The Duxbury Zoning Board of Appeals expressed sharp disappointment Thursday night as developers for the Villas at Keenbrook presented a revised concept for a 28-unit 40B project that board members felt was not yet ready for a full hearing. Vice Chair Judith Barrett did not mince words regarding the lack of data provided by Stonebridge Homes for the 18.7-acre site on Temple Street, noting that the board's time had already been taxed by prior continuances. I am really frustrated that this project was filed when it was not ready to file, Barrett said. To come in here and apply for a comprehensive permit and have nothing is really insulting to the board.

Attorney Robert Galvin, representing the applicant, explained that the project footprint has been condensed to meet Natural Heritage and Endangered Species Program (NHESP) requirements, with 60 percent of the site now designated as protected open space. Muhammad Itani of Stonebridge Homes described the "pocket neighborhood" design, which features seven affordable units and a shared septic system designed for nearly 10,000 gallons per day. Member P. Thorn questioned if the six proposed house models would actually fit the footprints shown on the plan, which Itani confirmed they would. Associate Member B. Gojnycz flagged a landscape encroachment into a 100-foot conservation buffer, prompting Galvin to agree to move the area entirely out of the buffer in future iterations. Motion Made by P. Thorn to continue the public hearing for Case 2025-20 to July 9th. Motion Passed 4-0.

A second major application involving a home-based law practice at 125 Bow Street was withdrawn after a wave of neighborhood opposition. Applicant Justin DuClos sought a special permit to operate out of a converted barn and install a freestanding sign, but neighbors cited concerns over "commercial creep" and traffic on the narrow road. I just want to be above board... occasionally I may use it to see a client. I really don't have that kind of practice, DuClos told the board. However, neighbor Jessica Williams argued that the sign is purely advertising... as an architect, I have worked out of my own house. I've never put a sign up. Member E. Sheehan sided with the residents, stating, I'm adamantly opposed to allowing him to use this as a business and the sign. I don't want commercial going on in residential neighborhoods. Following a straw poll indicating the board would not support the permit, DuClos withdrew the application without prejudice.

Coastal regulations took center stage during the hearing for 101 Garnet Road, where homeowners sought to lift an existing residence five feet to meet FEMA flood elevation requirements. Kevin Dan of Shawn Dolan and Company explained that the project required a 3.2-foot height variance because federal mandates forced the structure above the town’s 30-foot limit. The zoning bylaw currently creates a hardship because we can't meet that FEMA regulation... because of the height, Dan noted. Vice Chair Barrett suggested the Planning Board should examine these recurring conflicts between local height limits and rising flood zones, noting, we're going to see more of this. Motion Made by P. Thorn to grant the variance and the special permit as requested. Motion Passed 4-0.

The board also authorized a two-story addition and screened porch for an undersized lot at 8 Mayflower Road, despite concerns from neighbor Maureen Caruso, who described the expansion as intrusive in a tight neighborhood. Scott from Grady Consulting argued the project fit within the town’s "3% rule" for lot coverage and met all 15-foot setback requirements. P. Thorn noted that because the addition met current setbacks, the board had little legal ground to deny it. We can't say no. It wouldn't stand up in court, Thorn said. Motion Made by P. Thorn to approve the special permit as requested. Motion Passed 4-0.

In procedural business, E. Sheehan suggested the board consider moving its regular meeting start time up. Anybody thinking about maybe starting these at 7:00 anytime soon? I've been saying it for like four years, Sheehan said. Administrative Assistant Patty Tolen indicated the change could likely take effect in June following proper public notice. Motion Made by E. Sheehan to adjourn. Motion Passed Unanimously.