The Harwich Planning Board cleared a critical hurdle for the Phase 3A sewer expansion Tuesday night, voting unanimously to waive site plan review for a new water pump station at 15 Wales Road. The project is a cornerstone of the town’s ongoing effort to mitigate phosphorus levels in Joseph’s Pond, Bucks Pond, and Kitty’s Pond, utilizing a small-scale infrastructure footprint to address long-standing environmental impairments.

A representative for town administration, identified as Tony, emphasized the timing of the approval, noting that it was essential for securing upcoming financial support. He told the board that this particular hearing is important as we get ready to submit our state revolving fund package here in a few weeks. The facility will house a submersible pump station, a backup generator with a noise-canceling enclosure, and an electrical cabinet. Brendan Nokowski of engineering firm GHD explained that the design was intentionally compact to avoid encroaching on protected areas, stating, We are requesting the waiver because the site plan has not substantially changed the relationship between the structure and the site.

Planning and Community Development Director Christine Flynn supported the waiver, pointing out that the structure’s impact would be minimal compared to typical residential outbuildings. The water pump station is only going to be 61 square feet. I've seen sheds larger than what's being proposed here, Flynn said, adding that the project had already been vetted through the town meeting and capital outlay processes. Motion Made by M. Maslowski to endorse waiver from site plan review special permit pursuant to Harwich code section 325-55F for PB2025-25. Motion Passed (7-0).

The discussion regarding the Wales Road project also highlighted a disconnect in town communications. Resident Selene Federesi of 12 Wales Road attended the meeting to voice concerns about building on wetlands, but noted that the official notice she received listed an address that left her searching the town for the meeting. I received a notice about an Abutters meeting and FYI, it said it's at the cultural center on 263 South Street, Federesi said. I went for directions and they said there's no such place. Flynn clarified that 263 South Street is the legal address for the building commonly known as 204 Sisson Road. Addressing the environmental concerns, Elizabeth Cheeseman of GHD noted that the equipment was placed to maintain a 52-foot distance from the wetland line, bolstered by three four-man boulders to help delineate the 50-foot buffer so that we stay out of that area.

The board also turned its attention to the Pine Oaks Village 4 comprehensive permit, a 242-unit 40B project currently before the Zoning Board of Appeals (ZBA). Flynn presented a draft memo of recommendations for the ZBA, emphasizing the need for sensitivity to the residents in the North Harwich area and the relative impacts in that neighborhood. She noted that the Planning Board’s role is to provide suggestions on site design, lighting, and landscaping, though the ZBA remains the sole permitting authority. Chair Duncan Berry pushed for a quick turnaround on the board’s feedback, telling members, I would ask that we attend to this in the next 48 hours and by no later than close of business Friday, submit any and all comments.

A debate emerged during a discussion about creating a new zoning working group intended to modernize Harwich’s code. Director Flynn informed the board she is working with the interim town administrator to develop a scope of work for updating the town zoning map as part of the capital outlay budget. Member A. Clark Tucker advocated for securing professional help, asking, Can I request that if we need funds for a consultant, we get those funds in front of the administrator for Capital Outlay?

While Chair Berry argued the working group would help resolve recurring land-use conflicts from the bottom-up, Member Harry Munns questioned the board's authority to initiate such a project. I don't see anything in the code that gives us the authority to unilaterally go out and do this work, Munns said, adding that he recalled past zoning work being driven by marching orders from the Select Board rather than spontaneous board generation. Flynn countered that state law empowers planning boards to recommend regulations, assuring the board that the group would maintain open communication with town leadership. A. Clark Tucker noted the work was well overdue, having been stalled since the onset of the pandemic.

In other business, the board quickly handled several administrative items. An Approval Not Required (ANR) plan for Nicholas G. Mitchell III at 246 Queen Anne Road was endorsed to divide two lots into three. John Ka, representing the applicant, stated the plan met all bulk and area requirements, noting this is just an ANR plan despite separate site plan issues being addressed elsewhere. Motion Made by M. Maslowski to endorse the ANR for case number PB2025-21. Motion Passed (7-0).

The board also approved several delays for major projects. The public hearing for SSHport LLC’s 28-unit structure at 606 Route 28—the site of the former "Sunday School" ice cream shop—was continued at the applicant’s request. Motion Made by D. Berry to continue the public hearing to October 28, 2025, no earlier than 6:30 PM. Motion Passed (7-0). Additionally, an ANR plan for St. Peter's Lutheran Church was extended. Motion Made by M. Maslowski to extend public meeting PB2025-26 to October 14, 2025, no later than 6:30 PM. Motion Passed (7-0). Finally, Tiger Realty Trust was permitted to withdraw its application for a new steel building at 237 Queen Anne Road. Motion Made by M. Maslowski to withdraw PB2025-24 without prejudice. Motion Passed (7-0). Members Emily Brutti, Allan Peterson, and Ann Newman were also present and participated in the unanimous votes.