TOWN OF EAST WINDSOR – ZONING BOARD OF APPEALS
MINUTES OF REGULAR MEETING
DECEMBER 4, 2006
The East Windsor Zoning Board of Appeals held a Regular Meeting on Monday, December 4, 2006 at the East Windsor Town Hall, 11 Rye Street, Broad Brook, Connecticut. The following members were present: Regular Members Michael Ceppetelli, Cliff Nelson and Stan Paleski; and Alternate Members Tom Arcari and Dan Leone. Regular Member Mary Buckley arrived during the public hearing and did not participate in the voting.
The meeting was called to order at 7:32 p.m. by Chairman Michael Ceppetelli. A quorum was established as 3 regular members and 2 alternates were present. Mr. Nelson read the Legal Notice as it appeared in publication.
NEW HEARING:
ZBA #2006-16 – Application of Nancy Mazza, for property located at 13 Prospect Hill Drive, for a variance of Section 18 Residential Bulk and Area Requirements, to allow a variance for lot coverage for a proposed shed and garage. [R-3 zone]
Nancy Mazza and her son came forward. Ms. Mazza referred to plans that showed a proposed garage and shed. She explained that they want to build a small garage in the same location as a carport that was there previously. The carport was taken down because it was in bad condition. They will use the same footprint. Also, there was a shed on the property that was taken down and they are building a new one that is a little larger. Mr. Nelson said he drove to the property and found that they have already started building the shed. There are concrete pillars and a back wall. He asked why they started building the shed without a permit. Ms. Mazza said she didn’t think she needed a permit since there was a shed there before. Mr.
Nelson pointed out that in 2005 she came before the board for a variance for a front deck and at that time she didn’t know that a permit was needed.
Mr. Nelson indicated that he would like to see a report from the concrete contractor that shows how far the pillars for the shed are down into the ground. He also noted that the house next door, on the side where the garage will be located, sits quite a bit lower. He suggested they might need a retaining wall between the two properties. He said he would like to see a drawing that shows how that will be handled. Mr. Nelson said he would like to see this tabled for another month so that then can get drawings of what is going on.
Mr. Ceppetelli opened up the hearing to the public. No one came forward to speak.
MOTION: To table ZBA #2006-16 until the next regular meeting, and have them come back with a better drawing and what, if anything, has to be done next to the garage for the abutting property owner’s grade drop; also how far the pillars are in the ground for the shed.
Nelson / Arcari
In Favor: Nelson; Arcari; Palesli; Leone
Opposed: Ceppetelli
Mr. Ceppetelli said he understands the concern that this is built correctly but feels that it is a Building Department issue more than a ZBA issue. He said he was concerned about the grading around the garage and suggested if possible having someone at the next meeting to explain. Mr. Nelson indicated that it was about a 3-foot drop from the proposed garage to the neighbor’s property. He said it was just a carport before, and now it will be a garage with a full foundation that could disturb the neighbor’s property. Mr. Ceppetelli said they should come back with a contractor that will be doing the work or get some drawings that show the elevation between where the foundation will be and the property line.
OTHER BUSINESS:
Attendance at Meetings:
The Board members had a brief discussion regarding attendance at meetings by Board members. Mr. Ceppetelli noted that they have gone over a year without Mr. Pippin in attendance. It was suggested that the First Selectman be approached to try to resolve the situation.
Election of Officers:
MOTION: That all existing officers stay in the same positions: Mike Ceppetelli, Chairman; Stanley Paleski, Vice Chairman; Cliff Nelson, Secretary.
Nelson / Arcari / Unanimous
2007 Meeting Schedule:
MOTION: To accept the 2007 Meeting Schedule. Nelson / Paleski / Unanimous
APPROVAL OF MINUTES:
MOTION: To approve the minutes of October 2, 2006. Nelson / Paleski
In Favor: Nelson; Paleski; Arcari; Leone
Abstain: Ceppetelli
OTHER BUSINESS:
Participation of Alternate Members:
Mr. Ceppetelli referred to an item from the meeting packet regarding alternate members participating in discussions. After a brief discussion, it was suggested that the staff obtain case law on this matter.
ADJOURNMENT:
MOTION: To adjourn. Nelson / Arcari / Unanimous
The meeting was adjourned at 8:20 p.m.
Respectfully submitted,
Marlene Bauer, Recording Secretary
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