The report came late in the evening’s agenda, the December 17 Mattapoisett Planning Board agenda, that is. The report in question was the peer review update from Ken Motta of Field Engineering regarding the oft times troubled Brandt Point Village subdivision.
The chapters in this construction project’s story could read like a Tim Burton movie – multi-layered, surprising twists and turns, at times dark, and with numerous characters. But the reality for the homeowners living in Phase 1 of the project is more troubling then fiction. After years of promises from owners and developers, there are still some 20 line items of incomplete to-dos on Phase 1.
Yet it was a very quiet update indeed, as no one was present representing the developer, Armand Cotelleso, or financier Marc Marcus of Omega Financial, the latest in a long line of prime movers who have carved through acres of woodlands attempting to build out a subdivision that would meet market expectations and the Town’s regulations.
On this night, the Planning Board members silently read Motta’s two-page report that noted a few items had been completed such as repair to broken concrete, while other more significant issues remained open-ended, like the condition of the community’s septic system.
In October 2018, a frustrated Planning Board called in the $1.5 million surety Marcus had put up in 2016 after the developer continually failed to complete work on Phase 1 as scheduled and failed to show up for informational meetings with the Planning Board.
Chairman Tom Tucker thought that action had “lit a fire under” them and inspired some of the work that they now noted as complete. But Tucker also mentioned the need to stay on top of the project, especially as Phase 2 build-out begins.
“Some of those homes look rather large,” Tucker said as he reminded the board members that the bedroom count for the entire project stood at 90, but that it appeared a “den” feature might be ultimately used as a third bedroom. He said again that the Planning Board would have to “keep an eye on the bedroom count.”
Present on an unrelated matter was a resident of Phase 1, Derek Tavares of 3 Nantucket Drive, who sought and received permission for a Form A Approval Not Required as he plans to purchase an adjoining vacant lot for the purpose of expanding his outdoor space. Tavares confirmed that homes in Phase 2 were being marketed at upwards of $450,000, a princely sum for a mere two-bedroom home.
The board members concurred that they did not expect much work to take place over the winter months, nor would Motta be providing another report until sometime in early 2019.
Earlier in the evening, Scott Snow, applicant for a new subdivision proposal named Eldridge Estates located off 8 Prospect Road, was represented by Richard Rheaume of Prime Engineering, who presented an update on the project. This meeting was an informal discussion followed by a request for a time extension since the project had evolved over the prior months and the original application was now drawing to a close.
Previously, Snow has proposed a two-lot subdivision that would also have included two existing structures. Now the project featured three new lots along with the two existing lots for a total of five residential lots.
Rheaume said that the homes would be serviced by public water and sewer, that sewer stubs were already in place, and that there would be a turn-around at the end of a private driveway in accordance with the requirements of emergency vehicles.
Tucker told Rheaume that when he returned to the Planning Board with a new plan of record, he must also have letters from the Police and Fire Departments that confirmed acceptance of the driveway configuration.
There was a rather long discussion about the timing of Snow’s return to the Planning Board with completed plans and other necessary documentation. With holiday closures and press deadlines, Rheaume was unsure if the timing would work for his client. In the end it was determined that an extension would be granted until February 4, at which time Rheaume would have to ask for a second extension until February 21.
There was also discussion about an appropriate water flow study procedure to utilize when calculating stormwater runoff. In the end it was determined that the Town’s peer review consultant would weigh in on that aspect of the project.
The request for a continuation until February 4 was granted.
Also coming before the Planning Board was Dave Andrews of The Bay Club with an update on roadwork within the massive subdivision as at least one roadway covenant was nearing its expiration date. The board was satisfied with the information, which included Andrews noting that one section of a newly created neighborhood would take four years for completion.
“We had thought it would be a 10-year project, but it’s nearer to 20,” Andrews chuckled.
Of the 189 homes allowed under the permit for the entire build-out, to date some 114 residences have been constructed, Andrews estimated.
Planning Board member Janice Robbins casually brought up the topic of marijuana bylaws, asking Planning Board Administrator Mary Crain if the board had authority to set permitting fees. Crain said she believed that to be the case, but would verify it with Town Counsel.
The next meeting of the Mattapoisett Planning Board is scheduled for January 7 at 7:00 pm in the Town Hall conference room.
Mattapoisett Planning Board
Marilou Newell