Joe Cunningham, representing the property on Old Neck Road, sought approval to demolish an existing non-conforming residence and construct a new conforming home with a detached garage. The proposal included a larger house than the previous plan, aligning with zoning regulations for setbacks and height. A key feature of the new design was a separate carriage house-style garage with a room above, differing from the previous plan where the garage was attached to the main house. This design shift aimed to meet the required zoning standards given the undersized lot.

Board discussion, led by members and the design presenter, Brian Stein from Vanin, examined the proposed development’s compliance with zoning bylaws. Stein assured that the new design met all coverage and setback requirements, utilizing traditional shingle siding for construction. However, concerns arose from the board regarding the total coverage, including driveways and patios, which was estimated at nearly 9,500 square feet. Suggestions were made to enhance the permeability of the driveway to address potential drainage issues, a concern due to the property’s location near a problematic intersection.

Public engagement was a critical part of the hearing, with John Judge, a neighbor from 24 Old Neck Road, voicing concerns over the size of the proposed structures. He questioned the accuracy of the square footage, to which Stein clarified the measurements and provided elevation drawings to contextualize the development’s impact. Judge and other community members expressed apprehension about the new structure’s massing relative to the lot and existing homes. The board noted these concerns, emphasizing that while the previous house was non-conforming, the new construction adhered to conforming regulations.

The board also focused on landscaping and privacy issues, with the previous owner having removed several trees from the property. To address privacy and visual impact concerns, the board recommended extensive landscaping, welcoming input from neighbors on suitable plantings. The applicant agreed to these conditions.

In their deliberations, the board considered setting a condition to prevent any future attachment of the garage to the main structure without a new permit. They also discussed the supersession of a previous permit issued on December 20, 2023, which allowed for a pool and spa. The new permit required a fresh application for such amenities.

The board concluded that the proposed development would not be more detrimental to the neighborhood than the existing structure, given its compliance with zoning requirements and the presence of other large houses in the area. The approval included conditions on the location and adherence to proposed plans, with a specific focus on landscape screening to maintain neighborhood harmony.

Following this decision, the board addressed another application for seven Highwood Road. This application sought to expand a non-conforming residence, which had been previously discussed. The proposed changes were minimal, and the board approved the application, citing its alignment with the bylaw’s purpose and intent and noting that the existing house’s encroachment was negligible.

The meeting also touched on routine matters, including the review of previous meeting minutes and planning for future applications. A resignation prompted the discussion of appointing a second associate for an upcoming term. The board also noted an upcoming application for a property seeking to add three residential units, requiring planning board approval for changes in use.