Three projects in different vetting stages made up the bulk of the agenda at Tuesday night’s meeting of the Marion Planning Board: a Pre-Submission Conference for Papa’s Real Estate on Luce Avenue, a continued public hearing for 78 Wareham Road and a public hearing for a project proposed by FSJ Marion Realty at 207-215 Wareham Road.

            In the case of Papa’s Real Estate, a motion was made and passed to request a 53G account to cover the town’s expenses related to major site-plan review. The board approved a request to authorize Town Planner Doug Guey-Lee to search out and hire a peer-review consultant without returning to the board for approval.

            Developer Matt Zuker was present for the continued public hearing on his Special Permit to construct a residential village at        78 Wareham Road.

            Discussion of the site-plan review focused on drainage and continuing to work with the town’s Conservation Commission, the Environmental Protection Agency and the neighboring development (Heron Cove) to pursue approval for any required waivers and ensure protection of wildlife.

            Other issues addressed included the board’s wish that Zuker enhance the design for the main entrance from Route 6 to make it highly visible and easily accessed. The board also discussed the potential for making what is now a gravel drive into a walking trail.

            Zuker emphasized that he welcomes communication with the public and other parties throughout the process and will make himself available as often as needed. Eileen Marum and other members expressed appreciation for his efforts.

            As expected, the case was continued.

            Bob Rogers of G.A.F. Engineering represented FSJ Marion Realty in a proposal to add units at the 207-215 Wareham Street housing site. Jennifer Jones of FSJ was present and took questions. Much of the discussion centered on increasing stormwater drainage, while enhancing the water and sewer systems.

            FSJ is also working with the Marion Conservation Commission to determine the status of a stream on the property that could be “intermittent” or “perennial” and if the property can be considered riverfront, factors that could affect compliance.

            The board again deferred the appointment of a peer-review consultant for the major site-plan review to Guey-Lee.

            There was public comment on this project. Members of a family whose houses and yards abut the current development stated that there needs to be more distinct differentiation between the properties – whether through signage, fencing or other solutions. They reported that children and teenagers residing in the development continually come onto their property, creating not only a nuisance but risk of being in their driveway with cars coming and going. Adults, particularly visitors to residents, reportedly ignore property boundaries and park in their yards.

            It was suggested and agreed that Jones would take up these issues by meeting with those present to follow up with action steps both for those now in the development and to be aware of the issue while adding the new units.

            The public hearing was continued to October 21 at 7:05 pm.

            Before consideration of the projects, board members engaged in an extended discussion of the minutes from their August 5 and August 19 meetings. These were neither approved nor amended but passed over for future discussion. It was pointed out that other town committees rely on an administrative staff person, rather than a committee member, to produce minutes, and that adding that function to existing staff’s duties would meet no objection from Guey-Lee. A motion was made to affect such a change but was defeated by a 4-3 vote.

            In other business, the board approved a bill due to SPREDD in the amount of $45.

            The next meeting of the Marion Planning Board will be held on Monday, October 7, at 7:00 pm at the Police Station on Route 6.

Marion Planning Board

By Mary McCann Fiske

            Faced with terrain that will result in a concentrated area of drainage from the Point Road Bike Path, Marion Open Space Acquisition Commission Chairman John Rockwell pointed to two options during MOSAC’s September 5 Zoom meeting: Use forced infiltration to lose some of the stormwater between the path and the road, and another strategy to divert the water away from the familiar landing spots.

            “We don’t have a lot to work with, but something’s better than nothing,” said Rockwell. “If we can split that up a little bit and use some forced infiltration, that’ll help.”

            Rockwell recently went out to the Point Road Bike Path and marked every 50 feet and described every 50 feet what needs to be done with fill, also noting where water is coming on the road and going off the path.

            Rockwell told MOSAC members that the big challenge is, along the 2,738 feet length, there are two low spots on the road (one is taken 1,250 feet of road drainage, the other 750 feet). The challenge is to break those up a little bit so it’s not all going in one spot.

            The path has been staked out, some fill has been placed between the layout and the road and elevation will be added to the path in many areas.

            A base coat will be topped with a 3-inches-thick surface coat.

            “We’ll have an area that will basically act like a dam, and what we want to do is put pipes underneath that,” said Rockwell, the premise being prevention of a hard rain from backing up the drainage.

            The next step is to figure out where to place the piping. Rockwell will discuss with a contractor the kind of piping to use. A 12-inch diameter is a standard minimum, otherwise clogging is likely. It’s vital to avoid crushing the pipe during the compacting of the surface.

            MOSAC member Marc Sylvia asked how deep the pipes should be submerged. Rockwell says the challenge is achieving daylight on both ends, noting that the downhill side of the pipe is the Joanne Drive side. The pipe on that side has to be at or above grade, and the pipe must be pitched in that direction.

            The build-up of the path could reach 8 inches above the present elevation of the path area, so a pipe could run far enough underneath the surface to be protected from impacts.

            MOSAC member Kitty DeGroot sought clarification on if a minimum 7 feet between the bike path and the road will be maintain over its length. Rockwell said the recommended minimum is 7 feet, but an allowable minimum is 5 feet. Cutting the path around trees will require 5-foot distance in some spots.

            DeGroot also asked about funding for the next phase of the project. Rockwell said, “We have money for it.”

            As for a timeline, Rockwell said his spec work is based on time available. He referenced a conversation with the Select Board in which he outlined interruptions to his path-related tasks. “If anybody’s out in TV land who’d like to help, we can probably fit in some assistance hours,” said Rockwell, advising any prospective volunteers to call the Town House.

            The next meeting of the Marion Open Space Acquisition Commission was not scheduled upon adjournment.

Marion Open Space Acquisition Commission

By Mick Colageo

State zoning bylaws now allow greater flexibility to lots previously merged and/or meeting square-footage requirements, and the emerging potential of lots being considered buildable for multi-unit occupation has members of the Mattapoisett Planning Board concerned.

            During the board’s September 16 public meeting in which both ADU (additional dwelling units) and family-related apartments were discussed, hopes were expressed to ensure that zoning bylaws do not end up with homes being shoehorned onto lots.

            “Someone could buy land and build rental units,” that might not be desirable in some locations, stated board member Willam Wennerburg.

            “It could change the character of the town,” Chairman Tom Tucker commented.

            To that end, Mattapoisett Town Planner Victoria Alfaro has been developing language that the board will eventually bring to Town Meeting for consideration.

            After further discourse, the board decided to set a date for a public hearing to get public comment that may ultimately be incorporated into updated zoning bylaws. October 21 is the proposed date that will be posted. More details to follow in a public notice.

            It was noted, however, that the likelihood of the town foregoing a Fall Town Meeting is high, thereby pushing voters’ consideration of such zoning changes until the Spring 2025 Annual Town Meeting.

            Concerns over the development of 0 and 7 Holly Woods Road by Colin LaBrie were aired when Chris Vandenberge of Civil and Environmental Consultants, Inc. said that clearing had begun on the property. It was questioned by an abutter and the board as to whether or not the Conservation Commission had permitted the work taking place.

            “I’d call conservation tomorrow and tell them what’s going on,” Tucker said.

            LaBrie’s request for a decision on the development and associated covenant had been approved prior to the Planning Board being made aware of site activities.

            In other matters, Scott Snow’s subdivision known as Eldridge Estates received reinstatement of the plan, an extension on the time to complete the project, and agreement of a $48,000 cash surety in lieu of two lots being held.

            The board voted to use 20 hours of Municipal Assistance from SRPEDD to update the town’s Open Space and Recreation Plan.

            The next meeting of the Mattapoisett Planning Board is scheduled for Monday, October 7, at 7:00 pm.

Mattapoisett Planning Board

By Marilou Newell