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Zoning board approves special permit to rebuild Plum Island home at 13 55th Street
Summary
The Newburyport Zoning Board of Appeals approved a special permit for nonconformities for a tear‑down and rebuild at 13 55th Street on July 28, 2026 by a 4–1 vote. The project raises the house to meet FEMA elevation and reduces lot coverage, though FAR will increase modestly.
The Newburyport Zoning Board of Appeals on July 28 approved a special permit for nonconformities to allow the demolition and reconstruction of a single‑family home at 13 55th Street on Plum Island. Member Steven Delisle made the motion to approve, seconded by Larry Ginta; Vice Chair Ken Swanton voted no and the motion carried 4–1.
Attorney Lisa Mead, representing owners Keith and Eliza Barnard, told the board the existing house is “woefully lacking” and that the proposed structure will meet PIOD and FEMA requirements by raising the building on piles, improving two side setbacks and the front setback (from 4.6 feet to 12 feet), and reducing lot coverage from about 29.3% to roughly 21.1%. Mead said the new enclosed floor area would increase from roughly 1,281 sq ft to 1,636 sq ft and that the change in floor‑area ratio (about a 300–350 sq ft increase) reflects stacking living area on two floors to meet flood elevations.
Architect Eileen Graff described lifting the building into the AE9 flood zone, creating parking under the raised structure and modestly enlarging bedroom sizes to meet modern habitability standards. Mead added the project removes a nonconforming shed (about 101 sq ft), and the applicants submitted 12 letters of support or non‑opposition from nearby addresses.
During deliberations, Ken Swanton said the board should be wary of increasing density across Plum Island and stated he could not support the project because it raises the FAR beyond the island guideline: “If we allowed every 4,900 square foot lot to go over the guideline… I cannot support this.” Other members said the proposal reduces mass on the ground, increases open space, and complies with the PIOD’s flood‑risk goals; several cited the neighborhood letters and the need to move the structure off the sand.
The board recorded the specific zoning justification under PIOD provisions referenced by the applicant (the attorney cited "section 11 g 4" of the PIOD as governing special permits for nonconformities). The permit was approved and the hearing closed.
Next steps: the board did not attach conditions beyond the usual permit and building‑department review; demolition will proceed only after required abatement testing and permits are completed.
