TUESDAY, JUNE 19, 2007
SENIOR CENTER
HOLLY GREEN PLAZA
391 NORWICH-WESTERLY ROAD
NORTH STONINGTON, CT 06359
MINUTES APPROVED ~ SEPTEMBER 18, 2007
1. CALL TO ORDER: Chairman Burger called the Regular Meeting of the North Stonington Zoning Board of Appeals to order at 7:00 p.m. at the Sr. Center, Holly Green Plaza.
COMMISSIONERS PRESENT: Charlie Burger, Chairman, Candy Palmer, Vice-Chairman Allana York, Winnie Pattison and Alternate Members Wayne Wilkinson, William Ricker and Richard Bennardo (arrived at 7:22 p.m.)
COMMISSIONERS ABSENT: Helen Quallich
STAFF PRESENT: Craig Grimord, Sr. Planner & Zoning Official and Administrative Assistant Cheryl Konsavitch
2. ADDITIONS TO THE AGENDA: None
3. PUBLIC HEARINGS:
ZBA Application #07-004, of Drew & Joan Deshefy, 1 Pond Drive, located at the Southwesterly corner of the intersection of Pond Drive and Providence-New London Turnpike (CT. Rte. 184). Applicant is requesting a variance to Zoning Regulation Section(s) 505 of 10.25 ft. to the minimum front yard setback requirement of 35 feet in the R-40 Zone, Section 506, to increase the maximum building coverage by 1.1% and 1103.2, to extend the non-conforming aspect of the structure. The variances are necessary to construct a proposed 9’x16’ covered porch on the front of the existing house. Tax Map #121/2731, Lot #85/7606 (Receive on 5/15/07 & Board to set for PH
on or by 7/17/06)
Chairman Burger read the application into the record.
Seated: C. Burger, W. Ricker, W. Pattison, A. York, C. Palmer
Mr. Deshefy was present and presented his proof of mailing to his abutters and went over his application with the Board.
The Board asked questions pertaining to drainage, setbacks and septic.
ZEO Grimord went over his memo pertaining to this application.
Chairman Burger asked if there was anyone from the public speaking in favor of this application. There were none.
Chairman Burger asked if there was anyone from the public speaking against this application. There were none.
Chairman Burger asked if there was anyone from the public who would like to make general remarks pertaining to this application. There were none.
Chairman Burger asked if the applicant would like to make a rebuttal. Mr. Deshefy stated that he feels his variance request should be granted as it would enhance his property.
MOTION by W. Pattison, SECOND by W. Ricker to close the Public Hearing on application #07-004. MOTION CARRIED UNANIMOUSLY.
4. PENDING APPLICATIONS:
A. ZBA Application #07-004, of Drew & Joan Deshefy, 1 Pond Drive, located at the Southwesterly corner of the intersection of Pond Drive and Providence-New London Turnpike (CT. Rte. 184). Applicant is requesting a variance to Zoning Regulation Section(s) 505 of 10.25 ft. to the minimum front yard setback requirement of 35 feet in the R-40 Zone, Section 506, to increase the maximum building coverage by 1.1% and 1103.2, to extend the non-conforming aspect of the structure. The variances are necessary to construct a proposed 9’x16’ covered porch on the front of the existing house. Tax Map #121/2731, Lot #85/7606 (Receive on 5/15/07 & Board to
set for PH on or by 7/17/06)
Seated: C. Burger, W. Ricker, W. Pattison, A. York, C. Palmer
MOTION by W. Pattison, SECOND by A. York to approve application #07-004 for a variance to the Zoning Regulations. In particular Section 505 of 10.25 feet of the front yard setback requirements of the R-40 Zone and Section 1103.2, to allow the expansion of a non-conforming structure, and Section 506, to exceed the maximum building coverage of the R-40 Zone by 1.1% over the 15% required for the construction of a 9’ x 16’ porch off the NE corner of the existing house for the following reason(s):
1. Exceptional difficulty or unusual hardship has been demonstrated to the Boards satisfaction. The location of the septic tank is a unique hardship to the property and precludes an expansion, so there is no other feasible location for the porch.
2. The variances requested will not substantially affect the comprehensive plan.
3. Adherence to the strict letter of the Regulations causes an unusual hardship and is unnecessary to carrying out the general purpose of the zoning plan.
MOTION CARRIED UNANIMOUSLY.
B. ZBA Application #07-003, of Green Falls Associates, L.L.C. & Ashwillet Brook, L.L.C. for property located on the Southerly side of Lake of Isles Road, at the Town Line with Preston, approximately 2,000 feet easterly of the intersection of Lake of Isles Road and Watson Road in an R-80 Zone. Applicant is appealing the decision of the Zoning Enforcement Officer to deny property line adjustment application #07-036. Tax Map #54, Parcel #6567
(PH set for 5/15/07; Received on 4/17/07 & PH must close on or by 6/17/07)
Chairman Burger read the application into the record.
C. Palmer recused herself.
Seated: W. Pattison, C. Burger, A. York, R. Bennardo, W. Wilkinson
The Board deliberated on this application.
MOTION by R. Bennardo, SECOND by C. Burger to overturn the ZEO’s decision to deny the lot line adjustment for application #07-036.
In Favor: R. Bennardo
Against: A. York, C. Burger, W. Wilkinson, W. Pattison
MOTION not supported – ZEO Decision Upheld
5. NEW APPLICATIONS: None
6. NEW BUSINESS: None
7. OLD BUSINESS: None
8. CORRESPONDENCE:
The Board went over correspondence in their packets.
9. REVIEW MINUTES:
Review minutes of May 15, 2007 meeting
MOTION by W. Pattison, SECOND by R. Bennardo to approve the draft minutes of May 15, 2007 as written. MOTION CARRIED UNANIMOUSLY.
10. ADJOURNMENT:
MOTION by W. Pattison, SECOND by R. Bennardo to adjourn the meeting at 8:13 p.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch, Administrative Assistant
Zoning Board of Appeals
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