TUESDAY, MAY 16, 2017
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, Robin Hall, Heather Chrissos and Alternate Member Gary Thompson
COMMISSIONERS ABSENT:
James Lord, Vice-Chair, Candy Palmer and Alternate Member Amy Kimball
STAFF PRESENT:
Administrative Assistant Cheryl Konsavitch
Planning, Development & Zoning Official Juliet Hodge
2.
ADDITIONS TO THE AGENDA:
None
3. PUBLIC HEARINGS:
ZBA
Application #17-001,
of Thomas J. Taylor, for property owned by Brian & Brooke Stout, located at 90 Main St., N. Stonington, CT 06359 Tax Map #109, Lot #4655 Applicant is requesting a variance to the following sections: 305.2 (Non-Conforming Buildings & Structures) 305.3
(Non-Conforming Lots); Section 702 & 702.3 (Village Preservation Overlay District); Section 404 (Yard Setback Requirements); Section 201.3 (Conflicting Standards). The following variances may be needed to construct a dormer to construct a new interior stair
to meet current building code & accommodate a bathroom on the 2nd floor & to reduce the front yard setback from 30’ to 24’at the ridge of the existing primary structure, allowing the addition of bulk (dormer) to the existing primary structure.
Chairman Burger read the Rules of Procedure into the record.
Seated: C. Burger, R. Hall, H. Chrissos, G. Thompson
Mr. Thomas Taylor, Architect and Brook Stout, property owner were present for this application.
J. Hodge stated for the record that all sections of the regulations were not needed and the applicant was only seeking a variance to sections 305.2C and 404.1 of the zoning regulations.
Mr. Taylor submitted his green cards as proof of mailing to the abutters, and went over the variance request, stating the applicant would like to construct a gable dormer on the rear of the
existing house. Mr. Taylor stated they could construct a shed dormer which would not require a variance but it would not be keeping with the style of the historic home. Mr. Taylor presented a sketch to the Board of the area in question related to the proposed
dormer (Exhibit A). Mr. Taylor also stated that the dormer would not be visible from the street.
The Board asked the applicant general questions pertaining to the application.
J. Hodge went over her review pertaining to this application and stated the applicant is seeking a variance from the front yard setback from 30’ to 24’ to construct a gable dormer on the rear
of the existing house, and also a variance to allow an increase in cubical content of a non-conforming use. J. Hodge stated the house was constructed in 1841 and is located almost entirely within the front yard setback. The addition will not increase the
building footprint and will only slightly increase the cubical content as only a portion of the proposed dormer is actually within the setback. J. Hodge stated she believes the addition would not likely detract from the historic character of the village nor
will it adversely affect neighboring property values.
There was no public present for this application.
MOTION by H. Chrissos, SECOND by R. Hall to close the Public Hearing on application #17-001. MOTION CARRIED UNANIMOUSLY
4. PENDING APPLICATIONS:
ZBA
Application #17-001,
of Thomas J. Taylor, for property owned by Brian & Brooke Stout, located at 90 Main St., N. Stonington, CT 06359 Tax Map #109, Lot #4655 Applicant is requesting a variance to the following sections: 305.2C (Non-Conforming Buildings & Structures) to allow
an increase in cubical content of a non-conforming structure & to Section 404.1 (Setback Dimensions) to reduce the required front yard setback in an R-40 Zone from 30’ to 24’ to accommodate the proposed dormer addition.
Seated: C. Burger, R. Hall, H. Chrissos, G. Thompson
MOTION by R. Hall, SECOND by H. Chrissos to approve application #17-001 for a variance to Section 305.2C of the Zoning Regulations to allow an increase in cubical content of a non-conforming
structure and to Section 404.1 of the Zoning Regulations to reduce the required front yard setback in an R-40 Zone from 30’ to 24’ to accommodate the proposed dormer addition.
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. Proposed addition does not adversely affect neighboring property values nor does it alter the historic character of the structure.
2. The variance requested is in harmony with the general purpose and intent of the Regulations specifically Section 702.3 to preserve existing building line setbacks in the Village Preservation
Overlay Zone.
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
#17-002, of Stephanie Torlone, 43 Button Rd., N. Stonington, CT 06359 Tax Map #43, Lot #8629 Applicant is requesting a variance to the following sections: 305.2(c) (Non-Conforming Buildings & Structures) & Section 404.1 (Setback Dimensions). The
following variance is needed to put an 8 x 30 addition on a non-conforming pre-existing garage.
(Board to receive on 05/16/17, & set for PH on 06/20/17)
The Board set the Public Hearing on application #17-002 for June 20, 2017
6. NEW BUSINESS:
None
7. OLD BUSINESS:
None
8. CORRESPONDENCE:
None
9. REVIEW MINUTES:
Review minutes of January 17, 2016 meeting
MOTION by C. Palmer, SECOND by H. Chrissos to accept the minutes of May 17, 2016 as written. MOTION CARRIED UNANIMOUSLY.
10.
ADJOURNMENT:
MOTION by C. Palmer, SECOND by R. Hall to adjourn the meeting at 7:20 p.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch
Cheryl Konsavitch, Administrative Assistant
Zoning Board of Appeals
