✅ October 20, 2025 Meeting Minutes Approved
— Approved unanimously 7-0

✅ 8 School Street Site Plan Withdrawn
— STL8, LLC withdrew application for 1,152 square foot artist studio with two residential units without prejudice; public hearing closed (7-0)

✅ Blueberry Hill Estates Bond Reduction & Lot Release
— Approved reduction in Tri-Partite Agreement from $383,438.53 to $203,950.68 (a reduction of $179,487.85) and released Lots 10 and 63 in Phase II (7-0)

✅ Five Star Games Approved for 29-31 Brookfield Road
— Waiver of Site Plan Review approved for game store conversion in previously approved pizzeria space (7-0)

✅ Wally Hersee Reappointed to Affordable Housing Trust
— Wally Hersee reappointed as Planning Board Representative to Affordable Housing Trust effective December 19, 2025 (6-0)

A new gaming retail and event space is coming to 29-31 Brookfield Road, bringing the Sturbridge library's gaming group and other tabletop gaming events to a dedicated commercial location.

Chad Farnham of Five Star Games and Bishoy Atta of BRS Realty, LLC presented plans to convert a 2,300 square foot previously approved pizzeria space into a game store. The building also houses The Little Barn (a kids play space of 3,500 square feet), a 200 square foot office, and an apartment.

Town Planner Jean Bubon explained that her initial parking concerns were resolved after the applicant coordinated with The Little Barn to create a parking schedule showing complementary business hours.

Farnham discussed how the space will serve the existing Sturbridge gaming community currently meeting at Joshua Hyde Public Library. Rob Mooney, a member of the library gaming group, told the Board that their events typically draw about 15 people, with a maximum of 29 attendees. The group meets every other Wednesday.

The new store will be similar in size to Farnham's West Springfield location and will host gaming events in evenings and on weekends, with daytime retail hours beginning at noon.

Board member David LaBonte asked about typical attendance and hours, while Board member David Bourbeau inquired about exterior lighting to ensure adequate safety measures.

🏘️ Blueberry Hill Estates Progress — The 55+ manufactured housing community on Berry Farms Road continues construction with five residents currently living there and another moving in soon. Developer Justin Stelmok reported construction is proceeding well.

📅 December Meeting Rescheduled — The Planning Board moved their December meeting from the 8th to December 22nd to accommodate Board member Wally Hersee's Community Preservation Committee meeting and Town Planner Jean Bubon's Housing Budget presentation that evening.

🏥 Convenient MD Update — The ribbon cutting date previously shared with the Board contained an error; an updated date will be provided. The urgent care facility has received its MassDOT permit.

🚶 Cedar Street Sidewalk延期 — The Cedar Street sidewalk project must go back out to bid, requiring an extension request for the Complete Streets Grant.

⚠️ Phishing Scam Alert — The Board discussed a fraudulent email sent to an applicant pretending to be the Sturbridge Planning Department with a fake invoice. Bubon reported the incident to the Town Administrator and IT Director. The Board recommended posting warnings on the Town website, Facebook page, reaching out to surrounding towns and the Massachusetts Municipal Association (MMA), and adding disclaimers to applications stating payment requests will only come from Bubon or Jeneé Lacy.

✅ New Five Star Games store approved for 29-31 Brookfield Road

✅ 8 School Street artist studio project withdrawn by applicant

✅ Blueberry Hill Estates bond reduced by $179,487.85; two lots released for sale

✅ Wally Hersee reappointed to Affordable Housing Trust

✅ December Planning Board meeting moved to December 22nd

✅ Board alerted to phishing scam targeting planning applicants

📅 Special Town Meeting — November 17, 2025, TBD | TBD
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📅 Community Preservation Committee Meeting — December 8, 2025, TBD | TBD
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📅 Planning Board Meeting — December 22, 2025, TBD | Center Office Building
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📅 Solar and BESS Bylaw Deadline — December 2026 | N/A
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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.