By Carol Britton Meyer 

During the fourth lengthy zoning board of appeals hearing Tuesday night on the proposed four-story, 12-unit comprehensive permit project at 25 Ipswich St. in the Rockaway Annex neighborhood, housing consultant Dean Harrison – representing developer and Hull resident Alan Mckenzie – called the work so far on developing a preliminary plan “the first step in a long process.”

In response, ZBA Chair Patrick Finn noted that the board “needs to have enough preliminary information to render a decision, with conditions that need to be agreed to by the developer.”

That said, he thanked the development team for being “very agreeable” throughout the process so far.

“We will continue to work with you,” Harrison said, noting the need to “settle on a site plan in order to address concerns” that have been expressed by abutters and town officials throughout the process.

Long list of concerns

These relate in part to emergency vehicle access, impacts on neighbors’ quality of life, drainage and stormwater runoff, setbacks from abutting properties, retaining walls, potential negative impacts from blasting to remove a large amount of ledge from the site, two possible entrances from Ipswich and North Truro streets, the proximity of the proposed development to abutters, and the proposed sewer system.

“Our [gravity] sewer proposal will allow some [abutters with pump systems] to tie into the new system,” Harrison said, if they wish to do so.

A North Truro Street resident expressed concern about the expected increase in delivery and garbage truck traffic “on this tiny road” leading to the new development.

Dan Sullivan, another North Truro Street resident, requested that a number of unresolved issues be addressed sooner rather than later, including the public access right of way – which affects his and another abutter’s property.

The deadline for the ZBA to complete its review is February 24, unless it is extended at the request of the town or the developer.

The development team agreed to meet informally with various town boards at Finn’s request in order to gather as much feedback as possible, even though the ZBA is the sole permitting authority for the project, which is being proposed under Chapter 40B of the Massachusetts General Laws. Chapter 40B allows developers to bypass some zoning requirements in exchange for including affordable units within the project.

Design review, planning boards weigh in

The board discussed comments received from the planning board and design review board at the hearing.

DRB members Tom Burns and Julia Parker attended, expressing concern about the “stark” design. Burns suggested adding dormers, shutters, different-sized windows, or other changes to make the buildings more aesthetically pleasing.

“The windows are all the same in all 12 units,” Burns said. “It’s almost an institutionalized look such as you might see in a dormitory at a state school.”

Parker suggested that “there are some things that could be done architecturally, even with modular units. We’re just [seeking] a variation from the repetitiveness of the design to give it more character and flavor so that it will fit in better with the single-family neighborhood,” she explained.

Harrison said these suggestions will be taken into consideration.

“We will look at different color schemes and exterior architectural features and come back before the board,” he said.

Finn reiterated that he is “very pleased with the way you [referring to the development team] have been so accommodating, to which McKenzie responded, “We’re trying to keep everyone happy and are making all the accommodations we can without [affecting] the essence of the plan.”

Three affordable units

The proposed Residences at Rockaway plan includes six modular, townhouse-style buildings with two units each set on a .63-acre, single-family-zoned lot. Three units would be affordable. Parking would be in garages under the units and in the driveways.

The comprehensive permit process, more commonly known as Chapter 40B, allows developers to circumvent most local regulations in exchange for an affordable housing component if the town has less than 10% of its housing units designated affordable. Hull’s current percentage of affordable units is 1.6%, according to the state’s formula.

This is the first comprehensive permit proposed for Hull to move through the review process; an earlier plan had been considered but did not move forward.

The site is located in the Rockaway Annex neighborhood behind the former Veterans of Foreign Wars post off Salisbury Street near the Hull Community Garden and the Manet Community Health Center.

Since the town is well below the 10% state affordable housing threshold, if the ZBA were to vote against granting a permit for the project, the developer could appeal to the state, with little chance of a successful outcome for the town.

Next meetings

The next scheduled hearing is Tuesday, February 4, with another on Tuesday, February 18, if needed.

“Everyone who is concerned about this project should attend these hearings,” Finn said.

Information still to be shared by the developer relates to the public access easement, a list of expected waiver requests, possible architectural design changes, ledge removal quantifications, the developer’s response to the DRB and planning board comments, and an update from the fire chief concerning emergency access to the site.

Inspections will be performed on abutting properties, including house foundations, before the blasting process begins.

The ZBA also requested that the developer make improvements to the Barnstable/Salisbury and Salisbury/George Washington Boulevard intersections to improve safety, but Mckenzie said that isn’t part of the plan.

Nevertheless, ZBA member Richard Hennessey said there “is no harm in asking anyway” in order to get a written response for this and possibly other requests.

A replay of the full meeting will be available on Hull Community Television’s broadcast channels and on demand at www.hulltv.net.

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