SWAMPSCOTT — The owner of a Puritan Road property has shifted his plans from demolishing the site’s seaside mansion and carriage house to make room for the construction of 16 condominiums or apartments to a new housing development that would preserve and convert the two existing structures.
Robert Corcoran, the owner of 133 Puritan Road, had initially proposed a Chapter 40B project, which included razing the site’s existing structures to allow for new construction, which would include three four-story structures that would house 16 units of residential space spread over the buildings. Four of those residential units would be set aside as affordable housing units.
The property was built in 1914 and is located at the intersection of Puritan Road and Lincoln House Avenue. It includes a large home/mansion, carriage house with residential space inside, tennis court and pool. It abuts the Swampscott Harbor and includes a seawall, town officials said.
Corcoran’s new proposal is to preserve the mansion and carriage house, which would be converted into a total of five condominium units of independent living. A single-family home would also be built on the lot where the tennis court sits. The property has significant square-footage where the developer can subdivide the lot into two lots, according to Peter Kane, director of community development.
Kane said the developer discussed the revised plans at an Affordable Housing Trust meeting on March 22, and intends to submit plans that would reflect the new proposal.
Corcoran, the owner of Boberin LLC, confirmed those new plans by phone. He said four condos would be in the main house, or mansion, and there would be additional unit in the carriage house.
The town and neighbors didn’t like Corcoran’s original idea and he was asked to come up with an alternative.
“I’m working with the town and neighbors to do something that is more amenable to everybody,” said Corcoran. “I want to work with the town. This new project looks like it might be a good alternative and a win-win for everybody.”
Corcoran said if he was going to do 16 condominiums, he had no choice — the mansion and the carriage house had to come down. But in working with the town and neighbors who wanted to see the properties preserved, he chose a new direction. At this point, he said the development team feels like the two structures will work for redevelopment.
Town officials became aware of Corcoran’s initial proposal last summer after he submitted a comprehensive permit site approval application to the Massachusetts Housing Finance Agency (MassHousing), which proposed a Chapter 40B housing project.
The state’s 40B housing program allows developers to override local zoning bylaws to increase the stock of affordable housing in municipalities where less than 10 percent of the homes are defined as affordable. In Swampscott, less than four percent of its housing is considered affordable.
The Board of Selectmen, who were asked by MassHousing to provide comments on the initial proposed project, wrote a letter of opposition to MassHousing. Neighbors who appeared at a board meeting last summer where the project was presented also appeared to be opposed.
“While the town of Swampscott has consistently supported the creation of more affordable housing, we must object to this project as proposed, as it is out of scale for this parcel and for the neighborhood and is in direct opposition to recent zoning efforts to provide greater economic growth for the community,” Naomi Dreeben, chairwoman of the Board of Selectmen, previously wrote to MassHousing.
Dreeben wrote that the board also had environmental and historic concerns with the original Puritan Road development proposal, as the project is within a flood zone and the property is on the Massachusetts Historical Commission property inventory. She wrote that the board also had concerns about the property’s seawall, which was noted as having visible voids in it.
Kane said MassHousing did grant site eligibility, which would allow Corcoran to file for the initial 40B housing project, should he want to. But he said in most cases, site eligibility is normally granted.
“They (the developers) did say because of the feedback they received from neighbors, as well as the town, they went in and decided to look at putting together new plans,” he said.
Kane said because the new project proposal is for five units, the town’s inclusionary housing bylaw requires the inclusion of an affordable housing element, which would require the developers to provide one unit of affordable housing on-site or on a separate site, or pay a fee toward the town’s affordable housing trust in lieu of doing that.
Last year Town Meeting approved inclusionary housing requirements, which details that if a project, or new development is a certain size, or more based on housing units, a requirement is triggered that at least 10 percent of its units be constructed as affordable.
That would apply to a new multi-family development, with 10 units or more; a new subdivision, with six units or more; and an assisted living or independent living facility, with five units or more. Developers can also pay a fee in lieu of offering affordable housing, which would go toward the town’s affordable housing trust.
For the project, Kane said when the developer files for special permits, he would have to go before the Zoning Board of Appeals (ZBA) for approval.
Corcoran said he plans to appear before the ZBA next month. He said his attorney is working with the board and his deadline to get everything submitted by May 8.
“I’m delighted they’re going to preserve the historic home there,” said Dreeben about the new plans. “It’s a landmark in Swampscott. I’m glad that it’s not going to be taken down.”
Dreeben said it’s a beautiful home that will be able to be preserved. Even though it’s going to be repurposed, she said people will continue to be able to see the home. She said it can be seen from Fisherman’s Beach and viewed across the harbor.
Dreeben said the property is part of the town’s history. She said there were summer estates in Swampscott, before the town became a year-round residential community. She said there were mansions with rolling lawns, like this one and White Court.
“It’s important to preserve that as part of our town’s history,” Dreeben said. “I think it’s a great compromise that it can be used as (other types) of housing, but remain as a beautiful historic home that we can all enjoy.”
Corcoran acquired the 1.06 acre property in August 2014 for $1.785 million, according to land records. The property is assessed at $2.992 million.
