A developer seeking to build a 21‑unit cottage‑court housing community off Constitution Drive presented a revised concept to the planning board and requested feedback on layout, unit size and utility access.

Tom Riley and civil engineer Jonathan Devine described updates since a May conceptual review: the internal loop road was changed from one‑way to two‑way to improve emergency access and circulation; previously detached garages were moved to be attached to units; and individual unit footprints were modestly enlarged to better meet market and accessibility expectations. The proposal anticipates condominium ownership, private roads maintained by an association, and utilities (water, sewer, electric, gas) extended underground from Constitution Drive.

Staff noted the use is allowed in the office district by conditional use permit and that the applicant will need to address five CUP criteria, including orientation of units around common open space and pedestrian scaling. The town engineer’s preliminary comments included a sewer‑generation estimate (using 300 gpd per unit for design), a recommendation to add visitor parking near the north corner, and the need for a pump station because gravity connection to the municipal system is infeasible at the site.

Several board members said Unit 1 on the plan appears isolated from the interior courtyards and should be reconfigured into a cluster; they also encouraged circulation and more defined common open spaces and connections to nearby walking paths under the overhead power lines. Members asked the applicant to prepare a variance justification for proposed units larger than the zoning’s 1,000‑square‑foot standard and to work with staff on water‑availability testing and fire‑department flow requirements. The applicant said he has discussed the concept with neighbors and that at least one abutting landowner prefers the cottage concept to previously‑approved office uses.

The board offered conceptual support and suggested the applicant refine unit siting, finalize utility coordination and present more detailed elevations and materials with the formal application. The applicant said he would continue design work, prepare materials for a variance application if needed, and return once engineering and architecture are more fully developed.