The transformation of the former Sunday School ice cream shop into a 28-unit residential complex faced a wall of neighborly resistance Tuesday night, as Harwich residents questioned whether the project’s scale fits the historic character of Harwich Port. While the development team for SSH LLC presented significant architectural revisions to the 606 Route 28 site, the Planning Board ultimately pushed the decision to late August to allow for revised septic and stormwater engineering. Before delving into the contentious hearing, the board addressed a procedural necessity for the town’s long-term planning. Motion Made by [Unidentified Member] to approve the letter to the Division of Conservation Services regarding the Harwich Open Space and Recreation Plan. Motion Passed (7-0-0).

Town Planner Christine Flynn opened the main hearing by noting the applicant has met minimum lot size and setback requirements while agreeing to limit short-term rentals to no less than 60 days, twice a year. Attorney Marian Rose, representing the applicant, argued the proposal at the Commercial Village site corrects existing nonconformities by moving parking from the front of the building to the rear and underground. We have significantly reduced the building height, Rose stated, pointing to a front facade reduction to 37 feet. Architect Russ Dean detailed those efforts, explaining the team lowered ceiling heights by eight inches on each floor. We brought the roofline down to a knee wall and clipped ceiling to achieve these reductions, Dean said.

Traffic remains a focal point of the debate. Engineer Kirsten Brown reported that traffic counts taken over the July 4th holiday show the proposed residential use would generate fewer than 200 daily trips, a massive reduction from the 900 daily trips associated with the previous ice cream shop. Peer reviewer Michael Santos of VHB concurred with the traffic reduction findings but requested the applicant coordinate with MassDOT to trim vegetation for better sightlines and extend the sidewalk along the frontage. Member Ann Newman expressed skepticism regarding the ease of state coordination, noting, I appreciate the coordination with MassDOT, but it took us 11 years to get that sidewalk passed. I don't want it to look like it's easy to ask MassDOT for changes when we've worked for a decade on this.

Public comment was overwhelmingly critical of the project’s density. Residents Matt Sutton and Bob Kennedy raised alarms regarding the underground parking garage’s impact on the water table. Underground parking provides for a larger building, Sutton said. This is Pandora's box for the Route 28 corridor. Rita Keryaki and Bob Nickerson voiced concerns over proposed roof decks. You have amazing wedding venues in our backyard and you have created the best rooftop venues for their after-parties, Keryaki warned. Neighbor Angelos added that the project felt like minimalism rather than community benefit, describing the building as a massive wall that doesn't look like Cape Cod.

Defending the board’s narrow legal purview, Member Ann Clark Tucker noted that the board cannot zone based on aesthetics alone under state law. We have spent $240,000 on these plans to protect these ideas about character, Tucker said, referring to the Local Comprehensive Plan. They aren't in our bylaws yet, but they are a vision statement. Our bylaws and zoning don't currently match our future aspirations. Real estate professional Richard Waystack offered a different perspective, arguing the $1 million to $1.5 million price point is attainable for local seniors looking to downsize. Follow the law. These units will fly because people in Harwich Port who want to downsize don't want to leave, Waystack said.

The board moved to continue the hearing to allow the applicant to address Board of Health concerns regarding the septic design. Chair Duncan Berry concluded the session by scheduling the next steps for the project. Motion Made by D. Berry to continue the public hearing for PB2025-21 to August 26, 2025, at 6:30 PM. Motion Passed (7-0-0).