Planning Board endorses Nolan Circle lot swap with limit-of-disturbance conditions

SUDBURY -- November 12, 2025, Sudbury Planning Board endorses Nolan Circle lot swap on conditions after septic-sizing fiasco. The board voted unanimously Wednesday to endorse an approval-not-required plan moving roughly 5,000 square feet between 10 and 21 Nolan Circle, but only after requiring the mylar to show the original limit-of-disturbance line, permanent monuments at that line, and recording of a ZBA variance from lot-shape rules. Chair Stephen Garvin and members Anuraj Shah, Kirsten Roopenian and Julie Zelermyer Perlman criticized the prior developer's 2021 land swap, which left the Lot 10 septic system installed without denitrification under MassDEP's 40,000-square-foot-per-400-gpd watershed rule. Roopenian called the sequence "an end run" putting homeowners "right in the middle of it." Current developer Scott Poirier, of 23 Southgate Road, Wellesley, said one house is occupied and two more are through framing, with completion expected within six months. The board also approved a 38 Field Road stormwater permit for Bina Farms with 2.9 feet of groundwater separation.