A point of discussion was the delineation of proposed districts, including Newport Park, Pine Street, Morse Court, Sill Circle, Elm Street, and Pous Lane, and the reasoning behind the inclusion of existing properties within these zones. The task force aimed to minimize potential changes to the town’s historic character, preserve businesses and restaurants, maintain architectural variety, and manage the number of new residential units. Detailed attention was given to the Newport Park district, particularly the targeted areas, the subdistricts within the proposal, and questions regarding the parcel boundaries and the inclusion of commercial properties.

The task force highlighted different densities within the overlay’s subdistricts, with lower density along Pine Street and higher density in areas like Newport Park and Outer House Lane to encourage affordable housing. Multifamily housing would require on-site parking, and further discussions on actual densities and parking requirements were scheduled for subsequent meetings.

The meeting addressed the minimum size requirements for subdistricts and their relation to the station area. One district had to be at least 18.5 acres, with each district being a minimum of 5 acres. The potential inclusion of a gas station and garage in a residential area prompted concerns about the impact on the downtown area and the potential loss of commercial spaces. The state’s role in approving the plan was acknowledged, with intentions to submit the plan to the state for review ahead of the town meeting.

The Summer Street to C Street Valentine Mover properties were discussed, with the aim of limiting the total number of residential units in the Local Convenience District (LCD) and considering existing units and the impact of zoning at 15 units per acre. The discussion also covered the potential redevelopment of specific properties, such as the gas station, with a desire to retain commercial uses in the area.

During the meeting, concerns were raised about the risk of converting commercial areas into residential spaces. The task force considered changing the underlying zoning to encourage commercial use on the first floor with housing above in certain areas. The complexities of drafting regulations for a mixed-use district within their current schedule were acknowledged.

The meeting also tackled issues regarding specific parcels of land and their potential for development, design standards, parking impact on historic buildings and streetscape, and the protection of commercial areas like Crosby’s. The task force aimed to focus on smaller-scale areas within a half-mile radius and discussed the inclusion of Water Resource Protection Districts, highlighting considerations for watershed protection in any potential redevelopment. The question of height limitations in the downtown area was raised, with concerns about preserving the town’s historical character.

The task force delved into financial analytics and probabilistic methods to estimate the likelihood of property development in certain areas, considering construction and acquisition costs. The potential for zoning for residential and the potential for 105 multifamily units in the Limited Service Commercial District (LSCD) were debated, with additional considerations for senior housing and assisted living facilities.

Design guidelines were presented for the overlay district, emphasizing the maintenance of the town’s character and architectural styles while considering economic and practical implications. Discussions touched on the architectural characteristics of downtown buildings, the potential adoption of form-based zoning, the role of design guidelines, and the use of incentives to encourage desired development outcomes.

Finally, the task force discussed the potential allowance for a special permit under the overlay district for first-floor commercial space, the implications of mixed-use zoning, and the considerations for the potential height of buildings in the downtown area. The task force also addressed concerns about the timeline and the need to adhere to the required processes for approving certain articles for the town meeting.