Concord grants Chapter 40B permit for 237‑unit Thoreau Residences at 275 Forest Ridge Road

The Town of Concord Board of Appeals voted Thursday to grant Thoreau Residences LLC a comprehensive permit under Massachusetts General Laws Chapter 40B for a 237‑unit multifamily development on a roughly 13.088‑acre portion of property at 275 Forest Ridge Road.

The board’s decision, as revised in the hearing, sets conditions and waivers addressing affordable‑housing definitions, earth‑movement rules, stormwater and utilities, wildlife protections, construction management and certain design details. The applicant and town staff used several edits during the session to clarify which costs are covered by building permit fees and which review work the applicant must pay for directly.

Town staff and the applicant told the board the project will include 60 affordable units and 177 market or unrestricted units (the draft decision referenced 77 unrestricted units in one section; the board clarified the total affordable count as 60). The decision also lists bedroom counts and approximate unit square‑footages in the exhibits attached to the draft decision. The board discussed and revised multiple waiver requests, removed an unnecessary alternative PRD waiver, and added a waiver to the town’s earth removal and fill bylaw because substantial earthmoving is expected on site.

During the review the board amended draft language on several operational points. The board and applicant agreed that if the building commissioner requires an outside building‑inspection consultant, the cost for that consultant will be paid from the building permit fee; by contrast, if the board elects a separate third‑party peer review of final plans, that consultant cost will be the applicant’s responsibility. The board also asked staff to separate those two cost obligations into distinct paragraphs in the decision.

Other conditions added or clarified at the hearing include: - A requirement that the buildings meet passive‑house standards and comply with the town’s fossil‑fuel‑free bylaw where applicable, with the record noting propane tanks will be used for some site features (fire pits, pool heaters, grills) and these should be identified in the final plans. - Wildlife protections and monitoring for the eastern box turtle and related on‑site conservation measures. - A provision that the town will request the maximum local preference (70 percent) for the subsidizing agency’s local preference policy when applying to the regional housing services office. - Clarification that dumpsters on site will not be covered at all times (typical in active use) and that an on‑site generator will be verified in the plans. - An added condition allowing limited construction on certain federal holidays listed in the decision (Martin Luther King Jr. Day, Washington’s Birthday, Juneteenth, Columbus Day and Veterans Day) subject to the granted noise waivers and standard town regulations.

The board accepted a recommendation from the planning staff to add the word economically before “feasible” in the clause dealing with securing rights for a potential water‑main loop, to reflect that right‑of‑way acquisition and construction are dependent on cost and agreement from third parties. The board also clarified the timing for decommissioning an existing wastewater treatment facility serving the Thoreau Club so that demolition or disruption of the existing system cannot occur until the new system’s approvals and necessary certificates are in place.

Applicant representatives and board members exchanged thanks after the vote. A representative for the applicant said working with the board and town staff had materially improved the project; board members and staff commended the applicant for changes made during the review process.

The board then moved to a formal vote to grant the comprehensive permit with the conditions as modified during the hearing. The motion carried with affirmative votes from the full board members present.