02/11/2026 ZONING BOARD OF APPEALS Minutes

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MASHPEE ZONING BOARD OF APEALS Meeting Minutes February 11, 2026 This lot has several pre-existing nonconformities. The lot is partially in the flood zone that contains 16,625 sq. ft. of total lot area; there is 8,882 sq. ft that is outside the wetland resource area at the rear of the existing structure and is within 50 ft. of the wetland. The side 9.4 ft. on the east, west is 10 ft. The front is nonconforming at 31.2 ft. The frontage 116.77 ft. and lot coverage is 30.3%. The lot coverage is decreasing to 28%, which is a 201 sq. ft. reduction in structures. The side yard setback to the east will be improving from 9.4 ft. to 11.2 ft. and the west side yard will improve from 10 ft. to 10.8 ft. There is no change to the front yard setback. There are four dry wells that are shown on the plan for storm water management. There is an existing IA septic system that will be retrofitted and is an upgrade to that system. There are no new nonconformities being created. There are basically three elements that this board needs to find. One is that there are no new nonconformities, there is sufficient parking for a residential structure, and two spaces for two cars. In this case, there's a garage on the site for parking as well as a significant driveway that certainly can accommodate two vehicles without any issues. And then the last issue for the board is that it's not substantially more detrimental to the neighborhood than what currently exists. The Board confirmed that there are no doors in the media room as depicted on the plan. The narrative mentioned that there would be three bedrooms and there was a typographical error; there are only two bedrooms. The Board questioned if the proposed structure is 2.5 stories. The bylaw states that; portion of a building contained between any floor and the floor or roof next above it but not including any portion so contained if more than one-half(112) of such portion vertically is below the average natural grade of the ground adjoining such building. Mr. Luff stated that the proposed structure is one and a half stories with a walk out basement. Chairman Bonvie agreed that with the definition and that the height of the proposed structure is consistent with the average natural grade. He also wanted to know if there were drainage calculations performed on this project. Attorney Kirrane stated that there was no drainage calculations performed because the structure is out of the flood zone. There will be four dry wells installed and are depicted on the plan. Going forward there will be drainage calculations submitted on future projects. 2