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Basement treatment and FAR math become focal point in Newbury zoning debate
Summary
A technical dispute over whether the finished basement at 129 Northern Boulevard counts toward allowable FAR — and thus whether the project exceeds the Plum Island overlay limits — prompted the board to ask for recalculations and building‑code verification.
A central technical issue at the July 16 Newbury Zoning Board hearing was whether the existing finished basement at 129 Northern Boulevard should be included in the floor-area ratio (FAR) calculation used to determine zoning relief.
Architect Bill Nolan said the basement is being converted to unfinished storage and that "it's 6 foot 8 ceiling height in the main ceiling," which he argued does not meet habitable-space requirements. Neighbors and other speakers countered that plan documents and on-site measurements indicate a larger floor-to-floor value; David Dempsey said the plans show a floor-to-floor measurement near 7.8 feet and that his experience suggests the basement could be finished. The board asked the applicant to submit revised square-footage and FAR calculations with the basement included so the ZBA could make a fact-based determination of whether the project remains within the overlay district's limits or requires relief.
Board members pointed to bylaw definitions for 'story' and FAR calculations and said they will rely on the building inspector's determinations and the submitted measurements in deciding whether the basement must be counted as finished floor area.
