Approved
Minutes of Zoning Board of Appeals Public Meeting
Date: November 15, 2012
Time: 7:00 PM
Location: Wellfleet Sr. Center
Attendees: Vern Jacob, Bruce Drucker, Roger Putnam, Mick Lynch, Robert Hankey, Sharon Inger, and Christine Bates, Committee Secretary
Regrets: Sibel Asantugrul, Manny Heyliger, and William Nicholson
Chair Jacob called the meeting to order at 7:00 pm and stated the meeting was tape recorded.
7:02 pm
12-32 Emily and Jacqui Beebe, 20 Cannon Hill Road, Map 30, Parcel 100: Application for a Special Permit under WZB 6.1.5 to add a 534 square foot addition to an existing non-conforming single family residence on a non-conforming parcel. The Board consisted of Vern Jacob, Bruce Drucker, Mick Lynch, Roger Putnam and Sharon Inger. Jacqui Beebe gave an overview of the project, stating the house is very small but has a four bedroom septic system. She stated they talked to the neighbors and there were no objections. Four trees will have to be removed in order to perform the construction. She stated they will change the driveway for another entrance which will be handicapped accessible. Ms. Beebe stated that although the plans state “preliminary”, they will not change the plans
if approved. Roger Putnam moved for Findings of Fact; seconded by Mick Lynch; passed 5-0.
1. This is an application for a Special Permit under WZB 6.1.5.1(b) to add a 534 square foot addition to the side of the dwelling.
2. The Zoning Board of Appeals has made a site inspection of the lot which is the subject of this application and has reviewed all plans and drawings submitted with respect to this application.
3. The dwelling is a lawfully pre-existing, nonconforming structure having been built in 1950 according to the Assessor’s Office.
4. The existing non-conformities regarding the structure are intrusion into the rear setback and intrusion into the north side setback.
5. The existing non-conformity regarding the lot is inadequate lot area.
6. The proposed 534 square foot addition would add to the existing nonconformities by intruding relatively insignificantly into the rear setback.
7. There was no objection from the abutters.
8. There will be no change in use.
9. The proposed 534 square foot addition will not exceed the 28' maximum height limitation per WZBL 5.4.4
10. The present building lot coverage is 4.1% and the proposed coverage will be 6.7% which is well within the allowable 15% lot coverage.
11. After considering the District Objectives for the zoning district as provided for in WZBL 3.2 and the relevant criteria set forth in WZBL 8.4.2, the Board finds that the benefits of the proposal will outweigh any adverse effects on the Town and the vicinity.
12. The alteration will not be more substantially detrimental to the neighborhood than the existing non-conforming structure.
Mick Lynch moved to approve 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; seconded by Mick Lynch; passed 5-0.
Business
Bruce Drucker reported he attended a meeting with Janet Reinhart of the Planning Board, Trudy Vermehren of the Conservation Commission and Health Agent, Hillary Greenberg-Lemos to discuss issues of interest such as the traffic flow requirements, bedrooms, variance requirements for septic upgrades and wells, and they will continue to meet in the future to share information. .
The Board reviewed a letter Bruce Drucker sent to the Board of Selectmen two years ago regarding having a part time Building Inspector.
Bruce Drucker drafted a memo to the Building Inspector in response to the letter Richard Stevens wrote regarding enforcement issues with Rispoli LLC. Roger Putnam moved to have the letter typed and sent to the Building Inspector, with a copy to the Acting Town Administrator and the Board of Selectmen; seconded by Sharon Inger; passed 6-0.
Bruce Drucker moved to adjourn the meeting at 8:00 pm; seconded by Mick Lynch; passed 6-0.
Respectfully submitted,
Christine A. Bates
Committee Secretary
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