The Cohasset Zoning Board of Appeals convened on February 2, 2026, in a hybrid session at Willcutt Commons to address a dense docket of residential appeals and special permits. Acting Chairman Matt Watkins opened the evening by swiftly moving through a continued hearing for 84 Gammons Road, noting to applicant Andrew Wise, I know we didn't have any follow-up actions for you, before closing the matter. Motion Made by Woody Chittick to close the hearing for 84 Gammons Road. Vote Passed 4-0 The board subsequently finalized their decision on the property's retaining wall later in the evening. Motion Made by Woody Chittick to accept the draft decision of 84 Gammons Road. Vote Passed 4-0

The centerpiece of the meeting was a complex appeal regarding 469 Jerusalem Road, where the owners are challenging Building Inspector John Allen’s classification of a secondary structure as a "guest house" rather than a standalone "dwelling." Allen explained that a 2005 permit application labeled the building as such, stating, They applied as a guest house on that permit that made the existing dwelling a secondary dwelling or accessory dwelling. Attorney Richard Harris, representing the owners, argued that the structure has been a rented single-family home for over 70 years and the label on a 22-year-old permit shouldn't strip its non-conforming rights. Harris questioned the logic of the inspector's stance, asking, How in the name of heaven can a building permit grant anything? Nobody asked for a conversion from a single family residential non-conforming house to a guest house. Motion Made by Matt Watkins to open a public hearing on the notice of appeal for 469 Jerusalem Road appealing the building commissioner's decision. Vote Passed 5-0

Board members grappled with the legal nuances of the Jerusalem Road case. Woody Chittick noted, I'm having a hard time understanding how being a guest house or not being a guest house is relevant, while David McMorris, participating remotely, asked, Do you believe that the ANR was appropriate under the bylaw and the statute and if it had been always used as a residence, would it be legal to sell it now? Watkins suggested the issue might be contained, stating, I think it's probably a limited problem because they would have had to have been in existence as a dwelling before 1950 whatever. The board ultimately requested two versions of a draft decision—one upholding and one overturning the inspector's ruling—to be reviewed at the next meeting.

The board also heard a new application for a residential dock and retaining wall at 54-60 Beach Street. Engineer Gregory Morse told the board, The retaining wall itself isn't in substantially poor condition, but it certainly could be upgraded, and now would be the time to do it before the dock gets in place. Motion Made by Woody Chittick to continue the hearing for 54-60 Beach Street until March. Vote Passed 5-0 Discussion turned more heated during a hearing for 76 Beach Street regarding a garage reconstruction. Charlie Higginson expressed frustration over the lack of neighboring structures on the provided site plan, asking, Why the hell can't we put any of the other buildings around it as requested? Leah Fernandez followed up by asking, Do you know the distance? to the nearest abutter. Assistant Town Planner Julia Gillis clarified the requirements, noting that regulations require the location and dimensions of all principal and accessory buildings, other structures, driveways, and parking areas on all immediately adjacent properties. Motion Made by Leah Fernandez to continue the hearing on 76 Beach Street to the next meeting. Vote Passed 4-0

Finally, the board reviewed a proposal for a pool and patio at 159 Atlantic Avenue. Attorney Adam Brodsky assured the board that nothing we're proposing is going to redirect any of that water in any other place other than onto our property. Engineer Brendan Sullivan noted that the house footprint was actually reduced to more delineate that wetland area. However, local resident Life Robinson shared concerns about light pollution and drainage, stating, We've owned this these properties for over 80 years and while we're used to some flooding, we're just have a concern that it may be exacerbated. Motion Made by David McMorris to continue the hearing for 159 Atlantic Avenue for March. Vote Passed 5-0 Before adjourning, John Allen provided an update on Sign Bylaw enforcement on Route 3A, mentioning that I spoke with the owner directly today... he agreed to remove them, regarding several non-compliant banners. The meeting was adjourned at 8:25 PM.