TUESDAY, SEPTEMBER 15, 2009
SENIOR CENTER
HOLLY GREEN PLAZA
391 NORWICH-WESTERLY ROAD
NORTH STONINGTON, CT 06359
DRAFT MINUTES
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, Allana York and James Lord
COMMISSIONERS ABSENT: Alternate Members Rick Bennardo, Wayne Wilkinson and Peter Bogoian
STAFF PRESENT: Sr. Planner/ZEO Juliet Leeming and Administrative Assistant Cheryl Konsavitch
Chairman Burger read the Rules of Procedures into the record.
2. ADDITIONS TO THE AGENDA: None
3. PUBLIC HEARINGS:
ZBA Application #09-009, of Grace Fellowship Evangelical Free Church for property known as 102 Providence-New London Turnpike, North Stonington, CT 06359, located on the southerly side of Providence-New London Turnpike, approximately 1965 feet west from the intersection of N. Anguilla Rd. with Providence-New London Turnpike in an R-40 Zone. Applicant is requesting a variance to Section 1306.2, Impervious Surface Coverage. The variance is necessary to construct a 622 sq. ft. addition for a proposed nursery. Tax Map #121, Parcel #4582 (PH scheduled to open on 9/15/09; Board received on 8/18/09 & PH must close on or by 10/19/09)
Chairman Burger read the application into the record.
Seated: C. Burger, C. Palmer, R. Hall, A. York, J. Lord
Mr. Anthony Nenna, P.E. of On-Site Engineering submitted his proof of mailings to abutting property owners for the record. Mr. Nenna went over the application for the variance request with the Board and submitted a table summarizing the impervious calculations for existing and proposed conditions (Exhibit A).
The Board asked questions pertaining to this application.
ZEO Leeming gave her overview of the application pertaining to the variance request for the Board.
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 wishing to make general remarks pertaining to this application. There were none.
Chairman Burger asked if the applicant would like to make a rebuttal or summarization. Mr. Nenna did not.
MOTION by C. Palmer, SECOND by R. Hall to close the Public Hearing on ZBA application #09-009. MOTION CARRIED UNANIMOUSLY.
4. PENDING APPLICATIONS:
ZBA Application #09-009, of Grace Fellowship Evangelical Free Church for property known as 102 Providence-New London Turnpike, North Stonington, CT 06359, located on the southerly side of Providence-New London Turnpike, approximately 1965 feet west from the intersection of N. Anguilla Rd. with Providence-New London Turnpike in an R-40 Zone. Applicant is requesting a variance to Section 1306.2, Impervious Surface Coverage. The variance is necessary to construct a 622 sq. ft. addition for a proposed nursery. Tax Map #121, Parcel #4582 (PH scheduled to open on 9/15/09; Board received on 8/18/09 & PH must close on or by 10/19/09)
Seated: C. Burger, C. Palmer, R. Hall, A. York, J. Lord
ZBA Application #09-009, of Grace Fellowship Evangelical Free Church for property known as 102 Providence-New London Turnpike, North Stonington, CT 06359, located on the southerly side of Providence-New London Turnpike, approximately 1965 feet west from the intersection of N. Anguilla Rd. with Providence-New London Turnpike in an R-40 Zone. Applicant is requesting a variance to Section 1306.2, Impervious Surface Coverage. The variance is necessary to construct a 622 sq. ft. addition for a proposed nursery. Tax Map #121, Parcel #4582 THE REQUESTED VARIANCE WAS GRANTED.
MOTION by C. Palmer, SECOND by J. Lord to approve ZBA application #09-009 for a variance requested to Section 1306.2 of the Zoning Regulations, to increase the maximum percentage impervious surface coverage in an R-40 Zone from the existing, legally non-conforming 42.7% to 43.5% to accommodate the proposed 622 square foot addition for the following reasons:
1. A literal enforcement of the current Zoning Regulations that provides a maximum percentage impervious surface coverage in an R-40 Zone, results in or causes an unusual hardship unique to the property in question.
2. The owners are unable to acquire additional land at this point to effectively reduce the impervious surface coverage.
3. The variance requested is in harmony with the general purpose and intent of the Regulations. There appears to be no impacts or conflicts with neighboring property.
4. Approval of the variance would not adversely affect the public health, safety, welfare, and value of the surrounding properties. The church has existed for many years on the existing site with an impervious surface coverage more then double than what is allowed now. The existing drainage system and proposed rain garden will mitigate any increased run-off from the proposed addition.
MOTION CARRIED UNANIMOUSLY.
5. NEW APPLICATIONS: None
6. NEW BUSINESS: None
7. OLD BUSINESS: None
8. CORRESPONDENCE: None
9. REVIEW MINUTES:
Review minutes of June 16, 2009 meeting.
MOTION by C. Palmer, SECOND by R. Hall to approve the minutes of June 16, 2009 as written. MOTION CARRIED.
10. ADJOURNMENT:
MOTION by R. Hall, SECOND by C. Palmer to adjourn the meeting at 7:35 p.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch, Administrative Assistant
Zoning Board of Appeals
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