120 Turnpike 2023 Comprehensive Permit Application

This page will serve as the central hub for all information related to the 2023 Comprehensive Permit Application for 120 Turnpike Road, including all submitted materials and the public hearing schedule. This page will be updated regularly as we receive new information or update the hearing schedule.

Please call or email Lara Davis, Principal Assistant to the Zoning Board of Appeals, with any questions at (508) 485-0717 ext 3919 or at ldavis@southboroughma.com

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120 Turnpike Road Public Hearing Schedule (all items subject to change, please see agenda for details)

Date & Time of Public Hearing Location Topic of Discussion
December 13, 2023 at 7:00 PM Hybrid via Zoom &
In-Person Attendance at the
McAuliffe Hearing Room, 17 Common Street
 Initial public hearing; Related Special Permit Application
February 6, 2024 at 7:00 PM Hybrid via Zoom & In-Person Attendance at the
Public Safety Training Room, 32 Cordaville Road
 Continuance
March 27, 2024 at 7:00 PM Zoom Only Request to Continue to April 24, 2024
April 24, 2024 at 7:00 PM Hybrid via Zoom & 
In-Person Attendance at the 
McAuliffe Hearing Room, 17 Common Street
 Special Permit for a modification to a 2019 Notice of Decision;
may include other discussion, to be determined. 
May 8, 2024 at 7:00 PM Hybrid via Zoom &
In-Person Attendance at the
McAuliffe Hearing Room, 17 Common Street
 2019 Special Permit Modification
June 12, 2024 at 7:00 PM Hybrid via Zoom & 
In-Person Attendance at the
McAuliffe Hearing Room, 17 Common Street
 New Concept Plan
Traffic Engineering
July 31, 2024 at 7:00 PM Hybrid via Zoom &
In-Person Attendance at the 
McAuliffe Hearing Room, 17 Common Street
 Revised Project Plans
August 21, 2024 at 7:30 PM Hybrid via Zoom &
In-Person Attendance at the 
McAuliffe Hearing Room, 17 Common Street
 Revised Project Plans
September 4, 2024 at 7:00 PM Hybrid via Zoom &
In-Person Attendance at the 
Public Safety Training Room, 32 Cordaville Road
 Civil/Site/Stormwater
October 8, 2024 at 7:15 PM Hybrid via Zoom &
In-Person Attendance at the
Public Safety Training Room, 32 Cordaville Road
 Civil/Site/Stormwater
October 29, 2024 at 7:00 PM Hybrid via Zoom &
In-Person Attendance at the
McAuliffe Hearing Room, 17 Common Street
 Building Height, Peer Review
November 13, 2024 at 7:30 PM Hybrid via Zoom &
In-Person Attendance at the
McAuliffe Hearing Room, 17 Common Street
 Peer Review & Revised Materials
December 11, 2024 at 7:00 PM TBD Board deliberation on decision. Please note the public hearing is closed.

Decisions

  1. 2024.12.11 Notice of Decision - 120 Turnpike Road Comprehensive Permit
  2. 2024.12.11 Notice of Decision - 120 Turnpike Road SP Modification

Final Site Plans & Post-Permit Condition Materials

  1. 2025.02.17 Easement Plan of Land - 120 Turnpike Road 02-06-2025
  2. 2025.02.17 Subdivision Plan of Land - 120 Turnpike Road 02-07-2025
  3. 2025.03.20 120 Turnpike Easement Plan
  4. 2025.03.20 120 Turnpike Subdivision Plan

120 Turnpike Road Comprehensive Permit Application

Application Materials

  1. 120 Turnpike Road Comprehensive Permit Application Submission
  2. 120 Turnpike Road Comprehensive Permit Application - Environmental Analysis
  3. 120 Turnpike Road Comprehensive Permit Public Hearing Notice
  4. 12.13.2023 120 Turnpike Road 40B Presentation
  5. 120 Turnpike Road - Site Sections 2.6.2024
  6. 120 Turnpike Road - Pre & Post Development Drainage Area Plans 2.6.2024
  7. 120 Turnpike Road - Form 11, Deep Observation Holes 2.6.2024
  8. 120 Turnpike Road - Revised Site Plan 3.15.2024
  9. 120 Turnpike Road - Revised Waivers List 3.15.2024
  10. 2024.05.11 Concept Plan of Alternative Layout at 120 Turnpike Road
  11. 2024.06.05 Site Layout Plan for Alternative Building Location at 120 Turnpike Road
  12. 2024.07.25 Site Layout Plan - 120 Turnpike Road
  13. 2024.07.29 Full Revised Plan Set - 120 Turnpike Road Southborough
  14. 2024.07.29 Letter from Brian Charville re Shared Driveway
  15. 2024.08.13 120 Turnpike Road 40B Exterior Renderings
  16. 2024.08.13 120 Turnpike Road 40B Floor Plans
  17. 2024.08.15 Waivers List - 120 Turnpike Road (40B)
  18. 2024.08.19 Septic System Plan for Lot 4B at 120 Turnpike Road Southborough
  19. 2024.08.22 Site Plan of Land at 120 Turnpike Road
  20. 2024.08.22 Septic System Plan for Lot 4B at 120 Turnpike Road
  21. 2024.08.23 Waivers List - 120 Turnpike Road
  22. 2024.09.20 Cover letter for submission of revised Site Plans at 120 Turnpike Road
  23. 2024.09.20 Site Plan of Land at 120 Turnpike Road Southborough revised 9-16-2024
  24. 2024.09.20 Drainage Report at 120 Turnpike Road Southborough revised 9-16-2024
  25. 2024.09.20 Postdevelopment Drainage Area Plan at 120 Turnpike Road Southborough revised 9-16-24
  26. 2024.09.20 Waivers List - 120 Turnpike Road (40B)
  27. 2024.09.20 Stormwater Report Checklist for 120 Turnpike Road 9-16-24
  28. 2024.10.02 Supplemental Drainage Area Plan at 120 Turnpike Road Southborough
  29. 2024.10.02 Supplemental Drainage Report
  30. 2024.10.30 Waivers List - 120 Turnpike Road (40B) 103024 clean
  31. 2024.10.30 Waivers List - 120 Turnpike Road (40B) 103024 redline
  32. 2024.10.30 120 Turnpike Rd - Sign Plan
  33. 2024.11.04 Letter to Southborough ZBA explaining response to Con Comm letter - Nov 4 2024
  34. 2024.11.04 Letter to Southborough ZBA explaining response to Lucas Environmental letter - Nov 4 2024
  35. 2024.11.04 Site Plan of Land at 120 Turnpike Road Southborough revised 10-30-2024
  36. 2024.11.04 Drainage Report at 120 Turnpike Road Southborough revised 10-30-2024
  37. 2024.11.04 Stormwater Report Checklist for 120 Turnpike Road Southborough 10-30-2024
  38. 2024.11.04 Postdevelopment Drainage Area Plan at 120 Turnpike Road Southborough rev 10-30-24
  39. 2024.11.04 Waivers List - 120 Turnpike Road (40B) 110424 clean
  40. 2024.11.04 Waivers List - 120 Turnpike Road (40B) 110424 redlined
  41. 2024.11.12 Waivers List - 120 Turnpike Road (40B) 111224 redline
  42. 2024.11.12 Waivers List - 120 Turnpike Road (40B) 111224 clean
  43. 2024.11.12 Site Plan of Land at 120 Turnpike Road Southborough rev 11-12-24
  44. 2024.11.13 Lighting Plan of Land at 120 Turnpike Road Southborough rev 11-12-24
  45. 2024.11.13 Landscape Plan of Land at 120 Turnpike Road Southborough rev 11-12-24

Related Special Permit Applications (being heard simultaneously)

  1. Application to Modify 2005 ZBA Special Permit Decision (Driveway Access)
  2. 120 Turnpike Road Special Permit Public Hearing Notice - 2005 Modification
  3. Application to Modify 2019 Special Permit Decision (Land Donation)
  4. 2024.05.20.120 Turnpike Road Notice of Decision - SP Withdrawal Without Prejudice

Peer Review Consultant Reports

  1. 2024.06.03 120 Turnpike Rd Traffic Review - Vanasse & Associates, Inc
  2. 2024.06.11 Applicant Responses to VAI Comments
  3. 2024.07.26 Amended Responses to VAI Comments
  4. 2024.08.07 120 Turnpike Rd 2nd Traffic Review - Vanasse & Associates, Inc
  5. 2024.09.04 LDC Intial Peer Review Letter
  6. 2024.10.08 LDC Peer Review Letter
  7. 2024.10.28 LE Peer Review Letter - Wetlands
  8. 2024.11.07 LDC Peer Review Letter 3
  9. 2024.11.08 LE Review 2_120 Turnpike_40B Comprehensive Permit_11-08-24_Submitted

Continuation & Extensions

  1. 120 Turnpike Road - Letter for Continuation of Public Hearing & Extension to 180 Day Deadline - 2.12.2024
  2. 120 Turnpike Road - Letter for Continuation of Public Hearing & Extension to 180 Day Deadline - 3.28.2024
  3. 120 Turnpike Road - Letter for Continuation of Public Hearing & Extension to 180 day Deadline - 6.14.2024
  4. 120 Turnpike Road - Letter for Continuation of Public Hearing & Extension to 180 Day Deadline - 8.22.2014
  5. 120 Turnpike Road - Letter for Continuation of Public Hearing & Extension to 180 Day Deadline - 10.09.24
  6. 120 Turnpike Road - Letter for Continuation of Public Hearing & Extension to 180 Day Deadline - 10.30.2024

MassHousing Documents

  1. MassHousing Project Eligibility Letter - 120 Turnpike
  2. Select Board Letter to Mass Housing - 8.8.2023
  3. Planning Board Comment Letter to MassHousing - 8.17.2023

Board & Committee Letters to ZBA

  1. Stewardship Comment Letter to ZBA - 8.7.2023
  2. Fire Department Comments - 9.15.2023
  3. Select Board Letter to ZBA in support of 120 Turnpike Road - 10.31.2023
  4. Planning Board Comment Letter to ZBA 12.4.2023
  5. 2024.08.19 Letter from OSPC to Planning Board
  6. 2024.08.19 Letter from Chief Newell - 120 Turnpike Dog Park
  7. 2024.08.19 Letter from Stewardship Committee
  8. 2024.08.20 Planning Board Letter to ZBA
  9. 2024.08.21 OSPC Letter to ZBA
  10. 2024.10.04 Conservation Comments, 120 Turnpike
  11. 2024.11.08 Conservation comments 120 Turnpike
  12. 2024.11.13 Conservation Comments 120 Turnpike

Applicant Response Letters

  1. Applicant Letter to ZBA re: Stewardship Comments - 2.8.2024
  2. Applicant Letter to ZBA re: Select Board Comments - 2.8.2024
  3. Applicant Letter to ZBA re: Planning Board Letter - 2.8.2024
  4. Applicant Letter to ZBA re: Fire Department Comments - 2.8.2024

Resident Letters to ZBA

  1. 12.12.2023 Letter from Paul Carter, 6 Hillside Ave
  2. 2024.04.23 Letter from Paul Carter
  3. 2024.05.08 Letter from Paul Carter, 6 Hillside Ave
  4. 2024.06.12 Letter from Paul Carter, 6 Hillside Ave
  5. 2024.09.04 Letter from Paul Carter, 6 Hillside Ave
  6. 2024.10.08 Letter from Paul Carter, 6 Hillside Ave
  7. 2024.10.11 Paul Carter Peer Review Markup Letter

Prior ZBA Decisions

  1. 124 Turnpike Road Notice of Decision - Special Permit - 5.2.1984
  2. 118-120 Turnpike Road Notice of Decision - Special Permit & Variance - 7.27.2005
  3. 118-120 Turnpike Road Notice of Decision - Special Permit - 8.21.2019