Attorney Lawrence Sachs, representing the applicant Eric Gonzalez, introduced the proposal to subdivide the less-than-an-acre property into two lots. The existing house would remain on one lot, while a new single-family dwelling and a 1,200 square foot garage for classic cars, motorcycles, and HO gauge model trains would be built on the new lot. To support the application, Sachs presented professional engineer and planner Robert Key, who provided a analysis of the proposed subdivision.

Key’s testimony highlighted that the current property meets all zoning requirements, but the subdivision would necessitate variances due to insufficient lot width and the oversized accessory structure. The R10 Zone requires a minimum lot width of 100 feet, while the proposal offered only 69 feet for each lot. Additionally, the zone limits accessory structures to 150 square feet and a height of 15 feet, but the application requested a 1,200 square foot garage with a height of 25 feet.

Key justified the variances by comparing the proposed subdivision to adjacent properties in the R10 and R5 Zones, which feature similarly non-conforming lot widths and accessory structures. He emphasized that the subdivision would align with the character of the neighborhood, presenting photographs to show the existing conditions and surrounding properties. The photos illustrated that many neighboring properties had received variances.

The board scrutinized the proposed garage. Conditions were agreed upon, including that the garage would solely house vehicles and the applicant’s hobby equipment. Reports from technical advisors Mr. Cornell and Mr. Fowler were reviewed, with Cornell stressing the need for Middlesex County Planning Board approval and road opening permits. The applicant acknowledged these requirements and agreed to incorporate a turnaround driveway in the design. Fowler’s concerns about the garage’s appearance were addressed, with assurances that it would match the residential aesthetic of the neighborhood.

The board’s deliberations underscored the importance of maintaining the neighborhood’s character while accommodating development. The proposed lot sizes of approximately 10,038 square feet and 3,854 square feet were seen as consistent with the mix of lot sizes in the adjacent R5 Zone. Key’s analysis suggested that the R10 Zone’s lot width requirements were unusually large compared to the surrounding area, a point that resonated with the board’s considerations.

The discussion extended to the implications of the variances on the neighborhood. Key argued that the proposed subdivision would not negatively impact the area, given the existing variances and diverse lot configurations. The board members appeared to accept this rationale, focusing on how the development would blend with the existing environment.

After the detailed examination, the floor was opened to public comments. No members of the public were present to speak on the matter, leading to a unanimous vote to close the public session. The board then moved to approve the application, including all necessary variances and stipulations. The approval was confirmed by a roll call vote, with all members voting in favor.

In the concluding administrative discussion, the board scheduled its next meeting for September 4, noting two applications on the agenda: another minor subdivision and a previously carried application for cold storage warehouses on Journey Mill Road. The session adjourned with members expressing a desire for brevity in future meetings.