A significant portion of the meeting was devoted to the regulation of short-term rentals, a topic that prompted considerable debate among board members. The proposal to ban rentals of less than 31 days met with resistance, with suggestions that a complete prohibition might not align with the board’s original intentions. The discussion considered an alternative approach, allowing short-term rentals for up to 60 days per year, though this too was deemed complex. The board struggled with finding a balance that would support year-round residents’ ability to supplement their income while addressing the broader goal of promoting permanent residency within the community.

Concerns were raised about potential impacts on property values and the local rental market, with some members arguing that restricting short-term rentals could devalue properties. Others maintained that the primary objective should be to increase the number of year-round residents rather than focus on property valuation. The challenge lay in crafting regulations that are both effective and legally enforceable, with board members recognizing the complexities involved in aligning local bylaws with state legislation.

In addition to short-term rental regulations, the board delved into the definitions and regulations surrounding affordable housing. The discussion included a review of the definitions for affordable, attainable, and inclusionary housing, with a focus on ensuring clarity and consistency throughout the bylaws. The board emphasized the importance of capturing a range of income levels to promote affordable housing while complying with legal standards. A consensus emerged in favor of ensuring that new developments include units affordable at 80% of the Area Median Income (AMI) or below, with a need for flexibility to address different income levels.

The meeting also touched on the implications of deed restrictions for affordable housing units, discussing the duration and enforceability of such restrictions. The board recognized the necessity of ensuring that affordable units remain affordable in perpetuity or for the longest time allowed by law. The conversation highlighted uncertainties around the potential variability of these timeframes based on future legal interpretations, emphasizing the need for clarity to avoid potential legal challenges.

Further discussions explored the zoning regulations concerning single-family homes in regulatory protection zones (RPZs), with a focus on changes that might allow for less restrictive expansions of pre-existing non-conforming structures. The implications for accessory dwelling units (ADUs) in RPZs were clarified, with the board confirming that no new dwelling units would be permitted in these zones.

As the meeting progressed, the board addressed the proposal for site plan review versus administrative review, a topic brought up by the previous Town planner. The debate centered on whether introducing an optional route for applicants would simplify or complicate the process, with some members expressing a preference for striking certain provisions temporarily to revisit them later.

The board concluded the meeting by discussing the referral of the proposed bylaw changes to the select board for inclusion in the town meeting warrant. This involved clarifications on the scope of what was being referred, particularly concerning the boundaries of the West Chatham Neighborhood Center zoning district, and ensuring the bylaws included provisions for short-term rentals and necessary deletions as advised by counsel.