ZBA approves special permit for ACKOTA LLC at 42 Shimode Pond Road with conditions

The Zoning Board of Appeals voted unanimously Jan. 9 to grant a special permit to ACKOTA LLC (42 Shimode Pond Road) to demolish, relocate and reconstruct a principal dwelling, guest house and garage, with conditions aimed at limiting future expansion and restoring the access road.

Attorney Sarah Alger presented the application and noted the project reduces structural ground cover within the 50‑foot wetland buffer by 3,572 square feet and moves the historic main house farther away from the wetland. The proposal also reduces total ground cover slightly — from 4,101 square feet to 4,065 square feet — and retains or reduces building heights.

The board reviewed that the project had Conservation Commission approval, and that the Historic District Commission had approved the architecture; several board members praised the applicants’ outreach to neighbors. Architect Ray Cole described proposed lighting and pool equipment siting; the board and abutting counsel questioned equipment noise and light, and applicants agreed to work with the abutter on buffering and to place pool equipment under the proposed porch. The project team also agreed to repair and grade Shimoe Pond Road to its original condition or better before issuance of a certificate of occupancy.

The board’s motion approved the relief with these conditions: the project must be built substantially in accordance with the plan attached as Exhibit A; construction must follow HDC certificates of appropriateness; there shall be no further alterations or expansion of the structure except a zoning‑compliant shed without additional board relief; and the roadway shall be repaired and graded prior to final occupancy. Roll call vote was unanimous (Alyssa/Alisa, Joe, Jim, Mark and Chair voting aye).