HomeMy WebLinkAboutNarrative REV 3.3.2026Wet Tech Land Design, Inc. Site & Wetland Contractor - Peer Plan Review & Estimates
P.O. Box 1580–Sagamore Beach, MA 02562
SITE & LANDSCAPE ARCHITECTS - WETLAND CONSULTANTS
(508-642-7701) E-mail: wettechlanddesign@gmail.com and Website: www.WetlandPlans.com
February 10, 2026
Revised March 3, 2026
Town of Yarmouth Conservation Commission
Brittany Dirienzo
1146 Route 28
South Yarmouth, MA 02664
508-398-2231 x 1128
NOI Request for 8 Flintlock Way–Yarmouth
RE: PROPOSED REDEVELOPMENT OF RESIDENCE AT:
#8 Flintlock Way Coastal Bank–Yarmouth (122-10)
WITHIN the 35’, 50’ (and 100’) BUFFER ZONE OF A Top of Coastal Bank and
WITHIN the 100’ of BVW
Dear Brittany Dirienzo and Commissioners:
This is a project for re development of landscape within 100’ of a Bordering vegetated wetland & TOCB
1) The front walkway of stepping stones is being replaced by a formal permeable walkway and patio with
permeable surface stones; trading coverage. Walkway and patio has footing foundation of 8” of ¾”crushed
stone (compacted) and 2” peastone directly under bluestone surface. Soil permeability is improved.
2) Driveway is being expanded to accommodate 2 cars abreast; the surface stone will remain the same (2”
native pea stone on 6” ¾” native crushed stone (compacted)). The driveway will be edged with cobblestone
edging;
3) The steep slope in the rear of the house is comprised of 90% invasives (Porcelain berry, Bittersweet, Bush
Honeysuckle); Contemplating their removal, at first blush, is obvious, but, with that particular slope’s
steepness there would be on-going erosion, the removal and replacement cost is prohibitive, and
replacement plants would be challenged by neighboring and adjacent invasives, from the various 3
property lines; Remove and replace would be ineffective. BMP solution is to prune for containment; allow
owner to prune vegetation to the ground at a distance of 5’ from house perimeter; to be maintained at
ground level; There is no request for vista pruning.
4) The owner would like to exchange existing plants for ornamental (and native) plants (front only; see list);.
5) No trees, in particular, for driveway entry, or other reason, needs to be removed.
PROJECT DESCRIPTION:
The goal is the redevelopment of a front yard landscape compatible with Yarmouth Wetland Regulations.
The proposed remediation shall use reasonable parameters of size with appropriate mitigation. The total area of
encroachment within the 50’ buffer zone of this resource area buffer is non-structural and negligible (see the Plan).
The area of redevelopment in the 35’-100’ is negligible as all new landscape is permeable, and functional (Driveway
expansion only). There is some mitigation offered with planting along the left side of the driveway, in lieu of a
retaining wall for erosion prevention. Grading on the left side uses the existing excavation and would create a convex
planting berm from elev=17’ to elev=13.5’ (3-1/2’ in 9’ width) to that will receive the mitigation planting. This
planting will stabilize the side slope of the driveway to the property line after driveway expansion. No need for
retaining wall. Drainage runoff confined to the driveway by edging.
Pg 1
Wet Tech Land Design, Inc. Site & Wetland Contractor - Peer Plan Review & Estimates
P.O. Box 1580–Sagamore Beach, MA 02562
SITE & LANDSCAPE ARCHITECTS - WETLAND CONSULTANTS
(508-642-7701) E-mail: wettechlanddesign@gmail.com and Website: www.WetlandPlans.com
(#8 Flintlock Way cont)
All work is to be done by machine (Bobcat) and hand (planting on side slope, walkways, etc). Mitigation
planting on the property shall be placed, maintained, and monitored for a successful transition to new development.
SITE DESCRIPTION:
The entire site is adjacent to a coastal flood plain (Short Wharf Creek), with the typical steep embankment
(Coastal Bank) as its protections and boundary. The soil is a sandy/loam with a 10 YR chroma suggesting the
correlation with Nantucket series soils NsB, which was also a results of the soil test.
COMMENTS: CLEAR DEFINITION OF
BVW DELINEATION (SEPARATED FROM coastal swamp/bog) (by vegetation and soils)
RESOURCE AREAS:
The site delineated is a level, bordering flood plain adjacent to a salt pond consisting of approximately 0.28
Acres (12,078 SF). This land typically coarse or medium sand overlaid with a sandy O_horizon. According to
Barnstable County soil maps, these soils are associated with the Carver Coarse sand coarse sand series (NsB) - "
well-drained, sandy soils. The surface layer is a brown loose humus underlain with coarse sand about 12 inches
thick. The flooded areas depict a flooded soil (mostly) devoid of color from the consistent flushing of the water
elevation changes, but mostly upland, as redoximorphic features (nodules, etc) are not existing, except in the true
wetland, more proximate to the upland plants and as a continuation of the neighbor’s adjacent wetland (BVW) line.
Resource areas included are:
1) TOCB and 35’, 50’ and 100' buffer zone;
2) BVW and 50’ & 100’ buffer zone;
Native/Introduced/Non-Native/ as existing on site
Common Name Botanical Name Invasive (Y/N) Fate of species_________
Bush Honeysuckle Lonicera tatarica Invasive Leave and maintain height @ 5’-0”
Autumn Olive Eleagnus umbellata Invasive Leave and maintain height @ 5’-0”
Oriental Bittersweet Celastrus orbiculata Invasive Leave and maintain height @ 5’-0”
Porcelainberry Ampelopsis brevipedunculata Invasive Leave and maintain height @ 5’-0”
Proposed Mitigation planting (amongst others) See plan
Inkberry Ilex glabra Native To be added as mitigation for encroachment
Cornus sericea Red Twig Dogwood Native To be added as mitigation for encroachment
Viburnum Dentatum Arrow wood Native To be added as mitigation for encroachment
Vaccinium Corymbosum Highbush Blueberry Native To be added as mitigation for encroachment
Pg 2
Wet Tech Land Design, Inc.
Site & Wetland Consultant - Peer Plan Review - Estimate Analysis
P.O. BOX 1580 - SAGAMORE BEACH, MA 02562
wettechlanddesign@gmail.com 508-642-7701 www.WetlandPlans.com
SITE & LANDSCAPE ARCHITECTS - WETLAND CONSULTANTS
(508-642-7701) E-mail: wettechlanddesign@gmail.com and Website: www.WetlandPlans.com
(#8 Flintlock Way cont)
RESULTS -.
The enclosed plan of resource areas shows the original and existing topography of the site existing. No grading
changes are proposed except for the edge of the new driveway, previously discussed. All delineation and measurements
were made on site as shown on “EXISTING CONDITIONS PLAN FOR:: – AMY RAKOWSKI- 8 FLINTLOCK WAY
YARMOUTH-MA dated June 30, 2025 @ 1”=20’ by Rick Hood Surveying and a plan Wet Tech Land Design, Inc
scale 1”=10’ titled: A SITE DEVELOPMENT PLAN FOR AMY RAKOWSKI originally dated Nov 19, 2025 with a
revised date of Jan 31, 2026 and March 3, 2025 and utilized for this filing. Flagging of the resource areas has been
performed and depicted by the surveyor and was wetland Flagging performed by Wet Tech Land Design, Inc. on April
17, 2025. Because all work is within the buffer zone of a Coastal Bank adjacent to these different resource areas, the
following Interests of the Wetland Protection by-law related to those resource areas (namely: TOCB and BVW) have
been mitigated to meet Performance Standards or shown to be insignificant to that particular interest:
SUMMARY OF CONCERNS AND ABILITY TO MEET PERFORMANCE STANDARDS
INTEREST OF THE ACT CONCERN MITIGATION TO MEET PERFORMANCE STANDARDS
Public water supply Pollution There are no major changes that would affect the Public
water supply There is no significance; therefore no special
mitigation is required to protect the municipal water
supply.
Private water supply Pollution There are no major changes that would affect the
Private water supply
Groundwater supply Lack of recharge; The topography is not changing significantly, (or at all)
Contamination therefore runoff remains essentially the same.
by pollutants. Additional overed area is minimal (<5.7% of the lot area).
Additional vegetative planting shall aid in absorption and
stability of the slope sides adjacent to new work.
Prevention of Erosion Erosion opportunity
of runoff from new
work in this area. Straw wattle fence enables erosion prevention
and preventing sedimentation from passing
through to the surface water. No erosion is anticipated,
due to the existing vegetation and measures mentioned
above. Sedimentation fence is to be used, temporarily,
along the Limit of Work Line
Pg 3
Wet Tech Land Design, Inc.
Site & Wetland Consultant - Peer Plan Review - Estimate Analysis
P.O. BOX 1580 - SAGAMORE BEACH, MA 02562
wettechlanddesign@gmail.com 508-642-7701 www.WetlandPlans.com
SITE & LANDSCAPE ARCHITECTS - WETLAND CONSULTANTS
(508-642-7701) E-mail: wettechlanddesign@gmail.com and Website: www.WetlandPlans.com
(#8 Flintlock Way cont)
SUMMARY (cont.)-
INTEREST OF THE ACT CONCERN MITIGATION TO MEET PERFORMANCE STANDARDS
Flood Control and Capacity of
Storm Damage Flood storage No flood storage capacity is lost by this new work.
Prevention will be compromised The newly disturbed areas are in a buffer, only, to
by new landscape. The coastal bank remains. Planting
mitigation with native vegetation is also a benefit.
Prevention of Pollution Chemicals or DISCUSSED ABOVE UNDER GROUNDWATER
residue from the SUPPLY. There is no opportunity of pollution and
work may pollute there is a assumption of insignificance. Materials
the surrounding used are inert, typical mineral soils. No
area. provocative construction techniques or products
are anticipated. All work by machinery & hand.
Protection of Aesthetics That the aesthetic There will be an overall aesthetic enhancement
qualities of the site with the new construction and completed
will be uncharacter- sitework.
isticly modified. No adverse conditions are associated with this
improvement. All work is on private property.
Protection of Recreation That recreation There is no recreational opportunity lost as this
opportunity will project is on private property. The surrounding
be lost to the property is also currently privately held
public.
Land containing shellfish/ No such concerns exist as no work is within
Fisheries None Land Under Water.
Protection of Wildlife Habitat That the intrusion The wildlife habitat is not affected adversely near the
of new landscaped wetland & additional MITIGATION planting shall add
area will hinder the diversity. Invasive species is being monitored.
use of habitat found in
the area.
Pg. 4
Wet Tech Land Design, Inc.
Site & Wetland Consultant - Peer Plan Review - Estimate Analysis
P.O. BOX 1580 - SAGAMORE BEACH, MA 02562
wettechlanddesign@gmail.com 508-642-7701 www.WetlandPlans.com
SITE & LANDSCAPE ARCHITECTS - WETLAND CONSULTANTS
(508-642-7701) E-mail: wettechlanddesign@gmail.com and Website: www.WetlandPlans.com
(#8 Flintlock Way cont)
SUMMARY
This type of remediation project is normal, not aggressive, but appropriate action to allow the owner to improve their
landscape. The TOCB, 35’ and 50’ buffer shall function in perpetuity without severe erosion or undercutting AND
allowing wildlife habitat to flourish due to additional mitigation planting. The steps taken simply isolate all human
activity to a concentrated area without effect on the buffer zone. The rest of the project is to be accomplished with
an eye to continued conservation stewardship that the applicants wish to foster if given the opportunity. Every sort
of “fail-safe” method of implementation and the end results shall enhance this Inland resource area. This concept
requires an effort on behalf of the Yarmouth Conservation Commission to realize that the applicant’s goals are
conservation’s goals and this is an absolutely, environmentally-sound, and defendable project.
Wayne Tavares L.A. PWS
Wet Tech Land Design, Inc
Site & Wetland Consultant; Renovation projects
Wayne Tavares L.A. PWS
Pg. 5