A short-handed Planning Board grappled with the town’s shifting commercial and residential landscape Tuesday night, ultimately deferring decisions on a new workforce housing project and an ice cream shop’s request for evening hours. The meeting, which began without a quorum, was forced into a brief recess until Member Mary Maslowski arrived to provide the necessary fifth vote for several high-profile applications.

The most significant debate centered on a special permit application for 33 Old Colony Road, where William J. Glover III is proposing to transform a pre-existing non-conforming lot into four one-bedroom workforce apartments. Representative Thad Eldridge of Moran Engineering explained that the project aims to address the town's acute housing shortage by specifically targeting local emergency responders. Mr. Glover just retired from the police force. He wants to give back, Eldridge said. He wants to put a flyer up on the police and fire bulletin boards. The plan involves adding a second floor to the existing dwelling and constructing a similar interconnected building.

Board members scrutinized the proposal’s long-term viability as affordable housing. M. Maslowski questioned whether the intent to serve police and fire personnel was formally binding, asking, Is the downstairs unit handicap accessible? Eldridge noted the team is currently reviewing those requirements. Member Emily Brutti sought clarification on the site’s location, asking, Is this property outside the historic district? Because this building's definitely in it. Planning Director Christine Flynn confirmed the site sits just outside the historic district boundaries. Flynn noted the applicant’s commitment to year-round rentals, which aligns with Harwich’s 2020 housing bylaws, though neighbor Robert Reddick of Oak Street raised concerns about visual impact, light pollution, and the location of the second driveway.

Other neighbors were more critical of the density. Eban Sullivan of Oak Street argued the project is too much house for too little land, expressing frustration that virtually every mature tree will be cut down to accommodate parking. Resident Molly Bench urged the board to secure formal protections, stating, decisions be codified as deed restrictions for year-round housing... anything not codified is a waste of time. Motion Made by M. Maslowski to continue the public hearing on PB 2025-33 to January 13th, no earlier than 6:30 p.m. Motion Passed (5-0-0)

The board also revisited a 2022 restriction that currently forces Charlie’s Ice Cream Cookie Sandwiches at 575 Route 28 to close by 4:00 p.m. Applicant Chad Marvy argued the restriction, originally based on a previous tenant's breakfast-only plan, is crippling the new business. People eat ice cream past 4:00 p.m., Marvy said. We would like to be open until 9:00 or 10:00 p.m. Property owner Dennis Miller, speaking via phone, defended the site’s parking, claiming, I provide more parking than any other person in town. I am providing 56 spots where there was an empty lot for 20 years.

However, the board remained wary of the parking waiver that allowed the project to proceed originally. M. Maslowski recalled that the board specifically limited the timeframe because of the parking waiver and asked for updated traffic data. Member Harry Munns pushed back against further delays, arguing, We have an opportunity to accommodate a business. We shouldn't be making it more difficult. Acting Chair Ann Clark Tucker noted that while the Port has changed, the parking issue remains a hot button issue. Motion Made by M. Maslowski to continue the public hearing for PB 2025-34 to the meeting of January 13th, no earlier than 6:30 p.m. Motion Passed (4-0-1, H. Munns abstaining)

Earlier in the evening, the board conducted routine business for a property line adjustment at 5 Brooks Road and 7 Dunes Road. Motion Made by [Unidentified Member] to endorse the approval not required for plan of land Harwich Mass prepared for Brenda Realty Trust and Charles Realty Trust dated 1/12/2025. Motion Passed (3-0-0)

In her staff report, Director Flynn announced that the town has hired Matt Hamilton as the new Planning Assistant, part of a broader effort to professionalize town administration. She also noted that the final draft of the Hazard Mitigation Plan is moving toward FEMA submission and that the Zoning Board of Appeals recently cleared the way for the 242-unit Pine Oaks Village project, a major milestone in the town's affordable housing strategy.