The URL can be used to link to this page

Home My WebLink About185 Seaview Ave., South Yarmouth, MA feasibilityThe Feasibility Study is completed by a person experienced in permitting and completing your project. The information may not be all inclusive and the information may change during the actual permitting process. C:\Users\17742\Documents\Documents (3)\PMH,LLC\Clients\Norwood\185 Seaview Ave., South Yarmouth, MA feasibility.doc PRO -MOD HOME S , LLC . 12 R O B I N L A NE, P O C A S S E T , M A 0 2 559 774-269-6 5 9 8 FEASIBILITY REPORT HOMEOWNER: DATE: George and Kelly Norwood April 16, 2021 SITE ADDRESS: TOWN: 185 Seaview Ave. South Yarmouth, MA PHONE: EMAIL: skipnrwd@comcast.net MAILING ADDRESS IF DIFFERENT FROM SITE: JOB NUMBER: 569 Pine Tree Drive, Methuen, MA 01844 *PRE-EXISTING NON -CONFORMING *ZONING *CONSERVATION PUBLIC HEALTH *HISTORIC FEASIBILITY REPORT Parcel ID: 33/19 Year Built: 1946 Town Water: yes Town Sewer: No (private septic system) Zoning District: R-25 (non-conforming) Property Use: Single family Stretch Code: IECC 2015 2 Dimensional Requirements: Required Existing Proposed Lot Area 25,000sf 5996 sf 5996 sf Lot depth N/A ~122.92 ~122.92 Frontage (min.) N/A ~50’’ ~50 Front Yard 30’ 35’ TBD Right Side Yard 15’ 8.3’ TBD Left Side Yard 15’ 4.9’ TBD Rear Yard 20’ 45.8’ TBD Lot Width N/A 50’ 50’ Bldg. Height 35’ N/A TBD Conservation Commission (ConCom): The subject property is located in an AE 11 Flood Zone. Prior to applying for a building permit an application to request a Determination of Applicability (RDA) must be filed with ConCom. The Commission will review the application and schedule a hearing to determine how the Wetlands Protection Act may apply to the property. A full Notice of Intent filing should not be necessary since being located in a flood zone is the only wetland consideration. The application to ConCom must be filed by the engineer of record. Since BSC Group has previously performed the existing conditions survey and the possible building footprint it would be prudent to have them file the RDA application with ConCom and attend the hearing. The application deadline is approximately two weeks prior to the next scheduled ConCom meeting. Meeting agendas tend to fill up quickly so it is important to file as soon as is reasonably possible to avoid a delay in the permitting process. The decision from ConCom must be recorded at the Barnstable Registry od Deeds and a copy of the recording information is required as part of the building permit application. While the RDA application is being prepared design work should begin on the proposed house as the schematic plans need to be submitted with the Engineered site plan to ConCom. ConCom meets twice each month on the first and third Thursday. ConCom will schedule a hearing within 21 days. Provided the hearing is closed that same day as the hearing a decision from the Board should be issued within two weeks. This part of the permitting process could take approximately two months from application and hearing to written decision. 3 Zoning Board of Appeals (ZBA): Pursuant to the Zoning Bylaws the property is classified as pre-existing and nonconforming, meaning the lot and structures on the lot existed before the current zoning. The Bylaws require that any request for an extension, alteration or raze and replace of the existing nonconforming structures be submitted to the ZBA for a finding. See Article 104.3.2 below. 104.3.2 Change, Extension or Alteration 1. Lawfully pre -existing non-conforming single- and two-family structures, and their accessory structures, and lawfully pre-existing single-family and two-family structures, and their accessory structures, located on non-conforming lots, may be altered, extended or razed and replaced provided the alteration, extension or raze and replacement: A. itself conforms to the applicable bylaw requirements, and does not involve a change of use, or; B. does not otherwise increase the non-conforming nature of the structure. These determinations shall, in the first instance be made by the Building Commissioner as the Zoning Enforcement Officer. For purposes of this section, any alteration or extension of such a structure which will remain within the pre-existing footprint and height of the structure or raze and replacement which meets the current minimum setback and does not exceed the current maximum building height and current maximum building coverage requirements shall be presumed not to be an increase in the non-conforming nature of the structure. 2. Except as provided in paragraph 1 above, such single-family and two-family structures, and their accessory structures, may be altered, extended or razed and replaced only upon Special Permit from the Board of Appeals, if it is determined that such alteration, extension or raze and replacement will not be substantially more detrimental to the neighborhood than is the existing non-conforming structure. The engineer will complete and submit an application to the ZBA to request a hearing for the required finding. The ZBA usually meets two times a month on the second and fourth Thursday. Once the hearing is closed the ZBA will render their decision. A 20 days appeal period begins once the Town Clerk receives the signed decision from the Board. At the end of the appeal period, providing no appeal the signed decision must then be recorded at the Barnstable County Registry of Deeds. A copy of the filing must accompany the application for the building permit. This filing with the ZBA can generally can be done at the same time as the ConCom filing. Building Department (BD): An application for a demolition and building permit can be applied for once the ConCom, ZBA and Historic Commission hearings are finished. The following plans must accompany a completed application for a building permit: stamped plans of the existing conditions survey with proposed building footprint and verification that the existing septic system is functioning as designed, foundation plan stamped by an engineer and a full set of building plans stamped by an engineer. The Building Department has up to 30 days to review and issue a permit from the time all documents required for the application have been submitted. The building permit application can now be filed online. 4 The following departments must review the application prior to review by the Building Department; 1. Engineering 2. Board of Health Department 3. Conservation Department 4. Planning and Zoning Department 5. Tax Collector 6. Treasurer 7. Fire Department The fee for a building permit is based on $.55 per square foot of building area ($550 min.) to be paid at the time of application. A $60 application deposit, $90 fee for a demolition permit will also be required. Before a demolition and building permit can be issued termination letters from all utility companies must be submitted to the building department. Historic Commission: The property is estimated to be 75 years old based on the information provided on the Town property record card. A notice of demolition will need to be filed with the Historic Commission at the time when a demolition permit is being requested from the Town. The Notice of Intent to demolish an historic building has been included along with this report. Water Department: The Water Department will need to locate the curb stop so the water service can be cut and capped prior to demolition. If the water service is not in good condition it may need to be updated at the discretion of the Water Department. Fire Department: The Fire Dept. must review the plans prior to applying for a building permit. An inspection of the smoke and carbon monoxide detectors prior to the issuance of a compliance certificate and the issuance of a certificate of occupancy by the Building Department will be required. Site Conditions, Access and Logistics: Site access for demolition and construction equipment will be via Seaview Avenue. The fence at the front of the property will need to be removed to allow crane and carrier access. Tree pruning will be necessary and possibly removal of one tree may be needed. The modular carriers will need to be stored locally off site as there is not sufficient area on the site. 5 Utilities: Eversource is the electric service provider. The electric service is overhead along the same side of Seaview Avenue as the front of the house. Gas service is provided by National Grid. Gas service is located on the left side from the front of the house. All utilities must be terminated and a letter from the utility company must be submitted with the building demolition and building permit application. The utility disconnects can take up to 30 days to complete due to backlogs with utility companies. Site photos: Street Scape 6 Power lines overhead same side of street Gas meter left side of house 7 Mounded septic system Yard drain by driveway 8 Electric meter right side of house Front and left side 9 Rear of house