The most significant topic of the meeting was the discussion on establishing retail-only zoning for the first floors of buildings on Main Street. The council illustrated concerns over the loss of retail spaces in traditionally commercial areas, providing the example of the former Hawk House, which had transitioned from a residential property to an office building. The council had previously endorsed maintaining retail-only uses on Main Street and aimed to have these zoning requirements established by the end of the year.

The board discussed reinstating a subcommittee tasked with drafting this ordinance. This subcommittee would include the mayor, a council member, and planning board members, with a suggestion to appoint five members, including one alternate, to ensure quorum during meetings. The urgency of addressing the proliferation of office spaces at the expense of retail was emphasized, with feedback from the community indicating a desire for more retail options. A statistic highlighted during the meeting noted the presence of 23 salons and barbershops within a one-mile radius.

The board discussed gathering examples from similar ordinances in neighboring municipalities to aid in crafting their own. It was underscored that the new zoning should focus on eliminating offices and services from first-floor permissions, without affecting existing businesses. Plans were made to organize a subcommittee meeting promptly to solidify the proposed changes and move toward implementation.

Another discussion revolved around affordable housing obligations. The board emphasized the importance of meeting housing requirements by January 31, 2025, with the state releasing housing numbers on October 20, 2023. This release would inform municipalities about their affordable housing requirements, followed by a month-long objection period. Municipalities must submit an adopted housing element by the end of June 2025, outlining their strategies for meeting these obligations. A suggestion was made to create a subcommittee to delve into the implications of the new affordable housing law and prepare for the upcoming deadlines. The budget for housing initiatives was also discussed, with a recommendation to ensure a clear financial plan ahead of the deadlines.

The board also discussed an application from 110 Main Street LLC. The application had been reviewed for completeness under section 70a of the land use law. Despite initial deficiencies noted in a previous review, additional documentation had been submitted by the applicant, addressing these issues. The board recommended a waiver on one item—the submission of a sealed survey—agreeing that the application was prepared for a hearing.

Following this, the board reviewed a public hearing for Plaza 1 LLC, which sought an interpretation regarding a use variance. The applicant intended to operate a management office on the first floor of Plaza 1, consistent with permitted uses in the zoning ordinance. The representative emphasized that there would be no exterior changes to the building, and interior changes would be minimal. The operations would include accounting, finance, and minor processing activities such as photographing and steaming clothes before sending them to retail stores. The board deliberated on whether this use fell within the parameters of permitted uses in the HR District, referencing specific SIC codes related to management offices and professional services.

A board member raised concerns about categorizing this office space as a management office, suggesting that it could lead to an influx of similar requests from other businesses, potentially changing the area’s character. Another member emphasized the need for a more narrowly focused interpretation of the current proposal to avoid setting a precedent that could affect the overall zoning structure.

The discussion also touched on the potential for other businesses within the strip mall to reclassify their operations as management offices, raising fears about a shift from retail to office use that could dilute the intended character of the district. The board concluded by making a motion to approve the interpretation that the proposed use of a retail management office is permissible under the current zoning ordinance.

The meeting also addressed the need for updating application and escrow fees, particularly concerning Liberty Village. Participants noted that the current fee schedule is outdated and does not adequately cover the costs associated with processing applications. Communication with the applicant, George Malone, was proposed to convey the necessity of submitting escrow funds immediately to avoid significant delays.

Lastly, the board discussed short-term rentals in the town, noting that there were currently no regulations in place. Participants expressed concerns about managing the impact of short-term rentals on the community and suggested considering regulations that would set limits on the number of short-term rentals allowed and ensure compliance with local ordinances regarding noise and community standards.