Planning Board — June 9, 2026

Ralph Wilkie and Joanne Cook stated they have hired an engineering firm to investigate failing septic systems at Cape Cod Estates. They intend to formally object to any future bond releases by the developer.

The comments were placed on the public record.

Residents stated they will attend the future meeting regarding the bond release.

The board nominated John Drew for Chair. A discussion occurred regarding past aggressive stances on utility conditions. The board then voted on the Vice Chair position and the Clerk position.

John Drew was re-elected Chair; Pat Kerfoot was removed as Vice Chair (replaced by Jim); Thomas was retained as Clerk.

The board reviewed a plan to combine 709 and 737 Clifford Street. The staff recommended endorsement as the plan meets all requirements.

The plan was unanimously approved.

The applicant proposed adding 8 rooms (totaling 34), a check-in building, and a pool. Discussion centered on structural bollards for parking, driveway drainage, and engineering referrals. There was also debate on whether the board should oversee specific building construction details or leave them to the Building Commissioner.

The hearing was continued to allow the applicant to address engineering comments and refine plans.

The applicant will submit revised plans; the board will prepare a positive motion pending satisfaction of engineering issues; hearing continues on June 23rd.

The proposal involves installing solar canopies over existing boat/RV storage. Significant concerns were raised by the Fire Department regarding existing violations (unpermitted wood/log storage, trailers, and lack of water access) and the potential for hazardous runoff. Staff also noted the existing special permit only allows boat storage for marine businesses, not RVs or general contractors. The applicant requested a continuance due to ongoing concerns regarding fire department requirements. Board members discussed the possibility of an on-site visit to inspect the current boat storage operation, noting concerns about site access and safety.

The hearing was continued to July 7th to allow the applicant to address Fire Department and engineering referrals and resolve enforcement issues regarding current site usage. The board granted a continuance to the July 7th meeting.

Applicant to respond to all referrals and staff reports; Board members discussed potentially performing individual site visits. The applicant must submit information one week prior to the July 7th meeting and respond individually to all referrals and staff report questions. A formal group site visit will be coordinated.

The applicant, William Lucini, requested a continuance for the site plan review of a parking lot intended for 17 school buses and 27 cars. Discussion briefly touched upon recent local developments and signage issues related to the property.

The board approved the continuance to August 25, 2026, and extended the decision deadline to October 31, 2026.

The board discussed upcoming amendments to the zoning bylaw. Members raised various topics including the need for major parking overhauls, expanding the Mr. Codd overlay district, and the potential for duplex housing to address housing shortages.

A full list of articles will be presented at the next meeting for discussion.

Staff will present printed articles at the next meeting before public hearings.

The board discussed the need for effective public outreach to ensure community input on the design guidelines. Suggestions included using local listservs, social media, and local newspapers to increase attendance.

The board agreed to target July 7th for the public hearing.

The board will look into ways to reach community listservs and increase publicity via the Almond Enterprise.

The board discussed the 'One Stop for Growth' grant application. They also deliberated on whether to outsource the planning process to professionals to avoid the heavy volunteer burden experienced during previous updates.

The board is awaiting news on the grant application, expected in the fall.

The board will follow up on the grant status and the specific stipulations of the application.