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Home My WebLink Aboutdesign review 11/19/25 ,q,� For Office Use Only O..— �C 0 Conceptual Review 0 Forma!Review \`1o• Town of Yarmouth ❑Des.Review Comm. ❑Planning Board p � . o Ae;' _ y Design Review Review Date " .,�•MATTA-n S ,." Review Time: �7; �Roon:tt ,- Application HMOD2Projects: +r Abutter's List Provided 0 Advertised on: Abutters notified on: Date: November 19, 2025 Applicant's Name: Steven M. Katz Applicant's Address: 99 Sullivan Road, West Yarmouth, MA 02673 Applicant's Phone: (508)360-3851 Email: skatz@lathamcenters.org Owner or Corp. Name (if different): Property (project) Address: 703 Route 28, South Yarmouth Assessor's Map/lot Map 32, Parcel 120 Zoning District(S): B2 (VC1 Overlay District) Flood Zone: AE-11, AE-12 Engineer/Surveyor: BSC Group, Inc. Architect: ERT Architects, Inc. Project Description: The Applicant is proposing the redevelopment of an existing commercial property in accordance with the provisions of the Village Center Overlay District (VC1), as multi-family housing with a total of six (6) units, which will be located within three duplex housing units. Access to the property is from Route 28. The existing curb cut will be reconfigured and realigned. The proposed buildings will be constructed on pilings and raised above the Flood Zone, in accordance with FEMA regulations. Each unit will have one (1) parking space located under the building. A paved connection to Mermaid Lane at the southern end of the site will be provided for emergency use only and controlled by a locked gate with Knox Box. The project will also require new utility services (including connection to the municipal sewer), stormwater management and landscaping. The project also requires an Order of Conditions from the Yarmouth Conservation Commission. I - i For Steven Katz 11/19/2025 Signature of Applicant Date: ��////// rl l is Town of Yarmouth Design Review Application Materials Specification Sheet Date: December 09,2025 Applicant: Steven M.Katz Project Location: 703 Route 28,South Yarmouth,MA Siding Type&Material: Mixture of white cedar shingles,vertical lap siding,and horizontal lap siding Colors: Mixture of earth tones; Lighthouse Grey, Savannah Wicker,Cypress,Buckskin, Natural Clay. See attached samples Roof Material: Architectural asphalt Pitches: 5:12 Color: Black Windows: Double hung,vinyl clad Color: White Doors: Wood&/or insulated fiberglass Color: Wood doors—Mahogany,fiberglass doors—white Trim Size: lx4 @ doors and windows, 1x8 fascia,36"soffits Color: White Shutters: NA Gutters: 6"half round Color: White Garage Doors: Insulated aluminum Color: White Decks&Railings: Azek decking w/glass railing system Color: Coastline Grey Fencing: By others Retaining Walls: NA Signs: NA 299 White's Path South Yarmouth, MA 02664 508.362.8883 W W W.E RTArch itects.co m ,vim n „,:ft.t.- #1, '', '.'''; ', 'iiii y 74,17,-:;-''.,;'-',A.CiVri 5,P-,i. ,..'„:v.tii..'.,'''.;-,.—Al, c,!,i;...-,:t:,,,, ,, ,..',., �Ra. 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M 1 Di, • 111111191111111 _ ,1111111 _ ■ �I F a II9 r r _ r r i� IIIIIII�� oo1 Milt:.!;.;, II r —' I nn°n �.0 - '' L_t'.'1 I ri• 1 >.II' , r. ` g ,., ; IIIIIIi,,��r�r1 >B I � : a a a�— i _ Y yE I1 .1 ■1 .m1 a _'I>•. 1�P.I a a n 1 ' - -� 3` it ,i �i ■1 ®1 ; ,, � a u r trr 1,. .,...., " A. a on n `l_ - 3 L. ►�� i ' ° I_ ' ��IRh�11pa —�I "- \1 , 4.-lb ' --, ._ IlIP VI-PIP:Pij. ,ill iiiiiI4 r41,4 It g FA " „,,,, ,,„„, .‘„,..,,,,„..,„,,,.,.,,,:„ , ,,,,,,. iii IUI W TI ;: :,yg 1171'41 a low ■ I . .,,..4 ��.Y`` „ Town of Yarmouth �$ )°e VCOD For Office Use Only H* i4 �kr Site Plan Review Date Review : R'°�'°`° Application Submissions:Eledronic Date: HyofMaterials: December 22, 2025 Project Name: Residences at Parkers River Project Address: 703 Route 28, South Yarmouth Assessor's Map/lot Map 32, Parcel 120 Registry of Deeds Title Reference: Book 27664, Page 75 (Book/Page or LCC #): Zoning & Overlay Districts: B2 and VC1 , ROAD & GIZ (overlay districts) Flood Zone: AE-11 & AE-12 Lot Size:35,248 sq. ft. Wetland Resources or Buffers on Parcel: Riverfront Areas, Coastal Banks Proposed Uses (per Table 202.5): Multi-family Estimated Construction Cost$2,400,000 Applicant's Name: Steven M. Katz Applicant's Address: 99 Sullivan Road, West Yarmouth, MA 02673 Applicant's Phone: (508) 360-3851 Email: skatz@lathamcenters.org Owner or Corp. Name/Address/Phone (if different): Engineer/Surveyor: BSC Group, Inc. Eng/Surveyor Address: 349 Route 28, Unit D, West Yarmouth, MA 02673 Eng/Surveyor Phone: (617) 896-4590 Email: byergatian@bscgroup.com Architect: ERT Architects, Inc. Architect Address: 299 White's Path, South Yarmouth, MA 02664 Architect Phone: (508) 362-8883 Email: erik@ertarchitects.com VCOD SPR Rev. 12/12/12 Page 1 of 2 Redevelopment of a previously developed commercial property Brief Project Description: as multi-family housing with six (6) units, which will be located within three duplex buildings. Access to the site is from Route 28. The existing curb cut will be reconfigured and realigned. The proposed buildings will be constructed in accordance with FEMA regulations wlflood vents. Each unit will have two (2) garage parking spaces, located under the building. A paved connection to Mermaid Lane at the southern end of the site will be provided for emergency use only & controlled by a locked gate wlKnox Box. The project requires new utility services. including a municipal sewer connection. List (petition number and date) and attach copies of prior Board of Appeals Petitions (This information can be obtained from the Board of Appeals Office) Special Permit Relief Required from Zoning Board of Appeals, if applicable (Specify Section and Relief Sought): List of Hazardous Materials and Quantities (attach if necessary): Typical household hazardous wastes and quantities are anticipated for this project. Signature of Applicant Date Signature of ner Date (if not Applicant) VCOD SPR Rev. 12/12J12 . Page 2 of 2 BSC GROUP II Engineers BUILD I SUPPORT I CONNECT Environmental Scientists Software Developers Landscape Architects Planners Surveyors DECEMBER 23,2025 www.bscgroup.com Town of Yarmouth Department of Community Development 1146 Route 28 South Yarmouth, MA 02664 RE:703 Route 28,The Residences at Parkers River,VCOD Site Plan Review Application To Whom It May Concern, BSC Group, Inc. (BSC)is pleased to present the following application package for a multi-family residential development at 703 Route 28,on behalf of the Applicant,Steven M. Katz.This application is submitted pursuant to Section 414 of the Town of Yarmouth Zoning Bylaws,for VCOD development.The following summary has been prepared to assist the Town in its review of the proposed development,as outlined in the Operational Regulations of the Yarmouth Planning Board. Existing Site The site was previously developed as a commercial property and contains an existing one-story building,which was last operated as a furniture store and repair shop.The parcel is 35,248±square feet and is located in the B2 Zoning District and the VC1, ROAD,and GIZ Overlay Districts. The site has two(2)existing curb cuts along Route 28 and a paved parking lot.The site is located in a FEMA Zone AE but the existing building does not comply with FEMA regulations.The existing building,parking lot and the on-site sewage disposal system,all encroach on the buffer zones associated with the wetland resource areas that are associated with Parkers River. The building is currently served by an on-site sewage disposal system with a design flow of 1,800 gallons per day. The leaching facility associated with this system does not comply with Title 5,primarily because of its location,which is about 35 feet away from a wetland resource area. The existing building is served by overhead electric and telecommunications services, natural gas,and domestic water. Proposed Development The Applicant is proposing to redevelop this property by replacing the existing commercial building with three(3) duplexes, providing a total of six(6)residential units.Prior to construction of any new facilities,erosion and sedimentation controls will be established and the existing commercial building and shed will be demolished.The proposed redevelopment of the site will result in a decrease in impervious area of approximately 7,645 square feet. Site Access The site is located on Route 28,which is a State Highway.Therefore,an Access Permit is required by MassDOT prior to construction.The westerly curb cut will be closed permanently,and the easterly curb cut will be reconfigured to comply with both MassDOT and local requirements. 349 Main Street,Route 28,Unit D/West Yarmouth,MA 02673/508-778-8919 BSC GROUP I! The southeastern corner of the locus shares a common boundary with Mermaid Lane for approximately 16 feet.A physical connection of the site's driveway to the adjacent roadway(Mermaid Lane)is proposed as part of this project, for the sole purpose of emergency access and will include a gate,which will be secured by Knox Box. Each unit will have its own garage,which will include sufficient area for two(2)parking spaces. Stormwater Management Stormwater management facilities have been designed in accordance with the Massachusetts Stormwater Handbook and the Town of Yarmouth Stormwater Management Regulations.Water quality catch basin units located on the eastern side of the driveway will collect stormwater runoff from the drive and surrounding areas and pre-treat stormwater prior to conveyance for recharge to the groundwater.A large subsurface infiltration system will be constructed beneath the driveway.The system is comprised of 90-Cultec C-100HD leaching chambers in a bed of crushed stone and has been designed to manage stormwater from design storms up to and including the 100-year storm. Each of the three(3)water quality catch basin units on-site will discharge pre-treated stormwater to this system. Utility Services The other utility services required to support this project include domestic water,electric,telecommunications and natural gas.The existing water service will need to be upgraded to a 2-inch service and reconfigured to serve the new buildings.The new buildings will each require new natural gas,electric and telecommunications services. Wastewater Management As noted above,the site was previously served by an on-site sewage disposal system.This system will be abandoned-in-place and a 6-inch connection to the new municipal sewer system will be established prior to occupancy. We look forward to presenting this project to the Town. In the interim,please feel free to contact us,should you have any questions or concerns. Sincerely, BSC Group, Inc. .1.* Brian G.Yergatian, PE,LEED AP Manager of Civil Engineering,Senior Associate 349 Main Street,Route 28,Unit D/West Yarmouth,MA 02673/508-778-8919 APPENDIX A—APPLICATION CHECKLISTS FOR VILLAGE CENTERS OVERLAY DISTRICT SITE PLAN REVIEW PROCESS Operational Regulations of the Yarmouth Planning Board Last Revised December 12, 2012 - 12 - VCOD Pre-Application Checklist ® Cover Letter outlining proposed project and including the name, address, telephone and e-mail address of the applicant. *The name,address,telephone number and email address of the Applicant is not included in the Cover Letter. ® One(1) original and eight (8) hard copies of the required conceptual materials. Pre- Application site plans shall be prepared at an appropriate scale, but should be no smaller than 1"=80'. l Adobe pdf digital copy of all plans. The following information shall be included on the site plan: Basic Information 1. X Name of the proposed development. 2. X Name, address and telephone number of property owner and applicant. 3. X Name, address and telephone number of person or firm preparing pre- application plan and/or materials. 4. X Date of plan/materials preparation, with revision date(s) (if any). 5. X Graphic scale and true north arrow on any graphic representations. 6. X Assessor's Map and lot number(s) of the parcel. Site Information 1. X Site Locus - A plan showing the following site elements: a. X Location of lot boundaries. Unsurveyed GIS-based information shall be adequate; b. X Identification of applicable zoning districts and overlay districts; c. Location and approximate dimensions of adjacent streets; d. Location and approximate dimensions of existing driveways or other means of access to and from the site; e. X Location and approximate dimensions of any deeds of easement, rights-of-way, covenants or other agreements connected with the site. Operational Regulations of the Yarmouth Planning Board Last Revised December 12, 2012 - 13 - 2. X Significant Site Features - The approximate location of wetlands, streams, water bodies, buffers, 100-year flood plain boundary with elevation, and unique natural land features, including all stonewalls, trees over eight (8) inches in diameter measured at breast height, rock outcrops, and the general location of tree lines. 3. X Conceptual Location and Scale of Development—The areas proposed for development, areas reserved for future development, approximate location and footprint of proposed building(s) and parking areas, approximate height of proposed building(s), and tentative traffic circulation patterns. 4. X Utilities—The approximate locations of utility infrastructure associated with wastewater disposal, water supply, and drainage. Operational Regulations of the Yarmouth Planning Board Last Revised December 12, 2012 - 14- VCOD Site Plan Review Application Checklist ® Application Form ® Fee ® One(1) original and twenty-two (22) hard copies of the required information outlined below. A Professional Land Surveyor or Professional Civil Engineer or licensed architect shall sign and date and place their seal upon all pertinent documents and plans as appropriate to their discipline. All drawings shall be prepared on standard 24" x 36" plan sheets. Site Plans shall be at a minimum scale of 1" = 40' unless otherwise specified. Elevation drawings, where required, shall be drawn at a minimum scale of 1" = 4'. Drawings may be submitted in 11x17 format if plotted at a standard scale and are fully legible. All drawings must be to scale. If 11x17 drawings are submitted, one full size set of all plans shall also be submitted. ® Digital Format of all Submittal Information: In addition to hard copies provided, all applications, supporting data, plans and specifications must be submitted in Adobe pdf digital format on CD or DVD. All site plans and architectural plans shall be included in one pdf file. Site Plans shall also be provided in AutoCad.dwg format. If requested, plans shall also be provided in the following acceptable digital formats: ESRI standard .shp or geodatabase file formats. All feature types that are shown on the recorded plans must be organized in separate layers to allow for easy viewing in digital format (e.g., right of way, buildings, lot lines, utilities, etc.). All drawing shall be geo-referenced in Mass State Plane coordinates to allow for easy integration into GIS. The following information shall be included the submittal package: Basic Information (for all plans) 1. X Name of the proposed development. 2. X Name and address of property owner and applicant. 3. X Name, address and telephone number of person or firm preparing application plan and/or materials. 4. X Date of plan/materials preparation, with revision date(s) (if any). 5. X Graphic scale and true north arrow on any graphic representations. 6. X Assessors Map and lot number(s) of the parcel. Operational Regulations of the Yarmouth Planning Board Last Revised December 12, 2012 - 15 - Site Information 1. X Regional Locus - A locus plan locating the site on the most recent USGS quadrangle map that includes a half-mile radius around the site and zoning district boundaries. 2. Aerial Locus — The latest available aerial photograph produced at the same scale as the Regional Locus, including labeled street names. 3. X Existing Conditions Plan —The location or identification of the following features: a. X Surveyed property boundary; Wetlands, streams, water bodies, and their regulatory buffers; other regulatory setbacks/buffers; and 100-year flood plain boundary with elevation; c. X Zoning setbacks ; d. X Unique natural land features, including all stonewalls, trees over eight (8) inches in diameter measured at breast height, rock outcrops, and the general location of the tree line; e. Adjacent streets with dimensions; f. Existing driveways or other means of access to and from the site with dimensions; g.� Existing on-site structures and structures on abutting properties if within 20' of the property line; h. X Adjacent properties including lots on the opposite sides of adjacent streets with owners' names; i. X Any deeds of easement, rights-of-way, covenants and any other agreements connected with the site with dimensions; Existing utilities; k. N/A Existing stormwater management facilities; I. Existing wastewater management facilities with design flow noted; m. X Topography in two-foot intervals with spot elevations. 4. X General Proposed Development Plans (information can be contained on multiple plans) a. X Surveyed property boundary; b. X Wetlands, streams, water bodies, and their regulatory buffers; other regulatory setbacks/buffers; and 100-year flood plain boundary with elevation; c. X Retained and proposed structures with height, footprint, total gross floor area, number of stories noted; d. X If a structure is located in a setback, the measured setbacks for each structure to the nearest lot line and/or structure with Operational Regulations of the Yarmouth Planning Board Last Revised December 12, 2012 - 16- annotation for required zoning setback; e. N/A Proposed deeds of easement, rights-of-way, covenants and any other agreements connected with the site with dimensions; f. X Stormwater management system locations with description noted (e.g., "swale", "bioretention facility", "recharge chamber", etc.) g. N/A Wastewater treatment facilities locations with description of the system and design flow noted; h. X Water supply infrastructure location and description; i. X Proposed telephone/electric/cable with transformer locations. j. X Delineation of landscaped areas; k.� Parking and loading areas with stall dimensions, striping, islands, walkways, and number of spaces; I. X Proposed vehicular and pedestrian connections to adjacent parcels, or identification of locations where future connections could be made. m. X Circulation features such as site access, bicycle lanes/striping, general flow of automobile traffic, stacking capacity for any drive- through lanes, bicycle racks, speed bumps, crosswalks, and sidewalks. For crosswalks and sidewalks, materials, color, finish, and dimensions shall be noted; n. Location of waste disposal collection bins and associated screening; o. X Parking requirement calculations and description of any shared parking or off-site parking strategies with associated calculations. p. X Proposed topography in two-foot contours with spot elevations as required. All proposed first floor elevations of all buildings. q. X Summary of zoning dimensional requirements, existing and proposed, with appropriate footnotes. r. X Erosion Prevention and Sediment Control plans. 5. X Lighting and Signage Plan a. The location, dimensions, height of all signs and lighting; b. Sketches or other stock images shall be provided to show typical applications to be used for free-standing and wall mounted lights to demonstrate compliance with the VCOD standards (separate sign permits required); c. Lighting plan showing the location of all fixtures with lumen output and foot candle intensity at property boundaries; d. N/A Identification of any existing signs that will be improved or replaced in order to achieve compliance with VCOD standards. Operational Regulations of the Yarmouth Planning Board Last Revised December 12, 2012 - 17 - 6. X Landscaping/Planting Plan a. X List of proposed plants in their common name and Latin name with variety, and proposed sizes; b. X Location of each plant listed in 6a above; c. N/A Parking Lot canopy calculations. d.� Location, dimension, height, style, color, and materials for any decorative walls or fences proposed. e. X Location, width, materials and colors of all pedestrian pathways. f. N/A Location of any protective measures during construction including tree barriers. 7. X Building Information —The applicant shall provide the following building and architectural information: a. X Architectural elevations demonstrating compliance with the VCOD standards for materials, rooflines, fenestration, signage and entrances as applicable. b. X Architectural first floor plans for all proposed buildings or building expansions. c. X Identify all building materials on the plans or in a separate narrative. Provide information and material samples where applicable, or requested, on the following: 1. Siding:materials, color and exposure; 2. Roof:material, color and exposure; 3. Windows:manufacturer, style, exterior material and color, grill configuration; 4. Doors: material, style and color(s); 5. Trims: Materials, dimensions and color(s) for trim associated with Windows, Doors, Corner Boards, Soffit, Fascia, Frieze, Rake Boards; 6. Decks:size, materials, colors; 7. Stair and Deck Railings:materials, dimensions and colors of top and bottom rails, balusters and posts; 8. X Supplementary Information —The applicant shall provide a narrative report with the following information. a. X Narrative summary of basic information. b. X Narrative summary of existing conditions. c. X Narrative summary and any additional documentation of strategy to provide water supply. d. X Narrative summary and any additional documentation of strategy to treat and dispose of wastewater including a description of on-site soils, depth to groundwater throughout the site, and any test pit investigations that may have been performed. Operational Regulations of the Yarmouth Planning Board Last Revised December 12, 2012 - 18 - • e. X Narrative summary and any additional documentation of strategy to treat and discharge stormwater and, where applicable, the relationship between the stormwater management strategy and any impairment identified on the watershed 303(d) list. f. X All documentation for subsurface soil investigations referenced by code or key to locations of testing sites on submitted plans. g. X Stormwater flow calculations associated with all best management practices shown on submitted plans including discharge volume calculations for design storm frequencies, peak discharge rates for design storm frequencies, and soil percolation rates. Stormwater runoff calculations shall be conducted in HydroCad or similar software program using TR-20 or TR-55. h. X Maintenance plans associated with all on-site utilities, responsible parties, descriptions of associated covenants, and funding sources where applicable. i. N/A Calculations associated with wastewater design flows. j. N/A Description of proposed phasing (if any). k. X Description of compliance with inclusionary zoning requirements [Sections 412.2 and 414.5.2.3]. I. X Narrative description of the use of any open space including the uses that are proposed, the management structure for the open space, and a description of the restrictions that will be placed upon the open space area as applicable. 9. X If requested by the Planning Board, the application shall also include a Technical Review Fee to cover the review of specific design or engineering elements of the proposed development subject to MGL. Chapter 44, Section 53G. 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