The Planning Board meeting began with a continued Public Hearing on the site plans for Veritas Christian Academy located on 164–172 Cochituate Road with updated site plans and a peer review letter from Greg Roy of Dillis & Roy. They covered whether a special permit is required for earth removal (Section 198-504) and for a septic system design plan with advanced nitrogen removal within the Zone II aquifer recharge area, erosion control on the slopes near the property boundary, as well as final grading, lighting, and landscape plans.
The proposed 10-acre campus includes academic buildings, a sports court, driveways, stormwater infrastructure, and onsite wastewater treatment systems. The project is proceeding under the protection of the Dover Amendment (M.G.L. c. 40A, § 3), which limits the town’s regulatory authority over land use for educational institutions but allows oversight of site planning and certain environmental standards.
The board went over the details of stormwater and groundwater mounding modeling and its third-party review and heard public comments from abutters and their hydrologist Scott Horsley.
The board identified five items requiring plan amendments or clarification before a final vote with the remaining plan changes to be submitted by April 1. A draft decision is expected to be circulated to board members in advance. The board agreed to continue the hearing to April 15 and extend the decision deadline to April 18, 2025.
The board then continued review of the Five Paths Court subdivision HOA documents and confirmatory deeds for consistency in order to give final approval to the requested lot release. There were still discrepancies in the language of the updated documents regarding the public way status, whether the HOA or homeowners had maintenance responsibility for the three shared woodland preservation areas, and whether homeowners had been properly notified of deed changes. Board member Annette Lewis was designated to conduct the final review and sign release of the pending document revisions and homeowner notification confirmation.
A site walk was scheduled for April 2 to review the conformance with approved plans at Council on Aging/Community Center Site. The board had a brief discussion of observed changes at the construction site, including propane tank placement, lighting, and possible omission of planned solar canopies.
Board member Larry Kiernan agreed to track the Conservation Commission’s discussion on the draft update on MS4 stormwater regulations that had been issued and that written public comments would be accepted until 5/5/25 due to an extension of the due date.
There was a brief discussion on a potential amendment to the ADU article by a petitioner. Town counsel will be expected to resolve the procedural issues surrounding the two different thresholds of vote and motions to amend.
The planning board noted that they hope to make further changes and refine the ADU bylaw later, as they were constrained by ATM timing and needed to have some interim control over setbacks.
Chair Jennifer Steel’s closed her final meeting and will step down after ATM. The board will choose new leadership in a vote after Town Meeting.
Correction: PMBC Meeting Summary (3/11/25)
An article in our March 11, 2025 PMBC meeting summary incorrectly suggested the Planning Board was discussed. It was not. While related solar and lighting issues were mentioned, no responsibility was assigned to the Planning Board. This notice serves as the correction and clarification of the record.
