MINUTES
Zoning Board of Appeals
Town of Old Saybrook
NOTICE IS HEREBY GIVEN that the Zoning Board of Appeals of the Town of Old Saybrook at its Meeting that was held on Wednesday, May 11, 2011 at 7:30 p.m. at the Town Hall, First Floor Conference Room, 302 Main Street, heard and decided the following appeals:
Seated for this evenings meeting and voting were the following members: Rexford McCall, Chairman, Dorothy Alexander, Vice Chairman, Joan Strickland, Brian Dooley and Mary Kennedy, alternate
Present: Kim Barrows, Clerk
Absent: Chris Gosselin, Secretary, Allan Fogg (alternate) and Kent (Skip) Johnson (alternate)
The meeting was then called to order at 7:30 p.m.
The following public hearings were conducted, as well as the decision making sessions. The meeting has been recorded on tape and the following actions were taken:
The Chairman introduced the Board members who were seated for this evenings meeting. The Chairman then proceeded to read the Legal Notice into the record.
10/11-20 Brian J. Cronan seeks a variance of Par. 10.7.1 (nonconformity enlargement), Par. 24.5.3 (sideline setback/15' required/0.09' from north side/11.4' from south side) and Par. 24.5.1 as modified by 68.1.2(B)4 (narrow street setback/30’ required/4.75’proposed) of the Zoning Regulations to permit construction of a second story addition over existing dwelling on property located at 3 East Street, Map No. 22, Lot No. 45.
PUBLIC HEARING:
Present: David Royston, Esquire, agent for the applicant; Mr. Brian J. Cronan, applicant
Attorney Royston gave his presentation by stating that the property located on East Street was built in a 1924 subdivision which predated zoning. Attorney Royston presented a map that was outlined in green which delineated the buildable area. East Street has a narrow street which requires a 30 foot front yard setback and a side setback of 15 feet. The applicant wishes to expand the property. The house is currently classified as a two bedroom house and the existing house has 700 +/- square feet. Mr. Cronan purchased the house in 2002 and has been upgrading the property ever since. The hardship is the imposition of the Zoning Regulations on this property since it was built pre-zoning regulations and today the owners are unable to expand it. Attorney Royston stated that when the
plans were first drawn up there was a full second story proposed. After some consideration, the plans were scaled back so that it wouldn’t loom over the other homes in the area or the street. The total gross floor area will not exceed 40%. There will be no extension in the existing footprint of the property. There will be weathered shingles put on the addition to match the rest of the house. The new square footage will be 1,439 square feet which is a very modest home size. This is not a tear down and rebuild project. It is consistent with the comprehensive plan of zoning. Attorney Royston submitted letters of endorsement from the following neighbors: Linda Torelli of 5 East Street dated May 7, 2011, Paul J. Riebold of 16 North Street dated May 7, 2011, Wendy Leone of 6 East Street dated May 9, 2011, Ron and Cheryl Cook of 8 East Street dated May 3, 2011, Mark and Terri Wyzykowski of 10 North Street dated May 3, 2011, Daniel G.
Stoughton of 417 Main Street dated May 5, 2011, Bonita Nyman of 421 Main Street and Beverly Nyman of 423 Main Street dated May 6, 2011 and Mary Ann Hullinger of 409 Main Street no date. Mr. Cronan showed the Board pictures of the house before and after any work had been done, Mr. Cronan also discussed what improvements would be made. The lot is long and narrow and there will be a new septic to handle a three bedroom home. D. Alexander asked if the house could be stepped back in the front so that it did not loom over the road. It was explained that they had tried to do that and the sides are stepped.
The Chairman then opened the floor for comments from the audience either in favor or in opposition. Mr. Daniel Stoughton of 417 Main Street spoke in favor. There was no further audience participation and no further comments from the Board. The public hearing closed at 7:55 p.m.
VOTING SESSION:
The public hearing closed this evening. B. Dooley stated that this is a vertical expansion of the dwelling. The house placement and the lot size all predated zoning. The applicant took into consideration the 40% gross floor area limit and did not exceed it. R. McCall stated that the dormers are on the side and the architectural design of the house lessens the visual impact of the house on the street side. There are also two other larger houses nearby. D. Alexander stated that the house is too close to the road and will loom over the street. B. Dooley stated the stepped sides will lessen the impact. R. McCall stated that the house can’t be moved farther back from the road without taking it down and rebuilding. The hardship is the odd shaped lot, there is no other
area on the lot to expand and the best course is to go straight up. D. Alexander stated that the lot was the same shape when the applicants purchased it. J. Strickland stated that she liked the design and none of the abutting neighbors objected to the project. M. Kennedy agreed.
A Motion was made by B. Dooley, seconded by J. Strickland to GRANT Application 10/11-20, Brian J. Cronan the reasons were voiced during deliberations. It is a good design, the hardship is the strange shape of the lot, and the location of the house on the lot. The architect has done the best job they can given the visual nature of the design and it is in harmony with the second story
houses in the neighborhood. There is a new septic design for a three bedroom house that the Health District has approved. No discussion. A vote was taken: In favor: R. McCall, J. Strickland, B. Dooley, M. Kennedy In Opposition: D. Alexander Abstaining: None The motion passed. 4-1-0
10/11-21 Eriks and Linda Surmanis seek a variance of Par. 10.7.1 and 10.7.2 (nonconformity enlargement/change) and Par. 24.5.1 as modified by 68.1.2(B)4 (narrow street setback/30’ required/17.39’proposed) of the Zoning Regulations to permit portico over the front door of house covering 26 sq. ft. of existing concrete steps on property located at 33 South Cove Road-1, Map No. 4, Lot No. 269.
PUBLIC HEARING:
Present: Mr. Eriks Surmanis, applicant
Mr. Surmanis gave his presentation by stating that they would like to add a portico to shield the front steps and those using the front door from the elements. The step is icy in inclement weather and presents a safety concern for those using it. The hardship is the placement of the house on the lot and the narrow street setback, thereby making this an expansion of a nonconformity. The portico will protrude 4 feet from the front of the house and be 6 feet wide. The proposal is in harmony with the neighborhood and will add an architectural feature to the front of the house. R. McCall stated that it is helpful to find houses that have actual house numbers on them.
The Chairman then opened the floor for comments from the audience either in favor or in opposition. Ms. Shelly DeProto of 72 Hartford Avenue spoke in favor. There was no further audience participation and no further comments from the Board. The public hearing closed at 8:10 p.m.
VOTING SESSION:
The public hearing closed this evening. The Board felt the portico addition was a modest addition to the property. The hardship is the placement of the house on the lot and the narrow street setback. There is also a safety concern due to the top step icing in the winter, there is no cover to stop rain, sleet and snow. The project is in harmony with the neighborhood.
A Motion was made by D. Alexander, seconded by B. Dooley to GRANT Application 10/11-21, Eriks and Linda Surmanis for the modest portico, it isn’t extending building coverage materially, it will be an attractive addition to the front of the house and will solve the safety issue with respect to ice and snow on the open landing. It doesn’t encroach on the front yard any further than the steps there now. No discussion. A vote was taken: In favor: R. McCall, D. Alexander, J. Strickland, B. Dooley, M. Kennedy In Opposition: None Abstaining: None The motion passed unanimously. 5-0-0
10/11-22 Shelly Ann DeProto seeks a variance of Par. 10.7.1 and 10.7.2 (nonconformity enlargement/change), Par. 24.5.3 (sideline setback/15' required/10' proposed) and Par. 24.5.1 as modified by 68.1.2(B)4 (narrow street setback/30’ required/20’proposed) of the Zoning Regulations to permit a 35 sq. ft. overhang over front steps on property located at 72 Hartford Avenue, Map No. 13, Lot No. 109.
PUBLIC HEARING:
Present: Ms. DeProto, applicant
Ms. DeProto began her presentation by stating that her situation is exactly the same as Mr. Surmanis’ but the architectural detail will be different. There will be a hip roof over the front step that will be like the rest of the house. The front steps are rotting from the snow, ice and rain. The proposal increases the ground coverage by 1% over what is already there. It will go from 26% to 27%. By covering the steps and repairing them, it will eliminate the safety issue.
The Chairman then opened the floor for comments from the audience either in favor or in opposition. Ms. Eriks Surmanis of 33 South Cove Road -1 spoke in favor. There was no further audience participation and no further comments from the Board. The public hearing closed at 8:15 p.m.
VOTING SESSION:
The public hearing closed this evening. The Board felt the portico addition was a modest addition to the property. The hardship is the placement of the house on the lot and the narrow street setback. There is also a safety concern due to the top step icing in the winter, there is no cover to stop rain, sleet and snow. The project is in harmony with the neighborhood.
A Motion was made by J. Strickland, seconded by M. Kennedy to GRANT Application 10/11-22, Shelly Ann DeProto, 72 Hartford Avenue to allow for the construction of a portico, a roof over the front steps, there is a small increase in lot coverage but does not significantly impact the lot coverage since just a roof. This will increase the safety to be able have coverage against the snow, ice and rain during the winter. No discussion. A vote was taken: In favor: R. McCall, D. Alexander, B. Dooley, J. Strickland, M. Kennedy Opposed: None Abstaining: None. The motion passed unanimously. 5-0-0
REGULAR MEETING:
Minutes: A Motion was made by R. McCall, seconded by D. Alexander to approve the Minutes of the April 13, 2011 Regular Meeting as submitted. No discussion and a vote was taken: In favor: R. McCall, D. Alexander, J. Strickland, B. Dooley, M. Kennedy Opposed: None Abstaining: None The motion passed unanimously. 5-0-0
Adjournment: A Motion was made by R. McCall, seconded by M. Kennedy to adjourn the May 11, 2011 Regular Meeting of the Zoning Board of Appeals. No discussion and a vote was taken: In favor: R. McCall, D. Alexander, J. Strickland, B. Dooley, M. Kennedy Opposed: None Abstaining: None The motion passed unanimously. 5-0-0 The meeting was adjourned at 8:20 p.m.
Respectfully submitted,
Kim N. Barrows, Recording Clerk
Old Saybrook Zoning Board of Appeals
Old Saybrook, Connecticut 06475
The next Regular Meeting of the ZBA will be on Wednesday, June 8, 2011 at 7:30 p.m. at the TOWN HALL, First Floor Conference Room, 302 Main Street.
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