Plans to transform the former Sunday School ice cream shop into a 28-unit luxury condominium complex met significant resistance from Harwich Port residents during a packed Planning Board hearing Tuesday night. The proposal for 606 Route 28, brought forward by SSH Port LLC and developers Mike Kelly and Rob DeMarco of Campanelli, features a multi-story structure with an underground garage—a design that critics argued is fundamentally at odds with the town’s historic character.

Architect Russell Dion detailed the project’s scope, noting the building would include three one-bedroom, 18 two-bedroom, and seven three-bedroom units, with common roof decks camouflaged within the roofline. When pressed by the board on the financial impact, Dion estimated that one-bedrooms may be $900,000 to $1 million; two and three-bedrooms could be $1 million to $1.2 million, depending on the market. While the project would generate approximately $190,000 in new tax revenue, member Emily Brutti remained unimpressed by the fiscal trade-off. Regarding the tax increase of $190,000—that wouldn't even be a down payment on a fire truck, Brutti said. It's insignificant in the town budget.

Planning Director Christine Flynn raised concerns about the project’s departure from recent housing goals. She noted that while the town’s 2020 multi-family bylaw was intended to incentivize workforce and rental housing, this project targets luxury ownership. I ask the board to consider if the scale fits Harwich Port character, Flynn stated. Brutti echoed this sentiment, arguing that the 2020 bylaw was specifically for workforce housing and rentals. This project seems to miss that intent.

Public comment was overwhelmingly critical, with neighbors targeting the building’s aesthetics and the potential for short-term rentals. Jim Hudson of Ridgeport Drive told the board the architectural rendering made him almost throw up, likening it to a city building. Mike Heffernan of Freeman Street called the proposed landscaping a joke and expressed fear that the 68 parking spots would lead to a VRBO hotel model. In an attempt to mitigate these concerns, applicant Rob DeMarco offered a concession: We are willing to commit to a condition that units cannot be rented more than twice a year, with a minimum rental period of two months, to prevent the VRBO effect.

Technical experts for the applicant highlighted that the project would actually decrease impervious surface by 17,500 square feet. Engineer Garrett Horsfall explained that stormwater would be managed via subsurface recharge, while landscape architect Jeff Winans described plans to use 20-foot arborvitae and pathway bollards to eliminate light spill. However, Mary Maslowski suggested the board and public need better tools to judge the impact. It may behoove everyone to have a physical model to see the scale and setbacks in 3D, Maslowski noted. Motion Made by H. Munns to continue the public hearing for case matter PB 2025-11 SSH Port LLC until June 10, 2025. Motion Passed (7-0-0), with members Allan Peterson, Ann Clark Tucker, and Ann Newman joining in the unanimous vote to extend the review.

Earlier in the meeting, the board cleared the way for a new industrial use on Factory Road. Mary Maslowski read through the findings of fact for TNB Coatings and Customs LLC, which seeks to apply Cerakote and powder coating to firearm components and tools. The board emphasized that the use must not cause objectionable noise or odors discernible beyond property lines. Motion Made by M. Maslowski to approve the findings of fact for Case PB 2025-14. Motion Passed (7-0-0). Following the findings, the board finalized the permit with 13 specific conditions, including a requirement that the permit expire after one year unless renewed. Motion Made by M. Maslowski to approve with conditions Case PB 2025-14 for manufacturing use at 136 Factory Road. Motion Passed (7-0-0).

Closing the session, Director Flynn updated the board on the Local Comprehensive Plan (LCP), noting a final draft is expected by late June. She also flagged the upcoming June 18 Zoning Board of Appeals meeting for Pine Oaks Village 4, a 242-unit 40B project. Chair Duncan Berry agreed to Maslowski's request to add the Pine Oaks project to the next Planning Board agenda to formalize the board's comments for the ZBA. Select Board Liaison Don Howell was also in attendance for the proceedings.