The Planning Board unanimously advanced a zoning change for Route 28 properties on Wednesday while simultaneously sounding a warning over state-level housing mandates they fear could strip Yarmouth of local control. The board voted 6-0 to recommend an amendment to the Village Center Overlay District (VCOD) that allows developers to seek special permits for front yard setbacks rather than harder-to-get variances. The shift is designed to protect property owners as Mass DOT prepares to take land along the corridor for upcoming bike lanes and streetscape improvements.

Town Planner Kathy Williams explained that the VCOD was originally intended to keep buildings close to the street to create a village feel, but the state’s planned 10-foot shared-use paths will soon make existing and planned buildings non-compliant. Mass DOT is coming to town and they're looking to do some Route 28 streetscape improvements... they need a little bit of strip takings on some of the properties, Williams told the board. She noted that she has been proactively informing developers, including those at the local water park, that their property lines may soon shift. Motion Made by W. Rubenstein to recommend zoning article one, draft number two, dated February 5th, 2026, to allow zoning relief for maximum front yard setbacks from Route 28 to be via a special permit rather than a variance. Motion Passed (6-0-0).

The board took a more defensive stance regarding the state’s "Seasonal Community" designation under the Affordable Homes Act. Chair Joanne Crowley warned that the program, which requires towns to allow movable tiny homes, represents a significant risk to the town's current zoning standards. I think the movable tiny homes is a trap we do not want to get into, Crowley said, adding that the proposal is not ready for prime time. Member Deirdre Gaquin noted that while the state offers a 24-month window for adoption, the resulting zoning changes are not optional. It sounds like it gives you some discretion, but it is a mandatory change. One of the zoning changes takes away the town's ability to prohibit mobile homes, Gaquin warned.

Member Susan Brita pushed to strip any language from town memos suggesting the designation offers benefits, stating, I personally don't think there are any benefits. The board’s resistance was bolstered by concerns over Yarmouth’s existing density and environmental challenges. Member Peter Slovak pointed out the ongoing struggle with PFAS contamination in the town's water supply. We're the most densely developed town on Cape Cod and we have problems with water supply. All our wells aren't online. We've got PFAS and all we want to do is just add without solving some of the other problems, Slovak said.

In a financial update that offered a rare moment of levity, Vice Chair Will Rubenstein reported that the upcoming municipal capital requests are in order. Everything balanced to the penny which was encouraging, Rubenstein said, noting that the budget for police, fire, and public works is ready for presentation to the Select Board next week. The board also looked toward the March 11 community meeting for the Madakis Utilization Committee, where residents will see design concepts for the former Mattacheese Middle School site. Williams confirmed the meeting would focus on clearing the site to make way for a potential regional sports complex and housing.

Reviewing a recent study from the UMass Donahue Institute, the board found that short-term rentals (STRs) are not the primary driver of year-round housing loss in Yarmouth, as seasonal housing percentages have remained steady for decades. Williams noted the consensus is to use carrots like tax incentives rather than sticks like rental caps to encourage year-round housing. Slovak clarified that while corporate management companies like Vacasa are active in town, actual corporate ownership remains low. They're not corporately owned. They're corporately managed. There's a difference, Slovak noted. Member Ken Smith participated in the unanimous votes throughout the evening, supporting the board's efforts to finalize the town's first-ever certified Local Comprehensive Plan with the Cape Cod Commission this week. Williams described the certification as a nice victory run for the town’s long-term planning efforts.