The Yarmouth Planning Board moved the town’s long-term vision one step closer to reality on Wednesday night, closing the public hearing on the 2025 Local Comprehensive Plan (LCP). This 10-year master plan serves as the primary roadmap for growth and resource allocation, setting the stage for a final decision by residents at the Special Town Meeting on November 17. Town Planner Kathy Williams described the document as a critical investment tool, asking, What's important to our community and how do we want to start investing and spending our resources? The plan aligns with regional policies and covers eight distinct chapters including housing, coastal resiliency, and capital facilities.

Chair Joanne Crowley emphasized that the LCP is not just a document but a defensive strategy for the town’s character. The local comprehensive plan establishes a long range vision for the town's growth and development over the next 10 years, Crowley said, noting its focus on environmental resources and community design. During the hearing, residents raised several concerns regarding the practical application of these goals. Jerry O'Connell questioned the town’s commitment to historic aesthetics, asking, When we do construction on Route 28, are we considering that the architecture be similar to what Yarmouth has had over the last 200 years? People come here and they want to see Cape Cod, not the place that they had left.

The conversation shifted toward the increasing density along the town's primary commercial corridor. Christine Putts expressed alarm over the blurring lines between business and residential zones. To my dismay, I'm seeing more and more residential property on Route 28, which is our commercial corridor, Putts said. I know we need homes, but I just don't know where the residential piece on 28 is going to end. These concerns were echoed by the board during a discussion of a 40B housing project proposed for a former laundromat site. Crowley described the current proposal as quite frankly awful, while Vice Chair Will Rubenstein praised the Zoning Board of Appeals for its vigilance, noting they asked a lot of really pointed questions and had a lot of reasonable concerns that echo ours regarding protecting the economic corridor.

Infrastructure and environmental impacts also took center stage. Resident Greg Bizikian inquired about the relationship between the plan and the redevelopment of the Route 6A business district, while Martha Powers highlighted the state of existing commercial properties, specifically pointing to a strip mall near the West Post Office that she described as such a horror. On the topic of wastewater, resident Ellen Pitka raised questions about gray water discharge at local golf courses. Rubenstein clarified that while discharge at Bayberry is currently under consideration, the town should be exploring lots of different places, not just golf.

Following the public testimony, Motion Made by K. Smith to close the public hearing regarding the local comprehensive plan. Motion Passed 6-0. Member Deirdre Gaquin provided the second for the motion, signaling the board's readiness to move the plan toward its final legislative hurdle. Member Peter Slovak sought clarification on the implementation matrix in the back of the plan, asking if the listed dates referred to the completion time frame or is that when we should begin this particular action? Williams noted that the matrix serves as a guide for the board in its role as the eventual guardians of the plan.

Financial realities dominated the update on the Madakis site, the former middle school property currently undergoing a reuse feasibility study. Williams reported that early findings from consultants Catalyst and BSC Group suggest that salvaging the existing structure may be too costly. What would it cost to reuse the Madakis building for housing? And then what would it cost to build new just to get an idea of what's the financial implication, Williams said, concluding that it's going to be very expensive to rehabilitate that building. The subcommittee is currently weighing the costs of building new facilities for recreation and housing against the prohibitive expense of renovation.

Budgetary planning continues elsewhere in town government, with Slovak reporting that the Capital Budget committee is finishing its department outreach and will begin interviews shortly. Rubenstein also noted that the School Building Committee is looking at a potential Special Town Meeting article for a feasibility study regarding the Emmy Small elementary school. In other financial news, Crowley reported that the Community Preservation Committee (CPC) is reviewing a land purchase on Nottingham Drive for open space, alongside funding requests from Habitat for Humanity and the Affordable Housing Trust.

The board briefly touched upon upcoming zoning amendments, including a proposal for retail live lobster sales and a more contentious article regarding boat parking. Member Susan Brita signaled her continued opposition to a draft that would remove certain time protections for neighborhoods. I am not in favor of taking them out, Brita said, maintaining her stance on protecting residential investments. The board plans to review these articles with the Select Board on October 7 before taking a final recommendation vote on October 15. The meeting concluded with the announcement that Megan Eldridge has officially begun her tenure as the new Community Development Director, a role Williams believes will be a really good fit for the town’s ongoing planning efforts.