The Plymouth Planning Board convened on December 17, 2025, marking a significant transition in town leadership as Chair Steven Bolotin introduced Lauren Lynn as the new Director of Planning and Development and Michael SA as the Deputy Director. Before delving into high-stakes development cases, Bolotin announced a master plan forum scheduled for January 8, noting that the draft of what we are now referring to formally as the Plymouth comprehensive plan will be presented to the residents to solicit final feedback. The session quickly shifted focus to the redevelopment of 135 and 139 Sandwich Street, where Meg Reicho sought advisory support for converting an underutilized medical complex into a multi-family residential building. Attorney Rob Damroso opened the petition by arguing that the new non-conforming use is not substantially more detrimental than the current non-conforming use, emphasizing that residential use better aligns with the surrounding R20 zoning district.

Engineer Mark Flity presented the technical aspects of the 28-unit project, explaining the plan to demolish two underutilized medical buildings and construct a two-and-a-half story apartment building while significantly reducing the amount of impervious asphalt on the site. Developer Rick Veo defended the project's density, stating, I would be very fearful of what will end up here if someone that doesn't take a lot of pride in what they do is chosen to develop this. Director Lauren Lynn provided the staff perspective, reminding the board that the key determination here is: is this proposed use of the residential apartments substantially more detrimental to the neighborhood than the existing use? Board members immediately raised concerns about the project's scale, with Timothy Grandy noting that to increase the size to me makes it a little bit more non-conforming by not staying within the footprint of the existing building. Christopher Smith added his surprise regarding the building's amenities, stating, I am very surprised not to see an elevator in the building, while Carl Donaldson questioned the financial accessibility, asking, Do you have an idea what where you'll be sitting at market rate for the units?

The public hearing saw nearly twenty residents express staunch opposition to the proposal. Rebecca Towers, an immediate abutter, warned that construction activity for the scale of this scale next door raises legitimate concerns about vibration, settlement, and long-term structural damage to her historic home. Mark Nebraska echoed these fears, telling the board that every single day is going to be Thanksgiving and Fourth of July for us on Mount Pleasant Street due to traffic. Other residents like Janet Bridge argued the building lacked proper scale and proportions, while Bob Bridge shared concerns that excavation could impact an already delicate water table. Steven Kum, a trained urban economist, warned against the dangerous precedent of granting such variances. Further testimony from Merlin Lad, Tobin Williams, Tamara Gard, Nancy McPaden, Elizabeth Lasciva, Betsy Milmore, Dale Weber, and Bill McGee highlighted issues ranging from infrastructure stress to the loss of commercial land and the nuisance of parking lot lights.

Following the public outcry, the board deliberated on whether the residential shift constituted a detriment. Francis Mand expressed deep sympathy for the neighbors, arguing that concerns for the quality of life and changes that are going to happen to them... probably could only be addressed with a reduction in density. Tim Bennett looked at technical flaws, noting, I can't imagine how 16-foot deep parking stalls can work unless you have a fleet of Mini Coopers. Despite these reservations, Bolotin argued that the town made a conscious decision to say that residential is a better use here than commercial when it rezoned the area. After a failed attempt to recommend denial, the board moved toward a conditional recommendation. Motion Made by Francis Mand to recommend special permit required for the development proposed for 139 Sandwich Street be denied as substantially more detrimental to the community based largely on the proposed density and scale of the development, the lack of a sufficient affordable units and the incompality of the development with the established community. Vote Failed 2-3. Subsequently, the board crafted a list of mandates for the developer, including a height reduction, increased affordability, and neighbor-access provisions. Motion Made by Carl Donaldson to recommend with conditions... [including] moving back and stepping down architectural features, adding a second on-site affordable unit, and reviewing construction impacts for immediate abutters. Vote Passed 3-2.

In the final matter of the evening, the board reviewed a request for 39 Gallows Pond Road to renovate and rotate a non-conforming cottage. Representative Sean Harris explained the move was necessary to stabilize the structure, which currently sits on mostly rotted out wooden piles. While Francis Mand raised concerns about serious erosion in a priority habitat area, Tim Bennett noted that the plan was making a pre-existing non-conforming less non-conforming. Motion Made by Tim Bennett to recommend approval. Vote Passed 5-0. The meeting was adjourned at the conclusion of the agenda.