The commission reviewed a draft zoning concept—referred to in discussion as cottage communities or cottage colonies—that would allow small-scale clustered owner-occupied units under a planning-board special-permit process. Proponents said the approach is intended to create permanently owner-occupied, attainable ownership opportunities for year-round residents who earn too much to qualify for traditional subsidy programs but cannot afford market-rate housing.

Under the draft presented to the commission, projects would be limited to conforming lots in residential districts, require engineering and site-plan review, employ shared parking and open space, and include a 24-foot height limit with waivers allowed for existing structures on-site. The draft would require owner-occupancy and include regulatory agreements for monitoring; the Affordable Housing Trust or an identified monitoring agent would be specified later to administer occupancy restrictions.

Commission members praised the concept’s potential for clustered, smaller-scale homes but raised design and massing concerns. Several members urged codifying additional controls on massing—such as limiting the share of total cubic volume that may occur at the maximum ridge height or requiring stepped roof/tiered ridge heights—to avoid developments in which every building simply reaches the 24-foot cap and produces a uniform, oversized appearance.

Speakers pointed to existing models—Underhill Cottages and Monomoy Village—and suggested design guidelines tied to the HDC’s review process to favor lower, varied ridgelines and modular or one-story massing. Planning staff said the Planning Board is holding a public hearing on related zoning articles and invited commission comment; staff asked commissioners who wish to submit formal comments to do so before the Planning Board hearing.

No formal action was taken; commission members asked staff to coordinate with the planning board on the cubic-volume concept and to consider HDC design guidelines that would accompany any bylaw change.