Concerns over extreme density and logistical safety dominated the Yarmouth Planning Board meeting as members scrutinized a revised housing proposal for 897 Route 28. The project, sited at a former laundromat, has ballooned from an originally authorized 23 units to a conceptual 26-unit design on just 1.07 acres. Board members expressed significant alarm over the developer’s attempts to fit the high-unit count onto the small parcel, citing narrow buffers and a dead-end access point that would trap essential service vehicles.

Town Planner Kathy Williams highlighted critical design flaws, specifically regarding the site’s dumpster placement and parking configuration. Williams noted that the current conceptual plan, which includes 39 parking spaces and three-story structures, leaves no room for heavy vehicles to turn around. One of the concerns I had is this ends up being a dead end to the dumpster. That's not feasible. You're not going to back out your garbage truck, Williams explained. She suggested that the developer might need to shift to angled parking or create an exit-only lane to ensure safety, though she noted the project remains in a state of flux.

Board members were more blunt in their assessment of the developer’s strategy. Tom Pendleton, attending his first meeting as the board's newest member, offered a sharp critique of the proposal’s density. I'm starting to see that this appears to me to be a sense of desperation on the developer's part, Pendleton said. I just think they're trying to force something down the town. Member Susan Brita echoed these concerns, questioning the underlying financial motives. I have always wondered what that meant—they couldn't 'financially make it work,' Brita noted. I think that is driving the density and the overbuilding on this site, that they expect to make a certain amount of money... You cannot get the amount of parking spaces they need with a design like this.

Logistical nightmares extend beyond trash collection, according to Member Ken Smith, who raised the issue of resident turnover at the site. Imagine, forget about a fire truck. What about a moving truck? People are going to be moving in and out of this place. How are you getting them out of there? You're not going to back out on 28, that's for sure, Smith said. Despite the developer’s push for more units, Member Deirdre Gaquin provided data suggesting the local market might be better served by smaller units than the family-sized housing often associated with such density. The lottery was 68% looking for studio and one-bedrooms... 37% of the households are one-person households. That's pretty high, Gaquin noted, suggesting that the Route 28 location might be better suited for that demographic.

Ultimately, Vice Chair Will Rubenstein cautioned against the board providing premature feedback on a project that lacks a definitive state eligibility letter for the expanded unit count. Given that I watched the first hearing at the zoning board... I would be surprised if they would be able to approve something. To comment on something that isn't quite fleshed out, I don't believe makes a ton of sense, Rubenstein said. The Board decided to send a memo to the Zoning Board of Appeals reiterating concerns about egress and setbacks without endorsing the current conceptual plans.

The Board also pivoted to the future of the former Mattacheese Middle School site, where redevelopment plans have hit a financial roadblock. The Mattacheese Utilization Committee (MUCK) is now recommending the demolition of the school’s wings, gym, and auditorium after renovation costs were estimated at a staggering $25 million. Williams informed the Board that the town aims to clear the site to make room for conceptual designs including municipal recreation or a public-private sports complex. They ultimately ended up also voting to demolish the gym and the auditorium because it was going to take $25 million, Williams said, noting the town is looking to maximize any grant funding for the project.

Rubenstein warned that the town's broader school planning must be integrated into these land-use decisions, especially as the district considers moving toward a single elementary school model. Please do not assume that there will be a school built at Emmy Small, Rubenstein told the board. I would say that there is a reasonable chance that we will be a one elementary school town. All of these things are trying to land on the same runway at the same time, he added, emphasizing that the town’s massive sewer expansion project remains the primary driver for all redevelopment.

Looking ahead to the Special Town Meeting on November 17, Chair Joanne Crowley outlined the strategy for presenting the Local Comprehensive Plan (LCP). She stressed the importance of clarifying to voters that the LCP is a strategic roadmap rather than a request for immediate funding. It's important that the public understand that this is not an authorization or an appropriation, Crowley said. It's a plan that will change all the time. To aid public understanding, the town plans to provide a one-page FAQ sheet with a QR code leading to the full plan. Williams also noted that a floor amendment is expected to remove seasonality restrictions from a proposed boat parking bylaw change, a move intended to streamline the regulations for residents.

In other town news, the Board welcomed Tom Pendleton to his new role. A resident of Long Pond Drive and a retired federal contracting officer for the Department of Labor, Pendleton fills the seventh seat on the board. My wife and I were former Peace Corps volunteers, Pendleton told his new colleagues, noting his professional background in job training programs for at-risk youth. Meanwhile, Rubenstein provided an update on the Route 28 paving project, noting that while work is progressing, cold temperatures are becoming a factor. He also reported that paving crews accidentally damaged traffic signal detectors at Forest and Winslow Gray, which has contributed to recent traffic delays.