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HomeMy WebLinkAboutNarrative 5.7.2026 Notice of Intent Stairway Reconstruction Narrative – NA-1 Point Gammon, Great Island May 6, 2026 The area subject to this Notice of Intent is land on the Coastal Bank landform and Coastal Dune landform of the immediate shore of Point Gammon, Great Island, West Yarmouth. Please see the attached locus map and photos for the exact location and current conditions. The bank slopes down to the location of a concrete retaining wall. Seaward of the wall a sediment buildup exists qualifying as Coastal Dune. Further seaward is the Coastal Beach and tide waters of Nantucket Sound. The bank slope is stable, heavily vegetated with low shrub-type woody vegetation and grasses. The Coastal VE Flood zone El. = 15 is mapped along the approximate location of the retaining wall top. A common -use, residential, beach access staircase exists on the bank, spanning the wall, passing over the dune deposit, terminating at the beach / dune boundary. The existing stair facility is post-supported, narrow at 2 ft. width, with open riser steps, roughly half the width of a typical beach access staircase. The staircase is highly weathered and requires replacement. The associated activity for reconstruction is outlined in this Notice. The stair is uniquely simple, low profile and narrow. The stair is well elevated over the fluctuating-volume dune deposit but closely matches grade on the slope above the retaining wall. The bank slope stability is obvious with no detriment from the close fit. The proposed replacement intends to match the current dimensions and elevation of the existing staircase. Elevating the narrow staircase any further above the bank slope grade has potential to cause for wind and water to act on the ground beneath the stair with expected erosion. If allowed the applicant believes simple lath-type sand fence lashed to the stair posts on the seaward side of the retaining wall may quell the wind and assist with dune building. The specific site of the activity is the narrow segment of the bank containing the existing stairs and the short length of C. Dune. The proposal is to replace the existing staircase in kind, in the same location and dimensions as the existing stairs but with common improvements for corrosion resistant hardware, improved fixity of posted bents. All work shall be done by hand tools. Foot traffic is anticipated on the slope with minor effects to the thick, low vegetation. At the completion of the work the zone will be inspected for any opportunities to insert restorative vegetation. Risers remain open. Construction zone is limited in width and readily managed. All debris resulting from the stair removal and construction shall be completely removed from the site as it is generated. The work term is expected to be approximately one week. Performance Standards - The primary issue relating to performance standards is the C. Bank function as a vertical storm buffer and the dune stability, both interests addressed similarly in Yarmouth and Mass DEP regulations. Land Subject to Coastal Stom Flow is addressed through the Yarmouth regulations alone. The scope of the project which is an intended replacement in kind allows for a general assessment of the performance standards. The important consideration is execution of the work effort. Coastal Bank - The presence of the existing stair shows no discernable adverse effect or impact to the bank slope stability. The consequential effect will be identical as existing. The project objective is to carry out the work activity in such a manner that the short-term work activity also poses no destabilizing effects or impacts. With an experienced crew, well versed in such projects already selected to perform the work in addition to the organized effort relating to the planning and resulting Order of Conditions there will be no adverse impacts to the C. Bank affecting the bank function as a vertical storm buffer. Coastal Dune - The wind action, presence of the concrete walls and the existing stair causes for wind effects to work on the dune. The project will not change to the existing conditions. If sand drift fence is permitted to be lashed to the stair posts there may be a sand collection effect. The listed effects to be avoided in the regulations on C. Dunes will be avoided. Land Subject to Coastal Storm Flow. – The listed concerns for avoidance contained in Yarmouth Regulation Section 4.10 (3) are satisfied. The replacement is a form of maintenance of the entire facility rather than piecemeal repairs. No expansion of the structure is proposed. The work area shall be monitored for recovery growth with follow-up planting should indication call for remedial planting as necessary. Figure 1 – Northwest view ret. wall, stairs and lighthouse Figure 2 – Straight on view. Figure 3 – Straight – down view.