Plymouth zoning board approves special exceptions for duplexes on Texas Hill Road

The Plymouth Zoning Board on a meeting date not specified approved two special-exception applications that allow developer Ben Downing to build two duplex buildings on each of two adjacent lots on Texas Hill Road, a total of four duplexes yielding eight rental units.

The project, proposed on two lots measuring about 2.72 and 2.25 acres, is intended to provide “workforce housing” close to town. "The purpose of building these duplex units is going to be to rent them out to young professionals and young families," applicant Ben Downing told the board during the public session.

A nut graf: Board members found the proposal met the town's special-exception criteria — including compatibility with neighborhood character, adequate lot size, and no identified safety hazard from the proposed driveways — and voted to approve both applications (map 221-068 at 112 Texas Hill Road and map 221-070). The approvals were unanimous; planning-board review and required state permits remain before construction can proceed.

Board members and staff discussed several practical details during the hearing. The applications show two duplex buildings per lot, with each unit roughly 1,150 square feet and a possible full basement depending on geotechnical results. Downing said the driveways would be gravel with one curb cut per lot and that he expects visibility from each driveway to be adequate; the board included a finding that, as described by the applicant, there would be no safety issue with driveway visibility.

Utilities and site services are not municipal: there is no town water or sewer available to the properties, and the board recorded that each dwelling would be served by on-site septic systems. Downing and his consultant said well capacity is not yet confirmed (the site plan currently shows up to two wells per lot) and that the town’s Department of Environmental Services permitting for wells will apply.

Public comment included two speakers in favor: a local business owner and a resident who said they know the family and support the project. Several board members noted a nearby duplex built under a 1989 special exception as a precedent. Board members also recorded that the conceptual plan indicates the buildings should meet setback requirements and that underdevelopment of the lots would likely allow retention of natural vegetation as screening.

The board read and approved findings of fact that the proposed use is allowed by special exception, that the lots are adequate in size, that the proposal is compatible with the mixed single-family and multifamily character of the neighborhood, and that the use will not place an excessive burden on town services. The board also noted the applications have not yet gone to the planning board and that planning-board approval is required for site layout and other detailed review.

Votes at a glance: - Application 221-068 (112 Texas Hill Road): Motion to approve the special exception to allow two-family dwellings in the single-family zoning district — approved (unanimous). - Application 221-070: Motion to approve the special exception — approved (unanimous).

Next steps: The approvals grant the zoning special exceptions only; Downing must pursue planning-board review for site-plan and layout approval and obtain required state permits (wells, septic) before building. The board also recorded procedural items discussed after the hearing about public-notice timing and state changes to appeal rules, which may affect future hearings but do not alter these approvals.

Ending: The applicant thanked the board and public for their comments; board members congratulated Downing on a well-prepared application and closed the item. Construction may not begin until required planning-board approvals and state permits are secured.