ZBA approves 11 Pine Ave raise-and-replace after engineering and drainage conditions

The Mashpee Zoning Board of Appeals voted July 8 to approve a special permit for the owners of 11 Pine Ave to raise and replace an existing dwelling in the R-3 district, attaching conditions to address engineering, drainage and health-code concerns.

Attorney Christopher Crane presented the project and said the new design will improve the front-yard setback nonconformity (from 13.2 feet to 33.6 feet), slightly improve a side setback, and increase lot coverage to 19.9% (within the 20% maximum). The plan calls for an IA septic system and extensive stormwater management including dry wells and a chamber. Crane said the existing house dates to the late 1940s and that the new structure will be building-code compliant.

Board members raised construction and drainage concerns. One member cautioned that the proposed garage-under design and a 4-foot grade differential at retaining walls can cause recurring water/ice problems and urged applicants to be aware of the risk of basement flooding if a trench drain or drainage features clog. The board required a stamped elevation certificate and an engineer’s stamped approval that the existing foundation can carry additional loads prior to the framing inspection. The building inspector’s requirements for guardrails and constructability (sheathing for a drainage structure near the lot line) were also noted as potential conditions to address in permitting.

In the motion the board approved the permit subject to submitted and stamped site/septic plans, house plans prepared by the architect, inclusion of all town-department comments (Board of Health and Conservation), an elevation certificate and engineer sign-off prior to framing, tree-bylaw review, and a requirement that any changes to plans return to the board. The board closed the public hearing and voted in favor.