Attorney Bob AMT, representing JJC Development, outlined the project’s intentions to convert the site, currently occupied by a Dunkin Donuts, into a mixed-use development. The plan includes reducing the seating capacity of the restaurant and introducing state-of-the-art environmental compliance measures such as a denitrification system for the septic system. The development seeks to alleviate housing difficulties for employees in Cape Cod, with units available for both employees and the general public.

Community members expressed strong concerns regarding the project’s impact, particularly on traffic and safety. Residents Lori Lopes and Mike Bishop highlighted issues with the intersection of Sandwich Road and Trotting Park Road, noting frequent traffic violations and suggesting a traffic light installation to manage flow. Lopes also raised concerns about unexpected changes in the development plan, saying, “We were actually all blindsided,” referring to the shift from an initial proposal of three dwellings to five duplexes.

The board deliberated on the project’s implications, including the potential effect on the town’s affordable housing inventory. Some members noted that the absence of affordable housing provisions in the plan could dilute the town’s affordable housing count. The proposal’s market-rate nature, with a possibility of reduced rates for Dunkin Donuts employees, did little to assuage concerns about housing accessibility.

Further complicating the proposal were discussions on zoning compliance and infrastructure improvements. Board members and residents debated the necessity of extending sidewalks and installing granite curbing to ensure safety, especially for children waiting for school buses. The planning department recommended a one-way traffic system to address congestion, but the project’s representatives resisted extending sidewalks, citing impracticality due to the existing road layout.

Additionally, the board scrutinized the project’s environmental aspects, including the anticipated removal of 50 trees and subsequent planting of 79 new ones. This proposal aimed to mitigate community concerns about preserving the area’s natural beauty. However, residents like Rafael Beltran expressed fears about disrupting local wildlife and the loss of green space, emphasizing the importance of maintaining the neighborhood’s character.

The meeting also addressed the application of Gity and Dority Properties LLC for a special permit concerning a home occupation in a residential zone. The board faced challenges regarding zoning compliance, particularly with the property’s use for commercial activities. The presence of commercial vehicles and trailers raised questions about the legality of such operations in a residential area. The board discussed the possibility of allowing the applicant to withdraw their application without prejudice, permitting a future reapplication.

Concerns about zoning compliance were further highlighted in discussions about marine services being conducted on a residential property. Residents voiced alarm over the operations, citing potential violations of Board of Health requirements and the impact on neighborhood tranquility. The board considered whether the operations aligned with the criteria for a home-based service business, ultimately suggesting a withdrawal of the application.