Loading...
HomeMy WebLinkAboutNarrative rev 3.18.2026PROJECT NARRATIVE Notice of Intent 961 Pheasant Cove Circle Yarmouthport, MA 20 26 Project Overview The applicant respectfully submits this Notice of Intent application in support of constructing an addition to an existing single-family dwelling located at 61 Pheasant Cove Circle. The subject property contains 16,295 square -feet of upland area and is situated within a single-family residential zoning district. The site is currently developed with a 3-bedroom single-family dwelling, originally constructed in 1995 per the Town Assessor's records. A Bordering Vegetated Wetland (BVW) occupies the north and northeast portions of the property, and the entirety of the parcel falls within Land Subject to Coastal Storm Flowage, specifically within flood zones AE (AE el. 14) and (VE el. 16) within the Limits of Moderate Wave Action. All proposed work will take place outside of Flood Zone (VE el. 16). 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 the construction of an addition that will expand the existing dwelling's footprint. The proposed garage addition will be located entirely within the 100-foot buffer to the BVW. The existing gravel driveway will be reconfigured to accommodate the new garage addition, a portion of which is situated within the 100- foot buffer zone. All proposed work will occur within previously developed areas or areas of existing lawn and landscaping. A Request for Determination of Applicability was filed on October 20, 2025 in support of a 120 square foot addition off the existing garage, for which a negative determination was issued on November 12, 2025. The Conservation Commission established two conditions in connection with the approval. The first condition being the required mitigation for the proposed addition be incorporated into a subsequent Notice of Intent filing. The second condition being to include an after -the -fact filing for the existing boardwalk, which extends approximately 43.5 feet into the BVW. The boardwalk is approximately three feet wide and ends at a 546ot by 6-foot platform. The boardwalk was constructed using spaced cedar planks on a wooden frame supported by concrete deck footings, with the spaced decking allowing filtered sunlight to reach the ground below. Mitigation has been provided for the existing boardwalk and its associated hardscape at a ratio of 4:1. To manage stormwater runoff, the project includes the use of a drainage trench designed to capture and infiltrate stormwater runoff onsite. This improvement will reduce drainage impacts to the resource areas compared to existing conditions. The existing septic system will remain in service, as there is no proposed increase in the number of bedrooms. To offset the proposed increase in hardscape within the 100-foot buffer zone and the BVW, the project includes 2,125 square feet of native plantings within existing disturbed areas. The Planting Plan dated March 16, 2026, and Site Plan dated March 16, 2026, both prepared by Down Cape Engineering, Inc., illustrate the mitigation areas, planting schedule, and proposed hardscape increases. These plans are included with this application. 310 CMR 10.55 Bordering Vegetated Wetland A Bordering Vegetated Wetland (BVW) occupies the north and northeast portions of the property. The wetland was flagged by Bradford Hall of BLH Environmental Consulting on March 9, 2026. The wetland flags were located by Down Cape Engineering, Inc. during a field survey of the property. To protect the resource area during construction, a silt fence work limit line is proposed along the 50-foot buffer to the BVW. These erosion control measures will be installed prior to commencement of site work and maintained until all disturbed areas have been stabilized. An existing cedar plank boardwalk, constructed on a pressure -treated timber frame, supported by concrete sonotubes, was constructed within the BVW without prior Conservation Commission approval. The walkway extends approximately 43.5 linear feet into the wetland at a width of approximately three feet, terminating at a 5-foot by 6-foot platform. The total walkway footprint within the BVW is approximately 141 square feet. The walkway is elevated on sonotubes with approximately 2 to 6 inches clearance between the deck frame and existing grade along the walkways and 9 inches of clearance at the end platform. Native wetland vegetation was removed during construction to accommodate the structure and its supporting elements. The limited clearance beneath the walkway is insufficient to allow for the re-establishment or maintenance of wetland vegetation beneath the structure, effectively resulting in an alteration of the BVW within the walkway footprint. Pursuant to 310 CMR 10.55(4)(b) and the Town of Yarmouth Wetlands Protection Bylaw Sections 5.02(3) and 5.06, mitigation is proposed to compensate for the altered wetland area in accordance with the applicable performance standards. To offset the 141 square feet of BVW impacted by the existing walkway, the applicant proposes to establish a wetland replication area at a ratio of 4:1, as depicted on the accompanying site plan. The replication area will be established along the upland edge of the existing wetland boundary at similar elevations to those of the impacted area, and will be configured to connect into the existing BVW edge to establish a contiguous planting area. Proposed plantings consist of native wetland species selected from the Cape Cod Cooperative Extension native plant list. The existing walkway is not located within any areas mapped as Priority Habitat or Estimated Habitat for Endangered Species by the Massachusetts Natural Heritage and Endangered Species Program (NHESP), nor within any area designated as an Area of Critical Environmental Concern. With the proposed mitigation areas, the BVW is expected to function without adverse impact, restoring wetland capacity and providing an expanded vegetated buffer. No impairment to the BVW beyond the existing walkway footprint is proposed as part of this filing. Land Subiect to Coastal Storm Flowage The property is located within Land Subject to Coastal Storm Flowage (AE el. 14) and (VE el. 16) within the Limits of Moderate Wave Action per the FEMA National Flood Hazard Layer. The proposed addition will be located entirely outside of Flood Zone (VE el. 16). The proposed foundation design incorporates flood -resistant construction methods. Approximately 21 cubic yards of fill is proposed to accommodate the proposed addition. Existing site grades will be substantially maintained. All disturbed areas will be loamed and seeded upon completion of construction activities. Based on the proposed design, no adverse impacts to the resource area are anticipated during flooding events. The existing walkway falls within Land Subject to Coastal Storm Flowage (VE el. 16) and is subject to the general performance standards set forth under Town of Yarmouth Wetlands Protection Bylaw Section 4.10(3)(a). The existing structure is a narrow pedestrian walkway elevated on individual sonotubes with no fill, and no enclosure. The cedar plank decking contains open gaps that permit drainage through the deck surface. The walkway, as a structure elevated on concrete sonotubes, does not constitute fill and does not reduce the capacity of the land to absorb and contain floodwaters. The elevated, open -frame construction does not redirect, channelize, or increase flood velocity at the project site or on adjacent properties. The clearance beneath the decking allows for the passage of floodwaters and wildlife beneath the structure, consistent with the Bylaw's requirement that solid structures be elevated to allow passage. No solid fencing, privacy walls, or other flood -obstructing structures exist. Existing soils and vegetation beyond the walkway's footprint are preserved in their natural condition, maintaining their function as buffers to coastal flooding and storm surge. The existing walkway constitutes "new construction" within the V Zone as defined under Bylaw Section 4.10(3)(b)(i). The existing walkway is an independent structure, set apart from the existing dwelling and its associated structures. The walkway does not include retaining walls, fences, seawalls, or any other element that redirects or channelizes floodwaters, and therefore does not conflict with Section 4.10(3)(b)(ii). The applicant understands that the existing walkway constitutes "new construction" within a V Zone where no new construction or expansion of structures is permitted. The applicant is prepared to work with the Commission to identify any additional conditions necessary to bring the existing walkway into substantial compliance, including such relief as may be required under the Bylaw. 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) excavation and construction of new foundation; (3) completion of addition construction; and (4) 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. Mitigation Calculations Under Yarmouth Wetland Protection Bylaw 6.02 The subject site contains an existing disturbed 50-foot buffer. The applicant is proposing an increase in hardscape of 466 square feet within the 50-100-foot buffer. In connection with the previously filed Request for Determination of Applicability, an additional 480 square feet of mitigation is required for the approved 120-square foot addition. The previously permitted work, and proposed addition require 1,412 square feet of mitigation. The existing boardwalk is situated within the 35-foot buffer zone, with a portion extending into the BVW. Mitigation is provided for the boardwalk and its associated hardscape at a ratio of 4:1, yielding a total of 672 square feet of required mitigation. In total, the project proposes 2,125 square feet of mitigation based on the calculated mitigation requirements. The plantings are proposed in a low section of the property within the 0-50 foot buffer within an existing disturbed landscaped area. The Site Plan and Planting Plan prepared by Down Cape Engineering, Inc., delineate the proposed work, mitigation calculations, and planting details.