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Planning Board Meeting 11/21/2024
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(Episode Description is AI generated and may be errors in accuracy)
Uncover the intricacies of town planning as we bring you insights from the Town of Raynham Planning Board meeting on November 21, 2024. What minor modifications are being made to the sports betting facility project at 1900 Broadway, and how might they shape the future of this development? Join us, along with representatives from PMP Consulting, as we explore the removal of an access road, adjustments to sidewalks, and strategies for efficient snow removal. We delve into the significance of final plans in expediting temporary occupancy permits and discuss the potential of a site visit by the board to assess progress. This isn't just about blueprints and bylaws—it's a deep dive into the vital decisions shaping Raynham's community fabric.
In our broader agenda, we tackle the postponed public hearing for the site plan at 539 South Street East and a request for an extension on site plan action. From zoning bylaws to accessory dwelling units, Ken Collins suggests strengthening regulations while preserving neighborhood character. As we navigate through updates on the GPI contract for engineering services, we examine cost-effective management solutions. Wrapping up, hear from Jeff Kelleher of the Raynham Cemetery Commission, who expresses gratitude for resolving cemetery access issues with a collaborative spirit. With plans for future meetings and steps toward progress, this episode promises a comprehensive look at the challenges and triumphs in Raynham's development landscape.
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It's 6 o'clock pm, november 21st 2024. Town of Rainham Planning Board is opening their meeting. The meeting is telecast live on Rainham Channel, comcast, channel 98, verizon Channel, so it's available in audio and video. To my left is Burke Fountain, planning board member, and to Brian's left is Bob Iafrati, our planning coordinator and zoning enforcement officer. I call the meeting to order. The first thing on the agenda is minutes of November 7th 2024.
Speaker 2I make a motion we waive the reading and approve the minutes of November 7 2024 here a second, second, any discussion?
Speaker 1All in favor? Aye, okay, 602, which it looks like it's about 602. We have PMP consulting. 1900 Broadway Site Plan Modification. This is actually the sports betting facility to the left of the track that's under construction now. So we have someone that has some changes to the plan that are relatively minor. I assume you're from PMP Consulting. Yes, pmp consultant yes, so could you state your name for the record?
Speaker 3samantha cripps, pmp consulting, and with me today I have trevor from my office as well, and bob brooks on behalf of the carnies okay, could you outline, uh, the changes that you're making?
Speaker 1Yes, and this is something that's coming in as a minor modification.
Speaker 3Yes, so here I have the previously approved project for 1900 Broadway. I'm just going to move it right down here, and so these are the modifications. We have everything outlined in red, with the main modification highlighted as well. It is really just the removal of the access road to the rear property that was going to be used for future development. From the design there was a retaining wall and some grading associated with the previously proposed access road, but all of that is going away and is just going to be lumped and seeded.
Speaker 2So what happens when the land out back gets?
Speaker 4developed.
Speaker 3So there is going to be an access easement, so whoever chooses to develop the land in the future can just basically recreate this on their own behalf.
Speaker 1I think also too, that was more of an access for the trucking business and that type of thing and the materials business, materials business, and I think what happened, if we remember, if I remember correctly, before Connie's came in and Peace to the right that's going to be developed as the well it was approved to be developed as the warehouses also was going to leave an access to that land Through an easement, and that's why I think they don't need that anymore through an easement and that's why I think they don't need that anymore.
Speaker 1And I think the other modifications, from what I saw on the plan submitted to me it was the access road, the entrance. There was a couple of really slight minor modifications too. It had this enormous sidewalks. They just made that a little smaller and made the drive-through with the entrance a little wider and I think they also moved the snow removal area down towards where they're now not having the access road and I think it. You know correct me if I'm wrong, but I believe that was the only three things that the modification that was sent to us had. Okay, you know, see if anyone from the board has any questions on it.
Speaker 5Burke, no, I asked mine right no no, no, I think it was all covered Okay.
Speaker 1Does anyone in the audience have any questions or concerns? Was that a hand raised back there behind that?
Speaker 2No, Okay, chris, for the record. I just want to, just for the record, so we have it on record. And you were right. It was told to me that the access way now that they're not developing possible at 1958 the way it was originally permanent, they're going to create an easement access on that on the northern parcel when they when they do come back in for cycling approval.
Speaker 2Just a couple of things just to take with you. I know there's a lot. There's a big push to get this done. You have your own time frame and schedule here. It's pretty aggressive. We need a final as bill plan. Final as bill plan several weeks before you think you want to occupy the building, because there's a process we need to go through. We need to have the as book plan reviews. We need to do inspections. I need to bring it to the to the board so they know. So if you can do a red line as bill plan that shows items that are not complete, it'll expedite our process so that we can get you know any bond calculations done quickly for you and move you towards a TCO faster than waiting for the last minute. Okay, great, does that make sense?
Speaker 5Mm-hmm, Bob, if I could, should we do a site visit prior to that temporary?
Speaker 2It would be up to the board. I know this is a big project for the town, but it's up to the board.
Speaker 5Yeah, it's pretty large and I know it's something that we've never really seen before, so I think it would probably be beneficial if we could attend.
Speaker 1Why don't we coordinate it? We're kind of laying it on. You Get the ASBO plan ready, so we have that with us when we go to do a site visit.
Speaker 5Yeah.
Speaker 1Because it comes back to us to do a vote on whether Bob will issue you a temporary occupancy permit and typically we take an As-Built plan, like Bob said, redline. So in other words, if you're not complete and you want a temporary occupancy permit, have other things to take care of. You'll have an As-Built plan showing your drainage and everything. So everything works, and then red line or what's not done. So it'd be nice for us to have that in our hands when we're taking a site visit so we know what we're looking at. So you know your time frame. We don't. So you know your time frame, what you have to do, frame of what you have to do. But if there's no other questions that entertain a motion to approve these changes, a chairman when we approve this, didn't mr Connie agreed to give the town?
Speaker 1there was some stuff in the approval. I'm not sure the status of that, to tell you the truth, but I know.
Speaker 2Can you look into the donation that he made to the town to make sure that we have that in place before we go for the final inspection?
Speaker 1Sure, If you read the certificate of action, everything will be spelled out, and it will also be spelled out if there was some stuff to be exchanged when it was supposed to happen.
Speaker 2I'm definitely okay with that. Yeah, just stay in touch with me and let me know, and I'll keep the board in touch. Okay, good point, brian. Yeah, no, I know it was talked about.
Speaker 1Okay, if there's no other discussion here and none, I'd entertain a motion to approve this as a minor modification. So move, seconded any discussion. All in favor? Aye, good luck.
Speaker 2Thank you, we'll tell. We'll tell that you did a great job.
Speaker 3Thank you, have a great holiday. Thank you, see you later okay.
Speaker 1The next thing on the agenda was, uh, the oakland street form a. Uh, I guess that's been withdrawn um after that, it it's actually not till 7 10.
Speaker 2Seven ten, I'm six ten. I can take it sometimes okay yeah, maybe 610.
Speaker 1Okay, I have it Actually. Okay, it's 610. We had Oakland Street form a plan. I mean public hearing, 539, south Street East site plan. I have a few letters here from Ed Brennan, from Brennan BSK, attorneys at law for A American Investments. One letter's dated November 19th and he liked to request to continue the hearing of the above entitled site plan to February 2025, and he also has a letter that would hereby extend the planning board's time to act to March 20th 2025. So I guess I would entertain a motion to continue this meeting to whatever date in February. We kind of have our meetings. Do we have a calendar in front of them? It's the 20th, the 20th, yeah, the 20th. So We'd like to entertain a motion to continue this February 20th 2025 at 6 10. I 539 Freddie was paying attention is continued to. So 539, for anyone who's paying attention, is continued to February 20th 2025, 610 pm. You will not be notified anymore about this hearing.
Speaker 1I'm going to head out for this dough run, but I know there's concerns with the cemetery and all like that. I'd be happy discussing the side with you, jeff. Just before I go, though, I want to take care of this other stuff Invoices, bills, okay. Okay, this stuff is for Doe Run. I don't know if you have it. That's his estimate. Yeah, I'll have this. Are we discussing the ADU tonight?
Speaker 2Briefly, I just wanted to bring to your attention that I did receive an email today from mr Collins, who's here in the audience. He's helped. He's helped us work on the on the bylaw that we've talked about a couple times. He did make a couple of recommendations. Although this is not a public hearing for this. These added on, these additional ideas I think make for a stronger bylaw. So I sent you all a copy. I'll be adding those two to the bylaw for our review at our public hearing, which leads me to the public hearing, which leads me to the public hearing.
Speaker 2We have four zoning bylaws that go in front of town meeting in a special town meeting in late January.
Speaker 2We're going to try to get those all in one meeting either the first or second meeting in December, possibly a special meeting, depending on when we get the final language for the 3A bylaw. Either the first or second meeting in December, possibly a special meeting, depending on when we get the final language for the 3A bylaw, which is being worked on by CERFED. So it's out of my hands. So, depending on when we get that, it needs to go to the selectman. The selectman needs to approve a public hearing that it comes to this board. So there's a process that we need to do, so I'm hoping we can do. The plan is to do all four of the bylaws excuse me at one public hearing, so we'll know whether it's going to be the first, second or public. I know I do it chewing them all day. So for your review, unless Kenny has something to add, I'm gonna add these two ideas to the bylaw and if it gets approved, it will go to the AG's office for his final review.
Speaker 1Okay, just two things. One I think every meeting we have from here on out has to include these for discussion, whether there's anything to discuss or not, just so we can stay on top of all four of these things. And what bob's referring to is ken collins. Selectman made a few design suggestions for the adu bylaw. One of them is that the ADU should be located in the side or rear of the principal dwelling, with a preference to the rear of the property when space allows. The other one is the ADU shall be designed to maintain the appearance of the principal dwelling character in the neighborhood.
Speaker 1I think some of these reflect some of the suggestions Matt put also, but the ADU is additional dwelling unit. It's something that's come down from the state where everyone by right can have a additional miniature kind of tiny house attached or part of their home for an additional dwelling unit. And this is what we're going to have to deal with. One of the four zoning bylaws we're going to have to deal January, but thanks for your input can. So with that said, we have invoices.
Speaker 5I didn't see any those them in the top right right there.
Speaker 1Oh, wait over okay we just sign it anyway. We just sign it anyway. The minutes would typically be signed by Tony. Do you have anything for your planning? Coordinator. Update for additional things.
Speaker 2No, are you going to handle the GPI contract tonight? Yeah, that's coming up.
Speaker 1Serpent updates. Tony, he's not here. Plans to be signed. They must be outside in the other room. The only additional thing under correspondence is GPI, brennan Peterson.
Speaker 1Right now we don't have anyone under contract for review. We had Judith Mitch but they kind of ghosted us. Gpi we're putting on kind of an on-call basis in interim and the cost is substantial but most firms are. But the idea is to have someone that we can call in case we're stuck, which we have been. There's a couple other avenues I looked into that might save the town a bit of money.
Speaker 1I had checked with another engineering firm I've done work with and asked if they'd consider coming back with a price too. And they used someone who you know, bruce Dyer, and they said well, we'd send Bruce out if we went on the jobs we do these we do what a peer review, instruction, inspection. But they said you know, we've had a relationship with you, you've had one with him. If you want, you could hire him direct at a substantial savings, less than a third of what we're paying him. I know Brian's worked with him, bob's been associated with him through Bridgewater and worked with him.
Speaker 1So that's a second thing to look at. But you know it's something. I'll ask him if he's interested and see if he wants to put something in formally. So we might not be locked into one person. But I know you two both have a decent, long-standing relationship with him, know the quality of his work. You'd be paying the inspector direct instead of paying a company. That's tripling the cost of an inspector, and you'd get someone, as you know, that's older and has got a lot of experience in the construction field, instead of a junior engineer. So I think it might be a good idea to have GPIs on call. That doesn't lock you in.
Speaker 2I think it's a good idea to have several people that you can reach out to and, depending on the project, you can decide who's the best qualified to review that project, because each project is unique in itself, so it might be more, more you know, know, more difficult than other projects. So if you had three, three, four, five different people to choose from, then you be in a better situation.
Speaker 1Yeah, that's why I shopped. I did a little quick shop and I didn't have much time, but I thought it might be a good idea to have some options open, price wisewise and quality-wise. But this Sid Cashy I've known him a long time that works for GPI. He was the town engineer in Plymouth. I've done a lot of work with him. He's quality too. But has everyone had a chance to look at this contract and does anyone have any questions?
Speaker 2input anything well, I just want to be sure, and I didn't see it in there, but it's not an exclusive contract that we can't have other parties.
Speaker 1Yeah, that was my concern. I didn't read through every page. It's just got a short time ago, but I wanted to make sure it's called on-call construction, but I didn't. I don't want this to be signed, that it's exclusive. I just noticed in the compensation section it's a three times multiplier at 110 per hour, so it's 3.30 an hour. That's when I said, well, maybe I should show up around here. But I mean, I don't know if we have to act on this tonight, we could wait till the next meeting. If you want to have time to review it, we've kind of had a more on call on a verbal basis. We'd agree to continue to do that until the next meeting to give you time to look at it if you think you need it. I mean I'd like to look further too, but I agree with you.
Speaker 5We'll just put it on for the next meeting.
Speaker 1You want to do that? Yeah, yeah, so we're meeting, well. Well, our next meetings December 5th yeah you prefer to do that but they could.
Speaker 5That way we can answer any questions with them that we might have.
Speaker 1As far as exclusivity, okay, so I'd entertain a motion to put this on for discussion for the december 5th meeting, giving us all time to look through it and see if we have any issues on the exclusivity or any other issue on any other thing in the contract so moved. You're a second second, any discussion. Okay, that's the case. I forgot what I said. After that. One All in favor? Aye, okay, okay, I think that's it for me. I'm going to take the contract. You want me to leave these recalls?
Speaker 2for you, for me, I got some downstairs. Thank you, okay, okay.
Speaker 1Got to take care of the big guy, you know. Okay, kids, well, I'll miss you all. I'll hand it over to Matt and Andre.
Speaker 5All right. The next item on the agenda for 6-15 is dough run. We're getting requests for lot releases at Phase 2. We do have a notice here from Gallagher Engineering. Dear members of the planning board, on behalf of the applicant, deer Hill Development, we are requesting that the board release lots for 5a, 6a, 10a, 17 and 24. These lots are in phase 2 of the subdivision. At this point in time, the roadway construction work in phase 1 is substantially complete. The only item remaining to be done are planting street trees. This will be completed in the spring. Deerhill development has posted a bond for the subdivision since day one. They are not requesting release of any funds. They wish to keep the bond amount in place and apply it to Phase 2 of the subdivision, even though Phase 2 portion of the road is less than half the size than Phase 1. We look forward to starting construction in Phase 2 before winter begins. Sincerely, frank Gallagher.
Speaker 5I don't know if the other members of the board had a chance to drive through the subdivision. I know that this has been a topic of discussion in regards to quite a few different matters, quite a few different matters. So I mean, as far as my input, we had the completion of phase one in front of us, I want to say. Almost a year ago from now, we had a white sheet that I still have, that outlined all the work that was to be completed, with dates, timelines, everything all the way down to the street trees ending. You know, prior to November of last year and now we're in November of 24 and now the list still hasn't been completely completed and street trees are still outstanding. I believe that the cemetery issue, as far as the easement, that hasn't been completed and there's no binder, even down to my knowledge, on Phase 2. Has there been any binder or anything?
Speaker 2There is a binder on Phase 2. Yeah, it's been there for a while For a while for a while. Phase two. So I I have been working on this the last couple of days.
Speaker 2I did bring joe cantilli up to speed on the easement. He was aware of it. They really haven't spent any time trying to figure it out or get it replaced. I told him that the board would not be amenable to do any kind of lot release until that's been put back the way it was originally approved. He's working on that now.
Speaker 2I also have a call in to the engineer, frank Gallagher, who was going to meet with me on monday morning to go over what's been done, what was originally approved, what was modified when it was modified, what's been completed and what's part of the next phase, so that I can actually show to you on a plan with a lot to call it off, because there's so much confusion down there, because everything's been modified and changed. They added six lots after the original approval, so there's a lot of moving pieces and to just approve more releases without all that information I believe is inappropriate. I do that. I'm not sure if I share with you not, but I do have a list of incomplete items that was sent to me by GPI.
Phase Two Bonding and Cemetery Concerns
Speaker 2Yeah, I have that here, yeah so we get about $100,000 according to their estimate, which would be $130,000 once you add that additional 30% of unfinished work. So we need to verify that finished work. So we need to verify that. So I would suggest that we just move this to the next meeting and see where we're at at that point.
Speaker 5Yeah, I mean the other. The other question I had when you're out there, if you can ask him, all the driveways on the right-hand side as you pull in is big lips going into every driveway on the right and I I had no explanation why. I just couldn't figure it out but is how much of a bond has been posted thus far for this?
Speaker 2we have, according to it, maureen said, we have about a $506,000 bond.
Speaker 5That's for the total For phase one right. Yes, phase one $500,000 for phase one $506,000. For phase one okay.
Speaker 2What we don't have is bonding requirements for the next phase phase for the other lots that are being released. That estimate will need to come and we the applicant wants us to move that whatever is complete on that five hundred and six thousand dollar bond into the next bond so essentially like three hundred and seventy thousand we don't have the number yet for whatever is not completed on it, the lots there in the next phase, yeah, obviously there's no, no curving those sidewalks.
Speaker 2So all that's going to be calculated. Yeah, now the next phase is that the extension, the extension to Sydney, yes, and then coming out, and then it comes in, is it? And then there's a left, it comes up to another detention basin. Now, why didn't he finish the roadAriana. Arianna, is that in Phase 2? It is in Phase 2.
Speaker 1See that road isn't complete. I thought that was part of phase one?
Speaker 5I don't know.
Speaker 2No, I'm just, but I say no on no lot releases until he takes care of the cemetery problem.
Speaker 5Yeah, I'm assuming they haven't remedied anything with the cemetery. No, appears to be the same. Yeah.
Speaker 4Remedied anything with the cemetery? No, appears to be the same.
Speaker 5Yeah, yeah, I just hate seeing the town, because once we start to accept things for the way that they are, then they become our responsibility. So I just don't want to see us inherit more problems if they're preventable. That's kind of how I foresee it. We've got enough other important things on our plate.
Speaker 1Burke, do you have anything?
Speaker 5No, I agree with you. Okay, so then why don't we put the don't run request for lot release for phase two? We'll move that to the next meeting on December 5th, for we'll say 6-02. I don't see anything else there. No, okay, all right, we'll put it on December 5th, 6-02.
Speaker 4Yeah, I'll just throw in. Yeah, I can do it from here, I can come up whatever you want. Sure, yeah, I'll just throw in. I can do it from here, I can come up whatever you want Sure yeah come up to the podium.
Speaker 4Jeff Keller, rainham Cemetery Commission. I just want to thank you for your diligence in making our access contingent upon approval of the next phase. It was certainly reasonable. We're not the unreasonable party in this situation. I empathize with the builder, free enterprise and all that stuff who I know personally. So we want to keep the ball rolling. So if, prior to December 5th, if someone wants to get together with us and we have suggestions and we can come to a you know in the means, that'd be great by us.
Speaker 4So you know, coming here for this volunteer position and coming here for 15 years on this now, so certainly love to get it done. So, Maureen, if you could link me in on any email or correspondence or give me a notification for December 5th, Matt.
Speaker 5I will.
Speaker 4That'd be great and again, thank you all very much, thank you.
Speaker 5So if anyone would like to make that motion to move this, so moved. Second Any discussion Hearing, none, none, all in favor, all right, um. Next items on the agenda would be plans to be signed 450 south street west. I think those are in the next room over Bob. Nothing else for us. I'm complete With that. Last item on the agenda is adjournment. I'll make a motion to adjourn. I'll second it. Any discussion Hearing, none, all in favor.