The Town of Harrisville Zoning Board of Adjustment met on November 16, 2016 at the Town Offices, 705 Chesham Road.
Members present: Sue Brown, Jonathan Miner, Hal Grant, Charles Sorenson, Jeff Trudelle, Rex Baker (alternate)
Members absent: Curtis Taylor (alternate)
Members of the public: John Battle and Greg Rigsby (representing George Colony)
Meeting called to order at 7:03 p.m.
Voting member Jeff Trudelle recused himself on the review and vote of the pending application. Rex Baker served as voting member.
- Application by George Colony for Property at 21 East Side Road (Map 72, Lot 9). Applicant requests a Special Exception as provided in Article 5, Section 3 to remove and rebuild in-kind a seasonal residential structure.
John Battle of Battle Architects and Greg Rigsby of Pellettieri Associates, both representing the applicant George Colony, presented their proposal to remove and rebuild the existing structure at 21 East Side Road. The proposed plan includes reducing the number of bedrooms from the existing 3 to 2; it includes building substantially on the footprint of the existing house while removing approximately 98 square feet of the existing porch on the water side and making the structure 6 feet 0 inches further from the water’s edge; it would add approximately 60 square feet on the land-side of the house; it will be built on a new crawl space; the overall height will increase by 30 inches to accommodate proper framing and clearance codes; and a dormer will be added on the 2nd floor.
The board reviewed the applicant’s site plan of the entire property, including distances of existing and proposed structures to property lines, rights of way and bodies of water, plans of existing and proposed construction with key exterior dimensions, and drawings depicting front, side and rear elevations of the structure to which changes are proposed.
The board also heard the applicant’s plans for water filtration and storm water runoff and the placement of a proposed septic for which the applicant separately applies to the State DES.
Charles Sorenson stated that the application falls within Article V of the Zoning Ordinances, specifically 5.3.3 and 5.4.2 because of both the non-conforming building and non-conforming lot conditions. Mr. Sorenson also stated that the condition requirements as laid out in Article V would be addressed under Article XX.
In accordance with its jurisdiction under Article XX of the Zoning Ordinances to review conditions and, as determined, grant permits for Special Exceptions, the ZBA, upon review of the submitted application and materials, determined that the applicant met the conditions of: Article 20.1.2.1 (the site is in a appropriate location for such use). The board noted that this is a continuation of the present use and is the common use in this district; Article 20.1.2.2 (the use as developed will not adversely affect the adjacent area). The board noted that the work being done will actually have less impact on the adjacent area because of the measures being taken to control water runoff; Article 20.1.2.3 (there will be no nuisance or serious hazard to vehicles or pedestrians) The board determined that the nature of the project does not implicate this criteria; Article 20.1.2.4 (adequate and appropriate facilities will be provided for the proper operation of the proposed use). The board discussed the fact that the proposal would reduce the number of bedrooms and that it would involve the construction of a new septic system that is across the road from the property upon which the house would be built; and Article 20.1.2.5 (the application complies with all frontage, setbacks, minimum land area, sanitary protection, signs and parking requirements, except as waived by the board). The board noted that the only requirements that would require a waiver were setback from the water, which will be to a more conforming location, and the minimum land area, which under Article 5.4.2 is allowed as to an existing non-conforming lot. The board specifically discussed the requirements for minimum permeable surface, which will be met by the applicant.
A motion was made by Charles Sorenson to grant a Special Exception for replacement of the house located at 21 East Side Road in conformance with the plans submitted to the Zoning Board and reviewed on November 16, 2016. The motion was seconded by Rex Baker. All voted in favor.
Other business:
Meeting Minutes of October 19, 2016 approved and signed.
Meeting adjourned at 8:05 pm.