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HomeMy WebLinkAboutNarrative 1.21.2026PROJECT NARRATIVE #29 Lewis Bay Boulevard Unit 6, West Yarmouth Proiect Narrative The applicant respectfully submits this Notice of Intent application in support of lifting and relocating an existing single-family dwelling located at 29 Lewis Bay Boulevard, Unit 6. The property is located within a condominium association with an exclusive use area consisting of 10,942 square feet located within a single-family residential zoning district. The site is currently developed with a 5-bedroom single- family dwelling, originally constructed in 1925 per the Town Assessor's records. A Coastal Bank occupies the southern portion of the property, and the entire exclusive use area falls within Land Subject to Coastal Storm Flowage, specifically within flood zones AE (AE el. 11) and (VE el. 13) within the Limits of Moderate Wave Action. All proposed work will take place outside of Flood Zone (VE el. 13). The property is located along Nantucket Sound and is separated from the water by an existing Coastal Beach and Coastal Bank. It should be noted that no work is proposed within any areas mapped as Priority Habitat or Estimated Habitat for Endangered Species by the Massachusetts Natural Heritage and Endangered Species Program (NHESP). Proposed Work The project proposes to lift the existing dwelling and relocate it to a position situated farther from the Coastal Bank. Portions of the relocated structure will be located within the 35-foot, 50-foot and 100-foot buffer zones to the Coastal Bank. The primary objectives of this project are to increase the setback from the coastal bank by relocating the dwelling from 12.6 feet to 29.0 feet, more than doubling the distance from this resource area. Additionally, the project will reduce hardscape within the 0- 50 foot Buffer Zone, particularly within the most environmentally sensitive 0-35 foot zone. The scope of proposed work includes the removal of unpermitted improvements in accordance with the special conditions found in the Order of Conditions SE083- 2480, which was issued for the condominium association's stone revetment wall repair project. Roof drains and a relocated leaching catch basin are proposed to capture and infiltrate stormwater runoff on -site, thereby reducing drainage impacts to the resource area compared to existing conditions. All proposed work will take place within existing lawn areas or previously developed portions of the site. A flood -resistant foundation will be constructed in accordance with applicable FEMA requirements, representing a substantial improvement over the existing non -compliant foundation. The new foundation will achieve full compliance with flood zone requirements under the 1 Oth Edition Massachusetts State Building Code for structures in Special Flood Hazard Areas. The condominium association maintains a shared 34-bedroom septic system serving all existing units. The system consists of a dual compartment septic tank connected to a Bio-microbics MicroFAST 4.5 Innovative Alternative component. Treated effluent is gravity -fed into a pump chamber and subsequently distributed through a pressure - dosed leaching field. The existing septic system successfully passed its most recent Title 5 inspection conducted on May 23, 2018. No modifications to the existing septic system are proposed, and the property will continue to utilize the shared septic system. It is important to note that there is no proposed increase in the number of bedrooms. The project includes reconfiguration of the driveway, walkways, deck, and patio areas. The proposed hardscape within the Buffer Zone will total 3,572 square feet, with 572 square feet within the 0-35 foot buffer zone (a reduction of 508 square feet), 702 square feet within the 35-50 foot buffer zone (an increase of 24 square feet), and 2,298 square feet within the 50-100 foot buffer zone (an increase of 554 square feet). According to the mitigation requirements established under Section 6.02 of the Town of Yarmouth Wetland Protection Regulations, typical required mitigation for hardscape within buffer zones ranges from 2:1 to 3:1. Applying these mitigation ratios to the proposed changes, the project achieves a net reduction in required mitigation area. Consequently, no additional mitigation is proposed or required for this project. 310 CMR 10.30 Coastal Banks A Coastal Bank exists at the top of the existing revetment wall and was delineated in accordance with DEP Policy 92-1. The top of the bank has experienced erosion due to the deteriorated condition of the existing wall and storms in recent years. The bank was armored years ago, therefore it does not serve as an active sediment source. The condominium association recently filed a Notice of Intent for repairs to the existing stone revetment wall, and Order of Conditions SE083-2480 was issued authorizing the proposed work. The bank's ability to control floodwaters will not be altered by any of the proposed work. No work is proposed on the bank as part of this project. A silt fence work limit line will be provided off the top of the Coastal Bank to maintain bank stability throughout construction. All erosion and sediment control measures will be installed prior to the commencement of any site work and will be maintained until all disturbed areas have been stabilized. Land Subject to Coastal Storm Flowage The property is located within Land Subject to Coastal Storm Flowage (AE el. 11) and (VE el. 13) within the Limits of Moderate Wave Action per the FEMA National Flood Hazard Layer. The proposed dwelling and all structures will be located outside of Flood Zone (VE el. 13). The proposed foundation design incorporates flood -resistant construction methods and will achieve full compliance with flood zone requirements established under the 1 Oth Edition Massachusetts State Building Code for structures in Special Flood Hazard Areas. No fill material is proposed, and existing grades will be substantially maintained. All areas disturbed during construction activities will be restored with loam and stabilized with appropriate seed mixtures upon completion of work. Based on the proposed design, no adverse impacts to resource areas are anticipated during coastal storm or flooding events. The elevated foundation will allow floodwaters to pass beneath the structure, reducing obstruction to flood flows and minimizing potential for structural damage. Construction Protocol All construction equipment will access work areas through the existing gravel driveway. Prior to commencement of any site work, the surveyor will place work limit stakes in accordance with the approved plans. The contractor will install and maintain a silt fence, along the designated work limit line. The construction sequence will proceed as follows: (1) installation of erosion controls; (2) Demolition of the existing patio; (3) lifting and relocation of existing dwelling with new foundation construction; (4) completion of dwelling additions and structures construction; and (5) final site stabilization. Erosion and sediment control measures will remain in place and be properly maintained until all disturbed areas have been stabilized with loam and seed.