HomeMy WebLinkAboutRte 6a Cluster Subd - SPR Comment Sheet SIGNED 051121Formal_X __Informal_ _ __Review
SITE PLAN REVIEW COMMENT SHEET
Date: May 11, 2021 New Map: 125 New Lot: 39
Applicant: Davenport Companies
Location: Route 6A (across from Hockanom Road) Zone: R-40
Persons Present:
Kevin Huck, Fire Laurie Ruszala, Water Paul Tardif
Jason Moriarty, Fire Amanda Lima, Engineering John O’Reilly
Kathy Williams, Planning Bob Reedy
Mark Grylls, Building Christian Davenport
Kelly Grant, Conservation
Project Summary
Fourteen (14) Lot Residential Cluster Subdivision.
Comments
Building: Property is located in the R-40 zoning district.
Yarmouth Zoning Bylaw - Section 402 specifies the standards to follow for Single Family Cluster subdivisions.
402.3 Applicability. A Special Permit to allow the use of land for any development outlined in this section may be granted
by the appropriate authority with the uses and dimensional requirements as specified below in lieu of those elsewhere
specified in this bylaw, provided that all regulations and procedures are complied with.
402.4 Permit Granting Authority. A Special Permit for a Single–Family Cluster Development or a Planned Residential
Development may be issued by the Planning Board.
I recommend confirming the minimum lot width on lot 10. It is scaling close to the minimum 100’ required at the building
line per section 402.7.3.1.
Lot Coverage in Table / Section 402.7.3.1 is 25% and not building coverage as referenced in the Zoning Notes. Lot
coverage includes decks, driveways, accessory structures etc. There are no accessory structures proposed, however if
considered at some point the following shall apply. 402.7.3.1.
No accessory structure shall be placed within 30 feet of the front lot line, within 10 feet of a side lot line, or within 12 feet of
any other building. Accessory structures of up to 150 square feet may not be placed closer than 10 feet from a rear lot
line. Accessory structures of 150 square feet or more may not be placed closer than 20 feet from a rear lot line.
Community Development: Per Zoning Bylaw 412.2.2.2 inclusionary zoning applies to any subdivision of land for
development that results in a net increase of five (5) or more dwelling units. Per Zoning Bylaw 412.2.3, two of the
fourteen homes must be set aside as affordable homes. A donation of two lots to a non-profit developer of affordable
housing, under a land disposition agreement approved by the Town, might be an avenue to satisfy this requirement. The
land disposition agreement should address, amongst other items, a timeline for the completion of the affordable units, and
a plan to qualify the units for the state’s Subsidized Housing Inventory. Other avenues include the off-site provision of
affordable housing (412.3) and the payment of a fee in lieu of affordable housing (412.4). Based on the current Median
Income for Yarmouth as set by US HUD, this fee is $111,625 required affordable housing unit; for two units the fee would
total $223,250. It is recommended that after the preliminary subdivision plan is approved, or concurrent with the
preliminary subdivision application, that the applicant present the development to the Community Housing Committee and
the Affordable Housing Trust.
Current Cash Payment in Lieu of On-Site Provision of
Affordable Housing
FY21
(Current)
FY19
(Previously Cited)
Median Income (US HUD) $89,300 $91,300
Multiplying Factor Per Yarmouth Zoning Bylaw 125% 125%
Cash Payment Per Unit $111,625 $114,125
Cash Payment for Two Units $223,250 $228,250
Planning: The subdivision went through Informal SPR on April 21, 2020, and Preliminary Subdivision with the Planning
Board on December 2, 2020. As a cluster subdivision, it is required to go through Formal SPR, and submit to the
Planning Board for Definitive Subdivision (per Rules & Regulations Governing the Subdivision of Land (R&R)) and Special
Permit (per Section 402 of the Zoning Bylaw). Please note that the plans submitted are for Formal Site Plan Review and
not an application for Approval of a Definitive Subdivision Plan as noted in the April 21, 2021 letter from John O’Reilly.
That is a separate application process that happens after Formal SPR.
1. Curb Cut & Transportation Summary: The Applicant is seeking a waiver from the 400’ separation requirement
between intersections (R&R Section 4.2.1(j)). Significant public comment and a petition have been received
related to safety concerns regarding the new curb cut on Route 6a directly across from Hockanom Road. Although
a Transportation Summary was provided by Hayes Engineering, dated March 4, 2021, additional analysis,
documentation and mitigation measures would appear warranted to support the waiver and special permit criteria.
Crash data in the area should be analyzed.
Analysis of the safety of the new roadway should take into consideration existing impacts from the volume of
traffic from the skewed approach of Hockanom Road directly opposite the proposed curb cut.
The Intersection Site Distance (ISD) (left and right) should meet the AASHTO requirements for a design speed
for 45 mph with a controlled stop on the minor roads, not the Stopping Site Distance (SSD), to promote
smoother operation of the intersection.
Further reasoning regarding not using Eileen Road or an intersection location meeting the 400’ separation
requirement to support the waiver.
Provide status of discussions with MassDOT.
May require a peer review of the revised traffic study once the Special Permit/Definitive Plan is submitted.
2. Nitrogen and Septic Systems: Another issue brought up during the Preliminary
Subdivision process was concerns about Nitrogen pollution from 14 new 4-bedroom
homes. Per the Bass River MEP, it looks like this parcel is split between the Chase
Garden Creek/ Barnstable Harbor (CGC/BH) Watershed and the upper reaches of the
Bass River (BR) Watershed. So it is on a groundwater divide with flow from lots on the
northwest side of the site flowing to CGC/BH watershed which is a nitrogen sink,
meaning it can accept more nitrogen. Lots to the southeast flow to the BR watershed
which is significantly degraded requiring 70 to 80% total nitrogen removal (MEP Report
for sub-watershed). Recommend providing some analysis on the nitrogen loading going
to the Bass River watershed and consider ways to reduce nitrogen going to this impaired waterway.
3. Landscaping and Aesthetics:
Street Trees: Adjust drainage infiltration basin locations to allow for the installation of 2-inch caliper street trees
every 40’ just outside the right-of-way per R&R Section 5.5.5. This is especially important due to the extensive
tree removal being proposed on the site. Underground chambers may need to be moved so as not to be
impacted by the street trees.
Protection of Natural Features: R&R Section 4.6.2 promotes retention of natural features such as large trees
which add attractiveness and value to the subdivision. Although the site is heavily graded due to the
topography and drainage systems, effort should be taken to preserve as many existing trees as possible and
show as being protected on the Definitive plans. Clear cutting within the entire limits of work should be
avoided. Where existing tree removal in unavoidable, additional native trees and/or shrubs should be installed
along the property lines of the abutting lots, in the front yards, and top of slope by Lot 13.
4. Driveways: Some of the 10’ wide driveways are long with some at 10% grades. Consider providing turn-arounds
on site to avoid having to back out of these driveways. Is there a flat spot at the end of the driveways for a car to
look for on-coming traffic? Will there be garages?
5. Drainage: The two drainage basins on either side of the entrance do not create the most welcoming entrance. The
areas shown as the two larger water quality swales do not appear to meet the design standards per the MA
Stormwater Management Manual. Provide a detail for the dry water quality swales on the residential lots. Show the
proposed subsurface leaching fields for roof runoff on the Development Plan. Outline Best Management Practices
(BMP) for fertilizer and pesticide use in the O&M.
6. Sediment Control Plan: Although it is noted that a Stormwater Pollution Prevention Plan (SWPPP) will be prepared
and a brief outline of measures is noted in the Stormwater Management Report, a copy of the completed SWPPP
should be provided with the Definitive Subdivision plans due to the amount of area being disturbed (Sediment
Control Plan per Section 3.4.2 (u)).
7. Open Space: Over 30% Open Space is shown and wraps around the cluster development. Identify the
organization proposed to own and maintain the Open Space. Although the Open Space needs to be offered to the
Selectmen per Section 402.6.2, it is unlikely they will accept it. A mechanism will need to be put in place to maintain
the Open Space. A restriction enforceable by the Town will also need to be recorded to preserve the Open Space
per Section 402.6.2.
8. Roadway/Drainage/Utilities Maintenance Cov enants: As a priv ate road , prov1s1on s need to be made for the
maintenance, repair and/or replacement of shared drainage and utilities seNicing the development, the roadway,
and the proposed sight distance clearing limits.
9. Miscellaneous:
• Definitiv e Subdivision Plan:
o Zoni ng notes: Lot Coverage is 25% (not building coverage), and i nclude the rest of the paragraph under
402. 7 . 3.1 regarding Accessory structu re setbacks de pending upon the siz e of t he "ccessory structure;
o I nclude Cluster Calc ulation o n number of lots on Definitive Plan;
o Pl ace a box around t he note indicating the pla n is subject to a covenant and ag reeme nt per R&R 3.2.2(t);
o Include date of Preliminary S ubdivision Application and App roval.
o Include certification s tatement from the Town Cl erk (Mary M as lowski).
o All Plans should include the Planning Board #2936A.
• Submit complete Defin itive Plans to the Board of Health at the same t i me they are submitted t o the Planning
Board per R&R 3.4.3.
• Applicant should review the Design Standards as outlined in Section 4 of the R&R and Required Improvements
as outlined in Section 5 of the R&R to ensure compliance or request additional waivers. Applicant has
requested a waiver from Section 4.2.1 G) (Street Intersection Spacing) and 5.4 .2(a) (Drainage Pi pe). Applicant
should look at Section 5.4.2(b) for drainage structure depth and diameters.
• Although the Planning Board did not feel sidewalks were necessary within the subdivision due to the dead-end
roads, consider a sidewalk along the south side of Route 6A along the front of the property to improve
pedestri an safety.
• A ll buildings, retaining walls and fences need to go through Old Kings Highway.
Conservation: There is no wetlands protection regulations j urisdiction for this project.
Stormwater is being retained on site so no filing is required under the Yarmouth Stormwater Bylaw. The SWPPP should
be submitted to ensure no construction related impacts from stormwater runoff and sedimentation . Roof runoff dra inage
structures should be shown on the drainage plan.
Design Review: Not present, proj ect is res idential north of Route 6.
Engineering: Please see below for a listing of pertinent comments.
General:
• Formal addressing will be completed upon recording of the s ubdiv ision plan. Coordinate with the
Engineering Department upon filing .
• Suggest increasing utility easements for sewer to 15'.
Site:
• Suggest showing utilities on road plan & profile.
Stormwater/Drainage:
• Suggest a forebay/riprap at the outlet of the enclosed drainage system into the swales.
• Update Owner & Responsibility to reflect Davenport Company (pg 9 of the pdf).
Fire: Fire Dept. Access shall comp ly with 527 CMR1 .00 Chapter 18, 18.1 .1.4, 18.1.1.5., 18.2.3.4.4, YFD will
provide templates for ladder truck. Proposed road is 783' long, there will be a hydrant requ i red at the entrance to
proposed development and anothe r hydrant at the halfway point of the road. Nine of the proposed driveways are
greater than 50' long, Driveways should allow for pumper truck access, Per agreement, driveways to be 12' wide
with brush cut back to facilitate YFD pumper truck.
~: Septic plans will need to be submitted to the Health Dept for review and approval, after completion of the
required perc tests for each lot.
Water: Pl ease provide additional separation between the proposed water and gas lines. We would prefer a minimum of 5
ee f horizont aration to provide a safe working area around the water main.
Read & Received by Applicant(s)