TranscriptPlanning Board Meeting ~ June 3, 2026

Thank you. Thank you. Thank you. with our two-year-olds. I think he can be bad. There's a vacancy. Pull that. I'm joking. You're fine. Oh, okay. One more spot. a couple extra ones. Westerm United. Anyone people like to take one home and put it in your garage wall or outside your site.

would like this work? That work. Does it want to stand a great we're all good to go. Okay, you're staring at right now late. You're early talking? I got another minute. Um, welcome to the uh June 3rd, 2026 regular regularly scheduled meeting of the Durham Planning Board meeting. Um,

all members are present and if we could please stand for the pledge of allegiance. America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. Thank you. agenda? Yes, I have one to add.

All right. Um, I'd like to just like really a talking point about the Goral Palmer reviews. So, our third party reviews. Um, I'd like to do that earlier um before we get into substantial um discussion just because I think it's going to relate to further discussion later on. So, maybe if we could um

ahead of new business Sure. Yeah. Yeah. Okay. I mean, it shouldn't take that long. They're general review process, not specific to the No. Okay. No, general. Yeah. Yeah. We can We probably should have a second and a vote on that. Fine.

All in favor? Thank you. Okay. um acceptance of the meeting minutes from the May 6th and 20th meetings. the meeting of the 20th is not represented. I don't know if it matters or not. Sure it does. Yeah. Okay, we'll get that corrected.

minutes as presented and uh accept the 20th meeting minutes as amended. Awesome. I have one other comment. Um on the May 6th meeting minutes um if they knew whether or not any violations had been rectified and the applicant stated that they had no idea what had been addressed to date. I just want to put that in the record that the applicant had no knowledge of anything that had been addressed

Yep. Page three. Yes. This is a Yep. Under new business under the request for conditional use approval for expansion of the Ripley Jaden Gravel Pit at 11:04 Haloell Road map 7 lot 57. Uh, under 7A, speak up a little bit, sir. I'm sorry to interrupt you. It's really hard to hear you out here. I know you guys.

Yeah, no problem. Thank you. Um, I'm just making a um um uh there there's a motion on the table to accept the meeting minutes as presented and I'm asking for um an amendment to the meeting minutes. And this is in relation to um uh the May 6th meeting um under

new business um a u and this is all in part of the agenda if you all have had a chance to review it. Um the request for conditional use approval for expansion of the Ripley Jaden gravel pit at 11:04 Howa Road map 7 lot 57. Um, the

applicant was asked whether or not there was a timeline uh for D review and what violations have been rectified to date. Um, and in the meeting minutes, it does not state that the applicant said they have no knowledge of what has or has not been rectified to date. So, I would like to add to the meeting minutes that that was stated by the applicant.

Is that clear? Yeah. Okay. Thank you. You're welcome. I'll amend my motion for the six to uh accept them as amended. I'll second that. All in favor. informationational exchange on non-aggenda items. Um, George, as uh usual, I have included my monthly report which logs the work program for my position as well as other things that I'm working on. So, I'd be happy to answer any questions you might have on any of that content.

else? I just thank you for the uh thoroughess of that, George. Um any um informationational exchange on non-aggenda items from residents? Road. Um, I just wanted to read a prepared statement about the Ripley Jaden Pit, which is not on the agenda tonight, but I'm sure will be again at some point. Uh, the Jaden Pit received a stop work order issued on May 7th. Uh despite this, some agreement allowed the pit to continue to operate to finish some orders. Additionally, there were diesel deliveries to the site on May 13th. So, confusingly, work was allowed to continue with little clarity to the affected community. Laid out in the order from May 7th, there were three stipulations that would allow work to resume. One, the applicant demonstrates that all ongoing operations are fully in compliance with the existing approved conditional use permit as there are existing massive encroachment on property lines and well

setbacks. No mitigations of the noise complaints which go well over the ordinance limit, no diesel refueling pad or ditches and no explanation of PAS cleanups. Clearly, this condition has not been met. Two, the applicant obtains all required municipal approvals, including an amended conditional use permit authorizing the expanded gravel pit operations. As the recent application was considered incomplete, uh this condition has not been met. Three, the planning board determines that the continued work is authorized under applicable approvals. As there has not been a planning board meeting where this was voted on, this condition has not been met. However, on May 21st, the stop work order was revised to allow the applicant to resume work until June 4th to haul out stockpiled resources. It seems contrary to the original stop work order that a revision could simply enable operation again. Under the

revision, there has been continued heavy traffic on Rabbit Road, which has been forbidden, and pit trucks continually running stop signs from Rabbit Road onto Route 9. Additionally, there is no evidence that there has been any repairs to setback violations and no evidence of environmental reclamation. From my perspective, after continued and demonstrable violations of state law and the town's ordinance, the process of enforcement makes no sense. It is baffling that a clear stop work with three alternative ways to satisfy the complaint can be rescended and revised even temporarily, while the applicant has met none of the necessary criteria. I know the planning board is not responsible for enforcement, but expectation of complying with ordinance should go into your decision-making. I believe that this evidence demonstrates that the Jaden Pit operators are either technically incompetent or indifferent

to town ordinance. Thank you. Thank you. Rabbit Road and I too have a prepared trying not to be emotional statement. Um so thank you for giving us this moment. What worries me the most is not just this one pit but the precedent we are setting. We are here all of us are here because the operator expanded first and asked permission later. The board has already found the application incomplete and lacking the documentation needed to show compliance with your own standards. If an after-the-act expansion with an incomplete application is ultimately forgiven or approved, the message to every other large operator in town is simple. Go ahead and break the rules now, and you can negotiate your way out of it later. This is especially dangerous because the rules being bent are the very ones that protect our wells, our aquifer, and the streams and wetlands around our homes. All of us, of course, you know this, live on private

wells. When buffers, slopes, and boundaries are treated as flexible instead of firm, it is our drinking water and our land stability that are put at risk. This this is a terrible precedent for ordinary residents and for small businesses that work hard to follow the rules. The rest of us pull permits for home projects. We stay within our lot lines and accept conditions because we respect the process. It feels deeply unfair to see a well-resourced operation push far beyond its original 5 acre approval and then be treated as if the only question is how to legalize what has already been done. You have the power to say that Durham is not a place where rules are optional for big operators and mandatory for all of us. Upholding your ordinances, insisting on full compliance before any expansion, and refusing to normalize after the fact approvals is how you protect not just the neighbors of this pit, but every

resident who depends on you to keep the playing field level. Please don't reward this pattern. Please make it clear that in Durham, the law applies the same way to everyone, especially to those with the biggest impact on our community. Thank you.

Um I live at 24 Christmas Tree Trail. Um, so I'm in a budding property to the Jaden Pit and I contacted the uh co-inforcement officer last week regarding the um continued work they were doing and I was informed of the consent agreement that should be signed by tomorrow. Um, and I guess I'm wondering what if I don't know if you're allowed to answer a question if there's any way to see the consent agreement. Mostly because um our um property line they've cut closer

than the 100 foot buffer in some places according to our measurements um under 30 feet and it's also noted in a failed inspection report. Um, and so I'm wondering if there is any plan for reforestation in the consent agreement or if there's a way that the public is able to see what is involved in the consent agreement.

Thank you. statement. Is there something that you can add to that or The only response I can give is that the enforcement process and the review of the conditional use application are completely separate processes both with their own legal parameters and we're trying to protect the integrity of any future legal actions taken by the town by not bringing the enforcement issues into the discussion of the planning board. So I've uh requested of the town manager and he has agreed that when the application comes back for continued conditional reviews uh use review the town attorney will be present to advise the planning board on the procedures they are to follow.

that may be sir? It's really up to the applicant to get the materials that were stated in the uh letter of an incomplete application. So, until they provide that detailed information for the board to make a decision, we can't really put it on the agenda.

Can I ask a follow-up question? Yeah. Was that I know it's out of order. It's really not on the agenda. Okay. use permit is a planning board matter and enforcement is not a planning board matter. But I thank you all for your comments. Any other residents have comment that are not agenda not on our agenda?

Phil Lapier. Thank you. Durham. I think we had one back in 7374 at that point in 70s. Uh no gravel pits were permitted, no more new ones. If you had a piece of property, you could sell one truckload of gravel to someone else or you could do it on your own property. Uh times have changed a little bit and I understand that. And I believe West Durham where we are, it's a residential uh neighborhood, rural residential and agricultural. And how does this gravel pit fit in that? I know At one time you could have a you could live at your property and have a small business. How does this gravel pit fit in that or is that no longer in

existence? I don't have the history or the historical knowledge to tell you how that gravel pit came to. Well, this gravel pit here now is what a few years old. Well, there are several in the area. Well, the one we're talking about, the uh rip,

how does that fit in our neighborhood legally? Does it or does it not? I don't know. This term again, this is not on the agenda tonight. No, I thought this was for people to speak up. able to have comments, not to have a discussion of a project, which is what you're moving into. Divers,

I don't How do I get the answers to some of my questions? Email me. Okay. on Route 9 started around 70 71 something like that. I've been on my resident for 50 years. And that gravel pit across the road was supposedly used to pay the guy's taxes. That's all he wanted 50 years later, which at one point was supposed to be just for gravel. And after the gravel was fixed, uh, removed, a new contractor came in. I believe had bought the property, started extracting the, uh, bedrock, and that's been going on for several years. It's extremely noisy. At first, it was it was very loud. Um,

sometimes I could feel my house shake, which was probably close to a quarter of a mile away. Since then, it has been improved, but I'm kind of wondering how long this new pit is going to be in existence once the gravel is removed. Are they going to be able to start blasting the bedrock? Right now, at one point, the bedrock is about 7 ft from the surface and it slopes down. I don't know what depth the bedrock is at the other end of the pit. Just kind of concerned about that also. And one of my main concerns is uh the young people, all this young boy. Uh how's that going to affect that person? It's not only the noise, but it's also the dust, the rocks, the uh coming from the blasting, the

the ex uh removing of the ledge. I mean, this could go on for another 50 or 60 years. I won't have to worry about that, but there are young people that do. And the other concern is we have some young people that have just moved into the area in the woods, beautiful. They wake up a few days later within a year, trees are removed, now they can look out and see excavators and so forth. doesn't bother me personally, but I feel for these young people that invested much of the life savings and will be for the next 20 or 30 years. How does that affect them?

I'm concerned about the quality of life in our neighborhood. Like I said, I probably won't be around another 20 or 30 years, but some of these people will be. So, I'd like to have you take that in consideration, and I will get back to you.

Thanks. Thank you. Rabbit Road. Um pretty to the point. Uh we moved to Rabbit Road in 2008 and for more than a decade we had no issues at all with our well. We replaced our well pump once in 2019, which was assumed normal wear and tear. But in the last but the last year, things have changed dramatically. We had to replace the pump again in 2025 because it was p pulling up nothing but sediment. We had to replace our water heater in March and then add a filter in April because of what was coming out of the well. Our well is very close to this pit. I'm not a hydra hydraologist, but I know that I'm not. But, excuse me, I'm so sorry, but I know what I'm living with. More sediment, more breakdowns, more cost, and more worrying about safety of our water. That's why strong enforcement of setbacks and groundwater protection matters so much to the families like mine. Um, throughout the course of this

pit, um, there has been an extreme change in our water. I have cracks in my foundation. Um, we moved into Durham because of the ruralness, the quiet, the quietness and having somebody I I understand businesses and people need to make a living and I I've seen feedback as far as people, you know, that's that's what they do. But when we come and we move in and we we try to do the best for our families and have a good home to have somebody else turn around and and make havoc and have damages that we ourselves have to sacrifice and make to to fix. They what do they do? They just do their job and leave and then we have to fix it. So I just wanted to say that. Thank you.

Thank you. the process so the people so the public understands the process that we have to go through? So I I don't I wouldn't want people walking out of here thinking that we're not listening. We are listening. But the process that we have to wait far legally to uh address some of these concerns.

Sure. Yeah. And it's unfortunate that I didn't mention it during our last meeting. Um but during a conditional use um application um there are certain criteria that need to be met by the applicant. Um once that criteria has been met um then we can

decide whether or not we have a uh public meeting on that application. Um then the next phase of of of approval. So um that that's typically how it works is for every conditional use permit. That's how it works. So at this

approved by the planning board that's when we decide whether or not to have a public hearing. So until that happens we will not have a public hearing. I have a quick question. Is that does that is that Yeah. I just wanted

I think you said that once the board approves the project then you'll have the public hearing the conditional use permit. they have it before the preliminary conditional use. Well, the the process is you determine whether the application is complete and you have enough information, which is what you found last time. It was not complete.

So once it's complete, then you'll decide whether to hold a public hearing. If you hold a public hearing, you'll take that public input into consideration when you make your decision, and then you'll vote on whether to approve, deny, or approve with conditions the actual permit. So that's the sequence completeness public hearing decision of the court.

Thank you for the clarification. Correction. You're welcome. Does that make does that answer your question, sir? Oh, no. I got a separate question. It's okay. Your name come up and give us your name. And my name is Greg Martinez. I live at 261 Rabbit Road. My question very simply is uh evidently they have permission or a new permit or whatever to go till tomorrow the 4th of June. Is that correct?

I have no talk about the enforcement issues. Well, I want to know what to do on the 5th when I see a truck coming out because I don't you know I I I'm really angry. I've been disrespected by this guy more than once. I know that's something we shouldn't be talking about, but I don't trust him. Uh, I want to know if anything I could do when I see a truck coming out on the fifth cuz although I drove in there today, all the material is out that supposedly he did on 5 acres. He took all the material off for 15. So there's really no reason for him to bring anything out. But I want to know what happens when I see a truck coming out if I see a truck and I'm going to be watching.

Take a picture and call the code enforcement officer. Great. Thanks. Thank you. like to discuss any non-aggenda items? Rebecca Harrian. I live at 245 Rabbit Road. I would just plainly like to know when we are going to be able to get answers to our questions.

of time to straighten everything out that they were supposed to have straightened out and still haven't. So, I I think we as the residents deserving. agendas are posted prior to the meeting. Okay. So, we don't know. You'll know when we do.

non-aggenda items? comments on non-aggenda items? business we have none and before we move into new business I think Juliet you wanted to have a discussion about our peer review engineers. Yeah thanks for the time here. Um

I was just curious is more of a question and a discussion between all of us really and George is um when the third party reviewer is reviewing applications in the past we have received reviewed and received the comments that the third party reviewer has made to applications and then the

the person applying for the project their comments back or their you items that have been addressed. Is that the plan going forward here? As well as we're looking at multiple subdivisions and other applications that will need third party review. I would like to state that I would like to see the third party reviewer comments and I would like to see how the applicant is addressing those comments as they come in.

Um I need time to process the implications of that. Would anyone like to talk about or comment on that? Like do you agree or typically the process would be that the peer reviewer uh reviews the the project plans submissions and provides the applicant with comments on uh where it does or does not comply with either the ordinance standards or sound engineering practices. So they give the applicant an opportunity to make changes and corrections

and then the uh the changes and corrections are submitted to the peerreview engineer and uh then the peerreview engineer will write a report for the planning board consideration on their uh review of the project plans and the process that went into the plan their opinion that's provided to you And that could be just a clean bill of health or it could be that they uh found these deficiencies and the

applicant has responded to those. Typically what they do in those letters is they go through point by point. The applicant makes a response to the point to the point to the point and then at the conclusion the engineer writes a letter could be just one page saying uh we are satisfied that they meet the requirements of the ordinance. Now what we typically do as we did with Deer Creek Crossing

is we will provide that all in the final plan application. So that's why I was hesitating because we would certainly do that, but I don't think it would be workable to have the planning board involved in that process before it comes for final based on

based on the comments that you're seeing cuz you're you're done you're done with the application with the preliminary approval until it comes to final. That's that's absolutely fine with me as long as we see it ahead of final. Yeah.

I just wanted to make sure that that was going to be the process. Yeah. Now, let me take it a step further and ask I mean, do you want to see all of the emails back and forth between the two? I don't. Okay. Is that a serious question?

Sort of. Okay. No, no, no, no. Just the the items that the third party reviewer pointed out, if they're good, they're only going to A lot of times they're they're back and forth about questions. like they just had a discussion about this new D process for uh uh well you're here

tonight how they look at storm water permits and so they're going back and forth discussing that and they finally came to an agreement on how it should be applied. So I don't think you want to have all of those discussions.

No, no, no, no. I think just at the end the final report. Yeah. Before we get into final review. Well, it will be when you get your final application. And that's that's part of the final application. Yeah. Part of the goal here is not to have them come back and then you start reviewing the plans and then they go to the peer reviewer and they make a lot of changes and it just drags out the process. Here the goal is to we're encouraging applicants

to work with the peer reviewer, get those issues resolved before they come back for final and then the process with the planning board is much smoother and quicker as long as you know I can current applicant I think is doing a good job with this. um they're reviewing with a third party and and speaking to those comments so that we are aware of what's going on.

As long as that happens, I think the final report for the final application makes sense. If we're more in the dark and we are also reviewing a certain point and we don't we're missing what's also going on, you won't be in the dark.

Okay, then that's great. I I'm I'm glad we're going to receive that final report, right? Thank you. Mhm. Yeah. George, would you mind um um sending out a draft of the process of the third party review? Sure. As we just discussed, just so that we're all on the same page,

you know, from applicants um due diligence to Gold Palmer's part. Um it's also important to know that Gold Palmer does not do work in Durham. So they Yes. So there's no um So there's no conflict of interest. Exactly. Exactly.

Yeah. Um yeah, just so we're all on the same page, George, if you Sure. Great. No, I appreciate that. And I I think that's wrapped unless you want to talk more about this at another meeting. I You answered my question. Thank you.

Oh, we'll see a draft. We'll add it to the agenda when it comes out and we can discuss it then. Thanks. Um, we're all set with that. We can continue on to new business. Uh, request for amendment of the Greystone Ridge Preliminary Subdivision pool to extend the deadline for final plan filing map 2

lots 35 and 42. Public comment will not be taken. If the applicant Hello. Mayor's reverting. I knew it was coming. I brought another just a full size in case people want to get anything but because we said it's an extension request. Not going to go into necessary detail about all the design elements

All right. Hello everyone. Good evening. My name is Matt Peliter. I'm with Terodine Consultants. Uh there's a couple new faces that I didn't see last time I was here. Um represent uh represent Grayson Ridge LLC and we're here respectfully to request an extension of the Grayson Ridge subdivision plan approval process in accordance with section 6.8.8 of the Durham zoning ordinance. Um, and this is particularly due to permitting timeline delays and then some um plan changes as a result of the third party review u which I'll get into in a second. Um, at the last preliminary meeting um there was a request with the board to go review some wetland delineation that was done by Eric Lima. We went out and an area by Pinglebook Road by Mr. Belffor's property. It was a little wet. There might have been a stream there. some questioning of if he got to that point. Um, and so they requested he look at it again. Um, Goro

Palmer concurred that he should go back out there and so he did and uh, lo and behold um, that area turned out to be a wetland and a stream and it was parallel and exact where we were putting our road. So we were just going to plow through a stream and a wetland. Um so discussion with the client um we thought it best based on all the elements um to move the road to the blue J way uh alignment uh which was discussed in the in the initial phases but ultimately went through we wanted to go through the 54 right away because it was an easier just straight out and through but um if

we were to keep it there it would have been significantly more environmental impacts um I don't think D would have been happy about it we probably would have that it would have completely blown our timeline out of the water back for DB permitting. Probably a full NERPA permit, especially with that stream there. I don't think anyone here would have liked it and I don't think uh Mr. Belelfer would have liked it either. Uh among other problems he was he was had um with our design. So we decided to to move it um which I think is a good decision in in the end. Um, we made checks to the residential area calculations which we've updated in the plans that we sent and in the the cover letter we provided. Not a lot changed. I mean, it was a small area that we were adding. Um, still have 13 lots, still meet all the open space requirements, still meeting DP requirements. Um, so we went ahead with design. So, we

redesigned the first 600 ft of road uh to go for the Blue Jay way. Very similar steel design. We still have um ditches and drainage pathways to get water to Bigum Pingham Brook Road. Have a couple catch basins in there which is very similar to where we were offering previously. Um we put in some more storm water buffers um on the back side of uh lot one uh in order to treat storm water properly. Um and uh we also got some fire pond information from the hydro geologist. uh we've not received that report yet but he did give us some preliminary information to grade it into the site um so we could have a more finalized design. Um, additionally, very importantly, everything at the underdrain solar filter, um, so 7 + 50 in the new design, probably around six, um, station 6 plus 0 in the old design, everything back there is largely unchanged. So, still all the same buffering or mostly the same buffering.

The only thing that has changed, which will be provided in the final plan submission, is um, any comments that Coral Palmer had that we addressed. So there's some minor changes as a result of that, but everything else beyond that is is essentially the same. So biggest meat and potatoes updates were in the front. Um but I think it still captures the same thing that we wanted. You know, still having access um but we're improving the condition uh with the Belfa property. We're not right up against his house anymore. We're not impacting his wells. Um we still have some buffering. We're still redirecting some storm water with the under drain soil filter so he doesn't have water coming to his house. So I think overall I think it it's it's working it's working very well. Um as part of this too uh kind of update you on our process and where we are um to uh to grant us the extension. Um we have updated all the relevant agencies

with this updated design. So we've uh we're working with main DOT for an entrance permit for Pinkham Brook Road. They have since seen the new design. Um they've actually told us in email, which I have not provided, but will be provided um at final all the information that comes with it. Um that we are going to receive the entrance permit. They do agree with what we've proposed. We just haven't gotten physically yet. Um so I have to you always have to kind of keep you know just reminders on some of these agencies are very busy. So um we will be getting that. Uh Army Corps, we've updated them because we're not doing any environmental impacts. that hasn't changed. It's just more like, you know, here's here's the updated plan. Just want to make sure there's no red flags. Um, they've come back and verify a few things, mostly to do with the summer occupancy season with bats and when we can clear. Um, so that that's a big

issue a lot with Army Corps. Um, and we've agreed to their terms that they that we're not going to be clearing in that that time frame. Um, so we should be getting that permit in the next two weeks to a month, uh, is my guess. uh they still have to do a lot of uh things on their end to like get it get it through the process. Um because it actually we have someone from North Dakota doing our application if that tells you anything about how many people are uh able to process these applications. Um but we'll we'll get it eventually. Um we informed D and again this is uh we've reminded them and we haven't really heard back. Um we it's going to take them I think a little bit longer. They are aware that we have this update. We've provided them all the necessary materials for that update. um they've acknowledged they've received the materials um and I put in an email to try to get them to like hey we're you

know what's the time frame on this and again DP is very busy now so um we haven't heard so I'm not really sure what the DP timeline is but we're going to keep pressing until we can get the final say um and then Gro Palmer we've had our we've already had our first round of comments with them addressed some initial design concerns which have um been addressed and then we had the design change come in for the front so they We sent an updated plan to Goro Palmer. We've already actually received comments back from them with this updated change. We just received them last week, so we're going to address them this month. Um they've uh

essentially said that we addressed mo all their comments that they had before, but there was a few minor things in the front which we are going to handle and address. Uh make sure that we've got all our ducks in a row. Um and of course if D comes back with any concerns uh we'd have to address those. So, we're, you know, it's kind of like a moving target. We're just going to try to kind of iterative and hopefully we can kind of get it zoned in to the right right time frame. Um, so, um, so that's moving along very very smoothly, I think. So, I think, um, with that, I, uh, you know, I

think we have all the necessary materials that an extension is warranted in this case. Um, I think when we initially talked that we thought that might be the case just based on how, uh, DP was operating at that moment. We weren't sure we were going to get the permit. there were still some issues with that. Um so I think that um this just kind of confirms especially with the design change that um just an extension is warranted and we're continuing to move along and and come to a conclusion as quick as we can. So um with that I don't have any additional comments at this time. Um I'm happy to kind of get into discussion and and see see what um if you have any questions. Have any of of the abadeds been involved in this request to change?

Um, so we know that I know this from uh when we had people out there um that Mr. Belffor I believe had a was getting a lawyer involved in terms of where we were putting the road. Mhm. Um is my understanding that the client um our client who is not here today has reached out or is going to reach out to their lawyer to let them know that we are making that change. Uh but I do not know anything more than that. It is my it is my understanding that he is aware or will be aware very soon.

Okay. Thank you. It's a great question Alan. Um, and I would just say that I very much um suggest that coordination happen between the applicant and land owners. Yes. I will remind remind her that she should do that the initial application there was a lot of concern from some of the abutters and to keep them involved in the process is uh certainly to your benefit.

Yes. And certainly to ours too. I agree. just this going to this table here. Can you explain what um this is net residential area and density calculations rural residential and agricultural district? Yep. And then you've got like things here total parcel area wetlands open water yada yada. Are these the amount of acres

in the project area that are like a wetland or are open water? Is that correct? That's correct. That is an exact uh table from our subdivision plan. So it's in our plan set that we provide your new one, the updated one uh and even before. So that table was there prior and then u the updates were were the yellow were the yellow marks. So those were the things that that changed. So biggest being wetlands, streams um and that kind of impacted the calculation.

And did those decrease the amount of wetlands or did they increase because they should have increased? Yeah, because you didn't identify the wetlands previously. Y and so now you're accounting for those new wetlands in here.

Yes. Okay. Yep. Same with open water. That's stream. Yep. And then total removal. What's that? So that that is the amount of net residential area we have to take out. So that would have increased as well because you're adding steep slopes, um wetlands,

streams, other other things. And that's that total removed is get gets larger. Okay. And what was the I'm sorry I don't have in front of me. What were the lots allowed before in terms of number of lots allowed? Uh residential density.

Uh I believe it's uh the the density is 90,000 square feet per sorry you have 13.18 lots now. Mhm. It it was it was like it was like 13.23. But I apologize. I should have put a another column about the new All right. That that's that explains it. Um a little less just because there is more that we have to take out, but it still didn't change the fact that we have 13 lots.

Right. Right. Okay. Yeah. You're not changing the amount of lots. Yeah. You're just updating the calcs based on the wetland and you're still above 13. Yes. When you're proposing 13. Okay. Y um can you explain why these wetlands were missed?

Yes, I can. I I can explain that. Um, so when we typically do these projects and it can get a little um squirly depending on when who contacts when and when they start. Uh, Eric got this into this pretty fast, which is great. Um, but we hadn't done uh any of our boundary survey stuff yet. Um, which doesn't necessarily need to happen, but what happens is you use um parcel boundaries in GIS. The problem with that is that they're notoriously wrong. They're not accurate. They're just part, you know, they're just polygons on a map. They're they're close, but they're not like survey grade

lines. Uh so what happened was is that in this case, it happened to be very off. So what he was going off of on his map, he thought that that area was off site. So he didn't even look at it. He didn't even look at it. Okay.

Oh wow. Yeah. You know what I have to say that is the best answer you could say. Yeah. Like I mean you know versus uh he just uh missed this wetland do you know? So no. Well so he did but it's because on the corner right like where those wetlands are are kind of on this like

corner of the project area. Right. Yeah. Beautiful. Let's just kind of slide this up. I'm sure that's a champ. There we go. Yeah. So, right here, this in the exact area we were Yeah. on the side of it. Okay. So, um yeah, I thought like when we went out there, it's like, oh yeah, just he had different markers, but it was quite wet and it turns out he didn't even look over there. And it's because that that case comes up sometimes and we try to do the best we can in the conceptual phases, but sometimes it's that different. And in this case it was which is unfortunate but I think there's some intrinsic benefits in the fact that we're not going through that area anymore. Um

I think it also shows why it is important for review right and third party review. Oh absolutely like I I think it's and field field walks like site meet you know and verification very important. Yeah yeah I mean we hope to you know when we do these projects we want to be as accurate as we can. So in these third party review it serves a very important purpose like cuz if you you know come back as we're starting to build especially if we get into like building this and it's like someone makes a comment and then it turns out as we're you know getting started construction that's a whole different that's a whole different ballgame. So um I'm glad that he made the correction. It's like oh that is a wetland that is on me and we

you know we move forward and we have this new updated set. I still I still think it comes with the I still think it's very close to what we had before. Obviously, it's a it's a little bit longer. Uh we went from um I think it was like 2455 to 2570. Um and part of that is because we went a little higher and have to kind of you know split these two lots which does work. Um but uh I think overall the product and how we're able to get buffers and get away from the abuter is is good.

Okay. So um and that was the only area where the wetlands were um misidentified or not identified that area. There was no other um uh edits needed to the rest of the wetland delineation. Okay. Um can we get a copy with the final

Yes. or or I'd like to recommend that we do the final um the wetland delineation report update. Yes. Um yeah, I in this in this extension request um only provided just the plans and some of the the initial materials because there's still a lot we need to gather for the final but I did bring the report um just in case

about updated updated one um that will be provided with final along with as you were discussing earlier about Goro Palmer's review um both sets of comments. So we had one set of comments and response and then we'll have a second set of comments and response um so you'll get all that the final submission. Okay, couple more things along this this line. Um, vernal pools. So,

should we be worried about the vernal pool delineation? I don't think so. Um, I I think he does I think he does a very good job. It just I think Well, did he look at that area? This area the area that was missed for wetlands.

Uh, it vernal pools. Oh, for pool. I mean, he um he's very he's very good at that. Like I I chalk this myths up as bad initial data and that's why he just didn't get over there. So, in terms of his how he identifies, I have no question.

Oh, no. I'm not I'm not I'm not suggesting that at all. What I'm saying is in the area that he missed before, is there potential a vernal pool could have been there? No. I I think we saw that too when we were out there. Vernal pools are very distinct. Um think about the mica pit up there.

Yeah. Yeah. Okay. So, yeah. So, I don't think so. The answer your question is no. I I don't have any um I was actually surprised that that was labeled a jurisdictional stream. Um but you know there I guess the you know I'm not a wetland scientist so I you know that's not my call. So um but I think he he's very good at that. So I don't think it's a vernal pool.

Okay. Does the new report mention vernal pools? Um because I was looking at the old report. I didn't see mention of vernal pools. So, and but I know we talked about it back in the day. Mhm. And so, I just want to make sure it's included in that.

Um, I will double check with him. I don't think he specifically mentions cuz that's they're two separate. Um, I mean, he certainly when he goes out there, he will identify if he thinks there's a vera pool, but then it's a separate survey, right? It's it's a different delineation technique. Um, so oftent times he'll do that separately depending on how how big the site is, how many wetlands he has to flag. He may be like, "Oh, there's a couple vernal pools out here. I've pinged them, but I should go out and make sure it's um significant or non-significant, how big they are, etc." So, I don't I don't I will double check with him on that, but I don't think that he specifically did a vernal pool survey on that new wetland. I don't think there was any reason for him to necessarily.

If he could just update that like from his professional opinion. Yeah. Um Okay. And one more thing, and I'll I'll break in a sec. Um I think last time we talked um the main department of inland fisheries and wildlife you had consulted with

but was there a potential for significant vernal pool somewhere? Uh they were checking the mica pit and that was determined not to be significant because it's manmade. So you got a response back on that? Yes. Okay. Yeah. I I don't I I that might have been provided preliminary. I don't I don't remember. I will

double check but it will be provided if it has wasn't provided preliminary. I'll check our records. I'll provide it again at final. Okay. And then does the main department of fisheries and wildlife need to be updated with a new site plan?

Uh not necessarily the site plan, but the um potentially the um wetland addendum. Okay. Yeah. So I'll ask for that then too for final. Yeah. I'll have to double check. I think it's it's usually it's more related to like Army Corps, especially if we make impacts. Um but I'll double check on the ifn. Um they may not, but um I'll I'll

double check with them. I think that'll be the easiest thing. Yeah, the the letter that you have right now is I think pretty old. Um talks about a 16 lot. Yeah, that's probably from the very beginning. So it probably would be great to have an updated fisheries and ws for final

Yes. All right. So, you mentioned that Coral Palmer had flags some items on the revised plans. Yes. Specifically on the front where the entrance is. Can you elaborate on what they may have found if you are at this point? anything that would like majorly change the orientation number of lots or

uh no so the most of them were minor to you know add this detail here add this note which is describing your ordinance to be on the subdivision plan that you didn't have um we did make some minor changes to the back where um the probably the biggest change um is we took away a buffer we had in the back at the um hammerhead and that's because we're able to get the buffering we need at the front um better and it was a little awkward to have like a um you know a ditch that gets over there and it just seems like we didn't need that anymore. It also simplified how we were dealing with a hammerhead. There was some curb there uh that we didn't need anymore. Um so we thought that would be best to simplify. Um we show we shared that in our comment response to Gor Palmer. They didn't have any issues. Um and anything else we change going forward will be addressed in their updated response that they sent to us.

Thank you. But no, yeah, no other orientation with these. No other issues with um other than the minor comments that we should add to the subdivision plan. No other issues like majorly with the design that we had. Thank you.

so talked about D still in review, right? Unsure on that timeline. Yes. What was your best guess? You don't It's It's fine if you don't have one. I couple months. Okay. Like it's it's really hard to gauge. Then we we sometimes just have to be like um attaching to the head of D sometimes to like get some of our questions

copying them and it just they just don't have any people. So they you know we're trying to give them space you know we we already knew we were going to come into the extension request. Um so it it doesn't make sense for us to like we we certainly want it sooner rather than later but we don't need to like startounding them every day for a permit. We're still waiting on a few other things as well.

Talking about that once we get into because we're obviously talking about an extension and I think that we don't necessarily put an exact date on an extension. Correct. Um because we would we would if we did we would the possibility of having to revise that as things with D backlog is

can't get any guarantee from the D and that's that's a controlling factor. Um my opinion is that we ask the applicant what they feel comfortable with. That's where I was with it. Yeah. And so as I was if I could just continue a little bit DOT, you're pretty much done. You almost got the or sounds like you've gotten approval. Just need to wrap that up.

Yep. Um Army Corps, same sounds like Yeah. in the in the next in the next month. I would I would s suggest it really depends on how quickly they work in North Dakota. Um and if something comes up with their review, uh they still have to go through their process. Um but I was just emailing the person last couple days and they they don't see any hiccups. It's just a matter of getting all through the process itself.

Okay. And the Gorl Palmer sounds like they're they're working fast. Yeah, they great to hear. Yeah, they they did a they did a thorough to make sure we had we had updated cost estimates and we're we're still waiting on a hydrogeeological report um from Mark Hampton which we should be getting soon as well. It's all like soon. It's all like within the next, you know,

couple months couple months. Um Okay. Yeah. So, yeah, that's where I was going to go with it is um what's your thought? So, uh, my my thought in here to request a six-month extension just in case anything goes ary in that six months. And I think that's, you know, you have six months for primitive final, just doing a an easy six-month extension just so we can get everything we need in the summer. And honestly, we might um be applying more in September, October, se August time frame. It's just really like when the last things come in. Um, so six months is what I was going to request.

So, members here on this? reached out to look at those wetlands. Um, it is unfortunate um that it was missed. I think having our sidewalks is really important. Um, it's also important that the wetlands folks have the latest and greatest plans when they go out there to make sure that they're looking at the property as a whole.

Yeah. Or all the parts of the property. Yeah. Um, and I I I'm I'm glad to see that um there's one less curb cut or opening on on the road. Yeah. And we're using an existing curb cut. That's that's a great it's a nice change to to the plan.

Yep. enhancement to the um so I think six months is is conservative. I think that's great. Um and that doesn't push us into a position where the application needs to be resubmitted. Correct. That's the purpose of an extension.

Okay. Um so 6 months is where are we? Today's June. Yeah. It' be like December. October. December. I have to always count on my fingers. July, August, September. Yeah, December. December, which like I said, I think we'll be in prior, but I don't know. A lot of things can happen.

The one thing I was thinking about is uh you said that you are going to um uh follow along with the BAT clearing window recommended and I think it ends in March. So, if you get approval, say December, January, you're getting close. just for for your thought there. Yes. You know,

but you know, actually, you know, just the way it kind of things out, it actually plays pretty well in terms of when if we get what we think we're going to get in terms of approvals, then they'll as soon as they get approval, they'll be able to start November hopefully. Um,

barring anything that changes. Um, so that should work out pretty well. Um, but yeah, it, you know, it will end in March or whatever, March 15th, I think, or something like that. Um, really August. you can't do anything,

right? That's November 1st to March is when you can is when we can. It's easier to say it that way. Yeah. Um, sorry, I I don't mean to say keep going. Oh, I'm here. I have one I have one George in our notes uh mentioned, you know, we

were approve if we approve this extension, you know, um we haven't really had that much time to review the changes. Um and yeah, there hasn't been much change like in the back 40. Um there's been quite a bit of change in the front 40, but what I would say is I am okay with granting the extension um with the applicant understanding that we haven't fully reviewed it.

We're not here to review anything. Well, I just mean well the prelim. So they're changing the site plan and so we haven't really dug into that. We dug into the previous site plan for the prelim. So, I guess the document that I just handed out, we'll address that.

Okay. Okay. Good. All right. And you're going to summarize that, George, for us? Okay. Thank you. Okay. So, as we've been discussing um and learning the importance of documentation, so in the past when we've done extensions, we've just kind of had this discussion and then have a simple grant extension. However, the ordinance specifies that you have to make certain findings when you do an extension.

And as we're learning from other projects, uh having that documentation is important not just for the board but for the applicant because if anyone ever challenges the decision, uh they will look for any and all failures to address uh ordinance requirements. So what I did was I used are more and more utilizing AI assistance in this in this process. So that what I did was I took all of the applicants submission and my agenda notes and I uploaded them and asked AI to prepare a formal set of findings based on this uh application uh extension request and prepare findings that uh meet the requirements of the ordinance. So this document is a set of draft findings of fact uh relating to the Greystone Ridge preliminary appro subdivision approval extension request. So it summarizes the requested action, the original approval, the original deadline, the extension request, the applicable standard of 6.8A.

Uh and then the findings that support the extension. I'll just read the bullets. uh timely request. They've done it before it expired as required. The cause for the delay. They've provided documentation. You've had discussion of that. The additional field review specifically of the resource identification. The documented redesign of the entrance road you discussed tonight. Uh engineering revisions are underway.

um fire pond uh has been incorporated and they're doing a hydraological analysis of that. The agency and peer review progress we they've updated the cluster subdivision calculations. It's substantially consistent other than as discussed with that front road portion with the preliminary approval and there's this is not intended to be a wave waiver of any part of the final review process and the uh there have been no amendments to the ordinance that would affect this project. So your conclusion for the reasons stated above, you find that the applicant has demonstrated progress toward the final filing and has provided sufficient cause for delay to meet the requirements of 6.8A subject to the conditions. Draft conditions are the extension is granted. U I'm not sure this specifies. I think it says insert suggest January 14th which I'm assuming would be 6 months.

That's okay. uh original conditions remain in effect. That's important. Uh final plan consistency, the agency approvals being done, the peer review being completed, the resource avoidance and wetland documentation. Juliet, that addresses that those concerns that you raised tonight. I think updated calculations and the plan notes. We also had some discussion of the need to uh do a little bit of tweaking on that. confirming when it comes back for final approval that no applicable ordinance changes have occurred. Uh and then finally the uh clarification of no construction is authorized and it spells all of that out and then uh failure to submit within the time frame uh will again necessitate another extension request and then we even generated a proposed optional motion language. So this would provide the needed documentation to cross all the tees and dot all the eyes from a legal standpoint.

minutes. Okay. Can I have can I say a couple comments, George? Sure. In relation to this? Yeah. And propose any changes to it. This is a draft. Yeah. So just based on what we've talked about um the first being number three under conditions final plan consistency. So that's where I was going with this is that we say that the final plan shall be consistent with the approved prelim plan. Right? So that was back then. Then it says any changes from the approved prelim plan including the revised entrance road alignment related to storm water wetlands blah blah blah

shall be clearly identified in the final plan submission and reviewed under our criteria at that stage. Okay. So that's kind of where I was going was like we'll be reviewing that at that stage. Yes. I think that I think that's that's absolutely

it'll it'll make it go faster right for you which I think is what you want. Number four, I would like to add the main Department of Inland Fisheries and Wildlife to that list of agencies per what we talked about um sending another another consultation letter to them with the updated um plan set and number of lots etc. Right. Wetland report.

Yes. Wetland report specifically. I think that's the the one that they care about the most is Yeah. Well, just also the cover. Look at the letter you sent them. It's it's old. Um, next is number five. I would like we talked about before we got into this application. Um, I don't know if we need to say this in here, George, but uh, peer review completion will look like us receiving a final report from the third party reviewer. Right.

Absolutely. Yep. Okay. Last thing is number six. Um, let's add wetland documentation plus vernal pool updated report. that I don't know if he he might provide a letter stating there's no vernal pools, but I don't know if he's if there's nothing there. I don't know if he's going to

provide a full report. No, no. Whatever he thinks is good. But I I would think that if we're adding additional area to the survey that he didn't look at, he might want to say something, whatever that might look like, or just confirm that Vernal proves you're not present.

Or just confirm. Yes, exactly. And it could be in an email. It doesn't need to be anything formal, just updating the file for them. Thank you. that need to be amended and it's four and six. I feel like three and five address your concerns. Four, you wanted to add Main Department inland Fisheries and Wildlife.

Yep. And then six, you wanted to add the vernal pool language. That's correct. If we think number five captures the final report from the third party reviewer, I do. Okay. All right. Yeah. So, just the changes to number four and number six.

Yeah. You I'm okay with that? Yeah. Okay. Making a motion. Uh yeah, I'll make a motion in that direction. And did anyone else have any comments and questions on this? Just spelled out a motion. Wow, look at that. All right. I move that.

applicant's request for an extension of the January 14th, 2026 preliminary subdivision approval for the Greystone Ridge Cluster subdivision pursuant to section 6.8. A of the Durham Land use ordinance based on the findings that the applicant has provided a timely written request, identified causes for delay, and documented progress towards filing the final plan application, including revised road alignment, agency permit submissions, continued peer review, and related engineering revisions. The extension is granted through December 3rd, 2026.

January 14, 27th, 2027. January 14 months. That's six months or so. Okay. All right. January 14, 2027. Right. And is subject to the conditions of approval stated in the updated notice of decision. Ask a question. Second.

Okay. Why is it We're granting a six-month extension, right? But from the original, it currently goes through July 14th, 226. Oh, it goes through July 14. Got it. Thank you so much. Okay, that makes sense. And your motion includes the changes to four and six.

Yes. We didn't really talk about That's fine. You got it. It'll be in there. We didn't really talk about the Yeah, you got that AI. Yeah. Seriously. No, not for me. I can second. Okay. Thank you very much. Very much. Good job.

Got a couple of nice days ahead. Hopefully you can enjoy them. Couple warm days. You as well. Couple of wet weekend comes. Yeah, the weekend comes. Sunday looks good. Okay. Um uh last on the agenda I believe number eight other business uh planning board discussion of representation on interim economic development committee.

discussion? town has received a grant to do a study of the area uh south of uh actually the power line along um Hollowell Road near Cushing Road down to Brown Road and then over past uh the uh there's the Bell Farms is kind of an agricultural area back there. So I'm not sure the exact distance. The map kind of showed the study area. So the goal of the project is to basically do a feasibility analysis of if the town were to uh try to establish an economic development district uh for the purposes of generating some needed tax base beyond existing residences. uh that this would be a potentially very opportunistic area to do that for a number of reasons. Obviously, we've had the uh better energy storage project was proposed for that area which would have been a $300 million project. Uh we have several existing gravel pits which are hot topic right now and one of the discussions has been of trying to get a positive result

from those gravel pits rather than just the impacts. So, we'll be exploring. Many other communities across the state have been uh putting solar farms into gravel pits, which is kind of like an opportunity to put in some needed capital for reclamation and basically make it a win-win for the gravel pit operator and the solar farms because those are the ideal places because typically they're uh they're not elevated. uh they're not open to public views and uh best of all they have no shade trees so they're they're very very favorable for locations for solar farms.

They're also already disturbed and they're already disturbed. Don't need to cut anything. So, uh that's another factor that argues for this particular area. Uh access to the power lines for those alternative energy sources. U we've already had one proposal for a major battery energy storage system there. Um and then you have a number of natural resource-based industries in the area to include the gravel pits but also there's a uh wood processing custom wood processing that has been before this board to uh to for approval of a sawmill. Uh there's another wood processing uh entity there. So uh there was a major one of the highest paying taxpayers is the KOA campground in that area. Uh so that is another example of a pseudo in a natural

resource-based industry opportunity. And then also the Bell Farms which is fairly significant operation in Auburn. Uh they have these fields in uh in Durham and as well as some over near the town line with Auburn. And so there there's a significant uh agricultural energy

synergy potential here that would tap into uh potentially establishing a uh opportunity for the town to build some tax base. Now there are challenges with that obviously uh impacts uh another factor lending itself toward this is that there's a limited resident limited relatively limited residential base in that area. Uh very large parcels uh there's opportunity to keep that development away from the existing road uh residences along Brown Road as well as the Hollowwell Road and Cushing Road. Uh but at the same time there's just an awful lot of uh vacant land there that could be utilized for this type of rural Durham uh type economic development as opposed to Freeport other more builtup areas. So the goal would be to find something that works in Durham. Um and so that we're talking about we've got a grant for $75,000. We've signed a contract with Greater Portland Council of Governments. they'll be doing all the

research uh the neighborhood or the excuse me stakeholder outreach uh kind of serving the committee but like we did with the community facilities have a have a citizen oversight committee to kind of you know review the process

uh make sure that it fits the Durham uh location and uh values of the comprehensive plan. Uh and then hopefully that committee when it when it when the project is concluded will be able to be comfortable with it enough to present it to the select board as and the community as a as something to move forward with. And the other uh aspect of it that we've looked at and that's very important is to have an actionable plan

as opposed to a study that will generate more study which is typical of these types of because there is there is a lot of research that's needed and before you do that you need to kind of do a visioning process and a feasibility analysis to determine does it even make does it even make sense to move forward with it. Once you establish that, then the goal would be not to have uh the the makings of a plan that's going to take another two or three years before you can get any meaningful tax generation from it, but uh to have something that is uh can move forward quickly if it's determined by the select board and ultimately the voters of the town at town meeting have something for the for the next town meeting or at least by the second town meeting after that or a special town depending on what the results are. So, what we've talked about is rather than forming another committee for the town,

uh, which we're already overstretched, uh, to have what we're calling an interim economic development committee consisting of the leadership or representatives of the groups that are currently involved in land use policy, which would be the planning board. Obviously, you reviewed you would review the development. Uh, you've already reviewed development in that area. uh the conservation commission which has done a lot of a study on alternative energy including a review of where in town they they're best suited and where they're not suited. Uh the agriculture committee which is working on uh uh amendments to the agricultural regulations to bring them into the 21st century. Um and they bring an expertise to the issues of agricultural and potential agricultural production. Um and then we have the um so we got the planning board, the conservation commission, the agriculture committee and a representative of the select board

as well. Uh and then ask for a volunteer from the community that has particular development expertise as opposed to just a citizen. Uh we really want to get as much resources into this to have it be as effective as pos possible. So that's kind of the we your packet includes a draft resolution for the select board to consider that that I worked with town manager to prepare. And so at this point just wanted to bring you up to speed with it and hopefully get you prepared to respond when the select board decides

whether to move forward with that interim economic development committee. The goal would be to start as soon after the town meeting as possible. and I used up a lot of energy on that. Um, you mentioned so this is on the Auburn line or close to Auburn here, right?

No, it's close to the tunnel. You mentioned Bell Farms. Well, Bell Farms has farm land over on on the other side of uh would be uh Stack Pole Road. Okay. By that power line. They have they have fields in Durham over there. Plus they have fields right in this area.

Okay. So are we close to panel here? Sorry, I I Well, Brown Road is the line, half of it is I don't have to. So, um I'm just curious if we could possibly we don't need possibly coordinate with other agenc other towns like not make this just a a derm like if we're so close to other towns and they're doing similar things like maybe it would help if we kind of bond with others too but we don't need to figure that out right now. Yeah.

Could be that could be a discussion of the interconomic development committee during the process. Okay. And then the timeline you said um hoping to pick a interim community soon. Yes. Is the select board meeting on this? Are they this month or is this just going to be a

It's probably going to happen after the town meeting. After that's their 23rd, I think is their next I think that 23rd is the next cuz they they met on the first because they had a timeline to meet with the posting of the articles,

right? Um and so at that time they would be discussing who's going to be on the committee or will it be we're going to you know create this committee who wants to be on it like will we be talking about this again next month us

I I believe you expressed an interest correct yeah no I'm just trying to figure out like timeline like so I think I think doesn't it say in here George that the it would start in January is that what I read I don't think So, but that certainly would not. No, we're already they're already starting. I mean, they're they're formulating the the background to get off get off the ground.

Okay. So, it sounds like the decision on the interim committee would their funding is for a two-year process. Okay. But there's nothing that says we have to take a full year two years to do it. Got it. And this is going to be similar to the open space

sort of. Yeah. Yeah. Okay. So, same program actually the funding. Oh, okay. Community action grant. Yeah. Okay. So, would we as a planning board agree on who represents us or select going to determine how that process works?

Well, they'll probably initially suggest the leaders of each group. But if you know if you have candidates that are more qualified, more interested, then I would love that. And the other thing we've discussed is possibly having an alternate

so that if that I mean there's so many committees that people are serving on already with other personal conflicts. It might be good to have the alternate for each Yeah. each of those. Yeah. Yeah. I would love to serve on it. Um, I think my experience in energy, um, specifically solar and storage could only help. Um,

it's it's interesting when you talked about uh a closed pit would be a good candidate for putting in solar, but then we we probably would have to revise our ordinance because we talk about reclamation when a pit is closed. That could be part of the reclamation. But this this will also be discussing needed ordinance changes.

Y I move that uh we appoint Juliet to this committee since she expressed an interest and has the uh background to support it. Yeah, I'll second it. Having a subject matter expert in this very specific topic is a luxury. So I should take it and since she's expressed interest

and again obviously it'll be the select board that does the appointment but your recommendation will be that she be the appointee for the planning board. I appreciate that. All in favor? Thank you. Should we talk about as well please?

Oh I will. I will and I'll keep you all updated too. Uh George, you put that in your notes. That's one of the roles of the Yes, absolutely. is to keep y'all in the one of the go functions of the representatives will be to report back to their groups and get input from their groups.

And George, are you serving on the Well, I'll be involved for sure. I hope so. I really hope so. Along with my AI assistant. mastermind behind this, right? Like, I mean, it's AI. What about an alternate? Should we talk about an alternate or?

Yeah, that would be good. Would anyone be interested in being an alternate? And so this would be I guess if I, you know, die or um or can't make a meeting. Make the meeting. Okay. Yeah. Till death do it part. Yeah. anybody else has an interest in that.

Great. So moved. Yeah. All those in favor? And the the I'll just lump those together as one motion. Thank you. And the alternate part is not that's something that the select board would need to approve, right? Like cuz your your outline

because if they don't summary it says generally includes this area. Do you expect that this group would look at Durham as a whole? Not really. Uh what that does is it it holes open that during the process the boundaries of that may shrink or or expand if contact panel they've got a switching station over there with CMP

and they say oh let's let's work together here. And part of the the uh the impetus and and opportunity of this is that the agricultural community, you know, they could really benefit from this in terms of some production facilities that would serve them that are whoever if they're available, where are they? And

have and the other big part of it is the alternative energy is probably not going to generate tax base because it's tax exempt by the state on property taxes. However, that can really make a huge difference in terms of uh energy availability for very high energy consumption uh processes

and having that alternative energy might really make a difference in terms of their bottom line and if that gets plugged in. So as part of agriculture energy uh that these two things can be really symbiotic and and uh have that be one of your competitive advantages for other communities.

And you know the other realistic is you're competing with very big operations like Backyard Tomatoes in Madison which has 40 acre green houses. Um, and again, it's not that you're looking to do anything like that, but you're competing with those entities and their production capabilities and and capital availability. So, but I do think with what you've got going here in Durham with some of the like Replenova and Old Crow Ranch, uh, there's some real niche opportunities that could benefit from having combined production facilities, storage, and uh, processing.

uh that so it's just to explore it may not make sense may not be viable right don't know what we don't know yeah but we have a grant to look into this which is great that's great yeah no it's a great it's a great grant um and I know I brought this up with the select board before where our comp plan um lists the development of a well the creation of an economic development committee as a high priority that's never been addressed and this still doesn't seem to address that need or that

um topic in the comp plan. Um and this application also doesn't talk about how it meets our comp plan. Um but once at the completion of this, would it require that the comp plan be updated sooner than the state mandated time frame for comp plan updates?

It could be. And especially if you end up deciding to move forward with the establishment of an economic development district, then part of that process would be an addendum to the comprehensive plan. And on the issue of the uh economic development committee, this is a step first step toward that. And one of the discussions of the pro study will be what should the entity management entity of this be and it could be an an econ permanent economic development committee. So it's an interim step toward that implementation goal of that goal

and a prudent one I think. of important to acknowledge that we're somewhat addressing um a high priority issue in the conflict. Great. Awesome. Thank you. I'll I'll do well. I won't let you down. We're We're counting on it.

No concerns. Mhm. I'll I'll second that motion to favor. All right, we're done. No, I want to talk about something else. You can't. Thank you all very much for showing up tonight. Appreciate it. No.