The proposed development, situated on the site of the old Card Lincoln building, aims to replace the existing structure with a new building designed to house three residential units, alongside provisions for retail use on the first floor. The project architect, Chris Vance, detailed the architectural design, noting that the new structure would feature a smaller footprint than the existing building, with parking spaces incorporated beneath the third floor. Vance highlighted the project’s adaptability, with the core and shell allowing for either retail or residential uses based on market demand. This flexibility raised questions among board members about the project’s execution should retail interest not materialize and the potential necessity for involvement from the Zoning Board of Appeals.

Board members expressed concerns regarding the feasibility and market demand for retail spaces, with inquiries about the types of retail activities permitted, particularly excluding food preparation due to potential impacts on residential units above. Vance clarified that the design included options for either multiple smaller retail spaces or a single larger retail area, with stair access to the residential units from the ground floor. Additionally, the second floor was intended as the primary living area, with the third floor designated for sleeping arrangements. The discussion also touched on the project’s potential tax benefits for the town and increased foot traffic supporting local businesses.

In addressing zoning compliance, the project required approval for parking arrangements and height variances for the proposed three-story construction. The building’s maximum height, intentionally kept below the allowable limit, aimed to preserve views for neighboring properties. Discussion also covered the building’s stormwater management plans, which included filling the existing basement to prevent water collection and implementing an infiltration system for runoff management.

The planning board’s dialogue extended to the broader context of zoning regulations, examining distinctions between the town center and harbor’s edge districts, particularly concerning mixed-use developments. Proposed changes included maintaining parking prohibitions between buildings and streets and exploring parking allowances in the harbor district. The need for clarity in the language and organization of the mixed-use regulations was emphasized, with calls to simplify and refine the zoning documents for better understanding and application.

In a separate but related discussion, the board addressed senior housing regulations, debating minimum lot sizes and parking requirements. The proposed zoning changes included setting a standard of one parking space per five residential units for assisted living. Public comments featured concerns about existing lot sizes in certain districts, highlighting potential discrepancies between zoning requirements and actual lot dimensions.

The meeting also touched on the condition and potential redevelopment of a property on School Street. The property owner, Peter Considine, expressed interest in rezoning from the A district to the B district to allow for lot subdivision and potential housing development. This proposal met with mixed reactions, with board members weighing the historical value of the existing structure against the potential benefits of redevelopment.