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HomeMy WebLinkAbout2019-5-28ZBA Minutes for Nla}- 28, 2019, adopted June 13 ZONING BOARD OF APPEALS Public Meeting 2 Fairgrounds Road ; r Nantucket, Massachusetts 02554 y V 1 «>ww.nantucket-ma.gov Commissioners: 1 ,'i. Chair), Lisa Botticelli (Vice chair), Susan McCarthy (('lerk), 'Michael J. O'Mara, Kcrim kocatac Alternates: Mark Poor, Geoff Th aver, Jim Mondani __ MINUTES -- Tuesday, May 28, 2019 4 1 �iirgrounds Road, Public Safety- Facility Communist, Room -4:00 p.m. Called to order at 4:08 -1_n))cuncements made. Staff in attendance: l .iranr,r .Autonietti, Zoning Administrator .Attending Members: Toole, Botriceili, McCarthy, Thayer, :Mondani .Absent: (Y\l:tra, hoscarac, Poor Town Representative: Aone .Agenda adopted by unanimous consent 1. APPROVAL OF MINUTES 1. :Atav- 20, 2019: Held by unanimous consent. 11. OLD BVSINESS 20-18 Surfside Crossing, LLC Surfside Crossing 40B Hayem/Reade The Board will have deliberations regarding the application for a Comprehensive Permit in accordance with JI.G.L. Chapter 40B. The Locus is situated at 3, 5, - and South Shore Road and is shown on Assessor's Map 6' as Parcels 336, 336.9, 336.8, and 336.- and is shown as Lots 4, n,�, i .,n Plan Book 25, Page 50 as recorded at the Nantucket Registn- of Deeds. The total lot area of the combined parcels is 13.5 acres. Evidence of owner's title is recorded in Book 1612, Page 62 at the Nantucket Regisrn- of Deeds. The propeit is iocared in a Limited Use General 2 (LUG -2) and within the Public Wellhead Recharge District. Voting Toole, I3ot11cr111, AlcCarthv, Koseatac, Thayer Discussion DUPLEX Botticelli - "i lie duplexes look fine. Toole - ('ont.rmcd all the duplexes are the same; that is unfortunate since they are all together. Asked if there are conrcnts Il)ur i�irnrical buildings are together. Botticelli - suggested mirror images or different details to break up the sameness that if they are together, they can't be identical. it [lie, are separated, interspersed throughout the site, the sameness isn't a problem. Foundations pargetted. McCarthy_ - I r seems like they will have to come back for a number of things. Asked if when they come back could it be done in :i speciai meeting to get everything taken care of at once. Toole - The tronr elevation has one door while the rear has two porches that read as one and two doors. The roof pitch sho,.ild be :pean�d. Botticelli -'11)e,, :lidn't specify the roof material though at one point mentioned all would have red cedar roofs. There are no ski ii'oli,s, Toole - 1 ,hcrglass or wood gutters; leaders should be copper or galvanized or boxed out. Again, it would have been nice to have the information. Botticelli - i he siding is white -cedar shingles. Discussion about the trim material: wood and/or synthetic or composite wood. Toole - \\,, li r, -r ro make a decision; they need to use wood trim a paint it. Rake 1X8, the fascia would be 1X10 or 1X8 deptndino on rhe• detail. The drawing includes a rake overhang and a soffit. No little brackets on the back porch. Botticelli - 11i brackets are little too Victorian for this design. They need to provide updated exterior details integrating the gurtcrs on ill roof elevations; we are requiring gutters for drainage and this drawing doesn't do that. Toole - Gurrers are part of their subsurface drainage system; we didn't request them though theN- might ultimately be a condition. Thayer - Purring roof water into a system is a best management practice. Botticelli - 'Hier need to show gutters on all architectural drawings. This shows the sashes as a plank frame; doesn't think .t dcconim-e rap is necessan. Toole -'i lic tiupleses should have a mixture of some with headcasing caps and some w5thout. Botticelli -1 he porch posts should be square and 6X6; it's hard to tell since we don't have scaled drawings. Toole - .\skcd if rhere are any strong feelings about whether the windows are wood or not; theN'll use Andersen window s. '�i,nul.tted-divided-light (SDL) windows are okay. They should comply with the HDC -approved colors and pick Page 1of5 ZBA :Minutes for 28, 2019, adopted -I une 13 their pallets from that. If this goes forward, we don't want each building comer_ .or choices. He does^� think theN will pick ugh- color combinations, so we don't need to condition that. McCarthy - Suggested referencing the chart on the HDC website. Toole - It is a reasonable condition that the four identical buildings not be side don't show somerhmg- thee can't do it. The buildings have to maintain the height of 2- feet from existing _ - _ _ _ ._ _ _e can't be built up four feet. McCarthy - We've had discussions about "existing grade." We should speaffi Th_- is what is there toile. Botticelli - There will be some grade change; the building site has to be flattene :he-, have not pro;:ded an accurate topo plan. Toole - There are existing topos and they can't add four feet of fill. The grading _ _ -_ .. uld have to be sup.pLed with an HDC application. TheN, have to give us an "existing" topo plan tied to Tod. Botticelli - The condition will be all heights are from existing grade and the; ha;-_ 7- _ t plan. -uggesTed identical houses can't be together so they have to come up with some n -pe of vana-_ RECREATION BUILDING Toole - The condition would be such that they would have to come back with __ _ :t: its sirralar To cli---::r.z back to show us management practices for site construction, etc. There's a lot tha- _ Ved. SHEDS Antonietti - There is a notation on the Landscaping plan about the locations of tl:� -_-_�� :_-=�.esn't stand: -Xl= on lots larger than 5500 SF and 6X8 sheds on lots less than 5500SF. McCarthy - She wants to ensure the affordable lots regardless of size all h_.._ �__ __.___- shed; the-, 'ire interspersed fairly based upon the lot size. Toole -_toted that there are no affordable lots that are over 5500 SF. The larger _ : Lor 2_, i� 55 _�_ _ _ n_e easiest would be to sat- even -one would get an 8X10 shed; doesn't see how that wo _ _::::_ -�_ 7: oJect Uneconomic - Botticelli - The trim color should match the house. There are no architectural iss Tamil, lors get lied- MAINTENANCE BARN Botticelli - It looks tall at 26 feet; the board and batten shouldn't be painted: IT Discussion about the height: no greater than 23 feet tall from existing grade. Discussion about the siding and should board and batten be painted: natural to we _ _ ding. Toole -The windows have to change; 2 -over -1 windows are for Victorian desigr_: - r-6. Botticelli -The side 211a -floor should be more barn -like windows, usuaIl 6 -light _:- _: _ cedar roof. McCarthy -This needs to have gutters. Botticelli - She wall look into the appropriateness of corner boards on a barn. FOURPLEXES Toole -There is onh A & B and those are identical. Botticelli - Elevation 4 (right side) should not face the road or neighbors: t - __. Other sides are -.er successful. It should have comer boards or shingle flares to break up the lines. 7_: _ - illi seven of These= e row. McCarthy -.Asked about not having fourplexes; feels we are tn-ing to make son, _ __: _ are out of place. he rather see more duplexes and single-family homes. If they are all together. that -.. _- .. _... _•, are intersper>eu single-family homes, there is the questions of entering. Eliminating the fourplexes _.___ _.______ : the condo concept. Toole - 'More homes and duplexes would make a more cohesive looking commu-:- - -n from the beg-in' nm2 having two distinct neighborhoods within one development. Wearing our HDC ] _n keeping w- th ivi16 I -anluckel in _11ind. In certain districts t-ou can now have multi -family structure- Botticelli - She's not in favor of the zoning change that allows apartments; build:-.._ _ _ are ver. differe^- fro what the Island is used to seeing. McCarthy - Doted that MDC jurisdiction is limited to visibilin- from the street: _ _ : _ - _ - _ .- vath what the Tei hi; r have to look at. Mondani -'Phis is about density, and intensity- in one site. If we make the decistc - _ _ _cern has to be The of the whole area, if this is all considered countn outlay- under zoning. This j,_ _ for this den-:-, ._ if rhe 1 oWn's Master Plan doesn't include this area, that would be a strong argument ag.._ Antonietti - The rear of Lot 3 is in the country overla\- district-, the rest of this sl-*- Mondani - If \-ou just had single-family lots, it would look more like R5 zoning. Botticelli - From the IIDC standpoint, the fourplex buildings are not approvable Toole - We've been clear throughout the hearing process that the mule-familt ash _ _ _ - : : pnate for all the diced local, health, and safety- concerns. The fourplexes are a n -pe of compromise but IT t __ _ _ _ . _ = the discussion. Botticelli - This would be more successful with more duplexes interspersed amu- _ _ - - - _ _ - idy houses; There be less density- and less concerns about access to the buildings in the event of fire. Toole - The Fire Chief's memo noted numerous concerns with the present p:�: - til single -faun!•. there would be somewhere between 54 and 60 houses. Page 2 of 5 ZBA Minutes for May 28, 2019, adopted June 13 Mondani - "f ht toning Board can't redesign a project for a developer; he's seen similar fire issues come up as well and as lo,i�, Al n !-uthe state and federal guidelines, we can't take action. We really- need to find local concerns to hang our hats oll- McCarthv - Shc i rather see more affordable units for people who need them rather than the condos; they- are still pricing our pcopic -,-,-ho might need housing. If there are more market-rate houses, there would be more affordable units. A 3-bed1-00111 unit in Sachem's Path sold for $275,000; a 3-bedroom condo is priced around S-50,000. She is not comfortahle with the fourplexes Mondani - -As 1'J Marchant pointed out, this is a unique situation in that we did not come to an agreement with the developer. Botticelli - Back to the HDC aspect, the massing of the right elevation is inappropriate; it's a box and will be risible from A number of streets. Thaver - A\ e ;aid no basement bedrooms, period. DiSCussiUn about vdiether or not bedroom basements are permitted: no basement bedrooms at all. Toole - I1te no-h.isement bedrooms impacts the fourplexes because the 3-bedroom unit becomes a 1-bedroom unit. No basrmcni Bedrooms would allow the rear elevation to have a porch to break up the massing. As the HDC, we can state this builcimg is inappropriate in scale and massing. The little details in the gable end are inappropriate. If they want to include tourplexes_ they have to come back with a new design. COTTAGE TYPES A-4 & A-5 Botticelli - I ler concern is the roof that sticks up above mud room (rear elevation left); the ridge should be no higher than the abutting gable. Toole - -\sked \Is. Botticelli to mark up a plan that will become part of the record. DISCI SSI( )\ ihom various details to be changed. Toole - the tront elevation dormer left edge sits on top of the gable-forward ridge; the dormer should be smaller. Botticelli - the :ave height of the front elevation gable forward should match the eave height of the porch. The two 6- lighr aw ning , indo%vs in the dormer look odd with the single double-hung window; the dormer windows should be equal 6-0- cr-6 douhle-hung windows. Toole - .A11 the single-store eave heights should be lower. All details should match the duplexes: gutters, rake overhangs, need suh-rakes on the main gable. Botticelli - "I he porch columns should be 8X8. The proportion of the rear dormer window should be a 6-over-6 top sash to match the vwindows. On the front elevation, the window right of the door should be a top-sash 6-light The 6- over -G in the gables should be 9-lights; the panes should be more vertically rectangle. Toole - I he .\ 4 & _1-5 on page A2.1, these windows show a headcasing detail; that should be maintained. No board and batten on rhe houses; the notation says white cedar shingles. Botticelli -The comments are the same. The porch details are different with brackets and cross bucks, 2-over-2 would be more appropriate here. COTTAGE TYPES B-4 & B-5 Toole - This pLin is a result of comments made. This shows flying rakes; you need a sub-rake. He's confident Chris Dallnnts 'A-ould know- what he's talking about and make that change. Botticelli - I lie porch posts should be 8X8. These will have the same notes about the gutters and trim and sub-rakes. Mondani - A\ e should mention something about the location of utilities. Botticelli - Ao urilities on the front elevation of any buildings. COTTAGE TYPES C-3 & C-4 Botticelli - "ihe rear elevation dormer windows don't align with the meeting rails; the windows should be larger, so the meeting rails line up per HDC guidelines. Toole - 'I lie right elevation side door should have a roof over it; add a small porch encompassing the door and the -- light w indo« . The rear door doesn't need a roof. Other notes apply. COTTAGE TYPES D-4 & D-5 Botticelli -The Ica elevation with the big gable sticking up is ugly; should be a flush shed dormer. Toole -- 1 he Ic ti v, ould similar to the right. Turning the left into a shed would help the view from the front. Botticelli - Most of the windows shown are 2-over-1; we should give them the option of 2-over-1, 2-over-2, 6-over-6, and 6 ov er L \oted this building is almost 29 feet tall; the tallest so far is 28'11". We don't have a window- schedule Toole - _A condirion will be to provide a window and door schedule for each building. You need it for the building permit. DISCL'SSION re. height and what HDC prefers: typically 28'. Thaver - Aoted the HDC made him reduce the height of a secondary building to 26 feet. Botticelli - I his should not be taller than 27'11". Thayer - The pl,ws for this doesn't state the roof pitch. The Type _1 buildings have a 9/12 pitch. This looks to be 11 / 12 or 1-, I -, pitch. Botticelli - We limit the height and that will change the roof pitch. The matrix should be updated eliminating all basement hed: ooins. Page 3 of 5 .\ lotion Vote ZBA 'Minutes for May 28, 2019, adopted lune 13 Toole - From the HDC standpoint, you're supposed to show window wells; these :..: _ • : : McCarthy - There are other wars to convert an office or den into a bedroo n : _ .: :-.: a way to make bedrooms, that's ok; the bedroom in the basement becomes an office and the offi_: Thayer - In his notes on the draft decision, Condition 14 states no bedroom un:- .- __. -- :-past one bedroorn should be above ground. COTTAGE TYPES E-4 & E-5 Toole -The front elevation is the same as on the previous plans; no board and b.:- _ - : _ : _ _ :: _ :1 es the rafter tail, Botticelli - It would be ven difficult to gutter with the rafter tails. The rear eleva,- : - ; at of scale. the uZndo a s are too small; and there should be a minimum of three feet from the edge of the -�. _ --,rmer wall. should note that there is no exposed piping. Toole - This has 6 -over -1, 9 -light, and 2 -over -1 windows; the windows should ai �_: �_-::._ __�:a elevation door should have a little porch that matches the Type D. Botticelli - The HDC wouldn't allow casement windows; when the�-'re open, the .:: . _ _aiding. No one else has concerns about the casement windows" The height is 25'4"; that' - COTTAGE TYPES F-3 & F-4 Botticelli - Noted a drafting error on the rear elevation off the sides of the dor _- ._ .-_._,•:ng rails don't Align: The porch roof mitigates that a little. Toole - We should be consistent; make the windows larger so the meeting rails a_ -- �: ___ __ _:��.. anon door should hay e a pent roof over it. This should also have sub -rakes and a shadow board. Don't n� _ : -- - -: -:it dormers. or -A-, on -he lower roof eave. The condition is that all roof water must be collected and dischar = rface. - McCarthy - Looking at the lower level plan, asked if we are allowing full baths in ..- _ _: :: there are no bedroom- Toole - It brings up the question if we are allowing full baths and full-sized wir.- :. :, _:: _- achem's we alld n,, full-sized basement windows and full bathrooms; there is no legal egress. It isr_ to have a baTh ir: the basement. Window wells are shown on the floor plans, not the elevations. Botticelli - In addition to no basement bedrooms, a condition will restrict the siz_ _ ___ nT w-indo\%s from: egress size. COTTAGE TYPES G-3 & G-4 Botticelli -This is like the T -pe B; it -will have the same notes as the Type B. Toole - This shows a deck and pergola off the rear with no way to get to the dcc�::: :" ., break up the They can come back if they want to change one of the windows to a door. Thayer - Noted that the porches are very- shallow, maybe T feet deep-, couldn't pc :_ - _. _ - on one. Toole - The 4 -foot porch doesn't look appropriate; should be 6 feet to the outside Botticelli - All porches should be a minimum of 6 -feet deep. Toole - .Annotate each plan that the front porches are minimum of 6 -feet deep �:_: :__ :::_.___ porches are allowed to be 4 -feet deep. LANDSCAPING Toole - Looking at Cottage 1 it shows a Belgium block apron, bluestone pavers, parking. the outdoor shower - those should be shown on the elevation - and they show a 6' x 8' shed. ke up more •,-ard space_ but he doesn't know how to ensure affordables are treated equitably; we could rev_..-_ :-_ -� �.. share of k -Sl- sheds tie the same. It's up to developer. Good with blue stone patio. The hot tub gone. Th, -:_ so has to be disTnl_�`:Ted pro rata. No built-in fire pits; if thee- want one after thee- buv the house, the owner _ put it M. The:, ho:, utility� area outside the setback. Botticelli - No air conditioners or utilities can be in the setback or in the front __ _ -)lanting plan. •.ae tascd about over use of privet giving this area the look of Woodbury Lane. Toole - This site is not within Conservation Commission jurisdiction; they- shout_ _ _ nt what the-. % an-. buffer zone should be more natural looking. We need to stipulate is that afford:' :; : _-_ :_ __-,caped To same lei ti a� market rate; they have to be indistinguishable. We should all give continued thought to the mixture of units. Thayer - He thinks Mr. Pucci wants us to come up with a "magic" number Toole - We need to come up with a maximum number of units. We have a chart - - .; .. _ _ _ _ _ = amber of bedroom- per acre. Botticelli - If we decide not to allow fourplexes, the duplex lots are not much 3m11r lots_ Antonietti - Pointed out that the Board is requiring more parking on duplex Iots t _-_ - - plans. Discussion about the meeting dates to be able to finish with and vote on the decisr - _ _ne -. Continued to Friday, May 31, 2019 at 2:00 p.m. at 4 Fairgrounds Road Public Safer\ Facility Community- Room by unanimous consent. N/.A Page 4 of 5 ZBA Minutes for May 28, 2019, adopted June 13 111. OTHER BUSINESS 1. None IV. ADJOURNMENT Motion to Adjourn at 6:55 p.m. ;made by: Mondani) (seconded by: Toole) Carried unanirnousl, Submitted by: Terry L. Norton Page 5 of 5