Town staff flags comprehensive design‑guideline update and possible zoning changes on basements, short‑term rentals and density bonuses

Paul Anthony, the town planning director, told the Design Review Committee the council and staff are preparing a workplan for fiscal 2027 that includes a comprehensive update to the town's 2004 design guidelines. Anthony said the update will include public engagement and walking tours to help the council and staff understand how new projects fit into the broader downtown context.

Anthony listed several zoning and LDR topics under consideration. He said staff would examine whether habitable basements should count against floor‑area ratio (FAR), noting concerns about groundwater and how deeply occupied basement space can change intensity of use. He also said staff is looking at short‑term‑rental limits in overlay areas and whether the town should cap the percentage of units in a project that may be offered as short‑term rentals.

On density incentives, Anthony said the council has discussed reworking the "2‑for‑1" bonus, which currently allows more than twice the base allowable units in some projects. Options under consideration include capping the portion of a project that can use the bonus or tying a larger market allowance to stronger deed restrictions for affordable units. "The better the deed restrictions, the more market you get," he said, adding that staff will return with options for council consideration.

Anthony said staff would solicit public feedback and bring ideas back to the committee and council; no immediate code changes were adopted at the meeting.