The Yarmouth Planning Board is grappling with the future of the town’s neighborhoods as a new study highlights a shifting workforce and the rise of corporate-owned short-term rentals (STRs). Reviewing data from the UMass Donahue Institute, board members expressed deep concern over the "seasonal community" designation and the potential for residential areas to transform into commercial districts without proper oversight. Clerk Ken Smith voiced strong opposition to industry caps but warned against the proliferation of corporate holdings, stating, My concern is corporate proliferation—unregulated hotels. If you own 10 or 12 properties and don't have to jump through the same hoops as a hotel owner, that's the issue.

The debate comes as the town prepares to ask the 2026 Annual Town Meeting to adopt a seasonal community designation, a move already made by several neighbors including Chatham and Orleans. Town Planner Kathy Williams noted that while the first half of the study provides valuable new demographic data, the second half focuses on regulatory options that must be addressed before the town's existing bylaw expires in November. Member Deirdre Gaquin presented supplemental American Community Survey data showing a decade-long decline in tourism-related employment among residents, contrasted by a rise in the construction sector. The difference between investment purchases and second homeowners is hard to determine, Gaquin noted, adding that the group is too nebulous a group to put a finger on.

Board members remained skeptical that restricting the short-term market would provide a "silver bullet" for Yarmouth’s housing crisis. Chair Joanne Crowley cautioned against over-reliance on STR regulations to fix broader economic issues, remarking, I'm not sure what to do with this report. Squeezing short-term rentals isn't going to make affordable housing pop out. Vice Chair Will Rubenstein suggested the town might look toward models like Palm Springs, which uses geographic or village structures to manage rental density. Since we have three villages, is there a conversation to be had about using that structure to mitigate or improve the situation? Rubenstein asked, noting that the expiring bylaw forces action from the board.

In a move to protect developers from the shifting plans of the Mass DOT Route 28 corridor project, the board moved forward with a zoning amendment for the Village Center Overlay District (VCOD). The change would allow the Zoning Board of Appeals to grant relief from maximum front yard setbacks via a special permit rather than a more restrictive variance. Kathy Williams explained the amendment offers flexibility to those designing projects before the Mass DOT strip takings actually happen. During the review, Member Tom Pendleton noted the draft looks fine to me as the board refined the language to ensure developers aren't penalized for state-level design changes. Motion Made by J. Crowley to schedule the public hearing for the zoning amendment on March 4th. Motion Passed (Consensus).

The board also received a major update on the Municipal Use Community Center (MUCK) project at the former drive-in site. Consultant BSC Group has developed five conceptual designs, including "Alternative B," which preserves space for a potential school—a priority for the Select Board given the current uncertainty surrounding the regional school building project. Vice Chair Rubenstein questioned how the proposals would align with the town's massive wastewater expansion, noting, Threading the needle on sewer is the difference between success and whether anyone will invest a single penny. While Williams clarified that sewer infrastructure would likely be handled as a separate project, Assistant Town Administrator Amy Frigulietti announced the town is pursuing a MassDevelopment grant to fund a detailed market and financial feasibility analysis for the next phase. A community meeting is set for February 25th to present all five concepts to the public.

Significant infrastructure progress was reported across town, with Ken Smith noting that concrete pouring is underway at the wastewater treatment plant and pump station work near the Pancake Man is advancing despite winter weather. The pump station building near the Pancake Man was set on January 29th. Progress is moving along even with the bad winter, Smith reported. On the school front, Rubenstein updated the board on the MSBA feasibility study, which is nearing official acceptance. We will start working on options from 'the most expensive school' to 'doing nothing' and everything in between, he said. Chair Crowley also confirmed that the town administrator has approved a second construction estimate for the library project to reconcile budgets before the April Town Meeting.

Finally, the Planning Department is seeking $70,000 in combined funding to overhaul town design standards, which Williams described as currently being either "too ambiguous" or "too specific." The department plans to combine leftover funds with requested support from the Affordable Housing Trust and Tourism Revenue Preservation funds to hire consultants for the project. Motion Made by K. Smith to approve minutes for January 7, 2026. Motion Passed (5-0-0). Motion Made by K. Smith to approve minutes for January 21, 2026, as amended. Motion Passed (4-0-1).