TOWN OF EAST WINDSOR – ZONING BOARD OF APPEALS
MINUTES OF REGULAR MEETING
NOVEMBER 7, 2005
The East Windsor Zoning Board of Appeals held a Regular Meeting on Monday, November 7, 2005 at the East Windsor Town Hall, 11 Rye Street, Broad Brook, Connecticut. The following members were present: Regular Members Thomas Arcari, Michael Ceppetelli, Cliff Nelson and Stan Paleski; and Alternate Member Thomas Gudzunas. Nancy Rudek, Zoning Enforcement Official, was also present.
The meeting was called to order at 7:34 p.m. by Chairman Michael Ceppetelli. Mr. Nelson read the Legal Notice as it appeared in publication. Mr. Ceppetelli noted that a quorum was established as four regular members and one alternate were present.
NEW HEARING:
ZBA #2005-16 Application of James H. Nilsson, Jr. for property located at 100 Bridge Street and 47 Gardner Street, owned by NNRC, LLC, for a variance of Section 18 Commercial & Industrial Bulk and Area Requirements (lot coverage) to allow the construction of a 1,915 sq. ft. office building with a resulting building coverage of 21.5% where 20% is the maximum allowed, and impervious coverage of 82.1% where 65% is the maximum allowed. [B-1 zone]
Tim Coon, of J. R. Russo & Associates came forward along with James H. Nilsson, the applicant. Mr. Coon referred to a site plan and explained that they were requesting variances for building coverage and impervious coverage for the property which is located at the corner of Bridge Street and Gardner Street. This property includes two lots, one at 46 Gardner Street and the other at 100 Bridge Street which encompasses the entire Geissler’s Plaza. He noted that there is an existing house and garage located at 47 Gardner Street as well as some existing parking associated with the Geissler’s Plaza. They are proposing to remove the shed and put up a two-story office building with a 1,916 sq. ft. footprint to be used for Geissler’s corporate
offices which are now located within the existing plaza building. They are also going to repave the existing parking lot and re-stripe it. They will be adding some end islands and removing some existing pavement. That will be done to offset the impervious coverage increase for the building and also to improve the circulation pattern of the parking lot and provide more aesthetic appeal along Bridge Street.
Mr. Coon explained that currently 100 Bridge Street and 47 Gardner Street are separate lots, under ownership by separate deeds and they are intended to be merged into one piece. He said currently the existing building coverage at the site, which would be both parcels, is at 20.9%. A variance was granted in 2003 to allow 21%. Mr. Coon said as a result of their proposal they are adding 1,916 sq. ft. and removing a shed, which will be an increase of 1,685 sq. ft. of building. That brings them up to 21.5% building coverage. With regard to impervious coverage, Mr. Coon said the regulations allow 65%. A variance was granted in 1997 to allow 76%. Currently there is 82.3% coverage on the consolidated parcel and with the islands and the improvements
they are making, they will be decreasing it to 82.1% impervious coverage. Mr. Coon said the applicant is proposing to construct the office building at 47
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MEETING – NOVEMBER 7, 2005
Gardner Street which is currently a separate parcel. Looked at independently the proposed building and removal of the shed would result in a building coverage of 9.6% and impervious coverage of 48% which would meet the regulations. He said past applications have treated these parcels as consolidated for the purpose of coverage calculations. Mr. Coon went on to say that the consolidation of the parcels reduces all the coverages and improves the situation but the variances are still required. He felt that it creates a hardship for the lot at 47 Gardner Street by consolidating it with 100 Bridge Street. He said the applicant has made attempts to purchase other undeveloped land to the north, both state land and land from the abutter, and he was
unable to do so.
Mr. Coon said the existing house and garage, which are located on Gardner Street, are not proposed to be eliminated at this time. He said if they did remove them it would reduce the impervious coverage and building coverage by 1,143 sq. ft. so that their building increase would only be 542 sq. ft. Mr. Coon noted that in the Plan of Conservation and Development, Warehouse Point is described as a unique village setting that includes a mixture of residential and business use. He said one of the goals of the Plan of Development is to maintain that village setting. They feel that the demolition of the house would be inconsistent with the goals of the Plan of Development.
Mr. Ceppetelli asked about parking for the proposed office building and questioned whether they are adding pavement. Mr. Coon answered that they are not adding pavement. They have an excess of parking right now; they have more spaces than they need. As a result of the islands they will be eliminating spaces but they’re still in excess of the required parking spaces.
Mr. Ceppetelli opened up the hearing to the public.
Jeff Quirk of 6 Gardner Street noted that the funeral home on Gardner Street is undergoing some major additions and questioned whether that would impact this project. Mr. Coon explained that the funeral home is located up on the hill and this office building is going to be located and accessed from Bridge Street. There will be no access off of Gardner Street. Mr. Quirk asked if there will be a stairway from Gardner Street. Mr. Coon replied that none is proposed at this time.
Mr. Nelson asked if there was a rendering of what the back of the building, facing Gardner Street, is going to look like. Mr. Coon said not at this point in time. They will be preparing renderings for site plan review with the Planning & Zoning Commission. He said the second floor is going to be at elevation 51 and the street level is at 58.9 feet. Mr. Ceppetelli asked if they considered adding on to the existing building. Mr. Coon said they did consider adding on but they were quite limited as to where they could add on and felt that it was more feasible to do something independent of that building. Mr. Nelson said that he looked at this site and it is definitely a unique piece of property. He said he would like to see a
rendering of what the office building is going to look like, particularly as to what it will look like from Gardner Street. Mr. Coon said they can have one provided.
MOTION: To continue ZBA #2005-16 to the next meeting on December 5, 2005 in order to get a rendering of what the building will look like. Nelson / Arcari / Unanimous
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MEETING – NOVEMBER 7, 2005
APPROVAL OF MINUTES:
MOTION: To approve the minutes of October 3, 2005, as corrected.
Arcari / Gudzunas Unanimous
MOTION: To adjourn. Nelson / Paleski / Unanimous
The meeting was adjourned at 8:05 p.m.
Respectfully submitted,
Marlene Bauer, Recording Secretary
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