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46 South Beach Drive hearing continued after discussion of pool location, coastal buffer and house height
Summary
The ZBA continued its hearing on 46 South Beach Drive, where the owner seeks variances for elevation, coastal buffer, pool and retaining walls; applicants and consultants will return with revised materials and responses to board and public questions.
The Zoning Board of Appeals continued the April 17 hearing on 46 South Beach Drive to allow the applicant to provide clarifications and additional materials related to elevating the house, replacing a pool, reconstructing retaining walls and addressing coastal-buffer and height relief.
Plant Court LLC (owner) is requesting multiple variances: front-yard setback relief (30 feet required; 18.4 existing; 15.7 proposed), building-height increases (proposed building heights exceed current maxima in places), replacement pool located landward of existing facilities but intruding into accessory-structure setbacks, retaining-wall replacement, and a coastal buffer variance related to mean high tide. Staff noted previous variances and that work involves both AE and VE flood zones.
Project representatives said much of the work is driven by the need to elevate the dwelling above FEMA base flood elevation plus local freeboard. Civil engineer Craig Flaherty told the board the proposed plan reduces impervious coverage, improves drainage using porous surfaces and crushed-stone reservoirs under decks, and relocates the pool out of the velocity zone so water can pass beneath a pile-supported pool structure. Landscape architect Caitlin Drury described screening and a varied deciduous planting plan for the front yard.
Neighbors and commenters raised questions about cumulative massing on the island, how height is measured relative to existing grade and average-grade calculations, and the potential visual effect of two new large raised houses in proximity. Some neighbors voiced support (a letter from 30 South Beach Drive was read). The applicant proposed removing cupolas to reduce perceived mass; the board asked for clearer height/grade section drawings and calculations.
The board agreed to keep both South Beach Drive items open so the applicant can respond to commissioner questions (including driveway/curb-cut and height calculation detail) and provide revised plans before the May 15 meeting. No votes were taken on 46 South Beach Drive at this session.
