HomeMy WebLinkAboutSPR 10/29/24 review notes/narrative Formal Review
SITE PLAN REVIEW COMMENT SHEET
Date: October 29, 2024 Map: 50 Lot: 108.1
Applicant: Habitat for Humanity of Cape Cod
Location: 1121B Route 28 Zone: B2
Persons Present:
Beth Wade Brittany DiRienzo Kurt Raber
Bob Ryley Bob Reedy Leslie Schneeberger
Laurie Ruszala Dolores Fallon Dep Chief Smith
Kathy Williams Karen Greene
Mary Waygan Amanda Lima
Protect Summary
Habitat for Humanity of Cape Cod proposes to develop 6 single-family homes at 1121 B Route 28.
Comments
Building: Lot 1 appears to meet the Zoning Bylaw standard regarding buffer requirements.
Lots 3-8 do not meet the minimum lot size requirement as required in the B-2 zoning district. Relief is necessary for
the undersized lots. All residential lots combined do meet the minimum lot size in the B-2, however, multifamily use is
not allowed in the B-2 zoning district. Relief is necessary.
Structure setbacks will require waivers. Request waiver to utilize Commercial Construction Site sign as allowed by
303.4.1.7 for the residential project.
10th edition of 780 CMR may be applicable at the time of application. Plans likely prepared under the 9th edition.
Construction shall comply with relevant sections of 780 CMR
% Planning:
1. Architecture: Front facades include nice details such as the window head trim, pilaster and crosshead door trim,
shutters and decorative building mounted lighting, with a nice mix of clapboards and shingles around the
structures. Layouts are functional and efficient.
a. Lots 4 & 5: "Front" of the building with the porch is not facing the proposed roadway. Understand this
may be to maximize solar exposure, but the end of the building facing the street is prominent and needs
to be embellished similar to the front elevation. To minimize additional costs, some of the embellishments
to the left of the porch could be relocated to the true front facing the Way.
b. Colors: Color for clapboards, shutters and doors are limited to a box of options.
2. Site Plans:
a. Provide walkways.
b. Landscaping: Provide four (4) native deciduous trees along Wood Road, 2.5" minimum caliper, mix tree
species. Flowering trees to be 2.5" minimum caliper.
c. Sewer Connection: All needed infrastructure for the future sewer connection should be shown and
incorporated into the project now, coordinate sewer location with Town. Sewer Contract 2 includes
sewers on Route 28 and Wood Road.
d. Water Service to Lot 6: Consider having water service for Lot 6 come from the new watermain off Wood
Road, unless you have coordinated for a service line off Route 28 in Sewer Contract 2.
e. Road Name: Coordinate with Police/Fire/Engineering on Road Name.
f. Setbacks: Plans for the ZBA should show building setbacks, not just in the narrative.
3. Zoning Bylaw Waivers:
a. Signs: Suggest requesting waiver to use Section 303.4.1.7 — Commercial Construction Site Sign for
residential work.
b. Sheds: Sheds less than 150 sf shall be setback 6' from side and rear property lines (and outside the front
yard setback) and not closer than 12' to any other building on an adjacent parcel. Can sheds on Lots 7 &
8 be relocated to meet this requirement to avoid need for more relief? Lot 8 shed should definitely be
moved to a less prominent location and not so close to the proposed way.
4. Definitive Subdivision Plans:
a. Confirm with Fire Department adequate emergency vehicle turning movements with the reduction in
turning radii at the intersection from 40' to 20' (Section 4.2.1(i)); diameter of cul-de-sac pavement
reduction from 80' to 70' (Section 4.2.6(b)); and pavement width reduction from 20' to 18' (Section 5.1.6).
b. Section 4.2.1(i) — Property Lines at Intersections: Although there is a utility pole on the north side of the
proposed Way impacting the radius, the radius of the travel way on the south side could be larger and
may facilitate emergency vehicle access from Fire Station 1.
c. Section 4.3.1- Easement Size: If this easement accommodates a sewer line, recommend the easement
be 15' and not 10' to adequately accommodate equipment.
d. Section 4.2.5— Cross Section and Typical Street Cross Section: Waiver needed to locate the watermain
3' from edge of layout rather than 6' shown in the typical section.
5. Stormwater: No drainage details or calculations have been provided. Recommend providing some type of pre-
treatment prior to underground infiltration for longevity as well as increasing the infiltration design storm event to
50-years and ensure no off-site stormwater discharge for the 100-year storm event, O&M Manual, erosion
controls for construction and dry wells for roof runoff.
,;L/ Community Development-Affordable Housing Comment: In Accordance with the Agreement in Principle between the
Town of Yarmouth Municipal Affordable Housing Trust and Habitat for Humanity of Cape Cod:
1. Prior to seeking permits for the Project, Habitat shall submit to the Trust for review and written approval, a Final
Layout Plan and Architectural Plans.
2. Habitat shall execute or obtain a perpetual affordable housing restriction or restrictions on the Affordable Units.
3. The Project lottery plan shall be approved by Town. (During the 60-day marketing period for the affordable
housing lottery, notice of the availability of the lottery application shall be published two separate times in the
SamPan newspaper translated into Chinese and in the Herald News translated into Brazilian Portuguese, sent to
the Town's Environmental Justice contact list, posted on the Town's website, at Town Hall, in all Town libraries, at
the Town Senior Center,. posted on mymasshome.org. To the maximum extent permitted by law and any
applicable EOHLC guidelines, there shall be a Yarmouth Local Preference for the initial sale of up to 70% of the
units in the Project, along with, potentially, a preference for veteran applicants for at least one unit.)
4. Building and Desing Requirements:
a. No building shall be more than two stories.
b. The Project shall be designed to enhance the streetscape, include landscaped buffers and pedestrian
circulation with access to the existing walkway at Route 28.
c. The Project shall include a storage shed for each unit.
d. The Project shall screen all ground mechanicals and electricals from view. Except for solar panels, no
mechanical or electrical components shall be placed on the roofs. Any pipes or vents located on the roofs
shall be screened or minimized from view.
e. The Project lighting plan should minimize light pollution while providing adequate lighting for all parking
areas and walkways.The Project shall be designed to substantially meet the Town's Architectural and Site
Design Standards, and Affordable Housing Standards.
5. Notwithstanding the fact that the Project will be permitted via c. 40B, Habitat shall make every effort to respond to
any comments from the Select Board, Planning Board, DPW, Fire Department, Police Department and any other
local officials and boards.
6. All wastewater treatment systems shall be reviewed and approved by the Health Department or Board of Health
and designed to be ready to connect to sewering once installed along Route 28.
ICJ/ Conservation:
�J/ More information is needed on the total disturbed area, it appears to be greater than an acre. Drywells needed for roof
runoff. Further calculations and stormwater management strategies are needed for review once developed.
Potentially problematic landscape plantings including butterfly bush and forsythia should be replaced with native or
non-invasive ornamental varieties.
Design Review: Not present.
Engineering:
• The addressing should be changed to reflect access on Wood Rd. If applicant chooses to name the way, then
the addressing must be in agreement with police, fire building and DPW. Follow up with DPW for the official
address change. The road name shall be included on the recorded plan.
• Disturbance appears to be an acre which triggers a stormwater management regulation review with
Conservation.
• Further discussion is needed about not being able to meet 40' radius at property lines for street intersections.
• Roadway width is suggested to meet the 20' width exclusive of the berms. Refer to preliminary site plan and
road profile, pavement section detail, the leader on the road profile needs to be edited.
• Engineering accepts a 36' Right of Way.
• In order to accept waive request, provide emergency vehicle turnings movements to confirm emergency
egress to satisfy the waiver request of 4.2.6(b).
• Pavement cross section recommended to be 1.5" top and 2.5" binder
• As Planning notes, sewer should be laid out and should include straight segments and manholes on the
bends.
• Drainage not reviewed as not provided at this time, however, Engineering is satisfied with requests related to
structure diameter and layout within the roadway.
I Fire: The Fire Dept. would like to see a fire hydrant added to the cul-de-sac, also it would be helpful if the address was
changed to a wood rd. address. Recommend a sprinkler system for the houses, 13r and 13d systems are affordable
and provide life safety benefits. Confirm turning radius meets needs of the dept.
Health: What will stop residents from finishing off the unfinished attic spaces? Who is to monitor that? The Health
Department cannot sign off on Certificate of Occupancy until septic plans have been submitted. I would also suggest
when creating septic plans to work with the water department and design future sewer hook ups.
Water/Wastewater:
Proponent should include a minimum 8-inch diameter water main with fire hydrant in the cul-de-sac to allow for
flushing and fire protection. Yarmouth water material standards can be found here
https://www.yarmouth.ma.us/DocumentCenterNiew/14952/Water-Materials-and-Installation-Standards
Sewer should flow towards Wood Road. A proper manhole with stub was not provided on Route 28 as this project
was not known at the time of design. There is still the opportunity to modify the Wood Road design to provide the
proper connection.
Read & Received by Applicant(s)
;; I. ;../z M+.- fG .mod
x
DLI
' ~
LI Li s.,.., .,
-,....„...0,...., iismowit, _. 4..„:„e,-;*
,.* 1 'a-t y .'.�e` • .i 7 fit. s
...tl��. " :r svM yKt"F ,.. yr (,ice ,.' l ,,
44p4ty io.. �t' a Nr +�` a` y
TO dY ^�Id:✓ �/ i1Arc,,,,,„
J i .0 . d
if..:
r _ j -••
' 1 , .,.„ is t.7-1
a w d
4/.... , . 0_ ,
4
1 ,
40 :i:
,,
r
, jtiviiir 1 1
1
_ 41, I ti
HABITAT FOR HUMANITY OF CAPE COD
Site Plan Review Information Packet
for 1121B Main Street, South Yarmouth
Wood Road Community Housing Project
October 2024
017YRR TOWN OF YARMOUTH
— -':- 2r- BUILDING DEPARTMENT
p -, y 1146 Route 28, South Yarmouth, MA 02664
C
Y .ATTACH '. 508-398-2231 ext. 1261 Fax 508-398-0836
—
y SITE PLAN REVIEW APPLICATION
1 Date: 10/11/2024 office Use only: Review Date
Time
y Property Address: 1121 B Main Street(Rte. 28)
Assessors' 1VIap 50 Parcel(s) 108.1
Zoning District(s):B2 Flood Zone: N/A
Business Name: Wood Road Community Housing
Applicant's Name:Habitat for Humanity of Cape Cod,Inc.
— Owner or Corp. Name (if different):N/A
Applicant's Address:411 Main Street, Suite 6, Yarmouth Port, MA 02675
Applicant's Phone No.:508-362-3559 x 24
—
Engineer/Surveyor's Name(s):Robert Reedy/J.M. O'Reilly&Associates, Inc.
Description of Proposed Project(attach additions pages if necessary): See attached narrative.
—
—
What is the square footage of land disturbance? 42, 471 SF
— List of all Hazardous Materials and Quantities (attach if necessary): None
Is the Proposed Construction Within 100 Feet of a Wetland'? Yes _ No X
— List and Attach Copies of Prior Board of Appeals Petitions. This information can be obtained from
the Board of Appeals Office.
Signature of Applicant Date
,.. for Habitat for Humanity of Cape Cod as its Director of Land Acquisition& Project Development
Rev. I I/21
r..
41110
• • • Habitat for Humanity of Cape Cod
t411 Main Street (Rte. 6A), Suite 6 • Yarmouth Port, MA 02675
www.habitatcapecod.org 508.362.3559 x 24
Mark Grylls, Building Commissioner
Town of Yarmouth Building Department
1146 Route 28
South Yarmouth, MA 02664
— October 11, 2024
Dear Mr. Grylls,
Enclosed please find our application packet submission to the Site Plan Review Committee for our proposed
project at 1121 B Main Street.
As you know, it is Habitat for Humanity of Cape Cod's hope to develop 6 homes on this lot. To that end,
_ HHCC is collaborating with the Yarmouth Affordable Housing Trust, who has provided funding for the land
acquisition, to execute this project.
We look forward to meeting with the Site Plan Review Committee and moving toward our Local Initiative
Project and ZBA Applications. Please let us know when the date for site review has been set and/or you
need any further information.
Thank you.
— With regards,
- 419,t0/1 ti/Liee
Elizabeth (Beth) Hardy Wade
Director of Land Acquisition
207-930-5918 (cell)
land@habitatcapecod.org
Project Narrative
lottery. If the regulatory agreement has been recorded in advance of the opening of the lottery, an —
amendment will be approved by all parties and recorded at the Registry of Deeds to reflect any home sale
price modification.
All subsequent sales (resales) of these HHCC homes will be to those at 80% of AMI or less. Home sale
prices will be controlled in perpetuity by EOHLC approved deed riders and regulatory agreement to be
recorded at the Barnstable County Registry of Deeds.
All homes will be eligible for listing on Yarmouth's Subsidized Housing Inventory (SHI). HHCC will request
EOHLC's maximum allowable local preference (up to 70% of total project units) for the first offering sale of
the homes. Habitat for Humanity of Cape Cod is also open to seeking a Veteran Preference. Please note
local preference is defined as a preference for applicants living in the Town of Yarmouth, working in the
Town of Yarmouth, employed by the Town of Yarmouth, or with children enrolled in Yarmouth public
schools. Any awarded preferences are solely at the discretion of EOHLC. Please see the Affirmative Fair
Housing Marketing & Lottery Plan at the end of this narrative.
Build Process and Community Involvement.
As with our prior successful Yarmouth builds, potential income eligible buyers will submit to a rigorous
application process to determine their opportunity for placement in the lottery pool. Following the lottery,
selected purchaser-families will partner with Habitat and invest 250 to 500 hours building their homes
alongside community volunteers (250 hours for single adult families; 500 hours for two adult families). This
promotes homeowners who are well educated on building and maintenance and fosters a true sense of —
community.
Habitat works closely with our buyers, not just through the application process, but throughout the
construction period, providing significant homebuyer education, including preparation for closing, budget
counseling, and workshops in caring for their home and landscaping. Sweat equity and pre-purchase
workshops have proven to be key elements in fostering successful homeownership. Volunteer family —
partners continue their relationship with these new home buyers at least through the first full year of
ownership.
Habitat looks forward to partnering again with the whole Yarmouth community, seeking donations of
materials, professional services, and labor. Habitat works to create a collaborative spirit where the whole
community can be actively involved in helping to address the affordable housing crisis.
We tailor community outreach to the specific needs of the build-community but typically include a
combination of mailings and, if desired, pre-permitting presentations that allow the public an opportunity —
to address any questions or concerns. We also provide occasions for the community to celebrate at our
community "kick off," wall raisings, site based "perma-blitzes" (educational, gardening, planting events) -
and home dedications.
We are grateful for this opportunity and look forward to another successful building project at "Wood _
Road Community Housing."
MION
41Page Habitat for Humanity Cape Cod " Wood Road Community Housing " —
10 / 202 ,1
— The previously described, original site, was divided into two lots through an ANR plan approved by the
Yarmouth Planning Board on August 16, 2023 (Recorded at Barnstable County Registry of Deeds Plan BK
702 PG 27). HHCC purchased Lot 2 on 10/17/2023 (Deed BK 36039 PG 9).
—
The HHCC owned site presents no burdensome development issues with minimal elevation changes and
_ town water and utilities easily accessible. The lot is covered in vegetation, with a mix of trees (mostly oak)
and native shrubs and groundcover. The lot is not under any environmental constraints and maps as an
area of moderate priority (bordering on high priority) for housing development on the HAC/APCC "Smart
— Growth" map.
Site preparation will include tree removal (as necessary) and grading. There is an asphalt parking area that
— will be removed. This work will be completed with work to be done on the adjacent parcel. HHCC holds a
license agreement from the owner of LOT 1 for HHCC to develop three parking spaces on LOT 1 and to
implement a previously approved buffer landscape plan between commercial LOT 1 and our residential
—
LOT 2. We are also planning to include a 3-foot pathway for pedestrian access from the development to
Rte. 28 along a buffer between the two lots.
On Lot 2 HHCC will continue its practice of incorporating low-impact landscaping and native species within
common area and home landscaping plans. HHCC provides native, easy care and/or drought tolerant
species for foundation, shrub, and tree plantings. We are currently working with the Cape Cod based
Permaculture/eco-landscaping organization, Resilient Roots and will continue to incorporate eco-friendly,
sustainable, edible, and wildlife plants into our plans. Our families have some say in the selection of the
plantings around their homes. Some choose only native, wildlife friendly plantings, others incorporate
dwarf fruit trees and shrubs bearing edible fruits. We provide fencing and/or landscape buffers at
— boundaries for privacy and screening from neighboring parcels, as needed. A draft landscape plan is
included in our project information packet.
_ The residential properties will be served by a single shared Title 5 septic system within the proposed road's
cul-de-sac that has been designed to allow connection to future sewer access on Route 28 with minimal
disturbance to the development. A sewer easement has been delineated along the eastern edge of the
— development to facilitate future sewer connection. Stormwater within the roadway will be controlled via
catch basins with a dedicated leaching facility which is designed to handle runoff from the 25-year storm
event.
Affordability and Restrictions.
— 100% of the Habitat-built homes are affordable to lower-income families as defined by EOHLC. Homes will
be sold in fee simple to eligible purchasers through an EOHLC-approved lottery. The lottery will be
conducted at the offices of HHCC. Yarmouth Housing partners will be invited to attend the lottery process.
For this initial lottery process 50% of the homes will be sold to those at or below 60% AMI and 50%to
those at or below 80% AMI based on qualifying criteria. Home sale prices calculated using HUD median
incomes for 2024 (pending EOHLC approval) are $154,000 for a 1-bedroom, $174,400 for a 2-bedroom and
$194,600 for a 3-bedroom at 60% AMI pricing, and $208,000 for a 1-bedroom, $234,900 for a 2-bedroom
and $261,800 for a 3-bedroom at 80% AMI pricing. The actual home sale price will be determined using
— HUD median incomes and EOHLC calculations at the time of execution of the regulatory agreement and/or
marketing of homebuyer applications. Home prices will be approved by EOHLC prior to opening the
— 3jPage Habitat for Humanity Cape Cod " Wood Road Community Housing "
10 /2024
We will include two parking spaces per home. Habitat builds our homes with full basements, unless site —
conditions prohibit it, and likewise we include an 8' x 10' shed, also when site conditions allow.
All Habitat homes meet or exceed the Executive Office of Housing and Livable Communities ("EOHLC")
Local Initiative Program Design and Construction Standards, including requirements for square footage,
bathrooms, and appliances. Our homes comply with all applicable building codes.
In terms of "green" building, Habitat homes typically meet or exceed LEED standards, although for cost-
saving reasons, we do not seek certification. We use sustainable and renewable building materials,
whenever practical, and our homes consistently score advantageously in the Federal Home Loan Bank of
Boston "Affordable Housing Program" sections on Efficient Building and Sustainable Building.
Our homes have high R-value for insulation (2 x 6 construction allows for such high insulation), have low
HERS ratings, and are inherently efficient because the homes are built well and are modest in size (so less
materials to build, less fuel to heat). We use low U-value windows and Energy Star appliances. We use —
highly efficient air source heat pumps, which we have found to be an affordable heating system and an aid
in indoor air quality. We use low or no VOC products, and seek to use durable, renewable, and rapidly
renewable materials wherever practical. —
Additionally, HHCC has an innovative program to fund solar panels and, when site conditions and funding
allow, we include solar panel installations on our homes. The Yarmouth homes will be positioned on the
site to allow for optimal solar panel placement if funding is secured. In all cases, our homes are made
solar-ready. —
Our leadership in Affordable Housing/Energy Efficiency was acknowledged in May 2022 when HHCC was
recognized by the National HERs Rater's organization, RESNET, as the top Habitat affiliate nationwide for —
creating and producing energy efficient housing. And HHCC continues to maintain some of the Lowest
HERS® Indexes of all United States Habitat affiliates. https://www.resnet.us/articles/habitat-for-humanity-
of-cape-cod-honored-at-resnet2022/
The HERS (Home Energy Rating System) Index is based on RESNET's ANSI standards that measures a
home's energy efficiency. It is the nationally recognized system for inspecting and calculating a home's —
energy performance. The better the HERS Index, the lower the cost of operating a home, like "miles per
gallon" for cars.
Permitting and Site Information.
HHCC's intention is to permit this 6-home project under Massachusetts General Law, Chapter 40B —
(DHCD/LIP).
The subject lot sits between Rte. 28 and Wood Road. In its original configuration, the parcel contained a —
commercial building and an adjacent vacant lot for future residential development. The commercial side
(now a dental prosthetics business) sold in 2018. The residential development of 9 units (3 buildings with 3
units each) was previously permitted by Special Permit and Variance under General Law Chapter 40A, —
Section 11 and recorded at the Barnstable County Registry of Deeds on 7/11/2018 at BK 31395 PG 169 and
BK 31395 PG 174, but not developed. —
2IPage Habitat for Humanity Cape Cod " Wood Road Community Housing " —
10 / 2024
LIP Narrative for: Wood Road Community Housing. 1121 #B Rte. 28 (Main Street) South Yarmouth, MA
Rev. 10.2.2024
Proposed Project Summary.
Habitat for Humanity of Cape Cod (HHCC) seeks to increase affordable housing ownership opportunities
across the Cape and works closely with towns to do so. We are the only developer of affordable
homeownership opportunities for those at 60% of AMI (area median income), providing a beneficial
housing opportunity for those ready to take on the responsibility of homeownership. Our developments to
date have included homes built for those from 60%to 80% AMI.
In 2023, using funds from the Town of Yarmouth's Affordable Housing Trust ($489,000), HHCC purchased a
portion (43, 563 sf) of a 1.79-acre parcel located at 1121 Rte. 28, owned by Shoestring Properties, LLC and
MRL Realty Trust. Habitat had been awarded the funds through a Request for Proposal (RFP) process in
2022. A complete list of conveyance documents can be found at the end of this narrative, electronic copies
will be provided on request.
Our current conceptual plan envisions six affordable, single-family homes on the site (three homes built for
those at or below 60% AMI, three homes at or below 80% AMI). The homes will be a mix of 1, 2 and 3
bedrooms, each free-standing on their own small lot for fee simple ownership. A Homeowners Association
(HOA) will control and maintain common areas and shared systems.
All homes will be eligible for listing on Yarmouth's Subsidized Housing Inventory (SHI). At the request of
the town, HHCC will request from the Executive Office of Housing and Livable Communities (EOHLC) the
maximum allowable local preference for these homes. Likewise, considering the Town of Yarmouth's
request, HHCC will also seek a Veteran Preference option for at least one home. The granting of any
preferences is at the sole discretion of EOHLC and in no case will preferences exceed 70% of the project's
total units.
Project Detail.
Our Homes.
Facing Route 28, we plan to feature a 1-bedroom Cape designed by Architect Leslie Schneeberger of
Schneeberger Collective which we believe meets style and siting requirements for the Route 28 corridor.
The homes within the development, and at Wood Road are our tried and true, traditional Cape (1- 1
Bedroom, 2-3 Bedroom) and Cape-style ranches (1-2 Bedroom and 1-3 Bedroom) designed by Architect
Kurt Raber of Catalyst Architecture/Interiors. These homes fit the site and blend in with neighbors' homes
on Wood Road. These homes are also "volunteer-friendly" for our building process and have floor plans
that can be adapted to accommodate disabilities if a selected buyer's family home needs modifications.
Our 3-bedroom Cape home is 1,276 square feet and has two baths. Our 3-bedroom ranch home is 1,256
square feet and has a bath and a half. Our 2-bedroom ranch home is 1,008 square feet, with one
bathroom. And both 1-bedroom Capes home are 928 square feet, with one bathroom. The one-bedroom
Capes have different porch configurations. The Cape that is facing Rte. 28 has a small porch facing the
road, and a larger porch facing the development's interior space. The other Capes have decks that are
facing the development's interior space.
11Page Habitat for Humanity Cape Cod " Wood Road Community Housing"
10 / 2024
Structure/Timeline/Outcome: It is our hope we can complete the permitting process in early 2025.
Following permitting, we would begin infrastructure, with home buyer marketing and applications in
spring 2025 and volunteer wall raisings in late fall of 2025. We anticipate homes will be ready for
occupancy in late fall 2026 or early winter of 2027.
SUPPLEMENTAL INFORMATION.
Conveyance Documents (available on request):
• License Agreement 10/13/2023 (not recorded) between HHCC and MRL Realty, LLC for access to
Lot 1 for construction of three parking places and landscaping.
• ANR Plan — 10/17/2023 (plan date 8/4/2023) BK 702 PG 27
• Consent to Removal of Condominium —Shoestring Properties, LLC & MRL Realty, LLC
10/17/2023: BK 36039 PG 200
_ • Removal of Condominium — 10/17/2023: BK 36039 PG 203
• Deed (Lot 1) Shoestring Properties, LLC & MRL Realty, LLC to MRL Realty, LLC.
10/17/2023: BK 36039 PG 211
• Deed (Lot 2) Shoestring Properties, LLC to Habitat for Humanity of Cape Cod, Inc.
10/17/2023: BK 36039 PG 224
• Commercial Mortgage, Habitat for Humanity of Cape Cod, and the Town of Yarmouth.
— 10/18/2023: BK 36039 PG 284
5lPage Habitat for Humanity Cape Cod " Wood Road Community Housing "
10 / 2024
Marketing Outline
Affirmative Fair Housing Marketing & Lottery Plan
HABITAT FOR HUMANITY MARKETING PLAN FOR HOMEOWNERSHIP APPLICANTS
—
Time period:Application deadline shall be at least 60 days from the announcement of availability
of applications. Marketing for these homes is scheduled so that purchasers are selected in time to
participate, alongside volunteers, in the building of their homes.
Notice of application availability and public workshops:
• Notice of application availability and public information workshops sent to all persons who have
requested information about our application process in the last 12 months
• Notices sent to area newspapers: The Cape Cod Times (regional paper), and anyother weekly
or daily serving the Town where the new homes will be located.
• Two advertisements in regional newspaper (Cape Cod Times)
• Public Service Announcements to local radio stations and local access cable TV
• Notices and fliers sent to Local Town Hall and local Chamber of Commerce
—
• Notices and fliers sent to churches in the Town and surrounding Towns
• Notices and fliers sent to area housing and social service agencies, and organizations serving the
— Cape's minority population, including:
Multi-Cultural Development Committee of Cape Cod Community College NAACP
Housing Assistance Corporation — Cape Home Ownership Center Cape
Cod Child Development (Head Start Programs)
— Cape Cod Council of Churches
Community Action Council Area
Housing Authorities and Area Town Halls
- Additional service and charitable agencies serving low-income as may be identified
• Posting, as required on MAHA and CHAPA websites, Massachusetts Housing Authority (MAHA)
website: http://www.massaffordablehomes.org/default.aspx and the Citizen's Housing and
Planning Association: http://www.chapa.org/.
• Fliers distributed through the town's Elementary and Middle Public Schools, as allowed by the
Superintendent
• At least two public information sessions are held in the town to inform and assist applicants.
• Virtual public information sessions are also offered.
• Applications will be available at one accessible Town location as well as from Habitat's office.
— HABITAT FOR HUMANITY LOTTERY PLAN
The lottery process will conform to standards consistent with the requirements of the
Executive Office of Housing and Livable Communities (EOHLC) and the Local Initiative Program (LIP).
Habitat will pre-qualify candidates according to its established criteria and then conduct the lottery, which
_ will not be public, but which will be monitored by a representative of the Town of Yarmouth Housing
Authority, Housing Committee or any alternate monitoring agency as may be designated by EOHLC, and
acceptable to the Town. Post-lottery, before notification of lottery winners, the eligibility and
qualifications of lottery winners will be certified by monitoring agent. HHCC Board of Directors (as
Lender) will do final certification of the results.
Local preference: If approved by EOHLC there will be local preference pool for the lottery for up to
70% of the homes. The definition of local resident will be in conformance with EOHLC's Affirmative Fair
Marketing Plan and will include households currently living in Town, households with a member
employed by a local business or the municipality or school district, or with a household member
attending public school in the Town. In conformance with EOHLC standards, no more than 70% of the
units for this project may receive a local preference. The applicant pool for the remaining home shall —
be OPEN meaning there will be no local preference in the application selection for homes in this pool.
Per previous agreement with EOHLC, for all homes, eligible qualified applicants who live or work in the
15-Town service area (Barnstable County) of Habitat for Humanity of Cape Cod shall receive a —
preference over those who do not. Habitat will request a Veteran's preference at the Town's request.
Household size/bedroom size: There will be a preference system within the selection process for
households that will utilize all bedrooms of their home, with at least one person to a bedroom, with
couples presumed to share a bedroom unless medical documentation is presented to demonstrate a
true need for separate bedrooms. If there is no household number/composition to fill all bedrooms,
the earliest selection in the lottery of the size household that would fill all but one, will be given the
opportunity to select a larger house size, and so on. _
Requested Waivers
Waivers to be Requested for 1121B Route 28,Yarmouth
APPLICATION FOR A COMPREHENSIVE PERMIT
— MGL Chapter 40B, Sections 20-23 and 760 CMR 56.00
Applicant: Habitat for Humanity of Cape Cod, Inc.
Site: 1121B Route 28, Yarmouth
Assessors' ID: 50-108.1
Project Name: 1121B Route 28 Yarmouth Community Housing
Date: 10/11/2024
WAIVERS REQUESTED:
Habitat for Humanity of Cape Cod, Inc. requests the following waivers from local code
requirements and regulations to promote the creation of affordable housing.
Town of Yarmouth Zoning Bylaw
Section 203.5 Dimensional Requirements
The property is within the Business B2 Zone. The following waivers are requested with respect
to lot size, setbacks, lot width, frontage, shape factor and site coverage:
Lot 3
Dimensional Requirement Required Proposed Waiver Variance
Required? Requested
Minimum Lot Area 20,000 ft2 5,949 ft2 yes 14,051 ft2
Minimum Frontage 125 ft 84.35 ft yes 40.65 ft
Minimum Lot Width 125 ft 77.83 ft yes 47.17 ft
Minimum Setbacks - Front Yard +25 ft 8.0 ft yes *17.5 ft
Minimum Setbacks - Side Yards +25 ft 21.0 ft yes *4.5 ft
Minimum Setbacks - Rear Yard +n/a --- no Maximum Building Coverage 25% 13.2% no Maximum Shape Factor 22 16.30 no Lot 4
Dimensional Requirement Required Proposed Waiver Variance
-- Required? Requested
Minimum Lot Area 20,000 ft2 6,326 ft2 yes 13,674 ft2
Minimum Frontage 125 ft 51.01 ft yes 73.99 ft
Minimum Lot Width 125 ft 51.11 ft yes 73.89 ft
Minimum Setbacks - Front Yard 30 ft 25.8 ft yes *4.7 ft
Waivers I 1
Minimum Setbacks - Side Yards 25 ft 18.7 ft yes *6.8 ft -
Minimum Setbacks - Rear Yard 20 ft 22.4 ft no
Maximum Building Coverage 25% 17.1% no
Maximum Shape Factor 22 17.06 no --- -
Lot 5
-Dimensional Requirement Required Proposed Waiver Variance
Required? Requested
Minimum Lot Area 20,000 ft2 5,824 ft2 yes 14,176 ft2 -
Minimum Frontage 125 ft 62.13 ft yes 62.87 ft
Minimum Lot Width 125 ft 61.06 ft yes 63.94 ft
Minimum Setbacks - Front Yard 30 ft 16.2 ft yes *14.3 ft -
Minimum Setbacks -Side Yards 25 ft 16.0 ft yes *9.5 ft
Minimum Setbacks - Rear Yard 20 ft 15.7 ft yes *3.8 ft
Maximum Building Coverage 25% 22.7% no --
Maximum Shape Factor 22 18.36 no
Lot 6
Dimensional Requirement Required Proposed Waiver Variance
Required? Requested -
Minimum Lot Area 20,000 ft2 6,273 ft2 yes 13,727 ft2
Minimum Frontage 125 ft 108.62 ft yes 16.38 ft
Minimum Lot Width 125 ft 89.21 ft yes 35.79 ft -
Minimum Setbacks - Front Yard 30 ft 24.4 ft yes *6.1 ft
Minimum Setbacks -Side Yards 25 ft 15.0 ft yes *10.5 ft -
Minimum Setbacks - Rear Yard 20 ft 17.5 ft yes *3.0 ft
Maximum Building Coverage 25% 18.0% no ---
Maximum Shape Factor 22 24.26 yes 2.26 -
Lot 7
Dimensional Requirement Required Proposed Waiver Variance -
Required? Requested
Minimum Lot Area 20,000 ft2 4,708 ft2 yes 15,292 ft2 -
Minimum Frontage 125 ft 39.83 ft yes 85.17 ft
Minimum Lot Width 125 ft 34.25 ft yes 90.75 ft
Minimum Setbacks - Front Yard 30 ft 35.8 ft no --- --
Minimum Setbacks - Side Yards 25 ft 11.5 ft yes *14.0 ft
Minimum Setbacks - Rear Yard 20 ft 17.0 ft yes *3.5 ft
Maximum Building Coverage 25% 16.7% no --- '"
Maximum Shape Factor 22 19.97 no ---
Waivers 12
Lot 8
Dimensional Requirement Required Proposed Waiver Variance
Required? Requested
Minimum Lot Area 20,000 ft2 4,228 ft2 yes 15,772 ft2
Minimum Frontage 125 ft 133.59 ft no
Minimum Lot Width 125 ft 41.37 ft yes 83.63 ft
Minimum Setbacks - Front Yard +25 ft 14.6 ft yes *10.9 ft
Minimum Setbacks - Side Yards +25 ft 11.5 ft yes *14.0 ft
... Minimum Setbacks - Rear Yard +n/a no
Maximum Building Coverage 25% 18.5% no
Maximum Shape Factor 22 15.09 no
+Per Section 203.5(X): Corner lots are considered to have two front yard setbacks and two side
yard setbacks. The front yard setback for corner lots may be reduced to 25 feet to
—" accommodate parking in the rear or side of the building.
_ *Building setback variance requests add an additional 6 inches to the proposed setbacks, to
allow a margin for insubstantial changes during construction.
Section 301.4.9 Parking Buffer Zones
Waive the requirements of this section. Due to the density of the proposed development, the
buffer zones described in this section would significantly limit the usable space and parking area
— for each lot. See Landscape Plan for proposed plantings and buffer areas.
Section 303 Signs
Waive applicability of sign regulations, to any and all temporary construction signage
identifying the Habitat build, donors, and other Habitat programs.
Section 304 Stormwater Management
Waive the requirements of this section.
Section 412 Affordable Housing
Waive the requirements of this section. Habitat for Humanity will seek approval of a
conventional MGL Ch. 40B approval through the Zoning Board instead of using this bylaw to
pursue a Planning Board Special Permit.
Town of Yarmouth Subdivision Rules and Regulations
Section 4.2.1(i) Property Lines at Street Intersections
Waive the requirements of this section. Property lines at the intersection of Wood Road and
the proposed way are rounded with a radius of 20 feet.
Waivers 13
Section 4.2.2 Street Width
Waive the requirements of this section, which requires Lanes to be 40 feet wide. Proposed way
is 36 feet wide.
Section 4.2.6(b) Dead-end Streets
Waive the requirements of this section, which requires a turn-around having an outside
roadway diameter of at least 80 feet, and a property line diameter of at least 100 feet.
Proposed turn-around has outside roadway diameter of 70 feet, and property line diameter of
86 feet.
Section 4.3.1 Easement Size
Waive the requirements of this section, which requires 20-foot-wide utility and drainage
easements and 100% drainage reserve capacity. Proposed sewer and access easement is 10
feet wide, which is sufficient width to install and maintain sewer infrastructure. Drainage
components are located within the proposed way. —
Section 4.4.4 Drainage Leaching Location
Waive the portion of this section requiring leaching to be placed outside the road layout. Due to
the density of the proposed affordable housing subdivision, leaching is proposed within the
road layout.
Section 5.1.6 Pavement Width
Waive the requirements of this section, which requires 20-foot-wide Lanes, exclusive of berms.
The proposed way is 18 feet wide, exclusive of berms.
Section 5.4.2(a) Storm Drainage System - Piping
Waive the provision that all drainage piping shall be concrete or corrugated aluminum. High-
Density Polyethylene 12" ADS piping is proposed, which meets H-25 highway traffic loading
with 12" minimum cover. —
Section 5.4.2(b) Storm Drainage System - Structures
Waive the portion of this regulation that requires minimum of 5.5' inside diameter drainage
structures be utilized. 4.0' inside diameter catch basins are proposed (Proposed leach pits area
6.0' and therefore meet the regulation). Also waive the portion of the provision which requires all drainage component chimney heights to be less than 2.0'. The proposed leaching facility will
have chimney heights of approximately 5', in order to have the required depth to receive
stormwater flow from the adjacent catch basins at the roadway low point. All other portions of —
this provision have been met.
Section 5.5.1 Monuments —
Waive the requirements of this section. Monuments to be installed at selected roadway and lot
corners to provide sufficient boundary information for future surveyors to retrace the boundary
lines. Proposed monument locations to be identified on definitive plan.
Waivers 14
MM
Section 5.5.5 Planting
Waive the requirements of this section. Due to density of the proposed affordable housing
subdivision, there is not sufficient space for shade trees along the right-of-way. Proposed
- plantings, including trees are identified on the Landscape Plan.
—
Town of Yarmouth Conservation Commission Stormwater Regulations
Waive all requirements of this regulation. Proposed affordable housing development
stormwater system has been designed for the 25-year storm event and will meet the
requirements of the Yarmouth Subdivision Rules and Regulations that pertain to stormwater,
— with the exception of the above-requested waivers to Section 5.4.2 of the Yarmouth
Subdivision Rules and Regulations.
IMIF
IN
mmoo
Waivers 15