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ZBA approves two variances for 17 Pleasant with planting and permit conditions
Summary
The Beacon Zoning Board of Appeals approved a 7-foot side-yard variance and a front-steps variance for a renovation at 17 Pleasant, conditioned on a planting plan and standard building-permit deadlines after neighbors submitted letters and voiced privacy concerns.
The Beacon Zoning Board of Appeals on May 19 approved two area variances for a house renovation at 17 Pleasant that will let the owner enlarge an existing garage and retain a small decorative canopy over the front steps. The five-member board voted unanimously to approve a 7-foot side-yard variance (reducing the required 15-foot setback to 8 feet) and a front-steps/front-yard variance (approximately 3 feet 4 inches) after the applicant reduced the requested intrusion and agreed to landscape screening.
Annie Menace, the project architect, told the board the team reduced the side-yard encroachment from a previously proposed 5-foot clearance to a 7-foot clearance by removing a mudroom and shaving a small amount off the garage footprint. "We're at 16%" lot coverage, she said, noting the property remains under Beacon's 25% limit and arguing the change is modest and in keeping with neighborhood character. The board noted the applicant provided case-study photos of nearby nonconforming lot lines and agreed to a condition requiring the planting plan as presented (species may be adjusted by agreement with neighbors).
Neighbors had urged caution. William Kusal, who lives across the street, testified that privacy and construction impacts remain concerns and asked why the addition could not be moved rearward. Chair Jordan Haugen acknowledged written opposition and told the public the board would make planting and timing conditions part of any approval to limit impacts. The board also attached standard administrative conditions: fees must be paid; the applicant must obtain a building permit within six months of the decision, commence construction within six months of permit issuance, and obtain a certificate of occupancy within 24 months of permit issuance.
Board members repeatedly said the applicant had taken meaningful steps to reduce encroachment. One member who visited the site said the revised design "looks quite pleasant" and likely would not harm adjacent properties; another emphasized the proposed planting screening would help protect neighbor privacy. The decisions were recorded in roll call votes with the board voting in favor of both variances.
