The Harwich Planning Board witnessed a rare turnaround Tuesday night as a room once filled with critics offered support for a high-density housing project. Following months of delays and neighborhood friction, SSH LLC returned with a drastically overhauled plan for 606 Route 28, pivoting from a 28-unit condominium proposal to an apartment rental model that slashes the building’s physical massing by nearly half.

Attorney Miriam Rose, representing the applicant, detailed a transformation that addressed long-standing board and neighbor concerns regarding density. By shifting to rentals, the developers reduced the total bedroom count from 60 to 41 and cut the overall building volume by 42%. Rose highlighted that the redesign incorporates local architectural styles like Cape and Greek Revival, noting that the height is under the height of a single-family building maximum. That height as proposed is 29.4 feet. The building was also rotated to increase the setback from Route 28 from 27 feet to 44 feet.

The board’s reception marked a stark departure from previous sessions where Chair Duncan Berry has frequently used administrative continuations as a firewall for public sentiment. Member Harry Munns praised the applicant’s willingness to listen, stating, This exceeds my wildest imagination for what you would come back here with and it shows an enormous amount of flexibility on the part of the applicant. Chair Berry echoed this sentiment, adding, I would like to say that Harry underestimates my enthusiasm for the substantive and profound changes that make a very clear and manifest acknowledgement of the concerns of the neighbors.

Landscape architect Jeffrey Wyman explained that the project now dedicates 15% of the site to community recreation, exceeding town requirements. Civil engineer Garrett Horsefall noted the elimination of several waiver requests by narrowing curb cuts and utilizing tandem parking to maximize green space. When Member Mary Maslowski asked for clarification on how tandem parking would work, Rose explained that those spaces would be assigned specifically to two-bedroom units, requiring residents to coordinate among themselves to keep all vehicles contained on-site.

Public sentiment, which has stalled several developments along the Route 28 corridor recently, shifted toward favor. Barbara Nickerson, representing a group of 25 abutters, told the board, The group of the abutters that we met with yesterday... feel that we can wholeheartedly support this project at this time. However, some caution remained. Jack Hearnden, an attorney for abutter Bob Henderson, requested an annual affidavit to ensure study rooms are not converted into extra bedrooms. By adding a study to each unit, I think we're kind of opening the door for increasing the total population that's actually in the apartment building, Hearnden noted, citing concerns over the septic system.

In response to neighbor requests, the applicant agreed to binding conditions including a prohibition on short-term rentals, the installation of a stop sign at the exit, and a commitment to replace any screening trees that die within two years of construction. Member Emily Brutti thanked the development team for their tenacity through the seasons as the case moved toward a conclusion. Motion Made by E. Brutti to close the public hearing. Motion Passed (7-0-0).

While the board expressed satisfaction with the transformation of the site plan, they opted to wait for a finalized written decision incorporating the new conditions before taking a final vote. Motion Made by E. Brutti to continue the meeting to January 13, 2026, at 6:30 PM to conclude deliberations with a full set of conditions and a draft decision. Motion Passed (7-0-0). Town Planner Christine Flynn confirmed that peer reviews of the updated stormwater and traffic plans were satisfactory, clearing the final hurdles for the project’s anticipated January conclusion.