Town of New Boston
Zoning Board of Adjustment
Meeting Minutes
05/20/08
Approved 08/19/08
Members Present: Vice Chairman Harry (Bud) Piper, Phil Consolini, Robert (Bob) Todd, Laura Todd, Clerk. All members voting.
2008-4
LOUISE ROBIE, “AREA VARIANCE”
Harry Piper acted as Chairman and brought the meeting to order at 7:12PM. He invited Louise Robie to speak to her application. Please note that there were no abutters or interested public at this hearing.
Louise Robie explained that she wants to add a closet and bathroom on the main floor of her house. There is presently only one bathroom in the house and it is on the second floor off the master bedroom. Her guest room is on the main floor, guest must go upstairs to use the bathroom. She also needs additional closet space in the house. She also indicated that in the future the downstairs bathroom could be needed as she and her husband grew older and could not easily climb the stairs.
The board reviewed the criteria.
1. The addition will be aesthetically pleasing, using the same material as the rest of the house. Additional garden space will be added.
Phil asked how close the neighbors were on High Street. Louise answered two were directly across the street.
Bob asked if a visual buffer would remain behind the house, noting that the addition would not be visible from the Valley View Street side and only slightly visible on the High Street side. Louise said that some tree would come down behind the house, but there would remain a good buffer.
2. The addition would not hinder or invade abutter’s property or view.
Bud asked if she had come in for a variance previously for the farmers’ porch on the front of her house. He stated that this new addition would not encroach any more than the farmers’ porch did. Louise said she had come in for the farmers’ porch and this addition is further from the street than the porch.
aa. The required setbacks to center of road cannot be met. The Valley View side of the house has the septic and the kitchen is on that side.
bb. The patio area behind the house would create a problem with the roofline. In addition, snow build up would be problematic.
4. This addition creates no public or private injustice, because it causes no harm to anyone.
5. This will not cause vehicular hazard or casualties.
Bud noted that the spirit of the ordinance allows houses built before the zoning ordinance was created, to be improved.
Bob said that everything that we love about New Boston was built before there was a zoning ordinance.
Bud said that no one will benefit from the denial of this application.
Bob moved that the Zoning Board of Adjustment grant this variance relative to map/lot 17/22, on High Street. Testimony satisfied all 5 criteria, the board has no testimony by abutters for or against this application. Phil seconded. Passed unanimously.
Phil moved to accept minutes as written from 04/15/08, seconded by Bob.
Phil moved to adjourn the meeting @ 7:35PM, seconded by Bob.
Respectfully Submitted
Laura Todd,
Clerk
05/21/08
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