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Present for the Board of Appeals and attending the meeting were: Bill Rossi, Chair, Peter Knight, Frank LoRusso, Barbara Armstrong, Rodney Bunker, and PersonNameChuck Hodgkinson. Also present: John O’Keefe, Hugh Weisman, Ken and Jill Iscol, Billy Meegan and Joel Harrison. Wendy Weldon and Chris Murphy were absent.
Mr. Rossi opened the meeting at 7:00 PM and appointed Barbara Armstrong as a voting member for the evening.
MINUTES: The June 12, 2007 minutes were reviewed. A motion to approve the minutes as presented was made, seconded and unanimously approved.
JOHN O’KEEFE; MAP 24 placeLOT 208; addressStreet5 Chappaquoit Road: Mr. O’Keefe explained this is a follow up discussion from the June 12th meeting seeking approval for a four foot square enclosure for his outdoor shower and a step down from his deck. Both changes are less than the required setback from the lot line. He gave the Board the requested letters of consent for the proposed changes from the two abutters within 100 feet of the additions (Gadd and Sacks) and a diagram and site plan indicating the location of the changes. Mr. Rossi read the letters of consent aloud for the record. Chuck H. informed the Board that Town Counsel agrees the changes may be granted as “DeMinimus” changes to the approved plan. A subsequent motion to approve the
minor changes as presented was made, seconded and unanimously approved. Mr. O’Keefe will need to update his building permit.
HUGH WEISMAN FOR POINT INNER TRUST, LLC; MAP 33 LOTS 98, 99, 101; addressStreet21 Point Inner Way: Mr. Rossi opened the public hearing at 7:15 PM. Mr. Iscol opened the dialogue and explained the history of the property and his desire to replace the existing two-story house with a one-story, modern structure that has a flat roof to minimize its visual impact on the pond and his neighbors. To help accomplish this two of the four bedrooms and an exercise room will be built into the hillside, underground with glass windows facing out toward Clam Point Cove. He mentioned that most of the homes on this side of the cove are at a higher grade than the proposed house and therefore will be looking down at the top of his flat roof that will have a natural grass top.
Mr. Weisman summarized the detailed site plan, elevations and used a scale model to demonstrate the design and pond views. He mentioned the proposed new house has more area than the existing structure but added it reduces the non-conformity because it is moved farther back from the shoreline, has less area of the house sited in the 100-foot shore zone and a roof ridge height that is approximately 4 inches lower (measured as height above sea level) than the ridge line of the current roof. The Board asked if the new lawn will reach all the way to the shoreline. Mr. Weisman confirmed the landscape plan will have grass most of the way to the water’s edge. He added some interior renovations to the existing guesthouse located in the wetland buffer zone may take place.
The Board asked about the exterior finish for the new house. Mr. Weisman explained the exterior will have stone, dark wood, glass and some form of shingle or natural siding. No steel or white trim will be used. The goal is to have the house “fit in” and not be obtrusive. He added the height of the flat roof will not exceed 13 feet above mean natural grade.
Mr. Weisman continued and explained the Iscol’s are also considering the installation of a geo-thermal heating and cooling system and added it would most likely be a deep well system.
Mr. Weisman proceeded to outline the dimensions of the old versus new house as follows: The current house has approximately 3,439 sq. ft. of “area under a roof” in the shore zone. The new house will only have 1,662 sq. ft. under a roof in the shore zone. The current living area in the shore zone is 2,735 sq. ft. and the new house will have a total of 1,300 to 1,400 sq. ft. of living space in the shore zone. He added that there is approximately 368 sq. ft. of living area in the wetland buffer zone on the south side of the new house.
Mr. Rossi reviewed the Site Review Committee’s report dated July 9, 2007 and asked Mr. Weisman to comment on the amount of glass facing the pond. Mr. Weisman explained the zoning by-law does not specify an amount of exterior glass that may or may not be used. He added the outdoor lighting by-law’s intent regarding light spillage from interior sources relates to interior lights that may be directed for outdoor lighting. The Board asked how far the roof will overhang the side walls. Mr. Weisman estimated there will be a six to seven foot overhang that will help reduce the visual impact of the glass – in day or night. Mr. Iscol commented that they intend to have some sort of window covering; veil or draping for privacy and his family does not want to upset anyone in Chilmark.
Mr. LoRusso commented that the project will also need approval by the Conservation Commission and Board of Health. He suggested it might be better to meet with those boards before obtaining a special permit from the ZBA. If these boards require changes you would need to return to the ZBA for approval of the changes before obtaining the building permit.
The Board asked for comment from the audience. Abutter Joel Harrison said he has no issues or comment on the plan and is attending to observe and learn about the process. The Board discussed the advantages of first meeting with the other Town boards. Mr. Rossi suggested the Board should in fairness give the applicant some form of feedback or sense of its confidence in the proposal before meeting with these boards. The Board agreed.
Mr. Weisman pointed out the owners could choose to build the new house on the hill out of the shore zone and felt this option would be worse than this design. Mr. Iscol added the intent of the outdoor lighting by-law is to respect neighbors and I believe we are doing this. There was further discussion about the different types of tinted glass that might be used. The applicant agreed to investigate this further with the owner’s consent.
Mr. LoRusso summarized his impressions and said the proposed design has several advantages that outweigh the disadvantages. The Iscols could build a new house on the same footprint as the current house and have a similar amount of glass facing the pond or, build the proposed one-story house further back from the shoreline with the roof overhang and subterranean rooms. The proposal has more advantages than building on the current footprint.
Mr. Meegan explained he has worked with Mr. Weisman in the past and outlined how he rebuilt Edward Miller’s boathouse next to the Hariph’s Creek boat launch ramp with very little impact on the environment. It was demolished from the inside and the debris was bagged and removed daily. He added it seems as if much of the Iscol’s current house can be recycled.
The Board discussed the advantages and disadvantages of this design versus the other options outlined by Mr. LoRusso and agreed with his assessment. Without further comment from the audience a motion to close the hearing was made, seconded and unanimously approved.
A subsequent motion was made to approve the plan as presented with two conditions: 1. The project meets Conservation Commission approval. 2. The project meets Board of Health approval. The motion was seconded and voted unanimously with five in favor.
With no further business to discuss the meeting adjourned at 8:35 PM.
Respectfully submitted by PersonNameChuck Hodgkinson, CAS.
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