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Zoning board approves special exception for 3 Lakes materials wall at 10 Hamilton Way
Summary
The Plymouth Zoning Board of Adjustment approved a special exception allowing 3 Lakes Properties LLC to keep an accessory material storage wall that encroaches into the 15-foot side setback; board members noted the wall has existed since a 2019 site plan and found no complaints from abutters.
The Plymouth Zoning Board of Adjustment on Monday approved a special exception allowing 3 Lakes Properties LLC to maintain accessory material storage bins and a concrete block wall that extends into the 15-foot side setback at 10 Hamilton Way.
The decision came after the applicant’s representative, Mario Focoretto, described the history of the site and the construction. “I’m a professional engineer and a licensed land surveyor,” Focoretto said, and he told the board the structure was largely built from a 2019 planning-board plan and has been in continuous use since then.
The board’s decision followed a public hearing at which the applicant and company owner Colby Leonardine answered questions about proximity to neighbors, stormwater and truck access. Leonardine told the board the layout was designed so large delivery trucks can safely maneuver: “The main point to drive home on the hardship is that getting in a tri axle or tractor trailer will not be able to make the radiuses in,” Leonardine said.
The board reviewed the five special-exception criteria, including whether the site is appropriate for the use, whether the use would create a nuisance or hazard, and whether it would place undue burden on town services. Joseph (staff member) told the applicant at the start that four board members were present and that the applicant could choose to proceed or continue to a meeting with a full five‑member panel. The applicant elected to proceed.
Board members recorded factual findings that the existing wall appears to match the 2019 planning-board drawings, that the abutting parcel is forested and set back “hundreds of feet” from the wall, and that no abutter contact or letters had been received by the town. The board noted the wall encroaches roughly “7 to 8 feet,” about halfway into the 15‑foot side setback, and that the wall retains approximately 3–4 feet of soil in places.
After findings and discussion, a motion to approve the special exception for 3 Lakes Properties LLC at 10 Hamilton Way passed; the vote was recorded as unanimous among members present.
Board members advised the applicant to clean up the record for the 2019 installation. A board member said the town could still enforce the ordinance against the earlier wall, and staff offered to help the applicant seek retroactive approval for the 2019 wall as a separate application.
The board closed the public hearing and moved on to new business.
