05/24/2023 ZONING BOARD OF APPEALS Minutes

Home Browse Search

MASHPEE ZONING BOARD OF APPEALS MEETING MINUTES MAY 24, 2023 OTHER BUSINESS 81 Bluff Avenue: Board to determine if an architectural design change is considered a major or a minor modification pursuant to §174-24 (C) (9) (a) of the Zoning Bylaws. Attorney Christopher Kirrane represented the applicants for 81 Bluff Avenue. This project was a raze and replace that was approved by this Board. On the night of the hearing, the applicant submitted an incomplete a set of height elevation and architectural plans. The height of the structure was incorrect and was over the allowed elevation. Attorney Kirrane asked the applicant to correct the elevation and submit a new plan. Unfortunately, the plan that was submitted only had one elevation, it did not show a widow's walk. The widow's walk was part of the original plans, but the set that was submitted at the meeting was incomplete. The Board's decision noted that if there are any changes to the plans would require the applicant to return to the Board. Attorney Kirrane is asking for "an Administrative Approval" for the widow's walk based on the bylaw". Attorney Kirrane mentioned that under the bylaw, minor changes under the bylaw that include architectural details require the Board's approval, but do not require a formal filing, and notice to abutters. The footprint of the house is not changing,the lot coverage is not changing, and the setbacks are not changing. Mr. Blaisdell stated that he reviewed the details of the project under the bylaw, and in his opinion would require a hearing but believes it's not necessary to notify abutters. Mr. Morris believes that the widow's walk conforms, and agrees it's a minor change. There was a disagreement whether this was a widow's walk or a roof deck. He agrees that this is a widow's walk because it is situated in the half-story, and conforms. It's required to be 100 sq. ft. The dimensions are 15 ft. by 6 ft. 3 which is 94.5 sq. ft. The Board had a discussion and if they agree that this change is minor, it will be submitted to the Building Commissioner. Mr. Morris noticed that the roof deck on the first floor has been enlarged according to the revised plan over the pergola. If this conforms to lot coverage and the as-built, he can approve it. Mr. Goldstein commented that this roof deck was not on the original plan that was approved. Attorney Kirrane did not notice the change on the roof deck. Mr. Bonvie suggested that Attorney Kirrane submit the original plan showing the size of the roof deck. Mr. Reidy said that if the roof deck is shown on the original plan you do not have to come back, but if it is not,you will have to come back to the Board. 5