4 River Court — Special Permit and/or Variance (deck to living space)
The board approved a special permit under Sections 2B-3 and 11J to convert the existing nonconforming 384 sq. ft. deck into living space, following continuances from 6/18/26 and 7/16/26. Applicants Danielle and Erin Coates-Conner had addressed earlier board concerns by pulling the mudroom and screened-porch walls back to match the existing nonconformity (preserving space for the 1-hour fire code), documenting driveway parking room, and providing neighborhood style references. The Conservation Commission had signed off with no additional changes required, and no dimensional relief was needed.
13 High Street — Appeal of Building Inspector's Decision
The board voted 4-1 to uphold the Building Inspector's decision that the proposed rear addition required special permit relief. The central dispute was whether extending the nonconforming side setback (existing 4.6 ft; required 10 ft) an additional ~12 feet along the property line "increased the nonconforming nature" under Section 2B-3; the applicant argued the bylaw allowed it by right since it was no closer than existing, while the Building Commissioner and majority held that extending into the setback requires a special permit so abutters have a voice.
13 High Street — Special Permit and/or Variance (513 sq. ft. addition)
The board unanimously granted a special permit under Sections 2B-3 and 11J to construct a 513 sq. ft. single-story rear addition (24'6" along the right-side property line, no closer than 4.9 ft) to the historic 1668 Wilcomb/Wilcom House. The abutter at 17 High Street supported the project but raised concern about heavy construction vehicles damaging the adjacent foundation and driveway, which the board addressed by adding conditions restricting such equipment.
Approval of Minutes: 7.16.26
The board unanimously approved the minutes of the 7/16/26 meeting, with the Chairman noting one minor change to be handled with staff. No substantive concerns were raised.
Key Decisions
- 4 River Court special permit (2B-3 and 11J): Passed unanimously. Series of findings and the final permit motion moved by Mr. Fierro and Ms. O'Leary; final permit motion by Ms. O'Leary, seconded by Ms. Szabo. No dimensional relief; no water mitigation fee (no bedroom added).
- 13 High Street appeal: Motion to uphold the Building Inspector's decision passed 4-1. Moved by Ms. O'Leary, seconded by Mr. Fierro (Mr. Clocker opposed).
- 13 High Street special permit (2B-3 and 11J): Passed unanimously. Findings and permit moved by Mr. Fierro; final permit seconded by Ms. Szabo. Approved for a 513 sq. ft. single-story addition, 24'6" long, no closer than 4.9 ft to the right-side property line, per submitted plans (5 pages, "Cummings Architecture, Joseph Wilcom House"). Conditions: no heavy concrete delivery trucks and no heavy track excavators up the driveway; rubber tires/tracks on excavation equipment to the extent possible.
- Minutes of 7.16.26: Approved unanimously, seconded by Ms. O'Leary.
- Adjournment: Passed unanimously; moved by Mr. Fierro, seconded by Ms. O'Leary.
Action Items
- Discuss one minor correction to the 7/16/26 minutes with staff — Chairman Gambale — Monday (following the meeting)
- Comply with permit conditions barring heavy concrete trucks and heavy track excavators from the driveway; pump concrete and use rubber tires/tracks where possible — Applicant (Groves/Cummings) — during construction
Note: The Chairman expressed disappointment that town departments listed as abutters (e.g., Cemetery and Parks) had not responded on these projects, but no formal follow-up action was assigned.
Related Upcoming Meetings
None were mentioned.
Bob Gambale [7:47] Okay, good evening and welcome to our Thursday, August 20th, 2026 meeting of the Zoning Board of Appeals. I would first ask if there are any citizens' queries, matters that are not part of this evening's agenda. No citizens' queries. Okay, then our minutes will reflect that there were none. Ben Fierro [8:11] Mr. Chairman, if I might. Bob Gambale [8:12] Mr. Fierro? Ben Fierro [8:13] Yep. Um, maybe we want to take a roll call to determine that we have a quorum.