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Neighbors press drainage and scale concerns; board accepts variance withdrawal and approves rebuild at 9 Masconoma St
Summary
After extended public comment about size, runoff and septic concerns, the zoning board accepted the applicant's withdrawal of the variance request and approved a special permit for a rebuilt house with conditions requiring revised plans, tree retention and an engineer‑approved drainage plan.
The zoning board voted to accept the applicant’s request to withdraw a variance and to approve a special permit allowing reconstruction of the residence at 9 Masconoma Street, subject to revised architectural plans, tree‑protection measures and an engineer‑approved drainage plan.
Brian Stein of VanStein Architects presented revisions for owner Joe Cunningham: the new house footprint is larger than the existing building (Stein estimated roughly +550 square feet on the footprint plus an enlarged garage) but the design moves the house toward conformity on the front and side setbacks while retaining an attached garage that will still trigger side‑setback relief if left attached. "We are improving the setbacks; it’s just the garage connection that requires relief," Stein said.
Multiple neighbors warned the board the project would loom over adjacent properties and could worsen drainage. Neighbor Joe Bain, who lives on Masconoma, told the board he calculated the proposed total square footage to be roughly double the existing building and called the plan "a looming plan" that would be "substantially detrimental" to nearby properties. Pat Kozak, who lives on Beach Street, said tidal‑wetland conditions and seasonal ponding on neighboring land have worsened in recent years and urged the board to require an engineered drainage solution.
In response, the applicant agreed to withdraw the variance request for the attached garage portion without prejudice and to submit a revised plan set. The board approved the withdrawal and then approved a special permit to rebuild a conforming residential structure with attached garage on the nonconforming lot, conditioned on plans prepared by VanStein Architects (revised 04/24/2026), retention of sufficient screening and heritage trees and an engineer‑approved drainage plan (French drains/perimeter infiltration) to avoid directing runoff to wetlands on the west side of the property.
The motions passed with all members present voting in favor. The board recorded that plan compliance and an engineer’s drainage certification will be required before final sign‑off.
