TUESDAY, DECEMBER 21, 2010
SENIOR CENTER
HOLLY GREEN PLAZA
391 NORWICH-WESTERLY ROAD
NORTH STONINGTON, CT 06359
MINUTES APPROVED ~ JANUARY 25, 2011
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-Chair, Robin Hall-Secretary, James Lord and Alternate Members Heather Chrissos and Hilaire Cote
COMMISSIONERS ABSENT: Allana York and Alternate Member George Brown
STAFF PRESENT: Sr. Planner/ZEO Juliet Leeming and Administrative Assistant Cheryl Konsavitch
Chairman Burger read the Rules of Procedures into the record.
3. ADDITIONS TO THE AGENDA: None
Chairman Burger explained to the applicants waiting to hear deliberation on ZBA application #10-005 under Pending Applications that only four members were present to decide on this application. The applicant’s asked that the decision be continued to the Board’s January 18th meeting when a full Board would be present.
4. PUBLIC HEARINGS:
Chairman Burger read the application into the record.
ZBA Application #10-006, of Stephen & Karen Colgan for property known as Indian Trail, North Stonington, CT 06359, located on the north side of Mountain Avenue, east from the intersection of Mountain Avenue with Indian Trail in an R-80 Zone. Applicant is requesting a variance to Section 1401A (c) (Accessory Apartments) and Section 1403.8 (d) (Design of In-Law Apartment) to allow for a detached garage/accessory apartment. Tax Map #45, Parcel #2481
C. Burger recused himself from this application.
H. Chrissos and H. Cote stated they are acquaintances of the applicant or his wife but they can be impartial when hearing this application. The applicant had no problem with either member sitting on this application.
Seated: C. Palmer, R. Hall, J. Lord, H. Chrissos, H. Cote
Mr. Stephen Colgan was present for this application. Mr. Colgan submitted his proof of mailings to his abutters.
Mr. Colgan went over his variance request with the Board and stated he could not attach the garage/apartment to his house because of the wetlands on site, ledge outcrops, steep hill and location of the septic system. Thee breezeway cannot be attached because of these site constraints. Mr. Colgan stated that if he were able to attach the garage to his house with a breezeway, a variance would not be required.
ZEO Leeming went over her review of this application and stated the applicant seeks a variance of the minimum acreage requirements to construct a detached 2 car garage with accessory apartment above. Section 1401 of the Zoning Regulations requires that for detached accessory apartments, the lot must be double the size of that of the underlying zone. ZEO Leeming stated that applicant had presented a valid hardship. ZEO Leeming also pointed out that the Wetlands Commission recommended that the garage be located as proposed.
Vice-Chair Palmer asked if there was anyone from the public speaking in favor of this application. Mr. Colgan submitted for the record two letters in support of his variance request from the following people.
Ronald & Alice Robbins
Maurice Baron
Vice-Chair Palmer asked if there was anyone from the public speaking against this application. The following person spoke and submitted correspondence pertaining to zoning variances for the record.
Mr. Nate Weiss stated that he owns land abutting Mr. Colgan’s property and would like to give him an opportunity to purchase land.
Vice-Chair Palmer asked if there was anyone from the public wishing to make general remarks pertaining to this application. There were none.
The Board asked questions pertaining to this application.
Vice Chair Palmer asked if the applicant would like to rebut. Mr. Colgan stated he did not realize Mr. Weiss had land to sell and whether it would be at a fair market value.
Vice-Chair Palmer stated that the applicant needs to explore all his avenues pertaining to his variance request.
MOTION by J. Lord, SECOND by H. Cote to continue the Public Hearing on ZBA application #10-006 to the Board’s January 18th meeting. MOTION CARRIED UNANIMOUSLY.
5. PENDING APPLICATIONS:
ZBA Application #10-005, of North Stonington Properties, L.L.C. for property known as 183 Providence-New London Turnpike, North Stonington, CT 06359, located on the northwest corner from the intersection of Routes 2 & 184 in an OR Zone. Applicant is requesting a variance to Section 2004.1 (Freestanding-Street Signs S1) to allow for a 2nd freestanding sign and Section 2009.6 (Illuminated Sign) to allow for internal illumination. Tax Map #117, Parcel #4737
Deliberations on ZBA Application #10-005 have been tabled until the Board’s 1/18/11 meeting.
6. ELECTION OF OFFICERS:
The Board did not hold Election of Officer’s and will discuss at their next meeting changing their By-Laws to include the Alternates in the voting process.
7. NEW APPLICATIONS: None
8. NEW BUSINESS:
9. OLD BUSINESS: None
10. CORRESPONDENCE: None
11. REVIEW MINUTES:
Review minutes of August 17, 2010 meeting
MOTION by C. Palmer, SECOND by R. Hall to approve the minutes of November 16, 2010 as written. MOTION CARRIED.
Abstained: J. Lord & H. Cote
12. ADJOURNMENT:
MOTION by C. Palmer, SECOND by J. Lord to adjourn the meeting at 7:50 p.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch
Cheryl Konsavitch, Administrative Assistant
Zoning Board of Appeals
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