ROCKLAND - December 16, 2025 - Three environmental firms presented competing visions to close and redevelop the Pleasant Street Landfill December 16, offering the town packages ranging from modest park improvements to potential windfalls exceeding $5 million in direct revenue and funding.
The Select Board interviewed representatives from Clean Fields LLC, Loureiro Engineering Associates, and Clean Earth LLC. Each firm proposed “capping” the unlined landfill with regulated soils (generating revenue through tipping fees) and converting the site into a community asset.
The Full Story
The Pleasant Street Landfill has long been a “stranded asset” for Rockland—a liability requiring environmental closure. The proposals aim to turn this liability into a self-funding project where the selected firm pays for the closure (estimated at $10-14 million) and provides additional revenue to the town.
Clean Fields LLC pitched a “local partnership” approach. CEO Jay Cincotti estimated their project would generate approximately $1 million in direct payments to the town, with 10% of gross revenue dedicated to post-closure use construction.
“The need is to address the environmental protection concerns on this site... that has to take precedent over everything else.” — Jay Cincotti, Clean Fields LLC [01:08:26]
Loureiro Engineering Associates proposed a model focused on employee ownership and specific amenities. They offered a host fee of $2.00 per ton, estimating roughly $700,000 in revenue for the town, plus a $350,000 package for a dog park and nature preserve.
“This is your project, the town of Rockland’s... beneficial reuse... and we will be following your edict throughout the course of the project.” — John Sullivan, Loureiro Engineering Associates [01:58:21]
Clean Earth LLC, the largest of the three firms, presented the most aggressive financial package. Regional Manager Nick Mucci and his team proposed a host fee of $4.25 per ton on an estimated 482,000 tons of soil. Additionally, they proposed establishing a $3 million to $3.25 million fund for town use and post-closure monitoring.
“The town free of cost... will receive a 10 to 14 million engineering design closure and redevelopment project... In addition to that... a host fee of $4.25 per ton... paid to the town.” — Nick Mucci, Clean Earth LLC [02:38:59]
The Board did not make a selection Tuesday. Chair Michael O’Loughlin stated a decision would likely be made at the first meeting in January after further review of the proposals.
Why It Matters
For taxpayers, this is a potential “found money” scenario. Instead of paying millions to close the landfill, Rockland could receive a new park and significant cash reserves. However, the project involves years of trucking “Comm-97” soils (regulated contaminated soils deemed safe for reuse) through town, which raises concerns about traffic, dust, and environmental safety that the Board must weigh against the financial benefits.
“The Banner” License Renewed Under Strict Conditions
The Board held a tense discussion regarding The Banner at 167 Main Street. While the restaurant remains open, the Inn portion is closed due to code violations.
Town Administrator Doug Lapp recommended renewing the liquor license to preserve the property’s value but advised strict conditions. The Board voted unanimously to renew the license with the following requirements:
Fire Fines: All outstanding fire department fines must be paid by February 1, 2026. Failure to do so will result in immediate license suspension.
Taxes: The owner must be current on taxes by December 31, 2026.
Code Compliance: The Inn must meet all building, health, and zoning requirements before reopening.
“We’ve given Bill Barry many, many chances... Time after time after time... we’re just freaking disappointed.” — Select Board Member Lori Childs [03:15:28]
Tax Rate Clarification: “We Don’t Set the Rate”
Following social media backlash regarding a reported 7.5% tax bill increase, Town Administrator Doug Lapp issued a clarification. He emphasized that the Select Board does not arbitrarily set the tax rate; rather, the increase was driven primarily by the voter-approved purchase of a $2 million ladder truck for the Fire Department.
Lapp noted that without the one-time debt exclusion for the truck, the tax increase would have been approximately 3.2%, consistent with rising home values.
“The Select Board does not set the tax rate... The only thing you do... is decide whether to have a residential exemption or not.” — Town Administrator Doug Lapp [03:28:32]
Official Minutes & Data
Key Motions & Votes
Motion to Approve Home Rule Petition (Charter Update S2716): A vote to accept minor text changes requested by House attorneys to finalize the town’s new charter.
Outcome: Passed Unanimously (5-0)
Vote: [03:03:55]
Motion to Renew The Banner Liquor License (with conditions): Renewed subject to payment of fines by Feb 1 and taxes by Dec 31, 2026.
Outcome: Passed Unanimously (5-0)
Vote: [03:27:18]
What’s Next
Landfill Decision: The Board expects to select a vendor for the Pleasant Street Landfill project at their first meeting in January 2026.
Budget: The FY27 preliminary budget currently shows a $2.5 million deficit, driven by health insurance and county retirement costs. This is a standard starting point, and a balanced budget will be presented later in the cycle.
Corrected the name Jay Cincotti (had been Jason Cotti)