A former restaurant site on Route 28 is set for a major transformation into a mixed-use development featuring 11 residential rental units and 2,000 square feet of commercial space. The project, located at 645 Route 28 and 14 Appleby Road, received a favorable review during the December 11 meeting as developers presented a plan aimed at revitalizing the 0.94-acre property while navigating flood zone requirements and residential density.

Engineer John Lavelle detailed the demolition of the existing 3,100-square-foot building to make way for the new structure, which will sit 2.5 feet above the flood elevation. The proposed development has 11 housing units and two commercial spaces of 1,000 square feet each, Lavelle explained, noting that the site will feature a paved parking lot, extensive landscaping, and underground drainage systems designed to clean stormwater runoff. Architect Bob Buon added that the design includes five units on the first floor and six on the second, including one fully accessible unit. For materials, the roof is architectural grade charcoal gray asphalt shingles, Buon said, describing a palette of white cedar shingles and light gray siding designed to break up the mass of the building.

While board members expressed overall support for the aesthetic, the allocation of exactly 22 parking spaces—the minimum required by zoning—sparked discussion regarding long-term viability. Peter Malpass questioned the adequacy of the parking for the commercial tenants, stating, I want to make sure the parking is adequate for your uses so the commercial space is successful. Peter Slobe also encouraged the applicant to find more parking if possible, though he praised the project's visual integration into the neighborhood. I looked at the property last night. There's not much there now, so you're keeping it kind of rustic, which is nice, Slobe noted.

Member Sarah Porter remained supportive of the layout despite the tight parking numbers, stating, I like it. I think it's just fine the way it is. Board member Dick Martin focused on the project's community impact, including the provision of four affordable housing units within the rental mix. I think it’s a wonderful proposal, Martin said, while also inquiring about a neighboring fence that currently encroaches onto the property. Applicant Dennis Carcado indicated a willingness to work with neighbors to resolve boundary issues, noting that he wants to put a fence along the line three feet into our side to allow for maintenance.

Town Planner Kathy Williams confirmed the project largely meets town standards, though she flagged a minor modulation issue on the rear facade that will require a slight revision. The one discrepancy is the rear building facade exceeds 50 feet without a minimum 5-foot modulation, Williams said. Other than that, you've done a great job mixing shingles and siding.

Motion Made by D. Martin to approve these design review comments as meeting minutes for the December 11, 2025, design review meeting for the mixed-use development at 645 Route 28 and 14 Appleby Road. Motion Passed (4-0-0).

The project is scheduled to move forward to a formal Site Plan Review on January 6th.