Get AI Briefings, Transcripts & Alerts on Local & National Government Meetings — Forever.
Board conditionally approves variance for second unit at 1210 Lonsdale Avenue
Summary
The Lincoln Zoning Board approved a dimensional variance for 1210 Lonsdale Avenue, allowing a 10,000‑square‑foot lot to host a two‑family layout subject to a stamped survey and wetlands review; the decision included conditions to eliminate a driveway on Lonsdale and require the two structures to appear as one.
The Lincoln Zoning Board of Review voted to approve a dimensional variance for 1210 Lonsdale Avenue on Feb. 3, conditionally allowing the property owner to build a second dwelling attached to an existing house. The board said its approval is contingent on a stamped survey confirming the site measurements and any required freshwater-wetlands determinations.
The applicant, who identified himself as Mohammed Gabriel, told the board he wants a connected second unit so his elderly father can live on the property with easier access. “He’s almost like 79 years old,” Gabriel said while describing the family’s need for ground-floor space. The board’s consideration focused on the ordinance standards for hardship, prior action by an applicant and whether the addition would alter the block’s character.
Town staff and the building official, James Duke, explained that the lot is a corner parcel and that setbacks in the zone require 12,000 square feet; the property is 10,000 square feet, so the applicant requested 2,000 square feet of relief. Duke told the board the site plan shows the rear setback would be met but that a stamped survey is necessary to confirm precise distances. Planning staff also noted Valley Falls Pond lies within about 200 feet of the property and advised that a freshwater-wetlands filing with RIDEM likely will be required.
The Planning Board had voted 5–0 to forward a negative recommendation, finding the proposed addition “not in character with the surrounding area” and suggesting conditions including a fully enclosed connector between buildings, elimination of the Lonsdale driveway with curbing and sidewalk, RIDEM wetland review, and exterior renovations so the units appear similar. The zoning board’s approval incorporates two of those recommendations: conditioning final approval on receipt of the survey and on either a RIDEM wetlands permit or a written determination that a permit is not needed; the board also required the Lonsdale approach be removed and replaced with curbing as shown on the submitted site plan.
Member Patai moved to approve the variance subject to those conditions; the motion was seconded and passed by a voice vote of the seated members. The board recorded no recorded dissents.
