Minutes of Zoning Board of Appeals Public Meeting
Date: August 9, 2007
Time: 7:00 PM
Attendees: Bruce Drucker, Robert Hankey, Vern Jacob, , William Nicholson, Roger Putnam, Don Palladino, and Christine Bates, Committee Secretary.
Regrets: Chair Trevor Pontbriand, Manny Heyliger
Vice Chair, Bruce Drucker, called the meeting to order at 7:00 p.m. Drucker gave an overview of the hearing process.
Public Hearings:
7:00 pm 07-24 Horowitz for Ketchum, Circuit Ave., Map 20, Parcel 140, Application for a Special Permit under WZB 6.1.5.1 to replace garage and expand bedroom (Cont’d from 07/11/07).
The Board consisted of Vern Jacob, William Nicholson, Robert Hankey, Roger Putnam and Bruce Drucker. Acting Chair Bruce Drucker read the meeting minutes of 07/12/07 into the record. Jay Horowitz, John Ketchum and Attorney Ben Zehnder came to the table and gave an overview of the revised plans. Zehnder presented a photograph of the sunroom taken in 1959 to prove the sunroom is preexisting. Zehnder stated the homes were built in a cluster design in the 1800’s, with the dwellings placed close to the back setback. The revised plans identify the detached garage as an accessory structure, conforming to the setbacks as stated in the bylaws. Zehnder stated the Ketchum’s require a first floor bedroom based on health issues and are year round residents. Horowitz noted he changed
the roof height and removed a dormer from the original plans. The number of bedrooms will remain the same on the property. Horowitz stated the current lot coverage is 9.5% and will increase to 10.5%. The current garage is 18 feet x 20 feet with a 6 foot x 5 foot bathroom extension. There will be a net additional intrusion of 154 square feet into the setback with the new plan. Paul Murphy reiterated there is no special permit required for the accessory building per the bylaws. The Board thanked the applicant for complying with their requests. Drucker moved for Findings of Fact:
1. The house is a preexisting structure having originally been built around 1800 according to the Assessor’s office.
2. The lot is a preexisting non-conforming lot due to its being 18,690 sq ft.
3. The structure is a pre-existing non-conforming single family dwelling due to the intrusion into the north side setback.
4. There is no change in use.
5. There is no objection from abutters.
6. The proposed alteration to the structure will not be substantially more detrimental to the neighborhood than the existing structure.
7. The additional intrusion into the north setback will be along the same line as the existing house.
Robert Hankey moved the Findings of Fact; seconded by Roger Putnam; passed 5-0.
Bruce Drucker moved to grant the Special Permit based on the Findings of Fact, subject to the following condition
1. The applicant will maintain or replace the vegetation on the north property line;
Seconded by William Nicholson; passed 5-0.
Other Business:
The Board discussed abutter considerations and concerns and what is considered more detrimental to a neighborhood.
As a matter of past practice, if one or more members of the Board requires additional time to consider an application, the case would be continued.
Robert Hankey moved to adjourn at 8:05 pm; seconded by Roger Putnam; passed 6-0.
Respectfully submitted,
Christine Bates, Committee Secretary
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