TUESDAY, SEPTEMBER 16, 2008
SENIOR CENTER
HOLLY GREEN PLAZA
391 NORWICH-WESTERLY ROAD
NORTH STONINGTON, CT 06359
MINUTES APPROVED ~ NOVEMBER 18, 2008
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.
BOARD MEMBERS PRESENT: Charlie Burger, Chairman, Candy Palmer, Vice-Chairman, Robin Hall, Secretary, Winnie Pattison, Treasurer and Alternate Member Wayne Wilkinson and James Lord
COMMISSIONERS ABSENT: Allana York and Alternate Member Richard Bennardo
STAFF PRESENT: Sr. Planner/ZEO Juliet Leeming and Administrative Assistant Cheryl Konsavitch
Chairman Burger read the Rules of Procedure into the record.
2. ADDITIONS TO THE AGENDA: None
3. PUBLIC HEARINGS:
A. ZBA Application #08-007, of John Syragakis, for property known as Village Green Inn, 116 Norwich-Westerly Road, North Stonington, CT 06359. Applicant is requesting a correction of an error in an order, requirement, or decision made by the Zoning Enforcement Officer regarding the use of the referenced property. Tax Map #117, Parcel #9063
Chairman Burger read the application into the record.
Seated: C. Burger, C. Palmer, W. Pattison, R. Hall, J. Lord
The applicant was not present.
ZEO Leeming gave an overview of the application.
Chairman Burger asked if there was anyone speaking in favor of this application. There were none.
Chairman Burger asked if there was anyone speaking against this application. There were none.
Chairman Burger asked if there was anyone making general remarks. There were none.
MOTION by W. Pattison, SECOND by J. Lord to close the Public Hearing on ZBA application #08-007. MOTION CARRIED UNANIMOUSLY.
B. ZBA Application #08-008, of Arlene Lewis, for property known as 62K Patricia Avenue, North Stonington, CT 06359, located on the east side of Patricia Avenue approximately 1650 feet, southeast direction from the intersection of Miller Road with Patricia Avenue in a R-80 (SUO) Seasonal Use Overlay Zone. Applicant is requesting variances to the Zoning Regulations for Sections 505.1 and 507.1(c) of 100’ of lot frontage required on a Town or State Road. The variance is necessary to construct a new single-family seasonal residence. Tax Map #45, Parcel #8036.
Chairman Burger read the application into the record.
Seated: C. Burger, C. Palmer, W. Pattison, R. Hall, W. Wilkinson
Mr. William Hescock was present for this application representing Arlene Lewis.
Mr. Hescock submitted the green cards as proof of mailing for the record and went over the application with the Commission.
ZEO Leeming gave an overview of the application.
Chairman Burger asked if there was anyone speaking in favor of this application. There were none.
Chairman Burger asked if there was anyone speaking against this application. The following people spoke.
John O’Donnell, 62H Patricia Avenue
Bill Hixson, 62M Patricia Avenue representing the Blue Lake Tax District
Chairman Burger asked if there was anyone making general remarks. The following person spoke:
John O’Donnell asked what the current width of the lot was.
Chairman Burger asked if there was a summarization and rebuttal by the applicant.
Mr. Hescock stated Ms. Lewis has a legal pre-existing non-conforming lot which she had purchased before zoning and could have put a house on it back then. Since then, Ms. Lewis has acquired more land and has added it to her parcel. Mr. Hescock also added that he does not know why a tax district would oppose a seasonal dwelling to help pay the taxes?
MOTION by W. Pattison, SECOND by W. Wilkinson to close the Public Hearing on ZBA application #08-008. MOTION CARRIED UNANIMOUSLY.
4. PENDING APPLICATIONS:
A. ZBA Application #08-007, of John Syragakis, for property known as Village Green Inn, 116 Norwich-Westerly Road, North Stonington, CT 06359. Applicant is requesting a correction of an error in an order, requirement, or decision made by the Zoning Enforcement Officer regarding the use of the referenced property. Tax Map #117, Parcel #9063 (PH scheduled to open on 8/19/08; Received on 7/15/08; Board must act on or by 9/21/08)
Seated: C. Burger, C. Palmer, W. Pattison, R. Hall, J. Lord
The Board deliberated.
MOTION by C. Palmer, SECOND by R. Hall to uphold the ZEOS’ abatement order and deny the appeal with the reason being the laundry use has been abandoned for years. MOTION CARRIED UNANIMOUSLY.
B. ZBA Application #08-008, of Arlene Lewis, for property known as 62K Patricia Avenue, North Stonington, CT 06359, located on the east side of Patricia Avenue approximately 1650 feet, southeast direction from the intersection of Miller Road with Patricia Avenue in a R-80 (SUO) Seasonal Use Overlay Zone. Applicant is requesting variances to the Zoning Regulations for Sections 505.1 and 507.1(c) of 100’ of lot frontage required on a Town or State Road. The variance is necessary to construct a new single-family seasonal residence. Tax Map #45, Parcel #8036.
Seated: C. Burger, C. Palmer, W. Pattison, R. Hall, W. Wilkinson
The Board deliberated.
MOTION by C. Palmer, SECOND by W. Pattison to approve application #08-008 for the variances requested to Section 505.1 Table of Minimum Lot Width and Yard Requirements for Principal and Accessory Structures and Uses of the Zoning Regulations and Section 507.1c Requirements For Seasonal Use Overlay Area with the following reasons:
1. A strict application of the Regulations unreasonably restricts the use of the applicant’s property for permitted uses allowed in the zone, and causes an unusual hardship unnecessary to carrying out the general purpose and intent of the zoning plan.
2. The variance requested is in harmony with the general purpose and intent of the Regulations.
3. Approval of the variance would not adversely affect the public health, safety, welfare, and value of the surrounding properties.
MOTION CARRIED UNANIMOUSLY.
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 June 17, 2008 and August 19, 2008 meeting.
MOTION by R. Hall, SECOND by W. Pattison to approve the minutes of June 17, 2008 and August 19, 2008 as written. MOTION CARRIED UNANIMOUSLY.
10. ADJOURNMENT:
MOTION by W. Pattison, SECOND by R. Hall to adjourn the meeting at 7:45 p.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch
Cheryl Konsavitch, Administrative Assistant
Zoning Board of Appeals
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