Planning Board approves Becker's Package Store expansion with two upstairs apartments and landscaping, irrigation conditions

The Yarmouth Planning Board voted to grant Petition 119 on April 1, 2026, allowing an expansion to Becker's Package Store at 49 & 55 Route 28 and 10 Drews Way that includes a first‑floor addition of about 4,139 square feet and two two‑bedroom residential units above.

The decision followed a presentation by Joseph (Joe) Cassali, a registered professional engineer representing the owner, who said the project would combine three lots into a single 2.26‑acre parcel, add roughly 4,139 sq ft to the first floor and 2,683 sq ft to the second floor to create two residential units above a roughly 5,000 sq ft retail footprint. Cassali said the design would reduce the number of curb cuts to one, provide about 30 parking spaces (well above the 12 spaces required by code), and maintain or improve stormwater management with a plan to use separate septic tanks now and connect to future sewer when available.

Kathy Williams, the town planner, told the board she received no written public comments and reminded members that granting the special permit required a supermajority (five affirmative votes). Williams recommended approval with two initial conditions (legal lot combination and eastern buffer trees) and the board added a third condition at the meeting: irrigation for all landscaped areas.

Board members asked detailed questions about signage, delivery and loading operations, traffic and phasing. Several members focused on the neon 'liquor' signs and whether the applicant would need sign relief; the applicant and planner said the building commissioner would determine whether existing signs are grandfathered and that the project team would coordinate with him. The applicant said existing deliveries (including tractor‑trailer vendors) currently access the site and that loading activity is expected to continue with coordination of delivery vendors.

The motion to grant relief under the applicable zoning provisions passed by voice vote with the following conditions: (1) the three lots must be legally combined into a single lot; (2) provide three‑inch caliper native buffer trees on the eastern property line where needed to screen the rear parking (approximately four trees); and (3) provide an irrigation system for all landscaped areas. The board closed the public hearing and approved the special permit; any additional zoning variances will be pursued before the Zoning Board of Appeals.

The applicant and staff were directed to coordinate sign and access approvals with the building commissioner and MassDOT as needed for the Route 28 corridor improvements. The board recorded the action as an approval of Petition 119 with stated conditions; the transcript does not record an itemized roll‑call vote.