10/09/2025 CONSERVATION COMMISSION Minutes

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Town of Mashpee Conservation Commission 16 Great Neck Road North Mashpee, MA 02649 NOI 252 Shore Drive, Concert New Seabury. Proposed Replacement and Redesign of 43- Popponesset Tent and Associated Elevated Deck. (Representative: BSC Group) 3371 Hannah Raditz of BSC Group, regarding the proposed replacement and redesign of the Popponesset Tent and associated elevated deck. Ms. Raditz provided an overview, noting that a prior order of conditions for the tent had never been executed and would be closed out at this hearing. The redesigned tent will be similar to the original proposal but slightly smaller, elevated on a platform, and not physically connected to the building to comply with stormwater standards. Existing ground-level ramps and walkways will be removed and replaced with elevated access to improve connectivity while minimizing impacts to the resource areas. Resource areas on the site include land subject to coastal storm flowage (VE zone), coastal dune, and coastal bank. While the coastal bank is fragmented and off-site, 150-foot buffers to the coastal dune and coastal bank, as well as the FEMA flood zone, are mapped. The project aims to remove the concrete pad and other at-grade structures while elevating the new tent and walkways. Restoration will include 857 square feet of coastal dune, removal and replacement of 552 square feet of shell access pathways with clean sand and planting 2,679 square feet of beach and dune grasses. A 240-square-foot patch of dense autumn olive patch will also be removed and replanted with native dune grass. Ms. Raditz clarified that most impacts to resource areas are being reduced, with small increases limited to a new elevated walkway totaling 126 square feet within the 0-75-foot buffer to the coastal bank and 350 square feet within the coastal dune buffer. Existing vegetation in these areas,primarily non-native rugosa rose, will not be further impacted, and the corridor will be maintained as-is. Construction methods will include installation of sediment and erosion controls (staked silt fences) around the tent and removal areas. Temporary construction access will utilize paved areas with track pads or mats to protect resources, and roll-off containers will be located on paved areas to keep debris away from sensitive zones. After demolition and construction, clean sand fill will be used for restoration, and any impacted vegetation will be replaced either in kind or supplemented with additional beach grass to enhance dune resilience. Tent and Elevated Deck Discussion Following the presentation by Hannah Raditz, commissioners began asking clarifying questions regarding the 252 Shore Drive project. Ms. Godfrey inquired about ramps and walkways to the pool, confirming that the existing ramp connecting the Poppy Inn to the tent would be removed, as it would no longer be necessary with the elevated tent. Maggie Brady, representing the architectural team from S3 Design, confirmed that the elevated tent and deck would remain fully handicap accessible, aligned with the deck of the existing Poppy Inn. Ms. Thornbrugh asked additional questions to verify that the proposed tent would be smaller than the existing structure, confirming that the roof area is reduced, which reduces the tent's impact on resource areas. She also inquired about the foundation of the elevated tent, learning from Brian Gage, a professional engineer with BSC Group, that the tent would be supported by welded aluminum columns anchored with concrete footings beneath the elevated deck, with pressure-treated lumber and synthetic wood decking used for the platform. Questions about the one proposed elevated walkway within the velocity zone prompted discussion on whether it could be eliminated. The applicants explained that the walkway was redesigned to hug the building closely, minimizing vegetation removal and shortening the footprint compared to the originally approved diagonal layout across the vegetated coastal bank. Commissioners debated the regulatory implications, with Ms. Thornbrugh noting that new construction within a velocity zone is restricted and observing that the walkway primarily provides convenience rather than necessity, suggesting that approval might not be justified. Mr. McManus, Mr. Kent and other commissioners raised no immediate objections, but emphasized the need for additional documentation, including Clean Certification for the sand that will be brought in. The Commission requested a more detailed planting plan, clarification on construction methodology (including types of equipment and access), building and piling