TUESDAY, FEBRUARY 17, 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 7:05 p.m. at the Sr. Center, Holly Green Plaza.
BOARD MEMBERS PRESENT: Charlie Burger, Chairman, Candy Palmer, Vice-Chairman, and Alternate Members Wayne Wilkinson, James Lord and Rick Bennardo
COMMISSIONERS ABSENT: Allana York and Robin Hall, Secretary
STAFF PRESENT: Administrative Assistant Cheryl Konsavitch and Sr. Planner/ZEO Juliet Leeming
Chairman Burger read the Rules of Procedures into the record.
2. ADDITIONS TO THE AGENDA:
The Commission will receive 2 new applications under Item 5.
3. PUBLIC HEARINGS:
ZBA Application #09-001, of Kathryn & Daniel J. Morrison, for property known as 25 Princess Lane, North Stonington, CT 06359, located on the easterly side of Princess Lane, approximately 1400 feet south from the intersection of Princess Lane with Denison Hill Road in an R-80 Zone. Applicant is requesting a variance to Section 1502.A.1.b, Detached Accessory Apartment (apartment shall be located at a distance no greater than 150 feet from the primary residence). The variance is necessary to construct a detached accessory apartment. Tax Map #82, Parcel #3866
Chairman Burger read the application into the record.
Seated: C. Burger, C. Palmer, W. Wilkinson, J. Lord, R. Bennardo
Mr. Peter Springsteel, Architect representing the applicant and Mr. Daniel Morrison were present for this application.
Mr. Springsteel went over the application for the requested variance.
ZEO Leeming went over her review of the application.
Chairman Burger asked if there was anyone from the public speaking in favor of the application. There were none.
Chairman Burger asked if there was anyone from the public speaking against the application. There were none.
Chairman Burger asked if there was anyone from the public making general remarks. The following person spoke.
Mr. Doug Carocari stated there is a boundary line dispute between his property and the applicants. Mr. Carocari stated that they both have A-2 surveys on file and both are in conflict with each other. Mr. Carocari submitted his A-2 survey for the record (Exhibit A). Mr. Carocari stated that his concern is to make sure the accessory structure ise built within the proper setbacks.
The Board asked questions pertaining to the application.
Chairman Burger asked if the applicant would like to make a rebuttal or summarization.
Mr. Springsteel stated that if this structure was to be built as just a garage, they would not need a variance and would be able to build it anywhere they wanted as long as they met the setback requirements. Mr. Springsteel also added that this use will not over intensify this lot as there is adequate acreage and placing the garage off the driveway will add more parking.
Mr. Morrison stated that the structure will be as esthetically pleasing as possible.
MOTION by R. Bennardo, SECOND by C. Palmer to close the Public Hearing on ZBA application #09-001. MOTION CARRIED UNANIMOUSLY.
4. PENDING APPLICATIONS:
ZBA Application #09-001, of Kathryn & Daniel J. Morrison, for property known as 25 Princess Lane, North Stonington, CT 06359, located on the easterly side of Princess Lane, approximately 1400 feet south from the intersection of Princess Lane with Denison Hill Road in an R-80 Zone. Applicant is requesting a variance to Section 1502.A.1.b, Detached Accessory Apartment (apartment shall be located at a distance no greater than 150 feet from the primary residence). The variance is necessary to construct a detached accessory apartment. Tax Map #82, Parcel #3866
Seated: C. Burger, C. Palmer, J. Lord, W. Wilkinson, R. Bennardo
MOTION by R. Bennardo, SECOND by C. Palmer to approve ZBA application #09-001 for a variance requested to Section 1502(A)(1)(b) of the Zoning Regulations, to increase the maximum required distance from the principal structure to the accessory unit from 150’ to 180’ at the nearest corner, and to 218’ at the farthest corner for the following reasons:
1. The variance requested is in reasonable harmony with the general purpose and intent of the Regulations. The proposed accessory unit complies with all other zoning requirements. There appears to be no impact or conflict with neighboring properties.
2. The unique features of the property, such as the steep topography, presences of ledge, location of the septic system, and location of the utility pole constitute a valid hardship (as required for the approval of the requested variance).
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:
A. ZBA Application #09-002, of Gary J. & Mary Ann W. Martinelli, for property known as 4 Forest Drive, North Stonington, CT 06359, located on the east side of Forest Drive, approximately 80 feet south from the intersection of Cedar Drive with Forest Drive in an R-40 Zone. Applicant is requesting a variance to Section 1305.1 & 1305.5, Setback Dimensions. The variance is necessary to place a storage shed 2’ from the side-yard setback.. Tax Map #121, Parcel #7572
B. ZBA Application #09-003, of Tim & Jonna Chokas for property known as 6 Rocky Hollow Road, North Stonington, CT 06359, located on the west side of Rocky Hollow Road, approximately 30 feet south from the intersection of Main Street in an R-40 Zone. Applicant is requesting a variance to Section 1305.1, Setback Dimensions. The variance is necessary to place a construct an addition. Tax Map #109, Parcel #2023A
The Public Hearings on these applications will be heard at the Board’s March 17, 2009 meeting.
6. NEW BUSINESS:
A. Election of Officer’s
B. Review ZBA By-Laws
The Commission will review items A & B at their March 17, 2009 where they hope to have a full board present.
7. OLD BUSINESS: None
8. CORRESPONDENCE:
The Board went over correspondence in their packets.
9. REVIEW MINUTES:
Review minutes of December 16, 2008 meeting.
MOTION by C. Palmer, SECOND by J. Lord to approve the minutes of December 16, 2008 with the necessary corrections. MOTION CARRIED UNANIMOUSLY.
10. ADJOURNMENT:
MOTION by C. Palmer, SECOND by J. Lord to adjourn the meeting at 7:57 p.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch
Cheryl Konsavitch, Administrative Assistant
Zoning Board of Appeals
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