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HomeMy WebLinkAboutMinutes - ZBoA - 04/03/2018 APPROVED MINUTES COHASSET ZONING BOARD OF APPEALS DATE: Tuesday,April 3,2018 TIME: 7:30 PM PLACE: COHASSET TOWN HALL 41 HIGHLAND AVENUE,COHASSET,MA 02025 Board Members Present: S. Woodworth Chittick, Chairman(WC) Charles Higginson, Member(CH) Benjamin Lacy,Associate Member(BL) David McMorris,Associate Member(DM) Matthew Watkins,Associate Member(MW) Member Absent: Peter Goedecke,Vice Chairman (PG) Assistant Clerk Present: Jennifer Oram,Assistant Clerk, ZBA Chairman S. Woodworth Chittick opened the meeting at 7:30 PM. The Chairman introduced the Board. NEW HEARINGS SPECIAL PERMIT—Filed by Attorney Richard Henderson on behalf of his clients, Sarah McHugh and Linda Seekins. Special Permit per �8.7 and §9 and any further relief as the Board deems appropriate. Applicants seek to raze existing dwelling and garage and reconstruct a single family residence and garage at 52 Summer Street. File#18.03.07. In attendance to represent this agenda item: Attorney Richard Henderson Documents used for this hearing: ➢ Application dated March 7, 2018 ➢ Floor Plans,prepared by Digital Blueprint Designs, dated March 6, 2018 ➢ Site Plan created by Cavanaro Consulting, dated March 2, 2018 ➢ Letter of support from Tracey Merrill of 50 Summer Street. Date stamped March 3, 2018 ➢ Letter of support from Benjamin Dodge of 56 Summer Street. Date stamped March 3,2018 Attorney Henderson reviewed the ownership of the house. It is presently owned by the Estate of Susan Watkins;he is representing the potential buyers,the Georges. The neighbors on either side of the subject property,the Dodges and the Merrill's, could not be present this evening,but have submitted letters of support. Of these three houses,the subject property is the closest to the street. Attorney Henderson states that it is very important to note that the neighbors are in support of the proposal as that goes to §8.7 and whether what is being proposed is detrimental to the neighborhood. Mr. John Cavanaro of Cavanaro Consulting reviewed the Site Plan for the Board. The site is basically non-conforming in every aspect except it does not exceed building or lot coverage. They are non-conforming in lot size, frontage,width and are too close to both sidelines. They are proposing to bring the property into flood compliance and by doing this it will most likely expand upon the existing non-conformities. They are proposing a similar structure. It will be about the same width,but will go back further. Right now there is no basement; it is only a root cellar. They are also proposing to expand the garage in the back making it more modern and adding storage. The garage sits within the Flood Plain,but they are allowed to expand it. It will have flood vents. They are going to remove the paved driveway and make it pervious. The driveway straddles the lot line,but there is no easement benefitting either property. This application will need Conservation Commission relief. Page 1 of 3 APPROVED MINUTES Shane Wood, of Digital Blueprint Designs,then reviewed the architectural drawings. The existing house is a two bedroom, 1,400 square foot house. They have to bring the house back 10 feet from the lot line and then add height to accommodate the new FEMA Flood Maps. This adds more than 4 feet to the height of the house. At the very top of the house is 41 feet,but the measurement from the mid-point of the dormer is approximately 32 feet four inches. The house is going from 1,400 square feet to approximately 2,113 square feet. Mr. Lacy asked Mr.Wood if he had figures for the how much they are increasing the North and South facades;particularly the ones with the dormers. Mr. Lacy thinks they look to be about twice the amount [of the fagade]that is there now. He added that there would also be increases in non- conforming fagade on the front and rear of the house, as well as the garage. Mr. Lacy asked what the height of the attic is. Mr. Wood stated that the attic is unfinished and cannot be habitable based on the ceiling height. The mechanics for the house will be housed on the first and third floor due to the area being in the Flood Plain. Attorney Henderson then read the letters form the neighbors,Benjamin Dodge of 56 Summer Street and Tracey Merrill of 50 Summer Street, into the record. There was then a lengthy conversation about the increase of 4 inches into the setback. Mr. McMorris stated that this could be a Variance unless it's de minimis. Attorney Henderson stated that this was not a Variance case and he would submit cases to support why it is not. Mr. Lacy asked where they were razing and reconstructing, couldn't they move the four inches back. Mr. Wood said they had already given up 6 inches in another area and they didn't want to give up any more space. Chairman Chittick asked the applicants if they could submit the comparative calculations showing the existing vs. the proposed fagade increases in percentages. MOTION BY BENJAMIN LACY: MOVED TO CONTINUE THE HEARING SECONDED: MEMBER HIGGINSON VOTE: 3-0 MOTION CARRIES (WC,CH and BL) SPECIAL PERMIT— Filed by David E. Lord, Jr. and Jennifer Q. Lord. Special Permit per W7 and any further relief as the Board deems appropriate. Applicants seek to rebuild existing garage at 19 Elm Street. File#18.03.12. In attendance to represent this agenda item: David E. Lord, Jr. and Jennifer Q. Lord Documents used for this hearing: ➢ Application dated March 12,2018 ➢ Plans prepared by Herb Kuendig, date stamped March 23,2018 ➢ Letter of Support dated April 3, 2018 from Kelly and Eric Fleming of 23 Elm Street Mr. and Mrs. Lord addressed the Board. The existing garage has a crack in the foundation. They want to raze the existing garage and replace it with a two story garage to gain some additional space for their kids. They don't have a basement. The proposed garage would be in about the same foot print,but would go back four feet to accommodate rear stairs. The main difference with the garage is that the"spine"will be perpendicular to Elm Street and they are going to dormer it. The entrance will be in the rear. Kelly and Eric Fleming,their neighbors who live at 23 Elm Street, are in full support of the project. Mr. Higginson asked the Lords to provide the increase in fagade calculations, existing and proposed,to the Board. MOTION BY ASSOCIATE MEMBER McMORRIS : MOVED TO CONTINUE THE HEARING SECONDED: ASSOCIATE MEMBER LACY VOTE: 3-0 MOTION CARRIES (WC,DM and BL) Page 2 of 3 APPROVED MINUTES BOARD BUSINESS The Board confirmed the next meetings of the Cohasset Zoning Board of Appeals as Tuesday, May 8, 2018 and Tuesday, June 5,2018. MOTION BY CHAIRMAN CHITTICK: TO APPROVE THE MEETING DATES SECONDED: MEMBER HIGGINSON VOTE: 3-0 MOTION CARRIES (WC,CH and DM) Approval of the minutes for the meetings of March 6, 2018. MOTION BY MEMBER WATKINS MOVED TO APPROVE THE MINUTES AS AMENDED SECONDED: ASSOCIATE MEMBER LACY VOTE: 3-0 MOTION CARRIES (WC,MW and BL) Chairman Chittick moved to adjourn the meeting. Mr.McMorris seconded the motion and the vote was unanimous. Meeting adjourned at 9:15PM. Respectfully, Jennifer Brennan Oram Assistant Clerk,Zoning Board of Appeals Page 3 of 3