MEMBERS PRESENT: Chairperson Robert Warren, Marjorie Anthony, Thomas Berstene, Teri Dickey-Gaignat and Stephen Wagner
ALTERNATES PRESENT: Paul Oates sitting for Teri Dickey-Gaignat on appl. #2566-03
Chairperson Warren called the meeting to order at 7:30 p.m. The Recording Secretary read the legal notice as published in the newspaper.
Appl. #2566-03 – Kimberly J. Sullivan, request for a 3’ variance to section 10.2 to allow a proposed garage 7’ from the side property line, (10’ required) at 105 Farmstead Drive, A-20 zone.
Ms. Kimberly Sullivan came before the Board to represent this application. She explained that she is requesting a variance to build a two-car garage and will need a variance consisting of 2’ 3”. Two years ago, Ms. Sullivan was granted a variance to eliminate her garage and use it as a play area for her home daycare business. This Board placed a condition on the variance requiring her to construct a garage within three years. This would bring her in compliance with those conditions. A two-car garage is necessary because there are three vehicles and Ms. Sullivan stated that she would like to keep the driveway clear of vehicles in order for here daycare children to play outside and be able to have clear view of all the children. Ms. Sullivan also told the Board that she had
parked her vehicles on the street and on two different occasions, the vehicles had been struck. She feels having the vehicles inside of the garage would be the safest alternative.
No one from the public spoke in favor or opposition to this appeal.
Answering questions from the Board, Ms. Sullivan explained that the garage is proposed to be 24’ wide. The driveway will be widened to accommodate two cars. The hardship on this application is a safety factor. This would keep vehicles off of the street.
With no further questions, the public participation portion of this appeal closed at 7:41 p.m.
Appl. #2567-03 – Adams Ahern Sign Solutions, Inc., 30 Arbor Street, Hartford, CT., request for a variance to section 17.8.3 to allow a second free standing sign on Sandstone Drive at Sand Hill, MF-AA zone.
Ms. Diane Ahern from Adams Ahern Sign Solutions, Inc. came before the Board to represent this application. She explained that there are two existing brick walls on the property where there is existing signage. The association would like to use the walls to erect two new signs on. When the Association came to apply for the permit, they were granted the permit, but then later told they needed a variance because the signs become two freestanding signs.
The location for the signs on the walls would be good for visibility in both directions. The signs consist of individual prismatic letters that will be attached to the brick. The letters would be gold leafed and mounted directly to the brick. The area where the signs were previously, there will be a panel placed there that says condominium. The signs positioned on both walls will give individuals looking for the condo’s better visibility, which in turn will create a safer situation. The sign will be lit by a spotlight.
Ms. Jeanette Krivickas came before the Board to speak in favor of this appeal. She explained that she is a resident as well as the Chairperson on the Landscaping Committee. She stated that they are not trying to increase the size of the signage, but trying to present it better.
No one from the public spoke in opposition to this appeal.
Michele Lipe, Assistant Director of Planning explained to the Board that the sign regulations are new since the condominium was constructed. The original signs go back to when the complex was first developed. The reason the permit was first granted was due to a miscommunication. The Zoning Enforcement Officer originally that there was going to be one sign that was proposed to be double sided. Then, when the permit was submitted, staff found out it was actually two signs. If the Association had stayed with the original size that is currently there, they would not have to come before the Board because the sign would have then been considered non-conforming sign since the signs are being enlarged, the variance is necessary.
Answering questions from the Board, Ms. Ahern explained that the sign will also identify Sandstone Drive so that individuals looking for an address and not the condominium complex will be able to find it. One hardship on this request is the speed of travel on this road. The other hardship is that the brick walls are angled and can only be seen from one direction. This would give visibility while traveling in both directions. The signs if added together would stay within the size limited allowed for one sign.
With no further questions, the public participation portion of this appeal closed at 7:58 p.m.
Appl. #2568-03 – Capitol Moving & Storage, request for a variance to section 17.8.8 to allow a 293 sq. ft. sign affixed to the building (240 sq. ft. allowed), at 220 Strong Road, I zone.
Mr. Mark Gagnon from Capital Moving & Storage came before the Board to represent this application. He explained that the company has been in business at this location since 1999 and they are attempting to put a sign on the building that will fit into the neighborhood and maintain the look of the building. In order to get good visibility from Rte. 5, it is necessary to have a building sign which is 293 square feet.
No one from the public spoke in favor or opposition to this appeal.
Answering questions from the Board, Mr. Gagnon explained that the sign will be illuminated, but will be on a timer, which will be set to turn off at 10:00 p.m.
Commission members discussed the size of the sign at length.
With no further questions, the public participation portion of this appeal closed at 8:06 p.m.
Appl. #2569-03 – Town of South Windsor, 1540 Sullivan Avenue, request for a 23’ variance to section 10.2 to allow a structure 17’ from the front property line (40’ required), at 565 Pleasant Valley Road, A-20 zone.
Mr. Fred Shaw representing the Town of South Windsor Public Works Department came before the Board. He explained the Town is requesting a 23’ variance in order to locate a structure 17’ from the front property line. The Town is in the process of upgrading the Pleasant Valley pump station, which is 30 years old. There is very little room to expand in any direction. The improvements would include the addition of new equipment because there are new regulations, codes and safety factors to consider. Other improvements include by pass piping assembly.
No one from the public spoke in favor or opposition to this appeal.
Answering questions from the Board, Mr. Shaw explained that the piece of property in question is part of a much bigger parcel (VMP) which is owned by the Town. The existing pump station is already within the 40’ setback. The pump station will be a gabled structure with vinyl siding and windows. It will look like a small house. The chained link fence will be replaced with a decorative plastic fence. In order to monitor this pump station, intrusion monitors will be installed.
With no further questions, the public participation portion of this appeal closed at 8:12 p.m.
Appl. #2570-03 – Michael Lanata, request for a 2’ variance to section 10.2 to allow a proposed addition 48’ from the front property line (50’ required), at 460 Miller Road, RR zone.
Mr. Michael Lanata came before the Commission to represent this application. He explained that he is before the board to request a variance for an addition he would like to construct onto his home. The hardship consists of the curve of the road and the site is pie shaped. Any side the addition is proposed there would be a necessity for a variance.
Mr. Wayne Martel, 461 Miller Road came to speak in favor of this application. He felt the addition will better the aesthetics of the neighborhood.
Mr. Bob Kuehnel, 10 Barber Hill Road came to speak in favor of this application. He stated he felt this would enhance the neighborhood.
No one from the public spoke in opposition to this appeal.
Answering questions from the Board, Mr. Lanata explained that the addition is proposed to be two stories. The site will be hooded onto city sewers if the addition is constructed. His feeling is that anywhere the addition is proposed there would be a need for a variance.
With no further questions, the public participation portion of this appeal closed at 8:20 p.m.
DELIBERATIVE SESSION
ITEM: Appl. #2570-03 – Michael Lanata – 460 Miller Road, RR zone
Motion to: Approve appl. #2570-03 – Michael Lanata, a 2’ variance to section 10.2 to allow a proposed addition 48’ from the front property line, at 460 Miller Road, RR zone.
Was made by Commissioner Anthony
Seconded by Commissioner Dickey-Gaignat
The motion: carried
The vote was as follows: unanimous
Hardship:
The pie shape of the lot makes it impossible to construct a conforming addition anywhere on the lot.
The curve of the road creates difficulty constructing an addition in the front without the necessity of a variance.
ITEM: Appl. #2566-03 – Kimberly J. Sullivan, 105 Farmstead Drive, A-20 zone.
Commissioner Oates felt there was no hardship on the property. Commissioner Berstene stated that no matter where the applicant placed an addition, there would be a need for a variance because of the shape of the lot and the curve of the roadway system.
Motion to: Approve appl. #2566-03 – Kimberly J. Sullivan, a 3’ variance to section 10.2 to allow a proposed garage 7’ from the side property line, at 105 Farmstead Drive, A-20 zone.
Was made by Commissioner Anthony
Seconded by Commissioner Berstene
The motion: carried
The vote was as follows: unanimous
Hardship:
The applicant was granted a variance two years ago. The variance was conditioned that the applicant come back to the ZBA within three years with a plan to construct a garage onto their house.
There is a safety concern regarding parking in the street because their vehicle has been struck twice.
The placement of the house on the property does not allow an addition without the necessity of a variance.
ITEM: Appl. #2567-03 – Adams Ahern Sign Solution, Inc., Sandstone Drive at Sand Hill, MF-AA zone
Motion to: Approve appl. #2567-03 – Adams Ahern Sign Solutions, Inc., 30 Arbor Street, Hartford, CT., a variance to section 17.8.3 to allow a second free standing sign on Sandstone Drive at Sand Hill, MF-AA zone.
Was made by Commissioner Wagner
Seconded by Commissioner Anthony
The motion: carried
The vote was as follows: unanimous
Hardship:
The signs pre-date the zoning regulations.
The walls the signs would be affixed to, are angled to the road and would need to be visible from both directions.
ITEM: Appl. #2568-03 – Capitol Moving & Storage, a variance to section 17.8.8 to allow a 293 sq. ft. sign affixed to the building, at 220 Strong Road, I zone
Commissioner Wagner felt the allowed size of a sign would be adequate for this business.
Motion to: Approve appl. #2568-03 – Capitol Moving & Storage, a variance to section 17.8.8 to allow a 293 sq. ft. sign affixed to the building at 220 Strong Road, I zone.
Was made by Commissioner Berstene
Seconded by Commissioner Dickey-Gaignat
The motion: carried
The vote was as follows: 4 to 1 with Commissioner Warren, Anthony, Dickey-Gaignat and Berstene voting in favor of approval and Commissioner Wagner voting against approval
Hardship:
The traffic on Rte. 5 travels at a high speed and could create a safety concern if the sign were smaller.
The amount of signage is necessary in order to define the company.
ITEM: Appl. #2569-03 – Town of South Windsor, 565 Pleasant Valley Road, A-20 zone.
Motion to: Approve with conditions appl. #2569-03 – Town of South Windsor, 1540 Sullivan Avenue, a 23’ variance to section 10.2 to allow a structure 17’ from the front property line, at 565 Pleasant Valley Road, A-20 zone.
Was made by Commissioner Berstene
Seconded by Commissioner Anthony
The motion: carried
The vote was as follows: unanimous
Hardship:
The pump station is presently non-conforming to the front property line.
The sides and back have steep slopes, making it impossible to construct a structure in a conforming location.
Conditions: Approval is contingent on site plan approval by the Planning & Zoning Commission.
ITEM: Minutes
Motion to: approve the January 9, 2003 minutes.
Was made by Commissioner Anthony
The motion: carried
The vote was as follows: unanimous
ITEM: Other Business
The Connecticut Bar Association will be hold a seminar on Connecticut Land Use Law for Municipal Land Use Agencies, Board and Commission at Wesleyan University on Saturday, March 1`, 2003 from 8:30 a.m. to 4:15 p.m.
The Connecticut Federation of Planing & Zoning Agencies will hold their annual meeting at the Aqua Turf country Club on Thursday, March 20, 2003 starting at 5:00 p.m.
ITEM: Adjournment
Motion to: adjourn the meeting at 9:05 p.m.
Was made by Commissioner Anthony
The motion: carried
The vote was as follows
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Deborah W. Reid, Recording Secretary
Zoning Board of Appeals
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