TUESDAY, NOVEMBER 20, 2012
REGULAR MEETING
SENIOR CENTER
HOLLY GREEN PLAZA
391 NORWICH-WESTERLY ROAD
NORTH STONINGTON, CT 06359
MINUTES APPROVED ~ JULY 16, 2013
1. CALL TO ORDER: Chairman Charlie 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, Heather Chrissos and Alternate Members Hilaire Cote and Vilma Gregoropoulos
COMMISSIONERS ABSENT: James Lord, Vice-Chair, Candy Palmer and Alternate Member Ed McGowan, III
STAFF PRESENT: Sr. Planner/ZEO Juliet Leeming, Administrative Assistant Cheryl Konsavitch
2. ADDITIONS TO THE AGENDA: None
Chairman Burger read the Rules of Procedures into the record.
3. PUBLIC HEARINGS:
ZBA Application #12-002, of Robert C. Oelsner for property known as 83F Billings Lake Rd. (Billings Rd.), North Stonington, CT 06359, located on the east side of Overlook West Rd. approximately 330 feet north from the intersection of Billings Lake Rd. with Overlook West Rd. in an R-80/SUOA (Seasonal Use Overlay Area) Zone. Tax Map #36, Parcel #0486 Applicant is requesting a variance to Sections 1305.1 (Setback Dimensions) to reduce the side yard setback in a SUOA from 20 ft. to 10 ft. and 1505.2A (Non-Conforming Buildings & Structures) to allow for the enlargement of an existing non-conforming structure. The variance is to allow for the enlargement of an existing 5’ x 6’ bathroom by approximately 60 sq. ft.
Chairman Burger read the application into the record.
Seated: C. Burger, R. Hall, H. Chrissos, H. Cote, V. Gregoropoulos
Mrs. Ann Renehan, Architect, and Mr. Robert Oelsner were present for this application.
Mr. Oelsner presented his green cards as notice of proof of mailings to the abutting property owners.
Mrs. Renehan went over the variance request stating that the applicant would like to enlarge the existing 5’ x 6’ bathroom by approximately 60 sq. feet to accommodate proper size fixtures. Mrs. Renehan stated the house predates zoning.
The Board asked questions of the applicant.
ZEO Leeming gave her review of the application stating the applicant is requesting a reduction in the side yard setback from 20’ to 10’ and an increase in overall cubical content to accommodate the proposed addition only. ZEO Leeming stated the existing year-round cottage was built in 1955 on one of two lots and the lots were not merged until 1987. The house was built prior to Zoning and is located entirely within the side setback.
Chairman Burger asked if there were any general remarks or comments from the public regarding this appeal. There were none.
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 Mrs. Renehan would like to make a summarization or rebuttal. She did not.
MOTION by V. Gregoropoulos, SECOND by R. Hall to close the Public Hearing on ZBA Application #12-002. MOTION CARRIED UNANIMOUSLY.
4. PENDING APPLICATIONS:
ZBA Application #12-002, of Robert C. Oelsner for property known as 83F Billings Lake Rd. (Billings Rd.), North Stonington, CT 06359, located on the east side of Overlook West Rd. approximately 330 feet north from the intersection of Billings Lake Rd. with Overlook West Rd. in an R-80/SUOA (Seasonal Use Overlay Area) Zone. Tax Map #36, Parcel #0486 Applicant is requesting a variance to Sections 1305.1 (Setback Dimensions) to reduce the side yard setback in a SUOA from 20 ft. to 10 ft. and 1505.2A (Non-Conforming Buildings & Structures) to allow for the enlargement of an existing non-conforming structure. The variance is to allow for the enlargement of an existing 5’ x 6’ bathroom by approximately 60 sq. ft.
Seated: C. Burger, R. Hall, H. Chrissos, H. Cote, V. Gregoropoulos
MOTION by V. Gregoropoulos, SECOND by R. Hall to approve application #12-002 for a variance to Section 1505.2A of the Zoning Regulations to allow an increase in cubical content of a non-conforming structure and to Section 1305.1 of the Zoning Regulations to reduce the required side yard setback in a Seasonal Use Overlay Area from 20’ to 10’ to accommodate the proposed 60 square foot addition to an existing 5’ x 6’ bathroom on an existing year-round home, as indicated on the plan for the following reasons. The side yard setbacks will remain at 20’ for the remainder of the property.
1. A strict application of the Regulations unreasonably restricts the use of the applicant’s property for permitted uses allowed in the zone, and causes an unusual hardship unnecessary to carrying out the general purposes of the zoning plan. Applicant is unable to locate the addition elsewhere due to topographic restraints, the presence of a septic system, and driveway (as well as due to the location of the home on the original narrow lot).
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: None
6. NEW BUSINESS: None
7. OLD BUSINESS: None
8. CORRESPONDENCE: None
9. REVIEW MINUTES:
Review minutes of April 17, 2012 meeting
The Board accepted the minutes of April 17, 2012 as written.
10. ADJOURNMENT:
MOTION by V. Gregoropoulos, SECOND by H. Cote to adjourn the meeting at 7:30 p.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch
Cheryl Konsavitch, Administrative Assistant
Zoning Board of Appeals
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