2024-04-11-ZBA-min - Laserfiche WebLink

Browse Search

Mr. Oldenburg shared the proposed plot plan and described the front setback of the garage is 26 feet back from street edge and 12 feet from property line. This is in line with the original side of the dwelling at 794 Massachusetts Avenue and helps to create symmetry on the property. The rear door of the garage would be covered to protect the 5 stairs from snow and ice to offer safe passage to all users. He shared an aerial view of the property emphasizing the driveways which are to be removed and replaced with landscaping. Mr. Oldenburg emphasized the proposed garage is advantageous to the owners through providing direct and safe access to the home, preserving the view out of the living room, and not impeding any more toward the side on the property than necessary. He stated this proposal also benefits the town by getting parked vehicles off the road and increasing pervious landscaping on the property. This proposal also reduces the extent of tree removal, excavation, and asphalt paving if the garage were to be pushed back. Mr. Oldenburg summarized that the proposal keeps with the architectural integrity of the dwelling and neighborhood. He highlighted that the Historic Districts Commission “enthusiastically support” this proposal and approved it at their public meeting on April 4, 2024. The perceived distance from the street is the same as neighboring properties and he believes there are no negative effects of this proposed garage. Board Member, Norman P. Cohen, asked to clarify that the dwelling in a condominium. (Yes.) He questioned who has right to use the yard where the proposed garage is located. (The owners of 4 Gibson. The yard has an imaginary line dividing the properties) He questioned if there were any comments received from abutters. (No.) Administrative Clerk, Olivia Lawler, clarified Town Staff received no comments from the public. Board Member, James A. Osten questioned if the owners would be pulling into the garage forwards and reversing back into the road to exit the garage. (Yes.) He questioned if there are any anticipated issues in regards to sight lines when reversing in a vehicle. (No. There will be no added shrubbery or landscaping that would impede sight lines. The existing drive also requires the owners to reverse into the road. Adding a paved turned around to allow for vehicles to exit without reversing would require too much paving.) Associate Board Member, Scott E. Cooper asked to clarify that the existing driveway is primarily in the public right of way, (Yes.) He questioned if visually the proposed garage is well in excess of the setback. (Yes.) He questioned if this proposal would provide parking spaces for visitors. (Yes, the owners will park in the garage and visitors will use the driveway to park their vehicles.) Acting Chair, Nyles N. Barnert, stated his concern that the unit at 4 Gibson Road is conforming in nature, it is the 794 Massachusetts Avenue unit that is non-conforming and therefore allowing this proposed garage would make the conforming dwelling non-conforming. He questioned if the tree in the rear of the proposed garage would have to be removed if the garage was pushed back. (Yes.) Mr. Barnert asked to clarify the depth of the garage. (About 28 feet.) He emphasized that to reverse out the garage, a driver would have the rear of their car in the road before they had a clear sight line. (A car is an average 16 feet long; a driver would be able to start to reverse and still have space to turn before entering the road without having a line of sight.) Mr. Barnert questioned why the garage is deeper than required for an average car. (There is a stairway in the rear of the garage to access attic storage. Approximately 3.5 feet are added to the depth which will also allow more storage space for yard tools and other storage. Most garages are 24 feet dee.) Mr. Barnert questioned how much more excavating would be