Planning Board approves waivers for Bonnie Brook Estates; keeps sidewalks in plan

The Sudbury Planning Board voted to grant four waivers for the Definitive Subdivision Plan modification for Maynard Road, known as Bonnie Brook Estates, after a discussion about curbing, sidewalks and the long‑term status of the road.

Adam Burney, the town’s Director of Planning & Community Development, told the Board that “the first four waivers are a reasonable request” from the applicant. The waivers approved — Sections 4c3p, 43v, 5b1d and 5b2g — address tree and right‑of‑way location requirements cited in the applicant’s July 16, 2025 waiver letter from Saluk Associates. Clerk Ahnu Shah moved the approval; John Sugrue seconded. The motion passed 5–0.

Applicant John Derderian and his engineer Bruce Saluk sought six waivers in total; Saluk read the full list to the Board, which included two additional requests involving curbing and walkways. Board members signaled support for the first four technical waivers but were more cautious about granting the curbing waiver and the waiver that would alter walkways.

Members emphasized that changes to curbing could affect whether the street could later be accepted as a Town road. Vice‑Chair John Sugrue noted that deviating from Town standards risks future nonacceptance of the cul‑de‑sac as a public street. “If we grant a waiver for the curbing,” Chair Stephen Garvin said, it would be accompanied by a recommendation that “the street remain a private street,” and the applicant indicated they would place a statement in deeds noting the road was not built to Town standard.

Several members expressed a preference that sidewalks remain part of the project. Ahnu Shah and John Sugrue said retaining sidewalks is appropriate given the street length and potential access to Town land and the rail trail; Kirsten Roopenian added she would support a donation to the Town’s sidewalk fund if the developer did not construct the sidewalk. Julie Perlman said granite curbs are preferable for longevity.

Burney recommended the Board approve the preferred plan and asked that the developer submit homeowners association documentation for review by Town Counsel; Derderian said he intended to include an HOA for the cultec drainage system but not for the road itself.

The Board’s formal action approved the four waivers noted above and recorded a 5–0 vote in favor. The Board left the curbing and walkway waivers unresolved in final approval language with conditions and a clear advisory that a curbing waiver would complicate future Town acceptance of the street.