The Harwich Conservation Commission set in motion a rigorous independent audit of a massive 31-acre site on Queen Anne Road Wednesday night, authorizing a formal request for proposals (RFP) to verify complex wetland boundaries. The parcels, owned by Queen Anne Acres LLC and Midcape Church Homes, are central to the proposed Pine Oaks Village expansion. Because of the project's scale and the presence of multiple isolated wetlands, the Commission opted for a third-party peer review to ensure the accuracy of the applicant's delineation.

The decision comes amid growing community scrutiny regarding how the development might interact with Harwich’s future wastewater infrastructure. Resident Teresa Johnson raised concerns about the proximity of a potential town sewer recharge area, noting that the town should provide the third-party vendor with the sewer recharge information because it could affect the vernal pools. She warned that such a facility would potentially increase the groundwater table and also increase nitrogen and PFAS levels. Conservation Agent Amy Usowski clarified that while nitrogen and wastewater recharge are high priorities for the town, the current review is limited to boundary confirmation. That would be at a later date at the time of the Notice of Intent application, Usowski explained, noting the current application is only to confirm the location of resources, not to approve construction. Motion Made by W. Coulson to continue to June 17, 2026, and to issue the request for proposal (RFP) for third-party review of the wetland delineation. Motion Passed 5-0-0 (M. Coleman recused).

The applicant’s team, including Bob Don of Pine Oaks Village and Brian Madden of LEC Environmental, expressed a desire to move forward cautiously to avoid any perception of impropriety in the consultant selection. I believe we just continued at the last meeting to get the RFP drafted and to be voted on, Don said. Madden added that the team wanted to vet out any conflicts of interest or appearances thereof before a firm is officially selected for the peer review. Vice Chair Mark Coleman recused himself from the proceedings, citing potential conflicts.

Furthering the town’s recent trend toward strict regulatory deterrence, the Commission held a show cause hearing for 188 Route 28, the site of the former Potted Geranium property. The owner, identified as Renato, had performed significant clearing and grading in an AE-12 flood zone without securing the necessary permits. Usowski informed the board that the town had already stopped the work and collected a fine, but further remediation is required. Renato told the Commission, I purchased the property and I didn't know this flood zone thing was an issue. I was going to put gravel to make the parking area in the front.

Member Wayne Coulson insisted on a detailed restoration strategy before any future work is sanctioned. If we're going to have them replant some of the trees in the backyard there, we should have a plan showing what trees and where, Coulson said. The property’s architect, Moro, indicated the scope of the parking project is being reduced to address these concerns. Motion Made by W. Coulson to require the filing of an after-the-fact Notice of Intent by July 20, 2026, including site plans and a planting schedule. Motion Passed 6-0-0.

The Commission also reviewed a major redevelopment at 265 Bay Road, where Peter and Caroline Chapman proposed replacing a large tennis court with a smaller pickleball court and constructing a new dwelling within the Pleasant Bay Area of Critical Environmental Concern (ACEC). Engineer David Clark argued the project represents an environmental upgrade, stating, We're basically turning the 100-foot buffer back into what the intended purpose under the Rivers Act was. The plan involves a net reduction in site coverage and the removal of invasive species like English ivy and bittersweet. Caitlyn Cameilleri of Blueflax Design added that the goal is to restore the full area and limit of work that's to be disturbed.

However, the board raised questions regarding pool maintenance and invasive management on the coastal bank. Chair John Ketchum noted that the proposed leaching pit for the swimming pool conflicted with standard policy. Traditionally, the swimming pool would be required to have the drain down pumped off and removed from the site, Ketchum said, describing it as a standard condition for pools in our jurisdiction. Usowski also flagged a significant infestation of Japanese Knotweed on the property, suggesting its eradication be a condition of approval. Motion Made by W. Coulson to continue the hearing to June 3, 2026, pending a DEP number. Motion Passed 6-0-0.

Residential improvements at 38 South Chatham Road saw a smoother path to approval after Thomas and Courtney Perina revised their plans to move a driveway and deck entirely out of the 50-foot "no-disturb" buffer. We have reduced the driveway by 48 square feet and removed it so it's entirely out of the 50-foot buffer, said designer Mike Tannis. Member Sophia Pilling questioned the maintenance of a proposed native lawn, asking, Is the native lawn going to be maintained and mowed? Tannis confirmed it would be mowed but managed without fertilizers or pesticides, a key requirement for the board. Motion Made by W. Coulson to approve the Notice of Intent for 38 South Chatham Road. Motion Passed 6-0-0.

In other business, the Commission considered a request from Charlotte and John Randall to build a 799-square-foot accessory dwelling unit (ADU) at 1 Squash Meadow. Architect Stephanie Sequin noted the project utilizes a Title Five system with improved capacity for four bedrooms. To mitigate the impact near a cranberry bog, Teresa Sprague proposed interplanting 3,500 square feet of native vegetation. The main goal of the planting plan is to restore the entire disturbed area, Sprague said. Motion Made by W. Coulson to continue Squash Meadow to June 3, 2026, contingent on receiving a DEP number. Motion Passed 6-0-0.

Finally, the Commission authorized the release of Lot 1 at Chloe's Path for sale by issuing partial certificates of compliance. Usowski noted that while the subdivision has a protected area for turtles, the specific lot in question is not within the 100-foot buffer zone to a wetland and has remained undisturbed. Motion Made by W. Coulson for a partial certificate of compliance for Chloe’s Path Lot 1. Motion Passed 6-0-0. The Commission also formalized an approval for an addition at 80 Hoyt Road. Motion Made by W. Coulson to approve the Order of Conditions for 80 Hoyt Road. Motion Passed 6-0-0.