HomeMy WebLinkAboutSite Plan REV 4.30.2026LEGEND
-- 99 - EXISTING CONTOUR
-[991-- PROPOSED CONTOUR
198.41 PROPOSED SPOT EL.
TH1
TEST HOLE
CATCH BASIN
UTILITY POLE
FIRE HYDRANT
CM MANHOLE COVER
O SEWER COVER
GAS METER
c'So GAS SHUT OFF
LIGHT
o MONITORING WELL
IQo WATER SHUTOFF
C - GUY WIRE
n n SIGN
W WATER LINE
G GAS LINE
OHE OVERHEAD ELECTRIC
T&E COMMUNICATIONS
X-X- FENCE
NOTE: NOT ALL SYMBOLS MAY APPEAR IN DRAWING
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 &
197
365
168
***672
SHEDS) & HARDSCAPE
TOTAL 0'-35'
645
813
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 &
328
328
0
0
SHEDS) & HARDSCAPE
TOTAL 35'-50'
713
713
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 &
A1,189
1,339
112
224
SHEDS) & HARDSCAPE
**TOTAL 50'-100'
1,930
2,396
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 127 S.F. OF WETLAND
VEGETATION WHICH WAS REPLACED BY THE EXISTING
BOARDWALK AND WILL REMAIN AS AN ACCESS WAY
SALT TOLERANT FESCUE LAWN PATH ONCE THE
BOARDWALK IS REMOVED.
**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. TONAL, SE #14955
WITNESS: BARRY LEWIS
DATE: 1 /7/2026
PERC. RATE = < 2 MIN/INCH
CLASS ' SOILS r7j UNSUITABLE SOIL
ELEV. ELEV.
0"
10.0' 0" 10.0'
A
A
SL
SL
10YR 3/2
1OYR 3/2
12"
14"
C1
B
SiL
SiL
2.5Y 7/3
2.5Y 7/3
36" ;///
7.0' 54" //// 5.5'
C2 C1
PERC
M/CS M/CS G-W ADJ. DATA:
WELL: SDW-252R
ZONE: A
2.5Y 6/4 2.5Y 6/4 ADJ: 1.5'
DEC 2025
96" 1 1 2.0' 102" 1 I 1. 5'
GROUNDWATER ENCOUNTERED @ 50" EL. 5.85'
0"
12"
18 is
23"
26"
ME
TOWARD SITE EXCAVATION
t
Y
3
\<'� 79\L]
F r ,s
TOWN OF YARMOUTH
67 PHEASANT
COVE CIR
N71'06'44"W
3.69
46
�k
®AUGER HOLE LOGS
ENGINEER. DANIEL A. OJALA, PE, PLS & BRAD HALL
DATE: 4/16/2026 & 4/17/2026
UPLAND ELEV. UPLAND ELEV. WETLAND
V' 8.1 0" 7.6 0"
A A 2"
LS LS
10YR 4/2 10YR 4/2
10"
B
SiL
10YR 5/4
F r ,s
TOWN OF YARMOUTH
67 PHEASANT
COVE CIR
N71'06'44"W
3.69
46
�k
®AUGER HOLE LOGS
ENGINEER. DANIEL A. OJALA, PE, PLS & BRAD HALL
DATE: 4/16/2026 & 4/17/2026
UPLAND ELEV. UPLAND ELEV. WETLAND
V' 8.1 0" 7.6 0"
A A 2"
LS LS
10YR 4/2 10YR 4/2
10"
B
SiL
10YR 5/4
13„
B
SiL
10YR 5/4
9"
HYDRIC 10"
HYDRIC
B
SOILS
B
SOILS
SiL
EL. 6.6'
SiL
EL. 6.5'
10YR 4/3
10YR 4/3
w
6.2'
17"
5.9' 22"
5.8' 21 „
MULCH
A
LS
1OYR 4/2
B
SiL
1OYR 5/4
B
SiL
1OYR 4/3
f w
w
2" X 2" X 36" WOOD P01:'_T
8' MAX. C.C.
MIRIFI SILT FENCE OR E
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
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" = 1,- 011
PROPOSED
2,125 S.F.&
MITIGATION
(E NOTE 11)
COMMONWEALTH
O/ABUTTER
MASSACHUSETT
TO
PHEASANT COVE
(P L NORTHEAST
63 ON PB 229 PG 3 )
DB 9738 PG
32
- EXISTING
BOARDWALK TO
RING S -
NOTE 9
BE REMOVED
( EE NOTE 10)
1,>
, ..ATFORM
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 RESTORA11ON 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, THE
BOARDWALK AND ITS ASSOCIATED SONOTUBES ARE TO BE
REMOVED, A SALT TOLERANT FESCUE LAWN WILL BE
PLANTED IN PLACE OF THE EXISTING BOARDWALK AND IS
TO BE USED FOR ACCESS.
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).
A113. WETLAND FLAGGED BY BRAD HALL OF BLH
ENVIRONMENTAL CONSULTING 3/9/2026.
A14. THE WETLAND BOUNDARY WAS ADJUSTED AT THE
NORTHERN CORNER BASED ON ADDITIONAL SOILS ANALYSIS
PERFORMED BY DANIEL A. OJALA, P.E., P.L.S., & BRAD
HALL ON 4/16/2026 & 4/17/2026.
LOCUS MAP
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 DISTRICT: R-40
DISTRICT
REQUIRED:
EXISTING:
PROPOSED:
MIN.
LOT SIZE
40,000 S.F.
15,773 S.F. UPLAND
15,773 S.F. UPLAND
MIN.
LOT FRONTAGE
150'
100'
100'
MIN.
FRONT SETBACK
30'
32.0'
32.0'
MIN.
SIDE SETBACK
20'
15.7'
15.7' (20.9' ADDITION)
MIN.
REAR SETBACK
20'
-
-
MAX.
BUILDING COVERAGE
25%
13.1 % (2,068 S.F.)
16.2% (2,553 S.F.)
MAX.
BUILDING HEIGHT
35'
<35'
<35'
SLOPE 0.5% MIN. (TRENCHES LEVEL)
PERF. ADS-N-12- PLUS CUT
In
W
SLOTS WITH SKILLSAW E.O. RIB
Of
OR PURCHASE SLOTTED PIPE
MIRAFI 140N TOP AND SIDES
LT SECTION A -A
° p
:12"OH-20
HDPE PIPE
e
°b oao°o a b o a
do d°o o b
° INV. LISTED
s s
o ° moo
° o0 o po p
O OO�Op000O
p00000000
A %�
3
3/4" - 1 1/2-
WASHED STONE UNDERNEATH
AND BESIDE PIPE
% WIDTH AND LENGTHS LISTED
ADJ. G.W. EL. 7.35'
DRAINAGE CROSS
SECTION
NOT TO SCALE
ra0 ROOF 6'x 10' SITE PLAN
loeDRAINAGE ROBERT G. LYNN TR OF
TRENCH 57 PHEASANT (SEE NOTES IR 61 PHEASANT COVE CIRCLE
\cA. 5 & DB 35210 PG 2
f �O
PROPOSED �YARMOUTHPORT, MA
�y
\ GRAVEL ®� PREPARED FOR
ELEV. DRIVEWAY
7.3' EXTENSION ROBERT WIGGINS
DATE: MARCH 4, 2026
REV: MARCH 16, 2026 (CONSERVATION COMMENTS<_:'�)
REV: APRIL 9, 2026 (CONSERVATION COMMENTS&' )
REV: APRIL 16, 2026 (CONSERVATION COMMENTSA)
REV: APRIL 30, 2026 (CONSERVATION COMMENTSA4
� tNOFM,�Ss9C' Scale:1"= 20'
�N OF M
�'V AS81- �o� DANIEL yG�
DANIELA. A.
o OJALA U iA..F. 0 10 20 30 40 50 FEET
HYDRIC civil_ N No.40980
SOILS No.46500F
EL. 6.45'°�F�G/ST���SURv�off 508-362-4541
SS/ONAL ECG Fax 508-362-9880
downcape.com @
5.9' Town CQpe eng%neer%ag, ift.
civil engineers
5.6' y land surveyors
DATE DANIEL A. OJALA, P.E., P.L.S. 939 Main Street ( Rte 6A) SURVEY; NHO
YARMOUTHPORT MA 02675 DRAFTED BY: PTT
CHECKED BY: ''4'
07-219 WIGGINS 2026 Rev.DWG