Chair Diane Trapasso opened the meeting by offering the Board's condolences, thoughts, and prayers to the Blanchard family for the passing of Mary Blanchard.

✅ July 16, 2025 Minutes Approved
— Approved as written, 4-0-3 (Tom Welch, Joshua Cole, and Elizabeth Banks abstained)

✅ August 20, 2025 Minutes Approved
— Approved as written, 5-0-2 (Maryann Thorpe and Joshua Cole abstained)

✅ 206 Hemlock Path Determination (Nancy Mangari)
— Approved 7-0 to raze existing cottage and rebuild new year-round single-family home with detached garage

✅ 208 Hemlock Path Determination (Susan Rogers)
— Approved 7-0 to raze existing cottage and rebuild new year-round single-family home, plus raze and rebuild shed in same footprint

✅ 102 South Shore Road Determination (Allen & Deborah Moore)
— Approved 7-0 to build new deck on existing house

Two neighboring properties on Hemlock Path received determinations to completely replace aging seasonal cottages with modern year-round homes, representing a continuing trend of lakefront property upgrades in Sturbridge.

Erin Carson of Permitting Pro presented on behalf of property owner Nancy Mangari (residing at 23 Florentine Garden, Springfield). The project involves:

Joshua Cole inquired about the deck elevations and foundation details. Mangari confirmed the existing cottage sits on a field stone foundation and the new deck will be located off the second floor. Elizabeth Banks asked about the existing shed; Mangari confirmed it would be removed to make room for the proposed garage.

Board members noted that departmental reviews raised no concerns. The property is non-conforming due to lot area, but the new construction will not create or increase any existing non-conformities.

In a nearly identical scenario, Susan Rogers (residing at 31 Donna Lane, Windsor, CT) received approval for a similar cottage replacement project. Key differences include:

Tom Welch questioned whether proposed stairs would fall within setbacks; Chair Trapasso clarified that stairs are exempt from setback requirements. Maryann Thorpe caught the labeling discrepancy regarding the "boathouse," which Carson corrected.

Both projects utilized plans prepared by Meeting House Architecture, Inc. of Florence, MA and site plans by McClure Engineering, Inc. of Charlton, MA. Both received Conservation Commission approval prior to appearing before the ZBA.

🏡 Lakefront Property Modernization
Three non-conforming lakefront properties received determinations to improve existing structures while maintaining compliance with current setback and lot coverage requirements. All projects had previously secured Conservation Commission approval.

📐 Professional Design Standards
All applicants presented professionally prepared architectural and site plans, with engineering firms and architects from the region providing technical documentation that facilitated smooth review processes.

✅ Board offered condolences to the Blanchard family for the passing of Mary Blanchard

✅ Two sets of meeting minutes approved from July and August

✅ Three unanimous determinations granted for non-conforming lakefront properties

✅ All approved projects meet current setback and lot coverage requirements

✅ No departmental concerns raised for any of the three applications

✅ Meeting concluded in just 24 minutes

📄 Official Meeting Minutes

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