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Home My WebLink About5240 1121 Route 28 B Site Plan Review Comments and Responses 05.15.26(Applicant responses to comments in red text below) May 15, 2026 Formal Review SITE PLAN REVIEW COMMENT SHEET Date: October 29, 2024 Map: 50 Lot: 108.1 Applicant: Habitat for Humanity of Cape Cod Location: 1121B Route 28 Zone: B2 Persons Present: Beth Wade Brittany DiRienzo Kurt Raber Bob Ryley Bob Reedy Leslie Schneeberger Laurie Ruszala Dolores Fallon Dep Chief Smith Kathy Williams Karen Greene Mary Waygan Amanda Lima Project Summary Habitat for Humanity of Cape Cod proposes to develop 6 single-family homes at 1121B Route 28. Comments Building: Lot 1 appears to meet the Zoning Bylaw standard regarding buffer requirements. Lots 3-8 do not meet the minimum lot size requirement as required in the B-2 zoning district. Relief is necessary for the undersized lots. All residential lots combined do meet the minimum lot size in the B-2, however, multifamily use is not allowed in the B-2 zoning district. Relief is necessary. All required relief from 203.5 for each lot is included on the Waivers Request List. Structure setbacks will require waivers. Request waiver to utilize Commercial Construction Site sign as allowed by 303.4.1.7 for the residential project. Added to Waivers Request List. 10th edition of 780 CMR may be applicable at the time of application. Plans likely prepared under the 9th edition. Construction shall comply with relevant sections of 780 CMR – At the time of Building permit, plans will reflect and comply with 10th addition Planning: 1. Architecture: Front facades include nice details such as the window head trim, pilaster and crosshead door trim, shutters and decorative building mounted lighting, with a nice mix of clapboards and shingles around the structures. Layouts are functional and efficient. a. Lots 4 & 5: “Front” of the building with the porch is not facing the proposed roadway. Understand this may be to maximize solar exposure, but the end of the building facing the street is prominent and needs to be embellished similar to the front elevation. To minimize additional costs, some of the embellishments to the left of the porch could be relocated to the true front facing the Way. Revised sets have requested changes b. Colors: Color for clapboards, shutters and doors are limited to a box of options. Future owners to select from manufacture standard color range. Front will be Hardi Plank – sides and rear cedar shingle 2. Site Plans: a. Provide walkways. Walking path connecting the cul-de-sac to Route 28 sidewalk is proposed within the sewer / access easement on Lot 6. b. Landscaping: Provide four (4) native deciduous trees along Wood Road, 2.5” minimum caliper, mix tree species. Flowering trees to be 2.5” minimum caliper. Added to Landscape Plan (C2 of the Site Plan Set). c. Sewer Connection: All needed infrastructure for the future sewer connection should be shown and incorporated into the project now, coordinate sewer location with Town. Sewer Contract 2 includes sewers on Route 28 and Wood Road. Sewer stub location was coordinated with the Town and has now been installed. See Site Plan - Utilities, Grading and Details - Sewer (C4 and C6 of the Site Plan set) for all sewer connection information. d. Water Service to Lot 6: Consider having water service for Lot 6 come from the new watermain off Wood Road, unless you have coordinated for a service line off Route 28 in Sewer Contract 2. Water service revised to connect via 8” main from Wood Rd. See Site Plan - Utilities, Grading (C4 of the Site Plan set). e. Road Name: Coordinate with Police/Fire/Engineering on Road Name. Uncle Charlie’s Path. f. Setbacks: Plans for the ZBA should show building setbacks, not just in the narrative. See Site Plan - Layout (C3 of the Site Plan set). 3. Zoning Bylaw Waivers: a. Signs: Suggest requesting waiver to use Section 303.4.1.7 – Commercial Construction Site Sign for residential work. Added to Waivers Request List. b. Sheds: Sheds less than 150 sf shall be setback 6’ from side and rear property lines (and outside the front yard setback) and not closer than 12’ to any other building on an adjacent parcel. Can sheds on Lots 7 & 8 be relocated to meet this requirement to avoid need for more relief? Lot 8 shed should definitely be moved to a less prominent location and not so close to the proposed way. Lot 8 shed moved away from the proposed way, see Site Plans. Due to lot constraints, relief is requested from 203.5.E for several sheds in the Waivers Request list. However, no shed relief is requested relative to any exterior property lines. 4. Definitive Subdivision Plans: a. Confirm with Fire Department adequate emergency vehicle turning movements with the reduction in turning radii at the intersection from 40’ to 20’ (Section 4.2.1(i)); diameter of cul-de-sac pavement reduction from 80’ to 70’ (Section 4.2.6(b)); and pavement width reduction from 20’ to 18’ (Section 5.1.6). See Vehicular Travel Plan (C7 of the Site Plan set) which shows that the proposed way is adequately sized for emergency vehicle access. b. Section 4.2.1(i) – Property Lines at Intersections: Although there is a utility pole on the north side of the proposed Way impacting the radius, the radius of the travel way on the south side could be larger and may facilitate emergency vehicle access from Fire Station 1. Radius increased to 20 feet for the edge of pavement along the south side of the proposed way entrance. See Site Plan - Layout (C3 of the Site Plan set). c. Section 4.3.1- Easement Size: If this easement accommodates a sewer line, recommend the easement be 15’ and not 10’ to adequately accommodate equipment. Revised to 15’. See Site Plan - Layout (C3 of the Site Plan set). d. Section 4.2.5 – Cross Section and Typical Street Cross Section: Waiver needed to locate the watermain 3’ from edge of layout rather than 6’ shown in the typical section. Added to Waivers Request List. 5. Stormwater: No drainage details or calculations have been provided. Recommend providing some type of pre- treatment prior to underground infiltration for longevity as well as increasing the infiltration design storm event to 50-years and ensure no off-site stormwater discharge for the 100-year storm event, O&M Manual, erosion controls for construction and dry wells for roof runoff. See Site Plan - Utilities,Grading and Details - Road, Stormwater (C4 and C5 of the Site Plan set) along with the Stormwater Management Report and Operations & Maintenance manual. Stormwater materials reviewed by engineering and conservation departments prior to ZBA filing. Community Development - Affordable Housing Comment: In Accordance with the Agreement in Principle between the Town of Yarmouth Municipal Affordable Housing Trust and Habitat for Humanity of Cape Cod: 1. Prior to seeking permits for the Project, Habitat shall submit to the Trust for review and written approval, a Final Layout Plan and Architectural Plans. Habitat submitted plans and attended a Trust meeting in May 2025 for review and approval prior to submitting LIP application to HLC. 2. Habitat shall execute or obtain a perpetual affordable housing restriction or restrictions on the Affordable Units. The LIP Regulatory Agreement and Declaration of Covenants for Ownership Projects was submitted to Town Counsel for review and approval in May 2025. 3. The Project lottery plan shall be approved by Town. (During the 60-day marketing period for the affordable housing lottery, notice of the availability of the lottery application shall be published two separate times in the SamPan newspaper translated into Chinese and in the Herald News translated into Brazilian Portuguese, sent to the Town’s Environmental Justice contact list, posted on the Town’s website, at Town Hall, in all Town libraries, at the Town Senior Center,. posted on mymasshome.org. To the maximum extent permitted by law and any applicable EOHLC guidelines, there shall be a Yarmouth Local Preference for the initial sale of up to 70% of the units in the Project, along with, potentially, a preference for veteran applicants for at least one unit.) The marketing Plan was submitted to the AHT for review and approval prior to submitting LIP application to HLC. An updated plan (adjusted to reflect current income limits at the time of marketing) will be submitted to HLC prior to marketing the units and accepting applications. 4. Building and Design Requirements: prior to submitted to a. No building shall be more than two stories. No buildings are above 2 stories b. The Project shall be designed to enhance the streetscape, include landscaped buffers and pedestrian circulation with access to the existing walkway at Route 28. c. The Project shall include a storage shed for each unit. Each home has a shed. d. The Project shall screen all ground mechanicals and electricals from view. Except for solar panels, no mechanical or electrical components shall be placed on the roofs. Any pipes or vents located on the roofs shall be screened or minimized from view. Nothing on the roof except panels e. The Project lighting plan should minimize light pollution while providing adequate lighting for all parking areas and walkways.The Project shall be designed to substantially meet the Town's Architectural and Site Design Standards, and Affordable Housing Standards. Standards will be met for residential/affordable homes 5. Notwithstanding the fact that the Project will be permitted via c. 40B, Habitat shall make every effort to respond to any comments from the Select Board, Planning Board, DPW, Fire Department, Police Department and any other local officials and boards. All efforts to respond have been made to date and will continue through permitting 6. All wastewater treatment systems shall be reviewed and approved by the Health Department or Board of Health and designed to be ready to connect to sewering once installed along Route 28. N/A. No septic systems proposed, properties will connect to municipal sewer. Conservation: More information is needed on the total disturbed area, it appears to be greater than an acre. Drywells needed for roof runoff. Further calculations and stormwater management strategies are needed for review once developed. Potentially problematic landscape plantings including butterfly bush and forsythia should be replaced with native or non-invasive ornamental varieties. See stormwater response above. Butterfly bush and forsythia removed from Landscape Plan (C2 of the Site Plan set). Design Review: Not present. Engineering: • The addressing should be changed to reflect access on Wood Rd. If applicant chooses to name the way, then the addressing must be in agreement with police, fire building and DPW. Follow up with DPW for the official address change. The road name shall be included on the recorded plan. Road name and addresses added, see Site Plan – Layout (C3 of the Site Plan set) and the Subdivision Plan. • Disturbance appears to be an acre which triggers a stormwater management regulation review with Conservation. See stormwater response above. • Further discussion is needed about not being able to meet 40’ radius at property lines for street intersections. • Roadway width is suggested to meet the 20’ width exclusive of the berms. Refer to preliminary site plan and road profile, pavement section detail, the leader on the road profile needs to be edited. See Vehicular Travel Plan (C7 of the Site Plan set) which shows that the proposed way is adequately sized for emergency vehicle access. • Engineering accepts a 36’ Right of Way. • In order to accept waive request, provide emergency vehicle turnings movements to confirm emergency egress to satisfy the waiver request of 4.2.6(b). See Vehicular Travel Plan (C7 of the Site Plan set) which shows that the proposed way is adequately sized for emergency vehicle access. • Pavement cross section recommended to be 1.5” top and 2.5” binder. Added, see Details - Road, Stormwater (C5 of the Site Plan set). • As Planning notes, sewer should be laid out and should include straight segments and manholes on the bends. See Site Plan - Utilities, Grading and Details - Sewer (C4 and C6 of the Site Plan set) for all sewer connection information. • Drainage not reviewed as not provided at this time, however, Engineering is satisfied with requests related to structure diameter and layout within the roadway. Fire: The Fire Dept. would like to see a fire hydrant added to the cul-de-sac, also it would be helpful if the address was changed to a wood rd. address. Recommend a sprinkler system for the houses, 13r and 13d systems are affordable and provide life safety benefits. Confirm turning radius meets needs of the dept. Hydrant added within road layout adjacent to Lot 5, see Site Plan - Utilities, Grading (C4 of the Site Plan set). Health: What will stop residents from finishing off the unfinished attic spaces? Who is to monitor that? The Health Department cannot sign off on Certificate of Occupancy until septic plans have been submitted. I would also suggest when creating septic plans to work with the water department and design future sewer hook ups. See Site Plan - Utilities, Grading and Details - Sewer (C4 and C6 of the Site Plan set) for all sewer connection information. Water/Wastewater: Proponent should include a minimum 8-inch diameter water main with fire hydrant in the cul-de-sac to allow for flushing and fire protection. Yarmouth water material standards can be found here https://www.yarmouth.ma.us/DocumentCenter/View/14952/Water-Materials-and-Installation-Standards. See Site Plan - Utilities, Grading (C4 of the Site Plan set) which shows water main with fire hydrant. Sewer should flow towards Wood Road. A proper manhole with stub was not provided on Route 28 as this project was not known at the time of design. There is still the opportunity to modify the Wood Road design to provide the proper connection. Sewer stub location was coordinated with the Town and has now been installed along Route 28, as shown on Site Plan - Utilities, Grading (C3 of the Site Plan set). Read & Received by Applicant(s)