HomeMy WebLinkAbout703 Route 28 VCOD SPR Planning Board 04.09.26Y.
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FILED WITH TOWN CLERK:
PETITION:
MEETING DATE:
PETITIONER:
OWNERS:
PROPERTY:
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TOWN OF YARMOUTH
PLANNING BOARD
VCOD Site Plan Review
April 9, 2026
VCOD SPR #2025-2
April 1, 2026
Steven M. Katz
Steven M. Katz
703 Route 28, South Yarmouth
Assessor's Map 32, Parcel 120
Zoning District - VCOD VC1
Title References Barnstable County Registry of Deeds:
Book 27664, Page 75
MEMBERS PRESENT AND VOTING: Chair Joanne Crowley, Tom Pendleton, Deirdre
Gaquin, Susan Brita, Will Rubenstein, Peter Slovak and Ken Smith.
Notice of the Public Meeting was posted with the Town Clerk and on the Town website, as
required by law. Village Center Overlay District (VCOD) Site Plan Review (SPR) does not
require a formal Public Hearing. Site Plan Review for VCOD projects is done through the
Planning Board in accordance with Section 414.3.2 of the Zoning Bylaw.
PROJECT SUMMARY:
The currently developed 0.81-acre property along the Parkers River contains a commercial
building with on -site septic, overhead utilities, paved parking and two curb cuts off Route 28.
The site is located in a FEMA floodplain (Base Flood Elevations of 11 & 12) along with wetland
resources and their buffers. The property also includes a 20' wide pedestrian easement and 15'
wide vehicle easement for the purpose of public access to Parkers River.
The Applicant is proposing to redevelop the site utilizing Zoning Bylaw Section 414 - Village
Centers Overlay District (VCOD) VC1. The project includes razing the existing structure and
replacing it with three (3) duplexes for a total of six (6) 4-bedroom residential units with parking
below the units and accessed off a single curb cut from Route 28. Landscaping has been
provided with street trees and enhanced plantings in the wetland buffer areas. The units will be
serviced with Town water and sewer, buried electric/communication utilities, gas, and drainage
consisting of water quality catch basins/underground infiltration with a reduction in impervious
area. The three-story duplexes include a mixture of vertical and horizontal clapboards and
shingle siding in three muted colors; hip roof with cupola, architectural asphalt shingles, and
extended roof overhang with brackets; 2nd & 3rd floor balconies facing the Parkers River with
glass railing system; white aluminum garage doors; and covered front entrance facing Route 28.
Use A2 — two family dwellings (duplexes) requires Special Permit relief per Section 414.6.4 —
Relief. VC1 allows for a density of 8 units/acre for residential projects. One affordable unit is
required per Section 412 of the Zoning Bylaw. Parking required in the VCOD for two family
Planning Board VCOD Site Plan Review
Petition: VCOD SPR #2025-2
dwellings is a maximum of 2 spaces/unit, which can be exceeded by -right with the use of
structured parking per Section 414.7.7.
PLANS AND INFORMATION FOR VCOD 2025-2:
1. Design Review Comment Sheet, dated January 13, 2026
2. Site Plan Review Comment Sheet, dated January 20, 2026
3. March 24, 2026 Letter from Brian Yergatian, BSC Group
4. VCOD SPR Application and Design Review Application with Materials Specification
Sheet, March 25, 2026 email from Erik Tolley on roof and siding colors, and CertainTeed
color catalogue samples
5. Architectural Plans: Prepared by ERT Architects, undated.
• Colored Perspective
• Colored Elevation Renderings
• N.1 North Building
• M.1 Middle Building
• S.1 South Building
6. Site Plans: All plans prepared by BSC Group, dated December 22, 2025, last revised
February 11, 2026, unless otherwise noted.
• G-1.0 Title Sheet, last revised February 6, 2026
• V-1.0 Existing Conditions Plan
• C-1.0 Site Preparation & Demolition Plan
• C-1.1 Erosion & Sediment Control Plan
• C-2.0 Layout & Materials Plan
• C-2.1 Vehicle Tracking Plan
• C-3.0 Grading & Drainage Plan
• C-4.0 Utilities Plan
• L-1.0 Landscape Plan
• C-5.0 & C-5.1 Details
• PH1 Photometric Plan by Speclines, dated February 25, 2026
DISCUSSIONS:
Brian Yergatian and Mackenzie Morrison of BSC Group, and Erik Tolley of ERT Architects;
represented the owner, Steven Katz. Ms. Morrison gave an overview of the existing conditions
including the commercial uses, parking in front with two curb cuts, on -site septic, utilities, two
access easements to the river, and floodplain and wetland resources. She reviewed the
proposed project consisting of three duplexes with under unit parking for at least two vehicles
per unit; single curb cut for a 24' wide driveway on the eastern side of the property with a small
turn around at the end; 6' cedar fence along eastern property line which has a well -established
vegetated buffer; new stormwater management system; municipal sewer connection; utility
connections for water, gas and buried electric; and landscaping plan including buffer trees along
Route 28 and enhanced mitigation plantings along the Parkers River while retaining access to
the River. Ms. Morrison highlighted some benefits of the proposed project which decreases
impervious area by approximately 7,600 square feet, provides needed housing, reduces the
number of curb cuts, and includes on -site stormwater treatment and infiltration for the 100-year
storm event.
Town Planner Kathy Williams gave a brief overview of modifications made to address Design
Review Committee (DRC) comments including locating the buffer trees and transformer further
back from Route 28 to accommodate the future MassDOT Corridor Improvement Project. The
only outstanding issue is the lack of variation in the wall height for the center duplex in
accordance with the Architectural and Site Design Standards, Building Strategies Section 4 —
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Planning Board VCOD Site Plan Review
Petition: VCOD SPR #2025-2
Vary Wall Heights. The applicant may wish to seek relief from this requirement as the center
building is well hidden by the adjacent buildings. She noted DRC expressed concerns regarding
the two parking spaces/unit with no room for parking elsewhere on the property. Ms. Williams
also identified the need for one Affordable unit; potential difficulties with turning movements for
delivery trucks, moving vans and ambulances; and that drainage would be further addressed as
part of the Conservation Commission permitting and by the Engineering Department during the
building permit process.
No letters related to the project were received and no one from the public spoke in favor or in
opposition to the project at the Public Meeting.
The Planning Board members viewed this project as a major improvement and a welcome
investment in Yarmouth. The members had various questions/comments, to which the applicant
and applicant's representatives responded, regarding the two parking spaces/unit provided for
units with 4-bedrooms which may also be used seasonally with no other location on the property
for additional parking (project meets the zoning requirement of 2 parking spaces per unit, but
additional tandem parking could be provided within the under unit garages, and buyers will know
of the property limitations); difficulty with turning around ambulances (the program that
simulates the vehicle turning movements is very conservative and the maneuver will not be as
difficult as shown); ability to turn around a moving van (only ran the simulation for an
ambulance, a large moving van would not be possible); backing out onto Route 28 is not
allowed although backing larger vehicles into the site may be possible; does driveway location
take into consideration the existing large trees (yes as much as possible while keeping the
driveway away from the resource areas); dumpster for trash (no dumpster, trash will need to be
picked up); input from the Fire Department (they don't love the situation but recognize the
limitations); will the buildings have sprinkler systems (sprinklers are not required); are the units
for sale or rent (for sale); who owns the seawall and how will it be maintained (property owner
currently, then future homeowners association as part of condominium documents); impacts to
buffer zones (majority of the site is located between the 50'-100' buffers from the coastal bank,
with a small encroachment within the 50' buffer which is one reason for the robust planting
plan); irrigation system (temporary irrigation for establishment of the plantings, but conservation
commission may not allow permanent irrigation); and who maintains the plantings (the
homeowners association along with revetment wall, stormwater system and other site
elements).
VOTE: Without further deliberations, the Planning Board voted as follows:
On a motion by Tom Pendleton, and seconded by Ken Smith, the Planning Board
voted (7-0) to approve VCOD SPR #2025-2 for The Residences at Parkers River for a
three duplex (6-unit) housing development at 703 Route 28 as presented at the
Planning Board meeting of April 1, 2026 and in accordance with the plans and
materials submitted, subject to the following conditions:
1. All parking to be located beneath the building with no parking allowed along the access
road to ensure emergency access.
2. Provide one (1) affordable unit in compliance with Zoning Bylaw Section 412.
3. Any relief required shall be sought through the Zoning Board of Appeals.
Joanne Crowley, Chair
Yarmouth Planning Board
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