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HomeMy WebLinkAboutNarrative 6.9.2026 Project Narrative #17 Thornton Brook Road in Yarmouth is a private residential property located east of Thornton Brook. The original construction dates back to 1975 according to Town of Yarmouth Assessor’s records. With an area of 33,369 square feet, the lot contains a single-family house with paved access drive, brick walkways, egress steps/landings, decks, patio area, developed lawn and landscaped areas. The property is located within Flood Hazard Zone X as indicated on the effective Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (Firm). The wetland resource areas concerning the proposed project include an Inland Bank, Bordering Vegetated Wetland (BVW) and Riverfront Area buffer zone associated with Thorton Brook. The site is not located within Priority and Estimated Habitats of Rare Wildlife as indicated on the accompanying map published by the Natural Heritage and Endangered Species Program. Therefore, the proposed project is not subject to NHESP or MESA Project Review as part of the Notice of Intent Application. The site is not located within an Area of Critical Environmental Concern and does not contain a Certified Vernal Pool. The proposed project is the demolition and removal of the existing dwelling and construction of a new single- family home with patio areas, mitigation plantings, landscaping and associated site work. The proposed work will not have any adverse impacts on the following resource areas as described below: Wetland Resource Areas Bordering Vegetated Wetland (BVW) A portion of the property is within the 100-foo buf fer zone to the BVW. The majority of the proposed improvements take place outside of the 100-foot buffer zone and in pre-disturbed areas of the site. No work is proposed within the resource areas. All roof runoff will be directed to proposed drywells. The applicant is proposing the installation of mitigation plantings to help improve the buffer to these resource areas. The Limit of Work (LOW) will be staked with silt sock and construction access will be from the front of #17 Thornton Brook Road. A preconstruction meeting will take place with the Conservation Agent prior to construction commencing. Riverfront Area The proposed project consists of redevelopment within previously developed Riverfront Areas. All the proposed work is within currently developed areas of the subject property. The total net alteration is an increase of 45 SF within the Riverfront Area buffer zone, refer to Riverfront Development Exhibit Plan. Currently the existing impervious within the 100’-200’ buffer zone to the Riverfront Area is 3,069 SF. There is no existing impervious areas within the 0’-100’ buffer zone. The proposed project is in full compliance with the Performance Standard 310 CMR 10.58 (5) (Redevelopment Within Previously Developed Riverfront Areas) and the Town of Yarmouth Wetland Protection Bylaw. (5) Redevelopment Within Previously Developed Riverfront Areas; Restoration and Mitigation a) At a minimum, proposed work shall result in an improvement over existing conditions of the capacity of the riverfront area to protect the interests identified in M.G.L. c. 131 § 40. When a lot is previously developed but no portion of the riverfront area is degraded, the requirements of 310 CMR 10.58(4) shall be met. The net alteration within the previously developed riverfront area is 45 SF, the proposed single-family dwelling is being built within the existing developed portion of the site. The proposed work will also result in an improvement within the riverfront area, with 100 square feet of mitigation plantings being planted in existing lawn area. b) Stormwater management is provided according to standards established by the Department. The grading of the site will not be changing, and the proposed mitigation plantings will help absorb flood waters. All roof runoff will be diverted to drywells. c) Within the 200-foot riverfront areas, proposed work shall not be located closer to the river than existing conditions or 100 feet, whichever is less, or not closer than existing conditions within 25-foot riverfront areas, except in accordance with 310 CMR 10.58(5)(f) or (g). The proposed reconstructed house and deck are located 150 ft away from the riverfront at its closest point. The proposed reconstructed house and deck are being built in the areas of the existing house, deck, patio and developed lawn and landscape areas. d) Proposed work, including expansion of existing structures, shall be located outside the riverfront area or toward the riverfront area boundary and away from the river, except in accordance with 310 CMR 10.58(5)(f) or (g). The proposed reconstructed house and deck are located 150 ft away from the riverfront at its closest point. The proposed reconstructed house and deck are being built in the areas of the existing house, deck, patio and developed lawn and landscape areas. e) The area of proposed work shall not exceed the amount of degraded area, provided that the proposed work may alter up to 10% if the degraded area is less than 10% of the riverfront area, except in accordance with 310 CMR 10.58(5)(f) or (g). The area of the proposed work does not exceed the amount of the degraded area. The proposed work is located within existing developed areas of the property and the project includes mitigation plantings to enhance the degraded areas. f) When an applicant proposes restoration on-site of degraded riverfront area, alteration may be allowed notwithstanding the criteria of 310 CMR 10.58(5)(c), (d), and (e) at a ratio in square feet of at least 1:1 of restored area to area of alteration not conforming to the criteria. Areas immediately along the river shall be selected for restoration. Alteration not conforming to the criteria shall begin at the riverfront area boundary. Restoration shall include: 1. removal of all debris, but retaining any trees or other mature vegetation; 2. grading to a topography which reduces runoff and increases infiltration; 3. coverage by topsoil at a depth consistent with natural conditions at the site; and 4. seeding and planting with an erosion control seed mixture, followed by plantings of herbaceous and woody species appropriate to the site There is a total increase of 45 SF of proposed impervious areas within the Riverfront Area buffer zone. Mitigation is being proposed at a ratio greater than 2:1 to mitigate the proposed increase in the degraded Riverfront Area. The proposed mitigation consists of removal of existing lawn and plantings of native shrubs, approximately 100 SF. g) When an applicant proposes mitigation either on-site or in the riverfront area within the same general area of the river basin, alteration may be allowed notwithstanding the criteria of 310 CMR 10.58(5)(c), (d), or (e) at a ratio in square feet of at least 2:1 of mitigation area to area of alteration not conforming to the criteria or an equivalent level of environmental protection where square footage is not a relevant measure. Alteration not conforming to the criteria shall begin at the riverfront area boundary. Mitigation may include off-site restoration of riverfront areas, conservation restrictions under M.G.L. c. 184, §§ 31 through 33 to preserve undisturbed riverfront areas that could be otherwise altered under 310 CMR 10.00, the purchase of development rights within the riverfront area, the restoration of bordering vegetated wetland, projects to remedy an existing adverse impact on the interests identified in M.G.L. c. 131, § 40 for which the applicant is not legally responsible, or similar activities undertaken voluntarily by the applicant which will support a determination by the issuing authority of no significant adverse impact. Preference shall be given to potential mitigation projects, if any, identified in a River Basin Plan approved by the Secretary of the Executive Office of Energy and Environmental Affairs. Mitigation is being proposed at a ratio greater than 2:1 to mitigate the proposed increase in the degraded Riverfront Area. The proposed mitigation consists of removal of existing lawn and plantings of native shrubs, approximately 100 SF as well as stormwater improvements to capture roof runoff Alternative Analysis - Riverfront Section 310 CMR Section 10.58 - Scorton Creek - Alternative Analysis The proposed redevelopment of the site results in a 45 s.f. increase in impervious areas. The proposed reconstructed house and deck are located 150 ft away from the riverfront at its closest point. The proposed reconstructed house and deck are being built in the areas of the existing house, deck, patio and developed lawn and landscape areas. The roof runoff will be diverted to drywells and recharge back into the ground. The proposed increase of impervious areas are being mitigated at a ratio greater than 2:1. Existing lawn closest to the Riverfront Area will be removed and planted with native shrubs, approximately 100 SF. Three project alternatives were reviewed for this project. The third alternative is the selected and preferred alternative. First Alternative – Do nothing – this alternative deprives the new property owner of enhancing the property with a new home and utilizing the property to its highest and best use. The current home is outdated for their needs. Second Alternative – Renovations to the existing home with additions – This is not a viable option. The structures are outdated and should be updated. This is not a cost-effective measure and does not provide the client with the desired outcome for the property. Third Alternative – Proposed project – This is the selected and preferred option. It allows for the proposed project to be constructed meeting the clients’ vision for the property. This option also enhances the Riverfront area with over 100 SF of mitigation plantings. No work is proposed in the actual waterway or ocean. All work is contained within the existing developed areas of the property. All work is being proposed within the 100-200 buffer to the Riverfront area, with the closest point of the proposed reconstructed house and deck being 150 ft. This option allows the property owner to maximize the benefit of ownership of the property. Restoration The proposed mitigation plantings, a mixture of shrubs, will be in an area of 100 square feet in existing lawn area. The Mitigation plantings will be a mixture of shrubs including Inkberry, Sweet Pepperbush and Arrowwood, which are known to survive in this environment. The mitigation plantings will be installed once proposed areas have been prepped. Temporary, above-ground irrigation will be installed and utilized for two to three growing seasons to help plantings establish. Ongoing maintenance for weed species will be conducted as site conditions deem necessary. Conclusion The proposed project will provide an increased level of protection as the existing conditions and the interests of storm damage prevention, flood control, the prevention of pollution and wildlife habitat will be re stored and protected. All the proposed work is within currently developed areas of the property. As such, the proposed project meets the performance standards of the Yarmouth Wetlands Protection Bylaw and the MA Wetlands Protection Regulations.