TUESDAY, SEPTEMBER 20, 2011
REGULAR MEETING
SENIOR CENTER
HOLLY GREEN PLAZA
391 NORWICH-WESTERLY ROAD
NORTH STONINGTON, CT 06359
DRAFT MINUTES
1. CALL TO ORDER: Chairman Burger called the Rrgular 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.
2. ADDITIONS TO THE AGENDA: None
3. PUBLIC HEARINGS:
Chairman Burger read the application into the record.
ZBA Application #11-002, 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 1305.1, Setback Dimensions from the required 50 ft. to 10 ft. in the vicinity of the house only & Section 1505.2A, Non-Conforming Buildings & Structures to allow an increase in cubicle content of a non-conforming structure. The variance is necessary to put a dormer on the front & back of the house. Tax Map #56, Parcel #0550
Seated: C. Burger, C. Palmer, R. Hall, J. Lord, H. Cote
Robert and Lisa Mazzella were present for this application.
Mr. Mazzella presented his green card as notice of proof to the abutting property owner.
Mr. Mazzella went over his application with the Commission and stated that the State Right-of-Way along Route 201 is 25 feet and the house is set back 12 feet from the road. Mr. Mazzella stated his house was built in 1940 on a lot of 1.51 acres and he is not proposing to change the footprint of the house, but to increase the cubicle content by putting a dormer on the front and back of the house.
The Board asked a few questions.
ZEO Leeming went over her review of this application and stated she believes the hardships are valid and the variance request is reasonable.
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.
MOTION by C. Palmer, SECOND by J. Lord to close the Public Hearing on ZBA application #11-002. MOTION CARRIED UNANIMOUSLY.
4. PENDING APPLICATIONS:
ZBA Application #11-002, 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 1305.1, Setback Dimensions from the required 50 ft. to 10 ft. in the vicinity of the house only & Section 1505.2A, Non-Conforming Buildings & Structures to allow an increase in cubicle content of a non-conforming structure. The variance is necessary to put a dormer on the front & back of the house. Tax Map #56, Parcel #0550
Seated: C. Burger, C. Palmer, R. Hall, J. Lord, H. Cote
MOTION by C. Palmer, SECOND by R. Hall to approve application #11-002 for a variance to Sections 1305.1 of the Zoning Regulations to reduce the front yard setback from 50 feet to 10 feet in the vicinity of the house only and to Section 1505.2A to allow for an increase in cubical content of a non-conforming structure, to accommodate an expansion of the second floor for the following reasons:
1. The applicant has presented a valid hardship. Zoning regulations have effectively created the hardship and the location of the well and septic system limit other options for expansion.
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:
ZBA Application #11-001, of James & Pamela Costello for property known as 39M Legen Wood Road, North Stonington, CT 06359, located on the north & east side of Cedars Road, Extension 2 & north & east from the intersection of Cedars Road, Ext. 2 with Cedars Road in an SUOA/R-80 Zone. Applicant is requesting a variance to Section 1301, Minimum Lot Size from the required 80,000 sq. ft. to approximately 67,000 sq. The variance is necessary to allow for year round occupancy. (Board to receive on 9/20/11 & schedule for PH on 10/18/11)
6. NEW BUSINESS: None
7. OLD BUSINESS: None
8. CORRESPONDENCE: None
9. REVIEW MINUTES:
Review minutes of January 25, 2011 meeting
MOTION by C. Palmer, SECOND by R. Hall to approve the minutes of January 25, 2011 with the necessary corrections. MOTION CARRIED UNANIMOUSLY.
10. ADJOURNMENT:
MOTION by C. Palmer, SECOND by J. Lord to adjourn the meeting at 7:15 p.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch
Cheryl Konsavitch, Administrative Assistant
Zoning Board of Appeals
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