The Braintree Planning Board approved site plan review and a special permit for a 55‑and‑older condominium development (Hawthorne Preserve) at 7 Hawthorne Road and 338 Elm Street on April 8, 2025, imposing conditions that include additional soil testing, tree mitigation requirements, traffic restrictions and confirmation of fire apparatus circulation prior to construction.

The motion to approve the application was made by Member Connolly, seconded by Member Kane, and carried on a voice vote with the five voting members present saying “aye.” Assistant Director Murphy and the board read draft findings and conditions into the record; the board specified that the applicant must satisfy peer‑review comments and provide additional test pits in lower site locations before substantial site work begins.

Applicant representatives led by attorney Mike Modestino and developer George Clements described the project as an over‑55 residential community the town needs. Eric Diaz, the town’s peer‑review engineer from Strunk Point Engineering, recommended the board accept the applicant’s submitted “plan B” for stormwater infiltration but advised that additional test pits be performed once equipment is mobilized so that the design can be confirmed up front. Diaz said the plan B would allow the project to function while avoiding disturbance of sensitive wetland areas until necessary test pits are completed.

Assistant Director Murphy reviewed the draft decision’s findings under the site plan review criteria and listed operational conditions: a construction phasing plan, truck‑route restrictions (from the Braintree Split, down Washington to Church, left onto Elm and access via Old Elm Street), monthly pest reports, dust control with multiple water trucks during dry months, stamped circulation and grading plans for fire apparatus review, and tree protection and mitigation under the town’s tree ordinance. The decision requires the applicant to provide snow‑storage plans, record proposed homeowner association governance and incorporate an operations and maintenance plan for stormwater systems into the master deed.

Staff and peer reviewers quantified tree removals: GreenTech reported removal of 297 trees in total, including 238 trees outside the wetlands and 59 trees within the wetland boundary; some were described as dead or compromised. The planning department required the applicant to work with the tree committee to establish replacement or fee‑in‑lieu arrangements and encouraged additional on‑site screening to reduce off‑site mitigation fees.

Traffic review concluded the development generates relatively low new trip rates (traffic memo cited roughly 18 new morning peak trips and 22 new evening peak trips) and does not exceed Article 14 thresholds; nevertheless staff added low‑impact mitigation including a no‑left‑turn sign at the Old Elm approach during peak hours and a no‑u‑turn sign at the Hawthorne approach, along with other monitoring. Parking was set at 118 spaces for 51 units (two spaces per unit plus guest parking). The board and staff emphasized construction measures to limit neighborhood disruption, and staff proposed a truck route to avoid cut‑throughs.

On affordable‑housing mitigation, developer George Clements told the board he agreed with the mayor’s office to provide two off‑site affordable housing units prior to issuance of the last certificate of occupancy; staff asked that condition be added to the decision specifying two two‑bedroom units restricted at 80% of area median income (AMI) and a requirement to show proof to the planning department. Councilor Joe Reynolds spoke in support, noting the project’s extensive engagement with neighbors and the town.

Concerns discussed on the record included fire apparatus circulation along the proposed internal drive, grading and retaining wall heights, and stormwater infiltration uncertainties. The board required submission of stamped and signed circulation proofs for the largest fire apparatus and reserved the right to require plan revisions if professional review found them necessary. The decision also conditions that if revised grading requires professional review, the applicant must deposit funds for that review.

Votes at a glance: Motion to approve site plan review and special permit for Hawthorne Preserve (7 Hawthorne Road / 338 Elm Street) — Mover: Member Connolly; Second: Member Kane; Outcome: approved (voice vote; five voting members present all in favor).