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Approved ZBA mtg mins

Meeting date: 
Thursday, September 1, 2016

Approved

                          

Zoning Board of Appeals

Meeting Minutes

September 1, 2016   7:00 pm

Wellfleet Senior Center

Attendees:  Roger Putnam, Bruce Drucker, Sharon Inger, Trevor Pontbriand, Manny Heyliger, Vern Jacob

Regrets:  Mick Lynch, Don Palladino and Reatha Ciotti

7:00 pm

  1. Paul and Dulcie Lipman, 150 Compass Hill Rd., Map 41, Parcel 64:  Application for a Special Permit under WZB 6.1.5.4.(b) to remove existing 2 car garage and construct a two story bedroom addition on the existing foundation and move the front door stoop adding a covered entry.  The Board consisted of Roger Putnam, Bruce Drucker, Sharon Inger, Manny Heyliger, and Trevor Pontbriand.  Steven Phillips represented the applicant.  He stated the Conservation Commission approved the project.  He stated the foundation is in good shape and construction will take place on the foundation.  A retaining wall will be built in front of the dwelling to eliminate water drainage which goes toward the foundation.  He stated the walls will be eliminated in the basement of the existing bedroom.  The front of the house is 4 feet within the setback.  There is a new Title 5 septic system.  A letter from Mr. and Mrs. Gitlow supports the project.  Bruce Drucker moved for Findings of Fact; seconded by Sharon Inger; passed 5-0.
  1.  This is an application for a Special Permit under WZB 6.1.4.3 (b) to remove the existing two care garage and construct a two story bedroom addition on the existing foundation and move the front door stoop adding a covered entry.
  2. The Zoning Board of Appeals has received and reviewed the plans and drawings pertaining to the project, all of which are in the file.
  3. The Zoning Board of Appeals has made a site inspection of the subject lot.
  4. The dwelling is a lawfully pre-existing, nonconforming structure having been built in 1963 according to the Assessor’s Office.
  5. The existing non-conformities regarding the structure are intrusion into the front setback and the lot is undersized.
  6. The two story bedroom addition on the approximate east side of the dwelling will be built on the existing foundation in the place of the existing garage.  This is a volumetric increase only in the intrusion into the front setback.  The addition of a covered entry in the front is an inconsequential additional intrusion into the front setback.
  7. The lot coverage will increase from 9.37% to 10.907% which is a modest increase of about 1 ½% within the 15% lot coverage allowed in the R1 district.
  8. There will be no change in use.
  9. One abutter wrote in favor of the project.
  10. The project has been approved by the Conservation Commission.
  11. The alteration will not be more substantially detrimental to the neighborhood then the existing nonconforming structure.
  12. After considering the District Objectives for the zoning district as provided for in WZBL 3.2 and the relevant criteria set forth in QZBL 8.4.2, the Board finds that the benefits of the proposal will outweigh any adverse effects on the Town and the vicinity.

Roger Putnam moved to approve the Findings of Fact; seconded by Bruce Drucker; passed 5-0.  Bruce Drucker moved to grant the Special Permit based on the Findings of Fact; seconded by Manny Heyliger; passed 5-0.

 

Business 

 

Meeting Minutes:  Sharon Inger moved to approve the 08/04/16 meeting minutes; seconded by Manny Heyliger; passed 5-0. 

Bruce Drucker moved to adjourn at 7:30 pm; seconded by Sharon Inger; passed 6-0.

Respectfully submitted,

Christine Bates, Committee Secretary