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HomeMy Public PortalAboutDue Diligence Report -- Millstone Road 1 MILLSTONE ROAD BREWSTER, MA JULY 9, 2019 Due Diligence Report Massachusetts Housing Partnership 1 Due Diligence Report July 9, 2019 TABLE OF CONTENTS TABLE OF CONTENTS ........................................................................................................................................ 1 1.0 INTRODUCTION ..................................................................................................................................... 2 2.0 SITE DESCRIPTION ................................................................................................................................. 2 2.1 EXISTING CONDITIONS & TOPOGRAPHY ............................................................................................................................ 2 2.2 SOIL CONDITIONS ................................................................................................................................................................. 3 2.3 MILLSTONE ROAD IMPROVEMENTS ..................................................................................................................................... 3 3.0 ZONING ................................................................................................................................................... 4 4.0 RESOURCE AREAS .................................................................................................................................. 5 4.1 RESOURCE AREA EVALUATION ............................................................................................................................................. 5 4.2 100-YEAR FLOODPLAIN ....................................................................................................................................................... 5 4.3 RARE SPECIES AND HABITATS .............................................................................................................................................. 5 4.4 WELLHEAD PROTECTION ZONES ......................................................................................................................................... 5 5.0 UTILITY INFRASTRUCTURE .................................................................................................................. 5 5.1 SANITARY SEWER SYSTEM .................................................................................................................................................... 5 5.1.1 Existing Sanitary Sewer System .............................................................................................................................. 5 5.1.2 Proposed Sanitary Sewer System ........................................................................................................................... 6 5.2 WATER SYSTEM ..................................................................................................................................................................... 6 5.2.1 Existing Water System ................................................................................................................................................ 6 5.2.2 Proposed Water Service ............................................................................................................................................. 6 5.3 STORM DRAINAGE SYSTEM .................................................................................................................................................. 7 5.3.1 Existing Storm Drainage System ............................................................................................................................ 7 5.3.2 Proposed Storm Drainage System ......................................................................................................................... 7 5.4 ELECTRICAL AND TELECOMMUNICATION SERVICES ........................................................................................................... 7 6.0 SUMMARY .............................................................................................................................................. 8 APPENDIX A: EXHIBITS ..................................................................................................................................... 9 APPENDIX B: FEMA FLOOD INSURANCE RATE MAP .................................................................................14 APPENDIX C: NRCS WEB SOIL SURVEY ........................................................................................................16 ATTACHMENT 1: EXISTING CONDITIONS SURVEY ....................................................................................21 ATTACHMENT 2: CONCEPTUAL ROADWAY LAYOUT FOR MILLSTONE ROAD ......................................23 ATTACHMENT 3: STOPPING SIGHT DISTANCE EXHIBIT ...........................................................................26 Massachusetts Housing Partnership 2 Due Diligence Report July 9, 2019 1.0 INTRODUCTION This report summarizes the due diligence findings and potential constraints for the subject properties identified off of Millstone Road in Brewster, Massachusetts for a potential affordable housing development. This summary is based on available GIS information provided to and acquired by Bohler Engineering (“Bohler”) at the time of this report. Massachusetts Housing Partnership, in conjunction with the Town of Brewster, is reviewing the feasibility of an affordable housing development located along Millstone Road between Joe Long Road and Fern Lane. The subject properties include one parcel that fronts on the western side of Millstone Road, between 598 and 560 Millstone Road, and a second larger parcel located to the west and southwest, in the rear of the existing residential lots along Millstone Road and Captains Village Lane, as further detailed on the Existing Conditions Survey, included as Attachment 1. These parcels, currently assigned an address of 0 Millstone Road, are further identified on Deed Book 18897 Page 134 and on Deed Book 31410 Page 87 and total approximately 16.61 acres in area (the “Site”), as shown on the Exhibits included in Appendix A. Based on discussions with the Town Department of Public Works (DPW), existing water infrastructure is currently available within the Millstone Road right-of-way to serve the project, however there is no municipal sewer infrastructure. In addition, roadway improvements are planned for Millstone Road in the next several years, estimated to begin in the Fall of 2020. Roadway improvements are anticipated to include repaving, minor roadway realignment, a new public sidewalk, and utility pole relocation to accommodate any realignments. The Conceptual Roadway Layout Plans for Millstone Road in the vicinity of the Site have been included as Attachment 2. Bohler recommends that the future driveway for this development be incorporated into the final roadway and sidewalk design in this area. Based on available GIS maps, there do not appear to be any wetland resource areas, however, a low lying area was identified by the Town’s Conservation Agent as a potential isolated wetland and will require an additional assessment to determine status and any associated impacts. Protected habitat areas are located on the opposite side of Joe Long Road to the east, but these areas appear to be located beyond the Site and are not expected to impact the development. The existing conditions, utility infrastructure and project constraints are further detailed in the sections below. 2.0 SITE DESCRIPTION 2.1 Existing Conditions & Topography The Site, located west of Millstone Road near the intersection with Fern Lane, includes the properties identified as “CAMA ID” 99-1 and 98-12 in the Town of Brewster, Massachusetts. One parcel (ID 99-1) has frontage along the western side of Millstone Road, between 598 and 560 Millstone Road, and is located along the northeastern edge of the second parcel. The second, rear parcel (ID 98-12) is located behind single family residential lots along both Millstone Road and Captains Village Lane, and extends to the west, along the Ocean Edge development and golf course. Massachusetts Housing Partnership 3 Due Diligence Report July 9, 2019 The Site also abuts a portion of dedicated conservation land associated with the Captains Village Lane development. The subject properties encompass approximately 16.61 acres. The Site consists primarily of undeveloped wooded land and is bordered by single family residential lots to the east, south and west. Ocean Edge, a condominium development, borders the Site to the north with a portion of the associated golf course also located to the west. The northern portion of the Site primarily slopes from north to south, towards a low lying area along the southern property line, near the inner corner of the “L-shaped” property. The southern portion of the Site is primarily sloped from south to north, towards the same low lying area. There is a small depression on the southern portion of the Site which appears to collect and infiltrate runoff in the vicinity. This low-lying area may result in a larger stormwater system in order to recreate the storage and infiltration that the area provides under existing conditions. The elevations across the Site range from approximately elevation 82 to 122. Slopes range from generally flat in the far southern extent of the property, up to 10% in the northwest portion of the property. The Existing Conditions Survey, included as Attachment 1, further details the location and existing topography at the Site. 2.2 Soil Conditions Based on the United States Department of Agriculture (USDA) Natural Resources Conservation Service’s (NRCS) Web Soil Survey, the soils identified across the Site consist of Barnstable- Plymouth-Nantucket complex (Hydrologic Soil Group A) and Plymouth loamy course sand (Hydrologic Soil Group A) which are expected to be very well drained soils. The NRCS Web Soil Survey report has been included in Appendix C for reference. In addition, based on the USDA NRCS Web Soil Survey, the depth to water table and any soil restrictive layer is greater than 6.5 feet. Soil testing for a septic system and geotechnical field testing for foundation design is recommended, once a concept plan is finalized, in order to confirm site specific soil conditions that may affect the project design. 2.3 Millstone Road Improvements The Town of Brewster is currently in the planning and design phases of Millstone Road improvements which will extend all the way from Long Pond Road to Main Street (Route 6A). Roadway improvements are anticipated to include repaving, minor roadway realignment, a new public sidewalk, and utility pole relocation to accommodate any necessary realignments. These improvements are planned to begin in the Fall of 2020. The Conceptual Roadway Layout Plans for Millstone Road in the vicinity of the Site have been included as Attachment 2. Based on initial review of the Site frontage, there may be some modifications required as part of the roadway improvements in order to ensure proper stopping sight distance is provided for the future driveway. It appears that Millstone Road currently has signage for a speed limit of 40 miles per hour. For a flat roadway and a design speed of 40 miles per hour, the required stopping sight distance is 305 feet (per MassDOT guidance). Based on this speed, some tree clearing and trimming may be required within the right-of-way as part of the roadway improvement, or an adjustment to the roadway alignment, in order to ensure proper stopping sight distance is achieved (see Massachusetts Housing Partnership 4 Due Diligence Report July 9, 2019 Attachment 3). Alternatively, the design speed may be reduced along Millstone Road. This required distance should be further reviewed as conceptual design progresses. In addition, the proposed sidewalk associated with these improvements includes a roadway crossing and crosswalk just south of Fern Lane, which would allow the sidewalk to easily tie into the proposed development and provide effective pedestrian access. If timing allows, the design of the future driveway for the Project should be coordinated closely with these roadway improvements in order to effectively incorporate the sidewalk and minimize any additional work. 3.0 ZONING The subject parcels are zoned as Low Density Residential based on the Town of Brewster Zoning Map, last revised November 2015. Based on a review of the Town’s GIS mapping system, there are no overlay districts in the project area. Per the Town of Brewster Zoning By-Laws, last updated December 3, 2018, the Low Density Residential District allows by right one-family detached dwelling units, accessory single-family dwelling units (ADUs), and accessory residential buildings. For denser housing, such as cluster residential developments, major residential developments, and planned residential developments, a Special Permit from the Planning Board is required. In terms of required parking spaces, residential uses require 1 space / dwelling unit (studio/ 1 bedroom), 1.5 space / dwelling unit (2+ bedrooms), or 1 space / 2 residential units (affordable, elderly and/or handicapped housing). Table 1, below, outlines specific dimensional and geometrical requirements in the Low Density Residential District. Table 1: Residential District 3 Dimensional Requirements Minimum Lot Area 60,000 SF (+60,000 SF for the second Dwelling) Minimum Lot Frontage 150 Ft Minimum Front Yard Setback 40 Ft Minimum Side Yard Setbacks 25 Ft Minimum Rear Yard Setbacks 25 Ft Maximum Building Height 30 Ft Maximum Building Coverage of Lot 20% Massachusetts Housing Partnership 5 Due Diligence Report July 9, 2019 4.0 RESOURCE AREAS 4.1 Resource Area Evaluation Based on available GIS mapping, there are no wetland areas located within the vicinity of the Site. During a site visit conducted by Bohler, several low lying areas were observed on and around the large parcel. The Town’s Conservation Agent later performed a site visit to review these areas on the property. Based on initial review, it appeared that there is one potential isolated wetland located on the western end of the property, where some hydric indicators were noted in the soil. It is anticipated that this area would fall under the jurisdiction of the Brewster Wetland Protection Bylaw, but would not be under jurisdiction of the Wetland Protection Act (WPA). This area will require further review and evaluation by a Wetland Scientist in the future to determine if it qualifies as a wetland and the potential impacts. 4.2 100-Year Floodplain Based on the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) map number 25001C0418J, the Project Site is in a region classified as Zone X. Zone X are areas determined to be outside the 0.2% annual chance floodplain. The FEMA Map has been included in Appendix B for reference. 4.3 Rare Species and Habitats There are no areas of Priority Habitat or Estimated Habitat for rare or endangered species within the Project Site according to current online Natural Heritage & Endangered Species (NHESP) Map, as shown on Exhibit C. 4.4 Wellhead Protection Zones Based on GIS mapping, there are Zone II Wellhead Protection areas located southeast of the Site. These areas are not located within the Project Site and are not anticipated to have an impact on the contemplated development, as shown on Exhibit D. 5.0 UTILITY INFRASTRUCTURE 5.1 Sanitary Sewer System 5.1.1 Existing Sanitary Sewer System The Town of Brewster does not have a sanitary sewer system, so any development is required to have an on-site disposal system. The Site has not been previously developed and does not have an existing septic system. Massachusetts Housing Partnership 6 Due Diligence Report July 9, 2019 5.1.2 Proposed Sanitary Sewer System The proposed project will require a septic system with associated leach fields to manage sanitary flows created from the development. Bohler expects that the total size of the project would be under the 10,000 gallons per day (90 bedroom) limit associated with Title V septic systems (310 CMR 15.004). System layout options will need to be explored in more detail during the conceptual planning stages and based on Town and community feedback. Should the more detailed planning stage indicate a sewer load greater than 10,000 gallons per day, the subdivision of the property could be explored if it would allow for the sewer loads to be split between multiple smaller septic systems. In this case, under Title V a subdivision and sale of separate properties would be required to exceed the 10,000 GPD threshold over the project area. The Town or one owner is not allowed to be a common beneficiary of said properties. For example, on this site a subdivision of the land into multiple properties, one multifamily project lot up to 90 bedrooms and multiple single family lots to be sold to separate owners, should be allowed. Based on the shape of the lot this seems feasible. Alternatively, a package treatment plant could be considered, but is usually cost prohibitive. Once a concept is finalized, soil testing should be performed in the areas identified for septic systems to confirm site soil conditions and system design constraints. 5.2 Water System 5.2.1 Existing Water System The Town of Brewster owns, operates, and maintains the water distribution systems in the vicinity of the Site. Based on discussions with the Town, a 12-inch water main is located within Millstone Road. There appear to be no existing concerns with the water infrastructure and it is anticipated to be adequate to serve the proposed development. An existing fire hydrant is also located within the Millstone Road right-of-way at the intersection of Joe Long Road. 5.2.2 Proposed Water Service The proposed water service for the project would connect to the existing 12-inch water main in Millstone Road. Depending on the conceptual layout and dwelling unit mix, multiple service connections may be required. The proponent will need to coordinate with the Town of Brewster Water Department and Fire Department to ensure the proposed water system meets their needs and requirements, including any private fire hydrants installed on the Site. Bohler also recommends that fire hydrant testing be performed in advance of design to ensure sufficient water pressure to serve the proposed development. Massachusetts Housing Partnership 7 Due Diligence Report July 9, 2019 5.3 Storm Drainage System 5.3.1 Existing Storm Drainage System Based on discussions with the Town, there are existing leaching catch basins and drywells located along Millstone Road that capture and infiltrate stormwater runoff from the roadway. Since the Site is undeveloped, there are no existing stormwater controls onsite. Based on GIS mapping, the existing soils onsite are sandy and very well drained, which would minimize any existing runoff from the Site. As previously discussed, there are several low lying areas observed at the Site which appear to capture and infiltrate any stormwater runoff during large storm events. 5.3.2 Proposed Storm Drainage System The proposed project will require a new storm drainage system onsite to serve the development. The proposed system is anticipated to consist of a series of catch basins, water quality treatment units and an infiltration basin to collect, treat and manage stormwater runoff from the buildings and parking areas. Since the Site is undeveloped and wooded, the development will result in a substantial increase in impervious area and will require a stormwater management system to retain and infiltrate stormwater in order match or reduce peak rates of runoff compared to that of existing conditions. Given the size of the Site, it is anticipated that an aboveground infiltration basin will be the most feasible and cost effective solution for stormwater management. As previously mentioned, the existing low lying areas at the Site may require a slightly larger stormwater system in order to recreate the storage and infiltration that these areas provide under existing conditions. The proposed development would be a good candidate for the use of a low impact development drainage system, which is suggested under the Massachusetts Stormwater Management Standards. The storm drainage system will need to be further refined as the conceptual planning process moves forward. In addition, during soil testing for the proposed septic system design, Bohler recommends that soil testing be performed in areas identified for stormwater management in order to confirm site soil conditions and depth to groundwater. 5.4 Electrical and Telecommunication Services Based on record plans and field observations, there are two (2) existing utility poles located on Millstone Road, along the Site frontage, with overhead wires that serve the single family homes. It is anticipated that electrical and telecommunication services can be provided via these existing poles to serve the project and that both poles can be retained as part of the development. The Project will need to be reviewed with the private utility providers to confirm available services and any required infrastructure to serve the properties. Massachusetts Housing Partnership 8 Due Diligence Report July 9, 2019 6.0 SUMMARY The initial due diligence for the Site has identified limited potential site constraints associated with the contemplated development. Based on the review of available GIS mapping, the Site is located outside of the NHESP priority and estimated habitat areas. The western portion of the Site may contain an isolated wetland based initial review and will require an assessment by a Wetland Scientist in the future to define the area and any potential impacts. The sloped topography may present some challenges, but the large size of the Site provides some flexibility with respect to layout and concept design. Since the Site is wooded and undeveloped with some low lying areas, substantial stormwater systems will be required to manage runoff, however, sandy soils should result in high infiltration rates which help to reduce the size of systems. Based on discussions with the Town, sufficient municipal water infrastructure is readily available to serve the Site within the project frontage. The project will require a septic system to manage sewer flows from the development, but the large size of the Site should again provide various options for system locations. Concept plans will need to be developed in order to refine the septic system options and explore options relative to a subdivision in order to meet related thresholds. Finally, the Zoning Bylaws may impose some constraints to the development relative to density and housing type. Since the project is an affordable housing development, state (Chapter 40B) and or town programs may allow for a higher density development, however, it will need to be further explored with the Town and community. In conclusion, based on initial due diligence for the Site, an affordable housing development appears to be a feasible project at this location with limited constraints. Massachusetts Housing Partnership 9 Due Diligence Report July 9, 2019 APPENDIX A: EXHIBITS PROJECT: SCALE:1"=1000' SOURCE:MASSGIS USGS FOR EXHIBIT A USGS LOCUS MAP SITE THE INFORMATION, DESIGN AND CONTENT OF THIS PLAN ARE PROPRIETARY AND SHALL NOT BE COPIED OR USED FOR ANY PURPOSE WITHOUT PRIOR WRITTEN AUTHORIZATION FROM BOHLER ENGINEERING. ONLY APPROVED, SIGNED AND SEALED PLANS SHALL BE UTILIZED FOR CONSTRUCTION PURPOSES ©2018 Bohler Engineering NEW ENGLAND UPSTATE NEW YORK NEW YORK, NY PHILADELPHIA, PA LEHIGH VALLEY, PA BALTIMORE, MD REHOBOTH BEACH, DE WASHINGTON, DC NORTHERN VIRGINIA RALEIGH, NC CENTRAL VIRGINIA SOUTHERN MARYLAND NORTHERN NEW JERSEY SOUTHEASTERN, PA CHARLOTTE, NC BOSTON, MA SOUTHERN NEW JERSEY NEW YORK METRO TAMPA, FL SOUTH FLORIDA DALLAS, TX ATLANTA, GA PITTSBURGH, PA TM SUSTAINABLE DESIGN LANDSCAPE ARCHITECTURE SITE CIVIL AND CONSULTING ENGINEERING LAND SURVEYING PROGRAM MANAGEMENT PERMITTING SERVICESTRANSPORTATION SERVICES TOWN OF BREWSTER BARNSTABLE COUNTY MASSACHUSETTS MILLSTONE ROAD PROJECT: SCALE:1"=500' SOURCE:MASSGIS ONLINE MAP VIEWER FOR EXHIBIT B AERIAL MAP TOWN OF BREWSTER BARNSTABLE COUNTY MASSACHUSETTS MILLSTONE ROAD THE INFORMATION, DESIGN AND CONTENT OF THIS PLAN ARE PROPRIETARY AND SHALL NOT BE COPIED OR USED FOR ANY PURPOSE WITHOUT PRIOR WRITTEN AUTHORIZATION FROM BOHLER ENGINEERING. ONLY APPROVED, SIGNED AND SEALED PLANS SHALL BE UTILIZED FOR CONSTRUCTION PURPOSES ©2018 Bohler Engineering NEW ENGLAND UPSTATE NEW YORK NEW YORK, NY PHILADELPHIA, PA LEHIGH VALLEY, PA BALTIMORE, MD REHOBOTH BEACH, DE WASHINGTON, DC NORTHERN VIRGINIA RALEIGH, NC CENTRAL VIRGINIA SOUTHERN MARYLAND NORTHERN NEW JERSEY SOUTHEASTERN, PA CHARLOTTE, NC BOSTON, MA SOUTHERN NEW JERSEY NEW YORK METRO TAMPA, FL SOUTH FLORIDA DALLAS, TX ATLANTA, GA PITTSBURGH, PA TM SUSTAINABLE DESIGN LANDSCAPE ARCHITECTURE SITE CIVIL AND CONSULTING ENGINEERING LAND SURVEYING PROGRAM MANAGEMENT PERMITTING SERVICESTRANSPORTATION SERVICES SITE PROJECT: SCALE:1"=1000' SOURCE:MASSGIS ONLINE MAP VIEWERLEGEND: NHESP ESTIMATED HABITATS OF RARE WILDLIFE NHESP PRIORITY HABITATS OF RARE SPECIES FOR EXHIBIT C NATURAL HERITAGE & ENDANGERED SPECIES (NHESP) MAP POTENTIAL VERNAL POOLS (NONE SHOWN ON MAP EXTENTS) CERTIFIED VERNAL POOLS (NONE SHOWN ON MAP EXTENTS)* THE INFORMATION, DESIGN AND CONTENT OF THIS PLAN ARE PROPRIETARY AND SHALL NOT BE COPIED OR USED FOR ANY PURPOSE WITHOUT PRIOR WRITTEN AUTHORIZATION FROM BOHLER ENGINEERING. ONLY APPROVED, SIGNED AND SEALED PLANS SHALL BE UTILIZED FOR CONSTRUCTION PURPOSES ©2018 Bohler Engineering NEW ENGLAND UPSTATE NEW YORK NEW YORK, NY PHILADELPHIA, PA LEHIGH VALLEY, PA BALTIMORE, MD REHOBOTH BEACH, DE WASHINGTON, DC NORTHERN VIRGINIA RALEIGH, NC CENTRAL VIRGINIA SOUTHERN MARYLAND NORTHERN NEW JERSEY SOUTHEASTERN, PA CHARLOTTE, NC BOSTON, MA SOUTHERN NEW JERSEY NEW YORK METRO TAMPA, FL SOUTH FLORIDA DALLAS, TX ATLANTA, GA PITTSBURGH, PA TM SUSTAINABLE DESIGN LANDSCAPE ARCHITECTURE SITE CIVIL AND CONSULTING ENGINEERING LAND SURVEYING PROGRAM MANAGEMENT PERMITTING SERVICESTRANSPORTATION SERVICES SITE TOWN OF BREWSTER BARNSTABLE COUNTY MASSACHUSETTS MILLSTONE ROAD PROJECT: SCALE:1"=1000' SOURCE:MASSGIS ONLINE MAP VIEWER FOR EXHIBIT D WELLHEAD PROTECTION AREA ZONE II THE INFORMATION, DESIGN AND CONTENT OF THIS PLAN ARE PROPRIETARY AND SHALL NOT BE COPIED OR USED FOR ANY PURPOSE WITHOUT PRIOR WRITTEN AUTHORIZATION FROM BOHLER ENGINEERING. ONLY APPROVED, SIGNED AND SEALED PLANS SHALL BE UTILIZED FOR CONSTRUCTION PURPOSES ©2018 Bohler Engineering NEW ENGLAND UPSTATE NEW YORK NEW YORK, NY PHILADELPHIA, PA LEHIGH VALLEY, PA BALTIMORE, MD REHOBOTH BEACH, DE WASHINGTON, DC NORTHERN VIRGINIA RALEIGH, NC CENTRAL VIRGINIA SOUTHERN MARYLAND NORTHERN NEW JERSEY SOUTHEASTERN, PA CHARLOTTE, NC BOSTON, MA SOUTHERN NEW JERSEY NEW YORK METRO TAMPA, FL SOUTH FLORIDA DALLAS, TX ATLANTA, GA PITTSBURGH, PA TM SUSTAINABLE DESIGN LANDSCAPE ARCHITECTURE SITE CIVIL AND CONSULTING ENGINEERING LAND SURVEYING PROGRAM MANAGEMENT PERMITTING SERVICESTRANSPORTATION SERVICES SITE TOWN OF BREWSTER BARNSTABLE COUNTY MASSACHUSETTS MILLSTONE ROAD LEGEND: WELLHEAD PROTECTION AREA - ZONE II Massachusetts Housing Partnership 14 Due Diligence Report July 9, 2019 APPENDIX B: FEMA FLOOD INSURANCE RATE MAP USGS The National Map: Orthoimagery. Data refreshed October, 2017. National Flood Hazard Layer FIRMette 0 500 1,000 1,500 2,000250Feet Ü70°2'54.20"W 41°45'36.73"N 70°2'16.74"W 41°45'9.89"N SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT SPECIAL FLOODHAZARD AR EAS Without Base Flood Elevation (BFE)Zone A, V, A99With BFE or Depth Zone AE, AO, AH, VE, AR Regulator y Floodway 0.2% Annual Chance Flood Hazard, Areasof 1% annual chance flood with averagedepth less than one foot or with drainageareas of less than one square mile Zone X Future Conditions 1% AnnualChance Flood Hazard Zone XArea with Reduced Flood Risk due toLevee. See Notes.Zone X Area with Flood Risk due to Levee Zone D NO SCREE N Area of Minimal Flood Hazard Zone X Area of Undetermined Flood Hazard Zone D Channel, Culver t, or Storm SewerLevee, Dike, or Floodwall Cross Sections with 1% Annual Chance17.5 Water Surface ElevationCoastal Transect Coastal Transect BaselineProfile BaselineHydrographic Feature Base Flood Elevation Line (BFE) Effective LOMRs Limit of StudyJurisdiction Boundar y Digital Data Available No Digital Data Available Unmapped This map complies with FEMA's standards for the use of digital flood maps if it is not void as described below. The basemap shown complies with FEMA's basemap accuracy standards The flood hazard information is derived directly from theauthoritative NFHL web services provided by FEMA. This mapwas exported on 3/29/2019 at 2:15:48 PM and does notreflect changes or amendments subsequent to this date andtime. The NFHL and effective information may change orbecome superseded by new data over time. This map image is void if the one or more of the following mapelements do not appear: basemap imagery, flood zone labels,legend, scale bar, map creation date, community identifiers,FIRM panel number, and FIRM effective date. Map images forunmapped and unmodernized areas cannot be used forregulatory purposes. Legend OTHER AREAS OFFLOOD HAZARD OTHER AREAS GENERALSTRUCTURES OTHERFEATURES MAP PANELS 8 1:6,000 B 20.2 The pin displayed on the map is an approximate point selected by the user and does not represent an authoritative proper ty location. Massachusetts Housing Partnership 16 Due Diligence Report July 9, 2019 APPENDIX C: NRCS WEB SOIL SURVEY Hydrologic Soil Group—Barnstable County, Massachusetts (HSG) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 1/18/2019 Page 1 of 446229004623000462310046232004623300462340046235004622800462290046230004623100462320046233004623400412700412800412900413000413100413200413300413400413500413600413700 412700 412800 412900 413000 413100 413200 413300 413400 413500 413600 413700 41° 45' 30'' N 70° 3' 1'' W41° 45' 30'' N70° 2' 14'' W41° 45' 8'' N 70° 3' 1'' W41° 45' 8'' N 70° 2' 14'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 19N WGS84 0 200 400 800 1200 Feet 0 50 100 200 300 Meters Map Scale: 1:4,920 if printed on A landscape (11" x 8.5") sheet. Soil Map may not be valid at this scale. MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Rating Polygons A A/D B B/D C C/D D Not rated or not available Soil Rating Lines A A/D B B/D C C/D D Not rated or not available Soil Rating Points A A/D B B/D C C/D D Not rated or not available Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:25,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Barnstable County, Massachusetts Survey Area Data: Version 15, Sep 5, 2018 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Dec 31, 2009—Apr 6, 2017 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Hydrologic Soil Group—Barnstable County, Massachusetts (HSG) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 1/18/2019 Page 2 of 4 Hydrologic Soil Group Map unit symbol Map unit name Rating Acres in AOI Percent of AOI 435B Plymouth loamy coarse sand, 3 to 8 percent slopes A 37.3 33.8% 435D Plymouth loamy coarse sand, 15 to 35 percent slopes A 3.1 2.8% 436B Plymouth loamy coarse sand, 3 to 8 percent slopes, very stony A 19.2 17.4% 490C Barnstable-Plymouth- Nantucket complex, rolling A 3.9 3.6% 493D Plymouth-Barnstable- Nantucket complex, hilly, very bouldery A 3.3 3.0% 494C Barnstable-Plymouth- Nantucket complex, rolling, very bouldery A 43.7 39.5% Totals for Area of Interest 110.6 100.0% Hydrologic Soil Group—Barnstable County, Massachusetts HSG Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 1/18/2019 Page 3 of 4 Description Hydrologic soil groups are based on estimates of runoff potential. Soils are assigned to one of four groups according to the rate of water infiltration when the soils are not protected by vegetation, are thoroughly wet, and receive precipitation from long-duration storms. The soils in the United States are assigned to four groups (A, B, C, and D) and three dual classes (A/D, B/D, and C/D). The groups are defined as follows: Group A. Soils having a high infiltration rate (low runoff potential) when thoroughly wet. These consist mainly of deep, well drained to excessively drained sands or gravelly sands. These soils have a high rate of water transmission. Group B. Soils having a moderate infiltration rate when thoroughly wet. These consist chiefly of moderately deep or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission. Group C. Soils having a slow infiltration rate when thoroughly wet. These consist chiefly of soils having a layer that impedes the downward movement of water or soils of moderately fine texture or fine texture. These soils have a slow rate of water transmission. Group D. Soils having a very slow infiltration rate (high runoff potential) when thoroughly wet. These consist chiefly of clays that have a high shrink-swell potential, soils that have a high water table, soils that have a claypan or clay layer at or near the surface, and soils that are shallow over nearly impervious material. These soils have a very slow rate of water transmission. If a soil is assigned to a dual hydrologic group (A/D, B/D, or C/D), the first letter is for drained areas and the second is for undrained areas. Only the soils that in their natural condition are in group D are assigned to dual classes. Rating Options Aggregation Method: Dominant Condition Component Percent Cutoff: None Specified Tie-break Rule: Higher Hydrologic Soil Group—Barnstable County, Massachusetts HSG Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 1/18/2019 Page 4 of 4 Massachusetts Housing Partnership 21 Due Diligence Report July 9, 2019 ATTACHMENT 1: EXISTING CONDITIONS SURVEY Massachusetts Housing Partnership 23 Due Diligence Report July 9, 2019 ATTACHMENT 2: CONCEPTUAL ROADWAY LAYOUT FOR MILLSTONE ROAD FERN LANE(PRIVATE WAY - 40' WIDE)JOE L O N G R O A D (PRIV A T E W A Y - 4 0' WI D E) MILLSTONE ROAD (TOWN WAY - 40' WIDE) 253 254 255 256 257 25 8 25 9 26 0 26 1 PC +58 . 9 6 PCC +75.57 PT + 6 1 . 7 5N6% S U P E R E L E V R E Q U I R E D ; V=4 0 , R = 5 1 0 ' SHEET 6 OF 13 CONCEPTUAL ROADWAY & SIDEWALK LAYOUT MILLSTONE ROAD BREWSTER, MA FERN LANE(PRIVATE WAY - 40' WIDE)AGASSIZ STREET(PRIVATE WAY - 40' WIDE)CLIFF POND ROAD(TOWN WAY - VARIABLE WIDTH)MILLSTONE ROAD (TOWN WAY - 40' WIDE) MILLS T O N E R O A D (TOW N W A Y - 4 0' W I D E ) 259 260 261 262 263 264 265 266 267 268 269 270 PC +56.69 PRC +2 0 . 4 7 PCC + 5 5 . 8 8N SHEET 7 OF 13 CONCEPTUAL ROADWAY & SIDEWALK LAYOUT MILLSTONE ROAD BREWSTER, MA Massachusetts Housing Partnership 26 Due Diligence Report July 9, 2019 ATTACHMENT 3: STOPPING SIGHT DISTANCE EXHIBIT FERN LANE(PRIVATE WAY - 40' WIDE)JOE L O N G R O A D (PRIV A T E W A Y - 4 0' WI D E) MILLSTONE ROAD (TOWN WAY - 40' WIDE) 253 254 255 256 257 25 8 25 9 26 0 26 1 PC +58 . 9 6 PCC +75.57 PT + 6 1 . 7 5N6% S U P E R E L E V R E Q U I R E D ; V=4 0 , R = 5 1 0 ' SHEET 6 OF 13 CONCEPTUAL ROADWAY & SIDEWALK LAYOUT MILLSTONE ROAD BREWSTER, MA STOPPING SIGHT DISTANCE EXHIBIT 30 4 . 9 f t 2 1 4 . 7 f t REQUIRED STOPPING SIGHT DISTANCE BASED ON 40 MPH DESIGN SPEED APPROX. EXISTING STOPPING SIGHT DISTANCE