A long-vacant eyesore on Route 28 is set for demolition following a unanimous decision by the Planning Board to authorize a new mixed-use residential complex. The project, located at 645 Route 28 and 14 Applebee Road, will replace a former restaurant with a two-story building featuring 11 apartments and 2,400 square feet of commercial space. Backed by a $450,000 grant from the Affordable Housing Trust, the development will include four affordable housing units—double the amount required by town bylaws. John Lavelle of Baxter Nye Engineering explained the site’s transition, noting that the team is 14 Applebee Road. The applicant proposes to demolish the existing former restaurant, which has been vacant for years. We are redeveloping with 11 multi-family units and commercial space in front, likely retail or restaurant, Lavelle said.

The design utilizes the Village Center Overlay District (VCOD) and aims for a traditional aesthetic. Architect Bob Buon described the vision as a classic New England appearance, featuring cedar shakes in Cape Cod Gray and clapboards in Sherwin Williams Peppercorn. Board members expressed strong support for the revitalization of the site. Peter Slovak remarked on the improvement to the corridor’s appearance, saying, It takes care of one of the biggest eyesores on Route 28. Stop calling it the 'Chinese restaurant' once it's built. Susan Brita focused on the long-term maintenance of the site, stating, I want to ensure there is an irrigation system and that the signage is white with black lettering, not backlit. Chair Joanne Crowley praised the project as a model for the town’s goals. This project is an example of exactly what we wanted for this corridor—attractive, livable, and providing affordable housing. We are very grateful, Crowley said. Motion Made by W. Rubenstein to approve VCOD Site Plan Review 2025-1 for 645 Route 28 and 14 Applebee Road subject to six conditions. Motion Passed (7-0-0).

Infrastructure remained a primary focus as the board received an update on the multi-year municipal sewer rollout. Member Ken Smith reported that the main on Southshore Drive is now completed, with contractors aiming to be out of the roadway by late May. Smith noted that work on Route 28 is progressing toward the Barnstable line, which they hope to reach by fall 2027. The Buck Island Road plant is scheduled to open in early 2028, though they are trying to pull that date back closer to September 2027, Smith told the board. This timeline is critical for several high-density developments currently in the planning pipeline that require sewer capacity to proceed.

Financial transparency regarding the town’s major capital projects was also highlighted. Tom Pendleton provided an update on the library modernization project, noting recent public sessions where Town Administrator Robert Whritenour discussed the $35 million design. Mr. Whritenour gave an update on the financial situation and how it can be worked out favorably for the taxpayer, Pendleton said, adding that while there have been tough questions, there remains significant community support. In other housing news, Deirdre Gaquin reported that the Housing Authority is awaiting an engineering study regarding water issues at the Forest Road location, while projects on Wood Road continue to move forward.

The board also addressed a minor lot line adjustment for Davenport Realty Trust at 6 and 8 Miracle Way to correct a construction error. Robert Reilly explained that a bulkhead was installed in the wrong location, requiring a pop-out in the property line. It was created by a bulkhead that was put in the wrong spot, and we are looking to adjust the property line as opposed to moving the whole bulkhead, Reilly said. Town Planner Kathy Williams agreed that the adjustment was a sensible alternative to seeking a variance. Motion Made by W. Rubenstein to endorse ANR Plan 2936D. Motion Passed (6-0-0) with K. Smith recused.

Looking ahead, the board discussed future zoning reforms to streamline the VCOD process. Kathy Williams suggested simplifying the rules, which she currently finds too detailed to guide applicants through efficiently. I want to simplify the VCOD—perhaps setting a maximum number of stories rather than just height, and streamlining the permitting process because the current rules are so detailed they are difficult to guide people through, Williams said. The board also briefly touched on the recent ZBA approval of the Taco Bell project on Station Avenue. Will Rubenstein expressed lingering concerns about the impact on local traffic. I would love to see their traffic study. They say it won't increase traffic flow, but I don't see how that's possible, Rubenstein noted.