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Minutes of the Zoning Board of Appeals Meeting of 6/26/07
Meeting convened at 7:40 pm in the Donaldson Conference room at Town Hall. Present: John Kimball, Chair, members Anna Hardman, Joel Freedman, Jeff Macklin and Win Quayle, and Dorothy Blakeley, BOA clerk.
Continuances:
1) Forrest St. Clair, 111 Tower Road, M/P 105 9 0, for special permit to reconstruct a single family house on a non-conforming lot. Mr. St. Clair appeared with his architect, Rob Bramhall of Rob Bramhall Architects. Mr. St. Clair noted that at our last meeting on May 31st, the ZBA had three principle issues:
a) Incorporating existing structure
b) Mass of proposed structure
c) Screening
Mr. Bramhall brought a model of the proposed home for reference. Since our last meeting, they reduced the size of the proposed structure as follows: they narrowed the size by 1 to 1 ½ feet, shortened the building by 2 feet, and pulled the height back by 3 feet, bringing the proposed structure substantially within the height limit. Additionally, using Google, they estimated the width of the nearby homes from the street, and they ranged between 110 and 38 feet, with an average of 71 feet. The closest neighbors to the St. Clair’s have homes with widths of 80 feet and 75 feet. The revised plans were reviewed and the proposed structure has been reduced from 6,377 square feet to 5,997 square feet (including garage). This is a reduction of 380 square feet. The height of the proposed structure was
reduced from 34.6 to 31.6. The applicant appeared before the Planning Board two weeks ago and the PB approved the older version of the plans but requested specific screening including types of species and quantities. It was also noted that the roof pitch has been reduced from a 13 pitch to a 12 pitch. Anna Hardman and John Kimball both agreed that reducing the height makes a big difference. Jeff Macklin noted that the cupola shape has changed from a hexagon to a square. Mr. Emanuel Lewis, 105 Tower Road, an abutter who submitted a letter to the ZBA on May 22nd, reiterated his position that smaller is better and that more screening is important. Joel Freedman noted that the changes are de minimus and that there is not much change in the overall size. Other Board members felt that the height changes are the most important and that the house is set back a substantial distance from the road. Motion to close record approved.
Action: Motion to approve this application approved by four out of the five members (Mr. Freedman dissenting). Panel consists of John Kimball, Chair, Joel Freedman, Anna Hardman, Win Quayle, and Jeff Macklin. John Kimball is the new Decision writer.
New Matters:
2) Shihab Ahmed and Marlene Major-Ahmed, 59 Oxbow Road, M/P 100 6 0, for a special permit to construct additions to an existing single family home. Mr. Ahmed appeared with his architect, Andrew Bennett of Bennett Architecture. Mr. Ahmed has lived in the home for 8 years and has 2 children and needs more space. The home was built in the 1790’s and has the common problems of houses from that era, small rooms, low ceilings, and no real flow between the rooms. The owners updated the kitchen two years ago (interior work only) and have no basement. The would like to add a family room in the rear, a home office, a master bath, and enclose the front porch, turning this into a mudroom. It was also noted that the shape of the lot is very odd and there will be a new
encroachment on the rear setback. Mr. Bennett produced photos of the existing structure and yard including some neighbors. Mr. Ahmed noted that he has spoken to all the neighbors and they are supportive of these proposed changes. John Kimball asked if they’ve considered making the addition in the rear flush with the house instead of protuding? Mr. Bennett responded that they made the proposed addition perpendicular to the house in keeping with the existing masses of the house. Joel Freedman asked if a survey has been done? It was noted that the distance from the rear lot line (stated to be 50 ft.) is crucial and it is worth having a surveyor do it.
Action: This matter is continued until September 6th, giving the applicant time to provide a survey of the distance from the rear lot line. Panel is John Kimball, Anna Hardman, Joel Freedman, Jeff Macklin and Win Quayle. Joel Freedman is the Decision Writer.
3) Nancy Rigotti and Stanley Rowin, 254 Concord Road, M/P 115 1 0, for a special permit to reconstruct a single family house. The applicant, Mr. Rowin appeared with his architect, Bill Warren, of William Warren Design. Mr. Rowin and his family have lived in the home for 13 years. The existing structure is a rectangular ranch built in 1950 and has a concrete block addition. Mr. Rowin stated he would like to make this a functional house. Mr. Warren noted that the applicant has appeared before all related boards, Planning, Conservation and the Historic District Commission. The proposed house will closely overlap the existing house with the exception of the proposed garage which will be pulled away from the wetlands. Mr. Warren also noted that they plan to move the
septic out of the wetland buffer area to a different area. A structural engineer evaluated the existing structure and found no footing for the concrete block addition and visual signs that the existing garage is falling down. Mr. Warren stated that keeping the existing foundation is not appropriate for the 10 inch wall size they would like in the proposed structure. Mrs. Ruth Ann Hendrickson, 253 Concord Road, spoke of her support for the proposed project, noting that it would be a lot more attractive and in keeping with the neighborhood. Mr. James Henderson, 6 Giles Road, has reviewed the plans and is very supportive of the proposed project, sees it as a major improvement, and looks forward to have it completed. Motion to close the record approved unanimously.
Action: Motion to approve this application unanimously approved. Panel consists of John Kimball, Chair, Joel Freedman, Anna Hardman, Win Quayle, and Jeff Macklin. Anna Hardman is the Decision writer.
3) Elizabeth Orgel, 17 Giles Road, M/P 115 9 0, for a special permit to add 15 x 16 foot screened in porch to the rear of her house. Ms. Orgel produced photos and noted the porch will not be visible from the front of the house. The applicant has already received approval from the Planning Board and the Conservation Commission. Mr. James Henderson, 6 Giles Road, is also supportive of this project. It was noted that there will be no outdoor lighting. Motion to close the record approved unanimously.
Action: Motion to approve this application unanimously approved. Panel consists of John Kimball, Chair, Joel Freedman, Anna Hardman, Win Quayle, and Jeff Macklin. Jeff Macklin is the Decision writer.
4) Thomas Bray, 19 Trapelo Road, M/P 65 11 0, for a special permit to construct additions to an existing single family house. Mr. Bray appeared before the ZBA last year and was granted approval for additions to his home that included a master bathroom and closet. Mr. Bray would like to amend his plans to include a remodeled kitchen and other changes. Jack Maclean, 21 Trapelo Road, noted that back in 1939, a pantry was added to the kitchen on the east side by R.D. Donaldson for one of his sons without getting any approval. Mr. Maclean noted that there is a total of 50 feet between the houses to the east. It was also noted that this home is in the historic district and must be approved by the Historic District Commission. The applicant is scheduled to appear before the HDC on July
10, 2007.
Action: This matter is continued until September 6, 2007. Panel consists of John Kimball, Chair, Joel Freedman, Anna Hardman, Win Quayle, and Jeff Macklin. John Kimball is the Decision Writer.
Administrative Matters:
Signed completed decisions.
Meeting adjourned at 10:00 pm.
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