TOWN OF SOUTH WINDSOR
ZONING BOARD OF APPEALS
Minutes September 2, 2010
MEMBERS PRESENT: Stephen Wagner, Tom Berstene, Sandy Jeski, James Kupchunos (arrived at 7:41 pm)
ALTERNATES PRESENT: Karen Patterson, sitting for Jim Kupchunos
Stephen Lewis, sitting for N’Marie Crumbie
STAFF PRESENT: Michele Lipe, Town Planner
Donna Thompson, Recording Secretary
The following are motions made during the September 2, 2010 Public Hearing/Regular Meeting.
Public Hearing
Chairperson Wagner called the public hearing to order at 7:32 pm
The recording secretary read the legal notice into the record as it was published in the Journal Inquirer on Saturday, August 21, 2010 and Saturday, August 28, 2010.
Appl. 2741-10 – Burnham Brook Stables, 38 Main Street, South Windsor, CT - request for a variance for compliance to Section 5.2.4.H.4.b, allowing the inside riding rink below the 1% base flood level (100 year flood), at 38 Main Street, RR and FP zone.
Kenneth Pudeler, Pudeler Engineering, presented the application. When the riding ring was constructed, FEMA regulations were followed regarding a 100 year flood event. Mr. Pudeler did not know at that time that the Town’s regulations were different from FEMA’s. The flood vents installed in the structure comply with FEMA regulations. Originally the floor of the riding ring was above the flood elevation but at some point during the design of the building, the level was dropped to below the 100 year flood level. The affected area is just the riding ring. The part of the barn housing horses is in compliance with the 100 year flood regulations. To elevate the floor of the riding ring sufficiently would be very costly and difficult, and entail extensive ramping which would require
additional modifications.
Ms. Lipe stated that on 9/27/2008, towns were required to update zoning regulations to match the DEP’s, and that the town has not been notified of changes made to these regulations.
Chairperson Wagner closed the public hearing at 8:07 pm.
Appl. 2742-10 – Vincent N. Prestileo, 140 Lake Street, South Windsor, CT - request for a 3 foot variance to Table 3.1.2A to allow an addition 17 feet from the property line (20 required), at 140 Lake Street, AA-30 zone. The applicant was not in attendance due to a family matter.
Motion to: continue appl. # 2742-10 for presentation at the next ZBA meeting scheduled for 10/7/2010.
Was made by: Commissioner Berstene
Was seconded by: Commissioner Jeski
The motion: carried
The vote was as follows: unanimous
ITEM: Deliberative Session
Appl. 2741-10 – Burnham Brook Stables, 38 Main Street, South Windsor, CT - request for a variance for compliance to Section 5.2.4.H.4.b, allowing the inside riding rink below the 1% base flood level (100 year flood), at 38 Main Street, RR and FP zone.
Motion to: approve Appl. 2741-10 – Burnham Brook Stables, 38 Main Street, South Windsor, CT - request for a variance for compliance to Section 5.2.4.H.4.b, allowing the inside riding rink below the 1% base flood level (100 year flood), at 38 Main Street, RR and FP zone, with the following condition:
1. Any structure built must be designed and maintained as self-venting in accordance with FEMA regulations to withstand a 100 year flood event.
The Board determined the hardship to be the contour of the property and location of the 100 year flood plain on the property and that the Town’s zoning regulations do not address the issue of an agricultural building requiring a dirt floor for its use.
Was made by: Commissioner Berstene
Seconded by: Commissioner Jeski
The motion: carried
The vote was as follows: unanimous.
Regular Meeting
ITEM: Minutes
Motion to: approve the minutes of June 3, 2010.
Was made by: Commissioner Jeski
Was seconded by: Commissioner Patterson
The motion: carried, with Tom Berstene abstaining due to his absence from the June 3rd meeting.
ITEM: Other Business
Michele Lipe proposed scheduling training for the new ZBA members, Karen Patterson and Steve Lewis. Ms. Lipe will make arrangements for this training within the next couple of months.
ITEM: Adjournment
Motion to: adjourn the meeting at 8:22 pm
Was made by Commissioner Berstene
Seconded by Commissioner Jeski
The motion: carried
The vote was as follows: unanimous
Respectfully submitted:
Donna Thompson
Recording Secretary
Approved: October 7, 2010
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