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HomeMy WebLinkAboutNarrative 7.21.2026NARRATIVE The existing site is a 13,220 square foot lot and consists of a single-family dwelling, detached garage, deck, hardscaping, shell driveway, maintained lawn, and on-site subsurface sewage disposal system. The property is located approximately 65 feet from Broadway Street and approximately 500 feet from Lewis Bay. The site is located within Land Subject to Coastal Storm Flowage. No other resource areas or buffer zones to resource areas are present on site. Yarmouth Assessor’s Department records indicate the dwelling was constructed in 1900. The proposed work is to raze the existing dwelling and construct a new single-family dwelling with attached garage in its place. The new structure is proposed with flood compliant vents as required in this Flood Zone. A new septic system is also proposed to the front of the dwelling. Site access is via the public way of Columbus Avenue. Erosion control measures and locations are noted on the Site Plan. Since the slopes are not significant on this site, a single silt sock will serve as erosion control and the limit of work. The silt sock will be installed prior to any site work and shall remain until after construction and site stabilization occurs. Specific machinery for this project will be determined by the contractor, but will generally include the use of an excavator, dozer, and other mid-large size construction machines. Machines will be stored on site and at the end of Chilton Road. This is a dead-end road, and construction will not impede vehicular travel. The anticipated start date for this project is September 1st or within a week of all department approvals, whichever is earlier. The work is proposed within Land Subject to Coastal Storm Flowage. The project has been designed to adhere to the following regulations. Yarmouth Wetland Protection Regulations 4.10 Land Subject to Coastal Storm Flowage When the Commission determines that Land subject to coastal storm flowage overlays other Resource areas, the applicable performance standards for each Resource area shall be independently and collectively applied and the project shall be appropriately conditioned to protect all stated Resource area values. (a) General Performance Standards Any activity within land subject to coastal storm flowage which will result in the building upon, removing, filling or altering of land shall not have an adverse effect on the interests protected by the bylaw by: i. reducing the ability of the land to absorb and contain flood waters; The minor changes in grade proposed are offset by the improved building elevation and flood venting, which allows for the free passage of flood waters through and around the structure. The current flow patterns and ability of the land to absorb and contain flood waters shall remain. i. reducing the ability of the land to buffer more inland areas from flooding and wave damage; The proposed work includes features such as pervious driveway rather than asphalt, and the building includes Smart Vents to allow free flow of water within the FEMA Flood Zone. ii. increasing the elevation or velocity of flood waters, or by redirecting or increasing flows or causing channelization, in each case at the project site, adjacent or nearby properties, or any public or private way. There are no significant changes in grade proposed on site. The proposed flow patterns are designed to match existing conditions. iii. displacing or diverting flood waters to other properties or resource areas. Fences and privacy walls, including walls separating one property from another, may obstruct or divert flood flow and waves toward buildings and protected areas. Solid fences (stockade and similar) must be constructed with 6 inches of clearance below to allow the passage of floodwaters and wildlife; No such structures are proposed which have the potential to divert or obstruct flood flow. The proposed dwelling includes Smart Vents to allow passage of flood waters. iv. causing, or creating the likelihood of, damage to other structures on land within the flood plain as debris (collateral damage); The proposed work will not damage other structures within the flood plain. v. causing ground, surface or saltate pollution triggered by coastal storm flowage; There are no sources of pollution contained on this site. vi. reducing the ability of the resource to serve as a wildlife habitat and migration corridor through activities such as, but not limited to the removal of substantial vegetative cover and/or installation of fencing and other structures which prevent wildlife migration across property. The project does not propose removal of substantial vegetative cover or any structures which could prevent wildlife migration across the property. vii. prevention of the migration of resource areas such as salt marshes due to sea level rise. No such measures are proposed. viii. If flood control and storm damage protection functions have already been impaired, redevelopment must improve existing conditions by reducing impervious surfaces, restoring flood control and storm damage protection functions, installing native plantings, or by restoring or creating other wetland resource areas. Where a previously developed coastal Resource Area has not been regulated under the applicable performance standards to protect the interests of flood control and storm damage prevention, the proposed work shall restore those interests The site has not been impaired. And shall meet the following requirements; ix. Existing septic system and cesspool repairs will be allowed provided they meet all Title 5 and local Board of Health thresholds. The project proposes a new septic system which has been designed in full compliance with the Stat Title V Code. x. All groundwater elevations shall incorporate seasonable adjustments if test holes and or leaching components are 100 feet or closer from major estuaries. Not applicable. xi. Any proposed deck, shed, or other similar structure must be securely anchored to a footing or foundation. All structures will be securely anchored with poured concrete foundations or similar. xii. Any activity shall preserve existing soils, vegetation, and other natural conditions that serve as buffers to coastal flooding and storm surges. No significant site grading or removal of vegetation is proposed. No natural conditions/buffers are present as the lot is entirely previously developed.