8/23/2017 ZONING BOARD OF APPEALS ZBA Decision

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Variance Request Dear Zoning Board of Appeals. Michael Cusack would like to respectfully request Four variances for his property located at 46 Quail Hollow Dr. Mashpee, MA.To complete an addition to and renovation of the existing house. Mr. Cusack inherited the property last year and the house was in dire need of repairs and renovation. Many of the rooms are very small and the structure is not large enough to accommodate his needs.To accomplish the proposed addition and renovation plans. He purchased the adjacent lot and petitioned the planning board to allow him to join the two lots in an effort to make the project more feasible. in doing so he will be giving up protected lot statuses on both lots. To accomplish the project the following four variances are necessary; 1. Relief from front lot set back less than the required 40 ft.The house is already in the 40 foot required front yard setback so it is a pre existing, non conforming situation. This is a condition that existed in several of the homes in the neighborhood, see attached pictures.We tried very hard to balance the front yard setback with the construction in the 50 ft buffer zone from the water to minimize the impact as much as possible. However,the unusual shape and topography of the lot is a major hindrance in eliminating the need for a variance. 2. Relief from the 15 ft required side yard setback.Even though the house is not in the 15 ft setback.The existing deck,which needs to be rebuilt, has a stairs on the wrong end and does not go towards the driveway.There is no way to relocate the stairs without having them encroach into the side yard setback.The reason for the variance is because of the topography of the lot and the fact that the yard drops off dramatically on the left side of the existing house and that the proposed location for the deck stairs,on the right side,is the only level spot adjacent to the deck. 3. Relief from the minimum lot requirement of 80,000 sq ft. We gave up the protected lot statues on the second lot that was purchased,which we could have built a small house on,even though there is unstable soil conditions on most of that lot.We did this to try and get as much square footage as possible. Even with the second lot,the unusual wedge shape of the lots gives us less than the minimum now required in the zone.This is a condition that exists on almost all the houses in the area. 4. Relief from the front lot line requirement of 150 ft.The second reason for combining the two lots was to try and meet the requirement for front lot line. Even with the