HomeMy WebLinkAboutSite Plan rev 3.16.2026- 99 __ EXISTING CONTOUR
-[991- PROPOSED CONTOUR
198•41 PROPOSED SPOT EL.
TH1
TEST HOLE
CATCH BASIN
UTILITY POLE
FIRE HYDRANT
M� MANHOLE COVER
SEWER COVER
GAS METER
cfff GAS SHUT OFF
-[I LIGHT
a MONITORING WELL
��o
WATER SHUTOFF
C - GUY WIRE
n n SIGN
W WATER LINE
G GAS LINE
OHE OVERHEAD ELECTRIC
T&E COMMUNICATIONS
-X-X- FENCE
NOTE: NOi ALL SYMBOLS MAY APPEAR IN DRAINING
MITIGATION CALCULATIONS:
UNDER TOWN OF YARMOUTH WETLAND
PROTECTION REGULATIONS SECTION 6.02
*0'-35' BUFFER
(VARIANCE REQ. &
EXISTING
PROPOSED
NET CHANGE
PROPOSED
MITIGATION AT
(S.F.)
(S.F.)
(S.F.)
MITIGATION
COMMISSIONS DISCRETION)
(S.F.)
AREA OF STRUCTURES
& POOLS
448
448
0
0
*AREA OF MINOR
STRUCTURES (DECKS &
191
359
168
***672
SHEDS) & HARDSCAPE
TOTAL 0'-35'
639
807
168
***672
35'-50' BUFFER
EXISTING
PROPOSED
NET CHANGE
PROPOSED
(3:1 MITIGATION REQ.)
(S.F.)
(S.F.)
(S.F.)
MITIGATION
(S.F.)
AREA OF STRUCTURES
& POOLS
385
385
0
0
AREA OF MINOR
STRUCTURES (DECKS &
314
314
0
0
SHEDS) & HARDSCAPE
TOTAL 35'-50'
699
699
0
0
50'-100' BUFFER
EXISTING
PROPOSED
NET CHANGE
PROPOSED
(2:1 MITIGATION REQ.)
(S.F.)
(S.F.)
(S.F.)
MITIGATION
(S.F.)
**AREA OF
STRUCTURES & POOLS
703
1,057
354
708
AREA OF MINOR
STRUCTURES (DECKS &
1,208
1,320
112
224
SHEDS) & HARDSCAPE
**TOTAL 50'-100'
1,911
2,377
466
1,412
TOTAL REQUIRED
1,412 S.F. + 672 S.F. = 2,084 S.F. REQUIRED
MITIGATION
2,125 S.F. PROPOSED
NOTES
*PROPOSED MINOR STRUCTURES WITHIN THE 0'-35'
BUFFER INCLUDES THE UNPERMITTED BOARDWALK
WHICH 127 S.F. OF IS WITHIN THE BVW
**AN ADDITIONAL 480 S.F. IS INCLUDED FROM THE
PROPOSED 120 S.F. ADDITION APPROVED BY THE
COMMISSION (SEE NOTE 28), THE 120 S.F. ADDITION
IS NOT INCORPORATED INTO THE CALCULATIONS
***MITIGATION PROVIDED AT 4:1
TEST HOLE LOGS
ENGINEER: PHELLYP T. TONIAL, SE #14955
WITNESS: BARRY LEWIS
DATE: 1 /7/2026
PERC. RATE = < 2 MIN/INCH
CLASS ` SOILS ® UNSUITABLE SOIL
off
SL
1OYR
12"
C1
SiL
2.5Y
36" / / /
PERC IM C2
ELEV.
2
o» 10.0'
A
SL
10YR 3/2
14" ////
B '
SIL
2.5Y 7/3
54" //// 5.5'
C1
M/CS G-W ADJ. DATA:
WELL: SDW-252R
ZONE: A
2.5Y 6/4 ADJ: 1.5'
DEC 2025
I 12.0' 102" 1 I
GROUNDWATER ENCOUNTERED @ 50" EL. 5.85'
1.5'
N71'06'44'W-
3.69
12
10NF F
F
(F
�.
r
76
TOWN OF YARMOUTH
67 PHEASANT
COVE CIR
DB 12832 PG 77
TOWARD SITE EXCAVATION
2" X 2" X 36" WOOD POIRT
8' MAX. C.C.
MIRIFI SILT FENCE OR I
WOOD STAKE
WD. POST
PLAN VIEW
1'0 COIR FIBER WATTLE NTS
METHOD FOR JOINING SILT FENCE SECTIONS
POSITION END POSTS TO OVERLAP AS SHOWN
f
�� /��
ABOVE, MAKING CERTAIN THAT FABRIC FOLDS
AROUND EACH POST AT LEAST ONE TURN
NATURAL GRADE
DRIVE POSTS TIGHTLY TOGETHER AND SECURE
�,
TOPS OF POSTS WITH CHORD OR WIRE TO
PREVENT FLOW -THROUGH OF BUILT-UP
EXCAVATED TRENCH
SEDIMENT AT JOINT.
COMPACTED BACKFILL
NOTE:
1, EXCAVATE A 6" x 6" TRENCH ALONG SPECIFIED SILT FENCE LINE IMMEDIATELY AFTER
CLEARING AND GRUBBING IS COMPLETE AND INSTALL SILT FENCE.
2. UNROLL SILT FENCE ONE SECTION AT A TIME. POSTS SHOULD BE POSITIONED ON
DOWNSTREAM SIDE OF FENCE.
3. DRIVE POST INTO GROUND AND LAY THE TOE -IN FABRIC IN BOTTOM OF TRENCH.
BACKFILL TRENCH, AND TAMP GROUND AS SHOWN IN DIAGRAM ABOVE.
4. REMOVE SILT AND DEBRIS BEFORE ONE FOOT ACCUMULATION OCCURS AT THE
FENCE LINE.
SILT FENCE INSTALLATION
1" = V- Q„
PROPOSED
2,125 S.F.Q
MITIGATION
® (SEE NOTE 11)
R f \
UKIVILWAY
EXTENSION
COMMONWEALTH OF/ABUTTER
MASSACHUSETT / TO
PHEASANT COVE (P L NORTHEAST
63 ON PB 229 PG 1)
EXISTING DB 9738 PG 32
=ARING-SEE
NOTE 9
k` SEE
/ NOTE
EXISTING
CLEARING SEE
NOTE 9
1. DATUM IS NAVD 88
2. THIS PLAN IS FOR PROPOSED WORK ONLY AND NOT TO
BE USED FOR LOT LINE STAKING OR ANY OTHER PURPOSE.
3. CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING
DIGSAFE (811) AND VERIFYING THE LOCATION OF ALL
UNDERGROUND & OVERHEAD UTILITIES PRIOR TO
COMMENCEMENT OF WORK.
4. EXISTING SEPTIC LOCATION PER TIE -CARD ON FILE WITH
TOWN.
5. ALL ROOF RUNOFF TO BE DIRECTED TO GRAVEL DRIP
EDGES OR ROOF DRYWELLS
6. FEMA FLOOD RESISTANT FOUNDATION DESIGN BY
OTHERS, BASE FLOOD ELEVATION 14.0', DESIGN FLOOD
ELEVATION 16.0'.
7. A DETERMINATION OF APPLICABILITY WAS ISSUED WITH
A NEGATIVE DETERMINATION FOR THE PROPOSED 120 S.F.
ADDITION ON 11/12/2025, THE REQUIRED 480 S.F. OF
MITIGATION IS INCLUDED WITH THIS SITE PLAN.
8. NO INCREASE IN THE NUMBER OF BEDROOMS
PROPOSED.
9. REFERENCE THE RESTORATION PLANTING PLAN
PREPARED BY ENVIRONMENTAL LANDSCAPE SOLUTIONS, LLC
DATED 8/4/2025 & THE DRAFT ENFORCEMENT ORDER
HEARD AT THE CONSERVATION COMMISSION MEETING ON
4/17/2025.
10. THE BOARDWALK IS EXISTING AND UNPERMITTED,
ADDITIONAL MITIGATION PROPOSED FOR THE EXISTING
BOARDWALK AT A 4:1 RATIO.
11. REFERENCE PLANTING PLAN PREPARED BY DOWN CAPE
ENGINEERING, INC. DATED 3/16/2026.
12. 5' REMOVAL OF UNSUITABLE SOIL REQUIRED AROUND
PERIMETER OF DRAINAGE TRENCH, DOWN TO SUITABLE SOIL
LAYER. REPLACE WITH CLEAN MED. SAND, TO MEET
SPECIFICATIONS OF 310 CMR 15.255(3).
13. WETLAND FLAGGED BY BRAD HALL OF BLH
ENVIRONMENTAL CONSULTING 3/9/2026.
SCALE 1 "=2000'f
ASSESSORS MAP 149 PARCEL 50
LOCUS IS WITHIN FEMA FLOOD ZONE AE (EL. 14)
& FLOOD ZONE VE (EL. 16) AS SHOWN ON
COMMUNITY PANEL #25001 CO576J DATED
7/16/2014
SITE IS NOT WITHIN MASSDEP DESIGNATED NSA
SITE IS NOT WITHIN STATE DESIGNATED ZONE II
OWNER OF RECORD
NAME: ANN K. WIGGINS
ADDRESS: 1539 COUNTY ROAD 67
TOWN: BREMEN, AL 35033
REFERENCES
DEED BOOK 28409 PAGE 21
PLAN BOOK 229 PAGE 31
ZONING SUMMARY
ZONING DISTRICT: R-40
DISTRICT
REQUIRED:
MIN.
LOT SIZE
40,000 S.F.
MIN.
LOT FRONTAGE
150'
MIN.
FRONT SETBACK
30'
MIN.
SIDE SETBACK
20'
MIN.
REAR SETBACK
20'
MAX. BUILDING COVERAGE 25%
MAX. BUILDING HEIGHT 35'
EXISTING:
PROPOSED:
16,295 S.F. UPLAND
16,295 S.F. UPLAND
100'
100'
32.0'
32.0'
15.7'
15.7' (20.9' ADDITION)
12.7% (2,068 S.F.)
15.7% (2,553 S.F.)
<35'
<35'
SLOPE 0.5% MIN. (TRENCHES LEVEL)
PERE. ADS-N-12- PLUS CUT V)
W
SLOTS WITH SKILLSAW E.O. RIB �
OR PURCHASE SLOTTED PIPE <<
MIRAF! 140N TOP AND SIDES LT SECTION A -A
°o
12"OH-20 HDPE PIPE
o° o_ :,
odd°n°a a onaoo°a °a od 1.5'
0 00 00 0 00 00 o INV. LISTED '
00 0 000000000
A %� 3
- 3/4" - 1 1 /2"
Cv WASHED STONE UNDERNEATH
AND BESIDE PIPE
/ WIDTH AND LENGTHS LISTED
ADJ. G.W. EL. 7.35'
DRAINAGE CROSS SECTION
NOT TO SCALE
OF
IVI PHEASANT COVE CIRCL-j-
YARMOUTHPORT, MA
PREPARED FOR
w
DATE: MARCH 4, 2026
REV: MARCH 16, 2026 (CONSERVATION COMMENTS
Scale:1 "= 20'
�ySF1 OF MgSS
21� q�, ESN OF MASS
o� DANIEL yam �� qcy 0 10 20 30 40 50 FEET
. f A �, �o� DANIELA.
jJALA C o QJALA
\ �No. 40980P UCIVINo.46Lcn
Op 02 Ess�o
�NOSUR\1 o-�cISTeR����
SS�ONAL EN
DATE DANIEL A. OJALA, P.E., P.L.S.
off 508-362-4541
I fax 508-362-9880
downcape.com p
down cape engineering, Inc.
civil engineers
land surveyors
939 Main Street ( Rte 6A) SURVEY: NHO
YARMOU THPOR T MA 02675 DRAFTED BY: PTT
CHECKED BY:
07-219 WIGGINS 2022 BLDG ONLY.DWG