TOWN OF EAST WINDSOR – ZONING BOARD OF APPEALS
MINUTES OF REGULAR MEETING
MAY 5, 2008
The East Windsor Zoning Board of Appeals held a Regular Meeting on Monday, May 5, 2008 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 Members Dan Noble and Nick Macsata.
The meeting was called to order at 7:30 p.m. by Chairman Michael Ceppetelli. A quorum was established as 4 regular members and 2 alternates were present. It was determined that Ray Noble would sit in as a voting member. Mr. Nelson read the Legal Notice as it appeared in publication.
NEW HEARING:
ZBA #2008-05 –Application of Lawrence G. Tribble, Jr. for property located at 75 South Main Street (Cornerhouse Family Restaurant) for a variance of Section 501 Bulk & Area Requirements – Business District (front yard setback) to allow a proposed addition to be located within the required front setback. (TZ5 & R-3 zones)
Representing the applicant were Tim Coon, of J. R. Russo & Associates, Attorney Mark Barbieri and Larry Phillips, Project Manager. Mr. Barbieri explained that this property has been in the Tribble family for at least 50 years. That was before front yards on corner lots became side yards. He pointed out that they are asking for a variance on the Tromley Road side of the property, on the east side of the property. They want to extend the restaurant kitchen which is too small to do what was anticipated they would do with the latest update.
Mr. Coon referred to plans of the property and pointed out that the house was constructed in 1947, prior to zoning. Since that time it has become a nonconforming lot due to the Tromley Road setback requirements. Mr. Coon pointed out that the existing house is about 37.4 feet from the property line. They are proposing a 120 sq. ft. addition to the existing kitchen which is in the back corner of the building. They also want to add a walk-in freezer off of the kitchen area. Mr. Coon noted that this is in the area within the front yard setback. He said they are requesting a variance down to 34 feet to allow for the kitchen addition and the freezer. He said the hardship is the fact that this house was constructed in 1947, which predates zoning
requiring the 2 front yards on the corner lot. Mr. Barbieri indicated that as far as they could tell, no variances were ever requested for this parcel.
Mr. Nelson asked if the abutting property owners have been notified. It was verified that the abutting owners had been notified, and a certificate of mailing had been provided. Mr. Nelson asked if there was a tenant on the second floor. Mr. Coon responded that it is completely vacant upstairs and it is not rentable. He said the second floor had been used for ductwork. Mr. Nelson asked about the possibility of moving the addition. Mr. Coon said that the kitchen addition only makes sense in that area. Mr. Phillips noted that the kitchen was completely remodeled two years ago. He said as the volume of the restaurant increased, the floor plan is severely restricted as to be able to move around. He said they have to meet certain
health standards, and in order to expand there are certain guidelines they have to follow. He felt that this additional space is essential.
Mr. Paleski asked what the distance would be to the curb cut. Mr. Coon said it would be about another 20 feet from the property line to the curb cut. Mr. Ceppetelli asked if the additional square footage would impact parking. Mr. Coon said there is adequate parking. He noted that 19 spaces are required and they have 33 spaces.
Mr. Ceppetelli opened up the hearing to the public.
Bruce Lamb, 900 Tolland Turnpike, Manchester, stated that he is the operator of the restaurant. He said that it is very tight there; they are out of freezer and refrigerator space. He said this will make it easier for them to operate.
MOTION: To close the hearing on ZBA #2008-05.
Nelson / Buckley / Unanimous
Discussion and Vote:
Mr. Ceppetelli said he felt that they had explained the difficulty in changing the location. Mr. Nelson agreed that it is sensible to have the kitchen addition and freezer at this location. He said there is adequate parking in the back. He felt that they had proven their hardship. Mr. Paleski said they have their health concerns with the kitchen. He said the freezer is a self-contained unit. Mr. Noble said he was in favor of this. He said he likes to see businesses in town prosper. Ms. Buckley said it is a good idea to expand the freezer and kitchen.
MOTION: To approve ZBA #2008-05. Nelson / Paleski / Unanimous
Mr. Ceppetelli said the applicant was able to prove their hardship.
OTHER BUSINESS:
Withdrawal of Application:
ZBA #2008-04 –Application of David Maura for property located at 263 Rye Street, for a variance of Section 402 (4) Notes To Permitted Uses in Residential Districts, to allow a shelter for horses to be located less than 100 feet from the side property lines. (R-3 zone)
Mr. Ceppetelli referred to a letter from the applicant requesting the withdrawal of this application.
MOTION: To accept the withdrawal of the application for ZBA #2008-04.
Nelson / Paleski / Unanimous
EDC Community Workshop – June 5, 2008
Mr. Ceppetelli encouraged the ZBA members to attend this workshop.
APPROVAL OF MINUTES:
MOTION: To approve the minutes of February 4, 2008.
Nelson / Noble / Unanimous
ADJOURNMENT:
MOTION: To adjourn. Nelson / Paleski / Unanimous
The meeting was adjourned at 7: 55 p.m.
Respectfully submitted,
Marlene Bauer
Recording Secretary
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