MOTIONS
Town of Old Saybrook
Zoning Board of Appeals
NOTICE IS HEREBY GIVEN that the Zoning Board of Appeals of the Town of Old Saybrook at its Regular Meeting that was held on Wednesday, January 14, 2015 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, Robert McIntyre, Philip Broadhurst and Alan Spargo
Present: Carl VonDassel, Jr., alternate, Michael E. Cronin, Jr., Esquire, counsel for the ZBA, Christina Costa, ZEO and Kim Barrows, Clerk
Absent: Christopher Billiau, 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.
14/15-15C - Igor & Marie Alvarado, seek a variance of Par 10.8.2 & 10.8.3 (non-conforming lot size/12,500 s.f. required/4,400 s.f. proposed); Par 24.5.3 (other property line setback/ 15’ required/ 3.5’ (NW steps), 7.6’ (house) proposed on the western side and 11.6 (house) proposed on the eastern side); Par 24.5.1 as modified by 68.1.2B(4) (narrow street setback/40’ required/ 8.7’ (to steps) and 12.7’ (house) proposed); and 24.6.2 (maximum building/structure coverage/ 20% allowed/22% proposed) of the Zoning Regulations to permit the demolition of existing structure and construction of a 1,688 s.f. house which will meet FEMA regulations and codes on property located at 6 Tucker Road, Map 18/Lot 80, Residence A District, Coastal Area Management Zone.
The public hearing was continued from last month after several hours of testimony that was entered into the record. The public hearing did close this evening and again after several hours of testimony from the applicant’s engineer and attorney, the neighbors engineer and attorney and the attorney for the ZBA and a letter from the Town’s Engineer, the ZBA digested all of the information presented including new plans and a new “request for variance” sheet. The Board also heard comments in opposition from the audience who were Tucker Road neighbors. The neighborhood is not against the applicant raising the existing structure or improving the existing structure they are worried about drainage and how the increase to the size and height of the structure will change the character of the neighborhood. There were some letters of support from residents of the Chalker Beach neighborhood but none from any residents living on Tucker Road. There were letters of opposition entered
into the record from residents residing on Tucker Road.
A Motion was made by R. McCall, seconded by P. Broadhurst to DENY Application 14/15-15C - Igor & Marie Alvarado. The hardship is not unique, it is different from adjacent homes in the area. The applicants are allowed by right to improve and elevate the home. The hardship doesn’t rely on much more than they would like to have a bigger home and much more square footage. Living space would be increasing by 200.2%. It is completely incompatible with the neighborhood and would look completely out of place. The hardship has not been shown to
justify increasing and elevating what appears to look like a two and a half story home. No further discussion and a vote was taken: In favor: D. Alexander, R. McCall, P. Broadhurst Opposed: R. McIntyre, A. Spargo Abstaining: None The motion to DENY passed. 3-2-0
14/15-23 Grandona2, LLC, seeks a Certificate of Location for Automotive Use per CGS 14-54(b), for property located at 342 Middlesex Turnpike, Map 52/Lot 73-2, Gateway Business B-4 District.
Discussion with respect to the public hearing that closed this evening. The site location is in an area which is designated as the “auto mall” and the building at 342 Middlesex Turnpike was formerly the NAPA store which sold automotive parts and accessories. There are seven other sites in the area that have an automotive use. Mr. Steve Bogin questioned the procedure for the Certificate of Location and the Chairman explained that the applicant will still have to go before the Planning Commission and the Zoning Commission for additional approvals.
A Motion was made by R. McCall, seconded by D. Alexander to Approve the Certificate of Location for Automotive use for Application 14/15-23 Grandona2, LLC. No discussion and a vote was taken: In favor: D. Alexander, R. McCall, A. Spargo, P. Broadhurst, R. McIntyre Opposed: None Abstaining: None The motion passed unanimously. 5-0-0
14/15-17 - Allan F. Dean Jr., seeks a variance of Par 10.7.1 & 10.7.2 (nonconformity enlargement/change); Par 21.5.1 (street line setback/50’ required/41.3’proposed); Par 21.5.2 (rear property line setback/ 20’ required/9.8’ proposed) of the Zoning Regulations to permit construction of a 1,440 s.f second floor addition on property located at 126 Bokum Road, Map 62/Lot 3-1, Residence AAA District.
Discussion with respect to the public hearing that closed this evening. The house was built in 1946. There was a fire in the attic of the house and the applicant would like to remove the attic and construct a second floor with attic space. The only variances required are for street line and rear setbacks. The existing shed is being removed.
A Motion was made by A. Spargo, seconded by R. McIntyre to GRANT w/condition Application 14/15-17 - Allan F. Dean Jr. The condition is that the shed is to be removed. Sufficient hardship has been shown. No discussion and a vote was taken: In favor: D. Alexander, R. McCall, A. Spargo, P. Broadhurst, R. McIntyre Opposed: None Abstaining: None The motion passed unanimously. 5-0-0
14/15-21C Frederick S. Strickhart, seeks a variance of Par 10.7.1 & 10.7.2 (nonconformity enlargement/change); Par 24.5.1 as modified by 68.1.2B(4) (narrow street setback/30’ required/19.62’ proposed to NE corner and 17.62 proposed to SE steps); and Par 24.5.3 (other property line setback/ 15’ required/8.49’ proposed to the north and 11.84 proposed to the south) of the Zoning Regulations to permit construct a 703 s.f. second story addition on property located at 13 South Cove Rd-1, Map 4/Lot 262, Residence A District, Coastal Area Management Zone.
Discussion with respect to the public hearing that closed this evening. The proposal is a vertical expansion into the sideyards with the relocation of the side stairs to the front of the structure. It is a unique situation, it is consistent with the Comprehensive Plan of Development and does not have a detrimental effect on the surrounding properties. The applicant will modify the architectural plans to soften the structure on the north and west elevations.
A Motion was made by R. McCall, seconded by A. Spargo to GRANT w/conditions Application 14/15-21C Frederick S. Strickhart. The conditions are that on the North elevation the second floor pictured windows will be replaced with windows identical as those on the first floor (double hung) and on the West elevation on the second floor, windows will be added to match the other windows (4 over 1). Sufficient hardship has been shown. The Coastal Site Plan Review Application is approved as well because it is consistent with all applicable coastal policies and includes all reasonable measures to mitigate adverse impacts. No discussion and a vote was taken: In favor: D. Alexander, R. McCall, A. Spargo, P. Broadhurst, R. McIntyre Opposed: None Abstaining: None
The motion passed unanimously. 5-0-0
14/15-20C - Saybrook Point Marina, LLC, seeks a variance of Par 10.7.1 & 10.7.2 (nonconformity enlargement/change); Par. 37.4.2 (street line setback/25’ required/21.9’ proposed to porch and 18’9” proposed to steps); Par 37.4.3B (side yard setback/15’ when not abutting navigable waterway required/10.5’ proposed to the first floor deck and 11.5’ proposed to open deck at second floor); Par 37.3.2 (maximum height/35’ allowed/42’ proposed) of the Zoning regulations to permit the modification of a previously granted variance to include the addition of a 44.8 s.f. first floor balcony, a 32 s.f. open second floor balcony, 92.4 s.f. expansion of the front porch, vertical expansion of the elevator tower by 1’6” to allow for an elevator shaft and an additional 5’6” for a decorative tower cap on
property located 19 Bridge Street, Map 24/Lot 54, Saybrook Point SP-3 District, Coastal Area Management Zone, Gateway Conservation Zone.
Mr. McDonald went over the variances requested. Some of the variances the applicant is asking for were conditions for approvals for previous variance applications on this property. The Board, along with its counsel, decided it would be better to review the previous variances granted and look at the new request to see if the situation has changed. The changes to the circumstances have to be substantial in order to reverse previous conditions.
A Motion was made by R. McCall, seconded by R. McIntyre to CONTINUE Application 14/15-20C - Saybrook Point Marina, LLC TO THE JANUARY 21, 2015 Special Meeting which will be held at 7:00 p.m. at the Pasbeshauke Pavilion, 105 College Street. No discussion and a vote was taken: In favor: R. McCall, A. Spargo, P. Broadhurst, R. McIntyre, C. VonDassel Opposed: None Abstaining: None The motion passed unanimously. 5-0-0
Minutes: A Motion was made by R. McCall, seconded by R. McIntyre to approve the Minutes of the December 10, 2014 Regular Meeting as submitted. No discussion and a vote was taken: In favor: D. Alexander, R. McCall, A. Spargo, P. Broadhurst, R. McIntyre Opposed: None Abstaining: None The motion passed unanimously. 5-0-0
Election of Officers: Tabled to the February 11, 2015 Regular Meeting
Adjournment: A Motion was made by R. McIntyre, seconded by A. Spargo to CONTINUE THE JANUARY 14, 2015 Regular Meeting of the Zoning Board of Appeals TO WEDNESDAY, JANUARY 21, 2015 AT 7:30 AT THE PASBESHAUKE PAVILION, 150 COLLEGE STREET, SAYBROOK POINT. No discussion and a vote was taken: In favor: R. McCall, D. Alexander, P. Broadhurst, A. Spargo, R. McIntyre Opposed: None Abstaining: None The motion passed unanimously. 5-0-0 The meeting was adjourned at 11:56 p.m.
Old Saybrook Zoning Board of Appeals
Rexford H. McCall, Chairman
SPECIAL MEETING AT 7:00, WEDNESDAY, JANUARY 21, 2015 AT THE PASBESHAUKE PAVILION, 150 COLLEGE STREET
NEXT REGULAR MEETING OF THE ZONING BOARD OF APPEALS IS WEDNESDAY, FEBRUARY 11, 2015, 7:00 p.m., FIRST FLOOR CONFERENCE ROOM, 302 MAIN STREET, OLD SAYBROOK
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