The meeting’s most prominent topic was the Massachusetts Department of Transportation’s (MassDOT) Route 28 corridor improvement project, which is nearing the 75% design phase. The project, extending from Parker’s River to Barnstable, includes the addition of bike lanes, sidewalks, and shared pathways. These enhancements necessitate land takings, particularly along the south side of the roadway, with impacts reaching between 11 to 13 feet on various properties.

The board’s discussion highlighted the complexities associated with the Village Center Overlay District (VCOD), which presents specific setback requirements that complicate the design process for developments like the mixed-use project on Route 28. Land takings due to the Route 28 improvements could affect compliance with existing zoning laws. The board considered shifting the requirement for relief from a variance to a special permit, facilitating an easier approval process and offering longer durations before renewal is required.

Participants raised questions about the timeline for the Route 28 improvements, estimating that construction might not start until 2028. The discussion also covered the implications for developers and their ability to adjust their projects accordingly. There was a focus on ensuring that special permit criteria reflect the unique circumstances of land takings due to the project.

Further inquiries addressed the impact on specific properties, such as the Sons of Aaron, Captain Gladcliffe, and Applebee Court Apartments. Concerns were expressed about potential permanent land takings affecting landscapes and buffers developed over years. The conversation explored why land was not being taken equally from both sides of the road, with design standards and planned roundabouts cited as contributing factors.

The board also discussed the Gardner Tile property, which plans to house 32 families in three duplexes, noting that current plans did not account for the land takings. The corridor project, part of a broader vision, aims to extend throughout Yarmouth, from Parker’s River Bridge to Bass River Bridge.

Attention turned to the implications for businesses and property owners, with concerns about compensation for land takings. While some expressed doubts about existing compensation practices, the need for effective communication about the project’s impact was emphasized. The board agreed that more public comments would likely emerge as awareness of the project’s scope increases.

The meeting also included a decision on the approval of definitive subdivision plan 1648H, modification number two. The board unanimously approved the plan, subject to specific waivers and conditions, following the closure of a public hearing on the matter. The plan amendments included references to waiver number 11 and condition number one.

In addition to these larger topics, the Yarmouth Planning Board touched on various other projects, including the Community Preservation Act (CPA) draft report and the Municipal Utilization Committee’s (MUK) progress. The CPA discussion revealed effective financial management, with the town returning approximately $800,000 of unused CPA funds. The MUK’s recent consensus on advancing five concept designs for a project, including a proposed sports complex, was noted, with upcoming updates scheduled for a Select Board meeting in February.

Housing and zoning matters were also on the agenda. The housing committee’s progress on specific projects, such as a Habitat for Humanity site on Wood Road, was highlighted. The board also prepared for discussions on short-term rental regulations, with a presentation on the topic scheduled for late February. The conversation centered on whether year-round housing is being lost to short-term rentals and how potential regulation adjustments might address housing shortages.