Orleans ZBA Unanimously Approves Namequoit Road Special Permit After Applicant Cuts Footprint

ORLEANS -- May 6, 2026, Orleans Zoning Board approves downsized Pleasant Bay rebuild after applicant cuts proposed footprint by more than 1,300 square feet. The Orleans Zoning Board of Appeals voted 5-0 Wednesday to grant a special permit to John H. Ferring, IV for a raze-and-rebuild at 199 Namequoit Road, with attorney Robert Dewar of Bracken Engineering telling the board the proposed building coverage had been reduced from roughly 6,300 square feet to 4,995 square feet since the case was first heard in March. The freestanding detached garage was eliminated and folded into a basement-level drive-under design, and a rear covered porch was removed. Board member David Lyttle, who visited the site before Wednesday's session, said "it's very obvious that there's going to be a very low profile" from Pleasant Bay. The board also held an extended unscheduled discussion about how to approach an upcoming 40B comprehensive permit hearing, with Chair Gerald Mulligan committing to seek guidance from town counsel before the next meeting after Building Commissioner Davis Walters pointed members to 760 CMR 56 as the governing state authority.