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5193 897 Route 28 Application Materials 08.25.25
Town of Yarmouth, Massachusetts Zoning Board of Appeals APPLICATION FOR COMPREHENSIVE PERMIT Mattacheeset Village 897 Main Street, Route 28 South Yarmouth, MA ACRE+ WCI REAL ESTATE VENTURES I, LLC 897 Main Street, Route 28 Yarmouth, MA 02665 617-980-6744 August 25, 2025 ACRE+ WCI REAL ESTATE VENTURES 1 COMPREHENSIVE PERMIT FILING MATTACHEESET VILLAGE 897 Main Street, Route 28 South Yarmouth, MA LOCUS Per the suggestion of Yarmouth Engineering, the property address will be changed to 7 Pine Grove Road, buildingsA, B, C. NOTE: Town of Yarmouth, Massachusetts Zoning Board of Appeals APPLICATION FOR COMPREHENSIVE PERMIT Mattacheeset Village 897 Main Street, Route 28 South Yarmouth, MA August 25, 2025 EXHIBIT A APPLICATION FORM X ACRE+ WCI Real Estate Ventures 1, LLC Limited Dividend Organization: NSG Mattecheeset Village, LLC to be formed 617-980-6744 sjc@acreplus.org 897 Route 28, South Yarmouth, Ma 02664 897 Route 28 South Yarmouth, MA 41 46 Partial B-1, B-2 No, Cross Street Pine Grove Rd Chapter 40B Comprehensive Permit: 27 rental apartments, in three - 3 story, 52 *54 wood framed buildings. See attached relief and waivers attached to application Massachusetts Chapter 40B Comprehensive Permit. 4,200.00 EXHIBIT B TOWN OF YARMOUTH COMPLETE APPLICATION MA Chapter 40B Comprehensive Permit Filing Checklist Town of Yarmouth Completed Application Will Include: Required Documents Two (2) Original Applications o Signed by Petitioner and/or Property Owner. One (1) Copy of Most Recent Deed o Include Book and Page Number from the Registry of Deeds. Six (6) Certified Site/Plot Plans o Must include proof of filing with the Cape Cod Commission. Six (6) Elevation Plans o Must include proof of filing with the Cape Cod Commission. Filing Fee Payment of Filing Fee o Base fee: $1,500.00. o Additional fee: $100.00 per proposed unit. o Total fee: $1,500.00 + 2,700 = $4,200.00 . o Payment method: Check made payable to the Town of Yarmouth. o Submit with application to the Yarmouth Building Department. •Other Documents Included by Developer o Traffic Study, Chappell Engineering Associates o Storm Water Report, Merrill Engineering Associates o TOWN OF YARMOUTH ZONING BOARD OF APPEALS COMPREHENSIVE PERMIT APPLICATION pursuant to M.G.L. Ch. 40B, §§ 20-23 Applicant: Property: ACRE+ WCI Real Estate Ventures 1, LLC 897 Main Street, Route 28 Development Name: Mattacheeset Village Developer: ACRE+ WCI Real Estate Ventures 1,LLC Table of Contents A.The Application Form B.Elements of Complete Application Town of Yarmouth C.Site Development Plan (11 x 17) dated June 16, 2025, prepared by Merrill Engineering entitled "897 Main Street Residential Development M.G.L. C. 40B Comprehensive Permit Project" prepared for Nantucket Sound Group, Inc. i.Cover and Index Plan, Sheet C1.1 ii.Existing Condition Plan C2.1 iii.Erosion, Sedimentation Control and Demolition C2.2 iv.Site Layout Plan, Sheets C3.1 v.Landscaping and Lighting C3.2 vi.Grading and Drainage Plan, Sheets C4.1 vii.Utility Plan, Sheets C5.1 viii.Construction Details, Sheets C6.1 -C6.3 D.Preliminary Scaled Architectural Plans (Preliminary Floor plans and Elevations) prepared by greenSTAXX/Bruce Roynane Hamilton, Architects entitled "TPL DECKER, Yarmouth, MA" prepared for Nantucket Sound Group, Inc. (11 x 17) dated June 9, 2025 E.Property Deed F.Assessor’s Map 41, Parcel 46 G.Requested Waivers from Local Regulations H.Mass Housing Project Eligibility Letter Dated October 23, 2023 I.EOHLC Housing Inventory dated June 29, 2023 J.Abutter’s List Certified by the Town of Yarmouth Assessors Office K.Municipal Lien Certificate SUBMITTED UNDER SEPARATE COVER Site Development Plans (11 x 17) dated June 16, 2025, prepared by Merrill Engineering entitled "897 Main Street Residential Development,” M.G.L. C. 40B Comprehensive Permit Project" prepared for Nantucket Sound Group, Inc. Preliminary Scaled Architectural Plans (Preliminary Floor plans and Elevations) prepared by greenSTAXX/Bruce Roynane Hamilton, Architects entitled "TPL DECKER, Yarmouth, MA" prepared for Nantucket Sound Group, Inc. (11 x 17) dated June 9, 2025 (3 full size sets) Additional sets will be provided upon request ■Check in the amount of Four Thousand Two Hundred Dollars ($4,200.00) for Filing Fee o Note: An electronic copy of the application with all attachments provided. L. Mass Housing Busby Letter STANDING AND STATUS: Applicant meets the jurisdictional requirements of the regulations and has standing before the Zoning Board of Appeals, based on the following: a)Limited Dividend Organization The Applicant, NSG Mattacheeset Village, LLC, is a to be formed at comprehensive permit, Massachusetts LLC, which will agree and intends to enter into a standard Regulatory Agreement with the EOHLC under the New England Fund ("NEF") program of the Federal Home Loan Bank of Boston and agrees to abide by the requisite limitation on profits. Therefore, pursuant to the statute, and the regulations, 760 CMR 56.04(1)(a), NSG Mattacheeset Village, LLC is an eligible Applicant for a Comprehensive Permit. b)Subsidizing Agency The applicant has received a Project Eligibility Letter dated October 23, 2023 from the Mass Housing Finance Agency under the New England Fund ("NEF") program of the Federal Home Loan Bank of Boston that confirms the project's eligibility and suitability of the Site. A copy of the Project Eligibility Letter is submitted herewith. Therefore, the Applicant fulfills the requirement of 760 CMR 56.04(1)(b), which states: "The project shall be fundable under a subsidizing agency under a low and moderate income subsidy program". See 760 CMR 54.04(1), which states that compliance with the project eligibility requirements shall be established by issuance of a written determination of Project Eligibility by the Subsidizing Agency. c) Control of the Land Nantucket Sound Group controls 897 Main Street, Route 28, South Yarmouth MA, Yarmouth Assessors Map 41, Parcel 46. See attached Foreclosure Deed, Bk 31764, Ps 268. Nantucket Sound Group is a closely held sister company to ACRE+ WCI Real Estate Ventures 1, LLC. Ownership will be transferred post permit to the Limited Dividend Organization. PROJECT SITE DESCRIPTION: Route 28, 1.09± acres, located partially in the B-1 and B-2 zoning districts and the HMOD-1 and VC-3 overlay districts: B-1 Zoning District Purpose: The B1 district is designed to support small-scale commercial activities, typically in areas that serve local neighborhoods or are less intensive in terms of traffic and development density compared to larger commercial corridors. B2 Zoning District Purpose: The B2 district is intended for more intensive commercial uses compared to B1, accommodating larger businesses and higher-traffic activities, often located along major commercial corridors like Route 28. Overview Overlay Districts The Hotel/Motel Overlay Districts (HMOD1 and HMOD2) are incentive-based overlay zones established to promote the redevelopment and reuse of aging motel and hotel properties in Yarmouth, particularly along major commercial and waterfront areas. These districts provide zoning flexibility to encourage high-density, mixed-use developments while maintaining community character through strict design standards. HMOD1 (Hotel/Motel Overlay District 1) Purpose: HMOD1 aims to facilitate the redevelopment of traditional seasonal motels and hotels along Route 28, constructed primarily in the 1950s and 1960s, which have fallen into disrepair. It allows for high-density multi-family mixed-use developments by-right to overcome constraints of existing zoning regulations regarding use, lot size, and density. The Village Center Overlay District (VCOD -3) The Village Centers Overlay District (VCOD), approved at the October 22, 2012, Special Town Meeting, spans Route 28 from Winslow Gray Road to Lyman Lane and establishes four village centers with distinct characters. VC-3 (Village Center 3) is specifically designed to create opportunities for year-round, family-oriented activities that appeal to residents and visitors, generating jobs and promoting economic development. Purpose VC-3 aims to foster a vibrant, family-friendly destination along Route 28 by allowing entertainment-focused developments, with incentives like reduced dimensional standards, increased building heights, and mixed-use flexibility, while enforcing strict design standards to reinforce Yarmouth’s community charm. Narrative Description and Development Summary for Mattacheeset Village Mattacheeset Village 897 Main Street, Route 28 South Yarmouth, Massachusetts Executive Summary ACRE+ WCI Real Estate Ventures 1, LLC submits this Comprehensive Permit application under M.G.L. Chapter 40B, §§ 20-23, for Mattacheeset Village, a 27-unit, all-electric, net- zero-ready modular multifamily community at 897 Route 28, South Yarmouth, MA. This project addresses Yarmouth’s pressing need for year-round, affordable, and sustainable housing amid a regional crisis, where Barnstable County’s median home sale price reached $714,000 in July 2025 and Yarmouth’s stands at approximately $600,000. By redeveloping an underutilized 1.09-acre site along the Route 28 Economic Corridor, the development will provide diverse rental options for workforce households, seniors, families, and individuals with disabilities, with seven units (25.93%) restricted to households at or below 80% Area Median Income (AMI). As a qualifying rental project under Chapter 40B, all 27 units will count toward the Town’s Subsidized Housing Inventory (SHI), currently at 4.96%. The proposal aligns with Yarmouth’s Local Comprehensive Plan (LCP), Housing Production Plan (HPP), the Cape Cod Commission’s Regional Policy Plan (RPP), and the Massachusetts 2050 Decarbonization Roadmap, promoting inclusive growth and environmental resilience. Key features include a three-building modular design with nine studios, nine one-bedroom, six two-bedroom, and three three-bedroom units, all equipped with energy-efficient systems like air-source heat pumps, solar photovoltaics, and battery storage for net-zero readiness. Affordable rents, net of utility allowances, are set at $1,870 for studios, $2,003 for one-bedrooms, $2,403 for two-bedrooms, and $2,776 for three-bedrooms based on 80% AMI limits per 2025 MHP guidelines. Evolved through stakeholder collaboration since the 2023 Project Eligibility Letter, the project enhances site harmony, minimizes impacts, and delivers economic benefits such as workforce retention in Yarmouth’s tourism economy and increased property tax revenue. ACRE+ WCI respectfully requests approval from the Yarmouth Zoning Board of Appeals to advance this model of sustainable, community-focused development. Applicant and Development Team • Property Owner: Nantucket Sound Group, Inc. • Applicant: ACRE+ WCI Real Estate Ventures 1, LLC (ACRE+ WCI) • Limited Dividend Organization: NSG Mattacheeset Village, LLC (to be formed upon permit issuance) • Developer: ACRE+ WCI Real Estate Ventures 1, LLC • Architects: Bruce Ronayne Hamilton Architects; Scott Vlasak, AIA • Civil Engineer: Merrill Engineering; Deborah W. Keller, P.E. • Traffic Engineer: Chappell Engineering Associates LLC; Kirsten Braun, P.E., Director of Traffic Engineering Introduction ACRE+ WCI Real Estate Ventures 1, LLC submits this Comprehensive Permit application under M.G.L. Chapter 40B, §§ 20-23, for the development of Mattacheeset Village, a 27- unit, all-electric, net-zero -ready modular multifamily community at 897 Route 28, South Yarmouth, MA (Assessor’s Map 41, Parcel 46). This project directly addresses Yarmouth’s critical shortage of year-round, affordable, and sustainable housing. It aligns with the Town’s Local Comprehensive Plan (LCP), Housing Production Plan (HPP), the Cape Cod Commission’s Regional Policy Plan (RPP), and the Commonwealth’s Massachusetts 2050 Decarbonization Roadmap. By delivering high-quality, energy-efficient rental housing, the project supports the local workforce, seniors, families, and individuals with disabilities, while contributing all 27 units to Yarmouth’s Subsidized Housing Inventory (SHI) as a qualifying rental development and advancing regional climate, housing, and economic goals. Site and Zoning Context • Parcel Details: The 1.09-acre site (47,480 sq. ft.) is identified as Assessor’s Map 41, Parcel 46, with deed reference Book 31764, Page 268 (Plan Book 501, Page 37). It is zoned Business-1 (B1) and Business-2 (B2), with portions in the Hotel/Motel Overlay District 1 (HMOD-1) and Village Centers Overlay District 3 (VCOD-3), permitting multifamily residential use under Chapter 40B. • Site Control: Nantucket Sound Group, Inc. owns the property. NSG Mattacheeset Village, LLC will be formed as a single-purpose limited dividend organization upon permit approval. NSG Mattacheeset Village, LLC has entered into a purchase agreement with Nantucket Sound Group, Inc. for the acquisition of the property upon permit issuance. • Current Condition: The site features a vacant 3,800 sq. ft. single-story former laundromat, slated for demolition. The flat terrain, with no significant grade changes, is well-suited for development. There are no environmental constraints, such as flood zones, wetlands, or Priority Habitats, as confirmed by FEMA Flood Insurance Rate Maps and the Massachusetts Natural Heritage Atlas. • Location: Positioned along the Route 28 Economic Corridor—a designated Difficult Development Area, Growth Incentive Zone, Federal Opportunity Zone, Low-Income Community, and Energy Community—the site offers high visibility, transit accessibility, and proximity to employment centers, retail, and services. It adjoins Yarmouth Commons (69 units) to the west and residential areas along Pine Grove Road to the east. Project Description ACRE+ WCI proposes a 27-unit, three-story modular multifamily development tailored to meet Yarmouth’s housing needs and the Commonwealth’s sustainability objectives. Key features include: • Unit Mix: Nine studios (544 net sq. ft.), nine one-bedroom units (665 net sq. ft.), six two-bedroom units (1,120 net sq. ft.), and three three-bedroom units (1,086 net sq. ft.), totaling 20,859 net sq. ft. and approximately 23,988 gross sq. ft. This diverse mix accommodates young professionals, families, seniors, and individuals with disabilities. • Affordability: Seven units (25.93%) will be restricted to households earning at or below 80% of the Area Median Income (AMI). As a qualifying rental project under Chapter 40B, all 27 units will count toward Yarmouth’s SHI, which stands at 4.96% (615 units out of 12,391 year-round units, as of June 2023). Affordable rents, net of utility allowances per HUD guidelines, are set at $1,870/month (studios), $2,003/month (one-bedroom), $2,403/month (two-bedroom), and $2,776/month (three-bedroom), based on 2025 MHP maximum allowable rents for Barnstable Town MSA. • Sustainability: The project is net-zero-ready, incorporating all-electric systems, air- source heat pumps, double-pane windows, high R-value insulation, and onsite solar photovoltaic generation with battery storage to offset annual energy demand. Airtightness levels below 0.05 CFM/ft² @ 50 Pa adhere to Passive House principles, reducing utility costs and greenhouse gas emissions in alignment with the Massachusetts 2050 Decarbonization Roadmap. • Design and Construction: Utilizing Reframe Systems’ modular technology, the development minimizes construction impacts and ensures superior performance. The three-building layout (each 52’ x 54’) preserves existing trees, maximizes open space, and incorporates native, drought-tolerant landscaping to support pollinator habitats and minimize water usage. • Parking and Accessibility: Thirty surface parking spaces include electric vehicle (EV) charging stations and infrastructure for future Level 3 chargers, promoting low- carbon transportation. Secure bicycle parking and pedestrian connections to Route 28 align with the Cape Cod Climate Action Plan and encourage transit ridership. • Stormwater and Utilities: Stormwater management complies with the Massachusetts DEP Stormwater Handbook. Utilities will be underground where feasible, with existing water service available. A temporary Title 5 sewer system will transition to the Town’s sewer system upon completion. Tenants will pay for electricity, while the landlord covers trash removal and water/sewer costs. • Public Safety: Full fire sprinkler systems and a fire apparatus vehicle turning movement plan ensure compliance with Yarmouth Fire Department standards. Project Updates Since Project Eligibility Letter Since the issuance of the MassHousing Project Eligibility Letter (PEL) on October 23, 2023 (Attachment H), the project has evolved through collaborative engagement with Town officials, boards, and stakeholders. This process, detailed in the letter to Michael Busby dated July 5, 2023 (Exhibit K), has refined the proposal to better integrate with Yarmouth’s vision for sustainable, inclusive growth while enhancing affordability and site efficiency. Initial feedback from June and July 2023 meetings—with the Community Housing Committee, Affordable Housing Trust, Community and Economic Development Committee, Town Staff and Department Heads, Design Review Committee, Planning Board, and Board of Selectmen—led to adjustments addressing traffic, visual impact, and corridor vitality concerns. Early revisions relocated the residential component to the site’s rear, requiring demolition of the vacant laundromat, and proposed a 45' x 90' mixed-use retail building along Route 28 to leverage VCOD-3 incentives and replace lost commercial space. Subsequent iterations consolidated into a single 102' x 64' three-story structure for 23 units, maintaining sustainability features like all-electric systems, air-source heat pumps, and onsite solar with battery storage. The final design, completed in June 2025, segments the development into three 52' x 54' three-story modular buildings, increasing capacity to 27 units with the updated mix noted above. This layout aligns buildings along Pine Grove Road, creating a village-like atmosphere reminiscent of Cape Cod’s traditional clustered settlements—intimate, walkable, and community-focused. It fosters open spaces for interaction, improves pedestrian flow, and integrates with adjacent neighborhoods. Demolition enables efficient rear parking (30 spaces with EV and bike facilities), reducing visual clutter and impervious surfaces. This approach revitalizes the underutilized parcel and allows for potential adaptive reuse, supporting Yarmouth’s tourism economy without diluting the housing focus. These updates yield key benefits: • Enhanced Housing Impact and Economic Resilience: Adding four units (from 23 to 27) strengthens workforce housing for 60-120% AMI households, advancing the HPP’s goal of 431 affordable units over 10 years (adopted May 2024) and mitigating rising costs (Barnstable County median home sale price $714,000 as of July 2025). • Environmental Stewardship and Site Harmony: Pine Grove alignment preserves trees and incorporates native landscaping, reducing water demand and supporting pollinators per the Cape Cod Climate Action Plan. DEP-compliant stormwater management (detailed in Merrill Engineering’s Stormwater Report, submitted separately) minimizes runoff. • Aesthetic and Community Enhancement: The clustered design echoes Cape Cod heritage, boosting walkability, transit access, and cohesion. See Site Development Plans by Merrill Engineering dated June 16, 2025 (Attachment A, Sheets C3.1 Site Layout Plan and C3.2 Landscaping and Lighting). • Operational Efficiency and Reduced Disruption: Modular construction accelerates timelines, curbs noise and traffic (per Chappell Engineering’s Traffic Study, submitted separately), and achieves Passive House airtightness, lowering costs and emissions (evidenced in Facsimile HERS Certification by A9 Green/Total Green Energy Solution, submitted separately). Alignment with Yarmouth’s Housing Production Plan Yarmouth’s Housing Production Plan (HPP), adopted in May 2024 as a 5-year strategy under Chapter 40B and overseen by the Massachusetts Executive Office of Housing and Livable Communities (EOHLC), tackles the Town’s acute affordable housing needs. Building on the 2021 Yarmouth Vision Plan, 2024 LCP, and Affordable Housing Committee recommendations, it prioritizes diverse options for low- to moderate-income households, seniors, people with disabilities, and families. Goals include expanding year-round rentals and ownership to counter escalating prices—where Yarmouth’s median single-family home price has risen from $493,730 in 2018 to approximately $600,000 in 2025—and surpassing the state’s 10% SHI threshold (currently 4.96%). The HPP targets at least 431 units over 10 years, aligning with the Cape Cod Commission’s 2023 Housing Needs Assessment and 2024 Regional Housing Strategy. The 27-unit project advances these priorities by adding energy-efficient rentals that diversify options and support tourism workers. With seven SHI-eligible units at ≤80% AMI, it addresses low-income gaps, while 20 units target underserved 60-120% AMI workforce households, reducing segregation and promoting stability near Route 28 employment. This mixed-income model counters the affordability gap for households earning up to 100% AMI, projected to worsen by 2030, where competition from higher-income groups exacerbates shortages for renters in this bracket. As a qualifying rental development, all 27 units will contribute to the SHI. Key HPP Alignment Project Contribution Severe Housing Shortage Adds 27 year-round units to the SHI, toward the 431-unit goal; addresses shortages highlighted in the 2024 LCP’s community engagement. Comparable to Yarmouth Commons (69 units, funded with $2M CPA and $4.5M state support), it strategically redevelops HMOD-1 sites. Workforce Housing (60- 120% AMI) Targets essential workers (e.g., teachers, hospitality staff) with varied unit sizes, countering price surges (from $493,730 in 2018 to $600,000 in 2025) and the affordability gap projected to worsen by 2030 per Cape Cod Commission assessments. Supports the underserved 60- 120% AMI demographic, where fewer than 10% of homes are affordable at 40% AMI, and competition intensifies shortages. Diverse Housing Options Provides multifamily rentals in a market dominated by single-family homes (80% of stock), aligning with HPP advocacy for zoning changes and incentives like ADUs and conversions to year-round use. Echoes the Cape Cod Commission’s call for multifamily zoning on only 2% of land. Sustainability and Resilience Net-zero -ready features (all-electric, solar PV, Passive House principles) lower costs and emissions, supporting HPP integration with climate goals in the 2024 Regional Housing Strategy and the Cape Cod Climate Action Plan. By redeveloping an underutilized site in a Growth Incentive Zone, the project exemplifies the HPP's emphasis on strategic locations, economic vitality, and community benefits, justifying Chapter 40B waivers while advancing Yarmouth's resilient future. Chapter 40B and Community Benefit Massachusetts General Laws Chapter 40B, Sections 20–23, enables Comprehensive Permits for projects that address unmet housing needs, particularly when at least 25% of units are affordable to households earning 80% or less of AMI or the project serves a significant public interest. Yarmouth’s affordable housing inventory is below the state’s 10% threshold, making this project eligible for streamlined permitting. The proposed 27 units of workforce housing provide a substantial community benefit by: • Addressing the severe housing shortage for workforce and affordable populations in Yarmouth and Cape Cod, as emphasized in the Town’s ongoing HPP update and the Cape Cod Commission’s 2023 Housing Needs Assessment. • Supporting economic vitality by housing essential workers in Yarmouth’s tourism- driven economy. • Aligning with the 2021 Yarmouth Vision Plan, 2024 LCP, Massachusetts housing goals, and Cape Cod Commission’s Regional Policy Plan (RPP). • Redeveloping underutilized properties in HMOD-1 and VCOD-3, enhancing the Route 28 corridor's vitality and contributing to regional goals for housing diversity and sustainability. Economic and Community Benefits A. Economic Vitality Through Workforce Housing Workforce housing retains and attracts employees, stabilizing Yarmouth’s tourism-driven economy. The LCP notes that housing shortages force workers off-Cape, weakening businesses. The 27 units provide stable housing for year-round and seasonal workers, enhancing economic resilience. • Yarmouth’s seasonal employee housing regulations (Zoning Bylaw Section 404) recognize the need for worker housing to support tourism. The proposed year-round housing extends this benefit, aligning with HPP and LCP goals to support economic development. • Increases property tax revenue with minimal strain on municipal services, as multifamily housing generates lower per-unit service costs compared to single- family homes. • Supports local jobs during construction and ongoing operations, boosting the Route 28 Economic Corridor and Federal Opportunity Zone. B. Redevelopment of Underutilized Properties Located in HMOD-1 and VCOD-3 along Route 28, the project redevelops an aging and vacant commercial property, enhancing community character and economic activity. The town’s substantial investment in sewering Route 28 indicates a developed area suitable for such projects. • The Cape Cod Commission’s Growth Incentive Zone (GIZ) streamlines approvals for housing projects on 35 motel properties along Route 28, recognizing redevelopment as a community benefit. This project aligns with GIZ and HPP objectives to revitalize underutilized sites. • Provides 27 year-round rental units, including seven affordable units, addressing the needs of workers, seniors, and families in a tourist-driven economy where seasonal housing limits year-round options. • Enhances neighborhood character through a three-building design that preserves trees, maintains Cape Cod architectural compatibility, and fosters walkability and transit access. Alignment with Yarmouth Zoning and Overlay Districts The Yarmouth Zoning Bylaw, through HMOD-1 and VCOD-3, incentivizes multi-family housing to address housing needs: • HMOD-1: Allows multi-family housing by-right or with a Special Permit, with density up to 12 units/acre, reduced setbacks (10 feet front/side, 15 feet rear), and height up to 35 feet. This supports the HPP’s focus on high-density housing along Route 28. • VCOD-3: Promotes mixed-use and multi-family developments with pedestrian- friendly design, allowing 5–10 feet front setbacks, 10 feet side/rear, and up to 60% lot coverage. It aligns with HPP goals for housing near employment centers. • ROAD: Offers zoning relief for projects providing community benefits, such as workforce housing, via Special Permit. • Evidence: The project’s location in HMOD-1/VCOD-3 supports HPP objectives by increasing housing supply in a growth corridor, as noted in the LCP’s focus on land use and housing. Addressing Potential Concerns To address potential community concerns, the project incorporates: • Traffic Mitigation: A traffic study by Chappell Engineering ensures minimal impact on Route 28, with pedestrian and bike infrastructure reducing vehicle dependency. • Environmental Stewardship: Compliance with DEP stormwater standards, no impact on flood zones or habitats, and sustainable landscaping protect local ecosystems. • Public Safety: Fire sprinkler systems and a fire truck turning plan meet Yarmouth Fire Department requirements. • Neighborhood Compatibility: The revised three-building layout and modular construction minimize visual and construction impacts while aligning with the Cape’s aesthetic. Conclusion Mattacheeset Village represents a critical step toward meeting Yarmouth’s housing and sustainability goals. By providing 27 high-quality, energy-efficient rental units, including seven affordable units, the project addresses the Town’s severe housing shortage, supports the local economy, and aligns with the LCP, HPP, Cape Cod Commission’s RPP, and Massachusetts 2050 Decarbonization Roadmap. The development’s thoughtful design, compliance with Chapter 40B, and commitment to environmental and community benefits make it a model for sustainable, inclusive growth. ACRE+ WCI Real Estate Ventures 1, LLC respectfully requests that the Yarmouth Zoning Board of Appeals grant this Comprehensive Permit to advance Yarmouth’s vision of a resilient, inclusive, vibrant community. EXHIBIT C SITE DEVELOPMENT PLAN © merrillinc.com RESIDENTIAL DEVELOPMENT SOUTH YARMOUTH, MASSACHUSETTS 897 MAIN STREET (ROUTE 28) 897 MAIN STREET M.G.L. C. 40B COMPREHENSIVE PERMIT PROJECT JULY 24, 2025 DEVELOPER: LOCUS CIVIL ENGINEER/SURVEYOR: ARCHITECTS: MEP ENGINEERS: TV TV TV TV TV EG G G G G G G G G G G G G G G G G G G G G GGGGGGGGGGGGGGGGGGGGGGGGOHW OHW OHW OHW OHW OHW OHW OHW OHW O H W O H W OHWOHWOHWOHWOHWOHWOHWOHWO H W O H W OHWSW W W W W W W WWWLOT AREA SSSSSSSSSMAIN STREET ( R O UTE 28) PUBLI C ~ 40' WI D E (ST ATE L. O. No. 3111)PINE GROVE ROADPUBLIC ~ 40' WIDEPARCEL ID: 41/ 43/ / / #19 PINE GROVE RD N/F MOORE CLIVE A BOOK: 29943 PAGE: 0218 PARCEL ID: 41/ 47/ / / #891 ROUTE 28 N/F SWAMINARAYAN LLC BOOK: 16963 PAGE: 0234 G W W W WWWGGHEMLOCK PLACE E E G G OHW W S TV ENVIRONMENTAL NOTES: RECORD OWNER: NOTES: FLOOD NOTE: LOCUS ZONING REQUIREMENTSZONING REQUIREMENTS © merrillinc.com TV TV TV TV TV EG G G G G G G G G G G G G G G G G G G G G GGGGGGGGGGGGGGGGGGGGGGGGOHW OHW OHW OHW OHW OHW OHW OHW OHW O H W O H W OHWOHWOHWOHWOHWOHWOHWOHWO H W O H W OHWSW W W W W W W WWWLOT AREA SSSSSSSSSMAIN STREET ( R O UTE 28) PUBLI C ~ 40' WI D E (ST ATE L. O. No. 3111)PINE GROVE ROADPUBLIC ~ 40' WIDEPARCEL ID: 41/ 43/ / / #19 PINE GROVE RD N/F MOORE CLIVE A BOOK: 29943 PAGE: 0218 PARCEL ID: 41/ 47/ / / #891 ROUTE 28 N/F SWAMINARAYAN LLC BOOK: 16963 PAGE: 0234 G W W W WWWGGHEMLOCK PLACE © merrillinc.com MAIN STREET ( R O UTE 28) PUBLI C ~ 40' WI D E (ST ATE L. O. No. 3111)PINE GROVE ROADPUBLIC ~ 40' WIDEPARCEL ID: 41/ 43/ / / #19 PINE GROVE RD N/F MOORE CLIVE A BOOK: 29943 PAGE: 0218 PARCEL ID: 41/ 47/ / / #891 ROUTE 28 N/F SWAMINARAYAN LLC BOOK: 16963 PAGE: 0234 HEMLOCK PLACE ZONING REQUIREMENTS © merrillinc.com MAIN STREET ( R O UTE 28) PUBLI C ~ 40' WI D E (ST ATE L. O. No. 3111)PINE GROVE ROADPUBLIC ~ 40' WIDEPARCEL ID: 41/ 43/ / / #19 PINE GROVE RD N/F MOORE CLIVE A BOOK: 29943 PAGE: 0218 PARCEL ID: 41/ 47/ / / #891 ROUTE 28 N/F SWAMINARAYAN LLC BOOK: 16963 PAGE: 0234 HEMLOCK PLACE © merrillinc.com DECIDUOUS SHRUBS EVERGREEN SHRUBS ORNAMENTAL GRASSES COMMON NAME DECIDUOUS TREES COMMON NAME COMMON NAME COMMON NAME EVERGREEN TREES COMMON NAME HGT/SPD HGT/SPD HGT/SPD HGT/SPD HGT/SPD NOTE: TV TV TV TV TV EG G G G G G G G G G G G G G G G G G G G G GGGGGGGGGGGGGGGGGGGGGGGGOHW OHW OHW OHW OHW OHW OHW OHW OHW O H W O H W OHWOHWOHWOHWOHWOHWOHWOHWO H W O H W OHWSW W W W W W W WWWSSSSSSSSSMAIN STREET ( R O UTE 28) PUBLI C ~ 40' WI D E (ST ATE L. O. No. 3111)PINE GROVE ROADPUBLIC ~ 40' WIDEPARCEL ID: 41/ 43/ / / #19 PINE GROVE RD N/F MOORE CLIVE A BOOK: 29943 PAGE: 0218 PARCEL ID: 41/ 47/ / / #891 ROUTE 28 N/F SWAMINARAYAN LLC BOOK: 16963 PAGE: 0234 G W W W WWWGGHEMLOCK PLACE © merrillinc.com TV TV TV TV TV EG G G G G G G G G G G G G G G G G G G G G GGGGGGGGGGGGGGGGGGGGGGGGOHW OHW OHW OHW OHW OHW OHW OHW OHW O H W O H W OHWOHWOHWOHWOHWOHWOHWOHWO H W O H W OHWSW W W W W W W WWWSSSSSSSSSMAIN STREET ( R O UTE 28) PUBLI C ~ 40' WI D E (ST ATE L. O. No. 3111)PINE GROVE ROADPUBLIC ~ 40' WIDEPARCEL ID: 41/ 43/ / / #19 PINE GROVE RD N/F MOORE CLIVE A BOOK: 29943 PAGE: 0218 PARCEL ID: 41/ 47/ / / #891 ROUTE 28 N/F SWAMINARAYAN LLC BOOK: 16963 PAGE: 0234 G W W W WWWGGHEMLOCK PLACE © merrillinc.com © merrillinc.com © merrillinc.com © merrillinc.com © merrillinc.com EXHIBIT D PRELIMINARY ARCHITECTURAL PLANS LADDER TO GROUND FLOOR ABOVE P.T. WOOD COLS. (TYP.) 13'-4"25'-4"13'-4" OVERALL FOUNDATION 52'-0"OVERALL FOUNDATION54'-0"1'-6"1'-6"EQEQEQEQEQEQEQEQEQEQEQEQCONCRETE FOUNDATION WALLS (TYP.) 1'2'04' 833 TURNPIKE ROAD P.O. BOX 104 NEW IPSWICH NEW HAMPSHIRE 03071 ARCHITECTURE LAND PLANNING INTERIOR DESIGN 3D VISUALIZATION © 2025 Oaktree Development LLC. All rights reserved. Drawings by Oaktree Development and created with the Greenstaxx system 897 ROUTE 28 SOUTH YARMOUTH, MA, 02664 JUNE 16, 2025 N E S W UPOVERALL54'-0"OVERALL 52'-0" MODULAR BOX #101 13'-4"2" MODULAR BOX #102 12'-5"2" MODULAR BOX #103 12'-5"2" MODULAR BOX #104 13'-4" TRIPLE DECKER #1 26'-0" TRIPLE DECKER #2 26'-0"1'-6"1'-6"UTILITY UTILITY CLOSETCLOSETSTORAGE STORAGE CLOSETCLOSETCRAWL SPACE CRAWL SPACE ACCESSACCESSUTILITY UTILITY CLOSETCLOSETUNIT 101UNIT 101 2-BEDROOM2-BEDROOM 1,120 SF1,120 SF (ADAPTABLE/(ADAPTABLE/ GROUP 1)GROUP 1) REMOVABLE BASE CABINETS REMOVABLE BASE CABINETS REMOVABLE BASE CABINET REMOVABLE BASE CABINET REMOVABLE BASE CABINETS REMOVABLE BASE CABINETS UNIT 102UNIT 102 2-BEDROOM2-BEDROOM 1,120 SF1,120 SF (ADAPTABLE/(ADAPTABLE/ GROUP 1)GROUP 1) REMOVABLE BASE CABINETS DASHED LINE INDICATES SECOND FLOOR OVERHANG ABOVE UP SLOPED WALKWAY 1:20 SLOPE WALKWAY 1:20 UP 1'2'04' 833 TURNPIKE ROAD P.O. BOX 104 NEW IPSWICH NEW HAMPSHIRE 03071 ARCHITECTURE LAND PLANNING INTERIOR DESIGN 3D VISUALIZATION © 2025 Oaktree Development LLC. All rights reserved. Drawings by Oaktree Development and created with the Greenstaxx system 897 ROUTE 28 SOUTH YARMOUTH, MA, 02664 JUNE 16, 2025 N E S W W/DW/DMOUNTED TV (TYP.) PULL-OUT COUCH/FUTON (TYP.) UNIT 201UNIT 201 1-BEDROOM1-BEDROOM 665 SF665 SF MOUNTED TV (TYP.) PULL-OUT COUCH/FUTON (TYP.) UNIT 202UNIT 202 STUDIOSTUDIO 544 SF544 SF UNIT 203UNIT 203 1-BEDROOM1-BEDROOM 665 SF665 SF UNIT 204UNIT 204 STUDIOSTUDIO 544 SF544 SF 2'-0"1'2'04' 833 TURNPIKE ROAD P.O. BOX 104 NEW IPSWICH NEW HAMPSHIRE 03071 ARCHITECTURE LAND PLANNING INTERIOR DESIGN 3D VISUALIZATION © 2025 Oaktree Development LLC. All rights reserved. Drawings by Oaktree Development and created with the Greenstaxx system 897 ROUTE 28 SOUTH YARMOUTH, MA, 02664 JUNE 16, 2025 N E S W W/DW/DMOUNTED TV (TYP.) PULL-OUT COUCH/FUTON (TYP.) MOUNTED TV (TYP.) PULL-OUT COUCH/FUTON (TYP.) LADDER TO ROOF UNIT 301UNIT 301 1-BEDROOM1-BEDROOM 665 SF665 SF UNIT 302UNIT 302 STUDIOSTUDIO 544 SF544 SF UNIT 303UNIT 303 1-BEDROOM1-BEDROOM 665 SF665 SF UNIT 304UNIT 304 STUDIOSTUDIO 544 SF544 SF 1' 2'04' 833 TURNPIKE ROAD P.O. BOX 104 NEW IPSWICH NEW HAMPSHIRE 03071 ARCHITECTURE LAND PLANNING INTERIOR DESIGN 3D VISUALIZATION © 2025 Oaktree Development LLC. All rights reserved. Drawings by Oaktree Development and created with the Greenstaxx system 897 ROUTE 28 SOUTH YARMOUTH, MA, 02664 JUNE 16, 2025 N E S W 897 Route 28 Three Bedroom, Two Bath Option ROOF SLOPE 1/4" / 1'-0" ROOF SLOPE 1/4" / 1'-0" TAPERED INSULATION AS REQ. AT ALL SCUPPERS & DOWNSPOUTS (TYP.) ROOF HATCH, SEE CORRESPONDING DETAILS (REFER TO MANUF. STD. DETAILS FOR INSTALL.) ROOF SCUPPER WITH DOWNSPOUT (TYP.) INSTALL TAPERED INSULATION AS REQUIRED ACROSS ENTIRE ROOF SURFACE ON TOP OF CONTINUOUS ROOF INSULATION TO CREATE 1/4" / 12" PITCH PARAPET WALLS TO BE FIELD BUILT. SEE SHEET A-7.0 FOR DETAILS (TYP.) HVAC UNITS, TYP. (SEE HVAC PLANS) ALL AVAILABLE ROOF SURFACE THAT IS UNOCCUPIED BY HVAC/PLUMBING/ELECTRICAL COMPONENTS SHALL BE DESIGNED FOR FUTURE SOLAR CYAN SQUARES REPRESENT PROPOSED FUTURE P.V. PANELS. SIZE, QUANTITY, PLACEMENT, AND SPEC TBD. SHOWN ONLY FOR GRAPHICAL REPRESENTATION 1'2'04' 833 TURNPIKE ROAD P.O. BOX 104 NEW IPSWICH NEW HAMPSHIRE 03071 ARCHITECTURE LAND PLANNING INTERIOR DESIGN 3D VISUALIZATION © 2025 Oaktree Development LLC. All rights reserved. Drawings by Oaktree Development and created with the Greenstaxx system 897 ROUTE 28 SOUTH YARMOUTH, MA, 02664 JUNE 16, 2025 N E S W CAPE COD WALK UP FRONTELEVATION Cleary FIRST FLOOR 0" SECOND FLOOR 10' - 5 11/16" THIRD FLOOR 20' - 11 3/8" T.O. ROOF STRUCTURE 30' - 7 1/8" CRAWL SPACE -4' - 4" T.O. LOW PARAPET 33' - 9 21/32" T.O. HIGH PARAPET 35' - 3 3/4"FROM AVERAGE FINISHED GRADE32'-1 1/8"3'-2 1/2"1'-6 1/8"A B CD E FJ K L M FIRST FLOOR 0" SECOND FLOOR 10' - 5 11/16" THIRD FLOOR 20' - 11 3/8" T.O. ROOF STRUCTURE 30' - 7 1/8" CRAWL SPACE -4' - 4" T.O. LOW PARAPET 33' - 9 21/32" T.O. HIGH PARAPET 35' - 3 3/4"FROM AVERAGE FINISHED GRADE32'-1 1/8"3'-2 1/2"1'-6 1/8"ABDEJ M F FIRST FLOOR 0" SECOND FLOOR 10' - 5 11/16" THIRD FLOOR 20' - 11 3/8" T.O. ROOF STRUCTURE 30' - 7 1/8" CRAWL SPACE -4' - 4" T.O. LOW PARAPET 33' - 9 21/32" T.O. HIGH PARAPET 35' - 3 3/4"1'-6 1/8"3'-2 1/2"FROM AVERAGE FINISHED GRADE32'-1 1/8"ABCDE F G H 11 22 33 44 11 22 33 44 I J K L M FIRST FLOOR 0" SECOND FLOOR 10' - 5 11/16" THIRD FLOOR 20' - 11 3/8" T.O. ROOF STRUCTURE 30' - 7 1/8" CRAWL SPACE -4' - 4" T.O. LOW PARAPET 33' - 9 21/32" T.O. HIGH PARAPET 35' - 3 3/4"1'-6 1/8"3'-2 1/2"FROM AVERAGE FINISHED GRADE32'-1 1/8"A B C DEF J K L M - HARDIE: SMOOTH HORIZ. LAPPED SIDING W/ 4" EXPOSURE, COLOR; LIGHT MIST (OR APPROVED EQUAL) - HARDIE: ACCENT SMOOTH HORIZ. LAPPED SIDING W/ 4" EXPOSURE, COLOR; BOOTHBAY BLUE (OR APPROVED EQUAL) - HARDIE: 4'X8' SMOOTH PANELS, COLOR; ARCTIC WHITE (OR APPROVED EQUAL) - AZEK: SMOOTH PANEL TRIMS AT INSIDE AND OUTSIDE CORNERS OF BUILDING, AROUND WINDOWS AND ON 1'-6" SWEEPS, COLOR; WHITE (OR APPROVED EQUAL) - SCUPPER AND DOWNSPOUT, PAINTED WHITE TO MATCH AZEK (COLOR BY ARCHITECT) - VINYL CASEMENT/FIXED WINDOW UNITS, PAINTED/FACTORY FINISH WHITE TO MATCH AZEK - VINYL DOOR, PAINTE/FACTORY FINISH WHITE TO MATCH AZEK - ENTRY DOOR, COLOR TO MATCH/RESEMBLE; SHERWIN WILLIAMS - SW 6866 HEARTTHROB (OR APPROVED EQUAL) - ADDRESS SIGNAGE, FINAL MATERIAL AND COLOR SPEC TBD (BLACK) - PRE-FIN. ALUM ROOF EDGE (COLOR TO MATCH ADJACENT MATERIAL) - JULIET BALCONY (STYLE/COLOR BY ARCHITECT) - VINYL RAILING SYSTEM WITH HANDRAILS (STYLE/COLOR BY ARCHITECT) - EXTERIOR LIGHT FIXTURE - COLOR/FINISH BY ARCHITECT A B C D E F G H I J NOTE: FOR EXTERIOR LIGHT FIXTURE SPECS & MOUNTING HEIGHTS, REFER TO ELECTRICAL/CIVIL PLANS (LIGHTS SHOWN HERE ARE FOR GRAPHICAL REPRESENTATION ONLY) HATCH INDICATES SCREEN ON OPERABLE WINDOWS (TYP.) K L M 833 TURNPIKE ROAD P.O. BOX 104 NEW IPSWICH NEW HAMPSHIRE 03071 ARCHITECTURE LAND PLANNING INTERIOR DESIGN 3D VISUALIZATION © 2025 Oaktree Development LLC. All rights reserved. Drawings by Oaktree Development and created with the Greenstaxx system SCALE - As indicated 897 ROUTE 28 SOUTH YARMOUTH, MA, 02664 JULY 16, 2025 3/16" = 1'-0" 3/16" = 1'-0" 3/16" = 1'-0" 3/16" = 1'-0" EXHIBIT E PROPERTY DEED EXHIBIT F ASSESSOR’S MAP TOWN OF YARMOUTH CONSERVATION SWAN POND VILLAGE WORLD GYM#17 FAMILY DOLLAR #31 SEINE PONDCONDOMINIUMS PINE KNOT MOTEL BASS RIVER MOTEL CAVALIER MOTOR LODGE F I R R O U TE 28ROADGROVEPI NESTREETSPRUCESPRUCE ST.FRANK BAKER ROADH E M L O C K PA T H OCEAN AVE.363332152532303132302824272119-178448528608648788818848908918968979171 2 1 6 114715202428322723192 0 2816206 0 1 605 6 0 1 A 60 5 A 2 8908902 92810 1 2 5 7 8 9 6 4 3 BLDG NO.930934RTE 28905-91123191511730(TOWN)(T O W N )(TOWN)(S TA TE)(T O W N ) (PRI VATE) W A T E R E A S E M E N T SWAN POND P/O 40-83P/O 42-32.1P/O 48-86P/O 41-49 P/O 33-70.1 P/O 41-48 P/O 42-32.1 P/O 42-32.1 P/O 40-83P/O 42-32P/O 50-2 P/O 50-1P/O 33-9420.11 AC 70.11 AC 580.11 AC4 0.09 A C 50.11 AC 60.11 AC 260.13 AC 230.13 AC 4913.50 AC 32.19.91 AC 1710.56 AC 14C8.03 AC 226.57 AC 226.60 AC 24.14.54 AC 484.37 AC 21.13.41 AC 70.14.09 AC 8323.45 AC 232.20 AC 473.00 AC 113.85 AC 11.11.11 AC 461.09 AC 150.92 AC 180.92 AC 120.72 AC 28.10.46 AC 270.50 AC 200.45 AC 160.46 AC 190.46 AC 430.35 AC 410.35 AC 420.35 AC 942.06 AC 3.10.23 AC 290.29 AC 220.43 AC 350.25 AC 300.25 AC 260.26 AC 360.25 AC 28.30.26 AC 28.20.25 AC 100.22 AC 10.26 AC 90.21 AC 320.20 AC 330.20 AC 340.20 AC 310.20 AC80.20 AC 270.26 AC 390.20 AC 380.20 AC 1660.35 AC 370.20 AC 400.20 AC 1350.27 AC 250.16 AC 1710.20 AC 300.26 AC 1670.20 AC 2640.31 AC TAX MAPTOWN OF YARMOUTH BARNSTABLE COUNTY, MASSACHUSETTS DATE OF LATEST MAP REVISION: 10/3/23 INFORMATION SHOWN HEREON IS FOR ASSESSING PURPOSES ONLY. NO LIABILITY FOR ERROR IS ASSUMED BY THE TOWN OF YARMOUTH. 100 0 100 20050 Feet «SHEET41343332 424140 504948 EXHIBIT G REQUESTED WAIVERS TOWN OF YARMOUTH ZONING BOARD OF APPEALS COMPREHENSIVE PERMIT APPLICATION Pursuant to M.G.L. Ch. 40B, §§ 20-23 1 Pursuant to 760 CMR 56.05(7), waivers are not needed from Special Permit provisions of a zoning bylaw, but only from the requirements of the underlying as of right zoning provisions. APPLICANT: Nantucket Sound Group SUBJECT PROPERTY: 897 Route 28, Map 41 Lot 46 PROJECT NAME: Mattacheeset Village Apartments REQUESTED WAIVERS The Applicant seeks waivers from the Yarmouth local Bylaws, rules and regulations, as shown below. The Applicant also requests that waivers be granted from any requirements to apply to the Town or other municipal Boards or departments, including but not limited to the Yarmouth Board of Health, Board of Selectmen, Historic Commission, Planning Board, Conservation Commission, Department of Public Works and Water and Sewer Department and/or Commissioners, if normally required; and the Applicant requests that the Comprehensive Permit be issued in lieu of all of the aforementioned permits, inclusively, including but not limited to the permits and approvals to connect to the municipal water system (please note that the Applicant will comply with all technical requirements related to the municipal water system). ZONING BYLAW REQUESTED WAIVERS FROM LOCAL REGULATIONS Pursuant to 760 CMR 56.05(7), the following waivers are requested from the as-of-right requirements of the underlying base zoning districts (B-1 and B-2) in the Town of Yarmouth Zoning Bylaw. No waivers are requested for special permit provisions in the HMOD-1 (§404) or VC-3 (§414) overlays. 1.Use (Multifamily Residential) Bylaw Section: §202 (Use Table) As-of-Right Requirement (Underlying/Base B-1/B-2): Not permitted as-of-right (commercial uses only; no residential). Proposed: 27-unit multifamily residential (no commercial component). 2 2.Density Bylaw Section: §203 As-of-Right Requirement (Underlying/Base B-1/B-2): No residential density permitted as-of-right (implicit 0 units/acre). Proposed: ~24.77 units/acre (27 units on 1.09 acres). 3.Parking Spaces Bylaw Section: §301 As-of-Right Requirement (Underlying/Base B-1/B-2): Min. 1.5-2 spaces/unit for multifamily (est. 40- 54 spaces; buffers min. 20 ft. to residential/10 ft. other). Proposed: 30 spaces (~1.11/unit, surface with EV charging). 4.Setbacks Bylaw Section: §203.5 As-of-Right Requirement (Underlying/Base B-1/B-2): Front min. 20-30 ft./max. 30% lot depth (~60- 90 ft.) or average neighbors (corner lots have two front yards for street-facing sides; side min. 15-20 ft.; rear min. 20-30 ft.). Proposed: Front (Route 28) 33.5 ft.; secondary front (Pine Grove) 17.5-19 ft.; side 81.5 ft.; rear 16.3 ft. 5.Building Height Bylaw Section: §203.4 As-of-Right Requirement (Underlying/Base B-1/B-2): Max. 35 ft./2.5-3 stories (measured from average natural grade at front to highest roof point; parapets excluded if decorative/non-habitable). Proposed: 3 stories; roof ~30.59 ft.; low parapet ~33.8 ft.; high parapet ~35.31 ft. 6.Lot Coverage (Impervious) Bylaw Section: §203 As-of-Right Requirement (Underlying/Base B-1/B-2): Max. 30-40%. Proposed: ~42-53% (buildings 8,424 sq. ft. + parking/paths ~9,000-12,000 sq. ft. on 47,480 sq. ft. site). 7.Building Separation Bylaw Section: §203 As-of-Right Requirement (Underlying/Base B-1/B-2): Min. 30-40 ft. (implicit as sum of side setbacks for multi-structures). Proposed: 14.4 ft. (between Buildings 2 and 3). 8.Number of Buildings per Lot Bylaw Section: §203 As-of-Right Requirement (Underlying/Base B-1/B-2): One principal building per lot as-of-right. Proposed: Three buildings (each 52' x 54'). 9.Other Local Rules (e.g., Ground Floor Use) Bylaw Section: §414 (VC-3) 3 As-of-Right Requirement (Underlying/Base B-1/B-2): N/A in base (but VC-3 requires non-residential ground floor facing Route 28 as overlay condition). Proposed: Residential ground floor facing Route 28 COMPREHENSIVE PERMIT SUBMISSION RULES & REGULATIONS OF THE YARMOUTH BOARD OF APPEALS 1.The filing fee of $4,200.00 is not reasonable where filing for a Special Permit for 27 units rather than a Permit for the same number of units requires a filing fee of $450.00 and the process of reviewing both applications is substantially the same. 2.Waiver requested from so much of this section that calls for a potential directive to Site Plan Review. 3.Waiver of requirement to provide 19 sets of plans with proof of filing to Cape Cod Commission. Applicant will provide 5 sets of plans and also file electronically. 4.Applicant requests waiver of all Building Department and Building Permit fees applicable to subsidized or affordable units for this proposal. 5.Any other local requirements not more specifically listed in order that the submitted development plans can be constructed as presented and approved. 6.If, in the course of hearings on this proposal, it is determined that other local bylaws or regulations are applicable to the proposal and add cost to the development, Applicant reserves the right to amend this Request for Waivers from Local Regulations. 4 WAIVER DISCUSSION Pursuant to 760 CMR 56.05(7), this list remains focused on as-of-right deviations from base B-1/B-2. No additions for unit size. Waiver Category Bylaw Section As-of-Right Requirement (Underlying/Base B-1/B- 2) Proposed Justification for Waiver (Referencing Special Permit Provisions) Use (Multifamily Residential) §202 (Use Table) Not permitted as-of-right (commercial uses only; no residential). 27-unit multifamily residential (no commercial component). Waiver from base prohibition to enable housing redevelopment; justified as HMOD-1 allows high- density multifamily by-right or special permit (§404), and VC-3 permits multifamily in mixed-use contexts via special permit (§414)— project prioritizes affordable/workforce housing over commercial, aligning with 40B public interest in a vacant site. Density §203 No residential density permitted as-of-right (implicit 0 units/acre). ~24.77 units/acre (27 units on 1.09 acres). Waiver from base restriction to address housing needs; justified as HMOD-1 allows up to 12 units/acre via special permit (§404), and VC-3 permits 8 units/acre residential- only or 16 units/acre mixed-use (with ground-floor commercial on Route 28) via special permit (§414)—exceeds for SHI contribution, supported by regional shortage. Parking Spaces §301 Min. 1.5-2 spaces/unit for multifamily (est. 40-54 spaces; buffers min. 20 ft. to residential/10 ft. other). 30 spaces (~1.11/unit, surface with EV charging). Waiver from base minimum and buffer if applicable; justified as VC- 3 allows 1-2 spaces/unit with up to 30% reduction for shared/transit- oriented parking via special permit (§414)—proposal at 1.11 aligns with VC-3 min. (1 space/unit), minimizes impervious surface per traffic study. Setbacks §203.5 Front min. 20-30 ft./max. 30% lot depth (~60-90 ft.) or average neighbors (corner lots have two front yards for street- facing sides; side min. 15- Front (Route 28) 33.5 ft.; secondary front (Pine Grove) 17.5- 19 ft.; side 81.5 ft.; rear 16.3 ft. Waiver for secondary front (17.5-19 ft. <20-30 ft. min.) and rear (16.3 ft. <20-30 ft.); primary front/side comply. Justified as HMOD-1 reduces to 10 ft. front/side, 15 ft. rear via special permit (§404), and 5 Waiver Category Bylaw Section As-of-Right Requirement (Underlying/Base B-1/B- 2) Proposed Justification for Waiver (Referencing Special Permit Provisions) 20 ft.; rear min. 20-30 ft.). VC-3 allows 15-25 ft. front (min/max), 0-15 ft. side, 20 ft. rear via special permit (§414)—enables compact layout preserving trees in corner configuration. Building Height §203.4 Max. 35 ft./2.5-3 stories (measured from average natural grade at front to highest roof point; parapets excluded if decorative/non- habitable). 3 stories; roof ~30.59 ft.; low parapet ~33.8 ft.; high parapet ~35.31 ft. Waiver if high parapet exceeds 35 ft.; justified as both HMOD-1 and VC-3 allow 35 ft./3 stories standard, up to 48 ft./4 stories if 50 ft. from lines via special permit (§404, §414)—supports modular design with fire compliance; roof <35 ft. mitigates. Lot Coverage (Impervious) §203 Max. 30-40%. ~42-53% (buildings 8,424 sq. ft. + parking/paths ~9,000-12,000 sq. ft. on 47,480 sq. ft. site). Waiver from base max.; justified as VC-3 allows 80-85% via special permit (§414)—facilitates density without runoff issues (DEP stormwater). Building Separation §203 Min. 30-40 ft. (implicit as sum of side setbacks for multi-structures). 14.4 ft. (between Buildings 2 and 3). Waiver from base; justified as HMOD-1 allows min. 12 ft. for multi- building housing via special permit (§404), and VC-3 permits 0 ft. side with agreement via special permit (§414)—ensures modular efficiency and safety. Number of Buildings per Lot §203 One principal building per lot as-of-right. Three buildings (each 52' x 54'). Waiver from base; justified as overlays allow multi-building clustered developments via special permit (§404, §414)—promotes open space and aesthetic compatibility. Other Local Rules (e.g., Ground Floor Use) §414 (VC-3) N/A in base (but VC-3 requires non-residential ground floor facing Route 28 as overlay condition). Residential ground floor facing Route 28. Waiver from VC-3 requirement (as- of-right in overlay context); justified as VC-3 allows exceptions for housing-focused mixed-use via special permit/Site Plan Review (§414)—prioritizes year-round affordable units over commercial. EXHIBIT H MASS HOUSING PROJECT ELIGIBILITY LETTER 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, 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.1 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, Colin M. McNiece 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 modern 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. EXHIBIT I EOHLC SUBSIDIZED HOUSING INVENTORY JUNE 23, 2023 EXHIBIT J ABBUTER’S LIST 41/ 17/ / / YARMOUTH COUNTRY CABINS LLC 67 BAKER ST BELMONT, MA 02478 41/ 18/ / / POMKEN INC 7 BEECHWOOD RD CENTERVILLE , MA 02632 41/ 46/ / / NANTUCKET SOUND GROUP INC 168 SOUTH ST SOUTH YARMOUTH, MA 02664 41/ 47/ / / SWAMINARAYAN LLC MAHENDRA R BHATT 891 ROUTE 28 SOUTH YARMOUTH, MA 02664 41/ 19/ / / DEOLIVEIRA GERVANIO OLIVEIRA VANIA PO BOX 671 WEST YARMOUTH, MA 02673 41/ 43/ / / MOORE CLIVE A THORPE MOORE MARETA 19 PINE GROVE RD SOUTH YARMOUTH, MA 02664 41/ 37/ / / FOGARTY TIMOTHY COLSIA SHARON 20 PINE GROVE RD SOUTH YARMOUTH, MA 02664 41/ 36/ / / PUTZ CHRISTINE A 14 PINE GROVE RD SOUTH YARMOUTH, MA 02664 41/ 48/ / / YM OWNER LLC 1264 MAIN ST WALTHAM, MA 02451 41/ 28.1/ / / JMFE PROPERTIES LLC 22 HOLLY LANE SOUTH YARMOUTH, MA 02664 41/ 20/ / / GERARDI DIEGO A GERARDI SASHA A 902 ROUTE 28 SOUTH YARMOUTH, MA 02664 41/ 21.1/ / / BASS RIVER REALTY LLC 113 PLEASANT ST SOUTH YARMOUTH, MA 02664 41/ 28.3/ / / SCALES RICHARD M TR THE JARHEAD TRUST 240 RALPH TALBOT ST SOUTH WEYMOUTH, MA 02190 Please use this signature to certify this list of propertiesabutting within 100' of the parcel located at:897 Route 28, South Yarmouth, MA 02664Assessors Map 41, Lot 46___________________________________Andy Machado, Director of AssessingJuly 16, 2025 EXHIBIT K MUNICIPAL LIEN CERTIFICATE EXHIBIT L PROJECT UPDATE LETTER TO MICHAEL BUSBY, MASS HOUSING 897 Route 28, South Yarmouth MA 02664 617-980-6744 July 5, 2023 Mr. Michael Busby 40B Relationship Manager Mass Housing Fourth Floor One Beacon Street Boston, MA 02108 Re: Mattacheeset Village, 897 Route 28, Yarmouth, MA Dear Mike: In addition to the property site visit held on Tuesday, June 13th, 2023; at the request of the Town of Yarmouth, the project team has met with the following town boards and department heads: June 12, 2023 – Community Housing Committee June 13, 2023 – Affordable Housing Trust June 13, 2023 – Community and Economic Development Committee June 20, 2023 – Town Staff & Department Heads with Town Counsel present June 20, 2023 – Design Review Committee June 21, 2023 – Planning Board June 27, 2023 – Board of Selectmen July 11, 2023 – Planned follow up meeƟng with Board of Selectmen Throughout these meetings, we received valuable input and suggestions from the town leaders, resulting in a recommendation to reconsider the existing site plan. Specifically, we were encouraged to explore an alternative approach by removing the current structure and relocating the residential component to the newly cleared area. Additionally, we proposed the construction of a new one-story, mixed-use retail trade building measuring 45 * 90 feet along Route 28. This addition was made to attempt to conform to the underlaying VC-3 mixed-use village zoning and to replace the value of the lost structure. Numerous ideas were generated and the Town of Yarmouth provided written comments, shaping the subsequent iterations of the plan. Consequently, it is our understanding that all parties involved are in agreement to amend the proposed site plan outlined in the PEL dated May 24, 2023. Please find attached the adjusted site plan that reflects the recommended changes. This letter serves as an official request to substitute the attached site plan and amend the relevant section of the PEL submitted to both MassHousing and the Town of Yarmouth. I have also attached a copy of William Scott’s email to me requesting we make the mutually agreed change. Thank you, Mike! Sincerely, Stephen J. Cleary for Nantucket Sound Group, Inc. Cc. Michael Stone, Chairman Board of Selectmen V I C I N I T Y M A P 'ƌĂƉŚŝĐ ƐĐĂůĞ͗ 0 25 50 100 Route 2 8- Mai n Streetcenterli n e driveway RESIDENTIALcenterline253. 44' 39.2 6' 28.3 5 '84.44 '28.06'178.48'152.43'180.03'151.96'Pine Grove Roadgas meter 1,500 gal.septic tank leaching field dist. box Trash parking lotsparking lotsparking lots parking lots driveway Proposed Customer owned transformer 1000 KVA Equipment pad with -Utility owned primary metering -Customer owned MV PSE-6 switch New utility riser pole with utility goab switch Existing utility pole#37 152 Point of interconnection circuit # 4-92A-562, 22.8KV Existing utility pole#37 153 RETAIL TRADE4,050 sq.ft.90' 4 5 ' 39' 1 5 '11'104'62' 71' 20' 4' 4' Preliminary Site Plan South Yarmouth Village Center 1"=40' AB 1 SCALE: DRAWN: REVISION: 6/30/23DATE: PROJECT TITLEDRAWING TITLE Nantucket Sound Group/ Autonomous CRE+ 897 Main Street, Rt 28 South Yarmouth, MA Renovation of Cape Cod Laundry Center Parcel ID: YARM M:0041 B:00046 L:000 SATELLITE MAP COPYRIGHT BY AUTONOMOUS CRE+ RIGHTS RESERVED. THIS DRAWING OR SPECIFICATIONS IS PROTECTED BY U.S. COPYRIGHT LAW AND INTERNATIONAL TREATIES. IT HAS BEEN EXPRESSLY PREPARED FOR THE CLIENT NAMED IN THE PROJECT TITLE BLOCK HEREIN AND SEPARATELY FOR AUTONOMOUS CRE+ TO BE USED IN CONNECTION WITH THIS PROJECT. NO OTHER USE, DISSEMINATION, OR DUPLICATION SHALL BE MADE WITHOUT THE PRIOR WRITTEN CONSENT OF AUTONOMOUS CRE+. WƌŽƉŽƐĞĚŵĞŶĚĞĚWƌĞůŝŵŝŶĂƌLJ^ŝƚĞWůĂŶ OTHER ATTACHMENTS D SITE PHOTOS Mattacheeset Village, 897 Main Street, MA Route 28, South Yarmouth, MA 897 Main Street, Route 28, Yarmouth, MA Yarmouth Commons Bass River Motel SITE