Rhino Capital presents Fox Estates plan for former Lakeville State Hospital site; hearing continued to Aug. 27

John O'Leary of Rhino Capital and his consultants presented the Fox Estates proposal for 33 Main Street, a 68‑unit, age‑qualified cottage‑home redevelopment on a 49.4‑acre portion of the former Lakeville State Hospital site.

Brittany Gessner, a civil engineer with VHB, told the commission the project includes roadways, stormwater systems, a walking trail, clubhouse and removal of an unlined solid‑waste disposal area that covers more than an acre. She estimated the direct wetland impact associated with removing the disposal area at about 510 square feet and said the wetlands team expects to replicate the disturbed area on a 1:1 basis after removal. Because one affected wetland is a certified vernal pool (certified in 1991), Gessner said the project will require a MassDEP water‑quality certificate and pre‑construction notification to the U.S. Army Corps of Engineers; the applicant expects to reuse portions of the approvals granted in 2020 and update them as needed.

Gessner said the project team prepared a single, comprehensive stormwater management report covering the entire 49.4‑acre property rather than separate reports for each phase. The report proposes three infiltration basins for Fox Estates, a treatment system designed to provide about 80% TSS removal, and recharge that exceeds state requirements. She said the planning board has engaged a third‑party peer reviewer (Environmental Partners) and the conservation commission indicated it would piggyback that review rather than duplicate it.

The team showed photos of the solid‑waste disposal area and described a restoration approach that emphasizes removing debris, replacing it with natural topography and adding woody debris and native vegetation. Gessner said landfill removal within the wetland will be performed by hand where necessary, with machines working from upland areas, and that removal will be monitored daily by a licensed site professional (LSP) and by a wetland scientist with reporting to MassDEP during active removal.

Commissioners raised several concerns during questions: whether the overall redevelopment could be advanced in phases (the applicant said the proponent views the master plan as largely 'all or nothing' because of cleanup costs and NEPA requirements), whether the existing certified vernal pool still functions as a vernal pool (the team questioned its current function but noted decertification is difficult), and whether a 1:1 replication ratio is sufficient (a commissioner asked the team to consider 1.5:1 because MassDEP monitoring success thresholds are typically near 70%).

Gessner also reported that the team found an apparent blockage at an outlet under Rhode Island Road that appears to be retaining water on the property; she recommended the town or applicant contact MassDOT or the appropriate owner to address the blockage because it could change wetland extent and affect construction.

The commission did not close the hearing. After discussion the commission voted to continue the 33 Main Street/Fox Estates hearing to August 27, 2024, at 7:00 PM at the Lakeville Police Station and asked the applicant to provide the 2020 peer review materials to staff ahead of the next meeting.

What happens next: The planning board's peer review of stormwater will continue; the conservation commission will review the wetlands peer review and updated submittals. The hearing remains open and pending additional materials and peer‑review comment.