HomeMy WebLinkAboutMinutes - ZBoA - 08/04/2014 Minutes—Zoning Board of Appeals August 4, 2014
Members Present: S. Woodworth Chittick
Peter Goedecke
Charles Higginson
Benjamin Lacy
David McMorris
Jennifer Schultz
Others Present: Jennifer Brennan Oram,Assistant Clerk, ZBA
Meeting held in the Board of Selectmen's Office, Cohasset Town Hall.
Chairman S. Woodworth Chittick called the meeting to order at 7:30PM.
BOARD BUSINESS
Minutes—The Board agreed to hold the minutes of July 7, 2014 for edits.
The next meeting of the ZBA will be held on Monday, September 8, 2014.
HEARINGS
SPECIAL PERMIT—Filed by Can Tiryaki Architectural Design,on behalf of landowners Maureen and
Richard Griffin,seeks to increase the roof height(within existing nonconforming footprint)to
accommodate a new roof and dormers for additional living space at 43 Elm Court. §8.7.2. File
#14.07.11.
Chairman Chittick asked Vice-Chairman Peter Goedecke to Chair the hearing. Mr. Chittick recused
himself and left the room. The applicant, Mr. Richard Griffin, addressed the Board along with Ms.
Whitney Mallone, an intern from Tiryaki Architectural Design. Mr. Griffin described his home saying it
was a bungalow style on a nonconforming lot. They are hoping to build up and put additional living
space on a second floor which would contain three bedrooms and a bathroom. He stated that although
they are going up a floor, it's not a full floor in height. Mr. Mallone went on to explain there was once
an industrial garage that used to be located on the lot, but that was removed 3-4 years ago. That area is
now grass. Mr. Griffin further reviewed the lot and discussed existing parking easements on his
property and his neighbor's property. These easements allow them to park on one another's property.
Mr. Griffin then submitted letters of support from his neighbors: Chris Castro of 39 Elm Court, Bill and
Carol Henvey of 39 % Elm Court, Bill Malley of 44 Elm Court, Danielle Watson of 45 Elm Court, Peter
Whittemore of 47 Elm Court and Ann and Travis Quigley of 49 Elm Court. Mr. Griffin summarized the
proposed application stating that the setbacks are remaining the same, they are only proposing to go up
approximately 8 feet, and the proposed will not be as tall as the neighbors on both sides. Mr. Benjamin
Lacy stated that he would like to know how the heights were determined and said that he thought the
Board would need figures. Ms. Mallone stated that they averaged the height from all sides of the
dwelling. Mr. Goedecke noted that they do not have an engineered site plan due to the fact that they
are proposing to go up and not out. He would however, like to get information on the proposed
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Minutes—Zoning Board of Appeals August 4, 2014
overhangs, setbacks and height calculations. He added that with a site plan with some topography on it,
they would be able to get more of their questions answered. Mr. Griffin stated that with or without the
survey it seemed they are consistent with the neighborhood. Mr. Goedecke stated that they want to be
consistent with the building code and that Mr. Griffin's lot is different as it is up high. Mr. Griffin
expressed concern about cost of a site plan. Mr. Goedecke suggested that the architects may have
information already. Ms.Jennifer Schultz asked if perhaps the Board could receive the information in
memo form as they have in the past. The Board then reviewed the additional information they would
like for the next hearing. Mr. Goedecke requested clarification on the gables shown on plan A2.1; he
stated the elevation on B does not appear to be the same. They want to know how the average grade is
being calculated. They would also like clarification on the actual setbacks and the calculations for what
the percentage of massing is being proposed within the setback. Mr. Goedecke suggested that Mr.
Tiryaki be present for the next hearing or the Board may need to continue the hearing once again. Mr.
Lacy moved to continue the hearing. Mr. McMorris seconded the motion and the vote was
unanimous.
SPECIAL PERMIT—Filed by Andrew T. and Leslie A. Wise. Seeks to add an entryway to the carriage
house, a conforming building which is in the Flood Plain &Watershed Protection District at 84
Gammons Road. §9.6. File#14.07.14.
Chairman Chittick returned to the meeting. Mr. Andrew Wise addressed the Board. He reviewed his
application. He is completely renovating the existing carriage house on his property at 84 Gammons
Road. The Carriage House is completely conforming except that it is within the Flood Plain. He is
proposing to add a 4x5 entryway to act as a mudroom (a total of 20 square feet on the ground). The
proposed mudroom is poured concrete and will be one solid block which will be flood compliant. Mr.
Goedecke asked if the existing Carriage House is flood compliant. Mr. Wise stated that it is not, but will
be after construction. Chairman Chittick asked if anyone in the audience wished to speak. Mr.John
Kornet of 67 Gammons Road stated they were in favor of the application. Mr. Goedecke requested Mr.
Wise submit the section of the building code that states that the solid piece foundation is flood
compliant. Chairman Chittick moved to continue the hearing. Mr. McMorris seconded the motion
and the vote was unanimous.
CONTINUED HEARINGS/DELIBERATIONS
SPECIAL PERMIT—Filed by Can Tiryaki of Tiryaki Architectural Design, on behalf of landowners,
Elizabeth and Will Kirkpatrick, seeks to construct a two story addition that would extend the non-
conformity on the East side of 48 Smith Place. §8.7.2. File#14.06.16a.
Mr. Lacy moved to close the hearing. Mr. Higginson seconded the motion and the vote was
unanimous. After a brief discussion, Mr. Lacy moved to grant the relief sought under§8.7.2. Mr.
McMorris seconded the motion and the vote was unanimous(Mr. Higginson, Mr. Lacy and Mr.
McMorris voting).
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Minutes—Zoning Board of Appeals August 4, 2014
SPECIAL PERMIT—Filed by Cavanaro Consulting on behalf of landowners, Bruce and Laurie Wimberly,
seeks to construct an addition that is partially in the Flood Zone at 119 Border Street. §§9.7.8&9.11.
File#14.06.13.
The Board reviewed the additional submissions requested by the Board. After some discussion,
Chairman Chittick moved to close the hearing. Mr. Goedecke seconded the motion and the vote was
unanimous. The Board agreed that the decision should contain a condition for as built plans to be filed
with the Building Inspector. After further discussion, Chairman Chittick moved to grant the relief
sought under§§9.7.8 and 9.11 with the condition of as-built plans being filed. Mr. Lacy seconded the
motion and the vote was unanimous(Chairman Chittick, Mr. Higginson and Ms. Schultz voting).
SPECIAL PERMIT—Filed by Attorney Richard Henderson, on behalf of landowners,Gold Coast Real
Estate, LLC, seeks to completely alter and reconstruct the building at 589 Jerusalem Road. §8.7.2. File
#14.06.16b.
The Board discussed the coverage calculations and other submissions that had been filed by the
applicant with Attorney Richard Henderson. After further review, Mr. Lacy moved to close the hearing.
Mr. McMorris seconded the motion and the vote was unanimous. The Board agreed to add the
condition of filing as built plans. Mr. Lacy moved to grant the relief sought under§8.7.2 with the
condition of as-built plans being filed. Mr. McMorris seconded the motion and the vote was
unanimous (Mr. Lacy, Mr. McMorris and Mr. Higginson voting).
Chairman Chittick moved adjourn the meeting. Mr. Lacy seconded the motion and the vote was
unanimous. Meeting adjourned at 9:45PM.
Respectfully submitted,
Jennifer Brennan Oram
Assistant Clerk, Zoning Board of Appeals
Documents:
Letters of support for 43 Elm Court
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