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The Raynham Channel
Planning Board 3/6/2025
(Episode Description is AI generated and may be errors in accuracy)
The Raynham Planning Board's March meeting reveals the art of community development through several key projects that showcase how small towns balance business growth with infrastructure needs and aesthetic considerations.
At the heart of the meeting was a proposal to expand a machine shop business from an 800-square-foot rental space that has been occupied since 1994 to a new light manufacturing facility at 140 Broadway. This transition highlights how local entrepreneurs continue to invest in Raynham while adapting existing properties for modern commercial uses. The Board's careful consideration of architectural standards along Route 138 demonstrated their commitment to enhancing the corridor's appearance while supporting industrial growth.
Technical infrastructure concerns emerged as a central theme throughout the discussions. The Doe Run subdivision update revealed the complex financial mechanisms that ensure development quality, with bond requirements undergoing careful adjustment between construction phases. Meanwhile, the Broadway project showcased how even seemingly straightforward property conversions must account for ongoing utility access, with the plans carefully preserving pathways for municipal pump station maintenance.
Property boundaries and their modifications emerged as another critical focus. From easement encroachments requiring fence removal to the Sandy Hill Estate's minor boundary adjustment, the Board navigated the ever-shifting landscape of property rights with practical solutions that balanced individual property interests with community standards.
Want to see how your town balances growth with community character? Join us for upcoming meetings where we'll continue shaping Rainham's future. Meetings are broadcast live on Comcast channel 98 and Verizon channel 34, or attend in person to share your perspective.
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okay, crush all right, today is march 6, 2025. We're calling the planning board meeting to order you can join us in person or watch us live broadcast um comcast channel 98 or verizon channel 34. First item on the agenda is the minutes of February 6, 2025.
Speaker 2:We have to take a look tonight. Yeah, Burke is not here today, so we're going to push those to the March 20th at 6 o'clock. Next item on the agenda 601, door-run subdivision discussion on block releases I don't see anyone here or the. In regards to the door runs, I give you an update on that shorter to a lot of that that's been put into this.
Speaker 4:Phase 2 needs a bond calculation amount by GDI. That's going to be done next week between Sid Kashi and the engineer Frank Gallagher, and then we can request a bond, a separate bond for phase two. There's also a reduction for the bond existing for phase one. That bond needs to be reduced from $506,000 to $130,000. So we'll have two separate bonds, one for phase one, Until that completion is done. I sent you the list of the items and we're waiting for a list of phase two, which would be a bigger bond than what's left on phase one. We need a final as-built plan. So those are the couple of things that are outstanding in order for you to vote on lot releases other than the easement issue, which is being taken care of.
Speaker 4:Mr Piers was issued a letter from town council about a month and a half ago giving him 30 days to remove the fence or relocate the fence. He responded back through the selectmen and asked for more time because of the winter conditions and he couldn't find anyone to move the fence in the middle of winter. He requested an extension to springtime. The Secretary of Commission, along with the Select Board, suggested we give him until May 1st to at least remove the fence, and he can relocate it out any time after that. Okay, we received a letter from his attorney today stating that they understand that they have until May 1st to at least remove the fence and recreate the easement. So at the next meeting the easement issue should be resolved with this letter and the bonding issues should be in place for you to vote on the law. This is requested by the developer for phase two.
Speaker 2:Okay, Any questions? No, I think that's pretty straightforward. So I guess, considering it's not a public hearing, I mean, do we need to continue this in the next meeting or should we just have them reach?
Speaker 4:out when they have all their votes in a row. We'll put it back on the agenda at the next meeting or the following meeting whenever we believe that the information is appropriate. If we don't receive the information, you won't see it on the next meetings agenda. We'll push it to the April 1st, april 3rd meeting or the second meeting in April, whenever we get the documents going, okay perfect all right, so moving on, that we have.
Speaker 2:Next item on the agenda is a public hearing, but that's not until 610. So we have a few minutes, so we'd like to. We have some invoices and bills being passed around. I do see on the invoice and bills that we're at a deficit here of negative 241.49. Yeah, yeah, that was an old bill from this that just came in this week.
Speaker 5:They okay, all right so we'll still sign this but what's this?
Speaker 2:I had a request for additional funds, I'll do what I can for now. Okay, um old business, new business, bob anything uh, no, it's been really quiet.
Speaker 4:I'm waiting for a response from the town council. We've had a couple of uh inquiries from uh the residents out on lincoln woods estates wanting to know where we stand with that. I don't have any new information on that yet. Share it with you when I get it, okay also, um, we're going to schedule a public hearing for april 3rd, so it'll be important that everyone's here in attendance for uh, the 3a zoning, which will be brought to springtime meeting for planning coordinator update.
Speaker 2:That would kind of go with the old business, new business or something else. You just got it. Got it. Any circuit update? Anthony?
Speaker 6:the the bill, the assessment, the annual assessment Okay.
Speaker 2:Plans to be signed Anything more? No, okay, so we will wait until 6-10 for the public hearing regarding 539 South Street East. If you have any questions, you can start setting up if you'd like. It's being continued. Oh, that one is being continued. We do have a letter here.
Speaker 6:Should we?
Speaker 2:wait until 610 for this to read this in. Pardon me, Bob, should we wait until what is what? All right, we need to move up. Should we wait until the continuance of 539 South Street East? Should?
Speaker 4:be all right, yeah, I think you read it, and just wait and open the hearing at 610. Okay, Okay.
Speaker 2:We did receive a continuance here at 539 South Street East from Edmund Brennan. By this letter I give my request to the continuance of the public hearing in that matter from March 6, 2025 to the first meeting in May of 2025. I also agree to extend the time for the plan to go into act on May 30th. In discussions with adjacent property owners to secure a discharge point for the service wire from my clients lot, I expect to have a decision within the next few weeks. The additional time will be necessary for the civil engineer to prepare the revised drainage system. Edmond J Brennan. So we'll be able to put him on. We'll be able to put him on May, by the way.
Speaker 4:So Still got a few minutes till 610. Have you seen? So the next meeting will be a public hearing for Mastria-Chia. By doing an addition, that's gonna be an abbreviated site plan approval. By doing an addition that's going to be an abbreviated site plan approval, it's an addition to the existing building. I'm not sure if they have a chance to look at it are we uh no, I don't think so'm just making you aware that it's going to be abbreviated and you'll get a Hopefully on.
Speaker 6:Monday.
Speaker 2:Have you heard anything from Lizette in regards to getting on to the agenda for the 138? Still working on it. Still working on it All right, because I know that we were trying to get on for the beginning April.
Speaker 4:So so so we get a town meeting and maybe we're stopped to all. Not sure if anyone's gonna be able to digest two things at one day?
Speaker 2:yeah, we'll have the same meeting.
Speaker 4:Any more comments on radio?
Speaker 2:No he came back from Aruba.
Speaker 7:He managed to get sick but he's covering for us, so it's 6-10 now.
Speaker 2:The public hearing for 539 South Street East site plan. The applicant has requested to continue this until May. First meeting in May. So that will extend that to the first meeting in May. Yes, may so with that. We'll extend that to the first meeting in May. Next item on the agenda for 6-12 is a public hearing regarding 140 Broadway site plan that applicant would like to come up and set up until we get to 6-12 and then we'll have Anthony read that in at 6-12 and then we'll have Anthony read that in at 6-12.
Speaker 6:How do you pronounce John's last name?
Speaker 8:It's E-V-H-L-L. Everyone get it wrong, okay. Thank you.
Speaker 6:Yeah, the Rainham Planning Board will hold a public hearing on Thursday, march 6th 2025 at 6 10 pm at Rainham Veterans Memorial Town Hall, 558 South Main Street, on application for site plan approval special permit construction of a light manufacturing building with parking, grading and utilities at 140 Broadway. Assessors. Map 7,.
Speaker 6:Lot 14, rainham. Application is submitted by John Evangelo III, north Dighton, massachusetts. A copy of the application and the plan are available for viewing at the Town Clerk's office and Planning Board office by the previous self-administrator during usual scheduled business hours. Any person wishing to be heard or interested in this submittal should appear at the time of this designation. Thank you, madam Chair.
Speaker 2:All right, the applicant elected for supporting a state unique record. I feel free to present.
Speaker 7:Good evening, rebecca from Silver Engineering, here with the owner and also his building contractor for a preexisting nonconforming lot that we're going to change from a single family home to a light manufacturing. It doesn't know where this is. It's actually Broadway lights like very good shape. Okay, I'm good, I figured you were.
Speaker 1:I didn't think you were Okay, so Can you hear the chorus.
Speaker 9:Yeah, I can hear it, All right.
Speaker 7:Well, I'm glad it never was so when this Mr Iafrate issued a letter when he first reviewed this in 2023, saying that we needed to come before planning board for article 13 for cyclist review. So we have in front of you um a one-way into the existing entrance and the exit. What we've done to maintain the pump station access was to eliminate a curve, a section of curves, so the pump station could still be accessed with the one-way parking. We have the parking in the back. We have dumpster and trash in the back, access with overhead doors on the side and the rear to support the light manufacturing use. Lots of green space will remain, as you can see, where it was. We're, in fact, going to make more green space by eliminating some of the pavement that kind of fell off the property into the one, by eliminating some of the pavement that kind of fell off the property into the Walmart property.
Speaker 7:This is an undersized lot, undersized frontage. The setbacks for the front are maintaining where the existing building was. So the front of this building is the front of what is there now where it's located, and then it was centered to fit for renewability of traffic around it. We have parking. We have nine spaces provided where only six is needed, where we have six on the ground. We have two in the overhead doors of the building and we have one accessible space in the front of the building. I don't believe the owner has figured out this type of building, although he did hand in just recently a typical what he'd like it to look like and so that can be discussed as needed to finalize the form and function and colors and panels.
Speaker 7:The drainage will be captured with catch basins and crating and deep slump and on the rear there will be an oil grid separator to provide water quality treatment with deep sumps. There will be an infiltration chamber so that we can meet recharge requirements. The roof will be piped into the same infiltration chamber so that all the curvy services new and curvy services will be infiltrated to meet stormwater management. Where in the water should Resource Corp District? We're fencing in our dumpster? There's lights on hall packs. There's a sign out front for supporting the business. I look forward to any comments that you may have with this proposed.
Speaker 2:It appears that the new building is about the same size.
Speaker 7:Roughly it's about the same size, so the existing building we got roughly 1,300, and the new building is about 2,100. So it's a little bit bigger. Yeah, a little taller. A little taller and more for the overhead doors.
Speaker 2:Is there a rear entrance?
Speaker 7:There is a rear overhead door.
Speaker 2:And then there's two on the right, there's one, or there's two on the right, two on the right. Would there be like an office space in here, in the front or rear?
Speaker 7:Yes, go ahead. I'm sorry, Would you like to?
Speaker 8:I can talk about it with Barry a little bit.
Speaker 8:Yeah sure, If you could just approach the podium and just take your hand and everything Sure. My name is John Angelo. I currently own a small machine company right now. I've been with the company since 1994. And our current location is 150 Broadway, which we've been there since 1995. So we only have 800 square feet currently, so we've outgrown our space to manufacture our parts and basically we're going to move over 100 feet essentially to the 140, which is the adjacent property, to allow us to continue growing our business.
Speaker 8:The layout is going to be in. The office will be in the front of the building, okay, and I plan on having probably a mezzanine above it just for storage, and basically, how it's going to be laid out is just, we have a bunch of machining centers and that's going to be the floor laid out as we, you know, place them.
Speaker 7:The office will be enclosed and then the open area.
Speaker 2:Open area yes, is there a walkway in the front of the building?
Speaker 7:but there's no parking in the front, just a accessible. So the walkway would be for this and actually and these folks to be able to.
Speaker 2:Yeah any type of connection between the two businesses, like you're gonna.
Speaker 8:I don't like oh are you gonna?
Speaker 2:are they gonna still operate as one business or?
Speaker 8:I saw the other building or no, I don't own the 150 Broadway. I currently rent half of the space. Yeah, and I still might be doing that, so I just didn't know if you're gonna put like a walking path between the two.
Speaker 2:If one was going to be office base, the other one was going to be construction.
Speaker 7:It would be a little bit of a gravel path or mulch path.
Speaker 8:Yeah, I would say it would probably be a good idea to be honest with you, because I will be walking back and forth to both properties.
Speaker 2:Okay, yeah, just like somewhere that you'd be able to cross.
Speaker 8:Right.
Speaker 2:Like whether it's yourself, your employees or a customer that needed to cross to access the other building. If you get, it makes perfect sense. If you had, you know, some sort of traffic, you know the traffic would come in probably pretty quick up 138, and then if you're trying to get to the other site, you just want to have to have you know.
Speaker 2:So we probably planned some sort of walking path retaining wall here, so you really don't want to fall off the wall exactly, especially when the guy's coming at you, and is there still going to be access to the pump station through that?
Speaker 8:there's a road there now, so basically how this is worded in the deed is um, I actually only access for the easement and the issue is is there's not a curb cut on that? So I got with Mr Cattery and you know we drew up a proposal I believe you have a big work on that that we're going to keep the curb cut there so he has full access all the time to the pumping station without going on my easement.
Speaker 7:So there's no curb right here, yeah which is an issue Right there yeah.
Speaker 8:So we're gonna leave that continual open.
Speaker 7:All of that is gonna be deeming made and on that side there's curbing on our side for our drainage controls, but we don't pick up the curb again until you're here so that they can get past it.
Speaker 8:So, when I purchased the property in 2017, I met with him because that's all a custom of ours and you know we discussed, you know we're just gonna leave it as is, you know, because they need a full access without I can't, you know, see them drive it over the curb from 138 be pretty treacherous.
Speaker 1:Yeah, we'll see the back. The truck needs to get in there.
Speaker 8:Yeah, which is the problem I just want to make sure that they'll have all of this. Well, we just remain as is actually. Yeah, that's what we wanted.
Speaker 1:Dimensions yeah because it's uh, we have that main and the force. Yes, that's the writing that we have.
Speaker 8:Yeah, no, I just wanted me yep, that's right.
Speaker 2:Yeah, no, I just wanted me. Yep, architecturally, you plan to do something? Like here with stone. I am okay. Yes, because, as you know, we're trying to put together a master plan for 138 and try and keep it looking nice.
Speaker 4:Yes, a large part of that but you know you're to build a CWB building. You don't have any kind of renditions of the building you're going to put up for them.
Speaker 8:Not yet. We're working on that right now. Can you provide?
Speaker 4:that to me before so that I can show it to the board. Yes, sir, cwb does put up a pretty good looking building, so we did Skyline Mar.
Speaker 1:Granted, we did the daycare on 104.
Speaker 2:Chris, you have anything?
Speaker 9:yeah, familiar with the site proposal.
Speaker 4:This goes back to the first time Mr Gallagher was chairman, we talked about this and we decided to bring it as an abbreviated plan. The only thing I didn't see on the plan, other than the look of the building and how the facade, was any kind of rendition on signage. What were you gonna put it?
Speaker 7:How big it's gonna be. The post signage is shown on the plan, although I wasn't given actually what it would look like yet. The location of the post is on the sheet.
Speaker 4:Yeah, you don't have no pictures of the sign or anything like that.
Speaker 7:I was not given the pictures of the sign.
Speaker 4:I believe they're still working on that as well. It's not going to be like an electronic message board or a big giant sign. No.
Speaker 8:Honestly, we just thought about redoing the sign we have at the school, which is a small sign.
Speaker 4:Have you been in contact with DOT about the curb cuts and the openings with the construction of the roadway going on now? I have not.
Speaker 8:I have not had any. They have not contacted me either on any curb cuts.
Speaker 9:Yeah, that's all I'm asking. I'll wait and see if it's good. Yeah, if they can take the curb cut.
Speaker 4:Yeah, just giving you a heads up. You're going to get in that queue, so that's all I got.
Speaker 2:Okay, Considering it is a public hearing. Does anyone in the public have any questions or comments regarding the application? Seeing none, hearing none Okay. So I guess like the biggest thing.
Speaker 2:I would say is, if we can get some renderings, maybe show the walking path of the plan, something that's a little bit more detailed, on sign, just so that we can kind of make a better interpretation of where that's going to be located's. It's going to look like the materials it's going to be lit from inside we also have to take this to the zoning board.
Speaker 7:Yes, yeah, we would ask for a continuation.
Speaker 2:Yeah, of course, I would say like the biggest thing that 138 right now is trying to get the aesthetic of what the front will look like. We're trying our best to make 138 look great. What would you want to have for a continuance?
Speaker 7:I want to see if that would be on the board list. That was next to our Wednesday, so after that.
Speaker 4:So we do the first in April with April 3rd, but they can get around this up in a matter of minutes so that April 30 you can give us some kind of a rendering.
Speaker 2:Okay, so we have the public hearing for the three a zoning overlay If we can get them on before that.
Speaker 4:Yeah, I would get them on at night 601.
Speaker 2:I was going to say 601, so that you're not stuck here for the entire day.
Speaker 4:What I'll do, rebecca is, I'll put a list of conditions of approval, get it to you before the meeting, okay.
Speaker 2:Any of the board. Have any other questions, comments before we let them go Fine. I think it's the best use of the property.
Speaker 1:Get that. I'll speak to that. Any hope Awesome.
Speaker 2:We'll see you on April 30th. Thank you very much. Next item on the agenda is 615, public hearing Paramount Drive, grandville Automotive site plan. They have requested to continue this. Did they say they're just going to go to the next meeting? Yeah, March 20th at 6 pm. So that will be continued to 6 pm March 20th. That was. We continue to yeah that one more 601. Well, they want to on March 20th, 6-0-1. March 20th, 6-0-1. Next item on the agenda 6-20, joe Sullivan. Minor modifications Sandy Hill estate plot plan A&R.
Speaker 5:The applicant would like to step up to the podium set up and then say see any for the record please chair sullivan sandy hill.
Speaker 5:I'm seeking my modification on a lot. If I could explain. There's a section of the lot that has front lands that basically doesn't allow access to that back class. What I'm going to do is just move that line back here and be able to offer the butter on the adjacent section of that piece. It doesn't change the dynamic there in the interval that was on this. That's the one mile of acreage that I needed for that. I approached and spoke to Sky Freddy about it and I'm seeing approvals on the anger board based on it. Approached and spoke to Starry Freddy about it and some seating approval from them.
Speaker 4:Vaughn, do you have any feedback on that? No, he's maintaining the requirements for a retreat lot. He's just cutting off an extra portion of it that apparently, apparently I think someone else wants to buy from. So yeah, I don't see this. I don't see any issues with it was.
Speaker 2:The modification was the retreat lot on a private road granted by the zoning board. Okay, does that change the decision at all? No, okay, um, chris, you have any uh feedback?
Speaker 4:um yeah, but I think the zba chimed in on it because of the the access on the right because it is, because it is a private road.
Speaker 9:I'm staying in the wilderness. I think my brother's staying, maybe on the plan, I think. I just thought I'd be seeing the plan a short time ago. So I'm staying on. Okay, brian, no.
Speaker 1:Brian or the Anthony. No, just cutting off the last one. We're probably going to need a copy, just so we can make a motion. Brian, do you want'll make the motion to accept the plan?
Speaker 4:I think all you need to do is a scrap of brand.
Speaker 1:That's fine, All right yeah plan a land on the town of Rainham Mass, off of Sandy Hill Lab, prepared for Joe Sullivan mass office, sandy hill lab, prepared for joe sullivan I have to use that address. Moving the parcel, cutting the parcel three, eight to four, uh, to oscillate to three, eight to four, to possibly to three, eight he's cutting off make it approval as presented, that it will cover everything yeah, all right
Speaker 2:we have a second hearing any discussion hearing, none all in favor, aye, thank you, thank you all right with that. We had gone through invoices and bills table. Those went around. Old business, new business, just that plan to be signed, or do we have any others? Uh, you might want to do my part, I believe okay, three years need a side right just one you need three, or one you need three of them?
Speaker 5:okay, I'll get three yeah, just one, one milo myler, and then three copies that's good.
Speaker 2:Okay, and with that we come to adjournment I'll make a motion to adjourn Seconded Any discussion Hearing. None all in favor. Aye, See you, Chris.