HomeMy WebLinkAboutNarrative 8.28.2026Project Narrative Proposed Mixed -Use Redevelopment
August 28, 2026 9645 Main Street & #14 Appleby Road, West Yarmouth, MA
1.0 Project Introduction
The project owner and applicant, Bayridge Realty, LLC, proposes the redevelopment of the
properties at #645 Main Street (Route 28) & #14 Appleby Road, West Yarmouth (Yarmouth),
MA. The proposal herein provides the design and detail information, as well as provides how the
project will serve the interests of the Massachusetts Wetlands Protection Act (M.G.L. Ch. 131, §
40), the implementing state regulations (310 CMR 10.00), and the Town of Yarmouth Wetlands
Protection Bylaw (Chapter 143).
2.0 Existing Site Conditions
Existing Conditions, Geographical Setting, and Wetland Resource Arens
The project locus is comprised of two parcels. #645 Main Street (Route 28) (Map 32 Parcel 136)
is approximately 27,596 sf (0.64 acres) and #14 Appleby Road is approximately 13,054 sf (0.30
acres). The combined area of the two parcels is 40,859 sf (0.94 acres). The properties are
currently served by a 2-story commercial structure and an asphalt parking lot.
The accompanying plans in Attachment 1, "Proposed Site Plans — Mixed Use Redevelopment" by
Baxter Nye Engineering & Surveying, revised August 7, 2026 provide the location of the
jurisdictional WRA along with the proposed project area.
The property includes the Wetland Resource Area (WRA) of Land Subject to Coastal Storm
Flowage (LSCSF). The site locus figures provided in Attachment 2 provide additional graphic
information which should be reviewed concurrently with the following existing conditions
descriptions.
Land Subject to Coastal Storm Flowage (LSCSF)
By regulation 310 CMR 10.04, Land Subject to Coastal Storm Flowage (LSCSF) is defined as
"land subject to any inundation caused by coastal storms up to and including that caused by the
100 year storm, surge of record or storm of record, whichever is greater." There is no buffer
zone associated with LSCSF.
Both properties, in the entirety, are located in Flood Zone AE (EL. 11) on FEMA Flood
Insurance Rate Map 250001 0588 J, effective July 16, 2014.
3 1 P a g e
BAXTER NYE ENGINEERING &. SURVEYING
1597 Falmouth Road — Suite 1, Centerville, MA 02632
Tel: 508-771-7502 ■ info baxter-n e.com ■ www.baxter-nye.com
Project Narrative
August 28, 2026
3.0 Proposed Project Activities
Proposed Work
Proposed Mixed -Use Redevelopment
#645 Main Street & #14 Appleby Road, West Yarmouth, MA
As described in the summary of this narrative, the proposed project consists of demolition of the
existing 2-story structure and existing parking lot, and the construction of a two -story missed -use
building and parking lot. Approximately 34,912 sf of LSCSF will be disturbed. The proposed
structure will have 2 commercial units and 11 multi -family units. Town sewer and water will be
connected to the structure. The finished floor elevation of the renovated structure will be 13.50',
2.50' above the 100-year flood elevation (AE El. 11).
Impacted WRAs
As stated above, the entire property is within the LSCSF. The proposed project will impact
approximately 34,912 sf) of LSCSF. No buffers are associated with the LSCSF. All disturbed
areas will be stabilized through vegetation or structures upon the project's completion.
Mitigation
No mitigation plantings are required for impact to the LSCSF per the Town of Yarmouth
Wetlands Protection Bylaw (Chapter 143).
4.0 Regulatory Compliance
Land Subject to Coastal Storm Flowage (LSCSF)
The WRA within the proposed project area is the LSCSF. As the existing landscape contours
will only be minimally modified, and a vegetated buffer between the subject properties and
the abutting properties will be maintained, and all the proposed roof runoff will be directed to
leaching structures, BN believes that the proposed project will not adversely impact the ability
of the flood zone to absorb or dampen wave impacts, will not reduce the ability of the flood
zone to buffer more inland areas from flooding and wave damage, will not displace or divert
flood water to other areas, will not cause or create the likelihood of damage by debris to other
nearby structures, will not cause ground or surface pollution triggered by coastal storm
flowage, and will not adversely impact areas that could be suitable for the inland migration of
salt marshes.
41Pacge
BAXTER NYE ENGINEERING & SURVEYING
1597 Falmouth Road Suite 1, Centerville, W 02632
Tel: 508-771-7502 ■ info a,baxter-n ey com a www.baxter-nye.com
Project Narrative
August 28, 2026
Proposed Mixed -Use Redevelopment
#645 Main Street & #14 Appleby Road, West Yarmouth, MA
BN believes the project as proposed protects the interests and meets the performance standards of
310 CMR 10.04 and Yarmouth Wetland Bylaws.
Summary
BN believes that the applicable wetland interests for this project have been met and that the
project will serve the interests of the Massachusetts Wetlands Protection Act (M.G.L. Ch. 131,
§40), the implementing state regulations (310 CMR 10.00) and the Town of Yarmouth Wetlands
Protection Bylaw (Chapter 143). BN submits that this project is eligible for an Order of
Conditions approving the project construction details within the limits shown on the plan.
5[Pag-3
BAXTER NYE ENGINEERING &. SURVEYING
1597 Falmouth Road— Suite 1, Centerville, MA 02632
Tel: 508-771-7502 m info baxterr-n� z www.baxter-nye.com