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HomeMy WebLinkAbout2026-03-10 Great Marsh 40B-CCC Comment LetterGreat Marsh 40B, Barnstable Cape Cod Commission Comments, March 2026 Page 1 of 6 Via Email March 10, 2026 Barnstable Zoning Board of Appeals Attn: Anna Brigham, Principal Planner Re: ZB2025-025, Great Marsh Development LLC, Homes at Centerville Cove 40B Comprehensive Permit Application Cape Cod Commission Staff Comments: Pursuant to Section 13(j) of the Cape Cod Commission Act, the Cape Cod Commission (“Commission”) is considered a “Local Board” for purposes of M.G.L. c. 40B, §§ 20-23. Accordingly, the Commission provides, through its staff and in its capacity as a Local Board, the following review comments to the Barnstable Zoning Board of Appeals (“ZBA”) on the above-referenced matter. The Applicant, Great Marsh Development LLC, proposes to develop 20 detached, 3-bedroom, single- family dwellings and 36 rental units in one building with a mix of 2- and 3-bedroom apartments (“the Project”) located on +/- 6.8 acres at 39, 51, 61, and 75 Great Marsh Road; 195 Phinney’s Lane; and 40 Richardson Road, in Centerville, MA (“Project Site”). The Executive Office of Housing and Livable Communities (“EOHLC”) issued a determination of Project Eligibility letter, and the Applicant is requesting a Comprehensive Permit pursuant to M.G.L. c. 40B § 21. The Commission seeks to protect the unique values and quality of life on Cape Cod, guided by the Cape Cod Commission Act and Cape Cod Regional Policy Plan (“RPP”). The 2025 RPP sets forth numerous Goals and Objectives related to the region’s built and natural resources. Based on the character and location of this Project, the following issues appear relevant: housing, transportation, water resources, wildlife & plant habitat, community design, cultural heritage and energy. Great Marsh 40B, Barnstable Cape Cod Commission Comments, March 2026 Page 2 of 6 HOUSING The Cape Cod Commission Act and RPP aim to promote the production of an adequate supply of ownership and rental housing that is safe, healthy, and attainable for people with different income levels and diverse needs. The RPP Housing Goal and Objectives include increasing the total supply of year-round units, making housing more affordable across the income spectrum, and providing greater diversity and choice, with particular emphasis on creating smaller units. The RPP Housing Technical Bulletin identifies attainable housing types with reference to Area Median Income (“AMI”) as determined by the U.S. Department of Housing and Urban Development (“HUD”). Affordable Housing is restricted to households earning less than 80% of AMI, including Very Low Income Housing (50% or less of AMI), and Low Income Housing (51-79% of AMI). The Commission also encourages the provision of Workforce Housing (81%-120% of AMI), recognizing the increasing need for units available to households that exceed typical Affordable Housing income limits but are priced out of market-rate units. To support the RPP’s Housing Goal and Objectives, the Commission completed a Regional Housing Strategy in 2024 which includes a baseline needs assessment and town-specific housing profiles. Cape Cod faces a well-documented, acute, and growing shortage of attainable homes across all towns, which threatens the viability of our year-round economy, and the well-being of our residents. The Commission’s 2023 Regional Housing Needs Assessment revealed significant challenges for year-round renters including affordability, lack of available units, and housing instability. As of September 2025, just over 7.2% of Barnstable’s year-round housing stock was Affordable according to the EOHLC website, below the 10% threshold under Chapter 40B. This Project addresses the regional housing challenges by providing new income-restricted ownership and rental units. While the final details of the number of Affordable units have yet to be determined, at least 13 of the 56 units will be deed-restricted as Affordable. Commission staff note that the application materials state the deed restriction length cannot be longer than 30-years due to Commonwealth Builder funding requirements; Commission staff recommend the maximum length allowed is pursued for the deed restrictions. The proposal meets or exceeds the RPP Housing Goal’s 20% affordability requirement for projects with 10 or more units. The Project is consistent with the RPP objectives related to increasing overall supply, creating more variety in the available housing stock, and reserving units for households earning below median wages. The increase in Affordable Housing will provide much-needed housing for qualifying households and ease the overall supply shortage which drives up prices for all types of homes across the region. TRANSPORTATION The RPP Transportation Goal is to provide and promote a safe, reliable, and multi-modal transportation system. A Traffic Impact Assessment (“TIA”) was prepared and submitted by the Applicant’s traffic consultant to quantify the potential traffic impacts associated with the new 56-unit residential development. A Traffic Impact and Access Study (TIAS) was prepared in a professional manner and included a large study area to assess traffic impacts. The development is projected to generate approximately 344 vehicle trips per day with approximately 30 vehicle trips occurring Great Marsh 40B, Barnstable Cape Cod Commission Comments, March 2026 Page 3 of 6 during the peak hours. The TIAS identified the Route 28 and Phinney’s Lane intersection as a high crash location, however, no safety mitigation measures are proposed. It appears that the project will not result in a significant change in Level of Service (LOS) within the study area and that adequate Intersection Sight Distance (ISD) and Stopping Sight Distance (SSD) are provided at Great Marsh Road at Juniper Road for the proposed site driveway. For multimodal considerations, Commission staff support the inclusion of an emergency access drive to Phinney’s Lane, installation of a sidewalk along Phinney’s Lane to connect with the existing Route 28 sidewalk and crosswalk, and the provision of bicycle racks on site. The proposal also includes an internal pedestrian connection from the development to Phinney’s Lane. Consideration was given to relocating this pedestrian connection onto the Town’s adjacent sewer pump station property; if the Town is willing to grant an easement, this would be a viable option. The development will have access to CCRTA transit service with transit stops located within a reasonable distance. We further suggest the project incorporate Transportation Demand Measures (TDM), such as a welcome packet or posting of transit schedules in a common area, to further promote trip reduction measures to/from the site. Overall, the project appears to address applicable transportation considerations consistent with RPP guidance, however, further safety enhancements should be given to the high crash intersection of Route 28 at Phinney’s Lane, if possible. WATER RESOURCES The RPP Water Resources Goal is to maintain a sustainable supply of high- quality drinking water and protect, preserve, and restore the ecological integrity of fresh and marine surface water resources. The RPP Water Resources Goal and Objectives, the Cape Cod Area Wide Water Quality Management Plan (the “208 Plan”), and the Cape Cod Freshwater Strategy seek to maintain the integrity and health of the aquifer and the various systems connected to it while encouraging provision of water resource infrastructure and growth that is appropriate in form and location. The RPP Technical Guidance identifies certain sensitive locations, including Marine and Freshwater Recharge Areas, Wellhead Protection Areas, Potential Public Water Supply Areas, and Impaired Areas, where water resources protection is especially important. The Project Site is located within the Centerville River marine water recharge area, and within the freshwater recharge area to Long Pond Centerville, but is not located within any other mapped water resource areas. The Project’s proposed 56 housing units would be connected to the Barnstable sewer system, and the Project does not propose to dispose of any wastewater onsite. Runoff from impervious surfaces will be managed by a stormwater system incorporating vegetated swales, bioretention areas, and subsurface infiltration chambers to provide water quality treatment and retain runoff on the project site. The conceptual treatment process shown on the Grading and Drainage plan appears generally consistent with the RPP Water Resources goal and objectives. Commission staff note that sizing and calculation details regarding the stormwater management system are not included and should be provided to properly verify the system meets applicable Great Marsh 40B, Barnstable Cape Cod Commission Comments, March 2026 Page 4 of 6 MassDEP and Town of Barnstable stormwater requirements. Because the Project is located within a freshwater recharge area, stormwater control measures should be optimized for additional phosphorus removal where possible. WILDLIFE & PLANT HABITAT The RPP Wildlife and Plant Habitat Goal is to protect, preserve, or restore wildlife and plant habitat to maintain the region’s natural diversity. Cape Cod is located within the southern Massachusetts Pine Barrens eco-region, a globally rare habitat comprised of a unique assemblage of plants and animals that thrive in the low nutrient soils and variable climate found in the region. These woodlands support native plant and wildlife species and traditional uses, providing important habitat diversity and value to the region. The proposed development is on +/- 6.8 acres of land that is currently a mix of single-family homes and vacant land. The land is abutted by a memory care facility, a town-owned parcel used as a sewer pump station, and single-family residential lots. There are no mapped natural resource areas on the site, including no mapped wetlands or wetland buffers, no vernal pools, no NHESP priority habitat for rare species, no BioMap Core Habitat or Critical Natural Landscape, and the site is not within a Potential Public Water Supply Area or Wellhead Protection Area. There is no protected open space abutting the Project Site and it is not in the present or future floodplain. The entire site is mapped Prime Farmland. Commission staff recommend that the applicant follow Massachusetts Healthy Soils Action Plan guidance for managing soils on site including minimizing soil disturbance and compaction, prioritizing onsite soil reuse, implementing strategic soil stockpiling, addressing compaction post-construction, and tailoring soil preparation for landscape types. Commission staff note that the landscaping plan has limited information, showing only select areas of proposed tree and shrub plantings. While some native landscaping is proposed, most of the proposed plantings are of green giant arborvitae—a non-native cultivar. Commission staff suggest that landscape plans for the individual lots be provided to show how these areas will be landscaped and to confirm predominantly native species of trees, shrubs, and groundcovers will be used to minimize fertilization and irrigation requirements and to maximize wildlife and plant habitat benefits. Staff further suggest that the Applicant submit a plan that shows the limits of clearing and recommend that clearing be minimized, retaining as many native trees, shrubs, and groundcovers as possible, particularly within the setback areas. Any tree clearing should be timed in the winter to avoid or minimize impacts to wildlife. Commission staff appreciate the Applicant’s proposed use of low impact development practices, lighting consistent with dark sky standards, and inclusion of a playground. COMMUNITY DESIGN Great Marsh 40B, Barnstable Cape Cod Commission Comments, March 2026 Page 5 of 6 The RPP Community Design Goal is to protect and enhance the unique character of the region’s built and natural environment based on the local context. The RPP Community Design Technical Guidance promotes context-sensitive design that uses traditional Cape Cod materials and forms while minimizing development footprints and adverse impacts to scenic resources. Projects are generally encouraged to cluster development on a given site to minimize new disturbance and the extent of impervious surfaces including roadways and parking lots. Buildings should incorporate traditional materials, provide variation in facades and roof forms, and/or employ vegetative screening to ensure new development does not adversely impact the surrounding areas. Great Marsh Road and Phinney's Lane are local scenic roads. Commission staff suggest that the Applicant provide additional information to evaluate the development’s visual impact from the road and any proposed screening. The Applicant should submit floor plans, elevations, and proposed exterior materials for the single-family and multifamily units. As suggested under the Wildlife & Plant Habitat discussion, a revised landscape plan should show what vegetation will be cleared as well as the limits of clearing. Proposed landscape plans should also be provided for the single-family homes and lots. The plan should also include sidewalks and any other kind of pedestrian pathways and connections to the street, locations of driveways, and all impervious surfaces across the site. CULTURAL HERITAGE The RPP Cultural Heritage Goal seeks to protect and preserve the significant cultural, historic, and archeological values and resources of Cape Cod. According to the Massachusetts Cultural Resource Information System, there are no inventoried historic or cultural resources in the project area that would be impacted by the proposed building. However, there is potential for archaeological impacts because the Project involves new clearing. Any work on undeveloped properties, or on land that has not been disturbed in the last century, requires consideration of archaeological resources to determine whether significant resources are present. Staff would recommend that the Applicant file a Project Notification Form (PNF) filing with Massachusetts Historical Commission regarding the buildings that are proposed to be demolished and to determine if the Project Site is known to be archaeologically sensitive. ENERGY The RPP Energy Goal is to provide an adequate, reliable, and diverse supply of energy to serve the communities and economies of Cape Cod. The RPP encourages projects to incorporate on-site renewable energy generation where feasible, commit to purchase green power, locate utilities underground, and minimize energy consumption with appropriate efficiency and conservation measures, including electric vehicle (“EV”) chargers. The Applicant should evaluate options for incorporating renewable energy generation, electrification, and energy/water efficiency measures. CONCLUSION Great Marsh 40B, Barnstable Cape Cod Commission Comments, March 2026 Page 6 of 6 Commission Staff recognize that the Project addresses the urgent and growing need for affordable housing in both the Town of Barnstable and the broader Cape Cod region. The Applicant should supplement the application materials as recommended above. Commission Staff are available to answer any questions you might have about these comments. Sincerely, Kristy Senatori Executive Director Cc: Project File – via email Anna Brigham, Principal Planner, Barnstable ZBA James Kupfer, Director of Planning and Community Development, Barnstable Barnstable Cape Cod Commission Representative Cape Cod Commission Chair Cape Cod Commission Committee on Planning and Regulation Chair