TOWN OF EAST WINDSOR – ZONING BOARD OF APPEALS
MINUTES OF REGULAR MEETING
FEBRUARY 4, 2008
The East Windsor Zoning Board of Appeals held a Regular Meeting on Monday, February 4, 2008 at the Broad Brook School, 14 Rye Street, Broad Brook, Connecticut. The following members were present: Regular Members Michael Ceppetelli, Tom Arcari, Mary Buckley and Cliff Nelson; and Alternate Members Tom Gudzunas and Ray Noble. Katie Bednaz, Zoning Enforcement Official, was also present.
The meeting was called to order at 7:30 p.m. by Chairman Michael Ceppetelli. A quorum was established as 4 regular members and 1 alternate were present. (Alternate member Ray Noble arrived during the hearing). Mr. Nelson read the Legal Notice as it appeared in publication.
NEW HEARING:
ZBA #2008-03 –Application of Michael Ryan for property located at 23 North Main Street for a variance of Section 401 Residential Bulk & Area Requirements (side yard setback) to allow a proposed garage addition to be located within the required side setback. (R-1 zone)
Michael Ryan came forward. He explained that he wants to put an 8-foot addition onto his garage. To the left of the garage are two big trees. He said to the right of the garage he thought he had enough room but he went over it with his neighbor and found that he is short by 4 feet. Mr. Ryan referred to plans of the property and pointed out that the addition will be 8 feet wide and 20 feet deep, the same depth as the existing garage. It was noted that 10 feet is the required setback and this addition will be 6 feet from the side property line. Ms. Bednaz indicated that the frontage of the lot is nonconforming. Mr. Ceppetelli asked about adding onto the back of the garage. Mr. Ryan replied that the grade drops off quite a bit. He said he would have to bring in a lot of fill. Also, the back field is in the floodplain.
Mr. Nelson read a letter from Joel Barnes of 19 North Main Street, the abutting property owner on the north side, which stated that he had no problem with Mr. Ryan building the addition adjacent to his property line.
Mr. Ceppetelli opened up the hearing to the public.
Earl Larson of 15 North Main Street, the abutting property owner on the south side, said that he had no objection; he would be in favor of this.
Charles Lonewski of 18 North Main Street, who lives across the street, said that this is OK with him.
Mr. Nelson asked the applicant if the addition was on there before. Mr. Ryan said that there was an addition there before and he tore it down.
MOTION: To close the hearing on ZBA #2008-03.
Arcari / Nelson / Unanimous
Discussion:
Mr. Ceppetelli said the lot predates zoning. Mr. Nelson said the addition was there before; the applicant was just fixing it up and didn’t realize that there was an encroachment on the side setback of his property. He said the abutting neighbor has no problems with it, and it predates our zoning regulations
MOTION: To approve ZBA #2008-03. Nelson / Arcari / Unanimous
OTHER BUSINESS:
Mr. Nelson introduced Dale Nelson as the liaison for ZBA on the Board of Selectmen. Mrs. Nelson stated that she has recently been appointed to the Board of Selectmen. She told the board members that if there is anything they want to get back to the Board of Selectmen she would be happy to do that.
Mr. Ceppetelli noted that there will be an FOI workshop on Thursday, February 7, 2008 at 4:00 p.m. and at 7:00 p.m. He said all board members are welcome to attend and he would like to have at least one member from this board attend. Mr. Nelson said that he would be attending the 4:00 session.
APPROVAL OF MINUTES:
MOTION: To approve the minutes of January 7, 2008.
Nelson / Arcari / Unanimous
ADJOURNMENT:
MOTION: To adjourn. Nelson / Gudzunas / Unanimous
The meeting was adjourned at 7: 50 p.m.
Respectfully submitted,
Marlene Bauer
Recording Secretary
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