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HomeMy WebLinkAbout1175 SHOOTFLYING HILL RD �•t,/ N,+t.?' r yj�t6 � ,. .�+. _*� _ t r r• r� i•,#�A t:Ye, e4.�F ,� f}t,, yt { t73'i':•. �_ _ r.' - M1R. ,-'z_ .:t t� f'" s� ti y�' ,i ��,a'a '� F�#4e � �'t i•�„:- t• .t'� �;• N. .fix ?"�.� .., Fk�:,a,.s ..•`r .±i ..., ..rl#�s",� .. ....:'r� .r-� a4 �t t, tip - - ` 4�t`a, e - , x ri i _ , , - a a , :X _ t N.oFSHE row TOWN OF BARNSTABLE ; Barnstable ti �,. NI-America City o ARr1STABLE. OFFICE OF TOWN ATTORNEY ®� MASS. A pArEGN1�p 367 MAIN STREET HYANNIS, MASSACHUSETTS 02601-3907 2007 RUTH J.WEIL,Town Attorney ruth.weiI@town.barnstable.ma.us T DAVID HOUGHTON, 1st Assistant Town Attorney david.houghton@town.barnstable.ma.us CHARLES S. McLAUGHLIN,JR.,Assistant Town Attorney charles.mclaughlin@town.barnstable.ma.us . CLAIRE R.GRIFFEN, Paralegal/Legal Assistant claire.griffen@town.barnstable.ma.us PAMELA D.GORDON,Legal Clerk TEL. 508-862-4620 •FAX.508-862-4724 `June.22, 2010 Zoning Board of Appeals Town of Barnstable .. 200 Main Street , Hyannis, MA 02601 r w Re: Request for review and assistance on Appeal No 2010-0009 r Map 190 Parcel 221 (Lot 11 1975 Plan) 1175 Shootflying Hill Road; Centerville Dear Board Members: , Your request dated April 29,20101as been referred to me for response. I had spoken , with Attorney Duane Landreth in March and opined that Parcel 221 on Map 190 (1175,Shoot.) QFlying Hill Road) was not buildable. My reason then`and now is that part of Parcel 221 merged with Parcel 218 (464 Old Stage Road) rendering Parcel 221 undersized and unbuildable for zoning purposes. That conclusion is supported by the'rulings'in two sets of cases, Wood/Horgan and Crouthamel/Donahue. Wood/Horgan .. , The background for both Wood/Horgan.cases begins with Frank L. Horgan Sr.'s 1945 purchase of five adjacent lots in common now numbered.40, 24 and 16 Orchard Road and 192 Park Avenue (Map 207 Parcels21-1-4) in Centerville: At that time all five lots conformed to zoning. In 1948 a multi-family residence was built on 1.92 Park Avenue (Map 207 Parcel 21-1). At that time the remaining lots were all held in common with 192 Park and all the remaining lots were still vacant and still conformed to zoning. In 1958 the remaining lots became nonconforming(undersized by virtue of an increase in the minimum lot size in the district to 20,000 square feet) and continued to be vacant and held in common ownership with 192 Park. In 1985 the nonconformity of thexemaining lots became greater when the minimum.lot size was increased to one acre. They continued to be vacant and held in common ownership with 192 Park. The remaining lots were finally.placed in separate ownership in 1989 but continued to be vacant. Forty Orchard Road became slightly larger but still undersized when combined with part of another of the vacant lots (hence the reduction in street numbers to 4): 20100073 revised opinion letter 2 „ Zoning Board of Appeals June 22, 2010 Re: Opinion on Appeal No. 2010-0009 Page 2 In the first Wood/Horgan case filed in 1991 (your appeal number 1991-12, Land Court Misc. Case number 163151),.the building commissioner had revoked a building permit for 40 Orchard Road. Your predecessors upheld that action. David Scott Horgan (owner and grandson of Frank L. Horgan, Sr.)and Wood (who held a PSA with David) appealed to Land Court. Land Court Judge Karyn Faith Scheier made two rulings. First, she ruled that 40 Orchard was not grandfathered because a building permit had not been issued within five years of the 1985 zoning that increased the lot size requirement to l acre under G. L.c. 40A § 6 (40 Orchard Road has only .53 acre). Second, she ruled that the vacant lots merged with the lot with the building on it (192 Park Avenue) in order to bring the improved lot(192 Park) into compliance with the 1985 by-law. She referred to Sorenti v. Board of Appeals of Wellesley, 345 Mass. 348 (1963)in support of the conclusion that an improved lot is subject to the policy of minimizing non- conformities. Wood and Horgan filed an appeal of the Land Court judgment in the Appeals Court but did not follow through, resulting in its dismissal.. In the second Wood/Horgan casein 2004 (your appeal number 2004-153, Land Court Misc. No. 313538 (LJL)), the building commissioner denied Horgan and Wood a building permit for 40 Orchard Road because"it has already been declared unbuildable because of a court decision" (referring to Land Court Misc. no. 163151)`. Your predecessors upheld that determination for the same reason. Wood and Horgan once again appealed to the Land Court. This time, they argued that the previous Land Court decision did not apply because a 1995 zoning amendment changed the grandfathering requirements and allowed a conveyance into = separate ownership within five years of a zoning change to give grandfather protection, i.e..the 1989 deeds gave protection even if a building permit had not been applied for. Land Court Judge Leon J. Lombardi ruled that the building commissioner and your predecessors were correct. He . agreed that a court (Judge Scheier) had already decided that the lots merged. Second, he stated that the 1995 amendment changed the commencement of.the five year grace period to,the date of. the dimensional change. Wood and Horgan appealed Judge Lomardi's decision to the Appeals Court, followed through this time, and the Appeals Court upheld Judge Lombardi. Wood and Horgan then appealed to the Supreme Judicial Court, which declined to take the appeal up, thus . leaving the Land Court's and Appeals Court's decisions in place: Crouthamel/Donahue The owner of two lots on Elliott Road in Centerville obtained a building permit for''one of them just prior to the February 28, 1985 zoning by-law amendment that rendered both lots undersized. The vacant lot was foreclosed in 1991 and the bank sold it in 1993. The buyer of .the vacant Jot from the bank'(Alison Donahue) sought a building permit in 1995 and was denied by the building commissioner because the vacant lot was undersized and had not been placed in separate ownership within 5 years from February 28, 1985 (i.e. by February 28, 1990). Your predecessors upheld that determination and so did the Barnstable Superior Court in C. A. no. 95- 884. The Superior Court ruled that the foreclosure was not a sufficient separation of ownership. 20100073 revised onpinon letter 2.doc 2 Zoning Board of Appeals June 22, 2010 Re: Opinion on Appeal No. 2010-0009 R Page 3 x While the preceding case was`pending, Donahue`,asked.for a determination fr mAhe ' building commissioner that the vacant lot was buildable under.the 1995 zoning amendment. The commissioner determined it was not. Your predecessors disagreed and overruled the commissioner. The Crouthamels,.owners of the abutting lot which had been,improved in 1985, appealed to Barnstable Superior Court, C.. A.rio. 96-151. The Superior Court_sided;with the commissioner and against your predecessors and.held that the 1995 ordinance,still had a requirement either to convey or build on a lot within 5 years of a zoning amendment. The town sought a review (reconsideration) of that ruling."Following review, the Superior Court affirmed its ruling, in the process stating"if a land owner has adjoining land which would allow him to avoid or reduce a nonconformity, he is'required to'do so bylaw " Merger The circumstances here are strikingly similar to th6se in'the two sets`of case's. Barbara Newton owned 2.5 acres which included three buildings, one,purported to have been built circa, 1900 according to a 1967 plan. At or after that time she acquired a lot next.door(460 Old Stage Road, Map 190, parcel 77,`Barbara C.Newton" on 1975 Plan). She divided the 2.5 acres into 6 lots according to a 1973 plan.' Therefore,. m'1975°she'owned 6 lots iri common shown on the f 1975 Plan: 464 Old Stage with a house on it (Map,190 Parce1.218 Lot 1); 460 Old Stage vacant (Map 190 Parcel 77"Barbara C.'Newton"); 428 Great Marsh Road-(Map 190 Parcel 220, Lot 10); 426 Great Marsh(Map 190 Parcel, 2191ot 9); 1175 Shoot Flying Hill (Map 190 Parcel 221 Lot 11); and 1171 Shoot Flying Hill(Map 190 Parcel 222 Lot 12) (there may be a small lot also, Map 190 Parcel; 237). The lots.all conformed in,1975`,(over 20,000 square feet) except the unnumbered"Barbara,C. Newton"one.. o The minimum lot size increased in 1985 to one acre and rendered the lots{ r nonconforming. Just prior t6the,1985 increase she transferred Lots 9 and 10 (426,Great Marsh .E Map 190 Parcel 219,.428 Great'Marsh Map.190 Parcel 220)., At the time of the 1985 increase she still had 464 Old Stage'with the'3 buildings (Lot.l Map 190 Parcel'218) 460 Old Stage (Map 190 Parcel 77) and 1175 Shoot Flying Hill'(Lot.111 Map 190 Parce1221) in contiguous,common ownership: k As the Superior Court stated.in,Croumathel/Donahue,.,1175 and 460 were adjoining„land and had to be applied (merged) with 464-with the buildings odit.in order to-bring 464 into z conformity with acre zoning.: The same holds true under Judge,Scheier's.ruling,in the first Wood/Horgan case as affirmed in the second. Barbara Newton did not have 5 years.to convey 464, 460.and 1175 into separate ownership, she would have to have done that prior to 1985 as she did with 219,and 220'Great Marsh(lots,9 and'10).F I have attached a-sketch of the outcome of the building commissioner's and my,opimons.' 3 #y Finally;I-note'that staff has raised'Code § 240-7(D);first added m,1977 which requires �,. `that a lot not be more than two(2) deep `'from the principal way"further supports the opinion ` that the lot is unbuildable. I concur that this provision is not a lot depth requirement within the 20100073 revised onpinon letter 2.doc 3 e , Zoning Board of Appeals June 22, 2010 Re: Opinion on Appeal No. 2010-0009 Page 4 meaning of grandfather provisions. There are two lots between 1175 Shoot Flying Hill Road and the road itself: I hope that the above addresses your request. If not, or if you need additional information,please contact me. Sincerely, T. David Houghton lst Assistant Town Attorney TDH:pg cc: Duane Landreth, Esq." ~ Tom Perry,Building Commissioner , r i 20100073 revised onpinon letter 2.doc 4 TOWN OF B a TA LC �I Town of Barnstable 0 Ate }�tt . rr} �U� -BARN 13LE.. Zoning Board of Appeals Laura F. Shufelt, Chair 200 Main Street, Hyannis, Massachusetts 02601 Phone(508)'862-4785 Fax(508) 862=478.4 _.. j e` d '§ Growth Management Department 367 Main Street, Hyannis, MA 02601 Jo Anne Miller Buntich, Director. April 29, 2010 Ruth J. Weil, Town Attorney Town of Barnstable, Town.Attorney's Office 367 Main Street Hyannis, MA 02601 Reference: Zoning Board's request for Town Attorney's Office review and assistance on Appeal No. 2010-009, Carol Anne Reed appeal of the Building Commissioner's denial of a building permit for 1175 Shootflying Hill Road, Centerville, MA (Map 190 as parcel 221). Dear Attorney Weil, Regarding the above referenced appeal, the Zoning Board of Appeals is seeking your office's review on the buildabilty of the lot addressed as 1175 Shootflying Hill Road in Centerville. On February 12, 2010, the Building Commissioner denied a building permit to construct a single- family dwelling on the lot. According to the Commissioner's letter, he is of the opinion that the lot had merged with an abutting developed undersized,lot addressed as 464 Old Stage Road. The April 14, 2010 Staff Report concurred with the Commissioner's opinion as well as noting other issues with the subject undersized panhandled lot situated three lots deep from the.roadway. Attorney Duane P. Landreth, who represents the Appellant, took exception with the interpretation citing that there was no merger of the lots. The five adjoining lots (two developed and three vacant) that were being held in common ownership were each separately grandfathered after the 1985 change to one acre. The fact that four of those five lots were still being held on a single deed that predated the division was of no issue. The fact that the ANR lot created three lots deep from the roadway was not affected by the 1977 amendment that limited panhandled lots to two lots deep as the lot had already been created by a legal 1975 ANR division. The 1989 deeding of the subject vacant lot from the abutting vacant lot vested both lots into separate ownership thereafter permanently protecting both lots as buildable. The Board is requesting your assistance in determining the applicable facts and if the 1 175 Shootflying Hill Road lot is a protected legally-created, pre-existing undersized lot that is still buildable as-of-right today. April 29, 2010 Town Attorney Ruth J.Weil-Page 2 Materials submitted to the file along with materials submitted by Attorney Landreth at the April 28`h hearing have been attached to this letter and include a compilation of relevant property deeds. Should you need any other assistance or information from this office, please do not hesitate to request it. Also feel free to communicate directly with Attorney Landreth on this issue. This appeal was continued to July 14, 2010. Information for that hearing will be transmitted to the Board members on July 7, 2010. On behalf,of the Board, I would like to thank you and your office for their.assistance in this matter. Respectfully, Arthur P. Traczyk— Regulatory Review/Design Planner File—Zoning Board of Appeals—Correspondence—2010—L-042910 to Weil on zba 2010-009 Reed Appeal of BC.doc Copy: Laura F. Shufelt—Chair,Zoning Board,of Appeals Duane P. Landreth, Esq. T_om_Ferry.-Building Commissioner Jo Anne Miller Buntich-Director,Growth Management Department ZBA Files 2010-009-Reed BOOK, PAGF 76 vo gy Ox'u • .in \ .r c.g8 4 c- 1"Ki<ea..a../t. 1G�.•1� • >p �i � a NA 6 I 00 Pr Iz � � q .. /gr.ar yas a•vo � /� S�ecr.erie.v::pp. Iti IpY i� 'ZZ L2 F2 n 40 H' /�ss wg «�za'to•• d d /"isee N O 5� gg e• � ^/s 9vo s.Et ..'_m � � _ _ ae•co.�� ! ..r n i C � 8 �� T 0 ). q �1 '�6Y•as•aa"p. /e>.t/Po: N ..n../ \ I 1 J ayb .9 ...•t cwe. /.s.cs Rr h �0 � D• ti i1• t � P I NF N/I✓ d - p (� 1`. N`ttl. II �L V -�'r•i,e. - ra 60 Aser Se.eS M•a.e /90 '� ^ `. -y BK.9YI PL.L3✓ N Y -. ''II e✓co•.eca.oc✓cc'c" O moo I - _ N\•Q 1. N,g.�cG//vv, ". � •,X U gCGA•/S oee 3pRTr. � 'Oe \ • N V N ''4. ''`' 1 -COTy psN. /oe - "77 SH TN. V \ a Y I PBGet•C/cK E.I �_ Br. /Bae Ps L � of - p e� o' PLAN OF L/9N0 r ',' n •.., a .f CENTE.2v/LLE B�IC/VSTABLq � AP�Ro/�gt NpT�EC9•/ne.EO ( ) iYJf�.SS. ,Bq,e•.isTq BL �<q+/w✓q Be.•r.¢o SCIiL E, /'• •,do' /9!/6 C/-T/+j/97S '3PB¢/SYCRCO«rwe S RYtYOQ ` NOT6 i;_ - � a •� /YBSr yaQMOC/>N)bIF SS• ' -.r.oT/S q S h'N O✓TI//S i9Gw✓/S oT q • [ " Bu/<e/w¢ r-•rr✓e ycL ea.nsao - _ � y 4A . _ .. CeWs/✓ y/�vY-qe✓NCB✓r.f ./e v./C y. . _ ' � P<.c✓B'H.•G46YC6�A�"•�B"v'+K �i= A9¢6 SB � ' <oT/9 A �/rbw•/o✓Ti✓ii P ✓/rysG.✓ T .• - .OQ Ui teiRo.0 G!i✓iiwy PH.(?PnSG3.'e- � DATE: March 11, 2013 TO: Building File— FROM: R. Anderson RE: Determination by BC—Lots Merged OWNER: Carol Anne Reed LOCUS: 460, 464 Old Stage Rd& 1175 Shootflying Hill Rd, Centerville M&P R 190-077, R190-218 & R190-221 These three parcels are to be auctioned on 3/13/13 and consist of the following: 190-218 464 Old Stage Developed (circa 1900) with a 5 bedroom single family home on .53 acre 190-077—460 Old Stage Rd Derelict"cottage" (as determined by the BC) on .39 acre (circa 1900) 190-221 -1175 Shootflying Hill Rd Undeveloped pork chop lot .5 acre All three lots have been owned by the same entity for a number of years. Two lots front on Old Stage. The BC has determined that the three lots have merged under zoning and the parcels must be considered as a single unit. The Commissioner does not recognize 190-077 to be developed as the derelict cottage was long ago abandoned and clearly not habitable for decades. �IHE Town of Barnstable Regulatory Services IIAMSTABMASS.IE Thomas F.Geiler,Director Foi o Building Division Tom Perry,Building Commissioner 200 MaidStreet,-Hyannis,MA 02601 Office: 508-862-4038 Fax: 508-790-6230 February 12, 2010 Everett W. Boy Jr.'. PO Box 186 W. Dennis, Ma. 02670 RE: 1.175 Shootflying Hill Rd., Centerville Map: 190 Parcel: 221 Dear Mr. Boy: This letter is in response to application reference number.201000295 to construct a single family home upon the above referenced address. Based.on the lot history and the history of adjoining lots, it is the opinion of this office that this-lot has merged with Map 190 Parcel 218 464 Old.Stage Road, Centerville. This application is denied,you have the right to appeal.with the Zoning Board of Appeals if you so choose. a ry, CBO Building Commissio r Q:zoning5 TOWN OF,BJARNSTABLE BUILDING PERMIT APPLICATION Ma 1 , o� p ;� Parcel._,, � '.Application # b bO Z� S Ffealth Division Date Issued Conservation Division `Application Fee �L�b Planning:Dept. /�1 �7� Permit Fee -Date Definitive Plan Approved by Planning Board Historic - OKH Preservation/'Hyannis Project Street AddressL.7- 411,49 Village -t5 Owner Address D a Telephone�$WL_ ANNF �-- Permit Request S T . c L*— tea , 3 s 77t1d Square feet: 1 q st floor: existing propose 2nd fl : ex\n , roposed��otal new Zoning District: G Flood Plain. roater Overlay Project Valuation Constructi ye Lot Size ran dfathered. Yes ❑ No If yes', attach supporting documentation. Dwelling Type: Single Family,>q o Fam' ❑ ulti-Family (# units) Age of Existing Structure N H' oric Ho e: ❑Yes (LIVNo On Old King's Highway: ❑Yes 'No Basement Type- Full rawl ❑ alkout ❑ Other Basement Fi s d Area(sq.ft.) C 9. Basement Unfinished Area(sq.ft) Number of Baths: ull: existing' new 2 Half: existing new Number of Bedroom existing new Total Room Count(not i uding aths): existing new First Floor Room Count Heat Type and Fuel: 4STGas Oil ❑ Electric ❑ Other Central Air: _ ❑Yes ,�o Fireplaces: Existing New Existing wood/coal stove: ❑Yes ❑ No Detached garage: ❑ existing ❑ new size_Pool: ❑existing ❑ new size _ Barn: 0 existing q new size_ Attached garage: ❑ existing Wnew, sizeyXZXhed: ❑ existing.D new size Other: s. Zoning Board of Appeals Authorization, ❑ Appeal # Recorded❑ Commercial ❑Yes >�No If yes, site plan review#. Current Use L Proposed Use APPLICANT INFORMATION (BUILDER OR HOMEOWNER) X. Name g4 Telephone Number 9ZO 2 5 78V7 Address /' U &�qX � License# 27 G✓ � Uti1S Home Improvement Contractor# Worker's Compensation # WC4 1300 52 5_? ALL CONSTRUCTION DEBRIS RESULTING F OM THIS PROJECT WILL BETAKEN TO -64POil1,4ez' -"-' SIGNATURE DATE 0/ ZS TJ .mod ., RIDGE VENT �. RIDGE VENT '1�{,r 1 CAEE COD'9 HOME BUBDL'1t 24 School Street 12 PO Be.186 Q 5.0625 West Dennis,MA 02870 12 t 508.394.3090 12 f:108.760.1406 YEAR I ASPHALT SHINGLES 4 - IG SKYLIGHT TOP PLATE TOP PLATE ( (TYPICAL) { - (2ND FLR.) � ^ ICE+WATER I X E FALSE RAKE m RAKE HOARDS x —� SHIELD — — — — — — — — — — }, '(TYPICAL) - - TOP OF i X 8 FRIEZE w/ SUHFLOOR 11/4°BED 1'IOULDING OPTIONAL TOP OF o OVER I x 9 SUHFLOOR _ - LENTIL MOULDING '� ��GAS P.P. o ENCLOSURE(FRONT ONLY) I x 5ER, TOP PLATE TOP PLATE i LF _ ' _.... —_ - BOARDS — C OWN M LDING LF E LF \ .R OU (TYPICAL) _ - _ - A HEAD E IDx RI B i tt ® ® I \''. ..° ® (TYP;FRONT WHITE CEDAR ® NO W ES m DOOR TRI) 4 _ I�zLS CORNER r OND�AND REAR _ - (TYPIGAL I SHINGLES 5'T.W. I J I (TYPICAL) i 0 f AI L) P�REEF `a SOP OFUBFLOOR I I ..l_T II _.L iI __ _ _ ! ___ CLEAR GRADE SPECIFICATIONS I I TOP OF — \_ ® ® y R H BFLOOR _ _ U m YI 4 TE CID i- _TOP 411NGLE5 5°T.W. - FOUNDATION FOUNDATION N — - ENTRY TRIM HRIGK 5T ( `� _�� iL J, T= co SPECIFICATION GAS F OPTIONAL I I I NSTALL WINDOW I P.T DECK FRAME w/ I i ' OPTION PER REEF ' 04 ENCLOSURE WELL5A9 REO'D CD P.T.'DECKING �? ----=--- Ca TOP OF — — — — �-— L� — — — — — — , — — — — — — — — — .} TOP OF d 0 FOOTING — — ° — FOOTING (n O f CL V) :3 010 d (SHOWN H OPTIONAL TRIM PACKAGE WIT d. V AND OPTIONAL GARAGE) RIDGE VENT - - RIDGE VENT 25 YEAR 'rr - - -12 ASPHALT SHINGLES Y 5.0625� (TYPICAL) - - 12 - _ICE+WATER 12 �12 I x B FASCIA BOARD SHIELD - - (TYPICAL) , 12D a TOP PLATE 25 YEAR TOP PLATE - ASPHALT SHINGLES - 1 I/4°BED MOULDING C (TYPICAL) - OVER I B FRIEZE t (TYPICAL O HIDES AND HACK) m I%5/3 m RAKE BOARDS r ON WINDOW CARING SCE I TER N . (TYPICAL) r HIDES AND REAR I.• - (TYPICAL) Q TOP OF TOP OF _ Z SUBFLOOR - SUBFLOOR O • - - _ _ TOP PLATE - TOP PLATE O 1 x 5 CORNER m I x 5 CORNER C INBOARDS TYPICAL m NOW WINDOW CASING ®A _ ) z (TYPICAL) OO ® N SIDES AND REAR O BOARD •• - (TYPICAL) _ CLEARWHITE GRADE m I — 1 SHINGLES DR""5T.W. m u7 m • CLE WHITE GRADE r D { y w g�f' BULKHEAD BRICK STOOP m TOP OF SH INGL 5°T.W. % i „ - SPECIFICATIONS PER REEF TOPSUB OF SUEI m D � WHITE CEDAR \ m TOP OF f.. - TOP OF FOUNDATION 'p AL I I I I I j--- I I ✓ FOUNDATION GASICF.P. T FRAM INSTALL I HIO PT ENCLOSURE P.T.DECKING WELLS AS`ROJ m4, BULKHEAD • {4 'o — — — — — II I EXTERIOR TOP OF C�— —_ - - - - - —�--�L� - - - - - - - - - - - - - - - - - - - Z-� TOP OF ELEVATIONS FOOTING - FOOTING V • ��'r SCALE: I/4"=I'-0" " } A1 . 1 s 6i_6n IOi_bn 10:_6v bi_bn `, I • 17 0° 5'8" 12 e° 68 FJ� � • CAPE COD'S HOME BUILDER 24 School Street •-- ----------- - -- -- -- __ _ - _ _ PO Box 186 I West Dennis,MA 02670 00 �n 3 t 508.394.3090 1:508.760./406 12:12 it' Z g BATH BILCO^c° SUNDECK _ 2 x 6 WALL �° > ? o:_Ov 2 x 6 WALL H BULKHEAD 12'x 10' c� STOR.ABOVE BED ROOM I srlolce CO J J BED ROOM 2OPTI DET. DET. GARAGE a o ? awr—� — -- — ----I les l I l l bbm o @ r�I}--FRAME GLNG. �J _ `? �� .� U ACCESS SMOKE DN. - ,I <. 30vx30°MIN. DET. v o'm `f' m • I _ 46% HCHACE LIN. n 9DHO�KE "' d0 KITCHEN 2 x 6 WALL 9'-2• - ;, _ DINING ROOM O _ II � 6068 ~_LL bb� CD 6068 M1 G nLL - se - — ------------ 12:12 ._.._ a STORAGE - OPTIONALGARAGE -- _ -- a�B - - - Iz'-0" 2 x 6 WALL . STORAGE r--1 '? I O3 (( STEEL BM.PER _ HALL k� (PLAN OPTION H) �N/ 2668 DET. DET. rybbDN. SUPPLIERS SPEC. _ d li M 'L _ ___ _ _ _-____a _ 12°I2 O L J -rybbv - -- —= 4'%6"POSTS LINE OF WALL iti = N . _____ _ — _ _ _ _ _ _ _ _ ___ ________ ___ _° . .. ' - BLOCK N I I - - ' BLOCKED FROM ABOVE(PLEA OPT ONAL 0 - I FRAME CLNG. n BEARING BELOW OPTION B) GAS F.P. °-___._________________________ ______ ______________________________. - ACCESS -- -1 TO BM.ABOVE ENCLOSURE 50°x30"MIN. OIL CHACE Q. J a� li ' x • • 15:_On 3i_6n I5i_6n - 0 12'_Bn m J 2' N3 LIVING ROOM ' � $❑ I I I i _J I I SECOND FLOOR PLAN A DEN/ BED ROOM III =-_- Q°N DP o SCALE: 1/4"-I'-0" - 595 SQ.FT.SECOND FLOOR -�-� _ ipb 0 S OKE CO . � ®9-O° ADO" I I ry-, � DET. DET. r wERFIEAD DOOR IO'-2' II'_On T-O^ ] - _ BRICK STOOP B PER REEF I ' DIMENSION LEGEND SPECIFICATIONS- -6. b'-4' 2'-4° IS'-To, - - I Dim- DIMENSION.TO EDGE OF STRUCTURE © © ® DIM. DIMENSION TO CENTER OF OBJECT 4'-6° III 6'-3" I 111 6-3° 4-6v 2'-O" m I 14'-0• ;o' = FIRST FLOOR PLAN 12:12 - - I - _ SCALE: 1/4"-1'-0" 540 W.FT.FIRST FLOOR SI.I BATH BED ROOM 695 SO_ FT.SECOND FLOOR(OPT.A) 2 x 6 WALL - 1,455 SQ.FT.TOTAL LIVING AREA 6 WALL , W I N D O W S C N E D U L E sQ T.�E _ SED OM I SI'IOKE CA rN _ SMOKE - TAG SIZE ROUGH OPENING NOTES OTY. z r 2-0" DET. DET " DET. ' O 3 GARAGE a o b� O LOCATED INTERNAL PRESSURE.WINDOWS IN BUILDINGSAHAVE Fa �O -m_ ryb _ LOCATED IN WIND BORNE DEBRIS REGIONS SHALL HAVE - I I "' QQ III - GLAZED OPENINGS PROTECTED FROM WIND BORNE DEBRIS A 2446 2'-6 1/6"x 4'-9 1/4' 5' FRAME CWG. - L-J OR THE BUILDING SHALL BE DESIGNED AS A PARTIALLY - f ACCESS SMOKE DN. ENCLOSED BUILDING IN ACCORDANCE WITH THE B 2446-2 4'-11 13/16°x 4'-9 I/4' NON-REINFORCED MULLION 3 N 30^x30°MIN. >� - - INTERNATIONAL BUILDING CODE BUT UTILIZING THE WIND Z LOADS SET FORTH IN THE TTH EDITION MA BUILDING O o CAPPED SLOPED CADE.'GLAZED OPENING PROTECTION FOR WIND BORNE C 2432 2'-6 I/B°x S'-8 I/4' 2 N _ _ CHASE WALL 2 x 6 WALL ° DEBRIS SHALL MEET THE REQUIREMENTS OF THE LARGE " ^t 9 " MISSILE TEST OF AMTTE E 19%AND OF AMSTE E 1886 D CN235 3'-5 I/4"%3'-5 3/5^ • i ¢ LIVING ROOM REFERENCED THEREIN. E VELUX FS-606 44 3/4°%46 T/e" (INCLUDE IN 2ND FLR.PLAN OPTION H ONLY _ . s (BELOW) 4 'm S2 Q o 6068 _ _sg Sid EXCEPTION:WOOD STRUCTURAL PANELS WITH UM - _-_ -- - --. - --.----------�Fa- THICKNESS OP7/Ib INCH AND A MAXIMUM SPANN OF 8 OF 8 _ 0 - D B FEET SHALL BE PERMITTED FOR OPENING PROTECTION IN LINE OF ONE-AND TWO-STOR7 HUILDINGS.PANELS SHALL BE ANDERSEN 200 SERIES NARROWLINE WINDOWS INSULATED WITH HIGH PERFORMANCE GLASS W/WHITE CEILING GREASE PRECUT TO COVER THE GLAZED OPENINGS WITH PREFINISHED INTERIOR SASH AND JAMBS, SNAP OUT WHT.VINYL GRILLES, FULL SCREENS 1 WHITE _ _ ATTACHMENT HARDWARE PROVIDED.ATTACHMENTS SHALL HARDWARE.REEF TO VERIFY ALL R.O.AND STYLES WITH SUPPLIER. m E r BE PROV WE IN ACCORDANCE WITH TABLE 5301.2.1.2 OR STORAGE I O I r A LEAST ONE BEDROOM SHALL HAVE S NET CLEAR OPENING.NET CLEAR OPENING SHALL BE , SHALL BE DESIGNED TO RESIST E COMPONENTS AND 20°IN WIDTH 1 24"IN HEIGHT AND SHALL HAVE A SILL HEIGHT NOT GREATER THAN 44°.VERIFY ALL CLADDING LOADS NTI IN ACCORDANCE WITH THE ROUGH OPENINGS WITH SUPPLIER. I I PROVISIONS OF THEE INTERNATIONAL BUILDING LADE BUT 12:12 UTILIZING THE T HIND LOADS SET FORTH IN MA BUILDING . CODE_TiH EDITION]CHAPTER S. D O O R S C H E D U L E ------------------- ------------------------------ TAG TYPE SIZE ROUGH OPENING NOTES 1ST/2ND ti - FLOOR PLAN 15'-yi 19:_O1 1 6 PANEL STEEL, INSULATED, 2 LITE 5068 SEE SUPPLIER ° 2 STEEL, INSULATED, 9 LITE 5068 3'-2 1/2'x V-11° NOTE I 3 STEEL, INSULATED, W/ALUM-THRESHOLD 2668 2'-S 1/2'x(IFIRE RATED, NOTE I SECONDFLOOR PLAN B 4 WAYNE DALTON THERMOGUARD 11, INSUL., RAISED PNL- 907O SEE SUPPLIER NOTE I SCALE: I/4"m1'-0" 5 ANDERSEN PERMASHIELD GLIDING PATIO DOOR I°PS61611 6'-O 3/4'x II IMPACT RESISTANT GLASS A �\. l SEE PLAN FOR OPERABLE 905 W.FT.SECOND FLOOR PANELS HG/ NOTE b PROVIDE W/GARAGE OPTION A SI.I 4" LJ F91i:!x• C-0 - CAPE COD'S HOb1E SUEDER RIDGE VENT MAIN ROOF 24 School Slreel _________ ________ PO Bm 156 2 x 12 RIDGE 2 x 10 RAFTERS O 16.O.G.W/ -('�- 1/2" EL PLYWOOD SHEATHING lJ O Wes[Dennis,MA 02670 15#FELT PAPER ,I � [:508.394.3090 ICE♦WATER SHIELD IST 36" I W I f:50.760.1406 25 YR.ASPHALT ROOF SHINGLES >i 12"PIA.SONOTUBE 12 I �yyI FORMED CONC.BELOW PIERS 2 z B O 16"O.C. Q5.0625 U' 12 CEILING JOISTS T---,m I I ' I oI m 12 .01 . AIR BAFFLES O ALL SI.I TOP PLATE CEILING LOCATIONS FORMED BY RAFTERS F J I I L-- --- 1-----I_' SECAND FLOOR CONSTRUCTION -- - - -- -- -- ---- h, �f LWI INSULATION - t!.- GLUED t NAILED -= J L---- " I m - S• HQ BATH - q 1/2"ALL JOIST ENGINEERED r- -------- r- - -- --- -- ------ - H2.5 CLIPS v EVERY RAFTER t � �� �L FLOOR JOISTS PER I I I - BAFFLE BLOCKS, TYPICAL � SUPPLIERS SPECS/DWGS. 1 I -, STAIR DETAIL: ', `I TOP OF SL 13 RISERS 907 71V I I 3 i/2°DIA.CONC-FILLED SO°x 42°x 12" I I SUBFLOOR 12 TREADS O q 1/2' ___ _______ __ ". :FI LALLY COLUMN GONG.FOOTING w/ I C ______________________________ 1�: NOTID OTHERWISE) EACH D RECTIOf-! I 28I3 '; I (TYPICAL UNLESS TOP PLATE (TYP.UNLESS TYPICAL EXTERIOR WALL I I NOTED OTHERWISE) FIRST FLOOR CONSTRUCTION SIDING AS SPECIFIED I 3/4"T/G PLYWOOD TYPAR HOUSE WRAP T_2° 6'_6° 6'-6° b'-6° T-4° I I GLUED t NAILED S HAL KITCHEN 1/2'COX PLYWOOD 1 1'` I _ 9 1/2"ALL JOIST ENGINEERED TAR 2 x 4 O 16°O.G. (UNLESS I I I I'-B" I - _ m FLOOR JOISTS PER NOTED OTHERWISE) OPTIONAL I SUPPLIERS SPECS/DWGS. R-13 BATT INSUL. I I GARAGE I I I 1 R-19 INSUL. a 2 I 4"CONCRETE SLAB 3,500 PSI) I I I I I I I = BRICK STOOP HILCO"C" v ISLOPED TO OVERHEAD DOOR I ___ I ____9 _ _ __ ^____ .� •a PER REEF BULKHEAD :I TOP 1/5"MIN.PER FT. SUBFLOOR SPECIFICATIONS - I _: I L--J --J L--J I - N m ______________ ___ ° .- ° I BEAM PKT. �J aEAM FKT. I i V M + nr I OPTIONAL � tO TOP OF 2 x 6 P.T. i. _ GAS F.P. N FOUNDATION *STAIR DETAIL: SILL PLATE I 30°x 30°x 10° 3 I/2"DIA.CONC.FILLED I I ENCLOSURE 12 RISERS O 5 1/5' TYPICAL • 1 I CONG.FOOTING LOLLY COLUMN FOR. w/ II TREADS O 9 1/4" WOOD GIRDER - I I (3)04 REBAR IN. BEAM O 2ND FLOOR I , Q I BELOW GRADE 1 I EACH DIRECTION I(TYP.UNLESS • - _ I NOTED OTHERWISE) o I I I Q a, UNFINISHED 1 v I I LL 3 1/2'DIA. FOUNDATION 1 I y UNFINISHED BASEMENT LALLY COLUMN WALL _ SMOKE co BASEMENT - I CONTINUOUS I I '• I DET. PET. I L N Ir-' - KEYWAY L, I CONCRETE WALL OPNOU16ED 9° 4 GONG.SLOB N TOP OF - ... ___. L- ---- ---- - I CONTINUOUS CONCRETE FOOTING UP I I CL FOOTING 30'x 30°x IO° -� 4°CONC.SLAB OVER I WITH KEYWAY.SEE FOUNDATION 513 tt C FOOTING 5TTTING ON a .. -, -: I I ]p L CONC.FOOTING 6 MIL.POLY BARRIER t - =' WALL DETAIL FFER_ L_ {A (SEE FND.PLAN) COMPACTED SOIL VIRGIN SOIL.BOTTOM o -- -'--- ---- -� I ITYP OF FOOTING MUST n -- - - - - - -- - a U I n NOT SLOPE GREATER THAN 10% --------------- -1 r--- ---------- BUILDING SECTION A B I SCALE: 1/4"=1'-0" SI.I I STOOP FOUNDATION - PER REEF 1 I SPECIFICATIONS 2'-2° 9-B 2'-Y -RIDGE VENT I 2 x 12 RIDGE 2 X 6 O 45°O.C.- 34'-0 COLLAR TIES MAIN ROOF 2 x 10 RAFTERS O W O.C.W/ 1/2°COX PLYWOOD SHEATHING 43'_p. I5#FELT PAPER ICE+WATER SHIELD IST 36" - 25 YR.ASPHALT ROOF SHINGLES - - " ,• - r q I T-6"FOUNDATION WALLS - 12 12 - 2.G.C:TO VERIFY ALL DIMENSIONS PRIOR n FOUNDATION PLAN TO POURING CONCRETE 12 2 x 4 O ib"O.C. 12 � � S.G.G.TO COORDINATE ALL DROPS IN KICKERS SCALE: 1/4' 1'-O" FOUNDATION W/CIVIL PLAN - 2X 10016'O.C. CEILING JOISTS H2.5 CLIPS O EVERY RAFTER t WALL SHEATHING ALIGN TOP PLATE BAFFLE BLOCKS, TYPICAL o SEE FLAW WOOD STUD WALL W U w W/MAIN HOUSE SECTION .SEE PLAN m 0 0 FLOOR SHEATHING N u u - SEE FLAW SECTION p O N BILCO TYPICAL EXTERIOR WALL - 'RIM BOARD LVL NOR.PER SIDING AS SPECIFIED w $ SUPPLIERS SPECS/ TYPAR HOUSE WRAP . _ DRAWINGS 5/8"TYPE X GYP.BD. I/2"COX PLYWOOD + - _ oo ON ALL COMMON HOUSE 2 x 4 O 16°O.G. (UNLESS • 2-#e CONT' - ENGINEERED JOIST 2-#5 CANT. WALLS AND CEILING R-13 NOTE DHATT INSUL.OTHERWISE) SEE PLAN FOR SIZE a e GARAGE AND SPACING u e"WALL W/5 I/2" + .F 2x P.T.CONT. LEDGE DOWN 1 1/2' J m 4"CONCRETE SLAB(3,500 P51) PLATE FOR COMPOSITE > I DECKING SILL I U SLOPED TO OVERHEAD DOOR S/5" 0'-6" 3 I/W MIN.PER FT. ANCHOR BOLT O 4'-0'O.C. _ _ F 4"CONC 4"CONCRETE —EXTERIOR 3 SLAB SLAB wO DAMPPROOF BELOW GRADE a m� 5"CONC.FOUNDATION WALL 2-#5 CONT. 2-# CONT. FND.PLAN/ ZV CONTINUOUS KEYWAY BLDG.SECTION 3-#4 CONT. 3-#4 CONT. FOOTING 16"x 9"GONG.FOOTING SI ON VIRGIN SOIL.BOTTOM OF FOOTING •3" • MUST NOT SLOPE GREATER THAN 10% 4" 4° CL.TYP, 3°CL.TYP� 4° BUILDING SECTION B SCALE: 1/4"=1'-0" - FOUNDATION NALL DETAIL BULKHEAD NALL DETAIL S1 1 SCALE: 3/4"=1'-O" SCALE: 3/411=1'-0" ROOF SHEATHING SEE PLAN 2 x 6 EXTERIOR NON TO,PLATE 12 �_LOAIIISFARING STUD WALL. 2-R�1 PLAN MAX HEIGHT 15'-5- �6 FLOOR BR GINC- BEEF CONNECTIONS SHALL BE COD'S HcIdIE,EI TOP OF "ws a 6.O.C. PROVIDED AT PANEL EDGES SUBFLOOR ROOF RAFTER PERPENDICULAR TO IF 24 School Sueet CONT-2x� F 114G MEMBERS N THE ------------ I SEE PLAN 'RAM West Po Sol 186 \YlTop BLOCKING FIRST TWO TRUSS OR R��Fp SHEATHING 5 LAN '2 SEE PLAN WS SFOC RA_E.PLAN W JOIST 5 ES AND SHALL Demis,MA 02670 AX(MUM f:500.394.3090 BE SPACED ATA K 50-760.1406 PLATE 2-2-PLATE I <X OF,4 FEET ON CENTER- 14- TOP OF r.a NA 1.REQUIREMENTS ARE ED SUSFLCOR E] OPTIONAL GIVEN IN,TAS 2 HURRICANE ANCHORS GARAGE STOR T.O.G. AT EACH RAFTER SEE AP�CH.DWGS. u WALL SHEATHING—L—NOO STUD WALL IIII L SEE PLAN SEE PLAN OF =L FOOTING FRONT ELEVATION RIGHT ELEVATION SCALE: 1/8"-I'-0` SCALE: 1/8"=11-0" TYPICAL ROOF RAFTER --------------------- -------- ------------------ CONNECTION DETAIL SECOND FLOOR PLAN WALL SHEATHING WOOD STUD WALL SEE PLAN SEE PLAN SCALE: 1/5"=V-0' -- ------------ --------- .... ............... TOP PLATE SEE PLAN SHEATHING --------- TOP OF FLOOR .0 MF. TOP PLATE RIM BOARD FLOOR JOIST V. SEE PLAN FOR \ ... SIZE 4 SPACING N. T- Top SUB OF FLOOMR 2x SOLID SUNDECK T.O.C. BLOCKING- AT 4) C4 -0"D.C. 3.6 FLOOR BRACING CD 4 LL1 BLOCKING Al'i 2x P.T.CONT. iooib i p u u L= !LJ PLATE CONNECTIONS SHALL 8E I` PROVIDED AT PANEL EDGES ANCHOR BOLT W NUT 4 PLATE PERPENDICULAR To FLOOR FFES I WASHER SEE FOUNDATION PLAN KITCHEN DINING ROOM FRAMING ME-15 II L N THE FOR SPACING. FIRST TWO TRUSS TOP OF ------------ JOIST SPACES ANDOSRRALL FOOTING BE SPACED AT A MAXIMUM M 0 REAR ELEVATION LEFT ELEVATION TYPICAL FLOOR BLOCKING REQUIREMENTS OF 4 FEET ON CENTER. 4) NAIL REQUIREMENTS ARE go 0 SCALE: SCALE: 1/5"=V-0" GIVEN IN TABLE 2 0 GARAGE J015T PARALLEL TO FOUNDATION WALLS 4) L__j —————- Q. 45 2 x 6 EXTERIOR NON 0 (CALCULATED K/O LOADEIEARING STUD H,&". FULL HEIGHT SHEATHING REQUIREMENTS OPTIONAL GARAGE) MAX HEIGHT 15'-5" jI (APPLICABLE IN 01-TION 5 ASPECT RATIO:1.50 LOCATION PROVIDED REQUIRED. MAILING PATTERN DEN/ LIVING R 214p FLOOR PLAN) BED ROOM II FIRST FLOOR WALLS 63.5Z AT% 16 D.C. GE 2: EDGE O.G.O-C.FIELD LENGTH SECOND FLOOR WALLS 64% 23% 16 O.C.EDGE 2:O.C.FIELD FIRST FLOOR WALLS B5.4X EQZ G.O.G.EDGE 12'O.C.FIELD WIDTH SECOND FLOOR WALLS IOOZ "Z '6:O.C.EDGE FIRST FLOOR PLAN 2 O.C.FIELD SCALE: 1/5"-1'-0" GUIDE To WOOD CONSTRUCTION IN HIGH WIND AREAS TABLE 5301.2.1.2 IT.MPH ExPOSURTE.wINO ZON11 V41ND50RNF DEBRIS PROTECTION FASTENING TABLE 2. GENERAL NAIUNG SCHEDULE FOR WOOD STRUCTURAL PANELS lNZI NAILING SO41EPULT!ITO MPH WIND a OSTJFUE JOINT DESCRIPTION .NUMBER OF, NAIL SPACING TarIMMOa NAILS arnK NAILS FASTENER SPACING FASTENER 4 FOOT. 6 FOOT ROOF FRAMING TYPE PANEL SPAN < PANEL SPAN ( PANEL SPAN p----------C7--------- <.4 FOOT < 4 FOOT a FOOT NQ TO RAFTER(TO.-MILETO) 2 EN ItZ. MM BOARD To RAFTER END-NAILED) 22-W(" 2- ------I WALL FRAMING 2-1/2' 16. 12' WOOD SCREWS X AT-I— TOP PLATES AT INTERSECTIONS(FACE-NAIl_ED) 1 4-1" 2-�1.1 24'O.C. iiESCREWS -------- lj��TITI STUD'FACE 1 2-16d WOOD IS- OTH 16 12 ----------- --I ------------ FACE-NAILED' I T.dl Sd 10 O.C.ALONG EDGES a FLOOR FRAMING o. THIS TABLE 15 BASED ON 130 mph WIND SPEEDS AND A 35-FOaT MEAN 0 ROOF HEIGHT. zo JOIST P MATE OR GIRDER cro.-M—) PER JOIST IXi4!g�aT 2 1:T 2-Ed EACH END b. FASTENERS SHALL BE INSTALLED AT OPPOSING ENDS OF THE WOOD BLOCKING TO SILL OR (TOE-NAILED) 4 BLOCK STRUCTURAL PANEL, _Z4 ;�.Ld EACH JOIST LEDGER STRIP TO BEAM M GIRDER(FACE-NA—) Ed, EACH A. WHERE SCREWS ARE ATTAC44ED TO MASONRY OR MASON BASEMENT JOIST ON LEDGER TO ­Od PM JOIST CCO, BEAM 3-ad THEY SHALL BE ATTACHED UTILIZING VIBRATION-RESISTANT ANCHORS SAND JOIST TO JOIST 341:0!9�'=) FIER JOIST HAVING A MINIMUM ULTIMATE WITHDRAWAL CAPACITY OF 4q0 POUNDS. _OELLOML 0 SAND JOIST TO SILL OR TOP PLATE S-Ted PER'COT GARAGE ROOF WOOD STRUCTURAL PANELS RAFTIEREI,OR TRUSSES SPACED UP TO 16'O.C. Ed Tod 6.Emu FIELD FOUNDATION ANCHORAGE, RAFTERS OR TRUSSES SPACED OVER W'O.C. "EIJO Ed W EDGE 1 4' 5/5"DIAMETER(MIN)STEEL ANCHOR GABLE"'T"ALL RAKE OR RAKE TRUSS W­GABLE,Ov�.. 5d 2 6a�z/61k FIELD BOLTS K/NUTS 4 W x 3"x 1/4" GABLE INIPHALL RAKE OR._.S.5 STRUCTURAL OUTLOOKER9 Ed IOd 6'EDGE 6'FIELD PLATE WASHERS SPACED A MAXIMUM GABLE E WALL RAKE OR MAKE TRUSS W LOOKOUT BLOCKS ed IOd 4']EDGE 4'FIIELD OF 45'(11,1041ES)ON CENTER. THERE L---------------i CEILING SHEATHING SHALLBE A MINIMUM OF 2 BOLTS :_ PER PLATE SECTION WITH BOLTS ----------T7 ---------- --------------- GyrSUM WALLBOARD ed COOLERS 10,FIELD H LOCATED WITHIN 0-12'FROM EACH -------- END OF THE PLATE SECTION. COMPLIANCE HALL ShIlEATNING ANCHOR BOLTS SHALL TEXTIEND A MINIMUM OF I INCHES INTO MASONRY WOO.STRUCTURAL PANELS 2�-1 -W STUDS SPACED"UP TO 24"O.C. Ed EDGE12'FIELD OR CONCRETE. 16 PLAN 12'AND /eW FIBERBOARD PANELS ed IEDre,/.. E U7.Gyreum WALLBOARD 5d COOLERS 'r.EDGE/Id'FIELD FLOOR SWEAWING ANCHOR SOLT PLAN WOOD STRUCTURAL PANELS - i0d SCALE: 1/811.11-01. GREATER THAN i° IOd I" oOReOsoN RESISTANTI GAGE Rooi,,Nr NAILS A"16 GAGE STAPLES ARE PERMITTED,CHECKtac FOR ApDMONAL REGUIRELiENTS NAILS. UNLESS OTHERK,E TATTED —GIVEN FOR �NAILS ARE COMMON HIRE 91 . BOX AND PNEUMATIC NAILS OF MOUIVALIENT DIAMETER AND MOUAL OR CR!ATIER LENGTH T6 WE SPECIFIED COMMON NAILS MY BE SUBSTITUTED UNLESS OTHERWISE PRO40TTED. S2.1