HomeMy WebLinkAboutMemorandum 5/13/25 TOWN OF YARMOUTH
1146 Route 28, South Yarmouth, MA 02664
508-398-2231 ext. 1261 Fax 508-398-0836
Office of the Building Commissioner
MEMORANDUM
TO: Sean Igoe,Yarmouth Zoning Board Appeals Chair
FROM: Mark Grylls,Municipal Inspections Director/Building Commissioner
DATE: May 13,2025
SUBJECT: 40 Lorena Rd.Site Visit
Deputy Building Commissioner Tim Sears conducted a site visit on May 6,2025 and observed the
following:
• Basement finished including a half bath does not appear to meet the definition of a
dwelling unit.-No permits on file.
• Three dormers constructed:two on the rear and one on the front.The dwelling contains
three bedrooms in total,which includes one bedroom in the finished rear dormer and one
bedroom on the second floor.There are also two and a half bathrooms.It appears that the
original dwelling only contained one bathroom.Aerial pictures from Oct.5,2018 indicate
the roof did not have dormers at that time.—No permits on file.
• Rear deck enlarged.—No permits on file.
• Shed contained only tools.However,the shed has been replaced in the past few years with
a much larger shed which appears to be in the front setback.Aerial picture from Mar.27,
2019 indicates a new shed.Images from prior years do not show a shed in the back corner
and potentially a much smaller shed in the backyard. —No permits on file.
All unpermitted work will require proper applications,both electrical and building as well as
demolition sufficient enough to prove work done to all relevant codes.At a minimum,the shed
will require a shed permit and potentially relief from the ZBA due to location.
Attachments:Site Visit Photos
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RECEIVED
APR 1 0 2025
VM•MOUTH
BOARD OF APPEALS
April 10,2025
To:Delores Fallon,ZBA Office Administrator:dfallon@yarmourh ma.us
Dear Delores Fallon,
Thank you for talking with me this afternoon about the property that my husband and I own at 40 Lorena
Rd.,West Yarmouth,MA 02673.It is our summer home.My husband,Frank Southworth and I have our
principal residence in Atlanta,Georgia,which is also where I teach full time,nine months of the year at
Georgia Tech.
My job makes it difficult to address issues with our 40 Lorena Rd.property during non-summer months.
As a result,I asked a friend,Mary Jane Yeomans,to complete and submit the Zoning Board of Appeals
Hearing Application,and I approved the form in early April.Mary Jane is very familiar with the house that
Frank Southworth and I own.She also understands the complexities of the building industry and its
governance in Cape Cod,which we do not.
My husband and I purchased the home in 2007.We have enjoyed it immensely every summer ever since.
We want to spend more time in it,as we approach retirement.But it is a small house,and it is difficult to
find a good space for my husband to paint his artwork.Therefore,we are asking permission to convert a
portion of our roofline to create a small studio,and to convert the remaining portion of the rear roofline to
a small deck.The additions do not change the footprint of our house.
When we bought the house,it was a non-compliant structure based on contemporary setback
requirements.It is a corner lot,and the side street setback is shy of the current 30-foot requirement.The
studio would be on the far side of the house,away from either street.It does not exceed the height limit.
Frank and I plan to attend the Zoning Board meeting on-line,on April 24. We wish to make a few remarks
on behalf of our application.Our builder,Stan Crawford,will be at the meeting in person and will also
offer a few remarks.Please let me know if there is anything else we need to do to assist with this process.
Sincerely,
Marilyn Brown(404-275-0482)and Frank Southworth(404-275-1630)
21 Maddox Dr.NE
Atlanta,GA 30309
Property owner sent via email on 05.04.25
40 Lorena Rd, West Yarmouth, MA 02673, US 6325,000
? Map Property ! Share Lst,no ; * Ask Question ; . Sc..nedule. Shoving ; 'ea Request More Photos
Summary r
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Bedrooms:3.00 A.,I
Full Baths:1
Say deltas:0 S or-
Style:Ranchid . fa.
s4 Ft 864 v;.,.
Year Built1950 4 v
Agent Contact R
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Type of Mow
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Details Dick Martin
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MISS:21407706 • Glick to Email
J Website
Price: 6326,000
Style: Ranch
Property Location: 40 LORENA RD MAP ID: 17/ 47/ // Bldg Name: State Use: 1010
Vision ID: 693 Account #0061200 Bldg #: 1 of 1 Sec #: 1 of I Card 1 of 1 Print Date:12/10/2014 14:08
_-_ CONSTRUCTION DETAIL —__— I CONSTRUCTION DETAIL (CONTINUED) 1
Eleinrnr Cd. Ch. Description Element Cd. Ch. Description
Style )1 anch
Model 11 Residential 111VWDK 18
Grade )3 verage
Stories 1 1 Story 1
Occupancy i MIXED USE 12
Exterior Wall I 14 Wood Shingle Code Description Percentage
Exterior Wall 2 11 Clapboard 1010 SINGLE FAM MDL-01 100 _
Roof Structure 113 Gable/Hip AS 26 13 2.
Roof Cover 03 Asph/F Gls/Cmp BM
Interior Wall I 05 Drywall/Sheet
Interior Wall 2 COST/MARKET VALUATION 14
Interior Fir 1 12 Hardwood Adj. Base Rate: 109.96
Interior Fir 2 14 Carpet 119,856
Heat Fuel 04 Electric Net Other Adj: 0.00 5
Heat Type 07 Elect Basebrd Replace Cost 119,856
AYB 1950 {4 3
AC Type 01 None
Total Bedrooms 03 3 Bedrooms Dep Code A
Total Bthrms I Remodel Rating
Total Half Baths 0 Year Remodeled
Total Xtra Fixtts Dep % 30
Total Rooms 0 Functional Obslnc I)
Bath Style 112 Average External Obslnc 1)
Kitchen Style 02 Modern Cost Trend Factor 26
Condition
%Complete
Overall %Cond 70
Apprais Val 83,900 ;,, ,, .r 4, x :. 3 r4 — — _
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Deg % Ovr D
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Dep Ovr Commentr.7
Misc Imp Ovr ) ,,,
Misc Imp Ovr Comment
Cost to Cure Ovr D �,+,°R
Cost to Cure Ovr Comment ,` 1
OR-OUTBUILDING A YARD ITEMS(L)/XF-BUILDING EXTRA FEATURES(B) V,4'^aw,
Code Description Sub Sub Descript L/BUnits Unit Price Yr Gde Dp Rt Cnd %Cnd , Apr Value --
EOS Encl Outs Shwi B 1 0.00 1982 1 100 0
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BUILDING SUB AREA SUMMARY SECTION ./ - , , E.
Code Description Living Area Gross Are(' Eff Area Unit Cost Undeprec. Value
BAS First Floor 884 81l4 884 109.96 97,205 .� '••
IJBM Basement, Unfinished 0 884 177 22.02 19,463
WDK Deck, Wood II 286 29 11.15 3,189
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1 TtL Gross Liv/Lease Area, _-
. 884 2,054 1,090 _-- _ 1 191856-- --- '` t .r
Property Location:40 LORENA RI) MAP ID:17/47/// Bldg Name: State Use:1010
Vision ID:693 Account#00612011 Bldg#: 1 of I Sec#: I of 1 Card I of I Print Date:12/10/2014 14:08
CURRENT OWNER I TOFU.__ L TILIT IES STRT✓ROAD LOCATION
FARNHAM RICHARD FTR.S l 1Level 2 Public Water I Paved 2 Suburban Descisruon ECM Abpruiced I',due Assessed Value
C/O BROWNM&SOUTHWORTHF 6S pnc__ -- ---- RESIUNII 1010 at!IIDI 83,900 815
21 MADDOX DR NE - - --- - - — -- -- RES LAND 1010 152,Son 152,500 YARMOUTH,MA
ATLANTA,GA 30309 SUPPLEMENTAL DATA
Additional Owners: Other ID: 13/N020/// VOTE
MISC 120 VOTE DATE Propety owners•nt via e all on 05.0, 25
CHANGES PRIVATE RI
BETTERMENT VISION
PLAN NIIMBE177
ZIP CODE 2673
GIS ID:M 305126 821865 ASSOC PID# Total 236,400 236,400
RECORD OF OWNERSHIP BK-VOLPPAGE SALE DATE q/u v/i SALE PRICE V.C. PREVIOUS ASSESSMENTS(HISTORY)
BROWN MARILYN A 20440/194 10/10/2014 Q 1 305,000 I, ( Ir ,I:,ese cd Value Yr. Code .I :c,-A r,do, I. (bale Assessed Value
FARNHAM RICHARD FTRS 21941/227 04/13/2007 U I 100 IF 2014 1010 83,900'2013 1010 82,IIn12012 1010 112,100
FARNHAM RICHARD F 5894/146 08/21/1987 I 2014 1010 137,4002013 1010 145,000 2012 1010 136,400
FARNHAM RICHARD F 1 0
Totals 221,300 Totals 227,100 Torah 218,500
EXEMPTIONS OTHER ASSESSMENTS This signature acknowledges a visit by a Data Collector or Assessor
Year Type Description Amen,,) Code Description Number Amount Comm.Inc.
APPRAISED VALUE SUMMARY
Tdla/_- Appraised Bldg.Value(Card) 83,900
ASSESSING NEIGHBORHOOD Appraised XP(B)Value(Bldg) 0
NBBD/SUB _ NH/ID Name ,._ Street Index Name Ir a,•iy Batch Appraised OB(L)Value(Bldg) 0
0060/A
Appraised Land Value(Bldg) 152,500
NOTES Special Land Value 0
NO NEW FND AS OF 1/5/88
Total Appraised Parcel Value 236,400
AS PER PERMIT 4608-POSSIBLE EAF Valuation Method: C
1/A
0120 Adjustment: 0
Net Total Appraised Parcel Value 236,400
BUILDINH PERMIT RECORD VISIT/CHANGE HISTORY
Permit ID Issue Date Type Description Amount Imp.Dale %Camp. Date Comp. Comments Dale Type IS ID Cd. Purpose/Result
11-1301 04/27/2011 RI Reside 2,500 0 RESIDING 8 SQ'S 09/12/2003 KF 01 Masur+l Vislt
09/12/2003 KF 02 Measurr2Vldt-Info Can
05/01/1996 DH 00 Masur+Llsted
LAND LINE VALUATION SECTION
B Use Use I Unit 1. Acre C. ST. Special Pricing S Adj
# Code Description Zone D From Depth Units Price Factor S.A. Disc Factor Ids Adj. Notes-1/ _ Spec Use Spec Cale lad Adj.Unit Price Land Value
1 1010 SINGLE FAM MDL-01 6,534 SF 11.67 1.0000 6 1.0000 1.000060 1.60 WF12 1.25 1.25 23.J4 152,500
Total Card Land Uails:j 0.151 ACI Parcel Total Land Area:B.15 AC 1 Total land Value:` 152,500
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TOWN OP YARMOUTH
t-+ BOARD OF APPEALS
Piled with Town Clerk: Hearing Dato:9-14-72
SEP•2 8 1912
Petitioner: Petition No.:1132
WILLIAM P. FRENCH
LAURA E. FRENCH
40 Lorena Road, Box 761
West Yarmouth, Massachusetts 02673
DECISION
The petitioner requested a variance and/or approval of the Board of Appeals
to allow an addition to existing house which does not meet the setback re-
quirements of the zoning by-laws. Property located on corner of Lorena
Road and Andrina Road in West Yarmouth, Massachusetts and is shown on the
assessors map No. 13-N20.
Members of Board of Appeals present:
Harold L. Hayes, Jr.
Philip B. Dempsey
Robert W. Sherman
Augustine L. Murphy
Kenneth H. Studley
It appearing that notice of said hearing has been given by sending notice
thereof to the potitionor and all those owners of property deemed by the
Board to be affected thereby, and that public notice of such hearing having
been given by publication in the Cape Cod Standard Times on 8-28-72 and
9-4-72, the hearing was opened and hold on the date first above written.
The following appeared in favor of the petition:
Mrs. Laura B. French
The following appeared in opposition:
NONE
614
Reason for Decision: Petition No. 1132
This was a request to the Board of Appeals seeking an addition
to an existing house. A plan was submitted to the Board indicating that
the property was located on the corner of Lorena and Andrina Road in West
Yarmouth. The proposed addition would be erected along Andrina Road and
would be 12' x 24' . It is noted that the addition when completed, accord-
ing to the sketch plan filed with the Board, would be eight feet from
Andrina Road.
It appeared at the hearing that the addition, although it was
not convenient and would involve relocating cesspools and relocating a
r flagstone patio, could, in fact, be added to the rear of the building
without violating the zoning by-laws. In any event the Board feels that
the proposed addition is a substantial variance from the zoning by-law.
It is noted that the local by-law requires a thirty foot setback and to
allow the petitioner an eight foot setback would, in fact, be a substan-
tial derogation from the intent and purpose of the by-law. The Board is
also of the opinion that because of the substantial deviation from the
standards set forth in the by-law that the public good would be adversely
affected by granting this request.
Therefore the appeal is DENIED.
Member: of Board voting:
Harold L. Hayes, Jr. Voted in Opposition
Augustine L. Murphy Voted in Opposition
Philip B. Dempsey Voted in Opposition
Robert W. Sherman Voted in Opposition
Kenneth H. Studley Voted in Opposition
per KENNETH H. STUDLEY
CLERK