HomeMy WebLinkAboutCOMPLETE 119 PB Special Permit Decision 040926 W ATTACHMENTSBECKER’S PACKAGE STORE
PROPOSED MIXED-USE BUILDING
WWW.JOECASALI.COM
BECKER’S PACKAGE STORE
PROPOSED MIXED-USE BUILDING
WWW.JOECASALI.COM
MAP 36, LOTS 77 - 79
55 ROUTE 28
98,406 SF (2.26 AC)
DAYS INN
ECONO LODGE
RELAX
INN
CAPE COD
HOSPITAL
WILD
ANIMAL
LAGOON
BECKER’S PACKAGE STORE
PROPOSED MIXED-USE BUILDING
WWW.JOECASALI.COM
MAP 36, LOT 79
51,026 SF (1.17 ACRES)
INTERIOR LOT LINES TO BE
EXTINGUISHED; LOTS TO BE
COMBINED PER ZONING
BYLAW §104.3.5(5) VIA 81X
PERIMETER PLAN
ZONING DISTRICT:
B2 BUSINESS ZONE &
AQUIFER PROTECTION
OVERLAY DISTRICT (APD)“RELAX INN”
“ECONO LODGE MOTEL”
“DAYS INN”
MAP 36, LOT 77
37,669 SF (0.865 ACRES)
LOT 78
9,711 SF
(0.223 AC.)
DREW’S WAY (PRIVATE ROW)
“BECKER’S
PACKAGE STORE”
BECKER’S PACKAGE STORE
PROPOSED MIXED-USE BUILDING
WWW.JOECASALI.COM
ZONING DISTRICT:
B2 BUSINESS ZONE
& AQUIFER PROTECTION OVERLAY DISTRICT (APD)
“RELAX INN”
“ECONO LODGE MOTEL”
“DAYS INN”
DREW’S WAY (PRIVATE ROW)
“BECKER’S
PACKAGE STORE”
TOTAL AREA:
98,406SF (2.26 ACRES)
BECKER’S PACKAGE STORE
PROPOSED MIXED-USE BUILDING
WWW.JOECASALI.COM
“RELAX INN”
“ECONO LODGE MOTEL”
DREW’S WAY (PRIVATE ROW)
TOTAL AREA:
98,406SF (2.26 ACRES)
BUILDING
ENVELOPE
PORTION OF EXISTING
BUILDING TO BE RAZED
BECKER’S PACKAGE STORE
PROPOSED MIXED-USE BUILDING
WWW.JOECASALI.COM
“RELAX INN”
“ECONO LODGE MOTEL”
DREW’S WAY (PRIVATE ROW)
TOTAL AREA:
98,406SF (2.26 ACRES)
BUILDING
ENVELOPE
BECKER’S PACKAGE STORE
5,115 SF (FOOTPRINT)
BECKER’S PACKAGE STORE
PROPOSED MIXED-USE BUILDING
WWW.JOECASALI.COM
BECKER’S PACKAGE STORE
PROPOSED MIXED-USE BUILDING
WWW.JOECASALI.COM
BASEMENT FLOOR PLAN
BASEMENT
EXISTING
FOUNDATION
EQUIP.
LIFT ELEC.
SPRINKLER
ROOM
BECKER’S PACKAGE STORE
PROPOSED MIXED-USE BUILDING
WWW.JOECASALI.COM
FIRST FLOOR PLAN
BACK
ROOM
WALK-IN
COOLERS
SALES AREA
VESTIBULEWALK-IN COOLERS
WALK-IN COOLERS
CAN
ROOM
UTILITY
EQUIP.
LIFT
BECKER’S PACKAGE STORE
PROPOSED MIXED-USE BUILDING
WWW.JOECASALI.COM
SECOND FLOOR PLAN
EXISTING
ROOF
NEW
ROOF
UNIT #1
2-BEDROOMS
UNIT #2
2-BEDROOMS
REQUESTING A SPECIAL PERMIT RELIEF FOR A
TWO-FAMILY DWELLING IN THE B-2 DISTRICT
BECKER’S PACKAGE STORE
PROPOSED MIXED-USE BUILDING
WWW.JOECASALI.COM
PROPOSED WEST ELEVATION
PROPOSED SOUTH ELEVATION
TOP OF GABLE
EL = 35’-0”
ROOF
EL = 25’-0”
LEVEL 2
EL = 14’-0”
LEVEL 1
EL = 0’-0”
BECKER’S PACKAGE STORE
PROPOSED MIXED-USE BUILDING
WWW.JOECASALI.COM
PROPOSED EAST ELEVATION
PROPOSED NORTH ELEVATION
TOP OF GABLE
EL = 35’-0”
ROOF
EL = 25’-0”
LEVEL 2; EL = 14’-0”
LEVEL 1
EL = 0’-0”
BOT. LOWER ROOF; EL = 12’-0”
BECKER’S PACKAGE STORE
PROPOSED MIXED-USE BUILDING
WWW.JOECASALI.COM
“RELAX INN”
“ECONO LODGE MOTEL”
DREW’S WAY (PRIVATE ROW)
TOTAL AREA:
98,406SF (2.26 ACRES)
BUILDING
ENVELOPE
BECKER’S PACKAGE STORE
5,115 SF (FOOTPRINT)
SPECIAL PERMIT AND/OR VARIANCE
FROM TABLE 203.5 FOR SETBACK
RELIEF TO MAINTAIN THE EXISTING
BUILDING SETBACK ALONG THE
FRONT & SIDE YARD.
BECKER’S PACKAGE STORE
PROPOSED MIXED-USE BUILDING
WWW.JOECASALI.COM
“RELAX INN”
“ECONO LODGE MOTEL”
DREW’S WAY (PRIVATE ROW)
TOTAL AREA:
98,406SF (2.26 ACRES)
BUILDING
ENVELOPE
BECKER’S PACKAGE STORE
5,115 SF (FOOTPRINT)
PARKING CALCULATIONS
PER TOWN OF YARMOUTH BYLAW, SECTION 301.5 TABLE
OF PARKING DEMAND:
USE: MERCANTILE
REQUIRED: 1 SPACE PER 7 OCCUPANTS
50 OCCUPANTS * (1 SPACE/ 7 OCCUPANTS) = 7.14 SPACES
USE: RESIDENTIAL, 1 & 2 FAMILY
REQUIRED: 2 SPACES/UNIT
2 UNITS * (2 SPACES/UNIT) = 4 SPACES
TOTAL PARKING SPACES REQUIRED: 12 SPACES
PARKING SPACES PROPOSED: 30 SPACES
ADA ACCESSIBLE PARKING SPACES REQUIRED: 2 SPACES
ADA ACCESSIBLE PARKING SPACES PROPOSED: 2 SPACES 7 3
55
3
4 3
PROPOSED DUMPSTER
WITH SOLID WOOD
ENCLOSURE
FUTURE ROADWAY IMPROVEMENTS
CONSISTING OF BIKE LANES AND
GRASS STRIPS BASED ON PENDING
MASSDOT CORRIDOR PROJECT
BECKER’S PACKAGE STORE
PROPOSED MIXED-USE BUILDING
WWW.JOECASALI.COM
“RELAX INN”
“ECONO LODGE MOTEL”
DREW’S WAY (PRIVATE ROW)
TOTAL AREA:
98,406SF (2.26 ACRES)
BECKER’S PACKAGE STORE
5,115 SF (FOOTPRINT)
DRAINAGE
PROPOSED SEDIMENT FOREBAY
& INFILTRATION BASIN
PROPOSED TOPOGRAPHIC
DEPRESSION EXTENSION
PROPOSED UNDERGROUND
CRUSHED STONE
INFILTRATION TRENCH
PROPOSED TRENCH
DRAIN SYSTEM
BECKER’S PACKAGE STORE
PROPOSED MIXED-USE BUILDING
WWW.JOECASALI.COM
“RELAX INN”
“ECONO LODGE MOTEL”
DREW’S WAY (PRIVATE ROW)
TOTAL AREA:
98,406SF (2.26 ACRES)
BECKER’S PACKAGE STORE
5,115 SF (FOOTPRINT)
DRAINAGE
PROPOSED SEDIMENT FOREBAY
& INFILTRATION BASIN
PROPOSED TOPOGRAPHIC
DEPRESSION EXTENSION
PROPOSED UNDERGROUND
CRUSHED STONE
INFILTRATION TRENCH
PROPOSED TRENCH
DRAIN SYSTEM
BECKER’S PACKAGE STORE
PROPOSED MIXED-USE BUILDING
WWW.JOECASALI.COM
“RELAX INN”
“ECONO LODGE MOTEL”
DREW’S WAY (PRIVATE ROW)
TOTAL AREA:
98,406SF (2.26 ACRES)
BECKER’S PACKAGE STORE
5,115 SF (FOOTPRINT)
DRAINAGE
PROPOSED SEDIMENT FOREBAY
& INFILTRATION BASIN
PROPOSED TOPOGRAPHIC
DEPRESSION EXTENSION
PROPOSED UNDERGROUND
CRUSHED STONE
INFILTRATION TRENCH
PROPOSED TRENCH
DRAIN SYSTEM
BECKER’S PACKAGE STORE
PROPOSED MIXED-USE BUILDING
WWW.JOECASALI.COM
“RELAX INN”
“ECONO LODGE MOTEL”
DREW’S WAY (PRIVATE ROW)
TOTAL AREA:
98,406SF (2.26 ACRES)
BECKER’S PACKAGE STORE
5,115 SF (FOOTPRINT)
SOIL ABSORPTION
SYSTEM
PROPOSED SOIL ABSORPTION SYSTEM (SAS)
CONSISTING OF 12 CUR-TECH CTL-12, 4’x8’ UNITS
TOTAL BED SIZE: 48’x12. 75’
1,000 GAL. ONE
COMPARTMENT SEPTIC TANK
2,500 GAL. TWO
COMPARTMENT SEPTIC TANK
SEWER SERVICE FOR
FUTURE CONNECTION
TH-1 & TH-2
NGWE
TH-3 & TH-4
NGWE
BECKER’S PACKAGE STORE
PROPOSED MIXED-USE BUILDING
WWW.JOECASALI.COM
“RELAX INN”
“ECONO LODGE MOTEL”
DREW’S WAY (PRIVATE ROW)
TOTAL AREA:
98,406SF (2.26 ACRES)
BECKER’S PACKAGE STORE
5,115 SF (FOOTPRINT)
WATER
APPROX. 16”
WATER MAIN
APPROX. 8”
WATER MAIN
PROPOSED 1” DOMESTIC
WATER SERVICE
PROPOSED 6” FIRE
PROTECTION LINE
BECKER’S PACKAGE STORE
PROPOSED MIXED-USE BUILDING
WWW.JOECASALI.COM
“RELAX INN”
“ECONO LODGE MOTEL”
DREW’S WAY (PRIVATE ROW)
TOTAL AREA:
98,406SF (2.26 ACRES)
BECKER’S PACKAGE STORE
5,115 SF (FOOTPRINT)
GAS
APPROX. 6”
PE GAS MAIN
EX. 1/2” GAS
SERVICE
BECKER’S PACKAGE STORE
PROPOSED MIXED-USE BUILDING
WWW.JOECASALI.COM
“RELAX INN”
“ECONO LODGE MOTEL”
DREW’S WAY (PRIVATE ROW)
TOTAL AREA:
98,406SF (2.26 ACRES)
BECKER’S PACKAGE STORE
5,115 SF (FOOTPRINT)
LANDSCAPING
20-FOOT MINIMUM
LANDSCAPED BUFFER
PROPOSED EVERGREEN
BUFFER PLANTINGS
PROPOSED EVERGREEN
BUFFER PLANTINGS
BECKER’S PACKAGE STORE
PROPOSED MIXED-USE BUILDING
WWW.JOECASALI.COM
PERMITTING PATH
•YARMOUTH SITE PLAN REVIEW COMMITTEE FOR FORMAL SITE PLAN REVIEW
(DECEMBER 3, 2024)
•YARMOUTH DESIGN REVIEW COMMITTEE FOR FORMAL REVIEW (MAY 6, 2025)
•YARMOUTH HISTORIC COMMISSION FOR PARTIAL BUILDING DEMO (JULY 30, 2025)
•HERE BEFORE YOU TONIGHT FOR A SPECIAL PERMIT TO ALLOW A TWO-FAMILY
DWELLING USE IN THE B2 ZONING DISTRICT
•REQUIRED FILINGS:
•ZONING BOARD OF APPEALS (ZBA) FOR A SPECIAL PERMIT AND/OR VARIANCE FOR
FRONT AND SIDE SETBACK RELIEF
•TOWN OF YARMOUTH CONSERVATION COMMISSION FOR A STORMWATER
MANAGEMENT PERMIT
•TOWN OF YARMOUTH WATER DEPARTMENT FOR NEW DOMESTIC AND FIRE
PROTECTION WATER SERVICES
•TOWN OF YARMOUTH HEALTH AGENT FOR THE NEW SEPTIC SYSTEM
•MASSDOT FOR A MIXED-USE DRIVEWAY ACCESS PERMIT
BECKER’S PACKAGE STORE
PROPOSED MIXED-USE BUILDING
WWW.JOECASALI.COM
SHEET
DESIGNED BY:WMLJR
DRAWN BY: SEK/SD
CHECKED BY: JAC
DATE:NOV. 2024
PROJECT NO: 19-19v
REVISIONS:
NO. DATE. DESCRIPTION
1 4/2025 DESIGN REVIEW
2 2/5/2026 PERMIT SET
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COVER SHEET
1
SITE
SITE IMPROVEMENT PLANS FOR
BECKER'S PACKAGE STORE
A PROPOSED MIXED-USE BUILDING CONSISTING OF ONE EXISTING
COMMERCIAL UNIT & TWO NEW RESIDENTIAL UNITS
55 ROUTE 28
WEST YARMOUTH, MASSACHUSETTS
AP 36, LOTS 77 - 79
ZONING DISTRICT: B2 BUSINESS ZONE
& AQUIFER PROTECTION OVERLAY DISTRICT (APD)
PROJECT TEAM INDEX OF DRAWINGS
SHEET NO. PLAN
1 COVER SHEET
2 EXISTING CONDITIONS & SITE PREP. PLAN
3 SITE & LANDSCAPE PLAN
4 GRADING & DRAINAGE PLAN
5 UTILITY PLAN
6 CIVIL DETAILS I
7 CIVIL DETAILS II
8 CIVIL DETAILS III
REFERENCE PLANS:
SHEET 1 OF 1 SURVEY PLAN, PREPARED BY
WATERMAN ENGINEERING
OWNER:HUZAFIA CORPORATION
59 ANCHOR LANE
COTUIT, MA 02635
ARCHITECT: AHARONIAN & ASSOCIATES, INC
310 GEORGE WASHINGTON HWY
SMITHFIELD, RI 02917
PHONE: (401) 232-5010
CIVIL JOE CASALI ENGINEERING, INC.
ENGINEER:300 POST ROAD
WARWICK, RI 02888
PHONE: 401-944-1300
FAX: 401-944-1313
JOECASALI.COM
LAND WATERMAN ENGINEERING CO.
SURVEYOR:40 SUTTON AVENUE
EAST PROVIDENCE, RI 02914
PHONE: 401-438-5775
STATE WIDE MAP
WEST YARMOUTH,
MA
LOCUS MAP
SCALE: 1' = 2,000'N
SUBMISSIONS:
PLANNING BOARD FOR SPECIAL PERMIT (USE)
ZONING BOARD OF APPEALS (ZBA) SPECIAL PERMIT FOR NON-CONFORMING STRUCTURE WITH RELIEF
APPROVALS:
HISTORIC COMMISSION MEETING (JULY 30, 2025)
DESIGN REVIEW COMMITTEE: FORMAL REVIEW (MAY 6, 2025)
SITE PLAN REVIEW: FORMAL REVIEW (DECEMBER 3, 2024)
RENDERING BY AHARONIAN & ASSOCIATES, INC.
X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
E
M
WV
GV
S 01°19'37" W 155.73'
N 01°18'20" E 511.62'140.00'
131.62'
240.00'
N
7
8
°
5
2
'
0
5
"
E
9
9
.
6
3
'
MAP 36, LOT 82.1
N/F KISHOR K. PATEL
VOLUME 12505, PAGE 226
(COMMERCIAL USE; ZONE B2)
N
7
8
°
5
9
'
3
3
"
E
9
9
.
5
8
'
(
1
0
0
'
~
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E
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D
)
(100' ~ DEED)
S 01°18'20" W 99.70'
CONCRETE BOUND(FND ~ DESTROYED)
CONCRETEBOUND (FND)CONCRETEBOUND(FND)
CONCRETE BOUNDW/ METAL DISK (FND)
(
1
0
0
'
~
D
E
E
D
)
CONCRETEBOUND (FND)
S 01°07'27" W 189.80'S 00°23'57" W 187.75'
S 00°56'53" W 365.55'
N
7
8
°
5
9
'
3
3
"
E
2
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8
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(
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)
MASS. HWY. BOUND
N
7
8
°
5
9
'
3
3
"
E
8
0
.
1
4
'
MAP 36, LOT 82.2.1
N/F JOAO SILVA
VOLUME 31220, PAGE 309
(RESIDENTIAL USE; ZONE B2)
MH
WV
DREW'S WAY
(PRIVATE RIGHT OF WAY ~ 12' WIDTH)
2 STY.
ECONOLODGE MOTEL
No. 59
MAP 36, LOT 76
N/F DIPTI LLC
VOLUME 27426, PAGE 307
(COMMERCIAL USE; ZONE B2)
MAP 36, LOT 71
N/F ROSEANN KELLEHER
VOLUME 21626, PAGE 104
(RESIDENTIAL USE; ZONE B1)
MAP 36, LOT 82.2.2
N/F HUGH VARDAN & JOHN MOYLAN
VOLUME 29158, PAGE 71
(RESIDENTIAL USE; ZONE B2)
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N 01°18'20" E 99.92'
(100' ~ DEED)
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BOLLARDS
BIT. PAVED DRIVEWAY
"DREW'S WAY"SIGN
BIT. PAVED
PARKING AREA
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"BECKER'S PACKAGE STORE"
1 STY. W/F & MASONRY BUILDINGNo. 55 (ROUTE 28)
LAWN
MAP 36, LOT 79
51,026 S.F.
(1.171 AC.)
MAP 36, LOT 78
9,711 S.F.
(0.223 AC.)
MAP 36, LOT 77
37,669 S.F.
(0.865 AC.)
S 00°51'57" W 98.35'
APPROXIMATE
SEPTIC SYSTEM
APPROX. 1/2" GAS S
E
R
.
UTILITYPOLE (TYP.)(DENSE WOODS / BRUSH)
(DENSE WOODS / BRUSH)
EDGE OF PAVEMENT
EDGE OF PAVEMENT
WOOD FENCE
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"RELAX INN"
No. 41
METERPIT
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25
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TH-3 & 4
(DRAINAGE)REMOVE AND DISPOSE EXISTING SYSTEM IN ACCORDANCE WITH ALL LOCAL, STATE, AND
FEDERAL LAW. EMPTY SYSTEM OF ALL CONTENTS, CRUSH AND FILL WITH COMMON BORROW
PLACES IN 12" THICK LOOSE LIFTS COMPACTED TO 92% MODIFIED PROCTOR. REFER TO
UTILITY PLAN FOR PROPOSED SEPTIC SYSTEM DESIGN. PLEASE ALSO NOTE THAT PROJECT
WILL EVENTUALLY BE CONNECTED TO PUBLIC SEWER (SEE GENERAL NOTE 7).
REMOVE AND DISPOSE
EXISTING PAVEMENT (TYP.)
PORTION OF EXISTING BUILDING TO BE RAZED;
REFER TO ARCHITECTURAL PLAN FOR DETAILS
REMOVE & DISPOSE
EXISTING CURB
REMOVE & DISPOSE
EXISTING BOLLARDS
INTERIOR LOT LINES TO BE ABANDONED;
LOTS TO BE COMBINED PER ZONING BYLAW
§104.3.5(5) AS AN 81X PERIMETER PLAN
REMOVE AND DISPOSE EXISTING UTILITY POLE AND
ASSOCIATED OVERHEAD WIRES; COORDINATION
WITH UTILITY COMPANY REQUIRED
REMOVE AND RELOCATE "DREW'S
WAY SIGN; SEE SITE PLAN
CLEAR AND GRUB (TYP.)
BUILDING SETBACKS SHOWN FOR FUTURE
COMBINED LOTS VIA ZONING BYLAW
§104.3.5(5) AS AN 81X PERIMETER PLAN
BENCHMARK:
NAIL (SET) IN UTILITY POLE
ELEV: 20.76' (NAVD 88)
30
'
F
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PROPOSED TREE
LINE (TYP.)
TH-1 & TH-2
(SEPTIC)
SHEET
DESIGNED BY: WMLJR
DRAWN BY: SEK/SD
CHECKED BY: JAC
DATE:NOV. 2024
PROJECT NO: 19-19v
REVISIONS:
NO. DATE. DESCRIPTION
1 4/2025 DESIGN REVIEW
2 2/5/2026 PERMIT SET
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EXISTINGCONDITIONS &SITE PREP.PLAN
2
SCALE (FEET)
0
1 INCH = FT
10 20 40 80
201-888-344-7233
1-888-DIG-SAFETO ANY EXCAVATION CALL DIGSAFE AT:
BE DONE BY THE APPROPRIATE UTILITY COMPANY OR MUNICIPALITY PRIOR
EXISTING DOCUMENTATION AND MAY NOT BE ACCURATE. EXACT LOCATION TO
LOCATION OF EXISTING UTILITIES SHOWN, ARE FROM GATE LOCATION AND
WORKING DAYS NOTICE
PROTECT YOURSELF, GIVE THREE
MA. MAINLAND (NAD 83)
LEGEND:
UP#T2
ABUTTING PROPERTY LINE
PROPOSED CONTOUR
EXISTING CONTOUR
EXISTING UTILITY POLE
EXISTING PROPERTY LINE
100
100
PROPOSED DRAINAGE MANHOLED
EXISTING CATCH BASIN
BUILDING SETBACK LINE
EXISTING CURB
PROPOSED CURB
EXISTING METAL FENCE
EXISTING DRAIN LINEDDD
PROPOSED DRAIN LINEDDD
EXISTING DRAINAGE MANHOLED
PROPOSED CATCH BASIN
PROPOSED UTILITY POLE
EXISTING TELECOM DUCTBANKTELTEL
EXISTING ELECTRIC DUCTBANKEEE
PROPOSED GAS LINEGASGAS
CHAIN LINK FENCE
WETLAND EDGE
WETLAND FLAGWF
FDC
H/C
WG
EXISTING SEWER LINE
TEST HOLE
EXISTING SEWER MANHOLE
S S S
S
NOW OR FORMERLYN/F
TREELINE
LIMIT OF DISTURBANCELODLOD
EXISTING WATER LINEWWW
WATER GATE
SILT FENCE
PROPOSED WATER LINEWWW
WV
PROPOSED SEWER LINESSS
PROPOSED SEWER MANHOLES
EXISTING TREE
BOLLARD
HYDRANT
LAMP POLE
FIRE DEPTMENT CONTROL
EXISTING HANDICAP
PROPOSED HANDICAP
WATER VALVE
ZONING CRITERIA
ZONING DISTRICT
MINIMUM LOT AREA
MINIMUM FRONTAGE
MINIMUM FRONT YARD
MINIMUM SIDE YARD
MINIMUM REAR YARD
MAXIMUM BUILDING COVERAGE (%)
MAXIMUM IMPERVIOUS COVERAGE (%)
SHAPE FACTOR1
REQUIRED
B-2
20,000 SF
125 FT
30 FT
25 FT
20 FT
25%
70%
22
EXISTING
LOT 77
GENERAL NOTES:
1. THIS PLAN IS BASED ON A OCTOBER 2024 BOUNDARY & TOPOGRAPHIC SURVEY PLAN PREPARED BY
WATERMAN ENGINEERING CO.
2. THE LOCATION AND DEPTH OF EXISTING UTILITIES ARE APPROXIMATE AND HAVE BEEN PLOTTED FROM THE
LATEST AVAILABLE INFORMATION. THE UTILITY LOCATIONS ARE APPROXIMATE AND MAY NOT BE ALL
INCLUSIVE. THE CONTRACTOR SHALL CHECK AND VERIFY THE LOCATIONS OF ALL EXISTING UTILITIES, BOTH
OVERHEAD AND UNDERGROUND, AND "DIG-SAFE" MUST BE NOTIFIED PRIOR TO COMMENCING ANY
CONSTRUCTION OPERATIONS. RESTORATION AND REPAIR OF DAMAGE TO EXISTING UTILITIES SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR WITH NO ADDITIONAL COST THE OWNER. NO EXCAVATION SHALL
COMMENCE UNTIL ALL INVOLVED UTILITY COMPANIES AND/OR CITY WHOSE FACILITIES MIGHT BE AFFECTED
BY ANY WORK TO BE PERFORMED BY THE CONTRACTOR ARE NOTIFIED AT LEAST 72 HOURS IN ADVANCE.
3. THIS SITE LIES IN ZONE X (AREAS DETERMINED TO BE OUTSIDE OF THE 0.2% ANNUAL CHANCE FLOOD), AS
SHOWN ON THE FIRM MAP FOR BARNSTABLE COUNTY, MASSACHUSETTS (ALL JURISDICTIONS) PANEL 567 OF
875, TOWN OF YARMOUTH, MAP NUMBERS 25001C0567K, EFFECTIVE DATE: JULY 16, 2014.
4. SOILS EXISTING ON THE SITE CONSIST ENTIRELY OF CARVER COARSE SAND, 3-8% SLOPES (252B).
5. THESE PREMISES MAY BE SUBJECT TO THE FOLLOWING EASEMENTS, RIGHTS OF WAY OR AGREEMENTS OF
RECORD:
·RIGHTS AND RIGHTS OF OTHERS IN, TO AND ACROSS THAT 12' WIDE PRIVATE RIGHT OF WAY KNOWN AS
"DREW'S WAY" AS DESCRIBED IN VOLUME 460, PAGE 431 & VOLUME 456, PAGE 25
·EASEMENTS MAY EXIST FOR THE UTILITY POLES & OVERHEAD WIRES AS SHOWN (NO RECORDS FOUND)
6. WATER, GAS, AND TELECOMMUNICATIONS ARE AVAILABLE TO THE PROJECT SITE VIA MAIN STREET.
ELECTRIC SERVICES ARE AVAILABLE VIA OVERHEAD LINES ALONG MAIN STREET. SEWER IS NOT CURRENTLY
AVAILABLE TO THE PROJECT SITE.
7. THESE PROPERTIES ARE IN THE PROCESS OF OBTAINING SEWER CONNECTIONS AS SHOWN WITHIN "PHASE 1 -
CONTRACT NO. 6" OF THE TOWN OF YARMOUTH, MASSACHUSETTS PROPOSED WASTEWATER COLLECTION
AND WATER RESOURCE RECOVERY FACILITIES PROJECT, PROJECT NO. CWSRF - 8349/6 , AUGUST, 2024, AS
SHOWN ON THE PROPOSED SEWER DESIGN PLANS CURRENTLY UNDER REVIEW WITH THE TOWN OF
YARMOUTH.
B-2
37,669 SF
80.14 FT2
12.4 FT2
1.4 FT2
>20 FT
8%
16.5%
22
EXISTING
LOT 78
B-2
9,711 SF2
99.58 FT2
N/A
N/A
N/A
N/A
69%
16.4
EXISTING
LOT 79
B-2
51,026 SF
N/A
N/A
N/A
N/A
N/A
12.6%
29.8
NOTES:
1. SHAPE FACTOR SHALL BE OBTAINED BY DIVIDING THE SQUARE OF THE LOT PERIMETER (P), MEASURED
IN FEET, BY THE AREA OF THE LOT (A), MEASURED IN SQUARE FEET (I.E. P2 ÷ A).
2. PRE-EXISTING, NON-CONFORMING CONDITION
EXISTING
LOTS 77-79
B-2
98,406 SF
179.72 FT
12.4 FT2
1.4 FT2
>20 FT
3%
19.7%
26.1
X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
E
M
WV
GV
MAP 36, LOT 82.1
N/F KISHOR K. PATEL
VOLUME 12505, PAGE 226
(COMMERCIAL USE; ZONE B2)
S
8
6
°
4
2
'
3
7
"
W
8
0
.
6
0
'
MASS. HWY. BOUND
MAP 36, LOT 82.2.1
N/F JOAO SILVA
VOLUME 31220, PAGE 309
(RESIDENTIAL USE; ZONE B2)
MH
WV
DREW'S WAY
(PRIVATE RIGHT OF WAY ~ 12' WIDTH)
2 STY.
ECONOLODGE MOTEL
No. 59
MAP 36, LOT 76
N/F DIPTI LLC
VOLUME 27426, PAGE 307
(COMMERCIAL USE; ZONE B2)
MAP 36, LOT 71
N/F ROSEANN KELLEHER
VOLUME 21626, PAGE 104
(RESIDENTIAL USE; ZONE B1)
MAP 36, LOT 82.2.2
N/F HUGH VARDAN & JOHN MOYLAN
VOLUME 29158, PAGE 71
(RESIDENTIAL USE; ZONE B2)
1
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GM
BH HEDGES COLUMN
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GASMETER
CHAIN LINK FENCE
ACUNIT
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BIT. PAVED DRIVEWAY
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UTILITYPOLE (TYP.)
(DENSE WOODS / BRUSH)
EDGE OF PAVEMENT
EDGE OF PAVEMENT
WOOD FENCE
VINYL FENCE
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2 STY.
"RELAX INN"
No. 41
METERPIT
20
'
(
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24
'
(
T
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P
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20
'
(
T
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P
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)
±103' (REFER TO ARCHITECTURAL PLAN)
±4
7
.
5
'
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1
Z
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E
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2
ZONE B1
ZONE B2
D
3
5
3
ACCESS TO
RESIDENTIAL
STAIRWELL
ACCESS TO
BASEMENT
STAIRWELL
PROPOSED 2ND FLOOR
(2 RESIDENTIAL UNITS)
TOTAL AREA: 2,849 SF
LIMITS OF 2ND FLOOR
"BECKER'S PACKAGE STORE"
FIRST FLOOR
EXISTING: 935 SF
ADDITION: 4,180 SF
TOTAL AREA: 5,115 SF
BASEMENT
EXISTING: 95 SF
ADDITION: 4,079 SF
TOTAL AREA: 4,174 SF
MAIN ENTRANCE (REFER
TO ARCHITECTURAL PLAN)
LOADING ZONE
PROPOSED CONCRETE CURB
(SEE DETAIL - TYP.)
PROPOSED BITUMINOUS
CONCRETE PAVEMENT
(TYP.)
PROPOSED 5'x5' CEMENT
CONCRETE LANDING (TYP.)
PROPOSED CEMENT CONCRETE
SIDEWALK (SEE DETAIL)
PROPOSED STREET TREES (TYP.)
SPECIFIC PLANTINGS TO BE
COORDINATED WITH MASSDOT
PROPOSED (7) EVERGREEN BUFFER
PLANTINGS, JUNIPERUS VIRGINIANA, EASTERN
RED CEDAR, SPACED 20-FT O.C., 3" CALIPER
PROPOSED
LANDSCAPED AREA
LOAM AND SEED ALL
DISTURBED AREAS (TYP.)
LIMITS OF STORMWATER
MANAGEMENT AREA
PROPOSED DUMPSTER
CONCRETE PAD WITH SOLID WOOD
ENCLOSURE (TYP. - SEE DETAIL)
STORMWATER
MANAGEMENT AREA (TYP.)
PROPOSED
HANDICAP PARKING
SYMBOL AND STRIPING
(TYP - SEE DETAIL)
4" WHITE EPOXY
PAVEMENT MARKING (TYP.)
PROPOSED
WHEELCHAIR RAMP
WITH DETECTABLE
WARNING PANEL (TYP.)
(E 107.2.0 & E 107.6.5)
4" WHITE EPOXY
PAVEMENT MARKING (TYP.)
PROPOSED CONCRETE CURB
(SEE DETAIL - TYP.)
7
20' MIN.
LANDSCAPED
BUFFER
S 01°19'37" W 155.73'
S 01°07'27" W 189.80'S 00°23'57" W 187.75'
S 00°51'57" W 98.35'
N 01°18'20" E 611.54'
12.3'
7.
5
'
4
5
S
LIMITS OF PROPOSED ON-SITE
WASTEWATER TREATMENT SYSTEM
PROPOSED
CONCRETE CURB
FLUSH WITH ASPHALT
(SEE DETAIL - TYP.)
12'12.9'
9'
5'
PARKING COUNT;
DO NOT PAINT (TYP.)
RELOCATED STREET
SIGN (TYP.)
FUTURE ROADWAY IMPROVEMENTS
CONSISTING OF BIKE LANES AND
GRASS STRIPS BASED ON PENDING
MASSDOT CORRIDOR PROJECT (TYP.)
3
10'8'7'10'8'8'8'10'10'27.72'10'24'20'24'
33
.
7
5
'
12
'
PROPOSED (4) AMELANCHIER
ARBOREA, DOWNY SERVICEBERRY,
SPACED 20-FT O.C., 2.5" CALIPER
N
7
8
°
5
9
'
3
3
"
E
1
7
9
.
7
2
'
VARIOUS SHRUB
AND FLOWERING
PLANTINGS (TYP.)
R
3
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(
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.
)
R5'
R5
'
25.55'
SHEET
DESIGNED BY: WMLJR
DRAWN BY: SEK/SD
CHECKED BY: JAC
DATE:NOV. 2024
PROJECT NO: 19-19v
REVISIONS:
NO. DATE. DESCRIPTION
1 4/2025 DESIGN REVIEW
2 2/5/2026 PERMIT SET
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10 20 40 80
20
MA. MAINLAND (NAD 83)
PARKING CALCULATION
Per Town of Yarmouth Zoning Bylaw, Section 301.5
Table of Parking Demand:
USE: MERCANTILE
REQUIRED: 1 SPACE PER 7 OCCUPANTS
50 OCCUPANTS * (1 SPACE / 7 OCCUPANTS) = 7.14 SPACES
USE: RESIDENTIAL, 1 & 2 FAMILY
REQUIRED: 2 SPACES/UNIT
2 UNITS * (2 SPACES / UNIT) = 4 SPACES
TOTAL PARKING SPACES REQUIRED = 12 SPACES
PARKING SPACES PROPOSED = 30 SPACES
ADA ACCESSIBLE PARKING SPACES REQUIRED: 2 SPACE
ADA ACCESSIBLE PARKING SPACES PROPOSED: 2 SPACE
TOWN OF YARMOUTH ZONING BYLAWS SECTION 104.3.2(3):
A. OTHER LAWFULLY PRE-EXISTING, NON-CONFORMING STRUCTURES
MAY BE ALTERED, EXTENDED, RAZED AND REPLACED BY SPECIAL
PERMIT FROM THE BOARD OF APPEALS IF IT IS DETERMINED THAT:
1. CONFORMS TO THE CURRENT DIMENSIONAL REQUIREMENTS OF
THE BYLAW OR DOES NOT INCREASE THE EXISTING
NON-CONFORMING NATURE OF THE STRUCTURE, OR;
2. WILL NOT BE SUBSTANTIALLY MORE DETRIMENTAL TO THE
NEIGHBORHOOD, ZONING DISTRICT, OR TOWN
B. THE EXTENSION, ALTERATION, OR RAZE AND REPLACEMENT WILL
NOT CAUSE OR CONTRIBUTE TO ANY UNDUE NUISANCE, HAZARD OR
CONGESTION, AND;
C. STRICT ENFORCEMENT OF THE CURRENT BYLAWS WOULD RESULT IN
UNDUE HARDSHIP TO THE PROPERTY OR ITS OWNER
SPECIAL PERMIT REQUESTED WITH VARIANCE TO EXTEND/MAINTAIN
THE EXISTING NON-CONFORMING NATURE OF THE EXISTING BUILDING
(SIDE YARD & FRONT YARD)
SPECIAL PERMIT REQUESTED TO ALLOW A DUPLEX WITHIN THE B2
ZONING DISTRICT
1
ZONING CRITERIA
ZONING DISTRICT
MINIMUM LOT AREA
MINIMUM FRONTAGE
MINIMUM FRONT YARD
MINIMUM SIDE YARD
MINIMUM REAR YARD
MAXIMUM BUILDING COVERAGE (%)
MAXIMUM IMPERVIOUS COVERAGE (%)
SHAPE FACTOR1
REQUIRED
B-2
20,000 SF
125 FT
30 FT
25 FT
20 FT
25%
70%
22
EXISTING
LOT 77
B-2
37,669 SF
80.14 FT2
12.4 FT2
1.4 FT2
N/A
8%
16.5%
22
EXISTING
LOT 78
B-2
9,711 SF2
99.58 FT2
N/A
N/A
N/A
N/A
69%
16.4
EXISTING
LOT 79
B-2
51,026 SF
N/A
N/A
N/A
N/A
N/A
12.6%
29.8
NOTES:
1. SHAPE FACTOR SHALL BE OBTAINED BY DIVIDING THE SQUARE OF THE LOT PERIMETER (P), MEASURED
IN FEET, BY THE AREA OF THE LOT (A), MEASURED IN SQUARE FEET (I.E. P2 ÷ A).
2. PRE-EXISTING, NON-CONFORMING CONDITION
3. RELIEF REQUESTED TO EXTEND A PRE-EXISTING, NON-CONFORMING CONDITION
4. CORNER LOTS ARE CONSIDERED TO HAVE TWO FRONT YARD SETBACKS AND TWO SIDE YARD
SETBACKS. THE FRONT YARD SETBACK FOR CORNER LOTS MAY BE REDUCED TO 25' TO ACCOMMODATE
PARKING IN THE REAR OR SIDE OF THE BUILDING.
EXISTING
LOTS 77-79
B-2
98,406 SF
179.72 FT
12.4 FT2
1.4 FT2
N/A
3%
19.7%
26.1
PROPOSED
LOTS 77-79
B-2
98,406 SF
179.72 FT
12.3 FT2
7.5 FT3
N/A
5.2%
25.6%
26.1
2
LANDSCAPE NOTES:
1.GUARANTEE THAT, UPON COMPLETION AND FINAL ACCEPTANCE,
LANDSCAPE PLANTINGS CONFORM TO REQUIREMENTS OF
CONTRACT DOCUMENTS. PROVIDE A WARRANTY FOR TREE
PLANTINGS FOR A MINIMUM OF TWO (2) YEARS, INCLUDING TWO
(2) CONTINUOUS GROWING SEASONS. COMMENCE WARRANTY
ON DATE IDENTIFIED IN THE 'CERTIFICATE OF FINAL
COMPLETION'.
2. REPLACEMENTS: PLANTS OF SAME SIZE AND SPECIES AS
SPECIFIED, PLANTED IN THE NEXT GROWING SEASON, WITH NEW
WARRANTY AND EXTENDED MAINTENANCE SERVICE
COMMENCING ON THE DATE OF REPLACEMENT.
3. PLANT MATERIALS SHALL BE OF SIZE AND CALIPER REQUIRED
AND CONFORM TO THE REQUIREMENTS DESCRIBED IN THE
LATEST EDITION OF AMERICAN STANDARD FOR NURSERY STOCK,
PUBLISHED BY THE AMERICAN ASSOCIATION OF NURSERYMEN.
4. PLANTS OF OTHER KINDS THAN THOSE NAMED IN THE PLANT
SCHEDULE SHALL NOT BE ACCEPTED WITHOUT APPROVAL.
REPLACEMENT PLANTS LARGER IN SIZE THAN EXISTING MAY BE
USED IF APPROVED BY THE A/E, PROVIDED USE OF LARGER
PLANTS DOES NOT INCREASE CONTRACT PRICE.
5. A PROFESSIONAL HORTICULTURIST/NURSERYMAN SHALL BE
CONSULTED TO DETERMINE THE PROPER TIME TO MOVE AND
INSTALL PLANT MATERIAL SO THAT STRESS TO THE PLANT IS
MINIMIZED. PLANTING OF DECIDUOUS MATERIAL MAY BE
CONTINUED DURING WINTER MONTHS PROVIDED THERE IS NO
FROST IN THE GROUND AND FROST-FREE TOPSOIL PLANTING
MIXTURES ARE USED.
6. UNLESS OTHERWISE APPROVED BY THE A/E, ALL PLANTS SHALL
BE NURSERY GROWN IN ACCORDANCE WITH GOOD
HORTICULTURAL PRACTICES AND SHALL HAVE BEEN GROWN
UNDER CLIMATIC CONDITIONS SIMILAR TO THOSE IN THE
LOCALITY OF THE PROJECT FOR AT LEAST TWO (2) YEARS.
7. SET PLANTS PLUMB AND AT SUCH A LEVEL THAT AFTER
SETTLEMENT THEY BEAR THE SAME RELATION TO THE
SURROUNDING GROUND AS THEY BORE TO THE GROUND FROM
WHICH THEY WERE DUG. SETTLE BACKFILL MATERIAL FOR
PLANTS, THOROUGHLY & PROPERLY, BY FIRMING OR TAMPING.
ACCOMPANY BACKFILLING WITH THOROUGH WATERING UNLESS
OTHERWISE APPROVED. FORM SAUCER CAPABLE OF HOLDING
WATER AROUND INDIVIDUAL PLANTS.
8. FERTILIZE SHRUB BEDS WITH 10-6-4 FERTILIZER AT THE RATE
OF 3 POUNDS PER 100 SQUARE FEET OF SURFACE AREA, BROAD
CAST. APPLY THE FERTILIZER UNIFORMLY TO THE SURFACE
BEDS AND WORK INTO THE UPPER TWO (2) INCHES OF SOIL.
FERTILIZE INDIVIDUAL TREES AT THE RATE OF ONE (1)
AGRIFORM PELLET PER INCH OF TREE DIAMETER (FOLLOW
MANUFACTURER'S WRITTEN INSTRUCTIONS). APPLY A SECOND
APPLICATION OF FERTILIZER TO ALL PLANT ITEMS AT THE SAME
SPECIFIED RATES OVER THE MULCH AT THE END OF AN EIGHT
WEEK PERIOD.
9. CONTAINER GROWN MATERIALS: REMOVE PLANT FROM
CONTAINER AND "BUTTERFLY" ROOT BALL OR OTHERWISE
SPREAD OUT ROOTS ON SETTING MOUND. BACKFILL SHALL BE
SIFTED THROUGH THEM AND SOLIDLY FIRMED.
10. AFTER PLANTING PRUNE ONLY BROKEN OR DEFORMED
BRANCHES AND IN SUCH MANNER AS TO PRESERVE NATURAL
CHARACTER OF PLANT.
11. IMMEDIATELY AFTER PLANTING, STAKE TREES OVER FIVE (5)
FEET AS INDICATED ON DETAIL DRAWING INDICATED OR
APPROVED BY THE OWNERS REPRESENTATIVE. REMOVE STAKES
AT THE END OF GUARANTEE PERIOD.
12. MULCH SHALL BE APPLIED A MINIMUM OF THREE (3) INCHES IN
DEPTH IN ALL PLANTING BEDS, AS INDICATED ON THE
DRAWINGS.
13. THE PLANTS SHALL BE WATERED IMMEDIATELY FOLLOWING
PLANTING, PREFERABLY WHEN TWO THIRDS OF THE BACKFILL
HAS BEEN PLACED SO ALL AIR POCKETS ARE REMOVED AND THE
PLANT PROPERLY SET. ADDITIONAL WATERING SHALL BE MADE
AT LEAST ONCE EVERY THREE (3) WEEKS UNLESS OTHERWISE
DIRECTED UNTIL FINAL ACCEPTANCE OF THE PLANT MATERIAL.
14. UNLESS OTHERWISE SPECIFIED, CONTRACTOR TO LOAM AND
SEED ALL DISTURBED AREAS.
15.TREE PRUNING NOTE: STREET TREES SHOULD BE PRUNED TO
MAINTAIN A MINIMAL BRANCH HEIGHT OF 7' WITHIN TWO (2)
YEARS OF INSTALLATION OF THE TREE.
16.LANDSCAPE ESTABLISHMENT AND MAINTENANCE NOTE:
CONTRACTOR SHALL ENSURE THAT ALL LAWN AREAS AND
PLANTINGS ARE FULLY ESTABLISHED AND ACCEPTABLE TO THE
OWNER'S REPRESENTATIVE PRIOR TO RELINQUISHING THEIR
RESPONSIBILITIES FOR MAINTENANCE OF THESE AREAS.
17.TREE PROTECTION NOTE: NO MATERIAL, TEMPORARY SOIL
DEPOSIT OR EXCAVATION SHALL OCCUR WITHIN FOUR FEET OF
SHRUBS OR WITHIN TWO FEET OF THE DRIP LINE OF ANY
SHRUBS OR TREES TO REMAIN. ANY RETAINED EXISTING
VEGETATION SHALL BE PROTECTED AS PER NORTH KINGSTOWN
ZONING ORDINANCE, SECTION 21-277, SUBSECTION 3a:
PROTECTION OF EXISTING PLANTINGS AND SITE FEATURES.
PLANT SCHEDULE
SYMBOL CODE BOTANICAL / COMMON NAME SIZE CONTAINER QTY DETAIL REMARKS
DECIDUOUS TREES
AMC Amerlanchier canadensis / Serviceberry, shadbush 3" Cal.B&B 3
NYS Nyssa sylvatica / Black Tupelo 3" Cal.B&B 2
EVERGREEN TREES
JV2 Juniperus virginiana / Eastern Red Cedar 6` Ht.B&B 7 3" Cal. min.
SHRUBS
RHP Rhododendron periclymenodies / Pink Azalea, pinxterbloom 3 gal CONT.6
COP Comptonia peregrina / Sweet Fern 2 - 3 gal CONT.22
IAH Ilex opaca / American Holly 3-5 gal CONT.5
PRM Prunus maritima / Beach Plum 2-3 gal CONT.13
PERENNIALS
MON Monardo fisulosa / Wild Bergamot 1 gal.CONT.11
CAR Carex ensylvanica / Pennsylvania Sedge 1 gal.CONT.14
NOTES
1. PLANT ALL DISTURBED AREAS WITH LOAM AND SEED UNLESS NOTED OTHERWISE.
2. INSTALL BIODEGRADABLE EROSION CONTROL MAT IN ALL SLOPES GREATER THAN 3:1.
X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
E
M
WV
GV
MAP 36, LOT 82.1
N/F KISHOR K. PATEL
VOLUME 12505, PAGE 226
(COMMERCIAL USE; ZONE B2)
MASS. HWY. BOUND
MAP 36, LOT 82.2.1
N/F JOAO SILVA
VOLUME 31220, PAGE 309
(RESIDENTIAL USE; ZONE B2)
MH
WV
DREW'S WAY
(PRIVATE RIGHT OF WAY ~ 12' WIDTH)
2 STY.
ECONOLODGE MOTEL
No. 59
MAP 36, LOT 76
N/F DIPTI LLC
VOLUME 27426, PAGE 307
(COMMERCIAL USE; ZONE B2)
MAP 36, LOT 71
N/F ROSEANN KELLEHER
VOLUME 21626, PAGE 104
(RESIDENTIAL USE; ZONE B1)
MAP 36, LOT 82.2.2
N/F HUGH VARDAN & JOHN MOYLAN
VOLUME 29158, PAGE 71
(RESIDENTIAL USE; ZONE B2)
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AREA = 5,115 S.F.
FFE = 19.50
D
19.50
18.50
19.5019.5019.50
19.50
19.2619.26
D
PROPOSED 12" WIDE REVEAL
TRENCH DRAIN SYSTEM WITH STEEL
FRAME ZURN Z882 OR EQUAL
A A
PROPOSED
INFILTRATION BASIN
(SEE DETAILS)
PROPOSED TOPOGRAPHIC
DEPRESSION EXTENSION
102 LF - 8" ADS
N-12 HDPE PIPE
S= 0.03 FTT/F
BLDG.
INV.: 18.50
8" ADS N-12 HDPE PIPE
TO BE MITER TO MATCH SLOPE
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8-INCHES DEEP CLASS R-3 RIPRAP ATOP 6-INCHES OF 34 -INCH CRUSHED
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PROPOSED
SEDIMENT
FOREBAY
(SEE DETAILS)
PROPOSED CONCRETE
WEIRS SPILLWAY
(TYP - SEE DETAILS)
DMH #1
PROPOSED NYLOPLAST 24" DRAIN BASIN WITH
24" STANDARD FRAME, GRATE, & ENVIROHOOD
RIM: 18.60
INV. IN: 16.95
INV. OUT: 16.95
SUMP: 14.95
(SEE DETAILS)
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STONE INFILTRATION TRENCH
(TYP.) (SEE DETAILS)
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DESIGNED BY: WMLJR
DRAWN BY: SEK/SD
CHECKED BY: JAC
DATE:NOV. 2024
PROJECT NO: 19-19v
REVISIONS:
NO. DATE. DESCRIPTION
1 4/2025 DESIGN REVIEW
2 2/5/2026 PERMIT SET
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10 20 40 80
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MA. MAINLAND (NAD 83)
PROPOSED MIRAFI 140N
FILTER FABRIC AROUND THE
OUTER EDGE OF STONE
8" PERFORATED
ADS HDPE PIPE
(PERFORATIONS UP)
INV. IN: 16.95
14"14"
6"
36"
24"
PROPOSED 3/4"
DOUBLE WASHED
CRUSHED STONE
COMMON BORROW
6" LOAM & SEED
DESCRIPTION
100 YEAR STORM
25 YEAR STORM
10 YEAR STORM
2 YEAR STORM
1 YEAR STORM
TOP OF BASIN
BOTTOM OF BASIN
ELEV.
17.50
14.50
15.05
15.58
16.76
17.25
17.35
INFLTRATION BASIN
INFILTRATION BASIN
17.85x
x
SEDIMENT FOREBAY
30 LF - BROAD CRESTED CONCRETE WEIR WITH
3" REVEAL (TOP OF CURB = EL. 17.35)
4" SANDY LOAM & SEED (TYP.)
3
1
EXISTING GRADE
PROPOSED PRECAST CONCRETE
CURB FLUSH WITH ASPHALT
3
1 3
1
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x
17.85x
PROPOSED EXISTING
DEPRESSION EXTENSION
2
1
4" SANDY LOAM & SEED (TYP.)
16.50x
14.50
16.00
30 LF - BROAD CRESTED CONCRETE WEIR WITH
3" REVEAL (TOP OF CURB = EL. 17.21)
EX
I
S
T
I
N
G
G
R
A
D
E
3
1
PROPOSED BITUMINOUS
CONCRETE PARKING LOT
UNCOMPACTED SUBGRADE (TYP.);
CONTRACTOR MUST NOTIFY DESIGN ENGINEER
OF RECORD FOR REVIEW AND APPROVAL OF
SUBGRADE PRIOR TO PLACEMENT OF LOAM
DESCRIPTION
100 YEAR STORM
25 YEAR STORM
10 YEAR STORM
2 YEAR STORM
1 YEAR STORM
TOP OF POND
BOTTOM OF POND
ELEV.
17.50
16.50
SEDIMENT FOREBAY
17.38
17.40
17.43
17.45
17.49
4" SANDY LOAM & SEED (TYP.)
SHGWT ELEV.: NOT ENCOUNTERED
(>96-INCHES)
TH-3
TH-4
NOT TO SCALE
SEDIMENT FOREBAY & INFILTRATION BASIN - SECTION A-A1
NOT TO SCALE
CRUSHED STONE INFILTRATION TRENCH DETAIL3
DESCRIPTION
100 YEAR STORM
25 YEAR STORM
10 YEAR STORM
2 YEAR STORM
1 YEAR STORM
TOP OF BASIN
BOTTOM OF BASIN
ELEV.
17.50
16.00
16.00
16.00
16.00
16.02
16.77
EXISTING DEPRESSION EXTENSION
SEE PLAN
3:1TOP OF SLOPE 3:1
TOP OF SLOPE
BOTTOM OF SLOPE3:1 3:1
EXTEND CLASS "R-3" RIP-RAP TO
TOE OF DOWN STREAM SLOPEFLOW
FRONT VIEW
SIDE VIEW
TOP OF SLOPE
SEE PLAN
GEOTEXTILE FILTER
FABRIC (MIRAFI 140N
OR APPROVED EQUAL)
GEOTEXTILE FILTER FABRIC (MIRAFI
140N OR APPROVED EQUAL)
15" DEEP RIP-RAP
(CLASS R-3; 4" TO 6" NOMINAL DIA.)
6-INCH-WIDE x 36-INCH-DEEP CAST-IN-PLACE
CONCRETE WEIR (LENGTH PER PLAN)
6" DEEP RIP-RAP BEDDING
(3 4" CRUSHED STONE)
BOTTOM OF EXPOSED WEIR
15" DEEP RIP-RAP
(CLASS R-3; 4" TO 6" NOMINAL DIA.)
6" DEEP RIP-RAP BEDDING
(3 4" CRUSHED STONE)
COMPACT NATIVE BACKFILL
OR COMMON BORROW TO 92%
MODIFIED PROCTOR
18" MIN.
18" MIN.
BOTTOM OF CIP CONCRETE WEIR (EMBED
MIN. 12-INCHES INTO EMBANKMENT)
NOT TO SCALE
CONCRETE WEIR DETAIL2
X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
E
M
WV
GV
MAP 36, LOT 82.1
N/F KISHOR K. PATEL
VOLUME 12505, PAGE 226
(COMMERCIAL USE; ZONE B2)
MAP 36, LOT 82.2.1
N/F JOAO SILVA
VOLUME 31220, PAGE 309
(RESIDENTIAL USE; ZONE B2)
MH
WV
DREW'S WAY
(PRIVATE RIGHT OF WAY ~ 12' WIDTH)
2 STY.
ECONOLODGE MOTEL
No. 59
MAP 36, LOT 76
N/F DIPTI LLC
VOLUME 27426, PAGE 307
(COMMERCIAL USE; ZONE B2)
MAP 36, LOT 71
N/F ROSEANN KELLEHER
VOLUME 21626, PAGE 104
(RESIDENTIAL USE; ZONE B1)
MAP 36, LOT 82.2.2
N/F HUGH VARDAN & JOHN MOYLAN
VOLUME 29158, PAGE 71
(RESIDENTIAL USE; ZONE B2)
1
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GM
BH HEDGES COLUMN
GUY
GASMETER
ELEC.METER
GASMETER
CHAIN LINK FENCE
ACUNIT
ACUNIT
18
17
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6
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UTILITYPOLE (TYP.)
(DENSE WOODS / BRUSH)
EDGE OF PAVEMENT
EDGE OF PAVEMENT
WOOD FENCE
VINYL FENCE
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"RELAX INN"
No. 41
METERPIT
2
0
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ZONE B1
ZONE B2
D D D D D D
D
D
BLDG. SEWER
INV. 15.50
2" - SDR-21 PVC SEWER
15 LF - 4" SCH40
PVC SEWER PIPE
S = 0.02 FT/FT (MIN.)
PROPOSED 1,000 GALLON
ONE COMPARTMENT SEPTIC TANK
PUMP CHAMBER (SEE DETAIL)
INV IN: 14.67
INV OUT: 16.50
TH-3 & 4
(DRAINAGE)
S
SMH #1
RIM: 19.00
INV IN: 15.20 (BLDG)
INV OUT : 15.10 (TANK)
INV OUT: 15.10 (STUB)
S S S S S
CAP SEWER SERVICE FOR
FUTURE CONNECTION
INV: 14.0±
BACKWATER VALVE (CLEAN-CHECK
OR EQUAL) AND CLEANOUT (TYP.)
FFE: 19.50
UG
E
UGE
50 LF - 4" SDR-35
PVC SEWER PIPE
S = 0.02 FT/FT (MIN.)
FM
FM
FM
FM
FM
F
M
EFFLUENT
INTAKE CTL-12
INV IN: 22.32
PROPOSED SOIL ABSORPTION
SYSTEM (SAS) CONSISTING OF (12)
CUR -TECH CTL-12, 4' X 8' UNITS
TOTAL BED SIZE: 48' x 12.75'
4" VENT WITH CHARCOAL
FILTER (SEE DETAIL)
DISTRIBUTION BOX
(DBOX DB-5)
INV IN: 22.50
INV OUT: 22.33
TH-1 & TH-2
(SEPTIC)
INSPECTION PORT
1
8
19
18
1
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16
.
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21
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PROPOSED 2,500 GALLON TWO
COMPARTMENT SEPTIC TANK (SEE DETAIL)
INV IN: 15.00
INV OUT: 14.82
8 LF - 4" SDR-35 PVC SEWER PIPE
S = 0.01 FT/FT (MIN.)
10 LF - 4" SDR-35 PVC SEWER PIPE
S = 0.01 FT/FT (MIN.)
SHEET
DESIGNED BY: WMLJR
DRAWN BY: SEK/SD
CHECKED BY: JAC
DATE:NOV. 2024
PROJECT NO: 19-19v
REVISIONS:
NO. DATE. DESCRIPTION
1 4/2025 DESIGN REVIEW
2 2/5/2026 PERMIT SET
BE
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UTILITY
PLAN
5
SCALE (FEET)
0
1 INCH = FT
10 20 40 80
20
MA. MAINLAND (NAD 83)
DESIGN FLOW CALCULATION:
PER SECTION 15.203: SYSTEM SEWAGE FLOW DESIGN CRITERIA
PROPOSED RETAIL (LIQUOR STORE):
5,115 SF / 1,000 SF x 50 GPD = 256 GPD, USE 260 GPD MIN.
PROPOSED FAMILY DWELLING, MULTIPLE:
TOTAL NUMBER OF BEDROOMS = 4 BEDROOMS
4 BEDROOMS x 110 GPD = 440 GPD
TOTAL DESIGN FLOW = 260 GPD + 440 GPD = 700 GPD
SEPTIC TANKS:
PER SECTION 15.224 MULTIPLE COMPARTMENT TANKS: (2) THE
FIRST COMPARTMENT SHALL BE SIZED FOR A MINIMUM
HYDRAULIC DETENTION TIME OF 48 HOURS BASED ON THE
DESIGN FLOW. (3) THE SECOND COMPARTMENT SHALL BE SIZED
FOR A MINIMUM HYDRAULIC DETENTION TIME OF 24 HOURS
BASED ON THE DESIGN FLOW.
RETAIL + MULTIPLE FAMILY DWELLING DESIGN FLOW: 700 GPD
48 HOUR DETENTION TIME: 1,400 GALLONS
24 HOUR DETENTION TIME: 700 GALLONS
·THEREFORE A 2,500 TWO-COMPARTMENT TANK REQUIRED.
PERCOLATION TEST DATA
HOLE #: DATE: RATE: DEPTH: ELEVATION
1 11/19/2025 2 MIN/IN 60" 22.5900
2 11/19/2025 2 MIN/IN 60" 22.5900
PERFORMED BY: CHARLOTTE SPEAKMAN
WITNESSED BY: BARRY LEWIS, YARMOUTH BOARD OF HEALTH
LEACHFIELD DESIGN:
DESIGN DATA:
DESIGN RATE: <2 MIN/IN
CLASS I SOILS
EFFLUENT LOADING RATE: 0.74 GPD/SF
LEACHING BED:
700 GPD / 0.74 GPD/SF = 946 SF REQUIRED AREA
1 LEACHING BED PROPOSED CONSISTING OF:
2 ROWS OF 6 CUR-TECH GOOD FLOW CTL-12 (4' x 8') UNITS
EACH UNIT PROVIDES 10.57 SF/LF OF TREATMENT AREA
6 UNITS x 8 FT/UNIT x 2 ROWS = 96 LF
96 LF x 10.57 = 1,014.72 SF
1,014.72 > 946 SF OK
SHEET
DESIGNED BY: WMLJR
DRAWN BY: SEK/SD
CHECKED BY: JAC
DATE:NOV. 2024
PROJECT NO: 19-19v
REVISIONS:
NO. DATE. DESCRIPTION
1 4/2025 DESIGN REVIEW
2 2/5/2026 PERMIT SET
BE
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CIVIL
DETAILS I
6
HANDICAPPED
$50.00 FINE
TOWING ENFORCED
REQUIRED
CERTIFICATE
PARKING
VAN
NOTE:
SIGNS ARE TO CONFORM WITH THE MOST RECENT
EDITION OF THE MANUAL ON UNIFORM TRAFFIC
CONTROL DEVICES.
* VAN ACCESSIBLE SIGNS FOR SPACES ADJACENT TO
THE 8' STRIPED ISLE.
SIGN NOTES:
1. SIGN POSTS SHALL BE GALVANIZED STEEL
U-CHANNEL (3 1/2" WIDE-MIN) AND INSTALLED
IN CONFORMANCE TO M.U.T.C.D. AND RHODE
ISLAND STANDARD SPECIFICATIONS.
2. POSTS SHALL BE DRIVEN TO A DEPTH OF 4
FEET (MIN).
3. THE EDGE OF THE SIGN SHALL BE 18" FROM
THE FACE OF THE CURB.
4. WITHIN SIDEWALK LOCATIONS THE SIGN POST
WILL BE INSTALLED WITHIN A 8"X8"X6" SQUARE
BOX FORM.
8
"
6"
26"
27
"
5"
WHITE
2
"
6"
18
"
45°
3'
O
C
STRIPE
4" WHITE
8'8'
20
'
SEE HANDICAP
PAVEMENT
MARKING DETAIL
THIS SHEET
PROPOSED HANDICAP
PARKING SIGN (TYP.)
(SEE DETAIL,THIS SHEET)
CONCRETE CURB
TRANSITION
NOTE:
1. ALL HANDICAP PARKING AND SIGNAGE SHALL BE IN
ACCORDANCE WITH THE AMERICANS WITH DISABILITIES
ACT AND THE MASSACHUSETTS STATE BUILDING CODE.
6" CONCRETE SLAB (4,000 PSI) WITH
HAUNCH, REINFORCED WITH 6 X 6 W 2.1 X
W2.1 W.W.F.
PITCH 1/4"/FOOT
6" GRAVEL BORROW
AA
PLAN VIEW
SECTION A-A
FINISH GRADE
CONTROL JOINT
(TYP.)
10'
10'
EXPANSION RESTRAINT
BAG REMOVAL
CATCH BASIN GRATE
REBAR FOR
SILTSACK
SILTSACK
FLOW FLOW
CATCH BASIN GRATE
Notes:
PLAN VIEW
SECTION VIEW
1. INSTALL SILTSACK IN PROPOSED CATCH BASINS. GRATE TO
BE PLACED OVER SILTSACK. SILTSACK SHALL BE INSPECTED
PERIODICALLY AND AFTER ALL STORM EVENTS AND
CLEANING OR REPLACEMENT SHALL BE PERFORMED
PROMPTLY AS NEEDED.
2. MAINTAIN UNTIL UPSTREAM AREAS HAVE BEEN
PERMANENTLY STABILIZED.
12'
4" CEMENT CONCRETE SIDEWALK
8" GRAVEL BORROW
6x6 W2.1xW2.1 WELDED WIRE FABRIC
NOTES:
1. SHALL BE IN ACCORDANCE WITH ALL APPLICABLE TOWN OF YARMOUTH AND
MASSACHUSETTS DEPARTMENT OF TRANSPORTATION STANDARD
SPECIFICATIONS.
2. EDGE OF SIGN SHALL BE 1'-6" MIN. FROM EDGE OF CURB.
3. INSTALLATION TO BE IN ACCORDANCE WITH THE MANUFACTURER'S
RECOMMENDATIONS.
NOT TO SCALE
SILT SACK SEDIMENT TRAP4
NOT TO SCALE
HANDICAP PARKING SIGNS5
NOT TO SCALE
HANDICAP PAVEMENT MARKING 6 NOT TO SCALE
HANDICAP PARKING STALLS 7
NOT TO SCALE
CEMENT CONCRETE SIDEWALK8
NOT TO SCALE
REGULATORY SIGN MOUNTING DETAIL9 NOT TO SCALE
DUMPSTER PAD DETAIL10
8'
CUT AND REMOVE TOP 50% OF BURLAP &
WIRE BASKET FROM TOPS AND SIDES OF
ROOTBALL
3" BARK MULCH. MULCH
SHOULD NOT BE WITHIN
4" OF TREE TRUNK TRUNK FLARE & TOP OF ROOTBALL SHOULD BE
AT GRADE
REMOVE
DEAD AND
BROKEN
BRANCHES
ONLY
DO NOT CUT LEADER
EXCAVATE SUBSOIL AS REQUIRED TO PLACE
ROOTBALL TO PROPER ELEVATION. PLACE
ROOTBALL DIRECTLY ON COMPACTED OR
UNDISTURBED SUBSOIL.
PLANTING BED 2X WIDER
(MIN.) THAN ROOTBALL.
BACKFILL W/LOAM
TREE STABILIZATION
(SEE DETAIL)
INSTALL TREE PLUMB
SECTION
INSTALL LONG PRONG
UP AGAINST ROOTBALL
INSTALL SHORT PRONG
HALFWAY BETWEEN
TRUNK AND EDGE OF
ROOTBALL
EDGE OF PLANTING SOIL/TREE PIT
TREE
STAPLE
TREE TRUNK
NOTE:
CONTRACTOR SHALL USE CAUTION WITH TREE
STAPLES SO NOT TO BE DRIVEN INTO
SUBGRADE PIPES AND UTILITIES
ROOTBALLPLAN
NOT TO SCALE
TREE PLANTING DETAIL11
SHEET
DESIGNED BY: WMLJR
DRAWN BY: SEK/SD
CHECKED BY: JAC
DATE:NOV. 2024
PROJECT NO: 19-19v
REVISIONS:
NO. DATE. DESCRIPTION
1 4/2025 DESIGN REVIEW
2 2/5/2026 PERMIT SET
BE
C
K
E
R
'
S
P
A
C
K
A
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E
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CIVIL
DETAILS II
7
1% MINIMUM SLOPE
45° BEND
DOWNSPOUT
1' MAX.
FINISH GRADE
SCREEN DETAIL
FASTENER
WYE CONNECTION
REDUCER FITTING
AS REQUIRED
COLLECTION PIPE
(SIZE PER PLAN)
GALVANIZED 1/4 INCH WIRE MESH
SCREEN PIPE CAP W/STAINLESS STEEL
HOSE CLAMP TO SECURE SCREENFINAL
BACKFILL
60"
30"
54"
48"
42"
36"
18"
24"
15"
12"
96"
56"
88"
80"
72"
64"
39"
48"
34"
30"
PIPE DIAM.MIN. TRENCH WIDTH
8"
10"
6"
4"
26"
28"
23"
21"
RECOMMENDED MINIMUM TRENCH WIDTHS
INITIAL
BACKFILL
HAUNCH
BEDDING
SUITABLE
FOUNDATION
HEAVY CONSTRUCTION
(75T AXLE LOAD) *
48"
60"
12"
24"54" - 60"
12" - 48"
PIPE DIAM.
SURFACE LIVE LOADING CONDITION
MINIMUM RECOMMENDED COVER BASED ON
VEHICLE LOADING CONDITIONS
H-25
* VEHICLES IN EXCESS OF 75T MAY REQUIRE ADDITIONAL COVER
NOTES:
1. ALL PIPE SYSTEMS SHALL BE INSTALLED IN ACCORDANCE WITH ASTM D2321, "STANDARD PRACTICE FOR
UNDERGROUND INSTALLATION OF THERMOPLASTIC PIPE FOR SEWERS AND OTHER GRAVITY FLOW APPLICATIONS", LATEST ADDITION
2. MEASURES SHOULD BE TAKEN TO PREVENT MIGRATION OF NATIVE FINES INTO BACKFILL MATERIAL, WHEN REQUIRED.
3. FOUNDATION: WHERE THE TRENCH BOTTOM IS UNSTABLE, THE CONTRACTOR SHALL EXCAVATE TO A DEPTH REQUIRED BY THE ENGINEER AND REPLACE WITH SUITABLE MATERIAL AS SPECIFIED BY THE ENGINEER.
AS AN ALTERNATIVE AND AT THE DISCRETION OF THE DESIGN ENGINEER, THE TRENCH BOTTOM MAY BE STABILIZED USING A GEOTEXTILE MATERIAL.
4. BEDDING: SUITABLE MATERIAL SHALL BE CLASS I, II OR III. THE CONTRACTOR SHALL PROVIDE DOCUMENTATION FOR MATERIAL SPECIFICATION TO ENGINEER. UNLESS OTHERWISE NOTED BY THE ENGINEER,
MINIMUM BEDDING THICKNESS SHALL BE 4" (100mm) FOR 4"-24" (100mm-600mm); 6" (150mm) FOR 30"-60" (750mm-900mm).
5. INITIAL BACKFILL: SUITABLE MATERIAL SHALL BE CLASS I, II OR III IN THE PIPE ZONE EXTENDING NOT LESS THAN 6" ABOVE CROWN OF PIPE. THE CONTRACTOR SHALL PROVIDE DOCUMENTATION FOR MATERIAL
SPECIFICATION TO ENGINEER. MATERIAL SHALL BE INSTALLED AS REQUIRED IN ASTM D2321, LATEST EDITION.
6. MINIMUM COVER: MINIMUM COVER, H, IN NON-TRAFFIC APPLICATIONS (GRASS OR LANDSCAPE AREAS) IS 12" FROM THE TOP OF PIPE TO GROUND SURFACE. ADDITIONAL COVER MAY BE REQUIRED TO PREVENT
FLOTATION. FOR TRAFFIC APPLICATIONS, MINIMUM COVER, H, IS 12" UP TO 48" DIAMETER PIPE AND 24" OF COVER FOR 54"-60" DIAMETER PIPE, MEASURED FROM TOP OF PIPE TO BOTTOM OF FLEXIBLE PAVEMENT OR
TO TOP OF RIGID PAVEMENT.
MINIMUM RECOMMENDED COVER BASED
ON RAILWAY LOADING CONDITIONS
** COVER IS MEASURED FROM TOP OF PIPE TO BOTTOM
OF RAILWAY TIE.
*** E-80 COVER REQUIREMENTS, ARE ONLY APPLICABLE
TO ASTM F 2306 PIPE.
MIN. TRENCH WIDTH
(SEE TABLE)
4" FOR 12"-24" PIPE
6" FOR 30"-60" PIPE
6"
MIN. COVER TO
RIGID PAVEMENT, H MIN. COVER TO
FLEXIBLE PAVEMENT, H
SPRINGLINE
NOT TO SCALE
24" NYLOPLAST DRAIN BASIN DETAIL12 NOT TO SCALE
NYLOPLAST SOLID COVER DETAIL13
NOT TO SCALE
DRAIN PIPE TRENCH INSTALLATION DETAIL15
NOT TO SCALE
DOWNSPOUT LEADER CONNECTION DETAIL16
O.D.
2'-0" TYP.
2'-0" MAX
TRENCH EXCAVATION
2'-0" TYP.
PRECAST REINFORCED CONCRETE
MANHOLE BASE
FORMED BRICK INVERT
CONSTRUCTED WITH BRICK LAID AS
STRETCHERS AND ON EDGE
TO FUTURE SEWER
CONNECTION
TO SEPTIC
48"
BB
2'
48"
FINISH GRADE
MANHOLE FRAME & COVER SHALL BE
EAST JORDAN IRON WORKS PRODUCT
NO. 00211046C02, OR APPROVED
EQUAL,WITH THE WORD "SEWER" CAST
INTO THE COVER
30"
OPENING CEMENT
MORTAR
BITUMASTIC COATING
ON EXTERIOR
RUBBER O-RING GASKET OR
PREFORMED FLEXIBLE JOINT
SEALANT BETWEEN MANHOLE
SECTIONS
PRECAST CONCRETE
MANHOLE RISERS AS
REQUIRED
NOTES:
1. ALL LIFTING HOLES TO BE PLUGGED IN AND OUT WITH HYDRAULIC CEMENT.
2. ALL JOINTS TO BE HYDRAULICALLY CEMENTED.
3. BACKFILL TO BE SCREENED WITH NO STONES LARGER THAN 2" DIAMETER.
KOR-N-SEAL (OR EQUAL)
JOINT SLEEVE (TYP.)
FORMED BRICK INVERT
HIGHEST PIPE
SLOPE
PRECAST CONCRETE
MANHOLE CONE SECTION
AS REQUIRED
SECTION B-B
3/4-INCH CRUSHED
STONE BEDDING SHALL
BE PLACED A MINIMUM
OF 12" UNDER
MANHOLE BASE
ADJUST TO GRADE WITH 2 BRICK
COURSES MIN., 4 BRICK COURSE MAX
WITH 38" MORTAR JOINTS.
BED FRAME IN FULL 38" MIN. MORTAR BED
PLASTIC COATED STEEL
MANHOLE STEPS 12" ON CENTER
NOT TO SCALE
TYPICAL SEWER MANHOLE DETAIL18
NOT TO SCALE
1,000 GAL. SEPTIC TANK DETAIL17
NOTES:
1. IF UNSUITABLE MATERIALS ARE ENCOUNTERED AT SUBGRADE
ELEVATION, THE CONTRACTOR SHALL NOTIFY THE ENGINEER.
THE DEPTH OF UNSUITABLE MATERIAL TO BE REMOVED WILL
BE DETERMINED IN THE FIELD. THE CONTRACTOR SHALL
REMOVE AND PROPERLY DISPOSE THE UNSUITABLE MATERIALS
AND REPLACE WITH SUITABLE MATERIAL APPROVED BY THE
ENGINEER.
2. MINIMUM COMPACTION FOR GRAVEL BORROW SUB-BASE AND
SUBGRADE: 95% MODIFIED PROCTOR.
12" GRAVEL BORROW, PLACED
AND COMPACTED IN TWO,
UNIFORM LOOSE LIFTS
1.75" BITUMINOUS CONCRETE
SURFACE COURSE (CLASS 9.5)
2.25" BITUMINOUS CONCRETE
BASE COURSE (CLASS 12.5)
CONTRACTOR SHALL NOTIFY ENGINEER OF
ANY UNSUITABLE MATERIAL FOUND DURING
EXCAVATION. UNSUITABLE MATERIAL TO BE
REMOVED AND DISPOSED TO A DEPTH
DETERMINED IN THE FIELD BY THE ENGINEER.
ASPHALT TACK COAT
COMPACTED SUBGRADE
NOT TO SCALE
BITUMINOUS CONC. PAVEMENT14
TEMP. BLOCKING
16.24
9.32
14.8215.00
2,500 GAL. TWO COMPARTMENT
SEPTIC TANK
ELEVATION OVER SEPTIC TANK: 18.00
FROM BUILDING TO 1000 GALLONS
PUMP CHAMBER
24" Ø RISER TO GRADE WITH H-20
LOADED FRAME AND COVER (TYP.)
PIPES SHALL BE CONNECTED WITH
A WATERTIGHT SEALED FLEXIBLE
JOINT FASTENED WITH A STAINLESS
STEEL RETRACTABLE CLAMP
BUILDING SEWER
4" SDR 35 PVC PIPE
S = 0.01 FT/FT
3
4
"
1
0
"
M
I
N
.
PIPES SHALL BE CONNECTED WITH A WATERTIGHT
SEALED FLEXIBLE JOINT FASTENED WITH A
STAINLESS STEEL RETRACTABLE CLAMP
6
0
"
L
I
Q
U
I
D
L
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V
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L
PROPOSED
GAS TRAP
NOT TO SCALE
SEPTIC TANK TYPICAL SECTION19
4
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SHEET
DESIGNED BY: WMLJR
DRAWN BY: SEK/SD
CHECKED BY: JAC
DATE:NOV. 2024
PROJECT NO: 19-19v
REVISIONS:
NO. DATE. DESCRIPTION
1 4/2025 DESIGN REVIEW
2 2/5/2026 PERMIT SET
BE
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CIVIL
DETAILS III
8
NOTES:
1. IF UNSUITABLE MATERIALS ARE ENCOUNTERED AT SUBGRADE
ELEVATION, THE CONTRACTOR SHALL NOTIFY THE ENGINEER.
THE DEPTH OF UNSUITABLE MATERIAL TO BE REMOVED WILL
BE DETERMINED IN THE FIELD. THE CONTRACTOR SHALL
REMOVE AND PROPERLY DISPOSE THE UNSUITABLE MATERIALS
AND REPLACE WITH SUITABLE MATERIAL APPROVED BY THE
ENGINEER.
2. MINIMUM COMPACTION FOR GRAVEL BORROW SUB-BASE AND
SUBGRADE: 95% MODIFIED PROCTOR.
12" GRAVEL BORROW, PLACED
AND COMPACTED IN TWO,
UNIFORM LOOSE LIFTS
1.75" BITUMINOUS CONCRETE
SURFACE COURSE (CLASS 9.5)
2.25" BITUMINOUS CONCRETE
BASE COURSE (CLASS 12.5)
CONTRACTOR SHALL NOTIFY ENGINEER OF
ANY UNSUITABLE MATERIAL FOUND DURING
EXCAVATION. UNSUITABLE MATERIAL TO BE
REMOVED AND DISPOSED TO A DEPTH
DETERMINED IN THE FIELD BY THE ENGINEER.
ASPHALT TACK COAT
COMPACTED SUBGRADE
6'-0"
1'
-
6
"
9"
3 1/2"
5/8"x2 1/4"
DOWEL SOCKET
7"
NORMAL
GUTTER LINE
1/2"Ø x 4" EPOXY COATED DOWEL 10"
6 1/2"1/2"
160
'
-
0
"
MAX
.
R=
CIRCULAR CURB
1"
NOTES:
1. SHALL BE IN ACCORDANCE WITH ALL APPLICABLE TOWN OF YARMOUTH AND
MASSACHUSETTS DEPARTMENT OF TRANSPORTATION STANDARD SPECIFICATIONS.
2. MINIMUM LENGTH OF STRAIGHT OR CIRCULAR FILLER PIECES TO BE 3'-0".
3. EXPOSED SURFACES TO HAVE A SPONGE FLOAT FINISH.
4. CIRCULAR CURB IS REQUIRED ON CURVES WITH RADII OF 160'-0" OR LESS.
STRAIGHT CURB TO BE USED ON CURVES OF MORE THAN 160'-0" RADIUS.
5. EXPOSED EDGES TO HAVE A 3/4" CHAMFER.
2 1/4"
6"
GUTTER LINE
1'-6"
3'-0"
10
"
7"
1/2"
2 1/4"
Ø x
DOWEL SOCKET
5/8"
3 1/2"
9"
6 1/2"
(SEE NOTE 2)
NOTES:
1. SHALL BE IN ACCORDANCE WITH ALL APPLICABLE TOWN OF YARMOUTH AND
MASSACHUSETTS DEPARTMENT OF TRANSPORTATION STANDARD SPECIFICATIONS.
2. DRAWING SHOWS TRANSITION CURB FOR ONE DIRECTION, FOR OTHER DIRECTION
USED OPPOSITE HAND AND INCLUDE A 1/2" Ø X 4" EPOXY COATED DOWEL.
3. EXPOSED SURFACES TO HAVE A SPONGE FLOAT FINISH.
4. EXPOSED EDGES TO HAVE A 3/4" CHAMFER.
5. LEFT AND RIGHT SECTIONS SHALL BE INSTALLED AS REQUIRED.
10
"
6'-0"
1'-6"
GUTTER LINE
6 1/2"6"
2 1/4"
6"
9"
3 1/2"
5/8"
DOWEL
Ø x
2 1/4"
1/2"
7"
SOCKET
(SEE NOTE 2)
NOTES:
1. SHALL BE IN ACCORDANCE WITH ALL APPLICABLE TOWN OF YARMOUTH AND
MASSACHUSETTS DEPARTMENT OF TRANSPORTATION STANDARD SPECIFICATIONS.
2. DRAWING SHOWS TRANSITION CURB FOR ONE DIRECTION. FOR OTHER DIRECTION
USE OPPOSITE HAND AND INCLUDE A 1/2-INCH Ø 4-INCH EPOXY COATED DOWEL.
3. EXPOSED SURFACES TO HAVE A SPONGE FLOAT FINISH.
4. EXPOSED EDGES TO HAVE A 3/4-INCH CHAMFER.
LEGEND
COLOR BACKGROUND
COPY
M.U.T.C.D. SIGN NUMBER
SIGN
DIMENSION
WHITE
RED
R1-1
STOP
24"
24"WIDTH
HEIGHT
R5-1
30"
30"
RED
WHITE
DO
ENTER
NOT
RED
WHITE
RED
NOT TO SCALE
PRECAST CONCRETE CURB20
NOT TO SCALE
3'-0 PRECAST CONCRETE TRANSITION CURB21 NOT TO SCALE
6'-0 PRECAST CONCRETE TRANSITION CURB22
NOT TO SCALE
REGULATORY SIGN DETAILS26
NOT TO SCALE
PUMP CHAMBER TANK SECTION25
NOT TO SCALE
CUR-TECH SYSTEM PROFILE-SECTION B-B28
NOT TO SCALE
CUR-TECH CTL-12 TYPICAL SECTION24
24" Ø RISER
WITH H-20 LOADED
FRAME & COVER
30" Ø RISER WITH H-20
LOADED FRAME & COVER
PUMP & HIGH WATER ALARM
TO BE PLACED ON SEPARATE
ELECTRICAL CIRCUITS
3
'
M
I
N
.
S
E
P
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T
I
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S
H
G
W
T
1
8
"
M
I
N
.
2" SDR 21 PVC PIPE
FROM LIFT TANK
4" SCH-40 FROM DBOX
S = LAID FLAT
PROPOSED FINISH GRADE
OVER LEACH FIELD
ELEV. 24.00
INV. IN: 22.50
INV: 22.32
CUR-TECH CTL-12
LEACHING BED
(8) 4' X 8' UNITS
BED SIZE: 48' X 12.75'
TOP OF CHAMBERS
ELEV. 22.82
GEOTEXTILE
FILTER FABRIC
VENT WITH
CHARCOAL
FILTER
4" VENTILATION
MANIFOLD
10 INCHES MIN.
CONTRACTOR TO BACKFILL VOIDS BETWEEN ABS INJECTION
MOLDED FINS USING ASTM C-33 CONCRETE SAND
SHWT: NONE ENCOUNTERED (OWTS TH-1)
INSPECTION PORT (TYP.)
SEE UTILITY PLAN FOR LOCATIONS
INV. OUT: 22.33
PROPOSED 9-OUTLET
DISTRIBUTION
BOX WITH BAFFLE AND
WATERTIGHT RISER
FILL MATERIAL PER 310 CMR
DEPARTMENT OF ENVIRONMENTAL PROTECTION
SEC. 15.255 (3) (SEE NOTE)
REMOVE AND DISPOSE ALL TOPSOIL AND SUBSOIL (A AND B
HORIZONS) AND ALL FILL MATERIAL FROM SAS FOOTPRINT AND
WITHIN A 5-FT PERIMETER AROUND THE SAS FOOTPRINT; REPLACE
WITH FILL MATERIAL PER 310 CMR SEC. 15.255 (3) (SEE NOTE)
ELEV: 21.65
BOTTOM OF CLT-12
LEGDE: NONE ENCOUNTERED (OWTS TH-1)
PLACE 12" MIN., (6" MIN. ON LEDGE) OF CRUSHED STONE, LEVEL AND
COMPACT ENTIRE SURFACE. TANK SHALL BE PLACED LEVEL, WELL
SEATED, AND UN-DAMAGED. VACUUM TEST OR FILL WITH CLEAN
WATER, NOTE DEPTH TO SURFACE, 24HRS NOTE ANY DROP.
EFFLUENT DISCHARGE
COLD WEATHER
DISCHARGE ASSEMBLY
1,000 GAL.
ORENCO BIOTUBE
PROPAK PUMP PACKAGE
2 COMPARTMENT TANK
OSI EFFLUENT PUMP PF100511
24" DIA. PVC RISER & LID
2"
HIGH WATER ALARM/OVERRIDE TIMER
9.92
4" SCH 40 PVC
INLET TEE
ELEVATION OVER TANK: 18.90 MIN.
SCH 80 PVC
ELECTRICAL
CONDUIT
15.92
14.67 14.50
EMERGENCY STORAGE (1 DAY)
11.75
PUMP OFF 11.50PUMP ON
VOLUME PER DOSE
LEACHFIELD VOLUME
2 ROWS X 48 FT = 96 FT
V = πr²L = π(.17)² X 96 = 8.72 FT³
DOSE 60% TO 75% OF LEACHFIELD VOLUME
0.60 X 8.72 = 5.23 FT³
0.75 X 8.72 = 6.54 FT³
USE 6.0 FT³
6.0 FT³ X 7.481 GAL/FT³ = 44.88 GALLONS PER DOSE
16.50
PIPE INSULATION
(IF NEEDED)
PIPES SHALL BE CONNECTED WITH
A WATERTIGHT SEALED FLEXIBLE
JOINT FASTENED WITH A STAINLESS
STEEL RETRACTABLE CLAMP.
FROM SEPTIC TANK
4" SCH 40 PVC PIPE
1,000 GALLON SEPTIC TANK INSIDE AREA: 8.5 FT X 4 FT = 34 SF
34 SF X 7.481 GAL/FT³ = 254.35 GAL/FT / 12 IN = 21.20 GAL/IN
FORCE MAIN DIMENSIONS: 106 FT X 2 IN
DRAIN BACK VOLUME: 2.29 CU. FT = 17.16 GAL
HIGH WATER ALARM/ OVERRIDE TIMER SET AT 2" BELOW INVERT IN.
EMERGENCY STORAGE CAPACITY OF 1 DAY:
700 GAL/DAY / 21.20 GAL/IN = 33"
PUMP ON TO BE SET 33" BELOW HIGH WATER ALARM/OVERRIDE TIMER
DRAW DOWN:
44.88 + 17.16 = 62.04
62.04 GALLONS / 21.20 GAL/IN = 2.92"
PUMP OFF TO BE SET 3" BELOW PUMP ON
CUR-TECH SYSTEM PROFILE
NTS
PUMP CALCULATIONS
NOT TO SCALE
1,000 SF ONE-COMPARTMENT PUMP TANK27
10.42
NOT TO SCALE
TRENCH DRAIN DETAIL23
BECKER'S PACKAGE STORE
55 MA-28
WEST YARMOUTH, MA
APRIL 18, 2025
AHARONIAN
& ASSOCIATES, INC.
ARCHITECTS
55 MA-28
WEST YARMOUTH, MA
MAY 20, 2025
BECKER'S
PACKAGE STOREAHARONIAN
& ASSOCIATES, INC.
ARCHITECTS
AHARONIAN
& ASSOCIATES, INC.
ARCHITECTS 55 MA-28
WEST YARMOUTH, MA
MAY 20, 2025
BECKER'S
PACKAGE STORE
AHARONIAN
& ASSOCIATES, INC.
ARCHITECTS 55 MA-28
WEST YARMOUTH, MA
MAY 20, 2025
BECKER'S
PACKAGE STORE
55 MA-28
WEST YARMOUTH, MA
MAY 20, 2025
BECKER'S
PACKAGE STOREAHARONIAN
& ASSOCIATES, INC.
ARCHITECTS
55 MA-28
WEST YARMOUTH, MA
MAY 20, 2025
BECKER'S
PACKAGE STOREAHARONIAN
& ASSOCIATES, INC.
ARCHITECTS
Project Narrative and
Stormwater Management Report
For
Becker’s Package Store Redevelopment
A Proposed Mixed-Use Building Consisting of One
Existing Commercial Unit & Two New Residential Units
55 Route 28
West Yarmouth, MA
AP 36, Lots 77-79
Prepared for:
Huzafia Corporation
58 Anchor Lane
Cotuit, MA 02635
Image Courtesy of Aharonian & Associates, Inc.
Submission Date:
February 2026
Submitted by:
Project Narrative and Stormwater Management Report February 2026
Becker’s Package Store Redevelopment - Mixed-Use Building
55 Route 28, West Yarmouth, MA
1
TABLE OF CONTENTS
1 INTRODUCTION ..................................................................................................... 2
2 SITE LOCATION AND PHYSICAL DESCRIPTION ......................................... 3
2.1 Soil Classification ................................................................................................. 4
2.2 Flood Zone Classification ..................................................................................... 5
2.3 Natural Resource Inventory .................................................................................. 6
2.4 Easements ............................................................................................................. 6
2.5 Zoning ................................................................................................................... 6
2.6 Existing Utilities ................................................................................................... 7
3 PROPOSED SCOPE OF WORK ............................................................................ 7
3.1 General .................................................................................................................. 7
3.2 Zoning ................................................................................................................... 8
3.3 Utilities .................................................................................................................. 9
3.4 Local Permit Requirements................................................................................... 9
3.4.1 Yarmouth Site Plan Review Committee ....................................................... 9
3.4.2 Yarmouth Design Review Committee .......................................................... 9
3.4.3 Yarmouth Historic Commission ................................................................... 9
3.4.4 Planning Board.............................................................................................. 9
3.4.5 Zoning Board of Appeals (ZBA) ................................................................ 10
3.4.6 Town of Yarmouth Department of Public Works....................................... 10
3.4.7 Town of Yarmouth Water Department ....................................................... 10
3.4.8 Town of Yarmouth Health Agent ............................................................... 10
4 STORMWATER MANAGEMENT PLAN .......................................................... 10
4.1 Compliance with Yarmouth Stormwater Management Regulations .................. 10
4.2 Existing Conditions ............................................................................................. 10
4.3 Proposed Conditions ........................................................................................... 11
4.4 Results Summary ................................................................................................ 12
5 Results and Conclusions ......................................................................................... 14
APPENDICES
Appendix A: Test Hole Location Map and Logs
Appendix B: Existing Condition Watershed Map
Appendix C: Existing Condition HydroCAD Calculations
Appendix D: Proposed Condition Watershed Map
Appendix E: Existing Condition HydroCAD Calculations
Project Narrative and Stormwater Management Report February 2026
Becker’s Package Store Redevelopment - Mixed-Use Building
55 Route 28, West Yarmouth, MA
2
1 INTRODUCTION
On behalf of Huzafia Corporation, Joe Casali Engineering, Inc. (JCE) has prepared the
following Project Narrative and Stormwater Management Report to identify existing and
proposed site conditions related to a proposed land development project located at 55
Route 28 consisting of a new 7,964 sq. ft. total gross floor area (5,115 sq. ft. footprint),
two-story, mixed-use building with a basement (4,174 sq. ft.). The following report has
been prepared to discuss existing conditions, proposed conditions, and the permitting path
for the proposed project.
The exiting structure located at 55 Route 28 is a one-story commercial building occupied
by “Becker’s Package Store.” While the building was constructed in 1935, it is not listed
on the National Register of Historic Places. A portion of the existing structure will be
razed to accommodate the new building addition, while the remaining portion of the
building will be renovated. The first floor will be occupied Becker’s Package Store. The
proposed second floor will be occupied by two, two-bedroom residential units. The three
(3) lots will be combined per Zoning Bylaw §104.3.5(5) as an 81X Perimeter Plan.
Project Narrative and Stormwater Management Report February 2026
Becker’s Package Store Redevelopment - Mixed-Use Building
55 Route 28, West Yarmouth, MA
3
2 SITE LOCATION AND PHYSICAL DESCRIPTION
The project site consists of three (3) properties. Based on a October 2024 Boundary
Survey performed by Waterman Engineering Company, AP 36, Lot 77 has a physical
address of 55 Route 28 in West Yarmouth, Massachusetts and an area of 37,669 square
feet (0.865 acres). AP 36, Lot 78 has a physical address of 49 Route 28 and an area of
9,711 square feet (0.223 acres). AP 36, Lot 79 has a physical address of 10 Drew’s Way
and an area of 51,026 square feet (1.171 acres). The site contains a total of 98,406 square
feet (2.26 acres) and has frontage on Route 28 (Main Street) to the north. The project site
is bound by AP 36, Lot 76 (“EconoLodge Motel”) and AP 36, Lot 70 (vacant municipal
land) to the east; AP 36, Lot 71 (single-family dwelling) to the east and south; AP 6, Lot
80 (single-family dwelling) to the south; and AP 36, Lots 82.2.1 and 82.2.2 (single-family
dwellings), and AP 36, Lot 82.1 (“Relax Inn” motel). Refer to Figure 1 – Locus Map
below.
Figure 1 – Locus Map
NOT TO SCALE
Relax
Inn
Drew’s Way
(Private Roadway)
LOT
79
LOT
77
LOT
78 Econo-
Lodge
Days
Inn
LOT
82.1
LOT
82.2.1
LOT
82.2.2
LOT
71
LOT
80
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55 Route 28, West Yarmouth, MA
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Lot 77 currently consists of a one-story, commercial structure occupied by Becker’s
Package Store with associated parking areas. The remainder of the site is wooded / brush
areas. Lot 78 currently consists of the remaining portion of the existing parking lot. Lot 79
is vacant with wooded / brush areas. A 12-foot-wide private right of way entitled “Drew’s
Way” is located along the western property line of Lots 78 and 79.
2.1 Soil Classification
According to the Web Soil Survey (WSS) operated by the US Department of Agriculture
Natural Resources Conservation Service (NRCS), produced by the National Cooperative
Soil Survey, the soils on-site consist entirely of Carver coarse sand, 3-8% slopes (252B).
252B soils consist of sandy glaciofluvial deposits. These soils have a low runoff class and
are excessively drained. These soils have been assigned to the Hydrologic Soil Group
‘A’.
Figure 2 – Soils Map
NOT TO SCALE
Site Location
Soil Map Unit
252A
252B
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55 Route 28, West Yarmouth, MA
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Soil evaluations were completed on November 19, 2025 by Charlotte Speakman of
Speakman Excavating, LLC and witnessed by Barry Lewis of the Yarmouth Board of
Health to be utilized for the drainage design and the new on-site wastewater treatment
system (OWTS). Four (4) test holes were completed within the project site. Due to the size
of the test holes from caving, the health agent stated TH-1 can be identified as TH-1 and
TH-2 for septic, and TH-3 can be identified as TH-3 and TH-4 for drainage. No
groundwater or ledge was encountered. The septic test hole was determined to have a
percolation rate greater than 2 minutes per inch. The location and test hole logs are
included in Appendix A.
2.2 Flood Zone Classification
The subject parcel is located on the Flood Insurance Rate Map (FIRM) for Barnstable
County, Massachusetts (all jurisdictions) Panel 567 of 875, Town of Yarmouth, Map
Number 25001C0567J, effective July 16, 2014. Based on this FIRM, the site and all
adjacent sites are identified as Zone X – areas determined to be outside of the 0.2%
annual-chance flood hazard area.
Figure 3 – Flood Map
NOT TO SCALE
Site Location
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55 Route 28, West Yarmouth, MA
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2.3 Natural Resource Inventory
According to the MassMapper GIS, there are no wetland features within or adjacent to the
subject parcels. In addition, the subject parcel is not located within any known historic
planning district, land conservation area or natural heritage area.
The site is located within the Lewis Bay Watershed. Stormwater runoff from the site
appears to sheet flow to an existing depression located on-site.
2.4 Easements
Based on the October 2024 Boundary Survey performed by Waterman Engineering
Company, the project site may be subject to the following easements, rights of way or
agreements of record:
• Rights and rights of others in, to and across that 12-foot-wide private right of way
known as Drew’s Way” as described in Volume 460, Page 431 and Volume 456,
Page 25.
• Easements may exist for the utility poles and overhead wires depicted on the
survey (no records found).
2.5 Zoning
According to the Town of Yarmouth Zoning Bylaw and Zoning Map, the subject
properties are currently located within the B2 Business Zone.
The following are the current dimensional requirements for the B2 Zone:
Requirement B2 Zone Req’d
Minimum Lot Size 20,000 square feet
Minimum Frontage 125 ft.
Minimum Front Yard 30 ft.
Maximum Side Yard 25 ft.
Minimum Rear Yard 20 ft.
Maximum Building Coverage 25%
Maximum Impervious Coverage 70%
Maximum Shape Factor 22
While the project site is also located within the Hotel/Model Overlay District 1 (HMOD1)
and the Revitalization Overlay District (R.O.A.D.), it has been determined by the Site Plan
Project Narrative and Stormwater Management Report February 2026
Becker’s Package Store Redevelopment - Mixed-Use Building
55 Route 28, West Yarmouth, MA
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Review Committee that these overlays are not applicable to this project. The project site is
also located within the Aquifer Protection District.
2.6 Existing Utilities
Water: An 8-inch water main and a 16-inch water main exist within Main Street (Route
28). There is an existing 5/8-inch water service currently servicing the existing building.
This water main is owned and maintained by the Yarmouth Water Department.
The closest fire hydrant is located approximately 100 feet west of the subject property, on
the opposite side of the street on Main Street.
Sewer: There is currently no sewer available to the project site at this time. The existing
building is currently serviced by an on-site wastewater treatment system (OWTS).
Drainage: A public drainage main exists within Main Street. It appears the majority of
stormwater runoff from the site sheet flows in a southerly direction to an existing
depression within the site.
Gas: A 6-inch PE gas main exists within Main Street. A 1/2-inch gas service provides
gas to the existing building. These gas mains are owned and maintained by National Grid.
Electric/Communications: Electric and communications services are available to the
subject site via overhead lines on the north side of Main Street; owned and maintained by
Eversource Energy.
3 PROPOSED SCOPE OF WORK
3.1 General
The proposed project consists of approximately 7,964 sq. ft. total gross floor area (5,115
sq. ft. footprint), two-story, mixed-use building with a basement consisting of one (1)
commercial unit and 2 residential units on the subject property. The two (2) residential
units have been designed as two-bedroom units with one (1) bathroom each. The
residential units will be located on the second floor, accessed via a stairwell that has its
own separate means of access and egress separate from the commercial unit, located at the
rear of the building. A portion of the existing structure will be razed to accommodate the
new building addition, while the remaining portion of the building will be renovated. The
first floor will be occupied Becker’s Package Store.
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55 Route 28, West Yarmouth, MA
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Access to the development will be provided via Main Street. The existing parking lot
serving the site will be redesigned to accommodate the new building and the proposed
change in use. 13 parking spaces are provided at the rear of the building for the residents
and employees. The main parking lot provides parking for 17 vehicles, including one (1)
van-accessible parking space and one (1) standard accessible parking space to comply
with the Americans Disabilities Act.
3.2 Zoning
As discussed previously, the subject property is located within the B2 Business Zone. The
proposed mixed-use development is allowed by-right so long as the proposed multi-family
use is in accordance with the provisions of Section 404 of the Zoning Bylaws.
The following are the current dimensional requirements for the B2 Zone:
Requirement B2 Zone Req’d Proposed (Lots 77 -79)
Minimum Lot Size 20,000 square feet 98,406 sq. ft.
Minimum Frontage 125 ft. 179.72 ft.
Minimum Front Yard 30 ft. 12.3 ft.1
Maximum Side Yard 25 ft. 7.5 ft.2
Minimum Rear Yard 20 ft. 341.8 ft.
Maximum Building Coverage 25% 5.2%
Maximum Impervious
Coverage 70% 25.6%
Maximum Shape Factor 22 26.1
Notes:
1. Pre-existing, non-conforming condition.
2. Relief requested to extend a pre-existing, non-conforming condition.
The Applicant seeks the following Special Permit with variance for this project:
• To extend/maintain the existing/non-conforming nature of the existing
building (side yard and front yard).
• Special Permit requested to allow a duplex within the B2 Zoning District.
• Relief requested from one in-lot tree required for every eight (8) cars.
The project has been designed to adhere to the Yarmouth Architectural and Site Design
Standards. Street trees are proposed to further define the street edge. A second story has
been added to the building to accommodate a mix of uses. The potential loading area has
been sited outside the primary visual corridors.
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Becker’s Package Store Redevelopment - Mixed-Use Building
55 Route 28, West Yarmouth, MA
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3.3 Utilities
Water: The proposed redevelopment will require a new domestic water service
connection and a new fire protection service connection from the existing water main in
Main Street. Review and approval of the proposed domestic and fire protection service
designs will be required by Town of Yarmouth Water Department.
Sewer: The existing septic will need to be removed and disposed of to accommodate the
building addition. The proposed redevelopment will require a new septic system to service
the expanded mercantile and new residential use. Review and approval are required by
the Yarmouth Health Agent in accordance with Massachusetts Title V Regulations.
It should be noted that plans are in place for public sewer infrastructure to be installed
within the adjacent highway, however the timeframe on the installation is unknown and
does not appear to be occurring within the next 2 years.
Drainage: The proposed redevelopment will require a Stormwater Management Permit
filing with the Department of Public Works.
Gas/Electric/Communications: Existing gas, electric and communications services will be
maintained from existing infrastructure within or along Main Street.
3.4 Local Permit Requirements
3.4.1 Yarmouth Site Plan Review Committee
The proposed mixed-use building was reviewed by the Site Plan Review Committee under
Formal Site Plan Review on December 3, 2024.
3.4.2 Yarmouth Design Review Committee
The proposed mixed-use building was reviewed by the Design Review Committee under
Formal Review on May 6, 2025.
3.4.3 Yarmouth Historic Commission
The proposed mixed-use building was reviewed by the Historic Commission at the July
30, 2025 meeting.
3.4.4 Planning Board
The proposed mixed-use building will need to be reviewed by the Town of Yarmouth’s
Planning Board for a Special Permit to allow a two-family dwelling use in the B2 Zoning
District.
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55 Route 28, West Yarmouth, MA
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3.4.5 Zoning Board of Appeals (ZBA)
The proposed mixed-use building will need to be reviewed by the Town of Yarmouth’s
Zoning Board of Appeals (ZBA) for a Special Permit with a variance for an extension of a
non-conforming structure (front and side yard setbacks).
3.4.6 Town of Yarmouth Department of Public Works
The proposed development will need to submit a Stormwater Management Permit filing
with the Department of Public Works.
3.4.7 Town of Yarmouth Water Department
The proposed project will require review and approval from the Water Department for the
new domestic and fire protection water services.
3.4.8 Town of Yarmouth Health Agent
The proposed development will require approval from the Yarmouth Health Agent for the
new septic system.
4 STORMWATER MANAGEMENT PLAN
4.1 Compliance with Yarmouth Stormwater Management Regulations
The project is subject to the requirements of the Town of Yarmouth, Massachusetts,
Stormwater Management Regulations (July 2021). Per the Yarmouth Stormwater
Management Regulations, the project requires a Stormwater Management Permit from
the Yarmouth Department of Public Works (DPW).
4.2 Existing Conditions
The existing site is composed of two (1) watershed areas, discharging to two (2) design
points, as shown on the Existing Conditions Watershed Map included in Appendix B.
Under existing conditions, there is not a stormwater system servicing the project site.
Existing HydroCAD Calculations are included in Appendix C.
Design Point 1 – Public Drainage System within Main Street
Watershed 1 consists of 27,870 square feet within the northern portion of the subject
parcel. This watershed includes the parking area and the majority of the existing rooftop.
This area has been assigned a minimum Time of Concentration (TC) of 7.1 minutes and a
Composite Runoff Number (CN) of 75. Stormwater runoff from this area flows to an
Project Narrative and Stormwater Management Report February 2026
Becker’s Package Store Redevelopment - Mixed-Use Building
55 Route 28, West Yarmouth, MA
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existing catch basin within Main Street (Design Point 1). Stormwater runoff from this area
is ultimately conveyed to Mill Pond.
Design Point 2 – Existing Topographic Depression
Watershed 2 consists of 120,192 square feet within the southern portion of the subject
parcel and some adjacent properties. This watershed includes mostly wooded areas
within the rear of the site. This area has been assigned a Time of Concentration (TC) of
32.3 minutes and a Composite Runoff Number (CN) of 44. Stormwater runoff from this
area flows to an existing topographic depression within the site (Design Point 2).
4.3 Proposed Conditions
The redevelopment project includes the renovation and expansion of the existing Becker’s
Package Store into a 7,964 sq. ft. total gross floor area (5,115 sq. ft. footprint), two-story,
mixed-use building with a basement consisting of one (1) commercial unit and 2
residential units. The project scope also includes improvements to the existing parking lot,
new sidewalk areas, stormwater management improvements, utility modifications and
landscaping improvements.
In general, the proposed drainage patterns mimic existing conditions, discharging to the
same design points as under existing conditions. The proposed project site is comprised of
five (5) subwatersheds, as shown on the Proposed Conditions Watershed Map included in
Appendix D. Water quality is achieved through one (1) crushed stone infiltration trench
and an infiltration basin. The proposed stormwater management system has been designed
to capture and treat the water quality volume in addition to reducing the peak stormwater
runoff rates and volumes associated with the proposed building addition and parking lot
improvements. Proposed HydroCAD Calculations are included in Appendix E.
Design Point 1 – Public Drainage System
Under proposed conditions, Watershed 1 is subdivided into two (2) subwatersheds,
Watershed 1A and Watershed 1B. Subwatershed 1A consists of 10,082 square feet of
mostly impervious area associated with the parking lot entrance and portion of the existing
roadway (Drew’s Way). This area has been assigned a Time of Concentration (TC) of 7.9
minutes and a Composite Runoff Number (CN) of 765. Stormwater runoff from revised
parking lot entrance is captured via a trench drain system that conveys stormwater to the
proposed crushed stone infiltration trench for groundwater recharge and water quality.
Excess treated stormwater runoff overflows the system and discharges to the public
drainage system within Main Street (Design Point 1). Stormwater runoff from this area is
ultimately conveyed to Mill Pond.
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Becker’s Package Store Redevelopment - Mixed-Use Building
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Subwatershed 1B consists of 3,216 square feet of mostly new grass and landscaped areas
in front of the store. This subwatershed has been assigned a CN of 56, and a minimum Tc
of 6.0 minutes. Stormwater runoff from this subwatershed sheet flows to the existing
public drainage system within Main Street (Design Point 1).
Design Point 2 – Existing Topographic Depression
Under proposed conditions, Watershed 2 is subdivided into three (3) subwatersheds,
Watershed 2A, Watershed 2B, and Watershed 2C. Watershed 2A consists of 98,998
square feet of mostly pervious area associated with the rear of the site. Improvements
within this area consist of regrading to the extend the existing topographic depression and
to accommodate the new septic system. This area has been assigned a Time of
Concentration (TC) of 32.3 minutes and a Composite Runoff Number (CN) of 41.
Stormwater runoff from the rear of the site sheet flows to the existing topographic
depression within the site (Design Point 2).
Subwatershed 2B consists of 30,651 square feet of mostly impervious areas associated
with the remaining improved parking lot. This subwatershed has been assigned a CN of
77, and a minimum Tc of 6.0 minutes. Stormwater runoff from this subwatershed sheet
flows to the proposed sediment forebay for pre-treatment then the infiltration basin for
groundwater recharge and water quality. Excess stormwater overflows the system and is
conveyed to the existing topographic depression (Design Point 2).
Subwatershed 2C consists of 5,115 square feet associated with the new building’s roof.
This subwatershed has been assigned a CN of 98, and a minimum Tc of 6.0 minutes.
Stormwater runoff from this subwatershed is conveyed via roof drains directly to the
infiltration basin for groundwater recharge and water quality. Excess stormwater
overflows the system and is conveyed to the existing topographic depression (Design
Point 2).
4.4 Results Summary
A runoff analysis of the pre- and post-construction conditions was completed using the
TR-20 methodology and is summarized in tables below. Supporting calculations are
included in Appendices C and E.
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Becker’s Package Store Redevelopment - Mixed-Use Building
55 Route 28, West Yarmouth, MA
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Table 4.1: Watershed Data
Area (SF) CN Tc (min)
Existing Condition
Watershed 1 27,870 75 7.1
Watershed 2 120,192 44 32.3
Total Area 148,062 50 --
Proposed Condition
Watershed 1A 10,082 76 7.9
Subwatershed 1B 3,216 56 6.0
Subwatershed 2A 98,998 41 32.3
Subwatershed 2B 30,651 77 6.0
Subwatershed 2C 5,115 98 6.0
Total Area 148,062 53 --
∆ 0 +3 --
Note: Minimum Tc = 6 min.
As shown in Table 4.1 above, the overall watershed area is unchanged when comparing
existing to proposed conditions. The CN increases from 50 to 53 when comparing
existing to proposed conditions; this can be attributed to the increase in impervious area
associated with the proposed site improvements.
Table 4.2: Stormwater Runoff Discharge Rates
Peak Discharge (cfs)
1-yr 2-yr 10-yr 25-yr 100-yr
Design Point 1 –
Public Drainage System
Existing Peak Discharge Rate 0.50 0.80 1.68 2.40 4.02
Proposed Peak Discharge Rate 0.09 0.25 0.65 0.97 1.69
ΔQ -0.41 -0.55 -1.03 -1.43 -2.33
Design Point 2 –
Topographic Depression
Existing Peak Discharge Rate 0.00 0.00 0.00 0.00 0.00
Proposed Peak Discharge Rate 0.00 0.00 0.00 0.00 0.00
ΔQ 0.00 0.00 0.00 0.00 0.00
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55 Route 28, West Yarmouth, MA
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Table 4.3: Stormwater Total Runoff Volume
Volume (cf)
1-yr 2-yr 10-yr 25-yr 100-yr
Design Point 1 –
Public Drainage System
Existing Total Stormwater Runoff 1,789 2,699 5,501 7,821 13,186
Proposed Total Stormwater Runoff 138 374 1,274 2,107 4,185
ΔV -1,651 -2,325 -4,227 -5,714 -9,001
Design Point 2 –
Topographic Depression
Existing Total Stormwater Runoff 0 0 0 0 0
Proposed Total Stormwater Runoff 0 0 0 0 0
ΔV 0 0 0 0 0
As shown in Tables 4.2 and 4.3 above, by implementing stormwater mitigations areas
including an infiltration basin and stone trench, reductions in peak stormwater runoff rates
and total stormwater runoff volumes are achieved for the 1-, 2-, 10-, 25-, and 100-yr
design storm events. In addition, the infiltration systems significantly exceed the water
quality volume requirements, as required per the Massachusetts Stormwater Handbook.
The existing topographic depression within the site holds and infiltrates all stormwater
runoff conveyed to it during both pre- and post- design storm events. Under proposed
conditions, the existing topographic depression has been expanded to tie-into the proposed
grade.
5 RESULTS AND CONCLUSIONS
The redevelopment project includes the renovation and expansion of the existing Becker’s
Package Store into a two-story, mixed-use building consisting of one (1) commercial unit
and 2 residential units. The project scope also includes improvements to the existing
parking lot, new sidewalk areas, stormwater management improvements, utility
modifications and landscaping improvements. The site has been designed in general
accordance with the Town’s Zoning By-Laws.
The proposed stormwater management plan mimics existing conditions by discharging all
of the site’s stormwater runoff to the same locations as under existing conditions. The
stormwater management system utilizes one (1) infiltration basin and one (1) stone
infiltration trench to control and improve the quality of the stormwater runoff leaving the
Project Narrative and Stormwater Management Report February 2026
Becker’s Package Store Redevelopment - Mixed-Use Building
55 Route 28, West Yarmouth, MA
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site associated with the development. For the 1-, 2-, 10-, 25-, and 100-year design storm
events, the peak stormwater runoff rates and volumes have decreased or remained the
same from existing to proposed conditions. The stormwater management system as
designed will not have any negative impacts to the neighboring properties or the public
drainage system within Main Street.