The centerpiece of the meeting was the Habitat for Humanity project, which seeks a comprehensive permit under Chapter 40B of Massachusetts General Laws. This initiative involves demolishing an existing structure to construct 14 single-family dwellings on a 7.5-acre site, with a commitment to preserve adjacent land for public access. Warren Brody, representing Habitat, emphasized that the homes would target low and very low-income households, with half allocated for families earning at or below 60% of the Area Median Income (AMI) and the remainder for those earning at or below 80% of the AMI. Brody highlighted the project’s compliance with local needs criteria, thanks to the town’s subsidized housing inventory exceeding 10%.

Financially, the project is bolstered by a $250,000 approval from the select board for acquisition costs and an additional $1.25 million for early construction costs. Infrastructure work is projected to begin in January 2026, with the first homes completed by spring 2027. Environmental considerations include a shared innovative alternative septic system due to the area’s designation as a habitat for the eastern box turtle, necessitating collaboration with state wildlife agencies.

Concerns were raised about the project’s impact on the surrounding neighborhood, with letters of opposition citing potential drawbacks. Brody assured the board of the project’s adherence to necessary regulations, including environmental and accessibility standards. The homes would feature energy-efficient technologies and designs accommodating individuals with mobility issues. Moreover, there would be a mix of ranch-style and cape homes, with a homeowners association planned to manage shared facilities.

The board’s discussion also touched upon architectural and aesthetic aspects, with a member expressing dissatisfaction with the visual appeal of a similar project, Willlet Way. The request was made for enhanced architectural features, such as higher roof pitches, which were likened to “an army barracks.” The developers clarified that the select board’s financial support is contingent on obtaining a comprehensive permit.

The project’s proximity to community amenities, such as the Wild Harbor General Store and North Falmouth Library, was highlighted as a benefit. A partnership with Resilient Roots aims to integrate sustainable landscapes, and the development will follow a sweat equity model, requiring selected families to volunteer 250 hours per adult in constructing their homes. This model fosters community involvement and ownership.

During the meeting, logistical concerns emerged regarding infrastructure, particularly road construction and utility management. The road width was debated, with a member questioning whether a 22-foot width sufficed compared to the 24-foot requirement. Discussions covered utilities, notably the shared septic system, with the understanding that costs would be distributed among all lots, potentially offering economic benefits over individual systems.

The historical significance of a roadside wall was noted, with some sections slated for disassembly to accommodate road construction. Although no plan existed to rebuild the wall, the possibility of repurposing the stones elsewhere on the site was suggested.

The development proposal involves constructing 14 lots with a mix of two and three-bedroom homes and one four-bedroom unit, utilizing a cluster-style open space layout. The plan includes 3.1 acres of open space and buffer zones of 45 and 30 feet on different property sides. A vehicle circulation plan was created for fire department review. Grading plans aim to maintain natural topography, using existing depressions for stormwater management, with provisions for handling runoff through rain gardens.

Utilities, particularly water supply and wastewater management, were key discussion points. An 8-inch water main would extend 200 feet into the site, and a nitrex treatment system was proposed for wastewater. The landscaping plan includes native plantings and designated street trees, with a waiver needed for tree preservation.

Public concerns included the project’s impact on well water, with one resident, Jeff Lintner, emphasizing reliance on his wells and challenging the proposed leach field’s location. Lintner urged the board to require test wells to ascertain groundwater flow, citing past community project failures. He also suggested exploring duplexes or triplexes to better preserve wildlife habitats.

The board acknowledged the need for a peer review to investigate groundwater claims further. This review, combined with additional public input, will continue in a future meeting set for December 4.