✅ December 11, 2024 Minutes Approved
— Approved as written, 5-0 vote

✅ December 18, 2024 Minutes Approved
— Approved as written, 5-0 vote

✅ Water and Sewer Fee Waiver Request Denied
— NBM Realty, LLC request denied 5-0 following public hearing; Board cited 20-year precedent of consistent fee application across all development projects

The evening's central debate focused on whether the Town should waive substantial water and sewer connection fees for the "5 Leaves" affordable housing development on Main Street—a request that forced the Board to balance affordable housing goals against long-standing municipal fee policies.

Matt St. Laurent and Nick St. Laurent of NBM Realty, LLC appeared before the Board representing their previously approved 40B development at 152 Main Street. The project has been scaled down from 97 units to 60 units, and the developers argued that water and sewer fees present a major financial obstacle.

The developers presented detailed cost projections:

Matt St. Laurent proposed two alternatives: either the Town waives the fees (with the developers willing to pay an original verbally-quoted amount of $12,500 per building), or they would need to "reduce the quality of materials and aesthetics or increase the project size"—neither of which he argued would benefit the Town.

Heather Blakeley, DPW Director, presented a comprehensive breakdown of the fee structure and explained the Town's rationale:

Fee Structure Changes:

Policy Consistency:
Blakeley emphasized that the Town has "never waived fees for a project" during her tenure and tries "to be very consistent on how the fees are done so that everyone is treated fairly." She warned that waiving fees would shift costs to existing ratepayers: "If the Town starts waiving these fees, the water and sewer rates would go up."

Jean Bubon, Town Planner, provided crucial historical perspective on fee waiver requests:

Only One Waiver in 20 Years:

Denials:

Jamie Goodwin, Chair of the Board of Selectmen, appeared but clarified he was not speaking as a water and sewer commissioner since the BOS had not officially met on this issue. He stated he was "sympathetic to the circumstance" but did not believe this was "the type of waiver that he would grant himself as one member of the BOS and a resident." He emphasized that "if the policy needs to be altered it shouldn't be done in this manner" and that the BOS would follow Blakeley's advice on water and sewer matters.

After closing the public hearing, Tom Welch moved to deny the request, citing consistency: "Water and sewer fees have been consistent for other projects in Town and there haven't been any waived fees in the last 20 years."

The motion passed 5-0 on a roll call vote, with all members—Tom Welch, Elizabeth Banks, Diane Trapasso, Maryann Thorpe, and Joshua Cole—voting yes.

Before adjournment, Joshua Cole suggested "the Town should look into water & sewer fee structures for multi-family developments," and Chair Trapasso agreed there should be "future discussion on water/sewer fees in regards to affordable housing."

The decision maintains policy consistency but raises questions about whether current fee structures adequately incentivize affordable housing development in Sturbridge.

✅ Approved minutes from December 11 and December 18 meetings (both 5-0)

✅ Held public hearing on NBM Realty fee waiver request for 152 Main Street affordable housing project

✅ Denied water and sewer fee waiver 5-0, maintaining 20-year precedent of consistent fee application

✅ Board acknowledged need for future discussion on fee structures for multi-family and affordable housing developments

📅 Zoning Board of Appeals Meeting — February 19, 2025, TBD | Town Hall
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📅 Future Discussion on Water/Sewer Fees for Affordable Housing — TBD | TBD
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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.