Becket Zoning Board of Appeals
Tuesday, December 1st, 2009
Board Members Present: Joshua Lombard;Chairperson, Robert Gorden;Clerk, Barbara Stuhlman , Susan Schneider, Mark Burgwardt.
Board Members Absent: Beth VanNess
Members of the Public Present: Ann Bruzzi, Nicole & Kirk Miller, Stanley Pyrzanowski, Nina Pyrzanowski
Meeting called to order: 7:06 p.m.
Review and Acceptance of November 3rd , 2009 Meeting Minutes – Ms. Schneider makes a motion to approve minutes from November 3rd , 2009. Mr. Lombard seconds motion; Unanimous Approval.
Public Hearing: Mr. William Cichaski, 27 Western Ave, Map 211, Lot 86.
Mr. Robert Gorden makes a motion to continue hearing, Ms. Schneider seconds motion; Hearing Continued.
Public Hearing: Stanley Pyrzanowski, 97 Shawnee Shore Road, Map 204 Lot 99 & 100.
Hearing opens at 7:10 p.m.
Chairperson, Joshua Lombard opens the public hearing and introduces board members present. Mr. Lombard asks if there is anyone present that has a conflict of interest, hearing none, Mr. Lombard confirms that a quorum has been established. Mr. Lombard confirms with the secretary that all fees have been paid and that proper advertising and posting procedures have been followed.
Ms. Ann Bruzzi ; Berkshire Engineering, approaches the board and explains that she is representing Mr. and Mrs. Pyrzanowski. Ms. Bruzzi reminds the board members present that the applicants had submitted a prior application back in June of 2008. Ms. Bruzzi goes on to explain that the applicants would like to demolish the existing home and reconstruct a new four season home by the existing garage. Ms. Bruzzi reminds board members that wetlands border the back of the property. Ms. Bruzzi confirms that the Conservation Commission as well as the board of health has approved the plans submitted.
Ms. Bruzzi advises that they are asking for a dimensional special permit, stating the proposed house is 34.33 feet from the property line and that the porch comes out 28.3 feet. Ms. Bruzzi explains that the existing garage encroaches on the side line and that the lot is narrow and long. Ms. Bruzzi confirms that the existing lot used to be two lots, under the same ownership and was put together creating one lot. The property is still under the same ownership.
At this time, Nicole from Lincoln Log Homes also speaks to the board, confirming what Ms. Bruzzi had already explained and adds some further detail. Nicole advises that it is a 3 bedroom, 2 bathroom simple Cape with a partially enclosed basement. Nicole adds that the proposed structure is about 988 square feet and has 2 x 6 construction.
Mr. Burgwardt asks how old the existing home is. Mr. Pyrzanowski explains that the home was built in the 1960’s; it was built on piers and has no basement.
Mr. Burgwardt makes a motion to allow a dimensional special permit for the reconstruction of an existing non-conforming single family residential house. The applicant is proposing to demolish the existing house and reconstruct it with upgraded infrastructure including an on-site sewage disposal system in compliance with Title 5 regulations and the Wetlands protection Act. The proposed three bedroom house will be located to the North of existing house and any further encroachment of side yard setback will be within previously maintained areas. The proposed house placement will allow for minimal infringement on wetland setbacks and will include a 12 ft. variance on front setback.
Ms. Barbara Stuhlman seconds motion; Unanimous Approval.
Joshua Lombard- Approve
Susan Schneider- Approve
Robert Gorden- Approve
Mark Burgwardt- Approve
Barbara Stuhlman- Approve
Beth VanNess- Absent
Public Participation - None
Correspondence- Read and Reviewed
Budget – Read and Reviewed
Zoning Board of Appeal Elects a Vice-Chairperson
Ms. Susan Schneider nominates Ms. Barbara Stuhlman for the Vice-Chairperson position; Mark Burgwardt seconds motion; Unanimous Approval.
Robert Gorden makes a motion to adjourn meeting; Mark Burgwardt seconds motion; Meeting adjourns at 7:45 pm.
Schedule next meeting for Tuesday, January 5th, 2010.
Robert Gorden, Clerk