers, without causing unintended consequences for existing businesses, like those already thriving at Beaver Brook. We have already reached out to local businesses for feedback and will closely review bylaws and moratoriums enacted in other towns."
After hearing from members of the public, all of whom viewed the moratorium favorably, the board continued the hearing until their September 23 meeting, which will be in hybrid format.
The board also reviewed language for two other proposed bylaw amendments–one that revises language in the Boxborough Zoning Bylaw to conform with recent changes to Massachusetts General Law (MGL) Chapter 40A and another that would bring the Town’s MBTA Communities overlay district into compliance by changing the bylaw’s written maximum density from 13 units per acre to 17 units per acre. The board voted unanimously to recommend both articles for Fall Town Meeting.
When asked to comment, Planning Board Chair Rich Guzzardi wrote, “The purpose of these changes to the Zoning Bylaw are to ensure the town’s compliance with changes to MA GL Chapter 40A that took effect immediately upon signature by the Governor on July 9, 2026. We need to bring these changes to Fall Town Meeting to ensure that our Bylaw is current and in compliance with state law…The changes to density in our MBTA Communities District correct a technical issue with the current bylaw that was adopted at Annual Town Meeting in June and change the affordable housing threshold to 20%.”
After completing their business during open session, the board entered into executive session to discuss litigation pertaining to 242/244 Adams Place. This was the third time that the board has used executive sessions to discuss the Adams Place litigation. See July 2026 Boxborough News article summarizing the case here: https://www.boxboroughnews.org/news#h.2hz4q8oehe10. The board did not discuss the litigation in open session.
Residents Voice Their Support for Non-lethal Solution to Beaver Problem
Residents Voice Their Support for Non-lethal Solution to Beaver Problem
(20-AUG-26) Over a dozen adults and children attended the Agricultural Commission’s meeting on Tuesday, August 10 and voiced their support for a non-lethal solution to the “beaver problem” in Beaver Brook.
Boxborough News previously reported on the beaver problem and a local student’s initiative to save the beavers from being removed and killed. (See https://www.boxboroughnews.org/archives/jan-jun-2026-features#h.yfhmkpucsy9l).
Beaver Brook flows through the meadows on either side of Hill Road near Wetherbee Farm and is the source of water for the fire pond at Paddock Estates. In March of 2026, a Hill Road resident reported a high level of water on their property that posed a threat to their wellhead. Town officials investigated the problem and determined that three beaver dams on Beaver Brook caused the flooding. The flooding also concerns the Agricultural Commission, whose interest is to protect the adjacent parcels for agricultural use. The beaver dams are also a concern of the fire chief, as they block the flow of water into the fire pond at Paddock Estates.
Initially, during their May 2026 meeting, AgCom members recommended breaching the dams and removing the beavers to alleviate the flooding. In June, after an outpouring of public support for saving the beavers, AgCom voted to “pause (their) previous recommendation (to trap and kill the beavers) and “solicit additional information and solutions from the interested parties.”.
Then, in early July, the lower (most downstream) dam was breached. Associate Town Planner Ian Gilson told Boxborough News that the most recent site visit indicated that the beavers have not rebuilt that dam. Furthermore, Gilson noted, the breaching “provided some relief to the fire pond.”
On August 10, Gilson reported to AgCom that “representatives from the Town and the Central Massachusetts Mosquito Control Project (CMMCP) conducted a site visit to evaluate beaver dams and associated flooding near Beaver Brook and Hill Road, and on the parcel owned by Paddock Estates LLC.”
Gilson’s report states “CMMCP determined that conditions warrant breaching the dams,” noting that “the inundated areas may provide mosquito larval habitat…Breaching the dams would help restore water levels and drainage patterns closer to their typical condition.” The report also highlighted CMMCP’s concerns regarding the restricted water flow into the fire-suppression pond serving Paddock Estates.
AgCom members listened to the public’s comments and spent over an hour discussing the issue. AgCom Clerk Bryon Clemence told the public that AgCom did not have the authority and decision-making power on this issue and that they (the public) should address their concerns to the Board of Health and its agent, Jim Gareffi.
And they did. Boxborough News was copied on eight of the emails sent to Gareffi, AgCom, and town officials pleading for a non-lethal, long-term solution to the problem, such as a Beaver DeceiverTM, which is a flow device that manages water levels in beaver-inhabited areas. It is intended to prevent beavers from building dams, while allowing the beavers to stay and maintain their wetland habitats.
Responding to the letters, Chair Neville wrote, “The Agricultural Commission's interests here are clear and specific to the one parcel. But we are also residents, neighbors, and concerned citizens. The impact on the life safety systems at Paddock is serious and consequential. At least three nearby properties have also been negatively impacted.”
Boxborough News spoke with Gilson earlier this week to obtain an update. While AgCom is a stakeholder (responsible for the management and maintenance of the affected parcels), Gilson explained, neither they nor the Board of Health have the authority to file a permit application to breach the dam, trap and kill the beavers, or install a Beaver DeceiverTM. Gilson explained that the decision lies with the property owner (Paddock Estates) to file an application to take action.
Gilson told Boxborough News that Boxborough Fire Chief John Kivlan will meet with Paddock Estates management to discuss the problem in the near future.
Campanelli Shares Preliminary Plan to Develop Two Building Lots at The Park at Beaver Brook; Planning Board Discusses Proposed Zoning Bylaw to Temporarily Ban Data Centers in Town
Campanelli Shares Preliminary Plan to Develop Two Building Lots at The Park at Beaver Brook; Planning Board Discusses Proposed Zoning Bylaw to Temporarily Ban Data Centers in Town
(20-AUG-26) On August 17, the Planning Board met in a hybrid format, instead of their typical Zoom-only meeting. The agenda included a scheduled appointment with Russell Dion, Campanelli Partner in Charge for The Park at Beaver Brook; a discussion on zoning articles for Fall Town Meeting, including a temporary moratorium on data centers; and an executive session to “discuss strategy with respect to litigation per MGL Ch. 30A §21 (a) (3) (Appeal of Special Permit, and Site Plan Review decisions, 242/244 Adams Place).”
When reached for comment after the meeting, Planning Board Chair Rich Guzzardi told Boxborough News, “It was great to have the Planning Board back in person under the hybrid format. While we will work through managing the audio and online elements of the meeting, the discussion in the room was definitely more fluid. The board has received a lot of feedback on conducting in person/hybrid meetings, so as agreed to by the board at our last meeting we will continue to use this format and see how it goes.”
Chair Guzzardi welcomed Russell Dion, Campanelli Partner in Charge for The Park at Beaver Brook, who joined the meeting in person. Campanelli attorney Johanna Schneider joined the meeting via Zoom. Dion said, “The Park is in good shape. We have four technology-based tenants–Cisco, Medtronic, TUV, and Intel”…and a “food and beverage tenant, Craft Food Hall.” The next steps, he said, were to develop the three remaining lots that were permitted through the Open Space Commercial Development (OSCD) Special Permit, which was approved by the Planning Board in January 2026.
See Boxborough News article about the approval here: https://www.boxboroughnews.org/archives/jan-jun-2026-news#h.4oiwfewj3i60
Dion detailed the "significant" investments that Campanelli has made in The Park, including the waterline, PFAS filtration, tenant improvements, and conservation work. “We want to continue our investment here in Boxborough, and my partners and I are very anxious to get started…” Campanelli’s goal, Dion said, is to submit site plan applications for Lots 600 and 700 in late September or early October.
Dion acknowledged that Campanelli does not have a tenant for either building, but that they are “very bullish and optimistic that (they) could have a new tenant in a new facility within the next 18 to 24 months.” Campanelli, Dion said, “feels good about the life science market” and would focus on a “different (type of life science) user,” one that would only need 60,000 to 90,000 square feet for light manufacturing, which is permitted under the Office Park zoning.
Town Planner Alec Wade commended Dion and his team for their work and willingness to get things done. Anticipating the site plan applications, Wade said, “I’m excited to see it come forward, and I think it will be a great opportunity to test the new expedited permitting method that we have put in place…I am excited to work with them (Campanelli).”
The Board spent considerable time discussing a zoning article, proposed by Planning Board Clerk Chris Dowdy, that would place a temporary moratorium on data centers in Boxborough. The moratorium would expire on December 30, 2027. Board members worked to define what constitutes a data center and had concerns that businesses that house servers or network equipment may be prohibited from doing business in town if the definition isn’t explicit.
Associate member Than Stuntz expressed his opinion, “The data center is not the problem; it’s the energy/electrical usage.” Members agreed that they need more information about local businesses’ energy consumption to help define and/or regulate data centers, and they asked Wade to gather energy usage data from Littleton Electric. The board will conduct a public hearing on the proposed warrant article on Monday, August 31 at 7:05 p.m. via Zoom.
After completing their business during open session, the board entered into executive session to discuss litigation pertaining to 242/244 Adams Place. This is the second time that the board has used executive session to discuss the Adams Place litigation. See July 2026 Boxborough News article summarizing the case here: https://www.boxboroughnews.org/news#h.2hz4q8oehe10. The board did not discuss the litigation in open session.
Select Board Approves Comcast License, Opens Fall Town Meeting Warrant
Select Board Approves Comcast License, Opens Fall Town Meeting Warrant
(20-AUG-26) The Boxborough Select Board opened their August 10 meeting with a public hearing regarding the renewal of a cable television license for Comcast. After a presentation from town counsel, KP Law attorney Nicole Costanzo, the Board unanimously approved the license.
Assistant Town Administrator Rajon Hudson told the Board that the town has been working with Costanzo to “push back against Comcast” in negotiating the license and that the town was successful in getting “a lot of the terms we were looking for.”
The Board also opened the warrant for this year’s Fall Town Meeting. Fall Town Meeting is scheduled for Monday, November 16. Town Administrator Michael Johns explained that he is expecting the warrant to include “zoning, planning board, and some clean-up articles.” The warrant is expected to close on Monday, September 14.
The Board also heard a “Resident Request” regarding water accumulation on Blanchard Road. After a discussion with Department of Public Works (DPW) Director Ed Kukkula, the town agreed to add paving on Blanchard Road to address the issue. The conversation continued with a discussion of water drainage issues where Patch Hill Road meets Depot Road and other “clean-up work” that DPW is handling after the recent paving work.
Finally, the Board unanimously approved a new charge for the town’s Diversity Equity and Inclusion Committee. Select Board member Kristin Hilberg, who took the lead in revising the charge, noted that the revisions “broaden the scope” of the committee.
In his reports to the Board, Assistant Town Administrator Rajon noted that the town has two new employees. Kevin Jordan has joined as Administrative Assistant in the Assessors Department, and Brennan McPherson has joined as Administrative Assistant in the Police Department. The Select Board’s next meeting is Monday, August 24.
FSBC Discusses Fire Station Sustainability, Expects Preliminary Cost Estimate at Next Meeting on August 27
FSBC Discusses Fire Station Sustainability, Expects Preliminary Cost Estimate at Next Meeting on August 27
(20-Aug-26) At its meeting on August 13, the Boxborough Fire Station Building Committee (FSBC) heard a “Sustainability Visioning” presentation by consultant Thornton Tomasetti. The presentation walked through five categories of “sustainability opportunities” for the new fire station building -- health and wellbeing; circularity and embodied carbon; resilience and energy efficiency; regenerative site design; and operations and maintenance.
No decisions were made, but committee members offered feedback about the presentation and about town priorities regarding sustainability. A member of the Boxborough Sustainability Committee was also present and provided comments.
The committee expects to hear a “life cycle cost analysis,” a framework for selecting HVAC and other energy systems, later this month. In addition, Thornton Tomasetti is expected to provide “whole building energy modeling” after more of the building design work has been completed.
The Board then heard a design update from consultant Context Architecture (“Context”). Chris Logan of Context presented several design options with different types of roofs, including flat roofs and gabled roofs. Committee members offered questions and comments on roof options. Logan explained that he was looking for “general thoughts and preferences” of the committee, not final decisions.
Two days before their meeting, FSBC members and consultants gathered for a site visit at 984 Mass Ave, their first time on the future fire station site since the town closed on the property on July 30.
At their next meeting on August 27, the FSBC expects to hear a “preliminary cost estimate.” Steve Kirby of Owners Project Manager Vertex initially explained that the estimate will include “construction costs only.” FSBC Chair Mary Brolin asked him to include an estimate of “soft costs” as well. The FSBC also discussed public outreach efforts and announced that they will be holding another “design update” for the public on Wednesday, September 30.
ABRSD School Committee Holds First Meeting of 2026-2027 School Year
ABRSD School Committee Holds First Meeting of 2026-2027 School Year
(20-AUG-26) On Thursday, August 20, the Acton-Boxborough Regional School Committee held its first meeting of the 2026-2027 school year. Chairperson Tori Campbell welcomed committee members back, noting that the Committee has “significant work ahead of us this year.”
In his Superintendent’s update, Superintendent Peter Light thanked district teachers and staff for their work over the summer to implement the changes to the district’s elementary schools per the AB Forward reorganization voted earlier this calendar year.
Light said, “The biggest thing I would ask of all our community and families is to give the educators in our building[s] a lot of grace as we start the school year and know that this is a tremendous change for them and to really make sure that we give our educators enough leeway to get in, get settled, and really start to establish the communities…”
The Committee voted to approve a revision to the district’s “Physical Restraint of Students,” based on changes to state law. Superintendent Light explained that the revision is intended to comply with state requirements and that the district is required to implement the policy.
Some Committee members expressed concern that the Committee was being asked to approve a policy on the same night it was first presented. Light acknowledged that this is not best practice, but said “[I] would ask that we try to pass it so we’re not putting our educators in the position where we have a school committee policy that says one thing and a state law that says you have to do something different.”
Committee member Adam Klein (Boxborough) gave an update on the Superintendent search process. He stated that the job posting will be announced in early September and that there will be several opportunities for public involvement and feedback throughout the month of September. Klein added that information about the formation of a “screening committee” will be released soon, and the screening committee is expected to be established by the end of September.
In February, Superintendent Light announced that he had accepted a position as Superintendent at the American Community School in Abu Dhabi starting in July 2027. In June, the Committee voted to choose the Collins Center for Public Management as the district’s Superintendent search firm and voted to establish a Superintendent Search Subcommittee of three members: Klein (Chair), Lisa Adil, and Jacob Fay.
The Committee also heard a presentation from the Assistant Superintendent for Teaching and Learning, Gabby Abrams, about the District Goals for the 2026-2027 school year and a Fiscal Year 2026 Finance Update from Director of Finance and Operations Sheri Matthews.
Recreation Commission Updates
Recreation Commission Updates
by Nate Kim
(20-AUG-26) At its hybrid meeting on Thursday, August 13, the Boxborough Recreation Commission (Rec Com) discussed staffing, facility operations, and long-term recreation planning.
In their first order of business, the commission discussed the recently vacated Recreation Coordinator/Human Services Administrative Assistant position. The position is posted to the Town’s website, and Rec Com members will work with Assistant Town Administrator Rajon Hudson during the interview process. In the meantime, staff and commission members will share responsibility for recreation operations, including field permits, administrative work, and other recreation coordinator duties.
Rec Com members discussed the new Recreation Fields and Courts calendar, which was created to organize field, court, and pavilion use. Members acknowledged that additional work is needed to identify facility information and reservations, but once ready, the calendar will be a valuable tool for scheduling for ABYS soccer, birthday parties, tournaments, fall running club activities, flag football, and winter basketball programming.
The commission approved purchasing two portable pickleball nets for Liberty Field and continued work on new field-rental fees, which are expected to be reviewed in September. Members also discussed improving access and training for the MyRec reservation system.
Finance Committee Proposes Policy to Prevent Deficit Spending
Finance Committee Proposes Policy to Prevent Deficit Spending
(6-AUG-26) At the Boxborough Finance Committee (FinCom) meeting in July, FinCom discovered that some departments in town were “deficit spending;” when there were insufficient funds to pay invoices under a specific line item, the town paid the invoices under an account where funding was available.
When contacted by Boxborough News, Town Administrator Michael Johns said that after consulting with the Department of Local Services (DLS), he now has “clarity” that because Boxborough votes the “salary” line and the all “other” expense lines separately at Annual Town Meeting, funds cannot be moved between those two lines.
At their August meeting, FinCom Chair, Tony Newton proposed a “budget transfer” policy as it pertains to deficit spending and reserve fund transfers (RFT). The policy “requires that the town plan ahead for budget transfers by reviewing all budget lines at the beginning of the 4th quarter and then making transfers proactively, rather than allow the line to go into deficit.”
If there are insufficient funds, the town/department has several options. They could request an RFT to “fund extraordinary or unforeseen expenses.” (M.G.L. c 40, section 5A and M.G.L. c 40, section 6). Alternatively, they could request a warrant article at Fall Town meeting or at a Special Town Meeting to transfer funds from either the “salary” line to the “other” line, or vice versa. The other option is an inter-departmental transfer during the last two months of the fiscal year (May 1 to June 30), as provided by M.G.L. c. 44, section 33B. An interdepartmental transfer must be approved by the Select Board, with the agreement of the FinCom.
According to FinCom Chair Tony Newton, the proposed budget transfer policy “makes clear that deficit spending is not permitted.” The proposed policy will be sent to the Town Administrator for review by the Select Board followed by a final vote by FinCom.
In related matters, Finance Director Honghoa Le reported that she is still working on closing out fiscal year 2026 (ending on June 30, 2026), and therefore could not provide any 4th quarter or year-end financial data.
When asked by FinCom members, Le said that the financials should be completed and sent to the Department of Revenue (DOR) by the end of September. Likewise, the year-end submission for “free cash” will be completed by the end of September. “Free Cash” is a term that refers to the money that is left over at the end of a Fiscal Year plus unspent budget surpluses from previous years.
In preparation for the next budget year, FinCom asked the town to provide standardized and simplified organization charts for each department. Chair Newton said that FinCom also plans to develop a calendar which clarifies deadlines for filing the recapitulation sheet (tax recap) and other financial statements with the Department of Revenue.
The next FinCom meeting is scheduled for Tuesday, August 18 at 7 p.m. at Town Hall. The meeting is hybrid.
source: Office of Governor Maura Healey
Massachusetts’ FY2027 Budget Includes Statewide Zoning Changes Impacting Boxborough
Massachusetts’ FY2027 Budget Includes Statewide Zoning Changes Impacting Boxborough
(6-AUG-26) Members of the Boxborough Planning Board and the Zoning Board of Appeals (ZBA) have been apprised of recent changes to Massachusetts General Law (MGL) Chapter 40A, the state Zoning Act, effectuated by legislation signed by Governor Maura Healey on July 9, 2026.
On Tuesday, July 21, members of the ZBA met with Adam Costa, Special Counsel for Land Use Matters, to learn about the recent amendments to the Zoning Act (MGL c. 40). Attorney Costa summarized each of the amendments and answered questions from ZBA members that were specific to Boxborough.
Prior to the meeting, Attorney Costa’s firm, Mead, Talerman & Costa, LLC and the town’s General Counsel firm, KP Law, issued advisory memos highlighting the changes and the implications for municipalities. Attorney Costa’s memo described the changes as “meaningful and consequential” and noted that they are now in effect.
At the Planning Board meeting on Monday, August 3, Boxborough Town Planner Alec Wade shared a document identifying seven sections of the Boxborough Zoning Bylaw (ZBL) that are directly affected by the new state law and need to be amended. He offered “corrected” language for each of the bylaw sections for the board to consider.
One of the law’s significant changes impacts the variance standard. Currently, Boxborough’s ZBL categorically prohibits use variances, but under the new law, towns cannot prohibit use variances for residential uses.
Wade told the board that this does not mean that residential use variances must be granted, but that the ZBA must accept an application for a residential use variance. Wade provided an example in which a property owner with a buildable lot in the Office Park or Industrial Commercial zone, where residential use is prohibited, could apply for a use variance to build a single family home on the parcel.
Other substantial changes include extending the length of time allowed to begin building after a permit has been issued from 12 months to 24 months; allowing some changes to nonconforming lots or structures to be permitted by right; and increasing the length of time protecting the status of an abandoned nonconforming use or structure from 24 months (2 years) to “four consecutive years.”
When asked about the timeline for compliance and whether the board should move quickly on the bylaw changes, Wade replied that Boxborough is “not at risk of losing funding…the greatest risk is our inability to interpret the bylaw or respond to an application put forward to us in a manner that would be appropriate under Mass General Law.”
The Planning Board will meet with Attorney Costa on August 17 and will conduct a public hearing on August 31 to consider revisions to the Boxborough Zoning Bylaw in response to the changes in MGL Chapter 40A.
Relatedly, the State legislature is working on an “Economic Development Bill” that may also impact local zoning. According to a KP Law memo about the Chapter 40A amendments, the Economic Development Bill “contains several different zoning-related amendments, including ‘commercial conversion’ to multifamily housing by right, allowing land held by religious groups to be developed as multifamily housing by right, and codification of site plan review. These provisions are still in flux and have not been enacted into law.”
Housing Board Hears ‘Housing Pathways for 72 Stow Road’ Presentation
Housing Board Hears ‘Housing Pathways for 72 Stow Road’ Presentation
(6-AUG-26) At its meeting on Tuesday, July 28, the Boxborough Housing Board heard a forty-minute presentation from Associate Town Planner Ian Gilson outlining six zoning and permitting options to consider for the the dispensation of the 70-72 Stow Road property, which was purchased by the Town in 2010 to build an affordable housing project, but has remained undeveloped.
Before launching into his presentation, Gilson acknowledged the difference between what he was presenting and what the board heard in the May 2026 presentation by Housing Board member Joe Ferguson. Gilson described Ferguson’s presentation as “big idea options…of sell versus keep and develop,” whereas his (Gilson’s) presentation focused only on rezoning options and “trying to answer the technical questions that the board may have in regards to rezoning this lot.”
Zoning options presented ranged from a “site specific overlay district” to adding the parcel to the MBTA Communities overlay district to using one of the state’s programs under various sections of Massachusetts General Law Chapter 40, including Chapter 40A, 40B, 40R, and 40Y.
Chapter 40A is the section of Massachusetts General Law that “gives cities and towns authority to adopt ordinances and bylaws to regulate the use of land, buildings and structures.” Under this approach, the Stow Road parcel would be rezoned to permit multifamily housing (the current zoning is Ag-Res, which does not permit multifamily units). This would require a two-thirds vote at Town Meeting.
While Chapter 40A establishes standard local control over land use, Chapters 40B, 40R, and 40Y act as specific mechanisms designed to bypass or modify local zoning rules to increase the state's affordable housing supply.
Gilson noted how each program and zoning option works, what types of housing could be built, and what the “tradeoffs for Boxborough” would be under each option.
Chapter 40B, sometimes referred to as the “Anti-Snob Zoning Act” or the “Comprehensive Permit Statute” deals with affordable housing. Under Chapter 40B, if a town’s housing stock is less than 10% affordable, developers can bypass local zoning bylaws—such as density limits or setbacks—to build large-scale housing, provided 20% to 25% of the units are affordable. However, since Boxborough’s affordable housing stock is greater than 10%, the zoning option Gilson presented was for a “Friendly 40B,” which would allow the town to select a development partner and negotiate an affordable project without rezoning. This would require approval from the Zoning Board of Appeals.
Chapter 40R, or “smart growth housing,” is a state program that encourages towns to adopt a “smart growth zoning overlay district,” to allow dense, multi-family, mixed-income housing by right. Projects must ensure that at least 20% of the units are affordable. Towns receive cash payments and building bonuses from the state. Gilson’s presentation indicated that the density requirement for this program “appears difficult under existing private water and wastewater conditions.”
Chapter 40Y is a relatively new, state-approved homeownership program that establishes a starter home zoning district. According to Gilson’s presentation, the zoning “permits starter homes by right at four or more homes per developable acre.” One of the tradeoffs for Boxborough may be that the number of bedrooms required may conflict with the wastewater capacity of the parcel. The program is administered by the Executive Office of Housing and Living Communities (EOHLC) and provides financial incentives to towns who participate.
Following the presentation, Housing Board Chair Al Murphy mentioned the legal requirements and constraints on the property, noting that the deed requires that the property be used for low and moderate income housing. There was no further discussion or action following the presentation.
To watch the presentation, visit https://tinyurl.com/BoxHousingBoard072826 (starting at 9:02).
Water Resources Committee Discusses Western Boxborough Waterline, Future Water Studies
Water Resources Committee Discusses Western Boxborough Waterline, Future Water Studies
(6-AUG-26) At its meeting on July 21, the Water Resources Committee (WRC) heard updates on the Littleton-Boxborough waterline project.
The project brings clean, treated public water to properties located on Beaver Brook Road, Swanson Road, and Codman Hill Road through a new pipeline running from Littleton into western Boxborough.
According to the Littleton Electric Light and Water Department (LELWD) website, “this project brings public water to about 1,100 residents living along the western edge of Boxborough, where drinking water wells are contaminated with PFAS and road salt.”
According to WRC Chair Les Fox, the water main from the Whitcomb Avenue Water Treatment Plant to Boxborough is completed. The hydrants are fully operational, and the procedures to connect to the housing units are being established. The project is expected to be completed by the end of 2026.
The project is paid for in part by state funding and in part by Boxborough property owners along the waterline, who will be assessed a “betterment fee.”
At the July 27 Select Board meeting, Town Administrator Michael Johns reported that the condominium associations to be served by the waterline have received grants from the state that will cover all of the property owners’ “betterment fees,” with excess funding expected to be applied to service connection costs.
Town Administrator Johns characterized this as a “huge win” and added that, “to say this is an enormously complicated process is an understatement.” The town finance team has been working with the state and the condo associations to work out the mechanics of the grant and the “betterment fee” payments.
The Water Resources Committee continues to discuss follow-on studies of water resources in Boxborough. Boxborough water needs can be grouped into two categories: (1) water needed for drinking and other domestic uses, and (2) water needed to fight fires.
Most of the suggested topics will require additional funding, which will have to be secured at a future Town Meeting. The topics include:
Devise a contingency plan to secure water from other sources in the event of insufficient water quantity and quality from existing wells.
Establish a system of monitoring wells to check water quality. Boxborough already has a number of monitoring wells. However, these wells are not uniformly placed across Boxborough, and many of the wells are too shallow to sample the deep rock fracture trace water sources for drinking water.
Determine the capacity of the Hager Well. The Hager Well currently supplies water to town buildings and the Blanchard school. Preliminary measurements have indicated that it is operating well below its DEP-permitted capacity. However, its maximum capacity has never been accurately measured because of the expense of doing so. For planning purposes, it would be useful to know the maximum available capacity if water needs to be supplied to homes and businesses in the area.
Prepare an updated map of the fire ponds and cisterns in Boxborough. The study would also determine whether they have been well maintained and provide adequate coverage. The study would propose solutions to any identified problems. The Committee discussed inviting Boxborough Fire Chief John Kivlan to the next meeting to hear his views.
The next WRC meeting will be on August 18, at 7:30 p.m., via Zoom.
Recreation Commission Discusses Flerra Summer Playground, Playground Improvements
Recreation Commission Discusses Flerra Summer Playground, Playground Improvements
(6-AUG-26) The Boxborough Recreation Commission meeting on July 28 opened with a discussion of the Flerra Summer Playground (Flerra) program. The program went well overall, though they had to cancel on three separate days due to inclement weather. There was also some paperwork confusion at the start of the program. The goal for next year is to digitize all non-signature forms and have all counselor materials submitted before orientation.
The Commission also discussed how Flerra volunteer and counselor management has been challenging. As a result, plans for next year include capping Flerra volunteers at 50, limiting most to two weeks, interviewing returning green-shirt staff, and enforcing behavioral accountability more strictly.
There have been incidents at Flerra involving ground hornets and bees this year that have persisted despite visits from an exterminator. Flerra’s final week began with a skunk incident, handled by relocating campers. Animal control declined to intervene; the skunk is believed to be a known local animal.
The Commission also discussed the playground improvements planned for this fall at Flerra Meadows, noting that the project is on track. The playground renovation will include replacing the main playground structure and installing an ADA-compliant surface.
“Over the years, the current large structure has seen a lot of wear and tear,” Commission member Hilary Greven told Boxborough News last year, when first seeking Community Preservation Act (CPA) funding for the project. “So we are looking to install a new large structure to complete the improvements to the playground, providing a safe and exciting playground for residents and the hundreds of children who attend Flerra Summer Playground.” The funding was approved at the May 2026 Annual Town Meeting.
The equipment has been ordered and will arrive in mid-September; installation is targeted for late September, with a total cost of $275,700. ADA accessibility from the parking lot to the playground is a separate future project.
In other business, the Commission discussed portable pickleball nets for Liberty Field courts. Options from Acton, Stow, and Concord were discussed, and the $389 wheeled outdoor net was favored as the most durable mid-range option. The Commission also welcomed its newest member, Boxborough resident Justin Rowe.
Select Board Authorizes Funding Application for Liberty Square Road “Complete Streets” Project
Select Board Authorizes Funding Application for Liberty Square Road “Complete Streets” Project
(6-Aug-26) At their meeting on July 27, the Boxborough Select Board amended the town’s Complete Streets Policy and authorized Town Planner Alec Wade to apply for design and engineering funds for a Complete Streets project on Liberty Square Road. According to the Massachusetts Department of Transportation, a ‘Complete Street’ is one that provides safe and accessible options for all travel modes—including walking, biking, transit, and vehicles—for people of all ages and abilities.”
Wade first presented to the Board the amended Complete Streets Policy. The amendments place the administrative responsibility for the Complete Streets program on the Town Planner (instead of on a volunteer committee) and state that the Town Planner will convene a Complete Streets Advisory Committee to “provide input, review, and make recommendations.”
The amendments also require a public hearing (unless waived by the Select Board) and Select Board authorization before the Town Planner submits any funding application for a Complete Streets project.
After the Board voted unanimously to amend the policy, Wade asked the Board for authorization to apply for “design and engineering funds for the entirety of Liberty Square Road, end to end, specifically to make Liberty Square Road a more complete street.” He added, “I don’t have exact details on what that will look like; that’s why we’re doing design and engineering.”
Wade explained that the application would be submitted through the Massachusetts Department of Transportation’s (MassDOT) “fully integrated application,” which evaluates eligibility for multiple funding programs, including the “Complete Streets” program. The application is due August 7.
Typically, this application would require a public hearing before the Board could authorize the application. However, the amended Complete Streets Policy allows the Board to waive the public hearing requirement when seeking design and engineering funding (as opposed to construction funding). Accordingly, Wade’s request to the Select Board for authorization also included a request to waive the hearing requirement.
Board member Priya Sundaram asked whether any other streets besides Liberty Square Road were taken into consideration for a Complete Streets project. Wade responded, “I certainly could consider other neighborhoods…Swanson Road, Stow Road, Burroughs Road, Hill Road, but I don’t know that I would receive the same neighborhood support that I have here, and I think this makes it an objectively more competitive application. So I feel confident saying to you that while yes there is more work to be done in exploring other neighborhoods and that’s absolutely on my list of priorities, the iron is hot, let’s strike now.”
In April, a group of residents on Liberty Square Road and adjacent neighborhoods approached Wade to explore “increased safety and connectivity” along Liberty Square Road. Wade told the Board that a survey conducted by the neighborhood group received more than 100 responses, the vast majority in favor of the project.
Wade emphasized the importance of this “community support” and that MassDOT looks favorably on projects that are driven by residents. Board member Sam Anderson added, “I would say if other communities are interested in a complete street they should organize and bring it to Alec just the way the Liberty Square folks did….”
Board member Kristin Hilberg asked whether the town could apply for funding for improvements to another street in town in the near future – before the potential Liberty Square Road project is completed. Wade responded that there are “multiple opportunities” for funding and indicated that the town could pursue projects on other streets simultaneously.
Members Hilberg and Anderson agreed that the Board should encourage the formation of neighborhood groups on other streets and “look for community leaders on Stow Road, Hill Road…” The Board voted unanimously to authorize the application for Liberty Square Road.
Wade indicated that he would expect to hear back from the state by December 2026 or January 2027. On Wednesday, August 5, Wade told Boxborough News that the application was “in progress” and he expected to submit the application the following day.
Planning Board Will Propose Higher Density for MBTA Communities Overlay District Compliance, Possible Data Center Moratorium
Planning Board Will Propose Higher Density for MBTA Communities Overlay District Compliance, Possible Data Center Moratorium
(6-AUG-26) At its meeting on Monday, August 3, the Planning Board conducted a public hearing to consider proposed Zoning Bylaw amendments to comply with the state MBTA Communities Act.
As previously reported in Boxborough News, the MBTA Overlay District approved by Town Meeting in October 2025 does not meet the state’s required net density of 15 units per acre. The state compliance spreadsheet used by the town’s technical consultant was found to have miscalculated the district’s compliance by overstating the unit per acre density.
At the Planning Board’s July 20 meeting, Town Planner Alec Wade presented two alternatives that would bring the Town’s MBTA Communities overlay district into compliance. “Alternative 1” would not change the land area already approved by Town Meeting; it would only change the bylaw’s written maximum density from 13 units per acre to 17 units per acre. “Alternative 2” would revise the district map to include an additional single-family lot at 1178 Hill Road and would then set the bylaw maximum density at 15 units per acre instead of 17.
Both alternatives were considered at Monday’s public hearing. A few members of the public gave input. Two Hill Road property owners each advocated for their parcels to be included in the overlay district, noting that without adding any land to the district, it was unlikely anything would be built since the district does not include any vacant land.
Planning Board members spent considerable time discussing which “Alternative” they would put forth to Fall Town Meeting on November 16. Member Mark White expressed his view that the “best route and easiest thing to get passed at Town Meeting is to increase density.” Member Rebecca Verner agreed. “Be cautious and careful,” she said. “Getting into compliance is the first step.”
Acknowledging the comments made by the public in favor of expanding the district, Planning Board Chair Rich Guzzardi said, “Nothing says that this is the end of the road on the MBTA Communities district…nothing prevents us from creating another housing overlay zone” in the future.
After closing the public hearing, all members of the board voted in favor of “Alternative 1” as the proposed Zoning Bylaw amendment.
Boxborough News reached out to Chair Guzzardi who offered the following statement: “The district was decided on after over a year of study, public forums, and hearings leading up to approval at Annual Town Meeting. This vote upholds that decision and, if approved at Fall Town Meeting, will get us into compliance.”
The Board also discussed other proposed zoning articles for Fall Town Meeting, with Planning Board Clerk Chris Dowdy advocating for a temporary moratorium prohibiting data centers in all zoning districts in town. Dowdy stated that a temporary moratorium will give the board time to write a well-researched and comprehensive zoning bylaw that can be brought to a future Town Meeting before the temporary moratorium expires.
Board members briefly discussed what defines a “data center,” with Planning Board Associate Member Than Stuntz calling for more research and cautioning against the possible exclusion of “data heavy” business types. The board will discuss the moratorium language at their next meeting on August 17 (hybrid format at 7:30 p.m.) and conduct a public hearing on the proposed temporary data center moratorium zoning bylaw during their meeting on August 31 (time to be determined).
Town Planner Wade gave a brief presentation on recent “sweeping changes” to Massachusetts General Law (MGL) Chapter 40A, the “zoning enabling act,” which he said “affects much of how this board operates…(and) how permits that are issued by this board (and) by the building department and other entities…function moving forward.”
The Chapter 40A changes were included in the state’s fiscal 2027 budget, which was signed into law by Governor Healey on July 9, and are effective immediately. Wade shared a document identifying the sections of the Boxborough Zoning Bylaw that are directly affected by the new state law and offered “corrected” language for each of the bylaw sections for the board to consider.
The Planning Board will conduct a public hearing on August 31 to consider revisions to the Boxborough Zoning Bylaw in response to the changes in MGL Chapter 40A.
Town Completes Purchase of 984 Massachusetts Avenue
Town Completes Purchase of 984 Massachusetts Avenue
(6-AUG-26) On Thursday, July 30, the town of Boxborough took ownership of 984 Massachusetts Avenue, the property that the town has selected for its new fire station.
In October 2025, after many years of discussion about whether and where to build a new fire station, the town identified 984 Massachusetts Avenue as a possible location. At the March 2026 Special Town Meeting, residents voted to fund the purchase of the property at 984 Massachusetts Ave.
Since then, the Boxborough Fire Station Building Committee (FSBC), along with town staff and consultants, has been working towards the design and construction of a fire station at that location.
In June and July, Town Administrator Michael Johns reported delays with the property purchase, including the identification of title defects, the completion of an American Land Title Association (ALTA) survey, and a delay of the closing from July 17 to July 30. On July 23, Johns told the FSBC “it’s not unusual for a complex acquisition like this to sometimes be delayed… I want to note that there are no red flags… it’s just a delay in the acquisition.”
The Boxborough Select Board voted for acceptance of the deed on July 27 and the closing took place on July 30.
“We have posted no trespassing signs and put up road barriers,” Johns told Boxborough News in response to a request for comment. “In the coming weeks our consultants will conduct additional borings and soil analysis to better understand the underground rock/soil structure and determine the best placement for the building, well, septic and storm water management system.”
“I think the community will be very pleased with this site for the new firehouse, considering its central location on Massachusetts Avenue, great sightlines for apparatus egress and ingress, relatively flat topography, and very limited need for tree removal,” added Johns. “This was a wise choice made by Boxborough residents, based on the recommendation of the Fire Station Building Committee and the Select Board. This will provide a safe home and effective base of operations for our dedicated team of Boxborough Firefighter/EMTs.”
Planning Board Meets in Executive Session to Discuss 242/244 Adams Place Litigation, Open Session Covers Possible Zoning Articles for Fall Town Meeting, Change to Hybrid Meetings
Planning Board Meets in Executive Session to Discuss 242/244 Adams Place Litigation, Open Session Covers Possible Zoning Articles for Fall Town Meeting, Change to Hybrid Meetings
(23-JUL-26) At its meeting on Monday, July 20, the Planning Board met in executive session to “discuss strategy with respect to litigation” related to the “Appeal of Special Permit and Site Plan Review decisions, 242/244 Adams Place…”
The litigation dates back to 2023 when the Planning Board denied a Special Permit for a private common driveway and denied Site Plan Approval to construct a 140,000 square foot research and development facility at 244 Adams Place. The applicant, Boxborough Adams Realty Trust, filed their original application on May 23, 2022.
After opening the public hearing on the permits on July 18, 2022 and conducting ten subsequent (continued) hearings, the Planning Board voted unanimously to deny the permits on April 3, 2023. As part of the appeal process, the applicant applied for a “foundation only” building permit from the Town’s building commissioner, who denied the permit. The applicant then appealed the commissioner’s decision with the Zoning Board of Appeals (ZBA). The ZBA affirmed the building commissioner’s decision, thereby upholding the denial of the permit.
The “Town of Boxborough Planning Board” and the “Town of Boxborough Zoning Board of Appeals” and the individual members of each board are named defendants in three linked complaints filed in Massachusetts Land Court in 2023 (May 2, October 24, and November 20). According to information obtained from the Trial Court of Massachusetts Land Court Department, “the parties came before the court on January 30, 2026 for oral argument…”
In a decision dated July 2, the court found in favor of the Plaintiff on three legal issues and ordered the parties to submit a status report on remaining issues within 30 days.
The Planning Board did not discuss the litigation in open session.
In open session, the Planning Board discussed potential zoning articles for the upcoming Fall Town Meeting, which begins Monday, November 16. As previously reported in Boxborough News (https://www.boxboroughnews.org/news#h.9vmonat24wgu), the MBTA Overlay District approved by Town Meeting in October 2025 failed to meet the state’s required net density of 15 units per acre. Therefore, the town must amend its bylaw to comply with the MBTA Communities Act. The Planning Board will conduct a public hearing on August 3, 2026 at 7:10 p.m. via Zoom to hear the public’s input on two possible options for correcting the bylaw.
Chair Rich Guzzardi asked Planning Board members if there were other zoning articles that should be considered for Fall Town Meeting. During a previous meeting, member Chris Dowdy requested that the board consider crafting a zoning bylaw prohibiting data centers in any district. Town Planner Alec Wade suggested that the board consider bringing a temporary moratorium on data centers to Fall Town Meeting. This would give the board time to write a well-researched and legally vetted bylaw to bring to a future town meeting.
The Planning Board also heard briefly from Fire Station Building Committee (FSBC) Chair Mary Brolin. Brolin thanked Town Planner Wade for meeting with the FSBC to set up the process and schedule for site plan approval for the new fire station, which will be sited at 984 Mass Ave. Municipal building projects are subject to the same permitting rules and regulations as privately owned projects. Wade informed the board that the FSBC expects to file their application “around October 19” and that public hearings would be scheduled for November 18, December 7, and December 21.
The board also discussed changing their meeting format from Zoom only to hybrid and starting at 7:30 p.m. instead of 7 p.m. Chair Guzzardi gave each member an opportunity to opine on the change, and all members supported it.
When reached for comment, Guzzardi wrote, “The Board has received a lot of feedback from community members on having an in-person presence for meetings and hearings. Based on the Board’s support, we will begin holding meetings in a hybrid format to provide an in-person experience with the flexibility of participating remotely based on members’ and participants’ personal schedules. I am hopeful this strikes a workable balance.”
The Planning Board’s first hybrid meeting is scheduled for August 17 at 7:30 p.m.
Fire Station Building Committee Holds Community Design Update, Town Administrator Reports that 984 Mass Ave Closing is Delayed
Fire Station Building Committee Holds Community Design Update, Town Administrator Reports that 984 Mass Ave Closing is Delayed
(23-JUL-26) On Thursday, July 23, the Boxborough Fire Station Building Committee (“FSBC”) held a “Community Design Update” to share progress on the design of the town’s new fire station and hear questions and comments from the public.
In front of an audience of roughly 30 community members in the room and online, representatives from Context Architecture (“Context”), the town’s design firm, explained what the fire station design currently looks like as the town moves from the “concept design” phase to the “schematic design” phase.
Chris Logan and Jeff Shaw of Context shared details about the site layout and floor plan for a 20,700 square foot one-story building and explained how the fire department staff and the public would move throughout the space.
Shaw emphasized that although the project has come a long way, there is “still a lot more work to do” since the building is still in the early stages of design. “There is still a lot that can and will change,” he said.
After the 30-minute presentation, there was an hour of questions and comments from the audience, including questions about parking, the orientation of the building on the site, the roof type, concerns of abutters, why a one-story building was chosen over a two-story building, and both access to and visibility from Mass Ave.
After the Community Design Update, the FSBC held their regular meeting.
Town Administrator Mike Johns reported that the town did not close on the 984 Mass Ave property on July 17 and that the closing is expected to take place in the “next couple of weeks.” Johns did not identify a specific reason for the delay but stated that there are several outstanding items that the attorneys are working on. He noted that “it’s not unusual for a complex acquisition like this to sometimes be delayed… I want to note that there are no red flags… it’s just a delay in the acquisition.”
The FSBC also reviewed and discussed two site plan options and three building plans. Discussion included whether hitting a certain target square footage, e.g., 20,000 square feet, should be a goal in and of itself. The committee grappled with the various trade-offs that will need to be considered when working to minimize the cost of the project.
After the meeting, Town Administrator Johns offered the following comment: “We are at a positive turning point in the life of this project, as we move from conceptual to schematic design. I think all stakeholders, including residents, and fire department staff are seeing that questions and concerns have been listened to, taken seriously and addressed appropriately, to shape the new firehouse.”
The FSBC’s next meeting is scheduled for August 13 and will focus on design components related to energy efficiency and sustainability.
Sustainability Committee Meets with Fire Station Design Firm, Pushes Energy Code Proposal to 2027
Sustainability Committee Meets with Fire Station Design Firm, Pushes Energy Code Proposal to 2027
(23-JUL-26) On Wednesday, July 22, the Boxborough Sustainability Committee (“BSC”) was joined by representatives of Context Architecture (“Context”), the firm designing the town’s new fire station. The BSC heard a presentation from Context about their sustainability goals for the fire station, including “specialized stretch energy code compliance.”
Chris Logan and Jeff Shaw of Context presented sketches of the one-story, roughly 21,000 square foot building “as it presently exists in the design process”, emphasizing that this is the “concept” for the building and it has not been formally designed. Logan walked through the sustainability goals for the fire station, including energy-efficient design, use of renewable energy, and sustainable site design.
Shaw explained that since they are still early in the design process, they are exploring many different ways to incorporate sustainability. He noted that energy modeling and cost estimations scheduled to be completed over the next few months will help the town understand the benefits and costs of various systems.
Context also shared that an upcoming Fire Station Building Committee meeting on August 13 will include a “more robust” discussion of sustainability; they encouraged members of the BSC and the public to join that meeting.
BSC members asked questions about solar and geothermal systems, energy usage modeling, and timing for various decisions around building sustainability. Both Context representatives and BSC members expressed appreciation to connect with each other early in the design process.
Moving on to other business, the BSC discussed the timing for bringing a potential warrant article to town meeting for the adoption of the Specialized Stretch Code. BSC members agreed to work toward Annual Town Meeting in May 2027 instead of bringing it to this year’s Fall Town Meeting. They agreed that delaying it until next year would give them more time to gather data about potential impact to the town and conduct more public outreach.
The BSC also voted unanimously to pursue Green Communities funding for a series of projects across town, including a heat pump at Town Hall, weatherization at the Police Department, and LED lighting at Blanchard Memorial School.
Town Launches “Boxborough In the Know” Communications Project
Town Launches “Boxborough In the Know” Communications Project
(23-JUL-26) In an effort to improve communication between the town and the community, the town of Boxborough has begun a new project called “Boxborough In the Know.”
So far, there are two components to the project: (1) a survey that asks respondents about how they currently receive town news, and (2) an opportunity to sign up for an email list to stay informed about the project.
According to the sign-up form, “the email list is for this project only; it will not be shared with other groups or used for other purposes. Once signed up, you will receive information about surveys, focus groups, and information sessions. Your input will help us understand what is working in town and what is lacking. You will also receive project updates as we progress.”
The survey is available at https://forms.gle/fxdZxnF9eS6Berkx9. The email list sign-up is available at https://tinyurl.com/BXEmailList.
The project is led by a team of four town employees: Assistant Town Administrator Rajon Hudson, Director of Land Use and Permitting Alec Wade, Library Director Peishan Bartley, and Police Chief John Szewczyk.
This project is the team’s “Community Innovations Project” in connection with a “Leadership Matters” professional development course by the Public Sector Consortium. Between Fall 2025 and January 2026, the group attended four training sessions and will work with the Public Sector Consortium to implement the project.
The goal, Hudson told Boxborough News back in April, is to “better coordinate town messaging in a unified and cohesive way” in order to “limit misinformation as much as we can.”
In this first phase, the team will collect feedback from stakeholders and residents about the different ways they receive information from the town. In phase two, expected in late summer into fall, the team will design and implement a solution.
“We embarked on this project because we believe it will improve how the town operates,” said team member Bartley in April. “I believe in the necessity of communication and the power of having information. I hope we will be able to set something up so that community members feel empowered and informed to actively engage in town activities.”
Iconic Christmas Tree One Of Six Trees Removed From Old Town Common
Iconic Christmas Tree One Of Six Trees Removed From Old Town Common
(23-JUL-26) On Friday, July 17, six 100-foot Norway Spruce trees were removed from the Old Town Common at the intersection of Middle and Hill Roads, including the one that served as the town’s Christmas tree for the annual tree lighting ceremony until 2024.
At the Select Board meeting on Monday, July 13, Department of Public Works Director Ed Kukkula requested authorization and funds to remove the six trees from the Common, citing a report by arborist James MacArthur of Professional Environmental Services, LLC that indicated “evidence of extensive bark beetle infestation and woodpecker damage” in four trees. Kukkula recommended including the two additional trees for removal due to the safety risks associated with leaving them exposed to wind.
MacArthur’s report explains that although the four trees have “the appearance of a healthy crown, the bark damage and sounding, with a sounding hammer, indicates heart decay and an internal cavity.” The report deems the risk level of the four trees to be “high” and recommends their removal “given the hazardous situation they present and the potential targets they could hit if a failure occurred.”
Homeowners Alex and Jessica Jordan, who live in the property adjacent to the Common and brought the matter to the attention of the Select Board a few months prior, attended the July 13 Select Board meeting. Alex Jordan noted that they had originally requested that the town conduct a risk assessment of the trees, as another tree in the cluster had uprooted earlier this year and scraped the side of their house when it fell.
Jessica Jordan asked about the necessity of removing the Christmas tree and whether there was any way for it to be preserved. Kukkula responded that the Christmas tree was diseased, which is why it was included in the list of trees to be removed.
Select Board member Kristin Hilberg asked Kukkula if there were plans to replant the trees. Kukkula acknowledged the loss of the “wonderful Christmas tree” and indicated that a tree could be planted in its place. No decisions on replanting were made.
Boxborough News reached out to the Jordans, who commented that they are "sad to see all of the beautiful spruces gone." They added that when they learned that the town would be cutting all of the spruces, they “suggested that the town consider planting a northern red oak and/or other natives befitting a historic New England common."
Select Board Discusses Complete Streets and Transfer Station
Select Board Discusses Complete Streets and Transfer Station
(23-JUL-26) At their meeting on July 13, the Boxborough Select Board heard a presentation by Town Planner Alec Wade about the town’s past, present, and future “Complete Streets” efforts. The Board did not vote on how to move forward, but asked Wade to propose a revised Complete Streets Policy for the Board’s future review.
According to the Massachusetts Department of Transportation, the “Complete Streets” program “provides Massachusetts municipalities with tools and financial support to address gaps in their local transportation networks. A ‘Complete Street’ is one that provides safe and accessible options for all travel modes—including walking, biking, transit, and vehicles—for people of all ages and abilities.”
Wade’s presentation focused on how to revive the Complete Streets program in Boxborough. He explained that the town’s current Complete Streets Policy is preventing the town from pursuing Complete Streets projects because it requires action by the Complete Streets Committee, which no longer exists. Wade noted that in revising the policy, the Board could choose to place responsibility for Complete Streets efforts with town staff instead of with a volunteer committee.
Wade’s presentation also included the possibility of a Complete Streets project on Liberty Square Road. In April, a group of residents approached Wade to explore “increased safety and connectivity” along Liberty Square Road and adjacent neighborhoods. Board members agreed that Liberty Square Road is a good candidate for a Complete Streets project, but at least one Board member and public commenter mentioned that other roads should be considered as well.
The Board also discussed two matters related to the Boxborough Transfer Station. The first was the possibility of honoring certain transfer station employees with a plaque. The Board discussed potential criteria for adding names to such a plaque (possibly based on number of years of service) and whether there should be a plaque honoring employees at every municipal building. The Board took no votes on this matter.
The second was the possibility of the town charging residents a fee for the disposal of mattresses and appliances at the transfer station. Department of Public Works Director Ed Kukkula shared that he was in favor of charging fees for these items to cover the town’s cost to dispose of them, but also noted that a fee system may be operationally challenging. Kukkula and Town Administrator Mike Johns agreed to return to the Board with a proposal that would include both a list of fees and a plan for how the town would collect the fees.
Select Board Chair Bob Stemple updated the Board on the status of the town’s Diversity, Equity and Inclusion (DEI) Committee, which the Board discussed at its last meeting in connection with that committee’s role in the town’s creation of an Economic Development Plan. Stemple shared a revised “charge” for the DEI Committee, which Board members agreed to review for a future meeting. Stemple also noted that the DEI Committee is looking for new members.
The Board also approved tree removal at the Old Town Common and on Depot Road; authorized the town to scrap or sell the playground equipment that will be removed from Flerra Playground; approved a three-year municipal agreement with Littleton Community Television; and approved a series of budget transfers.
FSBC Votes To Pursue One-Story Fire Station Design
FSBC Votes To Pursue One-Story Fire Station Design
(9-JUL-26) At their meeting on July 9, the Boxborough Fire Station Building Committee (FSBC) voted unanimously for the new fire station to be a one-story building instead of a two-story building.
At the beginning of the meeting, FSBC Chair Mary Brolin reminded the committee that the goal of the meeting was to decide whether to pursue a one-story or two-story building so the town’s consultant Context Architecture (“Context”) can move from the “conceptual design” phase to the “schematic design” phase. Later in the meeting, as members deliberated, Brolin reminded the group again that “it’s a difficult choice but that’s our job; we’ll make a difficult choice tonight.”
Chris Logan of Context explained that a two-story building would be about 1-2% (roughly $300,000 to $450,000) less expensive. The cost savings, he said, primarily come from the smaller footprint of a two-story building.
Boxborough Fire Department Chief John Kivlan, who could not be present at the meeting but provided comments in advance, expressed a preference for a one-story building to avoid the risks associated with a flight of stairs. However, according to Logan and Town Administrator Mike Johns, the Chief’s higher priority is the overall layout and operational “flow” of the design – including direct access to the apparatus bay “to rapidly staff and deploy,” as well as efficient access to the medical triage room.
In sharing their views before the vote, members agreed that the Chief’s operational preference for a one-story building should be prioritized. Several members also noted that although the one-story building has a higher upfront cost, there are maintenance costs associated with various elements of a two-story building (e.g., the elevator). Several members believed the one-story building to be more visually appealing as well.
With respect to the higher cost of the one-story building, Chair Brolin noted that “we will have to tighten the belt if we go this way.”
The committee then voted unanimously to design a one-story fire station, after which Logan thanked the committee for their direction and said that Context “will proceed to schematic design.”
In other business, the committee discussed their next public outreach event, a “Community Design Update” at Town Hall on Thursday, July 23 from 7 to 8:30 p.m., as well as Context’s meeting with the Boxborough Sustainability Committee on Wednesday, July 22.
Town Administrator Johns also updated the committee that the purchase and sale agreement for 984 Mass Ave has been executed, and the town remains on track for a July 17 closing.
Road Paving Work Underway; Town’s Yearly Paving Schedule Updated
Road Paving Work Underway; Town’s Yearly Paving Schedule Updated
(9-JUL-26) Roadworkers endured steamy temperatures last week as they began the work of paving Boxborough roads.
In addition to Middle, Cobleigh, and Depot Roads, which the town announced last week, the town’s contractor has also begun paving Guggins Lane, Boxmill Road, Prescott Road, Benjamin Drive, and Tokatawan Spring Lane.
Boxborough News reached out to Department of Public Works Director Ed Kukkula for an update and learned that the Fiscal Year 2027 (July 1, 2026 - June 30, 2027) paving schedule has been revised to include all eight roads listed above. Kukkula indicated that the updated schedule will be posted on the Town’s website in the near future.
While the work is underway, roads are closed to through traffic. Local residents will still be able to access their homes and police details are stationed to assist with traffic.
For further information contact ekukkula@boxborough-ma.gov.
Town Seeks to Fill Open Positions at Police Department and Town Hall
Town Seeks to Fill Open Positions at Police Department and Town Hall
(9-JUL-26) The town of Boxborough continues to face recruiting challenges as it seeks to fill public safety and municipal finance positions.
Currently, the town has four open positions - two at the police department and two at Town Hall. The police department is seeking to fill a police officer position and an administrative assistant position. The town’s website indicates that the police officer position was posted on December 2, 2025 and indicated a need for more than one officer.
Boxborough News reached out to Police Chief John Szewczyk about the police department vacancies. Szewczyk told us that in December 2025, there were three police officer vacancies due to the retirement of one officer and the departure of two others. However, Officers Zachary Stillman and Christopher Lowney, who had left the Boxborough Police Department to go to other municipalities, recently returned to Boxborough.
According to Assistant Town Administrator Rajon Hudson, “Stillman and Lowney expressed interest in returning to Boxborough, went through the interview process, and were selected to rejoin the team. Both officers are currently back on duty with the Police Department.” The department is currently seeking to fill only one police officer position.
When reached for comment, Szewczyk stated, "Although a nationwide shortage of Police Officers exists, the Boxborough Police Department is very fortunate to be only one sworn position below its authorized strength at this time. The continued community support and the department's positive culture have both been major selling points that help with the recruitment and retention of police officers in town.”
The open administrative assistant position at the police department, which was posted to the town’s website on June 12, 2026, is a union position and is full-time (40 hours).
At Town Hall, Rajon Hudson is seeking to fill the assistant town accountant position and an administrative assistant position in the principal assessor’s office. The administrative assistant role was recently vacated, and Hudson told Boxborough News that they “have received a few applications for this position…At this point, we don’t anticipate challenges with filling this role.”
However, filling the assistant town accountant role has been challenging. The position was first posted on April 6, 2026. When Boxborough News spoke with Hudson in June, he indicated that it is a tough position to fill because the applicant needs to have municipal finance experience. In a follow-up conversation in early July, Hudson told Boxborough News, “While municipal finance experience is certainly valuable, we are open to candidates with strong private sector finance experience. We are committed to providing the necessary training, resources, and support to help the right candidate succeed in the role. The position is a part-time role, working 19.5 hours per week, and it is a non-union position.”
While all of the town’s positions are advertised on the town’s website (boxborough-ma.gov/Jobs.aspx), the town also posts all positions through the Massachusetts Municipal Association (MMA). Hudson told us that MMA “has consistently been our most successful recruitment platform for attracting qualified municipal candidates.”
The town also advertises positions through professional associations and specialized job boards to broaden the outreach to qualified candidates. Hudson provided some examples: the Assistant Town Accountant position was posted through the Massachusetts Municipal Accountants Association (MMAA); the Administrative Assistant position in the Assessing Department was posted through the Massachusetts Association of Assessing Officers (MAAO); and the police officer positions were advertised on law enforcement job boards. “Using both MMA and profession-specific recruitment channels helps us maximize our ability to reach qualified applicants for each position,” Hudson said.
When asked to comment on filling open positions, Hudson wrote, “Like many municipalities across the Commonwealth, the Town continues to face challenges recruiting for certain positions, particularly in public safety and municipal finance. These fields have experienced increased competition for qualified candidates, making recruitment more challenging than in previous years.
Despite these challenges, we remain committed to attracting and retaining employees who are the best fit for the Town’s needs. We continue to broaden our recruitment efforts through municipal and profession-specific job boards, while also providing the training, resources, and support necessary to help employees succeed. Our goal is not only to fill vacancies, but to build a strong, capable workforce that can continue providing high-quality services to the community.”
Planning Board Schedules Public Hearing to Correct MBTA Communities Bylaw
Planning Board Schedules Public Hearing to Correct MBTA Communities Bylaw
(9-JUL-26) At its meeting on Monday, July 6, the Planning Board began the process of correcting an error in the MBTA Communities Overlay District bylaw. As previously reported in Boxborough News (https://www.boxboroughnews.org/news#h.svr6lvva2xt), the MBTA Overlay District approved by Town Meeting in October 2025 does not meet the state’s required net density of 15 units per acre. The state compliance spreadsheet used by the town’s technical consultant was found to have miscalculated the district’s compliance by overstating the unit per acre density.
Town Planner Alec Wade informed the board that the Town remains in interim compliance and is not facing penalties so long as it continues working toward correction, and he presented two options, which he called ‘Alternative 1’ and ‘Alternative 2’, for the board’s consideration. Alternative 1 would not change the land area already approved by Town Meeting; it only changes the bylaw’s written maximum density from 13 units per acre to 17 units per acre.
Alternative 2 would revise the (district) map to include an additional single-family lot at 1178 Hill Road and would then set the bylaw maximum density at 15 units per acre instead of 17. Wade reminded the board that this parcel had been part of earlier advisory group discussions and is more readily developable than the existing district. He added that the owner of 1178 Hill Road had previously indicated no immediate interest in selling or developing the parcel.
Members discussed the pros and cons of both options. Member Mark White favored Alternative 1, framing it as a technical correction rather than a policy shift, noting that the district was already approved by Town Meeting and that simply changing the number from 13 to 17 units per acre would be the “prudent way forward for the time being.” Member Gary Kushner also favored Alternative 1 as “easier and less confusing” for Town Meeting. Planning Board Clerk Chris Dowdy favored Alternative 2 because it adds some potentially developable land and responds to prior public feedback that the original district did not include enough realistic development opportunity. However, he agreed that just changing the units per acre density “kind of solves it…That is the simplest.”
When reached for comment after the meeting, Planning Board Chair Rich Guzzardi provided the following statement. “It is important that the Board address the calculation error at the next available Town Meeting date. Last fall, Town Meeting already approved the district, so now it is a question of what is the most effective way to address the net density within or adjacent to that district. There are ways the Town can address housing, however right now it is critical that we address compliance with the State’s MBTA Communities law.”
Wade also addressed the compliance issue. "I appreciate the Commonwealth's flexibility as we work to bring our district into full compliance. My departments alone administer more than $100,000 in state-funded programs, and the Board's prompt action to correct this issue will preserve our eligibility for these essential funds and ensure the uninterrupted delivery of critical services."
At their next scheduled meeting on July 20, the Planning Board will continue their discussion of both alternatives and is encouraging the public to attend and comment. The official public hearing will be scheduled for August 3 at 7:10 p.m.
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