The Harwich Planning Board faced a wave of community resistance on June 10 as neighbors and local trustees presented a 150-signature petition opposing a proposed 28-unit multifamily complex at 606 Route 28. The project, brought forward by SS Hort LLC and Campanelli, seeks to replace the former Sunday School ice cream shop with a high-density residential building, a move that critics argued would fundamentally alter the character of Harwich Port. While the development team presented significant revisions intended to mitigate concerns regarding height and traffic, many residents remained unconvinced, describing the proposal as a mismatch for the seaside community.

The meeting began with a brief administrative approval for the town’s baseball infrastructure. The Planning Board addressed a request from the Town of Harwich Administration to upgrade the press box at White House Field. Chair Duncan Berry explained that the project involves replacing an existing 10x10 second-story deck with a larger 14x16 exterior deck to better serve the Harwich Mariners. Planning Director Christine Flynn noted that while the expansion triggered a site plan review, the project was minimal in scope. Motion Made by M. Maslowski to close the hearing on Case PB 2025-16. Motion Passed (6-0-0). Following the closure, the board moved to waive the formal review requirements. Motion Made by M. Maslowski to grant a waiver of site planning review based on the finding that the expansion does not substantially change the structure's relationship to the site. Motion Passed (6-0-0). Member A. Peterson, Member A. Clark Tucker, Member A. Newman, and Member H. Munns joined in the unanimous support for the Mariners' deck project.

The atmosphere shifted significantly as the board turned to the continued public hearing for the 28-unit residential structure at 606 Route 28. Attorney Marian Rose, representing the applicant, emphasized that the team had listened to previous feedback, stating the project has been revised significantly in response to public and board feedback, specifically regarding height and massing. Architect Russell Dion detailed these changes, explaining that the central peak was lowered to 37 feet and side wings reduced to 25.2 feet to soften the building’s profile. To address privacy concerns from neighbors, Dion proposed planting 13-14 'Green Giant' arborvitae that would stand over 20 feet tall on the first day of construction to provide immediate screening.

Traffic and site safety remained central points of contention. Peer reviewer Michael Santos identified four outstanding issues, including the need for Fire Department sign-off and coordination with MassDOT for a driveway permit. Member H. Munns expressed sharp skepticism regarding the safety of the nearby intersection, stating that a 37 mph speed calculation requires a 480-foot stopping distance rather than 335 feet, making the intersection dangerous. Munns also questioned the feasibility of the proposed underground parking, raising concerns about the water table and potential flooding. Architect Dion responded that preliminary testing showed water at 13 feet, which is two feet below the garage slab, but noted a full geotechnical report is still forthcoming.

Project engineers defended the density by comparing it to the existing seasonal use of the site. Kirsten Braun of Chappelle Engineering argued that 28 residential units would generate approximately 600 fewer daily trips during the summer than the peak traffic currently seen at the Sunday School ice cream shop. Garrett Horsfall added that the site's storm water system is being designed to handle a 100-year storm, while Brian Yishian detailed a high-tech septic system that would achieve nitrogen levels below 10 mg/L, which significantly exceeds state requirements. Member M. Maslowski questioned the waiver for reduced parking space sizes, noting the proposed 9x18 foot spaces are smaller than the standard 9x20, while also asking for a clear timeline on Board of Health approvals.

Public comment was overwhelmingly negative. Resident Mary Noonan called the building a monstrosity that misses the requirement to be fitting with the Cape Cod nature of Harwich Port. Pamela Bronswald, a trustee at the neighboring Melrose, challenged the developer’s comparisons to her complex, telling the board, please do not compare us because you're not comparing... you're just cramming more people into it. Neighbor Diane Coulter voiced fears regarding the loss of privacy, specifically for her outdoor shower, while Jim Hudson presented a formal petition signed by 150 residents in opposition. Some voices, such as resident Peter Gory, spoke in favor, arguing the town desperately needs housing and that the current retail use is the lowest and worst use of the property. Attorney Rose concluded by asserting the project is not adverse to the neighborhood and would include deed restrictions to prevent short-term rentals, with Robert DeMarco stating the intent is to allow no more than two rentals per year, with a minimum duration of two months each.

Recognizing the volume of outstanding technical issues regarding traffic, drainage, and health department sign-offs, Chair Berry suggested the hearing be kept open for further study. Motion Made by D. Berry to continue the hearing for Case PB 2025-11 to July 8, 2025. Motion Passed (6-0-0). The board will revisit the proposal next month following the submission of additional geotechnical and traffic data.