Natural Features Protection Board recommends slope variances for clustered duplex plan on West Cork Street

The Natural Features Protection Review Board unanimously recommended that the Zoning Board of Appeals grant relief from protected‑slope and slope‑setback standards for three West Cork Street parcels so a developer can build three duplexes served by a single shared driveway.

Nolan, a city planner, told the board the parcels sit in the NFP overlay because of protected slopes and Woodland complexes and that the staff recommendation is to forward the request to the Zoning Board of Appeals with two standard conditions: if full site plan review is required, no work may begin until that approval is obtained; and tree‑protection fencing must remain in place during construction.

Applicant Jeremy Cole, owner of Statewide Rentals LLC, said the current submission narrows an earlier, larger proposal. He said the design consolidates access to one shared driveway anchored at 1 32 West Cork and removes two lots from the original request, which the applicant said reduced total regulated slope disturbance from about 5,630 square feet in January to about 3,025 square feet — a roughly 46% reduction. "That one change is what makes all of this reduction even possible," Cole said, explaining that the Woodland preservation requirement is met at or above the ordinance minimum (he said the packages show roughly 30% retention where 25% is required).

Board members and staff questioned the applicant about retaining walls, driveway geometry and alternatives to a hammerhead turnaround. Cole said retaining walls would be needed only for parcels closer to the road (1 12 and 1 14) because 1 32 has a more gradual grade; he said the shared driveway reduces the need for multiple drive cuts and lessens overall disturbance. On tree protection, Cole said the applicant is following the city’s standard specification for temporary fencing but welcomed a board recommendation if members preferred a less invasive temporary method.

The board voted to recommend relief for each parcel with the same conditions: (1) if full site‑plan review is required, no work shall begin until that approval is granted; (2) tree‑protection fencing must remain in place during work; and (3) the seed mix used for stabilization should be adjusted to include more shade‑tolerant species. Roll call votes recorded the motion as supported by all members present.

Next steps: the NFP board’s recommendation will be forwarded to the Zoning Board of Appeals, which is the final authority to grant the variances. If the ZBA approves the variances, the project will either proceed through administrative site plan review or return for full site plan review depending on thresholds the city’s project review team determines.