Present for the Board of Appeals and attending the meeting were Frank LoRusso, Chairman, Chris Murphy, Vice Chairman, Wendy Weldon, Russell Maloney, Todd Christy, Allison Burger and Chuck Hodgkinson. George Sourati and Alex MacDonald also attended. Allen Healy did not attend.
Mr. LoRusso opened the meeting at 5:00 PM. Mr. Christy recused himself from the hearing as he is a direct abutter to the applicant.
GEORGE SOURATI FOR ALEX MACDONALD AND MAUREEN STAFFORD; Article 6 Section 6.11B.2; 2 Lagemann Lane; Map 30 Lot 45: Mr. LoRusso opened the public hearing at 5:05 PM. Mr. Sourati reviewed the plans to add approximately 171 sq. ft. of living space to the existing single-family residence with 3,344 sq. ft. of living space on a 0.69-acre parcel of land. The existing screened porch will be converted into living space. The total area of living space with the addition will be 3,515 sq. ft. The maximum allowable area by Special Permit is 5,423 sq. ft. The screened porch (33 feet from the lot line) meets the minimum 25 setback distance. He added the deck adjacent to the screened porch will be converted
into a patio and the footprint will not change. Mr. Sourati pointed out on the elevations that the roof section, second floor deck and shower will be demolished and re-built with no changes to the current height, shape or roof line. This will be done to repair a leak. Lastly, the existing screening between the house and State Road will not be touched.
The Site Review Committee report was read for the record. Mr. Sourati distributed a written narrative addressing each of the 13 criteria that must be considered by the Board under this bylaw.
- The project, when complete, would be visible, including during the neighboring properties, and if so whether:
- The impact of the project on the existing rural, scenic character of the site and the surroundings has been mitigated through building siting, building design and landscape design;
The only aesthetic change to the outside of the house is the replacement of the screens and columns to an exterior wall with cedar singles and windows matching the house. No changes to the existing roof are proposed.
- The project retains natural buffer areas or, where that is impracticable, provides sufficient landscape screening; and
No changes to the existing landscapes are proposed. A vegetative screen between the house and the road currently exists.
- The project minimizes the impact of exterior and interior lighting on the surrounding area and minimizes glare from windows or other reflecting materials incorporated in the project;
155 sq. ft. of screens will be replaced with windows totaling 59 sq. ft. of glazing.
- The project protects the natural features of the site and retains the natural landscape of the site after completion of construction;
No changes to the landscape and the site are proposed.
- The project avoids altering the natural landscape, minimizes the size of lawns and recreational facilities, uses native species for landscaping, and retains natural vegetation on slopes;
No changes are proposed.
- The project minimizes grading alterations and executes grading and excavation so that the contours of the land are the same following construction as those previously existing on the site and adjacent to it;
No changes are proposed.
- Roads and other ways are designed to curve to fit the landscape and permit shared driveway entrances where possible
- The project maintains the visual integrity of ridge lines by keeping construction below the ridge line and at least 10’ below the average height of the existing trees on wooded ridges and hilltops on the lot;
None of the roof or roof lines are changing.
- In open land, buildings are sited behind fields against the backdrop of adjoining woodlands;
- The project preserves and protects natural features of the site such as scenic points, water courses, large trees, historic spots, traditional stone walls and similar community assets;
No changes are proposed.
- The project incorporates measures to reduce or mitigate excessive negative water quality impacts on ponds, wetlands and other water bodies both during construction and after completion;
There are no ponds or wetlands on the property. No changes are proposed.
- The project is designed to minimize fossil fuel use such as by incorporating energy efficiency, conservation techniques, and using renewable energy sources;
The 171 sq. ft. new conditioned space will be insulated in accordance with the state building code requirements and will be heated with propane.
- In relation to its construction and possible eventual demolition, the project uses environmentally sound and sustainable design and building techniques;
Yes. The project uses environmentally sound and sustainable building techniques.
- The project avoids significant adverse impacts on habitat, including;
- Whether the project meets the requirements and/or recommendations of the Massachusetts Natural Heritage and Endangered Species Program (NHESP) if the project triggered its review; and
The project site is outside the NHESP jurisdiction.
- If the project involves the clearing of more than one acre of NHESP Core or Priority Habitat, whether the project minimizes habitat fragmentation and has a define development envelope limiting the disturbed area to the smaller of 35% or 2 acres of the designated habitat; and
- The project protects and preserves historical and archaeological resources
There are no known historical or archaeological resources at the site.
The Board thanked Mr. Sourati for the thorough responses.
A letter and a follow up email from abutter Marianne Neill were read for the record. Mr. MacDonald agreed with her concerns and said he will direct all contractors to park on the adjacent lot which he also owns. This will keep all construction vehicles off Lagemann Lane.
Mr. Christy said it’s nice to see the project meets the minimum setback distance from the lot lines. With no further public comment a motion was made to close the hearing at 5:25 PM. The motion was seconded and unanimously approved. A subsequent motion was made to approve the application and site plan dated 12/9/16 and floor plans and elevations dated 1/14/17 as presented with the following condition: The floor plans shall be reviewed and approved by the Board of Health before obtaining a Building Permit. The motion was seconded and with no further discussion passed unanimously with five in favor.
ADMINISTRATION: The December 14, 2016 meeting minutes were reviewed and approved as presented by consensus.
The draft 2016 Annual Report was reviewed and unanimously approved as presented.
With no further business to conduct the meeting adjourned at 5:30 PM. The next meeting will be February 22, 2017.
Respectfully submitted by Chuck Hodgkinson, CAS.