HomeMy WebLinkAboutBLDR-23-647-final documentsTOWN OF YARMOUTH
1146 Route 28, South Yarmouth, }dA02664
508-398-2231 ext. 126l F ax 508-398-0836
Office of the Building Commissioner
FINAL COST AFFIDAVIT FOR WORK IN FEMA FLOOD ZONE
To the Building Commissioner,
Lr accordance wi
construction, incl
th 780 CMR Section 109 of the Massachusetts State Bui Code, the total estimated cost of
uding all related costs* of the building at tl
and constructed,altered. repaired, or extended under building permit no -23-L
amounts to $BL
Duobt-r)L1z,t
R
LM,beingreferredtoastheowner/agentidentifiedbeIow,dosolemrrly
swear that the statements made herein are strictly true, corr€ct and made in good faith.
*Related constntction costs includc all rvork done u,ith or concurrently with the rvork contemplated bi, thc building
permit including construction, reconstruction. repairs. demolition, TIVAC work, etc. Furnishings and portable
equipment are not part ofthe total construction costs.
of
My Commission Expircs
L
S
Not
Notary
NOV I B 202rt
G DEPARTMENT
REC EIVF-D
gull-ott'l
By
agent
o
s\Proiccl No:
P16-634
RECE IVEDI
BUIL DING DEPARTM ENT
0\/ 18 2021
Final Construction Control Document
To be submitted at completion olconstruction by a
Registcrcd Design I'rofcssional
for work pcr the 9rh cdition ofthc
Massachusetts State Iluilding Code, 780 CMR, Scction 107.6.4
Projccl I'illc Cpt. Parkcr's IIOA I'llol]Sli Rcnrodcl & Ilcnovations l)atc : 2l Octobcr 2024
Property Address: 658 Main Strcet (Rt 28), West Yannouth, MA
Project: Check (x) one or both as applicable:XX Ncw conslruction XX l')xisting Construction
Project description Ncrv Work; Renovalc lor Officc tlse (Iulurc Rcstaurant). Ilxtcrior l)ccks. ADA ComDonents
And Life/Safety. Struclural Intcrior ljpgradcs, M challsalspases
I T. Varnum Philbrook MA Rcgistration Nurnbcr: 30690 Iixpiration datc: 30 JtjN 2026.
am a registered design professional, and I have prepared or directly supcrviscd thc prcparation ofall design plans,
computations and specifications conceming:
_XX_ Entire Project
Fire Protection
Architcctural
Illcctrical
for the above named project. l, or my designee, have pcrformcd the ncccssary prolcssional scrviccs and was prescnt aI thc
construction site on a regular and periodic basis. 'l'o thc best ofmy knowlcdge, information, and beliefthe work
proceeded in accordance with the requirements of780 CMR and the dcsign documents approved as part ofthe building
permit and that I or my designee:
l. Have reviewed, for conformance to this code and thc dcsign conccpt, shop drawings, samplcs and other submittals
by the contractor in accordance with lhe rcquircmenls of the construclion documcnts.
2. Ilave performed the duties for rcgistcrcd design professionals in 780 CMR Chaptcr 17, as applicablc.
3. Have been present at intervals appropriate to the stage ofconslruction to bccome generally familiar with the
progress and quality ofthc work and to determinc ilthc work was pcrformcd in a manncr consistent with the
construction documcnts and this code.
Nothing in this document relieves thc contractor of its rcsponsibility regarding thc provisions o1780 CMR 107
Enter in the space to the right a "wet" or
electronic signature and scal:
{44-
Phone number: 508-385-8682 (o) & 508-364-1301 (c)lrmail:'l'varnphil(!Vcrizon.Nct
o ETs
T VARNUM
PHILBROOK
MECHANICAL
No 30690
a/ONA
OF tt{
{.
Building OfficialName:
Building Official t.lse Only
Pcrmit No.I)atc
Note l. Indicate with an 'x' project design plans. computations and spccifications that you prcpared or directly supervised. If'othcr' is chosen.
provide a description.
Version 06 ll_2013 mod 02 25 2018 tvp
_ Structural _ Mechanical
_XX_ Othcr: linginccr-of-Rccord (RDPRC)_
and for MG[, c I l2 Sec 8 I R licenscd trades
PHILBROOK ENGINEERING
IO7 BEACH STREET
DENNIS, MA 02638
1-508-385{682
She€t
No.
Note Description
FOR PERMITTING
DESIGN LAYOUT NOTES - Partial Change of Use - No Alterations
Proiect 658 MAIN STREET (Boathouse)
Proiect No: P16-634
Date: 26 AugBt 2024
b(1-9h ed
A-t
thru
A{
Narative: Renovations to the lst Floor Plan for this building, changing its' use from
Business to Restaurant (B to A-2r Take-out & Seating seryice) ate b€ing
halted for now. Work is mosdy complete through rough finishes. For now
the kitchen is on hold and the restrooms are 1000/6 complete.
ln order to gain some constructive use of the building the permit will be
closed out creating an enlarged 1st floor Business (Office) space and an
unfinished open storage area. This area can be segregated with a wall.
ln keeping with the original work, all of the fir€ detection devices and Life/
Safety devices for the building arc installed and functioning.
IEBC 2015: Compliance Method - Work Area Compliance Method w, Alterations - Level I
Summary and Change of Use (Secs" 505 [Chp 10] & 506] IAW Para. 301.1.2 requiremenE.
There arc limitod MA Amends for these sections.
Para. 701.2 - No further alterations being made, conforms to new work.
Para.70l.3 - No'substantal improvements' (<50% ofvalue) |
Para. 702,5 - Building Elements and [Uaterials meet the IBC 2015 requirementsl,
Sec. 705 - This Change of Use requir€ment for accessiblity are met from the
goinq work. A rampway & open deck, the entry dooB, and the restrooms
conform to new work & code requiroments.
Para.804.2.2 - The uses are not r€quired to be sprinklercd IAW IBC 2015 based
on their sizes (area), location (floor) and mixed use combination (fire separa-
ation provided IAW Tbl. 508.4 IBC 2015 of 2 hrs foi NS buildings). Note that
this work is installed and available for future Change of Use
Para. 1001.3 - A Certificate of Occupany shall be required.
Pa'?,10'l.2.1.1.2 - The Change of Occupancy will have a sopara.tion IAW IBC 2015
base code for new work.
Paras. l0l2-2, .4, .5 & .6 - Change of Occupany classification is to a lower hazard
category. Egressways, heighB & arcas and wallfire rcsistance ratings meet
current 2015 IBC requirements.
REC E IVED
I
*r r;* Iolt'lC oepanrUeir
cxrmcer /-
+a
,'
G
No.30690
T
PH
ME
PHILBROOK ENGINEERING
I07 BEACH STREET
DENl{tS, MA 02638
't-508-385{682
FOR PERMITTING
Note Description
DESIGN LAYOUT NOTES - Partial Change of Use - No Alterations
Proiect 658 MAIN STREET (Boathouse)
Proiect o: P16{34
Date: 26 August 2024
U1-gth ed
Sheet
No.
A-3
&
A-{
IEBC 2015
& rBc 2015
,{A Arnond
Bldg. Code - Structure, Fire, Life/Safety - Alterations & Change of Use
Wood Frame - 2 Story Type of Construction - V-B Unprotected.
Uses; New B and Existing B/S-1 are to remain.
Th6r6 9,ill b€ no changes in the I€veI of plotection du€ to uge
Egress/Liie Safety Fotal foi Building = l6l
Use & Occupancy - Busineas; Ofhce = '11
Existing Office (Up) = 8, Existing Storage (Down) = 5
Travel Distance & Egressyvay WidthsMultiple €gress paths, all < 200 ft l,/o autoEatic aprinklers
and all door widths are noDinal 36" - OK
Ooor3 - Exbting & New; ADA Hardware required as notedExterior - In-swing allowed. A1I occupancies < 50
Int€rior - for CoEhon Ar€a/Restroomg. Noninal 3'0"
fntelior - for L€sso! RooBs. NoEina] 2'8"
Fire Signaling & Fire DetectionFir6 SignaLing & Fire Detection - R€va.Bp€d Nei, SyateDs inataLled.
Horn,/Stlob6 and tocal file alar6 syst€e t,/ aanual controls alld
conpliant notification €quipdont tied to Hood suppr€gsion Systee
ADA Access - Yes, Public Arcas; Access & Service must fully comply
Th6 ploposed use will prowid€ direct access to the entrance,
entrance. servic€ areas and r€stooEg lrhi"ch are part of the rrork
Plumbing - Fixture Count based upon occupancy - Restaurant use/load
F€Dale - 1 wc plovid€d - support 30 lron€n
& MaI6 - 1 HC provid€d - suppport 60 e6n
NoTE - For actuaL use, totaL is 1ow ao 2 are OX
Fetnalo E liale Lavatories - 1 D€dicatod - support 100 occupants ea
Energy - COil-Chk complianceNo changes to Exigting P€!iDet€!. In-fiLl ralls along n/ EVAC,
windorrs/Doorg and Lighting to coaply wj.th t}!6 culr€nt code
Natural ys. Artificial Liqhtng: > 8% Glass arcas - Gliding WindowsSufficisnt lrindotrs (>8t) but artificial lighting rill b6 plovj.ded
for ev€ning occupanclr. Fixturg coulrt and xattage froD CoM-choch
Natural vs. Mechanical Ventilation: > 4% Opening areas - GlidersB Use provided by op€ning windolrs E Doors
RestrooE have 70 CE'r/fixture (wc) on light acti,vating cirquit
xx
x
xxx
4x
5x
6x
crutR 52 t
l*
cMR 548
8x
tEcc 20't8
9x
Electric
10x
+,Ic
No 30690
T VARNUM
PHILBROOK
M€C}tAI{ICAL
HVAC
tMc 2015
11x
Fire Framing - Tenant soparation locations
No Change in Total Aleag or Space. A new separation is r€quired
IAtf Tbl. 508.i1 (Bas6 cod6) - 2 hr AsseEbly for non-sprinj<lered
b€trr€6n A us6 & B/g-1 uaea. this ia also tha tfork Phase 1in6.
Note - not requir€d for this change but now instal).ed and coryleted.
."4
!i
I
Ei a3
_l
I
Ib o
o
{iSr'E
I
E
!
)
4
r,i
;iE
--"8
Ii?IiiJIIIiE
gl rti'
5
iY=5io
brx
'*E:
ir9
IIE llrle :
iiiilt!!i
iiirtrliiliii'iil! i Iiiliitltttii
I
;;
;
li
t"
It
I
2 fI.o =<> =rzAz
Px<
iIE{Eiis;B
I !EEg
UE1z
THE SOATHOUSE
DI(., I g
LOU/ER LEVEL FLOOR PLAN
GARY A. TLUS
N.S.8.C. inc
I
:
(
ft\-)
I
-l
E p)
-Fsq-
la
SP:F* a EgX: N ?
; - <oo_n3(,!o ?lq 3.ex9 5;
@ -.1<d
;3
=fe{
rEB
t
1
I
I
L
ffi
l
I
.o
7=q
oaj l3oe.
€v)
It
I
I
3
6
i E
I
I
I
_ffi_
+t.:E
l2t6ri
sl!
o
I'1r
zo
]+
6-l
xr
2}SIT
lu;=7,38;x6!:;;TrEFiif -'=Ts
z
5B o
a:;
t:
h
h
t;l!
s
ririlililnlx
IBE ll:la I ai::il ll t it
!!!!ii!iii
ii; i ili
"; a I
iiittit!ittlt!I'
THE BOATHOUSEDi
A
:
g
FIRST ! SECOITD LEVEL FLOOR PT]ANS
GARY A ELLIS
N.S.8.C. inc
r
l
I
p
mhm
z9
a
ii
i!ti
!
!
1
BUILDING DEPABy
2024
IV!:D
RTMF,NI
BOAT HOUSE at 658 ROUTE 28 WEST YARMOUTH . PROiECT COST BREAKDOWN
PHASE 1- EXTERIOR
September 4, 2025
Area
EXTERIOR DECK
SIDING
EXTERIOR WINDOWS & DO
CUPOLA
HARD ROOF CANAPY
ROOFING
Total Expenses
gllail! Qddnal Proeo!.|Otlclnal Preoclrl qatl Altuslceit
l7O0 Eq ft +/-13,0@.00
30 sq ft +/-15,000.00
33 openings 33,000.00
4,500.00
E6st elev6tion 2,500.00
24 Sqs x 500 12,000.00
110,000.00
4ii,000.00
15.000.00
28,000,00
4,500.00
Ove4uod.r Ptopo..d vs
Artq Oelids
Yes
Yeg
Yog 2E Opsnlngs
0.00
000
5,000.00
0.00
2,500.00
12,000.00
19,500.00
Yes
0,@
0.00
N
No
90,500.00
PHASE 2 - INTERIOR
AREA/TRADE
INTERIOR DEMO
BUILD 2INTERIOR STAIRS &
FRAMING
ELECTRICAL
PAINTING
PLUMBING/GAS & FIKTURES
INSULATION
DRYWALL
FLOORING
l-tltlol I tlr/.lr}[/T YTa)f_r VV \JnN
HVAC
FIRE ALARM
KITCHEN HOOD
PROPOSED COST Labor & Materiats
$ s,000.00
$6,ooo.oo
$2o, ooo.oo
$6,soo.oo
$ss,000.00
$4,500.00
$8,000.00
$13,s00.00
S I U,UUU.UU
$2s,000.00
$9,000.00
$55,000.00
Proposed TotaL $21 7,500.00
ACTUAUFINAL COST
$8,000.00
$10,s00.00
$38,0000.00
$6,500.00
$4U,000.u0
$16,000.00
$8,000.00
$5,s00.00
$10,000.00
$2s,000.00
$9,ooo.oo
$0 -Notlnstal.ted
FinaI Cost: 176,500.00
BOATHOUSE AT 658 ROUTE 28 WEST YARMOUTH - PROJECT COST BREAKDOWN
CAPE COD APPRAISAL PARTNERS
Linda Coneen, MRA 5RA
MA Cert Gen Rt Appr l-ic #21i1
+A
..apFraislpa.t.eBOgmail-coE
wtw.cape.odapprairalpartners.com
95 Rayber Road, Orleans, MA 02653
Telephone 508-255-4241 - FAX 508-255-6387
JuliaA tee, SRA, RA
MA Cen Res RE Appr tic *76040
A -G.I ri \
luly 23,2021
Gerald Manning
121 Mayflower Tenace
South Yarmouth, MA o.2664
Dear Mr Manning:
The market value of the real estate las rrol h:en apprais:d under the definition of "market value"
commonly used in the practice of real estate appraisal: 'Ilhe most prubable prir:e, as of a specified date in
caslu or in terms equivalent to castL or in other precisely rcvealed terms, for whidr the specified property
rights should sell after reasonable exposure in a comSrtitive market under all mnditions requisite to a
fair salc, with thc buycr and dlcr eadr acting prudcntly, knowlcdgcably, and for sclf-intcrest, and
assuming that neither is under undue duress." Iln,4lprai*t of Pval Estate, t4k Erliti',t, .Apliln,isal l.,s|ihn.. 20-13, I'dSe 58.
This definition includes the land, building and all site improvements, as well as outbuildings and other
man-made structures.
The intended use of this rpport is to a-ssist you, our client, with building crxCe mmpliance by
providing an opinion of the depreciated value of the improvements as of the date of value to the
Yarmouth Brrilding Commissioner, as required by National Flood Insurance regulations ("50,/o Rule,,).
Cape Cwl ,4ppruisol Purtnerlt
RECEgV ED
;]
BUILDING DEPARTMENT
0v 18 202
658 Route 28, Y@ntouth, MA 02679
(Building Only)
ln accordance with your authorization, we have preparcd an estimate of the Actual Cash Value
(ACv) of the offie building (only) located at 658 Route 28, Yarmoutl MA A6n, and its "as-is"
depreciated value. Actual Cash Value is defined by the Federal Emergenry Managcment Agency
(FEMA) as "The cost to rcplacc a building on tlre same parccl with a ncw building of like-kind and
qtrality, minus depreciation due to agc, use', and neglect." FE,{I,{. Sr,tlirrliai lnryrni...l,n?tt/Sul,std tidJ f)nrrl,(.
f)trt RrJrrr,rt-e, 4.5.3. Site improvements and land vahre are nol included.
I
lntended users of the report are vou as our dienl and the Yarmouth Building Commissioner, for
the stated purpose. The appraisers are not responsible to any other user for any other purpose.
Thc National Flood Insurancc Program (NFIP) regulations do not dcfine "market value" but do
note two specific r€quirements:
"Market value must always be based on the condition of the struch:re before the improvement
(sic) is undertaken or before the damagc (if any) occurrcd.
"Only the market value of the struchrre is pertinent. The value of the land and site improvements
(landscaping, driveway, detached accessory structures, etc) and the value of the use and
occupancy (business income) are not included. Anv value associated with the location of the
propertv should be attribuhld to the land, not the building."
Julia Lee inspected the property on Iune 24 2021, which is also the date of value. The cost
analysls is based on the quality and condition of the building at the time of inspection. The property was
previously insprected by Julia [-ee in January of 2020 and by Julia Lee and Linda Coneen in March 2017.
The written cust anal),sis, attached, has betn preparerl in compliance with the requiremt'nts of
Standards l{ules 1 and 2 of the Uniform Standards of I'mfessional Appraisal l'ractice (USPAI') for real
property appraisal assignments, as promulgated by the Appraisal Standards Board of the Appraisal
Foundation, 2020-2022 Editiorl and applicable guidclincs and rcgulations.
The cost analvsis reflects the building component (only) of market value as required by NPIF
regulations. This report includes a summarv cost analysis of the building improvements but not the
undcrlying land valug fumishings, pcrsonal propcrty, or thc valuc of sitc improvcments such as
landscaping parking areas, walkways, septic system, and ufility hurk-ups, as required.
The improvements aonsist of a L72fr squarc foot (SF), split-level wood-frame commercial office
building originally constructcd in 1956, with 2 finishcd floors abovc gradc and onc finishcd floor bclow
grade (basement level; concrete), ontaining multiple small offices, one full bathroom, 3 half bathrooms,
an attached mtry Pordt, and an attached wood dec*. The cmt analysis is based on the condition of the
improvemmts as of the date of inspection. C)ur ludgment of the interior 6nish materials and condition is
bard on the property inspection. Overall, the improvements werc judged tobe in average condition and
average quality construction.
(apt Cod .4pproisal Ptrtnert
l
The scupe of work indudecl a physical inspection of the interior and exterior of the building and
the development of an appropriate cost analysis. Cost data are based on the Marslrnl/ Vdluation S(n'ice
manual and local builder estimates. The sales comparison and income approaches are not applicable to
thc assignment and wcrc not dcvclopcd as they arc not applicable to the appraisal question.
No opinion of the market value of the real estatre as defined above has been provided. In this
regard, the scope of the a.ssignmerrt has been fully disclosed, should be clear to all readers, and meets the
test of both USPAP and NFIP regulations. Additional supporting documentation for informatiory
rea-soning and the analysis is retained in the work file.
On the basis of the attached cost analysis, the "as is" depreciaud cost of the subject
improvements as of the date of value , Jvne 24,2021, is:.
EIGTTT HUNDRED TWENW-SIX THOUSAND DOLLARS
$826,000) rowuled
Thank you for allowing us to be of service in this matter. Please feel free to contact u-s should vou
require anv additional assistancE.
Yours truly,
QrL-'a-t*
Julia A Lee, SRA, RA
MA Certilied Residential Real Estate Appraiser Liccnse i784O
P^o,tr,t1r-rJ
Linda Coneen, MRA, SRA
MA Certificd General Real Fstate Appraiser LicL'ns{r #214
Cape Cod Appraisal Partners
Federal Tax lD 83-4185920
l('upe Cul,4ppro i.ta I Po rt nert