All right. Being December 8th, 2025, honor about 7 >> recording in progress. >> We are we will open the meeting. Um and we'll start with a roll call.
>> Alexander Graham present >> Bob Kedar we get four members present uh and we will conduct a meeting with those four people and I believe David is not expected to appear. So
we will go forward with our first appointment. It's an application of Bishop's Highway Solar LLC for a site plan approval. Give us your name. Go forward.
Good evening. Zachary Farcus for the applicant. With me, Greg Samson, attorney with the project. And also online is Dean from Kimley Horn, our engineering firm. Um, Val, traditionally, do you do a introduction or would you like me to get right into it?
>> You can go ahead. >> Yeah, go right ahead. >> Very good. >> All right. So, what we're here to talk about is a solar project proposed on um a 275 acre property that's located in Plimpmpton and in Kingston. Um the 50
acres obviously we're concerned about are in Kingston. Um but the property in general I think is good to understand that it's a 275 total acre property that consists of uh about 80% in Plimpmpton. Um it's at right at the Plimpmpton Kingston line at the very southern end
of town. Um it's bordered on the north by Indian Pond on the east and south by Route 44 and Bishop's Highway. And then to the west there's the large Cisco facility. There's the Plimpmpton Sand and Gravel headquarters as well as um a number of other solar projects in the
area. Also kind of a pertinent to the area is a utility substation owned by Eversource Energy called the Brook Street substation as well as a couple large utility transmission level electrical corridors that run through the area. So, um, kind of an industrial
industrial type area. Um, just to the north, maybe call it the northeast of the property site or the project site is a small cranberry operation off snapping Turtle Lane, I believe, is the the residence off Bishop's Highway there. But for the most part, we're in a
general industrial area with some undeveloped undeveloped woodland. The project itself is approximately 22 acres as measured as area within the fence. Um that's about a 5 megawatt AC project.
Also referred to as 7 1/2 megawatts DC. It's kind of typically how we'll talk about these projects. But I think from a a area standpoint you think about it as about a 20 22 acre project within the fence. The fence is a agricultural fence. Um, historically solar projects
have used chain links, sometimes with barb wire. The industry's kind of moved toward this uh, agricultural fence, this twisted wire fence, a little bit more aesthetically pleasing. Still does what needs to be done to keep people, keep animals out of there. There's often a
6-in wildlife gap at the bottom of the fence to allow a lot of the smaller critters to keep moving through the uh through the project area after after construction's done and it's stabilized. But we do have to have a fence around the project to meet National Electric Code.
Um, of the 22 acres, approximately 13 and a half acres have already been impacted in one way or another, either through sand and mile, excuse me, sand and gravel mining or um, some tree clearing associated with those activities on the site. Um, the
remaining area is about 8 and a half acres of undeveloped undisturbed woodland. So there will be about 8 and 1/2 acres cut. It's at the northeast uh excuse me, the eastern corner and kind of the northeastern corner of the area. Uh from a development standpoint, we've been working on this project quite a
long time. So, it's not at a whim that we come to you guys to introduce the solar project. We spent a couple years working with the utility. We spent a lot of time on site discovery, spent a lot of time on kind of parallel authorities with jurisdiction, making we making sure we coordinate with uh with all those
folks. So, we come to you guys with a very developed application. But in terms of introducing this project to the town of Kingston, I met with Val and I met with the conservation agent in September of this year, what we called kind of an informal meeting where I
wanted to present the project a little bit, get a feel for not only what I've heard from the land owner's property and the uh the use of the property over the over the period that he's owned it or has known it, but I also wanted to get a little bit of a feel from the town's perspective, what's gone on back at this property. What have other discussions
been? So after that informal meeting, I worked with the building department. Um Paula issued the the zoning permit which is effectively a permit that ensures that the use is allowable at this site. And obviously it was approved pending a site plan review approval, a site
alteration permit, and a storm water permit are the three actions we're asking the board to take this evening. Couple days later, uh the application materials were submitted. You got a plan set, you got a storm water report, and you got a a spiral packet that kind of provided a project narrative, some of
the exhibits that are required per the bylaw. Um, and ultimately a a step-by-step review of the bylaw. Really, the three bylaws here, the solar, the site alteration, as well as the storm water. Um, we do that, as a matter of fact, to walk step by step through the bylaw to make sure we're
entirely in conformance. And we're happy to say that we're not asking for any waiverss this evening. After the application was submitted, I coordinated with town staff. We did a site a sitewalk in November. Um Val was on site. Representative from the water
department was on site. Um as well as the peer reviewer. We received comments back from the peer reviewer, comments back from the water department, and obviously we got the staff report from Val's office that I'm sure you guys have all reviewed. Um I had the opportunity to review that and coordinate a little
bit on it, but in general um the applicant agrees with uh with the staff report almost entirely. Um so I have a bunch of kind of additional project notes and then I'll stop and we can kind of have a little bit of a dialogue on the project. But ultimately from a from a jurisdictional
standpoint, we start at the top and we work at the federal level and work down to state and local. Um, on the federal side of things, we've coordinated with FAA and FEMA, the United States Fish and Wildlife Department, to make sure from a FEMA standpoint, flood plane, we're not looking to develop in that area. From an
FAA standpoint, we're not introducing any hazards from a height or glare standpoint. Um, and from a United States Fish and Wildlife standpoint, we look at their mapping of endangered or threatened species to confirm that a solar project at this site would not have any adverse impact on those
species. At the state level, we work with natural heritage, we work with mass historical um and we just communicate in a similar way. We introduce the project and we say, "Are there any historical resources on this site that we should be aware of?
Are there any environmental or um or other concerns on this site?" So, we've had comments back from natural heritage and the review period with Mass Historical has passed. So generally what that means when Mass Historical doesn't comment on a project notification form,
it means there's no sensitive items or artifacts known in this area. Um, additionally, we have relied on some conservation commission activity that's already happened on this site. There was a superseding order of determination from the D issued um mainly around the
wetlands around Indian Pond and some small wetlands just south of that pond. So there's already been a determination of where the wetlands are and we're happy to report that all the activities are outside of that 100 foot jurisdictional area. So we don't anticipate any jurisdiction of the wetlands protection [clears throat] act
or the Kingston wetland bylaw for this property. Um, additionally we like to reach out to any residents that are in the area we call non-participating re residents. Obviously they get a formal notice from the town that this public hearing is
happening. But I sent uh a FedEx to the to the folks that were just north off Snapping Turtle Lane. There's a looks like two hunting cabins in that area and then a residence off Snapping Turtle Lane. Um I reached out. I didn't hear anything back, but I provided kind of an introductory letter with my personal
contact information as well as um a version of the plan set to let them know what was happening. I haven't heard anything back, but happy to work with those residents if if they're here or if the town has heard anything. Um, I think I'll stop there. Um, but
ultimately closing with our ask of this board is for consideration for a site plan review approval, site alteration permit, and a storm water permit tonight. Questions, concerns? >> We're going to wait a minute. Yeah.
one is is let's say a kayak. >> Hold on. Hold on. Are you a resident? >> Yes. >> Okay. We I'm waiting for the board members first. >> Then we'll go to that. No, that's fine. >> Not your It's not your fault. It's my fault. It's no problem. But then and then when you if you do go to speak,
we'll keep in mind this is not a public hearing. It's just a public meeting. So I'll let people speak. Uh but you go you got to go to the mic and you got to give your name, your address and all that. Okay. So board
members, questions, concerns, [clears throat] Val, um I would like you to explain why this does not um fit into our uh land clearing of no more than one acre of
solar. Okay. So, we have a zoning bylaw for solar large scale and we have an overlay district that goes with it that um that overlay district is in the industrial park.
>> And so, um they didn't file within that industrial park. And the way our zoning bylaw is written, it doesn't prevent large-scale solar from appearing elsewhere in town. >> [clears throat] >> So that aspect of our zoning bylaw
doesn't apply to this project because of that. But we were able to ask them to treat the application as if it were in that district. So we got the butter's notices. We got all the information that you would normally uh
want for a large scale solar array >> per the bylaw even though it's not applicable. >> Thank you. Because people are asking what how can they why can they clear this much land? >> It's because it's outside of our solar um
what's the verbiage? >> It's uh I think it's called the solar energy overlay district. It's >> overlay district. >> Yeah, it's near the train station. >> I wish we'd change that but >> we can look into it. >> Um but anyway, anybody have any
questions about it? with the uh cutting that's going to be taking place. Um how dense is the area that is? Is is it tree to tree or is it kind of spread out as far as what they're going to be doing as far as clearing?
>> How dense is the 8 and a half acres in terms of trees per acre? >> Correct. >> So it's it's a very low organic soil area. What you have is some some quite quite tall white pines that have obviously been there for a long time. Those white pines do pre prevent a lot
of the undergrowth from really coming up. So, what you end up having is, you know, I'd call pretty spread out but large white pines and then a a kind of a distribution of smaller scrub pine within them. So, um it it does look like a fair amount of the hardwoods has already been harvested out of this area.
So, I won't call it thinned, but it's um it's a pine forest. >> Okay. pretty typical. >> Yeah. Anybody else? M you have anything >> to add?
>> Well, I'll just comment that in our discussions working with the U applicant the tree cutting aspect. We we asked whether they would be willing to sweep look for um box turtles because it used
to be box turtle habitat. And our understanding is just from the use of the land and that there's been no changes, they're probably still around and they've agreed to that as a condition. >> Well, what about natural heritage?
>> Well, natural heritage protections we believe will have dropped off by now, >> meaning they haven't commented. >> Uh, I don't think they've commented yet according to the presentation, but they they have the ability to. But we think
that the protection probably isn't still there for what we know used to be box turtle habitat. >> So they haven't checked it out. >> They haven't. They don't usually anymore go out to their sites. They're they keep
up with postings that people make of what they see on the properties. So they haven't been as um active in recent years as they had been in the past in terms of enforcement and and that. But when they do know that there's endangered species, they'll require an
inventory and they'll usually look at some set aides for impacts, things like that. So what we've conditioned here is if that happens, they'd have to come back with a modified site plan to this board for review. If I may add to that, Val, uh, we did
receive correspondence back from Natural Heritage. Um, they did not identify the area as box turtle habitat. There is a natural heritage overlay over Indian Pond. It extends about 100 ft off the banks of Indian Pond, so well outside of
our development area. Um, they confirmed that that's still not box turtle habitat in their lexicon. It's um, it's a plant. It's a Plymouth >> Plymouth flower. Genshin. Thank you. Pink flower. So that area is is on our
on our plan. It's shown. Also, there's an overlay of what's called the biomap core habitat, which is another setback off the natural heritage overlay. Approximately another 200 f feet at its at its narrowest off the natural heritage overlay. All of that area is
outside of our development area. >> Yeah. Thank you. Another comment I want to make that I think is really important uh to this project is there's no earth removal proposed. [clears throat] No sand, no gravel u to be removed from
the property. So it's a net balanced site where they need to grade it to shape it in sort of a bowl format and that'll scoop the earth up and away from where where you know right now it's very
varying. It's glacial till and it's just all different types of topography. Um, but by smoothing it out and bowl shape, it it prevents it from being visible from surrounding properties, reduces any possible impacts of glare,
and um it if you look at the peerreview report that you have in your packets, there's some pictures of some finished arrays that would be very similar with the grass underneath. Um the arrays are
actually have gaps in between the panels which allow for the flow off of the panels to not sheet flow. So it will have less impact in terms of there's no drip line. So, in terms of
the landscape, in the end, you'll end up with a meadow with a solar array on top and relatively smooth earth, which is why they need to do the tree removal is to allow for the solar array to fit, but again, there's no earth removal
proposed. >> Can we ask a question? Does this go on or not? >> Yes, this gentleman will be first. Does anybody from the board have anything else right now? >> We'll open it back up to the board after we hear from the public. >> I'm going to defer to my >> Okay. You got to come up to the
>> You need to go to the mic. >> I think you can all hear me. My name is Cynthia Carter. I live on Oh, thank you, Adam. Thank you. number 10 snapping turtle lane. So we are
you would drive into off of Route 80 pass the cranberry box and then I live back my husband Lion Carter and I own the cranberry box Carter Cranberry. I was my question is to this woman. I'm
sorry I can't remember your name, but um >> Valerie. >> Valerie. Okay. Hi, Valerie. Um I was just the only thing I I got three sheets. I got three pages um that were mailed to me. Is there any way we could get a copy of the pictures
that you have of the solar um almost like the dipping or something? Oh, well there's a full uh you know there's the plans that are right here that you can look at and this is a picture of what it would look like.
>> Oh, okay. So you Okay. So no one else received that good. >> We didn't mail out the planet. We notified you that you could come and see it at town hall during regular business hours. >> Okay. >> Cuz this is uh a reduced set. This the full plan set is actually like that.
>> Well, we're going to have a lot more time to to look at that, right? And other than just like the week that we've had after we received >> this is this is uh this is the night that the board is uh considering it. So it's it's up to the board if they want
to continue this. >> My suggestion that we will be that we continue this. That would be my suggestion if people still have questions. Yeah. But I'm I'm not totally in charge yet. So, >> thank you.
>> But anyway, [snorts] Philip Wade, one Snapping Turtle Drive, Kingston. Um, I wanted to Is it Zach? >> Yes. >> Yeah. Um, what is what is the distance from the the perimeter of the project to
the pond? So this is >> could you speak aloud so everybody can hear into the mic? So this is um current wooded area around the farm. This is current wooded area. Is that right?
>> Yes, sir. >> And this and it's 300 ft from the uh from the back end of of where you're cutting to the pond >> approximately at its closest point. I
would estimate that at about 350 ft. >> Okay. What is the height of the fence? And do you have a visual of the fence that we could see? Let me stand so they can all hear. >> Could maybe Zach if you could repeat the
question. We couldn't hear. [snorts] >> So the the first question was what's the difference? It's the distance limit of clearing the closest point to the pond and I estimated it at a little bit over 300 ft. So limit of disturbance to the bank of the pond, a little bit over 300
feet at its closest point and then it gets it gets a lot farther. The second question was height of the fence. The height of the fence is 8 ft with a 6 foot a 6 inch wildlife gap. So put you a little higher than 8 ft. Obviously that fence is twisted wire. So it's not
>> a visual. Um, the planner has has a copy. I can I can hand you a copy of my files in a moment, but it's a it looks just like the other solar projects that are on the Plumpton Sanded Gravel property just to the uh to the east. I can show you a picture of it in just a moment. Um, and the panels themselves
are about 12 feet tall at their highest point and they slope down at about a 25 degree angle to be about 3 feet off the ground at its lowest point. So, this would be pretty visible from if you were kaying, fishing on Indian, this would be pretty visible.
>> I don't think it'll be visible at all. >> Really? >> Yes, sir. >> Sure. Go ahead. I'm Jimmy Powell, the ecology program director for Jones River Wershed Association. I'm the one who submitted the email that you all saw. And I want to say, I know it might seem like I'm picking some nits there. Um, but I was
heavily involved in the research for the last time this property went through an application process. And the history provided in there just didn't read to me as what occurred. I would encourage uh encourage you guys to watch the I believe is March 12th, 2024 select board
meeting and just look at the site yourself on Google Earth to see if there's been an ongoing sand and gravel operation there. I don't think there has and there certainly isn't one permitted. So hopefully there hasn't been one. Um maybe they were referring to Plimpmpton sand and gravel itself, but that's a bit
of a stretch to include in this particular application in my opinion. Um I am uh happy to hear about the uh the box turtle thing. Um so uh my understanding is it used to be a natural heritage. It was removed in the latest edition. There is actually apparently
only a certain amount of land that can be held in natural heritage. And if there isn't sightings for a long time, they pull stuff out of natural heritage to put more properties into it. Um, it is definitely box turtle habitat. Like it it box turtles would certainly live
there if they were there and there's no reason to suspect they wouldn't be there. Um, I would highly encourage um looking for box turtles with the aid of dogs. Um, we did that at the Elm Street Dam Removal. It's not expensive as far as I gather and it's more effective than just having a bunch of people go out and
look. Um, as far as the earth removal thing, as the plan says there won't be any earth removal, but there is actually a provision in there for stockpiling in Plimpmpton um during the process. I worry that then that makes it no longer jurisdictional to Kingston. It's now sand and gravel in Plimpmpton. Um, so I
would urge the board to consider that and maybe make provisions for regular inspections of the site to make sure some of that sand that is getting stockpiled doesn't go missing. just it it does you know it it has been known to
occur in other towns thankfully not so often in ours. Um I think that's all I have for you other than my um written comments. >> Yeah. >> Thank you. Thank [clears throat] you. Thank you. >> And I'm in going over these with uh Jimmy earlier today.
We had talked through that we have a pre before a building permit can be issued, there's going to be a um a construction inspection meeting, a pre-construction meeting to go over intervals of inspections and we can incorporate
talking through how we're going to, you know, make sure there isn't earth removal happening from this project as a result. And so we can I don't know if you've had an opportunity, Zach, to think through how that might look.
>> I'm sorry. Can you say that one more? >> Yeah. Um [snorts] we we agreed with Jimmy that it would be a good idea to when we have our meeting, our pre-construction meeting, that's as one of the conditions when we talk about
construction intervals. that part of that will include um confirmation that there's no earth removal um on a regular basis and and that we have to sort out how that would be done. >> We're very open to coordinating with
your office or any office with the town to confirm that. The um I would say the the project plan in front of you guys is a grading plan, right? Part of the part of the sighting permit is a grading plan. that grading plan shows existing contours and proposed contours. There's
no proposed export as part of that plan. So, we have to stick to that plan. So, I'd say there's there's some level of coverage there, but to the extent uh periodic visits or affidavit from surveyors, I'm not I I'm just shooting off the top of my head, but I'm happy to happy to work to the board's
satisfaction. >> Yep. Zach is uh for the logging um that's going to happen for that that area that's going to get cleared. Um stump removal that's all going to happen and that's going to be removed from site, not stockpiled.
>> It's not going to be stockpiled. Often um the large trees will be removed. Often we bring in the the the timber cutters and they'll keep some of the the the board feed or the firewood that's there. Um, stumps are often tub ground on site and used around the perimeter of the limited disturbance to kind of
create a natural burm that will help with any type of sediment control, storm water control during the construction process above and beyond typical storm water controls. And then that can be kind of York ragged or or graded out across the site provides some kind of good organics for the uh the plantings
which is after we build we we seed the entire area be that that kind of meadow um what's put in the uh the vegetation management permit or excuse me vegetation management plan that we have in front of you all. So big [clears throat] trees removed almost everything else gets stump ground on
site. >> Anybody else? I I remember when this came to You want to go ahead? >> Yeah. >> Go ahead. >> So, I'm Adam Toledo, uh 168 Indian Pond Road. I'm right across directly across from where you guys are trying to build
that um the solar farm. I have a question regarding the box turtles. So, is is that property that they're building on is it on their deed that they cannot clear this land because of the box turtles? Does anybody know that answer? No, there was not. >> No, they're not restricted.
>> So, it's not restricted. >> It's not restricted for the box turtles at all. >> There's no box turtle habitat. >> Okay. But there is around like Indian Pond, right? Box turtle. There are certain >> But they're agreeing to look
>> even though it's not regulated. >> Okay. I'm only asking. I don't know. I literally just found out about this 22 hours ago. So, >> yeah. >> Okay. Um, so if there is box box turtles, what what
what's going to be done at that point? So, what we've proposed is that they would relocate them into an area that won't be disturbed and um there's no guarantee that they won't decide to go back in that
direction, but you know, by moving them, it's hoped that by relocating them before the work begins that we're going to uh have less impact, if any, to the box turtles that are around. >> Okay. So, that is in the plan though to look for box turtles. That's what we
were just talking about as a condition of approval that okay >> I think the reality is if guys are in there with machinery they're not looking for box turtles >> they're going to look at >> I mean they can agree to to look for them but the reality is this
>> I know guys in machines they're not looking for >> 100% they want >> something this big the the it's kind of a a catch 22 because when this wanted to be mined I didn't like the idea because half of Kingston is gone gone. All our
hills are gone. Uh half of Back Bay is came from Kingston. Um and I I understand we have great sand and gravel and I understand there's a need for it and I get that. But I I I finally after watching this my entire
life, I finally get to the point where like I think Kingston's done enough with the land and sand and gravel removal. The only good thing about sand and gravel removal is if you do remove it, you can restore the land and it comes back and it can be forested again. When you put a solar array, uh, you fence it
off. So, there's no no large game animals, there's no trees, and you know, it's a catch 22. I don't like either one of them, be honest with you, and be honest with you, Zach, as well. U, but I understand this is the business people are in the sand and
gravel business. I understand that when we need concrete, we need concrete. I understand all those things. And I also understand that uh this solar is is become a big thing, especially in Massachusetts.
But um the reality is box turtles, if there's box turtles there, they're they're done. But the good thing is about the one thing I will say about a solar array is box turtles could still use that habitat once it's built. and the meadows come back, they can still
use that habitat. So, that's that's one good thing about it. >> Okay. >> I don't know enough about the batteries and stuff. I saw that there's going to be batteries there. Is that like a fire hazard? Is that going to be a fire hazard for the surrounding? >> I don't know. Zack, can you answer that?
>> Yeah. So all >> all uh solar projects in Massachusetts are required to have battery energy storage as an ancillary part of the project. Uh since about 2018 or so when
the program transitioned. So there is an element of battery storage that comes with this. These are not largecale standalone batteries that are like some of the projects. One went in in Carver and there's a couple more proposed in Wearham and surrounding areas. This is
about the size of a shipping container. Um from a fire hazard standpoint, it's all self-contain self-contained fire apparatus within this um system. Um we're happy to add any containment. Val and I talked about some containment to make sure if there's any any liquid or
any any usage there um to protect it, but ultimately these things are very very low chance of fire. Um, and we've also agreed to take the equipment pad and slide it as far west as we can in our development. Um, it came to our attention that the water department's
planning another well on the other side of Route 44. And that other well could come and and create another um water district or water overlay district for the town. So, we want to get as far away from that well as we possibly could. we're thousands of feet away, but um
just to keep that impervious surface out of the out of the district is something that we've agreed to as well. >> So, part of this is in the water overlay, right? >> Yeah. >> And have we heard from the water commissioners? >> We went out there with Christopher Aka and uh the only cons comment that they
had was that they wanted to try to move that battery storage as described. And um you know Chris went out on the sidewalk with us to make sure he understood the project and uh that was the only comment we received. >> Okay.
>> And this whole the whole town that whole land is all Kingston. Correct. The the whole array it's going to be built on Kingston town. >> Nothing with Plton. I just think it's it was like a Plimpmpton access road or something. >> Yeah. It's coming in off of a uh an old
gravel way that goes through the plunge and sana gravel and then you you're making your way up and through and over the power lines to get there. >> Okay. >> And that's the access. >> How much are uh is this going to affect our property taxes at all? Like are we going to get cheaper property tax?
>> No. >> That's all I care about. >> Um no, I was just kidding. Um >> okay. I I think that's all I got. Thank you. [snorts] >> It's going to add some tax revenue for the town, I would imagine. >> So, should lower our tax, >> right? They'll they'll find a way to
spend it. >> We'll pay our taxes, I guess, might be another way to say it. >> Anybody else? >> Just I'll just add that the the plans were thoroughly peer reviewed by um Pat
Brennan at PGP Engineering. He also went out on the site with us and uh you know he reviewed the plans. He reviewed the proposed grading. He reviewed the couchs [clears throat] and uh they've agreed to address uh his concerns about adding
some extra details to the plans and the concrete pad that that was being described there by Zach. And then as far as um uh the meadow, we believe that it should be maintained at like 4 in or higher. There's a there's a range that
would make it the most beneficial for the um runoff control, but there's no concerns with the the design and looking at these um abudding arrays the it's a
very similar type of u meadow mixture and um so I don't you know we didn't have any other things that stood out from the peer review in terms of concerns. anybody else.
>> Okay. Board have any questions for Zach? Um, what does the board want to do? >> I have another question. >> You have one more question. Go ahead. I I would just uh ask that the
developers consider uh the most aesthetically pleasing fence uh that can be placed uh facing Indian Pond and perhaps restoring uh vegetation
um between that fence and and Indian Pond to to the extent that they And thank you. >> If it's something that's interesting to the board, I I do feel quite confident this project will not be seen by anyone
at any time any time a year. Um but if there is a concern, if you're I think use the example of kayaking on the pond and looking south, there's going to be over 300 feet of undisturbed woodland between the edge of the pond and our property. And obviously if you're at a
>> who owns the 300 ft >> who owns it, excuse me, >> between your property and the and the pond, >> our land owner. >> Okay. So that will remain that way then. >> It'll remain that way for a number of reasons. One is the conservation commission has jurisdiction over that
area. That's why we're not going in there. We're not proposing to go in there. We want to stay out of any jurisdictional area >> um just to you know where we can minimize minimize our environmental impact. So if if it's important to the neighbors and and if the board agrees, we can consider putting in um instead of
the twisted wire fence, we could put in some a section of stockade fence, but you know, use the word aesthetics. Aesthetics are pretty subjective, and I don't think we're going to see it. But if if the board doesn't see any problems with it, I could agree to placing some stockade fence there if we wanted to
just make sure that nothing will ever be seen. I think that would be more noticeable than >> that's why I was careful with the aesthetics, but I don't think you're going to see it. Sir, >> perhaps the a couple of mountain laurel or something like that could be
>> Yep. >> I like the idea if if there is any disturbance. I mean, you can't obviously the fence isn't going to be right at the edge of the work. There's going to be a little bit of a gap. So, um if we wanted to do any restorative work north of the fence if there is any disturbance, I'm happy to do that.
So we can we can condition that we we put some restorative vegetation if if there's impacts. [clears throat] What does the board wish to do? Well, I think it's a very thorough application uh with limited comments from the peer review. However, uh I mean
you mentioned earlier continuation [snorts] to allow others to comment on the project. Um I'm not sure. >> Well, I did say that, but I mean do you have anything else to ask? Any other concerns, ma'am?
>> No, I'm just It just seemed to have happened pretty quickly, but >> Well, the fact that you got a notice was was was not required. That was Val asked the applicants if
they would mind notifying some of the of others. >> Oh, thank you. So that was not even So if you think this was quick, think about that. If all of a sudden you see machines out there working and you didn't know anything about it and that's
why Val asked for it and that's why they volunteered to do it. See, if there's a public hearing, everybody within a certain distance has to be notified. But this is not a public hearing. It is
simply a um site plan. >> [clears throat] >> I never realized how big Indian Pond was. >> That's beautiful. >> How do you access it? >> I I know a couple spots, but they're private.
>> Yeah. So, um, >> yes, Val, >> your your next regular meeting would be December 22nd, >> and then after that it would be um the early part of January, January 16th, I believe,
>> December 22nd. Um, what does the board want to do? Um, I I feel like it's it's it's pretty thorough. Um, I mean, we're hearing we're hearing from some neighbors. Um,
we heard about the turtles, the non-existent turtles, whether they're there or not. Um, Val's presented this pretty pretty thoroughly as well. I I I think that we can we can move to to approve. That's just my opinion. [clears throat]
We talked about fencing. We talked about the trees. We talked about the BMS, the meadow. >> It's a GLA study. It says there's no risk. >> Yeah. Um we're not we're outside of the um you know these these areas. >> The buffer
>> the buffer. So um >> you're willing to move the battery storage as well? >> Yeah. Val and I have already talked through that. Um we're happy to do that and I appreciate you guys looking forward to it. It's important to us to move on this
project tonight if you're able to. So I just for the uh neighbors there they did a what's called a glare analysis to make sure there would be no glare >> on any residences near the project and
there will not be any glare. Uh, and then they they did a full analysis in terms of Claire and Glint. And um, I don't know if if you wanted to
take a a pause and let the applicant show the plans to the neighbor, see if there's any additional questions before you vote. >> We can do that. >> Possibility. I mean,
you know, I'm I'm just trying to be like sensitive to one minute. Sensitive to the neighborhood and also to the applicant who prepared a very well-prepared and very
very well done plan. Um, I think that this what regardless of what anybody that was sitting out there said this, it's kind of like you you you say to everybody that comes to town and wants to do a project in town, here's the rules. And you hand them the page and
they meet all the rules and then what are you going to do? You're we're obliged to pass it because they've met all the rules. They're not even asking for any >> no waivers >> waivers or variances or anything. So
that's kind of the deal. Uh regardless if you one of you people got up and screamed and yelled and did a whole dance around here, the re the reality is this project will pro is going to probably go forward because it meets all the requirements.
I don't like the project cuz I don't like clearing land and I don't like solar panels. I think they're ugly and and I I think they're awful. That's just my opinion. But the truth is my job is not to to say what I hate or don't like
or dislike. It's to make sure things are done properly. [clears throat] >> Jimmy, can I go? >> Yeah, you got to go up. Hey, >> I would just be remiss if I didn't say that you would probably receive commentary from another regional environmental nonprofit if you did
continue it. Um, uh, the community land and water coalition, which looks at a lot of projects like this, is aware of this project. They're actually having their annual meeting right now. So, that is why, um, nobody from that organization is here. Thought I should mention it. Um, there was one other thing, but it's not that important.
[laughter] Okay. Thank you. >> I I just want to say um just for my opinion of wanting to uh or or feeling like we should vote and move forward, doesn't mean that I like this project. I mean,
by no means does do I like looking at solar panels, even though we may not see them, they're going to be there. This is a large array. Um, you know, solar is kind of one of those things. I I uh there's a lovehate for solar in my mind, but it's the world we
live in. And as to to the chairman's point, um we are obligated to move on something that passes and meets all the zoning requirements. >> I did. >> Jimmy, you're back. >> I did remember. It's It's late for me.
Um, so the state is actually currently working on new rules for for solar sighting that might actually affect the ability to do solar in places where you're cutting down certain amounts of trees on a statewide level. Just to put that out there, that is um that's an ongoing project. I don't actually know exactly where it is on. Um I made
commentary on it. I don't know what they're going to decide. >> Okay. Thank you. >> Yeah, that that new regulations there are they haven't been published yet. >> Coming quite soon though. So, this is exempt from those because it was filed before they're would go into place, >> right? >> Those are going to disinccentivize the
idea of cutting. >> Good. >> But that's not where we are with this project. >> No. >> One thing I'd like to look into though is is expanding this the no cut more than one acre in our in in the rest of
our districts, the rest of our zoning everywhere across town. That's something I'd like to look into for the future. >> Yeah, I think as soon as we know what the new solar regulations are and how much control we have over filings, uh then we can start to look at updating. I
had talked to Jay Talerman about trying to do something for spring town meeting, but because the regulations aren't promagated yet, you know, they're not finalized, he doesn't want us to do anything until right >> that's done. >> But we'll definitely put that on the radar.
>> Okay. Thank you. Val. All right, gentlemen. >> Just a just a quick question to the residents. How do outside people in the town of Kingston have access to Indian Pond?
It doesn't appear looking at the overview that uh it's kind of like a a private little body of water. >> Yes, >> they find their way. [laughter] It it it is it's surrounded by private property, >> but also there are a lot of us that are
very kind people. And I want you to know that >> it's a beautiful pond. >> It's a beautiful pond. And I alone have been out. Oh my lord. God, you know. >> All right. We if you're going to speak, go up there.
>> You know what? Worth it. Okay. >> All right. I get it. >> People listen and they they get frustrated. >> They're very nice people. that period. >> I I agree with you. I wasn't trying to cut you off. >> Well, don't give me the hand.
>> What we're getting behind you is waves from the PAC TV coordinator telling us that they can't hear you. That's what >> That's why I'm trying to get you. >> Okay. I'm sorry. I'm sorry. >> Yeah. I was not trying to cut you off. >> We want to hear what you're saying. That's all.
>> They do, too. >> All right. Board members, we have a motion. >> Um, I can make a motion to approve the site plan, site alteration permit, and storm water management um with the
conditions as presented and discussed. >> I'll second the motion. >> It's been moved and seconded. Any further discussion? on the what we've had. All those in favor of the motion to approve say I. >> I.
>> I. Opposed extensions. It's 4 Z. Thank you. >> Thank you all very much. Val and Paula. Thank you guys very much for all your support. You guys as a planning board, I'm sure know this, but there's not a lot of planners or departments that support this board and
others. We I work in a lot of towns and it's very challenging and I really appreciate all the help um from your office, Val. Really appreciate it. Thank you. >> That's why we say Val's the best. >> Val's the best. We have the best. >> Don't give her any more. >> That's kind of the best.
>> Yeah, I know. It's not right. >> Have a good night. Thanks, Jimmy. >> I don't normally get to speak. It's usually mine. >> [laughter] >> Why doesn't that surprise me?
[clears throat] >> All right, so we have some minutes. I believe all members were present. Uh, you like a motion? >> Sure. I'll make a motion to approve the minutes of November 10th, 2025 as
presented. >> Second. >> Okay. Moved and seconded. All those in favor say I. I. I. >> That's 400. All right.
So, that's all set. The next thing we have Okay. Thanks. >> is >> So, you have no business scheduled for the December 22nd meeting. I would recommend that you uh not schedule that
meeting. >> Yeah, I think that's a good idea. >> And then we have a special permit scheduled for the January 12th meeting uh for on Main Street behind the pro limo. So, we'll definitely be meeting on
that day. And uh >> Oh, wait a minute. What is that again? behind the pro limo there's a uh a property that has a like a I want to say karate studio. That's not That's not exactly right. But >> one,
>> yeah, they want to convert the second floor, which used to be the studio into u apartments like we saw at the last meeting like we saw. >> Yeah, it's just that there's no there's no frontage and no road there, but we'll have to talk. >> Well, they have the existing easement to
get in and out. >> Okay. Is that a Is that a dirt road or is that >> It's a like bumpy like half paved half whatever. >> Yeah. >> You know me remember where Prime Ridley was? >> Yes.
>> To the right of like Holland's Lane. >> Yep. >> That lane that goes into the left of it. >> Yeah. >> Wow. >> It's a 10 mph road >> at best. >> I have a couple of short things I can offer up to the board. Um, we're going
to have we had a kickoff meeting at the Adena. We got that coastal resiliency grant from CZM working with the harbor master and the the match is coming from the planning board's u public benefit accounts and we're evaluating
the size and location of the future harborm's office as sea level rise comes up. So, we had our kickoff meeting. It went really well. Harbor master and waterfront committee were there and um our engineers were there and
conservation was there. So um we got to hear from everybody and get everybody's input. They'll be presenting to the board of selectmen um next week I think it is next Tuesday night and uh just to do an introduction to the residents and and to the town of that we're starting
this project. There'll be more public outreach as we go along. And um I'm trying to think if there's any other updates. The up upcoming grant writing season, they've changed a lot of things around and believe it or not, we have to write a lot of grants in the
next three weeks. They're having a lot of deadlines in January for which is a totally new approach from the state. So, uh Matt and I are got our sleeves rolled up and our pencils sharpened. Um,
and I I I haven't seen a a public uh a public comment on cleanup of the fire station, but we we are hoping that we got the funding to do some cleanup. It's it at
the old fire station on Maple Street. Um, if we do, it won't involve anything above ground. It'll all be um working with materials that we would put into the ground which would make what's underneath there inanimate in terms of
any hazardous um liability would would clean it up and and so we're hoping that we got a grant to do that and u outside of that I don't have any news unless there's any questions >> questions I think
Okay. Well, merry Christmas. >> Yeah. Happy holidays to everybody. >> Merry Christmas. >> And to all a good night. Do we have a motion to adjurnn? >> Uh, so moved. >> Seconded. >> Moved and seconded to adjurnn. All those
in favor say I. I. >> We're now adjourned. That was for the sunshine in the back. [laughter]