Sketch plan for four‑lot private way draws debate over cluster rules and a preserved grave

Paul Gabbos, speaking for property owner Mike Clare, presented a sketch plan for a private way to serve four residential lots on a 13.5‑acre property on South Street. Gabbos said the design was intentionally limited to four lots to preserve open space and prime agricultural soils; he noted a 250‑foot RP setback from the brook would constrain development area and that the net density calculation could yield up to eight lots but the applicant preferred four.

Board members and staff disagreed about whether Table A, note 18, legally mandates cluster development in the rural farm (RF) district. Planner David pulled up the ordinance language during the discussion and said note 18 refers to article 6 (cluster subdivisions), while the applicant and others argued the performance standards emphasize encouragement rather than an absolute mandate. Resident Roger Labonte flagged a marked grave and tree on the parcel; staff said any identified grave must be noted on the subdivision plan and deeds and preserved within a 25‑foot buffer if present. Several members asked staff to return with clarified ordinance language and suggested a site visit or field trip before the next formal hearing.