01/08/2026 CONSERVATION COMMISSION Minutes

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Town of Mashpee Conservation Commission 16 Great Neck Road North Mashpee, MA 02649 NOI 64 Triton Way. Proposed plan to raze and replace an existing house, I/A septic system, and swimming pool installation. (Representative: BSS Design, Inc.) 43- 3382 Project Overview and Site Conditions (64 Triton Way) The applicant proposed to raze and replace an existing single-family dwelling, install a new I/A (Innovative/Alternative) septic system, and construct a swimming pool at 64 Triton Way. The property fronts Nantucket Sound and is located entirely within Conservation Commission jurisdiction due to coastal buffers; however, all proposed work occurs within buffer zones only, with no direct impacts to resource areas such as coastal bank, flood zone, or land under the ocean. The existing lot is almost entirely disturbed, containing an older dwelling, driveway, pool, patio, ornamental landscaping, and limited areas of intact native vegetation. The coastal bank is steep (greater than 4:1 slope) and vegetated largely with invasive species such as rugosa rose, though no disturbance is proposed below the top of the bank. Proposed Changes and Design Rationale (64 Triton Way_ The proposal relocates and reconstructs the house and pool slightly farther landward, increasing separation from the coastal bank and 75-foot buffer compared to existing conditions. While the new house footprint is larger, the expansion occurs on the landward side, not toward the shoreline. The swimming pool is also shifted marginally farther from the bank. The applicant explained that renovation and expansion of the existing structure were initially explored, but structural limitations, outdated layout, and foundation issues made rehabilitation impractical. The new design improves siting on the lot, maximizes views, and allows for better environmental controls. Stormwater, Erosion Control, and Mitigation (64 Triton Way) Significant stormwater and erosion improvements were proposed, including: • Defined limits of work with fencing along the seaward edge to prevent debris migration; • Silt fencing and erosion controls at the base of the limit of work; • Trench drains and channel drains around the pool and patio to capture runoff, • Dry wells to manage stormwater and swimming pool drawdown; and • A gravel driveway to reduce impervious surface impacts. A substantial mitigation planting plan totaling approximately 2,600 square feet was proposed, consisting of native plantings with varied strata. Eastern red cedars and other native species would replace vegetation removed for septic installation. Existing stone retaining walls along the property line would largely remain intact, with only minor trimming and reconfiguration. Septic System and Nitrogen Loading (64 Triton Way) The existing home is served by a three-bedroom septic system. The proposal includes installation of a new I/A septic system designed for five bedrooms. Nitrogen calculations showed that, despite the increase in bedrooms, the I/A system would result in a lower nitrogen concentration than the existing system, meeting Conservation Commission nitrogen performance expectations. ----- --------------------------------------------- Commission Discussion and Key Issue (64 Triton Way) The central point of debate was the five-bedroom designation. Commissioners noted that Chapter 108 (flow- neutral regulations) generally limits homes to four bedrooms unless a waiver is granted by the Board of Health 12