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JMO‐8807
June 9, 2020
Yarmouth Planning Board
1146 Route 28
South Yarmouth, MA 02664
RE: Preliminary Subdivision Plans for a Single‐Family Cluster Development
Parcel 39, Assessor’s Map 125
Route 6A, Yarmouth‐Port
Dear Board Members,
On behalf of our client, The Davenport Companies, J.M. O’REILLY & ASSOCIATES, INC. is submitting the
attached Application for Approval of a Preliminary Plan and Preliminary Site Plan Set (5 pages) for the
proposed Single‐Family Cluster Development, at the above referenced parcel. The following is a brief
synopsis of the proposal:
Parcel Information:
Assessors’ ID: Map 125, Parcel 39
Total Lot Area: 666,507 sf +/‐ (15.3 acres)
Total Frontage: 616.28 feet
Owner: Roman Catholic Bishop of Fall River
Deed Book 2776, Page 322
Plan Book 326, Page 22
Existing Conditions:
The parcel is a wooded vacant lot located to the South of Route 6A, in between Kencomsett Circle and
Outward Reach. The parcel is surrounded by developed residential areas, with an isolated vegetated
wetland bordering the property at its Southeast corner. Eversource and the Town of Yarmouth Water
Department both have easements over the parcel. The two easements run parallel to each other across
the southern portion of the property. The property is not within the FEMA 100 year Flood Zone, is not
within a Zone II mapped area, and is not within an NHESP mapped area. The parcel also has access to the
Town of Yarmouth Municipal Water System.
The topography of the parcel is rolling with multiple high points and adjacent low points. The elevation
changes over the property range from low elevation 28 to a high elevation of 72. The regional
groundwater flow, as provided by the Cape Cod Commission, appears to be to the southeast, towards Mill
Pond which in turn feeds into Follins Pond. Preliminary soil testing was completed, all test holes had
suitable soils for subsurface disposal of wastewater and stormwater. A perched groundwater table was
located at two different low points on the parcel, with the highest perched groundwater measured at
elevation 23, approximately. All existing site features are shown on the attached plan entitled ‘Existing
Conditions Plan’.
Project Description:
The project proposes to develop a residential single family cluster subdivision. A total of 14 buildable
lots are proposed, with the remainder of the parcel converted to open space land. The total number of
lots has been determined by the available land area, less 90% of the land area under the easements and
divided by the minimum lot area of the district (40,000 sf). The project proposes approximately 5.3 acres
shall be converted to open space land, which accounts for 41.5% of the acreage available for the cluster
development. The Town’s Zoning Bylaw only requires 30% of cluster developments be reserved for open
space.
The individual lots range from 10,076 sf to 28,512 sf. Proposed dwellings are all 46 foot by 28 foot, 4
bedroom dwellings. The lots and dwelling locations have been laid out so as to conform to all of the
Zoning bylaws and minimum requirements of a single family residential cluster development. Please
refer to the attached plan entitled ‘Preliminary Subdivision Plan of Land’ for the specific lot areas and
frontage.
The frontage for the lots is provided by two new 40 foot wide right of ways. Each right of way includes a
cul‐de‐sac area for vehicle turn around. The right of way will be improved with a 24 foot wide paved
road. The road will include two 11 foot wide travel lanes and 1 foot berms on either side. Miracle Way,
the road that will intersect with Route 6A, is 627 feet long. Faith Road is 125 feet long.
The proposed access off of Route 6A was located so as to maximize the vehicle line of sight to the East.
The project proposes vegetation trimming and grading along Route 6A to the East of the proposed
intersection in order to extend the line of sight. The proposed trimming and grading will increase the
sight distance to the East from 350 feet to 450 feet. Sight distance to the West is greater than 900 feet.
Proposed site distance onto Miracle Way for a vehicle turning left off of Route 6A is greater than 200
feet. The road is sufficiently sized to allow the Yarmouth Fire Department ladder truck to access both
roads and turn around within the cul‐de‐sacs. Please refer to the attached plan entitled ‘Vehicular Travel
Plan’ for sight distance and vehicle path information.
Due to the tight spacing of roadway intersections along Route 6A adjacent to the project site, the
proposed intersection is unable to meet regulation ‘4.2.1(j) – Street Intersection Spacing’ of the Town of
Yarmouth Subdivision Rules & Regulations. The project is requesting a waiver from this regulation, and
has sited the proposed intersection at the best possible location with regard to sight distance to the East
and also across the intersection to vehicles entering Route 6A from Hockanom Road.
The roadway includes drainage facilities sized to accommodate the 100 year storm event. The
stormwater management system will include deep sump catch basins and dry water quality swales along
with a leaching facility as required under the stormwater treatment requirements of the Massachusetts
Stormwater Management Handbook. The site has been graded so as to attenuate stormwater runoff
and utilize existing natural low points in order to maximize stormwater treatment and prevent
stormwater runoff from flowing off‐site. In addition to the roadway stormwater system, the project
proposes seven dry water quality swales designed to collect lawn and driveway runoff. Please refer to
the attached plans entitled ‘Preliminary Site Plan’ & ‘Preliminary Site Plan – Profile & Details’ for
stormwater and grading details.
Each dwelling will be served by an on‐site subsurface sewage disposal system, as shown on the attached
plan entitled ‘Preliminary Site Plan’. Preliminary soil testing indicates suitable soil materials across the
site. Perched groundwater is at least 13 feet below finished grade at each proposed septic system area,
and the proposed systems as shown will meet all Title 5 requirements and minimum setback distances.
We look forward to presenting the project at the next Planning Board public meeting. Please contact my
office if you have any questions or comments about the project.
Very truly yours,
John M. O’Reilly, P.E., P.L.S.
Principal
CC: Kathy Williams, Town Planner
Client