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HomeMy WebLinkAbout10-26-2026 Planning Board Draft Mins (2) 1 Board Members Stephen Robichaud, Chair Tim O’Neill, Vice Chair Matthew Teague, Clerk Mary Barry Michael Mecenas Raymond Sexton Catherine Finkenstaedt Town Council Liaison - Betty Ludtke Planning & Development Dept. Staff Support James Kupfer, AICP, Director Kyle Pedicini, Assistant Director - kyle.pedicini@barnstable.gov Karen Pina – Principal Assistant - karen.pina@barnstable.gov Town of Barnstable PLANNING BOARD Minutes October 26, 2026 Stephen Robichaud – Chairman Present Tim O’Neill – Vice Chair Present Matthew Teague – Clerk Present Mary Barry Present Michael Mecenas Present Raymond Sexton Present Catherine Finkenstaedt Present Also in attendance were Planning & Development Staff; Kyle Pedicini, Assistant Director, and Karen Pina, Principal Assistant The Planning Board’s Public Hearing will be held at 7:00 p.m. by remote participation methods do to the Town Hall’s elevator repair and in compliance per the American Disabilities Act in the Commonwealth of Massachusetts. Alternative public access to this meeting shall be provided in the following manner: 1. Notice of Recording - The meeting will be televised live via Xfinity Channel 8 or high definition Channel 1072. It may also be accessed via the Government Access Channel live stream on the Town of Barnstable’s website: https://barnstable.cablecast.tv/internetchannel/watch-watch-now - The Chair must inquire whether anyone else is taping this meeting and to please make their presence known. 2. Real-time access to the Planning Board meeting is available utilizing the Zoom link or telephone number and Meeting ID provided below. Public comment can be addressed to the Planning Board by utilizing the Zoom link or telephone number and Meeting ID provided below: Link: https://townofbarnstable-us.zoom.us/j/83523116783 Meeting ID: 835 2311 6783 Phone: 888 475 4499 US Toll-free Join instructions: https://townofbarnstable- us.zoom.us/meetings/83523116783/invitations?signature=LP0JBcEhkKEtNJHkiI2RpPWkrS2uDNE0VCAxyZ5nK 2U 3. Applicants, their representatives and individuals required or entitled to appear before the Planning Board may appear remotely and may participate through the link or telephone number provided above. Documentary exhibits and/or visual presentations should be submitted in advance of the meeting so that they may be displayed for remote public access viewing. Town of Barnstable www.barnstable.gov/PlanningBoard 2 Call to Order Introduction of Board Members Planning Board Chair Public Comment Statement General Public Comment - None Subdivisions (Public Hearing) Gladstone LP has submitted a Definitive Subdivision application for approval for 32 Pleasant Hill Lane, Hyannis Ma – Plan entitled “Definitive Plan of Land, 32 Pleasant Hill Lane Hyannis, MA” prepared for Gladstone LP, dated September 30, 2026 Chair Stephen Robichaud entertains a motion to open the public hearing, moved by Matt Teague, seconded by Mary Barry, Roll Call Vote; Tim O’Neill - aye Michael Mecenas - aye Catherine Finkenstaedt - aye Mary Barry - aye Matt Teague – aye Stephen Robichaud - aye Kyle Pediciani gives an update. Review of preliminary subdivision on May 11th. Board voted 5 to 1 to deny. Didn’t want to support with the waives presented. Now the original waiver has been removed but 4 other waivers. Ninety days after application received in order to get done. The voting would be four (4) to approve. Ray Sexton is in attendance - Zoom meeting now. Dan Ojala in attendance. Downcape Engineering. Gives an update/review. Waiver – 350 ft. of site distance, doesn’t quite meet this regulation. Did eliminate the waiver for a T. Staff report noted an ancient rule for test borings. They did 3 and tested perk for 2 areas. No variations across the site. If any concerns we could do more borings if need to continue. Identical footprint for two buildings. Other waivers – tree map and if need a lot of clearing, we are preserving majority of the site. Area cleared, was a cranberry bog there previously. We would have to take down a few trees. Site distance, technicality. Soil borings, three done now. Divides lot into 2. Went with minor B, except for the three minor submitted. Chair Stephen Robichaud, split land into two buildable lots, wetland vs upland? Dan Ojala, lot has good amount of upland, delineated and line was determined by request for determination. Done and there is an intermittent stream. Sand and gravel aquifer. Road is much higher. 50 ft. buffer to this wetland. RDA no. 24388824, would give a few years extension. Wetland is well protected. Plan shown. Chair Stephen Robichaud reviews. Points out the lots. Separation between the wetland and the upland. Chair Stephen Robichaud reads in the waivers. See letter from Dan Ojala dated October 21, 2026. Comments on the waivers. The wetland waivers. Would want official correspondence from other departments, conservation, DPW etc. hesitant on waivers relating to the trees. Tim O’Neill, same concerns on the waiver for 350 ft. site distance. Would like to hear what other departments have to say/comment and concerns for this, DPW town engineer. Catherine, thinks sensitive area, tree clearance from the 1950’s doesn’t really give 3 Mary Barry thinks this area is sensitive, the density will affect the wetlands and the neighborhood, and with traffic. Not in the best interest of the public. Matt Teague, the plan submitted – Staff Report refers to the Downtown Neighborhood (DN) district, correct these. Would like to see other departments input for this. Concerns with wetlands. Ray Sexton, waivers – tree plan, not necessary. Need other Departments to weigh in on this. It is the right of the property owner to develop his property. Most of waivers are reasonable. We don’t have enough info to make an informed decision. Waste treatment on site provision, nothing on either plan. Hooked into Town or stand alone septic? Chair Stephen Robichaud, what zone is this parcel and what is the potential to make larger? Kyle Pedicini, max of 4 units could be done. Applicant did state this is for freezing rights. Chair Stephen Robichaud - public comment instructions. Three minutes. Public Comment John Richmond – against any waivers for this project. Conservation Commission accepted that the stream is intermittent. DPW installed sewer pump, water 4 ft. down. Continued to drain the larger pond behind the HYCC. Eric Schwabb. Currently there is an admin appeal pending. Appeal questions the 50 ft. delineation and the RDA. Some questions if need 50 or 200 ft. buffer. Tree map is probably necessary. Stream and area has renewed itself and would like to save as many trees as possible. No waiver on tree map. Ask to complete the borings and share information with hydrologist, Cape Cod Commission hydrologist. Larry Morin. None of the Conservation Commission went to the property. Not intermittent stream, has been perennial. This property has been neglected. All damaged when de-watering occurred. This property shouldn’t be developed at all. North of all there are some small properties. The RDA was done in 2000 and without any further review – not accurate. Zoning change could affect the property owner. Using this filing to salvage a retro zoning to his advantage. Need other boards and departments to look into this more thoroughly. Marshall Lopes Pogue. Not better for the community. Conservation was overlooked and done by a mosquito expert. Maria Reid. Lives on Aunt Betty’s Pond. There has never been a really low level to that pond. Some of wildlife being pushed out, water level being pushed out. Very sensitive site. This has been perennial forever according to state. The wildlife is coming out of the woods because lack of water. No waivers for trees. Couldn’t imagine putting a septic there. Maybe put a house or two, but not another apartment building. Traffic concerns, congestion. Jeff Daluz. Concerned about the area. Water levels being destroyed and trees being cut down. Don’t understand how can be a Downtown area. Residential and commercial are not to be mixed together. 4 story buildings. Concerns with cutting down trees. Took out 10 million gallons of water. All wildlife disappeared. Some people did come from Town Council and changed their minds and saw how it looks here. Traffic concerns. Highly sensitive area. 4 Town Councilor Betty Ludtke. Sensitive area. Conservation land, not friendly for building. The size of the proposed cul de sac is concerning. Concerns with transitions. The applicant is the biggest property owner in the Town of Barnstable. No waivers for this. Town Councilor Lisa Daluz. Sensitive area. Wildlife in the area. River otters in Betty’s Pond. Mosquito control meeting. This is perennial and It never goes dry. This proposed development would sit on top of us. Scale it down and put a few single family homes down closer to the road. Concerns with trees being cut down. Illegal de watering of this stream behind my house. No waivers. End of public comment. Tim O’Neill, the site has a lot of history – our purview, we need to keep in mind. We look at how a subdivision happens and road layouts. Michael Mecenas, thanks the public for speaking. Catherine Finkenstaedt, appreciates all commentary. Mary Barry, thanks all. Matt Teague, looking for other departments commentary, specifically sewer expansion. Stream to be determined intermittent and the rivers act. Even 200 ft. buffer does not preclude development of the lot. Very sensitive. Need in depth study and soil borings. Ray Sexton, need more date points from various departments to make informed decisions. Thinks sensitive politically as well. Owner needs to develop it responsibly. Respects everyone’s opinion. Access and egress and safe. Waste concerns. Dan Ojala. Need to hear from other departments. Septic v sewer would depend on the density. Site would only support a few units. Sewer is great expense per unit. We could hook others up and hook into sewer, density supports that. Ask engineering about other soil tests. Doesn’t think necessary. Can do less tree cut down. We are clearing to a 50 ft. down to the wetland, completely undisturbed. Can re vegetate amongst the buildings. Have walked into the wetland, people/staff have looked at this. It’s much needed affordable housing. Not clearing down to the wetland. Applicant has owned for 30 years. New tree map and re look waivers. Ray Sexton directs to Dan Ojala, what is the scale of the proposed development? Dan Ojala, 2 lot division. Can only look at what’s on the ground now. Newer zoning would allow 2 two family. Ray Sexton, 10 percent of affordable housing isn’t enough. Height, units, what can be supported on the site. Dan Ojala, we are fully complying with every regulation. Parking may come to this board and/or maybe a 40B. Tim O’Neill, clarifies, subject to DN zoning currently or in limbo? Kyle Pedicini, DN would allow up to 4 units. Tim O’Neill, proposed cul de sac - where would primary footage be? 5 Dan Ojala, off the cul de sac – T could be put back into the application. Just a straight zoning. Filed a preliminary previous, site distance waiver. Code minimum cul de sac. We can add a no access easement if would like. No multiple curb cuts. Tim O’Neill, confirms would review the application, the other departments, engineering review. Kyle Pedicini, yes. Chair Stephen Robichaud, will keep public comment open. He will not be at Nov. 9th meeting. Would maybe like the Nov. 23rd meeting. Kyle Pedicini recommends provide to applicant what changes looking for and no waivers and guidance from Board. Dan Ojala, we could also do an extension to move it out longer. Ray Sexton – don’t see fit to grant waivers until further information. Chair Stephen Robichaud, 3 waivers related to trees and soil. Motion made by Mary Barry to continue the Definitive Subdivision at 32 Pleasant Hill Lane to November 23, 2026, at 7 p.m., looking to receive all input from all stakeholders within the town/and departments, second by Ray Sexton, Roll Call Vote; Tim O’Neill - aye Michael Mecenas - aye Catherine Finkenstaedt - aye Mary Barry - aye Matt Teague - aye Ray Sexton - aye Stephen Robichaud - aye General Correspondence Chapter 91 Notice – 165 Marquand Drive, Marstons Mills River – Cawley – maintenance of pile and pier Chapter 91 Notice – 1031 West Main St., Long Pond – Sverdlin – stairs, dock and remove invasive species Staff Updates - None Zoning Subcommittee Updates - No updates Matters Not Reasonably Anticipated by the Chair Approval of Minutes September 28, 2026 Draft Minutes Chair Stephen Robichaud entertains a motion to approve, moved by Mary Barry, seconded by Michael Mecenas, Roll Call Vote; Tim O’Neill - aye Michael Mecenas - aye Catherine Finkenstaedt - aye Mary Barry - aye Matt Teague - aye 6 Ray Sexton - aye Stephen Robichaud - aye Future Meetings: November 9, 2026 and November 23, 2026 (remote meetings) Adjournment Motion made by Stephen Robichaud to adjourn, seconded by Mary Barry, Roll Call Vote; Tim O’Neill - aye Mary Barry - aye Michael Mecenas - aye Catherine Finkenstaedt - aye Matt Teague - aye Ray Sexton - aye Stephen Robichaud - aye The meeting adjourned at 8:30 p.m. Respectfully Submitted, Karen Pina, Principal Assistant, Planning & Development Further detail may be obtained by viewing the video via Channel 18 on demand at http://www.town.barnstable.gov