ZONING BOARD OF ADJUSTMENT
SUNAPEE, NH
July 13, 2006
MEMBERS PRESENT: CHAIRMAN PETER URBACH, VICE CHAIRMAN JAMES LYONS, DON WEATHERSON, ROBERT HENRY, ALTERNATES: ALEX KISH, SVEND FILBY, HARRY GAZELLE AND ROGER LANDRY , ZONING ADMINISTRATOR.
Richard Guyer was absent.
PLANNING BOARD REPORT: Roger Landry gave the following report.. A two lot subdivision on Route 103 was approved for George Maihos. A two lot subdivision was approved for Bell Engineering on Prospect Hill, George’s Mills. The case of the construction of Sunapee Center was continued. A two lot merger on Bay Pt. Rd . was approved for Alex Kish. A two lot merger on Bay Pt.Rd. was approved for Maurice Austin. Two large land parcels have been added to the Webb Consrvation Easement.
Sandy Rouse of the Knowleton House has changed the use to a Tea Room . A Site Plan Review was not needed. Round Rock Properties- Environmental Specialists plans for reopening the Community Store and Restaurant are not complete.
PUBLIC HEARINGS : Svend Filby will be voting on Cases 06-29 and 06-35 in place of Richard Guyer. Alex Kish will be voting on Cases 06- 30 and 06-31. in place of Richard Guyer. Harry Gazelle will be voting on Case 06-32, 06-33 and 06-34 in place of Richard Guyer.
Case # 06-29. Stuart and Mimi Schwartz. Map # 121. Lot # 31. Special Exception. Art. III. 3:50 C. Reduce the 25’ side setback to 16’ for the construction of a addition to kitchen and entry way. 89 Fernwood Pt. Rd. Sunapee. Mr. Schwartz presented the case.
The requested project is smaller than what was proposed and approved in 2004. The 16’ setback is abutted by the Wilaons and they have no objection to the proposed project. They have an ice problem with the existing roof. It will be changed. The kitchen is below grade and there is a water problem. The new plan will raise the floor. The existing entrance is very narrow and goes directly into the kitchen. This will be improved. The area for the project has been staked out. Hay bales and a silt fence will be used during construction. Mr. Lambert had some objections , but he did not realize the construction would not be on the side abutting his property. The Public Hearing closed at 7:20 P.M
Don Weatherson had not objections to the proposal. robber Henry made a motion to approve the request of Stuart and Mimi Schwartz. Case # 06-29. Map # 121. Lot # 31. for a Special Exception . Art. III. 3:50 C. to reduce the side setback from 25’ to 16’ for the construction of a addition to the kitchen and a new entryway. 89 Fernwood Pt. Rd. motion was seconded by Don Weatherson. There were five yes votes.
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Case # 06-30. Patrick Lennon. Map # 148. Lot # 15. Special Exception. Art. III. 3:50 C.
Reduce a 25’ side setback to 14’ for the construction of a larger replacement home. 112 Hamel Rd. Sunapee. Mr. Richard Nichols , contractor presented the case with the owner. The old house will be torn down. the existing garage will remain. At present , the family is using the upper area of the garage for sleeping. They have a approved Certificate of Compliance for that use. After the new house is built, that area will be a recreation room. The proposed house will be 2 or 3’ higher than the existing house. Most of the new house will be in the existing footprint except for a small addition. The new building will be 23’ high. The proposed two bedrooms are on the existing sewer system. Abutter, Nathan Hewes had no comments about the project. The Public part of the hearing closed at 7:40
P.M. Don Weatherson made a motion to approve the request of Patrick Lennon. Case # 06-30. Map # 148. Lot # 15 for a Special Exception. Art. III. 3:50 C. to reduce the 25’ setback to 14’ for the construction of the replacement home at 112 Hamel Rd. Sunapee. James Lyons seconded the motion. There were five yes votes.
Case # 06-31. Patrick Lennon. Map # 148. Lot # 15. Variance. Art. III. 3:40 C. Reduce the waterfront setback from 50’ to approximately 35’ to allow construction of a larger replacement home at 112 Hamel Rd. Sunapee. The lot is shaped in such a way as to make it difficult to place the house on it. Eighty percent of the building would be in the 50’ lake setback. It was suggested by members that the existing shed be eliminated from the plan to reduce the encroachment in the 50’ setback. The applicant was willing to remove the shed. Don Weatherson felt that the plan was reasonable. Robert Henry said there is no other place to put the house. James Lyons was against enlarging the house. The Public part of the hearing closed at 7:50 P.M. Don Weatherson made a motion to approve the request of
Patrick Lennon. Case # 03-31. Map # 148. Lot # 15 for a Variance .Art. III. 3:40 C. to reduce the water front setback from 50’ to approzimately 35’ to allow construction of a replacement home. 112 Hamel Rd. Sunapee. This grant is subject to the removal of an existing shed to reduce the 50’ encroachment on the Lake. Also , upon the completion of the house, the upper level of the garage will no longer be used as a sleeping area. Bob Henry seconded the motion. There were four yes votes. James Lyons voted no.
Case # 06-32. John and Doreen Brandolini.. Map # 109. Lot # 2. Special Exception. Art. III. 3:50 C. Reduce the side setback from 25’ to 14,5’ to accommodate a new boundary line adjustment, improving existing conditions. 7 Westwood Rd. George’s Mills. The plan for the boundary line adjustment is to locate an existing building that is now 5’ or less to be 14.5’ from the new boundary line. The Board thought this was an excellent idea. James Lyons made a motion to approve the request of John and Doreen Brandolini . Case # 06- 32 . Map # 109. Lot # 2 for a Special Exception. Art. III. 3:50 C. Reduce the side setback from 25’ to 14.5 ‘ to accommodate a new boundary line adjustment, improving existing conditions. 7 Westwood Rd. George’s Mills. Don Weatherson seconded the motion.
There were five yes votes.
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Case # 06-33. John and Doreen Brandolini. Map # 109. Lot # 2. Variance. Art. III. 3:10. Allow an increase in the side setback from 6” to 7’ less than the 25’ setback. 7 Westwood Rd. George’s Mills. This plan will improve the existing side setback from the buildings . The new setback will make a non-conforming lot less non-conforming. It improves the lot layout for the owner and the abutter. Robert Henry made a motion to approve the request of John and Doreen Brandolini . Case # 06-33. Map # 109. Lot # 2 for a Variance.
Art. III. 3:10 to increase the side setback to from 6’ to 7’ less than th required 25’ setback. 7 Westwood Rd. George’s Mills. Harry Gazelle seconded the motion. There were five yes votes.
Case # 05- 34. Robert and Catherine Cassato.Map # 106. Lot # 50. Variance. Art. III. 3:10. Reduce the road frontage from 100‘ to 70.5 ‘ and improve the existing condition on a lot with no road frontage. 36 Westwood Rd. George’s Mills. There were very few comments. James Lyons made a motion to approve the request of Robert and Catherine Cassato. Case # 06-34. Map # 106. Lot # 50. for a Variance. Art. III. 3:10 To reduce the road frontage from 100’ to 70.5’ , improving the existing condition on a lot with no road frontage. 13 Westwood Rd. George’s Mills. Don Weatherson seconded the motion. There were five yes votes.
Case # 06-35. Bruce and Deborah. Reed. Map # 146. Lot # 51. Special Exception. Art. III. 3:50 C. Reduce side setback from 25’ to 20’ to allow construction of a replacement residential structure and garage. 344 Bay Pt. Rd. Ext. Sunapee. Bay Pt Rd. Ext. is a private road. The plan is to have one entrance. The existing house extends into the side setbacks on both sides. The new house will be within the building setbacks and within the height requirement. The south side setback of the building will be 20’.The owners plan to have a new septic system in about the same area as the existing one. The new system will accommodate the new house. There will be a two level garage. The upper level will be for boat storage. The garage will be further away from the lake. Svend Filby asked about the drainage system.
George Pelletiier has studied the erosion and there will be retaining walls, rubber membranes , 4 “ pipe and crushed stone to back fill . There is an elevated wooden walkway. This may be removed. The property will be less steep. The foundation of the garage will be elevated. There will be 4 bedrooms. The Public part of the hearing closed at 8 :20 P.M. Don Weatherson mad a motion to approve the request of Bruce and Deborah Reed. Case # 06-35. Map # 146. Lot # 51. for a Special Exception. Art. III. 3:50 C. to reduce the side setback from 25’ to 20 ‘ to allow construction of a replacement , residential structure and garage.. 344 Bay Pt. Rd. Ext. Robert Henry seconded the motion. There were five yes votes.
A motion was made to adjourn the meeting at 8:25 P.M. All members were in favor.
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Respectfully submitted, Date approved:
Edythe C. Dexter, ZBA Secretary
ALTERNATES: ZONING BOARD OF ADJUSTMENT
ALEX KISH PETER URBACH, CHAIRMAN
SVEND FILBY JAMES LYONS, VICE CHAIRMAN
HARRY GAZELLE DON WEATHERSON
RICHARD GUYER
ROBERT HENRY
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