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Applicant seeks to subdivide 23 Botox Street; board continues case to Feb. 24
Summary
Jim Chen (JCPT Arc Attack) asked the Zoning Board to allow subdivision of 23 Botox Street into two lots and construction of a new single‑family home; board members raised concerns about creating two nonconforming lots and required additional engineering details. The board continued the matter to Feb. 24, 2026.
Jim Chen, representing JCPT Arc Attack, presented a request to subdivide the property at 23 Botox Street and construct a new single‑family dwelling on the newly created lot. Chen said the new lot would be about 4,176 square feet and the remaining lot about 5,224 square feet; the proposed house is a three‑bedroom, three‑bath home of roughly 2,200 square feet and would include two parking spaces. Chen said the project would remove an enclosed porch on the existing house to achieve a 6.5‑foot left‑side setback and noted the parcel lies near a wetland buffer that requires conservation approval.
The board questioned the proposal’s scale on the small lot and focused on the risk of creating two nonconforming lots. A board member asked whether deed restrictions could prevent future conversion to multifamily use; the chair and staff said deed restrictions could be added and would run with the land. The city reviewer, identified in the record, read departmental comments requesting additional materials, including an impervious‑area calculation, existing conditions and utility plans, drainage details, a professional survey monument and recordation of the subdivision plan; the reviewer also noted a five‑year moratorium on digging for recently repaved streets.
A written comment from Bill Conner (52 Ashworth Road) argued the relief requests were “somewhat egregious” and urged rejection or withdrawal, saying the proposed setbacks and building size are inappropriate for the neighborhood. The applicant and the board discussed removing a proposed full basement bathroom to reduce concerns about occupancy of basement space; the applicant agreed to remove the basement full bath.
Rather than decide on the merits, the board voted to continue ZBA253 to Feb. 24, 2026 at 6:00 p.m. and asked the applicant to provide the additional engineering and site‑condition documentation requested by staff and to revise plans per the board’s guidance on building size and setbacks. The continuation preserves public comment opportunities and allows staff review of the requested technical materials.
