TUESDAY, MAY 19, 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, Robin Hall, Secretary, James Lord and Alternate Members Wayne Wilkinson and Peter Bogoian
COMMISSIONERS ABSENT: Candy Palmer, Vice-Chairman, Allana York and Alternate Member Rick Bennardo
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:
Application #09-008 will be added as Item B under New Applications.\
3. PUBLIC HEARINGS:
ZBA Application #09-006, of Robert & Lisa Mazzella for property known as 247 Cossaduck Hill Road, North Stonington, CT 06359, located on the right side of Cossaduck Hill Road approximately 500 feet south from the intersection of Northwest Corner Road with Cossaduck Hill Road in an R-80 Zone. Applicant is requesting a variance to Section 1502.2C, Attached Accessory Apartment. The variance is necessary to convert an existing garage to an apartment. Tax Map #56, Parcel #0550 (PH scheduled to open on 5/19/09; Received on 4/21/09 & PH must close on or by 6/22/09)
Chairman Burger read the application into the record.
Robert & Lisa Mazzella were present for this application and Mr. Mazzella submitted his proof of mailings for the record.
Mr. Mazzella went over the variance request for the Board stating he has an existing garage which he would like to make into an apartment for his mother. He Mazzella stated he would extend the roofline from the house to the garage making it an attached apartment.
ZEO Leeming went over her 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 were any general remarks or comments from the public pertaining to this application. There were none.
Chairman Burger asked if the applicant would like to make a summarization or rebuttal.
The Board asked questions of the applicant pertaining to his request.
MOTION by R. Hall, SECOND by J. Lord to close the Public Hearing on ZBA Application #09-006. MOTION CARRIED UNANIMOUSLY.
4. PENDING APPLICATIONS:
ZBA Application #09-006, of Robert & Lisa Mazzella for property known as 247 Cossaduck Hill Road, North Stonington, CT 06359, located on the right side of Cossaduck Hill Road approximately 500 feet south from the intersection of Northwest Corner Road with Cossaduck Hill Road in an R-80 Zone. Applicant is requesting a variance to Section 1502.2C, Attached Accessory Apartment. The variance is necessary to convert an existing garage to an apartment. Tax Map #56, Parcel #0550 (PH scheduled to open on 5/19/09; Received on 4/21/09 & PH must close on or by 6/22/09)
MOTION by J. Lord, SECOND by W. Wilkinson to approve application #09-006 for a variance to Section 1502.2C of the Zoning Regulations that requires that the minimum lot size lot on which the attached accessory apartment is located be that of the underlying zone for the following reasons:
1. The applicant has presented a valid hardship. Applicant’s lot was created in its current configuration prior to the adoption of zoning and the applicant is unable to acquire any additional land in order to make his lot conform to the current dimensional requirements for the zone.
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:
A. ZBA Application #09-007, of Adam Spees for property known as 94 Main Street, North Stonington, CT 06359, located on the left side of Main Street, approximately 1584 feet east from the intersection of Route 2 with Main Street in an R-40 Zone. Applicant is requesting a variance to Section 1502, Accessory Apartments. The variance is necessary to have a detached accessory apartment. Tax Map #109, Parcel #3713 (Commission to receive on 5/19/09 & set for PH on 6/16/09)
B. ZBA Application #09-008, of James & Robin Johnson for property known as 296 Cossaduck Hill Road, North Stonington, CT 06359, located on the easterly side of Cossaduck Hill Road (Route 201) approximately 800 feet, northerly from the intersection of Northwest Corner Road in an R80 Zone. Applicant is requesting a variance to Section 1304, Minimum Street Frontage. The variance is necessary in make this lot a building lot in order to construct a single-family residence
The Board set the Public Hearing’s on both ZBA Applications for June 16, 2009.
6. NEW BUSINESS:
A. Election of Officer’s
B. Review ZBA By-Laws
The Commission will table these items until December.
7. OLD BUSINESS: None
8. CORRESPONDENCE:
The Board went over correspondence in their packets.
9. REVIEW MINUTES:
Review minutes of April 21, 2009 meeting.
MOTION by R. Hall, SECOND by W. Wilkinson to approve the minutes of April 21, 2009 as written. MOTION CARRIED.
J. Lord – Abstained
10. ADJOURNMENT:
MOTION by R. Hall, SECOND by J. Lord to adjourn the meeting at 7:20 p.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch
Cheryl Konsavitch, Administrative Assistant
Zoning Board of Appeals
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