James Read requests front- and rear-yard variances for Vernon Road lot; hearing continued

Chairman Morris Silverstein convened the Bolton Zoning Board of Appeals on March 11, 2025 and opened public hearing ZBA-25-1, in which James Read asked the board to reduce the front-yard setback from 35 feet to 20 feet and the rear-yard setback from 30 feet to 15 feet to permit a 16-foot by 32-foot dwelling with an 8-foot deck on a vacant lot between 21 and 31 Vernon Road.

Read, the property owner and applicant, told the board the lot predates the town’s zoning standards, described it as composed of sand and gravel and said a septic permit appears on the plans as required paperwork before a future sewer connection; he said the proposed house and a large driveway allow safe turning and adequate sight lines, noting the distance from the front of the proposed house to the pavement edge is 24 feet and the distances to neighbors on the north and south are roughly 30 feet.

A nearby resident, Victoria Dillion of 33 Vernon Road, objected to development on the lot, calling it “unbuildable” and describing it as dangerous because of the winding road; she also raised concerns about the loss of trees and noise during construction and said some neighbors were unable to join the meeting by Zoom, alleging a requirement to log in two days earlier. Chairman Silverstein said he was not aware of such a rule, apologized for any access problems and asked whether neighbors had been able to attend in person.

Alternate John Toomey reported speaking with a member of the Inland Wetlands Commission who reviewed the plans favorably, and attendee Andrew Bushnell provided historical context, saying the parcel had been three lots before being split in the 1940s. Another neighbor, Alex O’Neil of 366 West Street, told the board Read had not demonstrated a hardship and suggested continuing the hearing to give more neighbors a chance to comment.

Members asked technical questions about the proposal: Tom Lyon asked how many stories the house would have (Read said likely two), and William Pike pressed on house orientation, the role of the deck in the setback request and why a septic permit rather than an immediate sewer connection appeared on the plans; Read explained that a septic permit is required to document the system on plans before a sewer tie-in can be arranged.

After discussion about public access and the need to ensure neighbors can comment, the board agreed to continue the public hearing to its next meeting and to keep public comment open so additional neighbors may speak; no vote on the variance application was taken. Chairman Silverstein reminded the applicant that approval requires the affirmative vote of four board members.

The hearing will resume at a later meeting; the board did not adopt or deny ZBA-25-1 on March 11.