Planning Board
Reviews and approves new housing developments, commercial buildings, and land subdivisions before construction begins.
86 items across 8 meetings.
June 9, 2026 · agenda
📋 Proposed
Routine approval of May 26 minutes and standing reports.
📋 Proposed
Board reviews ANR plan(s) — lot divisions that meet frontage/area rules and need no subdivision approval.
📋 Proposed
Public hearing on a site plan for renovations to the Department of Public Works building at 100 Pleasant St.
📍 100 Pleasant St, Upton, MA
📋 Proposed
Public hearing on a definitive subdivision plan proposing 17 new residential lots on East St.
📍 East St, Upton, MA
📋 Proposed
Public hearing on a site plan for a new mixed-use (residential + commercial) building at 6-8 Grove St.
📍 6-8 Grove St, Upton, MA
📋 Proposed
Public hearing on a special permit for a senior housing development on an undeveloped Mechanic St parcel.
📍 0 Mechanic St, Upton, MA
📋 Proposed
Board accepts a new application filing for 19 Glen Ave; nature of the project not specified in agenda.
📍 19 Glen Ave, Upton, MA
📋 Proposed
Board discusses safety concerns raised by CMRPC (Central MA Regional Planning Commission); specific issues not detailed in agenda.
📋 Proposed
Board elects officers and reorganizes for the coming term.
📋 Proposed
Early informal discussion of a possible site plan at 162 Milford St; no formal application yet.
📍 162 Milford St, Upton, MA
📋 Proposed
Board appoints a member to represent Upton at the Central MA Regional Planning Commission.
📋 Proposed
Board reviews progress on updating Upton's long-range Master Plan.
May 26, 2026 · minutes
✅ Approved
Minutes from the 4/28 meeting approved unanimously.
💬 Discussed
ZBA reviewing a 40B (affordable-housing law) project at 45 Milford St with disputed Brooks St/Milford St access; DOT's Prospect St realignment will leave a sidewalk gap — planner requested DOT close it.
📍 45 Milford St; Prospect St
💬 Discussed
Draft West Upton Visioning Plan released for public review on 5/27.
📍 West Upton
✅ Approved
Board accepted and signed an Approval Not Required (ANR) lot plan for 47 Mechanic St.
📍 47 Mechanic St
🔄 Postponed
Board reorganization postponed to the next meeting.
🔄 Postponed
Applicant will revise plans to reflect sidewalk alignment on East St toward Peppercorn Hill; board is requiring a lighted crosswalk button and signage; residents raised safety and open-space concerns.
📍 East St
🔄 Postponed
Revised road design shifts alignment 20 ft and eliminates two waivers; board authorized additional peer review of new plans.
📍 130 South St
🔄 Postponed
Applicant requested continuance; may submit a new plan without brewery-space improvements.
📍 6-8 Grove St
🔄 Postponed
7.5 acres to be donated to town abutting Pixie's Park with a new trail; traffic calming on Mechanic St discussed but enforcement remains a town issue.
📍 0 Mechanic St
🔄 Postponed
Hearing continued while Town Counsel reviews right-of-way.
📍 3 Centennial Ct
🔄 Postponed
Solar array with battery storage proposed on floodplain land; Army Corps flowage easement, endangered-species permitting, and noise levels at property line still under review.
📍 169 South St / 0 Sawmill Brook Lane
✅ Approved
Board accepted preliminary filing for 4 new lots at 42 Walnut St; applicant Jack Lapidas likely to seek waivers for sidewalks and road length; definitive plan will go to public hearing.
📍 42 Walnut St
💬 Discussed
CMRPC submitted a scope and budget for a Master Plan update; board discussed adding village-area parking standards town-wide; joint session with Affordable Housing Trust set for June 23.
✅ Approved
K. Robertson unanimously nominated to serve on the Capital Budget Committee.
May 26, 2026 · agenda
📋 Proposed
Routine approval of April 28 minutes and standing staff reports.
📋 Proposed
Approval Not Required (ANR) plan review for a lot division at 47 Mechanic St that doesn't trigger full subdivision rules.
📍 47 Mechanic St
📋 Proposed
Board elects its chair and other officers for the coming year.
📋 Proposed
Public hearing on a proposed 17-lot definitive subdivision on East Street.
📍 East St
📋 Proposed
Public hearing on a proposed 4-lot definitive subdivision at 130 South St.
📍 130 South St
📋 Proposed
Public hearing on site plan for a new mixed-use (commercial + residential) building at 6-8 Grove St.
📍 6-8 Grove St
📋 Proposed
Public hearing on a special permit for a proposed senior housing development at 0 Mechanic St.
📍 0 Mechanic St
📋 Proposed
Public hearing on a site plan for five new apartments at 3 Centennial Ct.
📍 3 Centennial Ct
📋 Proposed
Public hearing on a special permit for a large-scale ground-mounted solar array at 169 South St and 0 Sawmill Brook Lane.
📍 169 South St / 0 Sawmill Brook Lane
📋 Proposed
Board to formally accept a preliminary subdivision filing at 42 Walnut St, starting the review clock.
📍 42 Walnut St
📋 Proposed
Board reviews progress on updating Upton's long-range Master Plan.
📋 Proposed
Board appoints one member to the Capital Budget Committee for a one-year term.
April 28, 2026 · minutes
✅ Approved
Minutes from the April 14 meeting approved unanimously.
💬 Discussed
Grove St bridge replacement is nearly ready for bid and may start this year; West Upton Visioning Plan rollout set for May 27.
📍 Grove St
💬 Discussed
Nothing to report.
💬 Discussed
No new Form A plans submitted.
🔄 Postponed
Borings for wetland crossings complete; Board wants DPW, Police, and Fire input on proposed sidewalk and crosswalk design before deciding; hearing continued to May 26 at 7:05.
📍 East St
🔄 Postponed
Stormwater peer review nearly resolved except a pipe-cover waiver (1.9 ft depth vs. 4 ft required); Board declined to approve pending Stantec review and continued hearing to May 26 at 7:10.
📍 130 South St
🔄 Postponed
Turning Point Engineering addressed Stantec peer-review comments on stormwater, traffic sight distance, and fire access; three waivers requested (dead-end road length, side slopes, 24 ft road width); hearing continued to May 26 at 7:20.
📍 0 Mechanic St
💬 Discussed
Administrative fee waived for the DPW's own project; legal review needed for school-property access; public hearing scheduled June 9 at 7:05 with DGT peer review; B. Taylor recused as DPW employee.
💰 Administrative fee waived; peer review fees paid directly by DPW
📍 100 Pleasant St
✅ Approved
Bond for Upton Ridge subdivision released by unanimous vote.
💰 Bond released (amount not specified)
💬 Discussed
A resident volunteered to join a committee; the Board will schedule a June meeting with the Affordable Housing Trust and post an agenda for public input.
✅ Approved
Planning Board signed a comment letter regarding 45 Milford St.
📍 45 Milford St
April 28, 2026 · agenda
📋 Proposed
Routine approval of March 14 minutes and standing board reports.
📋 Proposed
Board will review ANR (administrative land-split without subdivision approval) plan submissions.
📋 Proposed
Public hearing on a proposed 17-lot definitive subdivision on East Street.
📍 East Street, Upton MA
📋 Proposed
Public hearing on a proposed 4-lot definitive subdivision at 130 South St.
📍 130 South St, Upton MA
📋 Proposed
Public hearing on a special permit for a senior housing development at 0 Mechanic St.
📍 0 Mechanic St, Upton MA
📋 Proposed
Board will formally accept the site plan filing for a DPW (public works facility) renovation at 100 Pleasant St.
📍 100 Pleasant St, Upton MA
📋 Proposed
Board votes to release the performance bond and execute Form O (completion certification) for the Upton Ridge development.
📍 Upton Ridge, Upton MA
📋 Proposed
Board will discuss coordinating a meeting with the Affordable Housing Trust (AHT) on the town's Master Plan update.
April 14, 2026 · minutes
✅ Approved
Minutes approved unanimously with no comments.
💬 Discussed
Town received $35,000 for a Hazard Mitigation Plan Update; Zoning Bylaw Update Committee meetings starting soon; ZBA application volume rising.
💰 $35,000 grant for Hazard Mitigation Plan Update
💬 Discussed
Nothing to report.
💬 Discussed
No new ANR plans submitted.
🔄 Postponed
Applicant presented revised parking layout to avoid conflicts with existing brewery operations after receiving a ZBA height variance; hearing continued to May 26.
📍 6-8 Grove St, Upton
🔄 Postponed
16-unit senior duplex community (8 duplexes) proposed; abutters on Mechanic St and Meadow Dr raised concerns about traffic, drainage, lighting, tree removal, and slope proximity; hearing continued to April 28.
📍 0 Mechanic St (Lantern Hill), Upton
🔄 Postponed
Applicant requested continuance; hearing continued unanimously to May 26 at 7:30.
📍 3 Centennial Ct, Upton
💬 Discussed
Board accepted the 169 South St solar farm application as complete; peer review assigned to DGT with first public hearing set for May 26.
📍 169 South St, Upton
💬 Discussed
Owners Tom and Cathy Dodd presented preliminary plans to realign lot lines and place the larger adjacent parcel under a Conservation Restriction; no formal vote taken.
📍 33 Mechanic St, Upton
💬 Discussed
Draft housing chapter will be sent to the Planning Board for review before recommending focus areas to the Affordable Housing Trust (AHT), which meets May 26.
💬 Discussed
Planning Board prepared a comment letter to the ZBA regarding the proposed 40B (affordable-housing law) development at 45 Milford St.
📍 45 Milford St, Upton
April 14, 2026 · agenda
📋 Proposed
Routine approval of March 24 minutes and standing reports.
📋 Proposed
ANR (Approval Not Required) plan endorsement — lot-line adjustments that don't trigger subdivision review.
📋 Proposed
Public hearing on site plan for a new mixed-use building at 6-8 Grove St.
📍 6-8 Grove St, Upton
📋 Proposed
Public hearing on a special permit for a senior housing development on Mechanic St at the Lantern Hill site.
📍 0 Mechanic St (Lantern Hill), Upton
📋 Proposed
Public hearing on a site plan for 5 garden apartments at 3 Centennial Ct.
📍 3 Centennial Ct, Upton
📋 Proposed
Board will formally accept the filing for a solar farm at 169 South St — no decision yet, just intake.
📍 169 South St, Upton
📋 Proposed
Preliminary talk on possibly splitting a lot at 33 Mechanic St via ANR; no vote expected.
📍 33 Mechanic St, Upton
📋 Proposed
Board will coordinate with the Affordable Housing Trust (AHT) on the ongoing Master Plan update.
📋 Proposed
Board may endorse a comment letter on a 40B (state affordable-housing law) project proposed at 45 Milford St.
📍 45 Milford St, Upton
March 24, 2026 · agenda
📋 Proposed
Routine approval of March 10 minutes and standing reports.
📋 Proposed
Board reviews plans that qualify as not requiring subdivision approval under state law.
📋 Proposed
Public hearing on a proposed 17-lot definitive subdivision on East Street — largest development item on the agenda.
📍 East Street, Upton MA
📋 Proposed
Public hearing on a proposed 4-lot subdivision at 130 South Street.
📍 130 South St, Upton MA
📋 Proposed
Public hearing on a site plan to build 5 apartments at 3 Centennial Court.
📍 3 Centennial Ct, Upton MA
📋 Proposed
Board discusses a proposed town meeting warrant article to amend the zoning bylaw governing ground-mounted solar installations.
📋 Proposed
Board discusses a warrant article to amend bylaw rules on grandfathering ADUs (accessory dwelling units — in-law or secondary apartments).
📋 Proposed
Board discusses priorities for updating the town's long-range Master Plan.
📋 Proposed
Board considers issuing a comment letter regarding a project or matter at 45 Milford Street.
📍 45 Milford St, Upton MA