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Home My Public Portal AboutZoning Board of Appeals -- 2017-11-14 Minutes i `�\��`�� tttui►u ��i�i��y,, TOWN OF BREWSTER QQ Zoning Board of Appeals 2198 Main Street _ /G t �, Brewster, Massachusetts 02831 0 - 40 (808) 896 4701 x1168 Date Approved :Vote ; . � � D TOWN OF BREWSTER MINUTES Zoning Board of Appeals Tuesday, November 14, 2017 at 7 :00 PM Brewster Town Office Building Attending Committee Members; Brian Harrison (Chairman), John Nlxon, Arthur Stewart (Vice-Chain, Bruce MacGregor, Jeanne Kampas, Patricia Eggers, and William Hoag, Attending guests: Ryan Bennett ( Brewster Town Planner) To review post/present hearing: www,brewster•me.gov/documents and archives/Ch 18 video archives/recent videos/ ZBA 11-14-17 7 :00 PM meeting called to order Minutes of September 12, 2017 MOTION by Patricia Eggers to accept the Minutes of September 12, 2017 as presented . Second by John Nixon , VOTE 7.00 Minutes of October 10, 2017 IMOTION by Arthur Stewart to accept the Minutes of October 10, 2011 as amended . Second by John Nixon. VOTE 7.0-0 as*r .v - '•,t " ' trs #,.a'.>- ' - g4 - 'v :. F.?i';#9'14 ,_ f, , yt•, twC2.' .; A {:`:R ' ..!$u ritb•t jS ' "+?::;✓a':i1'i Ya:,„a, ; r;. :,f,; ,u.,. .X. :,f" �•iy..a.�,,z,:.; , ,2t7 'v ,t.f.'i' G d "r:;' f; ;;a:s `i,, ^ • �;, ' `v ' _;�,', . F2 , ; • r. a. ' ' a -P �a e�C�,rik�;a , -1. ;��e:.�� ,.. �' .'Q:�` . , , 4 : t{��,J1,�i • � , >� �Mr '_� }y,'en"t�` ,;fir ^ , �t � �. ��,}yy.,jt h.;� "hnd�;;)) �� '.: f �, - � , . � . : , n_ � „ 0�� 1,1�fI7C •��'. 'fi. 7 .+�:��' 1:1� E d �� P ' - Xq�', �x- T '� � 'tet..yt.�' v ;� t H � d�r,��!��'y+,ff r,Pr. , �. - i3' , � . � . t, r ;r ;., '! "1- k 4• a• y •t.. a7, :• r' t, > 4 r•., �+ .e r.� t 1,;,.: z r. .� . 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Members hearing this application are, Bruce MacGregor, Arthur Stewart, Patricia Eggers, John Nixon and Jeanne Kampas , Attorney Benjamin Zehnder, representing Mr, Heins gave a brief overview, Mr, Heins was present for his application , w Lot has a 63' frontage BREI)STER TOWN CLERK • Lot was created prior to Brewster zoning ► I ? DEC27 2 ; 51i • Lot is undersized • Nan-compliant frontage 1 ZBA Minutes 11 .1417 11120017 1014344viS AM NAPlanningrZONING BOARD of APPBALSWINUTBSIZBA Mlnutes 11 -1417,doox 1 • Discussing this Variance is like a "3-legged stool", all must be met Hardship, shape, soils conditions and uniqueness • Subdivision plan indicated Lot #5 • Site plan indicated proposed elevations • Structure 24 Z 24 house/ 2 story • Proposed art studio • 3rd largest lot in the neighborhood • Lot is not remarkable • Fits Into the neighborhood • No impact on traffic BOARD DISCUSSION + Not easy to find e Refer to Victor's letter of 7/6/17 e 1960 layout with 1980 record date o Common ownership + Wasn't this known when the applicant bought the property? i.awyer reviewed it • What is the value of others In the vicinity? $ 350,000 to $400 o Paid for land only? YES • Did you place any language in the P+S to protect yourself? i had a lawyer • Land court shows last lot in development • Shape factor/every case stands on Its own merit. • Possible case law available . Open to Public Input • Jim Coutes /Oulider) personally spoke to Victor regarding this lot, MGL frontage and size are in the same section that is why both were mentioned in ZA letter, MOTION by Patricia Eggers to Close to Public Input , Second by Arthur Stewart VOTE : 5-0-0 FURTHER DISCUSSION « Seems a stretch but OK with street Intersection • Odd cut w Town has listed it as a buildable lot/not a legal principal but creates a hardship . • Are roads constructed ? Not really, will have to adjust roads. • Like to see the second building taken off the plan/frontage only for one • The decision can be conditioned • Would like to see Case Law first, * Has a septic already? Why not ready for a building permit , • Unofficial poll of the Board; wait for case law, wait, grant, reluctant, on the. fence, • With this divided opinion Attorney Zehnder requested a continuance to next available meeting. ;.r , se - ; :v, :z,. ' rarti',A^, p`i5" y;n' :f. r. ,;.y:, . . .v.,: ,.. xr, : ri'+ir3 "rlr•c (d •,* ?i.i >: x..; . y.: �r ;: ) "il'?x';iix? ✓ P- ,: 4y' >,ir `rl ;ti, "'Ti �•1' 1-'�te a �t `��` a � r u ry�oivfil . ,iubnl .,�, t�, , ,eke b�'�`ai_� g'��'p�:7;� ia ,:, F �. � � �.:,� .,{tI�hA :. al�r�: ,r.�J�JJjj��1I�? , `�' r; {1j ��l�p ; =�� ,, §r ,�,.. , �';k ,,,. ; �.�� , ,.��, .; ►�!• . a .: i' s R �w . �,!.. � .� r;a��L siS,: Y .x . , 41;• F " v.. �. y'?l :ro. rY'0ti.'tl•<`}�`. 7S . . '�{ 'ib. : ., .,. i . � ; . . ? : . . , . r�.,.:��iti*x '.?'t�' . , . �r3:f� : , . 1f n . � h ' i `LxS, .r> Y,r.•. . .�:1}= }.f �. L;k>,.,�> .£s„ ..L? , . ��s:,JTd ,Ir. s.•,ry ;i d/ ry � R � yyq{ y�J�' YL[,�y pp/�} � T �jJ' a'�/'.�' .. y,.P , . ,� �bf`Y i.< 4i �" f. �' ��'t! . 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'1y:4 ,. 1 ."i.. •:}'., �i�.` 1�iAt�.. o •'. a�t��;5r:i"k .v;?f::, - r"3h;t4..,�r it�:i <v r+ 3 �t.xi: n t r , iir . ,7., r •Y � Y. *¢., 5 2 ZBA Minutes 11w14* 17 11120/201710:34: 18 AM N :\Planning\ZONINO BOARD of APPEALS\MINUTES\ZBA Minutes 11 -14-17 ,doox 1 + Discussing this Variance is like a "Vegged stool", all must be met Hardship, shape, soils conditions and uniqueness • Subdivision plan indicated Lot #5 • Site plan indicated proposed elevations + Structure 24 Z 24 house/ 2 story • Proposed art studio grd largest lot In the neighborhood • Lot is not remarkable + /Fits Into the neighborhood • No impact on traffic BOARD DISCUSSION • Not easy to find • Refer to Victor's letter of 7/6/17 « 1960 layout with 1950 record date • Common ownership « Wasn't this known when the applicant bought the property? lawyer reviewed It • What Is the value of others In the vicinity? $ 350,000 to $400 « Paid for land only? YES « Did you place any language in the P+S to protect yourself? i had a lawyer • Land court shows last lot in development • Shape factor/every case stands on its own merit, • Possible case law available . Open to Public Input • Jim Coutes /builder) personally spoke to Victor regarding this lot, MGL frontage and size are In the same section that Is why both were mentioned in ZA letter, MOTION by Patricia Eggers to Close to Public Input , Second by Arthur Stewart VOTE : 5w0-0 FURTHER DISCUSSION • Seems a stretch but OK with street intersection • odd cut + Town has listed it as a buildable lot/not a legal principal but creates a hardship. « Are roads constructed ? Not really, will have to adjust roads. • Like to see the second building taken off the plan/frontage only for one • The decision can be conditioned . • Would like to see Case Law first. • Has a septic already? Why not ready for a building permit. + Unofficial poll of the Board; wait for case law, watt, grant, reluctant, on the, fence, • With this divided opinion Attorney Zehnder requested a continuance to next available meeting , ;,y . :es" .» a . �t: . *.'4-7: , . a r r - :>:: J .,aw;: "d:.".�'•S'd.;`Si _ sau _ :+1ctp �. . r :u• ',, !t}4 i+' .:<d . t �, : )::tEM. 'kil .i :t'iz. } i"SL • rz,:, ., S �n,'�,,1� ' y qa ra�`y '�t` y ' ,�Tl ��i"b• , � tt3yypa f�rl�ac �, �, o �:o"{,�"y'�iivt� „ N . .��,s o � �y},ybi;i'><'��:•��`'�n� " �� '�; .�� , `�3rkxa s.. :.t ., i�t�,f ' l� � ��xrfC `t?' A:: ,i »., �?;Yt`,�t..4 ' 1=3t"1'�ir� , �� >;%L;�,.' �t• t4 ' i �« yr�j .. ;,�§�'{':�' v .l- ^�. ��:S, yS.„ uC : �13 „ .� .. tta j r_rvjG "N' —',$t�ta 1 i, : '� tt �•.t, rt , ) uta , <� t� ��r ` 'p4r� 1 � ' � � s;: � �' 2 ZSA Minutes 11 .14. 17 1112012017 10; 34:10 AM Nt. Planning\ZONINO BOARD of APPEALS\MINUTES\ZBA Minutes 11 -14-17,docx �'F° 2/ ,,s:rti,o-�-:{if", � � �.s i:J' i. 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S12�� i,�, -� �0. rti. , Stet in �h . , Members hearing this application are; Bruce MacGregor William Hoag, Patricia Eggers, Brian Harrison and Jeanne Kampas, Mr, Strelbert (architect) represented the applicant and gave brief overview, • This property has a lake view with the kitchen in the back • They would like to reverse the kitchen and deck and add a backdoor • House preceded setbacks; equal 20' ' • Will continue along the line of the garage • Decks not originally permitted, but are permitted now. • No railings, 2' 6" high • Landscaping makes it hardly visible by abutters • Stoop is the encroachment QUESTIONS f7rom the Board • Is this creating a new non•conformlty7 NO • This is altering a non-conforming structure « Extending by Y� foot' YES • No impact to neighbors Open to Public Input • No one spoke to this application MOTION by Patricia Eggers to Close to public Input, Second byBrlan Harrison VOTE: 5-0-0 FURTHER DISCUSSION • Minimal impact ,��.,:+.: - >yY,,., r��a,,'r , ;-' ti+ �:.i,` ',�f:;, - ::,yy.r,. ,2; • t+,"w`.` !:?1 . .�, a. t r'ii:4r �, ;.V'3'- •;'�:r•'ay i +-.'4,` ,.+,:�itN. . ,•,y{aai�a::'4" 'tn„ •rs;+`; W' .. �: 'i ''i>+. a,j, ' `� � -,d. ...4.� . 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',r 4e,"�•,J_� t�i<'is,•,,.:;�`{? .. ,: ? �� 'it;.� � f5'! i -, ' ,axT1.R�.:'fi�,�. .�.?7.��.1oMSiYS:4�F!, •F`�✓�R� 1, �V�,l^L�� JT ��Y ��.�?^.i• d f•� 2�i ';i�:i�!, k�::.t,;. r :� S .a,;nf(, .'�, t�',•'i, i�r.G;#r t" 7. 211 :• k�'. �" �'�iA,,'.��Yi„R� i , The proposed use is consistent with the Town of Brewster's Comprehensive 24 The additions will be in harmony with the visual character of the neighborhood , The project was approved by The Old King's Highway Historic Committee , 3 . The site Is suitable for the proposed use , 4. There is adequate access for the purpose of fire protection, police protection and other emergency services . The streets serving the proposed use are adequate (width, grade, construction, overall safety and design capacity 5. The proposed additions will not create any additional traffic, 3 ZBA Minutes 11 .114.17 11 /20/2017 10:34#0 AM N :\Pianning\ZONINO BOARD of APPEALSWINUTI=S\ZBA Minutes 11 . 07,doox