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Turnpike site‑plan hearings continued after disputes over lighting, landscaping and public shade trees
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Summary
Applicants for modifications at 22 and 154 Turnpike were asked to supply full photometric and existing‑conditions plans, make landscaping corrections, and participate in a joint hearing on a public shade tree removal; hearings were continued and decision deadlines extended.
The Southborough Planning Board continued two contentious site‑plan modification hearings on March 23 after staff and peer reviewers identified incomplete plans and potential code noncompliance.
22 Turnpike Road (golf driving range) — Karina and the board’s peer reviewer reported missing elements in the lighting and existing conditions submissions: the photometric plan did not cover the whole parcel, contours and some drainage elements were not labeled, and some landscaping shown on prior plans appears to be gone. Applicant Peter Bemis said he will work with the consultant to prepare full photometric and existing‑conditions plans; the board continued the public hearing to April 13 at 6:45 p.m. and extended the decision deadline to May 1.
154 Turnpike Road (Chase Bank / plaza) — Staff received revised lighting cut sheets and a revised fixture spec. Planning members and the board’s consultant said the site’s hardscape/lumen calculation exceeds the allowed maximum for the district under the board’s dark‑sky methodology and that the submitted photometric materials were incomplete. The board asked for proof of installation dates for existing fixtures, a full hardscape/lumen calculation, replacement plantings (native trees/shrubs in place of invasive ornamental grasses) and a mitigation plan for trees removed from the right‑of‑way. The applicant (represented by Bill DiPietri) said he would supply cut sheets and work with staff. The board set a joint hearing with the tree warden to address a public shade tree removal and continued the modification hearing to April 27 at 7:00 p.m., with the planning‑board decision deadline extended to May 1.
Board members repeatedly emphasized compliance with the town’s lighting and landscaping requirements and offered assistance from planning staff on acceptable photometric submittals. One board member urged cooperation rather than escalation when a developer said he had not been explicitly notified of bylaw changes and expressed frustration at potentially having to rework already installed fixtures.
Next steps: applicants will provide revised, complete plans (full parcel photometric, dated/stamped existing conditions survey, and a planting/mitigation plan) for review prior to the continued hearings; a joint hearing with the tree warden on the public shade tree removal will be scheduled for April 27.
