The Mattacheese Utilization Committee has cleared the way for three distinct redevelopment visions for the former middle school site, each anchoring a 120,000-square-foot regional sports complex with at least 60 units of new housing. The committee’s decision marks a pivotal step in transforming the Higgins Crowell Road parcel into an economic engine for Yarmouth, though officials cautioned that the high-intensity plans will eventually require the successful rollout of the town’s Phase 2 municipal sewer expansion to be viable.

Heather Gold of the BSC Group presented the refined concepts, noting that Alternative A serves as the baseline for the committee’s goals. This plan features two three-story apartment buildings totaling 60 units, 12 single-family homes, and a massive sports facility with four multi-use fields. Gold explained that Alternative A is very similar to what we've discussed. It features residential access off Higgins Crowell Road with two subdivisions of six single-family homes each. The committee paid close attention to environmental constraints, particularly a vernal pool on the property. Chair Sharon Wymer emphasized the need for caution in the sensitive area, stating, The vernal pool is the real conservation piece. We don't want to mess with that area. Motion Made by J. Potska to approve Alternative A for presentation to the Select Board. Motion Passed 4-0.

A second option, Alternative B, serves as a Recreation Hub that maintains an eight-acre placeholder for future municipal flexibility or a potential school redevelopment, a nod to the ongoing $1.5 million Marguerite E. Small School feasibility study. This version features 60 apartment units spread across three smaller buildings. Committee member Casey Schmidt pushed for consistency in infrastructure across the plans, noting that Alternative A has 125 spaces for housing, and B has 115. We should probably add 10 spaces to B so they match and there are no questions. Motion Made by J. Potska to approve Alternative B with the modification of adding 10 parking spaces to the residential area. Motion Passed 4-0.

The final concept, Alternative C, prioritizes recreational capacity by rearranging parking to accommodate a fifth multi-use field or a full-size baseball diamond. This expansion requires reducing the number of single-family homes on Chickadee Lane to five. Member Joe Potska advocated for the flexibility of the outdoor spaces, arguing that Visually, these maps only show soccer. I want to make sure we reflect that these are multi-purpose. We should show some kind of baseball or softball imprint so the uninitiated don't think it's exclusively soccer. Gold clarified that soccer was used in the renderings simply to illustrate the maximum footprint of the fields. Motion Made by B. Roby to approve Alternative C for presentation to the Select Board. Motion Passed 4-0.

The committee also explored how the site could serve as a permanent home for the Cape Cod Baseball League (CCBL) Hall of Fame, which has been without a dedicated space for over a decade. Wymer suggested the inclusion of the Hall of Fame would be a wonderful draw for Yarmouth, leading the committee to include complementary synergies in their final report. Motion Made by S. Wymer to include a section in the report summary regarding complementary synergies, specifically mentioning the Cape Cod Baseball League. Motion Passed 4-0.

Guest speaker Mike Barry, a recreation advocate, raised concerns about the configuration of softball facilities, noting that the town needs clustered fields to attract lucrative tournaments. The ideal is two softball fields in one location, Barry told the committee. Having one at Mattacheese and one at Sandy Pond is not ideal for attracting tournaments. Town Planner Kathy Williams reminded the group that the project must still undergo significant vetting, including market studies and financial modeling funded by a $200,000 Mass Development grant. Staff hasn't had a chance to vet the report yet, Williams said. It needs to tell the story progressively and include recommendations about municipal sewer, grant opportunities, and sustainability.

Financially, the committee received encouraging news regarding current recreation department performance, which may signal the potential for the new Mattacheese complex. Wymer reported that the town’s summer camp is currently at maximum capacity and generating significant revenue, while pickleball fees—recently increased to $45 for residents—continue to see high demand. Yarmouth has the most dedicated courts on Cape Cod, and they are almost always full, Wymer noted. The final recommendations are slated for a Select Board presentation on May 12, as the town continues to navigate a tight fiscal climate and an $839,000 budget deficit driven by regional education costs.