The proposal, situated on Pine Lane, involved adding a screened porch, sunroom, and deck expansion within a 50-foot buffer zone to a fragmented coastal bank and a 100-foot buffer to a bordering vegetated wetland. The project proponents argued for a variance and presented an extensive mitigation strategy encompassing an 18,000 square foot area. They proposed removing existing lawns and invasive species, converting the space into a native grass and wildflower meadow, claiming this would enhance environmental protection and public benefit. Despite these assurances, the expansion raised red flags due to its encroachment upon the NDZ of the coastal bank, a critical area meant to remain undisturbed to protect against erosion and maintain ecological balance.

Concerns were voiced over the potential implications of allowing construction within such zones, with one commissioner stating that doing so could send the wrong message to future applicants. The commission’s historical stance has been firm against encroachment into NDZs without substantial environmental trade-offs. The proposal included removing two large cherry trees and adjusting access pathways, with discussions noting that one of the access stairs might be redundant.

With the Zoning Board of Appeals hearing slated for June 12, the commission agreed to continue the hearing to allow for further revisions and discussions.

Another notable topic involved a request for an order of conditions on Windmill Lane, where the commission approved elevating an existing dwelling to a FEMA-compliant foundation. This project included standard conditions related to coastal construction, with clarifications made about revetment placements on coastal dunes. The commission streamlined the order of conditions by removing redundant clauses, thereby expediting the approval process.

The meeting also addressed a request by Minglewood Homes Incorporated for constructing harbor access stairs over a coastal bank. This proposal, which included view pruning, brought about discussions on whether such activities required separate filings or could be managed administratively. The commission concluded that any pruning within resource areas warranted careful scrutiny to ensure compliance with environmental regulations. An agreement was reached to approve the project with revisions, focusing on minimizing land disturbance.

Further deliberations were held regarding a project on Strong Island Road, which proposed replacing patios and walkways with landscaping improvements. The commission examined the timing of the project, considering potential delays in obtaining special permits from the zoning board. Concerns about the requirement for planting native species and the inclusion of non-native plants led to discussions about defining non-disturbance zones and ensuring clear, consistent conditions in line with existing regulations.

A field change request on Vineyard Avenue was also reviewed, involving an after-the-fact extension to a stone wall to stabilize a garage foundation. The applicant withdrew the request, noting compliance with previously issued orders after removing the retaining wall and fill. This withdrawal was approved unanimously.