The Yarmouth Planning Board paved the way for new housing options along the Route 28 corridor Wednesday night, unanimously approving two separate residential developments while receiving a significant update on the $35 million library project’s projected tax impact. The dual approvals signal a continued push for "top-of-shop" and high-density residential units within the town’s commercial centers.

The first approval focused on the historic Becker’s Package Store at 119 Route 28. Husvilla Corporation secured a special permit to construct a 4,139-square-foot addition to the existing business, featuring two two-bedroom apartments on a new second floor. Engineer Joe Cassali explained the design intended to maintain the nostalgic look of the site while consolidating three lots into one. Our intention is to abandon and extinguish interior lot lines to create one piece, Cassali told the board, noting that the plan aligns with upcoming state road improvements. Owner Muhammad Hamid assured the board that we will take care of removing unsightly clothing donation bins that members noted often attract debris and garbage in the parking lot.

Planning Board members scrutinized the logistics of mixing retail and residential uses at the liquor store site. Member K. Smith raised concerns regarding heavy delivery traffic, asking, Where is the loading dock for deliveries? Liquor vendors often use tractor-trailers. I'm concerned about tenants trying to get cars out while an 18-wheeler is unloading. Chair J. Crowley questioned the construction timeline and the safety of residents during the transition. Cassali clarified that the business would remain open during the build but we won't have residential tenants in there while the commercial portion is still under construction. Town Planner Kathy Williams recommended the project for approval, suggesting conditions for native buffer trees to screen the eastern property line. Motion Made by S. Brita to approve Special Permit petition 119 from Husvilla Corporation for use regulation to allow for a two-family dwelling with conditions including lot consolidation and landscape irrigation. Motion Passed 7-0.

The board also greenlit the Residences at Parker’s River, a six-unit development at 703 Route 28 consisting of three duplexes. Applicant Steven Katz and his engineering team from BSC Group highlighted that the project would decrease the site's total impervious area by over 7,600 square feet despite being located in a flood zone. However, the proposal’s lack of guest parking sparked a sharp debate among board members. With four-bedroom units allocated only two garage spaces each, Vice Chair W. Rubenstein expressed deep skepticism. I fundamentally don't understand how this functions on Cape Cod, Rubenstein said. If you have a birthday party, where do guests park? We shouldn't create a problem for the neighbors. I'm wrestling with this.

Katz defended the layout, explaining that environmental restrictions limited the available footprint. Parking has been the problem from the beginning... It was either underground parking or nothing. This was the best we could come up with, Katz said. Civil designer Mackenzie Morrison and engineer Brian Tagian noted that 100% of stormwater would be captured on-site and that the buildings are designed to eventually connect to the municipal sewer. Member P. Slovak voiced concerns over emergency vehicle access, noting the tight turning radiuses, while Member S. Brita questioned how moving trucks would navigate the site. The town cannot solve the parking problem for the owner; it's buyer beware, Brita noted. Motion Made by K. Smith to approve VCOD SPR number 2025-2 for the Residences at Parker's River with conditions that all parking remain beneath the buildings to ensure emergency access and that one affordable unit be provided. Motion Passed 7-0.

Financial stakes were high during a briefing on the proposed consolidated library project. Member T. Pendleton, serving as the liaison to the Library Building Committee, confirmed the $35 million project remains on the town warrant. While the town anticipates $13 million to $14 million in state reimbursement, the remaining $21 million would be funded through a bond. Member S. Brita highlighted the narrow 3-2 support from the Select Board, noting that dissenting members are focused on the town's long-term financial capability alongside massive water and sewer costs. If approved by voters, the project is estimated to cost the average household approximately $120 per year in property taxes for 20 years.

The board also received an update on the redevelopment plans for the former Mattacheese Middle School site, now known as the Madaki project. Williams reported that the committee is narrowing five concepts down to three, all of which include a mix of housing and a sports complex. While a final presentation to the Select Board is slated for May 12, Williams cautioned that a full financial feasibility analysis will take another 12 to 18 months. Member P. Slovak emphasized the necessity of infrastructure for the site, asking if sewer expansion was confirmed. You can't do development without it, Slovak said. Williams also updated the board on "attainable" housing definitions, noting the town successfully secured the right to prohibit movable tiny homes under the new state Affordable Homes Act. Member D. Gaquin joined the board in the unanimous votes for both Route 28 projects.