HomeMy WebLinkAbout0265 OCEAN VIEW AVENUE cx 5 9er�n� U �
]LAWSON & WEITZEN, LLP
ATTORNEYS AT LAW
88 BLACK FALCON AVENUE, SUITE 345 BOSTON
BOSTON, MASSACHUSETTS 022 10-24 1 4 TELEPHONE(817)439-4990
TELECOPIER (617)439-3987
EMAIL: POST®LAWSON-WEITZEN.COM
EVAN T. LAWSON JEFFREY P. ALLEN WWW.LAW50N-WF-ITZEN.COM
RICHARD B. WEITZEN* FRANKLIN H. LEVY _
PAMELA B. BANKERT, PC BRENDA G. LEVY, LLC CAPE COD
IRA H. ZALEZNIK KENNETH B. SKELLY— LAWSON, WEITZEN & BANKERT, LLP
VALERIE L. PAWSON, LLC DAVID E. GROSSMAN SIX GRANITE STATE COURT
GEORGE F. HAILER, PC+ IRVING SALLOWAY BREWSTER, MASSACHUSETTS 02631
GEORGE E. CHRISTODOULO, PC DARLY G. DAVID TELEPHONE (50W 255-3600
KENNETH B. GOULD MARIA GALVAGNA MESINGER
JOHN A. TENNARO, PC MICHAEL WILLIAMS
DAVID A RICH, LLC* KR15TINA A. ENGBERG
PATRICIA L. FARNSWORTH MICHELE A. HUNTON++++ .
K. SCOTT GRIGGS+++ CHRISTINE M. PALKOSKI
MICHAEL J. Mc DEVITT ADAM C. LAFRANCE
STEVEN M. BUCKLEY TEOFILO JAVIER, JR.
SONIA K. GUTERMAN, PH.D. RYAN A. CIPORKIN
J. MARK DICKISON** JOSHUA SEGAL*
ROBERT J. ROUGHSEDGE++ DONALD J. GENTILE*
CAROLINE A. O'CONNELL" SANJEEV K. MAHANTA, PH.D. ,
GLENN P. FRANK* CHRISTOPHER R. LEMMONS
SCOTT P. LOPEZ ELIZABETH A. PERRY
BRUCE W. EDMANDS CAITLIN P. CONDON
VIA EMAIL AND FIRST-CLASS MAIL May 16,2013
Thomas Perry,Building Commissioner
200 Main Street
Barnstable,Massachusetts 02601
Re: 262 Ocean View Avenue, Cotuit, Massachusetts
Applicant David Der Hagopian ("Applicant')
Proposed Structure Setback Encroachment
Dear Commissioner Perry:
I represent the Cianci Realty Trust, owner of 246 and 249 Ocean View Avenue, Cotuit,
Massachusetts, abutting the above-referenced property (the"Property"). Mr. Der Hagopian,
owner of the Property, has sought permission from the Conservation Commission to reconstruct
a deck with a staircase to access the beach from his property. The Conservation Commission
approved his request on May 9, 2013. The proposed improvements,however,fall within the
required side yard setback, and therefore, are in violation of the Zoning Ordinance of the Town
of Barnstable ("Ordinance").
The Property lies within the RF-1 Residential District, where the required side yard
setback is 15 feet for all structures. Ordinance, § 240-13. A"structure"is defined as any
`.production or piece of work,artificially built or composed of parts and joined together in some
definite manner, not including poles,fences, and such minor incidental improvements".
Ordinance, § 240-128. More than a."minor incidental improvement",the proposed deck and
stairs represents an artificially built piece of work, composed of parts, and joined together in a
definite manner which requires specific engineering and design work.
.ALSO ADMITTED IN NY
•*ALSO ADMITTED IN NH
-*ALSO ADMITTED IN NJ
'ALSO ADMITTED IN DC
++ALSO ADMITTED IN RI,CT,NH S ME 1
•"*ONLY ADMITTED IN PA
+++ALSO ADMITTED IN RI,CT, 6 NH
The deck is proposed to be reconstructed entirely outside of the footprint of the existing
deck,and the staircase is proposed to be constructed partially outside the existing staircase
footprint. A review of the staircase and deck reconstruction plan prepared by Environmental
Landscape Consultants, LLC demonstrates that the proposed deck, lower tier of the proposed
stairs, and the proposed second landing lie approximately eight feet from the Property boundary.
The proposed upper landing and the proposed first tier of stairs are located approximately four
feet from the Property boundary. Accordingly,because the proposed improvements are within
fifteen feet of the side lot line,they are non-conforming with respect to the Ordinance.
We request that you deny any requested building permit for non-conforming
improvements to the Property. Thank you for your attention to this matter.
Sin eVo.G r e
cc: client
SEE APPROVED SITE ENGINEERING PLAN FOR EXACT LOCATIONS AND MEASUREMENTS
5 TIClDa 0 fd•rd
Td M iPNPa Y f-0.Nd r-0 Y IRPtJDe 0 fd•Y-0 5d
vr.arM Afo PAW
raM font( io P.r..0 NY PALE Td P.r.WAR A ft$m
Pr.srR'RAWN a''IMl i PLAI a�Nw ro MT1gw aAmaO/aT1W ro ePRe
IL1¢.Lfl^L3N5 qeA RAmxa w/ 8
p �a Leofa AI1PA $ ,. '
rd CN/RL1191 y i P.T.W
t 1 .rom a wPN
I I R1$ra a arArLS
5 I' III IIII 5 I�1 1 1 1 1 1 1 1 ICI S
1 I
T -rTl T T-I-r Tfp
y 1I41 t�l 1 1 1 1 I
hP. :�i -�I� 'I l} Y�' rd, rT r� r� 1_I I I 11_I y 1 1•I I 1 1 1 im. �
VIC
rw.L zoo W/t
4 WN w iu I I D
n , �" 5
5
I LRrR A4 P.T.4NIfW 61NL Pp5R!(Pr fW,L)
'llIINeYY PWM i°(-d MN MOW ir
IE I ®-tfe9m 6PMC 4f M r KK UWAGim 0PA�8
4 I I Owo oe lli var meal
Not w Pob To NWL OMT CoMr ON6 r01PR,Y)%T
Ill UlT ugEWae to n wLw am f=xso fa
Yd ed Lid rd Yd C$ Y4 NWC AL,tlllfa to[c P.i.ftl 0 Y o0 Ylere NWd afIWM2 �r
rat Rwc RAIMW s�A:eb io C�'wLw NofC aL N41ECt4 to R dfwf✓Ilm OR vwm sim
° w" µ 1QB BiON"W"° BEACH STAIR PLAN 2 BEACH STAIR FRAMING
o M01ro r01ta91 BFAR
rd rw.
r.PAL uv
T.ML UP
g .T.tRM UWK1 PI. PF,iRN
� I
W/ Lrrlab W/rp
co
� KK®ALIB
F'�' � RRxa�ra wLroAGs�r�e, � vr.aVnYrs .c rla
Mew N
ram. �r � QND DB.LL RRL�+) �'AQl
M..o• .i.w IM JMf
yyy .PP.'l4 llt MOW FRWAIB AMC R Po6T
CEO �vr.Lm
L� 1 �•'''� i i Iwa® Fsm.T.
s°0�w°r rm a r1�114f1iB6.°A KT
O•+a S �'� �LPD RB,'LL KICK �mw".
o4
� ....� a++•c �i .v wsoMumeQ "Para
r, TYPICAL FRAMING DETAIL
h FM RAN fGR
hGf
rlta
� TYPICAL STAIR ELEVATION
eevA M �A� -=�• YARCSHASSOCIATES,INC.
--_--_ _______ -_-_ �___ ARCHITECTS-
DER HAGOPIAN RESIDENCE
BLEACH STAIR SECTION 265 OCEAN VIEW AVE. •
�� xA-E k=Y-d' BEACFI BTAR PLAN 8 DETALB,.
COTUIT,MA
n�.SHPEe�,✓dS�KH�iiS '•M
i
LAB SON & WEITZEN, IaLP
F
i
GEORGE F. AY].ER
J ATTORNEY AT LAW`
f 88 BLACK FALCON AVENUE CAPE COD OFFICE
BOSTON,MASSACHUSETTS 022I0. LAWSON,WEITZEN B BANKERT,LLP
TELEPHONE(617)439.4990 SIX GRANITE STATE COURT
TELECOPIER(617)439-3987 BREWSTER,MASSACHUSETTS 02631
EMAIL:GHAILER®LAWSON-WEITZEN.COM TELEPHONE(508) 255-3600
ij
Plan Notes: i. r"`
1 ;d" Sr° l l l I r r LOCUS MAP
Note 1: The existing,steep,rotting,wooden stairway down the coastal bank,as well 1 ,I I- Y /%
as the rotting,wooden deck at the base of the bank,Is hazardous and is in need of
replacement.Before work commences silt fencing shall be installed at the base of the
existing stairs and deck.These structures will be removed by hand from the site.All 1 \ .,r% t A!�• °
the debris shall be stored and property disposed of off-slte.Following removal of the
structures,the bare areas on the slope will be protected from erosion by Installation
of jute netting.All bare areas Shall be replanted with native vegetation,Including
native shrubs,trees and groundcover,to promote biodiversity,while stabilizing the /��p "I /� p(q/ �- -�i I'I / / 167 / '•+IJ
bank and minimizing the threat of erosion(see the Conservation Plant List for plants I I /1�'„Ir� II�rI
suitable for the costal bank and dune.) �_____.Ranw 1' II%11 ' /I / I I l /5 I
rynu'esv H 1 ,l III
Note 2: A strip of meadow approximate) 90 SF will be established along the top of
Y r I -. IIr111 1 le �� I I III I
the coastal bank.This meadow is a continuation of the meadow restoration work / r�__ -" 4 L I I���lel I i 1 1 I ❑
completed across the street at 262 Ocean View Avenue.While this added blodiversity
will benefit other native species,It Is hoped that by removing vines and other II(' __ Ior I i i I,ij I'it i I I V� 1 II I I i I� j ❑
unsightly InvasIves and replacing them with a meadow strip will dissuade littering �'11I Re jl Ij.�j II j j 7111
along the bank.The current situation encourages littering due[o its overgrown and rI r II h I I 1 I I LI I I sE NOTE B
unkempt nature.This Is evident by the large amount of trash continuously being j I II�_ t' �6�gI I W
removed from the bank. I1 1®w i I�i aI t!Ii� iI
Note 3: There are 120 black locust saplings and root suckers growing on the coastal i I I
beach,the coastal dune and LSCSF. These black locusts,along wth other Invasive Ie //II I
Uy.
111.
species,will be eradicated over the next three years.Appropriate native plant species
wlll be will
to revegetate the site,except for the coastal heathland area. Please I I T II /
note:NO black locusts will be removed from the coastal bank except as noted in the i f II' �I j I
plan.This will leave 14 black locust trees on the site. J rIy T":p.I"I\_�.�I1��1 \! 1 I �/ �J qe I I
J I I I I e I µ J� CONSERVATION
J LANDSCAPE PLAN
III- _Zno I it iliil iia ' I ' \ \\1 I \ \ I STAIR & DECK RECONSTRUCTION
.1 AN VIEW AVENUE
COIUIT. YNASSACHa ErR
Conservation Plant List
Gammon Nana BomNW Noma SM SCALE 1'=2.'
mulWmnh wm.m.m e.$)
Emb rea ce0er/a m.� RaN nlana 0.e
Sn.eAM eeMc AmeenMa celmMnb Ab'cpAn
uM[- -PIPP:la BRWn --
Mwma[aNalrnen V.—aemewR rtlOvn IJ
IRS
ma NdPmun nu6en wr.[e.elrotln 1i
Abreaa tr1 NanMmtxAPATT,
S YA•
Summeneeat Cbmra vlMNe t-J SEE NOTE I REVEGETATE EXISTING PATH i0 WATER REm510N5: _
Bear..-oak awma U.— I.
BeachRiuP —..—a t-J
Rea AmNe elsHuuae to ::1 c'I I°' p
Pemn Caro% I W > II
L, /
W net r¢e —r-AP1.Dexune 2.J3'
mbpe,m Meu,w AM TR1a PamMl>7 I O J J W / I
Lltlb tRmarom Salk N I C.Wi
s PW[um [� Awl 9.
CB/DH \^I ST KE & NAIL i
penm w E ro%a. lease w I I, FT TCB 5 \\ {.e-�/�/ / C / SET
vow .tixmw zzs• \•����• `� //// / / 1$5t I /
Buse mlxwna••• A.[ EAe1me , ` f /
BlerA RuaO Nx n. TOP DING-EL V N 29 1 l' 1 " 11 'i .I I 1 / / I / PROPOSED A PATH mwEn nvR.
am<ro uaroa t �/e t'� it i' f� \\ CO/iSTAL DUNE i it r0 ER [—PA.a Jxa�R
CaroDaxaam EW,ro[ea I°� / I \ I l /
r leew I /smmin.eror a
r IetlAOno I
J 1
Ce4co nror S an Aaro 3 NOTE 2 ./ / .
—A.w� Aerorea[em. e u 'm , / 1/ I,e,� II `��� \\ r�J F�NVIRONWENTAL
Common PRma PdlOn mxeMimn -t I WITH NATIVE TREES AN S ppaBi— II �l I I I l / ' I LI.ANII2CAPP.fnNSl11,-A l I.I.0
aP SEE CONSERVATION A.RFLISL , l l l I l I l /I 1 1/ P ; Ili I PSnx5J4.IVI.PA![L1:Nn
sm.fto-, �
"e�,,,Paan.
Nm a °.n`., TR"a IRNw
Beene me Rau meMne en D tS I J /)'I 11 I I I 1°I I 1 C r m Awm m Haas
Dea[nem Ia ae%1we RZa'I •I I/ II� ,�.rl I // •.
- SCALE I".ZO'
SCALE I-.I0' REVEGETATE AREAS WHERE INVASIVE SPECIES ARE ®nn
TO BE ERADICATED-SEE CONSERVATION PLANT LIST SCALE
II SV[iCHGRASS ° 1°
\�:DROSEU DEC%- PPRO%INATELY SANE
SIZE a'E%ISTING DEGRADED E— SHEET 1 01 1
.
'1
i
eRuo w n[n wre
PRor6srowl Lwo sum2YOR -777
`8Y7
� DER HAGOP
q
I it �'I / IAN
is
pffRESIDENCE
I I p
262/265 OCEAN VIEW AVE '
IN
i
COTUIT
Wu
MASSACHUSETTS
Is o Ill, ml' I V (BARwSrA9LEcourm)
PA1 1 I
�°' ;, 1
r--�-"� '
• �- _ ' � li I: � EXISTING,CONpIT10NS
II/ll
PAPaI
I 'AUGUST,2011
( it
fi
�^bw\ , A
LL _ 1
�"' /`.' _—'� �-..-�i I�%�•,,- �a= --- '�� I r /I/ ,ee I \ ,. , ,_,x OGetll WN6 a VCORAipN l
i f— — I
I OGU� INFORMATION;,., ,I
_ `�\�+� \ I^•"' / CuRR r.C-M oANoa DE+NAoonAN.musre[
_+_ —!i''P _.— `\.\ DFR N 00%AN JRUST
�!-.,y_ —— e— _\. \\ \ \ l i PILE xv .Oz WT..,man P—m ae 1
1Y— \ ..� Ptw aartmNce:
U.OV1D DER W100PLW
vim^ \\ \ 19go SUMMIT TOWER BLVD �
SUITE ODD
m'(ODO
15
aestn"- (TF oco.-p"T,ar wa) +��+\.� v+.
�Vx �' \'\C,C_'• \'Po /�' .JW .Wa. ..:. , L �. '\ 6 349 Route 28 UNt D.,... {F(
aR[soouna=0Ne e1iwN,... W Yermoum M mrhuaeetn :tl
LONE
508 778 8919
F A J A11 N7 6 N7 i ,
I \
�xVYNowAy ®' w�a unnau for srg :ex.,xP
1 \
y
' ... MT-1 �1 ®xmiNo Lor,AREA: '�a�aP.uPuxo �P®
C {{
4 ayh�j ucRa 1 1 % Ox911N0 LOT x ARG ].1..1M L.roTAI
,/ Joe rJo:Axxa.oD