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HomeMy WebLinkAbout5240 1121 Route 28 B Project Narrative from Attorney Marian Rose 05.29.26 1 Town of Yarmouth Board of Appeals Comprehensive Permit/LIP “Friendly 40-B” Applicant: Habitat for Humanity of Cape Cod, Inc. Property: 1121B Rt. 28, Yarmouth, MA Assessor’s Reference: Map 50, Parcel 108.1 Project Narrative Habitat for Humanity of Cape Cod, Inc. (“Habitat”) proposes to develop an affordable housing community on 43,563 sf of land in Yarmouth as shown on Lot 2 of an Approval Not Required Plan recorded as Plan Book 702, page 27 in the Barnstable Registry of Deeds by means of a Comprehensive Permit under M.G.L. Chapter 40-B through the Local Initiative Program (“LIP”). The Wood Road Community Housing Project will consist of six (6) deed-restricted, detached one, two and three-bedroom, single-family homes for ownership rather than rental. The property to be developed is owned by Habitat and was purchased with the assistance of a grant from the Affordable Housing Trust. The Property is located in the B-2 zoning district and the VCOD-4 overlay district. A new private way, Uncle Charlie’s Path, will provide access to the new homes via Wood Road. Access off Rt. 28 will be eliminated. Existing parking on the Property serving an adjacent property, 1121A Rt. 28 (dentist office) will be removed and relocated on to 1121A Rt. 28 per an agreement between the parties and as reviewed by the Town. Preliminary site plans prepared by J.M. O’Reilly & Associates, Inc. show the proposed road and building layout, as well as areas for parking, drainage, stormwater, sewer connections, and landscaping. Preliminary building plans for the detached homes prepared by Catalyst Architecture/Interiors (Buildings 3,4,5, 7 and 8) and Schneeberger Collective (Building 6) are also enclosed. A transportation summary is also enclosed in the application materials. Preliminary plans were reviewed by Town Staff in a Site Plan Review (“SPR”)’ on 10.29.2024. The current site and architectural plans have been revised in response to department comments. Changes include added architectural features to Buildings 4 and 5 where the sides of the building are oriented towards the cul-de-sac frontage. As part of feedback from SPR, the timing of the construction of the homes was delayed so that the homes can be connected to Town sewer upon completion. The plans have been revised to show a 15’ sewer easement subsequent to SPR based on later Town department requests. The Applicant is working with town engineers to ensure that the stormwater management plan is designed in accordance with the MassDEP Stormwater Management Policy. The landscape design will emphasize the use of low maintenance, native plantings and strive to integrate the proposed development’s needs into the site’s surrounding environment and has been revised per SPR comments to include additional screening. The Applicant annotated the 2024 SPR comment sheet to show design 2 changes made post SPR for the Board’s and Town Department staff’s reference and in acknowledgement of the considered Town review over time. The six homes proposed will serve an important, unmet housing need in Yarmouth. As of September 30, 2026, the Town of Yarmouth’s subsidized housing inventory is 4.93% where 10% is the state goal. Both rental and homes for ownership are needed. But market forces are clearly shrinking the number of homes for ownership which qualify as affordable. The 2023 Yarmouth Housing Production Plan notes that “the median price (of owner-occupied housing units) in Yarmouth more than doubled between 2000 and 2010, from $151,200 to $338,800, and then increased again to $354,600 by 2020. The 2020 census estimates also suggest that more than 70% of the town’s owner-occupied units were valued between $200,000 and $500,000. The census figures also indicate that 8.1% of units were still valued in the affordable range below $200,000, down from about 77% in 2000… Most of these units are also not deed-restricted.” (YHPP, pp 27-28). The six units proposed are responsive to this need and will be deed- restricted affordable units of high quality. Habitat has worked with the Town of Yarmouth to secure a Project Eligibility Letter (“PEL”) for a Comprehensive Permit through a LIP. In coordination with and with the support of the Community Housing Committee, the Affordable Housing Trust, and the Community Preservation Committee, Habitat applied for and received $489,000 for the acquisition of the Property and $240,000.00 for early construction funding. The 2025 Yarmouth Local Comprehensive Plan specifically notes the provision of funding for Habitat by the Affordable Housing Trust to secure the 1121 Rt. 28 property and the proposed six single family home project as an example of progress towards providing affordable housing. The Applicant is seeking necessary waivers from certain regulations of the Yarmouth Zoning By- law and other local regulations in connection with its application for a Comprehensive Permit which are listed in the attached waiver list (Exhibit A). The Applicant has provided further information regarding the project and the Applicant’s operations in its project narrative attached as (Exhibit B). The Applicant respectfully submits that the proposal is consistent with local needs and will be a benefit to the community.