Planning Board Meeting - August 11, 2026

Chairman Joe Fioli called the meeting to order at 4:00 PM. The board reviewed five zoning amendments, heard four new business items (one withdrawn), and addressed public matters. Key actions included continuances of most zoning amendments, approval of a mural conditional use permit, approval of a two-lot subdivision, and conditional approval of a major office building with a continued sign permit.

Consent Calendar

• Minutes from July 28, 2026 were approved unanimously (5-0-1).

Public Comments & Testimony

• Jeff Hatch (35 Royal Circle) spoke on Amendment 5, expressing concern that the proposed 750-foot linear buffer for cigar bars and kennels from residential districts might be too restrictive, potentially limiting locations for such businesses along Route 28. He requested the board study available sites before finalizing the amendment.

Discussion Items

• Zoning Amendments (Public Hearing):
  • Amendment 1 (consolidate educational uses) – Staff recommended continuance due to pending notification of property owners. Moved and seconded to continue; unanimous.
  • Amendments 2, 3, 4 (religious uses, personal services in business office districts, mixed-use in commercial districts) – Also continued unanimously after staff noted similar notification issues.
  • Amendment 5 (establish proximity buffers for kennels and cigar bars from residential districts) – Staff explained the 750-foot linear buffer and new definitions. Board members debated: Paul Pelletier voiced concern about cigar bars’ noise; Bianca Calsen noted the precedent of sexually oriented businesses with similar restrictions; Jim Harvey argued the 10 PM-7 AM operating restriction still allows daytime operation. Jeff Hatch's public comment prompted a motion to continue for further GIS analysis of available locations. The motion passed 5-1 (Damon Norcross opposed, stating it was time to act).
• Tuscan Village Site Plan (Conditional Use Permit for Murals): Applicant Max Farrow proposed five painted murals (total 598 sq ft) on Building 1040 at 600 Via Toscana. Staff noted the murals would replace metal grates and enhance architecture. A concern was raised about mural scale (100 sq ft each) but the board agreed to let staff finalize sizing. Approved unanimously with three conditions, including approval of mural sizes by the planning board agent.
• Foley McCarthy Subdivision – Withdrawn prior to hearing.
• Wheeler 2019 Trust Subdivision (Preliminary): Two-lot residential subdivision at 15 Wheeler Dam Road. Applicant Kurt Meisner presented a plan to split an existing lot with a house and ADU. Zoning variances had been obtained. Staff recommended conditional approval. Approved unanimously in one hearing with six conditions.
• Key Waite Drive Real TLC Site Plan (Public Hearing): Replacement of a 55,000 sq ft building with a 63,700 sq ft, four-story medical office building at 15 Key Waite Drive. Applicant Dan Flores presented the plan, including 272 parking spaces (255 required), traffic impact fee ($209,354.90), and public safety impact fee ($4,405.32). A conditional use permit was requested for a 144 sq ft freestanding digital sign (56% changeable copy, vs. 100 sq ft and 20% allowed). Staff recommended conditions for sign operation. Board members expressed concern about the sign's location (end of cul-de-sac) and size. The board voted to continue the conditional use permit portion for further discussion, but approved the remainder of the site plan with 16 conditions (including the sign conditions) unanimously.

Key Outcomes

• Zoning Amendment 1, 2, 3, 4 – Continued to August 25, 2026 meeting.
• Zoning Amendment 5 – Continued to a future meeting for GIS analysis.
• Tuscan Village Murals – Conditional use permit granted (unanimous) with conditions for staff approval of mural sizes and thematic elements.
• Wheeler 2019 Trust Subdivision – Conditional approval granted (unanimous) with six conditions.
• Key Waite Drive Site Plan – Conditional approval for building and site (unanimous) with 16 conditions; conditional use permit for sign continued.
• Public Matters:
  • 59 Styles Road change of use (CPR facility) – No board objection to administrative approval.
  • JG's facade replacement – Board authorized chair and staff to review materials.
  • Family Fun Day (August 22, 2026) – Temporary event permit approved.
  • Boys & Girls Club car show and boxing match (August 22, 2026) – Board requested coordination with library for overflow parking and written confirmation from nearby organizations.
  • Grace United Church Summer Bash (August 23, 2026) – Temporary event permit approved; shuttle and traffic details noted.
• Meeting adjourned by unanimous consent.