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2003 Zoning Board MinutesNorthampton Zoning Board of Appeals Minutes of Meeting May 22, 2003 Council on Aging, Memorial Hall, 240 Main Street, Northampton, MA. Members Present: Time 5 Chair Bob Riddle Vice Chair, Sara Northrup 5 David Bloomberg, Assoc. Member 5 Malcolm B. “Barry” Smith, Assoc. Member Staff Present: Time Planning Director Wayne Feiden 5 Senior Planner, Carolyn Misch Agenda: 1) Request by DSG, Inc. to amend a Variance previously granted under § 5.2 to provide a new planting plan for the buffer zone between the existing business and the residential neighborhood, for property at 968 Bridge Road, Map 18D-27. At 5:30 Bob Riddle opened the public hearing on Dana Automotive. Mark Beglane representing DSG presented the request to resolve the problem with the screen planting between Pine Brook Curve and Dana Auto. Tom McCarthy, 25 Mathews Road Conway, MA explained the soils and the planting plan proposed. Selected mix based on indigenous plantings in this area. Layout based upon natural growth patterns. David Bloomberg asked about the size and number of plantings. McCarthy indicated that the symbols on the plan indicate the number of plantings planned. Size to be based upon what is left at the nursery by the time they are able to begin planting. Not planning to select trees larger than 3-4” caliper to ensure successful growth. Carolyn Misch asked applicant to describe planting plan for public and board. McCarthy described the details. David Bloomberg asked to describe why previous plantings failed. 1 2 McCarthy described that the planting and maintenance of his plan will be key to success of this propose planting and that this was one of the reasons for previous failures. Barry Smith asked about the minimum size selection for trees and shrubs. McCarthy clarified that 3’-4’ height maximum for evergreens and 2”-3” caliper for deciduous trees. Carolyn Misch described typical planning board requirements for tree sizes and suggested that based on department expertise and checking with local nurseries 12’ evergreens could easily be planted at this location and survive. Deciduous should be at least 4” to 5” caliper. McCarthy emphasized that the smaller the tree the better the success rate. David Bloomberg questioned whether the pretreatment of soils and maintenance plan would suffice to ensure success rate even for larger trees. McCarthy said it would help. Barry Smith asked for clarification on % of success vs failure rates between small and larger trees? McCarthy said there wasn’t much difference Beglane stated that the original plans called for only 5’ high trees. Barry Smith emphasized that it has been more than 10 years and the applicant was asking for an amendment to the variance, therefore the Board has discretion. Bob Riddle suggested that the total number proposed is less than the original required in the variance. Beglane suggested that some of the original trees had survived and the planting plan was not to replace, entirely, the original plan. Mark Munska, 52 Pine Brook Curve stated that the White Pines were never planted. And the neighbors were looking for a year round screen, not a mix of deciduous trees. He asked what was wrong with Arborvitae? So far, they have grown well on site. Canadian Hemlock is subject to disease he stated. Questioned why the applicant was asking to remove the fence. Fence was originally placed to eliminate pedestrian cut-through and trespassing. Fred Lima, 33 Pine Brook Curve stated that the trees died because of lack of maintenance. He questioned why there was no screening along his property boundary. Board discussed current screening location. McCarthy clarified that most of the screening proposed would be located along Lima’s property. About 15 shade trees and coniferous as well as shrubs that would grow more quickly than the trees and provide variation. David Bloomberg asked if shrubs cost less? McCarthy said they were about the same. Steve Susco, 754 Bridge Road expressed concern that elevations were not provided showing the height of the proposed trees to be located at various elevations. He suggested that the screen would be less effective if the trees are planted down the slope instead of at the top of the hill on the property line. He asked about the original plan. Bill Dwight, 39 Myrtle Street stated that the bottom line is that the neighbors need an adequate screen from the auto dealership and that there should be a simple solution that can be put in place quickly to accommodate residents and it would benefit the dealership’s business. Bob Riddle asked Anthony Patillo (Building Commissioner) how enforcement would ensue. Patillo stated the Board should be clear about time table to plant and specifics of planting type, number, size and location. If not done in accordance with the plan, he would have the authorization to fine $100/day until planting complete. David Bloomberg asked how maintenance schedule could be enforced? Patillo stated that clear benchmarks and reporting should be required. Discussion ensued about the most desireable screening from resident’s perspective. Bob Riddle clarified that Arborvitae sounded like the tree of choice. Board discussed whether or not they could act or if the hearing should be continued in order to obtain specifics from the applicant on reporting schedule, tree species, size, number and location as well as distance from property line and elevations. Board discussed need for maintenance schedule to last for 3 growing seasons and Arborvitae should be planted in 2 rows. Barry Smith moved to continue the hearing to June 12 at 5:30 pm in the Council on Aging room. David Bloomberg seconded. Unanimous 7:45 Barry Smith moved to adjourn. David Bloomberg seconded. 3 Northampton Zoning Board of Appeals Minutes of Meeting June 12, 2003 The Northampton Zoning Board of Appeals held a meeting on Thursday, June 12, 2003 at 5:30 p.m. in the Council on Aging Meeting Room, Memorial Hall, 240 Main Street, Northampton, Massachusetts. Members Present: Chair Bob Riddle, David Bloomberg, Sara Northrup and Malcolm B. Smith. Staff: Carolyn Misch, Senior Land Use Planner/ Permits Manager. At 5:35 P.M., Riddle opened the Continuation on a Request by DSG, Inc. to amend a Variance previously granted under § 5.2 to provide a new planting plan for the buffer zone between the existing business and the residential neighborhood, for property at 968 Bridge Road, Map 18D-27. Riddle introduced the members of the Board and Staff to the public. Members of the Board discussed the revised landscaping plans requested at the last hearing. Northrup arrived at 5:45 P.M. Mark Munska, 52 Pine Brook Curve asked for screening for the north end property line. There was a discussion regarding the screening. Hearing no further comments, Smith moved to close the public hearing. Bloomberg seconded. The motion passed unanimously. Bloomberg moved to approve the amendment of the Variance in accordance with the comments discussed and the plans submitted. Smith seconded. The motion passed unanimously. Bloomberg left. At 6:30 P.M., Riddle opened the Request by Mike Floyd for a Special Permit under § 7.2 of the Northampton Zoning Ordinance for the installation of five awning signs for property at 366 King Street, Map 18D-47. 1 2 Mike Floyd, the applicant, presented the application and responded to questions by the Board. There was a discussion regarding illumination and it was stated that only the lettering would be illuminated and not the entire awning. Members of the Board generally agreed that 7” lettering would not be more visible than 4” lettering and that the whole point is to reduce the amount of signage for King Street. Northrup stated that the application does not seem to meet all the criteria for a Special Permit. Smith stated that he does not believe that corporate policy is a reason to depart from the criteria in the Zoning Ordinance. Hearing no further comments, Northrup moved to close the public hearing. Smith seconded. The motion passed unanimously. Smith moved to deny the request for a Special Permit. Northrup seconded. The motion passed unanimously. Northrup moved to approve the minutes of May 8, 2003 & May 22, 2003. Smith seconded. The motion passed unanimously. Smith moved to adjourn. Northrup seconded. The motion passed unanimously. Northampton Zoning Board of Appeals Authorized Zoning Administrator Minutes of Meeting June 12, 2003 The Northampton Zoning Board of Appeals Authorized Zoning Administrator held a meeting on Thursday, June 12, 2003 at 4:00 p.m. in Hearing Room 18, City Hall, 210 Main Street, Northampton, Massachusetts. Zoning Administrator: Sara Northrup. Staff: Carolyn Misch. At 4:01 P.M., Riddle opened the Request by Robert Reckman for a Finding under Section 9.3 of the Northampton Zoning Ordinance to replace an existing porch with a new porch and mudroom for property located at 22 Western Ave., Map ID 24C-131. Robert Reckman presented the application. He described the proposed work and responded to questions from Northrup. No one from the public was present to speak in favor or in opposition to the project. Northrup closed the hearing. She granted the Finding because she determined the proposed change (to replace an existing porch with a new porch and mudroom) would not be substantially more detrimental to the neighborhood than the existing nonconforming structure. At 4:15 P.M., the meeting was adjourned. Northampton Zoning Board of Appeals Minutes of Meeting Thursday June 26, 2003 Council Chambers, Wallace J. Puchalski Municipal Building, 212 Main Street, Northampton, MA. Members Present: Time 5 Chair Bob Riddle 5 Vice Chair, Sara Northrup 5:50 5 David Bloomberg, Assoc. Member 5 Malcolm B. “Barry” Smith, Assoc. Member Staff Present: Time Planning Director Wayne Feiden 5 Senior Planner, Carolyn Misch Bob Riddle opened hearing at 5:30 P.M. – with a request by Charles Brummer for a Special Permit under § 7.4 of the Zoning Ordinance for the installation of a ground sign for property at 94 King Street, Map 31B-158. Dr. Brummer presented application and described sign to be setback approximately 5’ from the sidewalk. Bob Riddle asked if this is the only ground sign on the property? Dr. Brummer described the main ground sign fronting King Street. The Board discussed the addition of the second ground sign and whether or not it met the criteria for allowable additional signage. The Board also discussed the specific criteria for a ground sign within the GB and noted that this was to call attention to a side entrance. Carolyn Misch clarified that a special permit would be necessary for the additional ground sign. Barry Smith moved to close the hearing. David Bloomberg seconded. David Bloomberg moved to approve the special permit for a ground sign within the General Business District and for more than one ground sign on a property because of its size and orientation. Carolyn Misch discussed budget implications and changes to advertising, abutter notice and signature pages. The Board unanimously voted to adjourn at 6:05 p.m. 1 Northampton Zoning Board of Appeals Minutes of Meeting July 24, 2003 Council on Aging Building, 240 Main Street, Northampton, MA. Members Present: Time 5 Chair Bob Riddle 5 Vice Chair, Sara Northrup 5 David Bloomberg, Assoc. Member Left 8:20 5 Malcolm B. “Barry” Smith, Assoc. Member (vacant seat) Staff Present: Time Planning Director Wayne Feiden 5 Senior Planner, Carolyn Misch At 5:30 P.M. Bob Riddle opened a joint public hearing with the Central Business Architecture Committee on a- Request by Tristram Metcalf for a Special Permit under of the Northampton Zoning Ordinance and a Permit from the Central Business Architecture Committee to erect 3 ground signs, 2 in the CB district and 1 in the URC district at 17, 25, & 35 New South St., Map ID 31D-99. Metcalf described the application for the three ground signs. Rockwell Allen, owner of the property, indicated that the tenant names would be displayed on an interior directory sign instead of the ground signs. Sara Northrup asked about the heights and directional signs on the West Street driveway access. David Bloomberg noted the applicant’s conformance with the zoning criteria for additional signage and ground signs within the Central Business District. Upon motion by Barry Smith and second by Sara Northrup, the Board voted to close the hearing. Upon motion by Sara Northrup and second by BS the Board voted unanimously to approve the special permit for the three ground signs on condition that CBAC also approve the application. 1 2 At 6:05 P.M. Bob Riddle opened the hearing on the request by Rebecca Sim for a Special Permit for a projecting sign under the Northampton Zoning Ordinance at 60 Masonic St., Map ID 31D-122. Sim described her interest in having a projecting sign that would be visible from Main Street by pedestrians. Sara Northrup asked if a sidewall sign would accomplish the same objective. Sim responded that there was a tree that blocked visibility of the side wall. Upon motion by BS and second by DB the Board voted to close the hearing. Upon motion by BS and second by DB the Board voted unanimously to approve the sign application. 6:14 P.M. Bob Riddle opened the hearing for a request by Agnoli Sign Company for a Special Permit for a ground (price sign) under the Northampton Zoning Ordinance at the Stop & Shop gas station 228 King St., Map ID 24D-70. Chris Moreau of Agnoli Signs described the application and the client’s desired objectives for the additional price sign. She indicated that it was difficult for customers to see the gasoline prices. Councilor M. LaBarge spoke in favor of the sign. Barry Smith asked how the sign would be oriented toward King Street. Moreau indicated that the 10” lettering would not be legible from King Street. Bob Riddle asked if the “temporary” sandwich board sign would be removed? Moreau confirmed that it would be removed. Sara Northrup stated for the record that in the original application for the gas station, the Board specifically discussed the traffic issues as it related to customer draw. She asked about price signs on the canopy. Moreau stated that there were no price signs on the canopy. The Board further discussed the traffic hazards, purpose of the signs and visibility with proposed location of the sign and the public interest criteria required to meet the zoning ordinance. Upon motion by Sara Northrup and second by David Bloomberg the Board voted to close the hearing. David Bloomberg reviewed criteria for approving the sign application. Upon motion by Sara Northrup and second by David Bloomberg the Board unanimously approved the sign application with the following conditions: 1. There must be a minimum of 5’ of clearance between the ground and the bottom of the sign as, presented in the application. 2. The pricing letters shall be no larger than 10”. 3. The “Stop & Shop” logo must be eliminated to minimize the glare from the internal illumination of the top of the sign. 4. The lighting for the sign must be turned off when the fueling facility is closed at night. 5. Upon installation of the ground sign, the sandwich board sign currently used for gas pricing must be removed. 6:55 P.M. Bob Riddle opened the public hearing for a request by Gary Powers for a Home Occupation Special Permit under the Northampton Zoning Ordinance at 579 Florence Rd., Map ID 37-4. Mr. Powers described his lawn care business and application stating that only family members were involved in the business and that no materials are stored on site. Councilor M. LaBarge spoke in favor of the application. John Wend spoke in favor of the application. Barbara Rikask spoke in favor of the application Upon motion by Barry Smith and second by Sara Northrup the Board voted unanimously to close the public hearing. Upon motion by Barry Smith and second by Sara Northrup the Board voted unanimously to approve the home occupation request with the following conditions: 6. Except for snow removal equipment, power tools may only be operated between 7:00 a.m. and 6 p.m. Mondays through Fridays and after 8 a.m. on Saturdays. No Sunday operations are allowed. 7. No chippers, processing or storage of materials for the Home Occupation use are allowed on site. 7:15 P.M. Bob Riddle opened the hearing on a request by Techalloy Company, Inc. for a Finding to change uses under the Northampton Zoning Ordinance from industrial/manufacturing to business uses at 115 and 122 Federal St., Map ID 30B-85, 88, 112. Edward Etheredge, representative of the applicant described the proposed project/change of use application. He spoke about the improvements to the lot that would be made and the changes related to reduction in truck traffic and processing of materials on site. John Dietrich, traffic consultant spoke about the impacts of the existing use versus the proposed use and the reduction in the overall impacts. Generally, the proposed use would likely reduce traffic impacts and certainly reduce tractor-trailer traffic impacts. He further suggested changes that might address some of the concerns in the neighborhood about parking and access to the buildings. Teri Anderson, Economic Development coordinator for the City spoke in favor of the change. Joyce Buche of 64 Federal Street asked about hazardous materials storage on site and background traffic in the neighborhood. 3 4 Etheredge clarified that no hazardous materials would be stored on site and suggested that the City should be asked to post a stop sign at the end of Milton Street (at Federal) as recommended by the traffic consultant. Tom Carpenter asked about the parking lots and directional signs. Pierre Rodrigua asked about the total number of units planned and asked for clarification between light and heavy industrial uses. Karen Ahearn asked about the outside storage of wire and security lighting that flooded the site. Bonnie Graham asked whether this was a request to change the zoning? The Board clarified the application request. Christine Vollenger of 133 Federal Street asked about he truck traffic. Upon motion by Barry Smith and second by Sara Northrup the Board voted unanimously to close the public hearing. The Board discussed possible conditions to address the residents concerns and to determine the impacts. Upon motion by Barry Smith and second by Sara Northrup the Board voted unanimously to approve the Finding request with the following conditions: 1. No more than 56,000 square feet of non-industrial, commercial uses may be allowed. 2. Industrial uses are restricted to light manufacturing. 3. Retail uses are not allowed. 4. The following office uses are not allowed: retail banking, insurance, medical, dental, and lawyers. 5. Outdoor storage of materials or products are not allowed. 6. Outdoor lighting shall be fully shielded and directed on-site. 7. There shall be no increase in the impervious surface coverage on either lot. 8. Prior to the issuance of a certificate of occupancy for any tenant, all site work must be completed including the following: a. A sidewalk must be installed that leads from the parking lot on the west side of the building to the front entrance of the building; b. The chain link fence located on the parking lot must be removed; c. All outdoor storage of materials must be removed; d. Directional signs for patrons must be located at the entrance to both parking lots. Upon motion by Sara Northrup and second by Barry Smith the Board voted unanimously approve the minutes of June 12. Upon motion by Sara Northrup and second by Barry Smith the Board voted unanimously to adjourn. Northampton Zoning Board of Appeals Authorized Zoning Administrator Minutes of Meeting July 24, 2003 Hearing Room 18, 210 Main Street, Northampton, MA. Members Present: Time Chair Bob Riddle Vice Chair, Sara Northrup 5 David Bloomberg, Assoc. Member Malcolm B. “Barry” Smith, Assoc. Member Staff Present: Time Planning Director Wayne Feiden 5 Senior Planner, Carolyn Misch Agenda: 4:00 P.M. – David Bloomberg opened the hearing on a request by Michael Mettey & James Brock for a Finding under the Northampton Zoning Ordinance to replace an existing porch with a new porch at 17 Middle St., Map ID 23A-275. Mr. Brock and Mettey described the project as submitted in the application. Upon determining that there were no members of the public to speak about the application, David Bloomberg closed the hearing and issued a Finding based upon the information submitted. 4:10 P.M. – David Bloomberg opened the hearing on a request by Terrence Lee for a Finding under the Northampton Zoning Ordinance to replace a garage at 44-46 Elizabeth St., Map ID 25C-133. Mr. Lee described the property and the proposed changes to eliminate the non- conformity to the rear of the property. Upon determining that there were no members of the public to speak about the application, David Bloomberg closed the hearing and issued a Finding based upon the information submitted. 1 Northampton Zoning Board of Appeals Authorized Zoning Administrator Minutes of Meeting August 28, 2003 Hearing Room 18, 210 Main Street, Northampton, MA. Members Present: Time Chair Bob Riddle Vice Chair, Sara Northrup David Bloomberg, Assoc. Member 5 Malcolm B. “Barry” Smith, Assoc. Member Staff Present: Time Planning Director Wayne Feiden 5 Senior Planner, Carolyn Misch Agenda: 4:00 P.M. – Barry Smith opened the hearing on a request by Wright Builders for a Finding under the Northampton Zoning Ordinance to remove a shed and build an addition to the rear of a house at 73 Warner Street, Map ID 23D-81. Linda Gudreau from Wright Builders described the expansion. Louis Bruzo from 58 Hinkley Street asked about whether the grades would be changed or if any fill would be brought in. The applicant responded that all fill would be removed from the site. Barry Smith closed the hearing and issued a Finding based upon the information submitted and finding that the addition would be further from the property line than the current non-conformity, that adequate screening existed on site and that the addition was in the rear of the property. 4:15 P.M. – Barry Smith opened the hearing on a request by Colin Hoffmeister for a Finding under the Northampton Zoning Ordinance to add a second story to a property located at 85 Woodmont Road., Map ID 24D-103. Mr. Hoffmeister described the property and the proposed changes. Upon determining that there were no members of the public to speak about the application, Barry Smith closed the hearing and issued a Finding based upon the information submitted. 1 Northampton Zoning Board of Appeals Minutes of Meeting September 25, 2003 Council Chambers, 212 Main Street, Northampton, MA. Members Present: Time 5 Chair Bob Riddle 5 Vice Chair, Sara Northrup 5 David Bloomberg, Assoc. Member Malcolm B. “Barry” Smith, Assoc. Member Staff Present: Time Planning Director Wayne Feiden 5 Senior Planner, Carolyn Misch Agenda: 5:35 P.M. – Bob Riddle opened the hearing on a request for a Special Permit by Christopher Kielb to construct a detached garage with an accessory apartment at 149 State Street, Map ID 31B Parcels 90, 91. Kielb presented his application. The Board discussed the DPW comments and determined that the driveway width was adequate. Determining that there were no members of the public interested in commenting, David Bloomberg moved to close the hearing. Sara Northrup seconded the motion. The Board unanimously closed the hearing. Upon motion by Sara Northrup and second by David Bloomberg the Board voted unanimously to grant the special permit for a detached accessory apartment. 5:50 P.M. Bob Riddle opened the public hearing on a request for a Finding by James Cahillane to expand a pre-existing non-conforming use at 375 South Street Map ID 38C Parcels 16, 17, 18, 19 20, 72, 73. Jim Cahillane and Richard Cahillane presented the application for a finding. Staff presented issues regarding encroachments of parked automobiles on the City right-of-way. Sara Northrup asked applicant about the sidewalk encroachments. The Board discussed jurisdictional issues relative to enforcement of the encroachment and whether it was appropriate to tie enforcement to the Finding request. Bob Riddle read comments from the Department of Public Works. 1 2 There was further discussion about timing of the extension of the sidewalk to Earle Street and when the property would be affected by such extension. Identifying no public parties present to comment and upon motion by Sara Northrup and second by David Bloomberg the Board voted unanimously to close the hearing. Upon motion by David Bloomberg and second by Sara Northrup the Board voted unanimously to approve the Finding request for the minor expansion of the automobile dealership. The Board found that the minor expansion was not substantially more detrimental than the current non-conforming use and found that the proposed changes would improve the property. Upon motion by David Bloomberg and second by Sara Northrup the Board voted unanimously to approve the minutes of July 24 administrator meeting and regular meeting as well as the August 28 meeting. Upon motion by Sara Northrup and second by David Bloomberg the Board voted unanimously to approve the extension request by Habitat For Humanity to extend the time period by which a public hearing must be held. 6:35 PM Upon motion by David Bloomberg and second by Sara Northrup the Board voted unanimously to adjourn. Northampton Zoning Board of Appeals Minutes of Meeting Thursday, December 11, 2003 Council Chambers, Wallace J. Puchalski Municipal Building, 212 Main Street, Northampton Members Present: Time 5 Chair Bob Riddle Vice Chair, Sara Northrup 5 David Bloomberg, Assoc. Member 5 Malcolm B. “Barry” Smith, Assoc. Member Staff Present: Time Planning Director Wayne Feiden 5 Senior Planner, Carolyn Misch 5:30 P.M. – Bob Riddle opened a joint public hearing with the Central Business Architecture Committee on a request by Herdis Eriksson & Linda Hannum for a Special Permit under of the Northampton Zoning Ordinance and a Permit from the Central Business Architecture Committee to erect a projecting wall sign at 231 Main Street, Northampton, Map 31D-250. Linda Hannum presented the application. David Bloomberg clarified the requirements under the zoning ordinance. Barry Smith asked if there were 2 condominiums? Hannum stated that they owned two units. David Bloomberg asked what color the signs would be. Carolyn Misch clarified that color is only a factor if it would “detract” from the character of the neighborhood. Hearing no public comment, and Upon motion by Barry Smith and second by David Bloomberg, the Board voted unanimously to close the public hearing. Upon motion by Barry Smith and second by David Bloomberg the Board voted unanimously to approve the request for two banners with the following conditions: 1) Banners may not be larger than 12” x 5’4” 2) The Frame may extend up to 16” from the wall 3) The signs shall be located centrally between the east and west side wall and the outermost windows. Upon motion by David Bloomberg and second by Barry Smith the Board voted unanimously to approve the minutes of September 25, 2003. Upon motion by Barry Smith and second by David Bloomberg the Board voted unanimously to grant a third extension for Habitat For Humanity for the time in which the Board must hold a public hearing. Upon motion by David Bloomberg and second by Barry Smith the Board voted unanimously to adjourn. Northampton Zoning Board of Appeals Authorized Zoning Administrator Minutes of December 11, 2003 Hearing Room 18, 210 Main Street, Northampton, MA. Members Present: Time 5 Chair Bob Riddle Vice Chair, Sara Northrup David Bloomberg, Assoc. Member Malcolm B. “Barry” Smith, Assoc. Member Staff Present: Time Planning Director Wayne Feiden 5 Senior Planner, Carolyn Misch 4:00 P.M. – Bob Riddle opened the hearing on a request by Tim Stokes for a Finding under the Northampton Zoning Ordinance for an expansion at 401 Elm Street, Northampton, Map 24C-39. Tim Stokes described the project for the 2-story expansion. Upon determining that there was no public comment, Bob Riddle closed the hearing and granted a Finding based upon the information submitted and finding that the addition would not be closer to the property line than the current non-conformity, that the addition was in the rear of the property and would be no more detrimental than the current non-conformity. 4:05 P.M. – Bob Riddle opened the hearing on a request by Edward Cohen for a Finding under the Northampton Zoning Ordinance for an expansion of an attached garage at 88 High Street, Florence, Map 17C-154. Mr. Cohen described the expansion of the garage with a second floor accessory apartment along the side of the property that would continue the non-conformity of approximately 3’ setback. The application shows a 22x28 garage, however Mr. Cohen clarified that he planned to change the dimensions to 25x24 to reduce the extent to which the structure projects into the rear of the property along the side lot line. Bob Riddle opened the hearing to the public. Sanford Kaye and Mary Donovan, 92 High Street, submitted a letter of opposition to the Board stating concerns about reduction in privacy that a 2-story expansion with living space would create. Bob Riddle asked whether the height would be the same as the existing house. Lynn Marcus, property co-owner explained the height would be the same as one side of the house. There was a discussion about the ability for the applicant to expand the structure with a 10’ setback, which would be allowed by-right. The applicant asked for a continuance to January 8, 4 PM to determine if he could build the garage 10’ from the property line. 1