HomeMy WebLinkAbout06-25-26 Minutes 5240 ONLY1
FOR REFERNCE ONLY
ZONING BOARD OF APPEALS
MINUTES for JUNE 25, 2026
PETITION 5240: Habitat for Humanity of Cape Cod, Inc. Property Location: 1121 Route
28 #B, South Yarmouth, MA. Map & Lot #: 50.108.1; Zoning District: B-2 and VCOD-4.
The Applicant seeks a Comprehensive Permit under M.G.L. Chapter 40B §§20-23 and requests
waivers from §203.5 (lot size, setbacks, lot width, frontage, shape factor, site coverage); §203.5,
Footnote E (shed dimensional requirements); §301.4.9 (parking buffer); §303.4.1.6 (residential
construction site sign); §304 (stormwater management); and §412 (affordable housing) to
construct six (6) affordable homes, with 100% of the homes restricted for low and moderate-
income households.
List of documents:
Attorney Marian Rose represented the petitioner. Also appeared: Bob Reedy, Engineer &
Surveyor, O’Reilly & Associates; Noreen Browne, Direction of Land Acquisition, Habitat for
Humanity of Cape Cod; Dan Allen, Director of Construction, Habitat for Humanity of Cape Cod.
6 deed-restricted, detached one-, two- and three-bedroom, single-family homes for ownership.
Lot sizes range from 4,200 to 6,300 square feet. Three 3-bedrooms. Two 1-bedrooms. One 2-
bedroom. Each home has a driveway and a shed.
Site Plan Review (Town Staff): October 29, 2024. Yarmouth Affordable Housing Trust awarded
$489,000 to Habitat to Humanity for acquisition of property. Will connect to Town’s new sewer
system. Working with town engineers on stormwater management plan.
Board Questions:
Lawn for each house? Yes.
Irrigation system? No.
If irrigation system is a condition, you can do that? Yes.
Sole ownership? Yes.
2
Covenants to maintain property? Homeowners Association.
Restriction on paint colors? Yes.
Any intention of a sidewalk on Wood Road? No.
How far is Lot #6 from Route 28? Surveyor estimated 25’ from the porch to the sidewalk.
Color of architectural shingles? Black.
10-foot exclusive use easement for 53 Wood Road (Map 50, Parcel 129) which abuts Lot #3.
Retain some large oak trees. Review property for trees to retain around the perimeter.
Why sheds? Provides a space for “outside stuff’.
Are you opposed to shingling all four sides of sheds? No.
Shed placement on Lots 7 & 8? More usable lawn space.
House placement on Lots 4 & 5? Solar ready (if funding available, then solar panels).
Need Site Plan with road elevations (average grade on Wood Road & Route 28).
Lots 7 & 8 facing Wood Road makes sense.
If Lots 4 & 5 faced Uncle Charlie’s Path, would create a neighborhood environment.
Given the location, driveways in the back are the only alternative.
Materials received at hearing: 1) Site Plan Lot 1 Improvements (not to scale) shows revised
parking lot; and 2) House Styles & Colors with checkmarks on approved clapboard colors.
Public Comments:
Chairman Igoe read into the record the following:
Letters of opposition: 1) William and Joyce Gardiner, 54 Wood Road; 2) James Delaney,
47 Wood Road; and 3) David and Mary Krapf, 50 Wood Road.
Memos of support: 1) Affordable Housing Trust; 2) Community Housing Committee; and
3) Planning Board.
At the hearing, questions/comments from: Joel Stevens, 60 Wood Road.
Board requested the following from the petitioner:
1. Submit a plan superimposing the adjacent property (dental office).
2. Site Plan with road elevations (average grade at Wood Road & Route 28).
3. Lots 4 & 5: Turn houses to face Uncle Charlie’s Path (neighborhood environment).
4. Provide sample of Homeowners Association Plan (long-term maintenance; restrictions).
5. Landscaping (e.g., which oak trees can be retained? planting schedule, irrigation system).
6. Need shed drawings/photos with shed size (want cedar shingles on all shed sides).
Hearing for the Comprehensive Permit continued to August 13, 2026.
Other Business
June 11, 2026 Meeting Minutes
A motion was made by Mr. Martin and seconded by Mr. Mantoni to approve the June 11, 2026
Meeting Minutes. The members voted as follows: Mr. Martin-AYE; Mr. Mantoni-AYE; Ms.
Murphy-AYE; Mr. Panebianco-AYE; Chairman Igoe-AYE. The motion was voted 5-0 in favor.
Adjournment: Mr. Martin made a motion to adjourn, and Mr. Mantoni seconded. The June 25,
2026 Zoning Board of Appeals meeting adjourned at 7:30pm.