1/25/2017 ZONING BOARD OF APPEALS Minutes

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MASHPEE ZONING BOARD OF APPEALS MEETING MINUTES JANUARY 25, 2017 This lot is 15,000 square foot lot and has 112 feet of frontage along Waterline. Currently the dwelling is a three (3) bedroom residential structure, and will increase to four (4) bedrooms. The project is located in the Little Neck Bay sub -division which is a cluster sub- division which means that the generally accepted rules that relate to the R-3 zoning district do not apply. Typically in an R-3 zone requires a 20% maximum lot coverage, but in this cluster zone it can increase to 30%, and lot area is reduced from 40,000 square feet to 15,000 square feet. The frontage can be reduced from 150 ft. to 75 ft. The front yard setback is reduced from 40' to 30', and the rear yard. setback is increased from 15' to 20'. The side setbacks remain the same at 15 ft. The plan shows that the dwelling is getting closer to the front line, and decreasing the setback in the front yard from 40.8 ft. to 31 ft., but still within the 30 ft. setback required. The lot coverage is increasing from 25.1% to 29.2% but still conforms to the maximum 30%. There is a non -conformity in this building which is located at the very rear corner of the southwest corner of the structure which is 9.1 ft. There is a stairway that will be removed from this corner and replaced with deck, but will increase to 10.2' reducing the existing non -conformity. Mr. Kirrane said that one of the photos depicts a jog on the southerly side of the building behind the existing garage which will be filled in with additional living space of the first floor to accommodate a laundry and mudroom. There will also be a sunroom and decks added. The distance from the wetlands will remain the same and was approved by the Conservation Commission. The Board of Health will require a septic inspection before the building permit is issued. The proposal is not creating a condition that is substantially more detrimental to this neighborhood, and there is adequate parking and setbacks as required by the Section 174-17 of the bylaws. Tom Bunker with BSS Design noticed that the plot plan does not show drywells but was not a condition by Conservation. They wouldn't fit in the front because of the septic system. This might have been an oversight on both BSS and Conservation. A new septic tank will be installed further from the house and connecting to the existing leaching area. Mr. Goldstein commented that drywells might not be required if doing renovations as opposed to new construction. Mr. Bonvie read the Board of Health comments into the record. Chairman Furbush read the Inspection Department and Conservation comments into the record. Mr. Goldstein asked if the stairs on the corner of the landing count as lot coverage and would like clarification from the Building Inspector. 3