The Marion Zoning Board of Appeals was duly impressed with the proposal for a new house in place of an old one on Planting Island and voted unanimously during its August 24 meeting to grant Elizabeth and Christopher Karvonen a Special Permit under Chapter 230-6.1c1 and 230-6.1c1a to demolish and reconstruct a residence at 56 East Avenue. The property is zoned Residence C.
ZBA members Chairperson Cynthia Callow, Will Tifft, Danielle Engwert, Dana Nilson and alternate member Joan Gardner established a five-member quorum for the meeting.
Representing the Karvonens, architect Will Saltonstall explained existing nonconformities on two setbacks, the front setback facing East Avenue and the side setback to the southerly abutter. Saltonstall asserted that the new house will not be any more detrimental to the neighborhood than the one it would replace.
The first variance would extend an existing, nonconforming condition. The original house was within 14.1 feet of the street, and the proposal is for a 15.8-foot setback. The existing garage is 12.8 feet from the lot line, and Saltonstall proposed the garage would sit 13.8 feet from the same line. He noted that the roof overhang is calculated in those measurements, as required by the bylaw.
Saltonstall explained that the applicants bought the house in 2014 and had used it as a summer home but are now planning to live there full time. As a result, the Karvonen’s propose razing the existing, three-bedroom house and building a larger, three-bedroom house with a detached garage.
“They hired us to explore expanding the existing dwelling, which is kind of a modest cottage, and after a pretty rigorous exploration of that, we decided in the end that the structure didn’t merit that kind of investment,” said Saltonstall, whose mission was redirected toward designing a replacement home.
Saltonstall said the new house will have two floors but has been designed with cross gables so as not to be as imposing as some other new houses recently constructed on Planting Island.
The other variance would allow the proposed increase in height of greater than 10% of the original house (18.4 feet.) The new house would be 29 feet high, a 37% increase in height.
“But again, that’s not a big box that’s that high,” said Saltonstall. “At the highest point, the structure’s there, but again, we’ve worked hard to be considerate of scale and proportion of the … proposed house. … I think it’s going to be very consistent with the streetscape on either side.”
The Karvonen’s also own the abutting lot to the west and according to Saltonstall, have reached out to all of their abutters but without a lot of specific responses.
The property, he said, “kisses the edge of the flood zone but it’s actually a high lot for Planting Island, so it’s … actually not in the coastal flood zone, it just kisses the edge of the ‘A’ zone.”
The lot is connected to a Title 5 septic system that Saltonstall said is intended for continued use (Marion has a bylaw requiring a septic upgrade to include denitrification technology in all new constructions that is vetted by the Board of Health.)
Two abutters indicated concern regarding the tree line that could be impacted, but both applauded the design’s effort to reflect favorably on the neighborhood.
Callow said she has received several calls regarding the emerging concerns regarding short-term rentals, including Air BnB’s and suggested that the ZBA should be knowledgeable on the subject.
The Planning Board is currently formulating a draft for a new bylaw to address recent complaints among residents. According to Tifft, the town raises taxes by 5% for leases under 30 days.
The ZBA heard from Jeff Doubrava, who indicated interest in joining the ZBA as an alternate member. Callow acknowledged having worked with Doubrava when she was a member of the Conservation Commission, on which Doubrava still serves.
A chemical consultant for the past 20 years, Doubrava told the ZBA he is partially retired and will fully retire next year. He plans on living in Marion full-time for the rest of his life. He also serves as chairman of the Community Preservation Committee.
The ZBA agreed to recommend Doubrava to the Select Board for alternate membership.
Pending more information, the ZBA offered no comment to the Planning Board on two matters: the site-plan application at 1 Island Wharf and regarding a special-permit request at 0 Luce Avenue.
Without scheduled cases, the ZBA did not set its next public meeting.
Marion Zoning Board of AppealsBy Mick Colageo