Table of Contents
🗳️ Key Decisions & Votes
✅ ANR Approved for 249 & 251 Holland Road
— Central City Properties, LLC received approval to combine two lots that had already been combined by deed in Town records, with Parcel A being removed and combined with Lot 3; approved 7-0
✅ ANR Approved for 64 Westwood Drive
— Ramkumar Algoo received approval to transfer a small piece of land to 66 Westwood Drive and grant a driveway easement in favor of 64 Westwood Drive; approved 7-0
✅ ANR Approved for 344 Leadmine Road
— AJ Services, LLC received approval to swap land between 344 Leadmine Road and Lot 9 Leadmine; approved 7-0
✅ Waiver of Site Plan Approved for 29-31 Brookfield Road
— BRS Realty Trust received approval to establish The Little Barn children's play space (for crawling to 6-year-olds) with café, plus a small pizzeria, while maintaining Colonial Restorations office and existing apartment; approved 7-0 with 14 conditions
✅ Waiver of Site Plan Approved for 142 Main Street
— Scottish Inn (Shri Swaminarayan LLC) received approval to construct covered walkways on the front building and convert the rear building from four apartments into eight motel rooms; approved 7-0 with conditions
💬 Major Discussion: The Little Barn Children's Play Space
The Board reviewed a unique mixed-use proposal for 29-31 Brookfield Road that will transform the property into a family-friendly destination while maintaining existing business operations.
The Business Concept
Jennifer Whittaker presented plans for The Little Barn, an indoor play space designed for children from crawling age to 6 years old. The facility will include a small café serving muffins and other pastries. The property will also house a small pizzeria and maintain the existing Colonial Restorations office, which will be relocated to the rear of the new pizzeria space.
Board Questions and Concerns
Sue Waters asked about designated bathroom facilities for the play space and what would be served at the café. Whittaker confirmed a dedicated bathroom location and described the café's planned offerings.
David Bourbeau inquired whether the Colonial Restorations office would have its own entrance to avoid customers walking through other business spaces. Nabil Roufail confirmed a separate entrance would be provided.
Town Planner's Recommendation
Jean Bubon, Town Planner, noted that since the project utilizes the existing parking lot and renovates the existing building without impacting Site Plan standards, she recommended approval with conditions.
Key Conditions Include:
Parking spaces on the south side of the building designated for employees and tenants, leaving the main lot for customers
Colonial Restoration parking limited to gravel area by the garage
One-way traffic signs and directional arrows to improve traffic flow
Dumpster screening and fencing required
Vegetation trimming on the south side to expose full parking space length
Appropriate handicap parking spaces required prior to occupancy
Electric meter protection with bollards as recommended by Fire and Building Inspectors
All floor plans to be provided to Planning Department when filed with respective departments
🏗️ Community Impact
🏨 Scottish Inn Modernization — The motel at 142 Main Street is adding covered walkways and converting four apartments into eight motel rooms, including a new handicap-accessible room with ramp. The project includes safety updates across the entire site and received Design Review approval prior to Planning Board consideration.
🛠️ Construction Updates — Pre-construction meeting for Convenient MD has been held and work is underway. Dollar Tree is applying for new signage for the last vacant space at the 178 Main Street plaza, where renovations are currently underway.
👨🎓 Mentorship Success Story — Town Planner Jean Bubon shared a "shout out" to Griffin Harold, whom she has mentored since he was 11 years old. Harold will be attending Bridgewater State in the fall, majoring in Geography and minoring in Planning.
🚧 State Infrastructure Projects — No new updates on state infrastructure projects. Bubon will be involved in a scoping meeting regarding Hall Road/Route 20 with MassDOT, though the project is years away from implementation.
❓ Five Guys Update — In response to Board inquiry, the restaurant has completed Planning permits but no further communication has been received regarding construction timeline.
🔍 Quick Recap
✅ Three property line adjustment ANRs approved unanimously for Holland Road, Westwood Drive, and Leadmine Road properties
✅ New children's play space and pizzeria approved for Brookfield Road with parking and traffic flow conditions
✅ Scottish Inn motel expansion and walkway project approved with bollard safety requirements
✅ Convenient MD construction underway; Dollar Tree renovations in progress at 178 Main Street
🗓️ Upcoming Meetings & Follow-Ups
📅 Planning Board Meeting — July 14, 2025 at 6:30 PM | Center Office Building
🔗 Add to Google Calendar
📅 MassDOT Scoping Meeting - Hall Road/Route 20 — Date TBD | Location TBD
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🗂️ Resources
✍️ Written by The Town Minute — making town government easier to follow, one meeting at a time.
Disclaimer
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.
