Richard H. Becker

The board meeting addressed agenda items for two cases. The first case concerned an application by Geneva Worldwide, Inc. (Kathryn Breidenbach and Garrett Russo) for a variance related to the restoration of a historic home at 163 Locust Avenue, primarily focusing on extending a porch roof and addressing significant water mitigation concerns. The board members discussed the proposed extension's impact on property lines and sight lines with the applicants and an opposing property owner (Elizabeth Papp of 165 Locust Avenue). The board proposed that the applicants return with revised plans that adjust the front porch roof setback to align with existing nonconforming conditions (specifically 3.7 feet) to potentially achieve universal approval, leading to an adjournment for Case 2025-1. The second case introduced Victor Pena Gomez's application, represented by architect Wilvan Van Campen, seeking a variance for an accessory dwelling unit at 60 Waterbury Parkway. The variance is required because the proposed 600 square feet gross area exceeds the code limit based on the habitable square footage of the main dwelling (1,296 sq. ft. gross vs. 1,044 sq. ft. habitable).

The primary focus of the meeting was a hearing for Geneva Worldwide, Inc. regarding application case number 2025-6, which sought a variance for a second paved driveway at 60 Carolyn Drive. The applicant requested the variance because the existing single driveway is too narrow, and they need space to properly park an RV, which cannot legally be parked on the side of the house. Board members and the Deputy Town Attorney clarified that parking the RV on the side yard is not permitted by zoning, and that the request involved two separate issues: the second curb cut (variance required) and the use of the property for RV and boat storage (which must be behind the house to avoid impacting neighborhood aesthetics). The Board advised the applicant and their contractor to explore restructuring the parking area in the backyard, incorporating existing gravel and potentially a concrete path, to accommodate the RV and boat past the back line of the house, thereby minimizing neighborhood impact before returning for a variance hearing on just the second curb cut. Neighbors provided input, expressing concern over the aesthetic impact of the RV and boat being visible from the street, although some noted the existence of the prior gravel driveway.

The meeting addressed housekeeping items, including rescheduling the July meeting from July 17th to July 22nd. The board also approved the minutes from the April 2025 meeting and noted a change in the date for the next regularly scheduled meeting to Tuesday, June 17th. The primary agenda item involved Case 25-5, a variance request for a new two-car garage and storage structure at 77 Montrose Station Road. Following a site walkthrough and review, the board voted to grant the variance subject to two conditions: the implementation of greenery/shading to shield neighbors' views of the structure, and a stipulation that the structure must not be used for habitation purposes. The discussion also clarified that a slop sink would be permitted on the first floor. The public hearing for Case 2025-5 was closed, and the variance was granted with the stipulated conditions.

The board meeting commenced with the Pledge of Allegiance and roll call. Key actions included the approval of the minutes from the November 20, 2025 meeting and the adoption of the proposed 2026 meeting schedule. The main agenda item involved Case 2025-14, an application for an area variance concerning a portico's front yard setback for the Fausto residence at 23 Meadow Road. The applicant sought relief for a one-foot, four-inch variance from the minimum setback requirement, arguing that the small, attractive portico would not detrimentally affect the neighborhood character, though acknowledging the difficulty was self-created due to ignorance of the permit requirement. After discussion and agreement among board members regarding the merits of the five factors presented, the public hearing for the case was closed, and the variance was approved.

The meeting commenced with the welcoming of two new alternate members, Kellan Cantrell and Karen Timko. The agenda was modified to add an item concerning Palisades Enterprise application for a third one-year extension. Extensions were granted for the Evergreen Subdivision final plat approval (a 90-day extension) and the Overlook Terrace site development plan approval (a fourth one-year extension). A resolution was adopted approving the site plan application and special permit for PSW Realty for a specialty trade electrical contractor. The board set a public hearing date for November 6, 2025, regarding the preliminary plat, tree removal, and steep slope permits for 77 Montrose Station, LLC, noting that staff's site visit observed work consistent with permits issued. The application of BEB Capital, LLC for a 70-unit residential development was referred back to staff for review, following extensive discussion regarding site plan revisions, driveway configuration, retaining wall visibility, slope disturbance, and traffic concerns. The board held a public hearing and approved the renewal of a special permit for MCAS Roofing and Contracting. The application for John Lentini regarding a proposed nail salon (classified as a beauty shop) at 3172 East Main Street involved discussions on building size reduction, parking alleviation, ADA compliance, and landscaping requirements.