TUESDAY, MARCH 18, 2008
SENIOR CENTER
HOLLY GREEN PLAZA
391 NORWICH-WESTERLY ROAD
NORTH STONINGTON, CT 06359
MINUTES APPROVED ~ MAY 20, 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 Allana York, Winnie Pattison, Robin Hall and Alternate Members Wayne Wilkinson, Richard Bennardo and James Lord
COMMISSIONERS ABSENT: None
STAFF PRESENT: Cheryl Konsavitch, Administrative Assistant
Chairman Burger read the Rules of Procedure into the record.
2. ADDITIONS TO THE AGENDA:
MOTION by W. Pattison, SECOND by A. York to amend the Agenda to add Election of Officer’s under New Business. MOTION CARRIED UNANIMOUSLY.
3. PUBLIC HEARINGS:
A. ZBA Application #08-001, of Mystic Seaport Museum, Inc. for property known as 386 Norwich-Westerly Road, North Stonington, CT 06359, located on the east side of Norwich-Westerly Rd. (Rt. 2) approximately 1000 feet east from the intersection of Rt. 201 in an R-80 Zone. Applicant is requesting a variance to Zoning Regulations Sections 1102, Non-Conforming Uses and 1103 & 1103.2, Non-Conforming Structures. The variance is necessary for the construction of the stairs that have already been built per building code requirement on the east side of the building Map #101, Parcel #9642
Chairman Burger read the application into the record.
Seated: C. Burger, C. Palmer, A. York, W. Pattison, R. Hall
Atty. Maria Ackley was present representing Mystic Seaport Museum, Inc. and submitted for the record the green cards verifying abutting property owners were notified.
Atty. Ackley reviewed the variance request with the Board and stated the variance is needed to comply with Section 1009.5.2 of the International Building Code.
Chairman Burger read a letter from the Selectman speaking in favor of this application into the record.
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 making general remarks pertaining to this application. There were none.
The Board asked questions pertaining to this application.
MOTION by C. Palmer, SECOND by W. Pattison to close the Public Hearing on application #08-001. MOTION CARRIED UNANIMOUSLY.
B. ZBA Application #08-002, of Raspberry Junction Properties, L.L.C. for property known as 411A Norwich-Westerly Rd., North Stonington, CT 06359, located on the southwest side of Norwich-Westerly Rd., approximately 1850 feet southeast from the intersection of Norwich-Westerly Rd. with Mains Crossing Rd. in a Commercial Zone. Applicant is requesting variances to Zoning Regulations Section 1004 Bus Parking from 4 to 0, Section 1001.4e Number of Parking spaces (auto) from 215 to 175 and Section 404, Site Plans, to eliminate that requirement. The variances are requested to construct a conference suite. Map #101, Parcel #0504
Chairman Burger read the application into the record.
Seated: C. Burger, C. Palmer, W. Pattison, A. York, R. Hall
Mr. Peter Gardner, Surveyor and Mr. Patrick Levantino, owner were present for this application.
Mr. Gardner stated that the reason he is before the Board is because there is no Zoning Enforcement Officer and he did not realize until today that permits were being processed by the Chairman or an appointed Commission member. Mr. Gardner stated he came before the Board because of Planning & Zoning’s moratorium.
Mr. Gardner went over the application with the Board and submitted for the record the following exhibits: (Exhibit A) Architectural Drawings of the proposed banquet facility, (Exhibit B) Parking Requirements of other Towns, (Exhibit C) Parking Lot Analysis and (Exhibit D) Section 808.14 of the Zoning Regulations.
Mr. Levantino went over parking questions from the Board.
Vice-Chairman Palmer stated she believes this application should be before the Planning & Zoning Commission not the Zoning Board of Appeals. They are adding a conference room and asking for a decrease in their parking requirements.
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 were any general remarks from the public pertaining to this application. There were none.
MOTION by W. Pattison, SECOND by A. York to close the Public Hearing on application #08-002. MOTION CARRIED UNANIMOUSLY.
4. PENDING APPLICATIONS:
A. ZBA Application #08-001, of Mystic Seaport Museum, Inc. for property known as 386 Norwich-Westerly Road, North Stonington, CT 06359, located on the east side of Norwich-Westerly Rd. (Rt. 2) approximately 1000 feet east from the intersection of Rt. 201 in an R-80 Zone. Applicant is requesting a variance to Zoning Regulations Sections 1102, Non-Conforming Uses and 1103 & 1103.2, Non-Conforming Structures. The variance is necessary for the construction of the stairs that have already been built per building code requirement on the east side of the building Map #101, Parcel #9642
Seated: C. Burger, C. Palmer, A. York, W. Pattison, R. Hall
MOTION by C. Palmer, SECOND by A. York to approve application #08-001 requesting a variance to Sections 1102, Non-Conforming Uses and 1103 & 1103.2, Non-Conforming Structures for the construction of the stairs that have already been built to comply with building code requirement Section 1009.5.2 on the east side of the building. MOTION CARRIED UNANIMOUSLY.
B. ZBA Application #08-002, of Raspberry Junction Properties, L.L.C. for property known as 411A Norwich-Westerly Rd., North Stonington, CT 06359, located on the southwest side of Norwich-Westerly Rd., approximately 1850 feet southeast from the intersection of Norwich-Westerly Rd. with Mains Crossing Rd. in a Commercial Zone. Applicant is requesting variances to Zoning Regulations Section 1004 Bus Parking from 4 to 0, Section 1001.4e Number of Parking spaces (auto) from 215 to 175 and Section 404, Site Plans, to eliminate that requirement. The variances are requested to construct a conference suite. Map #101, Parcel #0504
Seated: C. Burger, C. Palmer, A. York, W. Pattison, R. Hall
The Board deliberated on this application.
Vice-Chairman Palmer stated the applicant does not appear to have a hardship.
MOTION by A. York, SECOND by R. Hall to approve application #08-002 requesting a variance to Sections 1004 Bus Parking from 4 to 0, Section 1001.4e Number of Parking spaces (auto) from 215 to 175 and Section 404, Site Plans, to eliminate that requirement. The variances are requested to construct a conference suite. MOTION CARRIED.
In Favor: C. Burger, A. York, W. Pattison, R. Hall
Opposed: C. Palmer
5. NEW APPLICATIONS: None
6. NEW BUSINESS:
Election of Officer’s
MOTION by A. York, SECOND by W. Pattison to nominate Charlie Burger as Chairman. MOTION CARRIED UNANIMOUSLY.
C. Burger is Chairman
MOTION by C. Burger, SECOND by A. York to nominate Candy Palmer as Vice-Chairman. MOTION CARRIED UNANIMOUSLY.
C. Palmer is Vice-Chairman
MOTION by A. York, SECOND by C. Burger to nominate Winnie Pattison as Treasurer. MOTION CARRIED UNANIMOUSLY.
W. Pattison is Treasurer
MOTION by W. Pattison, SECOND by A. York to nominate Robin Hall as Secretary. MOTION CARRIED UNANIMOUSLY.
R. Hall is Secretary
7. OLD BUSINESS: None
8. CORRESPONDENCE:
The Board went over correspondence in their packets.
9. REVIEW MINUTES:
Review minutes of November 20, 2007 meeting
MOTION by W. Pattison, SECOND by R. Hall to approve the draft minutes of November 20, 2007 as written. MOTION CARRIED UNANIMOUSLY.
10. ADJOURNMENT:
MOTION by W. Pattison, SECOND by A. York to adjourn the meeting at 8:10 p.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch
Cheryl Konsavitch, Administrative Assistant
Zoning Board of Appeals
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