The meeting prominently featured a debate over a proposal to amend section 145-29 C5 of the local bylaws to permit long-term rentals with kitchen facilities in structures existing before January 1, 2026. This change aims to facilitate the use of current structures for long-term rental purposes without complicating new constructions. The board considered a motion to recommend this amendment to the planning board, emphasizing the importance of a clear and concise proposal to prevent future complications with new applicants. A motion was put forth to specify that long-term rentals should not exceed 700 square feet per structure. Members discussed whether a 500-square-foot limit would be too restrictive, ultimately deciding on a slightly larger allowance to maintain flexibility.

The discussion also tackled the procedural aspects of the amendment process, with board members highlighting the necessity of public hearings and planning board reviews. Concerns were raised about the timeline for the proposal’s approval to align with the next town meeting, with some members expressing caution about rushing the process. They noted that the amendment process required thorough consideration and should be extended to ensure compliance with all necessary steps. The board ultimately decided to continue discussions and officially extend the hearing until June 30, 2026, allowing for comprehensive planning board review and any required approvals from the Attorney General’s office.

In parallel to the proposed bylaw amendments, the board delved into an application for a special permit to allow long-term residential leasing of cottage units on a property zoned as an outlying commercial district. The applicant argued that the property’s single-family dwellings met the local definition of cottages and thus should be permitted for long-term rentals. However, board members expressed disagreement, emphasizing that the current zoning framework explicitly restricted such changes from transient to long-term use.

The debate underscored a significant divide over zoning law interpretations, with board members citing bylaws that prohibit unlisted uses within a district. One member emphasized that any use not specifically permitted is considered prohibited, leading to a deeper analysis of long-term versus transient occupancy impacts on the community. Concerns were raised about increased traffic and neighborhood activity associated with long-term rentals.

The conversation further highlighted the complexities of defining “transient” and “long-term” within the bylaws, with participants noting the lack of clear local definitions and the reliance on state-level interpretations. Members discussed whether multiple single-family dwellings could exist on a single lot, with differing opinions on whether this contradicted existing bylaws. Historical context played a role in these deliberations, as the property’s prior uses influenced current zoning decisions.

Members contemplated drafting an article to amend the zoning laws to specifically include long-term rentals, requiring a citizen petition with 25 signatures for consideration at a town meeting. The procedural nuances and potential implications of these changes were carefully weighed, with members recognizing the importance of community input and adherence to established legal frameworks.