HomeMy WebLinkAbout2936B Preliminary Subd Staff Report 091522 w Table 1
T O W N O F Y A R M O U T H
1146 ROUTE 28, SOUTH YARMOUTH, MASSACHUSETTS 02664-24451
Telephone (508) 398-2231, Ext. 1276, Fax (508) 398-2365
MEMORANDUM
To: Planning Board
From: Kathy Williams, Town Planner
Date: September 15, 2022
Subject: REVISED Preliminary Subdivision Plan #2936B
14 Lot Single Family Cluster Subdivision
Owner - Roman Catholic Bishop of Fall River/Applicant - The Davenport Companies
Located Off Route 6A, Yarmouth Port - Assessor Map 125, Parcel 39
General Description: The Applicant, The Davenport Companies, seeks approval for a new
Preliminary Subdivision Plan 2936B to create a 14-lot single-family cluster subdivision with a
revised layout and access point off Route 6a. The project is located on an un-numbered 15.3 acre
parcel off Route 6A in Yarmouth Port across from Hockanom Road, Assessor Map 125, Parcel 39,
owned by the Roman Catholic Bishop of Fall River. The parcel is currently wooded and
undeveloped, but includes a 180’ wide electrical transmission easement as well as an easement for
the Town of Yarmouth watermain. The property is located in the R40 zoning district and is not
within the Aquifer Protection District (APD).
The new layout is being proposed to address input from the May 18, 2022 Public Hearing held on
Definitive Subdivision 2936A which had access off Route 6a across from Hockanom Road and a
different lot configuration. The revised plans show the new road entrance further to the east to meet
the 400’ road separation requirement, 10 of the 14 septic systems located outside of the impaired
Bass River watershed, and a more robust Landscape Plan.
Preliminary Subdivision Process: Pursuant to MGL c.41, §81-S the Planning Board must, within
45 days of submission of the application for a preliminary plan, render an approval, approval with
modifications or disapproval with detailed reasons. The plan was submitted on August 22, 2022 and
the 45 days expires on October 5, 2022. No public hearing or direct abutter notification is required
for Preliminary Plans. The Planning Board will take up this matter at their regularly scheduled
September 21, 2022 public meeting. Preliminary Plans are not binding, but are meant to provide
input to the developer prior to development of more detailed plans and permitting documents,
although the submitted plans are very detailed.
As a Cluster Subdivision, the project will also need to go through formal staff Site Plan Review, as
well as a Planning Board Public Hearing with abutter notification for a Definitive Subdivision and
Special Permit for Single Family Cluster Subdivision (Use A4).
Planning
Division
Planning Board - 2936 Preliminary Subdivision Plan
September 15, 2022
Page 2 of 2
Rules and Regulations Governing Subdivision of Land: The applicant has submitted the duly
required Form B application form, appropriate fee, traffic analysis, and a comprehensive set of plans.
In addition, the attached August 31, 2022 Memo outlines four waivers needed from the Rules &
Regulations Governing the Subdivision of Land. The currently requested waivers are not substantial
with the design being revised to eliminate the need for a waiver from the street intersection spacing of
400’.
Comments from Other Boards/Committees/Department: The attached Table 1 – Summary of
Town Staff Comments outlines input received from Town Staff/Departments on the Preliminary
Subdivision submission for consideration by the Planning Board.
Planner Suggestion: The following are potential votes for consideration by the Planning Board.
Vote: To approve, in concept, the Preliminary Subdivision plans for The Davenport Companies
as shown on the submitted plans dated August 31, 2022, prepared by J.M. O’Reilly & Associates,
subject to:
1. Addressing the comments outlined in Table 1 – Summary of Town Staff Comments, dated
September 15, 2022.
2. Consideration and approval of requested waivers during the Definitive Plan review.
3. A peer review of the Traffic Assessment, if deemed necessary by the Planning Board.
4. [Planning Board member conditions if any]
Attachments:
Table 1 – Summary of Town Staff Comments on Preliminary Subdivision Plan 2936B, dated 9/15/22
and Yarmouth Police Department Summary of Traffic Accidents 1/1/17-5/23/22
Application Materials: Form B, & Waiver Request Memo dated 8/31/22
Plans: All plans prepared by J.M. O’Reilly & Associates, Inc., and last revised on August 31, 2022:
o Definitive Subdivision Plan of Land
o C0 Cover Sheet
o C1 Existing Conditions Plan
o C2 Site Layout Plan
o C3 Road/Utility Plan & Profile
o C4 Grading & Drainage Plan
o C5 Details & Notes
o C6 Curb Cut Plan
o C7 Stormwater Contributory Area Plan
o C8 Vehicular Travel Plan
o C9 Landscape Plan
o C10 Watershed Delineation Plan
Page 1 of 3 Table 1 – Summary of Town Staff Comments Preliminary Cluster Subdivision Plan #2936B September 15, 2022 Fire: The Plans appear to address the Fire Department’s previous comments regarding hydrant locations (4 hydrants shown), adequate driveway widths and brush cut back to facilitate trucks accessing the longer driveways, and fire vehicle turning movements. Water: Add a note on plans requiring a minimum of 5’ horizontal separation between the watermain and drainage structures and coordinate with the Roadway Pavement Section on C5. Plans have been modified to address previous comments including: Note added that all water work shall be in accordance with the Yarmouth Water Dept. Water Materials and Installation Standards. Plans show watermain connection at Route 6a includes a cut in tee with triple gate cluster, triple gate setup at the Faith and Miracle intersection, and a tapping sleeve and valve for the easement connection. Note added about coordinating directly with the Town of Yarmouth Water Department regarding final water main design, and methods and materials for the modification of municipal water service, including inspection, testing and disinfecting requirements. Building: Applicant to confirm compliance with Section 402.7.3.1 – dimensional requirements. Fill in excess of 5’ requires a permit from the Building Commissioner per Zoning Bylaw Section 302.1. Community Development Housing 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 affordable units are required and options for meeting this requirement are outlined in the Zoning Bylaw. Based on the current Median Income for Yarmouth as set by US HUD, this fee for FY22 is $144,500 per affordable housing unit; or $289,000 for two units. The calculation may need to be updated depending upon the project schedule. Conservation: No Conservation jurisdiction other than the requirement that a Stormwater Management Permit application be filed. This permit requires detailed submission information on Stormwater Management and drainage/treatment calculations, construction period Erosion and Sediment Control, and Operation & Maintenance Plan. The contents of the Meadow / Wildflower Seed Mix should be specified in the final plan set. Town Planner Section 402: The proposed project is an allowed use in the R40 zoning district located on a lot over ten (10) times the minimum single family lot size (402.6.1), meets the requirements for 14 lots (402.7.1), and provides a minimum 30% open space (402.6.2). The lots appear to meet the dimensional requirements of Section 402.7.3.1 except related to the reduced frontage for Lots 8 & 9. No point of any side of the requisite 100’x100’ shall exceed a distance from the street of greater than 250’, which needs to be shown within the limits of that parcel. The box for Lot 9 is also shown partially on Lot 10. Adjust lot lines as needed to meet section 402.7.3.1.
Page 2 of 3 Future Sewer: Identify how future sewering will be handled for the low-lying properties (lots 11-14) now that no sewer easement is being shown. Grades: Although more earthwork is involved, the roadway and driveway slopes have been significantly reduced with the lowering of the ridge on the property. Waivers: Correct waiver list as follows: o Drainage Structures: Waiver for drainage structures (5.4.2(b)) note that the inside diameter of the CB will be 3.5’ and 5.5’ for the leaching basins, however, the plans denote the standard 4’ and 6’ respectively. o Utility Locations: The waiver request should reference Section 5.4.4 – Utility Locations, and Section 4.2.5 – Cross Section. Old Kings Highway (OKH): Any retaining walls and future buildings will require permitting by OKH. Some variation in building designs should be provided rather than having 14 of the same structures. Easements: Drainage easements shall be large enough to accommodate 100% reserve capacity per Section 4.3.1 Miscellaneous Comments on Plans: (Also see Engineering Comments) o C1 – Existing Conditions Plan: Include perc test information on plans for drainage. Locate gas main in Route 6a. o C2 – Site Layout Plan: Show roadway layout information including radii to confirm compliance with the R&Rs. o C-3 Road/Utility Plan & Profiles: If there are any pad mounted transformers, locate them on the plan and provide screening. Show connection of underground electric to pole at Route 6a and connection of gas line in Route 6a. MassDOT will want to see all utility connections within their ROW. Per Section 4.2.4, confirm the forward sight distance on all vertical curves is a min. of 150’. o C-5 – Details: Consider beehive catch basin grates in water quality swales. Roadway Pavement Section needs to show a minimum of 5’ separation between watermain and catch basins. o C-9 – Landscape Plan: The revised Landscape Plan shows a much more robust planting plan. All trees should be a minimum of 2” caliper (not 1-2”). Consider additional screening shrubs along the rear property lines of lots with close abutters to the east. Most of the houses have been moved away from the abutting properties to the west. Provide native or hardy plant species. Will irrigation be provided? Homeowners Association/Open Space: Revised documents were submitted as part of Def Sub 2936A, but have not been reviewed by staff. Staff to coordinate with the applicant during the Definitive process to address operation and maintenance of the private roadways, the utilities, the drainage systems (per an approved O&M Plan), landscaping, Open Space and Sight Easement, along with legal conveyance of the Open Space to the Homeowners Association who would be responsible for payment of taxes; a recordable restriction enforceable by the Town to preserve the Open Space per Section 402.6.2; and clearly define the homeowner’s responsibilities for operation and maintenance of any dry swales located on the individual lots. Stormwater & Erosion Control: Drainage and erosion control plan will be peer reviewed during the Stormwater Management Permit Application process with the Conservation Commission along with the development of O&M and erosion control plans.
Page 3 of 3 Traffic Assessment: o Crash Data: Refer to the attached Yarmouth Police Department Summary of Traffic Accidents 1/1/17-5/23/22 which shows the traffic accidents in this area, confirming the VHB report. o Sight Distance: The revised entrance location to the east, combined with the proposed sight line clearing indicate that the new roadway intersection will meet the Stopping Sight Distance (SSD) and the Intersection Sight Distance (ISD) which will improve safety and function of the new intersection. o Speed Analysis: The Cape Cod Commission placed traffic/speed counters on Route 6a in July 2022 East of Weir Road and West of Setucket Road. The 85% average speed (typically used for setting speed limits) was 42 mph eastbound and 41 mph westbound. The posted speed limit is 45 mph.Engineering: C-2: Coordinate addressing of parcels with DPW to be incorporated on the plan prior to recording. C-2: Update road names to designate “(40’ Private Way)” C-2: Provide what the proposed sight distance is to be provided as noted in Table 3 of the Traffic Assessment (dated August 18, 2022). Reflect any UPs, vertical elevations, other obstructions that may impact sight distance. Also update page 9 of the Traffic Assessment to reflect the plan update for obstructions and provide contours. C-4: Consult with Town departments to determine if sewer easements will need to be required. C-4: Provide a construction-period erosion control, sedimentation, and pollution prevention plan. Any pertinent detail drawings should also be included. C-4: Provide a long-term operation and maintenance plan for the stormwater management system. C-4: Suggest a forebay/riprap at the outlet of the enclosed drainage system into the swales. C-4: Remove any loamy sands within drainage/leaching areas and 5' beyond. C-6: Suggest changing to DMH CB at curb cut and installing a catch basin on either side of the curb cut along the gutter line. Engineering has reviewed the waivers and agrees to the approval of Section 4.3.1 - Easements, 5.4.2.(a) – Drainage Pipe, and 5.4.4 – Utility Locations (note section number corrected). Request for Section 5.4.2.(b) will be contingently approved with a 4’ ID catch basin with 4’ deep sump as shown on C-5. Engineering agrees with the approach to have the Stormwater Regulation application to Conservation provide a third-party review of the stormwater submission. Health: Bruce Murphy, Health Director, has indicated his comments are the same as his attached May 10, 2022 Memo related to Definitive Plan 2936A
Yarmouth Police Department Page: 1
From: 01/01/2017 Thru: 05/23/2022
Accidents By Street Name And Intersecting Street
Street / Location Names JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC TOTALS
APACHE DR intersecting with:
ROUTE 6A 0 0 0 0 0 1 0 0 0 0 0 0 1
_____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____
TOTALS: APACHE DR 0 0 0 0 0 1 0 0 0 0 0 0 1
CENTER ST intersecting with:
ROUTE 6A 0 0 0 0 1 0 0 0 0 1 0 0 2
_____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____
TOTALS: CENTER ST 0 0 0 0 1 0 0 0 0 1 0 0 2
KING'S CIRCUIT intersecting with:
ROUTE 6A 0 0 0 0 0 1 0 0 0 0 0 0 1
_____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____
TOTALS: KING'S CIRCUIT 0 0 0 0 0 1 0 0 0 0 0 0 1
KINGS CIRCUIT intersecting with:
ROUTE 6A 0 0 1 0 0 0 0 0 0 0 0 0 1
_____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____
TOTALS: KINGS CIRCUIT 0 0 1 0 0 0 0 0 0 0 0 0 1
MINDEN LN intersecting with:
ROUTE 6A 1 0 0 0 0 0 0 0 0 0 0 0 1
_____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____
TOTALS: MINDEN LN 1 0 0 0 0 0 0 0 0 0 0 0 1
OLD CHURCH ST intersecting with:
ROUTE 6A 0 0 0 0 0 1 0 0 0 0 0 0 1
_____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____
TOTALS: OLD CHURCH ST 0 0 0 0 0 1 0 0 0 0 0 0 1
OUTWARD REACH RD intersecting with:
ROUTE 6A 0 0 0 0 0 0 0 0 0 0 1 0 1
_____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____
TOTALS: OUTWARD REACH RD 0 0 0 0 0 0 0 0 0 0 1 0 1
OXFORD RD intersecting with:
ROUTE 6A 0 0 1 0 0 0 0 0 0 0 0 0 1
_____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____
TOTALS: OXFORD RD 0 0 1 0 0 0 0 0 0 0 0 0 1
PINE ST intersecting with:
ROUTE 6A 0 0 0 1 0 0 0 0 0 0 0 0 1
_____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____
TOTALS: PINE ST 0 0 0 1 0 0 0 0 0 0 0 0 1
PLAYGROUND LN intersecting with:
ROUTE 6A 0 0 0 0 1 0 0 0 0 0 0 0 1
_____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____
TOTALS: PLAYGROUND LN 0 0 0 0 1 0 0 0 0 0 0 0 1
RAILROAD AVE intersecting with:
ROUTE 6A 0 0 0 0 0 1 1 1 1 0 0 0 4
_____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____
TOTALS: RAILROAD AVE 0 0 0 0 0 1 1 1 1 0 0 0 4
ROUTE 6A intersecting with:
APACHE DR 0 0 0 0 0 1 0 0 0 0 0 0 1
CENTER ST 0 0 0 0 1 0 0 0 0 1 0 0 2
KING'S CIRCUIT 0 0 0 0 0 1 0 0 0 0 0 0 1
KINGS CIRCUIT 0 0 1 0 0 0 0 0 0 0 0 0 1
MINDEN LN 1 0 0 0 0 0 0 0 0 0 0 0 1
OLD CHURCH ST 0 0 0 0 0 1 0 0 0 0 0 0 1
OUTWARD REACH RD 0 0 0 0 0 0 0 0 0 0 1 0 1
OXFORD RD 0 0 1 0 0 0 0 0 0 0 0 0 1
PINE ST 0 0 0 1 0 0 0 0 0 0 0 0 1
PLAYGROUND LN 0 0 0 0 1 0 0 0 0 0 0 0 1
RAILROAD AVE 0 0 0 0 0 1 1 1 1 0 0 0 4
Yarmouth Police Department Page: 2
From: 01/01/2017 Thru: 05/23/2022
SETUCKET RD 0 0 0 0 0 1 1 2 0 0 0 2 6
STRAWBERRY LN 0 0 0 0 0 0 0 0 0 1 1 0 2
SUMMER (YPT) ST 0 0 0 0 0 1 0 0 0 1 0 0 2
UNION ST 0 1 1 1 1 0 4 1 2 0 1 0 12
WALDEN WAY 0 0 0 0 0 0 1 0 0 0 0 0 1
WEIR RD 1 0 0 0 0 0 0 0 1 0 0 1 3
WEST YARMOUTH RD 0 0 0 0 0 2 0 0 0 0 1 1 4
WILLOW ST 0 0 0 3 1 1 0 0 1 0 0 0 6
_____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____
TOTALS: ROUTE 6A 2 1 3 5 4 9 7 4 5 3 4 4 51
SETUCKET RD intersecting with:
ROUTE 6A 0 0 0 0 0 1 1 2 0 0 0 2 6
_____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____
TOTALS: SETUCKET RD 0 0 0 0 0 1 1 2 0 0 0 2 6
STRAWBERRY LN intersecting with:
ROUTE 6A 0 0 0 0 0 0 0 0 0 1 1 0 2
_____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____
TOTALS: STRAWBERRY LN 0 0 0 0 0 0 0 0 0 1 1 0 2
SUMMER (YPT) ST intersecting with:
ROUTE 6A 0 0 0 0 0 1 0 0 0 1 0 0 2
_____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____
TOTALS: SUMMER (YPT) ST 0 0 0 0 0 1 0 0 0 1 0 0 2
UNION ST intersecting with:
ROUTE 6A 0 1 1 1 1 0 4 1 2 0 1 0 12
_____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____
TOTALS: UNION ST 0 1 1 1 1 0 4 1 2 0 1 0 12
WALDEN WAY intersecting with:
ROUTE 6A 0 0 0 0 0 0 1 0 0 0 0 0 1
_____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____
TOTALS: WALDEN WAY 0 0 0 0 0 0 1 0 0 0 0 0 1
WEIR RD intersecting with:
ROUTE 6A 1 0 0 0 0 0 0 0 1 0 0 1 3
_____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____
TOTALS: WEIR RD 1 0 0 0 0 0 0 0 1 0 0 1 3
WEST YARMOUTH RD intersecting with:
ROUTE 6A 0 0 0 0 0 2 0 0 0 0 1 1 4
_____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____
TOTALS: WEST YARMOUTH RD 0 0 0 0 0 2 0 0 0 0 1 1 4
WILLOW ST intersecting with:
ROUTE 6A 0 0 0 3 1 1 0 0 1 0 0 0 6
_____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____
TOTALS: WILLOW ST 0 0 0 3 1 1 0 0 1 0 0 0 6
_____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____ _____
GRAND TOTALS: 2 1 3 5 4 9 7 4 5 3 4 4 51