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Farmington ZBA approves variances for single-story house on nonconforming Rt. 11 lot
Summary
The Farmington Zoning Board of Adjustment voted 5-0 on May 7 to grant two variances allowing a 1,080-square-foot single-story house on a 0.43-acre nonconforming lot (Tax Map R14, Lot 24) in the Commercial Business district; the decision is subject to a 30-day appeal period.
The Town of Farmington Zoning Board of Adjustment voted 5-0 on May 7 to grant two variances that will allow a single-story, 1,080-square-foot house on a nonconforming 0.43-acre lot along Route 11 (Tax Map R14, Lot 24).
Ryan Heath, partner and agent for Apex Land Solutions LLC, presented the application and told the board the parcel is effectively surrounded by residences on three sides and a railroad bed on the fourth. "This lot is only .43 acres," Heath said, presenting a site blowup that he said showed the buildable area after setbacks falls to roughly 10½ feet across in places. He argued the lot is too small to support commercial infrastructure such as parking and septic for a business and said a modest ranch-style home would better fit the neighborhood.
Heath described the proposal as a single-floor ranch with about three bedrooms and 1,080 square feet, built slab-on-grade with frost walls. He also said the lot shares a 40-foot right-of-way with a neighbor and that the developer will "flare the driveway per DOT standards" and repair a collapsed culvert so vehicles will not have to back onto Route 11. Heath said test pits show soils suitable for a three-bedroom septic system and that town water will be extended across the street and connected.
Vice Chairman Larry Zampieri led the board through the five statutory variance criteria. The board found, by separate motions and unanimous votes, that (1) the variance would not be contrary to the public interest; (2) the spirit of the ordinance would be observed because the parcel cannot practically support commercial use; (3) substantial justice would be served by permitting productive residential use; (4) the value of surrounding properties would not be diminished; and (5) literal enforcement of the ordinance would result in unnecessary hardship that leaves the lot unbuildable. Each of those motions passed 5-0.
Board members asked several practical questions during the hearing. Board member Bob Morgan pressed on driveway and turning-area details; Heath replied there will be turning areas and no requirement to back onto the highway. Secretary John David Aylard confirmed the lot is a separate recorded parcel. Alternate member Randy Orvis and others discussed how the state Route 11 right-of-way and the town’s 50-foot setback reduce the effective buildable area.
After the motions on criteria, the board approved the requested variances in a final motion that passed 5-0. Zampieri advised the applicants that the decision is subject to a 30-day period during which interested parties may file a challenge.
The meeting adjourned at 7:27 p.m.
