New Mixed Use Complex Planned

Todd Rodrigues’ application for an amendment to a site plan previously approved was an opportunity to showcase his plans at the March 21 meeting of the Mattapoisett Planning Board.

Rodrigues’ original plan was for the construction of two generic looking two-story buildings with parking between the two structures at 81 Marion Road The new plan situates two more aesthetically pleasing buildings to be placed in a manner that allows semi-circular parking, green space corridors, pedestrian walkways, and extensive landscaping.

Rodrigues said that the lower floors of the commercial buildings will be used for office space and similar uses, while the second stories will be residential. He is also planning a first floor restaurant in one of the buildings. With one building planned at 13,000 square feet and the other approximately 7,000 square feet, these will be some of the largest commercial buildings in the community.

Stormwater management was also described as extensive with catch basins and re-charge pools that will direct drainage away from Route 6 and surrounding properties. To support the buildings, there is an agreement with the Bay Club to permit easement for public sewer connection.

The board members approved the project amendment with one abstention from John Mathieu due to previous business dealings with the applicant.

Prior to the beginning of a hearing for work on Goodspeed Island, Chairman Tom Tucker questioned David Davignon of N. Douglas Schneider & Associates, Inc. and asked if he understood that the board could not vote on the application this night. Davignon represented Anthony Campbell, 1 Goodspeed Island, and prospective new owner, Fred Schernecker, on a proposed new roadway project for the island.

Davignon had met with the Conservation Commission but was forced into a continuance of that hearing after Peter Newton, the acting chairman, asked him for a plan that only showed the roadway and not the entire build out.

“You said you wanted ConCom approval before you came to us…. You can proceed with background information, but we’ll hold on a vote until ConCom renders their vote,” Tucker told Davignon. Understanding that to be the case, Davignon proceeded to give this board the development history of Goodspeed Island.

He explained the 1984 town meeting vote that established four buildable lots, the ownership of the lots, sale of the lots, and development of two of the lots. Now, with a sale pending between Campbell and Schernecker, the separation of his property is a sticking point.

The new private shared roadway on Goodspeed Island would give property owned by Campbell sufficient space to meet newer ‘shape factor’ requirements. These requirements were put in place to try and eliminate what Tucker called “pork chop” developments.

Campbell had had two lots joined shortly after buying the vacant lot abutting his, but now he wishes to have them separated and returned to the original lot lines. Lacking adequate frontage to accommodate newer ‘shape factor requirements,’ the new roadway would satisfy the bylaw.

The Zoning Board of Appeals had denied the applicants’ a variance; now they sought approval of the roadway plan by the Planning Board.

Davignon provided the board members with detailed roadway plans seeking to address any issues or concerns on a list of waivers needed to execute the plan as engineered.

“We’re here to gather information and feedback,” Davignon told the board.

Highway Supervisor Barry Denham was again on hand to give voice to his concerns that if the design was approved and if the residents asked for town plowing, the roadway was too narrow. Currently, the bylaw requires a 24-foot wide road. Davignon said their plan was 16 feet.

Another problem identified by Denham was a dead-end road with no turn-around space.

Chairman Tucker said, “I do have a problem with that.”

Tucker asked if the applicant had received a sign-off from the police and fire departments. Director of Inspectional Services Andy Bobola said that he had spoken with both departments earlier in the day and that they needed more time to review the plan before offering feedback.

Before moving on to other business and continuing the hearing, Tucker reviewed point by point, waiver by waiver, everything Davignon presented. Other than the dead-end concept and signage, the board members were satisfied with the plans. The hearing was continued until April 4.

Joseph Furtado, developer of the Brandt Point Village subdivision, came before the board to continue his informal discussions regarding cost estimates for completing Phase 1 and to submit a draft of a tri-party agreement for Phase 2. During the March 7 hearing, the Planning Board had given the agreement the green light.

Furtado said the cost estimates for Phase 1 are $471,000. Tucker requested that he have the town’s engineer, Field Engineering, review the estimates. Furtado will return during the April 4 meeting to sign and complete the tri-party agreement and provide verification of cost estimates.

The next meeting of the Mattapoisett Planning Board is scheduled for April 4 at 7:00 pm in the town hall meeting room.

By Marilou Newell


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