Planning Board
Reviews and approves new housing developments, commercial buildings, and land subdivisions before construction begins.
87 items across 20 meetings.
July 7, 2026 · agenda
📋 Proposed
Nominations and elections for Chair, Vice-Chair, and Clerk to reorganize the board.
📋 Proposed
James Kehl on behalf of Walmart seeks site plan approval for a remodel and 5,100 sq ft addition to the existing Walmart Supercenter at 280 Washington St.
📍 280 Washington St, Hudson, MA
📋 Proposed
Board will review and discuss current filing fee schedule.
💰 Filing fee changes possible
📋 Proposed
Routine approval of prior meeting minutes.
📋 Proposed
Meeting adjourns.
June 2, 2026 · agenda
📋 Proposed
Members will nominate and elect new officers to lead the board for the coming term.
💬 Discussed
Status update on the Indian Farms definitive subdivision proposal.
📍 Indian Farms
💬 Discussed
Status update on the Manzo Way definitive subdivision proposal.
📍 Manzo Way
💬 Discussed
Status update on the Lakemont subdivision, formerly known as Old County Road.
📍 Old County Road / Lakemont
💬 Discussed
Board reviews a photometric plan (lighting study showing light distribution and intensity) for 60-62 Washington St.
📍 60-62 Washington St.
💬 Discussed
Director provides an update on the Main Street Dam.
📍 Main Street
💬 Discussed
Update on progress of the town's long-range Master Plan.
💬 Discussed
Board discusses possible zoning bylaw changes to bring to the November Town Meeting.
💬 Discussed
Director previews development projects coming up for formal Site Plan Review.
💬 Discussed
Board discusses whether to hold future meetings in a hybrid (in-person and remote) format.
📋 Proposed
Routine approval of prior meeting minutes.
• Status unclear
Meeting adjourned.
April 21, 2026 · minutes
✅ Approved
Applicant Brett Sarno's request to withdraw OSRD-26-1 without prejudice was accepted 3-0; the application is closed with no decision on the merits.
📍 0 Field Stream Ln, Hudson, MA
✅ Approved
March 31 minutes accepted as written, 3-0.
✅ Approved
April 7 minutes (covering 83 Central Street and 0 Field Stream Lane decisions) confirmed accurate and accepted 3-0.
📍 83 Central Street; 0 Field Stream Ln
🔄 Postponed
Minutes tabled pending clarification of landscaping condition language (specifically the word 'prioritized') related to the 75 Reed Road berm decision.
📍 75 Reed Road
💬 Discussed
Planning Board will hold no meetings in May due to scheduling and an empty docket; in-person meetings resume in June.
April 21, 2026 · agenda
🔄 Postponed
Board will discuss applicant's request to withdraw without prejudice a Special Permit for a 12-lot Open Space (clustered layout) subdivision on Field Stream Ln, Assessor Map 62, Parcel 66, R-30 district.
📍 0 Field Stream Lane, Assessor Map 62, Parcel 66
📋 Proposed
Routine approval of three prior meeting minutes.
• Status unclear
Meeting adjourned.
April 9, 2026 · minutes
✅ Approved
Board approved National Development's industrial site plan at 75 Reed Road; approval is valid for five years while ND identifies a tenant; Member Filippi voted yea but said industrial use is wrong for the site and that housing or mixed-use would financially benefit the town more.
📍 75 Reed Road
✅ Approved
Conditions bar tenant parking on Reed Road and Technology Drive, require an 'Employee Vehicles Only' sign at Marlboro Street entrance, install an RRFB (pedestrian-activated flashing beacon), relocate the Reed Road driveway, and mandate annual study of whether a traffic signal is warranted at Reed Rd/Marlboro St.
📍 Reed Road / Marlboro Street / Technology Drive
✅ Approved
ND must submit an acoustic report confirming MassDEP compliance before the first building permit, install the earthen berm along the southern property border before occupancy, and use solid-material fencing with no gaps near the southern boundary.
📍 75 Reed Road (southern border)
✅ Approved
Construction hours set at 7 a.m.–5 p.m. weekdays; Sunday and holiday work requires case-by-case approval; Saturday hours were debated but no final restriction beyond standard conditions was recorded.
📍 75 Reed Road
✅ Approved
Full-length bike lanes on Reed Road are not feasible due to variable road width; ND conditioned to work with the Town's Internal Traffic Committee to engineer a safer solution for that corridor.
📍 Reed Road
✅ Approved
ND must fund third-party peer reviews of fire protection systems and utility installation; 100% underground inspection required; Section 7 formalizes existing DPW water and sewer agreements.
📍 75 Reed Road
✅ Approved
Meeting adjourned at approximately 8:45 p.m.
April 9, 2026 · agenda
📋 Proposed
Board deliberates and sets conditions for the site plan review at 75 Reed Road; public hearing closed March 31, 2026.
📍 75 Reed Road, Hudson, MA
• Status unclear
Meeting adjourned.
April 7, 2026 · minutes
✅ Approved
Office building at 83 Central St. approved 5-0 for conversion to a childcare facility; conditions include a right-turn-only exit, a police-reviewed arrival/departure plan, and biannual review of gravel parking-lot striping.
📍 83 Central St.
🔄 Postponed
Proposed 12-13 lot OSRD (cluster subdivision preserving open space) at 0 Field Stream Ln. along the Assabet River continued to April 21; chair skeptical the bylaw allows extension of an existing subdivision; neighbors divided over density, schools, and property values.
📍 0 Field Stream Ln.
✅ Approved
Minutes from three prior meetings approved.
✅ Approved
Meeting adjourned at approximately 8:50 p.m.
April 7, 2026 · agenda
📋 Proposed
Public hearing on converting an existing office building at 83 Central St (Map 18, Parcel 206) into a child daycare facility; use is protected under MGL Ch. 40A Sec. 3.
📍 83 Central St, Assessor Map 18, Parcel 206
📋 Proposed
Public hearing on a 12-lot Open Space Residential Development (clustered layout preserving open land) at 0 Field Stream Ln in the R-30 district (Map 62, Parcel 66) for Quality Crafted Residences, LLC.
📍 0 Field Stream Ln, Assessor Map 62, Parcel 66
📋 Proposed
Approval of minutes from February 3, February 25, and March 25, 2026.
• Status unclear
Meeting adjourned.
March 31, 2026 · minutes
💬 Discussed
National Development presented final expert reports on traffic, stormwater, noise, and lighting for a large industrial facility at the former Intel site, with significant design updates since the last hearing.
📍 75 Reed Road
💬 Discussed
Site driveway moved 130 feet south to lengthen left-turn lane; redesigned for right-turn exits only; rectangular rapid flashing beacon (RRFB) added to crosswalk near Intel soccer field.
📍 Reed Road at 75 Reed Road
💬 Discussed
VHB predicts 2,304 vehicle trips/day across two driveways over 24 hours; several intersections will operate at grade 'C' or 'D'; VHB to do signal-timing optimization with MassDOT.
📍 Reed Road, Route 85, Washington Street
💬 Discussed
Bioretention areas and sub-surface geostorage filters beneath parking lots designed to keep all runoff on-site and remove hydrocarbons before any water re-enters the environment, meeting standards that exceed state requirements.
📍 75 Reed Road
💬 Discussed
South-side berm extended 8-10 feet taller and significantly westward in response to Quail Run neighbors; predicted noise meets MassDEP standards, but Accentech peer-review concerns will be addressed in approval conditions.
📍 75 Reed Road, south buffer / Quail Run area
💬 Discussed
Board asked ND to condition against trucks idling on surrounding streets, restrict delivery trucks from Marlboro Street, and improve pedestrian/cyclist access; ND agreed to address these in conditions.
📍 Marlboro Street, Reed Road
🗳️ Voted on
Board voted 4-0 to close the public hearing; Planning Director will draft approval conditions for a public deliberations meeting on April 9 — the draft will be publicly available beforehand.
📍 75 Reed Road
✅ Approved
Meeting adjourned.
March 31, 2026 · agenda
📋 Proposed
National Development seeks approval to build a 950,000 sq ft industrial building with parking and loading areas on the former Intel campus, zoned IB; Assessor Map 41, Parcel 33.
📍 75 Reed Road, Hudson, MA (Assessor Map 41, Parcel 33)
• Status unclear
Meeting adjourned.
March 25, 2026 · minutes
🔄 Postponed
Public hearing (opened Dec. 16, 2025) continued to Tuesday, March 31, 2026 at 7:00 p.m.; no details on the nature of the application provided in minutes.
📍 75 Reed Road, Hudson, MA
✅ Approved
Meeting adjourned 3-0-0.
March 25, 2026 · agenda
🔄 Postponed
National Development seeks Site Plan Review to build a 950,000 sq ft industrial facility with parking, loading, and site infrastructure on the former Intel campus (Assessor Map 41, Parcel 33), zoned IB Industrial Business.
📍 75 Reed Road, Hudson, MA (Assessor Map 41, Parcel 33)
• Status unclear
Meeting adjourns.
February 25, 2026 · minutes
🔄 Postponed
Public hearing continued to March 25, 2026 so the Board can review recently received documents; no decisions made.
📍 75 Reed Road, Hudson, MA
✅ Approved
Meeting adjourned 4-0.
February 25, 2026 · agenda
🔄 Postponed
National Development's proposal for a 950,000 sq ft industrial facility (Assessor Map 41, Parcel 33) continues with tonight's session focused specifically on noise and stormwater issues.
📍 75 Reed Road, Hudson, MA (former Intel campus)
• Status unclear
Meeting adjourned.
February 3, 2026 · minutes
✅ Approved
Board endorsed 3-2 a revised ANR (Approval Not Required) plan for 152 Forest Avenue, removing a 'Not a buildable lot' note from parcel 'A' after the 2024 Affordable Homes Act made it eligible for a single-family home under a new Merger Doctrine framework.
📍 152 Forest Avenue, Hudson, MA
💬 Discussed
Steering Committee met; Planning Director urged the Board to take an active role in zoning and land-use goals, with one member flagging older and mixed-use buildings as priorities for the 10-year plan.
✅ Approved
Both sets of prior meeting minutes approved (Jan 20 passed 5-0; Jan 21 passed 4-0-1 with one abstention).
✅ Approved
Meeting adjourned at approximately 8:03 PM.
February 3, 2026 · agenda
📋 Proposed
Routine approval of prior meeting minutes.
📋 Proposed
Board may endorse an Approval Not Required (ANR) plan — a lot division exempt from full subdivision review — for the property at 152 Forest Avenue.
📍 152 Forest Avenue, Hudson, MA
💬 Discussed
Board continues work on updating Hudson's long-range Master Plan, which guides future land use, development, and infrastructure decisions.
• Status unclear
Meeting adjourned.
January 21, 2026 · minutes
💬 Discussed
VHB presented a new Transportation Impact Assessment covering 20 intersections for the proposed warehouse at the former Intel site; peer reviewer Bowman confirmed VHB's methodology met standard engineering practices, though flagged several areas needing clarification.
📍 75 Reed Road
💬 Discussed
VHB proposes mitigations at four intersections: possible Westridge Road realignment westward, a Rectangular Rapid Flash Beacon near the Intel soccer fields, Forestvale Road restriping, and ADA crosswalk upgrades at Reed Road/Marlboro Street; that intersection will be monitored for 5 years rather than signalized now; site exit will be right-turn only.
📍 Reed Road, Marlboro Street, Westridge Road, Forestvale Road
💬 Discussed
National Development plans to submit a Draft Environmental Impact Report to MEPA in March 2026, triggering a 30-day public comment period; final EIR timeline is TBD.
📍 75 Reed Road
💬 Discussed
VHB subsidiary JTC assessed pavement on Reed Road and Technology Drive as currently adequate for fully-loaded tractor trailers, with an estimated 15–20 years of remaining life; VHB will double-check the report.
📍 Reed Road; Technology Drive
🔄 Postponed
Hearing continued 4-0 to February 25, 2026 at 7 p.m.; applicant plans to return with additional site details and results of a sound study.
📍 75 Reed Road
✅ Approved
Meeting adjourned at approximately 9:25 p.m.
January 21, 2026 · agenda
🔄 Postponed
National Development's proposal to build a 950,000 sq ft industrial facility on the former Intel campus continues, with this session focused solely on traffic; a traffic study and third-party peer review are posted publicly.
📍 75 Reed Road, Assessor Map 41, Parcel 33
• Status unclear
Meeting closes.
January 20, 2026 · agenda
📋 Proposed
Board may release a performance bond (financial guarantee ensuring subdivision work was completed) for the Town Line Estates project on Old Country Road.
📍 Old Country Road, Hudson, MA
💬 Discussed
Consultant Horsley Witten will present a progress update on Hudson's Master Plan, which guides future land use and development town-wide.
📋 Proposed
Routine approval of prior meeting minutes.
• Status unclear
Meeting close.
January 6, 2026 · agenda
• Status unclear
Meeting called to order at 6:30 p.m. via Zoom remote participation.
📋 Proposed
Board votes to enter executive session to discuss active Land Court litigation (case 25 MISC 000669) over 83 Central Street Site Plan Review, which could be harmed by open discussion.
📍 83 Central Street
• Status unclear
Board returns to open public session after executive session.
💬 Discussed
Board discusses how to structure upcoming proceedings for 75 Reed Road.
📍 75 Reed Road
🔄 Postponed
Continued hearing on site plan approval to build 22 new duplex buildings along Bruen Road and Barracks Road; property is R-40 Residential, Assessor Map 48, Parcel 3.
📍 0 Main St. / Barracks Road (Bruen Road), Assessor Map 48 Parcel 3
📋 Proposed
Board votes to approve minutes from two prior December meetings.
• Status unclear
Meeting adjourned.