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HomeMy WebLinkAboutMinutes - ZBoA - 07/17/2018 APPROVED MINUTES COHASSET ZONING BOARD OF APPEALS DATE: Tuesday,July 17,2018 TIME: 7:30 PM PLACE: COHASSET TOWN HALL 41 HIGHLAND AVENUE COHASSET,MA. 02025 Board Members Present: S. Woodworth Chittick, Chairman(WC) Peter Goedecke,Vice Chairman (PG) Charles Higginson, Member(CH) David McMorris,Associate Member(DM) Matthew Watkins,Associate Member(MW) Assistant Clerk Present: Jennifer Oram,Assistant Clerk, ZBA Chairman S.Woodworth Chittick called the meeting to order at 7:30 PM. The Chairman introduced the Board members that were present. BOARD BUSINESS The Board confirmed the next meetings of the Cohasset Zoning Board of Appeals as August 7, 2018 and September 11,2018. MOTION BY CHAIRMAN CHITTICK: TO APPROVE THE MEETING DATES SECONDED: ASSOCIATE MEMBER WATKINS VOTE 3-0 MOTION CARRIES (WC,CH and MW MOVED CONTINUED HEARINGS SPECIAL PERMIT—Filed by Paul Mirabito of Ross Engineering, on behalf of landowners, Marvell Homes, LLC. Special Permit per sections 0.7 0.6 and any relief the Board deems appropriate. Applicants, seeks to raze and reconstruct the dwelling at 23 Border Street. File #18.04.03. In attendance to represent this agenda item: Paul Sheerin,Marvell Homes, LLC. Chairman Chittick asked if the applicant had anything further to add. Landowner,Paul Sheerin addressed the Board and stated that Paul Mirabito of Ross Engineering has reached out to the Conservation Commission and will be working with them on a stormwater application. Chairman Chittick asked if anyone in the audience wished to speak. There was no one present for this hearing. MOTION BY CHAIRMAN CHITTICK: CLOSE THE HEARING SECONDED: ASSOCIATE MEMBER McMORRIS VOTE 3-0 MOTION CARRIES (WC,PG and DM) Page 1 of 3 APPROVED MINUTES NEW HEARING SPECIAL PERMIT—Filed by Cavanaro Consulting, on behalf of landowners, Harry Judd,Jr. & Peter Mallen. Special Permit per sections 0.7.2 0.11 and any relief the Board deems appropriate. Applicants, raise the existing house, complete the second story and add a porch. File#18.06.18. In attendance to represent this agenda item: John Cavanaro of Cavanaro Consulting, Can Tiryaki of Tiryaki Architectural Designs, and Landowners,Harry Judd&Peter Mallen Documents used for this hearing: ➢ Application Date Stamped,July 10,2018 ➢ Site Plan prepared by Cavanaro Consulting, dated June 18,2018 and date stamped July 10,2018 ➢ Memo outlining the relief sought prepared by Cavanaro Consulting,date stamped July 10, 2018 ➢ Architectural Plans prepared by Tiryaki Architectural Designs,dated June 15,2018 and date stamped July 10, 2018 Chairman Chittick announced that he would be recusing himself from this hearing and asked Vice-Chairman, Peter Goedecke,to Chair the hearing. Mr. Chittick recused himself and moved to a chair in the audience. Mr. John Cavanaro of Cavanaro Consulting addressed the Board. He stated he would review the Site plan and Can Tiryaki of Tiryaki Architectural Designs,will review the architectural plans. Mr. Cavanaro reviewed the site for the Board. The property owners have owned 121 Jerusalem Road for over thirty years. During this time,they have witnessed dramatic change with flood waters in the area. In addition,the recent reconstruction of the Jerusalem Road culvert raised the elevation of the roadway, impacting water flow. They are requesting relief to allow them to raise the house out of the flood zone and make it flood compliant. They are proposing an addition on the back of the house,but that is over an existing foundation. They will also be filing a Notice of Intent(NOI)with the Cohasset Conservation Commission. The house sits by itself very close to the road, almost like an island; the closest neighbors being 200' away at 108 Jerusalem Road and the next being 550' away at 85 Jerusalem Road. The house is nonconforming in the front setback,with the house sitting 4.7 feet from the property boundary. There is a landing in the front setback that is supported by a foundation wall that is connected to the dwelling's foundation. They are calling that the limit of the non-conformity(in the front). In regard to the front,once they raise the house,they will need access via steps. They are proposing"Nantucket stairs"in the front with steps on both side;the steps are not getting any closer than .3' from to the front lot line. The proposed side stairs will be located 17.4' away from the north side. To address §9.11 they cannot increase building coverage by any more than 300 SF. The proposed addition on the back is going over a concrete slab that used to be a"summer"kitchen. They will be building on piers and possibly part of the slab. Mr. Cavanaro stated they will only be increasing the on the ground coverage by approximately 11 SF. Mr. Can Tiryaki then reviewed the plans for the Board. He reviewed where there will be an increase in massing within the setback. On the south side,the proposed additional non-conforming area is 178 SF, on the proposed front elevation, there would be an additional 220 SF and on the North side elevation, it would be 239 SF additional non-conforming area. Chairman Goedecke said that thinking ahead for when the Board considers this application,the proposed steps in the front setback would be closer than the existing house. Mr. Cavanaro stated that there is already an existing stoop and they are not going any further then that stoop which already exists. They consider that the"limit to the nonconformity". He referred the Board to the memo which outlines this in more detail. They are not getting any closer to the front setback than the stoop which already exists. Chairman Goedecke asked if anyone in the audience wished to speak. Ms. Barbara O'Neil of 85 Jerusalem Road said she thought the plans looked great. Page 2 of 3 APPROVED MINUTES MOTION BY CHAIRMAN GOEDECKE: TO CONTINUE THE HEARING SECONDED: ASSOCIATE MEMBER McMORRIS VOTE: 3-0 MOTION CARRIES (PB, CH and DM) DELIBERATION SPECIAL PERMIT—Filed by Paul Mirabito of Ross En2ineerin2, on behalf of landowners, Marvell Homes, LLC. Special Permit per sections 0.7 0.6 and any relief the Board deems appropriate. Applicants, seeks to raze and reconstruct the dwelling at 23 Border Street. File #18.04.03. After a review of the draft decision: MOTION BY ASSOCIATE MEMBER WATKINS: TO APPROVE THE DECISION AND GRANT THE SPECIAL PERMIT AND RELIEF SOUGHT SECONDED: ASSOCIATE MEMBER McMORRIS VOTE: 3-0 MOTION CARRIES (WC,DM and MW) APPROVE MINUTES OF APRIL 3,2018 AND MAY 8,2018 MOTION BY CHAIRMAN CHITTICK: TO APPROVE THE MINUTES AS LISTED SECONDED: MEMBER HIGGINSON VOTE: 3-0 MOTION CARRIES (WC, CH and DM) TOPICS NOT REASONABLY ANTICIPATED BY THE CHAIRMAN 48 HOURS IN ADVANCE OF THE MEETING The Board had a brief discussion regarding the tearing down of 13 North Main Street. MOTION BY CHAIRMAN CHITTICK: TO ADJOURN THE MEETING AT 9:00 PM SECONDED: MEMBER HIGGINSON VOTE: 3-0 MOTION CARRIES (WC, CH and DM) Page 3 of 3