MEMBERS PRESENT: Chairperson Robert Warren, Marjorie Anthony, Thomas Berstene, and Stephen Wagner
ALTERNATES PRESENT: Paul Oates sitting for Terri Dickey-Gaignat
Sandy Jeski
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. #2584-03 – Christopher L. Musante, d/b/a Musante Motorsports, request for a State Hearing under section 14-55 of the General Statutes and section 3.13 of the zoning regulations to allow a general repairers license at 1265 John Fitch Boulevard, unit #3, I zone.
Mr. Christopher Musante came before the Board to represent this application. He explained that he was there to seek a general repairers license. All vehicles will be parked inside of the building.
No one from the public spoke in favor or opposition to this appeal.
Answering questions from the Board, Mr. Musante explained that six months ago, he had started this business. The building is 2400-sq. ft. with 120-sq. ft. of it being used for office space. The shop allows between 8-10 vehicles inside at a time. No vehicles will be sold from this location.
With no further questions, the public participation portion of this appeal closed at 7:45 p.m.
Appl. #2585-03 – William Zimmer, d/b/a Sunset Collision Repair, 200 Burnside Avenue, East Hartford, CT., request for a State Hearing under section 14-55 of the General Statutes and section 3.13 of the zoning regulations to allow a used car license and general repairer license at 49 Mascolo Road, I zone.
Mr. William Zimmer came before the Board to represent this application. He explained he would like to request a State Hearing in order to have a used car license and general repairers license at 49 Mascolo Road.
No one from the public spoke in favor or opposition to this appeal.
Answering questions from the Board, Mr. Zimmer explained that the inside of the building there can be between 15-20 vehicles. No vehicles will be stored outside. There is generally 5 to 6 cars serviced per week. The used car license will be used to go to the auction, and there will be no vehicles sold from this location. Mr. Zimmer told the Commission that 35% of the building is occupied by Mr. Harvey Levack.
With no further questions, the public participation portion of this appeal closed at 7:50 p.m.
Appl. #2586-03 – Raymond & Anna Coladonato, request for two 10’ variances to section 10.2 to allow a shed 10’ from the side property line and 10’ from the rear property line (20’ required) at 51 Wedgewood Lane, AA-30 zone.
Mr. Raymond Coladonato came before the Board. He explained that he is applying for two 10’ variances which will consist of a side and rear yard variance in order to construct a shed. The yard slopes and the only area to place the shed is where it is being proposed.
No one from the public spoke in favor or opposition to this appeal.
Answering questions from the Board, Mr. Coladonato explained that the closest abutting neighbor is 100 to 120 feet. Mr. Coladonato stated that he met with both abutting neighbors and has not heard any opposition. The shed will be used to store lawn equipment and deck furniture. The yard slopes toward the house. The slope is approximately 2 feet every 20 feet.
With no further questions, the public participation portion of this appeal closed at 7:55 p.m.
Appl. #2587-03 – Lawrence R. Jenkins, request for two variances to section 10.2: 1) to allow a shed 4’ from the side property line (20’ required); and 2) to allow a shed 10’ from the side property line (20’ required) at 15 Beelzebub Road, RR zone.
Mr. Lawrence Jenkins came before the Board to represent this application. He explained that he would like to request to construct a shed closer to the side property line than what is allowed. Previously there was a variance granted in this same location, but it was for a pool, which has been removed. The lot is pie shaped and if the shed were placed in a conforming location, it would be located in the middle of the rear yard.
No one from the public spoke in favor of opposition to this appeal.
Answering questions from the Board, Mr. Jenkins stated that the existing fence is 6 feet tall and the proposed shed is 10 feet tall. Mr. Jenkins explained that he has spoken with abutting neighbors and has heard no opposition.
With no further questions, the public participation portion of this appeal closed at 8:00 p.m.
Appl. #2588-03 – Sentry Real Estate, c/o Joan Richards, a variance to section 17.8.7 to allow an additional 24 sq. ft. freestanding sign (one freestanding sign allowed) at 1741 Ellington Road, RC zone.
Mrs. Joan Richards came before the Board to represent this application. She explained that she is requesting a variance in order to erect a sign at the back side of 1741 Ellington Road. This would enable customers and clients the ability to find the office.
Mr. Rolland Boyer came to speak in favor of this application. He stated that he felt a sign would enable customers to locate the office.
Mr. Jim Richards came before the Board to speak in favor of this application. He felt that the sign would help clients find the office safely.
Two letters were also received from Mr. Herb Stevenson and Karen & Gary Dragone speaking in favor of this application.
No one from the public spoke in opposition to this appeal.
Answering questions from the Board, Mrs. Richards explained the sign is proposed to be 24 sq. ft. It will not have any illumination and will list six of the tenants which are located in this building.
DELIBERATIVE SESSION
ITEM: Appl. #2585-03 – William Zimmer, d/b/a Sunset Collision Repair, 49 Mascolo Rod, I zone
Commissioner Berstene stated to the applicant that any selling of vehicles would have to be off site.
Motion to: approve with conditions appl. #2585-03 – William Zimmer, d/b/a Sunset Collision Repair, 200 Burnside Avenue, East Hartford, CT., request for a State Hearing under section 14-55 of the General Statutes and section 3.13 of the zoning regulations to allow a used car license and general repairer license at 49 Mascolo Road, I zone.
Was made by Commissioner Anthony
Seconded by Commissioner Berstene
The motion: carried
The vote was as follows: unanimous
Conditions:
Vehicles must be stored inside the building or kept within a fenced area – totally screened from the roadway.
No vehicles are to be sold retail from this location. The applicant is permitted to wholesale vehicles. No more than two unregistered vehicles are allowed on the premises at one time.
ITEM: Appl. #2584-03 – Christopher L. Musante, d/b/a Musante Motorsports, 1265 John Fitch Boulevard, unit #3, I zone
Motion to: approve with conditions appl. #2584-03 – Christopher L. Musante, d/b/a Musante Motorsports, request for a State Hearing under section 14-55 of the General Statutes and section 3.13 of the zoning regulations to allow a general repairer license at 1265 John Fitch Boulevard, unit #3, I zone.
Was made by Commissioner Berstene
Seconded by Commissioner Anthony
The motion: carried
The vote was as follows: unanimous
Conditions:
Vehicles must be stored inside the building or kept within a fenced area – totally screened from the roadway.
This application does not include a retail or wholesale used car dealer license request.
ITEM: Appl. #2586-03 – Raymond & Anna Coladonato, 51 Wedgewood Lane, AA-30 zone
Commission members discussed the slope of the property and found no other location suitable.
Motion to: approve appl. #2586-03 – Raymond & Anna Coladonato, two 10’ variances to section 10.2 to allow a shed 10’ from the side property line and 10’ from the rear property line (20’ required) at 51 Wedgewood Lane, AA-30 zone.
Was made by Commissioner Wagner
Seconded by Commissioner Anthony
The motion: carried
The vote was as follows: unanimous
Hardship:
The slope and the shape of the property make it impossible to erect a shed any other area of the property.
ITEM: Appl. #2587-03 – Lawrence R. Jenkins, 15 Beelzebub Road, RR zone
Motion to: approve appl. #2587-03 – Lawrence R. Jenkins, two variances to section 10.2: 1) to allow a shed 4’ from the side property line (20’ required); and 2) to allow a shed 10’ from the side property line (20’ required) at 15 Beelzebub Road, RR zone.
Was made by Commissioner Wagner
Seconded by Commissioner Anthony
The motion: carried
The vote was as follows: unanimous
Hardship
Placement of the house on the property creates difficulty erecting a shed because of the shape of the lot and also the parcel is a corner lot, which creates two front yards at this location.
ITEM: Appl. #2588-03 – Sentry Real Estate, c/o Joan Richards, 1741 Ellington Road, RC zone
Motion to: approve appl. #2588-03 – a variance to section 17.8.7 to allow an additional 24 sq. ft. freestanding sign (one freestanding sign allowed) at 1741 Ellington Road, RC zone.
Was made by Commissioner Oates
Seconded by Commissioner Berstene
The motion: carried
The vote was as follows: unanimous
Hardship:
The nature of this Commercial complex is a multi-building complex and this building doesn’t have it’s own signage and does merit it.
The design of town center is that there are two fronts to every building, making the signage necessary to identify the business.
ITEM: Minutes
Motion to: approve the July 3, 2003 minutes.
Was made by Commissioner Anthony
The motion: carried
The vote was as follows: unanimous
ITEM: Other Business
Chairperson Warren read a letter into the record that the Commission had received from Jerry McGuire (Attachment A).
ITEM: Adjournment
Motion to: adjourn the meeting at 8:53 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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