All those in favor of these three nominations, the the um chair, vice chair, and clerk, all say I. I. I. Opposed extensions. It's unanimous. We reorganized. That was simple and painless.
No new paperwork to the attorney general either. What's that? No new paperwork to the registry. There you go. Trying to make your job easy. Yeah. Thank you. Oh, qualas. All right. So, um, our next thing on our agenda is a site plan review 363 at
Bishop's Highway, map 104, lot 2. It's a renovation of an existing building. Give us your name and go ahead. Uh, good evening members of the board. My name is Mark Tacio. I'm an attorney at DTM Law and I'm here on behalf of the
applicant Long View Realy LLC. Uh, Long View is under contract to purchase the property at 363 Bishop's Highway from the Congregation of the Sisters of Divine Providence. I'm sure many of you are familiar with the property. Um, we are here before you this evening seeking
site plan review under section 10.3 of the zoning bylaws, the town of Kingston, uh, to convert three buildings which currently exist and they were formerly used as a convent, an assisted living facility, and group housing. and we propose to convert those into an
inpatient alcohol and drug treatment and residential rehab facility. Uh this is a permitted use under the R80 zoning district where the property lies and we have filed a special permit application with the zoning board. So we will be before them on September 17th, not not
too long from now. Uh throughout this planning process, we've had some pre-sight plan application meetings. We met with the town planner and the former building commissioner back in about February as we developed uh the plans for this site, the site plan and some of
the other design components of the project. Um, we additionally have met with both the fire chief and his staff and the police chief and his staff and we established a good working relationship and we took their feedback
and we had discussions as to how to best tailor this site and this proposed project to some thoughts and feedback that we received from them. Um, I'm here proud to introduce a comprehensive team that we've put together. Um, we have
ownership who is Kayla Florence and Eddie McGrath. They're also associated with Rockland Recovery Group, which is the facility that would be operating the project. Um, we have Scott Farara who's with Grady Consulting. He's the project engineer team. We have Jill Peebles who
is from BKA Architects. They're one of the most renowned architecture firms in this industry space. Um, again, we're just here to walk through the site plan with you all, hear your comments and feedback, and go through the proposed site plan. Um, with
that, I would like to give Eddie McGrath an opportunity just to introduce himself, uh, give you a few words about the story and the mission of the proposed project that will be proposed to uh, to be at this site. So, thank you very much. And if you have any questions for me afterwards, I'm here and I'm happy to answer those. Thank you.
Thank you. How you doing? My name is Eddie McGrath. I'm one of the owners of Rockland Recovery Group and also one of the partners in Long View Behavioral Health, which is the project that we're here to speak about tonight. Um, I personally
have struggled with addiction throughout my teens and my 20s and also alcoholism and drug addiction runs rampant throughout my family. So when I speak about this topic, um, I take it very serious. So when I'm doing this type of
work, I take it very serious because I know personally that it's life or death. I um finally got sober almost 13 years ago in 2012. When I was getting sober, not many people had hope in me and to be honest
with you, I didn't have much hope in myself. But what that did for me is that gave me a lot of passion about this. Um it gave me passion about helping people and and helping others. And that's what recovery is really all about is helping
another drug addict or alcoholic. Um, my first year of recovery, I got full custody of my son, who was three at the time. He's now 14. I'm now married with five kids. My wife is also in recovery.
I opened my first sober house in 2017 in Rockland, Mass. And one of the main reasons for opening that house was I wanted to give guys in the Southshore, where I'm from, the same opportunity that I had. I got sober up in Wakefield, Mass in the Northshore. So, I married
that house. Um, I married that house in Rockland just after the same house that helped me get my life back together. In 2020, I partnered with my cousin Kayla Florence, who's more like a sister to me. Uh, we grew up in the same house,
but we come from two totally different walks of life. Kayla went to the academy, also went to Babson College where she pursued her MBA at Babson grad school. What we do at Rockland Recovery is we're a day program. So basically clients come
there during the day and they do work on themselves because what it comes down to is we have to fix what's broken which is inside of us. So they go through groups, they have a primary therapist, they meet with their therapists and do one-on ones.
Um, they're also they also have a nurse practitioner where they will have any type of med management that they might need. We are a missiondriven business. So, what I mean by that is we always put our clients, their families, and our team
members first. The past two years, we've won Boston Business Journal's best places to work. One of our core values is philanthropy. So, um, giving back to our community is not optional. It's a priority. We have
partnered up with Cardinal Cushion Centers, DEA for Kids, and Globe Santa as some of the organizations that you guys might know. We just celebrated five years in business this past August. And we have awarded over 300 scholarships to
our clients. And what a scholarship means is if somebody reaches out to our facility that doesn't have insurance or the financial means, we bring them in free of charge, no cost at all. At Long View Behavioral Health, if this
project goes through, we plan to keep the same core values and the same mission as we do at Rockman Recovery Centers. When we first were in conversation with the sisters, they wanted to know who we were and what we were about because they wanted to make sure that our values aligned and we respected that. We want
to continue helping people just like they have for so many years. Our goal is to be good neighbors and work with the community. I'm willing to answer any questions you guys might have. Um I don't claim to have all the answers, but one thing I will be is I'll always be honest with you. Thank you.
Would you stay up there in case someone has questions? Absolutely. Anybody have questions? No questions. Okay. Thank you. Thank you. All right. Good evening, Scott Fernar with Grady Consulting. Won't be such a
moving speech as that. I'm here to bore you. Um, we were contracted to be involved with the site civil design of this project. Um, and for this site, it's actually quite simple. We're not adding any buildings or anything. It's really just a a new use of an existing site. Um I will walk through a few of
the changes that we have um done here. Um first of all, the site it's it's serviced by um by private sewer, I mean private septic systems that'll remain the same. Um it's serviced by um private wells that will remain the same. Um
there is parking on site but because of the use the proposed use, we did have to add some additional parking area. Uh so so up up here by building 1B, we're um that this right here is an existing lawn area. Um we're just putting in two handicap spaces and to
mitigate that, we've designed a couple of rain gardens for that increased impervious coverage. Um that's really a small area. Um there is some some existing parking along this loop through there. Um there's some existing parking on many places of the site that's not
clearly defined. You know, it's it's not striped. So So part of this here we we are going to fully define it. We're going to stripe it. Um we'll add some signs on the site, too. Uh then down here behind building 1A, this is where the bulk of the work is as far as we're concerned. The existing
parking is actually cut off about right there. So again, for the the new use, we have to extend that parking to accommodate additional parking spaces. Um to mitigate that increase in impervious coverage, we've designed a double catch basin. So all the storm
water will be overland flow to that catch basin. That'll go into the storm scepter, which the storm scepter is a great a great um structure for really removing the TSS. Um and then there's an existing uh basin um to the south of that and the basin is is quite large. In
fact, it's it's overdesigned for what the site uses. So um we we intend to just discharge directly into that. Um the benefit of this is that it's this there's um existing vegetation. So you know most of the time with sites we're adding a purpose coverage, we have to
kind of dig out um another hole, clear some trees. But for this site, we're we're really not touching that at all. um which is which is really great. Um we did receive some comments from the peerreview engineer. Uh we discussed it with Val. We agreed that um uh the the
comments are reasonable and and we can address those as a as a condition. Um there are a few things I would like to to point out. Um there's a a regulation which limits the maximum slope for a driveway at 6%. There's an existing driveway here that's about 14%. um sort
of like the board to allow us to continue to use that. So, we're not adding any new driveway with that steep slope. We're just continuing to use that there. Um another comment was there was um parking in close proximity to the right of way. Um and again, that's
that's up by this loop here and it's it's parking that that's used just like I said, it wasn't clearly defined. So, um, we we would request that we allow to to, uh, continue to use it and all the new parking spaces that we've designed do fully meet that that criteria.
Um, see, one other comment was the maximum lawn area is limited to 10% on this site. Uh, we're already over that threshold, but we are not adding any additional lawn area. In fact, we're actually removing some by converting the lawn to to
parking. So again, we would like to um to be approved to continue to use that. I'd be happy to answer any questions you have. Well, um thank you, Mr. Chairman. And looking at
this, I've I've drafted a report for you that you have in your packets. And uh I'll just kind of highlight that you know this is the sisters the old convent as as they mentioned it was used for
convolescent home and for um assisted living for the the convent u so this is a similar use but because it was built as a grandfathered use um they need a special permit now to make it a a
for-profit entity. So, they're going through the ZBA for that. And um they're in a zone two. The R80 zoning is the zone two for the track pond well. So, they're subject to a water quality
certificate for that small expansion of the parking lot. And you have in front of you the architectural renderings. I didn't share them in your packets. They're like a folded 8 and 1 half by 11 set or 11 by 17 set. Um because they're
relatively minor, I didn't highlight them here other than they're doing some new awnings, some covered entrances, um ADA compliant doors and and things like that on the outside. And then some pretty extensive renovations to the interior um to accommodate two different
phases, 30 beds at a time, um in each of the two buildings that they're going to renovate. So, when we're going by it on the street, we won't see much of a difference other than some spruced up landscaping, the striping, and um you I don't think you'll be able to see the new parking area from the street.
Really? I don't think so. So, um the comments we received from other boards were that of course they're going to need to upgrade the on-site septic system. Um, fire is has no concerns with
the the way that the parking lot is designed and and has been for a long time. Um, and police asked for them to add some fencing in in a couple of spots which they've done on this set of plans. We had a earlier set of plans that's been revised since. We're looking at the
final set here. uh conservation had no comment and uh sewer of course had no comment and uh our peer reviewers PGB engineering out of Marshfield. And what they did is they kind of went very carefully through the
zoning site plan review requirements and the general bylaws and just pointed out a couple of things that need to be added to the plans, but none of those come to a place where they would um affect the site plan. So what we what we did is say rather
than try to add all that and kind of overwhelm everybody over the holiday week, we would condition that if we were to approve this, we would approve that they are conditioned on making those changes to the plans just so that all the information is current on the plans
before they pull a building permit. Uh we didn't notice any adverse impacts. The lighting is very minimal in terms of the parking lot design. There's in that site plan packet, there's lumens plan
showing the lighting uh throughout the parking lot. And it's it's dim in comparison to like a shopping center, that kind of thing. So, it's it's it's good dark sky compliant compliant big words tonight. Uh lighting. So, uh,
we're happy with that as well because it's a relatively rural area and, uh, it's a state road, so there's really no impacts to the road. It's designed to handle that kind of traffic. Uh, not that it's significantly more
traffic. It's a day program as as mentioned. So, uh, the only other condition that I recommended was that we also say that they're, uh, required to get their special permit and their water quality certificate. With that, I' I'd turn it back to to the
chair if there's any questions or comments. We think it's a good as a as staff, we think it's a great reuse of the site and a suitable location for this type of use. Okay, thank you Val.
There must be questions. Somebody has to have questions. Anybody? You said it was a day program or is it a CSS program with residential and it said there's room for is there room that would eventually uh offer TSS services
as well? There's a property that I think is incorporated in here known as the visitation house currently for the sisters of divine providence that's incorporated into this as well. Yes. Yes, that is um I believe that is
what is going to be the formation house and that is in this area of the property up here and uh again just existing building um no significant alterations. Is there any planned use of that building or is that just going to
I think the the the submitt indicated that it might be a sober living house in the future. Is that not the right word? No, that's correct. And I believe that's part of the second phase. And that is uh proposed to be a sober living house. So
slightly different from the rest of the property, but um it'll be slightly different. Okay. But not now. Later on. Okay. Any other questions? I guess uh
how was the operation like when does this start during the day and then he can address uh more operational questions. So I'll turn it over to Andy. So there's going to be 24-hour staff there. Um 24-hour nursing.
um a medical doctor and um there's going to there's going to be a lot of staff 24 hours. Okay. I think it's just a the best spot
in town for it. It's it's it's away from a lot of things and it's just ideal. It's quiet. It's peaceful. It's a great place. I think it's it's I think it's a perfect location. Any other questions, John? beautiful, beautiful property to to have people recover and
I applaud you on your journey. Thank you. Yeah. I was just curious as to like what kind of like how many staff, how many patients on a daily like when when they would be arriving, when they'd be leaving for the day. He said it's a day program, right? So just getting a feel
for how the run. Absolutely. So it's going to be combined once both phases are done. It will be about 60 beds. Um, there'll also be a day program that there'll probably be about 20
clients that come there during the day. And what that looks like is for the clients that are staying there that are in detox are residential, they will stay there for anywhere between like 7 to 21 days. Okay. So there is some people that are
there not just a day program. It's a it's a 247 operation. Correct. Some people are staying there. Some people just coming in during the day. Correct. Okay. All right. Anybody understand that? Well, when you said phase two, what was what did that mean?
I think we'd probably benefit from um we have our architect here who is going to describe some of the buildout in more detail if that would help answer your question. I just heard you say something about that. It'll be in phase two. I didn't know what that meant. Yeah, PKA architects. Um, so when we say phase
one and phase two, we're just simply referring to construction phase. So the assisted living would be phase one. Um, and as Valerie had mentioned, it's very simple uh turnover. It was as assisted living. It makes for a great reuse um for this. Only big change there would be that the existing lower level that's
currently empty, that would be the outpatient. So the outpatient on the lower level on the back side, it's going to have its own entrance, its own restrooms. really programmatically very separate from the residential portion. Um and then when we say phase two, we're referring to the convent portion. So once they're up and operational, um we
it we uh have completely separate uh delineation there. So we can add additional beds and additional programmatic space in the convent. So it report says 24 beds in the first renovation. Correct. That's that's the assisted living.
36 beds in the second renovation. I mean, how often in this business do you come across a site like this that's so perfect? I'm never blessed with this kind of opportunity. This is this is great. I mean, I was very excited when they reached out to me and walking around the space. I'm like, this is this is perfect. Usually, we're
trying to cram in beds or you're on a site that's loud and and noisy and distracting and this, to your point, it's so peaceful and it was really it's very geared to it, but the configuration and the site, it really is a great fit. Right. And there's no I no neighbors to argue with you. say this is a terrible
location. That's the best of everything, which always happens. Yeah. Yes, it does. I know. Very well. All right. Thank you. Any other questions? Um, no. I just agree with uh the other members of the board. I think it's a great location to for these types of services. In previous life, I opened up
a CSS program in Shrewsbury Independence Hall. Um, and was kind of the same kind of the same format as this project. um you find an existing property, you don't have to do a lot of renovations, and you're able to help people. And it sounds like the program that you're trying to install in there offers a
multiaceted approach to recovery. Um from everything from uh detox to eventual transitional housing. Um there's always a long waiting list after detox for people that are in recovery that they want to find someplace to go. Um they something less, you know, not so permanent, but something that's
transitional. And um I think that this is great for the Southshore. Excellent. Now, do you have any other comments? Yeah, you uh No, no further comments. I just had questions about the parking. Uh so it says like 69 spaces, that's it
for the whole site or like you've probably viewed all this, I'm sure, and I think they're going from 54 to 75 spaces and that is more than what's required by the zoning for that type of use. Yeah. Now are the people who are coming in
to stay overnight are they coming in cars? Are they coming they don't need cars? They will not be bringing their cars. No people that come in during the day will be coming in cars. And will they have separate parking like some of them will be using their cars. Some of them will be getting
transported. Okay. And it'll be like staff parking as well. Yes. Okay. I believe in a CSS. Um once you're checked in, you stay for the you can check out at any time, but you typically are asked to stay there for the the total duration of 21 days.
Correct. So there's not going to be if there's inatient, they're not going to be, you know, unless they leave the program, they're not going to be getting up and leaving. Y um and then there's room for outpatient. So a lot of the park can more likely be used for staff and um support services and um other providers that may come in and visit and that sort of thing. But
I'm I'm just embellishing. No, you're absolutely correct. Good job, Alex. All right. Um, well, what does the board want to do? I think they're looking for approval. And um,
there's waiverss, too, though, right? There's there's waiverss for sloping. Yeah. And um, what was the second one? So there's there's the the existing pre-existing conditions. There's the sloping
sloping and some of the parking in the road layout which I asked that they don't change because that would impact the site tremendously if we were to start tweaking those. And then I think there was a waiver of the lot the percentage of coverage of the lot with the buildings lawn the lawn coverage
lawn coverage lawn coverage those are both pre-existing and aren't going to be altered or added to. So those are the actual variances, right? The sloping and the lawn um coverage and existing
um um parking conditions. Yeah, a couple of the parking spaces in the existing parking lot that front on Route 80 are approach a little bit in the layout, but they've been like that for 30, 40 years. All right. So, okay.
And then we also have, so I'm going to write these down. Sloping lawn coverage. Uh, we have a brick system um
park and roadway etc. Then we need um also it's contingent on those are the variances going to be contingent on a special permit from the zoning board of appeals. Yep. And then it's going to be contingent on
a water quality certificate. Does that cover it? Yes. All right. So with that we can contain a motion and the comments too. Uh that's it. Those are the That's the Yep.
These are the things slop and one coverage pre-existing parking roadways. Okay. I'll make a motion to accept the site plan review with site plan at 363 Bishop Highway M 104 lot 2.
Um as presented with um three these are the variances. Yeah. Three variants. Three uh Yeah, various variances. Yes, three variances. Uh the sloping driveway is above the 6%, right?
Um the lawn coverage is uh is uh above. So accept the way that is. And what's this last one? Um pre-existing parking parking uh pre-existing parking on the road.
And it's also contingent on uh special permit from the uh uh zoning board of zoning board of appeals and the water quality certificate. Correct. That's the motion. Good job.
And to uh Okay. Revise address the items in the PGB engineering peer review. Correct. To include the things the comments on the peer review. Correct. I'll second both those. Okay. Everybody understands the motion? Yeah.
Variances, all the things, conditions and uh waiverss. Yes. Okay. So, we have a motion and we have a second. Any further discussion? Hearing none. All those in favor say I.
I. I. Opposed extensions. It's 5-0. Thank you all. Thank you all. Good night. Thank you. Nice to meet you all. Good luck. Jonathan good. It was good.
What a beautiful some water. Who who gets to play tennis agenda? There's six beautiful court. I mean, my kids went to school. So, very very 12 years. Wow. Awesome.
Okay, moving on. We have um meeting minutes. Um you'll see it says approve March 10th. Those have already been approved. And then the last one on the list is August 25th. Excuse me. Those are not available. So, we're looking at June 9th and June 1st.
We have all the people we need to um do those. Uh July 1st. Uh we had myself, uh Alex, and Jonathan Barnett. I'll make a motion to approve the
minutes of July 1st, 2025 as presented. I second. Okay. Moved and seconded. All those in favor say I. I. I. Opposed. Abstensions. I. Bob, you abstain, too. No.
Okay. Would it be appropriate for me to vote on that? No. Good. Then I abstain. Okay. There you go. Abstain. Yeah. You were not part of the board at that time. So, you were being voted. You were there though. You were there.
Yeah. Okay. And then now we have the minutes of June 9th. Um, make a motion to approve the minutes of June 9th, 2025 as presented. Okay. And I look, I I was there, David was there, Alex was there, and Jonathan was there.
Seconded. Moved and seconded to to uh approve as presented. All those in favor say I. Opposed? Extensions. Thank you, Bob.
All right, Val. So, we have u we received a filing for a uh special permit for conversion of some space above commercial on Old Orchard Road Lane. Um, and because of town
meeting, we're not going to hold that meeting or the public hearing until November 10th. So, right now, we don't have anything in house for October meetings. We would I think we would normally want to miss the Monday night before town meeting, which is October 28th. So, if we do
meet, it would be that that second Monday of the month, but right now, we don't have anything for that agenda. Okay. All right. So, uh that's about it for tonight then, huh? Yeah. We uh we interviewed the building
inspector uh candidates and we're hoping that um we'll have a a new building commissioner soon. That'll be good. Yeah, that was a a big move. And um we're we're we're expecting an update
from uh VR's been getting updates, but not to be made public yet, but we're expecting an update from them all within a week, maybe two weeks at the most and there should be some news there. Um and then uh we'll see where we can go
from there. Yeah. And um the other thing is that you know like we we mentioned before the water moratorium has been lifted that we mentioned at our last meeting. Um so there's there's people um that have things in the works and uh things are
going to pick up. Yeah. We we um also I wanted to mention that um the highway department after we met with Main Street people um did a great job on Main Street in front of the churches and all the way down. they um
instead of going and doing patchwork, they figured out that the cost was going to be similar to just repair. So they went in and just made a really nice repair all the way along a big portion of Main Street. So walked it. Yeah.
Good. So I just wanted to thank the highway department for working together with the community and with planning and uh just point out that they they did that work last week and it looks really nice. It does. It looks great. And uh
Yeah, I think it looks wonderful. We cleaned it right out. Five bucks are probably older than me. And they got repaired. Yeah. Yeah. Know it's it's been long overdue. And Grove Street's being paved. It's almost done. I think they might
have one more day. I think that's it. They do the whole thing. Uh yes. And Crescent Streets, uh they finished that up. That's been really nice. Street was a mess. Yeah. So that's Yeah, that's that's done. And
um and they did River Street. Yeah. Which is nice to see. Um but Grove Street, they used that machine with the flames. Yeah. Whoa. That flamethrower is something else. Unbelievable going by that thing. Well, you almost don't You think your
tires are going to melt on the way by burning the grass on the side of the road. The flames shoot out of that great. It's like they won't. did a nice job though, didn't it? It really does a nice job. I was talking to the a guy who makes it stick right right at Foxworth right at the
entrance there. He said he saw thought that jet planes were coming landing on Grove Street. Oh, those f those things those those flames are no joke. Like a thousand torches under there. A lot of power for that, too. Just melts it and makes it makes it good
and sticky and it binds. Need that for my driveway. Yeah. Well, maybe maybe they'll do yours next. Um, okay. I think that's it. Could we have a motion to adjourn? So, move.
Thank you, Val and Paula, for them being here. I know Paula really likes being out at night because she likes to see us. I second the motion. We have a motion. I'm sorry to be talking during the motion, but we have a motion and we have a second to adjurnn. All those in favor say I.
I. Opposions. That's unanimous as well. Great meeting. Thank you.