The owner of the Cilantro restaurant faces a complex task should he choose to go through the vetting process for relocation at 325 Front Street.
Bill Knight represented potential applicant Varut Phimolmas in a presubmission conference with the Marion Planning Board to explore the possibility of modifying a very old house at that location for the purpose of reopening the restaurant formerly located at 374 Front Street.
During Monday night’s public meeting, Knight told the Planning Board that it is likely the former building will be razed. The plan for the new location is not to expand the footprint but offer a site plan that would satisfy the concerns of Marion’s vetting boards.
Planning Board Chairman Will Saltonstall acknowledged that being in a marine-business zone, a restaurant is a by-right use at the proposed location and therefore would not require a special permit.
Usable space would be under 2,000 square feet, and Knight has Dave Davignon working on a parking plan limited to 10 spaces, putting the facility short of the threshold that triggers a major site-plan review. But, as Saltonstall noted, even a minor site-plan review has teeth, beginning with the one-to-two ratio requirements of parking spaces to building occupancy including customers.
Knight said that all demolition will be internal except for a modification to a chamfered corner in the back of the building to more efficiently fit kitchen appliances.
Planning Board member Norm Hills pointed out that part of the proposed location is in the velocity zone. Knight said he is aware and has contacted the Woods Hole Group to discuss the matter. He also said he hopes the building can be designated as an historic structure to gain some leniency, but Marion Historical Commission Chair Meg Steinberg is viewing that from the opposite lens.
Acknowledging that the proposed location does not qualify for an historic exemption because it is not located within a local historic district nor is it listed on a national register, Steinberg admitted concern.
“(The proposed modifications) would greatly change the character of the whole area,” she said. “Raising this (building) up would change the height, it would change the massing. We’re not complaining about the use so much as that the building retains its integrity.”
Bryan McSweeny, who also serves on the Historical Commission, said that Old Landing in general may soon be declared an historical area. He said that the building has been identified as having been built around 1810. “It could be one of the oldest houses in town,” he said, citing the saltbox roof. “We would like to see this house remain as a residential house.”
Given the location, elevation of the structure was discussed. Knight indicated that the requirement to elevate the structure might be a dealbreaker for the applicant.
“This is not an insignificant thing you’re trying to do,” said Saltonstall, reiterating the 50-percent rule. “You’ve got some real challenges to do this project for under $80,000. To change a designation like that can be a year-long process.” Hills cautioned that it could take longer.
The board voted to waive a traffic-impact study. Member Jon Henry was the lone dissenting vote against that waiver. The board also voted to require the applicant to open a 53G account and make an initial down payment of $2,000 to spend as needed on peer review.
Member Eileen Marum articulated concern with an increase in water on that property. “We need something in place … an environmental assessment to see that everything is done properly. We’re in the middle of climate change right now,” she said.
Member Chris Collings pointed out on Page 12 of the packet showing a berm in the back and a catch basin. “I would advise them to ask for a waiver later. We’ve already given this guy a worksheet three pages long,” he said.
Saltonstall told Knight that if after some homework the applicant feels like this plan still makes sense, he can choose either to engage the board in further informal discussion or file a Notice of Intent. The board issued Knight a Form B, acknowledging receipt of the presubmission conference. Saltonstall encouraged Knight to make the application comprehensive and make sure it answers to the bylaw.
“I personally want to see these guys succeed and get back in operation as fast as possible,” said Saltonstall, who encouraged Knight to keep an open dialogue with Town Planner/Conservation Agent Doug Guey-Lee.
McSweeny and Steinberg had their own item on the agenda, asking for a letter of support from the Planning Board for the work that the Historical Commission does in surveying Marion properties to determine historical value.
The commission has asked the Community Preservation Committee for $35,000 in Community Preservation Act (CPA) funds for its ongoing architectural survey. “I would love to have a letter from the PB in support of our application,” said Steinberg.
Saltonstall noted that the board wrote such a letter in support of the commission’s work last year and sent it to CPC Chairman Jeff Doubrava. The board voted again to send the letter this year.
Under Old Business, Hills told the Planning Board that he had met with the Police and Fire departments in hopes of resolving recent changes to rules and regulations. Shortly after a regulation was amended to favor a hammerhead design instead of a circle, Department of Public Works Director Nathaniel Munafo said that the hammerhead design at the end of Fieldstone Lane was problematic for emergency access. Hills said he will bring the matter back to the board.
Given the floor during the Community Outreach segment, Zoning Board of Appeals Chair Cynthia Callow told Planning Board members that the next training on bylaws is scheduled for March 14.
Planning Board member Alanna Nelson thanked Hills and Marum for their work on Marion’s Hazard Mitigation Plan.
Having been asked by the ZBA for comment regarding MRF Nominee Trust c/o Patrick Fischoeder and Allison O’Neil at 498B Point Road, the Planning Board made no recommendation.
The next meeting of the Marion Planning Board is scheduled for Tuesday, February 22, at 7:00 pm.
Marion Planning Board
By Mick Colageo