Condo Architects Sent Back to Drawing Boards

The Zoning Board of Appeals sent the architects for two proposed condominium projects Wednesday night back to their drawing boards to produce “more creative and better” designs for the new condos at the old church on Burrill Street and at the Cap'n Jack's Waterfront Inn on Humphrey Street.

In what looked to be a repeat of Monday night's Planning Board meeting, both condo projects were reviewed for the first time by the zoning board. The zoning board, unlike the Planning Board, can stop the projects from being built.

Thesent both projects to do more “homework” before they come back for a second hearing on May 18.

The condos at 100 Burrill Street, offered by Michael DiPaltzi, who bought the property out of foreclosure, would have eight units, none of which would be classified as affordable residences. The proposal for the Cap'n Jack's Inn site would create 16 two and threee-bedroom condos in a 33,000-square-foot building on the waterfront.

The , which is a scaled down version of a 12-unit proposal that the board rejected a couple of years ago, faced no strong opposition, only a few questions from one neighbor.

But board member Peter Spellinos delivered a scathing review, telling architect Peter Pittman,”I am disappointed.”

He said he had seen Pittman's designs for other projects that were much more creative and appropriate for the neighborhood.

Spellinos said he has great respect for Pittman's work, but “there is room for much improvement in the architecture.” The proposed Federalist style of the building “does not match other buildings in Swampscott,” he said.

Member Harry Pass suggested that Pittman design a more decorative entrance on Burrill Street, which several board members described as an important street in Swampscott.

Board Chairman Marc Kornitsky said he liked the project much better than the previous one with more units.

“Overall the plan is well thought out. There are a lot of positives here,” he said.

Spellinos disagreed. He said he is not sure the eight-unit project would be better for the community than having 12 condos, three of which would have been priced lower to allow more demographic diversity in the area.

Architect Peter Pittman said the proposed units would be more expensive and fewer of them. They will be upscale units with granite countertops, he said.

The Cap'n Jack's Site

Robert Zarelli, the architect for the new condos on the Cap'n Jacks site, came under less direct attack for his design. But it was clear from the comments that the zoning board, like the Planning Board, thought this project is too massive for the site and will block the views of the sea for pedestrians and drivers.

Zarelli said the new design is reminiscent of the large hotels built in Swampscott at the turn of the century.

The Monday night recommended that the plan for this condo projects not be approved.

That negative recommendation led Pass to ask why the owners, Bruce Paradise and Barry Turkanis, did not withdraw the application for zoning approval and rework the project to win a positive recommendation from the planning board.

“Why are you here tonight?” Pass asked.

Robert McCann, the attorney for the project, said he wanted to present the project, as now designed, to the zoning board.

“You may come to a very different conclusion,” he said.

McCann said the new condos with underground parking and 16 owners would be a significant improvement over the more transient residents of where cars often have to back out onto Humphrey Street.

The board was skeptical about the project. Pass pointed out that to win zoning approval, the owners must show that the new condos will have less intensity than the motel rooms at Cap'n Jacks, which has 11,148 square feet.

The new condos will be more than three times that large and will have three and a half stories.

Several board members expressed concern that the new building will block the views of the sea. Echoing comments from the planning board, they suggested that a better design might allow for a view corridor in the center of the building.

Although the room at the was packed with neighbors who oppose or are concerned about the project, only one opponent had time to speak before the hearing closed at 10 p.m.

Ken Shutzer, an attorney, representing Jody Watts, an immediate neighbor, questioned whether the zoning board has the authority to approve the project with 16 units.

The former zoning board member said the regulations allow only eight units.

The board asked both attorneys – McCann for the project and Shutzer against – to write legal memoranda on that issue. The question may then be presented to Town Counsel for a ruling.

Several neighbors complained that the board did not allow time for more of their comments. But Kornitsky promised to budget more time at the May 18 hearing for neighbors to speak to the board.