The proposed project, located on a 4.65-acre site previously used as an equestrian facility, has been met with mixed reactions. It includes 36 units spread across 17 duplex buildings and two single-unit buildings. Notably, 13 of these units are earmarked as affordable housing, a factor the board recognized as a community benefit. However, the density of the project, equating to 7.74 units per acre, has prompted concerns about its alignment with the surrounding area. The board members questioned the rationale behind the project’s density, especially given that local zoning regulations typically support lower density developments. The board’s “safe harbor” status, which offers some flexibility in development negotiations, did not quell concerns about the project’s potential impact on the community.

Traffic emerged as a primary concern, with Sandwich Road identified as a high-traffic area due to its proximity to multiple developments. The board member underscored the “very dangerous” nature of the road and the potential exacerbation of traffic congestion due to the proposed development. Public comments echoed these concerns, with one resident highlighting the dangerous curve on Sandwich Road and the potential increase in vehicular activity, particularly with school buses involved. The board called for a peer review of traffic studies to better understand the cumulative impact of this and nearby developments on local traffic patterns.

The architectural and environmental aspects of the project also faced scrutiny. The planning board recommended a 35-foot setback from Sandwich Road, but the applicant proposed a 23.1-foot setback, prompting safety concerns. The board emphasized the need for sound insulation to address potential disturbances from the road’s proximity. Additionally, the project must comply with stormwater regulations, with the engineering department advocating for a peer review of the stormwater management plan. The absence of town-provided snow plowing and trash collection for the development was noted, placing these responsibilities on the management of the new apartments.

The landscape and infrastructure plans were presented, detailing the inclusion of a “village green,” sidewalks, and street trees to enhance the community’s aesthetics and safety. However, the lack of street trees extending to the project’s end and insufficient landscaping along the southern property line were highlighted as areas needing improvement. The project also plans for a tot lot and a dog park, with a pavilion serving as a community gathering spot and housing mailboxes.

Public concerns extended to the project’s impact on local character and lifestyle. Residents expressed fears that the development’s density would undermine the area’s rural and agricultural identity, with one resident articulating apprehension about the project’s potential noise and traffic disturbances. Another resident raised concerns about the enforcement of rental conditions, particularly the risk of units being converted into short-term rentals, thus affecting the affordability goals.

The board acknowledged the importance of community input, encouraging residents to stay engaged as discussions continue.