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The Raynham Channel
Planning Board 08/21/2025
(Episode Description is AI generated and may be errors in accuracy)
Ever wonder how your town evolves from quiet streets to bustling neighborhoods? In this revealing session of the Raynham Planning Board, we pull back the curtain on the decision-making process that shapes community growth for generations.
The meeting begins with a straightforward yet significant decision to divide the former Stop and Shop property on Route 44 into two parcels. What seems like a simple property division actually represents potential new commercial opportunities for Raynham residents. The board meticulously reviews frontage requirements and access points, demonstrating how even minor details can impact future development.
We then dive into the East Pine Estates subdivision—a substantial housing development featuring 25 lots that will transform a section of Pine Street. After careful review of drainage plans, sidewalk requirements, and road specifications, the board approves the project with 26 specific conditions. The fascinating negotiation between developer obligations and town infrastructure needs showcases how communities balance growth with practical concerns.
West Pine Estates lot releases reveal another aspect of development oversight—the financial guarantees required to ensure projects are completed as promised. The $676,000 bond requirement illustrates the significant investment needed to build new neighborhoods and the town's careful protection of future homeowners' interests.
The board also grapples with state-mandated Accessory Dwelling Unit (ADU) regulations that challenge local zoning preferences. This tension between state housing initiatives and local control highlights the complex balancing act facing small-town planning boards across Massachusetts.
Ready to understand how your community grows? Listen now and gain insider knowledge about the decisions that shape where you live, work, and play. Have thoughts about Raynham's development? We'd love to hear your perspective on what makes a community thrive!
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Okay, we're on the air. I'm opening the Rainham Planning Board meeting, august 21st 2025. The meeting is live in the town hall at 358. I think that's what the address is MAIN STREET 558, 358 PEOPLE GOING TO GET LOST. It's ALSO AVAILABLE ON COMCAST CHANNEL 98, verizon CHANNEL 34. I'm CHRIS GALLAGHER. I'm THE CHAIRMAN. The BOARD TO MY LEFT IS BURKE FOUNTAIN, vice CHAIRMAN. His IMMEDIATE LEFT IS BRIAN O'FIELD, planning BOARD, the chairman. The board to my left is Burke fountain, vice chairman. His immediate left is Brian O'Field, planning board member. To my right is Anthony Nicoli, our clerk, and to his right is Pam and Coney, planning board member, and to her right is Matthew and raid, our associate member. The first thing on the ASSOCIATE MEMBER. The FIRST THING ON THE AGENDA IS MINUTES OF JULY 17TH.
Speaker 2:I'll MAKE A MOTION THAT WE RAISE THE READING AND APPROVE THE MINUTES OF JULY 17TH 2025.
Speaker 1:Do I HEAR A SECOND SECOND? Is THERE ANY DISCUSSION ON THE MINUTES OF JULY 17TH? Hearing NONE. All IN FAVOR. Aye.
Speaker 1:AYE, okay, the NEXT THING WE HAVE AT 6 O'CLOCK IS A FORM, a APPROVAL NOT REQUIRED PLAN. Recco FORD ON ROUTE 44. This IS A SUBDIVISION, you KNOW, approval NOT REQUIRED. Subdivision PLAN OF THE PIE subdivision, you know, approval not required. Subdivision plan of the piece of property that a lot of you would be familiar. It's the old stock and shop property. I'm going to turn it over to the applicant or his representative right now to tell us what they're doing and then I'll turn it over to our board.
Speaker 5:Good evening, Mr Chairman. For the record, my name is Michael O'Shaughnessy. I'll TURN IT OVER TO OUR BOARD GOOD EVENING. Mr CHAIRMAN, FOR THE RECORD, MY NAME IS MICHAEL OSHAWNESEY, AN ATTORNEY WITH AN OFFICE IN MIDDLEBORO, MASS. Before YOU, WE'RE HERE TODAY ON BEHALF OF M GRECO ENTERPRISES INC. Dominic GRECO IS WITH ME HERE TONIGHT. Be LAND, AS THE CHAIRMAN ALLUDED TO.
Speaker 5:This IS THE STOP AND SHOP PROPERTY ON OFF OF ROUTE 44, OLD STATE HIGHWAY. Here IS THE EXISTING BUILDING. This IS THE PERIMETER OF THE EXISTING LOT. What WE'RE LOOKING TO DO IS TO CREATE TWO LOTS OUT OF THE LARGER PARCEL. The LARGER PARCEL WOULD BE LOT ONE HERE. That WOULD BE THE EXISTING. The larger parcel would be lot one here. That would be the existing lot for the existing building. That lot would be approximately 4.9 acres in size. We have frontage on Route 44. We're creating a second lot, lot two. That's a smaller lot. That's 1.24 acres. Again, we have frontage off of New State Highway TO 4 ACRES. Again, WE HAVE FRONTAGE OFF OF NEW STATE HIGHWAY. Access WILL BE MAINTAINED THROUGH THE EXISTING DRIVEWAY THAT IS CURRENTLY THERE RIGHT NOW, OFF THE HIGHWAY. Lot 2 WILL BE GRANTED AN ACCESS EASEMENT ON LOT 1. So ONCE THAT LOT GETS DEVELOPED. Whatever WE'RE GOING TO DO THERE, WE'LL HAVE ACCESS INTO THE SITE. It well of access into the site. It's a relatively straightforward plan and I'd be happy to answer any questions that the board may have.
Speaker 1:Okay, so both lots have the required frontage as required by Rainham Zoning. They also have the required area on a public way. There are no wetlands on this lot.
Speaker 5:That is correct. This lot is completely developed.
Speaker 6:yeah, Okay, that's just the front parking lot of the old South and South.
Speaker 5:More or less yeah.
Speaker 1:Yeah, the front right piece. I guess I'll hand it over to any discussion from the board before I ask someone to make a motion. Third, any issues with the plan.
Speaker 2:What is your lot?
Speaker 5:two frontage on through 44 but I'M DOING MY MATH CORRECTLY. Yeah, they ANNOY ME, but IT'S THERE, it JUST.
Speaker 1:GIVES YOU LETTERS FOR WHAT THE FRONT IS. You're GOING TO GO? Look IN THE CHAPTERS THERE. Yeah, I'M NOT. The BACK LINE IS 198.
Speaker 5:FEET. I KNOW THE.
Speaker 7:EXACT NUMBER, but IT'S FALLING OVER. Okay, that's MY ONLY QUESTION. Yeah, I'm not More than 150 feet.
Speaker 2:The back line is 198 feet plus it was bumped up.
Speaker 5:I don't know the exact number, but it's far over. Okay, that's my only question, brian. Is there sewer to the lot out front? I think the building's serviced by sewer right now.
Speaker 4:The back building is the back building, but the front lot? There's no sewer there yet.
Speaker 5:No, not at this time time we'll have to come to the town and get permission prior to a permit to get sewered water for the what y'all separate?
Speaker 6:yeah, if I remember correctly, the frontage is elevated right. It's almost like a little retaining wall kind of thing.
Speaker 5:Yeah, a little bit.
Speaker 6:So at no point there would be any access on the 44th.
Speaker 5:At this point in time I would not envision any access over that part of the frontage where we have the existing driveway there. But I'm never going to say never as of right now. It would just be frontage as of right now, right.
Speaker 1:Yep, but I'm never gonna say never right. So as of right now, we'll just be present right now.
Speaker 1:Right, yep, and for the record, matt's our associate member started tonight and he can participate anything as long as the chairman allows it. Allow Matt to participate in everything that's on the agenda tonight. So do you ALLOW MATT TO PARTICIPATE IN PRETTY MUCH EVERYTHING THAT'S ON THE AGENDA TONIGHT. So DO YOU HAVE ANY ISSUES WITH THIS PLAN AT ALL, matt? No, no, okay, if THAT'S THE CASE, I'd ENTERTAIN A MOTION TO APPROVE THIS AS AN APPROVAL NOT REQUIRED.
Speaker 2:PLAN. I MAKE A MOTION THAT WE APPROVE A PLAN ENTITLED PLAN OF LAND STOP AND SHOP 36 NEW STATE, highway, bristol, county, rainham, massachusetts, by AMERICAN SURVEYING AND MATHING INC. As A PLAN NOT REQUIRING SUBDIVISION APPROVAL.
Speaker 1:DO I HEAR A SECOND ON THAT? Second, all IN FAVOR? Aye, okay, we JUST HAVE ONE SIGNATURE FROM OUR CLERK AND THAT'S A RELATIVE PLAN. So YOU CAN GET THE MILERY AND YOU CAN GET OUT OF HERE. I DON'T KNOW WHAT HE'S DOING. Three COFFEE'S FOR HIM. I CAN JUST HEAR THE FEEDBACK IT'S FREAKING LOUD. I can just hear the feedback. It's freaking me out. I don't know how many. No, that was good, thank you, there's one there and there's two there, so A set of bills.
Speaker 2:I'm going to pass them to Maureen Bills from Maureen. Just me, yeah, just you, yeah, pam, just.
Speaker 1:YOU, KAM. Can YOU PLEASE CLOSE THOSE DOWN? Maureen, THANK YOU. I'm GOING TO GIVE ANTHONY TIME TO SIGN THIS BEFORE WE GO ON TO THE NEXT AGENDA. Item Maureen, do you? Have a coffee for your records.
Speaker 3:Okay.
Speaker 1:So he just takes the Mylar and goes Okay. Okay.
Speaker 5:Hand that off to the attorney okay, much great guys, good luck.
Speaker 6:Okay, three paper or three total, three paper.
Speaker 1:Okay, 605. We're at 610 now 605. We have a continued public hearing. The East Pine Estates. I have some correspondence I'm going to go through Basically.
Speaker 1:Norm Sturtevant, our highway superintendent, has gone through the off-site mitigation on Pine Street and the sidewalks and all that which is outlined in our certificate of action. He's satisfied with what everyone's you know, agreed upon. We have a letter from long bill regarding certain waivers they want which are also listed in the certificate of action. We have a letter from Gremon Peterson that had two outstanding issues and both were addressed. Really minor little things. And that's West Pine and that's it. That's all we had for correspondence. So the consultant engineer is satisfied that all his concerns have been addressed. That's IT. That's ALL WE HAD FOR CORRESPONDENT.
Speaker 1:So THE CONSULTANT ENGINEER IS SATISFIED THAT ALL HIS CONCERNS HAVE BEEN ADDRESSED. Highway SUPERINTENDENT IS SATISFIED THAT ALL HIS OFF-SITE MITIGATION THAT HE WANTS IS INCLUDED IN THE PACKAGE. I GUESS IF THE APPLICANT WELL. I'm GOING TO ASK THE BOARD MEMBERS IF THEY HAVE ANYTHING. We HAVE A CERTIFICATE OF ACTION. I'd LIKE EVERYONE TO READ THROUGH IT BEFORE MAKING MOTIONS. And I HAVE A LITTLE THING TO ADD. I DON'T KNOW IF THE APPLICANT OR HIS REPRESENTATIVE EVAN IF YOU HAVE ANYTHING TO ADD. It SEEMS PRETTY COMPLETE. If YOU DON'T HAVE ANYTHING, you CAN JUST STAND THERE AND LOOK GOOD, and WE CAN LET THE BOARD LOOK AT THE CERTIFICATE OF ACTION BEFORE WE MAKE ANY DECISION ON THE SUBDIVISION APPROVAL AND NECESSARY CONDITIONS, just FOR THE RECORD.
Speaker 1:The subdivision approval and necessary conditions. Just for the record. Anyone. This is on the east side of Pine Street between Pine and Route 25, dennis County property. It's down the very end of Pine on the right ENDS OF PINE ON THE RIGHT. It's GOT 10 LOTS THAT FRONT ON PINE AND 15 LOTS ON TWO CUL-DE-SACS. This IS. We've HAD SEVERAL HEARINGS ON THIS AND IT'S GONE UNDER FAIRLY EXTENSIVE REVIEW WITH OUR REVIEW ENGINEER BUT IN CASE EVERYONE HAD A CHANCE TO LOOK AT THE STATISTICATE OF ACTION.
Speaker 1:Because WE HAVE TO ACT ON BOTH THE WAIVERS AND THE SUBDIVISION ITSELF. We COULD VOTE ON THE STATISTICATE OF ACTION AS WELL the subdivision itself. We could vote on the certificate of action as well. We typically wait to the next time, but this has got one in front of us the night of the meeting. We don't have one till after, but if everyone's looked at the certificate of action, I'd first like to vote on the waivers. The waivers are listed in a letter from Lee Castanetti from Longbilt Homes, dated August 20th. They're also on the certificate of action as waivers 1 through 6. I'll quickly read through them. If anyone has an issue, raise their hand. If not, I'll continue reading.
Speaker 1:Subsection 6.5, waiver of traffic analysis. 7.4.2.11, point F waiver of requirement that the name of the main road be the same names. Subdivision 8.1 one waiver from requirement dead end street having to turn around diameter 125 feet and providing more of 120 and the right away is still 10 feet from the edge of the pavement. Waiver of requirement to provide sieve analysis per proposed roadway, with submission instead provided prior to construction. Waiver of requirement for all storm drains to be class for reinforced concrete with 36 inches minimum cover to allow class 5 reinforced concrete which is a stronger pipe with 24 inches of cover.
Speaker 1:Section 9.10B waiver of requirement that the sidewalks have one and a quarter inch per foot cross slope A quarter inch per foot rather, which is like a 2% or so, to instead allow that they have 1.5% cross slope and this allows them to be constructed to be ADA compliant. At some point we should probably update our regs to reflect that those are the six waivers, our REGS TO REFLECT THAT THOSE ARE THE SIX WAIVERS. Didn't SEE ANY HANDS RAISED, so SINCE THERE WAS NO STOPPING OR DISCUSSION, I'd ENTERTAIN A MOTION TO APPROVE THESE SIX WAIVERS AS READ.
Speaker 2:SO MOVED.
Speaker 1:SECOND ALL IN FAVOR? Aye, okay. The SECOND THING WOULD BE TO APPROVE THE SUBDIVISION WITH THE CERTIFICATE OF ACTION. I've READ THROUGH IT. The ONLY CHANGE I WOULD DO, and AGAIN, THIS INCORPORATES IMPROVEMENTS TO PINE STREET AND INCORPORATES INSTALLATION OF A? S. Again, this incorporates improvements to Pine Street, incorporates installation of a sidewalk to Pine Street and some other changes. The only thing I'd like to add is there's 25 conditions. I'd like to add a 26th condition that you know, come time for lot release, you know, once the road's up to Binder, come time for lot release. Once the road's up to binder, I'd like the planning board to release all but two lots and keep those two until all the off-site improvements on Pine Street, sidewalks etc. Are completed. Once those are completed, then those lots, if properly bonded, can be released. So moved. Seconded, any discussion on that change to the certificate? All in favor? Aye, okay. So I'd entertain a motion to approve the certificate of action that's in front of us. Question on all of those conditions okay might be for.
Speaker 6:Maybe for Bob, number 11 roadway improvement via 2004 lot for within the sub development, I thought, and the previous meeting it was 5,000 thousand.
Speaker 7:There was a long list of things that the highway superintendent kind of had a wish list. So through that back and forth and through some of the numbers that were thrown around and the calculations for those cost of those, the NUMBERS THAT WERE THROWN AROUND AND THE CALCULATIONS FOR THE COST OF THOSE IMPROVEMENTS AFTER THE NUMBER WAS CREATED, it WAS ABOUT $60,000 OR $70,000 WORTH OF ADDITIONAL IMPROVEMENTS THAT WERE PUT ON THE DEVELOPER AND AS LIKE A MITIGATION OR AS A BACK AND FORTH, we THOUGHT THAT REDUCING THE $5,000 PER lot on the internal lots, only the 15 internal lots, who really? Basically the subdivision is only 15 internal lots, 10 lots in the front I'm not part of the subdivision they're forming lots. So at the end of the day we give back 45 and we get about 65 or 70 worth of improvement. So it's a. It's a win-win for the time okay, thanks, anthony.
Speaker 6:anyone else have any discussion AND WIN FOR THE TOP THAT MAKES?
Speaker 1:SENSE, anything ELSE I'LL. Call OKAY, thanks. Anthony.
Speaker 6:ANYONE.
Speaker 1:ELSE HAVE ANY DISCUSSION ON ANYTHING ON THE CERTIFICATE OF ACTION? Hearing NONE, I'd ENTERTAIN A MOTION NOW. The CERTIFICATE OF ACTION? It ISN'T DATED, but IT SAYS AT A REGULAR MEETING ON AUGUST 21ST AND IT'S GOT THE SIX WAIVERS WE JUST VOTED ON, it's GOT 25 CONDITIONS PLUS THE 26 WE JUST ADDED. So DOES ANYONE WANT TO MAKE A MOTION TO? I GUESS FIRST WE'D HAVE TO APPROVE THE SUBDIVISION, then APPROVE THE STIFICATE OF ACTION, the SUBDIVISION YOU'RE, and approve the certificate of action, the subdivision. You're going to be able to read this thing, burke. Mr Chairman, just a question.
Speaker 5:Evan Watson, W Engineering, representing the applicant. Just a point of order. Really Just the last time we were here, I think Anthony recused himself from voting last time, so I just didn't hear that in the beginning. Not like I'm gonna make a deal of it, I just wanted to be consistent.
Speaker 6:Yeah, just wanted to be consistent with what he's talking about, okay, okay. So I have a question.
Speaker 7:Still wants it. I'm just. I was out there today when they were going to set the telephone poles.
Speaker 5:Are they going to be in the sidewalk? They will not, so the cross section is Cape Cod Burnham. Four-foot sidewalk and there's still enough room behind the sidewalk. That's where they're going to go.
Speaker 1:I was just because where they were marked, where the posts are in, it looked like it was going to be in the sidewalk.
Speaker 5:So I just wanted to clarify that.
Speaker 1:That's a good question because a lot of times when they go out there to put their poll locations, they don't do. I WOULD LIKE TO CLARIFY THAT. That's A GOOD QUESTION. That's A GOOD QUESTION BECAUSE A LOT OF TIMES, when THEY GO OUT THERE TO PUT THEIR POLE LOCATIONS, they DON'T DO ANYTHING BY SURVEYING, no BUT.
Speaker 5:THEY ASK US.
Speaker 1:TO SURVEY AND LOCATE THE POLE SLAP.
Speaker 2:A.
Speaker 1:STAKE IN THE GROUND. So THAT'S GOODATED 4-15-25, revised 13-25. Okay, on THE FRONT SHEET. There IT IS. I WAS LOOKING AT THAT LAUDING SHEET, but THIS IS THE TITLE. If ANYONE WANTS TO MAKE A with it. Oh, okay, on the front sheet, there it is. I was looking on that wadding sheet, but this is the title. If anyone wants to make a motion to approve the definitive subdivision which will have this certificate of action applied to it, I make a motion that we approve the subdivision known as East Pine Estates Definitive Subdivision in the town of Rainham Pine Street.
Speaker 2:Appeared as East Pine Estates definitive subdivision in the town of Rainham Pine Street. Appeared for East Pine Estates LLC. Dated April 15, 2025. Last revised August 13, 2025. Prepared by W Engineering LLC. In the certificate of action regarding same, as we have reviewed. In THE CERTIFICATE OF ACTION REGARDING THE SAME, as WE HAVE REVIEWED.
Speaker 1:AND AMENDED AS AMENDED. Yes, DO I HAVE A SECOND ON THAT MOTION? Second ANY OTHER FURTHER DISCUSSION WITH ANY MEMBER? Okay, HEARING NONE. All IN FAVOR. Aye. And YOU EXTAINED.
Speaker 2:ANTHONY I EXTAINED.
Speaker 1:OKAY, I'll SAY AYE AS WELL. So GOOD LUCK WITH YOUR PROJECT, okay. The NEXT THING ON THE AGENDA THANK YOU. Is ALSO RELATED TO THE SAME DEVELOPER. Only ACROSS THE ST is also related to the same developer, only across the street. It's lot releases for West Pine Estates. Now I know there was a bonding. Okay, so this 519 is the total bought because BOARD BECAUSE I HAD GONE THROUGH SOME OF THE ENGINEER'S BONDS HE HAD PUT OUT AND HE HAD THEM ON MULTIPLE ASPECTS AND I WANTED THEM TO BE INCORPORATED AS ONE BOND. He HAD THE IMPROVEMENTS ON TIME. He HAD THE SUBDIVISION ITSELF BUT improvements on time. He had the subdivision itself.
Speaker 7:But so, as directed, you asked me to try to clean this up, because the first rendition was very confusing and it was broken up into two different sections. So I had an extensive conversation, a long conversation, with sit over the phone just to try to get some clarification as to exactly what he needed to do and what the board was looking for. So we get to what we are today. We have a consolidated list with, with new numbers and a one, you know, one amount at the end of the of the ONE AMOUNT AT THE END OF THE PLAN. So, from WHAT I UNDERSTAND AND FROM WHAT I HAVE LOOKED AT, it LOOKS LIKE THIS IS ALL THAT'S NECESSARY, it's 100% OF WHAT'S NECESSARY TO BOND THE RELEASES OF THE PLAN.
Speaker 1:THE QUESTION I HAD ON THIS IS THE 30, I'M LOOKING FOR THE 30%.
Speaker 7:IT'S NOT THERE.
Speaker 1:IT'S NOT THERE, okay, had on. This is the 30,. I'm looking for the 30%. It's not there. It's not there, okay. So it calls for a bond of 519,000. Hold on a second Okay. So I'm going to call it 520 times 1.3. So it would be a bond amount of $676,000. So if we are to make a motion, it would be a motion to release the lots that are listed where Chair Poem J. Would the lots be released as it? Okay, with THE LOTS RELEASED AS IT? Okay, because I KNOW YOU'RE NOT ASKING, you KNOW JUST TO SIDETRACK THE APPLICANT.
Speaker 3:LEE CASTANETTI FORMAL AND GIL PONES CORRECT.
Speaker 1:YOU'RE NOT ASKING.
Speaker 3:FOR ALL THE LOTS NO 22.
Speaker 1:OF THE 27. Lots 1 THROUGH, lot 16 INCLUSIVE, and LOT lots 22 to 27 inclusive is what's being asked for. So the total number of lots will be 22 lots. There's a total of 27, but not really because how many retreat lots are there?
Speaker 3:No, that's two additional retreat lots in addition to the 27. There are 27 subdivision lots plus two retreat lots, oh, plus two.
Speaker 1:Yeah, okay, so there's five plus the two retreat. You're going to have to go for it another day. Yeah, 29 lots Totally 29. Yeah, you could actually go for a variance and ask for them to be allowed on in a public way, but you don't want to bump things up. I WOULD ACTUALLY GO FOR A VARIANCE AND ASK FOR THEM TO BE ALLOWED TO KNOW IN A PUBLIC WAY, but I DON'T WANT TO MUTH THINGS UP. So THE LOTS TO BE RELEASED TO THE FORM J, as I SAID, lots 1 THROUGH LOT 16, inclusive, and LOTS 22 THROUGH 27 INCLUSIVE. So I WOULD ENTERTAIN A MOTION TO RELEASE THOSE LOTS. Subject TO release those lots subject to a bond of six hundred and seventy six thousand bond assurity put up for this so move there second second in any discussion, anthony what do you plan on putting up for cash or yeah?
Speaker 1:just ask your question I asked Anthony that's okay.
Speaker 6:What, um, this is for my own? No, what's the attitude of the summer for typically?
Speaker 1:well, they visit construction cost into a 30% contingency. I mean years ago? Okay, I MEAN YEARS AGO. You WISH YOU DID IT 200%, because THINGS LINKED SO LONG. Yeah, that LATE 80 MARKET AND THE 2005-2008 MARKET OKAY, pam. Any DISCUSSION? No, matt. Any DISCUSSION? No, no BRY. I JUST HAVE A QUESTION any discussion, all right.
Speaker 2:I just have a question we still have over there with the sewer.
Speaker 1:You've got to open up some covers over there.
Speaker 3:They're all blacktop door yeah yeah, yeah, we do that with the that we the catch basins are are set at grade so that they're functioning during construction, but we bury all of the other structures and then raise them once during the still gotta be a man drove test it does on on that. That's already happened inside the sub yeah right, that's all.
Speaker 3:So pine street, pine street itself yeah, night we had, well, but, as you know, the 90 day, yes, wait, wait period right, which would I just want to make sure you know before lots get released any other discussion okay here and none.
Speaker 1:We had a motion on the floor. The motion was seconded, all in favor. I should you abstain from that one. I'm not in the budget.
Speaker 6:Okay, I did I.
Speaker 1:Motion passed. You're going to put up your bond and away you go, that's it. Thank you, okay, have a good night.
Speaker 3:Thanks you too. Good luck with East and West. Will they sign that tonight or so we, when we yeah, I can get that and record that when I move I bring the check for the.
Speaker 1:yeah, okay, great, thank you, don't come tomorrow Do you need to stamp to notarize, or can you just notarize?
Speaker 2:I should have my stamp.
Speaker 1:I should have your stamp.
Speaker 4:Any other notary in the room I don't have my stamp.
Speaker 1:You don't have your stamp, we can sign. How are you going to notarize it? What do you want? Burke typically signs form J's a lot, at least the past 20-something years but he doesn't have his stamp. We could sign it and then you'd have to notarize it because you're the witness. You can't get anyone else to do it. How many signatures do you need? Three, Three, I mean. I just signed the thing. Notorize.
Speaker 7:IT, because YOU'RE THE WITNESS. You CAN'T GET ANYONE ELSE TO.
Speaker 1:DO IT. How MANY SIGNATURES DO YOU NEED? Three, THREE, I MEAN. I JUST SIGNED THE THING I MIGHT.
Speaker 7:HAVE SCREWED UP. You CAN SIGN IT BEGINNING OF THE WEEK. Three OF YOU JUST COME IN ON MONDAY OR TUESDAY AND GET.
Speaker 1:SIGNED THAT. Day ARE YOU A you a notary Maury. No. I'm not, no, I don't do notaries. Well, Burke witnessed my signature, so I'll just Well, why don't everybody sign?
Speaker 2:And Pam and I are notaries One of us will drop by the office.
Speaker 1:Okay, if you're both witnessing this, that'll be easy.
Speaker 8:Yeah, as long as we see you sign it, we can just put the stamp on it. We're in North. Yeah, either one Mark can do it Either one, so we're going to sign it.
Speaker 1:You're going to have to come back whenever.
Speaker 6:One of you I know can't sign it yeah, have Brian sign it.
Speaker 1:Yeah, that would absolutely change the intent of the plan You're, I'm NOT.
Speaker 4:GOING TO SIGN IT IN CASE YOU NEED TO BE THE NOTARY, but AS LONG AS BARKIN AND I BOTH WITNESSED ALL THREE.
Speaker 8:SIGNATURES.
Speaker 1:WE'RE JUST.
Speaker 8:FINISHING IT LATER ON, when WE HAVE A SCAM.
Speaker 1:OKAY, that WORKS. Next THING ON THE AGENDA AT 615 WAS PUBLIC HEARING 539 SOUTH STREET. That WAS CONTINUED. I HAVE A LETTER DATED. I have a letter dated August 21st from Brennan Scrungio-Credge but from Ed Brennan, attorney at law, regarding A1 investment site plan assessors, map 15, lot 18. By this letter I hereby request a continuance publicTINUANCE OF PUBLIC HEARING OF THE MATTER TO THE SECOND MEETING IN OCTOBER 2025. I ALSO AGREE TO EXTEND THE TIME FOR THE PLANNING BOARD TO ACT TO THE SECOND MEETING, october 2025.
Speaker 1:I AM IN DISCUSSION WITH ADJACENT PROPERTY OWNER TO SECURE AN EASEMENT FOR DISCHARGE POINT FOR SURFACE WATER for discharge point for surface water. My clients law. 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 plan. I'd entertain a motion, I guess, to continue it. We even need to tell the first meeting in October I mean second meeting in October 2025. But the time to act is also on that second meeting, october 2025. So I wouldn't really want to continue it to the same night as their time to act, because if you don't at the meeting it kind of wouldn't work out that well. So I'd continue it to the first meeting in October 2025, and, if we have to, we'd call a special meeting prior to what the second meeting would be. Let me look on a calendar and see what that is, so I can put specific dates.
Speaker 7:What meeting are you talking about? First meeting in October would be the second. Okay, second meeting would be the 16th.
Speaker 1:Okay, so they've given us extension time to act until the 16th, so I would recommend.
Speaker 2:We'll put it on for the second, okay, and if necessary, he needs to give us another letter TO THE 16th. So I WOULD RECOMMEND WE'LL PUT IT ON TO THE SECOND OKAY, and, if NECESSARY, he NEEDS TO GIVE US ANOTHER LETTER.
Speaker 1:YEAH WELL, WE'D HAVE TO HOLD A SPECIAL MEETING THE FOLLOWING WEEK. Yeah, HE CAN GIVE US AN EXTRA LETTER. Okay, SO I'D ENTERTA continue it till october 2nd at 6 0, 5.
Speaker 7:Mr chairman, there's a nevada here, he might want to speak. You want to speak for it?
Speaker 1:no, so moved. Thanks for pointing that out, so I had a second second any discussion, any discussion.
Speaker 1:All in favor? Aye, so that would be 6.05 October 2nd, if it in fact even goes anywhere, because I don't know how their easement is working out. Okay, okay, okay. We had a letter from residents of Cal's Port. Just a quick summary the letter was regarding someone you know. It wasn't signed by anyone, I don't believe. I think. It just said residents of Cal's Port. So it kind of. It's, in effect, a letter. Where the hell did it go? Residents OF CAL'S COURT. So IT'S IN EFFECT, a LETTER. Where THE HELL DID IT GO? It WASN'T SIGNED BY ANYONE. No ONE'S NAME WAS ON IT. It JUST SAID RESIDENTS OF CAL'S COURT. So IT REALLY, to ME, is KIND OF MEANINGLESS.
Speaker 1:But IF IN FACT, a LANDSCAPE BUSINESS IS RUNNING IN A RESIDEN, but if in fact a landscape business is running in a residential zone, it can be seen on Facebook. According to Facebook, the Martha's Vineyard Ferry wasn't running all day today. It was completely canceled, except most, every ferry was still on time. So that's what I think of Facebook. The only thing they did was move them from Oak Bluffs to Parchet to Vineyard Haven. That's WHAT I THINK OF FACEBOOK. The ONLY THING THEY DID WAS MOVE THEM FROM OAK BLUFFS TO PARCH AT THE VINDIAN HAVEN BECAUSE. It's A CRAPPY. The DOCK'S OUT THERE ON A NORTH WIND IT'S A TOUGH DOCK BUT, so I'M NOT GOING TO LOOK ON FACEBOOK ABOUT A.
Speaker 7:LANDSCAPING COMPANY MR it no.
Speaker 1:I mean this is something that doesn't. We're planning, we're not zoning, so this is zoning enforcement. If someone has an issue that's listening, go to the you know, bob's on it zoning enforcement officer and I'm sure they'll handle it. We also had an old colony out of South Street East Bridge layout plan that was submitted. Funny thing about that is your sewer pump station. Brian is in the roadway layout and not even on the sewer lot, if you look at it. So I know that was put in by George for Miller way back because I was involved in that when we were doing it, when Harry Carey had me sewer the South School and we put it all down to there and George let us put it in his pump station, which was pretty good of him since it was on his tab. But it shows the pump station not even on the pump station lot. So whoever was the crack engineer that the sewer department had back then did a hell of a job locating that lot.
Speaker 7:Is that the old Joe T's lot? Is that what Joe T's was on that lot? No, no. Joe T's was up the road.
Speaker 1:Yeah, joe T's is the two raised ranches that went in. Okay, you know this was Chitwood. Actually the Macknicks owned the lot where it says South Pan. They actually owned Joe T's when it was the Mayfair.
Speaker 7:How long ago did Joe T's go down? 30 years ago, no, no.
Speaker 1:Maybe 20.
Speaker 7:Maybe, 20.
Speaker 1:I think that long.
Speaker 2:I was going to maybe 10, maybe 20. Think that long, I'm gonna say 10 to 20.
Speaker 1:But yeah, that was. She didn't show up at the license hearing for her alcohol didn't show up, so they did it. And then Paul Correo was going to buy it and the fire suppression, all that. He was going to put the tab and she let the liquor license go. So that deal went and it got sold for $100,000, and Joe Cheese is buried out there now. So no more pool tables. But that's just informational. That's the layout plan, but where the new rail is going. The other thing we had was Rainham Special Town Meeting, the warrant for the ADU zoning. They had a bunch of issues that you can all read. So obviously they want to not make ADUs hardly restricted at all, and so we had a few things in there, like if you already have an in-law apartment, you can't have an ADU. Well, I guess you can. You can have a multi-family house and have an ADU. Well, I guess you can. You can have a multifamily house and have an ADU. So we try to avoid that. You also can have a manufactured home as an ADU, which is a.
Speaker 7:we have a bylaws that you can't have a manufactured home unless you're in a manufactured home park. So there's some issues that I've discussed this with town council. Town council's actually reached out to the EAG for some guidance. It looks like we're going to have to draft another document and have a public meeting here at the planning board and then bring it to town meeting for another approval. When that happens I don't know, but it'll probably have to happen sometime over the course of the next five or six months. The ADU permits areITS ARE COMING IN FAST AND FURIOUS AND YOU KNOW IT'S TOUGH TO KEEP EVERYONE DOING THE SAME THING WITHOUT A BYLAW. So WE REALLY HAVE TO GET CRACKING ON THIS. Hopefully, we'll GET SOME GUIDANCE FROM TOWN COUNC forward in the next few months.
Speaker 1:yeah I mean right now the adus are simply subject to the state because we're waiting on the ag. Now the ag's in approved it in part so we can apply everything, but what sections they pulled out. But we're going to have to go in. I think if we go and do that manufactured home thing, they're going to throw it out. They basically said it right here you can have a manufactured almost an adu well, like I said, it's against our bylaw right now.
Speaker 7:So, whether or not it over supersedes our bylaw or not, it's something we'll have to work.
Speaker 1:Yeah, I wouldn't say negative on that, but we can throw it out there and try it again. But I would say they pretty much stated it right here they're not gonna care about our bylaw in my opinion very unfortunate, yeah, and you know. It even points out that you know we only allow them in manufacturing home parks, but they don't really care. So we got to revisit the adu at some point and amend the current bylaw and go through the same channels as far as a public hearing followed by a revision to a town meeting article. So that's a homework assignment for you, bob. You, bob. There was novel, but these were all monies left in accounts of jobs that were done. You know whether it be review fee file and be whatever it was, but those were monies left in, I think, primarily review fees. So I'd imagine, maureen, we need to have a motion to close them out well, I have a question on the very first one 454 south street west.
Speaker 7:Nothing's been done there after site plan approval and after they put together their estimates to construct the structure they decided that it wasn't worth while moving forward there, so they decided not to build the structure and they put the land up for sale. They bought another property on broadway and they're planning on coming forward with site plan approval for a building at that location okay, the fourth for South Street.
Speaker 6:Versus my uncle, I should probably use myself in going on that would we need to move to motion one, including all the ones below it yeah yeah, okay, thanks for pointing that out.
Speaker 1:So I guess I'd entertain a motion to release to close the project review accounts on everything listed on the agenda except 454 South Street West, so moved Second Second. 454 South Street West, so moved Second Second, any further discussion. Hearing none all in favor. Aye, Then I'd entertain a motion to close out the project review account on 454 South Street, West Central Glass.
Speaker 8:So moved Seconded Any discussion All in favor, aye last so second discussion favor, I think that's about it.
Speaker 1:Serpent update anything, tim, no, bob, any planning coordinator stuff.
Speaker 7:I'll just give you a little bit of taste of what's coming down the pike. The last few weeks I've had some discussions so the assisted living facility on Broadway is in front of us for an addition thinking maybe an abbreviated site plan. Approval it's, it's in a two-story addition that's over 1,200 square feet, or maybe no approval at all. I'll pass that around. You can decide whether or not it needs to come in front of this board or not. It's just basically an addition the existing facility, no parking changes, no drainage changes. It's gonna look just like the building. It's a two-story addition. Off off the side they did a two-story addition. I don't know, probably eight or nine years ago before I was on as the coordinator. I'm not sure how that was handled, but I'll dig into that and see how that was handled so that that.
Speaker 7:Yeah, I think maybe abbreviated would be appropriate a one-night discussion, so that that's in the works. We had a meeting for the lot 35 on Commerce Way, so THAT'S IN THE WORKS. We HAD A MEETING FOR THE PLOT 35 ON COMMERCE WAY, for THE 126 ROOM EXTENDED STAY HOTEL. Basically, they THINK THAT THE AREA NEEDS ANOTHER HOTEL, so THAT'S UNDERWAY, that's GOING TO BE IN FRONT OF YOU IN THE NEXT COUPLE OF MONTHS. The STOP AND SHOP FACILITY IS GOING TO COME FOR AN.
Speaker 1:AGGRE of months the stop-and-shop facility is going to come for an abbreviated approval once that's done. We don't have all the migrants that fill the things anymore.
Speaker 7:No, give them 30,000 a month instead they're all bought houses, stop and shop will be an abbreviated approval once the plans are done that they're hopefully going to be on the next week or two and they'll be submitted for an abbreviated approval. That would be also a site plan for the front lot that you APPROVAL. That WOULD BE ALSO A SITE PLAN FOR THE FRONT LOT THAT YOU JUST FORMED OUT TONIGHT. We WERE WAITING TO FIND OUT HOW THE EXISTING INFRASTRUCTURE DRAINAGE WORKS THERE. Now THAT THEY'VE CUT OFF A LOT AND THEY'RE GOING TO BE YOU KNOW THEY'RE GOING TO BE SHARED DRAINAGE. Are THEY GOING TO REDO THE DRAINAGE? That's BELOW THE PARKING LOT. So THAT'S ALL SOM we do the drainage that's below the parking lot.
Speaker 1:So that's all something that's being engineered right now. Just a question on that that Anthony alluded to In commercial you don't have to access through your frontage. You can enter anyway, right, right, you have multiple buildings, right? So that berm in front, as far as access goes, is It'll be a shared driveway. It's up to them to have their cross-easement.
Speaker 7:I'm under the impression that that for me it allows us going to be a drive, a bank for the drive-through, speaking of banks, the Bristol County Savings Bank on the corner of cover Broadway. That's going to be totally rebuilt on the same footprint so that didn't have to come in front of you so you'll know when you go by and you see COVR BROADWAY. That's GOING TO BE TOTALLY REBUILT ON THE SAME FOOTPRINT, so THAT DIDN'T HAVE TO COME IN FRONT OF YOU SO YOU'LL KNOW WHEN YOU GO BY AND YOU SEE THE ACTIVITY THERE. And LASTLY, we DID FINALLY RECEIVE A PERMIT FOR THE PUPPIES ON ROUTE 44, so EVERYONE CAN GET READY IN THE NEXT FEW MONTHS TO BE ABLE TO GO GET LUNCH AT PUPPIES everyone can get ready in the next few months, you'll be able to go get lunch at Popeyes?
Speaker 1:just gonna ask that last week.
Speaker 7:Yeah, they finally can. They finally made an application for a building permit oh, I'm sorry, that's not my last piece of piece of information. Both in September the first meeting in September and the first meeting of October I will be out of town. I will not be here for those two meetings, sorry we don't really have anything going on right now. We have nothing we have nothing on the agenda for that that meeting so.
Speaker 1:So I guess I'd entertain a motion to cancel that meeting unless you get you know, really get something you want, Jones, for the town. Cancel THAT MEETING UNLESS YOU GET YOU KNOW, REALLY GET SOMETHING YOU KNOW ON CHOICE.
Speaker 2:FOR THE TOWN HALL ON SEPTEMBER 4TH. I MEAN YOU REALLY WANT TO BE THERE. Not BY MYSELF.
Speaker 7:SO YOU'LL HAVE THE NEXT.
Speaker 6:MEETING WILL BE SEPTEMBER 11TH.
Speaker 1:UNLESS YOU JUST LEAVE IT AT THE 18TH, unless you just leave it at the 18th, the 18th, I mean, we don't really have anything going on right now, that's October.
Speaker 6:No, we're talking September oh.
Speaker 7:I'm sorry, I didn't skip a week. You're right, I'm sorry, september.
Speaker 1:And if nothing happens, then I mean right now, it's tentative, unless something comes in. I mean right now. I mean we went through like a 10-year lull and get subdivisions. Now we've had these few. Because it's Pine Street, there's not much land left. I mean it's everything. You know I'll blame it on mostly Brian, but I mean everything. The whole town gets sewered and that's why we have all this. Besides, that's the one thing that had the most impact on.
Speaker 7:If you have a chance to go down to Pine Street. I know you live down there. But West Pines they've done a pretty good job. They've left a lot of buffer. There's a lot of trees. They're not going to be able to do that in East Pine because the place has been cleared out. It's just a big, giant sand pit, as you all know. So hopefully they can do some kind of landscaping to bring what they have on the west side to the east side. But the contractor from all the discussions I've had with Sid and GPI, they've done a tremendous job out there with what he had to work with.
Speaker 1:I've worked with Landgate before. You remember they did yeah, it was Inspector with them. Oh yeah, King Street. Yeah, john Hickey Yep. God rest his soul, but he worked with them.
Speaker 2:So you want to make a motion to cancel the meet for September 4th and go to September 18th. Yep Second All in favor?
Speaker 7:Aye, one last thing I know I SEPTEMBER 18th, SECOND, ALL IN FAVOR AYE. And ONE LAST THING. I KNOW I SAID THAT TWO TIMES AGO BUT MAURENE WAS VERY HELPFUL TODAY TO GET THIS CERTIFICATE OF ACTION PUT TOGETHER LAST MINUTE. We SCRAMBLED BECAUSE SOME OF THE DECISIONS WEREN'T MADE UNTIL YESTERDAY AND THE. So I wanted to thank her because without her we wouldn't have had this certificate ready for tonight.
Speaker 4:Do we make a motion to thank her. You can make a motion sir. Oh, we'll keep her on for another month.
Speaker 1:Thank you, thank you. Maureen. You got your job for another month or so. Thank you, Maureen Don't scare her away.
Speaker 2:Where is the town on water and sewer? In other words, how much more building can we?
Speaker 7:take. That's how much more building can we take? Before Well that's a good question. Every time we get an application, we send it to Water and Sewer and right now we haven't been notified that there's any end in sight. You know, obviously we're. We're taking up more, more volume as we go along, but you know until they notify us.
Speaker 1:I can't answer that question I'm not the sewer water Commissioner, I mean, I think water is more controlling than sewer, because sewer would be an inter-municipal agreement. Where you use are now seven, eight hundred thousand gallons a day coming out of that pump station, and then I am a for 1.3 million you get breeze oh it's, it's the full build. Oh, it's getting close. Yes, but I mean, it was it design 900 yeah, 900 before a thousand a lot. So that's, there isn't a quarter of the town. I have a question for Bob On Prospect Hill Street where the gas station is the mobile over there.
Speaker 2:But it's in time. Did you hear about anything going in over there?
Speaker 7:Somebody bought land over there In Taunton. Yeah, you mean going down Prospect Hill to the backside of the dog track.
Speaker 1:Yeah, to the backside of the dog track. It would be on your left-hand side. I haven't heard.
Speaker 7:Oh, it would be residential, not commercial, it's residential, it's residential. And that's our farm and forest district.
Speaker 1:I'm not sure what the zoning is on the on the time side but with the sewer going down there, maybe what Brian's a little to us, that there's an agreement with Taunton right to connect on properties into it, because I did a subdivision down there many years ago. I'm just wondering if the DID A SUBDIVISION DOWN THERE MANY YEARS.
Speaker 3:AGO. I JUST WAS WONDERING IF THE AIR WE TIED THE SUBDIVISION INTO.
Speaker 1:TWO-RANGE. Suit. And ALL THE HOUSES WERE TIED IN. We're HAVING TROUBLE GETTING SOMETHING TO TAKE. We COULDN'T LEAN THEM, okay. Nothing ELSE THEN BOARD. I'm ALL SET. Thank YOU, okay. Are THERE ANY PLANS TO BE SIGNED AFTER? No, no, okay. If THAT'S THE CASE, I'd ENTERTAIN WELL. Does ANYONE ELSE HAVE? Anything ELSE BURKE. No BRIAN.
Speaker 2:NO ANTHONY.
Speaker 8:PAM. I have a quick question for Bob. Do you know when the town meeting is? I'm thinking, if you're not here, the first two weeks. I'm thinking about the ADU bylaw and the timeline for that we're not gonna have the new ADU bylaw ready for fall time?
Speaker 7:I doubt it with everything that we have to go through in the public hearings and the AG doesn't you know, doesn't respond very quickly, so I'm thinking we're not going to get started on it till probably mid-september okay well, late September, hopefully we don't have to make too many changes, but we can just, you know, change the areas that they didn't like.
Speaker 7:Well, they don't think applies. But I think I think you know your idea about talking to other towns and see what kind of situation they're in, because a lot of towns did put ADU bylaws together last minute, try to protect whatever they could protect. So I would hope that they got the same denials that we got, because our ADU bylaw was a compilation of other towns' ideas and, as you remember, bylaw was a compilation of other towns ideas.
Speaker 8:Right, and, as you remember, we had a lot of different ideas that we tossed around and we ended up with what we ended up with I, like I said you earlier, I can I'm happy to take it on reach out to other towns that have had their bylaws passed, maybe compare what they were able to get approved to what we're trying to do.
Speaker 7:Just that, we know kind of where you're also going to find that a lot of something well, not a lot of town, but many towns didn't even put a bylaw together. They just said whatever you want, we'll do. A lot of times, yeah, and that's unfortunate well, they didn't want to.
Speaker 1:You know, I think a lot of times a few people I've talked to, they were afraid what happened. What would happen is exactly what happened to us. Anything above and beyond the state would kibosh most everything, if you remember the state really didn't give us.
Speaker 7:This is an ongoing learning experience even for them. They put an idea out there and they didn't really have any guidance there and they didn't really have any guidance, you know. And now that that, now that we, we've made restrictions, now they, you know, they've given us their guidance. So, like I said, it's unfortunate, it's going to be difficult to deal with, but you know, and it's good, it's good for some people, but you know, it doesn't work in every single location. So we'll see what happens.
Speaker 1:This will give you time, though, to look into the manufactured home implications, If you could touch base or town council could touch base with the powers that be to see if our bylaws are going to hold water.
Speaker 7:So some of that they said you can't restrict. But they also said we can make it meet the building code. Now, the building code requires permanent foundation for any structure. It's YOU KNOW YOU CAN'T RESTRICT. But THEY ALSO SAID WE CAN MAKE IT MEET THE BUILDING CODE. Now THE BUILDING CODE REQUIRES PERMANENT FOUNDATION FOR ANY STRUCTURE. That's OVER 600 SQUARE FEET AND THIS.
Speaker 6:DOESN'T MEET A.
Speaker 1:PERMANENT FOUNDATION. But WHAT I'M GETTING AT IS WE HAVE A LAW IN PLACE THAT SAYS YOU CAN'T DO THIS MANUFACTURED HOME IN THIS OTHER DISTRICT. They APPROVED THAT. So THE AG. Whenever THAT WENT THROUGH TOWN MEETING, they WOULD HAVE HAD TO APPROVE IT CORRECT. So IF THAT'S APPROVED, how CAN THEY UNAPPROVE IT? You KNOW, but JUST SOMETHING TO LOOK AT AHEAD OF TIME, so WE CAN TRY TO HAVE ALL THE DUCKS IN THE ROW COME well, spring town meeting anyone have? Anything else?
Speaker 7:all right, I'm sorry, see your moments here. Now it's to play an overlay. The questions that they want fill in answers. I'm GOING TO PUT IT ON THE LINE, ON THE LINE, ON THE LINE. Pastor PLAIN. Overlay THE PASTOR PLAIN OVERLAY THE PASTOR PLAIN OVERLAY THE QUESTIONS THAT THEY WANT QUESTIONS THAT THEY WANT QUESTIONS THAT THEY WANT TO FILL IN ANSWERS FOR. If YOU TO FILL IN ANSWERS FOR, IF YOU TO FILL IN ANSWERS FOR, IF YOU CO INFORMATION FOR WHAT THE REQUIREMENT IS GOING TO BE FOR THAT DISTRICT.
Speaker 1:I DIDN'T GET PAST THE FIRST PAGE WITH FENESTRATION IT'S LIKE, it's WINDOWS. So JUST WRITE WHAT IT IS IT'S A FANCY ACCORD FOR WINDOWS, yeah. But I'M NOT, you KNOW, I'm NOT CLIFF CLAVIN WITH ALL THESE WORDS, or ALEX TREBECK, so I fenestration, what is a window? It's how your windows look. I had to look it up, but I mean, you don't put words like that in a bylaw, you know I mean they might, but put it so that like an average dude can understand it.
Speaker 1:You know he had it about five times Fenestration. I'm thinking, oh my god, is that legal or illegal? End up in the post office if I do any fenest. I'm THINKING, oh MY GOD, is THAT LEGAL OR ILLEGAL? You KNOW, end UP IN THE POST OFFICE IF I DO ANY FENESTRATION. But YOU KNOW I JUST WAS LIKE OKAY, but ANYTHING ELSE. On THAT WINDOWED NOTE, I'd ENTERTAIN A MOTION TO ADJOURN SO MOVED SECOND, seconded.
Speaker 2:ALL IN FAVOR AYE.
Speaker 1:OKAY, NOW TO GET TO.