One focus of the meeting was the proposed creation of four overlay districts, which are designed to comply with the NBTA Communities Act. The task force presented these districts, emphasizing their intent to adhere to existing laws and minimize changes to the town’s character. The guiding principles for selecting these districts were discussed, including the commitment to not altering the underlying zoning and ensuring compliance with Wetland protection laws. Moreover, the task force addressed misconceptions, clarifying that the zoning overlay districts would not change the underlying zoning and that there was no proposal to allow development on the 140 acres owned by Gordon College.

The Act specifies parameters for density, location, and zoning, which are important for property owners considering development. Enis introduced the compliance model, an analytical tool used to ensure zoning district compliance with the Act’s requirements, emphasizing the non-mandated nature of housing construction under the Act.

Community members expressed concerns, particularly about the impact of potential five-story buildings on Manchester by the Sea’s character. The definition of “story” was debated in relation to building height and the preservation of the town’s aesthetic. The compliance model, which requires GIS parcel data and zoning information, was further detailed by Enis. The model calculates unit capacity and density, with Manchester by the Sea needing a minimum of 37 acres for the zoning district.

The Planning Board also discussed the criteria for assessing different districts for compliance, including district size, density, and the inclusion of excluded land in calculations. The significance of design guidelines in the context of by-right development was debated, along with the enforceability of these guidelines during administrative reviews. The board mentioned the availability of detailed maps and resources for NBTA communities.

Another topic was the need for the Planning Board to weigh in on the transfer of the senior center property. The board had not received any request from the Town Administrator’s office or the Select Board, but recognized the usual requirement of reporting on real estate transactions. A summary of the proposal was to be prepared for the upcoming annual town meeting on April 24th.

The potential impact of housing on tax rates and property values was a subject of discussion. While examining data from the past ten years, which included grants totaling $5.3 million and an anticipated tax rate increase of 2.11% per year, the board underscored the importance of presenting factual data rather than personal perspectives. The task force aimed to preserve the town’s character while addressing the housing crisis, and future plans included peer review meetings related to a cell signaling project.

The concept of site plan review and the imposition of design guidelines during administrative review was debated. The implications of overlay districts on existing zoning regulations, particularly on allowable unit numbers and building heights, were also discussed. The consideration of age-restricted properties within the overlay districts came up, with the possibility of lifting age restrictions through a town meeting vote.

Parking restrictions for proposals and the development of the Calvin property were brought up, with concerns about the state’s acceptance of proposed parking restrictions and the exploration of density bonuses for affordable housing. The inclusion of certain districts in the overlay and the preservation of the historic character of specific areas were debated, with the task force expressing a desire to move forward pending the Planning Board’s agreement.