Bolton PZC approves lakefront cottage at 25 Vernon Road after IWC sign-off

The Bolton Planning & Zoning Commission on May 14 unanimously approved a site plan for a new house at 25 Vernon Road after staff confirmed Inlands Wetlands Commission and Zoning Board of Appeals sign-offs.

James Read, the applicant, told the commission he plans an 18 x 32 ft two-story cottage with an 8 x 32 ft deck on a roughly 7,500-square-foot lot near the lake. Engineer Andrew Bushnell of Bushnell and Associates said the property has been approved for septic, will be connected to the sewer system immediately, and that the roof will be the only impervious surface for the project. Bushnell also said the property boundaries have been staked according to the prior owners’ established limits. Kacie Cannon noted those procedural details in the minutes.

Commissioners questioned flood and wetland impacts. Patrice Carson, AICP, Consulting Director of Community Development, said the property is not in the flood hazard area and that the site plan includes a Riparian buffer between the lake and the house. The PZC reviewed Section 450-3.7 of the Bolton Zoning Regulations, which generally prohibits structures within 50 feet of lake or pond shorelines but allows the PZC to permit them when the Inlands Wetlands Commission has approved plans and it can be shown the structure will not cause pollution or compromise ecology.

When asked whether neighbors knew about a minor encroachment, Read said the neighbors are aware of the project and the encroachment and that he prefers to overlook it to maintain good relationships. Bushnell confirmed the septic design complies with the State Health Code and includes primary and reserve leach fields; he added that the deck will be 36 inches above ground and will include railings.

Diane DeNunzio moved to approve Site Plan application PL-25-3 for 25 Vernon Road, finding the project complies with section 450-3.7 (Wetlands conservation); Tom Crockett seconded. The motion passed 7-0-0.

The commission’s approval was conditioned on the plan elements already approved by the IWC and ZBA, and on maintaining the riparian buffer and the current stormwater management measures. Staff noted a similar application will be forthcoming for a property with an existing foundation that lies within 50 feet of the lake; commissioners said review would be required if additional structures or impervious surfaces are proposed.

The PZC record shows the commission balanced property rights (the lot predates zoning) with wetland protections by relying on technical reviews from the IWC, the septic approval, and specified riparian plantings. The applicant may proceed subject to the approved site plan and usual permitting steps.