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Planning board denies variance request to convert large accessory building at 15 Garnet into guest house
Summary
The board denied a variance that would have allowed conversion of a larger-than-permitted accessory structure into a two-bedroom short‑term rental guest house, citing lack of demonstrated hardship and neighborhood character concerns.
The Planning and Zoning Board on Aug. 5 denied a variance request to convert an existing accessory structure at 15 Garnet Avenue into a guest house that exceeds the city’s 500-square-foot guest-house limit. The applicants sought approval to use an existing office/garage building as a two‑bedroom short‑term rental and to increase the allowed guest‑house size from 500 square feet to 786 square feet, while also requesting setback variances.
Staff described the request as a change of use for the accessory structure that would require a variance to reduce the alley-side and side-yard setbacks and to increase the guest‑house size limit. The applicants told the board the building had preexisting livable space (two bedrooms and a shower) when they purchased the property in 2021.
Board members expressed concern about granting an increase above the 500-square-foot threshold without a demonstrated hardship and about intensifying residential use against existing single‑family setbacks. Charles Pappas noted the property sits adjacent to other commercial and mixed‑use zoning in parts of the block, which complicated the analysis; several members said the 500‑square‑foot limit has been applied consistently in prior cases.
After discussion the board voted to deny the variance request. Board members noted applicants may modify and return with an application that conforms to the 500-square-foot guest‑house limit or seek other adjustments consistent with zoning standards.
