Ludlow ZBA Approves Setback Variance for Turning Leaf Home With Porch Conditions

Board of Appeals · Meeting of May 13, 2026

Ludlow's Zoning Board of Appeals approved a front-setback variance for a newly built home at 40 Turning Leaf, with a prohibition on enclosing the front porch. The board voted 4-0 to grant the variance to applicant Nicholas G. Goggins, whose front porch foundation was poured roughly six feet into the required 40-foot agricultural-zone setback, an encroachment of about 15 percent.

The chair said he was conflicted because the situation resembled "a self-help variance, which the state truly is against," but added that original permitted plans showed a porch outline in the setback area and that "the town messed up, or should have questioned the plan further." Approval conditions included a permanent prohibition on enclosing the porch. In separate action, the board unanimously voted to raise its application fee for variances, special permits, and appeals from $75 to $150, pending Select Board approval, bringing Ludlow in line with Palmer, Belchertown, and Wilbraham.

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Source: the Board of Appeals meeting of May 13, 2026, reported from the official video recording and transcript.