2026-09-16 - Planning Board

Summary

Chair Albert LaValley opened at 5:30 PM with four Board members present (Stephen Toomey, Brandon King remotely, and alternate Carlos Rosende); Michelle M. Smith, Stephen Cary and Olivia Houle represented staff. The Board voted 3-0 to postpone 6 Woburn Street to October 7 and 256 & 262 Sunderland Road to October 28. Taking 1 & 3 Suburban Road first, it voted 3-0 to require a stormwater and groundwater peer review and continued the item; many residents attended, but public comment was deferred until after peer review. It then approved 114 Lincoln Street (6 units), 79 Pullman Street (a Taco Bell parking plan, with the grasses and extra interior tree conditions modified), 104 Eastern Avenue (three-family), the 69 Orient Street Frontage subdivision, and 114 Austin Street (a re-approval of a lapsed 5-unit townhouse plan), all 3-0. The Board approved the special permits 4-0 and the site plan 3-0 for a six-story, 28-unit building at 216 & 221 Chandler Street after a resident raised parking and pedestrian-crossing concerns. It endorsed three ANR plans and adjourned at 6:56 PM.

Summary written from the official minutes and posted agenda; no transcript yet.

Issues discussed: 1 and 3 Suburban Road, 216 and 221 Chandler Street, 114 Lincoln Street, 256 and 262 Sunderland Road, 6 Woburn Street

Agenda

Planning Board members: Albert LaValley (Chair), Conor McCormack (Vice Chair), Brandon King, Anthony Dell'Aera, Stephen Toomey, Carlos Rosende (Alternate). Meeting at 5:30 PM, Levi Lincoln Chamber (Room 309), Worcester City Hall, with Zoom and phone participation. Application materials at worcesterma.gov/planning-regulatory/boards/planning-board.

Call to Order - 5:30 PM. Requests for Continuances, Postponements, & Withdrawals.

New Business

6 Woburn Street (PB-2026-024): Public Meeting - Definitive Site Plan
114 Lincoln Street (PB-2026-049): Public Meeting - Definitive Site Plan
79 Pullman Street (PB-2026-062): Public Meeting - Parking Plan
256 & 262 Sunderland Road (PB-2026-065): Public Meeting - Definitive Site Plan; Public Hearing - More than One Building on a Lot
104 Eastern Avenue (PB-2026-071): Public Meeting - Definitive Site Plan
69 Orient Street (PB-2026-072): Public Hearing - Definitive "Frontage" Subdivision Plan
1 & 3 Suburban Road (PB-2026-073): Public Meeting - Definitive Site Plan; Public Hearing - More than One Building on a Lot
114 Austin Street (PB-2026-074): Public Meeting - Definitive Site Plan
216 & 221 Chandler Street (PB-2026-075): Public Meeting - Definitive Site Plan; Public Hearing - Special Permit (IZ) for relief from minimum off-street parking and/or loading requirements, parking dimensional requirements, and landscaping requirements (Article VII, Section 6.A.ii); Public Hearing - Special Permit (CCOD) for relief from the maximum number and/or dimensional requirements for off-street parking in the Commercial Corridors Overlay District (Article IX, Section 7.E.)

Other Business (Public Meeting)

Approval Not Required (ANR) Plans: AN-2026-034 - 240 Moreland Street (Public); AN-2026-036 - 52 Butler Street (Public & Private); AN-2026-044 - 129 Blackstone River Road (Public); AN-2026-047 - 26 Milton Street (Private); AN-2026-048 - 28 Chequesset Road (Private)
Communications
Board Policy and Procedures
Approval of Minutes - 6/3/2026; 6/24/2026; 7/15/2026; 8/5/2026; 8/26/2026

Adjournment

Official Minutes

Planning Board Meeting Minutes, posted on PrimeGov (summary of actions, not verbatim; ligature characters normalized). Source: https://worcesterma.primegov.com/Public/CompiledDocument?meetingTemplateId=76166&compileOutputType=1

Planning Board
                                       Meeting Minutes
                                 Wednesday, September 16, 2026

                          Worcester City Hall – Levi Lincoln Chamber,
                 with remote participation options available via Zoom online at
                 “https://worcesterma.zoomgov/j/1617314979” and call-in
                 number 1-669-254-5252 (Access Code: 161 731 4979 #).

Attendance:

Board Members Present:              Albert LaValley, Chair
                                    Stephen Toomey
                                    Brandon King (Participated Remotely)
                                    Carlos Rosende, Alternate

                                    Conor McCormack, Vice-Chair
                                    Anthony Dell’Aera
Board Members Absent:

Staff Present:                      Michelle Smith, Division of Planning & Regulatory Services
                                    (DPRS)
                                    Stephen Cary, Division of Planning & Regulatory Services (DPRS)
                                    Olivia Houle, Division of Planning & Regulatory Services (DPRS)
                                    Kobe Boaten, LAW
                                    Leslie Rodriguez, DPW (Participated Remotely)
                                    Todd Miller, Inspectional Services Division (ISD) (Participated
                                    Remotely)

Call to Order:

Board Chair Albert LaValley called the meeting to order at 5:30 pm.

Mr. LaValley read requests for continuances, postponements, and withdrawals into the record.

CONTINUANCES, POSTPONENTS, & WITHDRAWALS

Item 1: 6 Woburn Street (PB-2026-024) – Definitive Site Plan
       Request to postpone the Public Hearing to October 7, 2026
       Extend the Constructive Grant Deadline to October 29, 2026

Item 4: 256 & 262 Sunderland Road (PB-2026-065) – Definitive Site Plan
       Request to postpone the Public Hearing to October 28, 2026
       Extend the Constructive Grant Deadline to November 19, 2026

On a motion by Mr. King, seconded by Mr. Toomey, the Board voted 3-0 to grant the
postponements.

New Business:
Item 7: 1 & 3 Suburban Road (PB-2026-073)
       a. Public Meeting – Definitive Site Plan
       b. Public Hearing – More Than One Building on a Lot Plan
Chair LaValley announced this item would be taken first and provided a procedural overview of how the
Board will handle this item. He asked the Board to authorize peer review for this development so that
staff can send this out for peer review.
No comments from the Board.
Mr. LaValley made a motion for the peer review.
Pursuant to MGL Ch. 44, Section 53G and Article 2, Section 8.F. of the Planning Board’s
Rules & Regulations for Site Plan and Section 8, A. of the Planning Board’s Subdivision
Regulations, on motion by Mr. LaValley, seconded by Mr. Toomey, the Board voted 3-0 to
require a peer review for the Definitive Site Plan and More Than One Building on a Lot
applications for 1-3 Suburban Road due to the size, scale and complexity of the proposed
project and potential related impacts for the following general scope of work:
Review of the proposed stormwater management system design and related O&M,
existing and proposed site soil conditions and suitability for infiltration, as well as
project development impacts on groundwater for compliance with all relevant laws,
ordinances, and regulations including but not limited to Massachusetts Stormwater
Standards and Handbook, the City of Worcester Zoning Ordinance, and the Planning
Board’s Rules & Regulations.
Mr. LaValley noted that public comments have been shared with the Board and the developer and
announced public comments would be taken at a later meeting when the project was ready to move
forward with its peer review.
Joshua Lee Smith, attorney on behalf of the applicant, stated they were anticipating providing a
presentation then continuing with comments from the staff and Board to come later. He stated a lot of
folks are present to have a hearing.
Mr. LaValley stated the Board’s policy is to not allow items to move forward for a hearing until it is
ready to proceed and asked when the project should be continued to.
Mr. Lee Smith stated they would request to continue to the October 28, 2026 meeting and explained
why this request is reasonable.
Ms. Smith stated staff will work to develop a scope of work for the peer review and noted the November
18, 2026 meeting would be a more realistic date for continuance. She explained how the peer review
timeline typically plays out.
Mr. Lee Smith stated he is hopeful the project will be ready to come before the Board by October 28 th.

On a motion by Mr. LaValley, seconded by Mr. Toomey, the Board voted 3-0 to continue
the October 28, 2026 meeting of the Board.

Item 2: 114 Lincoln Street (PB-2026-049)
        a. Public Meeting – Definitive Site Plan
Donald O’Neil, attorney on behalf of the applicant, Tiffany Nguyen, gave an overview of the project to
the Board. He stated the applicant seeks to construct a low-rise multi-family structure with 6 units and
9 parking spaces. He stated he is in agreement with the recommended conditions of approval.

Steve Cary, DPRS, described the proposed site development to the board and its location. He described
the relief granted by the Zoning Board of Appeals and the recommended conditions of approval.

Public Comment:
No comments.

Board Discussion:

The Board unanimously expressed support for the project.

On a motion by Mr. King, seconded by Mr. Toomey, the Board voted 3-0 to approve the
Definitive Site Plan for 114 Lincoln Street subject to staff recommended conditions of
approval.

List of Exhibits:
Exhibit A:     Definitive Site Plan Application; filed June 3, 2026; prepared by Donald J. O’Neil, Esq.
Exhibit B:     Definitive Site Plan; revised 08/24/2026; prepared by Joe Graham.
Exhibit C:     Architectural Drawings, undated; prepared by Joe Graham.

Item 3: 79 Pullman Street (PB-2026-062)
        a. Public Meeting – Parking Plan

Patrick Doherty, engineer on behalf of the applicant, Lacy Topaz LLC, described the proposal to the
Board and the area surrounding the site. He described the relief granted by the Zoning Board of
Appeals Board. He stated the applicant seeks to construct a restaurant and drive-thru for a Taco Bell
and described the site plan to the Board. Mr. Doherty discussed concerns with some of the staff
recommended conditions including the ability to provide grasses in between the drive through and
parking area and the ability to provide another interior tree. He also discussed the test pit that has been
performed at this point and feels an additional test pit should not be required.

Michelle Smith, DPRS, described the proposal to the Board, noting the board has previously reviewed a
similar proposal for a Chipotle restaurant in this location. Ms. Smith asked the applicant to summarize
how the test pit complies with MA stormwater requirements. She stated the applicant needs to provide
the interior tree unless the Board wishes to waive that requirement. Regarding the grasses, Ms. Smith
described the intent of the condition and stated it’s up to the Board if they feel this condition should
remain.

Leslie Rodriguez, DPW, stated no comments.
Public Comment:
No public comment.

Board Discussion:
Mr. LaValley asked the Board to comment on the conditions of concern raised by the applicant.

Mr. King raised concerns with folks driving through the buffer in the winter months and isn’t opposed
to requiring the grasses. He asked staff to clarify where the additional interior tree could be planted.
Ms. Smith described potential locations on site that may accommodate an additional interior tree.
Mr. King stated he is concerned with feasibility and would be fine without the extra interior tree.
Mr. Toomey agreed with Mr. King on the interior tree and noted ornamental grass would be nice in the
strip but me be difficult to keep alive and suggested fencing the area in instead.
Mr. Rosende agreed fencing would be a feasible alternate to the grasses.
Mr. LaValley stated he feels there are an adequate number of trees on site and would be willing to grant
the waiver.
Ms. Smith suggested revised language for condition 1c and condition 2 and noted condition 1b would be
struck.
On a motion by Mr. King, seconded by Mr. Toomey, the Board voted 3-0 to approve the
Parking Plan for 79 Pullman Street subject to staff recommended conditions of approval,
as modified during the discussion.

List of Exhibits:
Exhibit A:   Parking Plan (Accessory Parking Lot) Application; submitted 6/25/2026; prepared by
             Patrick Doherty, MidPoint Engineering & Consulting, LLC
Exhibit B:     Site Plans; revised 8/19/2026; prepared by MidPoint Engineering & Consulting, LLC
Exhibit C:     Survey; dated 7/10/2026; prepared by HS&T Group, Inc
Exhibit D:     Stormwater Report; revised 4/16/2026; prepared by MidPoint Engineering &
               Consulting, LLC
Exhibit E:     Traffic Impact Study; dated April 2026; prepared by AK Associates

Item 5: 104 Eastern Avenue (PB-2026-071)
       a. Public Meeting – Definitive Site Plan
Mark Borenstein, attorney on behalf of the applicant, described the proposal before the Board. He
stated the applicant seeks to construct a three-family dwelling with 6 parking spaces on a site with
slopes greater than 15%. He described the relief previously granted by the Zoning Board of Appeals.

Steve Cary, DPRS, described the proposal before the Board and the building’s orientation to the street.
He also described the ZBA relief and how the building and site were designed to work with site
conditions. He described the staff recommended conditions of approval.

Leslie Rodrigez, DPW, stated no comment.

Public Comment:
No public comment.

Board Discussion:

The Board unanimously stated no comments.

On a motion by Mr. King, seconded by Mr. Toomey, the Board voted 3-0 to approve the
Definitive Site Plan for 104 Eastern Avenue subject to staff recommended conditions of
approval.

List of Exhibits:
Exhibit A:     Definitive Site Plan Application; filed August 5, 2026; prepared by Mark A. Borenstein
Exhibit B:     Definitive Site Plan; revised July 31, 2026; prepared by Quinn Engineering, Inc.
Exhibit C:     Architectural Drawings, dated October 1, 2025; prepared by Acropolis Design

Item 6: 69 Orient Street (PB-2026-072)
       a. a Public Hearing – Definitive “Frontage” Subdivision Plan

Michael Sowydra, attorney on behalf of the applicant, described the proposal to the board and the relief
previously granted by the Zoning Board of Appeals. He stated the applicant ultimately seeks to
construct a duplex on the newly created lots. He described the waivers sought from the Board.

Olivia Houle, DPRS, stated the applicant seeks Definitive “Frontage” Subdivision approval in order to
allow the existing lot to be divided to create two additional lots. She stated the applicant seeks to
construct a duplex on the newly created lots and advised the Board that the duplex will need to come
back before the Board for Definitive Site Plan review due to the presence of slopes greater than 15%.

Leslie Rodriguez, DPW, stated no comments.

Public Comment:
No public comment.

Board Discussion:

The Board unanimously stated no comments and expressed support.

On a motion by Mr. King, seconded by Mr. Toomey, the Board voted 3-0 to close the
public hearing.
On a motion by Mr. King, seconded by Mr. Toomey, the Board voted 3-0 to approve the
Definitive “Frontage” Subdivision Plan for 69 Orient Street subject to staff
recommended conditions of approval.

List of Exhibits:
Exhibit A:   Definitive “Frontage” Subdivision Plan Application; filed 8/12/2026; prepared by Peter,
             Mitrakas, & LaForce, LLP
Exhibit B:     Definitive “Frontage” Subdivision Plan; dated 8/12/2026; prepared by HS&T Group, Inc

Item 8: 114 Austin Street (PB-2026-074)
       a. Public Meeting – Definitive Site Plan
Joshua Lee Smith, attorney on behalf of the applicant, described the proposal before the Board and
noted it was previously approved by the Board but the approval expired. He noted the applicant does
not propose any changes since the project was last approved. He described the proposal which is to
construct a 5-unit townhouse and associated parking. He gave a history of the project, including a fire
that destroyed a historic carriage house and noted they still intend to construct one of the units to
replicate the old carriage house.

Michelle Smith, DPRS, stated the Board previously approved and amended this design and now the
applicant seeks re-approval since it lapsed. She noted some minor changes since this was last in front of

the Board and described the staff recommended conditions of approval. She recommended adjusting
condition 9 to include additional language “or lease agreements” after HOA.

Leslie Rodriguez, DPW, stated no comments.

Public Comment:
No public comment.

Board Discussion:
The board expressed unanimous support.

Mr. LaValley asked the applicant to confirm they are amendable to the modified language suggested by
Ms. Smith on condition 9.

Mr. Lee Smith confirmed that language is acceptable.
On a motion by Mr. King, seconded by Mr. Toomey, the Board voted 3-0 to approve the
Definitive Site Plan for 114 Austin Street subject to staff recommended conditions of
approval, as modified during the discussion.

List of Exhibits:
Exhibit A:    Application; received 8/18/2026: prepared by Joshua Lee Smith, Bowdich & Dewey, LLP
Exhibit B:    Site Plan; dated 8/13/2026; prepared by J. M. Grenier Associates Inc. and MP Design
              Consultants
Exhibit C:    Survey; 8/3/2026; prepared PFS Land Surveying, Inc.
Exhibit D:    Stormwater Report; dated 8/13/2026; prepared by J.M Grener Associates, Inc.
Exhibit E:    Architectural Plans & Elevations; dated 7/1/2026; prepared by Dixon Salo Architects
              Inc.

Item 9: 216 & 221 Chandler Street (PB-2026-075)
       a. Public Meeting – Definitive Site Plan
       b. Public Hearing – Special Permit (IZ) for relief from minimum off-street parking and/or
          loading requirements, parking dimensional requirements, and landscaping requirements
          (Article VII, Section 6.A.ii)
       c. Public Hearing – Special Permit (CCOD) for relief the maximum number and/or
          dimensional requirements for off-street parking in the Commercial Corridors Overlay
          District (Article IX, Section 7.E.)

Joshua Lee Smith, attorney on behalf of the applicant, described the proposal before the Board. He
noted the Board previously approved a similar proposal and described how it has changed since then.
He confirmed the parking configuration at 221 Chandler Street will remain unchanged, which is an
existing parking lot serving a variety of mixed uses, which also remains the same. He stated at 216
Chandler Street, the 6-story building footprint is slightly smaller, and they propose to decrease the
commercial space and to increase the number of dwelling units from 21 to 28 units. He stated they do
not propose any changes to the number of stories but the development now includes ground floor
residential units.

Jesse Hildenberg, architect on behalf of the applicant, described changes to the building and
highlighted the increase in glazing. He discussed the façade changes and materials proposed.

Olivia Houle, DPRS, stated the current proposal is similar to what the Board had approved in 2024. She
confirmed the applicant seeks to construct a six-story mixed-use building with 28 residential units and
1,020 SF of commercial retail space. She noted the ground floor units that are now proposed require the
building to be set back 5 FT from the property line, which the applicant has achieved by shrinking the
building footprint. She described the parking proposed at 221 Chandler Street and the specific relief the
applicant has applied for through the Special Permits. She described the recommended conditions of
approval.
Leslie Rodriguez, DPW, stated no comments.

Public Comment:
Francesco Bivona, Worcester resident, expressed support for the proposed development and
appreciated the ground level commercial space and reduction in parking.

Jeff Madison, Worcester resident, expressed concerns regarding the reduction of parking provided.
While he appreciated the design of the building, he noted often times people have 2 or more cars and
many local businesses use the parking lot at 221 Chandler Street. He also expressed concern with the
increase in foot traffic for residents utilizing the parking lot across the street without a crossing signal
and the staging of construction vehicles while the building is being constructed.

Board Discussion:

Mr. King expressed support for the project but noted he recalled a pedestrian beacon being discussed in
the prior iteration.

Mr. Toomey noted the crosswalk in front of the building should provide a safe crossing if folks use it.

Mr. Rosende noted that the conditions of approval for the Inclusionary Zoning Special permit required
a pedestrian beacon to be installed.

Mr. LaValley stated he appreciates the public comments and expressed support for the reduction in
parking requirements. He also noted the applicant will be required to submit a construction
management plan to minimize disruption on the street during construction.
On a motion by Mr. King, seconded by Mr. Toomey, the Board voted 4-0 to close the
public hearing.
On a motion by Mr. King, seconded by Mr. Toomey, the Board voted 4-0 to approve the
Special Permits for 216 & 221 Chandler Street subject to staff recommended conditions of
approval.
On a motion by Mr. King, seconded by Mr. Toomey, the Board voted 3-0 to approve the
Definitive Site Plan for 216 & 221 Chandler Street subject to staff recommended
conditions of approval.

List of Exhibits:
Exhibit A:     Definitive Site Plan Application; filed 8/13/2026; prepared by Bowditch & Dewey, LLP
Exhibit B:     Special Permit (IZ) Application; filed 8/13/2026; prepared by Bowditch & Dewey, LLP
Exhibit C:     Special Permit (CCOD) Application; filed 9/2/2026; prepared by Bowditch & Dewey,
LLP
Exhibit D:     Site Plans; dated 8/13/2026, revised 8/21/2026; prepared by J.M. Grenier Associates,
               Inc. & MP Design Consultants

Exhibit E:       Architectural Plans and Renderings; dated 8/17/2026; prepared by Dixon Salo
Architects
Exhibit F:       Project Impact Statement; prepared by Bowditch & Dewey, LLP
Exhibit G:       CCOD Admin Parking Reduction Letter; dated 1/2/25; prepared by the Worcester
                 Inspectional Services Department
Exhibit H:       Transportation Demand Management Plan; undated
Exhibit I:       Transportation Impact Assessment; dated 11/19/2024; prepared by Vanasse &
                 Associates, Inc.
Exhibit J:       Stormwater Management Report; dated 8/21/2026; prepared by J.M. Grenier Associates
                 Inc.

Other Business (Public Meeting)

Item 10: Approval Not Required (ANR) Plans

   a. AN-2026-034 – 240 Moreland Street (Public)
   b. AN-2026-036 – 52 Butler Street (Public & Private)
   c. AN-2026-044 – 129 Blackstone River Road (Public)
   d. AN-2026-047 - 26 Milton Street (Private)
   e. AN-2026-048 - 28 Chequesset Road (Private)

Stephen Cary, DPRS, described the ANR items a, d, & e to the Board.

On a motion by Mr. King, seconded by Mr. Toomey, the Board voted 3-0 to endorse ANR
plans 10 a, d, & e.

13. Communications

14. Board Policy and Procedures

16. Approval of Minutes – 6/3/2026; 6/24/2026; 7/15/2026; 8/5/2026; 8/26/2026
No discussion.

Adjournment
On a motion by Mr. King, seconded by Mr. Toomey, the Board unanimously voted to
adjourn at 6:56pm.

Transcript

Transcript pending: YouTube captions can't be retrieved yet (see the Worcester playbook).