2024-03-28-ZBA-min - Laserfiche WebLink

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Her desire is to keep the existing driveway in order to have a straight shot to the garage and not need to turn a car to enter. An additional comment of concern she received was in regards to Estimated Seasonal High Ground Water Table (ESHGWT) in regards to section 135-4.5 of the Zoning Bylaw, which states the vertical distance between a finished basement floor shall not be less than 2 ft above ESHGWT. She shared the cross section of the garage plan and highlighted the distance between ESHGWT and the basement floor will be approximately 3 ft and described the basement as a glorified crawl space. Board Chair, Ralph D. Clifford, stated the main reason for the meeting with the Conservation Commission Chair, Conservation Director, and Zoning Administrator was to ensure they were not continuing to send applicant back and forth between Boards. They wanted to find a clear path to eliminate any unnecessary back and forth for the Applicant. He questioned if it is possible to build the garage fully within the setback regulations and also outside of the 25 Ft wetland boundary line. (It is hard to do so due to turning radius requirements that a car has. The turn radius is too large if the garage was placed there that the driveway would need to be extended closer to the lot line. This design just touches the 25ft wetland boundary line and Conservation Commission told them to not get any closer which they have not with this proposal.) Mr. Clifford questioned if the rainwater/runoff collection plans have been peer reviewed. (Yes, the Conservation Department and Engineering Department were involved. Test pits were dug. The hope was to keep the collection tank outside of the 25ft boundary but ledge was hit during the first digging so it had to be moved elsewhere. This collection tank will capture all rainwater from impervious surfaces from the existing dwelling and the proposed additions. No further questions from Board. No comments or questions from audience Ms. Finkinzeller summarized she is seeking to be granted approval to have a reduced side yard setback from 12 ft to 8.7 ft measured from the roof overhang. The revised proposal has addressed concerns about the Estimated Seasonal High Ground Water. She emphasized the difficulty the lot provides due to lack of frontage and lots of ledge on the property making it challenging to build on much of the property. She has made a good effort to honor the code and paid attention to the details like fire separation because is safety is essential. Abutter support is also evident from letters. Ms. Finkinzeller requested kindly that the Board consider the request and find it within reason to grant this Special Permit. She requested a straw poll. A Straw Poll was taken. No Member indicated an intent to vote No. The Applicant agreed to move forward with an official vote. Hearing was closed at 7:21PM. (a roll call vote was taken: Ralph D. Clifford– Yes, Norman P. Cohen– Yes, Martha C. Wood – Yes, James A. Osten – Yes and Nyles N. Barnert – Yes) Mr. Clifford recommended adding a condition that if granted, the Special Permit is contingent on Conservation Commission approval. No further discussion from Board.