Developer Saul Patel secured unanimous approval on May 27 to expand the commercial footprint at 715 Main Street, clearing the way for a combined liquor store and deli despite ongoing neighborhood concerns regarding traffic. The Planning Board authorized the conversion of two existing units into a single space featuring an 1,120-square-foot addition on the westerly side and a smaller 40-square-foot easterly addition. While the site will continue to operate as a liquor store, the addition of a fast-food deli prompted the board to tether the approval to 14 specific requirements, including final Board of Health clearance for food services.

Planning Director Christine Flynn explained that a formal traffic study was deemed unnecessary for the modest changes in the commercially dense area. She noted that consulting engineers from VHB found the parking layout adequate, particularly the shift to head-on parking in the rear of the property. Chair Duncan Berry, who returned to the case after completing a Mullen Rule rehabilitation exercise to catch up on previous testimony, noted the structural changes would effectively square the building on the corners. Member M. Maslowski focused on procedural integrity, noting that the application required findings of fact and then two separate motions to address both the site plan revision and the fast-food special permit.

Motion Made by M. Maslowski to adopt the Findings of Fact (1-6) as read. Motion Passed 7-0-0.

Motion Made by M. Maslowski to approve PB 2025-08 with 14 conditions, including Board of Health approval and a two-year lapse period. Motion Passed 7-0-0.

The board’s focus shifted to larger density pressures facing the town as they reviewed updates on Pine Oaks Village 4, a 242-unit 40B project currently before the Zoning Board of Appeals. Discussion centered on emergency access to the massive development via an ancient way known as Anasakis Road. Flynn reported that town staff were not yet convinced of the road's adequacy, noting the applicant is currently presenting it only for emergency use. H. Munns expressed concern over the board’s advisory role, asking if a second access requirement would need to cite a regulation rather than just six people having an opinion. M. Maslowski countered that while the board is responsible for curb cuts and streets, the comprehensive 40B permit allows for the waiving of local zoning rules.

Neighborhood character and project timing also drew scrutiny during the 40B update. A. Tucker questioned the proposed 10-year build-out of Pine Oaks, specifically regarding the community center and daycare components. Can we request they build the community center and daycare earlier in the phases? she asked, adding, I want to be alive to see it. Flynn promised to forward a list of requested waivers to the board for further review as the ZBA process continues.

The board also addressed the status of the Local Comprehensive Plan (LCP), which is nearing a final draft stage. H. Munns voiced skepticism about the Planning Board’s involvement in the process to date, stating, I don't feel an intimate connection to that process. If it's a work product of this board, we should be more involved. Chair D. Berry reminded the members that the LCP remains the purview of the Planning Board and cannot move forward without their final approval. Motion Made by D. Berry to approve the minutes of March 11, 2025. Motion Passed 7-0-0.

A high-profile request for a 93-space parking lot at 397 Route 28, the site of a former salvage yard, was delayed once more. The board had previously raised safety concerns regarding the lack of sidewalks and the absence of a shuttle plan for the proposed "overflow" lot. Motion Made by an unidentified member to continue the hearing for PB 2025-09 to June 24, 2025. Motion Passed 7-0-0.