08/21/2025 CONSERVATION COMMISSION Minutes

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Town of Mashpee Conservation Commission 16 Great Neck Road North Mashpee, MA 02649 backfilling and would elevate the first floor to 13.75 feet—about 2 feet 9 inches above the base flood elevation of 11. He emphasized that the proposed structure would not encroach closer to the wetland resources than the existing one, with only a modest deck expansion for outdoor living space. The site already had a recently installed innovative/alternative (I/A) septic system, so no new septic installation was required. Mr. Borselli further noted that landscape architect Andrew Garaway of Yarmouth Port Design prepared the mitigation plan, which provided over 650 square feet of native plantings, far exceeding the required 141 square feet—about four times more than necessary under Commission regulations. The new home would remain a three-bedroom structure with roughly equivalent ground coverage, and the application had also been submitted to the Zoning Board of Appeals by attorney Christopher Corain, with a hearing pending. 19 Cricket Way—Plan Revisions He explaining that he had spoken with Mr. McManus in October, and landscape architect Andrew Garaway had reviewed the plans and provided comments. One issue Mr. McManus raised was that the plan lacked a limit of work line, which Borselli admitted was an oversight. He assured the Commission that the revised plan would include a clear limit of work with staked hay bales for erosion control, noting that he knew the Commission's preferences regarding silt fences. He also addressed questions about the square footage of the proposed versus existing house. The current structure is a single-story home with 1,600 square feet on the first floor and an additional 1,300-square-foot basement used for storage and housing equipment, plus a large shed in the northeast corner of the property. The shed will be eliminated under the new plan. Altogether, the existing home and outbuildings account for about 3,200 square feet of total space. The new home will have roughly 1,900 square feet on the first floor and 1,200 on the second floor, totaling 3,200 square feet, the same as before. The key difference,he said, was that the new home would replace the noncompliant basement with usable living space for the family, offering a modern layout more suitable for year-round living. Mr. Borselli added that architectural plans would be provided, as he now understood that the Commission required them. These plans would show compliance with FEMA flood regulations, including flood vents and elevation above the base flood level. The home would remain a three-bedroom residence, consistent with the existing structure. He then introduced Attorney Wall to discuss the requested waiver. 19 Cricket Way-Attorney Wall's Waiver Request and Justifications Attorney Wall explained that, after reviewing the project against the town's regulations, only one provision could not be meta 75-foot natural vegetated buffer requirement in the town's bylaw (§172-7A(1)). The home predates the Wetlands Act and local bylaw, meaning no such buffer exists. Therefore, the applicant was formally requesting a waiver, detailed in his August 4, 2025, letter. Attorney Wall reviewed the criteria for granting waivers, focusing on three main considerations. o First, he described the compelling need for the project. The existing house, built in 1972, was intended as a seasonal cottage and lacks proper insulation, energy efficiency, and flood compliance. Homeowner Nina Cocomazzi has lived there since 2000 and wishes to remain in the home permanently, aging in place with accessibility improvements and first-floor living features. Renovating the current structure would be impractical, he said, making a raise-and-rebuild the only viable option. o Second, Attorney Wall emphasized the need for flood compliance. The existing home lies below the floodplain, making it ineligible for flood insurance and vulnerable to future storm events. The new design would elevate the structure, eliminate the basement, and relocate all mechanicals to habitable space above flood level—bringing it into full compliance with FEMA and building code standards. 18