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HomeMy WebLinkAboutNarrative 10.14.2026Morel Orta Studio LLC | 122 Mayflower Terrace | Draft October 14 2026 1 / 3 122 Mayflower Terrace Notice of Intent Project Narrative South Yarmouth MA 02664 | Assessors Map 120 Parcel 19 Applicants and owners: Tom and Maureen Mullins | Prepared by Morel Orta Studio LLC October 14, 2026 | Draft for review This narrative supports renovations and an addition to an existing single-family residence, an elevated waterfront deck and patio, and native buffer restoration along Dinah's Pond. It is based on the attached October 8, 2026 NOI package and September 16, 2026 architectural permit set. Construction procedures below are proposed commitments for applicant and contractor to follow. 1 Existing conditions The approximately 15,400-square-foot waterfront lot contains a three-bedroom residence, an enclosed elevated waterfront porch/deck, gravel driveway, lawn, established trees and landscaping, shed, septic tank and leaching facility, and an existing dock walkway and pier. Access is from Mayflower Terrace at the landward end. The survey identifies 1,112 square feet of existing dwelling coverage, or 7.2 percent of the lot; the architectural cover lists 1,632 square feet of existing living area and a 272-square-foot enclosed deck. The site slopes toward Dinah's Pond, with contours descending from approximately elevation 18 near the landward side of the house to a top-of-bank elevation of approximately 6. The survey depicts 35-, 50- and 100-foot top-of-bank offsets, waterfront pitch pines, and a FEMA AE 9 flood-zone boundary near the proposed work. The abutter notice describes the building work as within the 50-100-foot buffer. No bank armoring, dredging or dock expansion is proposed. 2 Proposed conditions The existing enclosed deck is to be redesigned and replaced with conditioned space expanding the living room and bedroom areas. The architectural plans identify 465 square feet of additional indoor space on each of two levels, totaling 930 square feet, and 2,562 square feet of total living area. The bedroom count remains three, consistent with the stated septic capacity. Associated interior renovations and centering of the existing front deck are shown in the permit set. The waterfront improvements include a 392-square-foot elevated wood-framed deck with composite boards, an exterior stair, and a 392-square-foot granite-paver patio beneath the deck. Roof work includes matching asphalt roofing and skylights. New exterior-wall footings and discrete flared-base concrete deck piers are shown; the section identifies approximately four-foot embedment and 6-by-6 deck posts. Final excavation and structural details must follow approved documents. The revised mitigation plan provides approximately 1,200 square feet of native planting in two 20-by-30-foot areas adjacent to the top of bank, retaining the existing dock access path. Lawn and sod, and crushed stone where present, are to be removed within this area while preserving native vegetation and pitch pines. The NOI identifies 544 square feet of disturbance. Morel Orta Studio LLC | 122 Mayflower Terrace | Draft October 14 2026 2 / 3 3 Construction strategy access and staging Before exterior work, the contractor is to review the permits and conduct any required preconstruction meeting or inspection. The approved footprint, excavation limits, bank offsets, protected trees, mitigation area and equipment corridor are to be staked. Septic components and utilities must be field-located; the survey requires the builder to confirm septic information from the Town Health Department as-built. Construction access is proposed through the existing gravel driveway from Mayflower Terrace. Primary staging, deliveries, covered debris containers and limited covered stockpiles should occupy usable driveway space landward of the house, avoiding the septic tank and leaching facility. Smaller deliveries and off-site storage are to be used if space is insufficient. A narrow side-of-house route through previously developed ground is proposed, with its side and width selected after checking clearance, utilities, vegetation and approved disturbance limits. Compact equipment, hand transport and temporary ground protection are to limit rutting and compaction. The magenta perimeter on the mitigation plan identifies a limited rear work zone around the addition, deck and patio. It should accommodate active excavation and immediately needed materials rather than general parking, refueling or long-term storage. Its proximity to the 50-foot offset requires survey verification and Commission approval. The bank, shoreline, dock, mitigation strip and protected root areas are excluded from staging. The existing dock path is to retain its width and is not to become an equipment road. Install the specified sediment wattle and silt fence before demolition or soil disturbance, securing and trenching controls along the approved downslope work limit. Selectively demolish the affected enclosed deck and building elements with temporary shoring and weather protection. Transfer debris directly to covered containers. Excavate foundations and pier holes in manageable stages, minimize open excavations, and promptly remove or contain spoils landward. Backfill locally to restore surrounding grades; broad grading or filling of the waterfront yard is not proposed. If groundwater is encountered, establish an approved dewatering method before pumping. Treat sediment-laden water and discharge only to a suitable approved upland location or use an approved alternative; do not pump directly onto the bank or into the pond. Contain concrete washout, secure chemicals and fuel with spill protection, and inspect equipment for leaks. Complete the enclosure and roof drainage promptly, stabilize disturbed soil progressively, inspect sediment controls after rainfall, and secure loose materials before storms. 4 Stormwater and drainage Preserve general site grades and avoid concentrated flow toward the bank. The plans retain gutter locations and connect downspouts to rain barrels for irrigation reuse. Barrels reduce runoff. Overflow should reach a verified upland infiltration or dispersal area without bank scour, foundation saturation, septic interference or off-site flooding. Granite pavers alone do not establish a permeable patio. Treat the patio as potentially impervious until an approved joint, bedding and aggregate-base detail demonstrates otherwise. Provide positive drainage away from the house while dispersing runoff safely landward of the bank, accounting for rain passing through the deck. Confirm soil and groundwater suitability for infiltration and identify any proposed foundation or sump discharge. The owner is to maintain gutters, barrels and overflow routes and correct erosion. Morel Orta Studio LLC | 122 Mayflower Terrace | Draft October 14 2026 3 / 3 5 Native planting and long term protection Install the scheduled 80 native plants throughout the full 20-foot planting strip, excluding the existing dock path: 20 groundsel bushes, 20 northern bayberries, 20 arrowwoods and 20 switchgrasses. Minimum container sizes are Nos. 2, 2, 3 and 1, respectively. Use staggered spacing adjusted for mature size and retained vegetation; the plan's approximately four-foot spacing is subject to field verification and Commission review. The three woody species and native grass provide varied cover and replace waterfront lawn. Remove sod shallowly, preserve tree roots and bank contours, and prepare soil without extensive tilling or raising bank grades. Use only approved temporary mulch treatments, with native groundcover between larger plants. Temporary above-ground irrigation may support establishment; permanent irrigation of the restoration strip is not proposed. Preserve the area as native vegetation, prevent lawn clippings and debris disposal, avoid fertilizer and routine pesticides, and control invasives by approved methods. Replace failed plants and submit viability reports as required by the Order of Conditions; species substitutions require approval. 6 Performance standards and compliance approach Review is under the Wetlands Protection Act and 310 CMR 10.00, Yarmouth Chapter 143, and the Town's regulations effective April 19, 2026. Local Sections 6.01 and 6.02 address the 50-foot structural setback, 35-foot natural buffer, limited minor-structure allowances, and mitigation. Qualifying structures and hardscape in the 50-100-foot band require 2:1 mitigation; the 35-50-foot band uses 3:1. At the planting plan's 544-square-foot basis, 2:1 mitigation equals 1,088 square feet; the depicted 1,200 square feet exceeds that by 112 square feet. Bank protection under 310 CMR 10.30 and local Section 4.05 is addressed by preserving bank geometry and vegetation, avoiding shoreline structures, keeping excavation landward, and controlling sediment and runoff. These measures support bank stability and natural sediment processes, subject to confirming bank classification and any continuing shoreline-protection condition. Pollution prevention and native restoration are intended to protect water quality, wildlife and adjacent aquatic resources. Three bedrooms remain, but septic adequacy and altered plumbing still require applicable Health Department review. For coastal storm flowage under local Section 4.10, open deck posts reduce obstruction relative to enclosure. Sources: NOI package, PDF pp. 2, 12-13 and 17; architectural sheets A-00 through A-03, A-07, A-10 and A-11. Regulatory references: 310 CMR 10.00; Yarmouth 2026 Wetland Protection Regulations, Sections 4.05, 4.10, 6.01 and 6.02 (www.yarmouth.ma.us/DocumentCenter/View/21946). This draft is not a field delineation, drainage analysis or flood elevation certification.