Approved ZBA meeting minutes
Approved
Wellfleet Zoning Board of Appeals
June 24, 2021 7:00 pm
Remote Meeting
Attendees: Sharon Inger, Reatha Ciotti, Trevor Pontbriand, Manny Heyliger, Al Mueller, and Jan Morrissey
Regrets: Mick Lynch, Wil Sullivan and Andrew Freeman
Chair Inger called the meeting to order at 7:00 pm.
7:00 pm
21-18 Kurzweil 15 Howland Lane, Map 14, Parcel 77: Application for a Special Permit to replace existing roof on accessory building with an insulated roof with windows and cedar shakes creating a studio that is located within the setback. The Board consisted of Sharon Inger, Trevor Pontriand, Manny Heyliger, Reatha Ciotti, and Al Mueller. Chair Inger advised Mr. Kurzweil that he checked the wrong box for the application, it should have been Special Permit, not Variance. Manny Heyliger moved to allow Mr. Kurzweil to file under Special Permit as that was how it was advertised; seconded by Al Mueller. VOTE: Al Mueller aye; Trevor Pontbriand aye; Manny Heyliger aye; Sharon Inger aye; and Reatha Ciotti aye. 5-0.
Mr. Kurzweil provided the history of the garage and the uses it has enjoyed over the years. He stated the roof will be redesigned to enhance the property to match the main dwelling’s roofline. The extra space will allow him the room for his writing studio. There will be windows on each wall and the prior loft will be able to be utilized. Two letter supporting the project were received and read into the record.
Reatha Ciotti moved for Findings of Fact; seconded by Manny Heyliger. VOTE: Al Mueller aye; Trevor Pontbriand aye; Manny Heyliger aye; Sharon Inger aye; and Reatha Ciotti aye. 5-0
The lot is in the R1 District.
The accessory building is a lawfully pre-existing, nonconforming structure having been built around 1940.
The existing non-conformity regarding the structure is intrusion into the side setback (22’ where 25’feet is required.)
The addition to the structure will be constructed entirely on the current footprint.
There will be no change or increase in use.
There will be a slight increase in volume (160 square feet) due to the raising of the roof from 22’ to 23’ 6 and ¾ “
The use conforms with the objectives of the R1 District as stated in WZBL 3.2
There were two letters in support of the application.
The Wellfleet Historical Society has approved the application.
There were no appearances or correspondence in opposition to the application.
The roads, drainage, and other public services are adequate for the project.
There will be no further intrusion into the side setback.
The proposed alteration will not be more substantially detrimental to the neighborhood than the existing nonconforming structure, and the applicant has demonstrated that the benefits of the proposal will outweigh any adverse effects on the Town and the vicinity after considering the District Objectives for the district as provided for in WZBL 3.2 and the relevant criteria set forth in WZBL 8.4.2.
Manny Heyliger moved the Findings of Fact; seconded by Al Mueller. VOTE: Al Mueller aye; Trevor Pontbriand aye; Manny Heyliger aye; Sharon Inger aye; and Reatha Ciotti aye. 5-0
Trevor Pontbriand moved to grant the Special Permit based on the Findings of Fact; seconded by Al Mueller. VOTE: Al Mueller aye; Trevor Pontbriand aye; Manny Heyliger aye; Sharon Inger aye; and Reatha Ciotti aye. 5-0
Reata Ciotti moved to approve the amended June 10, 2021meeting minutes; seconded by Al Mueller. VOTE: Al Mueller aye; Trevor Pontbriand aye; Manny Heyliger aye; Sharon Inger aye; and Reatha Ciotti aye, and Jan Morrissey aye. 6-0
Reatha Ciotti moved to adjourn the meeting at 6:20 pm; seconded by Trevor Pontbriand. VOTE: Al Mueller aye; Trevor Pontbriand aye; Manny Heyliger aye; Sharon Inger aye; and Reatha Ciotti aye, and Jan Morrissey aye. 6-0
Respectfully Submitted,
Christine Bates, Committee Secretary
MATERIALS:
ZBA application and back up material