2020-02-13-ZBA-min - Laserfiche WebLink

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There is an amended proposal for gross floor area that removes the basement from the calculation). Chair, Ralph D. Clifford, stated they received basement floor plans without dimensions and asked for the size of various rooms (Explained basement floor plan and rom size). Mr. Clifford asked what the total square footage be for the bedroom, recreation room, bathroom and entry way (1,000 square feet, that's the ask. The mechanical, bathroom and the stairs represent the 800 allowable square feet). Mr. Clifford then asked if the mechanical room and the room next to it was stepped up so it becomes compliant how far away would they be from this being a matter of right (It could only be the mechanical space. The bathroom and the other rooms and stairs have by code 6 feet 8 inches or greater. The room to right of the recreation room needs the window. An audience member, Robert Heingartner of 53 Ledgelawn Avenue, asked in order for the basement not to count in gross floor area ratio how low does the ceiling have to be (Under 6 feet 8 inches). Mr. Heingartner then discussed the negative changes in neighborhoods due to tear downs. He also discussed the gross floor area bylaw change and stated the Board should reject the application. A house that conforms can be large enough. This bylaw was put into place to prevent this kind of out of scale house. Mr. Smith stated they spent a great deal of time trying to scale the house for the neighborhood and allow for less shadowing. The intent of the gross floor area bylaw is to limit the density and massing on the site. The basement doesn't contribute to its effects on its neighbors because it is below grade. This request is driven by code necessities and the house will be more compliant than the existing home. There were no further questions or comments from the audience. The Hearing was closed at 7:20 PM. Ms. Krieger stated it is her intention to vote against this proposal. The gross floor area bylaw was designed to reduce the massiveness of houses. If this house were of appropriate size they would not need to use the basement as additional living space. Mr. Manz stated he is conflicted. The letters in opposition point out what they would like to see is less above ground mass. Taking away the basement does not reduce that. There is an article before town meeting to forget the basement but there will be a change in what is allowed above ground. The intent of the bylaw was in hopes to reduce a house that goes to the boundaries. He stated he would then agree with Ms. Krieger. Mr. Osten stated when he viewed the property about eight homes border the property. There are three neighbors that are opposed to this and that should be considered. A Board Member, Nyles N. Barnert, stated they have the option to make the house smaller and still keep the basement.