HomeMy WebLinkAbout2020 Harbor PlanCOHASSET MUNICIPAL HARBOR PLAN 2020COHASSET MUNICIPAL HARBOR PLAN 2020
PREPARED FOR THE TOWN OF COHASSETPREPARED FOR THE TOWN OF COHASSET
PREPARED BY PREPARED BY
HARRIMAN • FXM ASSOCIATES • GEI CONSULTANTSHARRIMAN • FXM ASSOCIATES • GEI CONSULTANTS
DRAFT: REVIEW COPY MARCH 2020DRAFT: REVIEW COPY MARCH 2020
2 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
BOARD OF SELECTMEN
Kevin McCarthy, Chairman
Paul Schubert, Vice-Chairman
Diane Kennedy, Clerk
Jack Creighton, (Elected May 2019) Liaison to the Harbor
Committee
Keri Thompson (Elected May 2019)
Steve Gaumer (through May 2019)
Jack Keniley, (through May 2019), Liaison to the Harbor
Committee
HARBOR COMMITTEE
Timothy C. Davis, Chairman
Lorren Gibbons, Harbormaster
Sean M. Kenealy, CSC Representative
Paula Curran, CYC Representative
Bet Baker, CYC Representative
Lisa Hewitt Dick, CMI Representative
Susan Bryant, CSCR Representative
Matthew B. Marr, Commercial Fisherman Representative
Barbara Canney, Member-at-Large
Tom Norton, Member-at-Large
Jeff Hartwell, Recreation Commission Representative
Abigail Alves, Recreation Commission Representative
Rolf Gjesteby, Water Commission Representative
PLANNING BOARD
Clark H. Brewer, Chairman
Erik T. Potter, Vice Chairman
Amy Glasmeier, Clerk
Brian Frazier, Member
Paul Grady, Jr., Member
Paul Colleary, Associate Member
Michael Dickey (through May 2019)
COHASSET HISTORICAL COMMISSION
Rebecca Bates-McArthur
Francis Collins
Jacqueline Dormitzer
Suzanne Wadsworth
Peter J. Wood
TOWN STAFF
Christopher G. Senior, Town Manager
Lauren Lind, Planning Director (from June 2019)
Peter Matchak, Planning Director (through May 2019)
Lorren Gibbons, Harbormaster
Chief William Quigley, Cohasset Police Department
Chief Robert Silvia, Cohasset Fire Department
Brian Joyce, P.E., Director of Public Works
Pamela Fahey, MPH, Health Agent
A special thank you to individuals and the members of those groups
who contribute so much to the vibrancy of Cohasset Harbor and
who contributed their time to the planning effort:
Members of the Cohasset Commercial Fishing Fleet
Cohasset Yacht Club (CYC)
Cohasset Maritime Institute (CMI)
Cohasset Sailing Club (CSC)
Cohasset Center for Student Coastal Research (CSCR)
Jack Keniley and Peter Matchak
MASSACHUSETTS OFFICE OF COASTAL ZONE
MANAGEMENT
Lisa Berry Engler, CZM Director
Jason Burtner, South Shore Regional Coordinator
MASSACHUSETTS DEPARTMENT OF
ENVIRONMENTAL PROTECTION
Ben Lynch, Program Chief, Waterways/Chapter 91
Christine Hopps
PREPARED BY:
Harriman
FXM Associates
GEI Consultants
ACKNOWLEDGMENTS
3Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
CONTENTS
OVERVIEW .......................................................................................................................................................6
GENERAL PLANNING AREA ...................................................................................................................10
VISION ............................................................................................................................................................20
PLAN COMPONENTS ...............................................................................................................................22
COHASSET HARBOR ................................................................................................................................24
RECOMMENDATIONS RELATED TO HARBOR GOVERNANCE ..............................................................................................31
HISTORIC ASSETS: THE CAPTAIN’S WALK ................................................................................................................32
TOWN, CIVIC ORGANIZATIONS, AND BUSINESSES IN THE HARBOR .........................................................34
COMMERCIAL FISHING AND RECREATIONAL BOATING .................................................................................36
PUBLIC ACCESS TO THE HARBOR ..............................................................................................................................38
SOFT EDGES AND HARD INFRASTRUCTURE ........................................................................................................40
WATERSHEET ...............................................................................................................................................42
RECOMMENDATIONS FOR THE WATERSHEET ..........................................................................................................................51
EDGES .............................................................................................................................................................52
RECOMMENDATIONS FOR THE EDGES .......................................................................................................................................62
LAND ..............................................................................................................................................................64
LAND: THE HARBOR AND THE VILLAGE ............................................................................................74
CONNECTIONS ................................................................................................................................................................76
GATEWAYS AND WAYFINDING ..................................................................................................................................78
VIEWSHEDS .........................................................................................................................................................................80
RECOMMENDATIONS FOR THE LAND .........................................................................................................................................85
MODIFICATIONS TO CHAPTER 91 ......................................................................................................88
LIST OF APPENDICES
APPENDIX A REPORT FROM FXM ASSOCIATES
APPENDIX B REPORT FROM GEI CONSULTING
APPENDIX C LIST OF CHAPTER 91 LICENSES
APPENDIX D NOTICE TO PROCEED
APPENDIX E HARBOR VILLAGE BUSINESS OVERLAY DISTRICT
4 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
IMPLEMENTATION PLAN ......................................................................................................................106
1 HARBOR GOVERNANCE ...............................................................................................................................................................108
2 WATERSHEET ....................................................................................................................................................................................109
3 EDGES .................................................................................................................................................................................................109
4 LAND ...................................................................................................................................................................................................111
CONSISTENCY WITH CZM POLICIES ...........................................................................................................................................114
IMPLEMENTATION AND FUNDING ..............................................................................................................................................117
5Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
FIGURES AND TABLES
FIGURE 1: FLYERS FOR PUBLIC WORKSHOPS ...............................................................................................................12
FIGURE 2: PARTICIPANTS AT PUBLIC WORKSHOPS ....................................................................................................13
FIGURE 3: SAMPLE OF RESULTS FROM A TABLE EXERCISE AT THE DECEMBER 2018 PUBLIC MEETING ..15
FIGURE 4: HISTORIC POSTCARDS.....................................................................................................................................26
FIGURE 5: COASTAL BARRIER RESOURCES SYSTEM VALIDATION TOOL, UNIT MA-12 .................................30
TABLE 1: COHASSET ANNUAL LOBSTER LANDINGS ................................................................................................44
TABLE 2: ANNUAL ESTIMATED ECONOMIC IMPACT OF COHASSET COMMERCIAL FISHERY .................45
TABLE 3: PARKING IN COHASSET HARBOR ..................................................................................................................47
TABLE 4: USACE DREDGING PROJECTS ..........................................................................................................................48
FIGURE 6: 1961 “BENJAMIN PLAN” OF COHASSET HARBOR ..................................................................................49
FIGURE 7: USACE 1986 MAP OF COHASSET HARBOR...............................................................................................50
FIGURE 8: MASSACHUSETTS BOARD OF HARBOR AND LAND COMMISSIONERS, 1911 PLAN OF
COHASSET HARBOR..............................................................................................................................................................55
FIGURE 9: WETLANDS IDENTIFIED BY THE MASSACHUSETTS DEPARTMENT OF ENVIRONMENTAL
PROTECTIONS ..........................................................................................................................................................................57
FIGURE 10: FEMA FLOOD ZONES .....................................................................................................................................59
FIGURE 11: CZM SEA LEVEL RISE AND COASTAL FLOODING ................................................................................61
TABLE 5: LIST OF HISTORIC ASSETS ON GOVERNMENT ISLAND .........................................................................66
FIGURE 12: HISTORIC POINTS WITHIN THE HARBOR PLANNING CONTEXT AREA ...................................67
FIGURE 13: LAND USE WITHIN THE HARBOR PLANNING CONTEXT AREA ...................................................68
FIGURE 14: EXISTING ZONING WITHIN THE HARBOR PLANNING CONTEXT AREA .................................69
FIGURE 15: HARBOR VILLAGE BUSINESS OVERLAY DISTRICT; APPROVED APRIL 2019 ..................................70
FIGURE 16: BLOCKED VIEW FROM ELM STREET TO HARBOR ................................................................................71
FIGURE 17: GOVERNMENT ISLAND RESOURCES ........................................................................................................72
FIGURE 18: PROPOSED STREETSCAPE IMPROVEMENTS, 2000 .................................................................................82
FIGURE 19: EXPLANATION OF CHAPTER 91 BOUNDARIES ....................................................................................92
FIGURE 20: EXPLANATION OF CHAPTER 91 USE ZONES ........................................................................................93
FIGURE 21: APPROXIMATE CHAPTER 91 BOUNDARY ................................................................................................94
TABLE 6: MODIFICATIONS TO CHAPTER 91 STANDARDS .......................................................................................98
6 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020AERIAL IMAGE COURTESY OF GOOGLE MAPSOVERVIEWOVERVIEW
The people and Town of Cohasset have created this
Municipal Harbor Plan to guide the future use and
character of the Harbor. The Plan provides strategies
and actions to support commercial and recreational
activity on the waterfront, while strengthening the local
economy and maintaining and improving the ecological
health of the Harbor.
In the pre-planning work done by the Harbor
Committee, the clear goal for the process was to “make
Cohasset Harbor the best possible resource for the
town.” Improvements to the watersheet, the edges, and
the land will enhance the connections among those who
work, play, and live here; the environmental health
of the Harbor (water and land); and the potential for
strengthened economic and physical links between the
Harbor and the Village.
In addition, this Plan provides information on the
underlying conditions within the Planning Area –
economic, physical, and regulatory – that identify the
opportunities to support the community’s vision and the
potential barriers to achieving that vision.
7Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
8 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
OVERVIEW
The Town of Cohasset received an $80,000 grant from
the Seaport Economic Council to produce a Municipal
Harbor Plan (MHP) as part of its efforts to plan and
set priorities for future work in the Harbor. This Plan
was prepared in accordance with state regulations
governing the preparation of Municipal Harbor Plans
(301 CMR 23.00, Review and Approval of Municipal
Harbor Plans). More detailed information on the
regulations, their purpose, and application is provided
throughout this Plan.
The Town of Cohasset is not pursuing a joint MHP
with Scituate to cover the entire harbor, as provided
for by 301 CMR 23.03 and instead has chosen to
proceed with a plan that covers most but not all of
the Harbor resources. Sections of this MHP provide
additional later steps after the adoption of this plan to
address Harbor resources in Scituate.
This plan will expire twenty years from the date of
approval by the Secretary of the Department of the
Executive Office of Energy and Environmental Affairs.
PLANNING AREA
The 134-acre Planning Area includes the watersheet
(68 acres) and land (66 acres) immediately along the
shoreline between White Head island to the area of
Bailey Creek. The upland boundary is defined by the
parcels’ boundaries and the public roadways (e.g.,
Howard Gleason Road, Margin Street, Border Street)
closest to the water’s edge. The Planning Area contains
three specific areas (see two-page spread overleaf):
• COHASSET HARBOR A large shallow bight located
southwestward of the Minot’s Ledge Light and
about six miles southeastward of Point Allerton.
The Harbor is frequented by numerous yachts and
fishing craft. A prominent lookout tower is near
the summit of a hill eastward of the Glades, on the
east side of the Harbor.
• COHASSET COVE The inner harbor, protected
by a breakwater which extends about 0.1 mile
northward from near the westerly end of Bassing
Beach. The breakwater is partially covered at high
water. A dredged channel leads southward from
the outer harbor to an anchorage basin southward
of the Cohasset Cove anchorage.
• BAILEY CREEK A dredged anchorage area located
in the southeastern part of the inner harbor. The
mouth of the creek merges into the Harbor; upland
areas stretch into the Town of Scituate. The creek
contains a number of different ecosystems and is
home to recreational boating, both public and
private (including the Cohasset Harbor Marina),
and two local nonprofit groups: the Cohasset
Maritime Institute (CMI) and the Center for
Student Coastal Research (CSCR).
In addition to consideration of these areas, the Plan
has considered the relationship between the Planning
Area and the Village to ensure proper coordination
with other planning initiatives linked to the Harbor
and the recommendations of this Plan.
BACKGROUND TO THE PLANNING
PROCESS
The Town of Cohasset seeks to redirect investment to
support the existing lobster fleet and marine-related
businesses, enhance public access to the waterfront and
the water, link economic development in the Harbor
to the Village, and create a more vibrant Harbor.
The Town also seeks to maintain a healthy ecosystem
of water, land, and the edges between, understanding
that the impacts of increased activity in the Harbor area
must take into account the impact on the ecosystem.
Finally, the Town seeks to understand and incorporate
the projected impacts of sea level rise and climate
change on both the Harbor itself and the connected
areas further inland into future planning processes
and implementation actions. This will include the
protection of prioritized assets from both sea level rise
and climate change.
The Harbor today faces significant challenges, such
as limited space to accommodate multiple and varied
user groups, overlapping and competing uses, and
vulnerability to climate change. The Harbor needs to
support the existing fishing fleet and enhanced public
access to the waterfront, while protecting its capacity
to endure environmental pressures and projected sea
level rise.
The Harbor Committee identified four specific topics
of concern, based on current conditions within the
Harbor:
9Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
• COMMERCIAL FISHING Preservation of the water-
dependent fishing fleet in Cohasset has strong
support in the community and meets the goals of
economic diversity and preservation of the Town’s
historic character as a fishing village. In addition
to the preservation of moorings for commercial
fishermen, the Town needs to preserve the
landside support system and infrastructure for the
fishing fleet.
• RECREATIONAL BOATING Cohasset Harbor has
been at capacity for some time with approximately
200 recreational and commercial boats, and the
Harbormaster maintains a long waiting list for
slips and moorings. The only public boat launch
is at the end of Parker Avenue.
• LANDSIDE DEVELOPMENT Not all the landside
parcels are owned by the Town, and the proximity
of residential and commercial interests in the
Harbor has led to past contentious discussions
about physical improvements and changes in use.
• COASTAL INFRASTRUCTURE Sixteen structures
within the Harbor are either publicly owned
or of unknown ownership, including seawalls,
bulkheads, wharfs, docks, and piers; these
structures provide significant coastal protection.
The Board of Selectmen reappointed the Harbor
Committee in July 2017 to begin the pre-planning
process prior to hiring a consultant for the MHP
process. The Harbor Committee developed objectives
for this planning process based on previous plans and
studies conducted for the Harbor and the Town.
The August 16, 2017, meeting of the Harbor
Committee, posted by the Town Clerk, included an
“Issues Analysis” for the Harbor. The Committee’s
description of the event notes that 25 people attended.
The primary goal for the MHP planning process that
emerged from that session was to make “Cohasset
Harbor the best possible resource for the Town of
Cohasset.” Ten areas of concern were identified as part
of the analysis, including access to the Harbor, shoreline
development, commercial fishing fleet, environmental,
and infrastructure issues. The following list of goals
is based on this analysis, subsequent meetings and
conversations, and public feedback and comments
received during the MHP process:
• Support the Cohasset Commercial Fishing Fleet
• Support public use of and access to the Harbor,
including, but not limited to, recreational boating
• Identify and plan for appropriate improvements
to landside and waterside infrastructure
• Support public use of the Harbor, including
support for those town and civic organizations
that enable such use
• Improve the geographical relationship between
the Village and the Harbor
• Identify and improve commercial landside and
waterside commercial activity
• Integrate and improve Harbor management and
uses
• Identify and address improvements to ecosystem
and environmental issues
• Provide recommendations for a recurring dredging
plan (areas, frequency, type of dredging project,
potential funding sources)
• Provide an action plan and steps to implement the
MHP recommendations, identifying responsible
entities, the timeline, and potential funding
sources
SCITUATECOHASSETSCITUATECOHASSET10 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020AERIAL IMAGE COURTESY OF GOOGLE MAPSELM STREETELM STREET MAR
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GENERAL PLANNING AREAGENERAL PLANNING AREA
The general planning area is centered on the watersheet
of the Harbor, following the bounding roadways on the
land and beginning and ending at the breakwater that
protects the entrance to the Harbor. The red line is the
approximate boundary of Chapter 91 jurisdiction.
SCITUATECOHASSETSCITUATECOHASSET11Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
BORDER STREETBORDER STREET PARKER AVENUEPARKER AVENUELIGHT HOUSE LANE
LIGHT HOUSE LANE
GOVERNMENT GOVERNMENT
ISLANDISLAND
MAIN MAIN
HARBORHARBOR
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BRYANT POINTBRYANT POINT
COHASSETCOHASSETSCITUATESCITUATE
The Planning Process
The Town of Cohasset is conducting a public process to plan for the
future of its harbor. This process will look at the future of the land and
water in the harbor in terms of commercial, recreational, and envi-
ronmental uses and connections to the rest of Cohasset, including the
downtown. The Seaport Economic Council has provided a grant to
support this process.
Participants at the first public workshop, on May 31, will learn about
current conditions and help develop a vision and goals for the harbor
area based on the opportunities and constraints on future activities.
The workshop will address five initial themes:
• Balance between Recreation and Commercial Needs
• Impact of Sea Level Rise
• Environment of the Harbor
• Infrastructure
• Harbor Management and Governance
The Harbor Committee has selected a consultant team, led by Har-
riman and including GEI Consulting and FXM Associates, to assist
with the collection and analysis of data, public engagement, and the
preparation of the final reports. The process will be completed in Fall
2019.
Questions? Please email Peter Matchak, Town Planner:
PMatchak@cohassetma.org
Town of Cohasset
Planning for Cohasset Harbor
Public Workshop #1
May 31, 2018
7-9pm
Cohasset Senior Center
91 Sohier StPlease join us!
Municipal Harbor Plans
The Commonwealth of Massachusetts
regulates development along waterways
and filled tidelands. These regulations de-
rive from Chapter 91 of the Massachusetts
General Laws, also known as the Massa-
chusetts Public Waterfront Act.
Additional information can be found here:
https://www.mass.gov/guides/chap-
ter-91-the-massachusetts-public-water-
front-act
A Municipal Harbor Plan allows a town
to vary certain requirements of Chapter 91
to implement the community’s goals. The
planning process requires a public process,
led by the Town, to educate the commu-
nity about the harbor plan and solicit in-
put about opportunities, constraints, and
recommendations. The draft plan must be
approved by the Board of Selectmen and
the Commonwealth’s Executive Office of
Energy and Environmental Affairs (EEA).
Additional information can be found here:
https://www.mass.gov/service-details/czm-
port-and-harbor-planning-program-municipal-
harbor-plans
The Planning Process
The Town of Cohasset is conducting a public process to plan for the
future of its harbor. This process will look at the future of the land and
water in the harbor in terms of commercial, recreational, and envi-
ronmental uses and connections to the rest of Cohasset, including the
downtown. The Seaport Economic Council has provided a grant to
support this process.
Participants at the second public workshop, on December 17, will help
refine the vision, goals, and future actions for the harbor area based on
the research and analysis completed to date.
The workshop will address five initial themes:
• Balance between Recreation and Commercial Needs
• Impact of Sea Level Rise
• Environment of the Harbor
• Infrastructure
• Harbor Management and Governance
The Harbor Committee has selected a consultant team, led by Har-
riman and including GEI Consulting and FXM Associates, to assist
with the collection and analysis of data, public engagement, and the
preparation of the final reports. The process will be completed in Fall
2019.
Questions? Please email Peter Matchak, Town Planner:
PMatchak@cohassetma.org
Town of Cohasset
Planning for Cohasset Harbor
Public Workshop #2
December 17, 2018
7-9pm
Cohasset Senior Center
91 Sohier StPlease join us!
Municipal Harbor Plans
The Commonwealth of Massachusetts
regulates development along waterways
and filled tidelands. These regulations de-
rive from Chapter 91 of the Massachusetts
General Laws, also known as the Massa-
chusetts Public Waterfront Act.
Additional information can be found here:
https://www.mass.gov/guides/chap-
ter-91-the-massachusetts-public-water-
front-act
A Municipal Harbor Plan allows a town
to vary certain requirements of Chapter 91
to implement the community’s goals. The
planning process requires a public process,
led by the Town, to educate the commu-
nity about the harbor plan and solicit in-
put about opportunities, constraints, and
recommendations. The draft plan must be
approved by the Board of Selectmen and
the Commonwealth’s Executive Office of
Energy and Environmental Affairs (EEA).
Additional information can be found here:
https://www.mass.gov/service-details/czm-
port-and-harbor-planning-program-municipal-
harbor-plans
12 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
PLANNING PROCESS
The Town of Cohasset, with funding from the Seaport
Economic Council, was assisted by a consultant
team in the development of this Plan. The Cohasset
Planning Board Office served as the Town’s lead
department. Harriman, an urban planning, design,
and engineering firm, was the lead consultant. GEI
Consultants and FXM Associates also provided
supporting data, analysis, and recommendations
for waterfront infrastructure and the implications
of climate change and economic development,
respectively.
Data collected for use in this Plan came from site visits,
previous planning studies, stakeholder interviews,
public meetings, and relevant economic and labor
databases.
COMMUNITY PARTICIPATION
Harbor Planning Group
The Cohasset Harbor Committee was the Harbor
Planning Group, overseeing the development of the
Plan. The Harbor Committee was established by §30-
62 of the Bylaws of the Town of Cohasset. The Board
of Selectmen appoints the members according to the
requirements of the bylaw; membership is defined
as the following: two citizens-at-large for three-year
terms, one representative of the Cohasset Yacht Club
(CYC), one representative of the Cohasset CSCR, one
representative of the CMI, one representative of the
Cohasset Sailing Club (CSC), two representatives of
the commercial fishermen, one independent member,
and one representative of the Recreation Commission.
The Harbormaster is an ex-officio member of the
committee. The Board of Selectmen accepted
applications in the spring of 2017 for open positions
prior to appointing the current membership of the
Committee.
Public Participation Process
Public engagement is a critical component of every
planning process. Ensuring that people – residents,
business owners, institutions, property owners, elected
and appointed officials, and the Town itself – are
engaged in the process and have tangible mechanisms
for input that are addressed/incorporated during the
planning process helps build ownership so that the
implementation of the plan begins once it is approved.
The Harbor Committee recognized that successful
Figure 1: Flyers for Public Workshops
13Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
planning involved early and continuing interaction
with the public and coordination with the Town’s
boards, committees, and officials with jurisdiction. In
addition, the Harbor Committee and the consultant
team consulted with the relevant state, regional, and
federal agencies, including Massachusetts Coastal
Zone Management (CZM) and Massachusetts
Department of Environmental Protection (DEP).
The planning analysis used to develop goals, address
potential issues, and assess alternatives involved a
thorough public participation program including
a written public outreach and engagement plan,
regular meetings of the Harbor Committee, two
public meetings, two public outreach events, and
stakeholder interviews.
To involve the public in the process and encourage
attendance at the Harbor Committee meetings and
the public workshops, the Town worked with the
Harbor Committee to develop physical outreach
methods, such as flyers, and coordinate social media
outreach.
• MEETINGS WITH CZM The first meeting with
CZM, in March 2018, included the Town’s MHP
Planning Representative and representatives
from the consultant team to discuss the planning
process and the requirements for State approval.
To ensure coordination of the process with
state requirements and policies, representatives
from CZM regularly participated in Harbor
Committee meetings and public meetings and
has also had input on the drafts of this report.
• HARBOR COMMITTEE MEETINGS Held regularly
and open to the public, the meetings of the
Harbor Committee included an update of the
MHP planning process and discussion with
stakeholders regarding the existing conditions of
the Harbor. The dates and times of all Harbor
Committee meetings were posted on the Town
website.
• 2018: March 22, June 19, September 19, October
17, November 14
• 2019: January 24, April 3, June 18, August 8,
September 16
• 2020: Add final dates prior to submission
• PUBLIC ENGAGEMENT 1 Held April 25, 2018,
at Cohasset Lightkeepers’ House. During the
annual CSCR State of the Harbor community
outreach and education event, CSCR invited
Figure 2: Participants at Public Workshops
14 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
representatives from the Harbor Committee,
consulting team, and Town staff and officials to
participate in a panel discussion of the ongoing
planning efforts regarding Cohasset Harbor.
• PUBLIC MEETING 1 Held May 31, 2018, at the
Cohasset Senior Center. This meeting introduced
the planning process to the public and allowed
for a discussion of perceived positive aspects,
opportunities, constraints, and the community’s
vision within the study area. Comment cards were
also distributed and collected for community
members to provide additional feedback and ask
questions.
• STAKEHOLDER INTERVIEWS The consultant
team interviewed stakeholders during Summer
and Fall 2018. These interviews included the
following people and organizations:
• Lorren Gibbons, Harbormaster
• Chief William Quigley, Police Department
• Chief Robert Silvia, Fire Department
• Officer Mark Jenkins, Police Department
• Representatives from the Commercial
Fishing Fleet: Matt Marr, Adam Donovan,
Rick Barron, Sandy Carter, Bill Kelley, Paul
Figueiredo, and Mandy Burgeen
• Bill McGowan, Cohasset Yacht Club
• Brian Joyce, DPW Director
• Susan Bryant and Jack Buckley, Center for
Student Coastal Research
• Susan Campbell, Lisa Hewitt-Dick, Mike
Dick, John Liffman, and Eric Penanhoat,
Cohasset Maritime Institute Board
Members
• Brian Kimla and Sean Kenealy, Cohasset
Sailing Club
• Jeffrey Summers, Conservation Agent
• Pamela Fahey, Health Agent
• Suzanne Wadsworth and Jacqueline
Dormitzer, Cohasset Historical Commission
• Paul Trendowicz, Cohasset Harbor Marina
• SITE WALK A site walk of the Harbor in
October 2018 included members of the Harbor
Committee, some of the stakeholders, members
of the consultant team, and representatives from
CZM and DEP.
• NOTICE TO PROCEED The Notice to Proceed
begins the official planning process for the
Municipal Harbor Plan. The Request for Notice
to Proceed describes the study area, defines
the study program and planning analysis, and
describes the public participation program. The
Town sent its Request for the Notice to Proceed
in September 2018. The request was published
in the Environmental Monitor and a local
newspaper and copies of the request were sent to
agencies defined by 301 CMR 23.08(4)(c). The
30-day public comment period began with the
publication in the Environmental Monitor. CZM
provided the Notice to Proceed to the Town in
December 2018; the Town has until December
2020 in which to submit the plan for approval.
• PUBLIC ENGAGEMENT 2 Held December 8,
2018, at the Cohasset Library. This Open House
solicited feedback from the community regarding
draft Harbor Plan recommendations.
• PUBLIC MEETING 2 Held December 17, 2018,
at the Cohasset Senior Center. This meeting
reviewed the planning process and existing
condition analysis. Interactive exercises allowed
for a discussion refining the concepts and strategies
for public waterfront access and prioritization of
draft Harbor Plan recommendations.
• BOARD OF SELECTMEN Held on September 24,
2019 at Town Hall for the purpose of introducing
the plan to the Board of Selectmen and describing
the process to date.
• PLANNING BOARD Held on November 6, 2019
at Town Hall for the purpose of discussing the
Harbor Village Business Overlay District, the
requirements of Chapter 91, and potential
amplifications, substitutions, and offsets.
• PUBLIC MEETING 3 Sponsored by the Board of
Selectmen and held on November 18, 2019 at
the Willcutt Commons to present the vision
and draft recommendations to attendees. The
overlapping requirements of the newly-approved
zoning and Chapter 91 were also presented and
discussed.
• PUBLIC HEARING WITH BOARD OF SELECTMEN
On XX (add prior to submission), Town Staff,
the Harbor Committee, and consultant team
presented the findings and recommendations
from the MHP planning process and the draft
MHP during a public hearing with the Board of
Selectmen for final approval from the Board of
15Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Figure 3: Sample of results from a table exercise at the December 2018 Public Meeting
16 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Selectmen.
The public meetings were designed to appeal to the
widest audience and attract the most people. The
meeting structure included an opening presentation
that set the base of information and framework for
the discussion, question session, and interactive
exercises. The interactive exercises were designed to
guide discussion toward productive feedback that
informed the direction of the Plan. Consideration
was given during the venue selection and scheduling
to ensure the meetings were accessible to the greater
Cohasset community.
The MHP planning process also included targeted
stakeholder focus groups and interviews to engage local
business owners, property owners, community and
neighborhood organizations, commercial fishermen,
individuals familiar with real estate and development
within the study area, and Town staff. Stakeholders
were not limited to those within Cohasset’s borders.
Members of the Harbor Committee, Town staff, and
the consultant team also held discussions with CZM,
DEP, and other affected state agencies, and the Town
of Scituate. Cohasset Harbor is divided by the town
boundary between Cohasset and Scituate; Bassing
Beach, the breakwater, and certain parcels adjacent to
the Harbor are within Scituate’s borders.
ZONING CHANGE PROCESS
During the preparation of this Plan, a development
team signed an agreement to purchase the Cohasset
Harbor Inn and the Atlantic/Olde Salt House
properties. The Town and members of the Harbor
Committee recognized the opportunity to ensure
that the zoning for the Harbor area was consistent
with the goals for this Municipal Harbor Plan. The
Town of Cohasset hired Harriman to assist with the
preparation of draft zoning and design guidelines
for review by the Planning Board. As part of the
process for developing the language of the proposed
zoning changes, Harriman met with Town staff,
Town officials, and the development team for the
Cohasset Harbor Inn. Harriman then presented to
the Planning Board options and draft language for
the zoning changes – looking at modification to an
existing zoning district and creation of an overlay
district – on the following occasions:
• FEBRUARY 6 Introduction to the proposed
modification of the Waterfront Business District;
discussion of proposed uses, special permit
process, and development standards
• FEBRUARY 20 Discussion of FEMA and Chapter
91 regulations; the use of FAR as a control of
density; other regulations within the Town’s
zoning bylaw; and the difference between
modification to the underlying zoning and the
creation of an overlay district
• MARCH 13 Implications of modifying the
Waterfront Business District vs. creating an
overlay district; the properties affected by each
option; the proposed regulations for the Harbor
Village Business (HVB) Overlay District; fit
studies showing the impact of the regulations
on the largest parcel (the Cohasset Harbor
Inn), including the proposed view corridor
requirement; identification of alternatives for
design and performance standards
• MARCH 20 Final discussion of design and
performance standards; review of the implications
of Chapter 91 regulations on development within
the HVB Overlay District: final discussion of
language; Planning Board vote to send to Town
Meeting for approval
• PRIOR TO TOWN MEETING Town Counsel
conducted a legal review of the draft and provided
edits.
• APRIL 29 Town Meeting adopted the revised
zoning language.
• POST-APPROVAL The bylaw has been approved
by the Attorney General of the Commonwealth.
The goals for and provisions of the HVB Overlay
District, which was passed by Town Meeting on April
29, 2019, are described in Land, below.
IMPACT OF PUBLIC INPUT ON
PLAN
The discussion, vision, goals, and implementation
plan are a combination of the following:
• Issues Analysis developed by the Harbor
Committee in their meeting of August 16, 2017
• Goals for the planning process as stated by the
Town and the Harbor Committee in the original
17Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Request for Proposals and Request for Notice to
Proceed
• Research and analysis undertaken by the
consultant team
• Ongoing meetings with the Harbor Committee
• Interviews with stakeholders
• Public process for changing the zoning within the
Harbor planning area
• Input from the public meetings and open house
• Public comment period on the January, April, July,
and September 2019 drafts of the plan
• Zoning process for the HVB Overlay District
The information gathered during this process and
preferences expressed during the public engagement are
wrapped into a vision of the Harbor as expressed on the
following pages. That vision is accompanied by a series
of chapters which define the existing conditions and
provide a set of recommendations that address those
existing conditions according to the goals originally
expressed by the Harbor Committee and modified
during the planning process. The recommendations
are brought forward into an implementation plan that
defines specific actions that, over time, will fulfill the
community vision for the Harbor.
DRAFT REVIEW AND REVISIONS
After the public planning process for the Plan was
completed in December 2018, an initial draft was
submitted to the Town and the Harbor Committee
for their first review and comment in January 2019.
The purpose of this draft, which was not complete,
was to get feedback from the Harbor Committee on
the direction and general content of the plan. The
Committee provided comments on the plan and also
posted it on the Town’s website for public comment.
The March 2019 draft was mostly complete and
included a first draft of proposed modifications to
Chapter 91. While these modifications responded
to the proposed zoning change, they attempted to
address the entire harbor area. The draft text did
include significant new material, including the draft
implementation plan, and addressed comments from
the Harbor Committee based on the January draft.
This draft was posted to the Town’s website in early
April for public comment.
The July 2019 draft responded to comments from the
members of the Harbor Committee, the public, CZM,
and the owners of the Cohasset Harbor Inn property.
Changes from the March draft were indicated with
red text, so that members of the Harbor Committee
and the public could track the changes. In particular,
this draft contained a more detailed explanation of the
public process, an explanation of the parallel zoning
process and the implications for the plan, additional
information about harbor governance, additional
information about climate change and the harbor
ecosystem, a significant expansion of the information
about Chapter 91, a second draft of the proposed
Chapter 91 modifications that more closely tied
the recommendations to the zoning change, and an
expanded implementation plan that grouped related
actions and tied potential funding sources to specific
actions.
This draft was available for review and comment by
the Harbor Committee, the Town, and CZM in July
with comments due in August.
The fourth draft was prepared in September in response
to the comments on the July draft, a review of the July
draft in September by Town Counsel, Paul DeRensis,
and a full proof by the Harriman team. Changes from
the July draft were in blue text to make comparisons
easier. This draft provided more information about
the zoning process and an update to the proposed
Chapter 91 modifications, directly linking them to
the new overlay district.
The November draft included the updated Chapter 91
modifications drafted after discussion at a Planning
Board meeting on November 9, 2019 and a public
meeting on November 18, 2019.
After discussion with CZM and DEP and additional
review by Mr. DeRensis and the Harbor Committee,
this March 2020 draft was prepared for final review
by the Harbor Committee and submission to the
Board of Selectmen. This draft has two substitutions
to Chapter 91 requirements reducing the allowable
building height to 35’ above base flood elevation
(BFE) and a no-build setback of 25 feet from the
project shoreline. Both of these are consistent with the
HVB Overlay District.
18 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
STATE APPROVAL PROCESS
Under 301 CMR 23.00, a Municipal Harbor Plan must
be approved by the Commonwealth of Massachusetts,
specifically by the Secretary of the Department of the
Executive Office of Energy and Environmental Affairs.
The plan must be submitted by December 7, 2020
(unless a written extension is granted by the Secretary).
The Board of Selectmen must approve the plan for
submission to the state, after a public hearing.
As with the Request for Notice to Proceed, the
submission must be publicized in the Environmental
Monitor and in a local paper, and distributed to
the agencies defined in 301 CMR 23.08(4)(c). A
thirty-day public comment period begins with the
publication in the Environmental Monitor. During that
period, the Secretary will hold a public hearing on the
plan. After the close of that period, the Secretary will
consult with the Planning Director and the Harbor
Committee. The Secretary may also consult with other
state agencies with legal jurisdiction and/or special
expertise related to the content of the Harbor Plan.
The consultation period is 60 days after the end of the
public comment period.
The Secretary or the Town of Cohasset may request an
extension to the comment period if the Town requires
more time to submit additional information after the
close of the 30-day comment period.
Within 21 days of the close of the consultation period,
the Secretary will issue a written decision on the MHP.
This period may be extended at the request of the
Town. The criteria for determination are set forth in
301 CMR 23.04(4).
Although Municipal Harbor Plans can include a
wide array of local planning goals and actions as
well as site-specific design guidelines for proposed
developments, state review and approval of Municipal
Harbor Plans under 301 CMR 23.00 is primarily
limited to the formal evaluation and authorization
of proposed substitute and amplification provisions
to specific standards of the Chapter 91 Waterways
Regulations. As such, the process of reviewing and
approving Municipal Harbor Plans does not consider
all elements of proposed development(s) such as traffic,
parking, water and wastewater, or energy efficiency—
these matters are the subject of other jurisdictions,
authorities and reviews.
Harbor Plan FAQs
Does this plan have legal ramifications?
Yes and no. Any modifications to Chapter 91 that
are included in a state-approved municipal harbor
plan are regulatory in impact; a property owner who
has property within Chapter 91 jurisdiction must
comply with relevant approved modifications when
applying for a Chapter 91 license. The modifications
proposed in this plan to date are not intended to
be applicable to all properties within Chapter 91
jurisdiction in Cohasset Harbor.
The recommendations, goals, policies, strategies,
and actions are road maps for the Town rather
than legal obligations. The plan provides a path
for implementation of the recommendations but
the timing of implementation or even whether a
recommendation is implemented is up to the Town.
What is the link between the Municipal
Harbor Plan and the Zoning?
During the planning process for the harbor, it became
obvious that the Cohasset Harbor Inn was a critical
location for some of the public amenities identified
at the public meetings. These include a connected
harbor-wide walkway, a view of the Harbor from Elm
Street, and the ability to connect the Village to the
Harbor both physically and economically.
The Inn and related sites were in the process of
changing hands, and the land uses, particularly
residential, that could support such amenities
were not allowed under the zoning. From January
- April 2019, the focus of the planning process
shifted to working with the Planning Board to
determine whether zoning that was acceptable
to the community and consistent with Chapter
91 development standards could be developed to
support revitalization of this underused site and the
underdeveloped mixed-use parcels across the street.
The Planning Board held public hearings to discuss
the zoning on February 6 and 20, and March 13 and 20,
2019. The presentations on February 20 and March
20 linked the Chapter 91 requirements to the zoning
discussion. The presentation in February introduced
the Chapter 91 standards and the presentation in
March looked at the specific implications of those
standards on the Cohasset Harbor Inn site.
This zoning was passed at the Spring 2019 Annual
Town Meeting and is now in effect after approval by
the Attorney General in Fall 2019.
19Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
How does the zoning work with Chapter 91?
Certain dimensional and uses standards required
by Chapter 91 may be modified by a state-
approved municipal harbor plan. Now that the
zoning has passed, the combination of substitutions,
amplifications, and offsets that will complement the
zoning is being developed by the consultant team
and discussed with CZM and MassDEP.
Does the Town need to modify Chapter 91?
The Town does not have to use the Harbor Plan
to modify Chapter 91, however, this plan does
recommend modifying building height and setback
from the project shoreline to ensure consistency
with the new zoning.
Were the owners of the Cohasset Harbor Inn
involved in these discussions?
Yes. In order to ensure that the site may be developed
according to the zoning, the requirements of Chapter
91, community expectations, and the development
team’s expectations, the current owners of the
Cohasset Harbor Inn have been involved in the
discussions.
Has the public commented on these drafts?
The April and July drafts of the plan included the
proposed modifications that were current at the
time of discussion. The respective drafts were
presented at the April 3 and August 7 Harbor
Committee meetings and each was available online
for public comment after the respective meeting.
The September draft was also posted to the Town’s
website and available prior to the meetings in
October.
Has the state seen these draft modifications?
Yes! CZM and DEP have discussed both drafts with
Harriman, once with Peter Matchak on May 1, 2019
and once with Lauren Lind on August 5, 2019. CZM
and DEP reviewed a November 2019 draft at a
meeting with Lauren Lind and Harriman on January
21, 2020.
The modifications in the April draft were prepared
by Harriman. The revised modifications in the
July draft included modifications prepared by
the development team for Cohasset Harbor Inn.
Frankly, CZM and DEP determined both versions
to be inadequate. Harriman prepared a significantly
revised draft and provided them to the Town, the
state, and the development team for comment. The
proposed modifications in the September draft
included some minor changes based on comments
from the development team.
The current draft includes two major changes: (1)
the modifications are limited only to those sites
within the new overlay district and they are limited
to a reduction in height and a no-build setback from
the project shoreline..
This plan requires approval from the state
and from the Town. Who is in charge?
The Town! This is a voluntary process. The Town
decided to undertake this planning process and will
decide whether to send the plan to the state for its
approval.
However, to be eligible for approval, the Town must
follow the legislative and regulatory requirements
for municipal harbor plans (301 CMR 23). In addition,
the Town has received a grant from the Seaport
Economic Council to complete a state-approved
municipal harbor plan.
I have more questions. Who can help?
The Planning Director, Lauren Lind, is the Town’s
representative in this process. She can be reached
at LLind@cohassetma.org or (781) 383-4100 ext.
5128.
All documents to date are on the Cohasset Harbor
Committee’s website: https://www.cohassetma.
org/284/Harbor-Committee
A useful primer on Chapter 91 is the People’s
Guide to the Public Waterfront Act (Chapter 91)
published by the Conservation Law Foundation. It
is available here: https://www.clf.org/wp-content/
uploads/2018/12/CLF-Peoples-Guide-Public-
Waterfront-Act-Dec18.pdf
20 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020AERIAL IMAGE COURTESY OF GOOGLE MAPSVISIONVISION
Cohasset Harbor is a jewel-box of a harbor. This small
area supports a variety of users – commercial fishermen,
recreational boaters, sailors, rowers, scientists, dog-
walkers, coffee-drinkers, diners, artists, residents,
visitors, and those just hanging out and enjoying the
beautiful sunrises, sunsets, and breezes off the water.
The vision for this Harbor is simply to enhance the land,
the water, and the edge in between to support access to
and enjoyment of the Harbor for all ages, interests, and
abilities. The key is to balance the needs of the variety
of uses to ensure a safe and pleasant experience for all.
Part of that enhancement is a strong link between the
Harbor and the Village – a link with physical, visual,
and economic components.
21Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
The Implementation Plan for this vision
draws together the investment, regulatory
changes, and other actions needed to
support the recommendations of this MHP
for improvements to infrastructure that
will implement the goals for the Harbor.
Modifications to the requirements of Chapter
91 are included to address future development
to strengthen the Harbor in terms of its water,
land, and edges and the complex interweaving
of ecosystems and economic systems in this
small area.
22 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020AERIAL IMAGE COURTESY OF GOOGLE MAPSELM STREETELM STREET MAR
GI
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MAR
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REE
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SUMMER STREETSUMMER STREETSUMMER STREETSUMMER STREETBORDER STREETBORDER STREETBORDER
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BORDER
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BORDER STREETBORDER STREETLIGHT HOUSE LAN ELIGHT HOUSE LAN ECOVECOVE
GOVERNMENT GOVERNMENT
ISLANDISLAND
MAIN MAIN
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JAMES B
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THE THE
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BRYANT POINTBRYANT POINT
PLAN COMPONENTSPLAN COMPONENTS
The Plan for the Harbor is divided into four sections:
Harbor Governance defines the entities responsible for
the health of the Harbor and how those entities work
together. Health is defined as social, environmental,
and economic health.
Watersheet includes the activities on or under the surface
of the water. Components include commercial fishing,
recreational boating, moorings, dredging, underwater
ecosystems and other elements.
Edges are the soft and hard infrastructure that join or
separate water and land. Components include seawalls,
docks, piers, and vegetative ecosystems that protect
against wave and wind action or that allow access
between water and land.
Land allows access to the water, supports commercial and
recreational activities, and provides the infrastructure to
support those activities. Components include buildings,
parking, and links to the Village.
23Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
BORDER STREETBORDER STREET PARKER AVENUEPARKER AVENUELIGHT HOUSE LANE
LIGHT HOUSE LANE
GOVERNMENT GOVERNMENT
ISLANDISLAND
MAIN MAIN
HARBORHARBOR
BASSIN
G
B
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BASSIN
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HBREAKWATERBREAKWATER
BAILEY
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BAILEY
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BRYANT POINTBRYANT POINT
24 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020AERIAL IMAGE COURTESY OF GOOGLE MAPSCOHASSET HARBORCOHASSET HARBOR
The waterfront and shoreline have a special place in the
heritage and identity of Cohasset. Cohasset Harbor has
long been at the center of the Town’s history. The area was
first visited by English colonists in 1614, when Captain
John Smith explored the coast of New England and was
reportedly attacked by native Algonquins from what
was later called John Smith Rocks. Native Americans
used to spend summers in the Harbor area hunting and
fishing until they moved inland in the winter.
25Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Although the Town has 6.12 miles
of shoreline, only 3.4% of that
shoreline is publicly owned, creating
the smallest percentage of public
coastal frontage of any municipality
in the South Shore region from
Weymouth to Plymouth. By
contrast, a larger portion of the
shoreline in the Harbor is publicly
owned. Strategies for greater public
access to the water are part of the
benefit of this Plan; the challenge
identified throughout is to balance
the varied needs with the small size
of the harbor.
26 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020IMAGE COURTESY OF DIGITAL COMMONWEALTHFishing activities and shipbuilding continued during
colonial times. The Town Pier on Government Island is
about 100 years old. While the Harbor was safe, ledge
along the coast posed significant dangers to shipping,
with reportedly 40 vessels sunk in a period of nine
years before 1841. Minot’s Ledge Light was built and
completed in 1850, then destroyed one year later by a
major storm with the loss of two lightkeepers, who are
memorialized in a monument on Lighthouse Lane in
Government Island. Rebuilt and completed in 1860,
Minot’s was at the time the most expensive lighthouse
built in the United States, and as a historic landmark,
still marks proximity to the Harbor.
The Yacht Club, founded in 1894, added recreational
boating to the existing fishing and shipbuilding
activities. Today, recreational boating is the dominant
summertime activity in the Harbor, limiting the
space available for commercial fishing and supporting
activities. Finding a workable balance between
commercial fishing and recreational boating was an
important aim of the latest Harbor Plan, completed
in 1980, and continues to be a priority for current
Harbor planning efforts.
Those Cohasset residents who do not live directly
on the water gain physical access to the shoreline at
Sandy Beach (owned by an association but open to all
Town residents), Bassing Beach, and Cohasset Harbor.
Management of Cohasset Harbor is a delicate balance
between its small size and multiple interests, including
commercial fishing and water-dependent uses, such as
a historic Marine Railway, lobster pound, docks and
piers; recreational boating and public access; its status
as a scenic, historic, recreational, and natural resource;
the desire for economic development, including
boating and the links to the Village; the needs of
nearby residential neighborhoods; and the ability of
the Harbor to exacerbate or mitigate the impacts of
climate change.
The remaining pages in this section provide a picture of
the Harbor, including the historic assets, the civic and
nonprofit uses within the Harbor, the infrastructure
related to commercial fishing and recreational boating,
existing means of public access, and the protective
elements in the Harbor including a mix of soft edges
and constructed infrastructure.
After this introductory section, this report examines
the different elements of the Harbor in more depth,
including the watersheet, the edge where water and
land meet, the landside conditions and uses, and the
connections between the Harbor and Cohasset Village.
Figure 4: Historic Postcards
27Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020IMAGE COURTESY OF DIGITAL COMMONWEALTHFinally, this report presents the recommendations for
implementation and modifications to the regulatory
standards of Chapter 91 of the Massachusetts General
Laws (Chapter 91) and the consistency between the
recommendations of this plan, the policies of CZM,
and the requirements of Chapter 91.
HARBOR GOVERNANCE
During the planning process, discussions of the
governance of the Harbor contributed to thoughts
about the implementation of the recommendations of
this Plan. Cohasset Harbor falls under several sets of
jurisdictions.
TOWN OF COHASSET
Chapter 121 of the Town ordinances governs the
operations of Cohasset Harbor.
Harbormaster
The majority of Cohasset Harbor is within the
jurisdiction of the Town of Cohasset (and is thus
included in Norfolk County). The Town has a
Harbormaster appointed by the Town Manager. The
Harbormaster is responsible for daily operations
within the Harbor, including enforcing local, state,
and federal regulations and ensuring the safe use of
the Harbor, Little Harbor, and Gulf River for all
users. The Harbormaster is also responsible for the
management of Town moorings and is responsible for
the locally issued Annual Harbormaster Permit under
Chapter 91.
The Harbormaster is often the first responder to a
public safety incident in Cohasset Harbor; the police
and fire departments in both the Town of Cohasset
and the Town of Scituate also have jurisdiction over
public safety within the Harbor.
The Town’s Harbor Regulations are available on the
Harbormaster’s page on the Town’s website, as is the
waiting list of Town moorings.
Harbor Committee
The Town of Cohasset has a Harbor Committee,
appointed by the Board of Selectmen and responsible
for making recommendations to the Board of
Selectmen about the operations and condition of
Cohasset Harbor. The Harbor Committee is the
sponsor of this planning process and acts as the
Advisory Committee under 301 CMR 23.00, the
28 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
regulations for the preparation of a municipal harbor
plan. The Harbor Committee has nine members
drawn from harbor-related organizations and residents
of the Town and includes the Harbormaster as an ex-
officio member.
Government Island Advisory Committee
The Town also has a Government Island Advisory
Committee, which has seven members including
the Harbormaster, and is responsible for making
recommendations for the maintenance and
improvement of Government Island to the Board of
Selectmen. This committee does not have a full roster
of members.
Conservation Commission
The Conservation Commission administers and
enforces the Massachusetts Wetlands Protection Act
(Chapter 131, Section 40 of the Massachusetts General
Laws) within the Town of Cohasset and the Town’s
regulations and bylaws for wetlands and stormwater
management. In addition to reviewing Notices of
Intent and holding hearings on applications for
altering wetlands and buffer zones, the Conservation
Commission also works to promote and educate
people about local environmental resources and
maintains areas of wetlands, floodplains, and other
natural resource areas within the Town.
Regulated areas are defined by 310 CMR 10.00
and the Cohasset Wetland Bylaw and Regulations.
A permit from the Conservation Commission is
required to remove, dredge, fill, or alter areas under
the Conservation Commission’s jurisdiction. The
Conservation Commission may grant an Order of
Conditions on such changes within their jurisdiction,
including the building of docks. The Conservation
Commission has an excellent FAQ sheet.
Planning Board and Zoning Board of Appeals
These two bodies are responsible for administering
the zoning bylaws in the Town. The Planning Board
is responsible for site plan review and special permit
applications within the Town. The Zoning Board of
Appeals (ZBA) hears applications for zoning variances
and appeals for the issuance or denial of building
permits and grants certain special permits. The ZBA
grants special permits for docks in Cohasset.
Building Department
The Building Department is responsible for ensuring
that buildings in the area meet both the building code
and the zoning regulations. The Building Inspector is
also responsible for ensuring that new development
meets the building code for structures within FEMA
flood zones.
Board of Health
The Board of Health is responsible for administering
Title 5 of the State Environmental Code (310 CMR
15.00) which governs septic systems. In Cohasset, the
Board of Health also passed supplemental rules and
regulations to govern sewage treatment and disposal
in the town.
The Health Department tests beaches for water quality,
including Bassing Beach, and posts a yellow flag if the
beach is closed. According to their website, the Harbor
is “automatically closed after 0.5 inches of rain within
a 24 hour period.”1
Historical Commission
The Historical Commission is responsible for
identifying, preserving, and maintaining archaeological
and historic resources in Cohasset. Their Captain’s
Walk brochure identifies many historic resources in
the Harbor. The Historical Commission may be asked
to give an advisory opinion to the Planning Board on
the redevelopment of buildings older than a certain
date.
TOWN OF SCITUATE
The remainder of Cohasset Harbor, including Bassing
Beach, is within the jurisdiction of the Town of
Scituate (and is thus included in Plymouth County).
Scituate also has a Harbormaster. The Harbormaster’s
Office has three members of staff: The Harbormaster,
the Assistant Harbormaster, and a Business Manager.
The Scituate Waterways Commission works with the
Harbormaster to update the Waterways Management
Plan and Waterways Bylaws. The most recent
Waterways Management Plan was adopted June 2011
and is available on the Harbormaster’s page on the
Town’s website.
1 https://www.cohassetma.org/197/Cohasset-Beach-Water-Quality, last accessed July 15, 2019
29Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
The Waterways Commission is an advisory group
appointed by the Board of Selectmen. They have 15
members, including the Harbormaster, Associate
Members, and three liaisons: one to the Board of
Selectmen, one to the Planning Board, and one to the
Advisory Committee. The Waterways Commission
has monthly meetings, which are open to the public.
The Waterways Commission advises the Board of
Selectmen on policies for the Scituate waterways.
The Town established a Waterways Enterprise Fund
in 1995. Funding sources include excise tax, mooring
registrations, marina user fees, and town slip and tie-
up fees. The funds are used for direct operating and
capital costs and indirect costs related to municipal
services.2
The Waterways Management Plan calls for shellfishing
along Scituate’s shoreline within Cohasset Harbor
with an emphasis on programs to “resolve pathology
problems and support shellfish propagation and
productivity.”3 Bassin[g]’s Beach is noted as one of the
prime shellfish beds for mussels and soft-shell clams.4
Meeting minutes of the Waterways Commission in
December 2018 include discussions about establishing
a Shellfishing Commission and about 5 acres in the
Bassing Beach area for shell fishing. The minutes
record initial discussions with the Town of Cohasset.
The Shellfish Advisory Committee began meeting in
Spring 2019.
COMMONWEALTH OF MASSACHUSETTS
Office of Coastal Zone Management (CZM)
CZM is an integral part of the planning process for this
Harbor Plan. CZM implements the coastal program
for the Commonwealth under the federal Coastal
Zone Management Act. Detailed information can be
found at CZM’s website: https://www.mass.gov/orgs/
massachusetts-office-of-coastal-zone-management
CZM is part of the Commonwealth’s Executive Office
of Energy and Environmental Affairs (EEA). The
regional offices of CZM help coordinate local and
regional collaboration with respect to the economic
and natural resources of Massachusetts’ coast and
waterways. The agency provides a wealth of resources
for local communities, and technical assistance in
the areas of planning, permitting, environmental
2 Town of Scituate, Waterways Management Plan, June 7, 2011, page 29
3 Town of Scituate, Waterways Management Plan, June 7, 2011, page 11.
4 Town of Scituate, Waterways Management Plan, June 7, 2011, page 38
resources including habitat and water quality, public
access, mapping, and managing storm damage and
climate change.
CZM published the Massachusetts Office of Coastal
Zone Management Policy Guide in October 2011. This
is an important resource for understanding federal and
state policies related to the Coastal Zone Management
Act.
Massachusetts Department of Environmental
Protection (DEP)
DEP grants licenses for projects under Chapter 91
(Simplified License, Water-Dependent License,
Nonwater-Dependent License), permits for projects
in wetlands, 401 water quality certifications, and
authorization for dredging projects. Chapter 91
Authorization is required for activities occurring
in, on, over, or under Flowed and Filled Tidelands.
Additional definition of Chapter 91 terminology and
requirements is found in Modifications to Chapter 91.
A quick introduction to Waterways permitting can be
found here: https://www.mass.gov/guides/waterways-
permitting-frequently-asked-questions
Department of Marine Fisheries
This state agency supports fishing by managing
commercial and recreational saltwater fisheries. It
provides information about commercial fishing,
including landings, and manages permits for
Bassing or Bassings?
What is the name of this beach? In spoken form,
people commonly refer to it as Bassings Beach, and
some sources on the web also refer to Bassings
Beach.
The Cohasset Trust refers to it as Bassing Beach, and
that is how this Plan refers to it throughout, unless
an alternate spelling is used in a direct quote.
Gulf or Gulph?
Similarly, the river that enters into Cohasset Harbor
between Gulf and Government Islands also has two
names. Again, this report uses Gulf River, unless the
alternate spelling is used in a direct quote.
30 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
recreational fishing. The agency is also responsible
for determining shellfish closures, the opening and
closing dates of fishing seasons, and provides other
advisory notices.
Massachusetts Harbormasters Association
This organization has two chapters: The North Shore
and the South Shore. Cohasset is a member of the
South Shore chapter. The organization provides
resources to harbormasters in Massachusetts, but has
no regulatory authority within the harbor.
FEDERAL GOVERNMENT
National Oceanic and Atmospheric
Administration (NOAA)
As noted above, the Coastal Zone Management Act
governs the management of the coastal zone of the
United States. This Act was passed in 1972 and is
administered at the federal level by NOAA and by the
Office of Coastal Zone Management in each state.
More information about NOAA is available here:
https://coast.noaa.gov/czm/act/
NOAA administers the Coastal Zone Enhancement
Program (https://coast.noaa.gov/czm/enhancement/)
and the Coastal Nonpoint Pollution Control Program
(https://coast.noaa.gov/czm/pollutioncontrol/).
US Fish and Wildlife Service
Under the Coastal Barrier Resources Act (1982), the
Federal government identified “relatively undeveloped
coastal barriers along the Atlantic...and made these
areas ineligible for most new federal expenditures
and financial assistance.”5 This was to prevent the
use of federal dollars to develop at-risk areas. The
restrictions are on federal expenditures that “tend
to encourage the development or modification of
coastal barriers.”6 There is no prohibition on private
or non-federal expenditures and certain activities are
exempted from the ban, including the maintenance
of existing federal navigational channels and related
structures, such as jetties.7 Federal expenditures for the
“study, management, protection, and enhancement
of fish and wildlife resources and habitats, including
acquisition of fish and wildlife habitats, and related
lands, stabilization projects for fish and wildlife
habitats, and recreational projects”8 are allowed.
Cohasset is within the Coastal Barrier Resource
(CBR) Unit (MA-12), as shown in Figure 5. The
U.S. Fish and Wildlife Service will provide a “CBRS
Property Determination” for properties within 20
feet of the CBRS boundary (the CBRS Buffer Zone)
that identifies whether a property is within the CBRS
5 https://www.fws.gov/CBRA/, last accessed July 15, 2019.
6 https://www.fws.gov/cbra/CBRA-Prohibitions.html, last accessed July 15, 2019.
7https://www.fws.gov/cbra/Limitations-and-Exceptions.html, last accessed July 15, 2019.
8 Ibid.
Figure 5: Coastal Barrier Resources System Validation Tool, Unit MA-12
HTTPS://WWW.FWS.GOV/CBRA/DOCUMENTATION.HTML, LAST ACCESSED JULY 15, 2019
31Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Boundary and thus ineligible for certain types of
federal funding, including flood insurance through the
Federal Emergency Management Agency’s (FEMA)
National Flood Insurance Program (NFIP).9
More information about U.S. Fish and Wildlife and
CBRS can be found here: www.fws.gov/CBRA/.
U.S. Army Corp of Engineers (Corps)
The Corps has regulatory responsibility for
construction in navigable waterways, including docks,
piers, and dredging. The enabling legislation is Section
10 of the Rivers and Harbors Act of 1899 and Section
404 of the Clean Water Act. A permit is required
from the Corps before beginning work in navigable
waterways. More information about the Corps in New
England and a list of regulations can be found here:
https://www.nae.usace.army.mil/.
Public Safety
The United States Coast Guard is responsible for coastal
security in the harbor at the federal level. Operations
are coordinated with local public safety officials,
including the Harbormaster, police department, and
fire department.
RECOMMENDATIONS RELATED TO
HARBOR GOVERNANCE
• MERGE THE GOVERNMENT ISLAND ADVISORY
COMMITTEE WITH THE HARBOR COMMITTEE
Merging the responsibilities would allow one
committee to make recommendations to the
Board of Selectmen and the Town Manager on
the needs of both the water and the land within
Cohasset Harbor.
• REVIEW AND MODIFY THE CHARGE OF THE
CURRENT HARBOR COMMITTEE Ensure that the
charge is consistent with best practices across the
Commonwealth for similar committees. Consider
the charge of the Master Plan Implementation
Committee as a model.
• CONSIDER ESTABLISHEMNT OF A WATERWAYS
ENTERPRISE FUND Such a fund could capture
fees from moorings, tie-ups, and other relevant
sources to target funds for operating and capital
needs within the Harbor. Further study is
needed to determine the benefits and impacts.
9 https://www.fws.gov/CBRA/Documentation.html, last accessed July 15, 2019.
• ESTABLISH A “FRIENDS OF COHASSET
HARBOR” Consider establishing a Massachusetts
nonprofit public charitable entity able to qualify
for charitable tax treatment pursuant to section
501(c)3 of the U.S. Internal Revenue Code
to help raise funds for needed improvements
to the Harbor and to publicize the needs and
opportunities within the Harbor. The 501(c)3
should be similar to other “Friends of” groups,
such as the Friends of the Cohasset Library.
• DOCUMENT PUBLIC SAFETY RESPONSIBILITIES
Publicize the roles of the Harbormaster, the
police and fire of both Towns, and the Coast
Guard so that the distribution of responsibilities
in the Harbor are clear to members of the public.
• ESTABLISH AN INTER-MUNICIPAL AGREEMENT
Work with the Town of Sciutate to establish an
inter-municpal agreement pursuant to Chapter
40 Section 4A of the General Laws of the
Commonwealth or a Joint Powers Agreement
pursuant to Chapter 40 Section 4A 1/2 related
to the management of Bassing Beach, the
responsibility for public safety operations within
Cohasset Harbor on both sides of the town/
county line; the responsibility for maintenance
and repairs of shared infrastructure, including
the breakwater, and stormwater management to
reduce the introduction of pathogens and harmful
chemicals to the Gulf River and Cohasset Harbor.
Formalize communications between the Cohasset
Harbor Committee and the Scituate Waterways
Commission to ensure coordination of policies
that affect the entire operations, health, and safety
of Cohasset Harbor. Consider semi-annual or
quarterly meetings between the two groups.
• PUBLICIZE THE EMERGENCY RESPONSE PLAN
Either as a stand-alone plan or as a subset of the
inter-municipal agreement, the Town should
create an emergency response plan that specifies
the jurisdictional requirements in an emergency
and is widely distributed to the public, including
on the Town’s website.
32 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020AERIAL IMAGE COURTESY OF GOOGLE MAPSCohasset Yacht Club
Bates’
Wharf and
Old Sale
House
(Olde Salt
House)
Tower’s Wharf
(Atlantica)
Government Island/
Minot Light Template
Site of Elisha
Doane’s Grist Mill
Old Landing Place/
Kimball’s By-the-Sea Motor Hotel/
(Cohasset Harbor Inn)
US Customs House
(George H. Mealy
American Legion Post)
1010
11
22
334455
99
**
66
77
New
Shipyard
(Town Pier)
Border
Street Bridge
(Current)
Lawrence Wharf
and Captain John
Smith Memorial
(Town Landing)Portuguese Hall
Border Street Bridge
(Historic)
88
ELM STREETELM STREET MAR
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BORDER
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BORDER STREETBORDER STREETLIGHT HOUSE LAN ELIGHT HOUSE LAN ECOVECOVE
GOVERNMENT GOVERNMENT
ISLANDISLAND
MAIN MAIN
HARBORHARBOR
JAMES B
R
O
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JAMES B
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THE THE
GULFGULF
BRYANT POINTBRYANT POINT
HISTORIC ASSETS: THE HISTORIC ASSETS: THE
CAPTAIN’S WALKCAPTAIN’S WALK
33Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Government Island/
Minot Light Template
**
CMI Boathouse
(not included on the Captain’s Walk but
received historic preservation funds from the
Cohasset CPA in 2007)
**
**
CSCR/
(Aubrey Crocker House/ Hagerty Colonials;
not included on the Captain’s Walk)
BORDER STREETBORDER STREET PARKER AVENUEPARKER AVENUELIGHT HOUSE LANE
LIGHT HOUSE LANE
GOVERNMENT GOVERNMENT
ISLANDISLAND
MAIN MAIN
HARBORHARBOR
BASSIN
G
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BASSIN
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HBREAKWATERBREAKWATER
BAILEY
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BAILEY
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BRYANT POINTBRYANT POINT
LEGEND
NN
STATION NUMBER ON CAPTAIN’S WALK
SPONSORED BY COHASSET HISTORICAL
COMMISSION
Modern names of sites provided in parenthesis if
different from the historical names
Supplemental information from Massachusetts
Cultural Resource Information System (MACRIS)
The Cohasset Historical Commission produced a map of
the Captain’s Walk, which identifies some of the historical
buildings, structures, and places within the Harbor and
provided details about the signage at each station on the
walk.
34 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020AERIAL IMAGE COURTESY OF GOOGLE MAPSCohasset Yacht Club
Olde Salt
House
Atlantica
Harbormaster
Cohasset
Sailing Club
Lightkeepers’
Cottage
Cohasset
Lobster Pound
Cohasset Harbor Inn
George
H. Mealy
American
Legion Post
ELM STREETELM STREET MAR
GI
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T
REE
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MAR
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SUMMER STREETSUMMER STREETSUMMER STREETSUMMER STREETBORDER STREETBORDER STREETBORDER
S
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BORDER
S
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BORDER STREETBORDER STREETLIGHT HOUSE LAN ELIGHT HOUSE LAN ECOVECOVE
GOVERNMENT GOVERNMENT
ISLANDISLAND
MAIN MAIN
HARBORHARBOR
JAMES B
R
O
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K
JAMES B
R
O
O
K
THE THE
GULFGULF
BRYANT POINTBRYANT POINT
TOWN, CIVIC ORGANIZATIONS, TOWN, CIVIC ORGANIZATIONS,
AND BUSINESSES IN THE AND BUSINESSES IN THE
HARBORHARBOR
35Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Cohasset
Sailing Club
Lightkeepers’
Cottage
Cohasset
Maritime
Institute
Cohasset
Center for
Student
Coastal
Research
Cohasset
Harbor Marina
Cohasset
Conservation Trust
BORDER STREETBORDER STREET PARKER AVENUEPARKER AVENUELIGHT HOUSE LANE
LIGHT HOUSE LANE
GOVERNMENT GOVERNMENT
ISLANDISLAND
MAIN MAIN
HARBORHARBOR
BASSIN
G
B
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A
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BASSIN
G
B
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HBREAKWATERBREAKWATER
BAILEY
C
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BAILEY
C
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BRYANT POINTBRYANT POINT
The Town of Cohasset is fortunate to have many nonprofit
organizations that draw people to enjoy the Harbor and
the water. Harbor businesses are also a draw, although
opportunities exist to enhance the possibilities for more
activity on the land to supplement the vibrancy of the
water uses.
36 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020AERIAL IMAGE COURTESY OF GOOGLE MAPSCohasset Yacht Club
Atlantica
The Oaks
(private)Town Pier/
Margin St.
Town Landing/
Lawrence Wharf
Fishermen’s Wharf
Harbormaster
ELM STREETELM STREET MAR
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MAR
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SUMMER STREETSUMMER STREETSUMMER STREETSUMMER STREETBORDER STREETBORDER STREETBORDER
S
T
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T
BORDER
S
T
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BORDER STREETBORDER STREETLIGHT HOUSE LAN ELIGHT HOUSE LAN ECOVECOVE
GOVERNMENT GOVERNMENT
ISLANDISLAND
MAIN MAIN
HARBORHARBOR
JAMES B
R
O
O
K
JAMES B
R
O
O
K
THE THE
GULFGULF
BRYANT POINTBRYANT POINT
COMMERCIAL FISHING AND COMMERCIAL FISHING AND
RECREATIONAL BOATINGRECREATIONAL BOATING
37Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Cohasset
Harbor Marina
Parker Avenue
Boat Ramp
Harbormaster
BORDER STREETBORDER STREET PARKER AVENUEPARKER AVENUELIGHT HOUSE LANE
LIGHT HOUSE LANE
GOVERNMENT GOVERNMENT
ISLANDISLAND
MAIN MAIN
HARBORHARBOR
BASSIN
G
B
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A
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BASSIN
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B
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A
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HBREAKWATERBREAKWATER
BAILEY
C
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BAILEY
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BRYANT POINTBRYANT POINT
LEGEND
COMMERCIAL FISHING (TOWN-OWNED)
RECREATIONAL/COMMERCIAL
(TOWN-OWNED)
RECREATIONAL (PRIVATELY OWNED)
RESIDENTIAL
MARINE RAILWAY
Commercial fishing and recreational boating share similar
needs in the Harbor; the challenge is to support the
commercial fishing fleet by providing for certain unmet
needs while ensuring that recreational vessels of all types
are able to safely navigate with minimal conflicts.
38 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Fishermen’s Wharf Minot Light
Template
AERIAL IMAGE COURTESY OF GOOGLE MAPSTown Landing/
Lawrence Wharf
Town Pier/
Margin St.
John Smith
Marker
ELM STREETELM STREET MAR
GI
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S
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BORDER
S
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BORDER STREETBORDER STREETLIGHT HOUSE LAN ELIGHT HOUSE LAN ECOVECOVE
GOVERNMENT GOVERNMENT
ISLANDISLAND
MAIN MAIN
HARBORHARBOR
JAMES B
R
O
O
K
JAMES B
R
O
O
K
THE THE
GULFGULF
BRYANT POINTBRYANT POINT
PUBLIC ACCESS TO THE PUBLIC ACCESS TO THE
HARBORHARBOR
39Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Minot Light
Template
BORDER STREETBORDER STREET PARKER AVENUEPARKER AVENUELIGHT HOUSE LANE
LIGHT HOUSE LANE
GOVERNMENT GOVERNMENT
ISLANDISLAND
MAIN MAIN
HARBORHARBOR
BASSIN
G
B
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A
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BASSIN
G
B
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HBREAKWATERBREAKWATER
BAILEY
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BAILEY
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BRYANT POINTBRYANT POINT
LEGEND
SHORELINE ACCESSIBLE TO PUBLIC
TOWN-OWNED BOAT RAMPS
TOWN-OWNED PARKING
CONSTRUCTED SIDEWALK/PATH
PAINTED SIDEWALK
STREET (SHARED)
Public access to the water includes the ability to walk
alongside the water and the ability to be on the water
itself. Chapter 91 of the Massachusetts General Laws
(The Waterways Act or Chapter 91) protects the rights of
public access to Commonwealth tidelands. These rights
were first established during the Colonial era and allow
public access for fishing, fowling, and navigation. Today,
Chapter 91 requires Facilities of Public Accommodation
to allow the public to access areas under the jurisdiction
of Chapter 91.
40 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
**AERIAL IMAGE COURTESY OF GOOGLE MAPSELM STREETELM STREET MAR
GI
N S
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MAR
GI
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SUMMER STREETSUMMER STREETSUMMER STREETSUMMER STREETBORDER STREETBORDER STREETBORDER
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BORDER
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BORDER STREETBORDER STREETLIGHT HOUSE LAN ELIGHT HOUSE LAN ECOVECOVE
GOVERNMENT GOVERNMENT
ISLANDISLAND
MAIN MAIN
HARBORHARBOR
JAMES B
R
O
O
K
JAMES B
R
O
O
K
THE THE
GULFGULF
BRYANT POINTBRYANT POINT
**
SOFT EDGES AND SOFT EDGES AND
HARD INFRASTRUCTUREHARD INFRASTRUCTURE
Hard infrastructure, such as sea walls or the
breakwater, may protect the Harbor and its assets
from flooding, but such infrastructure must be
maintained on a regular basis, and must be evaluated
for the projected increase in regular tides and storm
surges based on current estimates of sea level rise.
Streets and pathways may be damaged by flooding,
leading to increased maintenance costs. However,
some pathways along the water’s edge may be
designed to flood and allow the floodwaters to recede
on a regular basis.
Soft edges, such as tidal flats, marshes, and other
wetlands, allow for the absorption of water from
flooding but may be less effective if subject to
pollution, siltation, infill, or other degrading impacts.
41Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
BORDER STREETBORDER STREET PARKER AVENUEPARKER AVENUELIGHT HOUSE LANE
LIGHT HOUSE LANE
GOVERNMENT GOVERNMENT
ISLANDISLAND
MAIN MAIN
HARBORHARBOR
BASSIN
G
B
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A
C
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BASSIN
G
B
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A
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HBREAKWATERBREAKWATER
BAILEY
C
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BAILEY
C
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BRYANT POINTBRYANT POINT
LEGEND
HARD INFRASTRUCTURE
SEA WALL (APPROXIMATE)
RIP RAP (APPROXIMATE)
ROADS**BRIDGES
PATHWAYS (FIXED/PAINTED)
OFF-STREET PARKING
LAUNCHES, SLIPS, DOCKS**TIDE GATE (APPROXIMATE)
MARINE RAILWAY
SOFT EDGES
VEGETATION (APPROXIMATE)
TIDAL (APPROXIMATE)
BEACH (APPROXIMATE)
PUBLIC OPEN SPACE
**
42 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020AERIAL IMAGE COURTESY OF GOOGLE MAPSWATERSHEETWATERSHEET
The word “watersheet” refers to the surface of the water.
The term is used when discussing those uses which
require access to the watersheet: docks, slips, moorings,
and watercraft of all sizes and types. The watersheet in
the Cohasset Harbor has a variety of users and vessel
types, creating a need to balance the needs of many users
in a small area and a short boating season.
Both commercial fishing and recreational boating
provide economic value to the Town of Cohasset in terms
of fees, property taxes, and in their contribution to the
overall quality of life for residents in the Town.
Because of the impact of dredging on the future use of the
watersheet, the discussion of dredging is also included
in this section.
43Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
44 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
COMMERCIAL FISHING
The focus of this section is on the economic context of
the fishing industry in Cohasset and the infrastructure
needs identified by the fishing fleet as necessary for
their survival.
ECONOMIC CONTEXT
The commercial fishing industry has been part of
Cohasset since the beginning. A major part of this
planning process has been the identification of the
needs of the fishermen in order to support the fishing
fleet. Current facilities are inadequate for the needs
of the existing fishing vessels; these inadequacies are a
hindrance to either expanding the size of the fleet or
encouraging new entrants into the market. As noted by
the FXM report (see Appendix A), commercial fishing
in Cohasset Harbor is currently almost exclusively
lobstering.1 Since 2010, both the landings and ex-
vessel value of Cohasset’s lobster industry have varied –
ranging from nearly 422,462 pounds and almost $1.8
million in value in 2017, to a low of 345,673 pounds
and $1.2 million in value in 2012. It is not possible
from these data to reliably project longer term trends,
but both landings and ex-vessel values have been
fairly consistent in recent years as they have been in
Plymouth County, a more appropriate comparator for
Cohasset’s fishing industry than Norfolk County. The
SAFIS Dealer Database reported 26 active harvesters,
a 6-year high, and only 4 active dealers, a 10-year low
in 2017 as shown in Table 1 below.
Notwithstanding these variations, local lobstermen
report a very stable fishery over the past 10 years
and prospects of continuation at least at current
1 The latest available data (2017) for commercial finfish and shellfish landings other than
Cohasset’s lobster catch for all of Norfolk County was negligible and suppressed in the
SAFIS dealer data base. A far more robust and diverse commercial fishery is evident in
Plymouth County, which includes the ports of Scituate, Duxbury, Hingham, Hull, Marshfield
and Kingston. Cohasset commercial vessels landed about 11% of the combined Cohasset and
Plymouth County lobster catch in 2017.
catch levels. According to local fishermen, there
are currently 19 active boats regularly engaged in
commercial lobstering, providing jobs and income
to 40 vessel owners and crew. The contribution of
this industry to the economy of Cohasset includes
an estimated $760,000 in local spending for goods
and services (including the spending of fishermen
earnings for local goods and services other than those
required to support their businesses). Local resident
fishermen also contribute property taxes directly and
indirectly to the Town of Cohasset, as well as mooring
and dinghy fees and vessel excise taxes totaling about
$214,000 annually as shown in the Table 2 below.2
However, data from the Harbormaster for 2018 shows
lower amounts than Table 2:
Boats 24
Total linear feet of boats 810
Mooring fees $9,090
Total Excise taxes $2,360
Property value of homes
owned by resident fishermen
$6,087,500
Real estate taxes on houses $78,528
Noteworthy in Table 2 is the relatively low average
annual earnings of commercial fishermen in Cohasset
– about $24,000 per year compared to an average
annual wage of $43,000 for all jobs in Cohasset (see
Appendix A, Table 6, page 13).
Local fishermen note an absence of infrastructure
investment to support vessel off-loadings, refrigerated
storage, and other facilities. Hauling the catch landside
2 In 2017 total vessel excise taxes, mooring fees and other receipts to the Town attributable
to Cohasset Harbor operations (mostly serving recreational boating) totaled about $153,000.
While there is considerable question about the spending of recreational boaters locally,
based on estimated statewide per boat averages, the occupants of the 500 recreational
vessels moored in Cohasset Harbor could be expected to spend about $500,000 per year
on meals, groceries, and miscellaneous items not including boat expenditures such as fuel and
maintenance. (Source: Recreational Boater Survey, Massachusetts Ocean Partnership, 2010
data updated by CPI).
Table 1: Cohasset Annual Lobster Landings
45Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
at low tide is especially difficult and the lack of
lighting and electricity is problematic for efficient and
safe operations. For the relatively modest investments
in physical facilities described elsewhere in the Plan,
local fishermen estimate that they might increase their
catch (and therefore their economic contribution to
the Town) by 20-30% as well as sustain a fishery in
need of new participants to replace the current aging
workforce.
The presence of commercial fishing vessels adds to the
attraction of Cohasset Harbor to both residents and
visitors, and enhances the prospects of success for local
restaurants and other businesses.
TOWN FACILITIES
Commercial fishermen can access the water at either
Fishermen’s Wharf on Government Island or the
Town Landing (next to Lawrence Wharf).
Fisherman’s Wharf has 18 parking spaces; Town
Landing has 3 spaces. Fisherman’s Wharf has
approximately 90 feet of dockage, but Town Landing
can only accommodate a maximum of two vessels at
a time.
The facilities are typically small floating timber docks
with a gangway access. Neither facility provides a
lift system for vessel supply and transfer of bait and
catch. The gangways provide split pathways for carts
and walking; these pathways are narrow and limit the
amount of material that can be transferred at one time.
The Town plans to install a conveyor belt system at
Fisherman’s Wharf to provide mechanical transfer of
materials between the floats and land. An alternative
to this would be a hoist or davit, however this would
require boats to approach the site along the seawall
where current water depths are not sufficient at lower
tides.
The Town planned to restore access to electric power
to Town Landing in spring 2019.
INFRASTRUCTURE NEEDS
As noted in the report from GEI Consultants (Appendix
B), representatives from the commercial fishermen
have identified a number of actions necessary to
support the survival and potential expansion of their
industry. The fishermen provided the list below to the
Harbor Committee at its meeting on March 22, 2018.
Table 2: Annual Estimated Economic Impact of Cohasset Commercial Fishery
Mooring
46 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
• Extend and rebuild the pier at Government Island
with a conveyor system and hydraulic lift designed
to ease the loading and unloading of bait, traps,
rope, and equipment necessary for operations.
The conveyor system and lift must be usable at
all tides.
• Construct a new pier suitable for direct vehicle/
vessel loading and unloading between piers at the
Cohasset Sailing Club and Parker Avenue.
• Install a designated dinghy dock for commercial
mooring holders.
• Reconfigure the floats at Government Island to
accommodate more boats.
• Install a marine fueling station on Government
Island, with credit card capability.
• Provide water and electric service year-round at all
commercial docks.
• Introduce trash receptacles, dumpsters, and an oil
reclamation station.
• Reconfigure Town Landing to include conveyor/
hoists and addition of more floats to the NW
(towards the inner cove area).
• Add security cameras with live video access via
smart phones.
• Create a designated area for bait coolers, usable by
all fishermen.
• Create a draft plan detailing future dredging needs
• Undertake a mooring field study to determine if
reconfiguration of the mooring fields could create
more moorings and moorings for larger vessels.
• Create a Harbor webpage where people can view
current communications about and activities in
the Harbor.
• Establish specific dates for deployment and
retrieval of floats and docks each spring and fall.
Including representatives from the commercial
fishermen as part of the design committee would be
critical to ensure that the design of new infrastructure
supports their operations.
CLIMATE CHANGE AND FISHING
As climate change impacts the availability of different
types of ground fish and shellfish, the Town and the
commercial fishing fleet will need to work together
to continue to find ways to support the fishing
industry in Cohasset. This may include looking at
new and innovative fishing industry techniques, joint
programs with the Commonwealth of Massachusetts
for supporting a new generation of fishermen, public
education about eating different varieties of fish, or
other programs to support the industry in the long-
term.
EMERGENCY MANAGEMENT
The Harbormaster maintains three vessels as part of
the emergency fleet. These include a 17-foot and a 21-
foot work boat and the primary response vessel, which
is a 25-foot Parker Walkaround. The emergency fleet
is typically moored in the Harbor and accessed via
dinghy because sufficient space is not available at the
Government Island Road facility. This arrangement
may cause delays in emergency response times,
especially in winter months. During these months,
emergency response vessels are located on the other
side of the Harbor and the Harbor may have ice or
other impediments. Storage of equipment required for
emergency calls near the vessels is required.
While the Harbormaster is either working or on-call
most of the time, the Town may wish to consider
additional emergency response vessels for other first
responders, including the Police and Fire Departments.
The ability to respond to different types of emergencies
or multi-jurisdictional emergencies was brought up
during the public engagement efforts.
RECREATIONAL BOATING
Public Access and recreational boating by all Cohasset
Citizenry is a major goal of the Town of Cohasset.
Recreational boating includes Town moorings,
organizational use (including, for the purposes of
this discussion, the scientific research of the Cohasset
Center for Student Coastal Research) and Town
facilities for occasional users (as opposed to those who
have designated moorings or slips).
TOWN FACILITIES
Town facilities include mooring fields, the Town Pier
on Margin Street, and the Parker Avenue boat ramp.
• MOORING FIELDS The Town has a waiting list of
over 500 people for a mooring. Cohasset Harbor
47Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
has approximately 90 moorings, Cohasset Cove
has approximately 30 moorings, and Bailey Creek
has approximately 30 moorings. The Town Pier on
Margin Street consists of a timber pile supported
timber pier and floating docks. The docks are
accessed via a ramp at the end of the pier. The pier
extends approximately 75 feet into the Harbor
and has a “T” at the end providing additional
space. The floating docks extend another 40 feet
into the Harbor with a “T”-shaped dock system
providing space for dinghies. The Margin Street
property does not have parking facilities.
• PARKER AVENUE BOAT RAMP The Town’s only
boat ramp is located at the end of Parker Avenue.
Shorelines immediately east and west of the ramp
are protected by rip rap. Cohasset Harbor Marina
is located east of the ramp and has floats. West of
the ramp, a small timber pier supports a gangway
and floating docks usually occupied by dinghies
used for accessing moored vessels. The ramp is
not suitable for use with trailered boats at lower
tides because the bottom of the ramp does not
extend far enough below the water surface into
the Harbor. The Town is working to redesign
this ramp and has hired an engineer to begin the
design work.
• PARKING The Town offers public parking in
several places throughout the Harbor, but general
agreement is that not enough parking is available
for current uses. Future private development will
need to provide off-street parking for planned
uses. For future public parking, Government
Island, particularly the unpaved overflow parking
behind the Lighthouse Keepers’ Cottage, could be
reconfigured to provide additional parking.
Table 3: Parking in Cohasset Harbor
LOCATION
PARKING
SPACES
Government Island: Fisherman’s
Wharf 18
Harbor Master 4
Sailing Club 14
Back Lot (behind Lighthouse
Keepers’ Cottage)40
Town Landing 3
Town Pier/Margin Street 0
TOTAL 79
On-street parking is available along Border Street.
The Town does not charge for on-street parking.
COHASSET MARITIME INSTITUTE (CMI)
CMI provides rowing and other recreational waterfront
activities to the community (youths and adults)
and uses the Parker Avenue Boat ramp to access the
water. CMI has approximately 200 participants and
employs both youth and adult coaching staff. The
CMI boathouse, owned by the Town but maintained
by CMI members, is over 150 years old and is subject
to the historic preservation restrictions of Chapter
184 of the Massachusetts General Laws. This building
was originally a lifesaving outpost for the Harbor, and
was moved to its present location from Government
Island.
COHASSET CENTER FOR STUDENT
COASTAL RESEARCH (CSCR)
While not a recreational use, CSCR also uses the
Parker Avenue Boat Ramp to access the water. CSCR
provides opportunities for students to explore and
study the watershed and coastal environment. As
with CMI, CSCR is also housed in an historic Town-
owned building. This building provides the only
public restroom in the harbor and is maintained by
CSCR and CMI. CSCR has indicated the need for a
designated mooring or slip for its activities.
COHASSET YACHT CLUB (CYC)
The CYC is located on the north western shore of the
Harbor near the Harbor entrance. CYC has a pile-
supported building and floating dock system providing
dockage for approximately 150 boats, including slips,
club boats, and dinghy slips. CYC has a small marine
railway to the west that appears to be actively used by
the club.
COHASSET SAILING CLUB (CSC)
The CSC is located at the end of Lighthouse Lane.
There is a walking bridge between the CSC and CMI.
The CSC is protected by stacked stone seawalls with
water access via a ramp to timber floats. Based on aerial
imagery, the CSC provides additional dinghy access to
boats within the Harbor. The Center has approximately
300 linear feet of available berthing along the floats.
The Center’s water access is very limited in width; the
channel near the floats is the only access into Bailey’s
48 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Cove and is only 80 feet wide. The area immediately
outshore of the floats was dredged in 2017 by the U.S.
Army Corps of Engineers (the Corps).
COHASSET CONSERVATION TRUST (CCT)
CCT is a private foundation and nonprofit that owns
property and hold conservation restrictions throughout
Cohasset for conservation and preservation. Some of
the properties, including Bassing Beach, are open to
the public. The beach is used for fishing, swimming,
picnicking, and walking and is very popular with
recreational boaters.
COHASSET HARBOR MARINA
Cohasset Harbor Marina is a private facility located
along the southern shore of Bailey Cove. The Marina
supports a gangway to provide access to timber floating
docks. The facility consists of approximately 750 linear
feet of floating docks, which provide 73 slips out of
the 85 permitted slips. Outshore of the Marina, boats
moored within Bailey Cove are on Town moorings
and not part of this Marina.
ATLANTICA
The Atlantica restaurant has two floating docks that can
be used by transient boaters eating at the restaurant.
PRIVATE DOCKS
The status of the privately-owned “dockominiums” in
front of The Olde Salt House was raised during the
planning process. 44 Border Street is a condominium
divided into two units. Unit 1 is the Olde Salt House
restaurant property. Unit 2 is a combination of a deck,
access platform to the deck, dock, metal gangway,
wood floats, and boat slips. The purpose of Unit 2 is
specified in the Master Deed (dated March 9, 2011) as
recreational boating. The deed transferred Unit 2 from
Cohasset Cove LLC to the Olde Sale House Marina,
LLC. A Condominium Unit Owner’s Association was
created under a Declaration of Trust dated March 9,
WORK DATES WORK ACCOMPLISHED
QUANTITIES
(CUBIC
YARDS)
May - August 1903 Improvement Dredging of 4-Foot MLW Channel to Point West of Tower
Wharf
20,629; plus 105
ledge
June - July 1960 Improvement Dredging of 8-Foot MLW Channel and 7-Foot Outer
Anchorage
157,624
May 1967 - April
1968
Improvement Dredging of Three Inner Harbor 6-Foot Anchorage Areas 58,200
May 1967 - May
1968
Maintenance Dredging of 8-Foot Entrance Channel 8,700
May - July 1978 Maintenance Dredging of 8-Foot Entrance Channel by US Sidecast Dredge
Fry
15,000
September 1998 -
February 1999
Maintenance Dredging of 8-Foot Entrance Channel and the 7-Foot and
6-Foot Anchorage Areas
84,000
November 1999 -
February 2000
Continue Maintenance Dredging of 8-Foot Entrance Channel and the
7-Foot and 6-Foot Anchorage Areas
18,500
Maintenance Dredging of 8-Foot Entrance Channel and the 7-Foot and
6-Foot Anchorage Areas – Partially Completed and Contract Terminated
for Nonperformance
Maintenance Dredging of a High Shoal in the 8-Foot Entrance Channel
by US Hopper Dredge Currituck with Placement Nearshore off Green
Harbor Beach
Complete Maintenance Dredging of 8-Foot Entrance Channel and the
7-Foot and 6-Foot Anchorage Areas
Table 4: USACE Dredging Projects
49Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
SOURCE: BENJAMIN, ALLEN AND SHURCLIFF & MERRILL, REPORT OF COHASSET HARBOR AREA, 1961
2011. The deed and the Declaration of Trust were
recorded with the Norfolk Registry of Deeds on
March 30, 2012.
The plan dated January 8, 2010 and recorded with
the Norfolk Registry of Deeds on March 30, 2012
does not provide a Chapter 91 license for Unit 2.
However, Old Salt House, Inc. was granted license
#4342 in April 1960 for 44 Border Street to maintain
the existing wharf; build a building constructed over
tidewater and supported on concrete piers; and to
construct a “marina type installation” of main and
spur or finger floats held in place by concrete piers and
reached by ramps from the existing wharf. The license
was recorded with the Norfolk Registry of Deeds on
September 7, 1960.
Single-family homes in the area (including The Oaks)
also have private docks. A map and summary of all
Chapter 91 licenses discovered during this planning
process is provided in Appendix C.
NAVIGATIONAL CHANNELS AND
DREDGING
Cohasset Harbor is accessed via the Corps channel
that runs in a northeast/southwest orientation and is
maintained by the Corps.
Cohasset Harbor has been dredged many times since
1903 (see the list in Table 4.) Figure 6 shows the 1960
dredging area. In 2017, the Corps performed a survey of
the federal project including the entrance channel and
basins as part of its Massachusetts Navigation Projects.
Based on the findings, dredging was performed to
reduce some shallowed sections of the Harbor and
provide safe access into Cohasset Harbor. The project
map identifies the project area for the 2017 dredging
effort. The After Dredge/Condition Survey Complete
Project Drawings (March 30, 2017) are available here:
https://www.nae.usace.army.mil/Portals/74/docs/
Navigation/MA/COH/COH132.pdf.
Since the Corps performed the maintenance
dredging, the channel and Harbor have experienced
minimal siltation. The channel should be monitored
Figure 6: 1961 “Benjamin Plan” of Cohasset Harbor
50 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
for siltation as part of the overall dredge evaluation.
The commercial fishermen have indicated a desire
for more dredging to support their needs; during the
public input process, several people indicated a need
for dredging to support both commercial fishing and
recreational boating.
Electronic Navigational Charts (ENC) from the
National Oceanic and Atmospheric Administration
(NOAA, 2018) and as seen in Navionics Software
(Navionics, 2018) show depths in Cohasset Cove
vary greatly. Data show the Harbor has depths of 6
to 7 feet within the main anchorage and less than 3
feet in the remainder of the Harbor, including the
dredged anchorage near Cohasset Harbor Marina.
Some portions are less than 2 feet deep at low water
and therefore unusable by most boat traffic. The Town
noted that sediment builds in areas around the sewer
treatment outflow.
According to the Corps, the Harbor has four
anchorages, inclusive of the three anchorages noted
above, which are to be dredged to between 6 and 7feet
in depth (the Corps, 2018), two of which had dredging
SOURCE: U.S. ARMY CORPS OF ENGINEERS, HTTPS://WWW.NAE.USACE.ARMY.MIL/PORTALS/74/DOCS/NAVIGATION/MA/COH/COHMAP.PDF; LAST ACCESSED JANUARY 15, 2019
performed in 2017. These are the channel outshore
of the CSC, including a portion of the anchorage to
the north, and main Cohasset Channel. While these
areas have been deepened to allow vessel traffic, the
remainder of the Harbor needs dredging to continue
to facilitate use of existing infrastructure.
The Town would need to request regulatory approvals
from the following agencies to perform additional
dredging within the Harbor:
• The U.S. Army Corps of Engineers
• MA DEP Chapter 91
• MA DEP Water Quality
• MEPA
• Town Conservation Commission (Notice of
Intent)
As part of the permitting process, the Town should
review the material testing results with the Corps.
This will help understand potential opportunities
to secure Corps dredging and disposal approvals.
Figure 7: USACE 1986 Map of Cohasset Harbor
51Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Disposal options may include upland disposal at
landfills, offshore disposal, and beneficial reuse on
nearby beaches if materials are clean enough and of
compatible grain size for the receiving beach. Dredge
material from Cohasset Channel was placed on Sandy
Beach as a beneficial reuse as part of the 2016 ACOE
dredge project for Cohasset Harbor.
RECOMMENDATIONS FOR THE
WATERSHEET
In addition to the requests from the commercial
fishermen noted above, the following recommendations
seek to address the concerns brought forward during
the public engagement process:
• CONDUCT A MOORING STUDY Although existing
mooring fields are configured to provide sufficient
depths for boats in the Harbor, and moorings are
generally aligned in a grid pattern with minimal
overlaps, currents within the Harbor limit the
ability to rearrange mooring fields or increase
mooring density. A mooring study of the Harbor
would help identify potential increases in the
number of moorings.
• INSTALL A PILE SUPPORTED-PIER A Town-
owned pile supported pier could provide many
economic benefits and a balance of commercial
and recreational uses. A new facility could provide
deeper draft loading abilities with cranes or hoists
and convenience utilities including water, power,
and sewer in addition to increased dockage and
ADA boat access. Major improvements resulting
in enlarged structures, increased floats, or mixed-
use facilities should be studied further to identify
appropriate shapes, sizes, and configurations.
To understand if such a facility may be feasible
for Cohasset Harbor, a more detailed analysis of
economic and environmental impacts is required.
Two potential locations for a mixed-use facility
include Government Island and the Town Pier at
Border Street. Efforts to secure funding for these
facilities could potentially be aided by providing
additional emergency response vessels and support
to the waterfront.
• CONDUCT A DREDGING STUDY The Town should
undertake a dredging study to evaluate the
need for additional dredging to restore historic
depth and support both commercial fishing
and recreational boating, including potential
additional moorings. In the review of soundings
from the 2017 survey, approximately 150,000
cubic yards (cy) of sediment needs to be removed
to reach the target depths of the federal project
with a 1-ft over-dredge. The dredging study
should include an evaluation of how siltation into
the Harbor could be slowed, including the use of
green infrastructure such as eelgrass or shellfish
beds.
• COMPLETE THE PARKER AVENUE BOAT RAMP
Current plans are to redesign the structure
within the same footprint with the potential of
expanding the length or modifying the slope to
allow use throughout the tidal range; that design
process is underway. Other improvements may
include: widening the ramp, if property ownership
lines allow; installing floats along the sides for
easier access to boats and vehicles; identifying
designated dinghy ramping for CSCR and CMI
boats, and dredging the bottom of the ramp to
provide sufficient depths at low tides.
• DETERMINE THE ECONOMIC, PUBLIC SAFETY,
AND PUBLIC ACCESS BENEFITS OF SEPARATING
COMMERCIAL AND RECREATIONAL BOATING
Some concern was expressed during the public
engagement process about safety in the Harbor
given the small size and large amount of activity.
One suggestion was to formalize the division
of resources by separating the infrastructure
supporting commercial fishing from that
supporting recreational boating. Determining
whether separation of recreational boating and
commercial fishing operations is possible, and if
so, how and where such separation could occur,
would require further study to determine the
feasibility of access (including parking), the depth
of the Harbor in that area, the impact on the
shoreline, and the ability to provide power and
water to proposed site(s). The impact of proposed
changes to existing users and the benefit to future
users would also need to be part of the study.
SOURCE: U.S. ARMY CORPS OF ENGINEERS, HTTPS://WWW.NAE.USACE.ARMY.MIL/PORTALS/74/DOCS/NAVIGATION/MA/COH/COHMAP.PDF; LAST ACCESSED JANUARY 15, 2019
52 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020AERIAL IMAGE COURTESY OF GOOGLE MAPSEDGESEDGES
Edges are where sea and land meet. Hard edges are
designed to prevent flooding by creating a barrier or
channel. Soft edges are designed to absorb floodwaters
and gradually drain water back to the Harbor or allow
it to infiltrate into the water table. Both require regular
maintenance to ensure the effective protection against
high tides and storm surges.
Predictions for sea level rise fall within a range of
possibilities. The existing Harbor infrastructure, hard
and soft, has already been overwhelmed by high tides
and storm surges; the March 2018 storm was a recent
example.
Landings and marine railways knit together land and
water; they are necessary for the function of the Harbor
and may also be endangered by projected conditions.
53Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
54 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
PROTECTION AND HARD
INFRASTRUCTURE
A mixture of public and private seawalls provide a hard
separation between water and land. Marine railways
and piers interact with both land and water. Piles
support buildings above the water. The breakwater
mitigates the impact of storm surge and wave action on
the Harbor. GEI Consultants evaluated the following
hard infrastructure as part of the planning process.
Please see Appendix B for more details.
• COHASSET SAILING CLUB The CSC is protected
by stacked stone seawalls. The seawall in front of
the building was in satisfactory condition with
minor deterioration and some voids observed
at the bottom of the wall. The high-water mark
appeared to be about 1 foot below the wall. This
small amount of freeboard would likely result in
overtopping during extreme high tides.
• MILL RIVER MARINE RAILWAY/ COHASSET LOBSTER
POUND The Mill River Marine Railway facility
is located along Border Street on the southern
shoreline of Cohasset Harbor, west of the
Commercial Pier and rock waterfall. The facility
includes the Cohasset Lobster Pound and a small
marine railway. While the railway may be usable,
it was in poor condition at the time of the site
visit. Many of the timber elements below water
(exposed at low tide) were cracked or split and no
longer function properly. The shoreline along the
railway facility is protected by a stone seawall to
the north and west, and the east wall consists of
rock ledge along the waterfall. The walls were in
satisfactory condition and the concrete foundation
elements appeared to be in satisfactory condition.
There is also a sluice-way under the Mill River
building that was previously used for hydro-
power. The structure was not evaluated during
this project, but inspection should be considered
during future improvements of the property.
• ATLANTICA The shoreline consists of a variety
of construction types including rip rap slope
with a seawall, rock ledge, and stacked stone
walls. The Atlantica restaurant is supported on
pier foundations. At the time of the site visit,
the concrete piers and timber pilings were in
fair to satisfactory condition. The stacked stone
walls exhibited some loss of mortar between
stones below the high tide mark. The revetment
supporting the parking lot showed evidence of
movement and settlement between stones and
between the stones and top wall. The parking area
exhibited several locations of settlement and voids
under the asphalt. There were also several holes in
the pavement that appear to warrant immediate
repair inshore of the seawalls.
• OLDE SALT HOUSE This includes the filled area
adjacent to the Town Pier at Border Street. The
seawall on the west side of the filled structure had
a previous failure and was temporarily stabilized
using a dumped stone revetment. However, this
temporary stabilization interferes with low water
access to the adjacent float. Permanent repairs are
needed that will address structural issues with the
wharf and will not impair use of adjacent facilities.
• TOWN LANDING/ LAWRENCE WHARF The
shoreline for the Town Landing at Border Street
consists of a stacked stone seawall. At the time
of the site assessment, seawalls in this area were
deteriorated with missing mortar and loose
stones. The seawall around the gazebo was in
better condition, with mortar in place and no
loose stones. The east side of the embankment
appeared to have a previous wall failure where rip
rap had been placed.
• TOWN PIER/MARGIN STREET The 75-foot pier
was in satisfactory condition. The Town Pier does
not have a seawall.
• COHASSET YACHT CLUB The Yacht Club has
a pile-supported building. It has a small marine
railway to the west that appears to be actively used
by the club.
• PARKER AVENUE The only boat ramp in Cohasset
Harbor is located at the end of Parker Avenue and
is owned by the Town. This ramp is not suitable
for use with trailered boats at lower tides; the
Town is in the process of redesigning the ramp
to make it more usable. Seawalls edge the parking
lot to the left of the pier and docks (Town-owned)
and to the right of the boat ramp (owned by the
Town and/or Cohasset Harbor Marina)
• HARBOR SEAWALLS The seawalls around the
Harbor consist mainly of stacked stone walls. The
Border Street seawall was generally in satisfactory
condition, however there were several small to
large settlement points behind the wall. This had
most likely been caused by fine sediments being
55Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
flushed from behind the wall. The section behind
the wall along Border Street between the Atlantica
and Cohasset Harbor Inn was in better condition
than the section between the Atlantica and the
Mill River Facility. Seawalls around the Town Pier
at Border Street were in better condition than the
seawall at Border Street, however they are also
exhibiting minor material loss and settlement.
Opposite the Town Pier at Border Street there was
evidence of a seawall failure and dumped stone
repair. Based on aerial imagery this was estimated
to have occurred in 2017. The GEI report did
not note unusual conditions for the shoreline on
either side of the Parker Avenue boat ramp.
• BREAKWATER The jurisdiction of the breakwater
has been a continuing concern throughout the
planning process. While there are indications
that the breakwater was constructed by
SOURCE: COCKAYNE; MASSACHUSETTS BOARD OF HARBOR AND LAND COMMISSIONERS, PLAN OF COHASSET HARBOR, DECEMBER 1911 HTTP://HDL.HANDLE.
NET/2452/48535
the Commonwealth, the ownership and
jurisdiction of the breakwater has not been fully
established. Other research has suggested the
Massachusetts Department of Conservation and
Recreation (DCR) or the federal government
as owners. According to the 1961 Report
of Cohasset Harbor by Allan Benjamin and
Shurcliff & Merrill (the Benjamin Report),
the Commonwealth of Massachusetts built
the jetty in 1910-1911 (see Figure 8 below).
Jetties at the entrance of the Harbor, including
the breakwater, were in satisfactory condition.
The top of the jetties were noted to be at the
approximate high tide mark, which would allow
some waves to proceed over and into the Harbor
during storm events. The Harbormaster noted
that the jetties are over-topped during high tide
events where predicted tides exceed +12 feet,
Figure 8: Massachusetts Board of Harbor and Land Commissioners, 1911 Plan of Cohasset Harbor
56 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
however, Town properties do not typically incur
damage. The Benjamin Report report noted that
the breakwater settled 5 feet between 1911 and
1961, and at that time was awash during high
tide and submerged in spring tides or storms.1
In an email, the Harbormaster noted that the
breakwater was rebuilt after the Blizzard of ‘78.
Details of the reconstruction are provided in a
plan for the Town of Scituate: Shore Protection
Bassing Beach, dated April 1979 and prepared by
Camp, Dresser, & McKee, Inc.
POLLUTANTS AND SOFT
INFRASTRUCTURE
Cohasset Harbor is part of an overall system of natural
resources that includes a series of smaller ecosystems.
The health of the harbor is dependent upon the proper
functioning of these systems and the interactions
among them.2 Some of these systems are critical, but
are outside the scope of this Harbor Plan. However,
mitigation of some of the effects may be possible
within the scope of the Harbor Plan.
INFILTRATION OF POLLUTANTS INTO THE
HARBOR
Water, and therefore pollutants (including debris,
pathogens, and/or heavy metals), enters Cohasset
Harbor in several ways:
• TIDAL FLOWS AND STORM SURGE FROM THE
ATLANTIC Bassing Beach protects the Harbor
from many of the impacts of storm surge,
including capturing debris carried on currents
which might otherwise wash into the Harbor. A
storm surge can overtop the beach, shifting sand
and silt in its path and introducing pollutants into
the Harbor.
• JAMES BROOK Water from James Brook flows into
the Cove area of the Harbor. During the public
process, some concerns about siltation from this
flow were expressed.
• TREATED WATER Treated water from the Town’s
wastewater treatment plant, which is discharged
from an outflow diffuser to the west of Lawrence
Wharf, is freshwater. While non-polluting in the
1 Benjamin, Allen and Shurcliff & Merrill, Report of Cohasset Harbor Area, 1961, page.1.
2 Thanks to Susan Bryant of the Center for Student Coastal Research who presented
to the Harbor Committee, on May 23, 2018 significant detail about the ecosystems
within and impacts on Cohasset Harbor: https://docs.google.com/presentation/
d/1wYjTcXT2HoeIZf0ufL9v-Y9HzW5W5kMYhcrPncXB9jA/edit#slide=id.g3ab273ea14_3_18
traditional sense of pathogens or heavy metals,
increased freshwater flows will have an impact on
the salinity levels at the mouth of the Brook.
• GULF RIVER The waters of the Gulf River flow
into the Cohasset Harbor near the Mill River
Marina. Any pollutants from further upstream
will be deposited into the Harbor at the mouth
of the river.
• BAILEY’S CREEK Bailey’s Creek also introduces
water into Cohasset Harbor, including any
pollutants captured further upstream.
• STORMWATER RUNOFF In a heavy rainstorm, the
first rush of precipitation sweeps surface materials
into surface water, including the water sources
listed above and directly into the Harbor itself.
Runoff upstream of the Harbor can carry debris,
including trash and dog waste, and chemical
pollutants, including gas and oil spills from
surface parking lots, into the water bodies. Lawn
fertilizers are another problem for the health of
the Harbor and its ecosystems; excess fertilizer can
be washed into the watershed during a storm and
introduce additional nitrogen into the system,
upsetting the balance of the ecosystem.
• SEWAGE Many houses, within the Cohasset
Harbor watershed in both Cohasset and Scituate,
are on septic systems. Failure of such systems can
introduce pathogens into the watershed which
will impact the quality of the water and thus
public health.
• OTHER POLLUTANTS Pollutants from previous
uses of the Harbor (both land and water) may
be trapped into benthic sediments (those found
at the bottom of the harbor). Other potential
pollutants include wind-driven debris, such as
trash, sand, silt, and leaves; mammal and bird
pollutants, and airborne pollutants. Acidified
ocean waters may also impact the tidal harbor.
Finally, both commercial and recreational
boating can introduce pollutants into the Harbor,
including trash, fuel and oil spills, flaking paint,
and pathogens from improper sewage disposal.
SOFT “INFRASTRUCTURE”
As a barrier beach, Bassing Beach provides shelter
from wave and wind for Cohasset Harbor, creating
the safe mooring areas for both commercial fishing
and recreational boating. Bassing Beach is within the
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community Parker Ave. Margin
St.
Howard Gleason Rd.
At
lan
t
ic
Ave
.
Summer St
.
Bo
r
d
e
r
S
t
. Margin St. Elm St.
SCITUATE
Cove Area
Bryant
Point
Government
Island
Creek
Area
Main
Harbor
Area
Bassing
Beach
White
Head
Harriman | FXM | GEI May 2018Cohasset Municipal Harbor Plan
MassDEP Wetlands - MHP Planning Area
MILES00.125N
Legend
MASSDEP WETLANDS
Wooded Marsh
Marsh/Bog
Salt Marsh
Tidal Flats
Open Water
Beach/Dune
MAP BASE
Proposed MHP Boundary
Parcels
Town Boundary
57Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Figure 9: Wetlands Identified by the Massachusetts Department of Environmental Protections
58 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
jurisdiction of the Town of Scituate, although 12.5
acres of the beach are owned by the CCT, a private
foundation.
Cohasset Harbor contains three main types of
vegetation that mitigate the impacts of environmental
pollution and the potential for storm-related damage:
• BEACH GRASS Important for preventing erosion
from storms and providing habitat. Location:
Bassing Beach; areas above the tide.
• SALT MARSH Important for mitigating wave
action and absorbing water from storm surges
and releasing it slowly back into the Harbor. Also
provides habitat for fish and birds; and helps
control pollutants. Location: Bassing Beach,
Bailey’s Creek and the Cohasset Harbor Marina,
James Brook, the Gulf, the waterside of Howard
Gleason Road near the Cohasset Yacht Club;
other areas within the tidal flow.
• EELGRASS Important for filtering pollutants
from the water, trapping sediment, and providing
habitat for shellfish. Also helps with wave
mitigation from storms. Eelgrass is also a carbon
sink (off-setting CO2 emissions) and oxygenates
the soil. Location: areas below the tide outside the
breakwater.
The advantage of these vegetation types is the ability
to mitigate many of the adverse impacts on the
Harbor from storms, such as flooding, wave action,
and stormwater runoff, while requiring little to no
maintenance and providing other benefits, such as
habitat for birds, fish, shellfish, and insects.
Other components of a healthy ecosystem that may
also help mitigate wave action include: rockweed and
kelp; sand and mud; and dense shellfish beds. Upland
forest may mitigate wave action (by reducing the
impact of wind) and prevent erosion of soil into the
Harbor.
Soft infrastructure requires little maintenance once
established but is vulnerable to a number of threats,
including ocean acidification, shifts in the salinity of
the water, pollution, and climate change including
both shifts in temperature and changes in precipitation
timing and intensity. Monitoring changes in the
location, extent, and health of the soft infrastructure
is important.
FLOODING AND SEA LEVEL RISE
FEMA FLOOD ZONES (FIGURE 10)
FEMA determines the boundaries and types of flood
zones. In Cohasset Harbor, the FEMA flood zones
include the VE zone (which is a velocity zone and
indicates a greater potential for damage from wave-
related action), the AE zone (1% annual chance of
flooding), and the X zone (0.2% chance of annual
flooding). The 1% annual chance of flooding is
popularly called the 100-year storm; with the increasing
number and intensity of precipitation events, the 100-
year storm may occur on a much more frequent basis.
MUNICIPAL VULNERABILITY
PREPAREDNESS (MVP) PROGRAM
The Town of Cohasset participated in the
Commonwealth of Massachusetts Municipal
Vulnerability Preparedness (MVP) Program. Governor
Charlie Baker signed Executive Order 569 in 2016,
instructing the Secretary of Energy and Environmental
Affairs and the Secretary of Public Safety to
“coordinate efforts across the Commonwealth to
strengthen the resilience of our communities, prepare
for the impacts of climate change, and to prepare for
and mitigate damage from extreme weather events,”
including establishing a framework for municipalities
to complete climate change vulnerability assessments
and resiliency action plans.
The Commonwealth’s MVP grant program provides
funding to municipalities to conduct vulnerability
assessments and develop action-oriented resiliency
plans. Implementation funding is available to those
communities who have achieved certification as an
MVP community.
The Metropolitan Area Planning Council (MAPC)
worked with the Town of Cohasset to facilitate the
MVP process. This process is a high-level look by
members of the community at the impacts of climate
change, which include (among other issues) impacts
from an increased number of days over 90 degrees, the
increase in the number and severity of precipitation
events, and the impacts of sea level rise on both daily
tides and storm events.
The call-out box on the next page contains the results
from this planning process that are related to Cohasset
Harbor.
USGS The National Map: Orthoimagery. Data refreshed April, 2019.
National Flood Hazard Layer FIRMette
0 500 1,000 1,500 2,000250
Feet
Ü70°47'46.06"W 42°14'39.25"N 70°47'8.60"W 42°14'12.62"N
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 Depth Zone 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 mile Zone X
Future Conditions 1% Annual
Chance Flood Hazard Zone X
Area with Reduced Flood Risk due to
Levee. See Notes.Zone X
Area with Flood Risk due to Levee Zone D
NO SCREEN Area of Minimal Flood Hazard Zone X
Area of Undetermined Flood Hazard Zone 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 7/11/2019 at 5:19:23 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
1:6,000
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.
59Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Figure 10: FEMA Flood Zones
SOURCE: FEMA NATIONAL HAZARD LAYER FIRMETTE; ACCESSED JULY 11, 2019
Extract from MVP Risk Matrix:
Top Hazards
• Flooding
• Severe Storms
• Drought
• Extreme Heat
Strengths
• Salt marshes (flood absorption)
• Rocky, elevated coast (flood buffer)
• Limited amount of coastal hardening (sea
walls)
• Pre-storm planning
High Priorities
• Protect fish stocks from storm surge
aspects
• Enforce bylaws for wetlands and marsh
protection
• Restrict fertilizers
• Have strong stormwater management for
new construction
• Study whether storms and rising seas will
increase the frequency of needed dredging
Medium Priorities
• Check zoning laws to make sure they
discourage new development in flood
zones
• Promote wetland protection through
strong bylaws and enforcement
Low Priorities
• None
No Priority Listed
• Do more public education regarding
stormwater and sewage overflow
• Raise all seawalls; raise and extend jetty;
have an on-going dredge plan
• Make sure all tide gates will be functional
in extreme conditions
60 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
STORM TIDE PATHWAYS
In June 2019, the Towns of Cohasset and Scituate
received $112,668 for a joint program that will map
the pathways of storm tides in both towns. These
funds were from the Climate Action Grant program,
fnded by the Commonealth of Massachsuetts, and is a
result of the MVP planning effort.3
FLOODING DAYS
In addition to the work completed during the MVP
process, GEI Consultants undertook a more in-depth
look at the impacts of sea level rise (SLR), and, in
particular, in the shifting patterns of flooding days.
Appendix B contains the detailed methodology and
conclusions for this report. This report looks at the
risk of flooding over 5 feet in any single-year and the
risk of flooding over 5 feet in a group of multiple years
at four scenarios of sea level rise: slow rise, medium
rise, fast rise and extreme rise.
Appendix B provides a risk assessment of the likelihood
of a flood above five feet both in a single year or over
a five-year period. The risk assessment is based on four
scenarios of sea level rise (slow, medium, fast, and
extreme). The graphs provided demonstrate that the
risk of a flood over 5 feet increases significantly for
any single year in 2040 or later, and in any five-year
period, in 2030 or later.
The evaluation in Appendix B also reviews the expected
flood elevations given sea level rise. This analysis uses
the same four SLR scenarios, but adds a minor flood
and major flood to the scenario-building. In 2020,
SLR plus a minor flood could increase the water level
from between approximately 2.75 feet to just under 4
feet (depending on the scenario). In 2060, the same
minor flood would range from 4 feet to about 7.5 feet,
and by 2100, a minor flood with SLR would range
from just over 4 feet to just under 14 feet. A major
flood plus SLR would range from about 5 feet to 6 feet
in 2020, from 6 feet to just under 10 feet in 2060, and
from about 6.5 feet to 16 feet in 2100.
The impact of sea level rise and extreme flooding is not
limited to the Harbor area alone. The maps from the
Massachusetts Sea Level Rise and Coastal Flooding
Viewer, provided by the Massachusetts Office of
Coastal Zone Management indicate the impact to the
Harbor and the Village of various levels of SLR, from
3 https://www.mass.gov/news/baker-polito-administration-awards-12-million-to-municipalities-
to-prepare-for-climate-change, accessed November 19, 2019
1 foot above Mean Higher High Water (MHHW) to
6 feet above MHHW. While this report recommends
Elm Street as the physical connection between the
Harbor and the Village, the CZM maps in Figure 11
show that connection is at risk from flooding now (a
portion is in the AE Zone), hurricane surge from all
four categories, and SLR beginning at about 3 feet
above MHHW. At the higher estimates of SLR, 4 - 6
feet, portions of the Village itself are at risk.
The key takeaway from this analysis is two-fold: (1)
flooding from the Harbor onto land will increase
in terms of the depth of the water on land and the
extent of water on land and (2) stormwater from
increased precipitation events (in terms of duration
and intensity) will run off the land into the water. In
both cases, water moving from land to Harbor will
carry debris and pollutants, leading to a degradation
of the water quality and the subsequent impacts on the
ecosystem and public health.
In addition, flooding from the impact of sea level
rise and storm surge will be salt water, leading to the
corrosion of surfaces susceptible to salt that have been
submerged by the floods. The increased frequency and
intensity of storms will also increase the likelihood of
wind and rain damage to coastal buildings.
The patterns of flooding days and how those are
impacted by the range of sea level rise scenarios are
critical to understanding the implications for uses,
buildings, infrastructure, and the soft edges in the
Harbor, the wetlands area around James Brook,
(including the Town’s water treatment plant), and
portions of the Village. Existing sea walls may be
overwhelmed, salt marshes may not have sufficient
absorption capability, and buildings may be damaged
on a more regular basis. Understanding the ranges for
the frequency and height of floods provides information
that is crucial when evaluating repairs to buildings
and infrastructure, the placement and construction
of new buildings and infrastructure, or the health of
the creeks, rivers, and salt marshes in absorbing the
impact of flooding without creating additional risk to
properties upstream from the Harbor.
Beyond the risks of sea level rise and extreme storms,
climate change will have other impacts on the
Harbor. Increased days over 90 degrees will affect
the health of people and ecosystems in the Harbor.
Areas of dark, impervious surface radiate heat into the
61Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Figure 11: CZM Sea Level Rise and Coastal Flooding
SOURCE: MASSACHUSETTS SEA LEVEL RISE AND COASTAL FLOODING VIEWER; ACCESSED JULY 12, 2019
Sea Level Rise (SLR) in
Cohasset Harbor:
The lighter colors
indicate higher levels of
sea level rise (dark red
indicates an increase
of one foot in sea level
over Mean Higher High
Water (MHHW) and
pale yellow indicates
an increase of six feet
over MHHW. At 6’ of
SLR the floodplains to
the left and right of the
rail line at Parking Way
and James Lane almost
connect.
FEMA Flood Zones in
Cohasset Harbor:
This is similar to the
earlier FEMA map but
extends to the Village.
Note that the path of
SLR follows the path of
the existing floodplains,
consistent with the
topography of the Town.
Areas that experience
flooding now will flood
more frequently in SLR
scenarios.
Hurricane Surge in
Cohasset Harbor:
CZM provides the
worst-case storm surge
estimates for hurricane
categories 1-4. Light
green is a Category
1 storm and Red is a
Category 4 storm.
These are shown at
the current sea level;
an increase in SLR will
increase the impact of
hurricanes or other
severe storms.
62 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
surrounding area creating a heat island effect which
can be uncomfortable for vulnerable people such as
the very young or the very old. Reducing the impact
of higher heat days in the Harbor area and along Elm
Street will be critical to encouraging year-round use of
the Harbor for those who engage in activities that are
not water-based. Measuring the location and health
of the ecosystems now will provide a baseline for
understanding how the health of Harbor ecosystems
changes as the impacts of climate change begin to
manifest.
RECOMMENDATIONS FOR THE
EDGES
The edges protect more than just Cohasset Harbor;
• UNDERTAKE A HAZARD MITIGATION PLAN
Because of the interrelationship between the
soft edges of the Harbor and the remainder of
Cohasset, sea level rise and increased precipitation
events will have an impact on more than just the
Harbor. A hazard mitigation plan will integrate
the findings from the MVP process and from this
MHP into an implementation plan that addresses
the entire Town. The Hazard Mitigation Plan
should address how improvements in the Harbor
area will mitigate the impacts of SLR on the rest
of the Town, including the wastewater treatment
plant which is connected to the Harbor through
James Brook, and should also address the risks
from extreme heat. The results of this plan should
be integrated into future plans for the Town
and the Harbor to ensure that future policies
and actions are consistent with adaptation and
mitigation of the projected risks.
• BREAKWATER STUDIES The Town should work
with the Town of Scituate and the Commonwealth
of Massachusetts to establish jurisdiction. The
Town reached out to DCR during the planning
process but received no response. The Town, either
jointly or on its own, should undertake a detailed
engineering study of the breakwater to determine
(1) any deficits in the structure of the breakwater
and the required repairs; (2) the appropriate
performance and design criteria for current and
future conditions, incorporating the most current
understanding of the implications of sea level rise;
and (3) the cost of the repairs and improvements.
Once the estimated costs are known, the Town
and any relevant partners should apply for grants
for design and construction of the improvements.
• EVALUATE SEAWALLS All seawalls, public and
private, should be evaluated as part of an overall
study on suitability of the existing Harbor
infrastructure for protection against sea level rise
and storm surge event.
• REPAIR SEAWALLS Several seawalls in the Harbor
need repair to limit further deterioration of
roadways behind them. An investigation of the
cause of damage should be considered to stop or
minimize the future deterioration.
• EVALUATE THE HEALTH OF SOFT
INFRASTRUCTURE Eelgrass beds, the salt marshes,
and Bassing Beach act as critical absorption and
buffer systems and as low maintenance methods of
improving water quality. Establishing a benchmark
for these systems is critical to measuring the
impact of changes in land use, improvements in
stormwater management, and the effects of climate
change. Ensuring the health of these ecosystems
is as important as repairs to the infrastructure
in terms of preventing additional flood damage
upstream and filtering out pollutants. The role
of soft infrastructure as habitat should also be
considered in the evaluation.
• CREATE AN EDUCATION PROGRAM This program
should educate residents about the impact of
stormwater runoff on the health of the Harbor,
identifying actions such as the proper disposal of
dog waste, the need to mitigate stormwater on-
site, the impact of runoff from lawn fertilizers
into the Harbor, and the impact on run-off from
failing septic systems.
• CONSIDER HYDROLOGICAL MODEL OF THE
HARBOR This model would look at impacts
on specific sites at the parcel level, modeling
the specific path of flood waters in response to
topographical changes, buildings, and the presence
(or lack of) hard and soft infrastructure. This is
not a hydrodynamic model of the circulation of
water within the Harbor.
• ADOPT REGULATORY CHANGES The Town’s
zoning bylaws should consider addressing
resiliency measures to either prevent or mitigate
the impact of flooding on new development in
the Harbor area. Such changes could range from
allowing the maximum height to be from Base
63Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Flood Elevation (BFE) to the addition on a Flood
Fringe District which addresses development
standards along the edges of the FEMA Flood
Zones, understanding that those may change
over time. Appendix B provides suggestions for
minimum design standards for construction in a
Flood Fringe District.
• CONSIDER DEVELOPMENT INCENTIVES Such
incentives could include the reduction of
permitting fees, density bonuses (where
appropriate), waivers of local regulatory
restrictions, small grants, and other options
to include innovative flood resiliency and/or
adaptation measures to enhance the resiliency of
the Harbor and the land. Resiliency measures may
include energy-efficient design, use of alternative
energy sources, the use of appropriate native or
adapted, non-invasive vegetation in open spaces
that are designed to flood and allow the flood
waters to be absorbed or recede without damage,
locating generators on the roof or upper stories,
locating utilities underground, flood-proofing
electrical transformers, and moving mechanical,
electrical and HVAC equipment to upper stories.
• EVALUATE INFRASTRUCTURE The Town of
Cohasset should evaluate its infrastructure in the
area, including stormwater collection, the tide
gate at the mouth of James Brook, the outfall
diffuser off Lawrence Wharf, and current and
proposed streets and sidewalks. All should be
evaluated for performance during flooding at the
varying estimates of SLR and flood projections.
Future infrastructure should be designed to either
withstand floods or be made of durable materials
that will resist salt-water corrosion.
• REDUCE THE IMPACT OF HEAT ISLAND EFFECT As
the Town and other property owners consider
improvements to the area, strategies to reduce
the heat island effect are important. This includes
open areas that are landscaped or paved with
lighter surfaces and the provision of shade trees
along walkways. A source of drinking water for
humans and animals is also critical for hotter days;
some communities are installing water bottle
fountains. Buildings should channel breezes from
the Harbor rather than blocking them. Seating
along the proposed Harbor-wide walkway would
allow people to rest on very hot days.
Kayaks and Sailboats
64 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020AERIAL IMAGE COURTESY OF GOOGLE MAPSLANDLAND
Uses on the land support and enhance the watersheet
uses. Commercial fishermen require additional
infrastructure to support their businesses. Residential
recreational boaters are supported by the Town and
members of a number of organizations in the Harbor,
nonresidential boaters are also supported by those
facilities, but there is less support for transient boaters.
Restaurants are often a draw for residents and visitors,
but the Olde Salt House is closed due to the state of its
sea wall and the Atlantica and the Cohasset Harbor
Inn are just under new management. Connections to
Cohasset Village exist, but are not well-marketed.
65Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
66 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
INVENTORY
NUMBER PROPERTY NAME STREET YEAR
COH.B Government Island Historic District
COH.794 Government Island - Harbormaster's Office Border St c 1975
COH.940 Minot's Ledge Light Watch Room and Lantern Replica Border St c 1860
COH.941 Government Island Stone Wharf Border St r 1830
COH.942 Beacon Rock - Castle Rock Border St c 1860
COH.955 Beacon Rock - Stone Stairs Border St c 1855
COH.956 Government Island - Granite Entrance Posts Border St
COH.957 Government Island - Entrance Stone Wall Border St
COH.958 Government Island - Road Network Border St 1855
COH.961 Government Island Park Flagpole Border St 1990
COH.962 Government Island Park Benches Border St c 1968
COH.963 Government Island - Granite Beach Retaining Wall Border St r 1985
COH.965 Government Island Granite Quarry Border St r 1850
COH.2 Minot's Ledge Lighthouse - Kerosene Storage House Lighthouse Ln c 1860
COH.4 Minot's Ledge Lighthouse - Engineer's Office Lighthouse Ln c 1855
COH.900 Minot's Ledge Lighthouse Fog Bell Lighthouse Ln c 1878
COH.901 Minot's Ledge Lighthouse Marker Lighthouse Ln 1968
COH.902 Minot's Lighthouse Templates Lighthouse Ln 1855
COH.959 Minot's Ledge Lighthouse - Rotating Mechanism Lighthouse Ln 1894
COH.960 Minot's Ledge Lighthouse Template Stone Wall Lighthouse Ln 1968
COH.985 Minot's Lighthouse Granite Block Lighthouse Ln c 1860
COH.998 Minot's Ledge Lighthouse Fresnel Lens Lighthouse Ln
COH.999 Antoine, Joseph - Wilson, Joseph Memorial Lighthouse Ln 1999
COH.9032 Government Island - Ship's Anchor Lighthouse Ln 2005
COH.3 Minot's Ledge Lighthouse - Keeper's House 15 Lighthouse Ln r 1850
COH.795 Government Island - Sailing Club Headquarters 19 Lighthouse Ln 1970
COH.796 Government Island - Sailing Club Storage Building 19 Lighthouse Ln r 1965
COH.964 Government Island - Sailing Club Flagpole 19 Lighthouse Ln r 1975
Table 5: List of Historic Assets on Government Island
MACRIS, ACCESSED JANUARY 13, 2019
HISTORICAL LAND USE
The number of historic assets in and around Cohasset
Harbor is a testament to the Harbor’s status as a
central element of Cohasset’s history. Land use around
the Harbor was much more intense in the past,
including a significant fishing industry, supporting
industrial uses, and, in later years, stores, restaurants,
and a hotel. Recreational boating has been a part of
the Harbor since the 1800s. Table 5 provides a list
of historical assets on Government Island from the
Massachusetts Cultural Resource Information System
(MACRIS) database maintained by the Massachusetts
Historical Commission (MHC). Figure 12 shows
other assets identified by MHC and provided in data
from MassGIS.
In a letter to the Town in October 2018, MHC noted
the presence of historical and ancient Native American
period archaeological resources and resources relevant
to 18th and 18th century waterfront industrial
operations, including underwater resources. MHC
recommends contacting the Cohasset Historical
Commission (members of whom were interviewed
during this process), the Massachusetts Board of
Underwater Archaeological Resources (MBUAR), the
Cohasset Historical Society, the Maritime and Irish
Mossing Museum, and interested Native American
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community Parker Ave. Margin
St.
Howard Gleason Rd.
A
t
lan
t
ic
Ave
.
Summer St.
Bo
r
d
e
r
S
t
. Margin St. Elm St.
SCITUATE
Cove Area
Bryant
Point
Government
Island
Creek
Area
Main
Harbor
Area
Bassing
Beach
White
Head
Harriman | FXM | GEI March 2018Cohasset Municipal Harbor Plan
Listed Historic Points and Areas - MHP Planning Area
COHASSET MARITIME
HISTORIC AREA
MILL RIVER
MARINE BOAT
YARD
GOVERNMENT ISLAND
HISTORIC DISTRICT
SOUTH MAIN
STREET AREA
JACOB’S
MEADOW MILES00.125N
Legend
HISTORIC POINTS AND AREAS
MHC Historic Inventory - Buildings
MHC Historic Inventory
- Structures
MHC Historic Inventory - Objects
MHC Historic Inventory - Areas
Structures
MAP BASE
Parcels
Town Boundary
67Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Figure 12: Historic Points within the Harbor Planning Context Area
68 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
groups and individuals. These resources would be
appropriate contacts for the more detailed studies
proposed as part of the recommendations of this Plan.
CURRENT LAND USE
Today the waterside uses include water-dependent uses
such as the facilities to support commercial fishing
and recreational boating, and the scientific research of
CSCR. The Atlantica, the Olde Salt House, and the
Cohasset Inn are remnants of the Harbor’s past and
important components of its future: the restaurants
could draw transient boaters and inland visitors
while anchoring physical and economic links to the
Cohasset Village. Redevelopment of the Cohasset
Harbor Inn has the potential to transform the “hinge”
of the waterfront, opening up views of the Harbor
from Elm and Margin Streets while adding new life to
the Harbor economy and anchoring a new mixed-use
cluster at the Harbor end of Elm Street as a physical
connection between the Village and the Harbor. The
bones of this cluster already exist as shown in Figure
13 below.
ZONING
Cohasset Harbor includes six zoning districts; five are
shown below in Figure 14. The majority of the land in
the area is zoned for residential use; that use is unlikely
to change. The Waterfront Business District contains
four properties: the Cohasset Harbor Inn, the Olde
Salt House, the Atlantica, and the Lobster Pound/Mill
River Marina. A portion of the harbor area is zoned as
the Village Business District (or Downtown Business)
and a small portion, including the Cohasset Harbor
Marina, is zoned as Light Industrial.
The Waterfront Business District (WB) and the Light
Industrial District prohibit residential uses. All other
districts within the Harbor area do allow residential
use.
HARBOR VILLAGE BUSINESS (HVB)
OVERLAY DISTRICT
The HVB Overlay District, a new overlay district under
the Town of Cohasset’s Zoning Bylaws, was approved
by Town Meeting in April 2019. The Planning Board
sponsored this overlay district (Figure 15) to the
Harbor area in order to accomplish some of the goals
Elm St.
B
o
r
d
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r
S
t
. Parker Ave. Summer St. Margin St.
Howard Gleason Rd.
A
t
lan
t
ic
Ave
.
Bl
a
c
k
H
o
r
s
e
L
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.
N
.
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S
t
.
S
.
M
a
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n
S
t
.
Pond St. S
.
Ma
in
S
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.
Elm Ct. James Brook SCITUATECOHASSETCove Area
The Gulf
Massachusetts
Bay
SCITUATEMain
Harbor
Area
Supper
Island
Government
Island
Bryant
Point
Creek
Area
Harriman | FXM | GEI March 2018Cohasset Municipal Harbor Plan
Land Use - Harbor Planning Context Area
N
MILES
0 0.125 0.25
Legend
LAND USE
Residential
Mixed Use
Commercial
Light Industrial
Water-based Uses
Agricultural Uses
Open Space and Recreation
Institutional (Public)
Institutional
Transportation
Utilities
Accessory Use
Unknown
MAP BASE
Parcels
Town Boundary
Figure 13: Land Use within the Harbor Planning Context Area
MILES00.125N
Parker Ave. Margin
St.
Howard Gleason Rd.
At
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SCITUATE
Cove Area
Bryant
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Government
Island
Creek
Area
Main
Harbor
Area
Bassing
Beach
White
Head
Harriman | FXM | GEI May 2018Cohasset Municipal Harbor Plan
Zoning - MHP Planning Area
R-A
R-A
R-A
R-A
R-B
R-B
R-B
Legend
ZONING DISTRICTS
Residence A
Residence B
Residence C
Waterfront Business
Downtown Business
Light Industry
Open Space
MAP BASE
MHP Boundary
Buildings
Parcels
Town Boundary
69Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Figure 14: Existing Zoning within the Harbor Planning Context Area
TOWN OF COHASSET HARRIMAN MARCH 2019
Boundary of the Proposed Harbor Village Business Overlay District
BORDER
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AERIAL SOURCE: GOOGLE EARTH70 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
identified during the public planning process for the
Harbor and to ensure that the Town had a better set
of regulatory controls over the redevelopment of the
existing small mixed-use cluster at the Elm Street end
of the Harbor.
The purpose of the zoning is as follows:
1. To encourage a vibrant mix of uses, including
multifamily residential, to support increased
public access to and commercial activity within
Cohasset Harbor.
2. To activate the edges of Border Street and the
Cohasset waterfront, allowing commercial uses to
contribute to public activity in the area.
3. To encourage physical and commercial links
between Cohasset Harbor and Cohasset Village,
anchoring Elm Street at each end with a
complementary mix of commercial and residential
uses.
4. To ensure that new development in the Harbor
area is consistent with a local and state-
approved Municipal Harbor Plan, including
the requirements for public access under
Massachusetts General Laws Chapter 91.
The dimensional and use standards for new
development are tied to this Harbor Plan and the
requirements of Chapter 91.
This overlay district, the Harbor Village Business
(HVB) Overlay District, would allow multifamily
uses as part of a mixed use building subject to a special
permit from the Planning Board.
Key elements of the zoning relative to the
recommendations of this Plan include the following:
• A view corridor that extends from Elm Street to
the Harbor. This anticipates the removal of all
or part of the current building on the site of the
Cohasset Harbor Inn to provide that corridor,
and is a key element in the connection of the
Village and the Harbor via Elm Street. Figure 16
demonstrates that the view from Elm Street to the
Harbor is completely blocked; until one passes the
Inn, there is no indication that a harbor exists in
this area.
• A 25-footsetback from the waterfront to allow for
the water-dependent uses required by Chapter
91. Within that setback, the publicly accessible
walkway required by Chapter 91 should connect
on both sides of the property to the Harbor-
wide walkway proposed by this Plan to form
a continuous pedestrian pathway from Town
Landing to Government Island.
• Pedestrian access from that walkway to public
rights-of-way.
• A mix of publicly accessible ground floor uses along
the waterfront, Summer Street, and Border Street
Figure 15: Harbor Village Business Overlay District; Approved April 2019
TOWN OF COHASSETHARRIMANMARCH 2019Parcels in Waterfront Business DistrictELM STREETELM STREETSUMMER ST.SUMMER ST.BORDER ST.BORDER ST.MARGIN ST.MARGIN ST.Legend
Roof line of Cohasset Harbor Inn
Approximate location of proposed Harbor-
wide walkway
Approximate location of proposed view
corridor to connect Elm Street to view of
Harbor
ELM STREETELM STREET SUMMER STREETSUMMER STREET
COHASSET HARBOR INNCOHASSET HARBOR INN
COHASSET COHASSET
HARBOR INNHARBOR INN
AERIAL SOURCE: GOOGLE EARTHMARGIN STREETMARGIN STREET
NOTE: For illustrative purposes only.
NOTE: For illustrative purposes only.
NOTE: For illustrative purposes only.
71Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Figure 16: Blocked View from Elm Street to Harbor
COHASSET HARBOR INNCOHASSET HARBOR INN
SUMMER STREETSUMMER STREET
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THE THE
GULFGULFCohasset Harbor MarinaPedestrian BridgeCohasset Marine InstituteParker Avenue Boat RampMill River Marina/Cohasset Lobster PoundFishermen’s WharfHarbormasterMinot Light TemplateBeacon RockLighthouse Keepers’ CottageCohasset Sailing ClubParkingParkingCenter for Student Coastal ResearchAERIAL SOURCE: GOOGLE EARTHFigure 17: Government Island Resources Overflow Parking72 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
to increase commercial activity in the proposed
new overlay district and to increase public access
to and activity along the water’s edge, consistent
with the requirements of Chapter 91.
• Residential uses to support the commercial
activity and public access noted above.
The process of developing this zoning, described
in Overview, considered the impact of the
recommendations of this Harbor Plan for public
access and activity, the requirements of Chapter 91,
and the Town’s control of development through its
zoning regulations. Modification to the requirements
of Chapter 91 that are consistent with the proposed
zoning will be discussed in Chapter 91 Modifications.
GOVERNMENT ISLAND
Government Island is home to historical assets,
the Harbormaster’s Office, the CSC, and the
Lighthousekeepers’ Cottage. It is the primary base
for the commercial fishing fleet and provides the
largest concentration of parking in the area. It is
also the highest point in the harbor (Beacon Rock),
and connects to the Parker Avenue boat ramp via a
pedestrian bridge, providing access to CMI, CSCR,
and the Cohasset Harbor Marina.
Many of the recommendations for additional
infrastructure and amenities in the Harbor could
be provided at Government Island. The needs of
the commercial fishing fleet, a new Harbormaster’s
office with public amenities for visitors and transient
boaters, additional parking facilities, and a significant
portion of the Harbor-wide walkway could, in theory,
be provided in this area.
The Town owns the land and is thus able to control
the uses on the island. However, there are constraints
in terms of the existing layout of buildings, roads, and
resources, both historic and environmental. Significant
grade changes exist between the water’s edge and
the Lighthouse Keepers’ Cottage, including granite
outcrops at the highest points. Flooding, both current
and projected, also presents significant challenges.
73Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Antoine and Wilson Memorial
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
74 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020AERIAL IMAGE COURTESY OF GOOGLE MAPSLAND: THE HARBOR AND THE LAND: THE HARBOR AND THE
VILLAGEVILLAGE
Cohasset Harbor does not exist in isolation. Elm Street
is a direct physical connection between the Harbor and
the Village, but this connection is a problematic one.
From the Cohasset Harbor Inn to South Main Street is
less than half a mile, but no signs inform the visitor to
one area of the attractions in the other; Elm Street is
broad and not completely friendly to either pedestrian
or bicyclists; the Cohasset Harbor Inn blocks the view
of the Harbor from Elm Street as it joins with either
Margin Street or Summer Street; and the businesses
in the Village and the businesses in the Harbor do not
jointly market their offerings.
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
75Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
76 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020APPROXIMATELY 0.4
MILES
AERIAL IMAGE COURTESY OF GOOGLE MAPSVILLAGEVILLAGE
ELM STREETELM STREET
ELM STREETELM STREET
MARGI
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MA
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SOUTH
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ELM STREETELM STREET
CONNECTIONSCONNECTIONS
Elm Street is the major connection between the
Village and the Harbor for pedestrians, bicyclists,
and vehicles; but its current design privileges the
movement of cars over people.
A walk radius of 0.4 miles defines a walk of between
10 and 15 minutes, depending on the person’s level of
fitness. Easy connections are not just about walking,
but also about the experience of getting there. An
environment that is safe (separation from cars, flat
pavement), shaded, well-lit, and with interesting views
and a destination at the end seems shorter than
a walk of the same distance but that is difficult to
maneuver, noisy, hot, and with no sense of progression
from one place to the next.
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
77Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020APPROXIMATELY 0.4
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HARBORHARBOR
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SUMMER STREETSUMMER STREETBORDER S
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BORDER STREETBORDER STREETPARKER AVENUEPARKER AVENUELIGHT HOUSE L A N E
LIGHT HOUSE L A N E
COVECOVE
GOVERNMENT GOVERNMENT
ISLANDISLAND
MAIN MAIN
HARBORHARBOR
BASSIN
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LEGEND
0.4 MILE WALK RADIUS
MAJOR VEHICULAR, PEDESTRIAN, AND
BICYCLE CONNECTION
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
78 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020AERIAL IMAGE COURTESY OF GOOGLE MAPSVILLAGEVILLAGE
ELM STREETELM STREET
Wayfinding
Signage to
Harbor and Great
Brewster Trail
Wayfinding Signage to Village,
Harbor, and Great Brewster
Trail
Wayfinding
Signage to
Village and
Harbor
Harbor
Signage:
Historical/
Environmental
Wayfinding
Signage to
Harbor and Great
Brewster Trail
******ELM STREETELM STREET
MARGI
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SOUTH
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ELM STREETELM STREET
GATEWAYS AND WAYFINDINGGATEWAYS AND WAYFINDING
In New England, the stereotypical refrain is “You can’t
get there from here.” Wayfinding addresses that by
providing directional signage that indicates the road
or path to a specific destination. Wayfinding signage
is often paired with Gateways which are the point
of entry into a specific place. Gateways often have
specific sign styles paired with landscape elements
that call attention to the identity of the area being
entered. Gateways may mark a point of transition
between lighting and street furniture styles, paving
changes for sidewalks, and other design elements.
Informational signage is another component of a
place’s identity, calling attention to an area’s unique
historical, cultural, and environmental characteristics.
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
79Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
HARBORHARBOR
Wayfinding
Signage to
Village and
Harbor
Wayfinding
Signage to
Village and
Harbor
Harbor
Signage:
Historical/
Environmental
Harbor
Signage:
Historical/
Environmental
Harbor
Signage:
Historical/
Environmental
Harbor
Signage:
Historical/
Environmental
**
**
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BORDER STREETBORDER STREETPARKER AVENUEPARKER AVENUELIGHT HOUSE L A N E
LIGHT HOUSE L A N E
COVECOVE
GOVERNMENT GOVERNMENT
ISLANDISLAND
MAIN MAIN
HARBORHARBOR
BASSIN
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BRYANT POINTBRYANT POINT
LEGEND**MAJOR GATEWAYS (ENTRY POINTS)
MAJOR VEHICULAR, PEDESTRIAN, AND
BICYCLE CONNECTION
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
80 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020AERIAL IMAGE COURTESY OF GOOGLE MAPSVILLAGEVILLAGE
ELM STREETELM STREET
ELM STREETELM STREET
MARGI
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ELM STREETELM STREET
VIEWSHEDSVIEWSHEDS
A viewshed is a planning term for a corridor that
allows someone to view a feature. The view could
be of a building, an object, a landscape, or, in this
case, the Harbor itself. Some communities have put
protections in place for views that are valued by the
community.
Viewsheds can be blocked by other elements. For
example, the view from Elm Street to the Harbor is
blocked by the Cohasset Harbor Inn. In other cases,
the blocking element becomes part of the view. For
example, the CSC which is part of the view from
elsewhere on Government Island.
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
81Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
HARBORHARBOR
MARGI
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SUMMER STREETSUMMER STREETBORDER S
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BORDER STREETBORDER STREETPARKER AVENUEPARKER AVENUELIGHT HOUSE L A N E
LIGHT HOUSE L A N E
COVECOVE
GOVERNMENT GOVERNMENT
ISLANDISLAND
MAIN MAIN
HARBORHARBOR
BASSIN
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BASSIN
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HBREAKWATERBREAKWATER
BAILEY
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BAILEY
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THE THE
GULFGULF
BRYANT POINTBRYANT POINT
LEGEND
VIEWSHEDS ACCESSIBLE TO THE PUBLIC
VIEWSHEDS ON PRIVATE LAND
WATERFRONT BUILDINGS
MAJOR VEHICULAR, PEDESTRIAN, AND
BICYCLE CONNECTION
82 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
In 2000, The Cecil Group worked with BSC Group to investigate streetscape improvements to Cohasset Village,
the Elm Street connection between the Village and Cohasset Harbor, and Border Street within the Harbor
(Figure 18). The study looked at options for improving public access in all three areas.
As shown in the images above, a particular focus was improving the pedestrian experience and safety along Elm
Street and establishing a better approach to the Cohasset Harbor Inn and the current three-way intersection of
Elm Street, Summer Street, and Margin Street. Potential redevelopment of the Cohasset Harbor Inn, discussed
during the planning process for this MHP, offers an opportunity to reconsider this approach and include a
viewshed, and possibly physical access, as an extension of Elm Street through the site of the current inn, and to
the Harbor. This viewshed would act as a visual draw to those who approach the Harbor from the Village.
SOURCE OF ALL IMAGES: COHASSET VILLAGE STREETSCAPE AND
CIRCULATION IMPROVEMENT PROGRAM (2000); PREPARED FOR
THE COHASSET REVITALIZATION CORPORATION, PREPARED BY
THE CECIL GROUP WITH THE BSC GROUP:
CONNECTIONS AND STREETSCAPE
Figure 18: Proposed Streetscape Improvements, 2000
83Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
A second focus was the pedestrian experience along Border Street. The studies above suggest options for
improving the safety rail, lighting, and sidewalk materials along a waterside pedestrian walkway that connects
the Harbor from Margin Street to Parker Avenue.
A key element in linking the Village and the Harbor will be to develop a consistent streetscape language for the
connections while allowing each area to have its own identity. The consistency can be accomplished by using
the same family of street lighting and furniture while varying the individual elements, by using paving materials
in the same family and colors but varying the patterns, by having similar signage, and by using other elements,
such as banners or planters, that can express a more individual identity for each area.
84 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
CONNECTIONS AND THE ECONOMY
Connections between the Village and the Harbor
are about more than Elm Street as a physical link, or
the design elements that can reinforce both the joint
and separate identities of each. The planning process
for this MHP provided an opportunity to consider
economic connections between the two areas.
The most likely scenario in terms of joint economic
development would involve a joint marketing
campaign that accomplishes two objectives:
• Drawing transient boaters from the Harbor to
eat/shop in the Village
• Encouraging visitors to the Village to eat/play in
the Harbor
This approaches relies on the implementation of
several improvements:
• Docking/showering facilities for transient boaters
• Easy and attractive connection (walking/ summer
bike share/ summer shuttle) between the Harbor
and the Village
• Linking stores and restaurants in the Village to
restaurants, marine-related businesses, and year-
round publicly accessible outdoor activities in the
Harbor. Such activities should promote visual and
physical interaction with the water
• Attractive design and presentation of historical,
environmental, and cultural information about
the Harbor
• Wayfinding signage and markers linking a
connected Harbor-wide walkway down Elm
Street and through the Village to the entrance to
the Great Brewster Trail on Highland Avenue
• Sufficient parking in both places for nonresident,
non-boaters
Visitors and transient boaters will not be enough to
support economic activity in either the Village or the
Harbor, especially as this activity is concentrated in
the summer. Increasing the number of options that are
attractive to residents of Cohasset, and increasing the
number of employees in Cohasset and residents in and
near the Village and Harbor, will help drive demand
for goods and services. The recently approved HVB
Overlay District creates zoning that would allow, over
time, the development of a small cluster of mixed-uses
at the Harbor end of Elm Street, anchoring the walk
from the Village to the Harbor. This zoning bylaw
has been approved by the Attorney General of the
Commonwealth. In the short term, the redevelopment
of the Cohasset Harbor Inn property would support
the development of this cluster.
According to the report from FXM Associates (see
Appendix A), there is a demand for office space in
Cohasset over the next five years. At least some of that
demand could be captured in the smaller spaces of the
Village. These spaces may be appropriate for existing
small businesses or as collective third-space offices for
those who want to reduce their commute without
working from home.
FXM’s retail gap analysis, a snapshot of retail demand
prepared for this project, indicates additional demand
for limited services, eating establishments, and small
stores that are compatible with existing offerings in the
Village.
The economic category of Arts, Entertainment and
Recreation lumps together uses that would support
additional vibrancy in both the Village and the
Harbor; creative collaborations between existing retail
and restaurants and local arts, community, and Harbor
groups could provide one-off and seasonal events that
encompass both areas, adding to the vibrancy of the
relationship between the two. Educational offerings
for all ages is a related activity that could increase
activity between the Village and the Harbor.
During the comment process of drafts of this plan,
the significant presence of programs for teens in the
area – CSC, CMI, and CSCR – has been mentioned
as a possible source of entrepreneurial activity in the
Harbor which could include links to the Village.
Capturing interest from this group in the future of
the Harbor would be an appropriate way to build
stewardship while providing opportunities for year-
round seasonal activities that increase access to
the Harbor and entrepreneurial and employment
85Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
opportunities for local teens. Possibilities include
leading kayak, walking, and bicycle tours (from
Cohasset commuter rail station through the Village
to the Harbor); managing coffee/lemonade/ice
cream hot chocolate stands; leading small excursion
trips; conducting morning yoga classes or winter hot
chocolate and painting sessions; these and many other
ideas would create opportunities to both enliven the
Harbor and engage future advocates.
The report also examines the demand for rental
housing in the area. Massachusetts has a housing
production deficit for all types of housing; as housing
in Cohasset is primarily single-family, a variety of
housing products attractive to all age groups and all
income levels is missing. Rental housing may be more
appropriate for the Village; historically, housing with
water views has commanded a higher value whether
rental or ownership.
FXM’s analysis considers the entire Town of Cohasset,
and the projected demand is applicable to all
commercial and mixed-use areas within the town.
RECOMMENDATIONS FOR THE
LAND
• STUDY GOVERNMENT ISLAND The Town owns
Government Island, which is a critical location
for several municipal and nonprofit uses as well
as a key location for the commercial fishing fleet.
Discussions during this planning process indicate
that the layout of infrastructure on Government
Island could be reconfigured to incorporate a
multi-use facility for the Harbormaster’s office
and public amenities, infrastructure necessary to
support the fishing fleet, and additional parking
to support uses in the harbor. Any reconfiguration
of uses and infrastructure should incorporate
the Harbor-wide walkway, linking Border Street
to the Parker Avenue boat ramp, including the
existing pedestrian bridge and incorporating
appropriate wayfinding signage. The study should
evaluate the existing structures, both land and
water, and access from Border Street to the Parker
Avenue boat ramp, ensuring appropriate access
for vehicles and boat trailers, pedestrians, and
bicyclists; include the multi-use facility and the
conveyor belt and other infrastructure needs for
the commercial fishing fleet; and should identify
costs and lead to a design study for the proposed
structures and infrastructure.
• EVALUATE THE NEED FOR MORE PARKING
Additional activity in the Harbor is dependent
upon appropriate parking, and a number of
comments during public meetings suggested a
need for additional parking to support current
and proposed activity. One possibility mentioned
is the extension of the current secondary parking
area at the Lighthouse Keepers’ Cottage where
overflow parking is accommodated in a field next
to the existing paved surface. Other possibilities
may be the reconfiguration of existing parking
areas or the acquisition of land by the Town to
support public parking; those options should be
part of a parking study.
• DESIGN / INSTALL STREETSCAPE IMPROVEMENTS
As the principal connection between Cohasset
Village and Cohasset Harbor, Elm Street requires
modification to make it a pleasant pedestrian
environment to draw people from one area to
the other. The sidewalks along Border Street are
painted in many areas and should be reconstructed
to increase the safety of pedestrians. Consistent
street furniture, street lighting, and other elements
would reinforce the identity of the Harbor as a
distinct area.
• DESIGN AND INSTALL SIGNS Signage, both
wayfinding and interpretive, is critical to the
overall experience of the Harbor and in linking
the Harbor to the Village. Wayfinding signage
provides direction: to the Harbor from the Village
and vice versa, to parking and dock access within
the Harbor, and to specific destinations within
the Harbor and the entrance to Great Brewster
Trail in the Village. Informational signage provide
information about the natural, cultural, and
historic resources of the Harbor.
• ESTABLISH GATEWAYS These define the entrance
to the Harbor and are identified by signage, a
change in the streetscape, a change in landscape
elements, or other signifier that someone is
moving into or out of a specific place.
• EVALUATE ZONING CHANGES TO THE LIGHT
INDUSTRY ZONE During the public engagement
process, the idea of a ship’s chandlery, or small
store providing supplies to boaters, was identified.
A chandlery would be allowed in the Light
Industry District, but might require additional
86 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
zoning changes to implement. This zone might
also include specific consideration of aquaculture.
• MARKETING PLAN As recommendations and
improvements are implemented, the Town should
work with local businesses to market the Village
and the Harbor as joint destinations, promoting
eating and retail establishments and walkability
both within and between the two areas. The
Cohasset Chamber of Commerce and/or a
separate entity devoted to the Village and Harbor
should be included as partners in this effort.
• SPECIAL PERMITS FOR TEENS To encourage
entrepreneurship, the Town could consider a
special process for business permits and/or licenses
for those between 16 and 21 or 25 years old that
would allow them to create active uses within the
Harbor. The Cohasset Chamber of Commerce,
the Cohasset Public Schools, and the Town could
sponsor an entrepreneurship program to provide
information about permitting and licensing
requirements, health codes, business plans, and
other pre-business planning tools. The program
could provide points for those business that
support year-round access to and understanding
of the Harbor.
87Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Cohasset Harbor and Bassing Beach
88 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020AERIAL IMAGE COURTESY OF GOOGLE MAPSMODIFICATIONS TO MODIFICATIONS TO
CHAPTER 91CHAPTER 91
Chapter 91 governs the use of Commonwealth tidelands
and protects the public’s right to access those tidelands.
This section defines the provisions of Chapter 91 and
key terms; provides the modifications (substitutions,
amplifications, and off-sets) to Chapter 91 that would
help implement the goals of this Municipal Harbor
Plan; and provides guidance to property owners who
may require a Chapter 91 license for activities within
the jurisdictional boundary.
89Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Chapter 91 refers to Chapter 91 of
the Massachusetts General Laws,
also known as The Waterways Act.
The Department of Environmental
Protection and the Executive Office
of Energy and Environmental
Affairs promulgate regulations to
help implement this Act (310 CMR
9.00 and 301 CMR 23.00 and 25.00,
respectively).
90 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Chapter 91 refers to Chapter 91 of the Massachusetts
General Laws, also known as the Waterways Act.
This legislation governs the use of and public access
to tidelands below the current or historic high water
mark and other waterways. The regulations define
which structures can be built, where they can be built,
and for which purpose they may be used within the
boundary of Chapter 91 jurisdiction.
For the purposes of this Municipal Harbor Plan, this
discussion will focus on the regulations surrounding
filled and flowed tidelands. Chapter 91 jurisdiction
also applies to Great Ponds (including Lily Pond in
Cohasset) and certain non-tidal rivers and streams.
Under Chapter 91, DEP is the regulatory and
enforcing authority for this enabling legislation.
Chapter 91 has three levels of regulatory implications,
two of which apply to the Town of Cohasset. The first
is the regulatory requirements of 310 CMR 9.00 which
provides the regulations that implement the enabling
actions of Chapter 91. 310 CMR 9.00 describes the
license and permitting processes, the application
process, and the dimensional and use standards for
structures and uses within the jurisdictional lines.
301 CMR 23.00 is the Review and Approval of
Municipal Harbor Plans. This set of regulations
establishes the context, public process, content
and approval process by which this, and all other,
Municipal Harbor Plans are prepared and approved.
The final set of regulations, for the Designation of Port
Areas (301 CMR 25.00), does not apply to Cohasset.
KEY TERMINOLOGY
To understand Chapter 91 and its implications for
this plan, it is important to become familiar with
certain terms. The terms can be broadly grouped
into the definition of tidelands; high and low water
marks and project shoreline; and use zones and types.
The following discussion will take each set of terms
and explain why they are important to this Plan. The
legislative and regulatory definitions of these terms
are located at the end of this section and are in bold
the first time they are mentioned in the following
discussion.
TIDELANDS
An understanding of TIDELANDS is key to
understanding the requirements of Chapter 91 in
Cohasset Harbor. Tidelands are defined by Chapter
91, Section 1 as “Present and former submerged lands
and tidal flats lying below the mean high water mark.”
Section 1 differentiates among COMMONWEALTH
TIDELANDS, PRIVATE TIDELANDS, and LAND-
LOCKED TIDELANDS. These definitions are important
because the Waterways regulations, 310 CMR 9.00,
have different requirements for the different types
of tidelands. 310 CMR 9.00 also defines FILLED
TIDELANDS and FLOWED TIDELANDS.
Property owners should understand which types of
tidelands they own. The presence of tidelands indicate
possible Chapter 91 jurisdiction. The implications of
that jurisdiction depend on understanding whether
the tidelands are filled tidelands or flowed tidelands
and whether those tidelands are considered Private
tidelands or Commonwealth tidelands.
WATER MARKS
The definitions of Private and Commonwealth
Tidelands are dependent upon the relationships of the
HISTORIC HIGH WATER MARK and the HISTORIC LOW
WATER MARK with each other and with the land.
Private tidelands and Commonwealth tidelands are
defined by the relationship between defined boundary
lines. In general, Commonwealth tidelands lie seaward
of the boundary and Private tidelands lie landward of
the boundary.
The first boundary is the historic low water mark.
Commonwealth tidelands lie seaward of that mark;
Private tidelands lie landward of that mark.
The second boundary is 100 rods (1,650 feet) seaward
from the historic high water mark. For ease of reference,
this Plan will refer to this line as Boundary 2. The
dividing line between Commonwealth tidelands and
Private tidelands is dependent on whether Boundary
2 is landward of the historic low water mark. If it is,
then Boundary 2 regulates the difference; if it is not,
the historic low water mark regulates the difference.
As always, Commonwealth tidelands are seaward of
the boundary; Private tidelands are landward of the
boundary.
91Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
LAND USE AND STRUCTURES
The ability to build structures on filled or flowed
tidelands and to use those structures for specific
purposes is dependent on the placement of those
structures relative to certain areas defined under the
regulations.
A parcel that is partly within Chapter 91 jurisdiction
will be divided into three zones; one that is completely
within Chapter 91 will be divided into two zones. The
area of the parcels outside of Chapter 91 jurisdiction
is subject to local zoning, but not to the requirements
of Chapter 91 or 310 CMR 9.00. The area landward
of and parallel to the PROJECT SHORELINE is the
WATER-DEPENDENT USE ZONE (WDUZ). WATER-
DEPENDENT USES are required within the WDUZ; a
selection of this uses appropriate to Cohasset Harbor
are found in this section.
The WDUZ must be within Chapter 91 jurisdiction;
in other words, there may be land adjacent to the
Project Shoreline that is not filled or flowed tidelands
and is thus not within Chapter 91 jurisdiction. 310
CMR 9.51(3)(c) provides the calculation for the
WDUZ which is based on the relationship between
the project shoreline (for filled tidelands), the present
HIGH WATER MARK, and the landward lot line of the
property. The WDUZ must run parallel to the project
shoreline. For flowed tidelands, the zone is based on
the ends and sides of piers and wharves. The minimum
distance from the Project Shoreline or end of wharves
or piers is 25 feet; the maximum is 100 feet.
310 CMR 9.51 governs the ability to fill or add
structures to areas within Chapter 91 jurisdiction while
ensuring that water-dependent uses are given priority
next to the water and that the capacity for future water-
dependent uses is preserved by restricting permanent
NONWATER-DEPENDENT USES in the WDUZ. The
area between the landward boundary of the WDUZ
and the boundary of Chapter 91 jurisdiction may be
used for nonwater-dependent uses.
A project that contains a nonwater-dependent use or a
mixture of non-water dependent and water-dependent
uses is considered to be a NON-WATER DEPENDENT
USE PROJECT. A WATER-DEPENDENT USE PROJECT
may only contain water-dependent or accessory uses.
Note that a project may be fill, one or more structures,
or both.
A second factor comes into play when considering
where to build structures for which use types. Chapter
91 protects the public’s right to access and enjoy the
water and tidelands – in fact, Private tidelands assume
a public easement “for the purposes of navigation and
free fishing and fowling and of passing freely over and
through the water.” The WDUZ protects the ability
to have water-dependent uses next to the project
shoreline; the requirement for FACILITIES OF PUBLIC
ACCOMMODATION (FPA) requires publicly accessible
activities on the ground floor of any structure within
the area defined for these uses. A FPA may be
water-dependent, accessory to water-dependent, or
nonwater-dependent.
The location of a FPA within the Chapter 91
jurisdiction is defined in 310 CMR 9.51(3)(b). A FPA
shall be located on a pile-supported structure over
flowed tidelands. For filled tidelands, the FPA shall be
located on the ground floor of structures within 100
feet of a project shoreline.
310 CMR 9.52 provides a list of water-dependent
uses and uses that are considered to be FPA. Note that
some FPA uses are not allowed within a WDUZ, such
as parking at or above grade (parking below grade in a
WDUZ is allowed).
Water-dependent uses suitable for Cohasset Harbor
include, but are not limited to, the following:
• Waterfront boardwalks and esplanades for public
recreation
• Ferries, excursion boats, and water shuttles,
including small craft access or storage
• Public landings
• Swimming/fishing areas
• Excursion/charter/rental docks
• Community sailing centers
• Kayak or water craft rental, sale, access and storage
facilities, including associated items such as life
jackets, paddles and other water dependent use
items
• Fishing rental, sale, access and storage facilities,
including bait and other associated items
• Any other water dependent uses allowable in the
310 CMR 9.00
Legend
Parcel Boundary
Landward line of Chapter 91 Jurisdiction
Project Shoreline (contiguous with sea wall)
Landward Boundary of WDUZ
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Parcel area outside
Chapter 91 jurisdiction
(landward of blue
jurisdiction line)
Parcel area within
Chapter 91
jurisdiction
(seaward of blue
jurisdiction line)
Parcel area within WDUZ
(landward of black Project
Shoreline; seaward of blue
jurisdiction line; based on
estimated weighted average of
depth of parcel and parallel to
the Project Shoreline
NOTE: All boundary areas are approximate
and for illustrative purposes only.
Flowed Tidelands
(seaward of black Project shoreline;
Chapter 91 license required for
docks, piers, floats, fill)
Figure 19: Explanation of Chapter 91 Boundaries
92 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
FPA that meet the goals of this Harbor Plan include
the following:
• Public restaurants; food or drink service
• Hotels or overnight accommodations open to the
public
• Art galleries or display spaces open to the public
• Educational, historical, or cultural institutions
open to the public
• Interior spaces for community meetings
• Informational displays or activation attractions
open to the public
• Special recreational events
• Sports or fitness facilities open to the public
• Open spaces, pedestrian walkways, bikeways, or
other outdoor recreation facilities open to the
public
• Retail sales or service facilities
• Vehicular ways open to the public or parking
facilities open to the public, including users of
Facilities of Public Accommodation
• Any other FPA allowable by 310 CMR 9.00 and
the Town of Cohasset’s Zoning Bylaw as applicable
to the Harbor
Note that the scale of these uses would need to match
the scale of Cohasset Harbor. Excursion boats would
most likely be local sunset or lobster tours; ecotours
in kayaks or smaller boats; learn-to-row or learn-
to-sail programs, or other small scale programs that
balance public safety and the amount of dockage and
watersheet available for all users of the Harbor.
In addition to FPA, there are two other important
terms: FACILITIES OF PRIVATE TENANCY (FPT) and
FACILITIES OF LIMITED ACCOMMODATION (FLA). A
FPT is not allowed at the ground level within the area
reserved for a FPA. A FLA provides some flexibility in
smaller buildings (those less than or equal to 75 feet in
height) to address concerns about the lack of a market
for FPA within a given area. Standards for FLA are
found in 310 CMR 9.56.
Figures 19 and 20 are modified versions of illustrative
graphics used in the public discussion of the HVB
Overlay District to illustrate the approximate
ELM STREETELM STREET
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FPA area within Chapter 91 jurisdiction
(Overlaps in part with WDUZ; ground floor uses
limited to those defined as FPA or FLA)
Figure 20: Explanation of Chapter 91 Use Zones
Parcel Area outside
Chapter 91 jurisdiction
(Town Zoning governs use
and dimensions)
Parcel Area within WDUZ
(Uses limited to water-
dependent uses; overlaps
with FPA)
Parcel area within
Chapter 91; outside
WDUZ and FPA
(FPT Allowed)
Nonwater-dependent
FPA uses allowed where
FPA area does not
overlap with WDUZ
Parcel Area within
Chapter 91 jurisdiction
(310 CMR 9.51, 9.52, and
9.53 governs uses and
dimensional standards in
conjunction with zoning.)
NOTE: All boundary areas are approximate
and for illustrative purposes only.
93Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Legend
Parcel Boundary
Landward line of Chapter 91 Jurisdiction
Project Shoreline (contiguous with sea wall)
Landward Boundary of WDUZ
Area for Facilities of Public Accommodation
locations of these zones on the parcel on which the
Cohasset Harbor Inn is built. This property is used as
an example here for three reasons: (1) the importance
of the location of this property relative to the proposed
view corridor from Elm Street to the Harbor as
discussed earlier in this Plan; (2) the strategic location
of this parcel with respect to the proposed Harbor-
wide walkway from the Town Pier on Margin Street
to Government Island; and (3) because the parcel does
not fall completely within the jurisdiction of Chapter
91, it is a useful example of the areas described above.
CHAPTER 91, THE ENVIRONMENT,
AND INFRASTRUCTURE
Chapter 91 also protects the public interest in the
waterways by regulating the safety of the Harbor in
terms of both the natural and the built environment.
310 CMR 9.33 provides environmental protection
standards for waterways. 310 CMR 9.37 identifies
certain standards for the construction of licensed
structures and fill; 310 CMR 9.39 regulates marinas,
boat yards, and boat ramps; and 310 CMR 9.40
provides standards for dredging and the disposal
of dredged material. In addition, 310 CMR 9.54
requires that this Plan be consistent with the Coastal
Zone Management Polices, many of which provide
standards for protection of the Harbor and its edges.
IMPLICATIONS OF CHAPTER 91 FOR
COHASSET HARBOR
Under a state-approved Municipal Harbor Plan, the
timeline for the approval of a Chapter 91 license is
different from that of an area without an approved
Municipal Harbor Plan. Property-owners within
Chapter 91 jurisdiction should be aware of their
responsibilities to obtain a license or permit for
certain activities and comply with these Chapter 91
requirements.
The primary parcels affected by Chapter 91 jurisdiction
in terms of land area are the Cohasset Harbor Inn (as
discussed earlier), Olde Salt House, and Atlantica sites,
all of which changed ownership in 2018; two Town-
owned properties: Lawrence Wharf and Government
Island; and a private property known as the Oaks,
which also changed hands in 2018.
Figure 21: Approximate Chapter 91 Boundary SCITUATECOHASSETSCITUATECOHASSET94 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020AERIAL IMAGE COURTESY OF GOOGLE MAPSELM STREETELM STREET MAR
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Figure 21: Explanation of Chapter 91 Boundary (Red line)
The red line in this illustrative maps is the inferred Chapter 91 jurisdiction line based
upon the following combination of data, lines downloaded from MassGIS in 2018:
• Jurisdiction
• Contemporary High Water
• Inferred Contemporary High Water
• Inferred Historic High Water
• Landlocked Tidelands
The resulting boundary of Chapter 91 jurisdiction, shown as a red line in this figure,
is not continuous and is used only for the discussion in this Plan. CZM also provides a
presumptive jurisdictional line for Chapter 91 on the MORIS interactive mapping site.
A property owner may challenge the presumptive jurisdictional Chapter 91 boundary
as published by the Commonwealth.
SCITUATECOHASSETSCITUATECOHASSET95Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
BORDER STREETBORDER STREET PARKER AVENUEPARKER AVENUELIGHT HOUSE LANE
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96 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
This planning process included compiling the available
Chapter 91 licenses. A list of those licenses is provided
in Appendix C and PDF copies of all the licenses found
have been provided to the Town Planner. A property
owner who wishes to develop their property should
contact a lawyer and civil engineer and/or surveyor
who specializes in Chapter 91 jurisdiction. The lines
shown in Figures 19, 20, and 21 should not be used
for development purposes.
MODIFICATIONS TO 310 CMR 9.00
Modifications to Chapter 91 are allowable under 301
CMR 23.05 Standards for Municipal Harbor Plan
Approval for the numerical standards found in 310
CMR 9.51(3)(a) through (e) and 9.52(1)(b)1 (see box
to right). The dimensional standards of Chapter 91,
including the calculation of the WDUZ and the area
for FPA, can act as a restriction on development for
parcels that are irregular in shape and small in size. The
combination of Chapter 91 requirements and those of
the Town’s zoning regulations create an added layer of
complication for development projects on waterfront
sites. The ability of a Municipal Harbor Plan to modify
certain standards in 310 CMR 9.00 to allow for local
preferences and the ability of the Town to coordinate
its zoning with those modifications is critical to the
enhanced uses along the water envisioned by the Plan.
In a discussion in May 2019, representatives from
CZM and DEP expressed a preference for design
solutions to the standards that could be modified in
this Plan. In other words, where possible, the design
of the structures and fill should be compliant with the
regulations as expressed in 310 CMR 9.00.
As a result, the proposed modifications to the
application of the requirements 310 CMR 9.51 and
9.52 have been limited to ensuring consistency with
the height and the no-build setback of the HVB
Overlay District. The no-build setback allows for the
continuation of the proposed connected Harbor-wide
walkway, to be as close to the shoreline as reasonably
possible given the existing conditions relative to the
shoreline. This walkway, a priority of this Plan, would
stretch from the Town Landing on Margin Street to
the Parker Avenue Boat Ramp. A significant portion
of this walkway would be on Town-owned land,
including existing portions as identified in the earlier
illustration of public access. 310 CMR (9.52(1)(b)
requires a publicly accessible walkway within the
WDUZ with a minimum width of 10’. Such walkway
must be connected to a public right-of-way or a public
walkway on adjacent tidelands. This may be modified
by a state-approved municipal harbor plan.
The height and no-build setback also encourage visual
access to the Harbor in addition to physical access.
Preserving views of the Harbor has been a topic of
discussion during the public engagement process.
This is expressed in terms of the view corridor across
the Cohasset Harbor Inn property, discussed in
Land, above, but could also apply to development
elsewhere in the Harbor; new development should
not completely block the view of the Harbor as the
Cohasset Harbor Inn today does.
In each case, the regulation under 310 CMR 9.00 is
identified and the relevant substitution is listed below.
97Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
These standards (310 CMR 9.00) may be modified by a state-approved Municipal Harbor Plan:
9.51 CONSERVATION OF CAPACITY FOR WATER-DEPENDENT USE
(3)(a)New pile-supported structures for nonwater-dependent use shall not extend beyond the
footprint of existing, previously authorized pile-supported structures or pile fields, except
where no further seaward projection occurs and the area of open water lost due to such
extension is replaced, on at least a 1:1 square foot basis, through the removal of existing,
previously authorized fill or pile-supported structures or pile fields elsewhere on the
project site
(3)(b)Facilities of Public Accommodation, but not nonwater-dependent Facilities of Private
Tenancy, shall be located on any pile-supported structures on flowed tidelands and at the
ground level of any filled tidelands within 100 feet of a project shoreline. The Department
may allow any portion of the equivalent area of a Facility of Public Accommodation
to be relocated within the building footprint, or in other buildings owned, controlled
or proposed for development by the applicant within the Development Site if the
Department determines the alternative location would more effectively promote public
use and enjoyment of the project site.
(3)(c)New or expanded buildings for nonwater-dependent use, and parking facilities at or above
grade for any use, shall not be located within a water-dependent use zone; except as
provided below, the width of said zone shall be determined as follows:
1. along portions of a project shoreline other than the edges of piers and wharves, the
zone extends for the lesser of 100 feet or 25% of the weighted average distance from the
present high water mark to the landward lot line of the property, but no less than 25 feet;
and
2. along the ends of piers and wharves, the zone extends for the lesser of 100 feet or 25%
of the distance from the edges in question to the base of the pier or wharf, but no less
than 25 feet; and
3. along all sides of piers and wharves, the zone extends for the lesser of 50 feet or 15% of
the distance from the edges in question to the edges immediately opposite, but no less
than ten feet
(3)(d)At least one square foot of the project site at ground level, exclusive of areas lying seaward
of a project shoreline, shall be reserved as open space for every square foot of tideland
area within the combined footprint of buildings containing nonwater-dependent use on
the project site; in the event this requirement cannot be met by a project involving only
the renovation or reuse of existing buildings, ground level open space shall be provided to
the maximum reasonable extent.
(3)(e)New or expanded buildings for nonwater-dependent use shall not exceed 55 feet in height
if located over the water or within 100 feet landward of the high water mark; at greater
landward distances, the height of such buildings shall not exceed 55 feet plus ½ foot for
every additional foot of separation from the high water mark.
9.52 UTILIZATION OF SHORELINE FOR WATER-DEPENDENT PURPOSES
(1)(b)1 Walkways and related facilities along the entire length of the water-dependent use zone;
wherever feasible, such walkways shall be adjacent to the project shoreline and, except
as otherwise provided in a municipal harbor plan, shall be no less than ten feet in width
(2)(b)The amount of [exterior open spaces for active or passive public recreation] shall be
at least equal to the square footage of all Commonwealth tidelands on the project site
landward of a project shoreline and not within the footprint of buildings, less any space
deemed necessary...to accommodate other water-dependent uses
310 CMR 9.53 ACTIVATION OF COMMONWEALTH TIDELANDS FOR PUBLIC USE
(2)(c)Such [interior space devoted to facilities of public accommodation] shall be at least equal
in amount to the square footage of all Commonwealth tidelands on the project site within
the footprint of buildings containing nonwater-dependent facilities of private tenancy.
98 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
The following substitutions modify some of the requirements in the call-out box on the previous page. These
modifications are specific to the HVB Overlay District. Each substitution identifies the relevant Chapter 91
standard and implementation action. In discussions with CZM and MassDEP, representatives of both agencies
have expressed a strong preference for design solutions; i.e. those that would not require modifications to
Chapter 91.
More extensive modifications were first discussed at a meeting of the Town of Cohasset Planning Board on
November 9, 2019. The draft modifications were presented in concept form at a public meeting on November
18, 2019 and further discussed at a Planning Board meeting on November 20. The discussion centered on the
potential for conflict between the HVBOD zoning passed by Town Meeting and the standard requirements
of Chapter 91 as described in the call-out box on the previous page. The key point of the discussions was to
ensure that modifications to Chapter 91 requirements would make those requirements consistent with the local
preferences as expressed by Town Meeting in passing the HVBOD.
Table 6: Modifications to Chapter 91 Standards
GOAL: ENSURE DIMENSIONAL STANDARDS ARE CONSISTENT WITH THE REQUIREMENTS OF
THE RECENTLY APPROVED HARBOR VILLAGE BUSINESS OVERLAY DISTRICT.
EXISTING STANDARD: 310 CMR 9.51(3)(e)
New or expanded buildings for nonwater-dependent
use shall not exceed 55 feet in height if located over
the water or within 100 feet landward of the high water
mark; at greater landward distances, the height of such
buildings shall not exceed 55 feet plus ½ foot for every
additional foot of separation from the high water mark.
Substitution 1
New or expanded buildings shall not exceed 35
feet in height above Base Flood Elevation within
the HVBOD.
Reference: Section 300-22.8(C) of the Town of Cohasset
Zoning Bylaw
EXISTING STANDARD: 310 CMR 9.51(3)(c)
New or expanded buildings for nonwater-dependent
use, and parking facilities at or above grade for any use,
shall not be located within a water-dependent use zone;
except as provided below, the width of said zone shall
be determined as follows:
1. along portions of a project shoreline other than
the edges of piers and wharves, the zone extends for
the lesser of 100 feet or 25% of the weighted average
distance from the present high water mark to the
landward lot line of the property, but no less than 25
feet; and
2. along the ends of piers and wharves, the zone extends
for the lesser of 100 feet or 25% of the distance from
the edges in question to the base of the pier or wharf,
but no less than 25 feet; and
3. along all sides of piers and wharves, the zone extends
for the lesser of 50 feet or 15% of the distance from the
edges in question to the edges immediately opposite,
but no less than ten feet
Substitution 1I
No building within the HVBOD may be
constructed within 25 feet landward of the
Project Shoreline.
Reference: Section 300-22.8(B) of the Town of Cohasset
Zoning Bylaw
99Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
100 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Fishermen’s Wharf Minot Light
Template
AERIAL IMAGE COURTESY OF GOOGLE MAPSTown Landing/
Lawrence Wharf
Town Pier/
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102 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
GLOSSARY OF TERMS
Legislative Definitions
The following terms are defined in Title XIV,
Chapter 91, Section 1 of the Massachusetts
General Laws:
• TIDELANDS Present and former submerged
lands and tidal flats lying below the mean
high water mark.
• COMMONWEALTH TIDELANDS Tidelands
held by the commonwealth in trust for the
benefit of the public or held by another party
by license or grant of the commonwealth
subject to an express or implied condition
subsequent that it be used for a public
purpose.
• PRIVATE TIDELANDS Tidelands held by a
private party subject to an easement of the
public for the purposes of navigation and free
fishing and fowling and of passing freely over
and through the water.
• LANDLOCKED TIDELANDS Filled tidelands,
which on January 1, 1984 were entirely
separated by a public way or interconnected
public ways from any flowed tidelands, except
for any portion of such filled tidelands that
are presently located: (a) within 250 feet of
the high water mark of flowed tidelands;...
For the purposes of this definition, a public
way may also be a landlocked tideland, except
for any portion thereof which is presently
within 250 feet of the high water mark of
flowed tidelands.
• WATER-DEPENDENT USES those uses and
facilities which require direct access to, or
location in, marine or tidal waters and which
therefore cannot be located inland, including
but not limited to: marinas, recreational uses,
navigational and commercial fishing and
boating facilities, water-based recreational
uses, navigation aids, basins, and channels,
industrial uses dependent upon waterborne
transportation or requiring large volumes
of cooling or process water which cannot
reasonably be located or operated at an inland
site.
Regulatory Definitions: Tidelands
The following terms are defined in 310 CMR
9.00 Waterways:
TIDELANDS means present and former submerged
lands and tidal flats lying between the present
or historic high water mark, whichever is
farther landward, and the seaward limit of state
jurisdiction. Tidelands include both flowed and
filled tidelands, as defined in 310 CMR 9.02.
COMMONWEALTH TIDELANDS means tidelands
held by the Commonwealth, or by its political
subdivisions or a quasi-public agency or
authority, in trust for the benefit of the public; or
subdivisions or a quasi-public agency or authority,
in trust for the benefit of the public; or tidelands
held by a private person by license or grant of the
Commonwealth subject to an express or implied
condition subsequent that it be used for a public
purpose. In applying 310 CMR 9.02: Definitions:
Commonwealth Tidelands, the Department shall
act in accordance with the following provisions:
(a) the Department shall presume that tidelands
are Commonwealth tidelands if they lie
seaward of the historic low water mark or of
a line running 100 rods (1650 feet) seaward
of the historic high water mark, whichever
is farther landward; such presumption
may be overcome only if the Department
issues a written determination based upon
a final judicial decree concerning the
tidelands in question or other conclusive
legal documentation establishing that,
notwithstanding the Boston Waterfront
decision of the Supreme Judicial Court, such
tidelands are unconditionally free of any
proprietary interest in the Commonwealth;
(b) the Department shall presume that tidelands
are not Commonwealth tidelands if they lie
landward of the historic low water mark or of
a line running 100 rods (1650 feet) seaward
of the historic high water mark, whichever
is farther landward; such presumption may
be overcome only upon a showing that such
tidelands, including but not limited to those in
certain portions of the Town of Provincetown,
are not held by a private person.
103Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
FILLED TIDELANDS means former submerged
lands and tidal flats which are no longer subject to
tidal action due to the presence of fill.
FLOWED TIDELANDS means present submerged
lands and tidal flats which are subject to tidal
action.
PRIVATE TIDELANDS means tidelands held by a
private person subject to an easement of the public
for the purposes of navigation and free fishing and
fowling and of passing freely over and through
the water. In accordance with the Colonial
Ordinances of 1641-47, the Department shall
presume that tidelands are private tidelands if they
lie landward of the historic low water mark or of
a line running 100 rods (1650 feet) seaward of
the historic high water mark, whichever is farther
landward; such presumption may be overcome
upon a showing that such tidelands, including
but not limited to those in certain portions of the
Town of Provincetown, are not held by a private
person or upon a final judicial decree that such
tidelands are not subject to said easement of the
public.
TRUST LANDS means present and former
waterways in which the fee simple, any
easement, or other proprietary interest is held
by the Commonwealth in trust for the benefit
of the public. All geographic areas subject to the
jurisdiction of M.G.L. c. 91, as specified in 310
CMR 9.04, are generally considered to be trust
lands.
Regulatory Definitions: High and Low
Water Marks; Project Shoreline
The following terms are defined in 310 CMR
9.00 Waterways:
HIGH WATER MARK means
(a) for tidelands, the present mean high tide line,
as established by the present arithmetic mean
of the water heights observed at high tide
over a specific 19-year Metonic Cycle (the
National Tidal Datum Epoch), and shall be
determined using hydrographic survey data
of the National Ocean Survey of the U.S.
Department of Commerce; and
(b) for Great Ponds, rivers, and streams, the
present arithmetic mean of high water
heights observed over a one year period using
the best available data as determined by the
Department.
HISTORIC HIGH WATER MARK means the high
water mark which existed prior to human
alteration of the shoreline by filling, dredging,
excavating, impounding, or other means. In
areas where there is evidence of such alteration
by fill, the Department shall presume the historic
high water mark is the farthest landward former
shoreline which can be ascertained with reference
to topographic or hydrographic surveys, previous
license plans, and other historic maps or charts,
which may be supplemented as appropriate by soil
logs, photographs, and other documents, written
records, or information sources of the type on
which reasonable persons are accustomed to rely
in the conduct of serious business affairs. Such
presumption may be overcome by a clear showing
that a seaward migration of such shoreline
occurred solely as a result of natural accretion
not caused by the owner or any predecessor in
interest. For Great Ponds, the historic high water
mark is synonymous with the natural high water
mark.
HISTORIC LOW WATER MARK means the low
water mark which existed prior to human
alteration of the shoreline by filling, dredging,
excavating, impounding or other means. In areas
where there is evidence of such alteration by fill,
the Department shall make its determination of
the position of the historic low water mark in the
same manner as described in 310 CMR 9.02:
Definitions: Historic High Water Mark.
LOW WATER MARK means the present mean low
tide line, as established by the present arithmetic
mean of water heights observed at low tide over
a specific 19-year Metonic Cycle (the National
Tidal Datum Epoch), and shall be determined
using hydrographic survey data of the National
Ocean Survey of the U.S. Department of
Commerce.
PROJECT SHORELINE means the high water
mark, or the perimeter of any pier, wharf, or
other structure supported by existing piles or to
104 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
be replaced pursuant to 310 CMR 9.32(1)(a)4.,
whichever is farther seaward.
PROJECT SITE means the area owned, controlled,
or proposed for development by the applicant in
which a project will occur and which is subject to
the geographic jurisdiction of the Department, as
specified in 310 CMR 9.04.
Regulatory Definitions: Use Types and
Zones
The following terms are defined in 310 CMR
9.00 Waterways:
FACILITY OF LIMITED ACCOMMODATION means
a facility at which goods or services are made
available directly (e.g., in person by customer
access to the facility, not exclusively by means
of mail order, telecommunications or other
electronic transmission) to the public on a regular
basis primarily by appointment or enrollment
on essentially equal terms to the public at large
rather than restricted to a relatively limited group
of specified individuals. Facilities of Limited
Accommodation may be either water-dependent,
accessory to water-dependent, or nonwater-
dependent, and shall include but not be limited
to:
(a) Rehabilitation clinics and medical facilities;
(b) Business or professional offices that serve
customers by appointment or enrollment and
by customer access to the facility;
(c) Child care centers and elderly or other social
service centers, provided that the facility does
not interfere with access to public spaces
outside of a building; and
(d) Artist and photography studios open to the
public by appointment.
FACILITY OF PRIVATE TENANCY means a
facility at which the advantages of use accrue,
on either a transient or a permanent basis, to a
relatively limited group of specified individuals
(e.g., members of a private club, owners of a
condominium building) rather than to the public
at large (e.g., patrons of a public restaurant, visitors
to an aquarium or museum). Such facilities may be
water-dependent, accessory to water-dependent,
or nonwater-dependent, and may include but are
not limited to:
(a) houses, apartments, condominiums, and
other residential units;
(b) business or professional offices that do not
rely upon customer access as a significant
element of the business or profession;
(c) industrial facilities, including but not limited
to manufacturing plants and electric power
generating stations;
(d) vehicular ways or parking facilities not open
to the public;
(e) open spaces, pedestrian walkways, or outdoor
recreation facilities not open to the public;
and
(f) marina berths for long-term exclusive use.
FACILITY OF PUBLIC ACCOMMODATION means
a facility at which goods or services are made
available directly to the transient public on a
regular basis, or at which advantages of use are
otherwise open on essentially equal terms to the
public at large (e.g., patrons of a public restaurant,
visitors to an aquarium or museum), rather than
restricted to a relatively limited group of specified
individuals (e,g,, members of a private club,
owners of a condominium building). Facilities
of public accommodation may be either water-
dependent, accessory to water-dependent, or
nonwater-dependent, and shall include but are
not limited to:
(a) public restaurants or entertainment facilities;
(b) theaters, performance halls, art galleries, or
other establishments dedicated to public
presentation of the fine arts;
(c) hotels, motels, or other lodging facilities of
transient occupancy;
105Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
(d) educational, historical, or other cultural
institutions open to the public;
(e) interior spaces dedicated to the programming
of community meetings, informational
displays, special recreational events, or other
public activities;
(f) sports or physical fitness facilities open to the
public;
(g) open spaces, pedestrian walkways, or outdoor
recreation facilities open to the public;
(h) retail sales or service facilities;
(i) ferry terminals, transit stations, and other
public transportation facilities;
(j) marina berths for transient use; and
(k) vehicular ways open to the public or parking
facilities open to the public, including users
of facilities of public accommodation.
NONWATER-DEPENDENT USE means a use as
specified in 310 CMR 9.12.
NONWATER-DEPENDENT USE PROJECT means
a project consisting of one or more nonwater-
dependent uses, or a mix of water-dependent
and nonwater-dependent uses, as specified in 310
CMR 9.12(1).
WATER-DEPENDENT USE means a use as specified
in these regulations at 310 CMR 9.12(2).
WATER-DEPENDENT USE PROJECT means a
project consisting entirely of fill or structures for
one or more water-dependent or accessory uses as
specified in 310 CMR 9.12(1).
WATER-DEPENDENT USE ZONE means an
area within the geographic jurisdiction of the
Department and running landward of and parallel
to the project shoreline, the width of which
is determined in accordance with 310 CMR
9.51(3)(c). For purposes of such determination,
the landward lot line of a property shall mean
that in existence as of the effective date of 310
CMR 9.00, unless subsequent reconfiguration
thereof results in a more landward location at the
time of license application; and all baselines and
distances shall be specified according to accepted
land regulation and survey practices.
106 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020AERIAL IMAGE COURTESY OF GOOGLE MAPSIMPLEMENTATION PLANIMPLEMENTATION PLAN
Implementation is critical to the future success of the
Harbor. Town officials and departments will have
primary responsibility for such implementation, but
should consider redefining the Harbor Committee’s
charge and including the many Harbor organizations
as partners in the effort to realize the vision of this Plan.
The recommended actions to implement the goals of
this Harbor Plan build upon the recommendations
of previous reports and studies and input from this
planning process. They are the result of the research and
analyses of current economic and physical conditions,
as well as feedback from the community members and
businesses who participated in public meetings, public
events, and interviews.
Details for each action are provided in the
Recommendations section of each chapter above.
107Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
Implementation actions are divided
into phases that allow for some
immediate actions while setting the
stage for longer-term projects that
may require several short- to mid-
term steps to achieve. Given the
complexity of the Harbor, the Town
will most likely seek partnerships
with the nonprofits, businesses,
neighboring municipalities, and
property owners to achieve the
goals outlined in this Plan.
108 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
The recommended actions in this implementation plan
have been drawn from the research into underlying
conditions by the consultant team, input from public
workshops, interviews with stakeholders, Harbor
Committee meetings, and two public comments
periods on the drafts in January, March, July, and
September 2019. The recommendations have been
tied to the original planning goals developed by the
Harbor Committee (see white text in blue boxes).
1 HARBOR GOVERNANCE
Planning Goal 4: Support public use of the
Harbor, including support for those town and
civic organizations that enable such use.
• ACTION 1.1 Continue the efforts of this planning
process by establishing a regular program of
joint meetings engaging Cohasset and Scituate
Town officials and staff, residents, nonprofits,
commercial fishermen, recreational boaters and
property and business owners, and other interest
parties to share information about their interests
and needs within the Harbor.
• ACTION 1.2 Consider creating a website with
Town departments, boards, and committees
and nonprofits to coordinate events, plans, and
activities in the Harbor.
• ACTION 1.3 Consider establishing a Massachusetts
nonprofit Public charitable entity able to qualify
for charitable tax treatment pursuant to section
501(c)3 of the U.S. Internal Revenue Code
to help raise funds for needed improvements
to the Harbor and to publicize the needs and
opportunities within the Harbor. Gifts, grants,
and other fund-raising activities could support
improvements throughout the Harbor. Use the
Friends of the Cohasset Public Library or other
“Friends of” organizations as a model.
Planning Goal 7: Integrate and improve
Harbor management and uses.
• ACTION 1.4 Merge the responsibilities of the
Government Island Advisory Committee into the
Harbor Committee to allow one committee to
make recommendations to the Board of Selectmen
and the Town Manager on the needs of both the
water and the land within Cohasset Harbor.
• ACTION 1.5 Review and modify the charge of
the current Harbor Committee, appointed by
the Board of Selectmen, to oversee all waterside
and landside activities that have an impact on the
waterways. Ensure that the charge is consistent
with best practices across the Commonwealth
for similar committees and provide the
authority to track the implementation of the
recommendations in this Plan and recommend
further actions. Consider the charge of the Master
Plan Implementation Committee as a model.
• ACTION 1.6 As a long-term action, consider
establishing a Waterways Enterprise fund to
capture fees from moorings, tie-ups, and other
relevant sources to target funds for operating
and capital needs within the Harbor. Such funds
would be used for maintenance, repairs, and
capital projects consistent with the management
of Cohasset’s current Water and Sewer Enterprise
funds.
• ACTION 1.7 Document and publish organizational
structure of public safety in the Harbor, including
cross-jurisdictional responsibilities.
• ACTION 1.8 Establish an inter-municpal
agreement pursuant to Chapter 40 Section 4A
of the General Laws of the Commonwealth or a
Joint Powers Agreement pursuant to Chapter 40
Section 4A 1/2 between the Town of Cohasset and
the Town of Scituate related to the management of
Bassing Beach, the responsibility for public safety
operations within Cohasset Harbor on both sides
of the town/county line; the responsibility for
maintenance and repairs of shared infrastructure,
including the breakwater, and stormwater
management to reduce the introduction of
pathogens and harmful chemicals to the Gulf
River and Cohasset Harbor.
• ACTION 1.9 Formalize communications between
the Cohasset Harbor Committee and the Scituate
Waterways Commission to ensure coordination of
policies that affect the entire operations, health,
and safety of Cohasset Harbor. Consider semi-
annual or quarterly meetings between the two
groups.
109Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
2 WATERSHEET
Planning Goal 1: Support the Cohasset
Commercial Fishing Fleet.
Planning Goal 2: Support public use of and
access to the Harbor.
• ACTION 2.1 Conduct an in-depth mooring
analysis of the Harbor. As part of the study,
consider the following:
• Alternative mooring technology for improved/
increased moorings.
• The balance of moorings available for
residents and transients; commercial fishing
and recreational boating.
• Feasibility of assigning commercial fishing
docking and recreational boating docking to
particular areas of the harbor front.
• Evaluate feasibility of improved dinghy access
for mooring holders and/or a town launch/
water taxi.
• Discuss potential limits on and fee structure
for recreational moorings.
• ACTION 2.2 Investigate the potential of adding
boat slips in Bailey Creek.
• ACTION 2.3 Address safety of small craft/swimmers
in channel through water safety programs,
signage, and demarcation of swimming areas,
small boat areas, and channels for larger boats, as
appropriate.
• ACTION 2.4 Establish specific dates for deployment
and retrieval of floats and docks each spring and
fall.
• ACTION 2.5 Investigate the feasibility of a Town-
owned pile supported pier, including the possibility
for deeper draft loading abilities with cranes or
hoists and convenience utilities including water,
power, and sewer in addition to increased dockage
and ADA boat access. The feasibility study should
include a more detailed analysis of economic and
environmental impacts.
Planning Goal 6: Identify and improve
commercial landside and waterside activity
• ACTION 2.6 Work with commercial fishermen
to enhance economic activity of waterside
enterprises. Consider joint marketing with local
businesses: catch of the day at local restaurants;
establishing a “Caught in Cohasset” program.
• ACTION 2.7 Consider the viability of an
aquaculture program while balancing the
planning goals of supporting the Commercial
Fishing Fleet and supporting public use and access
to the Harbor.
Planning Goal 9: Provide recommendations
for a recurring dredging plan.
• ACTION 2.8 Conduct updated hydrographic
surveys and dredge analysis. Establish a plan for
monitoring depths.
• ACTION 2.9 Identify long term dredging needs
for channel and Harbor, including Bailey Creek,
Cohasset Cove, and the area around Government
Island.
• ACTION 2.10 Investigate coordinating dredging
efforts, including equipment, with other harbors.
Investigate reuse of dredge material to supplement
beach reclamation efforts (if appropriate).
• ACTION 2.11 Conduct a study of siltation in the
Cove area from James Brook and address the
increased siltation from the outflow pipe.
• ACTION 2.12 Determine the edge of the ledge
within the Harbor; could be accomplished
separately or as part of Action 2.8.
3 EDGES
Planning Goal 3: Identify and plan for
appropriate improvements to landside and
waterside infrastructure.
• ACTION 3.1 Working with private owners,
conduct an in-depth investigation of the
conditions of public and private seawalls and
design improvements that take into consideration
projections of sea level rise.
• ACTION 3.2 Based on the study above, develop a
seawall repair program, identify funding sources,
110 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
including grants, and establish priorities for
replacement, repair, and maintenance.
• ACTION 3.3 Establish jurisdiction over and
conduct in-depth investigation of the breakwater
and design improvements that take into
consideration existing overtopping during storms
and projections of sea level rise.
• ACTION 3.4 Consider improved docking in the
Cove area for recreational use.
• ACTION 3.5 Complete planned improvements to
the Parker Avenue boat ramp.
• ACTION 3.6 Investigate the feasibility of separating
facilities for commercial fishing and recreational
boating by undertaking a study to determine the
needs for access (including parking and a second
boat ramp on Government Island), the depth
of the Harbor in that area, the impact on the
shoreline, and the ability to provide power and
water to proposed site(s). The impact of proposed
changes to existing users and the benefit to future
users would also need to be part of the study. This
study could be combined with others, including
the mooring study (Action 2.1), the dredging
study (Actions 2.8 and 2.9), or the study of
Government Island (Action 4.1).
Planning Goal 8: Identify and address
improvements to ecosystem and
environmental issues.
• ACTION 3.7 Create an education program around
stormwater, including the proper disposal of dog
waste, the need to mitigate stormwater on-site,
the impact of runoff from lawn fertilizers into the
Harbor, and the impact on run-off from failing
septic systems. Consider providing information
about solutions such as updated Title V options,
reducing impermeable surfaces, and low-impact
strategies for managing stormwater on-site.
• ACTION 3.8 Review existing studies and/
or conduct new studies to establish baseline
conditions for the health of existing ecosystems
in the Harbor, including current locations of
beach grass, eelgrass, and salt marsh, and baseline
conditions of pollutants.
• ACTION 3.9 Establish regular monitoring systems
of ecosystems resources to understand how
climate change, harbor activities, and educational
programs such as Action 3.7 above are shifting
conditions in the Harbor.
• ACTION 3.10 Coordinate infrastructure studies and
improvements/modifications with consideration
of the ecosystems to ensure that changes preserve
existing ecosystems. All proposed studies under
this plan should include methods to minimize and/
or mitigate any negative impacts of infrastructure
improvements on the ecosystems.
• ACTION 3.11 Undertake a hazard mitigation
plan to integrate the findings from the MVP
process and from this Municipal Harbor Plan
into an implementation plan that addresses the
entire Town. The Hazard Mitigation Plan should
address how improvements in the Harbor area
will mitigate the impacts of extreme heat, extreme
precipitation, and SLR on both the Harbor and the
rest of the Town. The results of this plan should be
integrated into future plans for the Town and the
Harbor to ensure that future policies and actions
are consistent with adaptation and mitigation of
the projected risks.
• ACTION 3.12 Evaluate the Town’s current
zoning bylaw and consider addressing resiliency
measures to either prevent or mitigate the impact
of stormwater runoff from or flooding on new
development in the Harbor. Such changes could
range from allowing the maximum height to be
from Base Flood Elevation (BFE) to the addition
on a Flood Fringe District which addresses
development standards along the edges of the
FEMA Flood Zones, understanding that those
may change over time.
• ACTION 3.13 Consider incentives for innovative
flood resiliency and/or adaptation measures
to enhance the resiliency of the Harbor and
the land. Such incentives could include the
reduction of permitting fees, density bonuses
(where appropriate), waivers of local regulatory
restrictions, small grants, and other options.
Resiliency measures may include energy-efficient
design, the use of appropriate native or adapted,
non-invasive vegetation in open spaces that are
designed to flood and allow the flood waters
to be absorbed or recede without damage,
use of alternative energy sources, locating
generators on the roof or upper stories, locating
utilities underground, flood-proofing electrical
111Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
transformers, and moving mechanical, electrical
and HVAC equipment to upper stories.
• ACTION 3.14 Consider a hydrological model of
the Harbor. This model would look at impacts
on specific sites at the parcel level, modeling
the specific path of flood waters in response to
topographical changes, buildings, and the presence
(or lack of) hard and soft infrastructure. This is
not a hydrodynamic model of the circulation of
water within the Harbor.
• ACTION 3.15 Evaluate infrastructure owned by
the Town for performance during flooding at the
varying estimates of SLR and flood projections.
Future infrastructure should be designed to either
withstand floods or be made of durable materials
that will resist salt-water corrosion.
• ACTION 3.16 Reduce the impact of heat island
effect by providing mitigating measures such
as open areas that are landscaped or paved with
lighter surfaces; shade trees and benches along
walkways; sources of drinking water for humans
and animals; and requiring the placement of
structures to channel breezes from the Harbor
rather than blocking them.
4 LAND
Planning Goal 1: Support the Cohasset
Commercial Fishing Fleet.
Planning Goal 2: Support public use of and
access to the Harbor.
Planning Goal 4: Support public use of the
Harbor, including support for those town and
civic organizations that enable such use.
Planning Goal 6: Identify and improve
commercial landside and waterside activity.
Planning Goal 7: Integrate and improve
Harbor management and uses.
Planning Goal 8: Identify and address
improvements to the ecosystem and
environmental issues.
• ACTION 4.1 Conduct a feasibility study of
Government Island and Parker Avenue, including
the boat ramp and Mariners Park. This study should
include investigating the feasibility for, location
of, and related costs for design, construction,
and/or rehabilitation of the components below.
Economic impact, environmental impact, and
costs should be part of the study.
• The condition, maintenance and
programmatic needs of the Harbor master’s
office, the CMI boathouse, and the CSCR
building.
• A new mixed-use facility, including the
Harbormaster’s office and amenities,
including public restrooms, for visitors and
transient boaters.
• Extension and rebuilding of the pier at
Government Island with a conveyor system
and hydraulic lift
• Extension of docking facilities to allow 3-4
boats to operate at a time
• Designated area for bait coolers, usable by all
fishermen
• Installation of a marine fueling station with
credit card capability
• Reconfiguring of existing floats to
accommodate more boats
• Trash receptacles, dumpsters, and an oil
reclamation station
• Designated dinghy dock for commercial
mooring holders.
• New pier suitable for direct vehicle/vessel
loading and unloading between piers at the
Cohasset Sailing Club and Parker Avenue
• Continuation of the Harbor-wide walkway
including establishing consistent paving
materials, street furniture, lighting, and
landscaping
• Reconfiguration of current roadway and
parking, considering the safe movement of
pedestrians, bicyclists, and boats on trailers
• Ability to create additional parking to support
public uses, commercial fishermen, and
water-related nonprofits in the Harbor
Planning Goal 1: Support the Cohasset
Commercial Fishing Fleet
• ACTION 4.2 Investigate the feasibility of
reconfiguring Town Landing to include conveyor/
hoists and addition of more floats to the northwest
(towards the inner Cove area).
112 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
• ACTION 4.3 Provide water and power to
commercial docks and existing Town piers.
Planning Goal 2: Support public use of and
access to the Harbor
• ACTION 4.4 Use the Captain’s Walk as the basis for
a Harbor-wide connected public walkway along
the water’s edge from The Oaks to Government
Island and incorporate consistent wayfinding and
interpretive signage for historical, cultural, and
environmental resources throughout the Harbor.
Such a walkway could be expanded to include
James Brook Meadow.
• ACTION 4.5 Conduct a parking study that evaluates
the need for and potential locations of additional
on- and off-street parking and designated pick-
up and drop-off spots, including existing Town-
owned property on Government Island and the
potential to purchase land for public parking.
Other strategies could include a seasonal shuttle
loop including the Cohasset commuter rail station,
the Village, and the Harbor; adding bike racks at
strategic points in the Harbor; and considering a
mini-bike share throughout the Town.
• ACTION 4.6 Consider adding security cameras
with live video access via smart phones. Such
cameras should be placed to survey areas critical
infrastructure, without impinging on the privacy
of residents.
• ACTION 4.7 Investigate the feasibility of adding a
facility for careening boats next to the pier where
sand used to be.
• ACTION 4.8 Increase recreational draws by
establishing ecotours, kayak rental, etc.
• ACTION 4.9 Consider establishing a special process
for business permits and/or licenses for those
between 16 and 21 or 25 years old that would
allow them to create active year-round uses within
the Harbor.
Planning Goal 5: Improve the geographic
relationship between the Village and the
Harbor
• ACTION 4.10 Redesign Elm Street and design
improvements to sidewalk on Border Street to
enhance walking/biking access to Village and
Harbor; include a change in street furniture,
lighting, and other design elements as Elm and
Border Streets enter the Harbor area.
• ACTION 4.11 Provide retail, restaurant, temporary
outdoor seasonal uses throughout the year, or
other active uses in the Harbor to encourage
activity from Village to Harbor.
• ACTION 4.12 Work with Cohasset Harbor Inn
property owners to enhance access to and view of
Harbor.
• ACTION 4.13 Install wayfinding signage to direct
between the Village and the Harbor, and to
specific destinations within the Harbor and the
entrance to Great Brewster Trail in the Village,
and interpretive signage to highlight historic,
cultural, and natural resources within the Harbor.
• ACTION 4.14 Establish gateway areas and install
appropriate signage, landscape treatment, and
other elements.
Planning Goal 6: Identify and improve
commercial landside and waterside
commercial activity
• ACTION 4.15 Work with private ownership to
enhance economic activity of landside enterprises.
Consider joint marketing effort between Village
businesses and Harbor businesses: “Spend a day
in Cohasset”; tie recreational activities to eating/
shopping/arts.
• ACTION 4.16 Update the zoning regulations
within the Harbor area to be consistent with
the goals of this Plan and the requirements of
Chapter 91. This would include a re-evaluation
of the Waterfront Business District and the Light
Industry Zone.
113Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
View from Government Island
114 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
CONSISTENCY WITH CZM POLICIES
The implementation actions for this Plan must be consistent with CZM Policies (301 CMR 23.05(1)) and the
state tidelands policy objectives and associated regulatory principles (301 CMR 23.05(2)). The following tables
compares the actions above with CZM Policies. Not all the policies are relevant to the recommendations of this
Plan.
* SUMMARY STATEMENTS FROM OFFICE OF COASTAL ZONE MANAGEMENT POLICY GUIDE (2011)
POLICY SUMMARY STATEMENT*PLAN ACTION(S)
Coastal Hazards 1 Preserve, protect, restore, and enhance the beneficial functions of
storm damage prevention and flood control provided by natural
coastal landforms, such as dunes, beaches, barrier beaches, coastal
banks, land subject to coastal storm flowage, salt marshes, and
land under the ocean.
3.8, 3.9, 3.13
Coastal Hazards 2 Ensure that construction in water bodies and contiguous land areas
will minimize interference with water circulation and sediment
transport. Flood or erosion control projects must demonstrate
no significant adverse effects on the project site or adjacent or
downcoast areas.
3.10, 3.13
Coastal Hazards 3 Ensure that state and federally funded public works projects
proposed for location within the coastal zone will:
• Not exacerbate existing hazards or damage natural buffers or
other natural resources.
• Be reasonably safe from flood and erosion-related damage.
• Not promote growth and development in hazard-prone or
buffer areas, especially in velocity zones and Areas of Critical
Environmental Concern.
• Not be used on Coastal Barrier Resource Units for new
or substantial reconstruction of structures in a manner
inconsistent with the Coastal Barrier Resource/Improvement
Acts.
3.10, 3.11, 3.13, 3.15
Coastal Hazards 4 Prioritize acquisition of hazardous coastal areas that have high
conservation and/or recreation values and relocation of structures
out of coastal high-hazard areas, giving due consideration to
the effects of coastal hazards at the location to the use and
manageability of the area.
Not applicable. This
Plan does not anticipate
further land acquisitions
by the Town.
Energy 1 For coastally dependent energy facilities, assess siting in alternative
coastal locations. For non-coastally dependent energy facilities,
assess siting in areas outside of the coastal zone. Weigh the
environmental and safety impacts of locating proposed energy
facilities at alternative sites.
Not applicable.
Energy 2 Encourage energy conservation and the use of renewable sources
such as solar and wind power in order to assist in meeting the
energy needs of the Commonwealth.
3.13
Growth Management 1 Encourage sustainable development that is consistent with state,
regional, and local plans and supports the quality and character of
the community.
3.12, 3.13, 4.1, 4.4
Growth Management 2 Ensure that state and federally funded infrastructure projects in
the coastal zone primarily serve existing developed areas, assigning
highest priority to projects that meet the needs of urban and
community development centers.
2.1, 2.5, 2.9, 2.10, 3.2, 3.3,
3.6, 4.1, 4.4, 4.5, 4.10
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POLICY SUMMARY STATEMENT*PLAN ACTION(S)
Growth Management 3 Encourage the revitalization and enhancement of existing
development centers in the coastal zone through technical
assistance and financial support for residential, commercial, and
industrial development.
4.4, 4.10, 4.12, 4.13, 4.14,
4.15
Habitat 1 Protect coastal, estuarine, and marine habitats—including salt
marshes, shellfish beds, submerged aquatic vegetation, dunes,
beaches, barrier beaches, banks, salt ponds, eelgrass beds, tidal
flats, rocky shores, bays, sounds, and other ocean habitats—and
coastal freshwater streams, ponds, and wetlands to preserve
critical wildlife habitat and other important functions and services
including nutrient and sediment attenuation, wave and storm
damage protection, and landform movement and processes.
3.9, 3.10
Habitat 2 Advance the restoration of degraded or former habitats in coastal
and marine areas.
3.9, 3.10
Ocean Resources 1 Support the development of sustainable aquaculture, both for
commercial and enhancement (public shellfish stocking) purposes.
Ensure that the review process regulating aquaculture facility sites
(and access routes to those areas) protects significant ecological
resources (salt marshes, dunes, beaches, barrier beaches, and salt
ponds) and minimizes adverse effects on the coastal and marine
environment and other water-dependent uses.
2.7
Ocean Resources 2 Except where such activity is prohibited by the Ocean Sanctuaries
Act, the Massachusetts Ocean Management Plan, or other
applicable provision of law, the extraction of oil, natural gas, or
marine minerals (other than sand and gravel) in or affecting the
coastal zone must protect marine resources, marine water quality,
fisheries, and navigational, recreational and other uses.
Not applicable.
Ocean Resources 3 Accommodate offshore sand and gravel extraction needs in
areas and in ways that will not adversely affect marine resources,
navigation, or shoreline areas due to alteration of wave direction
and dynamics. Extraction of sand and gravel, when and where
permitted, will be primarily for the purpose of beach nourishment
or shoreline stabilization.
Not applicable.
Ports and Harbors 1 Ensure that dredging and disposal of dredged material minimize
adverse effects on water quality, physical processes, marine
productivity, and public health and take full advantage of
opportunities for beneficial re-use.
2.8, 2.9, 2.10, 2.11, 3.10
Ports and Harbors 2 Obtain the widest possible public benefit from channel dredging
and ensure that Designated Port Areas and developed harbors are
given highest priority in the allocation of resources.
2.8, 2.9, 2.10, 2.11
Ports and Harbors 3 Preserve and enhance the capacity of Designated Port Areas to
accommodate water-dependent industrial uses and prevent the
exclusion of such uses from tidelands and any other DPA lands
over which an EEA agency exerts control by virtue of ownership or
other legal authority.
Not applicable; Cohasset
Harbor is not part of a
DPA.
Ports and Harbors 4 For development on tidelands and other coastal waterways,
preserve and enhance the immediate waterfront for vessel-related
activities that require sufficient space and suitable facilities along
the water’s edge for operational purposes.
3.4, 3.5, 3.6, 4.1, 4.2, 4.7,
4.8
116 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
POLICY SUMMARY STATEMENT*PLAN ACTION(S)
Ports and Harbors 5 Encourage, through technical and financial assistance, expansion
of water-dependent uses in Designated Port Areas and developed
harbors, re-development of urban waterfronts, and expansion of
physical and visual access.
3.4, 3.5, 3.6, 4.1, 4.2, 4.4,
4.7, 4.8, 4.10, 4.12, 4.14
Protected Areas 1 Preserve, restore, and enhance coastal Areas of Critical
Environmental Concern, which are complexes of natural and
cultural resources of regional or statewide significance.
Protected Areas 2 Protect state designated scenic rivers in the coastal zone.Not applicable.
Protected Areas 3 Ensure that proposed developments in or near designated or
registered historic places respect the preservation intent of the
designation and that potential adverse effects are minimized.
4.4
HVB Overlay District
requires that the
redevelopment of
structures built before
1955 be reviewed by the
Historic Commission.
Public Access 1 Ensure that development (both water-dependent or nonwater-
dependent) of coastal sites subject to state waterways regulation
will promote general public use and enjoyment of the water’s edge,
to an extent commensurate with the Commonwealth’s interests in
flowed and filled tidelands under the Public Trust Doctrine.
3.6, 4.1, 4.4, 4.12 and see
Ports and Harbors 5.
HVB Overlay District
links redevelopment to
provisions of Chapter
91.
Public Access 2 Improve public access to existing coastal recreation facilities and
alleviate auto traffic and parking problems through improvements
in public transportation and trail links (land- or water-based) to
other nearby facilities. Increase capacity of existing recreation
areas by facilitating multiple use and by improving management,
maintenance, and public support facilities. Ensure that the adverse
impacts of developments proposed near existing public access and
recreation sites are minimized.
4.4, 4.5, 4.9, 4.13, 4.14
See Ports and Harbors 5.
Public Access 3 Expand existing recreation facilities and acquire and develop new
public areas for coastal recreational activities, giving highest priority
to regions of high need or limited site availability. Provide technical
assistance to developers of both public and private recreation
facilities and sites that increase public access to the shoreline to
ensure that both transportation access and the recreation facilities
are compatible with social and environmental characteristics of
surrounding communities.
2.1, 2.2, 2.3, 2.4, 2.5, 2.9,
3.4, 3.5, 3.6, 4.1, 4.2, 4.8
Water Quality 1 Ensure that point-source discharges and withdrawals in or affecting
the coastal zone do not compromise water quality standards and
protect designated uses and other interests.
3.7, 3.8, 3.9 3.10, 3.11,
3.15, 3.16
Water Quality 2 Ensure the implementation of nonpoint source pollution controls
to promote the attainment of water quality standards and protect
designated uses and other interests.
3.7, 3.8, 3.9 3.10, 3.11,
3.15, 3.16
Water Quality 3 Ensure that subsurface waste discharges conform to applicable
standards, including the siting, construction, and maintenance
requirements for on-site wastewater disposal systems, water
quality standards, established Total Maximum Daily Load limits,
and prohibitions on facilities in high-hazard areas.
3.7, 3.8, 3.9 3.10, 3.11,
3.15, 3.16
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IMPLEMENTATION AND FUNDING
Funding implementation is a critical component of this Plan. This page divides the recommended actions into
studies, policy changes, construction projects (often dependent on studies), public outreach and education,
and zoning changes. This section also offers potential combinations of individual studies to help with grant
applications. The following two pages describes various grant programs and identifies the actions for which
those grants may be appropriate.
FUNDING NEEDS AND DEPENDENCIES
STUDIES ACTIONS
Moorings 2.1
Docking, boat slips, and
floats
2.2, 3.4, 4.2
Pile-supported pier 2.5
Aquaculture 2.7
Dredging 2.8, 2.9/2.9, 2.10, 2.12
Siltation 2.11
Seawalls 3.1
Breakwater 3.3
Separate commercial/
recreational facilities
3.6
Baseline environmental 3.8
Hazard Mitigation Plan 3.11
Hydrological flood model 3.14
Town-owned infrastructure 3.15
Government Island 4.1
Town Landing 4.2
Parking 4.5
Streetscape and signage 4.10, 4.13
POLICY CHANGES
Harbor Governance 1.1-1.8
Coordinate infrastructure
improvements with
environmental impacts
3.10/3.10
Special license/permit
program
4.9
ZONING CHANGES
Flood mitigation on new
development
3.12
Incentives for flood
resiliency
3.13
Evaluate zoning in Harbor
area
4.11, 4.12, 4.16
CONSTRUCTION PROJECTS ACTIONS
Moorings
Facilities for boats of all types and
purposes
Pile-supported pier 2.5
Seawall repair 3.2
Dredging
Breakwater 3.3
Parker Avenue Boat Ramp 3.5
Monitoring systems 3.9
Mitigation of Heat Island Effect 3.16
Water and power to Town piers 4.3
Streetscape improvements 4.4, 4.13
Security cameras 4.6
Careening facility 4.7
Wayfinding and interpretive signage 4.4, 4.13,
4.14
PUBLIC OUTREACH AND
EDUCATION
Water safety 2.3
Spring/fall dates 2.4
Impacts of stormwater runoff 3.7
Marketing campaigns 2.6, 4.8, 4.15
Examples of Potential Combined Studies and
Policies
• In blue: Actions 2.1, 2.2, 2.5, 2.9, 3.4, 3.6, 3.10,
3.11, 4.1, 4.2
• In red: Actions 2.8, 2.9, 2.10, 2.11, 2.12, 3.1,
3.8, 3.10, and 3.11
• In green: Actions 4.5, 4.10, 4.13, and 4.14
118 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
criteria.
• Mitigation of Heat Island Effect (Action 3.16)
EEA Dam and Seawall Removal or Repair
Program
This program helps fund repairs to dams and seawalls.
More information can be found here: https://www.
mass.gov/dam-and-seawall-repair-or-removal-
program
• Seawall repair (Action 3.2)
Seaport Economic Council Grant
This grant addresses economic growth in the maritime
sector by providing funds for capital projects. More
information can be found here: https://www.mass.
gov/seaport-economic-council-programs-and-grants.
CZM Coastal Resilience Grant Program
This program provides funds to address coastal
flooding, erosion, and sea level rise. The StormSmart
Coasts program provides funds for planning, design,
permitting, construction, and monitoring. More
information can be found here: https://www.mass.
gov/service-details/coastal-resilience-grant-program
• Seawall repair (Action 3.2)
• Breakwater (Action 3.3)
• Monitoring systems (Action 3.9)
• Mitigation of Heat Island Effect (Action 3.16)
CZM Coastal Pollutant Remediation Grant
Program
This programs helps communities address nonpoint
source pollution, including stormwater runoff from
paved surfaces and the construction of pumpout
facilities for commercial boats. More information can
be found here: https://www.mass.gov/service-details/
coastal-pollutant-remediation-cpr-grant-program.
• Monitoring systems (Action 3.9)
• Impacts of stormwater runoff (Action 3.7)
• Facilities for boats of all types and purposes
MA DEP s319 and 604(b) Grant Programs
FUNDING SOURCES
MassWorks Dredging Grant
First announced by the Baker-Polito administration
for fiscal 2018 as part of the MassWorks Infrastructure
Program and intended to support the blue economy by
the saltwater dredging of public waterways. EEA and
CZM will coordinate this program. More information
is available here: https://www.mass.gov/service-details/
about-the-massdredge-program.
• Dredging (supported by Actions 2.8-2.12)
MassWorks Infrastructure Program
Administered by the Executive Office of Housing
and Economic Development (EOHED); this is a
competitive grant program for public infrastructure
projects. Priority is given to those projects that support
multi-family housing in walkable mixed-use districts;
immediate job creation; and/or economic development
in weak or distressed areas. MassWorks grants may be
used for streetscape improvements, bridge repairs,
and other such improvements. Municipalities must
demonstrate that the application is consistent with the
Commonwealth’s Sustainability Principles and meets
the programs investment goals. More information is
available here: https://www.mass.gov/service-details/
massworks-infrastructure-grants.
• Streetscape improvements (Actions 4.4 and 4.13)
MassDOT/Chapter 90
Chapter 90 refers to the highway funds in the annual
state funding packages provided to municipalities
throughout Massachusetts. These funds are used for
improvements to roads and could be used to address
the recommendations for Elm and Border Streets.
• Streetscape improvements (Actions 4.4 and 4.13)
EEA MVP Program Action Grant
Cohasset has completed its Municipal Vulnerability
Plan and is eligible to apply for the related action
grants. These grants help communities implement
infrastructure improvements to address the impacts of
climate change. The program prefers those strategies
that are nature-based. More information about the
criteria to apply can be found here: https://www.
mass.gov/service-details/mvp-action-grant-eligibility-
119Town of Cohasset Municipal Harbor PlanDraft: Review Copy March 2020 Town of Cohasset Municipal Harbor Plan Draft: Review Copy March 2020
These address water quality, including nonpoint source
pollution, management planning, and stormwater
management. More information can be found here:
https://www.mass.gov/info-details/grants-financial-
assistance-watersheds-water-quality
• Monitoring systems (Action 3.9)
• Impacts of stormwater runoff (Action 3.7)
Massachusetts Boating Infrastructure Grant/
US Fish and Wildlife Sport fish Restoration
Program
This grant funds facilities for transient recreational
boats longer than 26 ft. More information can be
found here: https://www.mass.gov/service-details/
boating-infrastructure-grant-funding-opportunities
• Facilities for recreational boats
Massachusetts Division of Marine Fisheries
Marine Recreational Fisheries Development
Fund
The fund can support improvements to recreational
fishing. More information can be found here:
https://www.mass.gov/service-details/the-marine-
recreational-fisheries-development-fund
• Facilities for recreational boats
Land and Water Conservation Fund
This program funds a combination of preservation
activities and outdoor recreation. However, the
program expired on September 30, 2018. More
information can be found here: https://www.
lwcfcoalition.com/
Hazard mitigation grant program
The Commonwealth provides funding for hazard
mitigation plans. More information can be found here:
https://www.mass.gov/hazard-mitigation-assistance-
grant-programs.
Information on this page also includes the Flood
Mitigation Assistance Grant; and the Pre-Disaster
Mitigation Grant.
• Seawall repair (Action 3.2)
• Breakwater (Action 3.3)
• Monitoring systems (Action 3.9)
• Mitigation of Heat Island Effect (Action 3.16)
Mass Cultural Council
Mass Cultural Council offers several grant programs
that may be appropriate for the recommendations of
this plan. More information can be found here: http://
www.massculturalcouncil.org/programs/programs.asp
• Wayfinding and interpretive signage (Actions 4.4,
4.13, 4.14)
Massachusetts Historic Commission
MHC runs the Preservation Projects Fund which helps
support the preservation of properties, landscapes,
and sites listed in the State Register of Historic Places.
More information can be found here: https://www.
sec.state.ma.us/mhc/mhcmppf/mppfidx.htm
• Wayfinding and interpretive signage (Actions 4.4,
4.13, 4.14)
MassDevelopment Commonwealth Places
This program supports placemaking projects with the
support of the crowd-funding mechanism Patronicity.
MassDevelopment matches up to $50,000 if the
community can meet its goal within 60 days. More
information can be found here: https://www.
massdevelopment.com/what-we-offer/real-estate-
services/commonwealth-places/
• Wayfinding and interpretive signage (Actions 4.4,
4.13, 4.14)
COHASSET MUNICIPAL HARBOR PLAN 2020COHASSET MUNICIPAL HARBOR PLAN 2020
PREPARED FOR THE TOWN OF COHASSETPREPARED FOR THE TOWN OF COHASSET
PREPARED BY PREPARED BY
HARRIMAN • FXM ASSOCIATES • GEI CONSULTANTSHARRIMAN • FXM ASSOCIATES • GEI CONSULTANTS
DRAFT: REVIEW COPY MARCH 2020DRAFT: REVIEW COPY MARCH 2020