The primary agenda item was a public hearing on Noble Home LLC’s application for a special permit to construct the development. The proposal involves extending the existing nonconforming use of the property, which is owned by the Valley Community Land Trust and leased to Noble Home. The development seeks to add 22 housing units, while the Valley Housing Co-op plans an additional 12 units. Noah Brunberg, representing Noble Home, discussed the project details, including intentions to restore the previously mined land and enhance ecological health by addressing invasive species.

Traffic and infrastructure emerged as major concerns. The anticipated increase in daily traffic on Stone Farm Lane is projected at 185 trips, with additional trips during peak hours. Adjustments to existing road infrastructure, such as upgrading the driveway to town standards, were discussed, alongside plans for a 20-foot-wide gravel road and a new cul-de-sac for emergency vehicle turnaround. Concerns about the adequacy of the current water and sewer systems were raised, alongside questions about the sewage pump station’s capacity and reliance on generators during outages.

Environmental impacts were also thoroughly debated. The site contains wetlands and a certified vernal pool, necessitating a 100-foot buffer, with minor encroachments proposed. The conservation commission reviewed the project, finding compliance with environmental regulations, although some residents called for independent assessments of the wildlife habitat and stormwater management system. The plan includes capturing and treating stormwater, though questions about the system’s adequacy to manage additional water flow remained.

Public comments revealed a sharp divide in community opinion. Opponents voiced concerns about increased traffic, infrastructure strain, and potential disruptions to neighborhood character and wildlife. They called for independent studies to evaluate the development’s impact, emphasizing the need for reviews of traffic, environmental, and fiscal implications. Supporters argued for the necessity of affordable housing, highlighting the project’s potential to address housing shortages and improve outdated infrastructure. They underscored the need for diverse housing options, particularly for middle-income families, and emphasized the ecological restoration efforts included in the development plan.

The council also considered the project’s adherence to zoning regulations, with discussions around the non-conforming lot’s insufficient frontage and the density of the proposed development. The developers submitted plans for a phased development, with Noble Home responsible for the first phase involving the construction of 24 units. The project requires several zoning ordinance waivers, including for landscaping, driveway length, and signage height.

The council plans to continue discussions in subsequent meetings. The potential for a site visit was also mentioned, allowing for firsthand understanding of the development’s implications.