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HomeMy WebLinkAboutMinutes - ZBoA - 11/13/2018 APPROVED MINUTES COHASSET ZONING BOARD OF APPEALS DATE: Tuesday,November 13,2018 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) David McMorris,Associate Member(DM) Matthew Watkins,Associate Member(MW) Lee Darst(LD) Board Member Absent: Charles Higginson(CH) 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 MINUTES Chairman Chittick moved to approve the minutes of October 2, 2018 as amended. Mr.Watkins seconded the motion and the vote was unanimous(5-0). The Board confirmed the next meetings of the Cohasset Zoning Board of Appeals as December 4, 2018 and January 9, 2019. CONTINUED HEARING SPECIAL PERMIT—Filed by Chris McKenna,on behalf of his client,Reed Schiess, of Dover,MA. Special Permit per sections &4300-8.7 and 9 and any relief the Board deems appropriate. Applicants seek to raze and Reconstruct the existing house and garage at 52 Summer Street. File#18.09.04 In attendance to represent this agenda item: Chris McKenna of McKenna Builders Documents used at this hearing: ➢ Updated Site Plan prepared by Bob Rosa of Hoyt Land Surveying, revised October 23,2018 and date stamped November 2,2018. ➢ Updated Architectural Plans prepared by 209 Design and date stamped November 2,2018. This is a continued hearing. Mr. McKenna reviewed the updated plans for the Board. They have"squeezed"the house even further,making it more-narrow. They also corrected some clerical mistakes on the plans. The shared driveway they will maintain their own side and will replace it with pervious asphalt. Chairman Chittick stated that his concerns still remain regarding the increase in the massing on both of the side setbacks. He is concerned the plans are deceiving because they show the existing structure,placed higher than it is currently. He added the Board measures height from the average of the pre-construction grade, so this depiction of the existing structure is not accurate; it will appear much higher than it is at present. Mr. McKenna stated that anything that would be rebuilt Page 1 of 3 APPROVED MINUTES there would have to be higher per the flood plain. It is 6 feet higher for that reason. He added that they have spent a lot of time on these plans. Chairman Chittick asked what the increase in massing was on the side setbacks. Mr. McKenna stated that the overall increase, on all four sides, is 31.7%. Chairman Chittick said he is interested in the two sides;what are those two facades increasing by? He understands what Mr. McKenna is stating with the overall,but the neighbors will not be looking at the front or the back of the house. The calculations were reviewed by Mr. McKenna and the Board and it looks as if the left side is increasing by 63%and the other side is doubling at almost 95%. Member Watkins stated that the Board has to look at the neighborhood as a whole as well,not just the direct neighbors. The direct neighbors may be in favor of what is being proposed,but they will not realize the size of the increase until it's built. There was then a lengthy discussion regarding permitted projections and if any of the details on the facade were projecting out too far. After review,they appear to be in compliance. Chairman Chittick still remains concerned regarding the amount increased massing within the setback,particularly when it is compounded with the required increase in height. The Board has to look at what is "detrimental"to the neighborhood. Vice-Chairman Goedecke said the Board does have testimony that the neighbors,the Merrells, do not object. Mr. McKenna does not think the Board should look just at the sides. He thinks there are a lot of positives with what he is proposing. The house is 2,400 square feet and only has three bedrooms. There was then a brief overview of the proposed garage. The height has been adjusted and it will not exceed 15'. Member McMorris stated that he thinks the existing house is detrimental to the neighborhood. He agrees that the size and the massing are things the Board does need to consider,but on balance,he does think what is being proposed is less detrimental than what is there now. The Board did not have any further questions and there was no one in the audience that wished to speak. MOTION BY V ICE-CHAIRMAN GOEDECKE: CONTINUE THE HEARING SECONDED: MEMBER MCMORRIS VOTE 3-0 MOTION CARRIES (WC,PG and DM) AFFORDABLE HOUSING DISCUSSION—AVALON ETC. In attendance to represent this agenda item: Clark Brewer, Chairman of the Planning Board& Scott Dale,Avalon Bay Communities Mr. Brewer addressed the Board. He reached out to Mr. Dale to see if Avalon would consider adding additional units to the already existing complex in Cohasset. Additional units under the existing Local Initiative Program(LIP)permit would count toward the Town's Subsidized Housing Inventory(SHI)number. The Town's goal is to keep this number above 10%at the time of the 2020 census. Mr. Dale addressed the Board. Avalon is doing a similar increase in Acton and they are in talks with Easton and Marlborough to look into doing expansions of existing sites as well. It makes more sense to build on property they already own. It's cheaper. Avalon currently owns 62 acres in Cohasset and there is room to expand on the back side of the property. There is an onsite sewer that has excess capacity,but increases and permitting on this goes through DER The original proposal was for 200 units,but that was increased to 220. There has proven to be a clear need as they are nearly at full capacity at all times. 49%are occupied by people 55 plus. Chairman Chittick asked what, economically speaking, for Avalon,would be the desired additional units for them. Mr. Dale said the minimum would most likely be 50 with a maximum of 75. Vice Chairman Goedecke stated that this is the right project, at the right time, in the right place with the right sponsorship. Mr. Brewer said that this would give the Town a cushion,which would be good for the Town. There was then discussion regarding what push back there would be against expanding Avalon. Many of the initial concerns regarding impact on the infrastructure(schools)never materialized. They will have to get another traffic study and gather other information regarding police calls etc. The next steps will be to determine if this increase would be considered a minor or major modification to the existing permit. Once that is determined,then Avalon can file and the hope would be to complete the process and issue building Page 2 of 3 APPROVED MINUTES permits by December 2019. Mr. Dale said he will reach out to stakeholders in Avalon and see what they have found to be the percentage threshold for minor v. major modifications in other communities. ADJOURNMENT: MOTION BY CHAIRMAN CHITTICK: TO ADJOURN THE MEETING AT 9:00 PM SECONDED: MEMBER McMORRIS VOTE: 3-0 MOTION CARRIES (WC,PG and DM) Page 3 of 3