[music] Heat. Heat. [music] >> [music] [snorts] >> Good evening everyone. I'm calling tonight's meeting of the Felma Planning Board to order. Today is November 25th. It is 6:31
and we are meeting at Felma Town Hall. My name is John Drooley. I am the current chair of the planning board. Before we begin, I would like to remind everyone that this is a public meeting and is being conducted in accordance with Massachusetts open meeting law.
Please take a moment to silence any mobile devices or electronics to avoid interruptions. Anyone wishing to speak should come to the podium, wait to be recognized by the chair, and state their name for the record before making remarks.
We encourage respectful and constructive dialogue during public comment periods. Thank you. We will now proceed with the first item on the agenda, which is public comment. If anyone wishes to speak about something that is not on the agenda, please come to the podium and
state your name. All right, seeing no volunteers, we'll continue to our first hearing for the Well, we're going to go to minutes first. Tom, Mr. Chairman motion to approve the November 4th, 2025 and
November 17th, 2025 minutes as presented. >> Second. >> All in favor? >> I >> I unanimous. So the uh first hearing we have tonight is for Bruce Devletta
plan of land to confirm lot lines and obtain the benefit of MGL chapter 111 section 127P for property located at 118 Timothy Bourne Cartway and for the applicant do we take testimony from Apple for ANR?
>> You definitely do not need to. >> Okay. Um >> could you just explain what they the law we just quoted? I don't think anyone knows what that why we're doing this. I think it'd be helpful for everyone to understand. >> Sure. So the the law that's cited in the
bylaw is in reference to the septic regulations. So when an applicant files an ANR, they have uh froze the regulations in place for a period of time um for the border health regulations. >> It's all zoning, right? Well, it's specific to just that requirement. As
you know that there there are new regulations from the board of health that are requiring innovative and alternative septic systems. So, folks are uh finding a way to file so that they can freeze those regulations in place as of today's date. >> So, today's the last date they could do
that. Is that is >> uh the regulations have already gone into place on the 15th, but this application was in before then. >> Oh, was in before then? I was just wondering the timing of it because you know that. Thank you. Could we ask a further question? >> Certainly. >> What is the consequence of not approving
if if they don't manage to >> they would have they if they wanted to pull a building permit for say another bedroom for an ADO or uh subdivide the property they would have to then conform to the new septic bylaws probably denitrification. And
>> so it's to avoid denitrification. >> It freezes the zoning for three years. So if they do something within that three-year period then they >> Thank you. I just wanted to understand. >> Right. >> Any other questions? So go ahead.
>> I move to endorse. >> I got a second. >> Second. >> All in favor? >> I >> I unanimous. Thank you. >> Second on the agenda. Uh, Matthew Terry site plan review application to construct a new 7,475
square foot light manufacturing warehouse building at 117 Bernard St. Gene Drive. And Mr. Terry for the applicant. >> Good evening. Uh, for the record, Matt Terry from uh, with the law firm Obama
and Clower here in Felmouth. Uh we were last before this board on October 14th. That was our first uh site plan review hearing. Um subsequent to the October 14th hearing, we'd worked on some
revisions to the site plan set uh uh in response to comments received during the hearing and from town uh department referrals. So, we've submitted a revised site plan set um and
also responses to some of the referrals. Uh the um engineering department in particular had a number of um comments, questions, changes that they wanted to make. Um so, um Scott Masili of
Longfellow Design Build is here um who's an the engineer for the project. Uh he can address any technical questions that are raised. Uh but uh the engineering department uh gave a a further referral response today uh where uh they
concluded that uh the vast majority of their comments had been resolved. Um they suggested um a couple of items to be uh included as uh um conditions to an approval. uh and they had a few new comments um that we'll go through um a
as part of um our next homework assignment. Um uh in particular, we're going to have to uh produce some changes to the storm water figures that were initially presented to the board. Um so we'll do
that prior to our next hearing. Um Scott, is there anything you wanted to add to that? Okay. Uh, so at this point we'll open it up to questions. >> Thank Thank you. >> Any questions? >> Not now. >> Not now.
>> So it just seems that we we're down to like the gravel parking and some drainage. >> Correct. Um, so, uh, in some correspondence between myself and the applicant prior to the meeting, it
appears as though they may be removing the gravel parking, uh, in favor of going back to the, uh, paved surface and would likely [clears throat] be altering the storm water calculations in between your next meeting, but staff is comfortable with the application as is
presented, uh, minus the storm water component, which I think we can tackle in between now and your next meeting. >> So, if we uh I'll vote for um a positive motion for our next meeting.
>> Yes. If you if you're comfortable, we'll draft a positive motion. Um and it'll be contingent upon engineering the engineering division um signing off on the storm water uh before it gets to your to your table next year. >> Okay. Do we need to take a vote on that or we just
>> You don't need a vote for that. >> Okay. Is everybody comfortable with that? >> Yeah. >> Yeah. >> Okay. >> So, for clarity, the next meeting is December 9th. >> Yeah. >> Okay. >> Year is flying by. >> Okay. Thank you very much.
>> The applicant good with that? >> Yeah. >> Okay. >> We're great. Thank you. Appreciate it. >> Thank you. >> See you in a minute. >> We're going to get out of here in like a half an hour maybe. All right. Third uh
our third applicant this evening is ASD Cape Cod Holdings LLC site plan review application to install largecale groundmounted solar arrays at 41 42 48
and 59 Theater Drive and 0 Box Hill Road maps 10 0300 01 163 and 1 1701 02 8B 014
and 1 171 028 039 I said 2 A 2 B I just 2B. Okay. 1 1701 028 A 015 and one 04007
035. Tom, >> the notice. Tom, >> where is it? >> Uh, your packet with the clip inside your box. >> Oh, the big
>> with the clip. >> Keep going. Keep going. Keep going. Large packet. There you go. Okay. Public notice for this project was published on November 7th, 2025 and 36 of Butters were notified by
regular mail. >> Thank you. And and uh before we uh hear from the applicant, I want to make a statement. Um I'd like to make a statement on the record. In my capacity as a private citizen, I am a member of
the Cape Cod Country Club 2024 2025 in Falmouth. And in an abundance of caution, I have filed disclosures pursuant to GLC 268A and S23 with my uh I did it with the
Cape Cod Commission, but I'm also doing it here making the public aware that I believe that notwithstanding my club membership, I am able to be fair and impartial in reviewing the DRRi of the the uh >> site plan review and that there is
There's no need for me to recuse myself. If anyone feels that I need to recuse myself, please speak now. >> All right. Thank you for the applicant. >> Thank you, Mr. Chair. We we appreciate the disclosure. Uh for the record, my name is Kevin Clower. I'm an attorney
with Aman Clower Law Firm here in Falmer and I along with our design team are before you tonight representing ASD KitKat Holdings. With regards to the proposed solar array at 41, 42,48 and 59 Theater Drive and Zero Broxberry Hill
Road, generally known as Kipkai Country Club, this is the culmination of a long process that began back in uh I believe 2019. We have our full design team here with us this evening with our intent is to present uh the presentation for this project. You're going to hear from my
colleague Matt Terry as well as Manuel Vajara from Pure Sky Energy, Raul Desari from Cape Islands Engineering and Brian Madden with LAC Environmental as well as other members of the team. We're glad to present this project to you and we'll be happy to field any questions or comments from the board and the public
um in order to help begin moving this process forward. I'm going to hand off initially to uh attorney Matt Terry for uh general introduction to the project and uh start walking you through this. Thank you. >> Thank you. U Ched, before we take any
more testimony, do we need to dim some of these lights for the television audience at home or >> You certainly can. >> I'm not I'm not saying to do it. I don't know if we have to do it or not. >> I think it would probably be wiser. >> John used to do that when he sat there. >> Mr. John, [laughter]
>> watch what he does now. >> No, I'm not going to do it. >> She doesn't want [clears throat] to know it. >> People need to speak up because these aren't microphones. It's not microphones. >> These aren't. So if they need anyone who's speaking needs to speak up.
>> Still that line of lights up. >> Thank you. >> Again, for the record, my name is Matt Terry from the law firm of Amed Clower. Briefly before I turn it over to manure, just wanted to give the planning board uh just a quick procedural history on
where we've been um and where we're headed. Uh the uh uh this property was placed in the uh large ground mounted solar overlay district by vote of town meeting in 2021. Uh it was a twothirds requirement and
the article received just about 80% of the vote uh to include this property in the overlay district making a a large groundmounted solar array a buy right uh use uh for this property. [snorts] Um uh subsequent to that we uh um
continued to work with town staff, Cape Cod Commission staff to refine the the project plans. Uh we applied to the Cape Cod Commission this spring. Well, I should say we applied to the planning board this spring uh for site plan review and were referred to the Cape Cod
Commission. Went through five hearings with the commission uh including the full commission hearing at the beginning of September. the uh commission approved our project uh by a 14 to1 vote uh which then sent us back to the u uh planning
board to commence site plan review. In between um site plan review and the Cape Cod commission just last week at town meeting uh there was a petition article to remove this property from the overlay district that was uh uh um rejected
pretty roundly by uh voice vote. Uh and so that's uh what brings uh us uh before you this evening as a byite use site plan review is the only uh local permit that will uh need um other than uh storm
water driveway and building permit. Uh so with that as background I'll turn it over to manager of Pure Sky Energy to give a more detailed presentation of the project. >> Hello everyone. My name is Mjoura with Pure Sky Energy. Thank you for taking
the time to allow us to give this presentation. Really appreciate it and for all the efforts of the town meeting members um last week and the weeks before in gathering information about the project and making an informed
decision. Um so just to begin uh uh once again I'm joined with uh Raul Lazardi who's with Cape Islands Engineering, Brian Madden with LEC consult uh LC consult consultants and then Lawrence Cook from our team and PSC who's a construction manager.
Um really quickly an agenda I'll be going over the background of the project and then doing an overview that'll be shared between uh myself Raul um Lawrence and Brian and then just a quick summary at the end. So just to begin um
Pure Sky Energy we have been doing community solar projects across the country for the past since 2017. Uh we currently have about 44 projects that are active and under construction across the United States. Um probably around 12
or 13 of those projects are in Massachusetts currently active um across the state. Um and that adds up to well across the country we're we're about over 233 megawws. Um and then battery storage is also a common uh component of
our projects as well. um especially in Massachusetts as it's a mandatory uh it's mandatory per the state regulations for projects above a certain size that these projects do fall under to be paired with a battery storage system. Um, we are an independent power
producer. Um, you know, this, like I've mentioned, we've with the projects across the United States, we've helped over 9,000 customers sign up for energy and save millions on their electricity bills. Um,
and a really important part about the way that we like to do things with the towns that we work together with is to form a long-term partnership, which is kind of built upon that. Last week, you know, the donation of the land and, you know,
working together with the select board and the town to establish that more formally. So, uh, then just going over briefly an overview of the site as it is. It's 137
acre, 18hole well-managed active golf course. Um, has amenities like a clubhouse, a pump house, paved parking areas, paved car paths, all accessible via the uh theater drive and Boxberry Hill Road. On the site itself currently
are two housing units. Um, one is located right around this area. Um, it's a single family housing unit and the other is the previous cast house at the edge of Theater Drive which has been
uninhibited for uh, tens of years at this point. Um, so it's very overrun. And then we have the pump house that's closer to the Kunamaset pond on Theater Drive that brings water into the site for irrigation and I think for watering.
Uh then there's the clubhouse and the maintenance building which are side by side along the drive. Um currently the sites are zoned as agricultural A and then the the parcel that the clubhouse is on is zoned as business and they fall in the water resource protection
district of Felmouth. The surrounding lands of the project are all primarily conservation commission lands. Um there are some neighborhoods on the south side of Boxberry Hill Road. Um some residents that live there. Then there are also residents that live along Boxberry Hill
Road and Theater Drive. And um public access. This currently there is public access that's used um through the paved parking area. The trail system that is currently as it is. There's a parking lot on the north side
of the site that people utilize to um you know travel across the site and go to the sliding hill etc. So then moving into the overview of the projects. Um at a high level this is a 20 these are three separate 5 megawatt
projects or two 5 megawatt projects and one 3 and a half megawatt AC project. Solar and battery storage. Um that is 23.3 megawatts DC. Uh AC is what the utilities kind of that's how they run
their numbers and DC is the size of the system. And when we the energy is kind of generated by the panels they get converted from DC to AC so that it's compatible with the local grid. Um the project area is about 102 acres that
covers all of the redevelopment of existing land use the landscaped areas and site lo site alterations and also restoration as well that's included in that. Um uh a part of this project is the permanent conservation of 55 acres of
open space which is consists of 42 acres of the upland across the site. Then there's about 1 acre of the wetlands across the site on the south array and the west array and then there's a round pond itself which is about 12 acres. Um then also this project is proposing to
clear about 10 acres. Um I'll be showing more pictures of that uh further into the presentation and uh about 7.6 of those acres are about upland forest and the rest remaining are managed tree
areas uh standalone trees meant to uh be a part of the course. Uh and then as also as a part of this project, as a result of the 10 acres of tree clearing, we are replanting 16 acres of trees and shrubs across the
site to be in compliance with the Falmouth regulations uh aimed at rehabilitating mainly around the vernal pool since it's a ecologically sensitive zone and of a lot of importance and its connection with Kunamasa Pond and Round Pond. Uh and then overall the restoration
around the site is comprises of you know a mix of natural communities and habitat covers, open meadow, early mid success successional habitats, forested uplands, wetlands, uh sustainable turtle nesting habitats, osprey nest and bat boxes,
birds and bat boxes. The project itself is a conversion of maintained lawns and paved areas into a native meadow across the site under the panels. The restoration is split into four different sections. There's one
which is all existing um vegetation and then the next is vegetation or parts of the site that are currently manicured areas, manicured fairways will be converted into trees and shrubs. Then there's manicured areas converted into a woody seed mix uh mostly perennials I
believe. And then the last is manicured areas like um the portion that's right between round pond and kuna pond that will be converted from [clears throat] a fairway to a pollinator meta. Um and overall this project over the
course of 25 years is expected to reduce the carbon emissions by about 285,000 tons. Um this is a highle site layout. Um you can see here there's the red which
represents the tree clearing and that happens across the different sites. On the south array it's all bunched together and that portion is upland forest. Um then on the east array there's portions that are um managed
trees and fair uh more manicured fairway under it. Um, and there will be more pictures after this to show more specifics of each of these tree clearing areas and um, what they look like currently. And then overall each site too has an equipment pad. Um, since they are
differing in size, the south array is the smallest 3 and a half megawatt site that has a smaller equipment pad with less equipment in general and uh, is a distance away from the roads. Then the west and east array both have equipment pads. The Easter Rays equipment pad is
larger because it has a bit more equipment. Um, uh, uh, one more battery storage container, another maybe, uh, two inverters on it as well, and the transformer and converters as well. And
then overall, the sites host these single access tracking panels, which I'll also be going more into more detail about them uh, later on to the presentation. So with that, I will pass it to Brian to
just go over the current existing conditions of the site um and then going into the restoration and those details. You just scroll down on the mouse. Thanks. >> Good evening. Uh Brian Madden from LEC Environmental Consultant, senior
wildlife wetland scientist. Um, so we had conducted a natural resources inventory for the Cape Cod Commission which involved a series of site evaluations over multiple years dating back to 2000. Um, and so just wanted to summarize
existing conditions, habitat conditions. Uh, the perimeter of the golf course uh is occupied by forested uplands primarily. Uh there's uh obviously boarding vegetated wetlands associated with Kunamesa Pond and Round Pond. Uh
there's three isolated wetlands on the property. Uh we had flagged the the site back in 2000 and had received an order of resource area delineation approving the wetland boundaries uh by the conservation commission. Uh this
photograph you can see here is uh representative of some of the site conditions of forested areas in between some of the golf holes where uh it's a a varying mix. Some have intact forested upland where the ground cover is remain
undisturbed whereas other areas um like this photograph right here it's been maintained underneath uh in between some of the golf holes. So you have these fringing forced conditions between some of the holes uh that are otherwise occupied by uh turf either fairway uh
rough or uh green conditions but very uh typical of Cape Cod oak pine forested up on the habitat conditions. Here's some additional site photographs that um just representative photographs throughout the site. Um
if you can see here um some of the wetland areas obviously Kunames pond and round pond but the vernal pool uh that is located I'll just show it right here is located in this
position right here um in addition to a isolated vegetated wetland that is was actually flagged within the middle of the fairway. Um but some of these are the locations of the maintained uh understories in between some of the
golf holes. Uh there's a lot of standalone trees obviously um fringing the golf holes. Uh so as men had touched upon uh there's a significant amount of restoration being proposed uh associated with the
project. Uh this plan uh depicts with the varying coloring scheme varying restoration aspects being proposed. Um and as he had mentioned there's uh 34 acres a little over 34 acres of the
property is being uh restored that is previously developed occupied by the turf type conditions andor paved conditions cart paths parking lots uh buildings etc. Um there are few
structures along the pond that are also proposed to be demolished and restored in place. Uh as part of the restoration there's 16 acres of dedicated forced upland habitat conversion. So proposed trees being proposed in those locations.
There's a total of 650 trees uh that are proposed. And um again the the intent of the restoration plan is to provide like a mix of habitat conditions whether it be forced upland uh more shrub type
conditions to meadow or a mix of those habitat cover types. And that's the varying coloring schemes. There's a significant amount of restoration being proposed in and around the vernal pool. Again, that's this this area right here that provides a pretty significant
habitat corridor connection between Kunsa Pond and that Bernal Pool. Um, and there's over 11 acres of being uh that will be protected and uh restored in in that location.
Um, and with that, I'll uh turn over to Ro. Thanks so much. Good evening. For the record, Rahuli Sardi from Cape Islands Engineer, professional engineer, um involved in this project from approximately 5 years
ago now. Um so the sites, this plan that that we're showing in front of you is the existing conditions of the site. Um it is a golf course so there's varying um topographic features and there's a lot of terrain reveal on the site. Um
this particular view that we're looking at is the sub catch basins or subcontributing drainage areas um within the sites. Um all of the site technically flows or slopes towards low depressions within the site or towards
um either the Kunvesa pond or round pond. In this particular area, the biggest contributing area in the middle contributes to the the wetland smack in the middle of the west array, which is the Verno pool. Um, currently there are no catchment features on the property.
So, all of the runoff from the golf club um and the uses on the site runs off into that wetland. um the main area where the um hole number one is located and the back side of the the buildings on Theater Drive that um all all of that
area run us off to a low point on the north or east corner of the property. What we propose to do here is reshape the grading on the site to place the vernal pools, but essentially the runoff patterns will stay the same. Um the big
difference in this case is that we are introducing some depression and constructed basins to intercept some of the runoff leading or preceding the final discharge to either the wetlands or to the pond. For example, this area
right here, we have uh created a detention basin. It is going to be vegetated and it's going to be allowed to continue to serve um as a natural um condition, but it will be a depression that captures runoff before it overflows to the wetland. So, it provides some
treatment. However, the rest of the site is going to be a meadow, so there's going to be lead um nutrients flowing out of this project. Um the other main area at this location will continue to slope to the low area that's located on the property. It's just going to be
regraded for the placement of of the solar panels. All of the buildings along Theater Drive will be removed. There is going to be um constructed earth BMS to provide some screening and privacy to the residents of of theater drive, but
all the buildings are being removed. Um the residents at this location of of Konames is also being removed. The area is going to be seated and allowed to become a meadow, a natural meadow. on the south array similar. We have
different um contributing drainage areas. Um they all discharge to low points. Um one of them discharges to a wetland at this location. Um the project will continue to do the same. The patterns will continue to be the same,
but we have proposed some um drainage capturing by drain basins before they actually reach out to to the um wetlands. the areas that don't discharge to wetland will just continue to um slope the land to go to the same low
points that they currently go to. Um the east array will be something similar. The east array is the largest of the three parcels. It is also the flatter of the three parcels. This one has a a large um low depression at this
location that we propose to continue using as a destination for surface runoff. Um at this in this plan we show the proposed grading with the panels and we show that the low areas kind of remain low areas. Um to the south area of this
project we are proposing a larger um drain basin. again is going to be seated and become natural. Um but it's going to intercept any runoff that's going on that direction. Um along Bucksbury Hill, we're proposing some raised earth BMS
and planting areas um to provide buffering and screening from public roadways. And with that, I'll transfer over to Manure um to continue this presentation. Thank you. So moving forward, we're going through
the the landscape plan and the different viewsheds um for the project. Uh the landscape plan here will show it shows kind of a mix between the site plan and the restoration plan where you could see there's uh you can see existing
conditions where the trees are and then there's also areas you can see in the solid green um that is areas to be restored with trees and shrubs and then the yellow are areas that will be receded with a woody seed mix or a meadow seed mix.
Um so this part of the landscape plan focuses on the east and the west array. As you can see uh there's these red circles with some arrows. These represent the different viewpoints that we captured for these site uh for the for these two sites. And in the following slide they'll show those
pictures of before and after of the projects uh of the project um and the existing how it looks how it looks as well currently. So on the left side is what it currently looks like. As you can see, um you know,
there's wooden fences, there's trees in the background, and then when we um install the system, there will be some grading in that area. And there's root plantings of trees and shrubs uh to cover the fence. And this is an example
of what it will look like 3 to 5 years into the future after being planted. Um and uh as you can see the the view of the fence isn't obvious. Um we tried as much as possible to establish and plan
for a lot of buffer between the fence and the road uh to be conscious of the viewshed impacts that it could have. Um the next picture is uh looking at the west array um right at the top of Boxberry Ho Road. Uh currently, you
know, there's a lot of forest on the right side that will remain as it is. Um you can see in the back side over here, this is uh one of the holes that is abudding the vernal pool area that will be converted and uh braided to match the
10% slope that we're aiming for. This right here is a uh uh some trees, standalone trees that we'll be removing. Um, so on the right side you can see we have a path that connects with the current cross path, the cart crossings
to go into the Easter. Um, this path kind of goes through and in between some earth berms that will be replanted with trees and shrubs to effectively block the site of the fence and the panels from the road.
Uh this these uh this is a view of where the driveway will be um and what it will look like from the road there. Um as you can see since it's a driveway there isn't a way to provide a buffer between the gate and the roadway. So it will be
visible. However, around it and in that area, uh there is significant replantings that we're planning and um earthms to help mitigate the um viewshed impacts as much as possible. Uh and then the bottom image is further
down the site, but still looking at the west array. This is um looking towards the clubhouse from the road. Um this view will be mitigated as well with more trees and shrubs. You can see the path here also continues down here um from
the um from the theater drive area. Um so just more just more trees and shrubs that we're planting strategically to help mitigate that impact of the viewshed. Uh so then for the south array we don't currently have you can see we don't have any view points at this along
this along Boxberry Hill road and that was primarily because there is existing tree line that is probably 150 to 100 ft away from the road or from the road towards the site um that is existing um
healthy tree line that provides a lot of buffer on its own. Uh but beyond that as well, we're planning to uh uh install earth BMS and do a lot of replanting. And then also the the trail, the walking trail that goes around the south array
will come up to the driveway area as well and exit towards Boxberry Hill Road there. Uh and then this is a image that I pulled from Google Maps to show what it currently looks like. This is the current cart path crossing crossway that
goes from the south array to the toole 4. Um these trees I just wanted to show that you know the dense there are densely packed upland forest here with a lot of uh coverage on the ground as well as uh a healthy kind of long-lasting
forest there as well. So we plan strategically to keep that in place to as much as possible mitigate that viewshed impact. Um and then just more information about the project equipment in general. These are bfacial solar panels which means
that the energy that is generated from them comes from the sun. When the sunlight hits it from the top energy [clears throat] is generated and then any sun sunlight that bounces off the ground and hits it from the back then it it's also generated there as well. So these are more efficient panels that
we've uh chosen to use for this site. Um these are 545 megawatt plant panels as well uh currently that we're planning. Um the technology is always uh progressing and maybe just a few
years ago we were at maybe 300 or 200 mega 200 watt panels and now we're at 5 450 550. So the the efficiency is getting better. that lets us use less space um and be able to generate the same amount of electricity from these
types of projects. Um and then additional additionally to the solar panels, these are single access tracking panels, which means there's a motor on each table. Um and by table I mean this is an example of a table. Um it doesn't show the whole
thing, but this is uh an example of what it would look like. uh the postings, the racking into the ground, how the panel will be placed and uh the motor on it controls the whole table, the whole array and functions quietly throughout
the day to track the angle of the sun. Uh and then as well in addition to the solar panels, there is an equipment pad and on the equipment pad, you can there will be a battery storage system, inverters, converters and a transformer.
The battery storage system uh is essential for providing more grid stability. It smoo smoons power fluctuations and mitigates intermittency. It helps with cost savings and price fluctuations in electricity in certain areas by
providing that stability. Um and uh it provides 24/7, you know, energy availability in the area. There were some use cases from some of our projects in the summer of 2024 that were able to supply electricity during two
emergency events over the summer of 2024 um weather high temperatures and they helped provide electricity to the local community or to the utility Eversource um to help stabilize that situation. And then I'll I'll pass it to Lawrence
to go over the construction phases of the project. Okay. Uh good evening. Uh my name is Lawrence Cook. I am the associate director of engineering, procurement and construction for Pure Sky Energy. I'm going to talk you through the uh the construction phases from a very high
level. There's obviously a complicated uh site across three different uh individual sites. Um so it's been split into three phases. Site preparation, uh the installation, and then the closeout. site preparation uh will probably start with the larger east array and then the
move on to the west array and then the south array. It will begin with tree establishing uh first of all the uh the limits of clearing uh all of the erosion control uh and sediment control that needs to go in. Then we'll look at tree clearing uh grading um and then there'll be some uh temporary seeding uh that uh
stabilizes the ground during the construction period. Um the tree clearing will be timed so that it doesn't interfere with any nesting, roosting bats or birds. Um the temporary stingment will be a fast growing cover just to uh uh provide uh
the uh uh reduction of of erosion during storm events. Uh the we'll move from one site uh doing the tree clearing move on to the next. Uh we will start uh then on the on the first site with the post installation for the racking. So there
is some staggering and certain overlap between these three uh three sites. So it would move from tree clearing, grading uh to solar racking installation modules uh and then the the uh the pad. That will generally take about six to eight months on each site. And then
we'll look at the final close out which will be uh towards the establishment of the pollinator areas uh the um uh the uh buffer zones, the the tree clear, the the the restoration areas and things like that. Um and then we'll have a
operations and maintenance plan in place to uh help establish all the pollinator meadows over the next kind of uh two to two to three years post construction because they don't just come up all in one year. It takes uh takes a little bit of work over over the coming seasons to make sure that they're not that the wild
flowers aren't out competed by invasive species and things like that. With that, I'll hand back over to Manuel. Oh, there's no pesticides or herbicides used that we uh uh that we will need to use. Um we have no need for it. Uh and so
just to part of the agreement I think with the Kuna Mes Pond Association is that we're we're [clears throat] not going to be using any pesticides or herbicides on site either. So just wanted to make that clear. >> Thank you, Lawrence. Um next is the operations maintenance plan. Um so it's
split up into two different areas. There's the space within the fence. Um, and this is going to be uh the battery storage system and the panels have monitoring systems in them and around them. Uh, the battery storage if there's any change in temperature within the
container. Um, that will be noticed and it'll be notified to our remote team that uh monitors the system. And um if there is any there's usually a threshold of temperature that when it exceeds that
point then uh any local bodies like the fire department are notified we'll have people come to the site to look at it so that we can try and mitigate any um to understand what's happening and mitigate as much as possible before um before it
can or just understand what the problem is. Um so within the fence itself there's infrastructure maintenance, the access roads, maybe some snow clearing, um storm water basins and drainage controls, making sure that those areas are um cleared so that the water uh flow
is always going. Then vegetation management, which is like uh Lauren said, there's, you know, a period of time after we establish the pollinator seed mix and the woody seed mix and the trees and shrubs that they need to establish. um it could take a few years
and it's a part of the Cape Cod Commission's approval, a condition of their approval that that process is um supervised and that it's monitored and that everything including invasive species uh management is uh contained
and actively worked on throughout that process. Uh, and then the same goes for wildlife habitat management, making sure that the turtle nesting sites, the birds, bat boxes, and osprey nests are all functioning as they should be, that they're placed correctly, there's annual inspections and maintenance. Um, and
then the contractors will be trained to um encounter or take care of these areas so that there is no disturbance or minimal disturbance to wildlife. Uh and then in addition to this is outside the fence, but also something that we um
have said that we would help with is the sledding hill and making sure that that's mowed um as often as we mow the um the sites. Um the sightes will be mowed about one to two times a year uh to help establish that pollinator meadow and it'll be cut down to about 6 in off
the ground. Uh sometimes when the pollinator meadow gets a little overgrown and it kind of goes in between the panels, it can have a significant effect on the power production of it. So making sure that we are strategically
mowing them down through the year uh at specific times, not you know in the middle of the summer where the grasses where the pal where the metal will just grow back. um specifically doing it at the end of a growing season and maybe at the beginning or through the middle of the summer or earlier in the summer
where more growth happens. Um but we'll be inspecting that to kind of more accurately decide when during the year we should be uh mowing it so that we can help maintain that. Um then storm water management like I mentioned
above you know the storm water basins and drainage controls. All this is meant to be compliant with the Felmouth uh storm water regulations. Um and then you know they're also meant to help protect the adjacent wetland resources the vernal pool the Kunamasa pond round pond
and then the wetlands on the south array as well. And then outside the solar arrays um this is the town that's going to be donated the open space. This will be the walking trails. Um, a lot of that space is also going to be restored.
That'll be within our purview uh during the establishment process to make sure that all of that is established properly over the course of the next 2 3 four years and make sure that it's growing healthily and that the invasive species are also properly managed. Um, but the
long-term kind of stewardship of that space will be uh in the responsibility of the town. um maybe the conservation commission um but that land ownership post donation like I mentioned will belong to the town and will be managed accordingly
and then another aspect of the project that you know requires some clarification and also some more detailed discussion about is the interconnection. Uh we recently in November or earlier in November we executed the interconnection service agreement which signifies a major
milestone in our process after years of being in interconnection studies through um you know a regional from a a regional side to you know more granular to an individual substation and area. um we
now have an idea uh and more definitively what upgrades are going to happen, where they're going to happen, and when. Um there's a schedule that Eversource has that they'll be sharing with us shortly to uh so we can work together as those
upgrades start to happen. Um and then on the right side, um these are two pictures. One on the left side is a picture of a current. These are live pictures that I took from Google Maps. Um, one, this is on Boxberry Hill Road. This is a
representation of a singlephase uh, utility line. Um, this is an example of a pole that will be upgraded to the three-phase which you can see on the right side. Um, the p the poles on the right side will be uh a it's it would be
a combination of upgrading the current poles with some additional support. You can see right here um this wire is called a guy wire. It helps provide support and um so then in turbulent weather the poles can remain stable. Um
with you know the additional equipment they usually take this guywire and put it more further out so that the that tension is maintained during inclement weather. Um and as you can also see it is utilizing equipment on the same wooden pole as it is. Um, this project
also will have six new poles along Boxberry Hill Road that will connect with the existing utility lines. Um, and these will be overhead lines on the street. Um, when the the way that the lines will connect with our systems is
from the street they'll go underground. Um, and that'll connect with a a pad mount connection, padmounted connection, and then that'll go into our where the equipment pads are located on the site. Uh and then the next part is the community solar process. This is a big
aspect of the project. It's a state regulated aspect of the project. Um we can't go through with um having this established as a project without getting a preliminary statement of qualification, which is the first step that happens after we get a or after we
get to the point of building permits for projects. Um usually for to be able to apply for this you need to have all the permits from the town uh from any other relevant bodies as well as well as an executed ISA. Uh once we have that then
you know that'll probably commence around that time will be the commencement of the construction and the uh that aspect of the project but then in the meantime we'll be looking to fill the subscriber um types for this project.
Um, currently we're at for lowincome subscribers, there's two options. There's we could either do 15% of the power production goes to it contributes to 100% of low income eligible folks um 100% of their of the supply rate on
their bill. Um and then also uh the next the other option is 40% of the power production will go to 40% we'll provide a 40% discount to the low to moderate income eligible folks. Um
currently we're proposing% >> well the second option for the low to moderate income there's two options according to the state regulations. There's 15% at 100% discount and 40% at a 40% discount. Um then for the community share the mass market
subscribers uh these are uh this will take up about 35% of the project um production and that will offer 20% discount to those folks. These are uh local residents. Anyone who's a Eversource customer uh small businesses,
nonprofits can also be eligible for this as well. Um and we're currently and then the last the the last two offtakers or potential offtakers are municipal offtakers like town hall, fire departments, um libraries, hospitals, etc. Uh
municipal entities that need power. Uh, and then other offtakers could be, you know, Hoie is an example of a offtaker that we've been reaching out to to see if they'd be interested in having some of their power um, come from the site and be discounted through the s through
the system. Um, but they're considered anchor offtakers. Um, and they will be limited to two per project at a maximum of 50% of the power produced by the system. Um so with this there's a significant discount and kind of savings
from electricity that local residents, local businesses, the town and local organizations can benefit from from the pro for the project. Um and just some statistics that are relevant for Barnesville County. Um I know that you know Falmouth has about
22,000 housing units. about 67 or 70% of those are permanently uh are have permanent residents in them and the other remaining are seasonal residents and that accounts for about 16,000. Um this project will be able to power 2200
homes a year and that is equivalent to about 10 to 15% of the total housing units uh energy demand. So just a statistic to kind of give you a little perspective of the impact that the project could have in the local um
energy distribution system. And then the other one is this is more for Barn Barnesville County, but currently all the sources of energy generation in Barnesville County adds up to about 378,000 megawatt hours. Um after this project is implemented, that'll go up to
407,000 megawatt hours. Um and so this project contributes about 30,000 uh about 29,000 and represents about 7% of the total county uh electricity generation.
And then just lastly um the summary of some key points of the project. Um it's once again some of the detriments are the tree clearing which is necessary for us to be able to establish these projects and then the fence as well is a
7 foot fence with 6 in underneath that will that it may modify the movement of the larger wildlife like the white tail whitetail deer um coyotes maybe um some midsize animals as well. But for the most part, the smaller animals like
chipmunks and skunks and squirrels will be able to travel freely under the fence. Um, other benefits of the project, like I said, this provides clean, local, and carbon-f free energy to the local Eversource grid in Falmouth and across
Massachusetts. Um, it provides cheaper and renewable energy for local residents and local communities. The battery storage system also provides a lot of stability and a lot of stability in electricity uh electricity supply and also um prices
in the area as well. Um of the 137 acres, 55 acres are going to be permanently conserved. Um 42 of those acres is upland um and which is double what the commission uh regulations were requiring.
and uh public access public access will be remained through walking trails and sledding hills across the well the sledding hill on the north side of the site and then walking trails that will travel all around the site. Um about 57 acres which this space represents where
the where the fenced fence areas are will be converted from fairways to pollinator meadow with the um solar systems above them. [clears throat and cough] And then the replanting of 16 acres of forested uplands and which improves the biodiversity. A lot of that focuses
around the vernal pool to establish that ecological connectivity between the vernal pool and Kunamaset pond. um the space between Round Pond and Kunamas Pond as well to uh establish some more ecological diversity in that space and
allow for species like the I know there's a popular turtle that even I've seen on whole 18 that travels between the pond and the vernal pool that will be very well taken care of with its own turtle nesting habitat um and a lot of space in between to be able to travel
freely without risk of any human interaction. uh between Kunami Pond and the Vernal Pool. Additionally, there's no traffic or transportation impacts uh post construction for this project. During construction, there will be movement of uh the trucks that will be used to help move the soil from
different parts of the site. Uh there's a significant reduction in nitrogen loading that the project presents from a conversion of a current golf course to a um solar uh community solar farm. Uh
this amounts to about 6,600 lb of reduced nitrogen across the site into the watershed. Um and I think um a part of the referrals was to the uh sewer uh
department and I know Amy Lol also uh uh went into some more detail about the impacts that could have on the local um projects that are in Falmouth. Uh I know and then also the like R will mentioned storm water management and
runoff features that will be established to help manage that water to go into as it goes into the Kunamas pond or different wetland areas and make sure that it is um that there are more storm water features in place to help manage the runoff across and off the site. Then
the substantial setbacks that will that are and screening from the road that we've you know uh been thoughtful and intentional about to help mitigate what that looks like from the road to reduce the view of the fence and the panels and the equipment pads. And then just
overall, you know, providing ecological stewardship and maintenance um by us within the project limits and some outside over the course of the lifetime of the project. And that's it. Thank you very much. And I'm not sure what the next steps are,
but open for questions. >> Quick question. >> Start with questions. >> Well, just on what you I was you were saying I thought you I heard you say [clears throat] that this is equivalent to like 7% and you said of the county's energy use or did you mean town?
>> Uh county Barnsville County. >> The whole county. That's a huge [clears throat] thing. Okay. Before we do questions, uh, have are you done with your presentation? >> I am. >> Mr. Terry, hold on. No, >> then we're going to take, uh, comments from the staff and then we'll ask questions
>> and then we'll go to the audience. >> I have a question, too. >> You do? >> But we have to go with the staff first. >> After staff? >> Yes. >> Okay. There's just a few comments that uh Jed and I would like to make for you.
Um just a reminder as Matt Terry said that this is a byite use so it only requires site plan review um from the planning board. Um this is the solar is a do protected use and it may not be unreasonably reg regulated.
Also, any additional requirements that are more stringent than or inconsistent with the bylaw must be connected to the protection of public safety, health, or welfare and must be supported by facts, information, or information in the record and cannot unreasonably restrict
the project. Um, there are a couple things um in your staff report. We went through the bylaw of the required documents and everything that had to be submitted. Um, and there are only a couple outstanding items that were not
um addressed such as lighting and signage. And we still need to contact um or talk with the fire department about um emergency um response plan.
Anything else? Um also um before we start, the applicant has requested an extension uh the deadline to February 27th because
it's already um expired. So we have to just take that into consideration too. >> I thought it was March >> February end of February. March is the year from when they filed. >> Okay.
You hear anything? Dad, >> she did a great job. That's it. >> All right. Uh, so questions. >> Could we hear from the public first? >> I'm sorry. >> We hear from the public first. >> No, we're ask questions first
>> if we have any Paul's answer questions. >> Could you pull this slide up again, please? >> Sure. So with the mouse, can you outline the security fence for me on the
west array field? >> So it's represented right here. You you can see the mouse, right? >> Right. >> Goes right along here >> going north and then it goes here. >> Right. >> Then it goes up here into the north more and then it comes down. This is this is
the outline of the fence across the site. Uh it's I guess more easily signified by seeing the brown versus the yellow or the green or the existing tree line. >> Okay. >> But that's how the fence goes all the way across this site. And thank you for
>> sure [clears throat] >> taking into consideration like the chipmunks, squirrels, the turtles because they can crawl under that six inch gap and you have bat boxes and osprey nests and they can fly over the 7ft fences. Um, I was
just wondering about the midsize animals, how they will be impacted like [clears throat] fox, deer, um, coyotes, miles of fencing in that West array, and you've got the Kuna Messet Pond and Round Pond, and those are basically
what, you know, it's where they they go for their water, right? Probably coming from the Boxberry Hill area north. Um, I just don't think it's environmentally friendly to the wildlife. [clears throat] Would you consider, and I don't think
this is uh I think this is a reasonable request where it says number three on Boxberry Hill Road >> right here. >> Yes. Would you consider some sort of corer that splitting up those two arrays,
those sections? >> Um, I mean, I have Brian here to discuss more about the uh the potential impacts to the midsize animals. Um and regarding the question around >> that's miles of fencing there, you know,
>> regarding the question around whether we would consider um providing a corridor between this Boxberry Hill Road and the Vernal Pool area and the restoration there. Um for the midsize animals, I think that would cause a break in the fence. I think we can definitely take a
look into this. Okay. >> Until the next meeting and talk about it. >> Sure. >> Um and then we can come back to you with a more informed answer. >> Okay. So, you just may We So there's a turn. You got a little access. If you want to speak, you have to come to the microphone
>> and your name also, please. >> Yeah. So >> your name >> Lawrence Cook PK Sky Energy >> to the microphone for the people at home. >> Most people don't hear me usually, but Lawrence Cook PK Sky Energy. >> Uh so what we have here is a is a turning head. Um so the only thing we'd
need to do is uh is ensure that that [clears throat] may need to be reconfigured. But yeah, in principle providing a wildlife corridor to go through there shouldn't be shouldn't be too complicated. May just require uh a gate there.
>> But yeah, it should be possible. Let me take a look at it. [clears throat] >> Thank you. >> And Brian, did you want to talk more about protections for the midsize? >> Yeah. Thanks. Yeah, good question. Uh, so
the design of the field, including the perimeter fence, has been uh laid out to maximize uh existing wildlife corridors, provide direct habitat connectivity to important habitat features. Most notably being the
vernal pool being a key feature between Kunamesa Pond uh and that centrallylo feature. uh you know and in its entirety the site is abuing a lot of uh conservation lands and where wildlife
are typically migrating through the property. Um you know those corridors will be maintained the connect connections with the surrounding conservation lands will be maintained. Um there will be some uh rerouting of
larger wildlife coyotes, foxes, deer, things of that nature. Um but it won't result in a significant adverse effect in being uh there's no permanent impediments that would restrict those
type of animals from getting point A to point B. They will get redirected and there is a fair amount of fencing. Uh but it won't result [clears throat] in a significant adverse effect given what's being maintained in the surrounding habitat conditions itself. But point
well taken and certainly as as they said consider that. Thank you. >> Good. >> Paul. >> Yeah. I have a question. >> Over the last couple of weeks, we've got an enormous amount of information to
look at and one of the things caught my eye was the battery storage requirements of Eversource and it raised the question whether it was adequate capacity to do that. Can you address that issue? is a very large array and how it impacts Eversource
>> the So just to confirm you're asking what is the impact of the battery storage to Eversourc's uh processes and how the utility runs there um the the generation of
electricity um so I think that would require a bit more conversation with Eversource to confirm the >> the impact of what the battery storage system. We could potentially look at maybe the history of how our systems
have interacted with the grid and if there's been any notable um I know I mentioned those three cases from last summer that provided some benefit in some of the areas. I can try and find some more information for those uh projects and uh just in general uh I can
I can take that back and get some more information and bring it back in the next meeting. But I'm sorry >> mention of it didn't elaborate and you have a very large array if they can't adapt all the results from this. >> I'm guessing Lawrence has more to say than me.
>> Yeah, sorry Lawrence Cook again. So I um when we submit our internet u uh interconnection application um we set it based on the the AC so 5 megawatts AC. So what Eversource has done has reviewed uh our interaction with the grid um with the solar and the the battery storage at
5 megawatts DC. So middle of the day the most that we'll be pushing out is 5 megawatts DC. Any energy in excess of that that is generated is diverted to the batteries that will charge the batteries up during the day. Um, a lot of people critical of of solar. It only
works when the sun's shining, etc. What uh the batteries allow us to do is uh dispatch electricity in the evenings to deal with the evening peaks or uh at certain times of the year, Eversource may ask that we hold uh the uh the battery in reserve to be called uh
called upon in a in a an emergency situation where all of a sudden there's a spike in the grid. um it takes a couple of minutes for a gas or or or a um oil turbine to uh start generating electricity. The battery is is almost instantaneous. We're only limited by how
quickly the grid will let us go, which is from 0% to 100% in about a minute and a half. Um, so yeah, it the the batteries help with the integration to the grid because it allows us to dispatch energy when it when it's needed most and it um we're never going higher
than the uh the 5 megawatts that uh they've assessed it at. >> Thank you. >> Yeah, sorry I think I misunderstood your question. I think I could have gave a similar answer, but thank you Lawrence for coming up. >> All right, thanks Jim. You want to go next? >> I'm all set.
>> Okay. Uh just a question uh on this uh slide here. Uh the all that uh greenery, the trees along Boxbury Hill Road, are those trees that you will be planting? >> Uh so the trees that are currently that currently look like trees, right? It's
not a greener tan. Those are existing uh that's existing tree line. >> Could you just show what's existing right now on on that just with the mouse just uh >> Yeah, sure. So um along Boxberry Hill Road is the focus. >> Mhm. So, right in this space right here, this is all existing tree line.
>> Okay. >> Um, then there's some across the street, that's existing tree line. >> Okay. >> Um, this space right in the corner of the site as well that connects Boxberry Hill Road with Theater Drive. >> Uh, that's all existing. Then there's um
this space right here which is kind of a divide between uh Box Hill Road and the uh four uh four plex that's here. Uh that's all existing as well. >> Uh and that's everything that's really
relevant to the uh from the point of view of the road. >> Okay. And then uh in uh just uh that bigger area in the middle in the middle down >> right here. Yeah. And that's existing. >> So this darker green space, that's all existing.
>> And that's going to stay. >> That will stay, right? Um and then, you know, notably, there's a hole, there's a golf course hole here already that will be converted from a pollinator meadow uh from a manicured fairway into a pollinator meadow. And then as you get
closer to the vernal pool on the um east side, there will be additional restoration and then a lot of restoration to you know establish that ecological connectivity between the pond and the vernal pool. Right. Is this is all that's all this space right here. This is currently hole 18. >> Okay.
>> And then the walking trail will be kind of running through that. >> Yeah. Uh so it looks like uh there's just a few uh holes that need to be filled on the uh east array along Boxbury Hill towards the south end of it
and then towards the north end of it and in the middle there. And uh that's uh there's a plan to screen that as well. >> Yeah, that's right. So this green um here, let me zoom in. this screen right here. Yeah, you can
see this is it's hard to see this image. I had to compress it so I can send it over an email. But >> yeah, >> um >> if you give me a moment, I can pull up the the actual I'm sorry. I thought I had it here. >> Yeah. Jeez. A lot of files.
>> It's a lot of files. Yeah. But this space, there's a combination of earth BMS to >> not it it raises the level of that space to also um >> uh you know add to the viewshed impact uh reduction. Yeah.
>> And then as you go further down here north, um this space right here, this is the sledding hill. There will be some trees and shrubs that are planted at the top of that, which is currently a putting hole. >> Um and then as you move down the sledding hill, um or folks might be
sledding down of it. They won't be there won't be a risk of them sledding right into the fence. There will be trees and shrubs between a significant amount. This is almost maybe over 100 ft of buffer between the sledding bowl and the
fence line itself. >> And then it's similar on the other side. Um, I know on one of the pictures it looks like uh right over here you can see the the tree line is more sparse. >> Yeah. >> Um, what the buffer will do was kind of
we'll kind of build that up and over the course of the lifetime of the project. These are trees and shrubs. So they'll grow to be, you know, very sizable and be able to provide a lot of buffer uh between the road and the system itself >> cuz I I think that's the biggest concern because right now you drive through it's
it's nice. It's country and and uh people don't want to be looking at an industrial site and I I think as much as that can be mitigated, I think that would uh alleviate some of the concerns. Thank you, >> Charlotte.
>> I just want to say it's a great looking project and it will be a real benefit to the town and the people who managed to get it a discount. The thought and care that's been given to the underplantings, to the animals, all of it's really admirable. So, thank you for all of that. >> Thank you. >> I think for the board when it's only
four years ago that we made a decision to make this part of the solar array, I don't think any of us really envisioned how huge that could be. So when I first looked at it, it was really quite stunning, stunningly horrible to tell you the truth. But you know, you adapt
and I did look on uh your website to see the overviews of aerial views of the number of arrays that you've done around the country. This may be the biggest in Massachusetts, but it's not the biggest one that you've done. My concern continues to be about the impact on the
scenic beauty of Boxbury Hill Road and things that you can see from the pond. People use the pond. You get the view from the pond also. So I' I'd like to ask you a few questions about that. >> Sure thing. >> What are the dimensions of the the setbacks on either side of Boxbury Hill
Road? How deep are they? >> Um so on either side of Boxbury Hill Road, I believe the dimension is 100 ft from the roadway that the fence line is established >> to each side. >> To each side. >> And are you planning to put plantings in front of that chain link fence?
>> Yeah. Um so uh that was the the purpose of these viewsheds was to kind of show as an example um you know before and then after there is actually an image that we have in between this that shows the system as it is without any buffer. But
the way that we're you know uh placing the buffer across the system or across the roadway is to help kind of prevent that from being from prevent the site from being seen. Well, I guess it depends on how high those buffers are. I went over to take a look at what you're building or have built in sandwich,
which is much smaller. And you've covered up it. I don't think it actually has chain link behind it. It's covered with um uh wood fencing. I don't know if you're familiar with it. It's over on Couture Road on >> I'm familiar with the project. Uh Lawrence is probably much more familiar
with it. He was a part of the construction process. But >> well, it's got a stockade fence in front of all of it. And between the road and the stockade fence, there's about 30 ft, I would say. >> Yeah. >> Yeah. Probably a little bit. >> Yeah. >> So, what you're when you can see through
the plantings, what you're seeing is a weathered stockade fence >> and that appears from what you can make out from the road to completely surround the project. You can see a bit of it looking through it at the back. >> Yes. Uh yeah. I I mean the stock A
fences have an operations and maintenance issue. Uh especially in an exposed area like this. Uh if if you've got a say a 7 foot high fence, I mean the the issue that Yeah. If you've got a 7 foot high fence that's 4 feet in the ground, gust of wind, it it's much more
fences don't last forever. They don't even last 15 years. Yeah. >> But they So you would have to be replacing them. So if it's planting, it might have a longer lifetime depending on what you >> We'd also have to check closely with the Kunames Pond Association because it would have to be um uh pressuretreated
timber that's used in that in that and that's obviously treated with uh with chemicals to preserve it. >> Well, I'm not suggesting that you have a stockade, >> just that I can see that you're concerned about how >> Oh, absolutely. Yeah, we are we are concerned. Yeah, I mean this I mean I I
I get that that that feelings are high and a lot of people concerned about what it's going to look like. This has been four years of careful consideration to try and mitigate as much as we can and uh and the I mean the 10 foot high BMS and things like that are not normal.
That's not a standard uh operating pro procedure for any solar development in in Massachusetts. You may get a a couple here and there um but not nothing to the scale that >> nothing like this. And [clears throat] yet the difference between the sandwich one and this one, another difference is the height of the top, the high side of
the panels. >> Those two appear to be about what 12 ft high. >> Oh, it's not quite that high. They're they're probably uh probably eight eight feet, eight and a half ft. >> Not much. And these are going to be what? >> Uh well, so they move. So it's you can take that fixed point of probably
anywhere from kind of six to eight feet and then they'll tip. So you'll have like two three feet on each side. So with the single axis tracker, it it effectively moves. So they're they're on a table like this and then they'll move this way. >> So it gets to be 16 feet high. >> It it won't be quite that high because it's just a it's a single panel in the
portrait. So the the one that Manuel showed earlier was uh with two two panels. So we'll just have a single panel which is about my height. So 3T either side. It be pitched up at around 6 to 8 foot and then it'll kind of tip three foot in the other. So yeah, middle
point will be about 8t and then it will go to uh part of the day it will be 11t high, part of the day it will be 11t high and then at night it will move back over again. >> And it' be varied plantings that fit in that look as if they might have been native. >> Yes, it's it's all native um native
native species. >> That sounds good to me. Couple of [clears throat] other questions. Are you asking us for any special permits? It didn't seem so. >> No, just the site plan review. >> The site plan review. Okay. And when what are the start and end dates of this? If all goes well for you at the
end of February, what will the start date be? >> Um, so we're hoping to also in conjunction with the during the site plan interview process work together with the select board to uh go through the pilot agreement, the land lease, the land donation and the and I think a part
of the perview of the site plan review is the decommissioning agreement as well. Um but making sure that uh we work together with them and how long that will take is uh I'm not entirely sure right now but the next steps after getting a site plan review would be
driveway permits uh storm water permit um and then [clears throat] that will set us up to be able to apply for building permit ideally in the June July time frame. Um and then once we have the building permit, we can apply
for the preliminary statement of qualification with the Massachusetts Department of Energy Resources. Uh and then we can also commence construction. I know there's also some tree clearing time of year restrictions that the Cape Cod Commission and also we were conscious we're trying to be conscious
about. So making sure that no tree clearing happens over the time in the year when um endangered species or you know important habitat could be affected. So even if we do get a building permit in the June July period
we wouldn't start any tree clearing activities until the October period uh so to make sure that you know habitat is uh maintained. >> The tree clearing seems to mostly involve the trees that separate the greens >> particularly on the east setting. Is that right?
>> That's true. But, you know, even in those trees, there are, you know, it's it's it could potentially be home for animals, especially the northern long-eared bat, which is a endangered species of a specific concern in Massachusetts in this area as well. So,
[clears throat] just trying to keep that at the top of mind before we start anything. >> And for the grading that you're doing, you're not trying to level it. Are you trying to level it? >> No, the site won't be leveled. Um, but there are certain parts of the site. I
think I could show you a section here, right here. This is an example of a part of the site that is on a higher elevation that's also a bit steeper. Um, that will be the way that it's the way that we're planning to do it is there
are parts of each site that we'll be taking soil from and we'll be filling it in to the other part to help provide a more uh stable slope. And this the goal slope is 10%. Across the three sites for
panels to be placed on outside of places where the panels are installed like the vernal pool area or you know outside of the fence. Um in general there isn't any grading or significant grading that's uh
proposed there just to help with if there is anything it's to help with the viewshed. And then there is also one section uh on the north eastern side of the vernal pool where where we'll be doing the uh
basin to help with the water flow mitigation. >> Question about the poles. You're going to add six new poles. >> That's right. >> Right. You know, downtown a really big improvement was made downtown by taking the poles that went down Main Street and putting them behind the buildings. It
really changed the whole aspect of the town. Much more charming. Is there any possibility of moving the poles off the street and back toward where you're going to be um fencing and landscaping so that they're not on the street, particularly with so many new poles?
>> Um for the poles, it looks like Lawrence has an answer for that. I know there's probably restrictions with Eversource because that is within their purview. >> They'd have to negotiate. >> Yeah. So, we we have li we have limited input in Eversource design. I know from the point of interconnection with the poles um will be underground and
padmounted equipment but for Eversource poles they're in control of the design um the the chances are >> trying to go to the picture of the single phase and three-phase. >> No, I'm trying to zoom in on the pad
area. Oh, that's all. >> So, the chances are what every source will do is that they will have their interconnection pole here and then the additional poles will be staggered towards the site. That that seems to be normal. They they will have one that
will have a meter, a recloser and um so the recloser it provides all the uh the protection for the utility. So, if there's any undervoltage or over voltage etc. [clears throat] And there will also be a disconnect switch as well. Um, so those poles would would generally be
probably along the side of the uh the roadway going back towards where the equipment pad is, but we we have little input into ever sources. >> Mhm. Your purchase and sale agreement with the Fields, it covers their entire property. >> It does.
>> This doesn't seem to >> the project itself doesn't seem to. >> Yeah, there is a portion of the project that is not within what we are planning. Um I think that that is also because of related to Eversource and the kind of
capacity of the utility lines since the utility lines usually have a or they do have a 13 kilowatt uh kind of power rating and because of that only about 13 1.5 megawws of power can be running
through those lines from a system like this. So, uh the sites as they are were the the easter, west and south array were sufficient to for us to be able to uh maximize that line without having to
require you know another line to be I don't know exactly how it would have would have to be done but there are some instances of you know ever source producing like a dual line that connects to the substation directly um but these these three projects will connect to one
feeder which is the same electrical line that will go up assume um to the substation >> right up to the navigator club. So what what becomes then of the land that isn't covered by this discussion on your project? Do you have to come back for a different
site plan if you want to do anything with that land? >> Um I can speak to that again. Matt Terry, [clears throat] um attorney for the applicant for Mandlower. Uh so the current owner of the property wanted to sell 100% of the property and uh so it
was a necessary uh condition of purchase that we purchase 100% of the property. The [clears throat] acreage in question uh known as the fourth hole it's about 7.3 acres. Um it's um you'll see it's um segregated from really the the uh see if
I can just find the overall site plan [clears throat and cough] there. So >> uh the fourth hole is up here. >> Mhm. >> And so you'll see that it can't really, as Manor was talking about, be incorporated into the site design. Um and so uh Pure Sky as the purchaser has
no plans for that acreage. Um it's not part of the project that was submitted to the commission or that's before you this evening. Um the uh um uh they are certainly uh open to suggestions as to
what that property might become um and could have conversations with the town or local stakeholders around folks who might be interested in um purchasing or coming up with some other arrangement for a productive use for that acreage.
But um Pier Sky has no current or future plans for that acreage. So they would have to be returning to the process in order to get approval for any further projects that would be on that piece. >> Depends on what the project would be
that's proposed is um if it's by right >> or if it's um if it's uh subject to a special permit and it would need maybe ZBA approval rather than planning board. But um it it all depends on I guess what
they decide to if they decide to do anything on the site. >> Mhm. >> Okay, that's it for now. Oh, I had one other question. The decommissioning conversation, that's for a different night. >> We're going to have several nights. >> Yeah.
>> Uhhuh. You're in for it. >> Thank you. >> All right, Jim. >> Yeah. What uh of the inverters and transformers what level of uh decibb does this generate? >> So when you are very close to the
inverter it will generate about Lawrence has an answer for this but >> so the proposed inverter here is a is an SMA. Uh it's 67 dibels from 10 ft away. So that's uh vacuum cleaner kind of
sound. >> Yeah. like dishwasher in the next room. >> I got it now. Yeah, I was I was trying to remember. >> But and the the pads have been situated um where they are on on the south array. It's in the center of the array. Um the sound would not travel outside of it. Um
from a 100 150 foot, it wouldn't be necessarily perceptible. Um >> so how how close are those areas those equipment to the pond? One of the things like sound over the pond sometimes goes for miles.
>> Does it are they is it broken um is it closer to the street broken up by wood so it isn't >> Yes. So >> broadcasting over that pond. >> Yeah. So that orange area here. [clears throat] >> Yeah. Okay. Now I got it. >> Is the equipment pad? So you've got this uh this sort of existing the area there.
This one here you've got the uh the panels and and everything over here. And then on the south array it's uh >> right in the middle. Yeah. And on the south array too, there is existing tree line that belongs to the conservation commission currently that
>> um will be maintained as it is all set. >> Okay. I have a few questions also then we'll go to the audience um to the staff. I I looked at the uh referrals that we have so far and there
was a notation about getting a referral from the natural resource. >> Do we have that? >> We don't yet, >> but we're going to get >> we're going to um reach out to them >> because it has to do with migration of uh wildlife
>> pretty much. Okay. And then um Mr. Terry, when you making your presentation, you mentioned that uh 54 acres of I think it was youth, maybe it was not, but 54 acres of conservation land is included to was going to be
included to the town here. Is that I had surgery, so it's not dangerous. So, is the 54 acres going to be donated to the town whether or not the town accepts all the rest of the land or is that part of the negotiation with the
town? So, I think based on the um town meeting vote last week, the town now has authorization to accept 137 acres. I haven't had any indication in discussions with town staff or with the select board that they'd be interested in accepting any less than the 137 acres
that uh we're offering for donation. that would include uh the 55 acres that would be permanently conserved and then just about 60 acres or a little bit more that constitute the project envelope. Um and and those acres would be
unrestricted. So u they'd be donated to the town. We would take a a ground lease back for each of these three projects from the town for the life of the uh array. And then once the arrays are removed, the town can make a decision as
to uh what if anything they want to do with the the sort of general >> I understand that part. I just was asking about the 54 acres. >> Is that going to be donated to the town whether or not they accept the rest of the land or whether Pure Sky keeps the rest of the land and and and pays taxes
on it? >> Sure. I don't think that there's a structure under which we would donate less than 137 acres. >> All right. Thank you. >> Yeah. >> And then um we we made mention of the nutrient loading, how much it's going to save from the pond. Is that the
calculation that you use with the Cape Cod Commission? Because I know when we started with the Cape Cod Commission, they made an adjustment on it. >> Not that it's a big deal here, but is it the same that you started with or did you adjust it? >> There were adjustments made
>> and that's what's being presented this evening. >> Yeah. uh because the Felmouth bylaw has a slightly different requirement than the Cape Cod Commission. >> Okay. Thank you. >> And it was adjusted downward. >> Um gooding again probably started from
Cape Engineering Engineers for for this project. So yeah, it it looks like every agency has a different way of calculating nitrogen loadings. Um the one presented for for this application is the one in the blossom bylaws. Um before we made the calculation based on the Cape Cook Commission which is using
the Cape Cook Commission calculations and compares the project before this development and after this development. Same thing with the town regulation based on the numbers that the town um bylaws asked the analysis to be based
off. And then I believe the water superintendent um I'm sorry the wastewater superintendent um sewer superintendent um Amy Low um provided information based on the calculation that were used in the watershed um analysis
um for the great pawn um um review of nitrogen for for that. So it's based on three different um loading rates. Uh but in each case um the reduction is significantly like 98% reduction of nitrogen.
>> Which one is less? Which of the calculations the towns the Cape Cod commissions or you've mentioned? >> Right now I don't have all three in front of me to to really compare. Um but regardless >> maybe for the next hearing we could hear that. >> Um okay
>> we could. >> All right. Thank you. And then I was going to ask how many trees are going to be replaced and I I see you mentioned 650. So we we talk about 650 trees. Can you give us an idea about the the caliber of
the trees or and and maybe uh is there going to be a mix of oak and maple and Christmas or what? I'll >> I'll defer to Brian on the details of the species of the trees that we're planning to plant.
Yeah, it's a variety of uh Cape Cod natives, hardwoods and uh soft woods. So, pines, oaks, uh similar to what uh is out there right now, but also increasing the diversity a little bit in terms of size. Um I don't think that it
was specified through the Cape Cod Commission review process. Uh we can certainly provide some clarity on that. >> It's going to be part of our process also, right? And and I don't know if I don't know if conservation is a good place to start with the what types of trees there should be.
>> Yeah, we as part of um the project uh for the portions within the 100 foot buffer zone subject to the conservation commission jurisdiction. An order of conditions was previously issued. there will be a need to go back and as I think in the the referral
uh request an amendment to that order of conditions basically just expanding the restoration effort we had expanded it to additional holes within the 100 foot buffer zone. Um but yeah through that process for the initial restoration subject to their review there was
specifications on the tree sizes and everything and we can provide clarity to the board. >> I appreciate that very much. >> Yep. Thanks. And then there was mention of a drain basin. And could you show us where the drain basin is, please? >> Well, there are several across the site. Okay.
>> Um, let me see. >> I thought that there were. >> Yeah, this shows Yeah, this shows them. >> So, um, there's Do you want me to go through all of them? There's there's a few that
surround they're mainly outside of the fence. They surround the property or they surround the fence line to help with the runoff off the site. >> Approximately the depth of them. That's what I'm concerned about. >> Well, do you know the depth of them? >> Vegetated all of them. >> That could be grass. That could be
>> I know where you're going with that. >> Yeah. Um we'll probably have to come back with a final number on this on this because there are several um drain basins as Manure mentioned um and they probably um
have different depths. I believe the target depths that we're going for was no more than 4T. >> Okay. >> Um but as Major was mentioning some of the largest one is at this location. Um, another one is at this location on this
elongated form. Um, another smaller one at this location. Smaller one at this location. This triangle shape at this location. Another triangle shape. >> The large that was the largest. >> Those are the large ones. Yes. >> Um, on the south array um we're actually
um directing runoff to existing depressions. So, we're not actually constructing u much of it except for this one location here and this second location here. One of the things we want to create with this depression is make them into natural depressions. So, we're going to be seating them and planting
them and allow the planting to grow natural. Um, so they will continue to become a depression similar to other depressions currently on the golf course. Will continue to receive run of water um and just allow vegetation and wildlife to take over. >> All right. Thank you.
And then there was mention of seating below the solar. You mentioned seating below the solar. That's right. >> So, the panels going to be approximately 3 ft off the ground. Is that the lowest >> the lowest that they'll be? Uh, probably like 3 to four feet. >> The panel 3 to four feet.
>> Yeah. >> And you're going to seed it with the pollinator. Is that what it's going to be? Or is it going to be grass seed or >> That's right. It'll be a pollinator seed mix under it. Uh, let's see. >> So, a pollinator, does that mean it's going to flower? >> I'm not really familiar with it with the
term. Some of them might, but for the most part it'll be it'll be a mix like that. >> So, mostly just a grassy type of thing. >> Yeah, >> cuz you mentioned cutting it down. >> Yeah, it won't be just one species. It'll be like a variety of species. We have that listed in our restoration plan
narrative. I think Brian's coming up with it right now. >> Yeah, it's a mix of uh both grasses and wildflower uh species. and we can uh provide that to the board. >> Okay. Again, if you could have some conversation with the conservation
people, please, because they really >> Yep. Yeah. They had >> I know they've already given a positive referral to this, but I'd like to have their input on it. >> Absolutely. Yeah. For the portions that have already been approved, the restoration areas, uh there was speed
seed mix specified as part of that. So provide that to the board >> and and address when you talk to conservation ask them about the cutting down the type of the time of year etc. >> Yeah. >> All right. Thank you. And then uh let's
talk just for a second about the battery storage. Is that what I see the the large rectangulars as a is there three of them on the site or two? >> There's there's three one for each site. >> And can you can you uh share the size of them with us please? Uh the specific
size of the equipment pads, >> width, length, height. >> Um >> not not the pad, but what sits on the pad. Is that a battery storage? >> Oh, what sits on the pad? >> Is that the battery storage? >> There's a few different pieces of equipment. There's a battery storage container. There's the inverter. There's
a converter. And then there's also the uh transformer as well. >> Okay. >> Um >> but they're going to be contained inside of a container. Is that correct? Or is it going to >> uh Yes. So the battery storage container itself um well I Lawrence is coming up
but there's the way that it's designed is the cells where the uh lithium ion will be housed it it's that that's a gel that's housed within the cell and then the cell is housed within a battery pack with various other cells and then the
battery pack is inside a racking uh within the container itself and then outside of that is the container >> right so I just would like to know the dimensions of the containers, the three of them. >> Yeah. Yeah, >> please. >> Um, >> length, length, width, and height.
>> Okay. >> And the reason I want to bring that up, we're talking about screening and and the location of them, and I just want the the >> the board to understand what what you're proposing >> keep going
at the beginning. this one. Go down talking about >> Are they the same size as the ones in Sandwich or bigger? >> No, they're they're similar size. It's a different manufacturer. Um this is [clears throat]
>> that is the battery storage. Um yeah there so they the the modern design now is rather than it being a a single container they are um segmented into uh >> so they're not going to I saw containers before then >> yes this the technologies moved on so
the original >> they're no longer no longer going to be container >> so this this was one of the first iterations of batteries which is basically a 40ft storage container that's converted for the batteries >> um they are now um segmented out into uh into designs like this. So, you'll have
a central collection um one that has all the uh the power coming in and out. And then each of these is uh is a is an individual battery stack that gets wired up together. >> Those are the length and the width. >> They are 8 foot wide
>> total. The total on the pad. Let's let me ask you what the size of the pad is. >> But I think we've still got some final engineering to do to work out. >> But but approximately it would be less than a 40. It' be a 40ft container size. So 50 foot by 8 foot. >> When you came to the Cape Cod Commission, you were showing like 75 by
90 and >> that's that's the entire equipment pad the area. So the uh the equipment the that's the >> So that's what I'm asking. >> Okay. The reason I'm asking because >> you're not you're asking two questions. You're asking the size of the equipment pa about I'm telling you the dimensions
of the battery. Okay. >> And then you're saying but that's different to the equipment pad when the equipment pad has got two batteries. the inverter, the uh transformer, the uh equipment racks, the load stone. It's not comparing like for like it's not going to have a 70 foot by 90 foot battery on it. That's not what we're proposing.
>> And just another thing to add, the equipment pad itself is not going to be all concrete. The concrete is only going to be under each piece of equipment individually. In between that space is going to be gravel. Just so you understand that what I'm trying to get to here is I want everybody to
understand the size of them because you we look at these little diagrams up there, but they're going to be substantial and they're close they're close to the road. So we're talking about >> screening and and so this is this is the site that's sandwiched. You got a six foot high fence here and so it peaks out
a little bit. So it's about they're about uh 9 10t tall um which is about the size of a high cube container. But [snorts] this this is not 70 foot by 90 foot. That is the entire pad area that's been set aside. And as you can see here, we've got this is an equipment rack
here. These are the DC converters all separated by gravel on their own individual equipment pads. So I just didn't want to muddy the water that we're proposing to put a 70 foot by 90 foot by 10 foot high sort of battery stack all at the side of the road. That's not what we're proposing. >> Okay, that's very helpful. Thank you.
And then um we discussed a little bit about supply discount discount on the bill for the supply portion of the bill. >> That's right. >> So when we talked about 40% off, it's not 40% off of the the electric utility
bill. It's 40% off of the supply portion of it. >> That's right. >> Or 15% or or whatever the number is going to be. Because when when we had this discussion at the Cape Cod Commission, there were a lot of questions about it and and the answer
finally came out that most people uh in the town of Fouth would get pennies off of their bill, their monthly bill, not a substant. I'm not saying low to moderate income. I'm just saying that it came out that the average person would get pennies as a as a discount. I
just want to understand that. >> Yeah. So, the way that it is structured by the Massachusetts DOER is um the I mean, like I said before, the low to moderate income folks will have 100% of their supply rate on their bills once
they subscribe um paid for through this. the mass market uh eligible folks which is you know local residents anyone who's a customer of Eversource small businesses and local nonprofits are there's a more flexibility there but the
uh local residents will have a minimum of 20% on the supply rate I think that's a important uh it's important detail to distinguish >> no I don't I don't want to diminish it I but I want to make it realistic >> yeah and I want to be upfront and transparent with you as well about what the discounts are going to be
>> yes thank you thank care of that. Um, we've talked a little bit about moving soil around and so my board members can understand there's going to be a substantial amount of of distribution of soil on the site and I know you keep talking about the vernal pool. The
vernal pool is very actually very small, isn't it? It's a very small I know you have to keep back what 300 ft from it. The Cape Cod Commission has a different regulation than the than the town of Falmouth, but the pool itself is not a very large pool
as far as dimensions go. I mean, we just keep talking about it, but so, but there's going to be an awful lot of soil and and is this a phased in project? Is this a three-year phased in construction? >> So, like Lawrence mentioned, there's
different phases of the project. And since this is three different sites, we'll be moving from one phase of one project. So we'll do phase one, for example, we'll probably do phase one of the uh west array and then we'll move on to phase one to the east array and start
phase two on the west array. Then we'll start phase one of the south array and start phase three of the west array, phase two of the east array and start uh do phase one of the south array. So in that way we're able to be more consistent and efficient with the time >> um and kind of uh you know that helps
with the timeline over bringing it down. But you know there's still working together with Eversource and the upgrade timelines that they have and making sure that when we're coordinating with them that when we do finally connect with the grid that everything is in line and all the upgrades are made and you know
equipment is properly established so that there are no errors. >> It was my understanding that Eversource asked to have this done over a three-year period >> because >> uh that's not necessarily the case. >> That's what I thought I read that. But >> yeah, that's that's with that's where they ever start to determine what their
schedule is. >> Well, it's a multi-year project probably >> from start to finish. >> Yeah. >> Okay. And then um Mr. Terry, we discussed just a little bit about because Charlotte asked about poll number four and they
don't have any plans for it >> right now. Pier Sky does not have any plans for it. So when we went through the Cape Cod Commission, one of the things in the purview Cape Cod Commission is housing and we discussed that at at that hearing and I just like to say publicly if
Pierce Sky wants to contribute that to the town then town will figure out something nice to do with it as well as the rest of the contribution of the soil. >> I appreciate that. And there was a mention uh in the original reading,
Melinda, about this is um protected from the state. I forget the term that you use. >> It's a it's a do >> y >> just so the so the audience can understand that. Can we get a little bit of clarification? Would you like to make a clarification? Maybe town council. Is
she still here? >> Um >> she gone. So I >> we we know what it is, but I'd like people to understand. >> So under master law chapter 48 section 3, there are specific uses within the
state that are considered protected. Um and state law basically says that a municipality can't unreasonably regulate those uses. And some of those uses include things like child care facilities, educational, religious
institutions, and importantly for this application, the solar uh any solar use cannot be uh unreasonably regulated under the dover amendment uh to the master law. So, >> and in particular because this site is zoned for solar. >> That's correct.
>> And and because it's a solar use. >> Okay. >> Yes. >> All right. Thank you. And then uh we have a a a letter here from the Lockstead Association. We're going to read this into the record or we just going to say it's into the record. It's a multi-page letter.
>> Well, it's it's completely up to you. I I do think if you want to read that into the record, you should probably also read the three letters or emails that were received um today and the previous day. So you have three
three emails and a letter from the lock set association. >> Okay. Can we read those in the next that the next hearing? >> Sure. >> Yeah. >> Yeah. Let's do that because we have a lot of uh people here that >> for clarity purposes and for the folks who are listening at home or perhaps sitting in the audience if anyone wants
a copy of of that correspondence or any of the application materials, just come by the planning office. We can show you how to access that information online and we can make copies for you. Yes. And in the planning office, we have full-size plans, not not condensed
plans. They're full-size plans of every page that they're going to do here if you want to stop by and take a look at it at any time. Paul, did you have another uh question? >> I just have a followup and I'm curious. Um, we have a major solar array at the
fairgrounds 0.51. We have another one being considered for the uh parking lot for the senior shoe authority near the uh hockey arena. You're coming under very large array as
well and all these require substantial improvements by Eversource to adapt to these changes. Did you ever consider doing this in phases? You mentioned phases like east and west phase one and if you
need it at a later date you can do the southern array. Was that ever considered as a way of making this happen or you got to do it all at one time? >> So I can speak on that. Um originally
per the Massachusetts state law uh for smart 2.0 you know, there was a restriction to uh be able to build projects uh that are abuing each other at the same time um to help kind of phase that out. But with
the updates in Smart 3.0, that um part of the policy is no more. And so we're we're able to construct all three projects [clears throat] at the same time. And uh you know like we've mentioned now they're in different
phases but it's in order to be aligned with Eversource to make sure that the project is completed at the same time as when their upgrades are completed. So that reduces downtime and maximizes the use of the
upgrades that they're um working on and that there will be significant investment in where that's why we've kind of structured the phasing in the way that we have. >> Thank you. >> And just for a little additional information, every time somebody submits an application to Eversource to build
solar, it they they assess it based on what they've already approved. So the first project that was built and is operating and things that they they assess that based on how that would impact the grid. When another one comes in, they assume that that one's operating and how that fits in. So the
upgrades that they've proposed um to to deal with our three sites uh to deal with our three sites. So once those upgrades go in, which will allow us to connect the first site, connecting the other two sites doesn't matter from an Eversource point of view because the upgrades that they have completed are to serve all three sites.
Thank you. Just curious. [clears throat] >> All right. All set. >> Yeah. >> So then uh we're going to take um any questions or comments from the audience. Um I want to I think I want to make everybody aware that we're we're not
here to um approve or deny this application. Um that's not we we cannot deny this application. We're just trying to condition it and making it making it the best possible uh solar array we can get for the town of family. So with
that, if anybody wants to come to the podium, ask a question, make a comment, make a suggestion, just give us your name, and yes, sir. Sorry. >> Hi. Uh Nick Lel. I live in Adamancit in Hatchville. I had a couple questions.
Um, one was I was hoping you could with a map, don't go away, um, with the map you could explain where the walking trail actually is. It's been unclear to me um, exactly where that is. And my second question has to do with lighting. Will there be lighting on the site? What will it look like? Can it be minimized?
Thanks. >> Do you want uh for all the public to make comments and then come up? We'll go one at a time. is finding water control. I'll answer on the lighting. Your question. >> Yeah. So, we don't need lighting on each pad.
>> And is there a microphone, please? >> On on each equipment pad, there will be a service light so that if somebody's there after dark operations and maintenance, they can flick a switch to provide lighting. But if they're not on site, we don't have lighting on there. >> Does it automatically turn on? Forget
>> uh No, I I don't believe so. But it's uh it the the lighting is it's not flood lighting to light up the whole pad. It's it would be like your um your your spotlighting if somebody walked out the back of your house. Only illuminates the the down area.
>> Thank you. Um, and to speak on the walking trails, I have the restoration plan up and um, you can see on this they have the >> Can you enhance it? There you go.
>> The purple line. Can you see that? Okay, sir. >> Yeah. Yeah. So this line uh I know there's an existing parking lot in this area right off the site that people usually usually utilize to uh you know walk of the site go to the sliding hill
maybe >> they go down to the beach too >> the beach um but this will start over in this area goes across the perimeter uh through the vernal pool area and you can see some of this space right here um it's a mixture of cart paths that will
or a path that will remain so that um this area is a little bit more steep. So, making sure that um the walking path is safe. Um that goes along the edge of the perimeter of the fence right here.
Um it goes into and across the round pond to Kunamasa pond connection uh along the edge of the fence. Uh and this down here is conservation commission land, which is existing tree line [clears throat] uh from the ponds. Uh then it goes
around up towards the street. This is hole five, I believe. So this this walking trail will come up around here into that hole uh through and around these earth berms and then up to this street right here. Um and then I know as
well that this space right here will be additional walking trail, but it'll be um in the viewsheds. You can see that it is um but it could be just replanted with a pollinator seed mix as well. But this
brings this goes all the way to this area right here. So there's that is the extent of the trail that goes along the west array and the south array. And then there's also the trail from the sledding hill area that works up um works west
and connects with the other trails in the conservation area uh across uh abuing the property. Thank you. >> Go ahead. >> Zoom in in any particular area. >> Yeah. Thanks. >> Uh so I know one of the abutter comments
that were received via email asks about a looping trail network. Um there is an existing trail that's not shown here that uh extends basically behind the fifth T box running parallel to Round Pond and then looping back behind the
green on number eight. Uh that that provides a connection uh and that that could be maintained as well. >> When you say trail sir what is it 3 ft wide 5t wide? Is it just a natural because people have walked on it? Uh that one um is probably on the order of
like five to six feet wide. >> And the ones that you're going to provide, are they going to be built? Are they going to be >> They're largely following the existing cart path network um that's pre-existing. >> Okay. Thank you.
>> Yes, sir. Your name for the record? >> Uh Ken Jones, uh 158 Kameset Circle. Um I'm a resident of Lockstead. Um, so, um, on the topic of trails, um, as it was just brought up, uh, I was on the site
visit actually a couple of Sundays ago and walking around the site and one concern I have about the trail is at the way it is right now looks like it's going to be ending on Boxbury Hill Road. I don't know if you can get the [clears throat and cough] that slide up
that shows it's a simulated slide that shows um, you know, where it's going to be coming into Boxbury Hill Road. Um while he's doing that, the concern is simply I [clears throat] mean I'm I expect to be um I expect to be hiking that trail and I'm really happy they're
going to be there. Uh I know many of my neighbors will as well. Um I just know as a tendency the hikers is they like to uh be able to continue their hike. the way that is right now is going to end on Boxbury Hill Road and the only way to get back safely would be to retrace your
route which a lot of people just won't want to do and I think they'll want to then their choice then will be to walk on Boxbury Hill Road which is not a safe road to walk to get back to the parking lot. So my the question is then would be to close this loop literally. Um so that
that trail either could be extended [clears throat] along C rail road to get to the parking lot or some other way get it get get into the parking lot directly so that it's it's a safe uh it's a safe route for hikers. And this is the parking lot on Boxy Hill or Theater
Drive that you're referring to. >> The [clears throat] the one the existing one that's at the north end of the pond that people often park at to get access to the >> the one by the four condominiums. >> Yeah. It's kind of just opposite Ranch Road >> by the 14th Tox.
>> Yes. Right. Right there. >> Mhm. >> Okay. So that's that's >> so up above it ends right into box right here. I think that's what he's saying. [clears throat] up above right that trail. >> It ends right at Boxray Hill Road.
>> Yeah, it looks like it's about maybe a quarter of a mile between that point where it ends and then the parking lot. >> Right. That's what he's discussing. >> But but there's private property in between as you can see the condominium owners.
>> Is there a way it could be put along the road as a sidewalk? Just thinking there's some other some creative way of getting of making it a continuous loop. >> Yeah, good good point. >> My other question um has to do also with
the um animals, medium-sized animals getting underneath the fence, which currently they can't. So, rodents, uh rabbits, other small animals would be able to. But my concern is, and perhaps I'm just making it up, but I don't want it to become a warrant of rabbits. We
have a lot of rabbits. Um, and so it'd be nice if the predator and the prey can aren't separated from each other. Um, if there's a way that um, small o some openings, maybe even one or two per array would be large enough to allow
medium-sized animals to get in. I think that might be a good thing, but I I would defer to the the environmental consultant experts. Thank you. >> You're welcome. Thank you. So, just to address that last point on the uh the gap at the bottom. Uh it's
obviously going to be on undulating soil. Um we've got everything's rolled out. So, 6 in is the target. In other areas, it will be slightly higher than that. Um up to 10 to 12 in um which would allow for something larger to to move underneath it. But obviously, the
fence is designed to keep people out. We don't want children to be able to get under it. And it's it's all about keeping unauthorized people from out of it. So there is some movement that we can do. It doesn't necessarily have to be a fixed 6 in. We can go to about 10 12 ines without too much issue. Anything
more than that and we run the risk of uh uh people being able to just slide underneath. >> Thank you. >> Next just speak really quick on the walking trail. Um, it is tough because this is it it I
understand the concern of not wanting to walk on the roadway, especially that corner. It can be tough to see the cars that are coming from the um from the west and it could be dangerous even if you cross the street. Um maybe it's dark outside or getting close to sunset and
people are trying to walk back to the parking lot. Um I don't think there is a lot of street lights there either. What what I would prefer is the comments that we hear tonight if you could take those under consideration then come back and >> Sure. Okay. >> Because we're going to be here a long time if we don't if we do all the whatifs.
>> That makes sense. Okay. Well, >> thank you. Next. >> Yes, sir. Your name. >> Good evening everyone. My name is Dave Morardi Falmouth and I have a couple of questions for the um engineers about the
uh backup battery system and the containment. God forbid God forbid that any of these uh batteries catch on fire because we know a burning uh battery becomes a super fun site. They've ruined
several areas in the country already with these batteries. They're very dangerous and I didn't see a containment area for the batteries. I'm very concerned where where's all the toxic waste going to go if the batteries
explode. >> I think they were going to take notes and >> Yes. Why? Let's just keep a list if you don't mind, please. And >> yeah, >> the next next hearing we can uh down here a couple other issues. Okay, good. >> Uh, as far as the, uh, wildlife
corridor, there has to be a wildlife corridor. There's no question about it. This is Fmouth, Massachusetts. This is our home. This is part of our culture. There better be a wildlife card.
>> We don't have our referral yet from the uh, the Department of Natural Resources for the town. Anytime I have to do a project, I have to be >> should be forthcoming very soon. >> We want to hear what you have to say. >> And I I I definitely want to hear about
the uh toxic uh waste from the batteries just in case we have a fire because it does happen, ladies and gentlemen. And I want to know what the decibel level is going to be from the closest home in the middle of the summer when the batteries
are drawn down and everything is working as loud as possible. Is it going to be more than 67 dB? I think so. >> Thank you so much. >> Thank you. >> Have a good night. >> You too. Next. Yes.
[clears throat] Vicky Lel U precinct one doesn't really matter here but um I'm just wondering about the veget all the reveation and we've uh for the both the pollinators and the trees we've just been in a level two drought and what how is that going
to be irrigated and to get it started because uh those first couple of years are are critical and there's nothing worse than newly planted trees that die. So, thank you. >> Excellent. Thank you very much. Yes, ma'am.
>> Good evening. My name is uh Lynn Shad, Precinct 3, and uh I just want to commend Bure uh Pure Sky for their uh environmental uh stewardship with this project. Um and also to also thank for bringing um reduced discount rates to
the Felmouth residents. But I have two questions. One is with regards to the um 7.3 acres that currently is kind of in a um a questionable area whether it could be considered that those 7.3 acres be
included in the donated uh land that the town is already getting. Um and the other is a little one um with regards to the fencing. um if uh native vegetative vines could be considered to be put on some of the key um areas of the cyclone
fencing that might be more visible to the street than not and then um they might not grow they won't be there right away but they can grow up and we know how vines grow around here they could you know almost obliterate those fences in those sites so that's what I wanted to suggest.
>> Thank you very much. >> Anybody else? >> [clears throat] >> Okay. >> Supposed to be more people. >> Okay. >> Any more? Anybody else? >> Okay. So, we'll uh get answers to those
questions for the next meeting. Uh in the next iteration, we're going to be discussing uh the uh what are we going to be discussing? uh the uh
grading plans, landscaping and watersheds, uh decommissioning and restoration and land clearing. So those we're going to break those up into the next meeting. >> Yeah, I would I would suggest that you try to break [clears throat] up the
conversation a little. So, um, you know, in my mind, the natural progression would be to what Bob was just describing, maybe taking a meeting to talk about the grading and the tree clearing >> and um the open space that would come back um, you know, be permanently
protected >> and then at a later meeting perhaps you're talking about the landscaping and the view sheds >> um and then perhaps items like the signage and the lighting, etc. Those types of things. >> Yeah. So we >> Charlotte's raising her hand. So
>> Oh, I'm sorry. >> So we'll uh break that up in maybe two more meetings. Take several of those topics at one meeting and several at at a second meeting. >> We'll see how it goes. It'll be it'll be two meetings anyway. >> Okay. >> And and possibly
everyone can get the decision from the Cape Cod Commission so we can see what conditions. >> It's in your packet. >> It's in the packet. Okay. It's here. >> All right. Great. [clears throat] We actually had it for tonight. John, I just wanted to I'm assuming no issue issue is closed until we're done. So, if
we wish to go back to revisit things that were said tonight, we certainly can do that. Of >> course. >> Yes. >> So, it's good to take them in order, but we can go back. >> Yes. Thank you. [clears throat] >> Jim, did you chat about >> Well, I just I think we should we also
need to stay focused on the limitations of the Dover amendment and conditions we can put on this site. I mean, I've heard a couple people asking for, oh, we'll give the seven acres there or do that. I mean, what what are give a threshold of the kind of conditions we can put in
that are the state will let us do, but we are limited because of that amendment. >> Well, that that piece of land that they're asking to be donated isn't part of the project. So, ultimately, I mean, you can ask, but it's not part of the project, so it can't be conditioned.
>> Okay, we we understand that. >> Yeah. Um, I just >> I'm sure everybody does, John, the audience. I mean, I hear a couple requests for some pretty big things. >> Well, we can always make requests. >> The the the three emails that came in um have been forwarded to the applicant.
So, although we're not reading them tonight, it would be nice that maybe if you guys had some answers to those um um concerns at the next meeting as well, so that we don't have to keep going back and forth, um we can read them and then maybe get some answers at the next meeting.
>> Okay. Okay. Yes. >> It's my understanding and based on the material was sent out for this meeting that the restrictions through the do amendment perhaps but in general on what we're allowed to talk about health safety and welfare and welfare is a very
broad thing. >> Exactly. Okay. So, we're going to continue this hearing. >> Yeah. I I would suggest that you um have an conversation with the applicant to ensure that they would have the um professional folks that they want at the
hearing when you're describing um or at least discussing these items. >> Okay. >> And for our ability, so as you as you know, this application and so so the public understands as well, this application came with approximately 60
attachments. >> Yeah. >> And that's an awful lot of paper. So what we're trying to do is not print multiple copies exactly of the same material. So if you can sort of tailor the conversation, we can limit the amount of paper that we are uh printing in.
>> Save a few trees. >> Save a few trees. >> Okay. >> We'll keep what we have. >> Yeah. So I think it would be helpful um from our perspective to uh have our next date and then what some of the subject matter
um the specific topics you'd like us to cover and that'll allow us to make sure that we have the appropriate personnel here to address it. >> Okay, we can do that. >> [clears throat] >> I think the first conversation you might
want to have is the whole idea of tree clearing and the grading. >> That's just my suggestion. >> Okay. >> But if there's other topics that you would like to to discuss at the next meeting, >> speak now or forever hold your peace. >> Speak now or wait till the next meeting
then bring. >> Yes, of course. >> So, uh when do we want to continue this too? What's a good date? >> I would suggest the the consult with the applicant, but the next uh meeting date would be December 9th. Okay. >> Um, and then after that, it's possibly
December 30th if the board is available on December 30th. >> About the 31st. >> I've got plans. >> Make make it really difficult. >> Okay. >> December 30th is not a good date. You know, that's right before New Year's.
People leave town. People come into town. So then you're waiting from December 9th all the way to January 17th >> 13th. So there's a whole month and a half that you won't have a meeting. >> All right. I will
>> I'm just I'm just letting you know. >> All right. That's good information to know. But for now, we're going to set up for December 9th. >> You have something else, Paul? >> No. Are they in agreement? >> Oh, that works. Yeah. Tree clearing and grading. it might make sense to talk a little bit about open space because that
dovetales well with those two topics. Um, >> and maybe we can have the referral from natural resources by then. Do we have the one for the fire department yet? >> No, >> not yet. >> Okay. >> Um, and then just [clears throat]
answers to the questions that were asked tonight possibly just so um folks can get their questions answered. >> Okay. One item if I may uh that the board as you know when you have site plan review you have the opportunity to visit the
site. Um so you may want to have a conversation with the applicant about what that might look like if you want to do it as a group site visit if you want to do individual site visits. Um I would suggest at least um at the minimum that where you visit the site it would be at
those it just so happens that the landscaping plan is shown up on the screen perhaps at those viewshed areas um to you know sort of help orient what you'd be looking at in the future but it might be a good idea to talk with the
applicant about that if you're interested. >> Okay. And if if we visit the site, it would be very helpful to have the 100 feet marked off. You know, 100 feet, not everybody knows what 100 feet looks like, particularly out in open spaces, so it could be marked off at the view
sites. I wasn't able to participate in the site visit that Manure um noted that happened, I believe, last weekend, if that's right. Um, again, that might be an opportunity for the entire board to walk the site and
experience the site if the applicant's interested in doing something like that. >> Yeah. Um, we definitely invite the board to walk the site. I just wanted to remind you though that it is an active golf course and during the week that they do function. I don't know um how it
could impact maybe the players if we were to set a 100 foot um line. I don't know. I don't know how that would look. Could you tell me a little bit more what you're expecting on that or >> Well, from where you had the little dots >> out from there, there'd be like another
little flag. So, you could see, oh, this is 100 ft. >> Okay. >> And how far is that exactly? So, it's not a lot of >> obstacles for the golfers. >> Okay. And those would be very hardy golfers at this time of year. >> Are they out there? >> It's a good point. No. Okay. That that
that's definitely a lot less of a scope than I was thinking, but um yeah, definitely uh some flag points to show for these different viewpoints. Um are there any other particular parts of the site that you all would be interested in looking at or this site as a whole? M
[clears throat] >> it it it'll take approximately probably at least two hours to walk around the whole site. >> Can you give us golf courses? [laughter] >> Actually, yeah, I think we could we could try to coordinate that. Um but it
would just require some time in advance to work together with the land owner and the the current the current staff at the course as well. >> If we're going to do it, we got to coordinate that through the staff together. I have to look at my calendar and >> yeah, >> I'm sure everybody else does also,
>> right? >> So, we'll look at our calendar. We'll let you know about that. >> I've been to the place three times. >> Yeah. >> Question for Jed and Melinda. Does that have to be a public meeting? Is that noticed? >> Yes. If they all go together. If there's more than three, then it will be
publicized. >> Yes. Have to be. >> Yes. So, we'll have to make this. We have to discuss this. Okay, I think we're all set. >> If you're all set, we're all >> Thank you very much. Yeah, >> you're welcome. >> Appreciate it. >> Thank you. >> Thank you everyone. And we still have a
hearing going on. So, if you're going to discuss, please down [clears throat] the hallway or out the door. >> Mr. Chairman, um before uh the solar folks leave, you have to vote u the decision deadline extension. Oh, yeah.
>> So, they're asking for an extension of your decision deadline to be extended to February 27th. So, we just need a motion and a vote. >> I'll make that motion, Bob. >> Yeah. I'll move that uh we extend the uh the deadline uh till what was the date? >> February 26th.
>> February 27th. >> 2026. >> 2026. Yeah. Jeez. >> Second. >> Second. All in favor? >> I. Unanimous. >> Great. Thank you. >> Okay. >> Thank you very much. You're welcome.
Thank you. >> Very prepared. Look at some pretty. >> Oh, that's true. Do >> you want me to sit over there or sit here? Want me to move my
>> cal? [clears throat] >> Yeah. Okay, we're going to have one more hearing here. >> One more hearing. >> I'm happy to launch into it right now, but if the board needs a break, >> I'm sorry. >> If the board needs a break, I certainly
>> I'm taking a break. I'm recusing myself. [laughter] >> John's going to break. >> So, Tom, you're going to be chair this. >> Okay. >> Yes. Tom Tom will be our chairman because your vice chair is absent this evening. >> Okay.
Wow. >> Christmas night. >> Looks like he's leaving. >> Okay. The uh next agenda item public hearing. The applicant is El Jean. This is a definitive subdivision plan
application and special permit application for a four lot planned residential development PRD at 428 Carrot Shop Road. Jed, can you read the uh notice into record? >> Sure. Can uh notice of this application
was published in the Falmouth Enterprise on the 11th of November and the 14th of November of 2025 and 42 of notified by regular mail. All right. Now, we want the applicant to provide a summary of the project, and that will be you, sir.
>> Thank you very much, uh, Mr. Zen. Uh, for the record, my name is Kevin Clower. I'm an attorney here in town, and I am before you representing Jiao Wankera, the owner of 428 Carriage Shop Road, which is an 8.9 acre parcel of land. Uh, I'm joined tonight by Mr. Wankera, as
well as Tim Santos of Merill Engineering. Uh, this board should be generally familiar with this proposal. We were recently before you and obtained approval for a preliminary subdivision plan. So, we are back before you tonight uh in order to do two things. One, to present the proposed definitive
subdivision plan, as well as to two request a special permit for a planned residential development, otherwise known as a cluster subdivision. So, this 8.9 acre parcel is relatively narrow, but it allows for a three lot grid subdivision. um which is important
because you need to figure out how many grid lots you can place on a parcel in order to move forward with the planned residential development. Um because we abut open space uh this allows for one bonus lot. So it allows for a four lot planned residential development cluster
subdivision. And what we've proposed is a four lot subdivision you see before you with approximately 67% open space. So the idea behind a planned res planned residential development is to reduce the overall footprint of development resulting in less dist less disturbed
areas and to protect the integrity of open spaces and the environment supposed to be consistent with municipal goals. So this project as I mentioned is eligible for an additional bonus lot because it abuts uh a 4 acre parcel that is owned by the town and dedicated as
open space. That 4acre parcel is contiguous to Fmouth Country Club. So really what this does is secures a substantial stretch of open land um basically from um get almost all the way from from Sandwich Road to to this location here.
The open space of the plan residential development is designed to provide a buffer for the entire site including frontage um privacy for the lots uh privacy for the utters and and a better appearance from the street. A plan residential development requires a special permit from this board um
pursuant to 240 9.8b and it's supposed to be granted when it allows for the enhancement of natural integrity of the area and wildlife habitat and when the proposed development is consistent with municipal plans and objectives and the proposed development is designed with allocation,
proportion, orientation and other features that produce stable and desirable characters. So relative to the open space uh a planned residential development of this size requires 50% open space which would be 4.45 acres. However, the applicants
proposing uh preserving 6 acres as open space and is willing to donate that open space to the town which would one uh add to the contiguous open space area I just outlined and two prevent further modification. Uh I know of a number of instances where open space that's been
retained by an association has been that's been in excess of what was required has been utilized at at a further date. But in this case, Mr. Ware is suggesting donating the open space to the town. [clears throat] Uh we have requested some waiverss from subdivision control bylaw. Uh this is a relatively
short street. It's less than 500 ft. So we're requesting waivers from uh from the sidewalks and from street lighting. Um basis for that being it again it's a small four lot subdivision with with little traffic generated on a street of less than 500 feet.
Uh just this afternoon we received the staff report and uh staff report actually came yesterday uh but received the engineering comments uh from the engineering division just this afternoon about 4:00. So we have not yet had the opportunity to respond to those comments as of yet. We will certainly do so
shortly. Um they're only requesting, I think, pretty minor revisions to the plan. A few requests from the staff report as well, but we're reviewed the comments in both and those are all addressable and uh have every intent of doing so. So, we're viewing tonight as
something of a reintroduction, a continuation of our sub of our preliminary subdivision plan that we did a few weeks ago. Uh but wanted to introduce the project to the board. Note that we've received the referral from engineering and uh from the staff and are able to make those revisions and
edits and address those comments and concerns and look forward to uh addressing any questions you or the public may have. Um so start off with some questions. Okay, start down there. Charlotte
>> looks to me as if you addressed our main concern. Um you have reestablished the lots. There are now going to be four lots. >> Still one larger lot um at the back, but it it um it's really responsive. Thank you. >> Um
the only thing So to get to that back lot, there's going to have to be a driveway that runs along the back of the lots next door to the uh west, I guess, or north. >> No. Um right off the circle. >> So right you get the circle here. But if
if >> you see here. >> Oh, okay. Okay. I'm looking. >> It's easier to see here. >> Yeah. How come I don't get that? >> Oh, that's the old >> Well, look. It's right there, too. >> Yeah. >> No, I can't see that. >> Because of the reflection. >> Okay. Okay. I was I was looking at Yep. Okay. >> Yeah.
>> Okay. >> That's what we asked for. >> Yeah. >> I'm glad I was able to address that question, Mr. Ly. >> Yeah. No, I was looking at the old one cuz I was looking for the new one and didn't find it. Okay, I'm good. >> Okay.
>> My only comment is uh you know, I've been on the planning board a long time and I also walking around and looking at lots and subdivisions and everything. We've been doing this as a town to save open space for many many years. This cluster is our one of our main tools to save open space. And there's there's
hundreds of them around town. You don't even notice them anymore. But if you look at the plans, you all of a sudden see these these uh pieces of open space around them all the time. I think it's a a great way to save open space and not h have huge subdivisions. So, >> and I think it's it's important that
when when we can when we have these open space parcels be contiguous and so we're preserving >> Well, that's why you get the bonus lot, too. >> And and it's, you know, if you I don't have the GIS map, but if you zoom out, it basically provides including the country club, it provides open space almost effectively from Sandwich Road
all the way here. It's it's it's over a mile. >> Big enough for a silver array. >> Second, chairman. >> Thank you. >> You're up, Paul. >> No, I have no comment. >> I have no comment either. So, we'll go
to the audience uh for public comment. >> Anybody like to speak at the podium? Go ahead, sir. Just make sure you state your name. >> Okay. Um Michael Manatis. I live at 437 Carriage Shop Road. Um I don't speak for all the the abutters, but I'd like to thank the applicant for um working
collaborative collaboratively with us after um we met a couple months ago. Um there was a discussion and to see the response and a plan that we think would be in benefit of our part of town is really good to see. So just in butter in favor of this. Um the landscaping plan
was great to see from the road as well that there's some thought to um as you're coming down Carrot Shop Road how the entryway to this uh subdivision will look. So just an approval. So thank you. >> Anybody else like to speak? Go ahead sir
in front. >> Just state your name. [clears throat] >> Yeah. I'm Dave Compton. I I live on Compton Drive, which I think abuts the back of it. Now, um
where's the entry? How how do you get into the four lots? >> So, um sir, right here is if you zoom out a little bit, this is Carrot Shop Road and this is the intersection of Hayway. So there'll be a new road installed which will be Honey Lane right
here. We've named it Honey Lane. Um which will come in from Carriage Shop and provide a culde-sac entrance to the four lots here. So it's a you know a few hundred feet up from the intersection of uh Hway and Cars and all.
>> Yeah. The farm >> beside the farm. >> I tried to get into that so over tremendously. Yeah, it can work with a lot of vegetation. >> I think um see if I have a a locust plan.
>> Pop the GIS map and show them. >> So I can pull up the GIS. That would be >> There we go. So um sir you >> this is again this is the intersection of Hway and Carriage Shop here. This
parcel right here is is the one in question. [clears throat] So this there'll be a new road installed that'll come in off of carriage shop provide a culde-sac here to give access to the four lots. Does that answer your question? Okay. >> Uh, any other questions? Sir, please
state your name. You get up there. >> Uh, Bob Baker. I'm going to butter at the crosswinds way. I just have a question on the procedure for the open space. How does all that happen? When does all that happen? >> Do you mean the donation of the land?
>> Mhm. that would be um part of the condition of the decision and it would occur after the planning board issues the decision and so they would um donate the land to the town. I believe in this case because the town would be accepting
land they would have to go to town meeting to accept it but we can confirm that with town council's office. >> Would that be in the next town meeting or would that >> ideally yes >> ideally it would be in >> if if required. if required.
>> Wouldn't it have >> I I'm fairly confident anytime the town takes land, they have to town meeting has to approve that. But >> don't quote me. >> Okay. What happens if town meeting says no.
>> Good question. >> Thank you. >> You're welcome. >> So So there's a few ways that could be addressed. the town the land could be outright donated to the town which I believe you're correct Jed that that any disposition of land generally requires a town meeting vote. So that's one
possibility. The other possibility would be to place it under a conservation restriction through conservation commission or the 300 committee. Um but placing a conservation restriction would have the same effect as as uh as as donating it. What we're not doing is
keeping it as association land. So it would be it would be permanently reserved preserved whether that be through a conservation restriction or through a donation. >> The restriction might be the easier path now that I'm thinking saying it out loud. >> Yeah.
>> David ma'am just go ahead and step up to the podium please. Just talk into the microphone. and you speak to us ma'am. >> Yeah, ma'am. Can you state your name and just ask a question? Thanks. >> Compton. >> She Miss Compton I I don't mean to speak for you ma'am, but was asking if it will
inter interfere with Compton Drive. Now, where is Compton Drive now? >> Down here. No. Uh, so this will this land here will all be open space back here. So, if you look at um >> goes right behind. >> Yep. So, if you This is Compton Drive
right over here. All of this will be open space. So our road will be at the complete opposite end of the nineacre parcel. >> Okay. Oh, so you won't be going through here? >> No. Nope. There'll be no we'll have we we will have as little impact as humanly possible in Compton Drive.
>> So if you look here, um what we're talking about is up here. And this this area back here will all be open space. So our access will be off of Carriage Shop, not off of Alexander Booker. Yeah. Yeah.
Y quite a few. >> Yep. No, we're going to be coming from probably um let's see well over >> 1,800 ft. >> Oh, yeah. 1,000 ft away, give or take.
>> Does that address your question, ma'am? >> Yeah. >> Okay. >> Thank you. Any other questions? Okay. So, now we're looking at a motion to approve the waiver. >> Well, so, uh, if I may, y
>> um, so the density bonus calculation, um, is a question in my mind. Um so attorney Clower mentioned that the um qualifi qualifying event for the density bonus
meaning the applicant's uh ability to obtain the density bonus um refers to the donation of the open space. However, the section before it and again this was part of the conversation in the preliminary stage is about the math. And
so part of the preliminary um decision, the preliminary plan decision was having the applicant indicate the math works for this development to get that fourth lot. >> And so I just p posed that question. Sure. Not to put you on the spot.
>> 249.8G. >> You say that like I didn't know it. >> I did. So, thank you. >> So, and specifically number one. >> So what it says is if if a proposed plan residential development incorporates land identified in the Cape Cod regional
policy plan or the FAT local comprehensive plan open space element into the proposed open space and that land is part of the regional or local green belt, walking, hiking or biking network. The maximum number of dwelling units permitted within the plan residential development may be increased by 20% over that allowed by 9.8F
[clears throat] and 9.8G to a maximum of four units. you can have maximum of up to four units. So what we have is um is a three lot by subdivision with a 500t road. So at 20%
we're the math is we typically don't round down. However, when in this instance because they're it would only allow for one. I think that it is appropriate to round up to one as opposed to if we had
say a 10 lot subdivision and we're trying to get or 11 lot subdivision and trying to get an additional 20% lots that would you know we're not going to round up to three but I think it would be appropriate to round up with one to one in this instance to provide for a bonus lot on this parcel.
So ultimately, and I figured that's what what was happening. Uh ultimately I it's up to the board to decide on that. Um I and I I agree that at least um in terms of the math when you would traditionally round that number up.
However, what it does do is it increases that 20% past what's traditionally allowed. Um so I just caution the board with that. Um, understanding that we are in a housing crisis, I can see the the need to have additional lots here, uh,
especially small ones, I just caution the board, um, when making that decision. >> Can you do the math? Tell me the decimal points we're talking about here. >> 66. Sorry. >> So, more than half. >> That's plenty. >> Like I said,
>> I agree, Charlotte. So, I mean, you know, here's the alternative, right? The alternative is you have a three lots of division with three much larger lots, >> right? >> And that's not what I think, >> okay, >> the town wants or what the applicant wants to do. What we're doing is and we're still preserving 67% open space.
So, I think all of these all of these matters are taken in the abstract. None of these are precedent setting because every application is unique on the specific facts that are before you. This is a very specific set of facts where what would be allowed is 66 of a lot
which we obviously can't do but I think in this instance that should allow for one bonus lot and that's obviously the board's discretion but I think that the benefit there and the overall project that's developed because of it is a better project.
>> How much effect would it have if uh that larger lot was shrunk down? I mean, I don't think it would make a significant difference to the board's decision because um sorry, bear with me. Um like we
talked about before, you know, we have a three lot by right subdivision which allows for, you know, three acre lots, two two and a half acre lots. >> Even the the larger lot, we're still just at over one acre here and then the rest of these are 15 to 20,000 square feet.
put that other plan up for a minute that you just showed. Yeah. So, that's our alternative. >> I mean, that that that would be because if we don't get the bonus lot, there's no point in doing the plan residential development and preserving the open space. >> So, this would be a regular subdivision then. >> Yes.
>> So, okay. So, they're not asking for anything from us at all. if they made they could ask for other waiverss, but uh >> we'd be asking for >> this land would go all the way down to Compton Lane and exactly as what we see. Okay, thanks. I
understand. >> Okay, Cheryl, >> could we ask for a a draft of a positive motion for the next meeting? >> Um I would cons uh we can. However, I believe that there are some comments in
the engineering referral that need to be addressed. >> Um, and maybe some additional waiverss might need to be requested. Um, there's nothing major that we saw. Um, but there are some things that need to be cleaned up. So, I suggest that the um applicant
respond to the engineering referral and give engineering time to to look at it so it's all cleaned up. But we we can do a draft uh draft a positive motion if that happens. >> Yeah. >> We just need to know how long um the applicant [clears throat] would need in
order to get that done. >> So um a lot of what I'm going to say is aspirational because we are, you know, tomorrow is effectively the end of the work week. Um and and if we're being realistic, tomorrow at noon is probably the end of the work for most people. Um
so I been speaking with Tim Santos. We think we can get you what you need by next Friday the 2nd, which would be the deadline for the the hearing on the n Friday the 4th, which would be the deadline for the hearing on the 9th. >> Okay.
>> Um, so that is our goal. >> Okay. [snorts] >> So, [clears throat] could you do it? You got to get up. >> Yeah. >> It's the rules. Everybody has to do it. >> All right. >> Yeah. you're on TV. So
>> now these these four lots, they're not like um divided equally like two two acres each out of the eight uh eight acres. >> Happy to address that, sir. >> So if if they were to do a traditional
what we call a grid subdivision, it would be divided relatively equally two to three acres between each lot. What they're proposing is what's called a planned residential development or otherwise known as a cluster subdivision. And in a cluster subdivision, you basically show what you
could develop using traditional minimum lot size requirements. And the bylaw allows you to use a much smaller lot size. So instead of a 40,000 foot or an 80,000t lot, it's only a 10,000t lot. So they're taking the same density, three
lots or in this case four, and using a much smaller footprint to to utilize those lots. So they're preserving the other six acres as open space. And that's the area that'll abut your land at Compton Lane.
>> So is it smaller than one acre? I know the area where we live is you have to have an acre in order to >> Yep. So, so we have to establish that we could satisfy that 1acre requirement and but under this provision in the bylaw, they allow you to do to develop a
smaller footprint in order to preserve more open space. >> Read off the lot sizes for them. Just tell them the >> Yeah. So, the the only lot size that's over an acre is lot four, which is 50,000 ft. Then we have 15,200 15,22 15,245,48
and then the rest is open space. Okay. >> Um, so you need to vote to um continue both the definitive plan and the special permit to um December 9th and uh vote on
drafting a positive motion. >> Right. >> So we need a motion for that. >> You need a motion to >> I just want to make one just to include it. We usually talk about lighting. We we didn't mention it. We're moving kind of fast here. >> So, that's one of the comments in the
engineering referral. Well, actually, they requested a waiver for >> Correct. That's what I heard. >> Yeah, they requested a waiver from street lights and sidewalks. >> Okay. Okay. Cuz I we usually ask for uh dark sky >> lighting, but if they're not putting it in, we don't don't worry about it.
Um, so we can again get all the comments um, situated with them and engineering and then if everything's okay, we can have we can have a draft motion ready.
>> We usually we do the dark sky. I mean, we don't want flood lights. We want lights in the house that shine down on the ground. It's a standard on most things, >> I think. So, so we're not it's not site plan review in this well it's not site plan review because it's it's a subdivision plan. >> Okay. >> Um so typically when we talk about dark
sky compliant lighting it's when we're talking about the design of a building or design of a a project that that has multiple buildings. >> But when you're not putting any lighting in lie of it sometimes they put it on the houses. So it's it's still talking about lighting. So, I mean, I don't
think if the board is inclined and if you're a if if the planner feels you're able and wants to include a condition in the decision that houses will be dark sky compliant, I don't know if that's possible. We wouldn't be opposed to it. I'm just not sure if that's the
appropriate venue. >> Yeah, we don't have any jurisdiction over single family homes. >> Well, they're asking for a waiver on street lights, right? >> Yes. And usually when we ask for I mean I think that opens the door for us to ask for the lighting restriction. I mean >> well typically that would that would be
sort of a post light not necessarily lighting that would go on. >> I just like dark sky lighting as much as possible. That's all. >> So what I would say Mr. Fox is Mr. one care is an experienced developer and um takes a lot of pride in in producing excellent work and he's going to be
spearheading this project and I'm sure uh that he will be doing [clears throat] everything in a dark sh compliant manner. >> Okay. What's the next thing that I need to do? >> Um you need to um um continue the both
the definitive plan application and the special permit application to December 9th. How will we continue the definitive plan and the special plan application and draft a positive motion? >> Okay. >> Okay. Can I get a second >> to December 9th? >> December 9th. >> Yeah.
>> Can I get a second? >> Second. >> All right. All those in favor say I. >> I. >> I. >> Okay. Thank you all very much. >> Unanimous. >> Thank you. That's a good project. >> Thank you. >> And um best wishes to everyone for a happy Thanksgiving. >> Thank you. >> You too. >> Thank you.
Good job. >> Tom, you want to continue? Keep this thing moving. >> Um, I know him well. Yeah, I know him real well. >> Oh, yeah. I rode the bus with David for
>> I do for years. >> So in Boston I know he didn't he worked for a film company and it was a touch and go he made >> Did you use it? >> Yeah, we talked and talked to us. >> Yeah. Okay. >> We're still in meeting. >> Yeah.
Take care. >> Good night. >> Good night. >> Okay, John, let's wrap this up. >> Okay, >> rolling. >> All right, planning board discussion. Planning department report. >> We have nothing to report this meeting. >> Nothing
>> after all this time. Well, we figured it's getting late. >> Yeah. How much time between town meeting and now? >> Committee reports. >> No committee reports. >> Yeah. I have one one brief report. Uh the town is considering a funding source
for water and wastewater projects. Amy Law made a presentation to select board November 3rd for something called the water infrastructure investment fund. Oh yeah. >> And it was again presented at the water quality management committee meeting on the 12th. and I took a copy of it and
it's included with your area here and the intent is to consider a tax search charge to fund water and wastewater projects similar to the CPC. uh has to need town approval and so
forth, but several uh towns have already done that and u there's a couple estimates in here what kind of money would be raised but town needing would need to vote for the search charge and the amount in the case of other towns
Mashp implemented this at a 2% sandwich also 2% and Dennis at 3% to raise funds for water and waste water projects >> I think it's important to be aware of it and you may want to look at this and we can discuss it at a future date.
>> Excellent. Thank you very much, Paul. Uh Tom, >> all the way to the next meeting. >> You sure? >> Yeah. >> Okay. Any reports from Europe? >> No. Okay. >> Rob, >> no. >> Okay. All right. Great.
>> Uh so, uh December 2025 planning board meeting schedule, >> right? So, as Melinda alluded to earlier, um your meetings in December include December 9th and December 23rd.
That's your second and fourth Tuesdays of the month. So, we figured December 23rd was certainly not going to work. That's the week of Christmas. >> Might be like a Baham bug meeting. Yes. So, your alternative would be to, as
Melinda mentioned, schedule a meeting on the 30th, which seems somewhat controversial on that end of the table. >> Um, or wait until January 13th. >> Well, I guess the question to ask is how many people are going to be here the
week of December 30th? >> Correct. >> I'm not. >> Regrettably, I will. Yeah, I'll be here. >> I'll be here. You could you could make a plan now. >> Would it would it would it be would it be would it be the uh [laughter]
>> the solar? >> Well, it that will depend on the conversation that you have with them on the 9th. >> Um but I would imagine that the answer is yes. And so the question is, do we feel like >> Well, we could do it on the 9th with a
solar. >> Yeah. >> And then do do something in January >> if if everyone's not going to be here on the 30th, >> right? >> How's everybody else feel about the 30th? >> I'm here. >> I'm here. >> I'm here. >> Here. I'm here.
>> Can you zoom in from wherever you're at? >> Make a phone call. >> Okay. We'll we'll do the 30th. >> So, >> I mean, we won't be voting on anything. She would need to um watch the hearing
>> to catch up on whatever >> you missed. >> It's recorded. >> Yeah, >> it is. It's not live, but at some point >> you can do it. >> Don't you people celebrate New Year's at all? I It's a national holiday. >> No, I'm in bed by like holiday. >> Keep in mind, it's the day before New
Year. >> Yes, it's the day before weekend. [laughter] You said the first one in January would be the 13th, correct? Why would it not be before then? >> Because it's the second Tuesday of the month.
>> All right. So, we already voted. We'll do the 30th. >> Okay. >> All right. 30th is >> 30th. Okay. >> Right. >> Yeah. >> You just have to tune in afterward. >> Yeah. >> All right. So, that's our schedule for the for December. Uh anyone have any
future agenda items? Um, Jim, you mentioned at the last meeting that you were going to have one this this meeting. >> Yeah, I'm not going to bring it up now. I want to go home. >> Okay, [laughter] fair enough. Fair enough. We I have >> Mine Mine will hold. >> How about general correspondence? >> Nothing in the file.
>> Nothing in the file. Okay, then I would say next meeting is December 9th and this meeting is adjourned. >> All right. We got there. [music]