By Michael Coughlin Jr.
Plans for a project at 291 Sumner Street that would bring new units to the area were presented to attendees at last week’s Jeffries Point Neighborhood Association (JPNA) Planning & Zoning (P&Z) meeting.
Attorney Richard Lynds explained that the proposal involves partially demolishing the site’s existing structure, which he said was structurally compromised. The current foundation would remain, and a building containing six units intended for homeownership would be constructed.
“The building does have a lean to it; if you walk by it, you probably would see that. So, it does require some substantial renovations to the point where we looked at how we might preserve the existing structure, and that at this point doesn’t seem feasible with the amount of work that would be necessary, so we’re going to do a partial demolition of the building,” said Lynds.
The proposal also includes plans to consolidate another lot in the rear, which Lynds said would help create open space and improve some conditions that do not comply with the East Boston Residential (EBR)-3 zoning subdistrict requirements.
Regarding the zoning variances requested for the proposal, the project would need relief for minimum lot width, the rear yard setback, and parking.
However, it should be noted that the proposal would include other aspects that do not conform to the zoning requirements. For example, the side yard setback is currently non-conforming, but since the existing foundation is being used for the project, according to Lynds, it is considered a pre-existing condition and can remain.
Also, the proposed lot coverage of 68% exceeds the 60% maximum allowed under zoning; however, Lynds said, “Because we would be in a position to improve upon the current condition, which is non-conforming (~ 100% lot coverage), we’re not necessarily fully bound to this 60% limit.”
The presentation also touched on parking and the height of the building. Zero parking spaces are proposed as part of the project. Lynds indicated that there is no parking on the site currently and that adding it would not be possible due to the use of the existing foundation and the lack of access to the rear of the property.
The proposed building appeared to be four stories high in the plans, and it was mentioned that it was about 38 feet tall when measured from the sidewalk. This would exceed the maximum allowable height under the area’s zoning.
However, since the building is located in the Coastal Flood Resilience Overlay District (CFROD), the number of stories and the height are measured differently. Essentially, Lynds explained that because of this, the proposed structure is considered a coastal flood-compliant three-story building and, according to the presentation, would be considered about 34 feet tall.
As the presentation continued, Lynds and Architect Trea LaRaia outlined floor plans, elevations, and more before the floor was opened up to questions.
A question was raised about the unit mix, and LaRaia stated that the proposal includes two studios, two one-bedroom units, one two-bedroom unit, and one three-bedroom unit.
Andrew Pike, a JPNA Board Member and a local realtor, thought that studio and one-bedroom units were not popular in the area and wondered why the unit mix was laid out the way it was.
LaRaia prefaced her response with the fact that her partner, who was out of town, was the lead designer for the project but said, “Based on the feedback that we hear from neighborhoods, there is a need for a wide variety of developments with differing bedroom counts and to your point it’s a little bit rare to have a development that has studio through three-bedroom.”
JPNA’s Co-Chair, Margaret Farmer, shared her opinion concerning the unit mix in an email. She mentioned that she had heard at other JPNA meetings that community members wanted to see variety in bedroom count and unit size and appreciated the options, such as a one-bedroom, that are pricey elsewhere in the neighborhood.
A question also arose regarding the proposed roof deck and whether it was pushed back from the front of the building.
LaRaia indicated that it was pushed back “quite a bit,” and Lynds mentioned that it would be “invisible from the street.” He also said it would be visible from the rear of the property, but it complies with roof structure regulations.
The square footage of the studios and one-bedroom units was also questioned; LaRaia mentioned that the studios are about 500 square feet, and the one-bedroom units are about 660 square feet.
Eventually, Farmer closed the meeting. She mentioned that this project would likely be presented again at another P&Z meeting. The next JPNA P&Z meeting is scheduled for March 19th.
Additionally, the JPNA will have a monthly meeting in March after not having one this month. For more information about the JPNA and a recording of the latest P&Z meeting, visit https://jeffriespoint.org/.