Swampscott ZBA reviews 2 projects

SWAMPSCOTT – The zoning board of appeals continued discussions with developers Wednesday night over whether two proposed condominium projects – one for an abandoned church on Burrill Street and the other to replace Cap’n Jacks Inn on Humphrey Street – retained the appropriate “character” of their respective neighborhoods.”My message to you and to neighbors is that you don’t have to settle,” member Peter Spellios told representatives of the Burrill Street project. “It’s an institutional building you’re building, it really doesn’t match anything in the neighborhood.”The issue of both proposed building’s “character” has been in consideration since the developments were proposed.The controversy over the Burrill Street site began in January 2005, when developers proposed 12 units of mixed-income affordable housing. The zoning board of appeals originally denied the developer’s comprehensive permit application, but the State Housing Appeals Committee reversed that on appeal. The developer had already filed for bankruptcy, however, and the property was sold.A new developer has proposed developing a similar building, but has reduced the units from 12 to eight in response to scale and size concerns. The new units will all be market-rate.A development team including Bruce Paradise Construction and Parturk LLC and Architect Robert Zarelli of Marblehead, proposed replacing the three buildings on Humphrey Street that make up Cap’n Jack’s Inn with an approximately 33,000 square-foot building containing 16 condominium units.Since that proposal, however, several neighbors and other citizens have raised concerns.Wednesday night was the second time that the zoning board of appeals saw the developer’s proposals.Since the last meeting, architect Peter Pittman has added bay windows and decorative roof-line alterations to the designs for Burrill Street in order to make the proposed building less “institutional.” But while board members indicated support for the building’s size and mass and proposed use n all issues the board must approve n they suggested the project abandon its Federal-style architecture to fit in with the neighborhood’s Victorian homes.”I do agree with neighbors that its better than before,” advocated Spellios. “But in my view it’s not good enough,” arguing for more gable roofs with overhangs and other architectural features that “break down” the structure into segments.Developers represented by attorney James Rudolph expressed concern over the cost of incorporating such changes and redoing plans but agreed to redesign the building according to suggestions.To address concerns about the size and scale of The Concordia development proposed to replace Cap’n Jacks Inn, architect Zarelli added more windows to the facade and removed one of the proposed units to allow people to see “through the building” and glimpse views of the water from the street.Several residents, including the current owners of Cap’n Jacks Inn, David Rooney, spoke in favor of the project. Neighbors Christine Dolan and Janice Bernazzani of Ocean Watch Condominiums said that developers had addressed their objections and felt that the building’s underground garage would relieve parking issues on the street.But other citizens returned to the character issue.”The mass and size is totally out of proportion,” said Sylvia Belkin. (As a planning board member that reviews the site plan, Belkin had voiced similar concerns. That board wrote a letter to the zoning board of appeals not recommending the project.)”This is a building that would be more appropriate in a cityscape than a townscape like Swampscott.”The board will continue the public hearing on the proposal at Cap’n Jacks at their June meeting.