TOWN OF EAST WINDSOR – ZONING BOARD OF APPEALS
MINUTES OF REGULAR MEETING
DECEMBER 5, 2005
The East Windsor Zoning Board of Appeals held a Regular Meeting on Monday, December 5, 2005 at the East Windsor Town Hall, 11 Rye Street, Broad Brook, Connecticut. The following members were present: Regular Members Michael Ceppetelli, Mary Buckley, Cliff Nelson and Stan Paleski; and Alternate Member Dan Leone. Nancy Rudek, Zoning Enforcement Official, was also present.
The meeting was called to order at 7:30 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.
CONTINUED 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 the applicant, Jim Nilsson. Mr. Coon referred to a site plan of the property and reiterated from the previous meeting that currently there is a residential house at 47 Gardner Street. The applicant is proposing to build a 2-story office building as a headquarters of the Geissler’s Supermarkets to be located to the rear of the existing house. It will be accessed from the parking lot at the lower level through the Geissler’s parking lot; there will be no additional drives off of Gardner Street. They will be putting in some landscaping islands along Bridge Street. Mr. Coon explained that they are requesting variances for building coverage and impervious coverage. The
regulations allow for 20% building coverage and the new office building, with the elimination of the existing shed, will result in a 21.5% building coverage. The current impervious coverage at the site is 82.3% for the combined parcels, and with the improvements they are making they will actually be reducing the impervious coverage to 82.1%.
Mr. Coon noted that at the last meeting it was requested that they bring in architectural elevations to get an idea of what the office building is going to look like. At this time Chuck Bromley of Plan B Retail Design came forward. He referred to architectural renderings of the building, showing it from all angles. Mr. Bromley pointed out that the office building will be clapboard, similar to the existing house. He said they are trying to tie it in with the existing buildings in the area and he felt it would give somewhat of a village look.
Mr. Ceppetelli opened up the hearing to the public. No one came forward.
Mr. Ceppetelli felt that the cinder block garage is not in keeping with the existing house or the structure they are adding. He asked if the applicant would be willing to remove the garage. That would also
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MEETING – DECEMBER 5, 2005
decrease the building coverage and impervious coverage. After a brief discussion Mr. Nilsson said that he would be willing to remove the garage.
MOTION: To close the hearing on ZBA #2005-16. Nelson / Buckley / Unanimous
Discussion and Vote:
Mr. Nelson said it is a unique piece of property with the elevations. It fits right in with the Plan of Development. He said that doing the parking lot over is a big plus to try to resolve some of the traffic issues. Mr. Paleski agreed that this is a unique parcel. This is the center of Warehouse Point. He said from the architectural renderings this fits in with the Plan of Development. Mr. Ceppetelli said he would like to see as a condition that the applicant removes the cinder block garage from the original house. It helps the impervious coverage and also aesthetically. Ms. Buckley and Mr. Leone both agreed that it should be a condition that the garage be removed.
MOTION: To approve ZBA #2005-16 with the condition that the attached garage be removed.
Nelson / Buckley / Unanimous
NEW HEARING:
ZBA #2005-17 Application of Nancy Mazza for property located at 13 Prospect Hill Drive for a variance of Section 18 Residential Bulk and Area Requirements (front setback) and Section 2.2 Expansion of a Non-conforming Structure to allow an 8’ x 23’ front deck to be located 27’ from the front property line where 50’ is the minimum required. [R-3 zone]
Nancy Mazza came forward. She explained that they are looking to add a deck to the front of the house. The house is already nonconforming and doesn’t meet the 50’ setback. Any changes to the front of the house would need a variance. Reference was made to a letter signed by 4 neighbors which stated that they had no objection to the variance.
Mr. Ceppetelli opened up the hearing to the public. No one came forward.
MOTION: To close the hearing on ZBA #2005-17. Nelson / Paleski / Unanimous
Discussion and Vote:
Mr. Nelson said he looked at the property and found that several houses in that area have similar decks. It fits with the rest of the neighborhood. Mr. Paleski said Prospect Hill is a unique situation. There have been many other variances in that area due to small lot sizes. Mr. Leone said he looked at the property and felt that the house will conform better with the deck because of the surrounding properties. Also the neighbors don’t have any objections.
MOTION: To approve ZBA #2005-17. Nelson / Paleski / Unanimous
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MEETING – DECEMBER 5, 2005
OTHER BUSINESS:
Meeting Schedule for 2006:
MOTION: To approve the meeting schedule for 2006. Nelson / Paleski / Unanimous
APPROVAL OF MINUTES:
MOTION: To approve the minutes of November 7, 2005. Nelson / Leone / Unanimous
ADJOURNMENT:
MOTION: To adjourn. Nelson / Leone / Unanimous
The meeting was adjourned at 8:00 p.m.
Respectfully submitted,
Marlene Bauer, Recording Secretary
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