The proposed Randall Lane solar array had not one, not two, but three public hearing moving parts scheduled to begin at 7:30 pm. After handling several agenda items, others were moved up to fill in available time before the advertised public hearing began. The resultant delay in the public hearing was 30 minutes, and once it was reopened, the board and applicants found the remaining 1.5 hours insufficient for the number of questions raised.
Part one of the public hearing of applicant Randall Lane, LLC’s plans was to determine if provisions of the Mattapoisett Zoning Bylaw Article 8, Regulation of Activity in a Flood Hazard Area, were being adhered to in the plan of record. Previously, the southwest corner of the acreage planned for solar development was within a FEMA designated floor plain, part of the Mattapoisett River Valley.
Eric Las of Beals and Thomas, Inc., the applicant’s engineering partner, said that the solar field has been reduced from 7.5 megawatts to 7.4, leaving just a small, fenced area still within the FEMA floor plain. Planning Board member Karen Field voiced her concern regarding heavy storm events and potential flooding from the river. Las pointed out that between the 2012 FEMA maps and the 2020 updated maps, no noticeable changes in the flood plain had been found.
Member Janice Robbins discussed the need for a checklist from the applicant, a permitting checklist to ensure that all regulations and associated permits were being addressed for work within a flood plain. She also asked for independent verification of all matters relating to the flood plain. After further discussion and no further questions being presented by the board, Chairman Tom Tucker closed discussion on the topic.
Next up was a request for issuance of an ANR (approval not required); this topic would consume the balance of the evening’s meeting.
The plan calls for the subdivision of the massive acreage into four lots with frontage on Randall Lane to meet zoning requirements for land development. But the road in question, Randall Lane, became a major sticking point in the discussions.
Attorney Gregory Sampson, representing the applicant, said the roadway is an existing traveled way and, if deemed suitable for the proposed use and acceptable to the fire department, should be acceptable for the subdivision plan. He said that the subdivision permit language would include that the lots would solely be for solar development, not residential development, and that use of the road for said solar activity would be minimal after construction.
Las stated that in most projects in which he has worked, a 16-foot roadway has been permitted. Field considered that width to be inadequate for emergency vehicles, but Tucker said in his conversation with Fire Chief Andrew Murray that the latter confirmed 16 feet width as acceptable.
Robbins was uncomfortable with granting an ANR restricted to solar use during its 20-year lifespan, saying, “I’ve never seen this done before.” She said it wasn’t a normal subdivision and therefore town counsel should be involved. “Can we limit use to just solar? When the solar ends, can we enforce the restriction?”
Robbins questioned what would prevent another type of use. “The applicant is asking us to permit a narrow gravel road. The issue is the quality of the road. Shouldn’t it be the same type of roadway we’d want in another subdivision? I’ve never seen that. How is it enforceable?” she asked.
Sampson responded that in the ANR handbook such subdivisions are permissible. Las said that in the past his firm had been forced to make bigger roadways on projects, but the disruption to the landscape was great.
Abutter Chris Brockwell asked how long the construction cycle would take; Las said approximately four months. Brockwell also voiced concerns over the roadway, saying of the project, “This isn’t a positive, it’s a negative.” He said that two-way traffic was impossible on the lane. Veronica Brockwell pleaded for someone to hear their concerns. “Please hear us, we live here. There are people making decisions, but they don’t live here,” she said.
The Brockwells said there were concerns over traffic on the lane, especially given that they own a horseback riding stable and give lessons and need to use the lane for the transport of live animals.
Las said that during construction, the largest construction-related vehicle would be 33 feet long and that the stone bridge, lauded for it historical significance since the beginning of the application, would not be used to transport materials to the construction site. Tucker said that one of the conditions that will be imposed on the project, if permitted, would be a traffic officer at the entrance of Randall Lane during construction hours.
Bill Madden of G.A.F. Engineering, representing the Brockwells, asked the board to consider if “the road is suitable, width-grade construction.” The current condition of the lane needs to be documented, he stated.
The ANR was continued until October 4 and extended until October 26. Considering the late hour, the third part of hearing, site plan review, was continued until October 4 and extended until October 26.
Earlier in the evening, the board accepted a planting plan for property located along Old Crystal Springs Road for applicant Ryan Correia. The board also approved an ANR plan submitted by Ned’s Point Nest, LLC managed by Hilary Prouty.
Snowfield Estates, represented by John Mathieu for a covenant release, was continued until October 4 pending verification by peer consultant SITEC that 16 outstanding items have been completed.
Also, Scott Snow came before the board to discuss release of one or more lots in the Eldridge Estates subdivision off Prospect Street. He said the roadway has been completed and that the project was 95-percent complete. The board requested a written easement agreement with an abutting landowner for the placement of private utility poles and an updated site plan. The hearing was continued to October 4.
The next meeting of the Mattapoisett Planning Board is scheduled for Monday, October 4, at 7:00 pm at a location to be announced.
Mattapoisett Planning Board
By Marilou Newell