TUESDAY, SEPTEMBER 16, 2014

 

REGULAR MEETING

 

SENIOR CENTER

HOLLY GREEN PLAZA

391 NORWICH-WESTERLY ROAD

NORTH STONINGTON, CT  06359

 

 

DRAFT MINUTES

 

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, James Lord, Vice-Chair, Candy Palmer, Robin Hall, Heather Chrissos, and Alternate Member Anne Nelson  

 

COMMISSIONERS ABSENT:  Alternate Members Gary Thompson and Amy Kimball

 

STAFF PRESENT:  Sr. Planner/ZEO Juliet Leeming and Administrative Assistant Cheryl Konsavitch  

 

2.  ADDITIONS TO THE AGENDA:  None 

 

Chairman Burger read the Rules of Procedure for the Public Hearing into the record.

 

3.   PUBLIC HEARINGS: 

 

ZBA Application #14-001, of Vilma Gregoropoulos for property known as 115 Wyassup Lake Rd., N. Stonington, CT  06359, located at the end of Wyassup Lake Rd. in an R-80/SUOA.  Tax Map #58, Parcel #3630 Applicant is requesting a variance to Section 1305.1 (Setback Dimensions) to reduce the front yard setback from 40’ to 12’ & Section 1505.2A to allow an increase in cubical content of a non-conforming structure to build a 72 sq. ft. addition.  Variance is necessary to add a 6’ x 12’ room off the Northwest corner of the house.  

 

Chairman Burger read the application into the record.

 

Seated:  C. Burger, J. Lord, C. Palmer, R. Hall, H. Chrissos

 

Mr. Timothy Crandall was present representing the applicant.

Mr. Crandall submitted his green cards as proof of mailing to the abutters.  Mr. Crandall went over the variance request stating that the applicant is proposing to construct a 6’ x 12’ one-story addition onto the existing 726 sq. ft. year-round cottage on the west corner of the house which is the only viable option.

 

The Board asked general questions pertaining to this application.

 

ZEO Leeming went over her review of this application stating that a variance is being sought to allow an increase in cubicle content of a non-conforming structure and for a reduction of the front yard setback from 40’ to 12’.  ZEO Leeming stated the existing cottage sits on a parcel of land that is a .41 acre lot and was created before zoning.    

 

ZEO Leeming went over the applicant’s hardship stating that the existing small lot and unusual lot configuration predates zoning and because the only property directly in from of the home that could be added to provide additional frontage is actually the end of the Town road.  ZEO Leeming stated that as the applicant has pointed out, any other location would be more non-conforming than the proposed location due to the position of the house on the lot, the utility right-of-way, and the location of the septic system.

 

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 regarding this application.  There were none.

 

Chairman Burger asked if the applicant would like to make a summarization or rebuttal.  They did not.

 

MOTION by C. Palmer, SECOND by R. Hall to close the public hearing on ZBA application #14-001.  MOTION CARRIED UNANIMOUSLY.

 

4.   PENDING APPLICATIONS:  

 

ZBA Application #14-001, of Vilma Gregoropoulos for property known as 115 Wyassup Lake Rd., N. Stonington, CT  06359, located at the end of Wyassup Lake Rd. in an R-80/SUOA.  Tax Map #58, Parcel #3630 Applicant is requesting a variance to Section 1305.1 (Setback Dimensions) to reduce the front yard setback from 40’ to 12’ & Section 1505.2A to allow an increase in cubical content of a non-conforming structure to build a 72 sq. ft. addition.  Variance is necessary to add a 6’ x 12’ room off the Northwest corner of the house.  

 

Chairman Burger read the application into the record.

 

Seated:  C. Burger, J. Lord, C. Palmer, R. Hall, H. Chrissos

 

MOTION by C. Palmer, SECOND by H. Chrissos to approve ZBA Application #14-001, of Vilma Gregoropoulos for property known as 115 Wyassup Lake Rd., N. Stonington, CT  06359, located at the end of Wyassup Lake Rd. in an R-80/SUOA.  Tax Map #58, Parcel #3630 Applicant is requesting a variance to Section 1305.1 (Setback Dimensions) to reduce the front yard setback from 40’ to 12’ & Section 1505.2A to allow an increase in cubical content of a non-conforming structure to build a 72 sq. ft. addition.  Variance is necessary to add a 6’ x 12’ room off the Northwest corner of the house.  

 

The reasons to approve are as follows:

 

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 the location of a septic system, utility right-of-way, and the unusual location of the home on the small 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 October 15, 2013 meeting

 

MOTION by C. Palmer, SECOND by J. Lord to accept the minutes of October 15, 2013 as written.  MOTION CARRIED UNANIMOUSLY.

 

10.   ADJOURNMENT:

 

MOTION by J. Lord, SECOND by H. Chrissos to adjourn the meeting at 7:22 p.m.  MOTION CARRIED UNANIMOUSLY.

 

     Respectfully Submitted,

 

    

     Cheryl Konsavitch

 

    Cheryl Konsavitch, Administrative Assistant

    Zoning Board of Appeals