Planning Board
Wednesday, June 10, 2026
Meeting Minutes

The Harrisville Planning Board held a regular meeting and public hearing on Wednesday, June 10, 2026 at the town offices.

Members present: Ryan Stone Co-Chair, Courtney Cox Co-Chair, Jon Miner Secretary, Lisa Anderson, Sarah Kendall Alternate, Kathy Scott Select Board Alternate Representative, Don Scott Alternate
Attendees: Bruce Hamill, Jon Buschbaum, John Cucchi, Anne Cucchi, Phil Miner, Kathryn Miner
Recording Secretary: Mary Ann Noyer

Co-Chair Ryan Stone opened the meeting opened at 7:00 pm.

Agenda – Courtney Cox moved to approve the agenda as drafted. Kathy Scott seconded. All voted in favor.

Attendance, Roles and Voting members – Mr. Stone noted the voting members for the evening would include himself, Courtney Cox, Jon Miner, Kathy Scott and Lisa Anderson.

Minutes of previous meeting, 5/13 – Courtney Cox moved to approve the minutes of May 13. Kathy Scott seconded. All voted in favor.

Application for Boundary Line Adjustment, John Alexander Cucchi, 14 Loyd Lane (Map 30 – Lot 32-3) and Matthew Martini and Dana Page Young, 8 Loyd Lane (Map 30 – Lot 32-1) – Mr. Stone noted the PB received the application submission at its May meeting. Members reviewed the submission and found it complete pending submission of a signature from Martini & Young. The required signature was subsequently provided. Kathy Scott moved to accept the application as complete. Courtney Cox seconded. All voted in favor.

Representing the applicants, surveyor Jon Buschbaum of Envirespect Land Services, LLC, described the proposed boundary line adjustment according to the submitted plan.  The Cucchis propose to cede 40.51 feet of property along Skatutakee Road to Martini/Young. The adjustment does not create a new lot and does not affect the conformity of either existing lot, both of which currently conform and which will remain conforming lots in the lakeside district.  With the boundary line adjustment, which extends to the highwater mark, Martini/Young will have adequate frontage for seasonal dock installation in Skatutakee Lake.

Mr. Buschbaum separately noted that he located all of the pins identified by prior surveyor Ed Goodrich and, in doing so, identified a small piece of excess land believed to be owned by the town; however, the excess land has nothing to do with this application. Mr. Buschbaum further stated that the questionable 4-foot +/- right-of-way from Mr. Goodrich’s recorded plan has not been found in any other documentation.  Kathy Scott recommended that, for the future, the Select Board should clarify the right-of-way on the north side of Skatutakee Road. PB member agreed, but confirmed that the question does not pertain to the application before them.

PB members discussed and agreed that moving the Cucchis’ boundary line roughly 41’ doesn’t affect the dimensional requirements for either property and doesn’t create another lot. There were no questions from abutters or attendees.

Mr. Stone then closed the public hearing for board deliberation. Members reviewed the Reference Plan Notes and Legal Notes on the submitted plat.  With no further questions from the board, Jon Miner moved to approve the Boundary Line Adjustment application as presented. Kathy Scott seconded. During discussion, the board confirmed that a mylar is required for recording at the Registry of Deeds, in addition to the need for two hard copies and one digital copy for town records.  The board will issue a formal Notice of Decision.  The PB voted 5-0 in favor of the motion.

Ordinance Review Committee – The committee will meet Friday, June 12, at 3 pm at Town Hall.

211 Breed Road, LLC – The board was asked by attendees Phil & Kathy Miner to clarify whether the board’s approval of their 3-lot minor subdivision in January included releasing the restriction on their parcel on the south side of Breed Road.  It is the Miners’ understanding that the subdivision approval, which released the 1981 restriction on their lot on the north side of Breed Road, also applied to the 1.5-acre lot known as Map 40-Lot 102-17, clearing all of the lots for buildability; however, the minutes of the January meeting and hearing are not clear on this.  The Town Assessor requires documentation and a clear decision from a land use board before she can change the condition and remove the restriction stated on the tax card.   The Miners further noted that the deed for 40-102-17 does not say the lot is non-buildable.

Ryan Stone stated that the January application pertained to land on the north side of Breed Road and that the additional parcel was not part of that review or decision.  The board only voted on the 3-lot subdivision, with no part of the deliberation or January decision affecting 40-102-17. The Miners believe that the restriction had to also be removed on 40-102-17 to approve the subdivision.

The board and property owners briefly discussed the relevance of the Wilmot case, considered as part of the subdivision application and hearing in January.  Courtney Cox noted her need to revisit that case for relevance to the question of 40-102-17 and to discuss the matter with town counsel and the ZBA Chair.  The PB agreed all members should revisit the case.

Members also discussed options for a process for the Miners to move forward to seek permission to build on the non-conforming lot. The Miners noted they are preparing an application to the ZBA.  They feel they have been delayed several months given the lack of clarity. The PB reaffirmed their position that the January decision did not pertain to 40-102-17 and committed to responding to the Miners as soon as possible once feedback is obtained from counsel.

Site Plan Review Regulations – The board returned to review of the existing Site Plan Review regulations for potential revisions. Courtney Cox and Sarah Kendall both shared suggestions for consolidated the language and streamlining the format to make it more user friendly for applicants and board members. Following discussion, PB members agreed to review both sets of comments for discussion next month.

New business -Lisa Anderson raised the issue of dying trees of different species and asked if the PB wants to take action, and make a recommendation or a statement to the Conservation Commission.   The board will add this to next month’s agenda.

The meeting adjourned at 9:05 pm.