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Home My WebLink AboutBARNSTABLE - AMENDED OOC - 100 & 112 Washington Avenue - Zig Harbor LLC opt Please find enclosed a Request for Amended Order of Conditions application submittal for a July 14, 2026 public hearing. If you have any further questions or concerns, please feel free to contact me by phone or email. COPIES DESCRIPTION LAST MODIFIED 9 Request for Amended Order of Conditions Application 9 Approved Site Plan 1 Check Payable to Town of Barnstable – $150.00 Local Bylaw Application Fee Timothy Santos, PE – Director of Operations TO: Town of Barnstable Conservation Commission 230 South Street Hyannis, MA 02601 DATE: June 2026 PROJECT: #100 & 112 Washington Avenue Barnstable #: 26-086 SE 003-6278 If you have any questions or comments, please feel free to contact Merrill a 508-563-2183. Thank you! Engineers and Land Surveyors June 2026 Barnstable Conservation Commission Amended Order of Conditions Application Zig Harbor LLC – 100 & 112 Washington Avenue Table of Contents Amended OOC Request 100 & 112 Washington Avenue Barnstable, MA 1. Amended OOC R equest Letter a. Renovation Approach Letter – Inghouse, PC 2. Barnstable Conservation Fee Schedule 3. Original WPA Form 3 Notice of Intent (first four pages) 4. Order of Conditions SE 003-6278 5. Figures a. USGS MAP b. FEMA MAP c. Wetland & NHESP MAP d. Aerial Map 6. Site Photographs 7. Permission to Access Form 8. Abutters Information a. Abutters List b. Notification to Abutters Amended Order Request Please accept this application as an Amended Order Request at #100 & 112 Washington Avenue in Barnstable (Hyannis). The original Order of Conditions (SE 003-6278) was issued in June of 2025 for the redevelopment of the property including renovation of the main house and placing it on a new foundation. The project also included renovations of the existing carriage house and repairs to its foundation. During a recent architectural and structural evaluation of the carriage house, it was found that the structure and foundation are significantly deteriorated. (see attached letter from INGHOUSE, PC dated March 24, 2026) As a result, the applicant is proposing the demolition of the existing carriage house and foundation and replacement of the structure in the same location . No revisions are proposed to the approved record plans. After consultation with Barnstable Conservation Commission staff, it was decided that an Amended Order Request would be the best option to move forward with the proposed redevelopment of the property. Merrill Engineers and Land Surveyors are the new representatives for the project replacing Green Seal Environmental. We respectfully ask that you review the submitted application and issue an Amended Order of Conditions. Should you have any questions or need additional information, please contact Tim Santos, P.E. at 781-887-3224 or tsantos@merrillinc.com. inghouse, PC P.O. Box 182 Mashpee, MA 02649 Phone: 508-221-2980 Email: jensen@inghouse.net Web: www.inghouse.net March 24th , 2026 Project #: ING25022 Town of Barnstable Historic Commission Attn: Erica Brown (Administrative Assistant) 367 Main Street Hyannis, MA 02601 RE: Renovation Approach for the Existing Carriage House Located at 112 Washington Ave, Hyannis, MA Dear Members of the Historic Commission, I am writing to respectfully present a proposal regarding the existing carriage house/garage located at the above indicated project location. This structure has recently undergone a comprehensive architectural and structural evaluation in preparation for a full renovation, which includes the introduction of new living space on the first floor, as well as reconfigured garage space, and a new layout for the 2nd floor living space. As part of this process, a detailed structural assessment was performed to determine the feasibility of adapting and renovating the existing building to safely support the proposed use. Unfortunately, the findings indicate that the building is in a state of severe structural distress. The existing conditions reveal significant deterioration, as well as undersized, and non-reusable structural components. Clear evidence of substantial differential settlement and foundation system failure on approximately one half to two thirds of the existing footprint exists. Additionally, the current framing system is inadequate to support the required loads associated with the proposed residential use and new architectural design, and does not meet current building code requirements for either gravity or lateral structural systems. Due to these limitations, it would require an unreasonable and impractical amount of re- construction effort and cost if trying to achieve the proposed architectural design, while retaining the existing building components. Nearly all current structural components would have to be enhanced, replaced, or reconstructed in some way, in order to achieve the proposed design. Systems, which would allow long term security against settlement, e.g. helical pile supports, would be much more costly and include technically less desirable detailing, if existing building components would have to be kept in place for re-use. INGHOUSE 03/24/2026 Page 1 of 2 In light of these findings, we are proposing a full demolition and reconstruction of the structure. The new construction would occur within the existing footprint and location of the current building, as previously approved by multiple boards within the town. Importantly, the design will faithfully preserve and replicate the exterior historic character and architectural appearance of the existing carriage house, ensuring consistency with the surrounding historic context. The reconstructed building will be designed to meet all current building code requirements and will incorporate modern structural systems, including enhanced foundation support such as helical piles, to address and prevent future settlement issues. Our intent is to balance preservation with safety and long-term viability—maintaining the historic aesthetic that contributes to the character of the property and this particular community neighborhood, while ensuring the structure is sound, functional, and compliant with today’s standards. We respectfully request the Commission’s consideration and approval of this approach. We would be happy to provide additional documentation, or to attend a meeting to discuss this proposal in further detail. Thank you for your time and thoughtful consideration. INGHOUSE Lars Jensen, P.E., S.E. INGHOUSE 03/24/2026 Page 2 of 2 03/24/2026 Original WPA Form 3 wpaform3.doc • rev. 12/4/2023 Page 1 of 9 4 Massachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands WPA Form 3 – Notice of Intent Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 Provided by MassDEP: MassDEP File Number Document Transaction Number City/Town Important: When filling out forms on the computer, use only the tab key to move your cursor - do not use the return key. Note: Before completing this form consult your local Conservation Commission regarding any municipal bylaw or ordinance. A.General Information 1.Project Location (Note: electronic filers will click on button to locate project site): a. Street Address b. City/Town c. Zip Code Latitude and Longitude: d. Latitude e. Longitude f. Assessors Map/Plat Number g. Parcel /Lot Number 2.Applicant: a. First Name b. Last Name c. Organization d. Street Address e. City/Town f. State g. Zip Code h. Phone Number i. Fax Number j. Email Address 3.Property owner (required if different from applicant):Check if more than one owner a. First Name b. Last Name c. Organization d. Street Address e. City/Town f. State g. Zip Code h. Phone Number i. Fax Number j. Email address 4.Representative (if any): a. First Name b. Last Name c. Company d. Street Address e. City/Town f. State g. Zip Code h. Phone Number i. Fax Number j. Email address 5.Total WPA Fee Paid (from NOI Wetland Fee Transmittal Form): a. Total Fee Paid b. State Fee Paid c. City/Town Fee Paid wpaform3.doc • rev. 12/4/2023 Page 2 of 9 4 Massachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands WPA Form 3 – Notice of Intent Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 Provided by MassDEP: MassDEP File Number Document Transaction Number City/Town A. General Information (continued) 6.General Project Description: 7a. Project Type Checklist: (Limited Project Types see Section A. 7b.) 1. Single Family Home 2. Residential Subdivision 3. Commercial/Industrial 4. Dock/Pier 5. Utilities 6. Coastal engineering Structure 7. Agriculture (e.g., cranberries, forestry) 8. Transportation 9. Other 7b. Is any portion of the proposed activity eligible to be treated as a limited project (including Ecological Restoration Limited Project) subject to 310 CMR 10.24 (coastal) or 310 CMR 10.53 (inland)? 1. Yes No If yes, describe which limited project applies to this project. (See 310 CMR 10.24 and 10.53 for a complete list and description of limited project types) 2. Limited Project Type If the proposed activity is eligible to be treated as an Ecological Restoration Limited Project (310 CMR10.24(8), 310 CMR 10.53(4)), complete and attach Appendix A: Ecological Restoration Limited Project Checklist and Signed Certification. 8.Property recorded at the Registry of Deeds for: a. County b. Certificate # (if registered land) c. Book d. Page Number B. Buffer Zone & Resource Area Impacts (temporary & permanent) 1. Buffer Zone Only – Check if the project is located only in the Buffer Zone of a Bordering Vegetated Wetland, Inland Bank, or Coastal Resource Area. 2. Inland Resource Areas (see 310 CMR 10.54-10.58; if not applicable, go to Section B.3, Coastal Resource Areas). Check all that apply below. Attach narrative and any supporting documentation describing how the project will meet all performance standards for each of the resource areas altered, including standards requiring consideration of alternative project design or location. 28806 317 wpaform3.doc • rev. 12/4/2023 Page 3 of 9 4 Massachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands WPA Form 3 – Notice of Intent Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 Provided by MassDEP: MassDEP File Number Document Transaction Number City/Town B. Buffer Zone & Resource Area Impacts (temporary & permanent) (cont’d) For all projects affecting other Resource Areas, please attach a narrative explaining how the resource area was delineated. Resource Area Size of Proposed Alteration Proposed Replacement (if any) a. Bank 1. linear feet 2. linear feet b. Bordering Vegetated Wetland 1. square feet 2. square feet c. Land Under Waterbodies and Waterways 1. square feet 2. square feet 3. cubic yards dredged Resource Area Size of Proposed Alteration Proposed Replacement (if any) d. Bordering Land Subject to Flooding 1. square feet 2. square feet 3. cubic feet of flood storage lost 4. cubic feet replaced e. Isolated Land Subject to Flooding 1. square feet 2. cubic feet of flood storage lost 3. cubic feet replaced f. Riverfront Area 1. Name of Waterway (if available) - specify coastal or inland 2. Width of Riverfront Area (check one): 25 ft. - Designated Densely Developed Areas only 100 ft. - New agricultural projects only 200 ft. - All other projects 3. Total area of Riverfront Area on the site of the proposed project: square feet 4. Proposed alteration of the Riverfront Area: a. total square feet b. square feet within 100 ft. c. square feet between 100 ft. and 200 ft. 5. Has an alternatives analysis been done and is it attached to this NOI? Yes No 6. Was the lot where the activity is proposed created prior to August 1, 1996? Yes No 3. Coastal Resource Areas: (See 310 CMR 10.25-10.35) Note: for coastal riverfront areas, please complete Section B.2.f. above. wpaform3.doc • rev. 12/4/2023 Page 4 of 9 4 Massachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands WPA Form 3 – Notice of Intent Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 Provided by MassDEP: MassDEP File Number Document Transaction Number City/Town B.Buffer Zone & Resource Area Impacts (temporary & permanent) (cont’d) Check all that apply below. Attach narrative and supporting documentation describing how the project will meet all performance standards for each of the resource areas altered, including standards requiring consideration of alternative project design or location. Online Users: Include your document transaction number (provided on your receipt page) with all supplementary information you submit to the Department. Resource Area Size of Proposed Alteration Proposed Replacement (if any) a. Designated Port Areas Indicate size under Land Under the Ocean, below b.Land Under the Ocean 1. square feet 2. cubic yards dredged c.Barrier Beach Indicate size under Coastal Beaches and/or Coastal Dunes below d.Coastal Beaches 1. square feet 2. cubic yards beach nourishment e.Coastal Dunes 1. square feet 2. cubic yards dune nourishment Size of Proposed Alteration Proposed Replacement (if any) f.Coastal Banks 1. linear feet g.Rocky Intertidal Shores 1. square feet h. Salt Marshes 1. square feet 2. sq ft restoration, rehab., creation i.Land Under Salt Ponds 1. square feet 2. cubic yards dredged j. Land Containing Shellfish 1. square feet k.Fish Runs Indicate size under Coastal Banks, inland Bank, Land Under the Ocean, and/or inland Land Under Waterbodies and Waterways, above 1. cubic yards dredged l.Land Subject to Coastal Storm Flowage 1. square feet 4. Restoration/Enhancement If the project is for the purpose of restoring or enhancing a wetland resource area in addition to the square footage that has been entered in Section B.2.b or B.3.h above, please enter the additional amount here. a. square feet of BVW b. square feet of Salt Marsh 5. Project Involves Stream Crossings a. number of new stream crossings b. number of replacement stream crossings OOC SE 003-6278 Figures Map USGS National Flood Hazard Layer FIRMette 0 500 1,000 1,500 2,000250 Feet Ü SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT SPECIAL FLOOD HAZARD AREAS Without Base Flood Elevation (BFE) Zone A, V, A99 With BFE or Depth Zone AE, AO, AH, VE, AR Regulatory Floodway 0.2% Annual Chance Flood Hazard, Areas of 1% annual chance flood with average depth less than one foot or with drainage areas of less than one square mile Zone X Future Conditions 1% Annual Chance Flood Hazard Zone X Area with Reduced Flood Risk due to Levee. See Notes.Zone X Area with Flood Risk due to Levee Zone D NO SCREEN Area of Minimal Flood Hazard Zone X Area of Undetermined Flood Hazard Zone D Channel, Culvert, or Storm Sewer Levee, Dike, or Floodwall Cross Sections with 1% Annual Chance 17.5 Water Surface Elevation Coastal Transect Coastal Transect Baseline Profile Baseline Hydrographic Feature Base Flood Elevation Line (BFE) Effective LOMRs Limit of Study Jurisdiction Boundary Digital Data Available No Digital Data Available Unmapped This map complies with FEMA's standards for the use of digital flood maps if it is not void as described below. The basemap shown complies with FEMA's basemap accuracy standards The flood hazard information is derived directly from the authoritative NFHL web services provided by FEMA. This map was exported on 6/24/2026 at 6:10 PM and does not reflect changes or amendments subsequent to this date and time. The NFHL and effective information may change or become superseded by new data over time. This map image is void if the one or more of the following map elements do not appear: basemap imagery, flood zone labels, legend, scale bar, map creation date, community identifiers, FIRM panel number, and FIRM effective date. Map images for unmapped and unmodernized areas cannot be used for regulatory purposes. Legend OTHER AREAS OF FLOOD HAZARD OTHER AREAS GENERAL STRUCTURES OTHER FEATURES MAP PANELS 8 B 20.2 The pin displayed on the map is an approximate point selected by the user and does not represent an authoritative property location. 1:6,000 70°18'20"W 41°38'15"N 70°17'42"W 41°37'48"N Basemap Imagery Source: USGS National Map 2023 Wetland & NHESP Map - 100 & 112 Washington Avenue, Barnstable Printed Jun 24, 2026 NHESP Priority Habitats of Rare Species NHESP Estimated Habitats of Rare Wildlife NHESP Certified Vernal Pools DEP Wetlands Detailed With Outlines Property Tax Parcels Aerial Map Site Photographs Permission to Access Form Abutters Information