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Applicant withdraws special-permit request after Gardner ZBA requires engineered parking plan
Summary
An applicant seeking a special permit to convert a property to three units withdrew the application without prejudice after the Gardner ZBA said he must submit a professional, site-based parking plan and city-engineer comments before the board can rule.
An applicant identified at the hearing as Mr. Patel withdrew his special-permit application for a three-family conversion at a May 19 meeting of the Gardner Zoning Board of Appeals after the board said it needs a professional, scaled parking plan and city-engineer review to judge compliance with the city's parking ordinance.
Patel told the board he intends to convert the building to three dwelling units and has sketched plans showing six spaces; he described driveway dimensions and argued vehicles can maneuver on the lot. "I wanna make it a 3 family because it is 3 family," Patel said, asserting historical use and the existence of space for parking.
Board members pressed for clearer, measured drawings and noted the city's parking standard. A committee member pointed out the Gardner ordinance requires parking spaces of 9 by 18 feet and described the need for an access aisle and curb/driveway details that the applicant's hand-drawn plan did not show. Committee members also raised safety and maneuverability concerns because the rear lot slopes and contains ledge that could prevent equipment access.
The board advised Patel to consult the city engineer and to supply a professionally prepared, scaled plan that documents space widths, aisle dimensions and any required curb cuts. Chair Ray Lafond told Patel to meet with staff to obtain names of private engineers and to bring a finished plan and the city-engineer comments when he returns.
Faced with the board's requirement for engineered drawings and the associated time and cost, Patel asked to withdraw his application without prejudice so he could pursue a solution and return later. The board moved, seconded and approved the withdrawal without prejudice. Lafond and other members reminded Patel that if he instead chooses to proceed as a two-family property he should consult the building commissioner, Melissa Manchester McDonald, for the appropriate permits in the interim.
The board also recommended a site visit to mark and observe existing parking on the property and asked staff to forward the applicant's revised materials to the city engineer for comment before any future hearing.
