ANTRIM ZONING BOARD OF ADJUSTMENT
January 11, 2011 Meeting
Variance Hill Case #2011-01ZBA
Variance LaRochelle Case #2011-02ZBA
Members & Staff Present: Diane Chauncey (Staff) Doug Crafts (Member)
John Giffin (Member) Ron Haggett (Member) John Kendall (Chair)
Ray Ledgerwood (Alternate) Shelly Nelkens (Alternate) Peter Moore (Planner)
Frank Scales (Member)
Members & Staff Absent:
Don Winchester (Alternate)
Public Attendees:
Jeff Merritt (Engineer for the Hills) Ray Ledgerwood
Mr. & Mrs. Jerry Nye Lucy Hill
7:00 Review Session
- Review Minutes of August 17, 2010
- Review materials for the 2 cases
Chair Kendall introduced himself, the members, and the alternates. He explained that there was a full Board and no need to appoint alternates. The alternates would be able to participate in the meeting and deliberation but not in the vote. He further explained the procedure for the meeting: the order including the presentation, the public hearing, deliberation, and then the vote.
7:15 Public Meeting:
Case #2011-01ZBA- Application by Bradford & Lucy Hill for Variance from Article VIII, Section C.3. and Article XVI, Section C.1. of the Zoning Ordinance to permit the expansion of an existing non-conforming structure within the one hundred foot (100') front yard setback from the high water mark of Pierce Lake on property located at 49 Winkleman’s Point Road (Tax Map 214, Lot 31) in Antrim, NH 03440, located in the Lakefront Residential District.
Mr. Moore read the Public Notice (noticed in The Villager on December 31, 2011).
No further information had been submitted. The Shoreland Protection permit is pending. There were no written comments from abutters.
Jeff Merritt (civil engineer of Keach &Nordstrom) was asked to present his proposal.
Mr. Merritt thanked the Board for their time and presented the multi-page plan from the easel.
Sheet 1 – Existing Conditions Plan
Access from Winkleman’s Point Road
Existing dwelling on parcel
Blow-up showed detail – existing gravel driveway with cul-de-sac
Existing house very small
Good size deck with access underneath
Frontage
Steep topography
Lake elevation – 152’
Elevation at back of parcel – 250’
Showed 100’ setback for Lakefront Residential setback
House is in the setback – built prior to Zoning Ordinance – pre-existing non-conforming structure
Sheet 2 – Renewal and demolition plan
Sheet 3 - Property Improvement Plan
Attached garage - 2-bay – access from the garage into the house – proposal would eliminate going outside in winter
Garage is out of setback but needed to be attached to the house – hence the need for variance
DES Shoreland permit – have met with them and the state has reviewed the proposal
Concern relative to existing house – storm waters discharged into sluice way and then directly into lake; DES suggested storm water should be directed into a roof water infiltration basin and an 18” nyloplast drain basin with standard grate - up to a 50-year storm
Impervious coverage – 10.8% within protected Shoreland
Connection between house and garage – 26’ x 16’
Ms. Nelkens thought the size was like an entire room
Mr. Merritt said much of it was taken up by stairs
Mr. Giffin questioned the two elevations and if a full basement was in place
Mr. Haggett questioned the accessibility to both levels
Mr. Merritt said that all three levels would be accessible
Mrs. Hill explained some of the specifics
Sheet 4 – Construction Details
Chair Kendall stated that he was concerned with the elevation. He would not want the addition to affect the neighborhood. He explained that normally, the ZBA would just be looking at setbacks. The drawings did not show the rooflines an so he was concerned about views. He asked for other questions from Board members.
Ms. Nelkens asked if there were to be additional bedrooms.
Mr. Merritt said that the new space (626 sq. ft.) would have no additional bedrooms.
Mrs. Hill said that the kitchen will be enlarged and a powder room would be added.
Mr. Scales questioned the changes to the structure/
Chair Kendall asked if there were to be additional plans.
Mrs. Hill said that she wanted the Variance portion completed.
Mr. Merritt had a drawing from the builder which clarified chair Kendall’s concerns.
There were further questions concerning the addition but it was determined that the concerns were for the Building Inspector, not the ZBA.
The board reviewed the location of the structure on the map and how the abutters might be affected.
Public Hearing:
Chair Kendall asked the following:
Any abutters in opposition – there were none
Any abutters in favor – there were none
Anyone opposed? None
Any in favor? None
Any other questions?
There was a question concerning a new septic system. Mr. Merritt explained that a trigger for a new septic was additional bedrooms not bathrooms.
Deliberation:
Some of the points discussed:
No longer concerned by view space after looking at proposed structure
Larger but no neighbors
Large lot mitigates the proposal
Garage can be built
Connector – minor consideration
Fairly substantial investment – needing engineering because of structural support
Suggested motion for approval of the application
Name: Bradford & Lucy Hill
File #: 2011-01ZBA Map #: 214 Lot #: 31
Mr. Haggett moved to approve the application of Bradford & Lucy Hill for two variances from Article VIII, Section C.3. and Article XVI, Section C.1. of the Zoning Ordinance to permit the expansion of an existing non-conforming structure within the one hundred foot (100') front yard setback from the high water mark of Pierce Lake on property located at 49 Winkleman’s Point Road (Tax Map 214, Lot 31) in Antrim, NH 03440, located in the Lakefront Residential District.
The following conditions apply to this approval:
Zoning Board requirements, commitments and agreements made by the applicant and/or his agent as recorded in the meeting minutes dated January 11, 2011 and subsequent meetings as they pertain to this application are a conditional part of this approval.
The applicant shall obtain a building permit for any construction or alteration and adhere to all building, health and fire codes.
The applicant shall obtain any necessary state and/or federal permits required for this proposal.
It was seconded by Mr. Scales.
ROLL CALL VOTE:
Name |
Yes |
No |
Frank Scales |
x |
|
Doug Crafts |
x |
|
John Kendall |
x |
|
Ron Haggett |
x |
|
John Giffin |
x |
|
The application was granted by a unanimous vote of the ZBA.
Case #2011-02ZBA – Application by John & Laura LaRochelle for Variance from Article XIII, Section C. 3. and Article XVI, Section C.1. of the Zoning Ordinance, to permit the expansion of an existing non-conforming structure within the 100’ front yard setback from the high water mark of Pierce Lake on property located at 113 Mountainside Drive (Tax Map 201, Lot 47) in Antrim, NH 03440, located in the Lakefront Residential District.
Mr. Moore read the Public Notice (noticed in The Villager in the December 29, 2011 edition). All abutters had been sent certified mail with the Public Notice. No letters, comments, or telephone calls had been received.
Mr. Larochelle explained his proposal:
First the discovery phase – would their idea work
Talked with a builder
Meridian (surveyor) completed Shoreland Protection Permit Application Plan and it has been submitted to DES. The following protective measures will be taken: silt fences, protection barriers; elimination or portion of the driveway to mitigate run-off; blueberry bushes to be planted.
Proposal to remove roof and construct a different roofline to give better living space
Footprint will not changed
Cathedral ceiling was there – will now be living space
Deck is new with new sonar tubes
Showed existing deck but would be closer to water front –no
Ridgeline will be higher
Does not affect view because lot across street is vacant and has high power lines
Ridge is running parallel to lake – will be turned 90degrees
Picture shown that clarifies Board’s questions (added to packet)
Public Hearing:
Chair Kendall asked the following:
Any abutters in opposition – there were none
Any abutters in favor – there were none
Anyone opposed? None
Any in favor? Mr. Nye had owned the house and felt that the improvements that are going to be made to the structure will add value to the neighborhood
Any other questions?
Deliberation:
Some of the points discussed:
Originally concerned by the ridgeline
Shoreland Protection Permit approval enhances
Existing structure is as purchased 2 years ago
Deck is not a concern because of the Shoreland Protection Permit
Improves the entire area
Small lot – no additional bedrooms
Mr. Hagget moved to vote on the application. Mr. Giffin seconded. All ayes.
Mr. Scales moved to approve the application of John & Laura Larochelle for two variances from Article XIII, Section C. 3. and Article XVI, Section C.1. of the Zoning Ordinance, to permit the expansion of an existing non-conforming structure within the 100’ setback from the high water mark of Pierce Lake on property located at 113 Mountainside Drive (Tax Map 201, Lot 47) in Antrim, NH 03440, located in the Lakefront Residential District.
The following conditions apply to this approval:
1. Zoning Board requirements, commitments and agreements made by the applicant and/or his agent as recorded in the meeting minutes dated January 11, 2011 and subsequent meetings as they pertain to this application are a conditional part of this approval.
2. The applicant shall obtain a building permit for any construction or alteration and adhere to all building, health and fire codes.
3. The applicant shall obtain any necessary state and/or federal permits required for this proposal.
Mr. Giffin seconded.
ROLL CALL VOTE:
Name |
Yes |
No |
Doug Crafts |
x |
|
John Giffin |
x |
|
Ron Haggett |
x |
|
John Kendall |
x |
|
Frank Scales |
x |
|
Ray Ledgerwood |
|
|
Shelly Nelkens |
|
|
The motion passes.
Business Meeting:
- Approve Meeting Minutes of August 17, 2011- Mr. Haggett moved to approve the minutes as presented. Mr. Crafts seconded. Approved by all
- Term Expiration for ZBA Members & Alternates – Mr. Giffin, Mr. Crafts & Mr. Winchester (A)-
Both Mr. Giffin and Mr. Crafts indicated that they would like to be re-appointed, and the board agreed. Mr. Moore will submit a letter of request for both to the BOS in March.
- Review status of cases moving to NH Superior Court - FYI
Mr. Haggett moved to adjourn. Mr. Crafts seconded. All voted to adjourn.
Diane Chauncey, On Behalf of the Antrim Zoning Board of Adjustment
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