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ZBA denies Collette request to individualize driveways at Stephanie Drive; planning board route advised
Summary
The Zoning Board denied Gary and Joe Collette's variance request to split shared driveways at 2119 Stephanie Drive into separate driveways for condo lots C, D and E, and advised the applicants to pursue planning board site‑plan review if they wish to refile.
The Gardner Zoning Board on June 17 denied a request by Gary and Joe Collette to grant variances allowing separate driveways for condominium lots C, D and E at 2119 Stephanie Drive. The board found the applicants had not demonstrated the hardship needed to support the requested variances and recommended they consult the Planning Board about site‑plan review as an alternative route.
Applicants told the board they are converting units to individually deeded condominiums and prefer separate driveways instead of a shared T‑shaped driveway. Board members noted the zoning ordinance normally allows a single driveway per lot (driveways can be abutting and up to a combined width), and a second driveway on one lot is only permitted where very wide frontage (200 feet) exists. The board said it did not see a unique hardship related to topography, shape or other constraints that would justify a variance.
Why it matters: denial forces the Collettes either to reconfigure driveways to comply with the current ordinance or to pursue the Planning Board’s site‑plan review and any waivers the planning board may be authorized to grant. The board explained that if the applicants pursue planning‑board site‑plan review they may avoid a two‑year waiting period that can apply to some zoning changes.
Motion and outcome: a board member moved to deny the requests for variances for the three lots; a second was given and the motion to deny carried unanimously.
Next steps: the applicants were advised to consult the Planning Board regarding site plan review and potential waivers and to consider submitting condo documents and a plan that the planning board can evaluate. The ZBA recorded that the applicants may pursue the planning board route or refine materials to show a hardship if they later refile with the ZBA.
