The most pressing topic was the proposed changes to zoning regulations affecting building height limits in the town center district. The board debated whether to maintain the two and a half story limit or allow for three-story buildings. Concerns were raised about the impact of taller structures on the town’s character. A member highlighted the potential for every developer to seek variances from the Zoning Board of Appeals (ZBA), which could lead to excessive modifications and compromise the area’s scale. Maintaining the current limit was argued to provide clarity and preserve the town’s aesthetic integrity. The existing zoning already offers increased building coverage from 40% to 60%, a notable change allowing more substantial building footprints. The board emphasized that these changes should be clearly communicated, especially with an upcoming public forum scheduled for December 4th, where the community will discuss these zoning modifications.

The meeting also delved into a proposed definition for an “inn” in the town’s zoning bylaws. The definition specifies an establishment with a maximum of 12 rooms and no cooking facilities, potentially including a bar or restaurant. This proposal aims to differentiate inns from hotels and motels, with parking requirements set at one space per guest room. While some members felt staff parking was unnecessary for inns, others voiced concerns about adequately accommodating all employees. A consensus formed around the room capacity limit as a distinguishing factor.

Discussions on senior housing highlighted the town’s need for more accommodations for residents aged 55 and older. The board considered simplifying the language around senior housing definitions to avoid confusion with terms like “development,” and suggested removing long-term care facilities from this category. The debate covered the merits of independent living versus assisted living, noting the high costs associated with the latter. Members contemplated the potential for zoning classifications to allow senior housing with special permits, acknowledging the significant demand and the potential for residents to relocate if suitable options remain unavailable.

Affordable housing and the special permit process were other focal points. The board considered the adequacy of oversight for new developments, with a suggestion to cap residential units per acre to prevent excessively large projects. Concerns were also raised about the fairness of requiring existing senior residents to subsidize affordable units, with a proposed bonus system being preferred by some. The complexities of inclusionary zoning were discussed in light of creating market opportunities for seniors wishing to downsize yet remain in the community.

The meeting also addressed accessory dwelling units (ADUs), focusing on density concerns in districts D1 and D2. The board discussed the potential for larger ADUs and the confusion surrounding state and local bylaws, particularly regarding the maximum number of ADUs allowed per property. Members recognized the need for clearer regulations to prevent unintended property use changes and ensure alignment with the town’s planning goals.

Efforts to develop a cohesive downtown area were discussed, with emphasis on zoning, streetscape improvements, and marketing strategies. The Planning Board considered integrating residential properties into the downtown zoning district to balance commercial and residential zoning. The board also examined the potential for a voluntary brick sidewalk program to enhance the historic downtown’s aesthetic, though concerns were raised about coordinating these efforts with broader engineering plans to avoid a disjointed appearance.

Finally, the board touched upon climate resilience efforts, notably the town’s participation in the MVP 2.0 program. This program seeks to address climate vulnerabilities and requires collaboration with neighboring communities to meet grant criteria. Discussions included the idea of relocating coastal residences to inland areas, which sparked debate about the implications for the town’s tax base and infrastructure.