Lynnfield Planning Board approves 10 COs for Willis Brook, endorses $2.141M bond and grants Main Street relief through Aug. 31, 2026

At its Jan. 29, 2026 meeting, the Lynnfield Planning Board voted 3‑0 to approve 10 Certificates of Occupancy for the Willis Brook development at 1301 Main Street, to endorse a $2.141 million bond estimate and to grant temporary relief from Condition 27 of the special permit so remaining Main Street improvements may be completed by Aug. 31, 2026. Vice Chair Amy MacNulty made each motion and the board voted unanimously (Brian Charville and Kate Flaws joined the motions and votes).

Planning & Conservation Director Emilie Cademartori summarized outstanding permit conditions and documentation, saying the applicant (Toll Brothers) requests COs while some infrastructure cannot be finished in current winter conditions. Jessica Marsh, Land Development Manager for Toll Brothers, told the board that several conditions are met or in progress, and that "trees have not yet been planted and proposed that the trees be added to the bond estimate." She reported the site is paved to binder course and that interim as‑builts have been provided by Scott Cameron of Morin and Cameron.

Cademartori said an updated January 26 letter aligns more closely with Condition #55 requirements. She reported Condition #56 (water system testing and acceptance) is complete per LCWD Superintendent Scenna and that the Board of Health has issued a letter authorizing the wastewater treatment to operate as a tight tank temporarily while the system is brought online. Scott Cameron explained that remaining electrical connections and insufficient waste input can delay the wastewater system reaching its minimum operating level during the winter hold.

The board discussed a revised bond figure. Technical review (TEC) identified and corrected a math error; the board confirmed a $2.141 million estimate that includes funds to plant the required shade trees along Main Street. KP Law has reviewed the bond proposal in form and will perform a final review of any proposed final language. Cademartori also told the board that KP Law is pursuing appraisal and other actions related to the Sagamore Spring Golf Course Trustees’ obligation to either place a conservation restriction on or convey a 9.4‑acre parcel as required in the development agreement; a draft 25‑year moratorium on back‑nine development is in process.

On the schedule and unit releases, Toll said 27 homes are started or expected through August and requested release for 20 homes; the board voted to release 10 units now and deferred further releases pending review in June and July. The relief granted for Condition 27 covers completion of the final mill and overlay on Main Street, permanent speed hump installation, lane marking and sidewalk improvements by Aug. 31, 2026. Director Cademartori will provide the approved bond amount to Toll in writing.

Votes at the meeting were recorded as follows: approval of 10 COs (motion by Vice Chair Amy MacNulty; second by Brian Charville; roll call: Charville-yea, MacNulty-yea, Flaws-yea); endorsement of the Jan. 29 bond estimate (motion by Kate Flaws; second by Brian Charville; roll call: Charville-yea, MacNulty-yea, Flaws-yea); approval of Toll’s bond estimate form subject to final attorney review (motion by Amy MacNulty; second by Kate Flaws; roll call: Charville-yea, MacNulty-yea, Flaws-yea); and approval to grant relief from Condition 27 to follow the proposed schedule with completion by Aug. 31, 2026 (motion by Amy MacNulty; second by Kate Flaws; roll call: Charville-yea, MacNulty-yea, Flaws-yea).

The board’s approvals are conditional on final administrative edits to the master deed and Declaration of Trust and final attorney sign‑off on bond language. The meeting record shows the board intends to revisit unit releases in mid‑year and to require the Town and KP Law to continue work to ensure open‑space protections tied to the development agreement are secured.