✅ Waiver Granted for Site Plan Scale
— Waiver from Section 3.01.B (2) approved allowing site plans at 1"=20' scale instead of required 1"=40' scale, vote 6-0

✅ ConvenientMD Site Plan Approved
— Site plan approval granted for demolition of two single-family homes at 216 & 226 Charlton Road and construction of 5,300 sq.ft. urgent care facility with 24 conditions (condition #22 modified to reduce pump station inspections to twice annually), vote 6-0

✅ Special Permit for Oversized Signage Approved
— Special permit granted allowing three wall signs (where one is permitted) at 111.8 sq.ft. each (where 30 sq.ft. is permitted), vote 6-0

✅ Enforcement Authority Zoning Amendment Forwarded
— Amendment to §300-18.1 correcting enforcement authority from Board of Selectmen to Building Inspector forwarded to Town Administrator for Annual Town Meeting warrant, vote 6-0

✅ Accessory Dwelling Unit Zoning Amendment Forwarded
— Amendment to Article XI accommodating state-mandated by-right ADUs (effective February 2025) while retaining existing special permit ADU provisions forwarded to Town Meeting, vote 6-0

✅ ADU Definition Amendment Forwarded
— Amendment to §300-2.2 inserting new definition for Accessory Dwelling Unit consistent with state law forwarded to Town Meeting, vote 6-0

✅ Use Regulations for Multiple Districts Amended
— Amendments to §300-4.2, §300-4.3, §300-4.4, §300-4.5, §300-4.8, §300-4.9, and §300-4.10 inserting by-right ADU language as permitted use in all districts allowing single-family homes forwarded to Town Meeting, vote 6-0

✅ Nonconforming Structures Amendment Forwarded
— Amendment to §300-15.2 allowing accessory structures (sheds, pools, garages) on lawfully pre-existing nonconforming lots without ZBA approval when meeting setbacks and lot coverage forwarded to Town Meeting, vote 6-0

The Planning Board conducted a public hearing on Harborlight Properties, LLC's proposal to replace two single-family homes on Charlton Road with a new urgent care medical facility.

Michael d'Hemecourt of Harborlight Properties presented the revised development plan, which differs significantly from the original proposal. The site was initially planned for both a Starbucks and ConvenientMD under a different developer, but Harborlight took over the project and is proceeding only with the urgent care facility.

Town Planner Jean Bubon explained that the application requires both Site Plan Review approval for the 5,300 sq.ft. building and a Special Permit for signage exceeding bylaw limits.

Shawn Kelly, traffic engineer from Chappell Engineering, presented detailed traffic analysis:

Board members, particularly Wally Hersee and Brad Goodwin, expressed concerns about vehicles turning left onto Route 20 eastbound, citing the accident history near Cracker Barrel. Kelly noted that left-turn volumes are expected to be fairly low, and no restrictions are being imposed at this time.

Jean Bubon clarified that the applicant must still obtain approval from MassDOT for access permits and any turn restrictions. She also mentioned a possible MassDOT corridor study planned for the coming years, though it's uncertain what changes the state agency will ultimately approve.

David Bourbeau asked about delivery truck access. D'Hemecourt confirmed only small trucks like UPS and FedEx would use the site.

D'Hemecourt requested three building signs of 111.8 sq.ft. each—significantly larger than the 30 sq.ft. permitted by bylaw and more signs than the single sign allowed. He corrected the initial application, which stated 131.3 sq.ft.

The rationale for oversized signage:

Jean Bubon noted that other larger signage exists around town where visibility is critical.

The site plan approval includes 24 conditions, with condition #22 modified at the applicant's request. The pump station inspection requirement was reduced from quarterly to twice annually after consultation with the DPW Director, who had no objections given the facility's small water usage.

The project will require additional MassDOT approvals before construction can proceed.

The Planning Board reviewed five zoning amendments related to new state law governing Accessory Dwelling Units (ADUs), which takes effect in February 2025.

Massachusetts recently changed state law to require municipalities to allow smaller "by-right" ADUs without special permits. Town Planner Jean Bubon explained that Sturbridge's proposed amendments will retain the existing Special Permit ADU provisions while adding new language to accommodate the state-mandated by-right units.

Article XI - Accessory Dwelling Units: Inserts language for by-right units while keeping special permit provisions. Bubon noted the changes were reviewed by other departments and town counsel.

David Bourbeau asked whether gross square footage includes unfinished basements. Bubon confirmed it does, as defined by state law.

§300-2.2 Terms Defined: Adds a new definition for ADU consistent with state law. Sue Waters asked who enforces short-term rentals like Airbnb. Bubon clarified that the Building Inspector serves as Zoning Enforcement Officer.

Multiple District Use Regulations: Amendments to seven zoning districts (§300-4.2 through §300-4.10) insert by-right ADU language as a permitted use wherever single-family homes are allowed.

Kathy Neal of the Finance Committee asked whether state guidelines differ from the proposed changes. Bubon stated there's no indication of differences.

Bourbeau asked whether lots with ADUs could be separated into two parcels. Jean Bubon explained that each parcel would need sufficient frontage, and noted that the Zoning Board has approved about five ADUs this year—none meeting requirements for division.

Bourbeau also asked about lot coverage impacts. Bubon clarified that ADUs don't alter lot coverage requirements; all other zoning regulations still apply.

§300-15.2 Nonconforming Uses and Structures: This amendment addresses a longstanding issue requested by the Zoning Board of Appeals.

Currently, residents with lawfully pre-existing nonconforming parcels (such as lots in Draper Woods with 100' frontage where 125' is required) cannot erect accessory structures like sheds, pools, or garages without ZBA approval—even when the proposed structure meets all setbacks and lot coverage requirements.

The amendment would allow applicants to apply directly to the Building Inspector for staff review when accessory structures comply with setbacks and lot coverage, eliminating the need for ZBA review.

§300-18.1 Enforcement, Violations and Penalties: This amendment corrects an oversight where the bylaw references the Board of Selectmen as enforcement authority and building permit issuer. These tasks are properly assigned to the Building Inspector.

All five amendments were unanimously forwarded to the Town Administrator for inclusion on the Annual Town Meeting warrant.

❄️ Septic System Installations Suspended for Winter
The Board of Health announced a seasonal halt to all septic system installations and permits for new construction projects, effective January 6, 2025 through March 31, 2025, or until weather permits. Charlie Blanchard asked if this was early in the season; Jean Bubon noted it depends on temperature conditions.

🚧 MassDOT Approval Still Required for Route 20 Access
The ConvenientMD project cannot proceed until receiving state approval for Route 20 access permits and any turn restrictions, independent of Planning Board approval.

🏘️ Neighborhoods with Nonconforming Lots to Benefit
Residents in areas like Draper Woods with pre-existing nonconforming lots will be able to add sheds, pools, and garages without ZBA approval once the zoning amendment passes Town Meeting (if all other requirements are met).

✅ ConvenientMD urgent care facility approved for 216 & 226 Charlton Road with 24 conditions

✅ Special permit granted for three 111.8 sq.ft. building signs (exceeding size and number limits)

✅ Five zoning amendments forwarded to Annual Town Meeting warrant

✅ New by-right ADU provisions will comply with state law effective February 2025

✅ Nonconforming lot relief will reduce need for ZBA applications for accessory structures

✅ Board of Health suspended septic installations for new construction until March 31, 2025

📅 Planning Board Meeting — January 27, 2025 | TBD | Center Office Building
Note: No filings received yet; meeting may be canceled
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📅 Planning Board Meeting - National Grid Tree Removal — February 10, 2025 | TBD | Center Office Building
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📅 Annual Town Meeting - Zoning Amendments Vote — TBD | TBD
Note: Five zoning amendments will be presented for voter approval
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✍️ Written by The Town Minute — making town government easier to follow, one meeting at a time.

The Town Minute is an independent publication not affiliated with the Town of Sturbridge or any municipal office. While we strive for accuracy, errors or omissions may occur. For official and complete records, please refer to the Town's approved meeting minutes or watch the official meeting recordings on the Town's website.