Planning & Zoning Board Notices & Minutes

Apr 24, 2018

Zoning Board Minutes - April 24, 2018


LITTLETON ZONING BOARD OF ADJUSTMENT
TUESDAY, APRIL 24, 2018
LITTLETON COMMUNITY HOUSE
120 MAIN STREET
6:00 PM

APPROVED MINUTES

 

PRESENT:  Chair Jessica Daine, Eddy Moore, Jim McMahon, Ralph Hodgman, and Joanna Ray (recording secretary)

 

EXCUSED: David Rochefort

 

ABSENT:  Jerry LeSage and Guy Harriman

 

OTHERS:  Mitch Greaves

 

Chair Daine called the meeting to order at 6:00 and announced that Jim was recently appointed as a full voting member, Eddy was appointed as an alternate, and Guy Harriman was reappointed as an alternate. 

 

The applicant did not have any objections to only having four voting members for the hearing. Eddy will be a voter for this hearing.

 

Littleton Millwork, Inc., Applicant / Mitch & Ellen Greaves, Owner – ZBA18-04 – Request for a Special Exception relating to Article XI, Section 11.02 of the Littleton Zoning Ordinance to allow the expansion of a non-conforming structure at 44 Lafayette Ave, tax map 85-5, in the C-I zone.  The hearing was noticed in the newspaper, abutters were notified, and the hearing fees were paid.  The application was accepted as complete. There were no department comments. There were no conflicts of interest noted.

 

Mitch Greaves explained that the addition will be approximately 27’ X 45’ with two stories. That is approximately 1200 square feet per floor.  All of the construction is on his own property and will not be closer to the property line than what is currently there. 

 

Mitch offered some background information regarding the property and the business.  Mitch is the owner and operator of Littleton Millworks.  It was founded in 1967 and employs 28 people.  They are subcontractors for homes needing cabinets, doors, and other woodwork.  The original use of the building was a creamery, but the woodworking has been there since 1924.  The business is growing.  Attaching the two buildings will allow for a better work flow.  He purchased the church across the street for office space. 

 

Chair Daine noted that the addition will be the same distance to the property line as the current building.  Mitch added that it is 15’ to the property line and then another 15’ to the Littleton Water & Light building.  Jim asked if the addition was less than 25% of the total building.  Mitch replied that the addition is probably less than 10% of the total building.

 

Mitch explained that there was a building permit issued in 2017, but the project stopped.  Work is busier now and they are moving forward.

 

Jim stated he visited the site and noticed there was parking in the back with access over the abutting property.  The building addition would eliminate that.  Mitch stated that the parking would be behind the church across the street. 

 

Ralph stated he was interested in the egress for the new addition.  There will be more doors.  Mitch added that there will be big openings to get things in and out.

 

Jim asked about the slope of the roof.  Mitch replied that they were a little undecided, but drainage will be addressed to avoid issues.

 

Ralph asked for an explanation of why this is a non-conforming building.  Joanna explained that the original building does not meet the current regulations.  The structure was in place prior to the Zoning Ordinance.  Our regulations state that a Special Exception is required to expand it.

 

Mitch confirmed that the use of the property would continue as woodwork and manufacturing.

 

No one else was present to comment and the public input was closed. The Board reviewed the submitted findings of the facts.

 

The specific site is an appropriate location because the use of the property is not changing.  It has been the same use since 1924.

 

Property values will not be reduced in the area because it is only a small expansion.  The addition will fit in with what is already there.

 

No nuisance or unreasonable hazard will result because this is a continuous use.  They will no longer be using the right-of-way access. 

 

The buildings will be connected and will continue the same operation and use.  The size is approximately 27’ x 45’ and will be properly maintained. 

 

Jim suggested a grass buffer between the building and the river.  All Board members agreed with the findings of the facts.

 

Ralph made a motion to approve Littleton Millwork, Inc., Applicant / Mitch & Ellen Greaves, Owner – ZBA18-04 – Request for a Special Exception relating to Article XI, Section 11.02 of the Littleton Zoning Ordinance to allow the expansion of a non-conforming structure at 44 Lafayette Ave, tax map 85-5, in the C-I zone with the following conditions:

  • The applicant shall keep a grass buffer between the building and the river.
  • The applicant shall comply with all Federal, State, and Local regulations.

 

Eddy seconded the motion.  The motion passed 4-0.  The applicant was informed of the 30-day appeal period.

 

Review Minutes

March 27, 2018.  Jim was not present at this meeting.  Chair Daine made a motion to approve the minutes.  Ralph seconded the motion.  The motion passed 3-0.

 

April 10, 2018.  Jim suggested a clarification of his statement on page one.  Jim was asking about the compost area in regard to its location to the ditch.  Ralph then indicated that it was a dry ditch. Jim made a motion to approve the minutes as amended.  Ralph seconded the motion.  The motion passed 4-0.

 

At 6:30, Chair Daine made a motion to adjourn.  Ralph seconded the motion.  The motion passed 4-0.

 

Submitted by,

Joanna Ray