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HomeMy Public PortalAbout2023 11 28 Amended Public Meeting PacketTown of Brewster Conservation Commission 1657 Main St., Brewster, MA 02631 Amended Public Packet Amended November 28, 2023, 10:15 AM Amendments to 11/28 Public Meeting Packet Item 6e.April 11, 2023 Meeting Minutes Updated draft of minutes to include Conservation Administrator Notes. Item 6g.April 25, 2023 Meeting Minutes Updated draft of minutes to include Conservation Administrator Notes. Item 6h.May 9, 2023 Meeting Minutes Added Draft Minutes, including Conservation Administrator Notes. Item 8c. 2628 Main Street Added photos from 11/27 Site Visit, as well as 2021 Coastal Engineering used as the basis for delineating the BVW Town of Brewster Conservation Commission 1657 Main St., Brewster, MA 02631 (508) 896-4546 CONSERVATION COMMISSION MEETING AGENDA 2198 Main Street November 28, 2023 at 6:00 PM This meeting will be conducted in person at the time and location identified above. This means that at least a quorum of the members of the public body will attend the meeting in person and members of the public are welcome to attend in person as well. As a courtesy only, access to the meeting is also being provided via remote means in accordance with applicable law. Please note that while an option for remote attendance and/or participation is being provided as a courtesy to the public, the meeting/hearing will not be suspended or terminated if technological problems interrupt the virtual broadcast or affect remote attendance or participation, unless otherwise required by law. Members of the public with particular interest in any specific item on this agenda, which includes an applicant and its representatives, should make plans for in-person vs. virtual attendance accordingly. Members of the public who wish to access the meeting may do so in the following manner: Phone: Call (929) 436-2866 or (301) 715-8592. Webinar ID: 817 0484 9610 Passcode: 565669 To request to speak: Press *9 and wait to be recognized. ZoomWebinar: https://us02web.zoom.us/j/81704849610?pwd=d2VlNm5LcnU2TnBKWExMVEJFUUduQT09 Passcode: 565669 To request to speak: Tap Zoom “Raise Hand”, then wait to be recognized. When required by law or allowed by the Chair, persons wishing to provide public comment or otherwise participate in the meeting, may do so by accessing the meeting remotely, as noted above. Additionally, the meeting will be broadcast live, in real time, via Live broadcast (Brewster Government TV Channel 18), Livestream (livestream.brewster-ma.gov), or Video recording (tv.brewster-ma.gov). Please note that the Conservation Commission may take official action, including votes, on any item on this agenda. 1. Call to Order 2. Declaration of a Quorum 3. Meeting Participation Statement 4. Recording Statement: As required by the Open Meeting Law we are informing you that the Town will be video and audio taping as well as broadcasting this public meeting. In addition, if anyone else intends to either video or audio tape this meeting they are required to inform the chair. 5. Public Announcements and Comment: Members of the public may address the Conservation Commission on matters not on the meeting’s agenda for a maximum of 3-5 minutes at the Chair’s discretion. The Conservation Commission will not reply to statements made or answer questions raised during public comment but may add items presented to a future agenda. 6. Discussion a. 17 Hamilton Cartway, 93-5. SE9-1246. Discuss approved versus planted plantings and provide Commission guidance – Commission b. 2024 Meeting Dates and Deadlines for Review and Ratification – Cassandra West c. Minor Change to Plans – Bill Grafton d. Commissioner Slowek MACC Fundamental Training Completion – Bill Grafton e. Draft April 11, 2023 Meeting Minutes for Review & Ratification by Commissioners. f. Draft April 25, 2023 Meeting Minutes for Review & Ratification by Commissioners. g. Draft May 9, 2023 Meeting Minutes for Review & Ratification by Commissioners. 7. Request for Determination of Applicability a. None CONSERVATION COMMISSION Michael Tobin Chair Casey Chatelain Vice Chair COMMISSIONERS Bruce Evans Gary Kaser Kimberley Crocker Pearson Ron Slowek Steve McKenna STAFF Chris Miller, Natural Resources Director Bill Grafton, Conservation Administrator Cassandra West, Senior Department Assistant 8. Notices of Intent, Request for Amended Order of Conditions & Abbreviated Notice of Resource Area Delineation a. 104 Canoe Pond Drive, 24-60. Continued Public Hearing. SE9-1952. Continued to the 12/12/23 Commission Public Meeting. b. 83 Dune Road, 79-35. Whitcher. Continued Public Hearing. SE9-1960. Continued to the 12/12/23 Commission Public Meeting. c. 168 Highland Moors Drive, 115-38. Masi. New Public Hearing. Angelo and Pamela Masi propose the replacement of an existing deck and rinse station, construction of an addition and covered porch, installation of a subsurface drainage system, replacement of an existing septic system with a new Title V septic system and plantings within the buffer zone to coastal bank and bordering vegetated wetland. SE9-196X. 9. Request for Certificate of Compliance a. 34 Sea Meadow Lane, 37-98. Michael Dennis Properties. SE9-1829. b. 222 Slough Road, 11-19. BCT. SE9-1767. 10. Request for Extension to Order of Conditions a. 257 Crocker Lane, 69-4. Fields. SE9-1763. b. 91 Carver Road, 50-92. Pfannenstiehl & Bergstrom, Trustees. SE9-1672. c. Mariner’s Court, 90-160. Monaghan. SE9-1835. d. 0 Saints landing, 50-4. TOB DNR. SE9-1867. e. Crosby Landing, 38-10, 38-28. TOB DNR. SE9-1670. f. Spruce Hill Beach/Main Street, 102-17. TOB DNR. SE9-1669. g. Saints Landing/Robbins Hill Road, 50-4. TOB DNR. SE9-1668. h. Breakwater Road. 58-31. TOB DNR. SE9-1667. i. Point of Rocks Road, 79-24. TOB DNR. SE9-1666. j. Ellis Landing/0 Ellis Landing Road, 91-42 & 91-41. TOB DNR. SE9-1662. k. 38 Captain Baker Road, 72-19. Lammey. SE9-1712. Cont. to 12/12/23 Public Meeting. 11. Show Cause a. 2628 Main Street, 89-14 & 89-2. Continued - Brown. Continued to the 12/12/23 Commission Public Meeting. 12. Request for Minor Change to Plan a. None 13. Request for Administrative Review a. None 14. Stormwater Permit Application under Code of the Town of Brewster, Chapter 272 Stormwater Management Bylaw a. None. 15. Report of the Natural Resources Director a. Acknowledgment of Late Peter Wells b. Seasonal Hunting is Opening 16. Report of the Conservation Administrator a. None 17. Matters Not Reasonably Anticipated by the Conservation Commission Chairman 18. Questions from the Media 19. Next Meeting: December 12, 2023 20. Adjournment Date Submitted: Date Revised: Received by Town Clerk: 11/22/2023 CLARK ENGINEERING LLC 156 Crowell Road, Suite B Chatham, MA 02633 November 2, 2023 Brewster Conservation Commission 1657 Main Street Brewster, MA 02631 Re: Property located at 17 Hamilton Cartway SE 9-1246 Original Applicant: John T. Casale David A. Clark, P.E. Wendy M. Jones Phone: (508) 945-5454 Fax: (508) 945-5458 Dear Commissioners: On behalf of our client, enclosed please find the following: • Updated As Built Site Plan, dated November 2, 2023 • Photographs from 2005 during the construction phase of the project. The As Built Site Plan depicts the locations of the mitigation plantings as they existed in April of this year. Stormwater controls have been installed for roof runoff and the site is in a stable condition. Please feel free to contact my office if you should have any questions. Sincerely, Clark Engineering LLC David/A. Clark, David A. Clark, P.E. DAC/slh November 21, 2023 Conservation Commission Town of Brewster 1657 Main Street Brewster, MA 02631 Re:17 Hamilton Cartway – Order of Conditions MA DEP – SE 9-1246 Dear Brewster Conservation Commissioners: After meeting with Conservation Administrator, Bill Grafton, we developed a pathway to resolve the Special Conditions required in the Order of Conditions. In part, the drywells, plant species type and planting locations. To that end, working with the new owner of the property I have completed all requirements and planted the plants as shown on the Landscape As-Built Plan dated 11-02-2023 with the exception of the plants surviving three full growing seasons. Mr. Grafton suggested I meet with the Conservation Commission to explain the differences in plantings per the attached Planting Tables from 08-18-2004 and 11-02-2023. The Planting Table from 08-18-2004 has 95 plants and what I put in the ground on the Landscape Plan dated 11-02- 2023 has 91 plants. The changes are follows: 1.The three White Pine from the 08-18-2004 plan have been replaced with three Northern Red Oak. 2.One Highbush Blueberry was added per the 11-02-2023 Landscape As-Built Plan. 3.The Butterfly Milkweed was reduced to three plants. 4.The two Chokecherry trees from the 08-18-2004 plan have been replaced with two Black Tupelo trees. Mr. Grafton thought the substitutions were relatively equivalent, however, he could not approve them as this is the province of the Conservation Commission. I am respectfully requesting these be considered “de minimus” changes which can be captured on the 11-02-2023 As-Built Plan. All substitutions were selected from the approved list of native plants per the Conservation Commission web page. All plantings were planted in April of 2023 and my goal is to resolve this by requesting a final Certificate of Compliance in October of 2024 after the completion of three growing seasons. Should you have any questions please feel free to call or email. Thank you, John Casale (508) 714-9033 john.marjonllc@gmail.com Planting Table - Landscape Plan Dated 08-18-2004 Planting Table From As-Built Landscape Plan – 11-02-2023 Drywell – East side of house Drywell – East side of house Drywell – East side of house Drywell – East side of house Drywell – West side of house Drywell – West side of house Drywell – West side of house Drywell – West side of house ,'/ 91 048/7 ,; 6p Existing Well to be Retained for Irrigation NOTE: BENCHMARK: Top of L.C.B. Revegetation Area/Proposed Mitigation Planting: Elev. = 42.9 (NAD88) Shrubs shall be planted six (6) feet on center Remove exiting lawn within proposed planting beds and resurface with mulch Shrubs shall be indigenous to the site or included on the approved list of the Brewster Conservation Commission // / / // / / /I // / / /I /// /I / / / // / / / /I / / # Symbol Scientific Name Common Name Size 8 ��! Asclepias Tuberosa Butterfly Milkweed 2 gal 20 Llex Glabra Inkberry 2 gal 15 Aronia Arbutifolia Red Chokeberry 2 gal 18 ED Clethra Alnifolia Sweet Pepper Bush 2 gal 6 C3 Llex Verticillata Winterberry holly 2 gal 18 t!'' Vaccinium Corymbossum Highbush Blueberry 2 gal 2 G Prunus Virginia Chokecherry 2" cal. 3 Pinus Strobus White Pine 3" cal 5 Llex Opaca American Holly 2" cal TOTAL PLANTINGS = 95 �: 50' From Inland Wetland Z) , , , , ims•■mow •1000• 0 lP Fnd. -•aama•�jFi�ti. i , c - Proposed Cultec 180 for Storm water Runoff • (Typical) I • •••••• I '\ 100' from Inland Wet/and AREA CALCULATIONS Total Land Area between 50'-100' Buffer = 4,255 S.F. Proposed Dwelling W/Deck between 50'-100' Buffer = 1,914 S.F. Existing Dwelling between 50'-100' Buffer = —648 S.F. Total = 1,266 S.F. Mitigation Plantings: a.) 0'-50" Buffer = 1,408 S.F. b.) 50'-100' Buffer = 1,046 S.F. TOTAL = 2,454 S.F. Assessors' Map 47, Parcel 70 OWNER OF RECORD: John T. Casale Maureen Casale Deed Book 10973, Page 78 JOHN T. CASALE 17 Hamilton Cart way, Brewster, MA 02631 CLARK ENGINEERING LLC 156 Crowell Road Suite B, Chatham, MA. 02633 Tel.: (508) 945-5454; Fax.: (508) 945-5458 OUTERMOST LAND SURVEY, INC. 156 CroWell Road Suite B, Chatham, MA. 02633 Tel.: (508) 945-0705; Fax.: (508) 945-5458 LANDSCAPE PLAN Rev. # 1 2 Description of Revision revised planting list revised planting list Date 08-12-04 08-18-04 Date: 07-28-2004 1'— 10' Scale: Dra wing No.: Sheet No.: 1 of 1 0289010C Brewster, Mass. LOCUS PLAN Assessors' Map 47, Parcel 70 OWNER OF RECORD: John T. Casale and Maureen Casale Deed Book 10973, Page 78 6o BENCHMARK: Top of L.C.B. Elev. =42.9 (NAD88) 50' from Top of Bank li / o \� 2 2$9 ®2 ®2 .5 3 ®3 2® 20 26 OAK RED G 4 OAK EXISTING OAK Plant locations were located in the field by Clark Engineering Plant list, size and quantity provided by owner. Pi�N QUANT. Symbol Scientific Nome Common Name Size 1 3 © Lobelia cardinalis Butterfly Milkweed 2 gal 2 20 ?:. Hex glabra lnkberty 2 gal 3 15 ei Aronio arbutifolia Red Chokeberty 2 gal 4 18 0 Clethra aAlnifolia Sweet Pepper Bush 2 gal 5 6 0 ilex Vverticillata Winterberry holly 2 gal 6 19 Voccinium corymbossum Highbush Blueberry 2 gal 2 Nyssa sylvatica Black Tupelo 2" col. 3 Quercus rubra Northern Red Oak 3" col 9 5 Ilex opaca American Holly 2" cal TOTAL PLANTINGS = 91 4 5 IP Fnd. 2`'' 5 5. ' 3 P BLACK z �' TUPELO 21 3 y) 3. 4 / EXISTING LOCUST 100' from Top of Bank 0 c.) 2 ‘k OF M,4 DAVID A. CLARK CIVIL No. 41725 5 5 5 4 I BLACK TUPELO 1y� l-4 A�a�cismito `�IONA �'\� Existing IVlitigation Plantings (Typ) Exis tin g Cultec Infiltration \\\, Chambers (Typ) O PARCEL 1 Area=16, 742 S.F.± or 0.384 Ac.± 0 0 go ) PARCEL 2 00 cly co Area=11,378 S.F.± or 0.261 Ac..f PO CB Rid. / / rto a�11� 0.12 0 30 'moo S87, 66: a� �► 60 90 q) 6 Date: 11-02-2023 Scale: 1" = 30' Drawing No.: 0289010H Sheet No.: 1 of Cassandra West Senior Department Assistant November 22, 2023 To the Conservation Commission Town of Brewster, MA I respectfully submit for your review and ratification, the Conservation Commission Meeting Dates and Submittal Deadlines for 2024. Please note the exception of the final meeting, for which I present three optional dates for the Commission to discuss and decide on during the Public Meeting on November 28, 2023: Tuesday, December 17th Thursday, December 19th Thursday, December 26th After reviewing the associated timelines for submittal and processing for all three dates, it is my suggestion that the Commission consider Thursday, December 19th for the final Meeting in 2024. Respectfully, Cassandra West Senior Department Assistant Town of Brewster Department of Natural Resources 1657 Main St., Brewster, MA 02631 (508) 896-4546 Conservation Commission 2024 Meetings Dates and Submittal Deadlines MEETING DATE TIME LOCATION APPLICATION SUBMISSION DUE: 12 PM ADDITIONAL MATERIALS DUE: 12 PM January 9, 2024 6:00 PM Town Hall: 2198 Main St December 21, 2023 January 2, 2024 January 23, 2024 6:00 PM Town Hall: 2198 Main St January 4, 2024 January 16, 2024 February 13, 2024 6:00 PM Town Hall: 2198 Main St January 25, 2024 February 6, 2024 February 27, 2024 6:00 PM Town Hall: 2198 Main St February 8, 2024 February 20, 2024 March 12, 2024 6:00 PM Town Hall: 2198 Main St February 22, 2024 March 5, 2024 March 26, 2024 6:00 PM Town Hall: 2198 Main St March 7, 2024 March 19, 2024 April 9, 2024 6:00 PM Town Hall: 2198 Main St March 21, 2024 April 2, 2024 April 23, 2024 6:00 PM Town Hall: 2198 Main St April 4, 2024 April 16, 2024 May 14, 2024 6:00 PM Town Hall: 2198 Main St April 25, 2024 May 7, 2024 May 28, 2024 6:00 PM Town Hall: 2198 Main St May 9, 2024 May 21, 2024 June 11, 2024 6:00 PM Town Hall: 2198 Main St May 23, 2024 June 4, 2024 June 25, 2024 6:00 PM Town Hall: 2198 Main St June 6, 2024 June 17, 2024 July 9, 2024 6:00 PM Town Hall: 2198 Main St June 20, 2024 July 2, 2024 July 23, 2024 6:00 PM Town Hall: 2198 Main St July 3, 2024 July 16, 2024 August 13, 2024 6:00 PM Town Hall: 2198 Main St July 25, 2024 August 6, 2024 August 27, 2024 6:00 PM Town Hall: 2198 Main St August 8, 2024 August 20, 2024 September 10, 2024 6:00 PM Town Hall: 2198 Main St August 22, 2024 September 3, 2024 September 24, 2024 6:00 PM Town Hall: 2198 Main St September 5, 2024 September 17, 2024 October 8, 2024 6:00 PM Town Hall: 2198 Main St September 19, 2024 October 1, 2024 October 22, 2024 6:00 PM Town Hall: 2198 Main St October 3, 2024 October 15, 2024 November 12, 2024 6:00 PM Town Hall: 2198 Main St October 24, 2024 November 5, 2024 November 26, 2024 6:00 PM Town Hall: 2198 Main St November 7, 2024 November 19, 2024 December 10, 2024 6:00 PM Town Hall: 2198 Main St November 21, 2024 December 3, 2024 TBD 6:00 PM Town Hall: 2198 Main St TBD TBD Page 1 of 6 Conservation Commission Meeting Minutes – April 11 2023 Town of Brewster Conservation Commission 1657 Main St., Brewster, MA 02631 conservation@brewster-ma.gov (508) 896-4546 MEETING MINUTES April 11, 2023 6:00 PM Conservation Commission Michael Tobin Chairman Casey Chatelain Vice Chairperson Commissioners Bruce Evans Gary Kaser Kimberley Crocker Pearson Ron Slowek Steve McKenna Staff Chris Miller, Natural Resources Director Bill Grafton, Conservation Administrator Andreana Sideris, Assistant to Natural Resources Director and Conservation Administrator Commissioners Present: Chair Michael Tobin (MT), Vice Chair Casey Chatelain (CC), Bruce Evans (BE), Kimberly Crocker Pearson (KP), Ron Slowek (RS) Commissioners Absent: Gary Kaser (GK), Steve McKenna (SM) Staff Present: Bill Grafton (BG), Chris Miller (CM), Andreana Sideris (AS) 1. Call to Order 2. Declaration of a Quorum 3. Meeting Participation Statement 4. Recoding Statement 5. Public Comment / Citizens’ Forum Glenn Casey (GC), 288 Fletcher Lane, speaks regarding the Millstone affordable housing project on a nearby 16.6 acre parcel of land that he states would involve extensive clear- cutting of “some of the oldest trees on the Cape.” He is also concerned the property may include NHESP priority habitat and states that abutters have identified box turtles, bog turtles, and short-eared owls in the area. GC lists several other concerns with the project and would like the Commission to look into the potential environmental impacts. Bill Grafton (BG) notes that NHESP bases its classifications on habitat and identification/observation of rare species. If a Notice of Intent is filed for the project, the project would be referred as appropriate to NHESP. 6. Discussion 6a. Foster Road paving & storm drain project – Exemption under Ch. 172-3 (A)-Griffin Ryder DPW Director Griffin Ryder (GR) present to discuss pending repaving and drainage upgrades on Foster Road, which is an extension of work on Breakwater Road discussed with the Commission in November. He has been in touch with Bill Grafton (BG) regarding nearby resource areas including wetland and coastal bank buffer zones. All work on Foster will be in the existing footprint and there will be no expansion of the road. Some work has commenced, including the installation of drainage infrastructure in the buffer near Main and Foster, as well as at two locations outside Commission jurisdiction. Pending milling and repaving work near the intersection with Point of Rocks Road is also in a buffer zone but within the roadway footprint. They are willing to shorten the work area slightly if needed to protect the dune. Bruce Evans (BE) notes that the work is in a previously disturbed roadway and qualifies for the exemption for road work under Chapter 172, and suggests that BG be authorized to administratively confirm such exemptions going forward. BG concurs, noting he would bring any “gray area” projects before the Commission to review. Bruce Evans (BE) moves to approve the Foster Road paving and drainage upgrade project as an exemption under Chapter 172-3(A). Kim Pearson (KP) second. Approved 5-0-0. Page 2 of 6 Conservation Commission Meeting Minutes – April 11 2023 Bruce Evans (BE) moves to authorize the Conservation Administrator to determine exemptions under Ch. 172 and 310 CMR 10.0 where applicable, referring any discrepancies or Town requirements to the Commission for final determination. Kim Pearson (KP) second. Approved 5-0-0. 6b. Extension Order of Conditions and Tolling Provisions Associated with the COVID-19 Emergency Declaration – Bill Grafton & Town Counsel Bill Grafton (BG) reviews a guidance document from MassDEP with respect to permit expiration date tolling due to the COVID-19 emergency declaration, noting that the tolling provisions of 462 days associated with the COVID-19 Emergency Declaration is rapidly closing. The last eligible permitting date for projects eligible for the tolling was March 9, 2020 expiring March 9, 2023 with a tolled expiration date of June 13, 2024. BG has noticed some confusion among applicants regarding the actual expiration date of their permit, and some have allowed their permits to expire. In addition, some applicants have not recorded their open Orders of Conditions, Amended Order of Conditions, Extended Order of Conditions and Certificate of Compliance at the Registry of Deeds as required; DNR staff is willing to assist, but these tasks are ultimately the responsibility of applicants and their consultants. 7. Request for Determination of Applicability 7a. 65 Williams Drive, 67-79 (16-98) After-the-Fact RDA #23-03. John Kyne requests determination as to whether the area and work depicted on the plan – relocation of an existing shed – are subject to the Wetlands Protection Act and jurisdiction of the BWP Bylaw. Paul Shea (PS), Independent Environmental Consultants, present for applicant, who initially placed a shed inside a 50 ft wetland buffer about 20 ft from the wetland and would like to move it to a location outside the 50 ft buffer, about 85 feet from the wetland. The concrete pilings in the present location will be removed and the area filled in with native soil or equivalent. A wide-tracked vehicle will be used to relocate the shed. The project came to the attention of the Conservation Administrator through a building permit review. Bill Grafton (BG), Andreana Sideris (AS), and Michael Tobin (MT) visited the property and have no issues. BG recommends that a waiver be granted as to the requirement that the site plan bear a RPE or PLS stamp. Bruce Evans (BE) moves to issue a Positive Determination No. 5 for the Bylaw and a Negative Determination No. 3 for the work in the buffer zone. Kim Pearson (KP) second. Approved 5-0-0. Bruce Evans (BE) moves to approve the waiver for the site plan preparation by a RPE or PLS submittal requirement. Kim Pearson (KP) second. Approved 5-0-0. 8. Notices of Intent 8a. 216 Mitchell Lane, 115-49 (11-1-5). New Public Hearing. Stephen and Sarah Barkhuff propose the construction of a stairway and a foot path as well as vegetation management and vista pruning within land subject to coastal storm flowage, riverfront, isolated vegetated Page 3 of 6 Conservation Commission Meeting Minutes – April 11 2023 wetland, and buffer zone to bordering vegetated wetland, isolated vegetated wetland, land subject to coastal storm flowage, inland bank, and salt marsh. Bill Grafton (BG) visited the site and noted issues with the delineation; applicant has requested a continuation so these can be addressed. Bruce Evans (BE) moves to continue to the May 9, 2023 Commission Public Meeting as per the applicant’s request. Kim Pearson (KP) second. Approved 5-0-0. Commissioner Casey Chatelain (CC) recuses from the discussion and vote. 8b. 560 Crowells Bog Road, 72-34 (41-9-4). New Public Hearing. Michael and Erica Haidas propose the replacement and reconfiguration of a deck with spa and landing reconstruction within buffer zone to inland bank. John O’Reilly (JO), J.M. O’Reilly & Associates, present along with applicant Michael Haidas, who wishes to remove an existing deck and portion of an existing patio, and construct a new deck and spa slightly further from the pond. The project will result in a 4 square feet reduction in impervious coverage. The deck will use some of the existing footings as well as diamond piers. The Commissioners have no issues, as all work is outside the 50 foot buffer. Bill Grafton (BG) likewise has no issues and recommends approval. Bruce Evans (BE) moves to close the public hearing and issue Order of Conditions with Special Conditions typical for ancillary structures constructed beyond the 50-foot setback. Ron Slowek (RS) second. Approved 4-0-0. Commissioner Casey Chatelain rejoins the meeting. Commissioner Ron Slowek recuses from the discussion and vote. 8c. 101 Tubman Road, 47-28 (24-37) SE9-1948. Continued Public Hearing. Alexa Hope proposes vegetation management activities as well as the installation of a berm, grass footpaths, hoop houses, existing stone drainage extension, and after-the-fact approval of a shed within buffer zone to bordering vegetated wetland. Paul Shea (PS) of Independent Environmental Consultants, representing applicant, notes that project engineer Asa Mintz (AM) has revised the site plan to denote removal of the shed, proposed berm, and all plantings from the 50 foot buffer. The berm has been relocated to the 50 ft buffer line, and sweet pepperbush and azaleas will be planted on top to demarcate the line in the field. They are also proposing to plant high bush blueberry and sweet pepperbush in the footprint of an existing pathway, between wetland flags A8 and A9, and construct a small stone wall about 80 feet from the wetland. No permanent irrigation structures are proposed. A planting list with common and scientific names has been added to the site plan. Kim Pearson (KP) suggests that applicant consult with a horticulturalist, as some of the proposed species could potentially outgrow the others. Michael Tobin (MT) appreciates PS’s responsiveness to the Commission’s feedback. MT is okay with the pepperbush and azaleas acting as the “markers” of the 50 feet buffer line as long as they are easy to identify. Casey Chatelain (CC) adds that the site Page 4 of 6 Conservation Commission Meeting Minutes – April 11 2023 plan states the berm will act as the “marker” of the buffer line, so it is in the record. The matter is continued to allow for the drafting of the special conditions of approval. Bruce Evans (BE) moves to close the public hearing and continue to April 25, 2023 to allow the Conservation Administrator time to prepare the Special Conditions for the Commission’s review. CC second. Approved 4-0-0. Commissioner Ron Slowek rejoins the meeting. 8d. 56 Underpass Realty Trust, 56 Underpass Road, 78-116 (26-6) proposes to remodel and expand the existing veterinary hospital and parking area, install stormwater improvements and restore native vegetation within 50 and 100 feet of inland wetlands. The applicant has requested a continuation to the May 9, 2023 BCC public meeting. Bruce Evans (BE) moves to continue the hearing to May 9 2023 as per the applicant’s request. Kim Pearson (KP) second. Approved 5-0-0. 11. Show Cause 11a. Continued - Brown, 2628 Main Street, 89-14 (15-113-2) Cutting and clearing of vegetation within 25 feet of inland wetlands as well as the placement of fill on and within 100 feet of inland wetlands. David Schlessinger (DS) present for property owner Stephan Brown (SB). Bill Grafton (BG) indicates he will review the wetland flags in the field and provide feedback to applicant’s wetland scientist Brad Holmes (BH), ECR, and Matt Creighton (MC), BSC Group. DS notes that SB is interested in harvesting some of the native species identified as possible mitigation for the proposed herb shop. Kim Pearson (KP) notes any such harvesting would have to be sustainably done. Casey Chatelain (CC) wants any plants to be harvested to be located outside the 0 to 50 ft buffer so there is no foot traffic inside the 50. DS would also like to devise an Operations and Maintenance plan as soon as possible so they know what can and can’t be done on the property. Bruce Evans (BE) moves to continue the enforcement order discussion for Brown at 2628 Main Stret to the April 25, 2023 Commission Public Meeting to allow time for the Conservation Administrator to review the delineated resource areas and provide feedback to BSC Group and ECR to revise the existing conditions plan, the wetland delineation and restoration plan in preparation for Commission ratification. Kim Pearson (KP) second. Approved 5-0-0. 11b. Continued - Karam, 330 Main Street, 15-20 (21-30-19), construction of addition, retaining walls and patios, vegetation clearing within 50 and 100 feet of inland wetlands. Town Treasurer Lisa Vitale advised Bill Grafton (BG) that a $12,370 bank check for mitigation plantings and reporting was deposited on March 29, 2023 and will clear on April 12, 2023. BG will advise Town Counsel once the check has cleared, and reach out to the new property owners regarding the plantings. Page 5 of 6 Conservation Commission Meeting Minutes – April 11 2023 Bruce Evans (BE) moves to continue the show cause hearing for Karam at 330 Main Street to the April 25, 2023 Commission Public Meeting. Kim Pearson (KP) second. Approved 5-0-0. 12. Request for Minor Change to Plan 12a. 33 Ocean Edge Drive 90-160-E1326 (14-1-33) SE9-1945. Suzanne Early. Add decking to fill in open deck area adjacent to house and size reduction to the approved deck John O’Reilly (JO), J.M. O’Reilly & Associates, present for applicant. An Order of Conditions was previously issued for a deck reconstruction project; applicant now wishes to add decking to an area near the house and remove it in other areas so the impervious coverage remains the same. Bill Grafton (BG) confirms there is no increase in coverage and recommends approval. Bruce Evans (BE) moves to approve the minor change to plan for Suzanne Early, at 33 Oceans Edge Drive, for the modification of an approved deck under SE9-1945 and site plan revised March 13, 2023 prepared by J.M. O'Reilly & Associates, Inc. signed and stamped by John O'Reilly PLS & RPE, depicting the limit of work. Casey Chatelain (CC) second. Approved 5-0-0. 12b. 78 Old Red Top Road 12-72 (38-116) SE9-1546. Susan Kaukas. Add enclosure to porch, removal of several large trees/replacement trees & mitigation plantings relocation. John O’Reilly (JO), J.M. O’Reilly & Associates, present for applicant, who wishes to relocate the planting area from over the septic system to locations denoted in the revised site plan; the same number of plantings is proposed. They also wish to cut several trees and will plant an Eastern Red Cedar for every tree removed. Bill Grafton (BG) has no issue with the activity as proposed. Bruce Evans (BE) moves to approve the minor change to plan as depicted on the site plan revised April 3, 2023 prepared by J.M. O'Reilly & Associates, Inc., signed and stamped by John O'Reilly PLS & RPE, depicting the limit of work and changes. Kim Pearson (KP) second. Approved 5-0-0. 13. Request for Administrative Review 13a. 145 Chapman Lane, 91-44 (8-1) Charles Frazier proposes vegetative management in coastal dune and riverfront. Bill Grafton (BG) and Andreana Sideris (AS) visited the site and observed that the proposed vegetative management includes the removal of tree trunks in addition to branches. BG notes the removal of the trunks in coastal dune and riverfront area require the filing of at least a Request for Determination of Applicability, but suggests that a Notice of Intent would be more appropriate given the potential alteration of the resource area and buffer zone. There was coastal stream alteration activity adjacent to the property previously that came before the Commission under enforcement. BG also notes that just one copy of the application was provided, and the filing fee was not paid. After a review of photos of the tree trunks and branches proposed to be removed, Michael Tobin (MT) suggests that a Notice of Intent should be required; the Commissioners concur. BG will notify property owner, who resides out of state. Page 6 of 6 Conservation Commission Meeting Minutes – April 11 2023 Bruce Evans (BE) moves to deny the Administrative Review for Charles Frazier, at 145 Chapman Lane, and require the submittal of a Notice of Intent. Casey Chatelain (CC) second. Approved 5-0-0. 15. Report of Natural Resources Director Chris Miller (CM) notes he is starting to see some activity in the Herring runs with the Spring weather. This is a busy time of year for yard maintenance, and the Commissioners should advise DNR staff if they see any activity that may require a permit. Kim Pearson (KP) asks for an update on the recent Red Flag brush fire status. CM notes that the recent dry and windy weather presents a fire hazard; there has been some fire management activity in the Punkhorn to try to mitigate the potential risk. 16. Report of the Conservation Administrator Nothing new to report. 19. Adjourn Bruce Evans (BE) moves to adjourn. Casey Chatelain (CC) second. Approved 5-0-0. Meeting adjourned at 7:00 PM. Page 1 of 5 Conservation Commission Meeting Minutes – April 25, 2023 Town of Brewster Conservation Commission 1657 Main St., Brewster, MA 02631 conservation@brewster-ma.gov (508) 896-4546 MEETING MINUTES April 25, 2023 6:00 PM Conservation Commission Michael Tobin Chair Casey Chatelain Vice Chair Commissioners Bruce Evans Gary Kaser Kimberley Crocker Pearson Ron Slowek Steve McKenna Staff Chris Miller, Natural Resources Director Bill Grafton, Conservation Administrator Andreana Sideris, Assistant to Natural Resources Director and Conservation Administrator Commissioners Present: Chair Michael Tobin (MT), Vice Chair Casey Chatelain (CC), Bruce Evans (BE), Gary Kaser (GK), Kimberly Crocker Pearson (KP), Ron Slowek (RS), Steve McKenna (SM) Commissioners Absent: None Staff Present: Bill Grafton (BG), Chris Miller (CM), Andreana Sideris (AS) 1.Call to Order 2.Declaration of a Quorum 3.Meeting Participation Statement 4.Recording Statement 5.Public Comment/ Citizens’ Forum 6.Discussion Commissioner Ron Slowek recuses from the discussion and vote. 6a. 101 Tubman Road, 47-28 (24-37). SE9-1948. Alexa Hope. Commission to discuss and finalize Order of Conditions. Bill Grafton & Commissioners Bill Grafton (BG) reviews the draft decision with the Commissioners, including which of the standard conditions are and are not applicable; resource area, which is bordering vegetated wetland buffer zone; and granting of a variance as to RPE stamp on the site plan. Bruce Evans (BE) suggests use of a backhoe or Bobcat would be acceptable if needed. Gary Kaser (GK) asks about requiring the use of an environmentally friendly hydraulic oil on machinery to be used close to the resource area. Michael Tobin (MT) notes there is unlikely to be machinery inside the 50 ft buffer but thinks this would be a good standard condition going forward. BG will add a condition requiring the use of biodegradable hydraulic fluid. Chris Miller (CM) suggests special conditions regarding no use of machinery inside the 50, clearly identifying the limit of work on the site plan, and timing of the mitigation plantings in relation to the start of work. CM also suggests that evidence that the Order of Conditions was recorded at the Registry of Deeds be provided at the pre- construction meeting; BG will revise accordingly and suggests that the language around certain standard conditions should be tightened up, including as to monitoring reports and as-built plans. Bruce Evans (BE) moves to accept the Special Conditions as edited and issue Order of Conditions/SE9-1948 for 101 Tubman Road. Kim Pearson (KP) second. Approved 6-0-0. Commissioner Ron Slowek rejoins the meeting. 6b. Commission to discuss administrative, implementation, and enforcement responsibility of Conservation Administrator as a Designated Agent for Stormwater Permit Applications under Code of the Town of Brewster, Chapter 272 Stormwater Management Bylaw. Page 2 of 5 Conservation Commission Meeting Minutes – April 25, 2023 Bill Grafton (BG) notes that the Town Planner and Building Commissioner have been given agent duties and powers with respect to enforcement and administration of the stormwater management bylaw, and requests that the Commission grant him the same duties, as this would streamline the processing of stormwater permits. BG reads the following delegation language into the record: The Town of Brewster Conservation Commission, Stormwater Authority under Sections 272-1 and 272-4 of the Town's Stormwater Management Bylaw (Chapter 272 of the Town of Brewster Code), in accordance with said Bylaw, hereby delegates its powers and duties of administration, implementation and enforcement to the Brewster Conservation Administrator and designates the Brewster Conservation Administrator as its authorized enforcement agent for purposes of Section 272-14 of said Bylaw. This delegation and designation shall remain in force and effect unless and until revoked or amended. Kim Pearson (KP) moves to approve the delegation of Ch. 272 duties and powers as per the delegation language read by the Conservation Administrator. Gary Kaser (GK) second. Approved 7-0-0. 8. Notices of Intent 8a. 216 Mitchell Lane, 115-49 (11-1-5). Continued Public Hearing. Stephen and Sarah Barkhuff propose the construction of a stairway and a foot path as well as vegetation management and vista pruning within land subject to coastal storm flowage, riverfront, isolated vegetated wetland, and buffer zone to bordering vegetated wetland, isolated vegetated wetland, land subject to coastal storm flowage, inland bank, and salt marsh. Bill Grafton (BG) notes that Andreana Sideris (AS) and he will be meeting with applicant’s qualified wetland scientist on Thursday to review the wetland delineation. Bruce Evans (BE) moves to continue to the May 9, 2023 Commission Public Meeting as per the applicant’s request. Ron Slowek (RS) second. Approved 7-0-0. 8b. 56 Underpass Realty Trust proposes to remodel and expand the existing veterinary hospital and parking area, install stormwater improvements and restore native vegetation within 50 and 100 feet of inland wetlands at 56 Underpass Road, 78/116 (26/6). The applicant has requested a continuation to the May 9, 2023 BCC public meeting. Bruce Evans (BE) moves to continue the hearing for 56 Underpass Road, SE9-1940, to the May 9, 2023 Commission Public Meeting as per the applicant’s request. Kim Pearson (KP) second. Approved 6-0-1, Gary Kaser (GK) having abstained. 9. Request for Certificate of Compliance 9a. 290 Foster Road, SE9-1790. 79-26 (6-9).William and Lynn Kargman, vegetation management and vista pruning. Applicant’s representative has asked for condition A19 in the Order of Conditions (OOC) to become an ongoing condition in the Certificate of Compliance (COC); however, Bill Grafton (BG) notes that the language in A19 does not reference an ongoing condition and thus an Ongoing Condition is not Page 3 of 5 Conservation Commission Meeting Minutes – April 25, 2023 permittable under this Certificate of Compliance process. BG also notes there is no evidence that a Tupelo tree was planted as required in Special Condition A35, and the OOC expiration date, including tolling, was January 23, 2023. BG will work with applicant to address these issues. Bruce Evans (BE) moves to continue the hearing for 290 Foster Road, SE9-1790, to the May 9, 2023 Commission Public Meeting as per applicant’s request. Gary Kaser (GK) second. Approved 7-0-0. 9b. 38 Captain Baker Road, SE9-1154. 72-19 (41-65). George and Karen Oliver, construction of single family home and revetment wall. Bill Grafton has reviewed the documentation and visited the property, and suggests issuance of the Certificate of Compliance. Ron Slowek (RS) moves to approve and issue a complete Certificate of Compliance for SE9-1154 at 38 Captain Baker. Steve McKenna (SM) second. Approved 7-0-0. 9c. 38 Captain Baker Road, SE9-1198. 72-19 (41-65). George and Karen Oliver, elevated stairway. Bill Grafton has reviewed the documentation and visited the property, and suggests issuance of the Certificate of Compliance. Kim Pearson (KP) moves to approve and issue a complete Certificate of Compliance for SE9-1154 at 38 Captain Baker. Ron Slowek (RS) second. Approved 7-0-0. 9d. 38 Captain Baker Road,SE9-1235. 72-19 (41-65). George and Karen Oliver, construction of dock. John O’Reilly (JO), J.M. O’Reilly & Associates, present for applicant. Bill Grafton (BG) observed unpermitted water and electrical lines under the stairway leading to the dock; these have been removed by property manager Ken Drushella (KD), but applicant additionally did not obtain a Chapter 91 license prior to the dock construction. Town Counsel Alex Weisheit (AW), in consultation with BG and Chris Miller (CM), suggested that the Commission approve but not issue the Certificate of Compliance (COC) until a recorded copy of the Chapter 91 license is provided. Applicant has provided written authorization for the Commission to delay issuance of the COC until 21 days after the recorded license has been provided. JO advises that the Chapter 91 license has been submitted and is currently in the comment period; buyer is aware of the pending license. BG suggests an April 30, 2024 deadline for submittal of the recorded license to the Department. Michael Tobin (MT) advises JO to request an extension if the license is not issued by then. Ron Slowek (RS) asks about the water and electric line removal. BG indicates these consisted of an extension cord and hose, and photographic evidence of their removal was provided; no trenching or other infrastructure was observed. Kim Pearson (KP) moves to accept George Oliver’s letter dated April 25, 2023 waiving the 21-day issuance requirement until after the recorded Ch. 91 is submitted to the Conservation Administrator. Gary Kaser (GK) second. Approved 7-0-0. Page 4 of 5 Conservation Commission Meeting Minutes – April 25, 2023 Kim Pearson (KP) moves to approve a Complete COC with a cover letter from the Conservation Administrator including comments that George Oliver’s April 25, 2023 letter applies and exceeding the April 30, 2024 deadline for submittal shall lead to the Commission requiring a new Notice of Intent for the seasonal dock deployment. Gary Kaser (GK) second. Approved 7-0-0. 10. Request for Extension Order of Conditions 10a. SE9-1820. 57-5 (17-1). Cobbs Pond Condominium Association, vegetation management and vista pruning. Bill Grafton (BG) notes that this Order of Conditions expires on June 25, 2023 after tolling, and suggests issuance of a three year extension. Bruce Evans (BE) moves to approve an Extension Order of Conditions for Cobbs Pond Condominium Association, SE9-1820, to June 25, 2026. Gary Kaser (GK) second. Approved 7-0-0. 11. Show Cause 11a. Continued - Brown, 2628 Main Street, 89-14 (15-113-2) Cutting and clearing of vegetation within 25 feet of inland wetlands as well as the placement of fill on and within 100 feet of inland wetlands. Attorney Christopher Senie (CS), representing property owner Stephan Brown (SB), states he met today with Bill Grafton (BG), Chris Miller (CM), and Town Counsel (TC) on a new agreement that would address the violations on the property. BG adds that all parties are working well together; BG recently reviewed the A series wetlands, as well as wetland flags B1-B30 and C4-C14, and will review the D and remaining B and C flags soon. The areas he reviewed today are the ones that will most likely require soil sampling to confirm, but the flags generally appear to be accurate. The removal of fill by flags A1-A7 could help with flooding issues and be a worthwhile part of the mitigation. CS and TC are working on a sequence for the eventual dissolution of the enforcement orders. Michael Tobin (MT) asks about the timeline for final approval of an agreement. BG notes that other departments are looking at end of June; he is trying for earlier but there are many consultants and moving parts involved. Ron Slowek (RS) would like to see the property again before approving a final plan; BG concurs and would like to review the plan with the Commissioners in greater detail. Gary Kaser (GK) asks about the purpose of the soil testing. BG indicates this is an opportunity to get the wetland line definitively delineated with relatively few soil borings. GK agrees in principle but asks how far back BG intends to go; BG will look to take representative samples in the C4-14 and B19-25 areas; the fact that these areas are disturbed makes them subject to possible restoration for any unpermitted filling after the passage of the WPA in 1972. MT notes that the borings will help establish where the wetlands actually are, which in turn will guide the restoration plan. CM notes that good progress has been made in recent months, and BG’s review of the wetland flags is an integral part of finalizing the restoration plan. Once this is done, SB’s consultants will need time to do the work. MT agrees the matter has been moving forward but there are still multiple steps ahead. Page 5 of 5 Conservation Commission Meeting Minutes – April 25, 2023 Attorney T. J. Hurrie (TH), representing abutter Michael Jardus (MJ), asks BG if he has been able to establish whether parts of the property lie in Riverfront; BG indicates there is Riverfront, both inner and outer riparian, on the property; this is noted on the latest site plan, and BG will work with applicant’s consultants on the exact extent. Bruce Evans (BE) moves to continue the enforcement order discussion for Brown at 2628 Main Street to the May 23, 2023 Commission Public Meeting. Gary Kaser (GK) second. Approved 7-0-0. 11b. Continued - Karam, 330 Main Street, 15-20 (21-30-19), construction of addition, retaining walls and patios, vegetation clearing within 50 and 100 feet of inland wetlands. Bill Grafton (BG) advises that the $12,370 bank check for mitigation plantings and reporting has cleared, and Town Counsel is working to close out the Court order. BG conducted a preconstruction meeting at the property with David Karam, new property owner Laura Fischman, realtor Mina O’Keefe, abutters Laura and David Poltrock, and Charles Wentz, Ponderosa Landscaping, who will begin the plantings during the Spring planting season. Therefore, BG suggests that the Enforcement Order be dissolved. Bruce Evans (BE) moves to approve the dissolution of the Enforcement Orders associated with 330 Main Street and direct the Conservation Administrator to prepare and issue the dissolution letter. Kim Pearson (KP) second. Approved 7-0-0. 13. Request for Administrative Review 13a. 203 Leland Road, #23-06. 33-5 (36-119). Daniel Stevens, hazard tree in buffer zone. Applicant contacted the Conservation Office regarding removal of the tree on his property, which was overhanging a walking path maintained by the Homeowners’ Association. Applicant’s arborist confirmed the tree posed an imminent hazard, and BG and CM authorized applicant to remove the tree and file for after-the-fact administrative approval. After removal, the arborist advised the tree had been severely infested by insects. Kim Pearson (KP) moves to approve the After-The-Fact Administrative Review for the removal of hazard tree located in the 100-foot buffer zone. Gary Kaser (GK) second. Approved 7-0-0. 15. Report of Natural Resources Director Chris Miller notes that the herring runs remain active. 16. Report of the Conservation Administrator Bill Grafton would like to work with Chris Miller, coastal geologist Greg Berman, CZM staff, and other professionals to refine the standard conditions of approval for coastal stabilization projects and their annual monitoring; participation and feedback from the Commissioners is welcome. 19. Adjourn Bruce Evans moves to adjourn. Kim Pearson second. Approved 7-0-0. Meeting adjourned at 6:53 PM. Page 1 of 5 Conservation Commission Meeting Minutes – May 9, 2023 Town of Brewster Conservation Commission 1657 Main St., Brewster, MA 02631 conservation@brewster-ma.gov (508) 896-4546 MEETING MINUTES May 9, 2023 6:00 PM Conservation Commission Michael Tobin Chair Casey Chatelain Vice Chair Commissioners Bruce Evans Gary Kaser Kimberley Crocker Pearson Ron Slowek Steve McKenna Staff Chris Miller, Natural Resources Director Bill Grafton, Conservation Administrator Andreana Sideris, Assistant to Natural Resources Director and Conservation Administrator Commissioners Present: Chair Michael Tobin (MT), Bruce Evans (BE), Gary Kaser (GK), Kimberly Crocker Pearson (KP), Ron Slowek (RS), Steve McKenna (SM) Commissioners Absent: Casey Chatelain (CC) Staff Present: Bill Grafton (BG), Chris Miller (CM) 1. Call to Order 2. Declaration of a Quorum 3. Meeting Participation Statement 4. Recording Statement 5. Public Comment/ Citizens’ Forum 6. Discussion 6a. Ratification of Conservation Administrator Responsibility Delegation under Ch. 272 Stormwater Management Bylaw Bill Grafton (BG) reviewed the Commission discussion on April 25, 2023 regarding delegating enforcement and administration responsibilities under Ch. 272 Stormwater Management Bylaw when the Commission is the Authorizing Authority. The Commissioners signed the delegation form approving enforcement and administration responsibility of the Chapter 272 Stormwater Management Bylaw to the Conservation Administrator in keeping with the discussion at the April 25 meeting. 6b. Minor Change to Plan criteria and protocols All present discuss revisions to Minor Change to Plan (MCP) to address issues observed by Bill Grafton (BG) and Chris Miller (CM). BG notes that unlike other filings, MCP hearings do not require abutter notification or public comment, and the permits do not have to be recorded at the Registry. This makes tracking the changes and homeowner compliance difficult. BG notes that six minor changes to an Order of Conditions issued in 2018 appear to have been approved for a property on The Tides Court. This is makes it difficult to determine if the project is the same as originally approved, if the cumulative changes would require mitigation and disrupts the plan control process. Recently, representatives for a Homeowners Association inquired about a change at an adjacent Homeowners Association property from a bike rack to shed/kayak rack that had been approved as a MCP without their being given notification or a chance to comment. BG suggests that a Request for Amended Order of Conditions may be a more appropriate permitting vehicle for some of the more extensive change requests CM hand he ave been seeing. Bruce Evans (BE) agrees he has seen some MCP requests for changes he didn’t think were minor. BE believes that there should be a trigger for minor activities. Michael Tobin (MT) agrees with BG and suggests that a checklist with specific criteria may be helpful. Steve McKenna (SM) notes that in the past, minor changes were approved or referred for formal permitting at the discretion of the Conservation Administrator - “if it requires a bigger discussion, it’s probably not a minor modification.” BG would Page 2 of 5 Conservation Commission Meeting Minutes – May 9, 2023 like to establish a working group of Commissioners to better define MCP criteria and procedures, which could then be presented to the full Commission for approval. 7. Request for Determination of Applicability 7a. 0 Standish Way, 69-17 &69-19 (5-3 & 5-4) RDA #23-04. Pilgrim Pines Association requests determination as to whether the area and work depicted on the plan – path maintenance and seasonal installation of Mobi mats – are subject to the Wetlands Protection Act and jurisdiction of the BWP Bylaw. Dianne Carlson (DC) and John Leaning (JL) present for the Pilgrim Pines Association. DC states the Association has been clearing wind-blown sand, using shovels, from their pathway to the beach based on a verbal authorization from previous Conservation Administrator Aguilar. This year, a significant amount of sand has drifted onto the pathway, and they would like to use a dingo or equivalent to push the sand back onto the beach. Once this is done, they would like to install Mobi mats to assist with navigation during the summer season; the mats would only cover sand and not vegetation. Bill Grafton (BG) suggests a special condition requiring that the mats be removed by a certain date. KP notes that the pathway is 8 feet wide according to the site plan, and questions whether it should be narrower. JL indicates the path was originally blazed that wide to accommodate vehicles and trailers, but it is now pedestrian-only; DC adds they are not seeking to widen the path. Ron Slowek (RS) has visited the site and notes the path width varies at different points. Chris Miller (CM) thinks the path needs to be wider in some of the gully areas to prevent it from filling in. BG notes there is significant dune accretion in the area, and agrees that a dingo or equivalent will be needed to clear the path. BG suggests the Association consider installing snow fencing to define the path and encourage accretion on the dune. Plantings could also help prevent drifting, and BG recommends a special condition giving the Association this option without the need for annual monitoring. Chris Miller (CM) suggests that snow fencing also be placed at the mouth of the trail on the ocean side to trap the sand on the beach. Steve McKenna (SM) notes this technique is very effective on other area beaches; DC and JL concur, and JL asks CM to visit the site to advise on placement of the fencing. Bruce Evans (BE) moves to approve the project at 0 Standish Way with a Positive 5 Determination for the Bylaw, a Negative 5 Determination for conformance with 310 CMR 10.28(5)(a thru c) and Negative 2 Determination with Special Conditions approving hand powered tools such as a dingo or equivalent with no fueling in the coastal dune or buffer zone to coastal dune, the option to install snow fence along the boundaries of the footpath and the option to plant native coastal plants with guidance from the Conservation Administrator. Gary Kaser second. Approved 6-0-0. 8. Notices of Intent 8a. 216 Mitchell Lane, 115-49 (11-1-5). Continued Public Hearing. Stephen and Sarah Barkhuff propose the construction of a stairway and a foot path as well as vegetation management and vista pruning within land subject to coastal storm flowage, riverfront, isolated vegetated Page 3 of 5 Conservation Commission Meeting Minutes – May 9, 2023 wetland, and buffer zone to bordering vegetated wetland, isolated vegetated wetland, land subject to coastal storm flowage, inland bank, and salt marsh. Applicant’s representative has requested a continuation to the June 13, 2023 BCC public meeting to address issues raised by Bill Grafton (BG) at a site visit to review the delineation. Steve McKenna (SM) moves to continue the hearing to the June 13, 2023 Commission Public Meeting as per the applicant’s request to respond to the request for additional information. Bruce Evans second. Approved 6-0-0. Commissioner Gary Kaser recuses from the discussion and vote. 8b. 56 Underpass Realty Trust proposes to remodel and expand the existing veterinary hospital and parking area, install stormwater improvements and restore native vegetation within 50 and 100 feet of inland wetlands at 56 Underpass Road, 78/116 (26/6). Applicant has requested a continuation to the May 23, 2023 BCC public meeting. Kim Pearson moves to continue the hearing for 56 Underpass Road, SE9-1940, to the May 23, 2023 Commission Public Meeting as per the applicant’s request. Bruce Evans second. Approved 5-0-0. Commissioner Gary Kaser returns to the meeting. 9. Request for Certificate of Compliance 9a. 290 Foster Road, SE9-1790. 79-26 (6-9).William and Lynn Kargman, vegetation management and vista pruning. Bill Grafton (BG) has been in touch with Catherine Ricks (CR) of Coastal Engineering regarding the issues noted at the previous hearing, including the need for evidence that a Tupelo tree was planted as required in Special Condition A33. BG also suggests the “as managed/as planted” plan and monitoring reports provided are insufficient with respect to the planting implementation and survival, which make it difficult to assess planting success, and suggests these should be prepared by a qualified wetland scientist separate and apart from the reports provided by CR for the coastal stabilization piece. CR would like to permit the Tupelo planting, if needed, under a Request for Determination of Applicability but BG recommends that it be permitted under a new Notice of Intent (NOI) or an Enforcement Order (EO) given the tree’s location inside the 50 foot buffer. If the Commission opts for a NOI, BG recommends it contain specific timelines for planting and involve (3) three years of annual monitoring, and that the conditions in general be more specific with regards to the requirements for monitoring reports. Michael Tobin (MT) asks if they could extend the Order of Conditions (OOC) and then plant the tree? BG notes that the OOC expiration date, including tolling, was January 23, 2023 so the permit is expired. Steve McKenna (SM) prefers that the tree be permitted through an EO; BG agrees the EO would be a more efficient way for resolution. MT would like to speak directly with applicant and/or their representative to obtain additional information; BG will advise. Kim Pearson moves to continue the hearing for 290 Foster Road, SE9-1790, to the May 23, 2023 Commission Public Meeting. Steve McKenna second. Approved 6-0-0. Page 4 of 5 Conservation Commission Meeting Minutes – May 9, 2023 10. Request for Extension Order of Conditions 10a. 154 The Channel Way, SE9-1822. 58-71 (4-27-2). George and Karen Snyder, reconstruction of dwelling and garage. Bill Grafton (BG) notes that the current Order of Conditions (OOC) expires June 17, 2023 with tolling applied. A Minor Change to Plan for several changes was approved in July of 2019. BG also notes the OOC requires mitigation plantings with annual monitoring reports, but no reports have been received. BG will follow up regarding these, and recommends granting a one-year extension. Steve McKenna moves to grant a one-year extension to the order of conditions for SE9-1822 at 154 The Channel Way to June 17, 2024. Bruce Evans second. Approved 6-0-0. 10b. 67 Carver Road, SE9-1736. 50-43 (3-20). Susan N. Rice, Trustee, Elizabeth W.J. Rice Cottage Nominee Trust, vista pruning. Bill Grafton (BG) notes that a monitoring report has been received for 2021 but not 2022; he will follow up regarding the three-year reporting requirement, and recommends granting a three-year extension. Steve McKenna moves to grant a three-year extension to the order of conditions for SE9-1736 at 67 Carver Road, to May 9, 2026. Kim Pearson second. Approved 6-0-0. 11. Show Cause 11a. Brown, 2628 Main Street, 89-14 (15-113-2) Cutting and clearing of vegetation within 25 feet of inland wetlands as well as the placement of fill on and within 100 feet of inland wetlands. Continued. Bill Grafton (BG) has been in touch with Town Counsel (TC) and property owner’s attorney Chris Senie (CS), who are awaiting a punchlist. BG is developing in concert with applicant’s consultants; they will use this to craft a framework for resolution of the violations on the property and dissolution of the enforcement orders. In the shorter term, TC and CS are working on a stipulation granting 45 day relief from the provisions of the Court order; BG has suggested a 60 day relief window, as this would accommodate four Commission meetings to resolve any issues. CS has advised the property is for sale, but states the team of consultants will remain and will continue to work with the Town. The matter is continued to May 23 as per the discussion at the April 25 meeting. Bruce Evans (BE) moves to continue the show cause hearing for Brown at 2628 Main Stret to the May 23, 2023 Commission Public Meeting. Gary Kaser (GK) second. Approved 6-0-0. 13. Request for Administrative Review 13a. 42 Konohassett Cartway, #23-07. 72-25 (41-11) Diana Carty, removal of one dead tree as well as selective pruning of eight trees. Page 5 of 5 Conservation Commission Meeting Minutes – May 9, 2023 Applicant wishes to remove a dead pine tree at the back corner of the house within the 50-100 foot setback and also pruning of eight other trees in the 0 to 50 buffer to Long Pond. Chris Miller (CM) notes that, although the dead tree removal is typically approvable administratively, the purpose of the pruning is unclear from the paperwork and may simply be to improve the vista, which is typically permitted through a Request for Determination of Applicability or Notice of Intent. Michael Tobin (MT) suggests approving the dead pine tree removal now but requiring a higher-level permit for the pruning. Bruce Evens (BE) moves to approve the administrative review for removal of the hazard tree located in the buffer zone and nothing else. Gary Kaser (GK) second. Approved 6-0-0. 15. Report of Natural Resources Director A former Natural Resources Advisory commissioner has placed bird boxes on Conservation properties and provided the Department with a written statement that he would maintain them. A plan for maintenance is important when such structures are placed in the properties. 16. Report of the Conservation Administrator Work continues on various initiatives, including office protocol modernization and review of standard conditions with respect to coastal engineering structures and annual monitoring report requirements. Presenters from Coastal Zone Management or coastal geologist Greg Berman may be useful in this effort. Kim Pearson, who also sits on the Natural Resources Advisory Commission, notes they frequently have public meetings featuring such speakers, which the Commissioners could attend. 19. Adjourn Kim Pearson moves to adjourn. Gary Kaser second. Approved 6-0-0. Meeting adjourned at 6:53 PM. wr- +I 4 liqtC ©Namfkakct Sc,;. Path . 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If fa , • .. $0 ,0 14 ..b • � N sof a, y� l •�'r t .. •t' ` ♦ .1. 1. ,, �. ' -p. 411 , 4 "in QCoea9 land q ceacn Q cro:.b> 4 tit% 168 Highland Moors   JC ENGINEERING, Inc.  Civil & Environmental Engineering  2854 Cranberry Highway  East Wareham, Massachusetts 02538  Ph. 508‐273‐0377—Fax 508‐273‐0367  NOTICE OF INTENT TOWN OF BREWSTER CONSERVATION COMMISSION 168 HIGHLAND MOORS DRIVE BREWSTER, MA 02631 NOVEMBER 6, 2023 PREPARED FOR: ANGELO MASI & PAMELA MASI 305 EASTBURY HILL ROAD GLASTONBURY, CT 06033 PREPARED BY: JC ENGINEERING, Inc. Civil & Environmental Engineering 2854 Cranberry Highway. East Wareham, Massachusetts 02538 Ph. 508-273-0377    November 6, 2023 Town of Brewster Conservation Commission 1657 Main Street Brewster, MA 02631 RE: Notice of Intent for 168 Highland Moors Drive, Brewster, MA Dear Sirs and Madams: Please find enclosed a Notice of Intent of the Wetlands Protection Act and Chapter 172 of the Town of Brewster Wetland Regulations, accompanied by supporting drawings entitled “Proposed Site Plan” for 168 Highland Moors Drive, Brewster, MA dated November 6, 2023, for your review and approval. Existing Conditions The subject lot at 168 Highland Moors Drive is 28,240+/- square feet (0.65+/- acres) in size and has an existing single-family home, gravel driveway, walkways, landscaping, utilities, septic system, etc. There is an onsite wetland on the north side of the property consisting of a coastal bank (CB). Also, there is an offsite bordering vegetated wetland (BVW) that is north of the CB. The closest resource area to the project is the top of the CB, which was used as the basis for the proposed work. The 50 and 100-ft buffer zone lines for both the top of CB and BVW are shown on the attached plan. Proposed Conditions The proposed project involves the following work: 1.) The removal of an existing wood deck (and pergola) and the construction of a new deck generally within the same footprint located at the rear side of the home. The footprint area of the existing deck is 501 s.f. The footprint of the new deck is 498 s.f. The new deck is 9.6 feet away from the top of the CB at its closest point. See variance request below. 2.) The removal of an existing outdoor rinse station at the rear side of the existing home on top of the existing deck and the construction of a new rinse station along the west side of the home. The new rinse station is 42.7 feet away from the top of the CB at its closest point. 168 Highland Moors Drive November 6, 2023 Page 2   3.) The removal of an existing front stoop and the construction of a new 5.2’ x 17.3’ covered front porch (and step). A portion of the porch is located within the 50-ft CB buffer zone. However, the porch is located in front of the house, which essentially blocks the porch work from the resource areas. See variance request below. 4.) The construction of a 490 s.f. addition to the front of the existing home. A small portion (i.e. 53 s.f.) of the addition is located within the 50-ft CB buffer zone. However, the addition is located in front of the house, which again would act as a barrier between the addition work and the resource areas. The addition is 45.5 feet away from the top of the CB at its closest point. As a result, a variance is requested from the Commission to allow the construction of the addition being within 50-ft CB buffer zone. See variance request below. 5.) The construction of a subsurface drainage system comprising a 500-gallon concrete leaching chamber with 12 inches of surrounding crushed stone to accommodate the roof runoff from the proposed addition. Roof runoff will be collected from the addition via gutters and directed into the proposed subsurface drainage system. 6.) The installation of a new Title 5 septic system comprising a 1,500-gallon septic tank, a distribution box, and three (3) 500-gallon concrete leaching chambers with surrounding crushed stone. All septic components (including Reserve Area) are located greater than 100 feet to the top of the CB. The only septic work within 100 feet of the CB is the sewer pipe from the house to the tank. The project requires a minor stormwater permit, whereas the total net impervious area proposed under this project is 590 s.f. and total land disturbance is 3,635 s.f. See plan for detailed calculations. Variance Request As part of this project, we are requesting a variance from the Brewster Wetland Protection Regulations per Section 5.01 (Variances) for the work located within the 50-ft CB buffer zone. As mentioned above, the work proposed within the 50-ft CB buffer zone is the replacement of an existing deck and the construction of a rinse station, covered porch, and addition. The new deck replaces the existing deck primarily within the same footprint. The existing deck is wholly located within 50 feet of the CB. The new deck footprint is 498 s.f. and the existing deck footprint is 501 s.f. An alternative explored for the construction of the new deck was to shift it easterly along the backside of the house. However, this scenario would create a longer path from the deck to the rear entrance of the house. Also, it would cause more of the new deck to be closer to the top of the CB. We feel rebuilding the deck in the same location as the existing deck is the best option for the project. 168 Highland Moors Drive November 6, 2023 Page 3   The rinse station and a portion of the new porch and addition is located within 50 feet of the CB. The total net increase area (within 50 feet) for this work is 122 s.f. The porch replaces the front stoop to the home. The porch and addition are located along the front side of the house (on the east side). An alternative explored for the construction of the porch and addition to achieve a 50-ft min. setback to the CB was to move both structures to the west side of the house. However, this scenario is not feasible whereas the garage is located on the west side and furthermore, the main entrance to the house is located on the east side of the house. Due to the existing home essentially being a barricade between the resource areas and structures, we feel the location of the porch and addition is adequately situated on the property to best protect the resource areas. Due to the construction of the rinse station, porch, and addition within 50 feet of the CB (site coverage net increase of 122 s.f.), we are proposing native plantings along the northeast side of the property comprising approximately 155 s.f. These plantings consist of Mountain Laurel, Northern Bayberry and Beach Plum. We feel that all the proposed work will have no adverse impact on the resource areas. To ensure protection of the resource areas, erosion control barriers are proposed to be located between the limit of the proposed work and the top of the CB as shown on attached plan. Thank you for your assistance with this project. Sincerely, Michael Pimentel Michael Pimentel, EIT, CSE Senior Project Engineer wpaform3.doc • rev. 6/18/2020 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 Brewster 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): 168 Highland Moors Drive a. Street Address Brewster b. City/Town 02631 c. Zip Code Latitude and Longitude: 41.7819 d. Latitude 70.0303 e. Longitude Map 115 f. Assessors Map/Plat Number Lot 38 g. Parcel /Lot Number 2. Applicant: Angelo & Pamela a. First Name Masi b. Last Name c. Organization 305 Eastbury Hill Road d. Street Address Glastonbury e. City/Town CT f. State 06033 g. Zip Code h. Phone Number i. Fax Number amasi1@cox.net 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): Michael a. First Name Pimentel b. Last Name JC Engineering, Inc. c. Company 2854 Cranberry Highway d. Street Address East Wareham e. City/Town MA f. State 02538 g. Zip Code 508-273-0377 h. Phone Number 508-273-0367 i. Fax Number mpimentel@jceng.org j. Email address 5. Total WPA Fee Paid (from NOI Wetland Fee Transmittal Form): $895.00 a. Total Fee Paid $42.50 b. State Fee Paid $67.50 + $785 (local bylaw fee) c. City/Town Fee Paid wpaform3.doc • rev. 6/18/2020 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 Brewster City/Town A. General Information (continued) 6. General Project Description: The project involves the replacement of an existing deck; construction of an addition & covered porch; installation of a subsurface drainage system; installation of a new septic system; and proposed plantings. Septic system components are located outside the 100-ft buffer zones. Only a septic pipe from the house to the tank is located within 100 feet of a coastal bank. 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: Barnstable a. County 225337 (Lot 4 on L.C. Plan 10574-B) 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. wpaform3.doc • rev. 6/18/2020 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 Brewster 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. 6/18/2020 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 Brewster 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 wpaform3.doc • rev. 6/18/2020 Page 5 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 Brewster City/Town C. Other Applicable Standards and Requirements This is a proposal for an Ecological Restoration Limited Project. Skip Section C and complete Appendix A: Ecological Restoration Limited Project Checklists – Required Actions (310 CMR 10.11). Streamlined Massachusetts Endangered Species Act/Wetlands Protection Act Review 1. Is any portion of the proposed project located in Estimated Habitat of Rare Wildlife as indicated on the most recent Estimated Habitat Map of State-Listed Rare Wetland Wildlife published by the Natural Heritage and Endangered Species Program (NHESP)? To view habitat maps, see the Massachusetts Natural Heritage Atlas or go to http://maps.massgis.state.ma.us/PRI_EST_HAB/viewer.htm. a. Yes No If yes, include proof of mailing or hand delivery of NOI to: Natural Heritage and Endangered Species Program Division of Fisheries and Wildlife 1 Rabbit Hill Road Westborough, MA 01581 Mass Mapper as of November 2023 If yes, the project is also subject to Massachusetts Endangered Species Act (MESA) review (321 CMR 10.18). To qualify for a streamlined, 30-day, MESA/Wetlands Protection Act review, please complete Section C.1.c, and include requested materials with this Notice of Intent (NOI); OR complete Section C.2.f, if applicable. If MESA supplemental information is not included with the NOI, by completing Section 1 of this form, the NHESP will require a separate MESA filing which may take up to 90 days to review (unless noted exceptions in Section 2 apply, see below). c. Submit Supplemental Information for Endangered Species Review 1. Percentage/acreage of property to be altered: (a) within wetland Resource Area percentage/acreage (b) outside Resource Area percentage/acreage 2. Assessor’s Map or right-of-way plan of site 2. Project plans for entire project site, including wetland resource areas and areas outside of wetlands jurisdiction, showing existing and proposed conditions, existing and proposed tree/vegetation clearing line, and clearly demarcated limits of work  (a) Project description (including description of impacts outside of wetland resource area & buffer zone) (b) Photographs representative of the site  Some projects not in Estimated Habitat may be located in Priority Habitat, and require NHESP review (see https://www.mass.gov/ma- endangered-species-act-mesa-regulatory-review). Priority Habitat includes habitat for state-listed plants and strictly upland species not protected by the Wetlands Protection Act.  MESA projects may not be segmented (321 CMR 10.16). The applicant must disclose full development plans even if such plans are not required as part of the Notice of Intent process. wpaform3.doc • rev. 6/18/2020 Page 6 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 Brewster City/Town C. Other Applicable Standards and Requirements (cont’d) (c) MESA filing fee (fee information available at https://www.mass.gov/how-to/how-to-file-for- a-mesa-project-review). Make check payable to “Commonwealth of Massachusetts - NHESP” and mail to NHESP at above address Projects altering 10 or more acres of land, also submit: (d) Vegetation cover type map of site (e) Project plans showing Priority & Estimated Habitat boundaries (f) OR Check One of the Following 1. Project is exempt from MESA review. Attach applicant letter indicating which MESA exemption applies. (See 321 CMR 10.14, https://www.mass.gov/service-details/exemptions-from-review-for-projectsactivities-in- priority-habitat; the NOI must still be sent to NHESP if the project is within estimated habitat pursuant to 310 CMR 10.37 and 10.59.) 2. Separate MESA review ongoing. a. NHESP Tracking # b. Date submitted to NHESP 3. Separate MESA review completed. Include copy of NHESP “no Take” determination or valid Conservation & Management Permit with approved plan. 3. For coastal projects only, is any portion of the proposed project located below the mean high water line or in a fish run? a. Not applicable – project is in inland resource area only b. Yes No If yes, include proof of mailing, hand delivery, or electronic delivery of NOI to either: South Shore - Cohasset to Rhode Island border, and the Cape & Islands: Division of Marine Fisheries - Southeast Marine Fisheries Station Attn: Environmental Reviewer 836 South Rodney French Blvd. New Bedford, MA 02744 Email: dmf.envreview-south@mass.gov North Shore - Hull to New Hampshire border: Division of Marine Fisheries - North Shore Office Attn: Environmental Reviewer 30 Emerson Avenue Gloucester, MA 01930 Email: dmf.envreview-north@mass.gov Also if yes, the project may require a Chapter 91 license. For coastal towns in the Northeast Region, please contact MassDEP’s Boston Office. For coastal towns in the Southeast Region, please contact MassDEP’s Southeast Regional Office. c. Is this an aquaculture project? d. Yes No If yes, include a copy of the Division of Marine Fisheries Certification Letter (M.G.L. c. 130, § 57). wpaform3.doc • rev. 6/18/2020 Page 7 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 Brewster City/Town C. Other Applicable Standards and Requirements (cont’d) Online Users: Include your document transaction number (provided on your receipt page) with all supplementary information you submit to the Department. 4. Is any portion of the proposed project within an Area of Critical Environmental Concern (ACEC)? a. Yes No If yes, provide name of ACEC (see instructions to WPA Form 3 or MassDEP Website for ACEC locations). Note: electronic filers click on Website. b. ACEC 5. Is any portion of the proposed project within an area designated as an Outstanding Resource Water (ORW) as designated in the Massachusetts Surface Water Quality Standards, 314 CMR 4.00? a. Yes No 6. Is any portion of the site subject to a Wetlands Restriction Order under the Inland Wetlands Restriction Act (M.G.L. c. 131, § 40A) or the Coastal Wetlands Restriction Act (M.G.L. c. 130, § 105)? a. Yes No 7. Is this project subject to provisions of the MassDEP Stormwater Management Standards? a. Yes. Attach a copy of the Stormwater Report as required by the Stormwater Management Standards per 310 CMR 10.05(6)(k)-(q) and check if: 1. Applying for Low Impact Development (LID) site design credits (as described in Stormwater Management Handbook Vol. 2, Chapter 3) 2. A portion of the site constitutes redevelopment 3. Proprietary BMPs are included in the Stormwater Management System. b. No. Check why the project is exempt: 1. Single-family house 2. Emergency road repair 3. Small Residential Subdivision (less than or equal to 4 single-family houses or less than or equal to 4 units in multi-family housing project) with no discharge to Critical Areas. D. Additional Information This is a proposal for an Ecological Restoration Limited Project. Skip Section D and complete Appendix A: Ecological Restoration Notice of Intent – Minimum Required Documents (310 CMR 10.12). Applicants must include the following with this Notice of Intent (NOI). See instructions for details. Online Users: Attach the document transaction number (provided on your receipt page) for any of the following information you submit to the Department. 1. USGS or other map of the area (along with a narrative description, if necessary) containing sufficient information for the Conservation Commission and the Department to locate the site. (Electronic filers may omit this item.) 2. Plans identifying the location of proposed activities (including activities proposed to serve as a Bordering Vegetated Wetland [BVW] replication area or other mitigating measure) relative to the boundaries of each affected resource area. wpaform3.doc • rev. 6/18/2020 Page 8 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 Brewster City/Town D. Additional Information (cont’d) 3. Identify the method for BVW and other resource area boundary delineations (MassDEP BVW Field Data Form(s), Determination of Applicability, Order of Resource Area Delineation, etc.), and attach documentation of the methodology. 4. List the titles and dates for all plans and other materials submitted with this NOI. Proposed Site Plan a. Plan Title JC Engineering, Inc. b. Prepared By John L. Churchill Jr., PE, PLS c. Signed and Stamped by November 6, 2023 d. Final Revision Date 1"=20' e. Scale f. Additional Plan or Document Title g. Date 5. If there is more than one property owner, please attach a list of these property owners not listed on this form. 6. Attach proof of mailing for Natural Heritage and Endangered Species Program, if needed. 7. Attach proof of mailing for Massachusetts Division of Marine Fisheries, if needed. 8. Attach NOI Wetland Fee Transmittal Form 9. Attach Stormwater Report, if needed. E. Fees 1. Fee Exempt: No filing fee shall be assessed for projects of any city, town, county, or district of the Commonwealth, federally recognized Indian tribe housing authority, municipal housing authority, or the Massachusetts Bay Transportation Authority. Applicants must submit the following information (in addition to pages 1 and 2 of the NOI Wetland Fee Transmittal Form) to confirm fee payment: 10853 2. Municipal Check Number 10-31-23 3. Check date 10852 4. State Check Number 10-31-23 5. Check date JC Engineering, Inc. 6. Payor name on check: First Name 7. Payor name on check: Last Name noifeetf.doc • Wetland Fee Transmittal Form • rev. 10/11 Page 1 of 2 Massachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands NOI Wetland Fee Transmittal Form Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 Important: When filling out forms on the computer, use only the tab key to move your cursor - do not use the return key. A. Applicant Information 1. Location of Project: 168 HIghland Moors Drive a. Street Address Brewster b. City/Town c. Check number $42.50 d. Fee amount 2. Applicant Mailing Address: Angelo & Pamela a. First Name Masi b. Last Name c. Organization 305 Eastbury Hill Road d. Mailing Address Glastonbury e. City/Town CT f. State 06033 g. Zip Code h. Phone Number i. Fax Number amasi1@cox.net j. Email Address 3. Property Owner (if different): a. First Name b. Last Name c. Organization d. Mailing Address e. City/Town f. State g. Zip Code h. Phone Number i. Fax Number j. Email Address To calculate filing fees, refer to the category fee list and examples in the instructions for filling out WPA Form 3 (Notice of Intent). B. Fees Fee should be calculated using the following process & worksheet. Please see Instructions before filling out worksheet. Step 1/Type of Activity: Describe each type of activity that will occur in wetland resource area and buffer zone. Step 2/Number of Activities: Identify the number of each type of activity. Step 3/Individual Activity Fee: Identify each activity fee from the six project categories listed in the instructions. Step 4/Subtotal Activity Fee: Multiply the number of activities (identified in Step 2) times the fee per category (identified in Step 3) to reach a subtotal fee amount. Note: If any of these activities are in a Riverfront Area in addition to another Resource Area or the Buffer Zone, the fee per activity should be multiplied by 1.5 and then added to the subtotal amount. Step 5/Total Project Fee: Determine the total project fee by adding the subtotal amounts from Step 4. Step 6/Fee Payments: To calculate the state share of the fee, divide the total fee in half and subtract $12.50. To calculate the city/town share of the fee, divide the total fee in half and add $12.50. noifeetf.doc • Wetland Fee Transmittal Form • rev. 10/11 Page 2 of 2 Massachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands NOI Wetland Fee Transmittal Form Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 B. Fees (continued) Step 1/Type of Activity Step 2/Number of Activities Step 3/Individual Activity Fee Step 4/Subtotal Activity Fee House Additions (1a) 1 $110.00 $110.00 Step 5/Total Project Fee: Step 6/Fee Payments: Total Project Fee: $110.00 a. Total Fee from Step 5 State share of filing Fee: $42.50 b. 1/2 Total Fee less $12.50 City/Town share of filling Fee: $67.50+$785 (local) c. 1/2 Total Fee plus $12.50 C. Submittal Requirements a.) Complete pages 1 and 2 and send with a check or money order for the state share of the fee, payable to the Commonwealth of Massachusetts. Department of Environmental Protection Box 4062 Boston, MA 02211 b.) To the Conservation Commission: Send the Notice of Intent or Abbreviated Notice of Intent; a copy of this form; and the city/town fee payment. To MassDEP Regional Office (see Instructions): Send a copy of the Notice of Intent or Abbreviated Notice of Intent; a copy of this form; and a copy of the state fee payment. (E-filers of Notices of Intent may submit these electronically.) Code of the Town of Brewster Wetlands Protection Chapter 172 Brewster Wetlands Protection By-law Wetlands Fee Transmittal Form Fee Categories The fee must be calculated using the following process and worksheet and included in the Notice of Intent or Abbreviated Notice of Resource Area Delineation Application: Step 1/Type of Activity: Describe each type of activity (from the Category of Activities and Fees) which will occur in a wetland resource area and buffer zone. If a variance is requested, add "w/var." - for example: Cat. 1a): work on a single family lot: addition w/var. Step 2/Number of Activities: Identify the number of each type of activity. Step 3/Individual Activity Fee: Identify the fee associated with each type of activity using the categories of projects and fees listed. Add applicable variance fee for each activity requiring a variance. Step 4/Subtotal Activity Fee: Multiply the number of activities (identified in Step 2) times the fee per category (identified in Step 3) to reach a subtotal fee amount. Step 5/Total Project Fee: Determine the total BWP By-law fee for the project by adding the subtotal amounts identified in Step 4. Step 6/Advertising Fee: Add $15 for advertising Step 7/Processing and Mailing Fee: Add $20 for processing and mailing Step 8/Town Portion of State Fee: Amount calculated in Massachusetts NOI Wetland Fee Transmittal Form, WPA Form 3. Step 9/Total Paid to the Town of Brewster: Total of By-law fee, consultant fee, advertising fee, processing & mailing fee, and town portion of state fee. Make checks payable to the Town of Brewster. Step 1 Step 2 Step 3 Step 4 Type of Activity Number of Individual Subtotal Activities Activity Fee ___________________ __________ ___________ __________ ___________________ __________ ___________ __________ ___________________ __________ ___________ __________ ___________________ __________ ___________ __________ ___________________ __________ ___________ __________ Step 5/ Total BWP By-Law Project Fee Step 6/Advertising Fee: $____________ Step 7/Processing & Mailing Fee: $____________ Step 8/Town Portion of State Fee: $____________ Step 9/Total Paid to the Town of Brewster: $____________ Submit only this page of the Fee Schedule with the Notice of Intent. 1 $250.00Addition to single family home w/var. 1 $500.00 $250.00 $500.00 15.00 $750.00 20.00 67.50 852.50 Variance (a)(addition) Brewster Conservation Commission Notice of Intent Addendum Brewster Wetlands Protection By-law Chapter 172 Within 100 feet of the following - check all applicable resource areas: Coastal Wetlands  Coastal Bank  Coastal Dune  Coastal Beach  Coastal Marsh  Flat  Ocean  Estuary  Land Subject to Flooding or Inundation by Tidal Action  Land Subject to Flooding by Coastal Storm Flowage Inland Wetlands  Inland Bank  Meadow  Marsh  Bog  Swamp  Lake  Pond  River  Stream  Land Under Said Waters  Land Subject to Flooding or Inundation by Groundwater or Surface Water X Are you proposing an activity on land within 50 feet of any resource area protected under the Town of Brewster Wetlands Protection By-law?  Yes  No If your answer to the above is yes, are you requesting a variance pursuant to Part 5 of the regulations promulgated pursuant to the Brewster Wetlands Protection By-law?  Yes  No If so, please describe on a separate sheet in complete detail using the Brewster Wetlands Protection By-law Variance Justification form, the reasons for the variance, and the facts upon which the Commission should find that there has been a clear and convincing showing that the proposed work and its natural and consequential effects will not have any adverse effect upon any of the interests specified in the By-law and listed on the variance justification form. Is the lot to be altered by the proposed work currently unaltered (without a structure), and located on the Brewster Archaeological Sensitivity Map (available for view in the Conservation Department) with respect to historic or prehistoric (archaeological) interests?  Yes  No If both apply, have you completed and mailed by certified mail or hand delivery the attached 950 CMR State Appendix A form from the Massachusetts Historical Commission, so that the Commission shall have received the Appendix A response prior to the filing of the Notice of Intent?  Yes  No X X X N/A Brewster Stormwater Management Permit Application Form Approved 2/23/ 2022 Rev. 06/22/2022 Page 1 of 2 1. Project Location: ___________________________________________________________________________ Street Address _________________________________________________ ______________________________________________________ Assessors Map and Parcel(s) Deed Reference 2. Applicant: __________________________________________________________________________ Name __________________________________________________________________________ Legal Mailing Address _________________________________ ___________________________________ Phone Number Email Address 3. Property Owner (if different than Applicant): __________________________________________________________________________ Name __________________________________________________________________________ Legal Mailing Address _________________________________ ___________________________________ Phone Number Email Address 4. Professional Representative: __________________________________________________________________________ Name __________________________________________________________________________ Legal Mailing Address _________________________________ ___________________________________ Phone Number Email Address Town of Brewster Code Chapter 272 Stormwater Management Permit Application Form FOR TOWN OFFICIAL USE ONLY TOWN CLERK RECEIVED: SWM PERMIT NUMBER ASSIGNED: Brewster Stormwater Management Permit Application Form Approved 2/23/ 2022 Rev. 06/22/2022 Page 2 of 2 5. Type of Application (Check as applicable): _____ Minor Stormwater Permit- Any combination or series of construction or land disturbance activities that, over a two-year period, will result in a net increase in impervious area of 500 sq.ft. to 2,500 sq.ft. and/or will result in land disturbances of 10,000 sq.ft. to 20,000 sq.ft. _____ ______ ______ Major Stormwater Permit- Any alteration, disturbance, development, or redevelopment that does not meet the eligibility criteria for a Minor Stormwater Permit. SWM Permit Amendment- List existing Stormwater Management permit number/ type ____________________. Stormwater Management Certificate of Compliance (SMCC) Request- List relevant Stormwater Management permit number ________________________. 6. Brief Project Description, including any waiver requests: 7. Signatures: __________________________________________________________________________________________ Applicant Date ___________________________________________________________________________ Property Owner (if different than Applicant) Date ___________________________________________________________________________ Professional Representative (as applicable) Date NOTES:  Please refer to Appendix B of the Stormwater Management Regulations for detailed application submittal and supporting material requirements for Minor and Major Stormwater Management Permits, respectively.  The application fee schedule is contained in Appendix C of the Regulations.  Certain activities are exempt from review and permitting (See §272-6 of the Stormwater Management Bylaw).  If the project is located, in whole or part, within an area subject to state or local wetlands protection law, the review and permitting authority is the Brewster Conservation Commission/ Conservation Department.  No permit review shall occur nor shall review periods commence until the application is deemed complete. X TOWN OF BREWSTER CONSERVATION COMMISSION SITE ACCESS AUTHORIZATION FORM Date:__________________________________________________________ Project:____________________________________________________________ Location:__________________________________________________________ Property Owner:_____________________________________________________ I (we) hereby authorize the individual members of the Brewster Conservation Commission and its agents to enter upon the referenced property for the purpose of gathering information regarding the application filed with the Commission pursuant to the Wetlands Protection Act (M.G.L. Ch 131, s. 40) and/or the Brewster Wetlands Protection Bylaw (Chapter 172). Additionally, if an Order of Conditions is issued for the project, I (we) grant permission for Commission members and the Commission’s agents to enter the above referenced property for the purpose of inspecting for compliance with the Order of Conditions. This site access authorization is valid until a Certificate of Compliance is issued by the Conservation Commission. Authorized Signature: _____________________________ Date:_____________ Please Print Name:__________________________________________________ If other than owner, please state whether tenant, agent, or other: Mailing Address:____________________________________________________ ____________________________________________________ ____________________________________________________ Phone:__________________________ Email:___________________________ Cell:____________________________ Fax:_____________________________ AFFIDAVIT OF SERVICE Under the Massachusetts Wetlands Protection Act (To be submitted to the Massachusetts Department of Environmental Protection and the Conservation Commission when filing a Notice of Intent) I, Michael Pimentel, hereby certify under the pains and penalties of perjury that on November 7, 2023, gave notification to abutters in compliance with the second paragraph of Massachusetts General Laws Chapter 131, Section 40, and the DEP Guide to Abutter Notification dated April 8, 1994, in connection with the following matter: A Notice of Intent filed under the Massachusetts Wetlands Protection Act by Angelo & Pamela Masi with the town of Brewster Conservation Commission on November 7, 2023, for the property located at 168 Highland Moors Drive, Brewster, MA. The notification form and a list of the abutters to whom it was given and their addresses are attached to this AFFIDAVIT OF SERVICE. Michael Pimentel 11-7-23 Name Date Massachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands Massachusetts Wetlands Protection Act (M.G.L. C.131 S. 40) Brewster Conservation Commission Brewster Wetlands Protection By-law Chapter 172 Notice to Abutters Date: ___________________ To: Abutters of property located at: ________________________________________ Assessors' Map_______, Parcel_______, Formerly Map_________, Parcel________ From: _____________________________________________________________ , Applicant Owner of Property: _______________________________________________ In accordance with the requirements of G.L c. 131, §40, Massachusetts Wetlands Protection Act and Section 5, the Town of Brewster Wetlands Protection By-law, this is notification to you that a filing has been submitted to the Brewster Conservation Commission on behalf of the applicant for a proposed project at the above captioned location. The Project includes the following: The proposed work will occur within __________ feet of:  Inland Wetlands  Coastal Wetlands  The project will occur within an Inland Wetland.  The project will occur within a Coastal Wetland. The information and plans for the project may be reviewed between 8:30 AM and 4:00 PM , Tuesday through Thursday, at the Conservation Department, Brewster Town Offices, 1657 Main Street. Electronic copies may be requested as an alternative. A public hearing will be held Tuesday,_____________________________, 20_________. Until further notice, due to the Covid pandemic, meetings will be held by remote participation. Hearings begin at 6:00 PM. The hearing notice will be publicized in the Cape Codder Newspaper no less than five (5) days prior to the hearing. If you have any questions, ple ase call the Brewster Conservation Department at 896-4546, between the hours of 8:30 AM and 4:00 PM. Sincerely, __________________________________________________________Representative for Applicant X TOWN OF BREWSTER, MA BOARD OF ASSESSORS 2198 Main Street Brewster, MA 02631 Abutters List Within 300 feet of Parcel 115/38/0 Key ZipCd/CountryMailing City STOwnerParcel ID Location Mailing Street MABREWSTER 026310 MITCHELL LANE 36 RED TOP ROADBREWSTER CONSERVATION TRUST1057 114-53-0-E TRUSTEES(11-1-6) MABREWSTER 026310 CROSBY LANE 36 RED TOP ROADBREWSTER CONSERVATION TRUST962 115-11-0-E TRUSTEES(9-18-3) MABREWSTER 026310 HILLBOURNE TERRACE 154 CROSBY LANESEASCAPE EAST HOMEOWNERS ASSOC INC969 115-32-0-E C/O JOHN LAMB; PRES(9-18-10) MABREWSTER 026310 HIGHLAND MOORS DRIVE C/O JAMES R EDDYN/F HIGHLAND MOORS INC1167 115-34-0-R (12-6-9)88 HIGHLAND MOORS DRIVE MABREWSTER 02631129 HIGHLAND MOORS DRIVE 129 HIGHLAND MOORS DRIVEFOLEY CHARLES A & ELLEN SUE1159 115-35-0-R (12-6-1) MABREWSTER 02631149 HIGHLAND MOORS DRIVE 149 HIGHLAND MOORS DRIVEKATZ MICHAEL H & JILNA G TRUSTEES1160 115-36-0-R KATZ HOLDING TRUST(12-6-2) MABOSTON 02215159 HIGHLAND MOORS DRIVE 390 COMMONWEALTH AVENUEBENWAY CHARLES H JR & KAREN S1161 115-37-0-R TRUSTEES(12-6-3) CTGLASTONBURY 06033168 HIGHLAND MOORS DRIVE 305 EASTBURY HILL ROADMASI ANGELO & PAMELA1162 115-38-0-R (12-6-4) MABREWSTER 02631166 HIGHLAND MOORS DRIVE 166 HIGHLAND MOORS DRIVECAUDILL EARL E TRUSTEE1163 115-39-0-R THE EARL E CAUDILL TRUST(12-6-5) MABREWSTER 02631162 HIGHLAND MOORS DRIVE 162 HIGHLAND MOORS DRIVEBULAT PAUL I & PAMELA L1164 115-40-0-R (12-6-6) MAATTLEBORO 02703152 HIGHLAND MOORS DRIVE C/O DUFF WHITEFALTER CORPORATION1165 115-41-0-R (12-6-7)12 CARNEGIE WAY COGREENWOOD VILLAGE 80111136 HIGHLAND MOORS DRIVE 9065 E. CRESTLINE AVENUEMOEDER CHRISTOPHER & CARIN1166 115-42-0-R (12-6-8) MACAMBRIDGE 02138197 MITCHELL LANE 64 LINNAEAN STREET #552ROACH NEIL T & LOBELL AMANDA S1052 115-45-0-R (11-1-1) MABREWSTER 026310 CAPE COD BAY 2198 MAIN STREETBREWSTER TOWN OF1015 115-50-0-E CONSERVATION COMMISSION(10-2) Page 110/5/2023 114-53-0-E BREWSTER CONSERVATION TRUST TRUSTEES 36 RED TOP ROAD BREWSTER, MA 02631 115-11-0-E BREWSTER CONSERVATION TRUST TRUSTEES 36 RED TOP ROAD BREWSTER, MA 02631 115-32-0-E SEASCAPE EAST HOMEOWNERS ASSOC INC C/O JOHN LAMB; PRES 154 CROSBY LANE BREWSTER, MA 02631 115-34-0-R N/F HIGHLAND MOORS INC C/O JAMES R EDDY 88 HIGHLAND MOORS DRIVE BREWSTER, MA 02631 115-35-0-R FOLEY CHARLES A & ELLEN SUE 129 HIGHLAND MOORS DRIVE BREWSTER, MA 02631 115-36-0-R KATZ MICHAEL H & JILNA G TRUSTEES KATZ HOLDING TRUST 149 HIGHLAND MOORS DRIVE BREWSTER, MA 02631 115-37-0-R BENWAY CHARLES H JR & KAREN S TRUSTEES 390 COMMONWEALTH AVENUE BOSTON, MA 02215 115-38-0-R MASI ANGELO & PAMELA 305 EASTBURY HILL ROAD GLASTONBURY, CT 06033 115-39-0-R CAUDILL EARL E TRUSTEE THE EARL E CAUDILL TRUST 166 HIGHLAND MOORS DRIVE BREWSTER, MA 02631 115-40-0-R BULAT PAUL I & PAMELA L 162 HIGHLAND MOORS DRIVE BREWSTER, MA 02631 115-41-0-R FALTER CORPORATION C/O DUFF WHITE 12 CARNEGIE WAY ATTLEBORO, MA 02703 115-42-0-R MOEDER CHRISTOPHER & CARIN 9065 E. CRESTLINE AVENUE GREENWOOD VILLAGE, CO 80111 115-45-0-R ROACH NEIL T & LOBELL AMANDA S 64 LINNAEAN STREET #552 CAMBRIDGE, MA 02138 115-50-0-E BREWSTER TOWN OF CONSERVATION COMMISSION 2198 MAIN STREET BREWSTER, MA 02631 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 DepthZone 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 mileZone X Future Conditions 1% Annual Chance Flood HazardZone X Area with Reduced Flood Risk due to Levee. See Notes.Zone X Area with Flood Risk due to LeveeZone D NO SCREEN Area of Minimal Flood Hazard Zone X Area of Undetermined Flood HazardZone 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 10/31/2023 at 2:53 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°2'8"W 41°47'8"N 70°1'30"W 41°46'41"N Basemap Imagery Source: USGS National Map 2023 LOCUS PH: (508) 273-0377 EAST WAREHAM, MA 02538 2854 CRANBERRY HIGHWAY JC ENGINEERING, INC. PREPARED BY: SCALE: 1" = 1000' LOCUS MAP DATE: 11-7-23 168 HIGHLAND MOORS DRIVE BREWSTER, MA 02631 3.512 10 12 3.512 ±2 2 ' - 1 0 12" EX I S T I N G M A X I M U M B U I L D I N G H E I G H T ±2.5 12 10 12 3.5 12 3.5 12 ±2 2 ' - 1 0 12" EX I S T I N G M A X I M U M B U I L D I N G H E I G H T EX1 1/ 4 " = 1 ' - 0 " FRONT ELEVATION SCALE: 1/4" = 1'-0"1 RIGHT ELEVATION SCALE: 1/4" = 1'-0"2 REAR ELEVATION SCALE: 1/4" = 1'-0"3 LEFT ELEVATION SCALE: 1/4" = 1'-0"4 EXISTING EXISTING EXISTING EXISTING FRONT ELEVATION SCALE: 1/4" = 1'-0"1 RIGHT ELEVATION SCALE: 1/4" = 1'-0"2 ww w . m c p h e e b u i l d i n g . c o m MA S I R E S I D E N C E 13 8 2 R O U T E 1 3 4 , P . O . B O X 7 9 9 E A S T D E N N I S , M A 0 2 6 4 1 - 0 7 9 9 16 8 H I G H L A N D M O O R S D R I V E , B R E W S T E R , M A Mc P h e e A s s o c i a t e s , I n c . ph o n e : 1 - 5 0 8 - 3 8 5 - 2 7 0 4 f a x : 1 - 5 0 8 - 3 8 5 - 7 5 0 9 1 ## 2 RE V I S I O N S 3 4 DR A W N B Y : ## A D E S I G N B U I L D C O M P A N Y Mc P h e e A s s o c i a t e s OF C A P E C O D SC A L E : DATE: AUGUST 9, 2023 AL L R I G H T S R E S E R V E D ( c ) 2 0 2 3 C O P Y R I G H T M C P H E E A S S O C I A T E S I N C . - R E P R O D U C T I O N S W I T H W R I T T E N C O N S E N T O F M C P H E E A S S O C I A T E S I N C O N L Y DZ 24'-4" EXISTING GARAGE 24 ' - 0 " KITCHEN EXISTING SUN ROOM DN R3/19.5" TO SLAB DN. 8" 12'-134" EXISTING DINING/OFFICE EXISTING LIVING CABINET LAV. HALL FLAT CH: 175.25 EXISTING LIVING WH: 103.5 34 ' - 0 " 31'-4"14'-0" 4' - 0 " CLOSET ENTRY UP 13R. DN. BREAKFAST BUILT INS WB FP WOOD STORAGE WH: 103.5 69'-8" CABINET REF. BRICK STOOP 6' - 0 " 10 ' - 0 " EXISTING OUTDOOR SHOWER EXISTING DECK EXISTING DECK 18 ' - 0 " 27'-0" EXISTING PRIMARY BATH EXISTING PRIMARY BEDRM. KW 32.5 EXISTING W.I.C. EXISTING CLOSET EXISTING BEDROOM EXISTING BATH EXISTING HALL EXISTING ATTIC LINEN DN. 13R. EXISTING CLOSET CLOSET DN. 13R. EXISTING BEDROOM EXISTING BATH ATTIC ACCESS CLOS. BOOKSHELVES EXISTING ROOF BELOW EXISTING ROOF BELOW EXISTING ROOF OVERHANG BELOW EXISTING ATTIC EX2 1/ 4 " = 1 ' - 0 " ww w . m c p h e e b u i l d i n g . c o m MA S I R E S I D E N C E 13 8 2 R O U T E 1 3 4 , P . O . B O X 7 9 9 E A S T D E N N I S , M A 0 2 6 4 1 - 0 7 9 9 16 8 H I G H L A N D M O O R S D R I V E , B R E W S T E R , M A Mc P h e e A s s o c i a t e s , I n c . ph o n e : 1 - 5 0 8 - 3 8 5 - 2 7 0 4 f a x : 1 - 5 0 8 - 3 8 5 - 7 5 0 9 1 ## 2 RE V I S I O N S 3 4 DR A W N B Y : ## A D E S I G N B U I L D C O M P A N Y Mc P h e e A s s o c i a t e s OF C A P E C O D SC A L E : DATE: AUGUST 9, 2023 AL L R I G H T S R E S E R V E D ( c ) 2 0 2 3 C O P Y R I G H T M C P H E E A S S O C I A T E S I N C . - R E P R O D U C T I O N S W I T H W R I T T E N C O N S E N T O F M C P H E E A S S O C I A T E S I N C O N L Y DZ 1ST FLOOR PLAN SCALE: 1/4" = 1'-0"1 EXISTING 2ND FLOOR PLAN SCALE: 1/4" = 1'-0"2 EXISTING W7 W3 1012 4 12 10 12 1012 EXIST'G ±2 2 ' - 1 0 12" EX I S T I N G M A X I M U M B U I L D I N G H E I G H T RINSE STATION 10 12 1012 1012 W7 W2W2 W8 W8 W3 W3 W3 1ST FLOOR ROUGH 2ND FLOOR ROUGH ROUGH HEAD ROUGH HEAD BOTT CLG. JOISTS 7' - 8 12" 8' - 6 12" 6' - 1 1 12" 6' - 8 12" W1 W7 W7 W7E D3 D3 ASPHALT ROOF SHINGLES TO MATCH EXISTING 1x3 RAKE ON 1x8 SUB RAKE NEW W.C. SHINGLE SIDING @ ENTIRE HOUSE, EXISTING AND PROPOSED 1x6 CORNER BOARDS (TYP.) SHUTTERS WHERE INDICATED EXISTING CHIMNEY NEW W.C. SHINGLE SIDING @ ENTIRE HOUSE, EXISTING AND PROPOSED ASPHALT ROOF SHINGLES TO MATCH EXISTING NEW NANTUCKET DORMER @ EXISTING GARAGE ROOF NEW NANTUCKET DORMER @ EXISTING HOUSE ROOF 10" SQ. NON-TAPERED COLUMNS W/ TUSCAN CAP & BASE 1x6 CORNER BOARDS (TYP.) 1x3 RAKE ON 1x8 SUB RAKE 1x3 RAKE ON 1x8 SUB RAKE 6' - 1 1 12" RO U G H H E A D 6' - 8 12" RO U G H H E A D 6' - 1 1 12" RO U G H H E A D 6' - 1 1 12" RO U G H H E A D 6' - 8 12" RO U G H H E A D 1 A10 1 A10 3 A10 3 A10 1x5 WINDOW CASING W/ 2" SILLS (TYP.) RELOCATED RINSE STATION @ FROM DECK TO SIDE OF GARAGE GARAGE DOOR CASING: 54" H. DRIP, 1x9 HEAD CASING, 1x5 SIDE CASING REPLACE EXIST'G BAY W/ PROP WINDOW PAIR WINDOW SCHEDULE SEE PLANS FOR TEMPERED AND RESTRICTOR LOCATIONS PLAN NUMBER QTY MANUFACTURER SERIES DESCRIPTION MODEL # DESIGN PRESSURE PROTECTION NOTES W1 1 ANDERSEN 400 SERIES FULL FRAME TWT2823 DP30 W2 2 ANDERSEN 400 SERIES FULL FRAME TWT38111 DP 30 W3 8 ANDERSEN 400 SERIES DBL HUNG TW2436 DP30 2-TEMPERED W4 2 ANDERSEN 400 SERIES DBL HUNG TW24310 DP30 W5 11 ANDERSEN 400 SERIES DBL HUNG TW2442 DP30 2-TEMPERED W6 11 ANDERSEN 400 SERIES DBL HUNG TW2446 DP30 W7 5 ANDERSEN 400 SERIES DBL HUNG TW2646 DP30 W8 2 ANDERSEN 400 SERIES DBL HUNG TW28410 DP30 R 6 ANDERSEN 400 SERIES DBL HUNG VARIES DP30 EXISTING WINDOW REPLACE IN KIND EXTERIOR DOOR SCHEDULE PLAN NUMBER QTY MANUFACTURER SERIES / TYPE DESCRIPTION MODEL # / SIZE LOCATION D1 1 ANDERSEN 400 SERIES FRENCHWOOD GLIDING PATIO DOOR FWG60611 SUN ROOM D2 2 T.B.D.GARAGE EXTERIOR INSWING 9-LIGHT 2-PANEL 2'-8" W. x 6'-8" H. GARAGE D3 2 T.B.D. GARAGE OVERHEAD CARRIAGE STYLE 8'-0"W. x 7'-0" H. GARAGE E NA EXTERIOR EXISTING EXTERIOR DOOR TO REMAIN VARIES 3.512 ±4 12 REMOVE EXIST'G WINDOW PROPOSED BEDROOM DORMERPROPOSED SHED ROOF BEYOND 3.512 W5 W5W6W6 R R R W6 1ST FLOOR ROUGH 2ND FLOOR ROUGH ROUGH HEAD ROUGH HEAD BOTT CLG. JOISTS 7' - 8 12" 8' - 6 12" 6' - 1 1 12" 6' - 8 12" 4 A10 4 A10 2 A10 2 A10 SHEET INDEX ARCHITECTURAL EX1 EXISTING ELEVATIONS EX2 EXISTING FLOOR PLANS A1 EXTERIOR ELEVATIONS A2 EXTERIOR ELEVATIONS A3 1ST FLOOR PLAN A4 2ND FLOOR PLAN A5 ROOF PLAN A6 FOUNDATION PLAN & DETAILS A7 1ST FLOOR FRAMING PLAN A8 CEILING FRAMING PLAN A9 ROOF FRAMING PLAN A10 BUILDING SECTIONS A11 DETAILS ELECTRICAL E1 1ST FLOOR ELECTRICAL PLAN E2 2ND FLOOR ELECTRICAL PLAN SQUARE FOOTAGE CONDITIONED SPACES AREA EXISTING 1ST FLOOR 1282 SF EXISTING 2ND FLOOR 1105 SF PROPOSED 1ST FLOOR 490 SF PROPOSED 2ND FLOOR 89 SF TOTAL CONDITIONED SPACES 2966 SF EXISTING GARAGE 527 SF PROPOSED COVERED PORCH 83 SF A1 1/ 4 " = 1 ' - 0 " ww w . m c p h e e b u i l d i n g . c o m MA S I R E S I D E N C E 13 8 2 R O U T E 1 3 4 , P . O . B O X 7 9 9 E A S T D E N N I S , M A 0 2 6 4 1 - 0 7 9 9 16 8 H I G H L A N D M O O R S D R I V E , B R E W S T E R , M A Mc P h e e A s s o c i a t e s , I n c . ph o n e : 1 - 5 0 8 - 3 8 5 - 2 7 0 4 f a x : 1 - 5 0 8 - 3 8 5 - 7 5 0 9 1 ## 2 RE V I S I O N S 3 4 DR A W N B Y : ## A D E S I G N B U I L D C O M P A N Y Mc P h e e A s s o c i a t e s OF C A P E C O D SC A L E : DATE: AUGUST 9, 2023 AL L R I G H T S R E S E R V E D ( c ) 2 0 2 3 C O P Y R I G H T M C P H E E A S S O C I A T E S I N C . - R E P R O D U C T I O N S W I T H W R I T T E N C O N S E N T O F M C P H E E A S S O C I A T E S I N C O N L Y DZ FRONT ELEVATION SCALE: 1/4" = 1'-0"1 RIGHT ELEVATION SCALE: 1/4" = 1'-0"2 OPTION TO RAISE DOOR AND PROVIDE INTERIOR STEP TO ELIMINATE SUNKEN LANDING OUTDOOR SHOWER W5 W5 W5 W5W5W5W5W5W5 W6 W6W3W3W3W3 W6 W6 W6 W6 1ST FLOOR ROUGH 2ND FLOOR ROUGH ROUGH HEAD ROUGH HEAD BOTT CLG. JOISTS SUNRM. FLOOR ROUGH 7' - 8 12" 8' - 6 12" 712" 6' - 1 1 12" 6' - 8 12" ±2 2 ' - 1 0 12" EX I S T I N G M A X I M U M B U I L D I N G H E I G H T D2 D2 1 A10 1 A10 3 A10 3 A10 ±2.5 12 3.5 12 3.5 12 412 COVERED PORCH REMOVE EXIST'G WINDOW RINSE STATION FRAME NEW SINGLE LEVEL DECK W/IN BOUNDRY OF EXIST'G. REMOVE ANGLED JOGS R R W6W6W4W4 D1 4 A10 4 A10 2 A10 2 A10 NEW NANTUCKET DORMER @ EXISTING GARAGE ROOF ASPHALT ROOF SHINGLES TO MATCH EXISTING 412 1x5 WINDOW CASING W/ 2" SILLS (TYP.) NEW W.C. SHINGLE SIDING @ ENTIRE HOUSE, EXISTING AND PROPOSED 1x6 CORNER BOARDS (TYP.) SHUTTERS WHERE INDICATED 1x ±9" PVC FRIEZE TO TOP OF 1x5 WINDOW CASING ASPHALT ROOF SHINGLES TO MATCH EXISTINGNEW W.C. SHINGLE SIDING @ ENTIRE HOUSE, EXISTING AND PROPOSED 1x3 RAKE ON 1x8 SUB RAKE 10" SQ. NON-TAPERED COLUMNS W/ TUSCAN CAP & BASE 1x5 DOOR CASING 1ST FLOOR ROUGH 2ND FLOOR ROUGH BOTT CLG. JOISTS SUNRM. FL. ROUGH 7' - 8 12" 8' - 6 12" 712" WINDOW SCHEDULE SEE PLANS FOR TEMPERED AND RESTRICTOR LOCATIONS PLAN NUMBER QTY MANUFACTURER SERIES DESCRIPTION MODEL # DESIGN PRESSURE PROTECTION NOTES W1 1 ANDERSEN 400 SERIES FULL FRAME TWT2823 DP30 W2 2 ANDERSEN 400 SERIES FULL FRAME TWT38111 DP 30 W3 8 ANDERSEN 400 SERIES DBL HUNG TW2436 DP30 2-TEMPERED W4 2 ANDERSEN 400 SERIES DBL HUNG TW24310 DP30 W5 11 ANDERSEN 400 SERIES DBL HUNG TW2442 DP30 2-TEMPERED W6 11 ANDERSEN 400 SERIES DBL HUNG TW2446 DP30 W7 5 ANDERSEN 400 SERIES DBL HUNG TW2646 DP30 W8 2 ANDERSEN 400 SERIES DBL HUNG TW28410 DP30 R 6 ANDERSEN 400 SERIES DBL HUNG VARIES DP30 EXISTING WINDOW REPLACE IN KIND EXTERIOR DOOR SCHEDULE PLAN NUMBER QTY MANUFACTURER SERIES / TYPE DESCRIPTION MODEL # / SIZE LOCATION D1 1 ANDERSEN 400 SERIES FRENCHWOOD GLIDING PATIO DOOR FWG60611 SUN ROOM D2 2 T.B.D.GARAGE EXTERIOR INSWING 9-LIGHT 2-PANEL 2'-8" W. x 6'-8" H. GARAGE D3 2 T.B.D. GARAGE OVERHEAD CARRIAGE STYLE 8'-0"W. x 7'-0" H. GARAGE E NA EXTERIOR EXISTING EXTERIOR DOOR TO REMAIN VARIES A2 1/ 4 " = 1 ' - 0 " ww w . m c p h e e b u i l d i n g . c o m MA S I R E S I D E N C E 13 8 2 R O U T E 1 3 4 , P . O . B O X 7 9 9 E A S T D E N N I S , M A 0 2 6 4 1 - 0 7 9 9 16 8 H I G H L A N D M O O R S D R I V E , B R E W S T E R , M A Mc P h e e A s s o c i a t e s , I n c . ph o n e : 1 - 5 0 8 - 3 8 5 - 2 7 0 4 f a x : 1 - 5 0 8 - 3 8 5 - 7 5 0 9 1 ## 2 RE V I S I O N S 3 4 DR A W N B Y : ## A D E S I G N B U I L D C O M P A N Y Mc P h e e A s s o c i a t e s OF C A P E C O D SC A L E : DATE: AUGUST 9, 2023 AL L R I G H T S R E S E R V E D ( c ) 2 0 2 3 C O P Y R I G H T M C P H E E A S S O C I A T E S I N C . - R E P R O D U C T I O N S W I T H W R I T T E N C O N S E N T O F M C P H E E A S S O C I A T E S I N C O N L Y DZ REAR ELEVATION SCALE: 1/4" = 1'-0"1 LEFT ELEVATION SCALE: 1/4" = 1'-0"2 4 A10 4 A10 24'-4" EXISTING GARAGE 101 24 ' - 0 " KITCHEN 105 EXISTING SUN ROOM 103 DN. 8" EXIST'G LAV. 107 EXIST'G HALL 106 EXISTING LIVING ROOM 102 28 ' - 0 " CLOSET EXIST'G ENTRY 108 UP 13R. DN. BREAKFAST 104 WB FP WOOD STORAGE 36"W. REF.OPEN EXIST'G WALL FOR NEW 6'-0"W. CASED OPENING PROVIDE (2) 134" x 912" LVL HEADER 1ST FL PRIMARY BEDRM. 114 REPLACE SWING DOOR W/ NEW POCKET DOOR FAMILY RM. 110 8'-0"x3'-0" ISLAND COVERED PORCH LINEN KING BED HALL 111 DINING AREA 109 WASH SHOWER BATH 113 LAUNDRY 112 DRY DECK PROVIDE NEW 6'W. SLIDER CLOSET COUNTER 32 ' - 0 " 17'-0" 1'-4" 4'-4"13'-0"14'-0" 12 ' - 6 " 3' - 2 " 10" SQ. COLUMNS DN. 3' - 0 " 3' - 6 12" 6'-0"8'-0" 4' - 0 12" 36"W. RANGE CL O S E T 8'-612" EXIST'G B.I. ADD EXTERIOR STEP PER NEW LOWER DECK ELEVATION 6' - 0 " 34 ' - 0 " NEW FP SURROUND TO REPLACE EXIST'G MANTEL NEW 4' x 6' RINSE STATION NEW FULL HT. KITCHEN STORAGE 1112" ±7 ' - 1 1 " D E C K DN. 2R DN. 5" UP DN. 3R DN. 2' - 8 " x 6 ' - 1 1 " 2'- 8 " x 6 ' - 1 1 " EXIST'G EXIST'G EXIST'G ±26'-10" DECK ±1 7 ' - 1 1 " D E C K 12'-134"30'-812" REMOVE EXIST'G BAY WINDOW AND REPLACE W/ PAIR DBL. HUNG REMOVE EXIST'G PARTITION WALL ALL NEW KITCHEN CABINETRY AND APPLIANCES REMOVE EXIST'G OUTDOOR SHOWER DN. 2R DW 51'-4" W7W7W7 W1 1'-4" 4'-112" 4' - 7 " 4' - 0 " 2 A10 2 A10 2' - 8 " x 6 ' - 8 " 1 A10 1 A10 3 A10 3 A10 EXIST'G B.I. 2'-6"x6 ' - 8 " 2'-8"x6'-8" (2x) 2'-6"x6'-8" 2 ' - 6 " x 6 ' - 8 " REFRAME EXISTING DECK @ SINGLE LEVEL. NEW DECK MUST NOT EXTEND ANY FURTHER TOWARDS COASTAL BANK (NORTH) THEN EXISTING DECK ±2'-6"±19'-4"4' - 0 " 6' - 0 " 1'-1114"2'-918"2'-918"2'-918"1'-1114" W6 W6 W6 W6 D1 3' - 0 " 3' - 0 " 4'-412"2'-1118"6'-438"2'-918"5'-778"2'-918"5'-1012" W6 W3 W3 W3 W3W6W6 ±5'-6"±10'-3"±8'-7"5'-614"3'-118"5'-434" ±7 ' - 0 " ±1 0 ' - 0 " ±7 ' - 0 " R R D3D3 D2 D2 ±4'-1134" ±6 ' - 1 1 12" R W8 W8 ±2 ' - 0 " R 5'-912"6'-378"2'-1118"2'-358" 4' - 0 " 4'-112" 4:12 PITCH 5'-0"3'-612" 3' - 4 12" 5'-1012" 3' - 5 " 2' - 2 " 4' - 0 34" 6' - 0 12" 9' - 9 34" 8' - 1 1 " 3' - 2 " W5 W5 W6 W6 8' - 1 1 " 7' - 5 " 2' - 5 12" 2' - 9 18" 7' - 3 38" W4 W4 W6 W6 5'-678"2'-1118"2'-1118"5'-678" EE 8'-8"8'-114" W7 W7 4' - 8 12" 2'-10"5'-4" 3'-10"5'-0" 8'-10" 2' - 4 12" 2'-8"x6'-8" C.O.6'-1"2'-0" RAISE DOOR PER NEW DECK HEIGHT AND PROVIDE INTERIOR LANDING3' - 6 " 69'-8" 1A1 2A1 1 A.2 2A2 UP 66 ' - 0 " 32 ' - 0 " 4'-6"x2'-6" R.O. FOR PULL DN. ATTIC ACCESS LADDER ABOVE LADDER PROJECTION CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL ATTIC TRANSOM 3' - 9 34" 7' - 2 12" ±4'-1"3'-612"3'-612"4'-734"CL 4'-1114" REMOVE EXIST'G WINDOW CL TE M P E R E D A3 1/ 4 " = 1 ' - 0 " ww w . m c p h e e b u i l d i n g . c o m MA S I R E S I D E N C E 13 8 2 R O U T E 1 3 4 , P . O . B O X 7 9 9 E A S T D E N N I S , M A 0 2 6 4 1 - 0 7 9 9 16 8 H I G H L A N D M O O R S D R I V E , B R E W S T E R , M A Mc P h e e A s s o c i a t e s , I n c . ph o n e : 1 - 5 0 8 - 3 8 5 - 2 7 0 4 f a x : 1 - 5 0 8 - 3 8 5 - 7 5 0 9 1 ## 2 RE V I S I O N S 3 4 DR A W N B Y : ## A D E S I G N B U I L D C O M P A N Y Mc P h e e A s s o c i a t e s OF C A P E C O D SC A L E : DATE: AUGUST 9, 2023 AL L R I G H T S R E S E R V E D ( c ) 2 0 2 3 C O P Y R I G H T M C P H E E A S S O C I A T E S I N C . - R E P R O D U C T I O N S W I T H W R I T T E N C O N S E N T O F M C P H E E A S S O C I A T E S I N C O N L Y DZ 1ST FLOOR PLAN SCALE: 1/4" = 1'-0"1 PRIMARY BATH 202 EXISTING 2ND FL PRIMARY BEDRM. 201 EXISTING BEDROOM 203 BATH 204 EXISTING HALL 205 LINEN DN. 13R. EX I S T I N G C L O S E T EXIST'G CLOSET DN. 13R. EXISTING BEDROOM 206 BATH 207 RELOCATE ATTIC ACCESS EX I S T I N G C L O S E T EXISTING ROOF BELOW LI N E N 2' - 0 " x 3 ' - 0 " DB L . V A N I T Y OPTION TO EXPAND SHOWER AND REMOVE EXIST'G WINDOW AND ALCOVE NEW DOORS @ EXIST'G CLOSET 3'-712" 6'-0"5'-1" 4'-9"4'-9"21'-10" NEW NANTUCKET DORMER REMOVE EXIST'G WINDOW NE W 5 ' - 1 0 " V A N I T Y PROPOSED ROOF BELOW PROPOSED ROOF BELOW EXISTING CLOSETSHOWER QUEEN BED QUEEN BED NE W 5 ' - 0 " V A N I T Y OPTIONAL SHELVES 6'-0" 3'-712"17'-1" NEW NANTUCKET DORMER EXISTING ROOF BELOW EXISTING ROOF BELOW 24'-4"14'-0"31'-4" 28 ' - 0 " 12 ' - 6 " 19 ' - 6 " 17'-0" 14'-0" 24'-4" 24 ' - 0 " 4'-712" W5 W2 W5 W5 W5 W5W5W5W5W5 R R 4'-4"13'-0" 1 A10 1 A10 3 A10 3 A10 4 A10 4 A10 2 A10 2 A10 2'-918"5'-678"2'-918"4'-712"5'-0"7'-312"2'-918"6'-538"2'-918"3'-1"2'-0"2'-0"2'-0" 3'-0"3'-0"2'-612"2'-612" 14'-0" 2'-0" 14 ' - 5 " 2' - 8 12" 10 ' - 1 0 12" 60 ' - 0 " 3'-0"3'-0" W3 W3 3'-3"4'-5"4'-5"3'-3"3'-3"3'-3" W2W3 W3 6'-6"8'-10"6'-6" 17'-4"12'-8" 1'-4" PROPOSED PORCH ROOF BELOW EXISTING ROOF BELOW 51'-4" 69'-8" EXISTING CHIMNEY BENCH SHOWER 2'-0 " x 6 ' - 8 " 2' - 0 " 2' - 0 " 2' - 0 " 3' - 3 " 1' - 3 " 2' - 1 0 12" 2' - 3 12" 10 ' - 4 " 5'-1"3'-912" 2' - 0 " 2' - 0 " 20 ' - 0 " 10 ' - 0 " 2' - 4 " 2' - 0 " 8"8" 2' - 4 " 2' - 0 " 2'-412"6'-912" 3' - 3 12" 6' - 1 " 3' - 0 " 4'-10"4'-4"2'-312" 9' - 4 12" EX I S T I N G 10 : 1 2 P I T C H EX I S T I N G 10 : 1 2 P I T C H 4:12 PITCH 1A1 2A1 1 A.2 2A2 CL CL CL CL CL CL CL CL CL CL CL CL CLCL CL CL CL TEMPERED TEMPERED TEMPERED 4:12 PITCH 10:12 PITCH 10:12 PITCH A4 1/ 4 " = 1 ' - 0 " ww w . m c p h e e b u i l d i n g . c o m MA S I R E S I D E N C E 13 8 2 R O U T E 1 3 4 , P . O . B O X 7 9 9 E A S T D E N N I S , M A 0 2 6 4 1 - 0 7 9 9 16 8 H I G H L A N D M O O R S D R I V E , B R E W S T E R , M A Mc P h e e A s s o c i a t e s , I n c . ph o n e : 1 - 5 0 8 - 3 8 5 - 2 7 0 4 f a x : 1 - 5 0 8 - 3 8 5 - 7 5 0 9 1 ## 2 RE V I S I O N S 3 4 DR A W N B Y : ## A D E S I G N B U I L D C O M P A N Y Mc P h e e A s s o c i a t e s OF C A P E C O D SC A L E : DATE: AUGUST 9, 2023 AL L R I G H T S R E S E R V E D ( c ) 2 0 2 3 C O P Y R I G H T M C P H E E A S S O C I A T E S I N C . - R E P R O D U C T I O N S W I T H W R I T T E N C O N S E N T O F M C P H E E A S S O C I A T E S I N C O N L Y DZ 2ND FLOOR PLAN SCALE: 1/4" = 1'-0"1 1 A10 1 A10 3 A10 3 A10 4 A10 4 A10 2 A10 2 A10 SOLAR INFORMATION ZONE LOCATION ORIENTATION AREA PBR ROOF 263° 136 SF BEDRM. 203 ROOF 173°83 SF TOTAL AREA 219 SF MINIMUM REQUIRED: 300 SF MINIMUM ZONE AREA 80 SF ORIENTATION ALLOWED BT 110 AND 270 DEGREES OF DUE NORTHALLOWED EXPOSURE FOR SOLAR PANELS 110° 270° 0° NORTH 1ST FLOOR ROOF 10 PITCH 136 SF SOLAR READY 2ND FLOOR ROOF 4 PITCH 83 SF SOLAR READY PI T C H ±2 . 5 : 1 2 PI T C H 4: 1 2 PI T C H 10 : 1 2 PI T C H 10 : 1 2 PI T C H 10 : 1 2 PI T C H 10 : 1 2 PI T C H 10 : 1 2 PI T C H ±3 . 5 : 1 2 PI T C H 10 : 1 2 PI T C H 10 : 1 2 PI T C H ±3 . 5 : 1 2 PI T C H 10 : 1 2 PI T C H 10 : 1 2 PI T C H 4: 1 2 PI T C H 4: 1 2 PITCH 10:12 PITCH 10:12 PITCH 4:12 PITCH 10:12 PITCH 10:12 PITCH 10:12 PITCH 10:12 PITCH 10:12 PITCH 10:12 PITCH 10:12 PITCH 10:12 PITCH 10:12 1A1 2A1 1 A.2 2A2 A5 1/ 4 " = 1 ' - 0 " ww w . m c p h e e b u i l d i n g . c o m MA S I R E S I D E N C E 13 8 2 R O U T E 1 3 4 , P . O . B O X 7 9 9 E A S T D E N N I S , M A 0 2 6 4 1 - 0 7 9 9 16 8 H I G H L A N D M O O R S D R I V E , B R E W S T E R , M A Mc P h e e A s s o c i a t e s , I n c . ph o n e : 1 - 5 0 8 - 3 8 5 - 2 7 0 4 f a x : 1 - 5 0 8 - 3 8 5 - 7 5 0 9 1 ## 2 RE V I S I O N S 3 4 DR A W N B Y : ## A D E S I G N B U I L D C O M P A N Y Mc P h e e A s s o c i a t e s OF C A P E C O D SC A L E : DATE: AUGUST 9, 2023 AL L R I G H T S R E S E R V E D ( c ) 2 0 2 3 C O P Y R I G H T M C P H E E A S S O C I A T E S I N C . - R E P R O D U C T I O N S W I T H W R I T T E N C O N S E N T O F M C P H E E A S S O C I A T E S I N C O N L Y DZ ROOF PLAN SCALE: 1/4" = 1'-0"1 DN. EXISTING GARAGE SLAB EXISTING BASEMENT PROPOSED CRAWL SPACE 8' - 3 " 8' - 3 " 8'-7"8'-7"8'-7" 25'-9" 8'-8"8'-114" 4' - 7 " 16 ' - 6 " 4'-4"12'-8" 1'-4" 13'-0" 32 ' - 0 " 17'-0" 1'-4" PROPOSED 4'x6' RINSE STATION ABOVE CUT CRAWL SPACE ACCESS OP'G @ EXIST'G FNDN WALL (3) 2x8 P.T. FLUSH (3) 2x8 P.T. FLUSH (2) 2x10 P.T. FLUSH EXISTING SUNRM. FNDN (2) 2x10 FLUSH EL.= +/- 32'-6" TOP OF FNDN. EL.= 27'-6" BOTT. OF FTG. MATCH EXISTING 12" Ø SONOTUBES ON BIGFOOT BF28 FOOTINGS 6x6 P.T. POSTS ON 12" Ø SONOTUBES ON CONTINUOUS CONCRETE FOOTING CL CL CL CL CL CL CL CL CL 4 A10 4 A10 2 A10 2 A10 1 A10 1 A10 3 A10 3 A10 2 A6 2 A6 EXISTING BASEMENT SCALE: SECTION: CRAWL SPACE 1/2" = 1'-0"2 10" ±4 ' - 2 " 3' - 1 0 " M I N . PROP. 2x10 FLOOR JOISTS @ 16" O.C. ALIGN PROP. FLOOR W/ EXISTING 2x6 P.T. (OR EQUAL) SILL W/5/8" ANCHOR BOLTS EMBEDDED V @ 24" O.C. W/SIMPSON #BPS 5/8-3 BEARING PLATE (OR EQUAL) (3) ROWS OF #5 REBAR W/IN 3"-4" OF BOTTOM 5" POURED CONC. SLAB, 4000 PSI, TYP. 20"x10" CONTINUOUS FOOTING, W/CONTINUOUS KEY (2) ROWS OF #4 REBAR TOP & BOTTOM 10" x 5'-10" POURED CONC. WALL, 3500 PSI 20" 5"10"5" **GROUND ALL STEEL IN FOUNDATION WALLS PER CODE** HOLDOWN STRAP LOCATIONS ON THIS PLAN MUST BE REVIEWED W/MCPHEE PERSONAL BEFORE INSTALLATION & ARE SUBJECT TO FINAL STRUCTURAL ENGINEERING. (MATCH EXISTING)1ST FLOOR ROUGH33'-5 1/2" (MATCH EXISTING)TOP OF FNDN32'-6" ROUGH SLAB28'-9" BOTT. OF FOOTING27'-6" A6 1/ 4 " = 1 ' - 0 " ww w . m c p h e e b u i l d i n g . c o m MA S I R E S I D E N C E 13 8 2 R O U T E 1 3 4 , P . O . B O X 7 9 9 E A S T D E N N I S , M A 0 2 6 4 1 - 0 7 9 9 16 8 H I G H L A N D M O O R S D R I V E , B R E W S T E R , M A Mc P h e e A s s o c i a t e s , I n c . ph o n e : 1 - 5 0 8 - 3 8 5 - 2 7 0 4 f a x : 1 - 5 0 8 - 3 8 5 - 7 5 0 9 1 ## 2 RE V I S I O N S 3 4 DR A W N B Y : ## A D E S I G N B U I L D C O M P A N Y Mc P h e e A s s o c i a t e s OF C A P E C O D SC A L E : DATE: AUGUST 9, 2023 AL L R I G H T S R E S E R V E D ( c ) 2 0 2 3 C O P Y R I G H T M C P H E E A S S O C I A T E S I N C . - R E P R O D U C T I O N S W I T H W R I T T E N C O N S E N T O F M C P H E E A S S O C I A T E S I N C O N L Y DZ FOUNDATION PLAN SCALE: 1/4" = 1'-0"1 (3) 2x8 P.T. FLUSH (3) 2x8 P.T. FLUSH (2) 2x10 P.T. FLUSH (2) 2x10 FLUSH 6"x6 " P T P O S T 6"x6 " P T P O S T 2x8 P.T. DECK JOISTS @ 12" O.C. 2x8 P.T. DECK JOISTS @ 12" O.C. 2x 1 0 F L O O R J O I S T S A T 1 6 " O . C . 2x8 P.T. LEDGER 2x8 P.T. LEDGER 2x 8 P . T . LE D G E R (3) 2x8 P.T. FLUSH (3) 2x8 P.T. FLUSH (2) 2x10 P.T. FLUSH 2x8 P.T. DECK JOISTS @ 12" O.C. EXISTING 1ST FLOOR FRAMING EXISTING SUNRM. FL. FRAMING EXISTING 1ST FLOOR FRAMING EXISTING GARAGE SLAB STRUCTURAL: ·LALLY COLUMNS INSTALLED TIGHT TO BEAMS & PLATES CONNECTED ·POINT LOAD BEARING - SOLID BLOCKED AND CONTINUOUS ·BASEMENT BEAM HAS SOLID BEARING AT POCKETS, NO WOOD SHIMS ·ALL HURRICANE CLIPS, TIE DOWNS , HANGERS ETC. INSTALLED & NAILED OFF COMPLETELY ·ALL JACKS SHALL BE TIGHT TO STRUCTURAL HEADERS, ANY FURRING DOWN OF OPENING SHALL BE BETWEEN JACKS. ·JACKS SHALL NOT BEAR ON SILL COMPONENTS , THEY ARE TO RUN CONTINUOUS FROM HEADER TO BOTTOM PLATE ·CRACKED OR SPLIT STRUCTURAL MEMBERS SHOULD NOT BE USED ·LVLS & PSLS IN PLACE PER STRUCTURAL PLANS, TIMBERLOCKED TOGETHER ·COLLAR TIES WHERE REQUIRED ·CONNECTIONS IN GENERAL ARE TIGHT & SECURE ·JOIST SPACED PER PLAN, BEARING AT ENDS ·ROOF SHEATHING BROKEN BACK FROM ROOF RIDGE VENT CLEARANCE - SHEATHING TO MEET OVER RIDGE 1 FOOT FROM GABLE ENDS AND 1 FOOT BACK FROM INTERSECTION OF RIDGE AT CHECK WALLS/OTHER ROOFS. SHEATHING SHOULD MEET IF NO VENT. GENERAL: ·BLOCKING - FIRE - AS REQUIRED BY CODE - MID SPAN, ALL WALLS OVER 8 FT. - SHOWERS - 2X10 AROUND PERIMETER OF BASE ·ROUGH OPENINGS - CHECK FOR CORRECT SIZE, PLUMB AND WIND ·MEDICINE CABINETS - IF RECESSED ARE THEY FRAMED? ·PLYWOOD BREAKS ON JOIST, STUD, OR RAFTERS (NO BLOCKING) ·FLOOR PLYWOOD GLUED AND NAILED & CHECKED FOR SOFT SPOTS & SQUEAKS ·ALL WALLS - PLUMB, SQUARE, STRAIGHT AND DIMENSIONALLY CORRECT ·CABINET AND VANITY WALLS DOUBLE CHECKED FOR STRAIGHTNESS ·STRAPPING - NAILED OFF AND STRAIGHT ·NAILERS - ALL MISCELLANEOUS NAILERS FOR SHEET ROCK ARE IN PLACE ·PLATFORM TUB DIMENSIONS ARE VERIFIED CORRECT IF APPLICABLE ·STAIRS - FINISH TREAD THICKNESS/ RISE / RUN / WIDTH / HEADROOM / SPECIAL DETAILS VERIFIED ·CONFIRM ½ WALL STABILITY ·PROVIDE 2X WIND BLOCKING IN RAFTER BAYS; TYPICAL ·SKY LIGHTS PADDED FOR SHEET ROCK IF APPLICABLE ·STUDS - TWISTED OR LOOSE (TOE NAILED) REPLACE AS NEEDED ·BOTH TOP AND BOTTOM WALL PLATES TO BREAK ON STUD ·DUCT CHASES HEADED OFF ·JOISTS SPACED FOR PLUMBING - TOILET WASTE NEEDS 3” CLEAR ·BATH VALVE WALLS HAVE 16” CLEAR BAY CENTERED FOR VALVE ·SCUTTLES IN PROPER PLACE ·HEADER HEIGHTS AND DROPPED CEILING HEIGHTS ARE VERIFIED CORRECT ·INTERIOR PARTITIONS TIGHT TO STRAPPING ·INTERIOR BEARING PARTITIONS - TOP PLATE TIGHT TO JOISTS ·ALL HEADERS, JACK / STUD COMBOS & CORNERS SHALL BE NAILED THROUGH BOTH SIDES ·ALL HEADERS TO BE NAILED THROUGH KING STUDS ·SILLS TO BE TOE NAILED TO JACKS AS WELL AS NAILED TO CRIPPLES ·ALL WALL PLATES SHALL BREAK ON STUD LAYOUT ·EXTERIOR WALL BOTTOM PLATES TO BE SEALED TO DECK WITH CONSTRUCTION ADHESIVE ·RIGID INSULATION TO BE INSTALLED IN EXTERIOR WALL PARTITION BACKERS & IN HEADERS (2X6 WALL) IN LIEU OF PLYWOOD ·FRAME IN VESTIBULE AT BULKHEAD AND INSTALL PLYWOOD ON BULKHEAD SIDE ·FRAME IN TILED SHOWER HEADERS WHERE APPLICABLE ·INSTALL VERTICAL 1x5 KOMA ON EITHER SIDE OF OVERHEAD GARAGE DOORS AS WELL AS ABOVE TO RECEIVE TRACKS AND OPENER SPRINGS. INCLUDE ALL RELATED BLOCKING EXTERIOR TRIM & MILLWORK: ·PAINTED TRIM (IF APPLICABLE) IS BACK PRIMED INCLUDING ALL FRESH CUT EDGES ·PVC TRIM JOINTS TO BE GLUED WITH BOND N FILL OR EQUAL ·PVC TRIM TO BE FASTENED W/SCREWS OR HEADED NAILS, NO FINISH NAILS OR BRADS ·NAILS ARE SET FOR PAINT, FLUSH FOR NATURAL TRIM; NAILS SHALL NOT STAND PROUD OF TRIM ·TRIM IS STRAIGHT AND TRUE, JOINTS ARE FLUSH, TRIM IS DAMAGE FREE ·SOFFIT VENT NEAT AND CONTINUOUS ·HOLD TRIM ¼ INCH AWAY FROM ROOF SHINGLES 1 INCH BELOW THE DROP OF FOUNDATION ·TOE KICKS AT DOORS ARE SUPPORTING SILLS ·FRIEZE BOARDS, BOTTOM OF WINDOW CASINGS AND WINDOW APRONS ARE RABBETED ¼” DEEP X 1” HIGH FOR SIDEWALL SHINGLES, 2ND TO LAST COURSE TO GO UNDER, LAST COURSE TO BUTT TRIM ·FABRICATE RABBETED LIGHT & VENT BLOCKS & TACK IN PLACE FOR FINAL INSTALL BY OTHERS ·DOOR LEAD TO HAVE FOLDED - NOT CUT - CORNERS, FOLD LEAD UP, INSTALL TEMPORARY ¾ (STRAPPING) BOARD & TRIM LEAD ALONG TOP OF STRAPPING ·INSTALL WINDOWS WITH FLEX WRAP PANS TO BE FOLDED UP AND STAPLED TO INSIDE WINDOW SILL, UNLESS OTHERWISE NOTED ·INSTALL WINDOWS AND DOORS PLUMB, LEVEL & SHIMMED TO MANUFACTURER'S SPECS PRIOR TO INSTALLATION OF EXTERIOR TRIM. ·CHECK THAT ALL WINDOWS & DOORS OPERATE SMOOTHLY ·CONFIRM ALL TEMPERED UNITS ARE IN CORRECT LOCATION ·ENTRY DOORS OTHER THAN SLIDERS/PATIO, ARE SHIMMED UP ½” FROM SUB FLOOR ·BUILDING PAPER - ALL EXTERIOR TRIM SHALL HAVE TARPAPER BENEATH IT AT ALL SEAMS WHERE IT MEETS SIDING. ALL ICE & WATER, VYCOR, ETC. SHALL BE INSTALLED SO THAT BUILDING PAPER CAN BE SLIPPED UNDER IT SO OVERLAP IS CONTINUOUS FROM THE TOP DOWN. DO NOT LEAVE I&W OR VYCOR STUCK TO THE SHEATHING. ·RETURN AFTER SIDING TO CUT DOWN CORNER BOARDS SITE CONDITIONS: ·REMOVE ALL STAGING, TEMPORARY BRACING, CLEATS ETC. ·ALL LOW SILL HEIGHT SECOND FLOOR WINDOW OPENINGS SHALL HAVE A 2X4 SAFETY RAIL NAILED OVER THE OPENING UNTIL WINDOW IS SET. ·ALL HOLES IN 1ST AND 2ND FLOORS SHALL BE COVERED OVER FOR SAFETY; BALCONIES AND STAIRWELLS SHALL HAVE TEMPORARY RAILS. ·ALL MATERIAL SHALL BE KEPT IN NEAT PILES AND JOB SITE SHALL BE CLEANED EACH DAY. ·ALL LUMBER PILES TO BE COVERED FOR PROTECTION ·IF PROJECT IS A RENOVATION, EXISTING STRUCTURE TO BE WEATHER TIGHT NIGHTLY ·ALL TRASH TO BE PUT IN DUMPSTER OR ON-SITE BARRELS. MCPHEE LABOR IS PROVIDED TO EMPTY BARRELS AS NEEDED NOT TO CLEAN UP SITE BEHIND SUBCONTRACTORS. FRAMING REQUIREMENTS A7 1/ 4 " = 1 ' - 0 " 1ST FLOOR FRAMING PLAN SCALE: 1/4" = 1'-0"1 ww w . m c p h e e b u i l d i n g . c o m MA S I R E S I D E N C E 13 8 2 R O U T E 1 3 4 , P . O . B O X 7 9 9 E A S T D E N N I S , M A 0 2 6 4 1 - 0 7 9 9 16 8 H I G H L A N D M O O R S D R I V E , B R E W S T E R , M A Mc P h e e A s s o c i a t e s , I n c . ph o n e : 1 - 5 0 8 - 3 8 5 - 2 7 0 4 f a x : 1 - 5 0 8 - 3 8 5 - 7 5 0 9 1 ## 2 RE V I S I O N S 3 4 DR A W N B Y : ## A D E S I G N B U I L D C O M P A N Y Mc P h e e A s s o c i a t e s OF C A P E C O D SC A L E : DATE: AUGUST 9, 2023 AL L R I G H T S R E S E R V E D ( c ) 2 0 2 3 C O P Y R I G H T M C P H E E A S S O C I A T E S I N C . - R E P R O D U C T I O N S W I T H W R I T T E N C O N S E N T O F M C P H E E A S S O C I A T E S I N C O N L Y DZ EXISTING 1ST FL. CEILING FRAMING THIS AREA TO REMAIN EXISTING 1ST FL. CEILING FRAMING THIS AREA TO REMAIN 2x 8 1 S T F L O O R C L G J O I S T S A T 1 6 " O . C . 2x6 PORCH CLG. JOISTS @ 16" O.C. 6" x 6 " P T P O S T 6" x 6 " P T P O S T (2 ) 2 x 1 0 R A F T E R (2 ) 2 x 1 0 R A F T E R (2 ) 1 34" x 9 14" L V L R A F T E R (2 ) 1 34" x 9 14" L V L R A F T E R (3) 2x10 P.T. DROPPED 2x8 CLG JOISTS AT 16" O.C.2x8 CLG JOISTS AT 16" O.C. ATTIC LADDER OP'G STRUCTURAL: ·LALLY COLUMNS INSTALLED TIGHT TO BEAMS & PLATES CONNECTED ·POINT LOAD BEARING - SOLID BLOCKED AND CONTINUOUS ·BASEMENT BEAM HAS SOLID BEARING AT POCKETS, NO WOOD SHIMS ·ALL HURRICANE CLIPS, TIE DOWNS , HANGERS ETC. INSTALLED & NAILED OFF COMPLETELY ·ALL JACKS SHALL BE TIGHT TO STRUCTURAL HEADERS, ANY FURRING DOWN OF OPENING SHALL BE BETWEEN JACKS. ·JACKS SHALL NOT BEAR ON SILL COMPONENTS , THEY ARE TO RUN CONTINUOUS FROM HEADER TO BOTTOM PLATE ·CRACKED OR SPLIT STRUCTURAL MEMBERS SHOULD NOT BE USED ·LVLS & PSLS IN PLACE PER STRUCTURAL PLANS, TIMBERLOCKED TOGETHER ·COLLAR TIES WHERE REQUIRED ·CONNECTIONS IN GENERAL ARE TIGHT & SECURE ·JOIST SPACED PER PLAN, BEARING AT ENDS ·ROOF SHEATHING BROKEN BACK FROM ROOF RIDGE VENT CLEARANCE - SHEATHING TO MEET OVER RIDGE 1 FOOT FROM GABLE ENDS AND 1 FOOT BACK FROM INTERSECTION OF RIDGE AT CHECK WALLS/OTHER ROOFS. SHEATHING SHOULD MEET IF NO VENT. GENERAL: ·BLOCKING - FIRE - AS REQUIRED BY CODE - MID SPAN, ALL WALLS OVER 8 FT. - SHOWERS - 2X10 AROUND PERIMETER OF BASE ·ROUGH OPENINGS - CHECK FOR CORRECT SIZE, PLUMB AND WIND ·MEDICINE CABINETS - IF RECESSED ARE THEY FRAMED? ·PLYWOOD BREAKS ON JOIST, STUD, OR RAFTERS (NO BLOCKING) ·FLOOR PLYWOOD GLUED AND NAILED & CHECKED FOR SOFT SPOTS & SQUEAKS ·ALL WALLS - PLUMB, SQUARE, STRAIGHT AND DIMENSIONALLY CORRECT ·CABINET AND VANITY WALLS DOUBLE CHECKED FOR STRAIGHTNESS ·STRAPPING - NAILED OFF AND STRAIGHT ·NAILERS - ALL MISCELLANEOUS NAILERS FOR SHEET ROCK ARE IN PLACE ·PLATFORM TUB DIMENSIONS ARE VERIFIED CORRECT IF APPLICABLE ·STAIRS - FINISH TREAD THICKNESS/ RISE / RUN / WIDTH / HEADROOM / SPECIAL DETAILS VERIFIED ·CONFIRM ½ WALL STABILITY ·PROVIDE 2X WIND BLOCKING IN RAFTER BAYS; TYPICAL ·SKY LIGHTS PADDED FOR SHEET ROCK IF APPLICABLE ·STUDS - TWISTED OR LOOSE (TOE NAILED) REPLACE AS NEEDED ·BOTH TOP AND BOTTOM WALL PLATES TO BREAK ON STUD ·DUCT CHASES HEADED OFF ·JOISTS SPACED FOR PLUMBING - TOILET WASTE NEEDS 3” CLEAR ·BATH VALVE WALLS HAVE 16” CLEAR BAY CENTERED FOR VALVE ·SCUTTLES IN PROPER PLACE ·HEADER HEIGHTS AND DROPPED CEILING HEIGHTS ARE VERIFIED CORRECT ·INTERIOR PARTITIONS TIGHT TO STRAPPING ·INTERIOR BEARING PARTITIONS - TOP PLATE TIGHT TO JOISTS ·ALL HEADERS, JACK / STUD COMBOS & CORNERS SHALL BE NAILED THROUGH BOTH SIDES ·ALL HEADERS TO BE NAILED THROUGH KING STUDS ·SILLS TO BE TOE NAILED TO JACKS AS WELL AS NAILED TO CRIPPLES ·ALL WALL PLATES SHALL BREAK ON STUD LAYOUT ·EXTERIOR WALL BOTTOM PLATES TO BE SEALED TO DECK WITH CONSTRUCTION ADHESIVE ·RIGID INSULATION TO BE INSTALLED IN EXTERIOR WALL PARTITION BACKERS & IN HEADERS (2X6 WALL) IN LIEU OF PLYWOOD ·FRAME IN VESTIBULE AT BULKHEAD AND INSTALL PLYWOOD ON BULKHEAD SIDE ·FRAME IN TILED SHOWER HEADERS WHERE APPLICABLE ·INSTALL VERTICAL 1x5 KOMA ON EITHER SIDE OF OVERHEAD GARAGE DOORS AS WELL AS ABOVE TO RECEIVE TRACKS AND OPENER SPRINGS. INCLUDE ALL RELATED BLOCKING EXTERIOR TRIM & MILLWORK: ·PAINTED TRIM (IF APPLICABLE) IS BACK PRIMED INCLUDING ALL FRESH CUT EDGES ·PVC TRIM JOINTS TO BE GLUED WITH BOND N FILL OR EQUAL ·PVC TRIM TO BE FASTENED W/SCREWS OR HEADED NAILS, NO FINISH NAILS OR BRADS ·NAILS ARE SET FOR PAINT, FLUSH FOR NATURAL TRIM; NAILS SHALL NOT STAND PROUD OF TRIM ·TRIM IS STRAIGHT AND TRUE, JOINTS ARE FLUSH, TRIM IS DAMAGE FREE ·SOFFIT VENT NEAT AND CONTINUOUS ·HOLD TRIM ¼ INCH AWAY FROM ROOF SHINGLES 1 INCH BELOW THE DROP OF FOUNDATION ·TOE KICKS AT DOORS ARE SUPPORTING SILLS ·FRIEZE BOARDS, BOTTOM OF WINDOW CASINGS AND WINDOW APRONS ARE RABBETED ¼” DEEP X 1” HIGH FOR SIDEWALL SHINGLES, 2ND TO LAST COURSE TO GO UNDER, LAST COURSE TO BUTT TRIM ·FABRICATE RABBETED LIGHT & VENT BLOCKS & TACK IN PLACE FOR FINAL INSTALL BY OTHERS ·DOOR LEAD TO HAVE FOLDED - NOT CUT - CORNERS, FOLD LEAD UP, INSTALL TEMPORARY ¾ (STRAPPING) BOARD & TRIM LEAD ALONG TOP OF STRAPPING ·INSTALL WINDOWS WITH FLEX WRAP PANS TO BE FOLDED UP AND STAPLED TO INSIDE WINDOW SILL, UNLESS OTHERWISE NOTED ·INSTALL WINDOWS AND DOORS PLUMB, LEVEL & SHIMMED TO MANUFACTURER'S SPECS PRIOR TO INSTALLATION OF EXTERIOR TRIM. ·CHECK THAT ALL WINDOWS & DOORS OPERATE SMOOTHLY ·CONFIRM ALL TEMPERED UNITS ARE IN CORRECT LOCATION ·ENTRY DOORS OTHER THAN SLIDERS/PATIO, ARE SHIMMED UP ½” FROM SUB FLOOR ·BUILDING PAPER - ALL EXTERIOR TRIM SHALL HAVE TARPAPER BENEATH IT AT ALL SEAMS WHERE IT MEETS SIDING. ALL ICE & WATER, VYCOR, ETC. SHALL BE INSTALLED SO THAT BUILDING PAPER CAN BE SLIPPED UNDER IT SO OVERLAP IS CONTINUOUS FROM THE TOP DOWN. DO NOT LEAVE I&W OR VYCOR STUCK TO THE SHEATHING. ·RETURN AFTER SIDING TO CUT DOWN CORNER BOARDS SITE CONDITIONS: ·REMOVE ALL STAGING, TEMPORARY BRACING, CLEATS ETC. ·ALL LOW SILL HEIGHT SECOND FLOOR WINDOW OPENINGS SHALL HAVE A 2X4 SAFETY RAIL NAILED OVER THE OPENING UNTIL WINDOW IS SET. ·ALL HOLES IN 1ST AND 2ND FLOORS SHALL BE COVERED OVER FOR SAFETY; BALCONIES AND STAIRWELLS SHALL HAVE TEMPORARY RAILS. ·ALL MATERIAL SHALL BE KEPT IN NEAT PILES AND JOB SITE SHALL BE CLEANED EACH DAY. ·ALL LUMBER PILES TO BE COVERED FOR PROTECTION ·IF PROJECT IS A RENOVATION, EXISTING STRUCTURE TO BE WEATHER TIGHT NIGHTLY ·ALL TRASH TO BE PUT IN DUMPSTER OR ON-SITE BARRELS. MCPHEE LABOR IS PROVIDED TO EMPTY BARRELS AS NEEDED NOT TO CLEAN UP SITE BEHIND SUBCONTRACTORS. FRAMING REQUIREMENTS A8 1/ 4 " = 1 ' - 0 " 1ST & 2ND FLOOR CEILINGS FRAMING PLAN SCALE: 1/4" = 1'-0"1 ww w . m c p h e e b u i l d i n g . c o m MA S I R E S I D E N C E 13 8 2 R O U T E 1 3 4 , P . O . B O X 7 9 9 E A S T D E N N I S , M A 0 2 6 4 1 - 0 7 9 9 16 8 H I G H L A N D M O O R S D R I V E , B R E W S T E R , M A Mc P h e e A s s o c i a t e s , I n c . ph o n e : 1 - 5 0 8 - 3 8 5 - 2 7 0 4 f a x : 1 - 5 0 8 - 3 8 5 - 7 5 0 9 1 ## 2 RE V I S I O N S 3 4 DR A W N B Y : ## A D E S I G N B U I L D C O M P A N Y Mc P h e e A s s o c i a t e s OF C A P E C O D SC A L E : DATE: AUGUST 9, 2023 AL L R I G H T S R E S E R V E D ( c ) 2 0 2 3 C O P Y R I G H T M C P H E E A S S O C I A T E S I N C . - R E P R O D U C T I O N S W I T H W R I T T E N C O N S E N T O F M C P H E E A S S O C I A T E S I N C O N L Y DZ EXISTING RIDGE EXISTING RIDGE 2x10 RAFTERS AT 16" O.C. 2x 1 2 R I D G E B O A R D 2x 1 2 R I D G E B O A R D 2x1 2 V A L L E Y 2 x 1 2 V A L L E Y (2) 134" x 912" LVL (2 ) 1 34" x 9 14" L V L (2 ) 1 34" x 9 14" L V L 2x 1 2 2x12 2x 1 0 R A F T E R S A T 1 6 " O . C . 2x 1 0 R A F T E R S A T 1 6 " O . C . 2x10 RAFTERS AT 16" O.C. OVERFRAME OVERFRAME OVERFRAME 2x 1 0 R A F T E R S A T 1 6 " O . C . 6" x 6 " P T P O S T 6" x 6 " P T P O S T 2x 1 2 R I D G E B O A R D 2x 1 2 R I D G E B O A R D (2 ) 2 x 1 0 (2 ) 2 x 1 0 2x 1 2 R I D G E B O A R D 2x 1 2 R I D G E B O A R D 2x10 RAFTERS AT 16" O.C.2x1 2 V A L L E Y 2x12 2x 1 2 (3) 2x10 P.T. DROPPED ROOF FRAMING NOTES PROVIDE 2x SOLID BLOCKING BT. RAFTERS. MAX. 1" GAP BETWEEN THE UNDERSIDE OF PLYWOOD AND TOP OF BLOCKING SIMPSON H2.5A TIES AT ALL RAFTER TO TOP PLATE CONNECTIONS PROVIDE 2x COLLAR TIES LOCATED W/IN THE TOP THIRD OF THE HEIGHT BETWEEN THE DOUBLE TOP PLATE AND RIDGE. CONNECT EACH END W/(8) 10d COMMON OR 12d BOX NAILS. STRUCTURAL: ·LALLY COLUMNS INSTALLED TIGHT TO BEAMS & PLATES CONNECTED ·POINT LOAD BEARING - SOLID BLOCKED AND CONTINUOUS ·BASEMENT BEAM HAS SOLID BEARING AT POCKETS, NO WOOD SHIMS ·ALL HURRICANE CLIPS, TIE DOWNS , HANGERS ETC. INSTALLED & NAILED OFF COMPLETELY ·ALL JACKS SHALL BE TIGHT TO STRUCTURAL HEADERS, ANY FURRING DOWN OF OPENING SHALL BE BETWEEN JACKS. ·JACKS SHALL NOT BEAR ON SILL COMPONENTS , THEY ARE TO RUN CONTINUOUS FROM HEADER TO BOTTOM PLATE ·CRACKED OR SPLIT STRUCTURAL MEMBERS SHOULD NOT BE USED ·LVLS & PSLS IN PLACE PER STRUCTURAL PLANS, TIMBERLOCKED TOGETHER ·COLLAR TIES WHERE REQUIRED ·CONNECTIONS IN GENERAL ARE TIGHT & SECURE ·JOIST SPACED PER PLAN, BEARING AT ENDS ·ROOF SHEATHING BROKEN BACK FROM ROOF RIDGE VENT CLEARANCE - SHEATHING TO MEET OVER RIDGE 1 FOOT FROM GABLE ENDS AND 1 FOOT BACK FROM INTERSECTION OF RIDGE AT CHECK WALLS/OTHER ROOFS. SHEATHING SHOULD MEET IF NO VENT. GENERAL: ·BLOCKING - FIRE - AS REQUIRED BY CODE - MID SPAN, ALL WALLS OVER 8 FT. - SHOWERS - 2X10 AROUND PERIMETER OF BASE ·ROUGH OPENINGS - CHECK FOR CORRECT SIZE, PLUMB AND WIND ·MEDICINE CABINETS - IF RECESSED ARE THEY FRAMED? ·PLYWOOD BREAKS ON JOIST, STUD, OR RAFTERS (NO BLOCKING) ·FLOOR PLYWOOD GLUED AND NAILED & CHECKED FOR SOFT SPOTS & SQUEAKS ·ALL WALLS - PLUMB, SQUARE, STRAIGHT AND DIMENSIONALLY CORRECT ·CABINET AND VANITY WALLS DOUBLE CHECKED FOR STRAIGHTNESS ·STRAPPING - NAILED OFF AND STRAIGHT ·NAILERS - ALL MISCELLANEOUS NAILERS FOR SHEET ROCK ARE IN PLACE ·PLATFORM TUB DIMENSIONS ARE VERIFIED CORRECT IF APPLICABLE ·STAIRS - FINISH TREAD THICKNESS/ RISE / RUN / WIDTH / HEADROOM / SPECIAL DETAILS VERIFIED ·CONFIRM ½ WALL STABILITY ·PROVIDE 2X WIND BLOCKING IN RAFTER BAYS; TYPICAL ·SKY LIGHTS PADDED FOR SHEET ROCK IF APPLICABLE ·STUDS - TWISTED OR LOOSE (TOE NAILED) REPLACE AS NEEDED ·BOTH TOP AND BOTTOM WALL PLATES TO BREAK ON STUD ·DUCT CHASES HEADED OFF ·JOISTS SPACED FOR PLUMBING - TOILET WASTE NEEDS 3” CLEAR ·BATH VALVE WALLS HAVE 16” CLEAR BAY CENTERED FOR VALVE ·SCUTTLES IN PROPER PLACE ·HEADER HEIGHTS AND DROPPED CEILING HEIGHTS ARE VERIFIED CORRECT ·INTERIOR PARTITIONS TIGHT TO STRAPPING ·INTERIOR BEARING PARTITIONS - TOP PLATE TIGHT TO JOISTS ·ALL HEADERS, JACK / STUD COMBOS & CORNERS SHALL BE NAILED THROUGH BOTH SIDES ·ALL HEADERS TO BE NAILED THROUGH KING STUDS ·SILLS TO BE TOE NAILED TO JACKS AS WELL AS NAILED TO CRIPPLES ·ALL WALL PLATES SHALL BREAK ON STUD LAYOUT ·EXTERIOR WALL BOTTOM PLATES TO BE SEALED TO DECK WITH CONSTRUCTION ADHESIVE ·RIGID INSULATION TO BE INSTALLED IN EXTERIOR WALL PARTITION BACKERS & IN HEADERS (2X6 WALL) IN LIEU OF PLYWOOD ·FRAME IN VESTIBULE AT BULKHEAD AND INSTALL PLYWOOD ON BULKHEAD SIDE ·FRAME IN TILED SHOWER HEADERS WHERE APPLICABLE ·INSTALL VERTICAL 1x5 KOMA ON EITHER SIDE OF OVERHEAD GARAGE DOORS AS WELL AS ABOVE TO RECEIVE TRACKS AND OPENER SPRINGS. INCLUDE ALL RELATED BLOCKING EXTERIOR TRIM & MILLWORK: ·PAINTED TRIM (IF APPLICABLE) IS BACK PRIMED INCLUDING ALL FRESH CUT EDGES ·PVC TRIM JOINTS TO BE GLUED WITH BOND N FILL OR EQUAL ·PVC TRIM TO BE FASTENED W/SCREWS OR HEADED NAILS, NO FINISH NAILS OR BRADS ·NAILS ARE SET FOR PAINT, FLUSH FOR NATURAL TRIM; NAILS SHALL NOT STAND PROUD OF TRIM ·TRIM IS STRAIGHT AND TRUE, JOINTS ARE FLUSH, TRIM IS DAMAGE FREE ·SOFFIT VENT NEAT AND CONTINUOUS ·HOLD TRIM ¼ INCH AWAY FROM ROOF SHINGLES 1 INCH BELOW THE DROP OF FOUNDATION ·TOE KICKS AT DOORS ARE SUPPORTING SILLS ·FRIEZE BOARDS, BOTTOM OF WINDOW CASINGS AND WINDOW APRONS ARE RABBETED ¼” DEEP X 1” HIGH FOR SIDEWALL SHINGLES, 2ND TO LAST COURSE TO GO UNDER, LAST COURSE TO BUTT TRIM ·FABRICATE RABBETED LIGHT & VENT BLOCKS & TACK IN PLACE FOR FINAL INSTALL BY OTHERS ·DOOR LEAD TO HAVE FOLDED - NOT CUT - CORNERS, FOLD LEAD UP, INSTALL TEMPORARY ¾ (STRAPPING) BOARD & TRIM LEAD ALONG TOP OF STRAPPING ·INSTALL WINDOWS WITH FLEX WRAP PANS TO BE FOLDED UP AND STAPLED TO INSIDE WINDOW SILL, UNLESS OTHERWISE NOTED ·INSTALL WINDOWS AND DOORS PLUMB, LEVEL & SHIMMED TO MANUFACTURER'S SPECS PRIOR TO INSTALLATION OF EXTERIOR TRIM. ·CHECK THAT ALL WINDOWS & DOORS OPERATE SMOOTHLY ·CONFIRM ALL TEMPERED UNITS ARE IN CORRECT LOCATION ·ENTRY DOORS OTHER THAN SLIDERS/PATIO, ARE SHIMMED UP ½” FROM SUB FLOOR ·BUILDING PAPER - ALL EXTERIOR TRIM SHALL HAVE TARPAPER BENEATH IT AT ALL SEAMS WHERE IT MEETS SIDING. ALL ICE & WATER, VYCOR, ETC. SHALL BE INSTALLED SO THAT BUILDING PAPER CAN BE SLIPPED UNDER IT SO OVERLAP IS CONTINUOUS FROM THE TOP DOWN. DO NOT LEAVE I&W OR VYCOR STUCK TO THE SHEATHING. ·RETURN AFTER SIDING TO CUT DOWN CORNER BOARDS SITE CONDITIONS: ·REMOVE ALL STAGING, TEMPORARY BRACING, CLEATS ETC. ·ALL LOW SILL HEIGHT SECOND FLOOR WINDOW OPENINGS SHALL HAVE A 2X4 SAFETY RAIL NAILED OVER THE OPENING UNTIL WINDOW IS SET. ·ALL HOLES IN 1ST AND 2ND FLOORS SHALL BE COVERED OVER FOR SAFETY; BALCONIES AND STAIRWELLS SHALL HAVE TEMPORARY RAILS. ·ALL MATERIAL SHALL BE KEPT IN NEAT PILES AND JOB SITE SHALL BE CLEANED EACH DAY. ·ALL LUMBER PILES TO BE COVERED FOR PROTECTION ·IF PROJECT IS A RENOVATION, EXISTING STRUCTURE TO BE WEATHER TIGHT NIGHTLY ·ALL TRASH TO BE PUT IN DUMPSTER OR ON-SITE BARRELS. MCPHEE LABOR IS PROVIDED TO EMPTY BARRELS AS NEEDED NOT TO CLEAN UP SITE BEHIND SUBCONTRACTORS. FRAMING REQUIREMENTS A9 1/ 4 " = 1 ' - 0 " 1ST & 2ND FLOOR CEILINGS FRAMING PLAN SCALE: 1/4" = 1'-0"1 ww w . m c p h e e b u i l d i n g . c o m MA S I R E S I D E N C E 13 8 2 R O U T E 1 3 4 , P . O . B O X 7 9 9 E A S T D E N N I S , M A 0 2 6 4 1 - 0 7 9 9 16 8 H I G H L A N D M O O R S D R I V E , B R E W S T E R , M A Mc P h e e A s s o c i a t e s , I n c . ph o n e : 1 - 5 0 8 - 3 8 5 - 2 7 0 4 f a x : 1 - 5 0 8 - 3 8 5 - 7 5 0 9 1 ## 2 RE V I S I O N S 3 4 DR A W N B Y : ## A D E S I G N B U I L D C O M P A N Y Mc P h e e A s s o c i a t e s OF C A P E C O D SC A L E : DATE: AUGUST 9, 2023 AL L R I G H T S R E S E R V E D ( c ) 2 0 2 3 C O P Y R I G H T M C P H E E A S S O C I A T E S I N C . - R E P R O D U C T I O N S W I T H W R I T T E N C O N S E N T O F M C P H E E A S S O C I A T E S I N C O N L Y DZ 1012 1ST FL PRIMARY BEDRM. ATTIC CRAWL SPACE 3.5 12 ±412 1ST FLOOR ROUGH 2ND FLOOR ROUGH ROUGH HEAD ROUGH HEAD BOTT CLG. JOISTS SUNRM. FLOOR ROUGH 7' - 8 12" 8' - 6 12" 6' - 1 1 12" 6' - 8 12" 412 2ND FL PRIMARY BEDRM. BEDRM. KITCHEN FAMILY RM. EXISTING BASEMENT COVERED PORCH CRAWL SPACE 1ST FL. PRIMARY BRCLOSET (2) 134"x 912" LVL EXISTING RAFTERS CUT BACK PROPOSED 2x10 DORMER RAFTERS @ 16" O.C. 2x12 VALLEY BEYOND EXISTING ATTIC EXISTING RAFTERS & CLG. JOISTS PROPOSED WINDOW @ EXIST'G EXTERIOR WALL PROPOSED WINDOW @ EXIST'G EXTERIOR WALL (3) 2x10 P.T. PROPOSED 2x10 PORCH RAFTERS & 2x6 CLG. JOISTS @ 16" O.C.EXISTING RAFTERS PROPOSED 2x6 DORMER WALL ADD BLOCKING UNDER PROP DORMER WALLS (TYP.) EXISTING CONCRETE FNDN & SLAB 20"W. x 10D." CONT. FOOTING (3) ROWS OF #5 REBAR W/IN 3"-4" OF BOTTOM (2) ROWS OF #4 REBAR TOP & BOTTOM NOTE: INCLUDE VAPOR BARRIER UNDER CONCRETE SLAB AS PER CODE 506.2.3 5" POURED CONCRETE SLAB, 4000 PSI, TYP. 10" CONCRETE WALL 2x10 RAFTERS @ 2x8 CLG. JOISTS @ 16" O.C. 34" ADVANTEK SHEATHING GLUED & NAILED OVER 2x10 FLOOR JOISTS AT 16" O.C. ALIGN PROPOSED FLOOR W/ EXISTING PROPOSED 2x8 P.T. DECK JOISTS @ 12" O.C. 8' - 8 " PROPOSED 2x8 CLG. JOISTS @ 16" O.C. 7' - 6 14" ±712" (2) 2x10 P.T. 1ST FLOOR ROUGH TOP OF PLATE 8' - 6 12" 3' - 1 0 12" 8' - 8 " 3' - 1 0 12" 2x12 RIDGE BOARD 20"W. x 10D." CONT. FOOTING (3) ROWS OF #5 REBAR W/IN 3"-4" OF BOTTOM (2) ROWS OF #4 REBAR TOP & BOTTOM 10" CONCRETE WALL 2x10 RAFTERS @ 2x8 CLG. JOISTS @ 16" O.C. 34" ADVANTEK SHEATHING GLUED & NAILED OVER 2x10 FLOOR JOISTS AT 16" O.C. ALIGN PROPOSED FLOOR W/ EXISTING (2) 134"x 912" @ NEW CASED OPENING 3' - 3 " RO U G H H E A D WHITE ALUMINUM GUTTERS 1x8 PVC FASCIA 1x PVC SOFFIT 1x8 PVC FASCIA 1x PVC SOFFIT 6' - 8 12" R O U G H H E A D 6' - 1 1 12" ROUGH HEAD PROPOSED WINDOW @ EXIST'G EXTERIOR WALL 1012 4 12 10 12 10121012 HALL 1ST FL PRIMARY BATH ATTIC ±2.5 12 3.5 12 3.5 12 412 EXISTING GARAGE EXISTING BEDROOM 206 CRAWL SPACE 32'-6" T.O.F. 27'-6" B.O.F. 8' - 8 " 3' - 1 0 12" 7' - 6 14" 20"W. x 10D." CONT. FOOTING (3) ROWS OF #5 REBAR W/IN 3"-4" OF BOTTOM (2) ROWS OF #4 REBAR TOP & BOTTOM 10" CONCRETE WALL 2x10 RAFTERS @ 2x8 CLG. JOISTS @ 16" O.C. 34" ADVANTEK SHEATHING GLUED & NAILED OVER 2x10 FLOOR JOISTS AT 16" O.C. ALIGN PROPOSED FLOOR W/ EXISTING 2x12 RIDGE BOARD 1ST FLOOR ROUGH 2ND FLOOR ROUGH ROUGH HEAD ROUGH HEAD BOTT CLG. JOISTS SUNRM. FLOOR ROUGH 7' - 8 12" 8' - 6 12" 6' - 1 1 12" 6' - 8 12" ADD BLOCKING @ EXISTING FLOOR UNDER PROP DORMER WALLS (TYP.) ±412 PROPOSED 2x10 DORMER RAFTERS @ 16" O.C. 2x12 VALLEY BEYOND EXISTING RAFTERS PROPOSED 2x6 DORMER WALL PROPOSED 2x8 CLG. JOISTS @ 16" O.C. EXISTING RAFTERS & CLG. JOISTS (3) 2x8 P.T. PROPOSED 2x8 P.T. DECK JOISTS @ 12" O.C. (3) 2x8 P.T. 12" Ø SONOTUBES ON BIGFOOT BF28 FOOTINGS ATTIC 712" A10 1/ 4 " = 1 ' - 0 " ww w . m c p h e e b u i l d i n g . c o m MA S I R E S I D E N C E 13 8 2 R O U T E 1 3 4 , P . O . B O X 7 9 9 E A S T D E N N I S , M A 0 2 6 4 1 - 0 7 9 9 16 8 H I G H L A N D M O O R S D R I V E , B R E W S T E R , M A Mc P h e e A s s o c i a t e s , I n c . ph o n e : 1 - 5 0 8 - 3 8 5 - 2 7 0 4 f a x : 1 - 5 0 8 - 3 8 5 - 7 5 0 9 1 ## 2 RE V I S I O N S 3 4 DR A W N B Y : ## A D E S I G N B U I L D C O M P A N Y Mc P h e e A s s o c i a t e s OF C A P E C O D SC A L E : DATE: AUGUST 9, 2023 AL L R I G H T S R E S E R V E D ( c ) 2 0 2 3 C O P Y R I G H T M C P H E E A S S O C I A T E S I N C . - R E P R O D U C T I O N S W I T H W R I T T E N C O N S E N T O F M C P H E E A S S O C I A T E S I N C O N L Y DZ SECTION SCALE: 1/4" = 1'-0"1 SECTION SCALE: 1/4" = 1'-0"2 SECTION SCALE: 1/4" = 1'-0"3 SECTION SCALE: 1/4" = 1'-0"4 36"W. REF. KING BED WASH DRY 36"W. RANGE DW GFIGFI VP EF S J S J EX EX S S S SS SS 3 S 3 S S S 3 S3 S 3 S S 3 S 3 WALL MOUNTED PICTURE BAR ELECTRICAL SYMBOLS: DB KP EP SINGLE POLE SWITCH DOUBLE POLE SWITCH DOOR JAMB SWITCH TRIPLE POLE SWITCH SWITCH WITH DIMMER ALARM KEY PAD DOOR BELL BUTTON RECESSED FIXTURE ELECTRICAL PANEL CEILING MOUNTED FAN SWITCHED QUADRUPLEX OUTLET SWITCHED DUPLEX OUTLET WATERPROOF DUPLEX OUTLET QUADRUPLEX OUTLET 220 VOLT RECEPTACLE DUPLEX OUTLET SWITCHED DUPLEX FLOOR OUTLET DUPLEX FLOOR OUTLET GROUND FAULT DUPLEX OUTLET @ 42" A.F.F., U.O.N. CEILING MOUNTED PENDANT FIXTURE EXTERIOR FLOOD LIGHT CEILING MOUNTED LIGHT FIXTURE S SJ TRACK LIGHTS COVE LIGHTS UNDER CABINET PUCK LIGHTS UNDER CABINET STRIP LIGHTS 4'-0" UTILITY FLUORESCENT 2'-0" UTILITY FLUORESCENT CLOSET (ONLY) SURFACE MOUNTED FIXTURE W/ACRYLIC LENS TV TELEVISION OUTLET D DATA OUTLET RECESSED WALL WASH FIXTURE GFI WP 220V SPRINKLER HEAD SPRINKLER HEAD - SIDE WALL SMOKE AND CARBON MONOXIDE DETECTOR CEILING MOUNTED SINGLE PORCELAIN BULBPB VAPOR RESISTANT RECESSED LIGHT FIXTURE EXHAUST FAN VENTED TO EXTERIOR HEAT ALARM WALL MOUNTED LIGHT FIXTURE RCP SYMBOLS: EXTERIOR - CLG MOUNTED PENDANT FIXTURE EXTERIOR - WALL MOUNTED LIGHT FIXTURE EX EX EX EXTERIOR - RECESSED FIXTURE VP GDO GARAGE DOOR OPENER THERMOSTAT EF EXHAUSET FAN/LIGHT VENTED TO EXTERIOR EF SD HA CEILING MOUNTED FAN W/ LIGHT T WIRE PATH 4 2 S3 S4 SD ELECTRIC VEHICLE CHARGING OUTLETEV 1ST FLOOR ELECTRICAL PLAN SCALE: 1/4" = 12"1 E1 1/ 4 " = 1 ' - 0 " ww w . m c p h e e b u i l d i n g . c o m MA S I R E S I D E N C E 13 8 2 R O U T E 1 3 4 , P . O . B O X 7 9 9 E A S T D E N N I S , M A 0 2 6 4 1 - 0 7 9 9 16 8 H I G H L A N D M O O R S D R I V E , B R E W S T E R , M A Mc P h e e A s s o c i a t e s , I n c . ph o n e : 1 - 5 0 8 - 3 8 5 - 2 7 0 4 f a x : 1 - 5 0 8 - 3 8 5 - 7 5 0 9 1 ## 2 RE V I S I O N S 3 4 DR A W N B Y : ## A D E S I G N B U I L D C O M P A N Y Mc P h e e A s s o c i a t e s OF C A P E C O D SC A L E : DATE: AUGUST 9, 2023 AL L R I G H T S R E S E R V E D ( c ) 2 0 2 3 C O P Y R I G H T M C P H E E A S S O C I A T E S I N C . - R E P R O D U C T I O N S W I T H W R I T T E N C O N S E N T O F M C P H E E A S S O C I A T E S I N C O N L Y DZ QUEEN BED QUEEN BED VP GFI GFI EF GFI EF GFI VP EF SSSS S S S S S S S WALL MOUNTED PICTURE BAR ELECTRICAL SYMBOLS: DB KP EP SINGLE POLE SWITCH DOUBLE POLE SWITCH DOOR JAMB SWITCH TRIPLE POLE SWITCH SWITCH WITH DIMMER ALARM KEY PAD DOOR BELL BUTTON RECESSED FIXTURE ELECTRICAL PANEL CEILING MOUNTED FAN SWITCHED QUADRUPLEX OUTLET SWITCHED DUPLEX OUTLET WATERPROOF DUPLEX OUTLET QUADRUPLEX OUTLET 220 VOLT RECEPTACLE DUPLEX OUTLET SWITCHED DUPLEX FLOOR OUTLET DUPLEX FLOOR OUTLET GROUND FAULT DUPLEX OUTLET @ 42" A.F.F., U.O.N. CEILING MOUNTED PENDANT FIXTURE EXTERIOR FLOOD LIGHT CEILING MOUNTED LIGHT FIXTURE S SJ TRACK LIGHTS COVE LIGHTS UNDER CABINET PUCK LIGHTS UNDER CABINET STRIP LIGHTS 4'-0" UTILITY FLUORESCENT 2'-0" UTILITY FLUORESCENT CLOSET (ONLY) SURFACE MOUNTED FIXTURE W/ACRYLIC LENS TV TELEVISION OUTLET D DATA OUTLET RECESSED WALL WASH FIXTURE GFI WP 220V SPRINKLER HEAD SPRINKLER HEAD - SIDE WALL SMOKE AND CARBON MONOXIDE DETECTOR CEILING MOUNTED SINGLE PORCELAIN BULBPB VAPOR RESISTANT RECESSED LIGHT FIXTURE EXHAUST FAN VENTED TO EXTERIOR HEAT ALARM WALL MOUNTED LIGHT FIXTURE RCP SYMBOLS: EXTERIOR - CLG MOUNTED PENDANT FIXTURE EXTERIOR - WALL MOUNTED LIGHT FIXTURE EX EX EX EXTERIOR - RECESSED FIXTURE VP GDO GARAGE DOOR OPENER THERMOSTAT EF EXHAUSET FAN/LIGHT VENTED TO EXTERIOR EF SD HA CEILING MOUNTED FAN W/ LIGHT T WIRE PATH 4 2 S3 S4 SD ELECTRIC VEHICLE CHARGING OUTLETEV 2ND FLOOR ELECTRICAL PLAN SCALE: 1/4" = 12"1 E2 1/ 4 " = 1 ' - 0 " ww w . m c p h e e b u i l d i n g . c o m MA S I R E S I D E N C E 13 8 2 R O U T E 1 3 4 , P . O . B O X 7 9 9 E A S T D E N N I S , M A 0 2 6 4 1 - 0 7 9 9 16 8 H I G H L A N D M O O R S D R I V E , B R E W S T E R , M A Mc P h e e A s s o c i a t e s , I n c . ph o n e : 1 - 5 0 8 - 3 8 5 - 2 7 0 4 f a x : 1 - 5 0 8 - 3 8 5 - 7 5 0 9 1 ## 2 RE V I S I O N S 3 4 DR A W N B Y : ## A D E S I G N B U I L D C O M P A N Y Mc P h e e A s s o c i a t e s OF C A P E C O D SC A L E : DATE: AUGUST 9, 2023 AL L R I G H T S R E S E R V E D ( c ) 2 0 2 3 C O P Y R I G H T M C P H E E A S S O C I A T E S I N C . - R E P R O D U C T I O N S W I T H W R I T T E N C O N S E N T O F M C P H E E A S S O C I A T E S I N C O N L Y DZ