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HomeMy WebLinkAbout5240 1121 Route 28 B Project Narrative from Habitat for Humanity 06.02.26 Habitat for Humanity of Cape Cod Applicant: Habitat for Humanity of Cape Cod, Inc. Site: 1121 Route 28 #B, South Yarmouth Map/Parcel: 50 / 108.1 Project: Wood Road Community Housing Date: June 2, 2026 PROJECT NARRATIVE Habitat for Humanity of Cape Cod, Inc. (Habitat) is proposing building six (6) affordable homes on a 1.04-acre parcel of land at 1121 Route 28 in South Yarmouth. The homes will be a mix of 1, 2 and 3- bedroom, modest single-family homes. Its location across from Town hall makes it convenient to public transportation and walkable to Shaw’s grocery store, shopping, restaurants, parks, banks, and a pharmacy. The building site is shown as Lot 2 on a plan titled “Approval Not Required Plan of Land at 1121 Route 28 Yarmouth and recorded in Plan Book 702 Page 27. The site presents no burdensome development issues with minimal elevation changes and town water and utilities easily accessible. The lot is covered in vegetation, with a mix of trees (mostly oak) and native shrubs and groundcover. The lot is not under any environmental constraints and maps as an area of moderate priority for housing development on the HAC/APCC “Smart Growth” map. Site Control, Zoning and Permitting. Habitat took title to the property in October 2023. This 1.04- acre vacant site was previously granted a variance and permitted for 9 condominiums. The zoning is B-2; Village Center Overlay District (VCOD) Village 4. This mixed-use location allows 20,000 sf minimum lots, 125’ frontage and 25% maximum lot coverage for residential and commercial use. Habitat is permitting this project under MGL Ch. 40B, through the Local Initiative Program (LIP). Town Support and Local Initiative. Habitat and the Town of Yarmouth have collaborated to create community housing that is consistent with local needs. In October 2024 Habitat met with Town department heads for a site plan review meeting; the Town has continued to provide technical assistance and guidance as needed. Due to the homes being in Phase 1 of the Town’s Comprehensive Wastewater Management Plan, it was mutually agreed to that occupancy of the homes would be postponed until the Plant was complete and the homes could tie into the new sewer system. With the support of the Community Housing Committee, Affordable Housing Trust and Community Preservation Committee, the Select Board approved an award of $489,000 for acquisition of the property and $240,000 in early construction funding. Homes and Site Features. Each lot will contain a modest home with off street parking, a shed, a full basement (as site conditions allow) and be serviced by town water and sewer. All homes meet or exceed EOHLC LIP standards in terms of square footage. If applicable, a homeowner’s association will be established to oversee any common area, road maintenance, and stormwater management. Energy Efficiency. Habitat homes typically meet or exceed the standard requirements of LEEDs, Energy Star, & Carbon Neutral Homes. The homes are all electric and will be sited for solar as site conditions allow. Habitat installs the latest in heat pump technology & appliances are Energy Star rated. In 2022 Habitat Cape Cod was recognized for consistently having the lowest HERs scores among the 1,000+ Habitat affiliates across the country. Accessibility. Families are selected prior to framing, and floor plans can be modified to accommodate mobility constraints. Ramps can be installed as needed and the farmers’ porch can be raised to floor level for ease of wheelchair access into the home. All floor plans offer first level living except for mechanicals and laundry. The kitchen, living and dining area offer a spacious open area and all thresholds throughout the home are flush. The exterior doors are 36” wide, bedroom and bathroom doors are 34” wide and hallways are 42” wide allowing for wheelchair access. Blocking for handrails and grab bars are standard in bathrooms and lever door handles and flat panel switches are installed throughout the homes. Landscaping. Native, easy care and/or drought tolerant species, shrubs, and tree plantings will be provided at each home and in common areas. Our families have some say in the selection of the plantings around their homes. Modest landscaping is planned to maintain affordability. Affordability. This community will be 100% Affordable. All six homes will be deed restricted, will remain affordable in perpetuity, and will be eligible for inclusion on the Subsidized Housing Inventory (SHI). All homes will be sold to low-income households earning at or below 80% of AMI with some targeted to incomes at or below 60% of AMI. Income Guidelines, Marketing and Local Preference. The initial sale price of the homes will be determined in accordance with HUD income guidelines as published annually. Income limits will be adjusted for household size and will follow the price calculations approved by EOHLC. All marketing follows the Affirmative Fair Marketing Guidelines and qualified applicants will be entered into a Lottery. All marketing, applications and the Lottery Program will be approved in advance by EOHLC. The Town has requested a local preference for this project. This allows up to 70% of the homes to be awarded a local preference for qualified applicants living and working in the Town of Yarmouth, employed by the Town, or with children enrolled in Yarmouth public schools. The Town is requesting that one of these 4 local preference homes offer a preference to a Veteran or Veteran family. The granting of preferences is at the sole discretion of EOHLC and in no case will preferences exceed 70% of the project’s total units. Construction Timeline. Infrastructure is scheduled to begin in fall 2026 and will include the roadway, site utilities, and work on the parking area of Lot 1. The proposed road’s cul-de-sac that has been designed to allow connection to future sewer access on Route 28 with minimal disturbance to the development. A sewer easement has been delineated along the eastern edge of the development to facilitate future sewer connection. Stormwater within the roadway will be controlled via catch basins with a dedicated leaching facility which is designed to manage runoff from the 25-year storm event. We plan to begin framing and begin the volunteer portion of construction in spring 2027 and deliver the homes in early 2028 once the sewer plant is complete. The Habitat Model – Homebuyer and Community Engagement. Habitat will use our tried-and-true “sweat-equity” model to build these homes. Once selected, families devote 250 to 500 volunteer hours to building their homes. A family may volunteer at their home, another Habitat build, or at other Habitat related events. Accommodation can be made to address mobility constraints. Habitat provides homebuyer education that includes home maintenance and financial counseling and supports the family through the mortgage and closing process. This is a critical element of our partnership, as education has proven to be key to successful homeownership. Habitat encourages community engagement through their Team Build Program. Team Days offer an opportunity to volunteer on Habitat sites, fostering teamwork and a sense of community. These builds typically involve firsthand construction work, such as framing, painting, or landscaping under the supervision of a licensed construction manager. Team builds are a terrific way for organizations to connect with their community, boost employee morale, and support Habitat's mission while making a tangible impact. Habitat Mission. Habitat for Humanity of Cape Cod partners with families in need of an affordable home to build one of their own, fostering stability, self-reliance, and a strong sense of community. Founded in 1988, Habitat for Humanity of Cape Cod delivered just under 200 homes to families in need.