A notable topic of the meeting was the application by 433 Main Street LLC, represented by attorney William F. Riley, to demolish two existing non-conforming residential structures at 427 and Main Street to construct a new single-family dwelling. The existing cottages were non-conforming in terms of setbacks from property lines, with one set back only 2 feet from the southern line and 4 feet from the eastern line, while the other was set back 3 feet from both the southern and western property lines. The proposed new dwelling would comply with zoning bylaws, reducing lot coverage from 76.7% to 74.1%, still well below the allowable 90%.

Riley emphasized the benefits of the project, particularly for neighbors like the Odells, who would gain more open space with the removal of the close-proximity buildings. The new design includes a road drain to manage stormwater runoff effectively, addressing environmental concerns.

Board members raised questions about the implications of reducing the number of residential units, as the current setup provides four bedrooms across two cottages, while the new single-family home would have only three bedrooms. Riley defended the project, citing the poor condition of the existing structures and arguing that a new single-family residence would be more beneficial in the long term. He described one of the existing cottages as “ramshackle,” highlighting the need for redevelopment.

Concerns were also voiced about the displacement of current tenants and the lack of specific plans for parking during the construction phase. Riley mentioned that the construction would take place in the winter, which might mitigate some parking issues due to reduced tourist traffic. Regulatory feedback included approval from the Historical Business District Commission (HBDC) for the demolition of both structures and a note from the health agent that the new dwelling would connect to municipal sewer services without raising concerns about sewer flow.

The board’s discussions also touched on whether the new dwelling could qualify as workforce housing, with Riley expressing uncertainty about the project’s economic viability under such standards. The dialogue highlighted a tension between maintaining existing residential units and the desire to improve property conditions, reflecting broader concerns about housing availability and neighborhood character.

Another topic was the application for constructing a new dwelling on Cine Road, presented by Michael and Elizabeth Baldwin. This proposal aimed to replace an existing non-conforming dwelling with a new structure within a coastal conservancy district, requiring a 50-foot setback. The proposed building coverage would increase from 68.5% to 74.8%, raising concerns about zoning compliance.

Board members expressed disappointment over the loss of a bedroom in the new plan, given the town’s housing shortage. Some members preferred maintaining two structures to increase housing density, while others saw the proposal as an improvement for the neighborhood. Dave Nixon noted the proposal’s positive aspects but acknowledged concerns about the construction phase and its impact on current occupants, primarily young renters.

The board ultimately approved the application with conditions to mitigate construction concerns, such as containing all activities and vehicles on-site or on neighboring properties with permission and restricting construction hours during peak summer months.

The meeting also addressed a special permit application for a new residential structure on C Pine Road, which faced non-conformities including floodplain location and setbacks from the Coastal Bank. The proposed design would increase building coverage modestly while reducing pervious coverage, a net positive for the site. Concerns were raised about exceeding the 2,800 square foot building coverage limit and the potential need for a variance if final construction measurements surpassed this threshold.

The Planning Board unanimously supported the application, and the health agent confirmed no impact on septic flow. The board’s deliberations highlighted the balance between flood hazard mitigation and compliance with zoning regulations.

Other applications discussed included modifications to a dwelling on Shirley Drive and an addition to the property owned by Ann and Scott McCrea. Both applications received unanimous approval, reflecting thoughtful consideration of neighborhood compatibility and adherence to zoning requirements.