The Planning Board convened to review a subdivision plan for property on North Main Street, located between Cedar Street and the MBTA parking lot. Caroline Reese of Merrill Engineers and Land Surveyors presented the "Approval Not Required" (ANR) plan on behalf of applicants Phil and Mary Anne, detailing the division of the land into two buildable lots and one non-buildable parcel. Reese noted that while the terrain features significant slopes and wetlands, the plan meets all zoning requirements, stating, Parcel A is nonbuildable. Um keep it as open space. It'll either go with probably lot two or perhaps the a butter. Board members closely examined the frontage and accessibility of the proposed lots, with Amy Glasmeier inquiring about the dimensions of the property's unique shape, asking, What's the width of the long neck?

During the deliberation, the board addressed technical aspects of the site, including the lack of existing sewer infrastructure in that section of North Main Street. Kevin Heine focused on the logistical constraints of the property, asking, Is there any other um infrastructure that is under the ground on the piece of property? Vice Chair Clark Brewer highlighted a typographical error on the submitted plans regarding the "non-buildable" label for Parcel A but ultimately supported the division based on its compliance with residency B zoning. Motion Made by C. Brewer to endorse the plan as submitted with an amendment to fix the non-buildable spelling on the ANR that is submitted for signature. Motion Passed 4-0.

The discussion then shifted to the board's strategic priorities for the coming year. Clark Brewer introduced a planning model used by the town of Plymouth, which involves a prioritized list of goals coordinated between the board and the planning department. I run across this um, example that Plymouth put together, Brewer explained, noting the importance of breaking out of departmental silos. The board expressed a desire to revisit the 2019 Master Plan to evaluate its implementation progress over the last six years. Amy Glasmeier advocated for a deeper dive into recent development trends, suggesting, Take a look at what we look like now, six years out, might not be a bad idea.

The conversation concluded with a serious look at town-wide infrastructure and environmental vulnerabilities. Deirdre Hobson raised concerns about the long-term viability of critical utilities, noting, We keep talking about water. Amy brought it up, but I mean that's like a ma beyond major for this town. She specifically pointed to the potential for the sewer treatment plant to be impacted by rising sea levels. Town Planner Cassandra Thayer reassured the board that these issues are being monitored through the Municipal Vulnerability Preparedness plan, stating, We're still pursuing grants to try to remedy um like raising up all of that equipment and whatnot. To facilitate future discussions, Thayer agreed to provide board members with updated hard copies of the town's zoning bylaws and Master Plan implementation matrices. Motion Made by C. Brewer to approve the January 7th, 2026 meeting minutes. Motion Passed 4-0. The meeting was adjourned at 7:15 PM