The May 28 meeting of the Hudson Zoning Board of Adjustment included a presentation from Bradford Baker, who sought variance approval for a concrete slab foundation for his unfinished metal garage on Fairway Drive. After revising his original plan, Baker was able to eliminate several setback issues.
“We’re no longer requesting any abatement to the front setback, just the side setback,” said Baker, explaining that the setback problems stemmed from a contractor error when the concrete foundation was poured in the wrong location. “If the whole thing needs to be moved, we’ll move it over, but it’s going to cost me about $25,000 to $30,000 to do that. It’s also going to take more time; it means getting someone to pour concrete.”
Baker also offered to address a neighbor’s concerns about the “Quonset hut” appearance of the structure by painting it and adding visual barriers to partially shield it from the road.
Zoning Administrator Chris Sullivan confirmed that the front setback violation had been resolved. Baker said he hoped to have the garage completed by the end of the summer.
“There’s no difference in what the use for the garage is going to be. It’s simply for parking cars, motorcycles, and things like that,” Baker said. “I don’t believe it’s going to diminish the values of any properties. We’re talking about shifting it slightly to the left.”
Board member Todd Boyer asked about the cost of removing the front setback encroachment. Baker said eliminating nine feet of concrete cost “a few thousand” dollars and two days of work. Despite the changes, several abutters repeated earlier objections.
“I’m wondering why we’re here? I thought that a variance was usually applied for before something is built,” said resident Ed Thompson. “There’s an industrial structure on this property that doesn’t look like a garage to me. It looks like something that would’ve been used on a farm for hay, or a highway department to store sand or salt.”
Thompson argued the garage altered the character of the neighborhood and could negatively impact property values.
Speaking as a resident, James Crowley also opposed the request. “I don’t see granting a variance for this,” he said. “I just don’t see how it benefits the neighborhood to build a Quonset hut, unless it can be shielded from the public eye.”
Abutter Rita Banatwala questioned why the matter was before the Board again. “We’ve already had this discussion. Why are we having it again? It was already denied on Jan. 23, 2025,” she said, referring to an earlier equitable waiver application. “I understand it was switched to a variance, but it shouldn’t have even been allowed to do that. This was already here before the Board.”
Associate Planner Ben Witham-Gradert explained that the removal of nine feet from the front constituted a “substantive change.”
“Zoning boards may not rehear cases unless there is a substantive change,” he said. “In this case, you’re removing 87% of the total encroachment.”
Boyer noted that denying the variance might not prevent the garage from being built.
“This applicant could go right ahead and build what he wanted in his front yard regardless,” Boyer said. “Do you deny a variance, and then the applicant builds his garage in his front yard, to the dislike of all the neighbors already, or do we grant him the variance for the setback that he has, and take that opportunity to throw in a stipulation?”
Board member Tristan Dion agreed, recommending stipulations limiting the garage to one story, prohibiting business use, requiring the appearance to match what the applicant described, and mandating a landscaping plan.
The Zoning Board approved the variance with the added stipulations.
The next meeting of the Hudson Zoning Board of Adjustment is scheduled for Thursday, June 25, at 7 p.m. in the Buxton Room at Town Hall.
