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Howard Board of Appeals approves three special permits, adds life-of-project staging conditions
Summary
The Howard Board of Appeals on July 9 granted special permits for three preexisting nonconforming single-family-dwelling projects, each with life-of-project conditions requiring on-site parking for construction vehicles where possible and limits on blocking egress; one appeal was withdrawn and routine board business followed.
The Howard Board of Appeals granted special permits July 9 for three renovation and rebuild projects on preexisting nonconforming lots, imposing conditions aimed at minimizing construction staging impacts.
Chair Brian Sullivan presided over the special session. The board approved Case 2026‑12 (7 Holly Lane), Case 2026‑13 (5 Highland Lane) and Case 2026‑14 (118 Headwaters) after hearing presentations from attorney Michael Donovan and questions from members. The clerk (Al) read formal decision language for each approval, which cited the Howard Zoning Bylaw and Mass. Gen. Laws. The board insisted on life‑of‑project conditions requiring that, when possible, construction vehicles be parked on the applicant’s property and not block public or private right‑of‑ways; the board allowed an exception in one case for temporary use of Wallace Road to avoid blocking egress.
In the largest contested application, Case 2026‑13, Donovan told the board the proposal demolishes a single‑story dwelling and builds a two‑story house and an on‑lot driveway to reduce street parking; he said building coverage would rise from 31.3% to 35% and site coverage from 42.9% to 55.6%. Neighbor testimony prompted board members to record a deed restriction and Board of Health materials into the hearing record and to note that septic design and any deed‑restriction enforcement fall to the Board of Health, not the ZBA.
On procedural matters, Chair Sullivan explained that only four of five board members were present and that a supermajority of four is required for approval. Voting members on the final approvals were Al, Chair Brian Sullivan, John August and David Wilson; the motions to adopt findings, conditions and decisions carried at the meeting.
The board also accepted a withdrawal without prejudice for Case 2026‑15 and completed routine business, including reorganization of the board and approval of minutes. The board clarified that corrected typographical edits to decisions do not restart the 20‑day appeal clock; the town‑clerk recording date governs appeal timing.
