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Home My WebLink AboutNOI 112 Washington Ave• Narrative for proposed “Carriage House” project at 112 Washington Ave in Hyannis Port o This project was originally presented to the Barnstable Historical Commission back on April 15th in 2025 under a partial demolition application and was unanimously approved by the Commission (please refer to the attached Decision Letter date stamped by the Town Clerk on April 17th, 2025) o On September 29th of 2025, revised drawings were submitted to the BHC showing minor changes to the previously approved exterior elevations – these changes were reviewed by the Commission’s Chair and were considered not within the scope of the Commission to pursue further review and no further action was required o We are currently asking for the BHC to consider a “Full Demolition” application for the project due to the revised interior program for the building (additional living space being added to the first floor) and the existing structural conditions of the 106-ish year-old structure o Based on the review by the project’s structural engineer, and due to some of the visible wood rot, foundation settlement failures and other structural concerns, he has suggested that it would be structurally and financially impractical to use any portion of the existing structure, particularly do to the buildings proximity to an existing wetland and associated unknown soil conditions below the existing foundation system o The proposed structure would include the use of helical piles to help support a new foundation system to remediate future settlement concerns o The proposed footprint of the building will match the previously approved drawings o The proposed exterior elevations will very closely match the revised drawings submitted to the BHC (as noted above) with the exception of newly raised eave and roof lines (due to a new structural framing system being proposed) and some other minor adjustments (please see attached comparison drawings – sheets A205 thru A208) o Our initial goal for this building was to preserve as much as possible while trying to meet the needs of the Homeowner, as well as the regulations of the current building and energy codes. Unfortunately, the existing structure is in such disrepair that it would not be sound building practice to maintain for the proposed project. o Thank you for your review and consideration of this application. 31.86' TO SILLG G G OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW 6.78'TOWOODS SE E 16.06' TO EAVEM.S.P.C.S. ( N A D 8 3 ) 31' 40' 15.1'31.3'21'21'12.5'28.3'28'11'39.1'22' 62.3' TO EAVE15.40' TO EAVE72.4' TO SILL 18.10' TO SILL7.5' TO SILL 87'10.71'TOSILL29.8' TO FND 1'-0" TO DECK PARCEL ID: 287_116 AREA=15,979 S.F. (0.37 ACRES)WASHINGTON AVENUEPUBLIC - 45' WIDEW W W W W W WWWWWWWWWWWEEE S W OHW G E PARCEL ID: 287_116_001 AREA=18,533 S.F. (0.43 ACRES) TP-1 AVENUEMOUNT VERNON AVENUEHYANNIS AVENUEROADQUAIL LANEEDGEHILL WASHINGTO N IYANOUGH AVENUEMAYWOOD AV E HYANNIS HARBOR LOCUS 20 0 20 40 8010 SCALE: 1" = 10' 1" = 10' THESE DRAWINGS ARE THE PROPERTY OF THE DESIGN ENGINEER, GREEN SEAL ENVIRONMENTAL, LLC. UNAUTHORIZED REPRODUCTION FOR ANY PURPOSE IS AN INFRINGEMENT UPON COPYRIGHT LAWS. VIOLATORS WILL BE SUBJECT TO PROSECUTION. DIMENSIONS ARE AS INDICATED. USE OF THIS PLAN CONSTITUTES ACCEPTANCE OF TERMS AND CONDITIONS SET FORTH IN ACCOMPANYING PROJECT DOCUMENTATION. IT IS THE RESPONSIBILITY OF THE USER TO CONFIRM DISCREPANCIES WITH THE ENGINEER PRIOR TO USE. PURPOSE: LOCUS: PREPARED FOR: DRAWING TITLE: CAD TECH:CHECKED BY: ENGINEER:DATE: SCALE: SHEET: REVISIONS LOCUS MAP NOT TO SCALE GREEN SEAL ENVIRONMENTAL, LLC 114 STATE ROAD, BUILDING B SAGAMORE BEACH, MA 02562 TEL: (508) 888-6034 FAX: (508) 888-1506 WWW.GSEENV.COM 1 NO. 2 3 4 5 DATE COMMENT 6 7 8 9 10 SPECIAL PERMIT §240-92(B) 112 WASHINGTON AVE HYANNIS PORT, MA ARCHWRIGHT, LLC 22 DEPOT ST, FL. 2 DUXBURY, MA 02332 EXISTING CONDITIONS PLAN SDC JDP SDC October 10, 2025 V-100 1. HORIZONTAL DATUM IS BASED UPON MASSACHUSETTS STATE PLANE COORDINATE SYSTEM, ML ZONE (NAD83) IN FEET. 2. VERTICAL DATUM IS BASED UPON NAVD88 IN FEET. 3. SURVEYED DURING THE MONTH OF NOVEMBER, 2024. 4. BOOK AND PAGE INFORMATION IS DEPICTED HEREON ACQUIRED THROUGH BARNSTABLE COUNTY AND/OR TOWN OF BARNSTABLE REGISTRY OF DEEDS. 5. UNDERGROUND UTILITIES SHOWN ON THIS PLAN ARE BASED UPON VISIBLE, ABOVE GROUND EVIDENCE AND RECORD INFORMATION AND ARE ONLY APPROXIMATE. CONTRACTOR IS RESPONSIBLE FOR TAKING ALL NECESSARY PRECAUTIONS BEFORE BEGINNING ANY EXCAVATION. (DIGSAFE 1-888-344-7233) 6. THE FEMA ZONE LINES SHOWN HEREON ARE DERIVED FROM GIS AND ARE APPROXIMATE ONLY. THE PROPERTY IS LOCATED IN FLOOD ZONE X, AS PER FEMA FIRM NUMBER 25001C0568J, EFFECTIVE DATE JULY 16, 2014. 7. WETLANDS SHOWN HEREON WERE DELINEATED BY GARRETT TUNISON ON 10/31/2024, AND LOCATED BY INSTRUMENT SURVEY ON 11/5/2024 BY GREEN SEAL ENVIRONMENTAL. 8. SEPTIC SYSTEM COMPONENTS ARE SHOWN AS PER AS-BUILT INFORMATION ON FILE WITH THE BARNSTABLE BOARD OF HEALTH. 9. OWNER:ZIG HARBOR LLC 168 HOOK ROAD BEDFORD, NY 10506 DEED TO LOCUS IS RECORDED IN THE BARNSTABLE COUNTY REGISTRY OF DEEDS AT BOOK 28806, PAGE 317. PLAN REFERENCES - LC 42214A - LC 19844D - LC 19844H - PLAN BOOK 98, PAGE 67 * PRE-EXISTING NON-CONFORMING ZONING CLASSIFICATION: RF-1 (§240-13.E) REQUIRED EXISTING #100 FRONT SETBACK 30'87' SIDE SETBACK 15'6.8' REAR SETBACK 15'29.8' MAX BUILDING HEIGHT 30'18.9' MIN LOT AREA 43,560 SF 18,533 SF * MIN LOT WIDTH 125'132.8' MIN LOT FRONTAGE 20'0' * GGGGGGG G G E E WASHINGTON AVENUEPUBLIC - 45' WIDEW W W W W W WWWWWWWWWWWGRANITE COBBLE APRON F&I LOAM & EROSION CONTROL BARRIER 16 151514EC EC EC EC EC EC EC ECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECECEC EC EC EC EC EC EC EC EC EC EC EC EC F&I 3.5-FT NATURAL STONE PAVER WALK 5 8" CRUSHED STONE PARKING COURT F&I 3.5-FT NATURAL STONE PAVER WALK F&I COBBLE STONE APRON F&I COBBLE STONE APRON 1312 14 PROP. SECOND EGRESS RE-BUILD EXISTING STAIRS STONE DRIVEWAY F&I COBBLE STONE STRIP1015 F&I NEW SEPTIC SYSTEM11EEEEEEE E E E E E E E E EEEEEE E E E E E E E E E E E E E PARCEL ID: 287_116_001 AREA=18,533 S.F. (0.43 ACRES) PARCEL ID: 287_116 AREA=15,979 S.F. (0.37 ACRES) F&I 1" PE WATER LINE F&I WATER TREE, TYP F&I (2) 3" RGID PVC CONDUIT F&I BUFFER ZONE MITIGATION PLANTINGS F&I BOULDERS STABILIZATION AS NEEDED FOR SLOPE AVENUEMOUNT VERNON AVENUEHYANNIS AVENUEROADQUAIL LANEEDGEHILL WASHINGTO N IYANOUGH AVENUEMAYWOOD AV E HYANNIS HARBOR LOCUS 20 0 20 40 8010 SCALE: 1" = 10' 1" = 10' THESE DRAWINGS ARE THE PROPERTY OF THE DESIGN ENGINEER, GREEN SEAL ENVIRONMENTAL, LLC. UNAUTHORIZED REPRODUCTION FOR ANY PURPOSE IS AN INFRINGEMENT UPON COPYRIGHT LAWS. VIOLATORS WILL BE SUBJECT TO PROSECUTION. DIMENSIONS ARE AS INDICATED. USE OF THIS PLAN CONSTITUTES ACCEPTANCE OF TERMS AND CONDITIONS SET FORTH IN ACCOMPANYING PROJECT DOCUMENTATION. IT IS THE RESPONSIBILITY OF THE USER TO CONFIRM DISCREPANCIES WITH THE ENGINEER PRIOR TO USE. PURPOSE: LOCUS: PREPARED FOR: DRAWING TITLE: CAD TECH:CHECKED BY: ENGINEER:DATE: SCALE: SHEET: REVISIONS LOCUS MAP NOT TO SCALE GREEN SEAL ENVIRONMENTAL, LLC 114 STATE ROAD, BUILDING B SAGAMORE BEACH, MA 02562 TEL: (508) 888-6034 FAX: (508) 888-1506 WWW.GSEENV.COM 1 NO. 2 3 4 5 DATE COMMENT 6 7 8 9 10 SPECIAL PERMIT §240-92(B) 112 WASHINGTON AVE HYANNIS PORT, MA ARCHWRIGHT, LLC 22 DEPOT ST, FL. 2 DUXBURY, MA 02332 SITE PLAN SDC JDO SDC October 10, 2025 C-101 (SEE ARCHITECTURAL PLANS FOR EXACT DIMENSIONS) NOTES: 1.THE PURPOSE OF THIS PLAN IS TO SEEK A SPECIAL PERMIT IN ACCORDANCE WITH §240-92 (B) OF THE BARNSTABLE ZONING BY-LAW FOR WORK ASSOCIATED WITH THE RENOVATION/RECONSTRUCTION OF THE EXISTING PREEXISTING NON-CONFORMING STRUCTURE AT 112 WASHINGTON AVE. (REFER TO THE APPLICATION'S PROJECT NARRATIVE). 2.THE OWNER INTENDS ON REPAIRING THE CONCRETE FOUNDATION. AND RENOVATING THE INTERIOR AND EXTERIOR OF THE STRUCTURE. THE WORK CREATE A 44 SF± SIDE ENTRANCE 3.THE PROPOSED WORK IS WITH IN 100-FEET OF A VEGETATED WETLAND AND THE CONSERVATION COMMISSIONHAS ISSUED AN ORDER OF CONDITIONS FOR THE WORK UNDER FILE # SE23-6278. 4.REFER TO THE ARCHITECTURAL PLANS FOR EXACT DIMENSIONS AND DETAILS. * PRE-EXISTING NON-CONFORMING ZONING CLASSIFICATION: RF-1 (§240-13.E) REQUIRED EXISTING PROPOSED FRONT SETBACK 30'87'NO CHANGE SIDE SETBACK 15'6.8'NO CHANGE REAR SETBACK 15'29.8'NO CHANGE MAX BUILDING HEIGHT 30'18.9'NO CHANGE MIN LOT AREA 43,560 SF 18,533 SF *NO CHANGE MIN LOT WIDTH 125'132.8'NO CHANGE MIN LOT FRONTAGE 20'0' *NO CHANGE6.8'TOWOOD 20 CRESTWOOD ROAD WEST NEWTON, MA 02465-3007 287085 SHAY, JAMES P & BAUMGARTNER, KENNETH J HAYDEN FAMILY 2020 IRREVOCABLE TRUST Property ID: 180 BEACON ST, APT 5G BOSTON, MA 02116 287094 ALVERSON, KATHERINE G & HARRY L III TRS KATHERINE G ALVERSON MASS RES TRUST 2 Property ID: 9224 VENDOME DRIVE BETHESDA, MD 20817 287095 HAWTHORNE COTTAGE LLC C/O MORAVEC, AUGUSTA Property ID: 5 WYNDEMERE DRIVE SOUTHBOROUGH, MA 01772 287096 SHAY, MARY C & JAMES P TRS WASHINGTON 76 REALTY TRUST Property ID: PO BOX 444 HYANNIS PORT, MA 02647 287097 SHAY, SHANNON H & BAUER, PETER C TRS SHAY FAMILY 2023 IRREVOCABLE TRUST Property ID: PO BOX 401 HYANNIS PORT, MA 02647 287098 CAMPO, ELIZABETH G & JOHN W JR TRS ELIZABETH G CAMPO 2025 QPRT & JOHN W Property ID: JACKSONVILLE, FL 32204 287100 41 MT VERNON LLC 1548 LANCASTER TERRACE Property ID: HOLDEN REALTY TRUST P O BOX 12 287101 HOLDEN, RICHMOND Y JR TR & HOLDEN, MARGARET M ONEIL TR DUXBURY, MA 02331 Property ID: BRYN MAWR, PA 19010 287112 TUTEN, JOHN C & MARGARET E 1124 ST ANDREWS ROAD Property ID: 660 REEF ROAD VERO BEACH, FL 32963 287113 KERR, MICHAEL T & MARGARET L TRS THE KERR FAMILY TRUST Property ID: MANHATTAN BEACH, CA 90266 287114 GUSTAFSON, JAMES J & ELISE M P 636 30TH STREET Property ID: TIBURON, CA 94920 287115 RWM AND MBM LLC PO BOX 1274 Property ID: BEDFORD, NY 10506 287116 ZIG HARBOR LLC 168 HOOK ROAD Property ID: BEDFORD, NY 10506 287116001 ZIG HARBOR LLC 168 HOOK ROAD Property ID: HYANNIS PORT, MA 02647 287117 CROWLEY, NANCY M PO BOX 161 Property ID: 1548 LANCASTER TERRACE JACKSONVILLE, FL 32204 287118 15 HYANNIS AVENUE LLC C/O TIMOTHY L FLANAGAN Property ID: HYANNIS PORT, MA 02647 287119 DUKE CHENERY LLC P.O. BOX 788 Property ID: 25 KENILWORTH ROAD WELLESLEY, MA 02482 287130 OLSON, MORGAN G TR 11 MAYWOOD AVE REALTY TRUST Property ID: TEWKSBURY, MA 01876 287131 HYANNIS ROTARY LLC 500 CLARK ROAD Property ID: 367 MAIN STREET HYANNIS, MA 02601 287132 BARNSTABLE, TOWN OF (BCH) PARK & REC Property ID: