The committee’s intense focus was on the complexities of zoning regulations and their impact on the visual landscape, notably on six key sections of the code that influence massing. These sections included the relationship between building size and lot size, second-floor area regulations, setbacks, building height, and building form design. The discourse emphasized the importance of considering the perception of size in building design to preserve the openness of the coastal district. Members debated the significance of floor area ratio and second-floor area, while also examining the role of setbacks and roof slope on the perception of size and openness.

Addressing the aesthetics of properties in the area, concerns were raised about houses with colored lights and bright lights in seawalls. It was decided to send letters to the addresses of such properties. The committee also discussed strategies for preserving the town’s unique architectural features, including mapping areas for preservation and modifying codes to enforce desired architectural designs. A member suggested an incentive-based approach to floor area ratio regulations to avoid downzoning, which could affect property values and the uniqueness of the town.

The potential impact of development on the town’s character was another key agenda item. The committee considered introducing new sections to the code and debated limiting two-story houses in certain locations to mitigate developmental impact. The use of landscaping was discussed as a method to address the impact of tall vegetation on privacy and openness. Members also reviewed how other towns regulate building height and floor area to address similar issues and discussed the unique challenges posed by the area’s geography, including sinking streets and houses due to proximity to sea level.

The committee explored the changing demographics and trends toward larger houses, expressing concerns about preserving the community’s uniqueness. The conversation extended to historical references to the area’s development and the impact of modern sensibilities on housing choices.

Incentivizing single-story homes was a prominent topic, with the committee exploring different ways to address the issue of large houses not fitting well within the existing zoning codes. Ideas included identifying specific areas within the code for incentives, allowing taller ceiling heights for one-story buildings, and providing options for covered outdoor spaces. There was also a suggestion to explore connecting individual septic systems to the sewer system as part of a 10-year plan and creating an overlay district with optional incentives for new construction, such as allowing buildings closer to the Intracoastal for properties with larger lots. The importance of having clear and defensible criteria to guide the application of these incentives was emphasized to avoid subjective decision-making.

The committee‚Äôs deliberations were extensive, touching on the importance of architectural design guidelines and the need for a strategic approach to zoning regulations. The debate also covered the inclusion of open spaces in the internal area of homes and square footage calculations. Members acknowledged the importance of maintaining the town’s visual and architectural integrity and the necessity of developing clear guidelines to achieve this goal.