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[Music] Okay, everyone. Welcome to the zoning board of appeals. Please silence all cell phones and note that this meeting is being taped by FCTV. If there's any private party recording this hearing, please stepped up step up to the podium
to request permission. I'll introduce the board and staff. On my far right is Mark Finan. Closest to me is Frank Duffy, the clerk. I'm Suzanne Murphy, the chair. And to my left is Tony Patui. We also have Noren Stockman, the zoning administrator, and Ashley Dlo, the
office assistant. The zoning board of appeals is charged with applying the state zoning statutes as well as the town zoning bylaws and reviewing and voting on any application. All decisions are made through the public hearing process. Our goal is to hear testimony from the applicants and the public and
to allow a full and fair discussion of the project prior to the closing of the hearing process and reaching a decision. Number one, to begin each hearing, the clerk will read the public announcement for the hearing and read pertinent information from the file. The applicant or the applicant's representative will
then have 15 minutes to make a presentation, but their time may be extended by a vote of the board. Three, the board will then question the applicant. Four, the public will then be invited to comment. Comment should be limited to two minutes and be strictly related to the proposal. All members of
the public wishing to speak should wait to be recognized by the chair and should come to the podium. State your name and address and rec name and address for the record. speak into the mic, but it will not amplify your voice and record audio for FCTV viewers. And before we start,
we have a time if anyone wants to make a public comment, you can come up to the podium, but not on anything that's related tonight. Anybody want to come up? And then we're also going to take a a quick moment of silence. Uh we have a
Bonnie O'Neal who was our former zoning administrator to pass this week and we'd like to take a quick moment of silence for her. Okay, thank you all. So, our first hearing tonight um is no continuations
and the first hearing is 06425. Open it. Um I'll read the public notice. It's application 64 of the year 2025. Mark A and Courtney A. Roma have applied to the thus zoning board of appeals for a special permit pursuant to sections
240 10.2A and 240 11.4A1 4A1 small letter I of the Falma zoning bylaw to allow alteration to the existing non-conforming dwelling to include addition for loft space dormers and a covered porch and to construct a detached garage with habitable space
above and a plunge pool in the front yard more than 50 ft from the front property line >> and we've had a request for a continuation on this >> yes from uh Kevin Clower >> you want to Make me a motion. Frank,
>> you're going to speak, I think. >> Oh, you're going to speak to it. Okay. >> I was just here in case there were any questions. We did request a continuation. Um, we did communicate that with attorney Ed Kirk, who's representing one of the abutters. Uh, we So, I discussed that with Ed um, briefly last night and confirmed this morning. So, we are requesting continuation till
the next available hearing date. >> We need a date to make the motion. >> Do we have a date? >> Continue to November 6. >> November 6. I move this hearing be continued to November 6th at the request of the applicant. >> Second. >> We have a motion and a second. You all
set? >> All set. All those in favor? >> I oppose? None. >> All right. Thank you very much. >> Great. Thank you. And then we move on to uh 06525 Habitat for Humanity 48
Benjamin I Okay. This is application 65 of the year 2025. Habitat for Humanity of Cape Cod, Inc. >> Do we read that first? >> No, we have to reread the read the opening. >> Got it. >> Habitat for Humanity of Cape Cod, Inc. um has applied to the Felma Board of
Appeals for a comprehensive permit pursuant to chapter 40B of the Massachusetts General Laws to demolish existing structure and construct 14 single family dwellings, all units to be affordable. The subject property is 48 Benjamin Ny Lane in Felmouth, Massachusetts.
Okay, I'm making the following motion. I move the FMLA zoning board of appeals has grounds to declare that a denial or approval with conditions of this application is consistent with local needs as defined in general laws chapter 40B sections 20 23 and 760 CMR it's code
of Massachusetts regulations 56.031A and 3A because the town subsidized housing inventory exceeds 10% and further under 760 CMR 56.031B 031B and 4 for municipal compliance with its
approved housing production plan and to provide the requisite 15 days written notice following tonight's hearing to the applicant and to the Executive Office of Housing and Livable Communities. >> I will second. And so let's vote on that. Bman
>> I >> Murphy I >> Patruchi I and that's what we have. Do you want to read? Um >> yes. So that some relevant information from the files. Properties at 48 Benjamin NY Lane
in North Balmouth. The owner is Habitat for You or the applicant is Habitat for Humanity of Cape Cod, Inc. The zoning district is RB. Um they've applied for a comprehensive permit under Massachusetts General Laws Chapter 40B sections 20 to
23 and 760 CMR 56.0. This is a local initiative project. Um the the Fiddler's Cove Coastal Pond Overlay District, there's a wildlife corer involved. No flood zones of record. No previous decisions of the
board of appeals of record. The lot is 326,220 ft in a zoning district which currently requires 40,000. That works out to the project being on approximately 7.5 acres of this with the remaining 48 acres to be open space. The street frontage is
476 feet uh in a zoning district which currently requires a minimum of 100 feet. Benjamin Nane is a public right of way at this location. Um there are no noted nonconformities. We have a number of referrals from town
departments. Engineering has noted that this should be a subdivision road. They've requested that storm water regulations apply to the project and they note in their referral that many other issues should be submitted to peer review and comment. Um and they have also provided us with a number of
proposed conditions if the comprehensive permit is approved. The board of health advises that they have no concern at this time that there's an IIA system proposed uh but the applicant will have to deal with the board of health as far as septic systems are concerned. The
affordable housing committee recommends approval. The fire department has no issues. The select board has informed us that they have endorsed this project as a local initiative project. The building commissioner has no issues at this time. The housing coordinator support says that this project supports the housing
production plan goals. The water department notes that there is no water service, but that the fire flows the at the nearest fire hydrant appear to be okay. Uh, we have two letters in opposition which offer some criticism of the project.
>> Take it away. >> Take it away. All right. >> Good evening. Um, madame chair, members of the board, my name is Warren Brody. I am the >> Hold on, sir. >> Excuse me. >> You can explain it to them if you >> We have only four members. We do not
have a full board tonight. >> So, it's your option to go or or come back at a later date when it's a full board. Go forward. >> Yes, we intend to proceed. >> Okay. >> Thanks. >> Again, Warren Brody is my name, attorney for Habitat for Humanity. Nice to see
you all again. I was here quite recently. Um, I am a volunteer for Habitat. I'm also a former board member for the last 12 years. Also a Felmouth resident of over 10 years. With me tonight are Norin Brown,
Habitat's director of land acquisition and permitting, Joe Henderson of the Horesley Whitten Group of Sandwich, which is the engineer for the project, and Kurt Raber of Catalyst Architect Interiors Inc. of Yarmouth, although
Kurt is a Felmouth resident. Also tonight with us is Jessica Writtenauour who is the executive director of the 300 committee land trust. So Habitat is proposing to build 14
affordable homes on a 7 and a half acre parcel of land at 48 Benjamin Nane in North Falmouth. Habitat is permit permitting this project or we seek to under Mass General Laws chapter 40B the comprehensive permit statute through the local
initiative program. We are collaborating with the 300 committee land trust to ensure long-term public benefit from the property by conserving approximately 48 acres of land for future public access while also creating muchneeded community
housing. The building site is shown as lot seven on a subdivision plan entitled plan of land at Benjamin Nane and Quaker Road North Falmouth Mass dated April 30th, 2024. You can find that plan at our attachment
number four in our application packet. I assume all of you have the application packet. The proposed building site is comprised of a previously disturbed developed area containing a driveway, single family
home, a barn, and a twocar brick garage. Adjacent to this previously developed area are undisturbed areas with mixed indigenous tree growth consisting of oaks, evergreens, and native understory shrubs and ground cover. The structures
on the site will be demolished prior to construction. At least that's our plan. An open space lot area of approximately 3.2 acres will remain as a naturalized, undisturbed buffer surrounding the homes. And there's another open space
lot, excuse me, of 20 about 23,800 ft which will host the wastewater treatment and soil absorption system. We are proposing the uh street name
for the access road uh of hospitality way with a modest sign at the entrance near the stone wall. The final signed design approval will be requested of this board once the stone wall and
landscaping at the entrance is complete. Bar zoning. The underlying zoning of the parcel is residential that is RB. The site is proximate to public utilities with electricity and water running to the existing house. A well at the
current house site will be abandoned and there is no public sewer available. The 300 committee has site control of the property through a purchase and sale agreement with the property owner TLC LLC
Habitat and the 300 committee executed an assignment last year which was amended earlier this year whereby the 300 committee assigned to Habitat the right to purchase the 7
and 1/2acre parcel for this development. We have we and the 300 committee have involved the town throughout the permitting process early on. We discussed the project concept with housing coordinator Kimberly Fish
and we shared project information with multiple town committees. With the support of the Felmouth Affordable Housing Fund and the Community Preservation Committee, the select board approved an award of $250,000 for acquisition costs and
another one and a quarter million in early construction costs. An in-person >> point of interest. I'm sorry, didn't he on the money side? What what did you say? Could you repeat that for me, please? The select board approved an award of $250,000 for acquisition
and another one and a quarter million for early construction costs. >> Thank you. >> An in-person community meeting was held on October 9th of last year and again virtually on October 15th where community members had the opportunity to
comment on the project. The butter's concerns were heard, discussed, and where possible, modifications were made at that time to the supply to the site plan. As a result of feedback at that meeting, the buffer around the
homes was increased to address concerns. The community will be 100% affordable, not merely 25%. All 14 homes will be deed restricted. They will remain affordable in perpetuity and they will be counted on the town's subsidized
housing inventory. Half of the homes will be sold to what we consider low-income households. That is adding low very low-income households earning at or below 60% of the uh AMI
and the other half will be sold to households at 80% or below of the AMI. Sale prices will be determined prior to marketing following HUD income guidelines and executive office at housing and livable
communities price calculations. The town has requested and executive office has approved a local preference for this project. This allows up to 70% of the homes to be awarded to awarded a local preference for applicants living
and working in the town of Felmouth, employed by the town or with children in low enrolled in Felmouth public schools. That amounts to nine of the 14 homes. Our timetable is to start infrastructure upon taking
title to the property with a current target of January of 2026. The infrastructure work will include post- salvage demolition of the existing buildings, installation of the roadway, wastewater management and storm water
management system, drainage and foundations. Phase one consisting of seven homes is scheduled for the spring of 2027, followed by the second phase in the fall of 2028.
Each of the 14 lots will contain a modest home with off- streetet parking, a shed, a full basement, and be serviced by a shared innovative alternative septic system. All homes will meet or exceed the executive office lip
standards in terms of square footage. The common area, including the shared septic system and the operation and maintenance of the access drive, will be in the hands of a homeowners association. That association will be managed by a professional organization
with of course the participation of the homeowners. Our homes typically meet or exceed the standard requirements of lead if you know the leadership in environmental leadership and environmental excellence and design
something like that energy star also and carbon neutral homes. The homes are all electric and as site conditions and funding allows, we'll try to fit all the homes with solar panels sufficient to realize a HERS score. That's that home
equity rating system HERS score of net zero or better. And there will be no storage or usage of fossil fuels in any of the homes. HVAC and domestic hot water will be delivered by the latest in heat pump technology and all appliances
will be Energy Star certified. In 2022, Habitat Cape Cod received an award for consistently having the lowest HERS scores among the 1,000 plus Habitat affiliates across the country. We're quite proud of that.
Terms of accessibility, our families are selected prior to doing the framing work so that floor plans can be modified to accommodate mobility constraints, wheelchairs, and whatnot. Although Habitat does not build homes with no step entry, ramps can be installed as
needed, and the farmer's porch, which is part of our design, can be raised to floor level for ease of direct access into the home with a wheelchair. The ranch floor plan offers one living, one level living except for mechanicals and laundry. And we have of the 14 units,
eight are ranches, five are capes, and one the largest one, a fourbedroom colonial. Uh our exterior doors are all 36 in wide, bedroom and bathroom doors are 34 in wide, and hallways are 42 in wide,
which allows for wheelchair access. Blocking for handrails and grabbars are standard in bathrooms and lever door handles and flat panel switches are installed throughout the homes. Environmentally speaking, the property falls within the Rand Harbor, Fiddler's
Cove, and Wild Harbor and Bayamement Watersheds and therefore it will require an innovative alternative septic system to make sure that we reduce nitrogen originating from our wastewater. A shared nitrek system serving all 14
homes will be installed to reduce the level of nitrogen. A large part of the property is mapped as natural heritage and endangered species program habitat for the eastern
box turtle. Habitat is working with the Mass Division of Fisheries Fisheries and Wildlife toward the issuance of a conservation, excuse me, and management permit that will allow for the regular regulatory take of eastern box turtle
habitat that will require mitigation. That's what we're working on. The site itself is set within a residential area with nearby Cape Ranch and colonial style homes of varied size. Butters of the 7 and a half acre site
including homes on Benjamin Ny Lane, uh, Cameron Road and Needles Lane. We have maps you'll see in attachment number three. The property is within a half a mile of the Shining Sea Bike Trail, a half a mile from the Wild
Harbor General Store and 7/10en of a mile to the North Valmouth Library. Is also convenient to banks, restaurants, coffee shops, gas stations, grocery stores, and a pharmacy. Terms of landscaping, we have maximized
a naturalized buffer area to preserve some specimen trees including an American chestnut and some large caliber oak and pine trees. We will incorporate native easy care and drought tolerant plants, flowers, small trees and shrubs
on the site. Uh we plan to provide appropriate transitional plantings as a buffer between any developed areas and the surrounding woodland. We're currently working with an organization called Resilient Roots, which is a Cape Codbased permaculture organization to
incorporate sustainable eco-friendly wildlife landscapes into our plans. While Habitat will choose the sitewide plantings, our families will have some say in the selection of the initial plantings around their individual houses.
Our model of home buyer and community engagement. We will use our tried andrue sweat equity model to build these houses. Once selected by a lottery, families devote 250 hours, volunteer hours per adult
homeowner to building their homes. A family may volunteer in their own home or in other Habitat build or other related events. We work very closely with buyers providing home buyer education, financial counseling and support, including through the mortgage
and the closing process. This is a critical element of our partnership since in our experience, education is really the key to successful home ownership. Habitat encourages community engagement through their team building program.
Team days, which we offer, give an opportunity to volunteer on Habitat sites, fostering teamwork and a sense of community. These builds typically involve hands-on construction work such as framing, painting, or landscaping under the guidance of Habitat staff.
Team builds are a great way for organizations to connect with their community, boost employee morale, and support Habitat's mission. Habitat for Humanity of Cape Cod partners with families in need of an affordable home to build one of their
own, fostering stability, self-reliance, and a strong sense of community. Founded in 1988, Habitat Cape Cod has delivered just under 200 homes to families in need. And we look forward to adding
these 14 homes to the community. As far as the application booklet that you have, let me go through what's in there. The first part is the application itself on the standard application form.
At attachment one is our project eligibility letter from the executive office of housing and livable communities. There are then letters of support from affordable housing committee, the town manager and the select board. We also have a letter of interest with regard to
financing the project from Cape Cod 5 cent savings bank. And finally in attachment one certified list of abutters. Attachment two contains the project narrative which I've just presented.
Uh a roster of our development team. Uh a letter from the property owner LTC LLC giving consent for us to proceed here. The purchase and sale agreement between LTC and the 300 committee and the assignment relative to the 7 and a
half acres for this development and an an amendment to the assignment. There's also a letter from the IRS as to Habitat's tax exempt status and a certificate of good standing from the Massachusetts,
excuse me, Commonwealth Secretary. Attachment three contains maps and photographs. Very simple. Attachment four is really the heart of the the submission. You will find there the recorded subdivision plan,
comprehensive permit site plans by Horesley Whitten are numbered C1 through C12 and a landscape plan. Then there are the architectural plans from catalyst including building tabulations
followed by a list of the requested waiverss for the project, the traffic impact evaluation and a letter from the 300 committee to the conservation commission about environmental mitigation issues.
In attachment five is a sample marketing plan and a sample lottery process description how how the lottery works. Finally, attachment six has a draft declaration of trust for the homeowners association and a sample
monitoring agreement that we will be required to provide. That concludes my comments at this point and I invite your questions and comments. Right. Do you want to start off? Uh, Tony.
>> Well, I'm always um I'm always amazed at how well you folks put this together. >> Thank you. >> Well, very complete and we I know as one member I I appreciate the these are very difficult uh to go through for board members
especially since we seem to have so many here in town. Um, so let let me just start off and we obviously there's we're going to have plenty of time to ask a lot of questions not just this meeting but going forward after this if we if there's any going
forward after that and I have to say that um one of the things that and again I'm very impressed with how you folks do this uh compared to some of the others that I've see sometimes but
I I took a ride through Willlet Way, which is the example you use on your presentation. And Willlet Way was uh decision was quoted on August 23rd of 2018. And the last co
was delivered on uh October 17th of 2023. I drove through it on the 14th of this month, just the other day. And I'll be very honest with you, I'm I was very underwhelmed. And the reason I say that is not because
you don't do a good job, but because you did, and you're going to change it here a little bit, because you did the same thing one after another for the most part. Uh the landscaping is extremely weak. Um
you say you have uh professional management that's going to take care of um Ben regimen and I is that yes are they the same people taking care of will it way >> I don't know the answer to that
>> I'm speaking as one person one board member uh and someone who has built a lot of subdivisions it is I was very underwhelmed I did not if that that sort of what I saw there just can't happened on Benjamin and I
um it's just not it's just I know you're changing the houses up a little bit here but one of the things and I praised you folks on uh GIF because you were taking an extremely offensive piece use of land on Gifford and you were making it into
something very wonderful. Hey, you're taking a piece of a wonderful piece of land and you're really putting a lot of housing in there inappropriately. So, I get I get that. But my concern is that architecturally I know this board member
is going to want to see maybe higher pitch roof going beyond a seven pitch on the ranch. Uh because I think it's a seven pitch. And I'd like to just know from your architect if you can get it up to at least a nine. Something that doesn't look like an army barracks. And
I mean that. I mean when I went through Willowway, I thought I had just driven through um >> the base. >> The base. All right. Um and that just in my opinion is not going to fly in in this area. All right. So having said
that um and I don't want to go too far because we have a lot of opportunity. I see that the select board was quite committed with a million and a half dollars. What are the conditions on them putting that up?
Any particular conditions? Uh getting approved >> assuming we achieve the comprehensive permit. >> Right. The homeowners association. And there are draft documents in here the same way you did for will it way. >> There is a draft of the homeowners association trust
>> and um you propose or you suggest that it's $60 a month for homeowners association. >> We are not at that point yet. >> I thought I read that. It's a it's a far more complicated calculation given the IIA system
>> uh earlier uh increased costs for uh m operation and maintenance in the early years and so on. So we we're we haven't arrived at a final conclusion. The idea will be for for Habitat to make sure there's enough money in there to start with. >> Yes. Because there's no way you can
build a capital fund at that little money per month per house. >> Right. So, um I I will I haven't read through it. I will read through it because I want I don't even know if you have repair cycles in there. Uh those sorts of things that keep a property in
good shape. I don't know how you function. I I don't understand how that is, but I will be asking more questions on that. Um with regard to again, I don't want to go into too many questions here. Um as far as the buffer is concerned, of course, I
walked the site. Um, and this 45- ft buffer between Cameron and the left side of the new subdivision. I think it's wonderful. I I think that was thinking way ahead and it's a wonderful thing. What what people don't
understand is that once trees come down that 45 buffer will seem like nothing, like absolutely nothing. Uh, but it's a good thing. Thank you for doing that. It's a really good thing. But they have to stand. that is going to be a lot of sunlight coming in. And I went up there
a second time and I stood there and I just looked and looked trying to figure out what could one do to maybe mitigate that a little bit. And I think I think you mentioned it something about plantings in that buffer area.
>> Yeah. In the transitional area. Yes. >> You're calling it the transitional area. >> Yeah. Because I think that's I mean I can certainly see the houses. they're going to see everybody else. And I want to make sure that uh if this thing is approved that nobody that's living on
what you're going to call I don't I forget the name you're going to call hospitality way >> um is going to ever encroach into that >> you not going to be putting sheds swings storing materials because the buffer if this is a group between Cameron and this
has to be sank or sanank it has to be protected and it may require additional buffering. I drove down Cameron. I stood on Cameron. I looked across and I'm concerned about that and I'm going to and Madam Chair, I'm just got a
couple quick questions for >> because I want them to understand what we're thinking. Um, and it's not going to be everything. Um, we generally like to talk about doc when you have a very dense subdivision like this because a lot of
lights we like to talk about doc sky compliant or at least dark sky friendly. So, in other words, minimize uh light trespass. And some people at night, they leave their back lights on or whatever and there's a lot of light tra trespass. And
I know that I'm going to be looking to see that you've minimized that. And if it even if it is not Doc Sky compliant, which carries a whole bunch of regulations, requirements, that is at least Doc Sky friendly. Uh, and I'm going to want to see I I know that I'm
going to want to see it. I thought I read everything, but I I don't I don't see it in the plans. I don't see a light study, but maybe it's there. >> That's it's Well, we can go over the site plan. >> I'm just Well, I'm just throwing it out so that when we go through this again
that you know about it. That's all. And I'm going to uh other than needing peer engineer and peer reviews and all that, I'm going to just uh I'm going to stop right here and uh let other board members have their questions. I'll go next.
>> Okay. >> Um, is is the pulloff for the for the moms and dads or the humans that are watching the kids going to be on the uh >> not well there's a retention basin. So obviously it has to be on the other side of the street.
>> This is a good time to put up the plan. >> Good evening. Joe Henderson Horsesley. >> Okay. If I share uh some plans. Okay. I might need some >> passwords right up there. >> Okay. >> Taped right on.
>> Piece of tape up there. Yay! Shocked I made it work. easier if I look at it on here. Maybe. So, if I can maximize this. There we go. So,
>> here's here's the site plan you're at. >> Yeah. Show me where the um cars are going. It said in in the in the file that there's going to be like a little pullover place. >> So, there is a Can you hear me? Okay. There's a a bus stop or bus drop area up
here. You can see my cursor, right? >> But there is no pulloff area. There's no um extension of the the road to >> How wide is the road there? >> The road is 22 ft total width. >> Pretty wide. And is the mail going to go up there, too?
>> So, there's also a mail kiosk area right here where my >> It's on the other side. So, when you're driving in, you get your mail. >> Correct. Yeah. >> Long arms and you get your mail. >> You can Yeah. Pull up pull off to the side. There'll be a grass shoulder. >> Okay. If >> you had to. >> Okay.
I must say that the site visit that we had was wonderful. It was informative. It was wonderful. It was one of the best ones I've had for a site visit. And I appreciate you caring about the trees, the chestnut, the pines. I mean, it was this two beautiful
chestnut trees and I I appreciate that you're incorporating them in someone's yard. >> Are are you Is the board interested in me walking through the plans at all at this point or I can do that if you'd like. >> I I think the the public might be too. >> Sure. Yeah. >> Yeah. feel free.
>> All right. So, I'm going to go back to the first picture here. This is the this is just a picture of the overall site, right? We talked about 55 acres. This is the total 55 acres with the the developed site in the upper right hand corner. And that's the 7 and a half
acres um there. And that I think as we had mentioned before that's the the area that currently has the house, the barn, the uh the shed um uh and the uh the grass area, the landscape. There's some grass areas, yard uh up in that area. So
that's the kind of the previously disturbed area of this large parcel. I just wanted to share this. This is a um kind of a picture of what the site would look like with the the property lines or the lot lines overlaying on the
existing conditions. And it just kind of wanted to show this to demonstrate just kind of trying to take uh advantage of the existing disturbed areas of the of the property. Um you mentioned there's a subdivision plan that's been prepared. BSS serve uh
group is is doing that or BSS I think design they're called now they're doing the subdivision plan and that's will create the 14 lots along with the open space lot which is shown there is lot 23 uh we also are allowing a area um for
trail connection there's a a trail planned in the conservation area so that this kind of space here allows for a common area to access that trail and that's between lots uh five and six. The lot numbering on this will be we'll
have to revise our lot numbering to match the subdivision plan. The subdivision plan is based on all the other lots that are on the property. Uh so the site plan we we're just looking at this um just the project in
general it's using the same driveway or it's coming in at the same location as the driveway. Um, we have a 22 foot wide uh area with a 44 foot wide right ofway. Um, and it's going to plan to be uh private because the the infrastructure
for the sewer is in the roadway and uh the town won't um allow that as a public road. So that's why the the it will be private. But we are planning to build the road as far as the road width, the pavement depth, everything in accordance with town's uh regulations,
specifications. So, we'll meet the the the width and the depth and all that. We just won't it won't be able to be public because of those um the infrastructure that's there. >> May I ask a question? Of course. Go for >> You say you're going to be compliant
with chapter what is it? 30 305 how the subdivision control are here in town. >> Yes. I was specifically talking to the width and the uh the pavement requirements like uh the top binder base that kind of >> doing like granite curbs or any
>> no Cape Cod Burm would be the >> No sidewalks. >> No sidewalks. >> So this is a uh under that this is considered a minor street and um you're at 22 feet. Do you have to go Don't you have to go 24 ft? No.
>> Uh, we're 20. I think 22 is the required. My understand I I I I'm not an expert on that. >> Uh, but isn't doesn't have to do with uh where you put all your utilities as well. >> So, the right of way is 44 and that's where the utilities would, you know,
that's okay. >> Yeah. They need to be within the right. We we can't with a shared septic, we won't be able to keep all the septic, you know, private septic piping within the lots. It has to cross the the right of way.
>> As as you put the septics in, you you provide all the ties to the town locations and all of that profiles. Do you draw the profiles at the end? >> Yeah, the plans have profiles of the the road and in the sewer. It would be there's a
>> as built at the end. >> Yeah, we Yep. We do an asbuilt, but I I think if it's if it's a private system, I don't know the town would need >> I don't know that >> profiles. I don't think if it's private, I don't know that it would need to to have all the that >> you just need the main.
>> But you got But at least the tie so uh the town knows where they are in case there's an emergency. >> Sure. For the sewer. Yep. We can we can Yeah, we can we'll put in stubs and then once the buildings are built, they'll connect to those sewer stubs. >> And of course, I we don't regulate that.
You'll have to deal with the uh DPW and engineering and all that. >> I think board of health probably health. Yeah. Yeah. Okay. Thank you. >> Sure. >> So, as I was mentioning, the the entrance like we looked at in the in the field, the it's the same driveway, but
it has to be wider than what's there currently. So, the wall that's there would need to be peeled back. Um, a portion of it, the whole wall wouldn't have to be removed, but a portion of it uh on each side would be removed or um
disassembled. Uh, and the rest of it would remain. The wall is pretty significant. It runs quite a ways down the road. So, there would be a a portion of that wall that would remain, but we would have to remove some of it to um put this driveway into a question on this. >> Yeah, go for
>> while we're here. The thing that that wall >> of course shows a lot of old historic books in Falmouth. It's it's just what it is there. That's very special. That wall and I recognize that you have to peel back some of it. So uh obviously
where it where it curves but that's a that's that's a very special wall and I know you have to do certain things. So when you say some of it will remain in place just be a nice it just be a straight line no more curve. >> Yeah I think it goes actually gets high
right as you come in. So, um I think it would be potentially you could put it back together and and bring it along the entrance of the the Habitat road, but that would be up or no hospitality way, but I think that would be up to Habitat if they want to, you know, build that in
to the site um or not. >> I I think it's an iconic part of that road. I mean, this road goes back to the 1600s. Not that this property does. All I'm doing is throwing it out. There are no decisions being made. It's >> right now there's no plan to rebuild it,
just to remove the wall for what's needed to build the road and then maybe stockpile the stones. Maybe they could use elsewhere on the site when they're doing some of the um the walls that are needed for the the walkouts. >> When I get when we get into it later on, not in this meeting, another meeting. I
I'll I'll ask that question again. >> Okay. Um or I'll I'll keep So, we talked about 14 lots. They're distributed in four twobedrooms, four threebedrooms, or nine threebedrooms and one fourbedroom. And
the the way we laid this out is in a like a cluster type open space style development. Um that's kind of the scheme we used here. And like we mentioned before, there's 3.1 acres of open space um including the center portion of the the site where the where
some of it's being used for the wastewater. Um, we have the trail connection as I mentioned already. Um, there's a 45 uh foot wide um portion of the buffer on the Cameron Road side. That's from the property line to the property line on that side. Um, and then
there's also a 30ft buffer on the on this side there's a 30 foot buffer and then in this area it expands out to about 39 ft at the closest point here. Um
the uh we did send the create a vehicle circulation plan and send it to the fire department so that they could see that their ladder their largest ladder truck could could navigate through the uh the site. Um I think I'll just move on to
the next sheet. So this is the grading plan and just a couple points on the the grading. Um the way we try to design is to to maintain the natural topography. So we're trying to maintain as best as possible the existing grade and in doing
that we've tried to incorporate some of the natural features like the natural depression here to the north using that for the storm water management. Um the roadway itself is being treated um through a water quality inlet and then
it it discharges the treated um storm water to the the pond or the um depression area. We're also using a couple other isolated depressions for some of the storm water management. And then we have a buyer retention area at the at the front end to manage the
runoff from the entrance road. uh and all the runoff from the driveways are either going to the the street or they get managed in rain gardens that are uh distributed throughout the site. And we've designed this to um to meet the uh
the peak runoff and volumes for up to a 100redyear storm event which is almost 10 inches of rain. Um we did do test pits at the site. They indicated like a sandy lom layer soil on the upper layers and then a a good permeable sandy soil
under underneath. So conducive for u infiltration. Uh utilities we talked a little bit about this but um the water is being connected off Benjamin Nye. It has to be extended onto the site and it has to be extended per the water department to
midway uh to the pro so midway along our frontage. So it is extended of almost 200 f feet from the entrance and it's stubbed there with a hydrant. Um we're that'll be all 8 in water man with 8 in
water man coming into the site and looping around the site. I think um I heard you read in that the we did coordinate a hydrant flow test to make sure that the water pressure and um and flow was adequate for the water
department. Uh the wastewater system is um planned to be a nitrex treatment system. So that's being designed by Lombardo Associates. Uh they're the proprietor of that system there. It's because we are in an a sensitive area
and baitment we need to treat um we're going to treat down to five milligrams per liter which is substantially lower than what's um required for just a regular title five septic system um and it's even on the level of a wastewater
treatment plant um really. So um that's uh that's our proposal for the wastewater. Um the leeching field is in the center of the open space and that will be a pressure dosed. It's required to be pressure dosed. The flow for this
property is 4200 rough 4290 gallons per day of waste water. Um and um again treating to 5 milligrams per liter due to the nitrogen sensitive area. The water table based on our findings in the
um soil testing is about 20 feet below grade at the leeching field, but down when you get down closer to those depressions, it's only maybe two or three feet below grade. All right. Lastly, the landscape plan. Um our landscaping plan is incorporating
our landscape architects always incorporate like a native planting scheme. Um, we're doing uh street trees every 60 ft uh along the roadway. Um, and that is one of the uh waiverss I believe that was being asked for. Um,
and then as mentioned before, we're saving as many trees as possible. There there's a um resilient roots was already out at the site flagging trees that they want saved. So, we'll be um we tried to grade the site so that we wouldn't
disturb those trees. And then we would, you know, I imagine when we're, you know, if when we start to clear, you would Resilient Roots would be watching closely along the perimeter to find any trees that needed to be um could be saved. Um and then I think lastly, I
just I know there was an engineer a letter from the town engineer. A lot of the comments referred to a peer review. So I um I would was going to propose that we would uh provide a written response to the peer review once it's received. And if there's anything in there that he the town engineer said
asked for separately, we can address that also in in the peer review letter. >> Sounds good. >> And that's all I had. So I'm happy to >> I have two questions. Are there going to be street lights? >> No street lights proposed. >> Any lighting inside at all?
>> Just building lighting on the houses. >> No lamp posts or anything like that? Okay. >> Not at this time. >> What about snow removal? Have you thought about that? snow. Um, as far as the the road, >> where will the snow go when you plow it? >> Um, so I think you would probably we
could designate a few areas if you'd like to see those on >> at some point. Throw it, you know. >> Yeah, we can add the snow store. Yep. >> Yep. >> That' be good. That's all I have. Frank, do you want to >> Well, I you had we scheduled a site visit for a very rainy day, so it got
postponed and I unfortunately missed it. But the uh members who did go out told me it was a very very useful site visit. Um many of the questions that I've had have already been asked and I know we're going to get a lot of information from peerreview engineers. So maybe that's when I'll ask the questions. But how are
you going to handle um trash pickup? It's not going to have um municipal pickup and a private road. Uh it's going to be the responsibility of the homeowners associations. So, you're going to have How you going to deal with that, >> you know?
>> Yeah. I think we'll have to maybe get back to you. Have to I don't know the answer to >> snow, too. Yeah. >> Yeah. >> Well, snow. I was going to ask a question about where you're going to pile of snow because if you get a heavy snowstorm, you don't want to >> I think we would like to >> everybody's driveway, >> you know, have a conversation with the
town about the that subject and see um if if there's any um opportunity to to have those services. >> Typically, there's not in a private way. So, >> they won't if it's private. No, >> probably not going to happen. >> You all set, Frank? You got
>> Yes, I think no. I think I'm going to reserve most of my questions till we get into the peerreview status of this application. >> Mark? >> Uh, no. As usually when as usual when Tony starts, he >> covers his broad brush.
>> I have five I have five more pages. >> Yes, I believe you do, too. He saved him. >> Okay. He does his homework. Um I I really don't have much, but I uh um you didn't um have any uh idea what these are. You
didn't give any indication of what these are going to cost. Uh can you uh roughly speculate, you know, the >> dart at it? I I believe right now our homes priced for um a threebedroom
that is uh a f family of four. Trying to think >> um >> it's in your book >> at 80%. It's around 240,000. >> So the prices vary depending on the size of the household and 60 versus 80. >> But any
>> Yeah. And they'll change as as it's built. I mean the prices will change. That's whatever HUD and DHCD, excuse me, EHC say. >> So, that's all I have. I mean, we'll have plenty more as we go along, but uh
>> yeah, >> I'm fine for now. >> Okay, >> guys. Ready for the public? >> Yeah. Thank you. >> Anybody from the public want to come up? Are you guys all set with presentation? >> You're good? >> Yes. Yep. Unless if you wanted to hear something from our architect. U
>> I you want you mind? Yeah, go for it. >> You mind, Kurt? >> The architect? >> Yeah. >> He's our architect. >> Put your helmet on. >> Get ready. >> No. >> Did you want me to talk a little bit
about the houses or did you have a question? Introduce >> yourself. >> No, sorry. Kurt Raber >> from Catalyst Architecture and Interiors and also a Fmouth resident. >> I think you do a wonderful job. I do. I think they're great designs, relatively
well proportioned. Um when I went through uh will it way I was able to see obviously the finished product. Um one of the things that um yeah, one of the things that I noticed
is that the roof uh pitches are very very low. Um in my humble opinion, they should be no less than nine pitch. Um, I know your colonials at seven. Um, I know that that's generally done for
cost savings as it should with you folks. I I get that. >> But let me ask a question. Are you Are these roof trusses? So that >> Yes. >> So that they're pre-fabricated roof trusses. >> So are they uh box trusses? So this is attic space or is it just all blown in
insulation or is it is it foam insulation? um in the attic it's um usually a multiple layers of uh that and and blown in. So there's there's no attic uh HVAC systems or anything. So there's really no access up there. Um so
the insulation is at the bottom cord of those trusses. There's no vaulted space or no attic space. So is there is there a openness a willingness to maybe work on um again we all believe in pride
of place uh very very important uh when I was at will like I said I was a little underwhelmed um I would like and we'll bring it up again but my question to you is can you bring especially on the ranches um can you bring the pitch up
>> redesign First, let me say that our director of construction from Habitat isn't here. And these have been engineered over years of uh making them volunteer friendly to build, right? Because we don't have professional builders all the
time out there building these. Um it's a sweat equity where the homeowners are working on them and volunteers. Um and they are constructed very well because I've been on plenty of these construction. >> I don't I don't question that, but I don't question that. So, and and the ranch, I mean, the lots
of ranches around Falmouth with four pitch or five pitch roofs. Um, so we've already got a much steeper roof than most of the ranches in town. >> Oh, there's no question of that. But this is a new day. >> All right. >> Yeah. We're just trying to keep them affordable, too. >> I think you do a wonderful job.
>> Yeah, >> I do. I'm simply asking the question because they I knew there'd be trusses. Trusses can be changed relatively easily. it's a crane that's going to go up there that's going to bring it up there. Um, or maybe you're telling me there not going to be a crane. >> No, I think what I'll do is I'll I
already wrote down some of your comments from earlier that uh Norine and I'll go back and talk with Bob Riley who runs our the the hack uh habitats construction wing and talk about the constructibility of some of those suggestions and come back next time with
>> look at the modifications or some reasoning. The cape has a nice it's well proportioned as a pretty much a half cape. >> Just think think about those concerns. Thank you. I appreciate it. >> Um any other questions about the construction construction or I think
this group has seen similar houses before a couple times, but >> All right. Thank you. >> Thanks. Now we can go to the public if you'd like. Come on up. Good evening. Um,
>> thank you for this project. >> I'm Jessica Rittenau. I'm the executive director of the 300 Committee Land Trust. Two of our board members are in the room with us this evening. Ken Foreman is here and Mike Duffany. Uh, I just want to share a few uh words from the 300 committee about this overall
northbound with Woodlands project. U, this is about partnership. This is an initiative. There are partnerships between the 300 committee and the Falmouth Conservation Commission on the 48 acres of land that will be permanently protected as open space. Uh
the proposed um housing development partnership of course with Habitat for Humanity. Um we as the 300 committee approached the site for acquisition saw a tremendous opportunity for significant open space conservation and um to meet
multiple community goals to have a community housing element. Um we have a mission of preserving open space. We are deeply aware of and we appreciate the need for land for affordable housing as well. Uh so the 300 committee where
suitable given the location will partner with organizations so that a project can meet multiple community goals. For this parcel we specifically invited Habitat for Humanity to be part of the partnership. And the joint plan does include as you heard the 48 acres of
open space and the 7 and a half acres that has already been separated off um as a lot for conveyance directly to Habitat at the closing. Um, this site, I will say all of our meetings with Habitat visioning sessions, we've been
incredibly impressed with the environmental ethic and the value that they bring to the table. Uh, this is affordable housing done right. They're building on an already disturbed section of the property, minimizing any additional disturbance. Um, they are
providing significant buffers. Um, the 100% affordability of the homes is clearly an important element. uh the wastewater treatment uh state-of-the-art system. Uh the the figure that was presented earlier on the u treatment level to five milligrams. That's a
extremely important element where the 300 committee has a land conservation and water quality protection mission. So that is something um that we applaud. Um by helping with this overall acquisition, um Habitat is purchasing this land for a million dollars. This
site overall, I want to remind folks, was on the open market. Um, this is a overall a $6.1 million initiative. The land related to the housing piece is a million. Um, but we did have to have this property appraised uh before we put
the offers in and uh the highest and best use is more than 100 units here. This is something that we do um as a routine part of our practice when we are evaluating sites and preparing for offers. uh so more than I believe it was
110 unit uh condominium um development as highest and best use. So we saw an opportunity again for significant open space conservation and to have an affordable housing element. The location near North Falmouth Elementary School is another element that we found really uh
compelling about this overall location. Um so with that um I will share we we view this as a win-win for Falmouth for the community and we urge the zoning board uh to support this project. I would ask if u if we may I believe Ken
Foreman may have a comment if we recognize Ken as part of the 300 committee. >> He used to be >> as well. >> Just a minute Jessica >> I think I think Mark's in your chair isn't he? >> That's my chair. Uh you you just said your assessment said that you could get
110 units in >> the entire site. I should have clarified that. The entirety of the 56 acres, right? >> Right. >> The overall Yeah. Thank you for that. >> I can tell you that as a Fmouth resident, I'm grateful that you folks did this and you bought that
piece of land that has worried me for the last 50 years. What might happen to that land and I know what could happen to that land. So, >> thank you for that. >> And we saw it as the opportunity of a lifetime. And this is this is why the 300 committee as an organization is here working in in Falmouth. So we appreciate
that. Thank you. >> Thank you. >> Thanks, Jessica. And uh thank you board members. Um yes, I've sat for more than 10 years uh I guess next to Mark there. And uh and that's really the only thing
I wanted to add was that uh I w watched with great frustration as probably more than a dozen 40bs came before us and there was almost nothing we could do to uh mold those into projects that we
really thought were okay. uh wall to you know lot line to lot line clearing no advanced septic uh nothing I think uh there's a project on Main Street right now I think we had 70 conditions almost all of them if not all Noren can tell me
whether that's correct we're overturned by the housing appeals committee we're in safe haven now as I understand it and I think it's really important to keep to stay in safe haven and we can do that especially with projects that are 100%
affordable, which this is. >> So, it really meets a need for the community and I think it helps protect not just this site, but the rest of Falmouth uh by adding those 14 affordable homes to the inventory. That's really all I want.
>> All right. May I ask a quick question? Just just remind me. I I I started writing it down. Uh the first phase is seven homes because it's all about the building permits. That's what keeps us in safe harbor um initially >> and being over 10%.
>> Well, and we are right now even though some people may not think so, >> but but staying there >> but staying there is important. So, but key to that is bu is pulling the building permits within a year. So, I think I heard that spring of 2027 will
be phase one seven homes. >> That's for I I defer to >> No, that's that's what he said. that. >> And then phase two is when? >> Fall 28. >> Fall. I just want to write this down. Fall 28. >> I think we actually were looking at doing eight and six trying to be
respective to um looking at the erosion control and clearing and what would make sense to uh be the least um disruptive uh in that way. So I think it was ended up recently thinking about eight and six. >> Thank you. You said spring of 28 for the
second phase, right? >> Yes. >> Yeah. Not fall. >> Oh, I thought it was fall. I thought you said I thought he said fall. >> Anybody else? Come on up. You I don't know your name yet, so I can't say it. >> Ruth.
My name is Ruth Brazier and I live across the street from this de uh projected development. Um uh my >> on Benjamin I itself >> Benjamin Benjamin Lane
>> um it's and I have two cons uh two concerns and one suggestion. Um my my first concern is about the wildife corridor.
Uh there's one that go in through my my property. Uh there's one right opposite the entrance to the new development goes up a bank and through my property connecting therefore with the 300
committee conservation areas. And the other one is um on the left hand side is right um I guess at the edge of the very close to the edge of the um
uh property there and >> where the stone wall is. >> What? >> Where the stone wall is? >> Um they they the animals come through my driveway. So I'm concerned that the that this left hand side provide enough of a
space for the for the animals to come through when whenever there's a snowfall. You can see that it's heavily traveled by coyotes and deer and so on. And uh we are working on a conservation easement for most of our property
so that um to partly to preserve those wildlife carriers on both sides and that would leave most of it undeveloped. Um my second concern >> may ask a question. What's your address? I just want to write down your address is where
>> what is your address up there? >> I'm sorry. >> What number do you live? I at 67. >> Thank you. >> And my second concern is that um our
street Benjamin Nane is really a community resource um it attracts in spite of the through traffic um which is often goes too fast. It it attracts a lot of walkers, people
walking dogs, people bicycling, families with children on wobbly bikes, and they come from uh they make this part of their route in spite of the fact that some of them live over a mile away.
So it's not just for the residents here uh but it's real community resource and the apparent uh they um like the sort of rural feeling
um uh which I guess includes my best messy front yard. And uh they also really in the summertime the trees that come right up to the edge of the road provide a very welcome shade for the people going using
this. Um so I think of it as a community resource. People actually stop and talk to each other and um I want to see that preserved for the new residents as well as for the
people who are already using it. Um then >> wonder if we couldn't do some kind of signage, you know, like slow down or I wonder if we could >> for the traffic. Um if we could if we could um limit the the through traffic
if there would because we get people on GPS's in huge trucks. >> Yeah. >> So I don't know if um but I but a no through traffic sign on each end would be very mindful. Maybe we can look into >> especially with the people who are less familiar.
>> Did you ever bring this up with the traffic committee? >> What >> did you ever go to the traffic committee about signs uh speed calming? >> I haven't done that personally. >> But I know people in on the street have done that. >> Okay.
>> Um and it's always a concern especially in the summertime. people come tearing through from Wild Harbor Road. Um and um and the so my suggestion for
perhaps a way of consolidating the development um people I've heard the people talking about um two family houses
um in going uh as additional lowerc cost housing in places where right now Now we have only single family housing. I I think this would be um to have a few
um to have some two family houses in this development would be a a good start for that. And so that that's my suggestion that that be considered. >> Great. Thank you. >> Or is anything you want to ask me? >> I have no question. Anybody have
questions? >> We're good. >> Approve. No, >> you're all set. We're all set. Thank you. >> Thank you. >> Anybody else? Come on up. >> Hi. >> Hi. >> Good evening. And I wanted to say stop. Oh, Carol Hamilton. I'm nine Cameron
Road. So, I'm one of the closest houses to this development. But I'd like to say thank you to Habitat for revising the original plans which had my house 30 feet from the proposed home. But I have
three areas of concern. Two are easy questions I think that Habitat can answer. One was regarding the back of my house and probably some other homes. We have very large trees, scrub pines. I actually had my property
reserveyed and one of the biggest trees is on their line and if that was ever to fall down, it'll be on my house because I'm downgradient from the area where it's being developed. So, I'd like to know what the plan is with the trees in
that buffer zone between the house and our property lines. The um second one had to do with will there be any kind of fencing or border to prevent
cut through you know there have been people in the past I already have coyotes and deer and you know now it's people >> so I'd like to know if there's going to be anything there for that my third area
is I did a lot of research and phone calls when the project was first proposed regarding the wastewater treatment system. And I even called the town hall and learned there is no existing project in
Felmouth that is 100% affordable with a wastewater treatment system. I talked to the state. It's very expensive to monitor, requires monthly reporting, a lot of activity, and this is a $60 HOA.
who is going to be maintaining this system and you know and who's going to pay the cost particularly if anything was to happen you know with the system failed because we as homeowners have to pay for our septic anything happens it's our
cost I would just like to know what is the investigation on that support system for that and thank you that's it >> thank you do you do you anybody want to address that right Yeah, >> that's one of Lombardo systems and these
as good as it gets and they they last a good long time. >> Other Norine's going to tackle it. We'll call you other Norine. >> I'm Norine, director of land acquisition for habitat. Um at this time there is no planning for additional fencing for the
screening um on the on the on the tree side. Um the $60 fee, that's an initial number Habitat puts in at the beginning of the application period when we start with the LIP application, but we are doing, you know, we're looking at the numbers now, increasing it for um the
the we have the onm anticipated costs, so that'll be factored in there. Um some snow plowing will be factored in. We will have a management company that'll be managing the funds and the homeowners association. And then we're also looking at, you know, some of the funding that has to go to cover, you know, some of the taxes around the the buffer. There's
a threeacre buffer around the site and then there's a 23,000 square foot site in the middle that'll all have taxes. So that number the $60 number is not it's not an accurate number at this time. >> It's not in stone yet. >> No. >> And the maintenance does change on those systems. It goes >> It does. It does. Yeah. So and they're
getting closer. Even though it's provisional now, they are getting closer to general use. Um and at that point they say that the inspections will get less as it goes along. Was that all three or >> was that? >> You got to come on up. >> Oh, the tree. So, the tree will be
looked at. So, as um Joe had said earlier, the tree when resilient roots go out goes out to look at the trees and helps tag the trees that the tree will be assessed at that time. >> Sure. I can just uh so the
the area in green on this plan is um is untouched like we we won't touch anything there. So, if your tree is on on your property line, >> that's right where the arrow is. >> Yeah. Right here. Right there's nine right there. So, 45 ft off the back of
your property line will be completely untouched. Whatever trees or anything that's there will stay there. >> But what is the distance from the edge of that propert? [Music] >> Yeah, I don't I don't So,
>> told by an opist. >> Okay. I mean, we can definitely look at that and and if we need to save that, we can. Um, I think I did I did a calc I think the houses are roughly about 120 ft apart. >> The house from the proposed house to the
the existing homes on Cameron Drive are the closest is 120 ft building to building, not um not actual yard. And then just for the septic um we have a shared septic. So whatever the cost is for the maintenance of that will be
distributed to all the lots. So it's a shared cost for for that. So it it it's a little bit less than what you would see um if you had an individual systems at each of these lots. It'd probably be more costly to do that than to have a
shared system. Yeah. >> Sure. Come on back up. So I still have the question, wasn't any investigation done by the town regarding the first 100% affordable wastewater treatment system? Because you have other
large projects, but they're privately run, privately managed. This is 14 units, you know, there's not going to be a manager on site. >> So how they're going to have HOA will'll manage I would assume. >> Yes.
>> Yes. An HOA is like a management. >> No, I understand. But I don't think it's a simple system. That's all. And >> they're used all over the place. Shopping centers use these things. I >> mean, I I know a little bit about them
because I participated in all the the wastewater hearings back and Lombardo was always there and and it's a it's it's a decent system. I mean, they're using them all over the place and you nobody's going to let it fail. Um,
>> okay. >> There is a smaller project down in WoY that just was finished down by the vet and it's five little dwellings with one >> with one wastewater. >> Yeah. One IIA, >> but it's 100% affordable or not. >> Yeah. >> So, when I called, they didn't tell me.
>> It's it's brand new. They're not even in it yet. >> When you called who? When you called who? >> So, this is number two. >> Yeah. So when you who did you speak to in the town about this? >> Anybody? >> Peter something >> health maybe?
>> Oh uh uh Scott M Scott >> as a board of health. >> I also called the state but um >> No, but we do have a smaller version in McCoy. You could take a ride up and take a gander. >> 419 quite highway. >> Okay. All right. Oh, but the fence. Did
you answer the fence? I'm sorry. They don't have any fence. >> No fencing. Fencing. Thank you. >> May I just ask say one say one thing to this about it though? >> Um I did ask the question earlier about how they will preserve and protect that
buffer zone because once it's done it's very easy for everybody who lives in the new place to kind of migrate into that put their whatever they're going to put there. And so when we get back to other questions I will be asking again what
protection how will you manage that buffer some because you usually don't get that that's a very fortunate thing we're getting to have a developer actually think of doing that >> but at the same time if you're going to do it now how do you manage it protect it so that people don't stop migrating into it. So, we we
>> Well, between the uh poison ivy and the uh the >> You guys all have a lot of poison ivy up there. >> Well, you were the one wearing the shorts at >> Well, that's why I was going the other way. >> But the sheds are already on the plan, too. So, people aren't going to be like installing sheds and pushing them in
your backyard or anything. They're on the plan, >> so they will they'll do it according to the plan. So, they won't >> remember we have this free space. I know it's going to be hard on you. >> Yeah, >> there's no such thing as free space. >> Yeah,
>> it's right up there with lunch. >> Come on up, sir. >> Uh, thank you and good evening. My name is Michael Duffany and I'm actually speaking as a former board of director member of Habitat. And when I was there, one of the things that impressed me, and
I wanted to to answer a concern of yours about the atticss, was the one of the things that I was impressed with was a level of of insulation and and and the all of the thought process that goes into trying to keep these homes
affordable for the folks that are living in them. And as we know, it's one thing to get in the house, it's another thing to be able to afford to stay in the house, pay your utilities, and so forth. So, we working on one of the houses out on Willlet Way a couple of years ago, and I've worked on several, and I poked
my head up in the attic, and it wasn't easy because it's about this deep. It's almost 2 feet deep, and it's rockwool insulation, blown insulation. I'm not sure what exact one they're using today, but it's a loose fill insulation that gives it a It puts the habitat of Cape
Cod houses at the highest level of any of the houses in America. Okay, this is something a lot of people don't know, but that's something I learned when I was there was that they built at the highest efficiency of any other habitat in the country. And then on top of that, these homes, I believe, are all going to
have solar on them. >> All their homes that they build have, you know, have solar provided by generous people in the community. And the idea again is to be able to keep them affordable. And so I just want to address could they make it a a usable
attic? It would really run the cost up tremendously because then you'd have to insulate the underside of the roof with foam and uh and and the cost of that versus truss again would just it starts to push these out of the affordability range. And if we keep our eye on the
prize here, I think what they're doing is just it's incredible and it's very commendable and I was really thrilled to be a part of that and to work on some of these homes. But I just want to help >> and I agree with you. I I I think that I want to make sure everyone understands
These houses have basements, so there's storage there. That's important. Even though there aren't any garages, these houses have storage. And one of our concerns with this board for some of these other 40bs in town is that they don't have basic there slab on grave. So, my concern was not so much about
storage in the attic. Oh, that would be nice, but I do. But you need this. And since there's not going to be a hot roof, um, just going to be blown in. It sounds like to me. >> That's correct. >> Yeah. You want You're never going to use it for anything. And what you're saying is more importantly what the end result
needs to be >> and I just I want to try to you know put some of those concerns to it you know >> and you're a builder >> and you're a builder but >> it's the pitch I'm looking for a a more important is look pride of place look not
>> barracks >> barracks >> totally agree um they do a nice mix >> and if you take a ride out on Willlet way I think you'd agree that that that's a very successful project, if you will. It's it fits a need in the community and
it's uh you know, they are within themselves as well, okay? They're not 12 or 14 houses running down the road, okay? They're in quite a ways off the road and they have each other to look at if you will and would it, you know, I
mean, we all like to see things that have jogs and and additions and, you know, all chopped up and so forth, but all it does is drives the cost up. >> Oh, yeah. you know, and so, you know, kudos to them that we were able to get them to partner on on this project here to bring some of the best homes that are
in America to, you know, to Felmouth to >> And since you and I'm not debating this, since you do know this and you know a lot more than most of the people in the room are here, it's the pitch of the roof I'm talking about, >> not adding jigs and jogs because they've
already done a wonderful job with uh windows, pilasters, the doorways, everything they done. You usually don't see that in a 40B. >> All right. So, we're just talking about this >> and I and I respect that as well. I I just want to put it in perspective that,
>> you know, it's it's it is part of the big picture. >> Yeah. >> Yeah. Thank you very much. >> Prize as you say, right. Thank you. Anybody else want to have a comment? Come on up. >> Thank you. >> Uh, hello. My name is John Tar. I live
at 12 Crystal Spring A in North Phelmouth, right off of Quaker Road and um I'm not a direct abuter as the people on Ben Nye Lane and Cameron Road are, but I do have a couple concerns about the property. I think it's a shame that
poor Mr. Healer's old majestic old house is going to have to be torn down. Um and I wonder if there was any parts of that home that could be salvaged and used instead of just going in a dumpster. Number one, that's number one. Number
two is Ben Nye Lane. I'm a residential contractor, painting contractor, so I'm always on Ben Nye Lane. And that road is a mess, especially once you get right up past the curve up here. Uh, now you want to couple that with probably, how long would a project like this take? A couple
years time. Construction trucks non-stop up and down Ben Ny Lane and all the existing roads around there. Uh, that's number two, I think. Was that two? Yes. Three was the wildlife. Um I live, you know, my house is somewhere over
probably over in here on Crystal Spring A and deer, coyotes, foxes, everything. I can hear them coming through this property and they come across come in behind my house uh and down into the marshy areas over there. So again, we're
building all over town. I understand the need for housing. By the way, I think this project should be 100% Falmouth residents. Uh because that's what we hear and read in the paper every day that we need Falmouth residents need housing.
So all Falmouth. Uh and my last concern um is you brought up a good point about how encroachment things encroach on these properties. But I I do a lot of work in like wild harbor states uh in NY's neck seascape and
every single neighborhood has that exact problem. Somebody all of a sudden we'll store a boat and it's in behind your property and you can now see that boat and nobody's going to see anything or a car ends up getting parked back there or bikes in the shed and stuff does start
to encroach and there's not much that these neighborhoods can do about that or are able to do about that. And I think that was it for me. Thank you. Does anybody have a question for me? >> Anybody have a question? >> I'm sorry I ramble on. >> You did fine. >> Thank you.
>> Limited 70% of >> Yeah, the 100%. >> We're limited to 70% by state law and house of housing. >> You can't have 100%. >> How come? >> State law 70%. >> 70 is as high as we can go. >> Thank you.
>> We would go 100 if we could. >> 110. >> Okay, there's that. >> Thank you. that >> um um there is post post salvage demolition is part of the program. We will go into the home and see if there's anything that can be salvaged. Um I believe there's a company that will be
contacted and then we also have a restore. So anything that can be sold and brought to the restore will be salvaged um and and sold again and re and resold. So what was what was the third one? Sorry. >> Wildlife >> wildlife. Wildlife. >> I still I still think they're going to
make it through there. Yeah, they're going to find their way. >> They'll find their way. >> I would just say for the wildlife, I think there is, you know, it's not cut off from the larger property. So, um I guess we can I didn't catch like exactly where the the corridors were, but it
seems to me that there is still plenty of uh undisturbed area that the wildlife could >> they just have to do a little detour. >> Yeah. And then the construction traffic is a good question. Um they'll have to I think who'sever doing the construction
will have to be very um you know clear to the contractors and maybe specify a route that they have to take to get in and out. Um but I think that >> comments was that it come off all traffic construction traffic come from
old main road and not from wild harbor road >> and we we typically cover that during the preconstruction meeting where the DPW will specify what the route will be. They'll specify the street is um kept swept at the end of the day. they have
all those requirements. >> And then, you know, if there's necessary for a police detail or whatever else, >> you know, obviously with construction of any kind, even if one were one home, you're still going to get construction
traffic of some type that's going to be disruptive. Right. >> Yeah, I think there's setting of hours of construction you can control and you can control like you said with the pre-construction meetings set specific details on where the the routes that
drivers have to take. Do you have any ability when the site clearing is taking place that maybe if there's some I don't know oversized stones or something that you could put some of a natural barrier toward that preserved area so that
there's some of a delineation without putting in fencing or something like that. >> You mean on this buffer zone here? >> Yeah. as you get toward that outer edge just to sort of remind homeowners where their property effectively ends. So
>> yeah, I imagine they'll they may find some boulders and stones and we could definitely do that. That I don't think that would be a huge issue. >> That would keep the boat away. >> Well, it's not going to that they will find stones, but there will not be there won't be sufficient. >> Yeah, it it's like unlikely there'll be
boulders in this area. Yeah, >> they rolled all the way down from Canada with a glacier. >> Yeah. >> Anybody else have any comments tonight? Come on up. >> Can I pass out something for you? >> Sure. >> This
There's a version of that. >> Great. Thank you. Thank you very much. >> We got a lot of stuff. >> We can share Christmas. Thank you. >> Thank you. Nice. This
in terms of wildlife and open space is just another reference point to that. Okay. [Applause] Not >> to worry. Just got to tie it together. Okay.
Thank you. >> Thank you. [Applause] >> My name is Jeff Lintner. Um I went to third grade here when I lived on Miller Road and for the last 63 years uh I have been living for the most part um almost
half the year in that little house uh just to the 39 ft away on Nane. So I'm intimately familiar with this. I knew the healers. Um, you know, this has been a huge part of my life and I have
I've submitted something in advance. I think you have it. It's about a four-page uh document. Uh, hope it was reasonably well written and met your approvals. But my two fundamental concerns are the fact that I am on a
well. There is no town water available for my site. I have two other lots. They will have wells on them eventually. And my neighbor Katherine Truman, who is also on Nane, I used to own that house, sold it to her. It is the oldest house
in North Felmouth, uh, oldest nigh house and she's done a beautiful job with it. She has two wells. So, originally there was some concern on my part and Habitat uh, addressed this in terms of I think the location of the partially in terms of the leech field
and I'll get to that. I do wanted to say that uh I am not or no nor do I want to appear averse in any way to Habitat. I was a I ran a corporate foundation at one point in my career. We gave a lot of money to Habitat. I love the organization.
I am concerned though for myself about the wellwater. Uh, this sheet that I showed you has some light blue arrows on it and it is the direction of flow that habitat believes the water will take and
you're when you're adding 4,000 gallons a day at this one particular site, I have every reason to believe that that water is going to leech its way toward me. Now the little blue dots that you see on
there are nice but I do not think that they are supported by the typography. It is not factually doesn't make sense to me that that is the direction that the water is going to flow because if you look at the last page of what I set
out in advance, it suggests that the water will flow toward the two bogs that are on either side of Nane where it meets Wild Harbor and flow directly into Trout Pond. It's a different direction. So, what I'm hoping is that the board
will think about this and require that there be test wells in advance that set forth what the flow is because I don't think this concern can be mitigated. I know there was a discussion uh about
what happens if there's a failure for the uh treatment system. I do have concerns about that that I've written about and it's not you know we had a windmill in this town that we thought was going to be great and >> not everybody >> not everybody
>> um so you know you you think things are great and the nitrogen aspect of this may be great and the the mainten maintenance of it may not work out but if that fails I've got a problem and so I I
that that is probably my most significant concern. I do want to add I know we have a two-minute limit, so I'm trying to keep this brief. I do want to talk about the barrier around here because Ruth who's talking
about putting her 6.7 acres into conservancy because she believes in open space in another life. Um I I got about 28% of our entire township in Pennsylvania to commit to open space. So
I'm I'm a big proponent of that. Um she wants to do it because she believes in the wildlife. I don't think that this provides an adequate way for the for the wildlife to to get through. This is really kind of encroaches on that and I
don't understand honestly I know that you guys have done a lot of work on this and I you know I I don't understand why they have to be single family dwellings. I just don't understand it. You know, there's you look in North Fmouth, people are
building multif family condominiums, you know, duplex, triplex, and so why couldn't you do that? And I sort of looked it up. Maybe I'm wrong about the research. There are 10 other habitat facilities in the state of Massachusetts, in the Commonwealth of
Massachusetts, sorry, uh that that have duplexes. So if you did that, if you found a way to condense the the surrounding area there, you could have something that's architecturally satisfactory, but it
creates a more condensed area. So, and those are my principal concerns. >> Do you want the uh applicant to address that for you? >> I would love that. That's up to the chair. But
>> thank you, sir. >> Okay. Thank you. >> Um yeah, sure. I can address the groundwater question. Um so the groundwater contours are based on the Cape Cod Commission's um data. So that's where the the groundwater contours come
from. Groundwater doesn't flow in the same direction as the topography. So you can't necessarily correlate topography to groundwater >> underground. >> Yeah. So so it doesn't it doesn't it's not reflected by the topography above grade. It's reflected by the um you know
again the data that we got from the Cape Cod Commission. And um I think the other part is there's some groundwater mapping and some watershed mapping for the um you know the estuaries that I think supports that
groundwater flow situation too where they and I can share that with you if you'd like. It shows the um and I don't know if I have I might have them electronically if you bear with me. Um where will go?
>> No, I don't I don't think I do actually, but I can share those at a later meeting if needed. But um it shows the the the subwaterheds for the um Fiddler's Cove and all the estuaries that are there. And it shows the wershed lines are based
on the groundwater flow because it shows that's where the um you know the nutrients are going. So feel pretty comfortable that about the groundwater flow direction. But um so I just wanted to add that >> if you have slides it would be great to bring or something to the screen
>> for another hearing. >> I can look I have a bunch of data here. I'll just take a quick peek but I don't know what else I got in this little >> You would think it would naturally go. >> It's not really going to change you be akin to changing the course of a river. >> Yeah, there's just so many ponds around there.
>> It's a known. >> Yeah. So this is from the uh mass estuaries project. This is the mapping of the sub the watersheds that contribute to the um you know they actually contributing to this uh area.
And I think the next one I have is a little bit. So this blows up into our area. So here's this blue line is the subwaterhed line. You can see there's a lot of them here. And then this here is the h the existing home on the on the
proposed project site. And I think here's Mr. Lintner. That's the house up there. So it looks like in it it it seems to be in a different watershed which would lend I think to the groundwater flow being different. >> So that's I don't that's all I had.
>> Thank you. Is this something that peer engineering can >> peer engineer can do that? Yeah. >> So you want to say that? >> Go for it. >> So I don't know. Can peer engineering address that? >> Uh we can have them look into it.
>> So we have they have to pay to hire peer engineers. Our engineers look into that and maybe that's something that we need to our engineers about. >> We'll specify that. specify that
>> I would I would I'm not an engineer. Don't presume to have that level of knowledge, but I would believe that a test well would determine the flow of the water. And you know, this is speculative. I would acknowledge this spec. >> Test well would only determine what's in
the water, >> but it pardon me. >> A test well would only determine what's in the water. It wouldn't determine the flow of the water. I mean, and those are delineated in the maps that he showed you. And and those really aren't they're not subject to
change. They're they're constant think. Yeah, >> I see it just going. There's so many ponds up, you know, I would >> trout pond is the nearest pond and it goes I my contention is that my belief
which is not scientifically supported but I don't think the other is entirely either that it goes right to trout pond. >> Yeah, we can specify that to the peer review person. >> Thank you. >> Yeah, it's a good idea. >> And the other the other boundary issue
here, so the boundary got pushed back on the Cameron roadside. it did not get pushed back on my side. Um the yellow sheet that I handed out uh that shows that there is approximately 100 acres if you add what the school has
if you add what u you know the other properties there's 100 acres there that is open space for wildlife >> and I have a friend uh who is not couldn't be here tonight but has a ton of game cameras and he can tell you the
the amount of wildlife he's been all over this property and um he he can tell you uh how much how many deer etc transit this area. You start putting this block in here and it gets back to my concern which
why couldn't you have why couldn't you make the footprint smaller? Why couldn't you have duplexes? You go into North Felmouth, there's the, you know, these condominiums selling for, you know, half million, threequarters, a million dollars and and they're duplex units or triplex. >> A million one.
>> Million one. >> Million one. Yeah. >> I know our housing production plan did call for single family homes. I don't know if that's one of the reasons they chose that, but I know they're stressing that in the housing production plan for starter homes.
And you have to respect the figure that Jessica gave that I mean this this place had the potential to hold 110 units and if it was bought by somebody that wanted to develop it I mean I thought you would have been with and I think um Ken might
be qualified to answer your uh hydrarology questions as far as the the groundwater change in direction. That's not going to happen. I think we can satisfy. >> Yeah. Question. >> We can we can put the peer review right on this.
>> I don't I can't but I think the peer engineer might be able to. >> Thank you. >> Yep. >> We took the heat off for you, Mr. Foreman. >> Anybody else want to comment? >> Do you guys have anything further for
tonight? I couldn't see him. I just want to uh go ahead >> add one thing. Um Mr. Foreman's uh largest lament for uh 10 years being on the ZBA was the project on uh Main
Street. >> And I just like to point out that uh in 2016, I passed a petitioner's article in town meeting for the town to take that land and uh our town manager chose not to uh
pursue it. Uh, >> oh boy. >> It was here 11 years too long if you ask me. But uh anyway, >> anyway, >> so you know, >> sorry about that. >> That's quite all right. I I don't have anything >> anything further. >> Nothing further other than we look
forward to the peer review process and the next hearing. >> Yeah. >> So, what do we have Norine for a date? >> Um, so we were proposing December 4. I know it sounds like that's out of ways, but between holidays and allowing the
peer engineer to do the review and then interface with you folks on some solutions, if that works for you, that's what we would >> propose. Simple report. >> That would be fine. >> Okay.
>> All right. >> And we'll we'll do the peer review. You will work with them with other norines work >> two new >> so we'll get together these two will get together and work on the pier >> great review >> again thank you all for your time
>> any questions >> uh can I have a motion from someone >> December 4th >> continue till December 4th >> at 6 p.m. >> 6 p.m. Second it. >> We have a motion and a second. Everybody's all set. >> We have a motion and a second. All those
in favor? >> I oppose? None. >> Great. Thank you all. Thank you all for coming out. >> These are good little maps to have though, huh, Frank? I think I stole that. >> I didn't use it anyways. >> Oh, well, you might need it for the
finale here. >> You don't have to. Are we doing any minutes tonight, guys? >> No minutes. >> Forward discussion. >> We'll give it a minute. >> I wonder if she
>> I don't feel like talking. >> This is my trash pile. I've already scouted. I can put Toby away. He's going to escalate tomorrow. >> It's a pretty good project. I do too. Nice chunk to save. >> We're happy they're saving so much of
our >> Did you guys know that Saxon's trying to sell pitch pitch pine off? >> Huh? >> Sax is trying to sell that sand pit. >> Of course, they always do. I'm sorry. >> All right. Board discussion. I'm not
going to ask. We can just talk over >> board discussion. Does anybody have anything? >> Go Bruins. We got that. >> Yeah, that's not till 10:00, right? >> I know. We got to stay up late. >> California. >> Yep. >> Yeah. Vegas. >> Who is the new team? >> That's okay.
>> Okay. Board discussion. Board updates. Nick had a baby. >> Good. >> His name's Connor. That's my update. Anybody else have an update? >> Well, Nick's wife had the baby. I'll correct. >> Future agenda items. >> Why?
>> Men can't have babies. I thought that changed. >> At least in Nick's in Nick's world, it didn't happen. >> Any um future agenda items that I need to Do we have next week off? >> We got two weeks, three weeks off. >> Ro, >> November 6th, right?
>> No. Yes. We just booked a meeting. >> Oh, >> so we have tomorrow. >> Thank you. >> Two weeks. >> Two weeks. >> Two weeks. >> Yes. >> Wow. >> Okay. Two in a row. >> And um I guess that's it, right?
>> Because you've had five. You've had five in a row >> after that. >> No. Meeting through tonight. >> So you need to have a Thursday or two off. >> Wow. Oh, wait. The one person, Toby.
>> Oh, that's Yeah. >> Yeah. November. Yeah. >> Oh, I'm sure they'll stuff something else in there for us >> for November. >> Put the Toby. When was Toby? >> November. >> 6. >> November 4th, wasn't it? >> Sixth.
>> All right. So, I think we're good. Mark, you want to >> motion to adjourn, Madam Chair? >> Second. >> We have a motion to adjourn in a second. >> November 6th. I have to say the next meeting will be on November 6th at 6 p.m. >> All those in favor of adjourning.
>> I none. Let's go. [Music]