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HomeMy WebLinkAboutDecision 4723 Notes from Deputy Building Commissioner • • 01•YAR TOWN OF YARMOUTH oBUILDING DEPARTMENT FILE COPY !CA ytnM 2 1146 Route 28, South Yarmouth, MA 02664 508-398-2231 ext. 1261 Fax 508-398-0836 • MEMORANDUM TO: Zoning Board of Appeals FROM: James D. Brandolini, Deputy Building Commissione DATE: June 14,2018 SUBJECT: 19 Sagamore Road, Petition No. 4723 I have been advised that during the course of hearing Petition No.4723, 19 Sagamore Road West Yarmouth; certain issues arose during the February 22,2018 and April 12, 2018 hearings. It is my understanding those issues concerned the use of the upper level and number of stories. In order to provide the Board with some historical facts,I offer the following information: -Building Permit No. FB-09-071 was issued on July 21, 2008 to permit the re-construction of a single family dwelling,based on plans,reviewed, and stamped dated by this department on July 16,2008. (photo copies attached). Those plans were prepared and also stamped dated July 11, 2008 by a Professional Engineer,Richard Anderson. The plans reflect"Date Issued"of 04/14/08 -Those reviewed and stamped dated plans depict the following: *A1---Front Elevation–Revision Dates: 05/01/08 &07/11/08---Two A dormers *A2—Floor Plans—Lower Level–Garage—Revision Dates: 05/01/08 & 07/09/08--"First Floor";which technically is the second floor for Zoning and Building Code purposes, "Second Floor",which is technically the attic for Zoning and Building Code purposes. The attic shown as Second Floor depicts"Unfinished-Future Master suite to be framed and rough plumbed& electrical/finish later." No rooms/partitions are shown or proposed on this plan. Two A Dormers are depicted *A3—Elevations—Revision Date 05/01/08—Plan depicts two A dormers proposed in the front with a finish grade to roof ridge height of 34'6", a deck at the attic and second floor levels in the rear. *A4—Foundation/Cross Section—Revision Dates 05/01/08 &07/09/08—Plan cross section depicts"Unfinished–Future Master suite to be framed and rough plumbed& electrical/finished later." No room partitions are shown. *A5—Framing—Revision Date 05/01/08—depicts two A dormers. • gage 2 Memo to the Zoning Board of Appeals Re: Petition No. 4723 The Building Permit was issued based on the following April 8, 2008 Zoning Bylaw provisions: -Section 500—Definitions ,Building Height in Feet-"The vertical distance from the average grade at the structure to the top of the highest portion of the roof. The allowable building height shall be measured from the street side." -Section 203.4—Building Height—"In all zoning districts --the building height shall not exceed thirty-five (35) feet and no building will contain more than three stories----. In buildings intended solely for single-family residential use, the third story above grade may occur in a habitable attic." "Where the grade at other faces of the building is lower than that of the street side,the height of the building above the lowest grade shall not exceed the allowable height by more than ten (10) feet. This will not affect the restrictions described above for building height as measured from the front of the building along average grade. Height limitations shall not apply to chimneys, spires,cupolas, antennas, or similar structures not intended for human occupancy." -Section 500---Definitions,Building Height in Stories-"The number of habitable stories exposed above the average grade on the street side of a building-----A basement shall be considered a story if it is exposed more than three and one-half(3.5) feet above grade on the street side." -Section 500--Definitions,Habitable Attic-"The habitable story located between the upper surface of the ceiling beams of a story and the underside of a slopped roof,provided that there is adequate means of access and egress and it meets all other requirements of the Ma. State Building Code. Note: This definition previously read (pre-2006): "The habitable story located between the upper surface of the ceiling beams of a story and the upper surface of a gabled roof. The roof above a habitable attic must maintain the same slope form the floor line to the ridge line, except _._ that it may be interrupted by any dormer with an interior width no greater than four feet. __ The requirements to maintain the same slope and the dormer width were eliminated. I am advised the Petitioner met with Building Commissioner,Mark Grylls on April 13,2018 to discuss the hearing issues. A set of similar plans of those referenced above,with penciled-in modifications, were provided Commissioner Grylls at that time. Those plans depict the following modifications: *A1 —Front elevation-16 foot+/-shed dormer and right side stairs leading to the second floor. *A2—Floor plans—Upper level (second floor)--A rough sketch of a bathroom, closets and an exit discharge from the interior stairs to the exterior stairs. *A2 No. 2 Floor plans—Upper level—Indentation walls between the original proposed A dormers are scratched out. *A3—Exterior elevations—Rear sliders to decks and front dormer change. *A5—Framing details—no changes Page 3-Memo to Zoning Board of Appeals Re: Petition No. 4723 I visited the site and met with the owner on May 2, 2018. I observed the upper level consists of a completed full bathroom,bedroom, living room and three sliders on the rear. A sink and counter were installed in the living room,but no cooking devices were observed. In addition I also observed an exterior set of stairs on the right side and a front shed dormer. (photos attached). In researching the Building Dept. records, I find no Building Permits for these modifications. Modifications to this extent would require a Building Permit. Unfortunately, the Building Inspector who performed the inspections should have recognized that A donners were proposed, that an 18 foot shed dormer had been constructed; and that exterior stairs had been constructed. He did however,note on his inspection record"No permit for 2nd floor(attic) second living space needs permit to continue." The Certificate of Occupancy also states "Garage, 1s`floor, 2"d Floor Final OK 3'd floor(attic)No Permit to Finish". ZONING SUMMARY -The house, as built, complied with the maximum allowable height,height in stories and would have complied with the habitable attic provision at the time of construction if the owner had applied for a Building Permit. -At the time the house was constructed, creating rooms in the upper level would have complied with the Zoning Bylaw Habitable Attic provisions. The existing provisions restrict that area to "50 % of the floor level immediately below. -Based on a December 27, 2017 Plot Plan,the exterior side stair system encroaches into the side setback by 3.5 feet. -The exterior stair system does not benefit from the ten(10)year Statute of Limitations afforded by M.G.L., Chapter 40A, Section 7,because it was constructed after the Building Permit was issued July 21, 2008. An Assessors' photo, obtained from the Assessing Dept., taken April 15, 2009, depicts the partially completed stair system. The outside guard/handrail is not complete (copy attached). -Had the exterior stair system been proposed or applied for in 2008, the owner would have been required to obtain a Special Permit from the Board,pursuant to Zoning Bylaw Section 104.3.2(2). The Building Permit was predicated on the provisions of Section 104.3.2(1). -'While the exterior stair system provides a greater level of exit discharge,which is a life/safety issue, a special permit is therefore now required for this system, as per Section 104.3.2(2) -The front stairs/landing are exempt from the front setback as per Zoning Bylaw Table 203.5, Footnote 3. -The question arises; because no permits had been applied for, nor issued, for the construction and completion of the upper level rooms, and were created less than ten years ago, whether a variance is now required because of the fifty percent(50%)restriction prescribed in Section 500, Habitable Attic definition. cc: Mark Grylls, Building Commissioner H .4w r f t,. --cs �- .t '-..r.-•,...s yylsl`.`rf*ri n 'c i = t y 3 h f1! ''+sJf owg m.vke xq ,t '', toa x• '. vw• . r•M-- E a : ,.y ',a.a+ .. 0.-,,,-,17. r."--•'.' 3.M1 ru tgtrYntr4 S.±k. ik sea4t E : ; n_ kit •, C N • ,'''''''k'4. 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Q} 1.. 3 paT P t ; F .r\'1 v L S YtW '�" h¢• .� •Y ^6�M t • .r..�.+.h til `l .tx 1 j x,td � ,y��r yyv aY 1�9 ,M y 4 �'.� F�c4s�-1 k y ,�•3 ytiif� .. ' 7 4�, rS+'7.�`t 1 j`-tf, ..:„` ('N_ rit , r r .( r� i ,1 AA t ,- ,yz 4�':s cSi a <11i P. F rr� •. ..x: • r [:� �r °F�a} '� t .• ;1'4,' ,•14..,:, .. .a1' .t �t ` fj n.jan t,$• 6.?".y ..j� n 0.y 3 - Ct>. .': ^zo rk• `t »„'sk ° ^•t''L"•i . 4 2'" } t )t . 7 rv; • ,—f . (yI REVISIONS: I I OCUS INFORMATION "a DATE DOC. N _L.5/24/2016 RELOCATE ELEVATOR F- CURRENT OMER LAUREL MILLS — TO REAR OF BUILDING 3 4. TILE REFERENCE: DEED BOOK 16017.PAGE 325 2S PLAN REFERENCE: PLAN BOON 33,PAGE 83 AaawORs MAP. 2B BSE, PARCEL 126 TER co ZONING DISTRICT: R-25 'T4C44, SETBAO(S FRONT 21.5571 4qE RJ SIDE 15' 0,,,�� REM 20' LOCUS INN'"^E STREET MINIMUM LOT SIZE 25,000 SF. EXIST.TOTAL LOT AREA: 5100 S.F. I CERTIFY TO THE BEST OF MY OVERLAY DISTRICT: NOT M A VINE 6 PROFESSIONAL KNOWLEDGE,INFORMATION SOUNDAND BELIEF THAT THE LOT CORNERS, FETA FLOWDIMENSIONS AND SETBACKS TO THE STRUCTURE AS BY • ZONE DISTRICT: ZONE AE(ELEVATION 12) INSTRUMENT SURVEY AND RASNSHOWN ON LOCUS MAP PANEL 125001C0569J THIS PIAN ARE CORRECT. CT TO SCALE DATED 7/16/14 . EXISTING 5L0 COVERAGE 1,2423 SF.(23.0X) r"L\. ' PROPOSED BVD COVERAGE 1.2623 S.F.(23.7X) - ;VIP')REDUCED FRONTAGE•• /Yi (1.77•/://P2 KIERAN 1 HEALY , N DATE PARCEL 127 16.1' PROFESSIONAL LAND SURVEYOR PARCEL 125 2Y(30%OF 90') AVERAGE FOR PARCEL 126 16.1'4 27-.41172.21.55' . CBAEADED \ 4 iT •\\ LP \\\ CERTIFIED I PLOT PLAN BENCHMARK: TOP OF D \\ Cy \\ a WITH PROPOSED BOUND EL 10.06 \ �1O \ ADDITION ,SS \\ �� \\ #1AT W eF MICHAEL KACZMAREK DEO( 4'i\04' \ 9 ASSESSORS MAP 29E A \q,1EPARrn 127 EX SEcoND sraRr ^ '��y��� �.9 \\ SAGAMORE ROAD m • O N EGRESS DECK xaAEPp>' r . \ ` W. YARMOUTH \\ �, MASSACHUSETTS COST. (BARNSTABLE COUNTY) \\\\ J \\ `\'t7QNEWA \ \ '�J' `\ \ \\ \:\\ N/F \\ \\ \ \\\ \ PAUL O SGOODRICHMAP ' '\\ \` • \\ \\ \\• e0�. \ ASSESSORS 29 \��\ ` '• \ DECEMBER 27, 2017 N64 `\._.. . \\\ •`\ `\\ •‘• `.j ._ _ _. y \�`` .\ \ • CB/ iii \ .i LEGE, N/F ‘0,,,<"; DEXISTING WELLING ELEV..�B �\\ A• / LAUREL MILLS •„,�(((( F.FLOOR.13.0 ASSESSORS MAP 29 \. PARCEL 126 * 14 CBAEADED IW VMm Foe • END OF ROBERT BARTOUM ® _ / & LAURELt4aODMILLS pgaPosm q1 ti R 35 WOODLAND ROAD ADDITION TO ?' ASHLAND, MA 01721 HOUSE / y0 HANDICAPPED �' ACCFRSIBLE �� .,�, a BSC GROUP ELEVATOR CONCRETE PATIO&OE / TO BE REPLACED 10TH 1M. N� 349 Main Street,Route 28 Ind&3r0 STORY FRANCES RANO-SHAW PARTIALLY ENCLOSED AREA y"t' ASSESSORS MAP 29 West Yarmouth, Massachusetts &DECK WO ry4 PARCEL 125 02673 la. /y`9 508 778 8919 // © 261e T.TT,RrteN... SCALE: I..1Q PROPOSED DEO( o 1.26 ES 6 mon EXTENSOROR TO MATCH FLOOR LEWIS q 5® v FOR YMEELCHNR ACCESSIBILITY NOTE: THE SEPTIC SYSTEM LOCATOR IS APPROXIMATE MID IS PROJ. MGR.: CRAIG FIELD BASED ON AS-BUILT INFORMATION ON FILE AT THE YARMOUTH BOARD OF HEALTH. FTELD P. F34GIST AT TME OF NOUSE CONSTRUCTION THE BUILDING CALL./DESIGN: P. HAGIST N/P INSPECTOR REQUESTED A SECOND MEANS OF EGRESS DRAWN: P. HMGIST/ K. MEALY N/T DOMENIC”A ROSSETTI FROM THE 2 FLOOR THAT IS NOW ON ME SIDE OF THE CHECK: CRAG FIELD RONALD S YATES M P 2 EST. ASSESSORSEL MM 29 REAR OF THAT STAIRS ANLL NOW BE MOVED TO THE ASSESSORS MM 29 PARCEL 120 REM OF THE BUILDING AS PART OF THIS APPUCATDV. / FlLE 8446-201).DWG PARCEL 119 • DWGJOB. NQ 5320-04 JOB.NO 4-8448.01 SHEET 1 OF I I ...MORE RD MAP ID:29/126/// Bldg Name: State Use:1010 I _Account#1537 Bldg#: 1 of 1 Sec#: 1 of 1 Card 1 of 1 Print Date:08/31/2017 13:52 sONSTRUCTION DETAIL CONSTRUCTION DETAIL(CONTINUED) I ' �.nent Cd. Ch. Description Element Cd. Ch. Description • ! .:tyle 04 Cape Cod Model 01 Residential _ Grade 05 Average+20 WDK Stories 1.75 WDK 7 Occupancy 1 MIXED USE 9 Exterior Wall I 25 Vinyl Siding Code Description Percentage 2 Exterior Wall2 1010 SINGLE FAM MDL-01 100 Roof Structure 03 Gable/Hip Roof Cover 03 Asph/F Gls/Cmp Interior Wall I 05 Drywall/Sheet Interior Wall 2 COST/MARKET VALUATION 22 Interior Fir I 12 Hardwood Adj.Base Rate: 131.39 TQS Interior Flr2 14 Carpet 269,871 HAS Heat Fuel 03 Gas Net Other Adj: 5,747.50 32 FGR Heat Type 04 Forced Air-Due Replace Cost 275,618 AC Type 03 Central AYB 2008 7 — / s a G C CI Total Bedrooms 02 2 Bedrooms Dep Code Total Bthrms 2 Remodel Rating TQS HAS Total Half Baths Year Remodeled 10 S B 10 Total Xtra Fixtrs Dep% 7 Total Rooms Functional Obslnc D 22 7 Bath Style 02 Average External Obslnc D WDK Kitchen Style 02 Modern Cost Trend Factor 12 4 Condition %Complete Overall%Cond 93 Apprais Val 256,300 *i c u 1 - Vel ,ter 1 Dep%Ovr D s /a,,�!riif�A • - . Dep Ovr Comment pre•- etl3r�.••' Misc Imp Ovr 0 , �' ar1Rr • to s Misc Imp Ovr Comment •+•`,. xo-44 ,'>{,If•yy� eir, Cost to Cure Ovr 0 1e li Ilii�• P.0 t ,, Cost to Cure Ovr Comment 4t'l _ �` a I•Yj 1 tit o r r OB-OUTBUILDINGS YARD ITEMS(L)/XF-BUILDING EXTRA FEATURES(B) , - ��.. -v✓ T Code Description Sub Sub Descnpt L/B Units Unit Price Yr Ode Dp Rt Cnd %Cnd A•r Value 1 . i): ( , is EOS Encl Outs Slim 11 1 0.00 2008 1 100 0 1h it t e ti 14 . I t C+ , y It:"Ip Jpit 41/2.,:i° - I �dll A64�gg71 - • Y N(a? ..r a� a I it l: .3/4 it In S BUILDING SUB-AREA SUMMARY SECTION �'' i.. pl;t rt, I / I rs•,.y ; Code Desert•lion Livin: Area Gross Area El.Area Unit Cost Unde•rec. Value . h•'x BAS First Floor - 928 928 928 131.39 121,928 11.4-' t i. I _ ...4CFOR Garage 0 858 343 52.52 45,066 . " ' SFS Base,Semi-Finished 0 70 42 78.83 5,518 TQS Three Quarter Story 696 928 696 98.54 91,446 - - — WDK Deck,Wood 0 454 45 13.02 5,912 '• - _.. ' Ti!. Gross Liv/Lease Area: 1,624 3,238 2,054 275,6181 t X.E 11.4:".r...�:n.__ • • •## o►• ry TOWN OF YARMOUTH Building Department BUILDING kea PERMIT NO • +fRMOUTH 809-071 (508)398-2231 BM.261 ISSUE DATE 7{2112008.; PROPOSED USE ; , PERMIT APPLICANT •DomenlcCeMl JOB WEATHER CARD �`� PERMIT TO ;_Newconstruction_; VI AT(LOCATION) 0019SAGAMORE RD (`/(J ZONING DISTRI R•25 Bldg.Type: Residential SUBDIVISION MAP LOT BLOCK 1029.128 / BUILDING IS TO BE: CONST TYPE 5-B USE GROUP R4 LOT SIZE CONTRACTOR new construction•refer to B-04-318 for demolition penult: 1 bath,2 bedrooms,2 decks,1 REMARKS dlnfrgroorMMngroom two bay garage,1 kitchen as per plans dated 07/18/08 LICENSE 069638 LL�- ,.- aner:. """ r.:4 + Cerutl,Domenic P.O.box 479 AREA(SQ Fl) -ES COST(3 $127,690.00 - 'PERMIT FEE($) $783.00 Natick MA 01760 OWNER MILLS,LAUREL X 5085877400 BUILDING DEPT BY - ADDRESS 35 Woodland Road (Ashland MAI PHONE 5065617400 INSPECTION RECORD . FIELD COPY Date . Note Progress-Corrections and Remarks Ins ector Foundation Location Approved ra�/a� • es- -Fmrced le noyetel .04 I<..) 9-/S vs' 777 & dam(/ '9 c 770rAA . . e M-/7-oS J 4% 92e Die • /0 -f -d ALS_/i1ruo luso q- Cacti og nitotoj ANUAk WS • //"" rs54 rs0-t '&A.t�114-t- }r . / f /- - , �.G► � , ♦ -, a ' • I. Q,�. _.A. , s/ .♦ ,, % a-; A Floor 'Elevation Certificate Is • / — a 6 -Id /'J 'required prior to issuance of the Certificate of Occupancy.