The proposed residential development on Pine Street, submitted by Norton Land Company LLC, was a focal point of the meeting. Bob Forbes of Zenith Consulting Engineers presented the plan for a 21-lot residential cluster development spanning 55.66 acres, incorporating wetlands and rivers. The design aimed to maintain open spaces, meeting town regulations for lot sizes, roadways, and stormwater systems. Forbes emphasized that the layout mirrored previous successful projects, intending to balance residential growth with environmental conservation.

However, residents raised concerns about the potential impacts of the development. Issues of stormwater runoff were particularly pressing. Andrew Oglev, a Pine Street resident, questioned the dual entrances for Road A, fearing increased runoff and car lights affecting his home. The board clarified that new roads would redirect water away from Pine Street, though residents remained skeptical about the efficacy of the proposed stormwater management systems.

Public comments highlighted the broader environmental implications of the project. Sharon Donovan noted the area’s designation as a zone for endangered species, referencing earlier environmental impact studies. Residents like Debbie D. expressed frustration over construction noise and traffic, exacerbated by multiple ongoing projects. Concerns about the impact on local wildlife and trails led to suggestions for preventative measures, such as placing boulders to deter ATVs and dirt bikes.

The discussion extended to compliance with affordable housing requirements. The project triggered a mandate for 10% of units to be designated as affordable. The applicant proposed a payment in lieu of constructing these units, prompting debate over the town’s affordable housing percentage and the implications for future developments. The board considered the potential decrease in the affordable housing ratio, particularly under comprehensive permit processes that could bypass local control.

Traffic issues were another significant topic. Residents reported high volumes of construction vehicles and related noise, with start times reportedly as early as 4:30 a.m., violating town regulations. The Planning Board acknowledged these concerns but noted their limited authority over traffic enforcement, recommending residents report issues to local police.

In addition to the Pine Street project, the board addressed a site plan modification for a property on West Main Street. The Medical Realty Trust proposed converting an existing office building into a three-story structure with five residential units. The board debated the application of zoning bylaws, particularly the “top of the shop” concept, which involved residential units above commercial spaces. There were differing opinions on whether a special permit was necessary, with some members advocating for clarity in the bylaws to avoid future ambiguities.