Public hearing on lakefront special permit process comes to an end

SALISBURY — ­T­he Planning and Zoning Commission (P&Z) held a public hearing about zoning regulations relating to Lake Wononscopomuc, Long Pond and the Twin Lakes. The hearing was held on the evening of Tuesday, June 7. This was the last in a series of public hearings on a question of vertically expanding nonconforming lakefront properties. The first hearing was last fall. Commission members plan to vote on the matter at their next meeting, which is June 21, 6:30 p.m., at Town Hall. About 20 people were at the hearing. A majority seemed to be there in favor of more strictly controlling building and expansion in lakefront homes. Many are members of the Lake Wononscopomuc Association.P&Z Chairman Michael Klemens opened the hearing by requesting that only new information be presented. What is at issue is a request that the commission no longer be allowed to grant special permits to add additional stories to houses that were built before the town’s zoning regulations were created in the late 1950s, and that do not meet current zoning codes.All three of the major lakes in town have a 300-foot Lake Protection Overlay Zone, with regulations designed to protect the water quality in the lakes as well as views of the shores.Currently, when a house on one of the lakes is nonconforming (meaning it doesn’t conform to the regulations), the owners of the house are allowed to ask the commission for a special permit. If the commission believes that the house meets the set of specific regulations required in order to receive a special permit, the property owners are then allowed to build vertically within the original footprint of the house. Jeff Lloyd, who is chairman of the Zoning Board of Appeals (ZBA), said he believes the Planning and Zoning Commission should not be allowed to grant special permits in cases such as these. It would be preferable, he said, for the commission to reject any such applications and let the ZBA rule on them.He also said that there are many properties in town that are nonconforming and that it is unequal if affluent owners of nonconforming properties can hire architects and lawyers to get special permits, while less affluent property owners can not.Kathy Lauretano, a resident of Lime Rock, told the board she disagrees and warned against letting the permit question turn into a discussion of class warfare. Bill Littauer, president of the Lake Wononscopomuc Association, expressed concern about houses being expanded vertically along the lakeshore. He showed photos to the commissioners of four houses built right on the waterline. He and other supporters of stricter controls are in favor of requiring that houses be at least 75 feet back from the shore if possible; and that if they are upgraded that they not be expanded vertically from, for example, a cottage to a full-size house.Mary Ackerman attended the hearing and spoke out in favor of keeping the special permit provision.She first challenged the commissioners, asking if they know how many properties would be impacted. Littauer presented an estimate of approximately 19 structures on Lake Wononscopomuc and 30 in the Twin Lakes.Commission member Cristin Rich read back to Ackerman a section of an email she sent to the commission in November 2010, in which she said, “The way it is going there won’t be many left unless the old timers here move over for some real change and hope!!! Look at the tax revenues then ask who will pay for the future if you zone and regulate away the MONEY (or is that still a dirty word?).”Rich asked Ackerman if she still stood by that statement and Ackerman said she did.Also read was a letter from Ackerman’s neighbor, Eleanor Jackson Piel.Piel announced that she is selling her home because she feels she can no longer maintain the house and landscaping to the proper standard. “Some people say that removing the special permit provisions to vertically expand a house close to the lake like mine would reduce its potential value,” she said in her letter. “But I believe it is just the opposite.... The value of my house and many others around the lake would be reduced if you allow large houses to be built within 75 feet of the water...The scenic beauty that makes Wononscopomuc so appealing would be lost forever.”

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