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Neighbors raise drainage, light and access concerns as ZBA continues hearing on 109 Ludlow garage plan
Summary
The ZBA’s public hearing for a proposed garage replacement and two‑story addition at 109 Ludlow remained open June 22 after neighbors and representatives raised site‑specific concerns about drainage, sunlight, proximity to a carriage house at 111 Ludlow and maintenance; the board requested additional materials and a possible site visit.
The Zoning Board of Appeals left the public hearing open June 22 on a proposal at 109 Ludlow Street to replace a deteriorated garage, add a larger garage footprint and connect an addition intended to help the owners age in place.
Architect Sue Davis and the applicants described a plan to remove an existing failing garage, slide a new 26‑foot garage about 1 foot closer to the lot interior and attach a modest two‑story addition. Davis said the design aimed to preserve yard space and improve an existing poor structural situation while allowing future accessibility options such as a lift.
Several nearby residents and a representative for the adjacent property at 111 Ludlow pressed the board to require more information and to consider a site visit. Jane Hallaroo, who said five generations of her family have lived on the block, described the site’s greenhouse history and supported modest, sensitive reuse. “We’re here tonight to seek a 1 foot variance … we’re excited about coming home,” Hallaroo said.
Libby Clark, speaking for the owner of 111 Ludlow, asked the board to consider a site visit and submitted photos, arguing the proposed construction comes close to a carriage house that sits within roughly a foot of the property line and raising specific concerns about drainage and long‑term maintenance. “I’m here tonight on behalf of the immediate adjacent neighbor at 111 Ludlow… we’d be happy to submit photographs of that,” Clark said.
Other neighbors asked for details on roof materials, stormwater mitigation and maintenance access in tight yards. Board members repeatedly asked the applicant to provide written stormwater/drainage plans, dimensional clarifications (why a 26‑foot garage is needed), and to work with neighbors on mitigation; the hearing will remain open and the board requested materials by July 6 so members can review them at the July 13 workshop.
Why it matters: The proposal involves a preexisting nonconforming garage and a narrowly configured, deep lot where small shifts in building location and roof form can materially affect drainage, sunlight and maintenance access for adjacent properties. The neighbors’ requests for drainage plans and a site visit reflect those potential impacts.
What’s next: The board left the public hearing open and asked the applicant to submit clarifying materials on size options, drainage and materials in time for the July 6 workshop and the July 13 meeting.
