HomeMy WebLinkAbout897 Rte 28 CH 40B SPR Comments 081225 SIGNED —
Formal Review
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SITE PLAN REVIEW COMMENT SHEET
Date: August 12, 2025 New Map: 41 New Lot: 48
Applicant: Nantucket Sound Group, Inc.
Location: 897 Route 28 Zone: B1 - B2
Persons Present:
Mary Waygan Steve Cleary
Kathy Williams Tom Ruhan
Luke White Amanda Lima
Mark Grylls Connor Clifford
Barry Lewis Lt. Matt Bearse
Project Summary
Construct 3, 3 story, 52' x 54' wood frame residential apartment buildings for a total of 27
workforce housing units, along with miscellaneous site work.
Comments
;t A V Building:
r" ` Waivers from the Zoning Bylaw include:
Use waiver for an Al2 use in the B1 & B2 zone.
Building setbacks—Table 203.5
Impervious coverage calcs. not provided
Parking buffer—301.4.4
In lot trees—301.4.6
Photometric plan not provided to show compliance with section 301.4.10.
Table 301.5—Parking demand. 41 spaces required, 30 spaces provided.
Construction shall comply with all applicable sections of 780 CMR, 521 CMR and all other appendant codes.
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mmunity Development- Mary Waygan, Affordable Housing/CDBG Program Coordinator
The project is proposed under MGL Ch 40B, which will require the provision of affordable units. The Town first
viewed this site in 2023 and issued a comment letter to MassHousing on or about August 1, 2023. The matters
addressed under these comments include: Development Equity in Design, Access for Emergency Response,
Parking, Integration of Commercial Space, Traffic Circulation, Municipal Expectations, Traffic Circulation, Future
Considerations - Corridor Planning, Density, ADA Accessibility, Water, Sewer, Wetlands, Building, Fire and other
Standards.
MassHousing issued a Project Eligibility Letter/Site Approval (PEL) on October 23, 2023.
These referenced documents are attached here.
More recently, the project proponent met with the Building Commissioner and me on July 23, 2025. The project
proponent was encouraged to come before Site Plan Review, thus our meeting today and the following comments:
It should be noted that the PEL from MassHousing sites a limit of 23 rental housing units at the site, where the
current proposal is for 27 rental housing units. Also, the project no longer has a commercial component. It should
be confirmed that the 2023 PEL issued by MassHousing is sufficient to allow the project to proceed.
As I have stated to the project proponent, architectural and site design is of the utmost importance to the Town's
vision for the redevelopment of Route 28. Efforts to preserve the existing green space and trees along Route 28
trees are greatly appreciated. However, additional efforts should be made to redesign the project to comply with
the Town's architectural and site design standards.
Parking will remain a concern if only 1.1 parking spaces per housing unit are provided,considering the number of
two-bedroom and three-bedroom units,and that 75%of the rental units are unrestricted restricted.Senior and very
low-income housing complexes in our region may be able to support 1.1 parking spaces per unit,however,the
proposed scenario would not and may lead to parking on landscaping and on-street parking which could seriously
limit access for emergency response.
With 2-and 3-bedroom units,it is anticipated children will reside at the site,and as such an outdoor playground
area should be provided.
As all three buildings are three-storied,at least one building should contain an elevator,and all ADA Accessible
units should be located on the first floor.
The current plan shows significant improvements from the original plans from 2023,which is encouraging.It is
anticipated that other improvements will result from our meeting today.The project proponent is encouraged to use
the Ch 40B Local Initiative Program process or local zoning to redevelop the site in strong community partnership
with the Town's Affordable Housing Program,which may be able to provide pre-development funds and other
development incentives to result in a project more in line with the Town's Mixed-Use Vision for Route 28.
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're. Planning:The project is being developed as a Chapter 40B Comprehensive Permit project.A full detail of requested Zoning
waivers needs to be developed by the Applicant for inclusion in the comprehensive permit application. Applicant needs to
be clear on what zoning bylaw section they will be working under,B2 or VCOD VC3.
Site: Retain mature trees along the southern property line, as well as enhancing the proposed plantings and consider
fencing. No in-lot parking lot trees or buffer plantings along the eastern property line are shown. With 30 parking spaces
shown for the 27 units,the developer should outline measures to restrict the number of cars per tenant as no on-street
parking or parking in the buffers should be allowed along Pine Grove Road. Street trees should be a minimum 2.5"caliper
native trees. Screen the transformer&emergency gas generator.
Architecture: The proposed architecture is not Cape Cod style. The Rear Elevation and the plainer Side Elevations are the
ones facing the public roadways and not the Front Elevation which has more architectural detail. Consider different
materials,possible roof pitch or more detailed cornice/pediment and improvements to the elevations facing the public way.
The third building in the rear of the property could be a 2-story building to scale down the building as the project moves into
the residential neighborhood. For reference,see attached Green Staxx project photos,one in Lowell MA similar to what is
being proposed in Yarmouth,and a Green Staxx project in Cambridge MA that shows a project with a small pitched roof.
Design Review: Not present.
Conservation: The square footage of total disturbance is required,even if the parcel is previously developed.If the total
disturbance exceeds one acre(43,560 square feet),a stormwater management permit application is required.Proposed
maple should be replaced with a native maple.
Engineering:
T General Comments:
• Suggest address change to 7 Pine Grove Road.Buildings will be 7A through 7C.
• If curb cut on Route 28 is abandoned,suggest restoring sidewalk and curbing.
• Confirm site distance from the right(south)from the curb cut is met.If not,provide clearing to
meet site distance clearing.
• Provide emergency vehicle turning movements/radius on site.
• Engineering to review traffic report
Drainage:
• Cover shown on C6.4 is solid while the plans call out a double grate.Provide detail for double
grate. Detail shows in-line system versus receiving the stormwater.Confirm manufacturer
approves this design.
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Fire: Jt
Fire Dept. access per 527 CMR 1 Ch 18, sweep path analysis as required by Ch 18.1 .1 .4, fire dept. lack box required for
access to .uildings, OS&Y required in no direct access to sprinkler rooms. FDC locations to be determined and approved
4y Fir= Dept. Fire Hydrant may need to be added to the property. Signage and address from Pine Grove side with building
ig. ge visible from the street. Elevators would be preferred, but not required.
- . Ith:A full title 5 inspection must be done. The Health Department requires that a complete set of septic system plans be
' bmitted and receive formal approval prior to the issuance of any building permits. Upon approval, the septic system plans
must be reviewed against the building plans to verify consistency in bedroom count and calculated daily wastewater flow.
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Water & Wastewater: Provide the size of the water main to be installed. There may be a moratorium on excavation in
Route 28 after final paving in the fall of 2025.
The existing sewer stub is located to the west of the proposed sewer location. The proponent should connect to the existing
stub (it is shown on the plan). Clarify the purpose of the structure shown as part of the sewer connection near Building No.
1 .
Read & Received by Applicant(s)
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BOARD OF
SELECTMEN
Michael Stone,Chair
OF Yq Daniel Horgan
ict TOWN OF YARMOUTH Mark Forest
Peter Q.Smith
: .,Ss _, Dorcas McGurrin
1146 ROUTE 28, SOUTH YARMOUTH,MASSACHUSETTS 02664-24451
MATTAZTE TOWN ADMINISTRATOR
"°°°�� Telephone(508)398-2231,ext. 1271,Fax(508)398-2365 Robert L.Whritenour,Jr.
ASSISTANT
TOWN ADMINISTRATOR
William J.Scott
Michael Busby
40B Relationship Manager
MassHousing
One Beacon Street
Boston Mass 02108
August 1,2023
Dear Mr. Busby,
An application for Site Approval has been submitted to MassHousing by Nantucket Sound Group,
Mattacheeset Village LLC for a proposed development of 23 units of rental housing at 897 Route 28,
South Yarmouth,MA. As part of its review process,MassHousing seeks the Town of Yarmouth's
input for its consideration in issuing a Project Eligibility Letter(PEL).This cover letter and attached
document represents that initial review by the Town.We thank your agency for the extension
granted for this review,until August 11,to adjust our review of the site plan amendments proposed
by the developer.Your facilitation has served to provide a better avenue for dialogue with the
developer as the project moves forward.
The Town of Yarmouth engaged in an extensive and iterative review of the above-referenced
proposed development through multiple organizations and Town departments.The executive
summary of that review is contained in the attached document titled"40B Eligibility Letter Review
897 Route 28,Yarmouth Mass". This information is derived from a review process to date which
we consider preliminary in nature due to the conceptual level of the plans thus far provided.
During the review period,the site plan was substantially amended and as such,the plan review
was tailored to the best extent possible under the circumstances.We understand that the project
planning at this stage is preliminary;therefore,our recommendations are with the understanding
that further information is forthcoming and should be required as part of the process moving
forward.
We understand that on Tuesday,June 13th the Community Development Director provided you
with a tour of several housing developments which were facilitated by the Town.These are well
designed affordable housing developments that,in our view,set the standards by which new
developments should be measured. Essentially,it is our position that if other developers can
achieve this level of quality in the Yarmouth housing market,we believe that the above-mentioned
proposed development should conform to those same quality standards.
In this regard,we understand that the development of affordable housing under MGL. Chapter 40B
allows certain waivers from local regulations. Regardless of regulatory guidance,however,a
housing development should contain equitable distribution of basic infrastructure without regard
to income. As such, the regulatory waivers should not result in denying basic commonsense
infrastructure and site amenities necessary to provide decent equivalent housing to a project's
residents.
Therefore,please consider key issues that our staff has outlined that lend themselves to common
sense,industry standard approaches toward providing decent housing. We believe that the
following are just a few points that deserve particular attention: sufficient parking,a green space
and play area for families,building separation sufficient to provide proper Fire Department access,
and housing that is commensurate with the design and character of the area,as evidenced by other
existing developments in Yarmouth Additional issues,include proper drainage,adequate water
supply,sewage disposal,and traffic management which should also be basic components for any
housing development.
Finally,while we favor commercial development on Route 28,our predominantly commercial
corridor,the proposal appears to contain a separate primary commercial use which warrants
review as to its impacts upon the would-be tenants of the housing component. We consider the site
to be substabntially constrained so as to require utmost care in the effectuation of a mixed-use
development. We look forward to receiving a proposal that incorporates both the commercial and
residential uses more effectively than we have seen thus far.
We appreciate that this is an iterative process,and therefore anticipate changes to the plan based on
these comments,those developed by staff and the various committees that have provided input.
Once the matter reaches the Zoning Board of Appeals,that jurisdiction will prevail in the official
review.
Again,thank you for the opportunity to comment and your attention to this development and our
community.You have already witnessed that we are a community that believes that everyone
deserves a quality standard of living and we will do our level best to uphold this principle at every
turn.
Sincerely,
Michael Stone,Chair
Yarmouth Board of Selectmen
Town of Yarmouth Board of Selectmen
40B Eligibility Letter Review,897 Route 28,Yarmouth Mass
Summary Conditions and Narrative
An application for Site Approval has been submitted to MassHousing by Nantucket Sound Group,
Mattacheeset Village LLC for a proposed development of 23 units of rental housing at 897 Route 28. As part
of their review process,MassHousing seeks Town input for their consideration in issuing a Project Eligibility
Letter(PEL).The following are recommended approaches for the project.
Development Equity in Design:Where waivers are sought for local regulations the project should employ
reasonable industry standards from which a site plan can provide the supporting infrastructure to the
development in a manner that is equitable for like developments.
The ability to waive a local regulation should not create a development which lacks basic supporting
infrastructure such as parking and other amenities.In the absence of regulations the carrying capacity of a
site must be dependent on the application of equitable industry standards to provide reasonable amenities to
the development residents.
Access for Emergency Response:The developers must work with the Fire Department to establish building
configurations that facilitate accessibility to structures and staging areas in the event of an emergency
response.
Access to the housing by the fire department is somewhat constrained on the north wall of the residential
building due to the proximity of the buildings at 11 feet separation. While an urban environment with
surrounding buildings would pose the same issues,this is a new project which could avoid placing the
housing complex in a position that limits access for emergency response.
Site Planning Industry Standards Parking:Provide parking commensurate with industry standards for the
land uses and their densities as eventually proposed.Such parking should not rely on the use of non-
traditional parking areas such as landscaped areas,or on street parking.
The parking for the commercial seems nonexistent. There is no"on-street"parking in this area therefore
commercial users will avail themselves of the residential parking.The potential for conflicts is apparent as
residential users return home from work and compete with commercial activity.This lacks basic equitable
infrastructure for housing residents.
Integration of Commercial Use:Review the commercial uses from the perspective of density,site activity,
and competition with residential used for parking,disruption of a living environment,and the principals of
408 as to the extent of such uses and their use of 40B waivers for facilitation.While we favor a mixed-use
development more attention needs to be placed on incorporation of the use into a highly dense site.
The proposed commercial use appears to be a primary use on the site.The waivers facilitated by 408 should
not be afforded to a primary commercial entity that could be construed as unrelated to the development.
This configuration makes the review more complex in assigning waivers as the commercial is obtaining relief
by using 408 residential parking.
Municipal Experience and Expectations:The development should in a reasonable form and manner carry
forward the Route 28 architectural theme and site design as set by Yarmouth Commons and Yarmouth
Gardens.The development should meet the Town of Yarmouth Architectural and Site Design Standards.
The Community Development Director, on June 13, prior to the site visit with MassHousing, arranged a tour
of nearby affordable projects, which were facilitated by the Town. The intent was to demonstrate the
expectations of the community as to design and site planning, among other matters. The Yarmouth
developments contain sufficient parking and play areas as requested herein. The elevations for the
residential building are provided and require attention to facilitate a design more in keeping with the
approaches in the area.
Traffic Circulation:The project should consider closing the unused curb cut onto Route 28 and using access
from Pine Grove Road. Further the project should consider a traffic study to determine the peak demand
and the impacts on queuing on Pine Grove to access Route 28.
Peak traffic associated with residents leaving for work, and the peak of the commercial activity can be cause
for queuing into adjacent roadways and back into the site. The extent and nature of that activity should be
understood to determine mitigation approaches such as location of driveways, internal circulation, and
queuing on Pine Grove.Additionally, while no curb cuts are proposed onto Route 28, that condition should
continue. Curb cuts on corner lots will create turning conflicts between the side road and the cub cuts.
Future Considerations-Corridor Planning: Considerations should be given to accommodate future
streetscape infrastructure such as sidewalks, bike/ped planning, and other work which is currently in
progress with MassDOT along the corridor to the west.
The Town is working with MassDOT for a streetscape design, along Route 28, to the west of this location. The
parameters of those designs should extrapolate to this site to facilitate the second phase of the streetscape
project. This consideration and incorporation will facilitate more effective bike/ped access for the
development residents thus enhancing the site to meet the MassHousing criteria for multiple transportation
access opportunities.
Density: Review the density of the development within the context of the above comments and realign the
project to a density which facilitates the uses proposed and their required supporting infrastructure.
The above comments demonstrate a concern for the numbers of uses and the lack of supporting
infrastructure for those uses. Parking, play area, and other issues need to be addressed and slinged with the
site capacity in relation to the extent of the development.
ADA Accessible Units: Consideration should be given to incorporating ADA accessible units for the studio
units on the first floor.
In the housing market fully accessible units incorporating bathroom, kitchen and other accommodations are
rare. These units can elevate the intent of the project by going beyond income inclusion to include persons
with disabilities.
Water,Sewer,Wetlands, Building, Fire and other Standards: We request that the developer avail
themselves of our professional staff and requisite committees to determine the applicable standards and
minimum requirements toward facilitating the highest and best possible outcome.
The developer has taken steps to work with the Town. We consider the next steps as the most important as
the project moves to the Zoning Board of Appeals.A continuation of a cooperative approach is encouraged.
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MASSIHOUSING
Massachusetts Housing Finance Agency
One Beacon Street Boston, MA 02108
Tel: 617-854-1000 Relay 711
Fax: 617-854-1091 www.masshousing.com
October 23, 2023
NSG, Mattacheeset Village, LLC
3301 NE 32nd Avenue, Suite 602
Fort Lauderdale, Florida 33308
Attention: Stephen Cleary
Re: Mattacheeset Village, Yarmouth
Project Eligibility/Site Approval
MassHousing ID No. 1187
Dear Mr. Cleary:
This letter is in response to your application as "Applicant" for a determination of Project Eligibility
("Site Approval") pursuant to Massachusetts General Laws Chapter 40B ("Chapter 40B"), 760 CMR
56.00 (the "Regulations") and the Comprehensive Permit Guidelines issued by the Executive Office of
Housing and Livable Communities ("EOHLC") (the "Guidelines" and, collectively with Chapter 40B
and the Regulations, the "Comprehensive Permit Rules"), under the New England Fund ("NEF")
Program ("the Program") of the Federal Home Loan Bank of Boston ("FHLBank Boston").
Nantucket Sound Group, Inc. submitted an application with MassHousing pursuant to Chapter 40B.
You have proposed to build twenty-three (23) units of rental housing (the "Project") on approximately
1.09 acres of land located at 897 Route 28 (the "Site") in Yarmouth (the "Municipality").
In accordance with the Comprehensive Permit Rules, this letter is intended to be a written determination
of Project Eligibility by MassHousing acting as Subsidizing Agency under the Guidelines, including
Part V thereof, "Housing Programs In Which Funding Is Provided By Other Than A State Agency."
MassHousing has performed an on-site inspection of the Site, which local boards and officials were
invited to attend, and has reviewed the pertinent information for the Project submitted by the Applicant,
the Municipality and others in accordance with the Comprehensive Permit Rules.
After an initial review of the Site, the proposed plans, and several meetings with Town Officials a clear
consensus and prevailing sentiment was reached to reposition the commercial aspect of the project to
the front portion of the Site on Route 28. Simultaneously, the consensus was to establish the proposed
apartments to the rear of the Site where the former Cape Cod Laundry Center building sat, requiring
that building to be demolished.
Municipal Comments
Pursuant to the Regulations, the Municipality was given a thirty (30) day period in which to review
the Site Approval application and submit comments to MassHousing. At the request of the
Municipality,
Maura Healey, Governor Jeanne Pinado, Chair Chrystal Kornegay,
Kim Driscoll, Lt. Governor Carolina Avellaneda, Vice Chair Chief Executive Officer
this time was extended an additional 30 days,for a total of 60 days. The Board of Selectmen submitted
a letter expressing areas of concern regarding the proposed development:
• The Municipality is concerned with water capacity found at the Site and requests that the
Applicant conduct a detailed study to determine water capacity and pressure needs of the
proposed Project.
• The Municipality is concerned that the proposed Project would lead to increased traffic volume
and congestion on and around Route 28. In addition, the Municipality noted the need for
improved pedestrian access in and out of the Site and a pedestrian connection to adjacent streets
and sidewalks.
• The Municipality expressed concern about potential drainage and stormwater management
impacts on abutting properties.
• The Municipality stressed that the Project must be designed to ensure the maximum level of
emergency access and fire protection. They outlined a variety of requirements for the Project
including fire lanes, sufficient roadway widths and intersection radii to accommodate public
safety vehicles,hydrants, interior fire suppression systems, elevators, etc.
• The Municipality has noted the lack of any usable open space for residents and has
recommended that the site plan include additional areas left for open space features.
MassHousing carefully considered the Municipality's concerns and, to the extent appropriate within
the context of the Site Approval process, has offered responses in the following"Recommendations"
section of this letter.
MassHousing Determination and Recommendation
MassHousing staff has determined that the Project appears generally eligible under the requirements of
the Program, subject to final review of eligibility and to Final Approval.' As a result of our review,we
have made the findings as required pursuant to 760 CMR 56.04(1) and (4). Each such finding, with
supporting reasoning, is set forth in further detail on Attachment 1 hereto. It is important to note that
Comprehensive Permit Rules limit MassHousing to these specific findings in order to determine Project
Eligibility. If, as here, MassHousing issues a determination of Project Eligibility, the Applicant may
apply to the Zoning Board of Appeals("ZBA") for a comprehensive permit. At that time local boards,
officials and members of the public are provided the opportunity to further review the Project to ensure
compliance with applicable state and local standards and regulations.
Based on MassHousing's site and design review, and considering feedback received from the
Municipality,the following issues should be addressed in the application to the ZBA,and the Applicant
should be prepared to explore them more fully during the public hearing process:
• Development of this Site will require compliance with all state and federal environmental laws,
regulations and standards applicable to existing conditions and to the proposed use related to
1 MassHousing has relied on the Applicant to provide truthful and complete information with respect to this approval.If at any
point prior to the issuance of a comprehensive permit MassHousing determines that the Applicant has failed to disclose any
information pertinent to the findings set forth in 760 CMR 56.04 or information requested in the Certification and Acknowledgment
of the Application,MassHousing retains the right to rescind this Site Approval letter.
building construction, stormwater management, wastewater collection and treatment, and
hazardous waste safety. The Applicant should expect that the Municipality will require
evidence of such compliance prior to the issuance of a building permit for the Project.
• The Applicant should be prepared to provide detailed information relative to proposed water
use and potential impacts on existing capacity and pressure and respond to reasonable requests
for mitigation.
• The Applicant should engage with the Municipality's Fire Department to review and modify
plans as needed and to ensure adequate access is provided for emergency vehicles and
responders.
• The Applicant is encouraged to work with its design team to address concerns related to
pedestrian circulation, open space elements and providing safe connections to existing
sidewalks.
• The Applicant should be prepared to respond to Municipal concerns relative to potential off-
site traffic impacts on area roadways and intersections and to respond to reasonable requests
for mitigation.
MassHousing has also reviewed the application for compliance within the requirements of 760 CMR
56.04(2) relative to Application requirements and has determined that the material provided by the
Applicant is sufficient to show compliance.
This Site Approval is expressly limited to the development of no more than twenty-three (23) rental
units under the terms of the Program, of which not less six (6) of such units shall be restricted as
affordable for low- or moderate-income persons or families as required under the terms of the
Guidelines. It is not a commitment or guarantee of financing and does not constitute a site plan or
building design approval. Should you consider, prior to obtaining a comprehensive permit, the use of
any other housing subsidy program,the construction of additional units or a reduction in the size of the
Site, you may be required to submit a new Site Approval application for review by MassHousing.
Should you consider a change in tenure type or a change in building type or height,you may be required
to submit a new site approval application for review by MassHousing.
For guidance on the comprehensive permit review process, you are advised to consult the Guidelines.
Further, we urge you to review carefully with legal counsel the M.G.L. c.40B Comprehensive Permit
Regulations at 760 CMR 56.00.
This approval will be effective for a period of two (2) years from the date of this letter. Should the
Applicant not apply for a comprehensive permit within this period this letter shall be considered to be
expired and no longer in effect unless MassHousing extends the effective period of this letter in writing.
In addition,the Applicant is required to notify MassHousing at the following times throughout this two-
year period: (1)when the Applicant applies to the local ZBA for a Comprehensive Permit, (2)when the
ZBA issues a decision and(3)if applicable,when any appeals are filed.
Should a comprehensive permit be issued, please note that prior to (i) commencement of construction
of the Project or(ii)issuance of a building permit,the Applicant is required to submit to MassHousing
a request for Final Approval of the Project (as it may have been amended) in accordance with the
Comprehensive Permit Rules(see especially 760 CMR 56.04(07)and the Guidelines including,without
limitation, Part III thereof concerning Affirmative Fair Housing Marketing and Resident Selection).
Final Approval will not be issued unless MassHousing is able to make the same findings at the time of
issuing Final Approval as required at Site Approval.
Please note that MassHousing may not issue Final Approval if the Comprehensive Permit
contains any conditions that are inconsistent with the regulatory requirements of the New
England Fund Program of the FHLBank Boston, for which MassHousing serves as Subsidizing
Agency, as reflected in the applicable regulatory documents. In the interest of providing for an
efficient review process and in order to avoid the potential lapse of certain appeal rights, the
Applicant may wish to submit a "final draft" of the Comprehensive Permit to MassHousing for
review. Applicants who avail themselves of this opportunity may avoid significant procedural
delays that can result from the need to seek modification of the Comprehensive Permit after its
initial issuance.
If you have any questions concerning this letter,please contact Michael Busby at(617) 854-1219.
Sincerely,
( ....--
Co in M. McNiec
General Counsel
cc: Ed Augustas, Secretary,Executive Office of Housing and Livable Communities
The Honorable Julian Cyr
The Honorable Kip A. Diggs
The Honorable Christopher R. Flanagan
Michael Stone, Chair, Board of Selectmen
Attachment 1
760 CMR 56.04 Project Eligibility: Other Responsibilities of Subsidizing Agency
Section(4)Findings and Determinations
Mattacheeset Village,Project#1187
MassHousing hereby makes the following findings,based upon its review of the application,and taking
into account information received during the site visit and from written comments:
(a) that the proposed Project appears generally eligible under the requirements of the housing
subsidy program,subject to final approval under 760 CMR 56.04(7);
The Project is eligible under the NEF housing subsidy program and at least 25% of the units will be
available to households earning at or below 80% of the Area Median Income, adjusted for household
size, as published by the U.S. Department of Housing and Urban Development ("HUD"). The most
recent HUD income limits indicate that 80%of the current median income for a four-person household
in Yarmouth is $92,050. Proposed rent levels of$1,522 for a studio affordable unit, $1,631 for a one-
bedroom affordable unit and $2,261 for a three-bedroom affordable unit accurately reflect current
affordable rent levels for the Barnstable HMFA under the NEF Program,less utility allowances of$190,
$219 and$379.
The Applicant submitted a letter of financial interest from Martha's Vineyard Bank,a member bank of
the FHLBank Boston under the NEF Program.
(b) that the site of the proposed Project is generally appropriate for residential development, taking
into consideration information provided by the Municipality or other parties regarding municipal
actions previously taken to meet affordable housing needs,such as inclusionary zoning, multifamily
districts adopted under c.40A, and overlay districts adopted under c.40R, (such finding, with
supporting reasoning, to be set forth in reasonable detail);
Based on a site inspection by MassHousing staff, internal discussions, and a thorough review of the
application, MassHousing finds that the Site is suitable for residential use and development and that
such use would be compatible with surrounding uses and would address the local need for housing.
The Town of Yarmouth does not have a current EOHLC-approved Housing Production Plan.
According to EOHLC's Chapter 40B Subsidized Housing Inventory, updated through June 29, 2023,
Yarmouth has 615 SHI units (4.96% of its housing inventory), which is 624 units below the statutory
minima requirement of 10%.
(c)that the conceptual project design is generally appropriate for the site on which it is located,taking
into consideration factors that may include proposed use, conceptual site plan and building massing,
topography, environmental resources, and integration into existing development patterns (such
finding, with supporting reasoning, to be set forth in reasonable detail);
Relationship to Adjacent Building Typology(Including building massing,site arrangement, and
architectural details):
The Mattacheeset Village development will provide a total of 23 units in a three-story, wood framed
residential apartment building. The proposed plan will allocate at least 44 parking spaces. In addition,
resident amenities include electric vehicle and bicycle parking, with DC charging stations. The site
layout is designed to consolidate the development area required for parking and buildings in order to
protect existing vegetative buffers on all sides of the project traditional and natural building materials.
Varied exterior finishes and paint colors will work to reduce the visual bulk of the new buildings. The
basic massing is defined by flat roofs,inset balconies,and projected bays and the color palate consists
of warm grey tones and medium earth tones. The design incorporates energy-efficient or "green"
architecture into each residential unit.
Within the buildings,the typical floor plan provides access to units off a central double-loaded corridor
that is framed on each end by egress stairs and support spaces. Elevators are centrally located for
convenient access.Typical studio,one,and three-bedroom units are designed with open kitchen/living
areas and comfortable bedroom and bathrooms as well as large walk-in closets.Large windows provide
abundant natural light at each unit. In addition to high-quality finishes and individual environmental
control, each unit will contain modem energy-efficient appliances, in-unit laundry, and low-energy
lighting fixtures add to an overall sense of luxury and quality at Mattacheeset Village
Relationship to adjacent streets/Integration into existing development patterns
The Site is in the Village of South Yarmouth, on the south side of State Highway Route 28,
approximately two miles west of the West Dennis town line at Bass River. This stretch of Route 28 in
South Yarmouth is highly commercialized, mainly catering to the tourist industry, with numerous
restaurants, gift shops, motels, and miniature golf courses. This area has Cape Cod's largest
concentration of lodging facilities. The Site is zoned Business 1, Business 2, Hotel/Motel Overlay
District 1, and Village Center 3. These districts allow for a wide variety of uses. The immediate area
is improved with a mix of mostly commercial along Route 28 and residential properties along Pine
Grove Road.
Density
The Applicant proposes to build twenty-three (23) rental units on approximately 1.09 acres, all of
which are buildable. The resulting density is 21.10 units per buildable acre,which is acceptable given
the proposed housing type.
Conceptual Site Plan
The 1.09-acre property is improved with a 3,600 square foot, one-story, wood framed structure that
was historically utilized as a laundromat (Cape Cod Laundry Center). The original plan was to
complete new construction of a three-story residential building along Route 28,while repurposing the
existing 3,800 square foot building into a restaurant, with coworking space. Post Site Approval
application meetings with Town Officials lead to a clear consensus and prevailing sentiment of a desire
to reposition the commercial aspect of the Project on Route 28. Simultaneously,the consensus was to
establish the new apartments at the site of the former Cape Cod Laundry Center. The design change
includes the demolition of the existing building.
In April 2023,Yarmouth voters approved a$200 million sewer expansion project and treatment plant,
which will connect thousands of homes and businesses to sewer and address excessive nitrogen in
nearby waterways. The proposed Project will be eligible to connect upon completion.
Environmental Resources
The property does not contain any area of critical concern or areas of estimated or priority habitat of
rare species,wildlife or vernal pools.
Topography
The site is irregular in shape and is level at street grade. The topographic features of the site have
been considered in relationship to the proposed development plans and do not constitute an
impediment to development of the Site.
(d) that the proposed Project appears financially feasible within the housing market in which it will
be situated(based on comparable rentals or sales figures);
According to the appraisal report for the Site,Yarmouth's residential market appears stable and strong,
with an overall upward trajectory in sales volume and prices in the last decade. MassHousing's
Appraisal and Marketing team (A&M) performed a Competitive Market Analysis and found that
proposed market rents for each unit type fall within the range of adjusted comparable market rents.
(e) that an initial pro forma has been reviewed, including a land valuation determination consistent
with the Department's Guidelines, and the Project appears financially feasible and consistent with
the Department's Guidelines for Cost Examination and Limitations on Profits and Distributions (if
applicable) on the basis of estimated development costs;
MassHousing has commissioned an as"As-Is" appraisal which indicates a land valuation of$550,000.
Based on a proposed investment of$7,105,491 in equity and permanent financing the development pro
forma appears to be financially feasible and within the limitations on profits and distributions.
(f) that the Applicant is a public agency, a non-profit organization, or a Limited Dividend
Organization, and it meets the general eligibility standards of the housing program;and
MassHousing finds that the Applicant must be organized as a Limited Dividend Organization.
MassHousing sees no reason this requirement could not be met given information reviewed to date. The
Applicant meets the general eligibility standards of the NEF housing subsidy program and has executed
an Acknowledgment of Obligations to restrict their profits in accordance with the applicable limited
dividend provisions.
(g)that the Applicant controls the site, based on evidence that the Applicant or a related entity owns
the site or holds an option or contract to acquire such interest in the site, or has such other interest
in the site as is deemed by the Subsidizing Agency to be sufficient to control the site.
The Applicant controls the entire 1.09-acre Site through a Deed of Ownership found in Book 31764,
Page 268 at the Barnstable Registry of Deeds.
EXAMPLES OF GREEN STAXX PROJECTS
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Figure 1-Green Staxx,Lowell MA(similar style to that proposed for Yarmouth-Front Elevation)po
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Figure 2-Green Staxx,Lowell MA Side and Rear Views
Yarmouth Planning Division Page 1 of 2
EXAMPLES OF GREEN STAXX PROJECTS
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Figure 3-Green Staxx,Cambridge,MA(shows project with a roofline)
Yarmouth Planning Division Page 2 of 2