The Needham Zoning Board of Appeals unanimously granted a special permit and related findings for work at 99 Hillcrest Road, allowing owners David and Nancy Westenberg to reconstruct and slightly enlarge a sunroom on a preexisting nonconforming house.

Attorney George Junta Jr. told the board the house — built in the 1930s — has three nonconformities: a left-side setback closer than the current 14-foot requirement, a right-side setback along Wendling Road of 18.2 feet versus the required 20 feet, and a rear line that exceeds the bylaw's 32-foot reference. The proposal would enlarge the right-side sunroom by about 35 square feet, add a second-story area above the addition and push the sunroom two feet toward Wendling Road, reducing that setback to approximately 16.1 feet. The design also introduces a one-foot "jog" in the rear line that raises the measured rear depth to roughly 46.8 feet.

Counsel walked the board through state and local legal standards for "intensification" of nonconforming structures and referenced court decisions discussing small-scale additions such as dormers and sunrooms. He argued the small-scale additions fall within established precedents that do not necessarily constitute intensification and, even if considered an intensification, would not be substantially more detrimental to the neighborhood given the house's small size relative to nearby properties.

Board members and town departments reported no objections; the building, engineering, health, police and planning departments had no substantive opposition in their comments, and several neighbors submitted supportive letters. At the request of the town clerk, the board conducted a roll-call vote because one member participated remotely. Members present and recorded on the roll call included Valentina Albon (vote: yes), Nicholas Lagris (remote, vote: yes) and Howard Goldman (present, vote: yes); the chair declared the motion unanimous.

The board's approval included the special-permit finding under section 1.4.6 of the zoning bylaw and the Chapter 48 §6 finding that the changes are not substantially detrimental to the neighborhood. The board asked the applicants to file clarifying materials (assessor and building records and the specific waiver list) with the board’s packet and to ensure final plans clearly reflect the approved elements.

Next steps: the ZBA will reflect the vote in a written decision and post it per the hybrid-meeting roll-call and comprehensive-permit timetable.