The town’s Local Comprehensive Plan (LCP) supports this focus, emphasizing the potential for mixed-use projects in this area. An analysis conducted by Jeff Bag from the BCS Group outlined the progress and challenges faced in promoting desired developments along this corridor. The report presented an inventory of permitted projects, differentiating between those completed and those still in various stages of approval.

The Route 28 corridor has been the focus of significant public infrastructure projects, including a sewer installation and two Massachusetts Department of Transportation initiatives aimed at improving pedestrian safety and roadways. These projects are expected to play a role in shaping future zoning regulations to support development. However, the meeting acknowledged that barriers remain, particularly concerning the commercial space requirements imposed by local bylaws. Current regulations stipulate that projects must include at least 50% commercial space to qualify for certain flexibilities, a threshold that some participants argued is too high given the evolving market dynamics.

The board also discussed residential density limitations, which currently cap at 16 units per acre. There was a proposal to consider increasing this limit to 20 units per acre to facilitate more efficient use of available land. Additionally, the parking requirements were scrutinized, with suggestions to reduce the minimum parking space requirements for residential units. The board recognized that these constraints might hinder the realization of mixed-use projects that align with the town’s development goals.

Further complicating the zoning landscape are the outdated architectural and site design standards that have not been revised since 2006. The board recognized the need to modernize these standards to reflect contemporary design expectations for mixed-use developments. Recommendations included integrating these standards with other town design guidelines and consolidating permitting requirements to streamline the approval process for developers.

The introduction of the 40R Smart Growth Overlay District was also discussed, a framework that encourages higher density residential and mixed-use development. While no towns on Cape Cod have currently adopted this model, it was noted that it could provide financial incentives for municipalities, including payments for housing units constructed. Such incentives could support infrastructure improvements, although there were concerns about community reception to increased density and its impact on local dynamics.

Parking emerged as a recurring theme throughout the meeting, with a focus on the adequacy of current requirements. The standard of one and a half parking spaces per residential unit was deemed insufficient, given modern family needs. The board debated increasing this to two spaces per unit, acknowledging that this change could impact the design and feasibility of projects. The conversation extended into the potential for shared parking models, which could alleviate some of the pressures associated with parking demands in mixed-use developments.

Additionally, the meeting touched on the financial and logistical challenges of assembling parcels for development.

Beyond zoning and regulatory discussions, the meeting also broached the topic of economic development as a companion to affordable housing efforts. There was recognition of the need to transition from a seasonal tourism-based economy to one that supports year-round job opportunities, which is essential for addressing the housing affordability crisis on Cape Cod. This economic shift is seen as critical for creating sustainable communities in Yarmouth.