[music] Good evening and welcome to the Thursday, January 8th, 2026 meeting of the Lakeville Planning Board. It is 6:30 p.m. and we are meeting this evening at the Lakeville Police Station at 323 Bedford Street. We do have Lake Cam recording this evening. Is anyone else
recording? hearing none. Um I will say that we'll be meeting with the CPC shortly. I'll open that meeting uh in a minute, but first uh let's go around the room and introduce planning board members because we do have our new planner Stephanie Crarampton with us
this evening. So Donna, if you'd like to start. >> Donna Gay, associate member. >> Nice to meet you. Nice to meet you. >> Stephanie Krampton. I'm the new town planner. Nice to meet you all. >> Welcome to meet you. Uh Dian Wilo, planning board, >> Michelle McGran,
>> David Lodge, >> Kathy L, >> Lyn Mley, um CPC. >> Sure. >> Yeah, go ahead. >> Kathleen Barrett, conservation conservation. >> Leah Fabian, and I am the housing CPC
person. >> Susan Spiel, member at large. >> No, CPC member. Robert Stfanian at large. >> All right. So, um, with that, I guess I'm just going to open the CPC meeting as well at, um,
6:31 p.m. Leville Police Station this evening. And we do have a quorum. I believe it's just Nancy Lefave and Nancy Yates who are not with us this evening. Yeah. >> All right. Um, so agenda item number one
is introduce the new town planner. So, would you like to share something about yourself? >> Sure. Um, I'm originally from New Bedford. That's where I worked in the municipality for the last 13 years. And I also live in New Bedford. My expertise
is actually civil engineering. So, I have a lot of knowledge in site plan review and how that interacts with um local infrastructure. And another component is I specialize in mass DOT projects and grant writing. So larger scale projects that I could hopefully
bring knowledge to the, you know, and assistance to the town. >> Yes. Excellent. >> Yeah. I know we've been, we've been waiting, hoping for someone to come along. I know Kathy wanted some relief from all of her all everything that
she's been handling. Thank you, Kathy, for quite a while without a planner. And um yeah, there's a lot of stuff going on and um we'll ease you into it as much as [laughter] as best we can if we can >> or maybe it'll just be thrust into it
all. We'll see. Um other than that, do you have any anybody have any questions? >> Okay. All right. So, agenda item number two, meet with Lakeville Community Preservation Committee, CPC, to discuss the following. So the first thing on the
agenda is housing goals. So anyone who isn't familiar with CPC understands this. There's uh three categories that the CPA money can be used for. It's uh [cough] open space preservation and recreation,
historic preservation and uh community affordable housing. So that is the component that now Leah Fabian if I know most people most people know Leah she was a Slackboard member for quite a while. It's great to have you on. This is her first meeting as a CPC member. I
think it's great that we have you for the housing component and one of the things that Lakeville has already in our bylaw is the affordable housing trust but it's not been formed yet. So, I know
the select board, they have been hesitant to assign it, but they have asked Shelley Goring to join them for a meeting later this month. So, that's good. So, hopefully she can give the same presentation that we were able to
get from her in regards to how uh the CPA could work with an affordable housing trust, use that funds, the funds to try to maintain affordable units like we've discussed. And so even though we have CPA funds for housing, CPA can't
use those funds. We can just approve projects. So because we don't have a housing authority, the affordable housing trust would be in instead of that. And it has a member of the select board, a member of the planning board.
Um it's got a couple members at large. I think one of the recommendations we had was to appoint a CPC member, specifically the housing person to that committee as well to keep that continuity. Um,
I'm just looking because we had the bylaw and the CPA packet. >> How long has that bylaw been in place? >> So, it was put in place in 2005. I I assume it happened at the same time the first attempt at CPA
most likely happened because it it talks about CPA in the bylaw and that's what it um that money so under 7-3 powers of board trustees talks about um
purposes set forth in master law chapter 44 section 55C um which we know is CPA. So um community preservation committee of the town for inclusion in the community
preservation initiatives report. So it definitely goes handinhand with CPA now that we finally have CPA. Um it makes sense to form the committee the trust through you madam chair. Um, maybe I
could meet with Stephanie at some point. Not urgency. Um, but I know when I was on the select board, I used to represent the town with the Taton Housing Consortium and [cough] um like do raffles for housing uh with the Middle Burough Housing Authority.
So, just maybe um chitchat about that stuff a little bit, see how they're doing it, if they're still doing it that way. I don't know if the select board is still appointing a select board member or if they've turned it over those
positions to like a staff member [snorts] because there was talk about doing that at one point. >> I don't know. >> Yeah. So maybe >> Good question. Sounds good. >> Good question for you to to ask. >> Yeah. Leah has a lot of institutional knowledge too. So,
so I um in in the CPC packet I had put the link to the housing production plan, the master plan. We have a community pres preservation plan as well. Um I think all those things really should sort of speak to each other and and we should all be familiar with those things
and how they might interact with one another. And now we have a planner to sort of [gasps] help us track all of those things um and pull it all together. And I'd love to hear from other planning board members how you'd see how you want to see um the CPA
housing funds best utilized or what what sort of input you have for the committee. Well, we may have, you know, you and I just discussed it, but we may have uh with the Thornike development some uh
some some items. Uh their thought initially was that they would provide no affordable units uh in what they were building. Um but they have heard
um [cough] I don't want to call it push back but they've heard some discussion and so they they've been looking at alternatives. One of them would be to add an additional apartment building that would be rentals and would be affordable rentals. They're not
necessarily in favor of that. Um but they are willing to look at other possibilities uh perhaps even elsewhere in town where they could do something that would
kind of be equivalent and and possible mitigating factor but that's that's that's just discussed today and and that was the extent of it. So I believe there will be another joint meeting in between the select board, the planning board,
the development team um later this month. I think they're looking at January 20th as a tentative date. Um and I think what David's talking about is the question that came up of um how will the senior housing be counted? Will it go towards our SHI? Will it go against
our SHI? Because right now we're in safe harbor. So um the answer was that it's going to count towards our market rate units. uh even though they'd be senior housing. So, it sounds like they're trying to incorporate that concern, which is is good to hear. >> Yeah, it's a it's it good to hear um
that they're that they're willing to look at possibilities? >> Um how about you, Dan? Anything that comes to mind? So, in terms of um
the the the funding and so forth, um just so I understand because I don't know what's in the in the in the pot, if you will. Um, is that something that you know if this goes through and everything that are you taking existing funds or
will there be is it per fiscal year that you'll be building upon this? Meaning if this goes into effect for the CPC um you know how does that >> so >> how's the funding work for that? So every year the CPC we come up with a
budget and so 10% has to go into each of those buckets and that's a vote at town meeting and then any uh dispersement of those funds happens that same way through town meeting with a vote um just like you've seen uh money go towards
cemetery repairs or um the parks um plans that's via town meeting vote. So when Shelley Goring met with us, she explained that if you wanted to take money and put it into the housing trust, you could actually come up with a grant
agreement that goes with those funds saying that these funds, yes, now the the housing trust has control of those funds, but they can only be used for this specific purpose. So it could be dictated as to what purposes. And one thing that I've said to the committee is
that knowing that we have a hundred SHI units set to expire in about 10 years, that was a question that I had for Shelley Goring um about trying to maintain those 100 unit. That's a lot of units to lose, >> right, >> off of RSHI. And um so she she does she
did say that there is a way to try to work with the developer and try to uh look to maintain those units, but she did say, you know, wait until it gets closer to that time frame, okay, to um to be able to start working towards [clears throat] that.
>> Is there anything that the CPC um has in particular? Um, you said that Shelley, her name is, is supposed to meet with the select board. >> Yep. >> I'd love to hear what she has to say.
>> Yeah. So, she gave a presentation to the CPC um back in August. >> Oh, okay. >> And now I think she'll be coming to give the, you know, maybe it's the same presentation, I'm not sure, um to the select board.
Um it looks like January 20th is what they're aiming for as well. So you know she it was very informative showed what other towns have been able to do with their CPA funding. Um and another service that she offers
is helping the town come up with a plan. So you form the housing trust and now what do they do? So just like you know planning for we have our housing production plan and we have the master plan and CPC has the CPP um they would help us help guide a trust uh and that's
what we had actually talked about because we were trying to get the select board to put in the interest for that um assistance for next year but unfortunately we missed the window. So hopefully in the future we could potentially get that sort of assistance to help set it up so that the housing
trust um has its sort of goals >> right >> to work towards. >> Okay. >> Kathy, do you have anything to add? I know that you've been involved with, you know, with this in your community and >> uh No, I really don't have anything to add. >> Okay.
>> Um I have a question. Um, when I see community preservation fund and I see housing trust fund, are those synonymous? Will those merge at one point or those two separate? >> No. So, it would be they're two separate
things. This So, the community preservation trust or community preservation fund is the CPA funds and then the trust would be um so there's already money in the trust. I think it was $120,000 some odd dollars. Um,
I think Emily was looking into where those funds came from. I think she said something about back in 20 the early 2000s or >> I'm not remembering exactly off the top of my head, but I believe she looked
into where those funds came from. And I think I think it was from so when you have the affordable units if they don't sell at the affordable rate within a year and then they can sell at the
market rate that that difference is supposed to go back to the community. I have a feeling that's what some of that was. >> Yeah. Um, so there is some money just sitting there in the in the trust and then so CPA money could now go into the trust
and then be expended by the the um the trust >> the trust >> for those specific purposes. >> Okay. The guide book seems to give a good outline of how you could start and what you need to look for and um examples of other communities that have
put different models in place. So >> Right. Right. Yeah. Yeah, I think that's what Kathy had included in the packet for that. Yeah. >> Through the chair. Might I ask um are you familiar with this in New Bedford? Do they have um a housing trust?
>> Not that not that I had to deal with in New Bedford. >> Okay. Thank you. >> Yeah, I know they had CPA funds, but they probably had a housing authority, too. >> Yes, they did have housing authority. which we don't have.
>> But are they kind of synonymous? A housing authority and a housing trust. >> So towns that don't have a housing authority, this is one of >> the options. >> Okay. So >> So instead of hiring a whole department, now you have another committee to or a trust to um
>> Thank you. >> to do that. >> But the trust is in the town's name, right? >> Correct. Yes. Okay. >> Yep. It's Lakeville Affordable Housing. >> Okay. And nothing's been, you know, um, spent out of that trust, right? It's just been revolving and building
capital. Okay. >> Currently. >> All right. >> So, I don't know if there's any sort of joint venture or joint efforts that um maybe the board want to take on um at this point. I know
there's been there's ways you can use CPA funds for um different things like a coordinator. Now we have a planner though, so that's sort of doesn't make sense. But um if there's anything that um the board wants me to bring to the committee in the future, we could always
have that discussion. Um my thought was even because we have this housing trust if if it doesn't get appointed maybe we could try to bring changes to town meeting to make it
more palatable or something like that to to allow it to be appointed. I think the issue with the current language is that it it says that the trust is able to expend the fi the the funds without an additional vote.
>> So um going back a little bit not too far [cough] but um I do know the select board was questioning the funds and not you know the integrity of the funds but exactly that question where did they come from? Um it was thought that a
couple of units had fallen off of the um affordable without the town realizing. >> So those funds should have come. So I don't know what ever happened to that whole like research on that whole thing.
So that might be something for >> us to figure out. >> Okay. But >> yeah, or at least ask that question of the SLboard if they've >> determined. >> Um, I don't think there's any way to recoup anything like that. But it would
be, you know, great to know where the funds came from, >> right? >> How much is in there and then find a mechanism to be able to, you know, Yeah. keep an
eye on it. but also, you know, kind of projects that >> So, Leah, do you want to as is our housing seat? Do you want to um maybe reach out to Emily and >> and see if you can find out? >> Yeah, I could. >> I think Andrew was here when this
conversation started, so he may have already done some of that research. >> I believe he tasked her with it. >> Yeah. And I think she she did a whole lot of digging uh regarding the the affordable trust. Yeah. >> Um >> when it was presented to the select board too. So I think she does have a
lot of >> gathered information. So >> I mean I guess it would be up to the select board to actually appoint. >> Right. So that's I guess my my question is if we could I don't know if it as a
joint venture between the planning board and CPC present a a different version of the um the housing trust that's maybe like I said more palatable for them to appoint it. Um because that very last section in it
is where it says that um it could be expended without a future vote another vote. Um uh notwithstanding any general or special law to the contrary, all monies paid to the trust in accordance with the zoning bylaw, exection fee or private
contributions shall be paid directly into the trust and need not be appropriated or accepted and approved into the trust. General revenues appropriated into the trust uh become trust property and to be expended. these funds need not be
further appropriated. So I think that was the concern that they don't have to go for additional but also aside from that money that's sitting in there any additional money would theoretically be CPA funds.
Obviously, there could be other sources, but the bulk of it would be from CPA funds, and that would go along with that agreement that says um how it can be expended.
>> I don't know what that was. >> It's just the Hback. >> Is that what it was? with the whistle. >> Oh, okay. >> All right. So, anybody? >> Yes, >> I'm not understanding what the concern is with that language.
>> So, right now, in order to spend funds, it has to go through town meeting to be approved. So, I think that was a concern that once the trust has the money instead of going through town meeting to expend those funds, okay, >> the trust is able to extend it. >> Is it an education thing for the board,
you think? And that's why they're apprehensive. Like if we explain to them, you know, the whole point of the fund is sort of the maneuverability that obviously we don't have to go to town meeting with it. >> So >> is it as simple as sort of educating them is like listen if if town meeting
votes to restrict the funds to X and they go into the fund with that restriction? >> Mhm. >> All it's doing is allowing the money to be spent >> that specific purpose >> for that specific purpose. But obviously not with [clears throat] town meeting looming. Like it
>> if if we vote to I remember one of Shel's things was like DPA assistance mini grants. Like if we allocated $100,000 for 10 $10,000 down payment assistance grants. >> Mhm. >> It makes no sense to say, "Hey, get a house under agreement. Make sure that
it's under agreement until our next town meeting." And you know, we'll see how it goes. >> Right. I think it might be as simple as sort of explaining like hey it the purpose of the trust is >> it will allow that to happen. So yeah, so what you just pointed out, so if we were to look at different language, it doesn't make sense to make it more
cumbersome for a situation like that, especially for anything specific to CPA funds. Maybe if it's someone leaves money to the the trust that's not CPA funds, but I don't know how often that's going to happen since
this fund has been in here since 2005 and the only there's like a small amount of money and nobody knows where it came from. Well, not that it's small, but still it's not it's not a, you know, huge amount of money. But I'm hoping that that's what it is. I'm hoping that
Shelley can give her excellent presentation. They'll ask questions. Uh maybe she'll help dispel any of those hesitencies. I think um you know we should definitely maybe
through the planner um keep an eye on it and have her maybe be the liaison to them as well um to the select board you know through Andrew um regards to uh next steps because I think this
committee agrees that it would be beneficial to the town um and I think the planning board discussed and seem to agree >> [clears throat] >> um to at least apply for um the services
through Mass Housing Partnership. >> I mean that's also with open space. I mean when it comes out of uh land protection and you know we have the first right of purchase but if how do we do it >> you know do we just go to we have to wait so like he's saying through like town meeting I mean you know there's a
lot of >> well so for CPA that's one of the caveats you we can have we can accept an application for open space purpose outside of the the schedule but yes it would be up to the
select board whether or not they want to pursue do that and if they want to um I think >> has nothing to do with open space right >> for the yeah basically but it's but it's a similar sort of process that you're
that's cumbersome for the open space >> like we're here when there was a piece of property little harbor country club came up for sale [clears throat] okay >> and the town wanted to buy it so they called a special town meeting for CPA funds so You can call a special town
meeting to spend funds outside of the >> outside of the 10% we have. Okay. >> Yeah. So, you can you can do that if something came up and they wanted to spend the money. >> Okay. Great. Thank you. >> Learning. [laughter] >> And actually, Lynn, now that you
mentioned it, this board actually we talked about when we were going over rules and rags about tree plantings. Do you have do you happen to know um is does Open Space still have a a native species
list of preferred plantings? >> I don't know. >> Okay. >> Oh, wait a minute. It was Nancy actually that had that I saw >> Gates. I know. I can find out. >> I know Mike Schroeder used to have one, >> but I don't know what has happened since. And I did ask Liz and she didn't know.
>> You know, we're kind of all new. >> Okay. >> So, I can find out. I bet you Joan would know, but if you could and then send it to planning board so that we can incorporate that into our rule, our revised rules and regulations, that'd be good. >> Okay. >> All right. Anybody else have anything?
>> Anybody from CPC? Are we good? You want to you ready to adjourn? >> Motion to adjurnn CPC. Second >> motion and a second. All in favor? >> I. >> All right. And CPC is adjourned at 657.
>> Thank you all for coming. We'll see you next week. Welcome. >> All right. Agenda item number three. We have a public hearing at 7:00. We're almost there. Um, you know what? Let's just take agenda item number six out of order. Do you
want to take the minutes? Did you guys have a chance to review the minutes? >> Yeah, I had no changes. >> Okay. >> Yeah, I I had no issues. >> Any changes? >> I had no issue. But I will say that um I
found it interesting reading through on page four about the reservoir AV ANR and it said he that that he did not anticipate selling and now I see that lot for sale.
So um if nobody has any edits to the minutes would someone like to make a motion to approve >> I make a motion to approve the planning board meeting minutes for Thursday November 20th 2025. Second >> motion and a second. All in favor?
>> I >> I motion carries. Minutes are approved. Um All right. I'm going to just I'm going to start reading this. I figure we'll get to 7:00 then. >> Good to see you. >> Uh we have a public hearing at 7:00.
site plan review accessory dwelling unit ADU for 9 Pantheon Road upon the application for ADU site plan review and approval submitted by David J. Caria >> sorry Carrero >> for a proposed 838 square foot of liable
floor area ADU possible vote and the public notice the Lakeville planning board pursuant to town of Lakeville code bylaws chapter 270 section 270-6.7 C7 will hold a public hearing on Thursday January 8th 2026 at 7 p.m. at
the Lakeville Police Station 323 Bedford Street. The purpose of the public hearing will be to receive information and public comment on the following site plan review, accessory dwelling unit, ADU application. 9 Pantheon Road. The applicant David J. Carrero 3 seeks site
plan review and approval for an accessory dwelling unit ADU. The ADU will be 838 square foot of livable floor area. The application and asserted documents can be viewed in the planning department by appointment. Would someone like to make a motion to open the public
hearing? Uh, I'll move that we uh open the public hearing for nine Pantheon Road. >> Second. >> Motion and a second. All in favor? I >> I >> I and hearing is open and at 7 o'clock. Welcome Jamie. >> Good evening. Jamie Beset, Zena,
Consulting Engineers. For the record, um have an ADU for you tonight. Uh this ADU is located at 9 Pantheon. Uh it's located on the southeast side of Pantheon Road. Um and it's nearer the side towards West Lawn Street if you're looking at it. Um the lot has 70,000 ft
and there's no wetlands on the site. Um or within the um 100 foot uh area surrounding. Um the proposal is for a one-bedroom ADU. Uh we're proposing it on the northeastern portion of the lot.
uh to accommodate the ADU, we're going to be adding a septic tank as Sherman's plan with a an in addition to the existing leeching field and we're going to be utilizing the same well uh running another line over to the ADU unit. And
um as as we're showing, we're proposing a driveway uh separate that will be in front of the ADU. Um overall, the the plan's pretty simple. There's associated grading, there's some tree removal with this. Um, but I think between this stop and the
board of health and then the building department, I think that's about all we need. >> Um, happy to answer any questions that you might have. >> Okay. Does the board have any questions? >> Yes, I do. Um, you show the square footage at 838
and I'm wondering if we have a methodology that that is calculated by because in terms of of every other calculation I've ever done on square footage of a
building, it goes from outside face of studs to outside face of studs and that comes to 925. >> Right. And it does look like they're they're given allowance for closet area or or staircase or something. >> So the ADU regulation actually reads
that the gross gross floor area is from inside wall to inside wall, which I actually checked to make sure. I thought I found that kind of weird, but they actually used the term gross floor area. And in the mass regulation, it says it's from the inside to the inside. That's
why you'll see a lot of the external foundations going over 900 ft. cuz I had the same exact thought as you with many of these. They add up to like 962 square ft >> on the outer uh the outer perimeter. >> Mhm. >> But once you measure the inside and
again we didn't count the inside. This is from the architect. Um he has it right on the front plane. >> Yeah. Yeah. I I I I saw that there and and [cough] [clears throat] >> I believe that's just >> he's he's kind of taking out all the all the interior walls. >> Yes. Well, in my understanding is he
can, but again, that's that part's not my area of expertise, the inside. I'm more of the outside person. >> So, >> yeah. So, I'm I'm you know, wondering if that's >> uh do we have that defined or not? >> So, I think one of our conditions,
Kathy, and correct me if I'm wrong, but I think it just speaks to, you know, may not be over 900 square feet or is there Am I wrong? Um um off the top of my head, I'm not sure if it's that or just individual. So what they're actually
being permanent for. >> Okay. >> And it's not just that. That's state law that it can't be over 900. So Nate would obviously be the check here with code and as a fail safe here. But if if he does find that it's incorrect, then obviously we there would have to be a correction. But I did see in the gross
floor area, they take the inside of wall. >> Okay. Did you have any other questions? >> Uh, no, that was that was that was all I had uh on it quickly and yeah, I think we need to consult with Nate on that.
>> Well, so I think you know planning we can just review it what we review and then leave the inside to him. >> Yeah. All right. >> Um Dan, any >> Nope. I um I this is well laid out for
the ADU from what we've seen just the past few. So um this looks really good. Um I had an initial question about the proposed driveway, but looking at the bigger plan and seeing it, I'm I'm all set with that. So um it seems to be
enough uh enough room and so forth. So yeah, other than that, everything looks good. Donna, did you have any questions? >> No qu Oh, no questions. Just an observation about the existing dwelling in six bedrooms. Is that correct? Six bedrooms. >> That is correct.
And >> Stephanie, did you have anything that you wanted to add? >> I just had a question about the second tank being added to the existing dwelling. Is there issues with the current system? >> No. system is um actually I believe it's about 5 years old and before they'll be
able to obtain a building permit a title 5 inspection will have to be done and the board of health will have had to sign off on the addition of to the field and the uh fact that it passed title 5 >> and then one observation I noticed when reviewing
the driveway for the proposed >> it's listed at 8 ft wide believe it's measuring 18 though might just 8 ft for a driveway seems narrow. >> Um >> I'm not seeing anything that says wide.
>> It says 100 by 8. >> Oh, that's so that's actually a spot rate elevation. >> Oh, okay. >> That's elevation 100.8 at where the X where the X is. So that's a spot grade >> and that's a proposed spot rate.
>> So what's the width of the driveway? Probably 12 feet. >> 12 feet. Okay. >> So, you could technically have two vehicles parked side by each if you need to, right? >> The width >> probably. >> Not really. >> No. Okay. So, you're looking for 18. 16
is a tight for that. 18. >> Yeah. [clears throat] >> Tight squeeze. >> Yeah. And they only >> because you can only have one. >> They only need to provide for one. >> One. Okay. Um, does anyone in the audience have any questions, comments? Would you like to
Are you in a better You want to come up and Did you have any questions? >> One question. >> Yeah. Come on up and just say your name for the record. >> Sharing will clarify. >> Uh, come to the microphone so that Yeah. The only question I have and I'm just
curious for my own curiosity, but um if if ADUs are by right, >> my understanding is the only reason to come here is we're looking for a variance. Is that not true or >> Nope. So it's site plan review. Okay. Which is part of the law that was
passed. So because the reason ADUs are able to be done is because you know came through with the affordable housing package from the state. the town accepted it and now we're just going along with the guidelines that the state has set. >> So, there's nothing that is unusual
about this one that >> uh No, we just got to make sure that everything that we look for is uh taken care of. Um and then we'll we have a a standard set of conditions that we'll go over and like like he said, title five still applies, so they still have to go
through board of health. if there's wetlands within the area. He said there's nothing that's close by, so they don't have to go through conservation. Um and and that's it. >> And is there have to be a recent survey done on the property before? I mean, it's really not next to impacting
somebody else way more, but um I'm just curious. >> There has been one done. Yes, >> recently like within the Yeah, because I haven't seen any markings. >> Sure. >> Yeah. The plans are dated November 19th of 25. Y
>> question in lethville they're allowed to rent it to whoever they want. >> Uh so one of the stipulations is uh oh Kathy the condition do you remember what how the conditions written? >> I don't believe that's one um >> it's not about renting.
>> I don't think so. >> Okay. Just it has to be held under common ownership. >> Right. >> Yeah. >> And does it can't be short-term rentals. It can only be long-term. Um >> or is that not >> tight? >> So I don't think that's distinguished in our conditions. >> No. >> Yeah. >> Okay.
>> But they would be required to follow a landlord >> rules and regulations if they're renting it. >> I'm assuming. >> So yeah, we've we've never had to review an agreement. >> Mostly it's just in-law, you know.
>> I mean, I'm presuming that's the use, but >> Right. >> Just curious if they get any kind of oversight if >> right well so so there's certain guidelines that were sent down by the state that you know we have to adhere to what their guidelines are and I know there's a lot of things that can't be
prohibited >> um and we can't even require certain design guidelines um so I apologize I can't remember off the top of my head but um I don't think there can be limitations to that I think that
is part of the state >> I thought the state law said no short-term rentals but I Maybe I just did a brief perusal when this came up, but >> in Massachusetts, accessory dwelling units are um generally rentable for long-term tenants under the new 2024
affordable homes act. So, but the there's local rules that can restrict short-term rentals. >> So, local we have no local rules is what? So, we've adopted the state
guidelines. We haven't really gone so far as to any >> No, I mean the states pushed us on us. So, it's one of those things where, you know, we're drinking from a fire hose with with ADUs. We are going to have
review of ADUs in the future with >> Yeah. Serpent had some money that we were trying to get to um see if they could help us draft our bylaw, you know, more com comprehensively. We also have a planner now who can also help in that aspect as well. But right now, yeah, we
just adopted the guidelines as as handed down by the state. >> Okay. >> All right. But yeah, so if if the state does put those parameters, then they have to follow those. >> Okay. Thank you. >> I did have a question.
They can't be used as um like a Airbnb, can they? Is there anything in there stating that they cannot be? >> So, I believe we do have I think we have a bylaw. >> We put a bylaw in there about adus and how they're utilized for um what do you
call it? Um >> short-term rental. So, I believe we have a bylaw that speaks to >> overall how rentals. >> Was it ZBA? No, >> I feel as though we've talked about this in the town.
>> When that was the short-term rentals, there was a lot of discussion. I think that was like back in 2018, but nothing was officially adopted. >> They over adopted anything. >> Okay. Cuz I feel like I seen something somewhere. But then, [clears throat] >> so there's nothing really preventing an
ADU from being used as a >> Don't put that out in the universe. >> I'm sorry. popped in my head. >> Well, that's something we can put that on the list. Put on the list of things to address in the future. >> Yeah, cuz who knows?
>> Yeah. >> Thanks. So, anyone else? All right. Um, so I don't have any further questions. I think if we can draw up some the standard set of conditions and
>> and hopefully get that over to Jamie to review and we can approve that at the next meeting. >> Yep. >> Um so would someone like to continue this until January 22nd? >> I make a motion that we continue um the
site plan review for 9 Pantheon Road for future discussion. >> Second. >> All right. Okay, we have a motion and a second. All in favor? >> I >> I. Motion carries. We'll see you. >> See you in two weeks. >> Okay, sounds good. Thanks. >> Have a good night, everybody. >> You too.
>> Agenda item number four, discuss Lakeville Country Club fiscal impact report possible vote. Um we do have >> so madam chair this will be part of a future discussion joint meeting this
particular plan >> right so right before the meeting I was I was informed that the developer wasn't aware that the town was um publicly discussing this um >> although it has been I know it's been posted publicly for a while now and um
they did submit a revised fiscal analysis um >> I believe the town is looking to have peer review done on it um which is you know we have the
developers opinion it'd be great to just um verify that all those numbers match what the actual is >> okay >> so I don't want to dig too deep into it, but >> so far it's it is showing that um the
project will have a positive fiscal impact. >> Uh the benefit to cost ratio ranges from 3.8 to 4.5, meaning that for each dollar of general fund expenditures directly related to the project results in an
additional revenue of $3.80 to $4.50. So the average revenue cost approach is projected at just over 2.3 million and the marginal incremental approach is at uh 2.1
million. So like I said, the town's going to dig in and do a pair review. I guess we'll wait and see how that comes back and how how different it might be [clears throat] and we'll maybe discuss it further. We
will um also be um discussing further hopefully on January 20th. The date isn't completely confirmed but that's the date that I have tenatively right now. Yeah, that was only that was only discussed this
morning [snorts] and and the the plan right now is to try to have a meeting every two weeks uh like like we did this morning. >> Okay. Um so even though it says passable vote, I don't think we're going to take a vote on that. Um unless anybody does anyone
have any specific questions when you re when you reviewed it? Do you have any questions, comments, concerns that you want to point out at this time? >> No. Okay. I want to say I can I I can kind of bring up the the the two questions that I had for them. Uh you
know, one was uh there's nothing regarding schools in here. Uh because they say it's it's over 55, >> right? >> And uh uh I mentioned that you know in on a in a 40B when you've got a comprehensive permit uh for a over 55
unit that gets rolled into that permit. So in the future if uh somebody moves in kids or whatnot uh the building commissioner has enforcement powers on that. So I I I mentioned that
>> in the meeting uh uh this morning. Uh the other the other thing was was about uh uh I I questioned and and I I I wasn't uh I wasn't being, you know, obstructive about it or
anything. I I I I have noticed that like where I live, you know, people that were in their late 50s, 60s moved in 15, 20 years ago and now they're all much older. So in
terms of of EMS runs and all, there are more. >> Yeah. >> Um so at at some point I asked, you know, they were kind of using average numbers and it's kind of okay. Is it average for when this thing is brand new or is it average for a little later on
when the when the population is aged? >> Right. I'm sure that's very hard to track, you know, cuz cuz somebody could be, >> you know, spry like Sue [laughter] or like me. No, just I'm just [laughter] >> And and I me I mentioned that it was
hard that it was certainly a hard number to come up with. >> Yeah. But, you know, to to kind of take a >> but you can be a healthy 70, you know, or like a sickly 40, you know, so I don't think >> that too. But I mean, I I just just from noticing from 5 years of living in
Learon, >> we're getting more and more uh ambulance runs now because the population is older. >> So, I think they did try to capture that with the fire department. So, I think that's something when they review it, they'll have to just make sure that the town numbers coincide with
>> and and and as far as the education number, uh, one of the questions, and it wasn't necessarily even directly related to the education number, but I asked, uh, if from their projects in in Halifax and Plymouth, uh, do they have numbers
on, uh, how many people from those towns actually moved into those developments? >> Right. And I think they spoke to that >> and and he he he says yes, I have those numbers. I don't think he had them in there just yet. >> I think he said that >> I think he put hard numbers in
>> he said they were available but that he'd have to do that in the next iteration. >> Well, yeah, he he's he's got them and I and and he just kind of expressed that yeah, I'll I'll I'll share those numbers with you. You know, I I think there are numbers that he probably just has in his
almost in his back pocket, >> but when he when he mentioned education on that page, he just kind of said, "Yeah, there aren't there aren't any." and and his explanation was that uh it doesn't matter whether whether people
are moving to this development or moving out of town, >> their houses will still be bought by most likely people with kids and that's >> nothing to do with their project really. >> Um >> Right. >> So
>> yeah, that's what it says right here. >> Yeah, that's that's that's >> and the education costs. Yeah. So, >> and and I and I kind of agree with that. You know, you should say you should read it and think about it and and it's it's most likely correct.
>> Yeah. It just says that it'll attract seniors from throughout the southeast Mass region, not Lake Not just Lakeville. >> Yeah. Well, so one of the thing one thing that I think as a plannable we we just have to make sure in the development
agreement it speaks to any conditions put on it through site plan review have to be adhered to and one of our conditions is that we review the HOA agreement and have town council review it. So I think that should capture that that portion >> that over 55 thing. Yes. >> Exactly. So if it's going to be 55, we
want to just review that HOA, make sure that going forward they're not going to be it's not poorly written like a mixed use >> like like Yeah. [laughter] uh bylaw is that you know so >> the senior overlay >> so that it says you know every
>> every time that those are sold again that there's a >> d rider perpetu you know >> you know they're in agreement that that something like that has to be done and I was just >> kind of using >> my experience that you know because
because in lever we have one family of kids and the HOA has been trying to move them But they're doing a very soft >> touch about it. And uh Nate Darling actually has police power to go in and
>> and get them out. I mean, he can go to court and >> Yeah. >> and and enforce that. And I think that's kind of what you want to have happen in this instance that prevents >> right >> that. >> Yeah. So that Yeah. That's definitely something that would be not in the fiscal impact but in a development
agreement. >> Right. Right. So, um, >> the only other thing, Madam Chair, I'd bring up about this is while this is all great and everything, I mean, this project's pretty much dead in the water unless they have water access with and
that needs to be I in my mind that needs to be agreed upon for allocation. I mean, I know that involves the select board and everybody, but >> I mean, we're pretty much capped. Yeah, that was touched upon. >> Yeah.
>> Uh during the meeting, but uh just kind of set aside to discuss a little a little later. But I I agree both both in terms of our water allocation and >> Well, we don't water allocate. It's the select board, right? So the sele
and I know that the the select board would have you know to come to some sort of agreement with Tom if they need more. So like that would be something [clears throat] that they'd have to work out. Okay. >> You know through the town administrator but I mean as far as you know planning board you know anything zoning related
that you know we want to make sure is in that development agreement. I >> Well this development agreement you're going to have to have something about new waterline. >> Yeah. And who pays for that? >> Absolutely. And I I believe it's in the draft, but >> yeah,
>> I think we'll get into that further. Okay. Yes. >> During the >> I mean, for this type of project, the location where it's located, I mean, this has been one of the better proposals that we've received, especially from this developer,
>> right? >> Um, so I would like to see this happen. Um, I just don't want to be spinning our wheels if there's an water issue, >> right? And I would hope that if that was like a hard no that we would have heard
that already, you know, when they first presented when we had that last joint meeting with the Slack board. >> Okay. >> Yeah. I mean, I got a question that I mean, it's related to this project, but not uh
uh I mean, perhaps down the the road. Is the the water tower that's in the the industrial park, >> is that Tauntton water? >> Yeah, we >> I thought there was some part in town that is actually Middleboro water. >> That I do not know the background on it
unless Kathy does. the water tower that across the street from the old towbits. >> Yeah. No, I don't know what that one is. Um I just know that >> and I think it's just for that area. I I don't know if that water feeds into 79 at all. I don't know. Or if that's
just for the industrial park. >> Yeah, I believe it's just for the industrial park. But >> it's it's you know, do we have Middleboro water anywhere in town? I I thought >> just a little bit on 105. Yeah. It's going up. >> Okay.
>> 105. Going into town. >> Yeah. Coming into town from Middle >> because I think [snorts] Commercial Drive is Middleboro, right? Water. That development right there. >> You could be right. Yeah. Yeah. >> But it only goes I I forget if it only
goes so far up to the I think it's either before the funeral home or I I think it only goes so far. >> Well, I think the the hospital project was going to Yeah, the the water out in front of the hospital is on that line. >> And I know it's not necessarily part of
what we're discussing, but it's >> No, it's been a question that's that's uh >> All right, let's get back on track. >> Let's get back. >> Are we done with the fiscal impact? I'm >> Donald. >> I just wanted to point out too like we need to keep in mind that note on the very last slide.
>> Yeah. that um a fiscal impact represents an increase in the general fund which will provide the town upon completion of the project which it's slated to be 7 to 10 years. >> Yes. >> 10. >> So just something to keep in mind when we're looking at the numbers to
>> right the realize that right away that that amount correct. >> Yes. I mean, it's it's funny that it's a it's a snapshot, >> but it's also kind of projecting forward to 10 years out, >> right? >> Okay. That's after the final phase of
[clears throat] completion, right? Yeah. >> Yeah. >> Okay. >> All right. So, is are we good on that? >> Yep. >> All right. We have number five. Review the following zoning board of appeals petition. A Turner 11 School Street. Um, and
before we go into this, I just want to say we did get a email from the zoning enforcement officer. Um, you know, just asking us make sure that we don't make any zoning determination. No public comment and limited discussion. So, I'll just say that before we discuss this. Um, in our packet, we do have
a copy of a zoning board of appeals petition for a hearing. Um, it sounds as though they are looking to appeal the zoning enforcement officer's determination
and they're looking to go through the zoning board of appeals. So, I know I've never commented on one of these. Do you remember, Kathy, if planning board has ever commented on? >> No, I think there was only been like two and there was no comment.
>> Okay. And we don't typically um comment on >> we don't >> residential. >> No >> anyways. >> Y >> So >> So I mean we should just make a motion. No comment. >> Yeah. Let the zoning board do what they
do. And if you want to make a motion of no comment. >> Yeah. Um I make a motion that um the planning board provides a no comment on 11 school street likeville. Second >> motion and a second. All in favor? >> I I
>> I. >> All right. Agenda item number seven, administrative update, possible vote on any item listed below. We have 19 Main Street release balance and peerreview 53G account. Um, so we have looks like the print out
of what's left in the account. Kathy, do you want to speak to this one? >> Uh, yeah. just the applicant for this project has requested that those funds be released. >> Okay. And and now it's because she's selling the property or >> uh she just asked that they be released.
So, >> all right. So, I guess it's not moving forward then. And do we have my my only question or concern was um the pro so like the way that we have it conditioned if someone else were to come
along and pick it up they would thenelves have to establish another 53g >> so right in that person's name applicant's name [clears throat] but it's my understanding that that conditions though that approval is
attached to that property so if they went forward with the same project. It's this it's that approval. >> Yes. So they can pick up right where they left off basically. Okay. So, as long as we're not left open by releasing it and is the conditional was good, then
>> are are there any are there any things in the conditions relative to the holding of money for kind of future review or or >> so that's so that's the thing I she's
not moving forward. >> Yeah, but if she's not moving forward but somebody else buys it and moves forward with >> Yep. That was my question to Kathy just now. So, okay. So, if someone else comes along, then they'll have to establish it in that name. >> Okay.
>> So, yeah. So, it should be we should be covered. >> All right. >> Yep. So, as long as there's no concern with that, do you see any >> It says the applicant. So I guess that would just be my concern is is it you
know can you then pursue that the next in theory if it's the next owner or the next developer to pick up where they left off. It's the applicant because it's a performance guarantee the amount no less than $10,000 per acre disturbed.
And then item six is also the applicant shall submit the check in the amount of 5,000 to be held in a 53G account. >> Yeah. What? So that would be the applicant for so what would they have to they would have to reapply
>> pick up I believe on both of those I would be cons you know both of those items to ensure that the performance guarantee is completion of all required fixtures apparatuses amenities and improvements including but not limited to landscaping drainage storm water
system pavement installation striping ADA compliance and asbuilt plants it's actually two components that whoever picks up this project where it left off would have to be required to do, >> right?
>> But would they be in a position where they could just pick it up and wouldn't have to ever come see us? >> Well, the conditions run with the land is what Kathy said. So if somebody buys it, so now that >> Yeah. No, I mean the conditions are there >> and they can work forward from the
conditions, but the money on performance bond, >> you know, how how would what vehicle do we have to go back and say, "Hey, you got to come in and see us and >> Right." Exactly. So, is that something that we have to ask town council? >> I would ask town council
>> before we release that >> because just to get clarification and verification on it to make sure >> and and that there's no stipulations. >> I mean, and she's reviewed all these conditions and these are our standard set of conditions. So, I would hope that
that is covered >> in this. >> Yeah, we just have to they would just have to kind of review the the performance bond uh relative to if there's a new buyer and and we've given the money back.
>> Yeah. So, so Kathy, would you um actually, so I guess I don't know if you would want to reach out to Amy or should I have Stephanie reach out to Amy? >> Stephanie should do it. >> Okay. Um so will you reach out to Amy? Um and just ask that the board wanted to
make sure that if we release this and a future owner would also have to, you know, be held to these requirements. >> Okay. that way before and we'll put it on for the next meeting. >> Yeah. >> Okay. In in theory,
who whomever the developer is, if they'd have to pick up with this site plan project specifically, >> they want to change anything about it, they'd have to start >> fresh applications. So really, this is >> somebody wanting to pick up with this exact project, >> right? Um, I just wanted to point it out
there that there were two components that held value in terms of the discussion is to release the 53G account, but there's another component that whomever develops this project specifically to what was approved on the site plan, >> right? >> Has to be, you know, pick up where it
was left off, >> right? >> So, we want to [clears throat] make sure that whoever that is, that's the conditions still apply. >> Okay. So, >> yeah. And that and and that they pay the performance bond >> because it just it's it's crazy to me
that they went through all [cough] review and now [clears throat] >> they're not moving [laughter] forward after >> this was the one in between. >> And I know that people have sold permitted projects too, right? >> So, you can sell a permitted project and have somebody else come and and [snorts]
now it's permitted and you can just go at it. So, I just want to make sure that the language is in there that covers us. And hopefully since she reviewed the language, it's it's all good to go.
>> So, you want a motion that we uh get a uh recommendation from town council? >> Yes. um for uh for our next meeting. >> Uh well, yeah, for 19 Main Street for the request.
>> Yes, for 19. Yes. >> Second. >> All right. Motion in a second. All in favor? >> I I >> And I hate to have to delay her. I know she's probably looking to move forward with whatever she's doing, but at least um if we can just
>> make sure there's no loophole that we're not that we're >> you knowing. All right. Agenda item. Oh, the next one under seven, storm water management bylaw update. Um Kathy, I know you spoke
to Nancy. I did talk to Nancy. She said um conservation has it has the bylaw. They did have some questions. They were going to go over it more in depth next Tuesday. So I asked her to get it any questions to us as soon as possible. She
also said that we might they might if they have a lot of questions they might request a joint meeting. So >> um yep hopefully they don't have too many questions and we can tie it up. Um cuz that's one that we'd like for
spring. Warren opens in March, closes in March. So between, you know, right now we're already halfway [clears throat] through January. So that only leaves us a month and a half to make sure that it's all tied up, especially if they want a joint meeting. Sometimes it's harder to plan those the larger boards
and committees. So um is that the only up that's the only thing we're waiting on for that, right? >> For them. Oh, and actually [snorts] now that I just think of it for the um the ADU, nobody
commented on the ADU, huh? We didn't get anything back from >> No. >> Okay. So, nobody else has any updates for or edits for storm water. Everybody else has received it. Do you know if it did you send it out or? Uh, I figured get
the edits from Concom and then I was going to send it out to board of health and um, select board. >> Okay. Um, open space residential development bylaw. Do we have anything? >> So, this got overlooked. I there was
supposed to be edits made to the MOA. >> So, I did do that and added in the new contacts. Um, and they said that they would probably have to adjust the time frame cuz it was supposed to go from December to March, the end of March. So,
you know, it's a month. I just recommended if they could just extend it by one month. So, I'm just waiting to hear back from Michelle. >> Okay. Do you think so? Like the timeline now we're looking at like April? >> Yeah, the end of April. >> So, and that's for like the draft or
what is that? >> I think that's I think that's for the whole project, >> the finish. Yeah, um but >> originally it was from December to um the end of March. >> Okay. So, we'd probably need a placeholder and hope that we get
everything in time when the warrants reviewed. >> Yeah. >> Yeah, that one that one might be tough now. >> Okay. [snorts] Well, if you want to help them, you can push them along. We got Stephanie too to stay
on make sure like see if you know even if you want to just offer your assistance to say is there anything that you need from me and um so she knows Taylor she's worked with Taylor from Serp. Do you want to make introductions to that team as well? I know you were
going to add her to the um that contact list. >> Yep. Yeah. >> Maybe just like to try to help move things along. >> Y >> Hi, this is Stephanie. Yeah, because I have to reach out to her to see if they're going to be coming in for the next meeting, >> right? Yeah, that Yep, that's right.
They were supposed to come back in the end of this month. >> Okay. Yeah. So, that way we can try to move it along. There was only two small components that we were looking for them to really edit. >> So, and it was that senior and um senior
or affordable component to add to it. And we had asked for feedback as to whether they recommended it as over the whole town or just, you know, like over residential or just for areas over a certain acreage. Like that was what we
had wanted some feedback from them. >> But other than that, because we had worked with water health, we had worked with conservation, we kind of got it to a point where people felt good about where it was finally in town, I think. and except for those items. So, well,
it's looking like it might not make it to spring, though, unless you can work some magic. [laughter] >> All right. Um, the next one's committee liaison updates. I know David, you kind of already >> Yeah, I kind of filled you in on on what we did there.
>> [cough] >> I I I think the only other thing maybe not said out out loud in [snorts] the meeting is that we're going to be scheduling meetings every two weeks >> now for the next uh and and they're
going to try to have a a zoning overlay proposal for us like within the next 10 days. >> Okay, good. Yeah. So, as soon as you get that, send it out to everybody >> so we can all um see that because that's what I I'm very curious to see where
they're trying to put it, especially when I mentioned from those minutes that >> those parcels we were told were going to stay there, aren't, you know, aren't necessarily going to stay there. So, I want to see where those bounds are. >> And sorry to interrupt um through you,
Madam Chair. So David, the um the proposals coming from Thorndikeke for the language, the overlay >> zoning language. >> Yes. >> And are they emulating what they did for previous projects like Hansen I think was one of them
>> where they I was it Hansen that they did that Kingston maybe >> Halifax. >> Halifax. >> Halifax. Okay. >> Halifax. >> Right. >> Yeah. I I I'm I'm sure that's kind of be the basis >> of of where they start. >> Y
>> um and you know they they got the message in an earlier meeting that uh that we don't want any sort of uh uh district that's not defined by >> geographic parameters. Yep. >> Allah >> Well, I I don't think it should be meets
and bounds. It should be >> well parcel blot and law. >> Yeah. What what I was getting at was so it wasn't another warehouse on the hospital side. >> Well, they're going to need to do a map as well. So, it's not we need more than just the boundaries here. We need a map
>> just like so at the last minute pl we were told that we had to have a map for that um small industrial change on Route 44. So, I even had to like last second reach out to Serbed and get that map. So, they have to get a map too. Okay.
>> Yeah. So, not just the parcels, show it on a map, have that all ready. >> Yeah. >> Yeah. That was that was kind of the the end of it. Um and all and probably the most important thing that came out of that was the the uh uh desire to have a
peer review done >> on the fiscal >> on the Yeah. >> Okay. [snorts] So, so they're gonna I think both Andrew and and Thornike is going to be looking for somebody to do a peer review, >> which is good. >> Yep. >> Okay.
>> All right. Uh, next meeting will be January 22nd, 2026 here at the Lakeville Police Station at 6:30 p.m. Uh, any other business? >> Nope.
I will just ask that um we come with any [cough] suggestions for the development agreement. So I assume we're going to um plan a joint meeting with the select board tentatively on January 20th. I'm it's not confirmed yet, but that's the tentative
>> say save the save the date. So um but come for planning board members come with your come with your checklist on come with your suggestions for the um development agreement so we have that uh ready to discuss
um oh and other than that I know you sat in in a meeting but we don't have a applicant application yet right so if that comes in we'll just have that on our next meeting
>> the technical review committee. Yes. >> Yes. Okay. >> Yep. So, the outcome of that was there's concerns with the wetland. They're touching a corner of the building and expansion and need for um currently the proposal would require a retaining wall
>> to then meet building height requirements, but that next step would be a site plan review application. >> Okay. >> To move forward. >> All right. Very good. Anybody else? Are we good to adjourn?
>> Uh I make a motion to adjurnn. >> Second. >> Motion and a second. All in favor? >> I >> meeting is adjourned.