Zoning Board of Appeals

DRAFT CITY OF NORWICH ZONING BOARD OF APPEALS June 9, 2009 Meeting Minutes The regular meeting of the City of Norwich Zoning Board of Appeals was called to order at 7:00 p.m. Roll call was taken and it was determined that a quorum was present. PRESENT: Marc Benjamin, Chairman Joseph Jacaruso, Vice Chairman Dorothy Travers Paul Kramarewicz Henry Olender Santo Rizzuto, Alternate ABSENT: Raymond Dussault, Alternate ALSO PRESENT: Paulette Craig, Zoning Enforcement Officer Darlene Fedus Papineau, Recording Secretary ~~~~~ E. COMMUNICATIONS NONE ~~~~~ F. ACCEPTANCE OF MINUTES On a motion by Kramarewicz/Jacaruso, it was voted unanimously to accept the April 14, 2009 meeting minutes as presented. ~~~~~ G. OLD BUSINESS #V-09-11 Appeal of Dana Caviggia for property located at 176 Old Salem Rd, located in an R-20 zone district. In accordance with Sec. 12.1, westerly side yard setback, 15’ required to be reduced to 6’ in order to construct 20’x15’ shed. Seated were Marc Benjamin, Joseph Jacaruso, Dorothy Travers, Paul Kramarewicz and Henry Olender. Ms. Craig entered into the record as Exhibit “A”, the application, as “B”, public notices of 04/29/09 & 05/06/09; as “C”, abutters’ notices; as “D”, Assessor’s street card; as “E”, GIS map; as “F”, 2003 variance approval; as “G”, photo; as “H”, applicant’s sketch; as “I”, Uncas Health approval; and as “J”, Inland Wetlands approval. 1 of 4  Speaking in favor were the applicants, Dana and Lorna Caviggia. The applicants stated they would like to build a 15’ x 20’, 1-story shed for storage of yard equipment on the easterly side of the property. The location of a pond, septic system and reserve area were addressed to show the proposed area would be the only logical place for the shed. Board members were informed the shed would resemble the house with clapboard siding and cedar shingles. There being no other speakers, the public hearing was closed. ~~~~~ #V-09-13 Appeal of Lazizah LLC for property located at 125 Yantic Rd, located in an R-80 zone district. In accordance with Sec. 8.1.1, Permitted Use in R-80 zone; Sec. 12.1, front yard setback, 60’ required to be reduced to 25 ½’; rear yard setback, 60’ required to be reduced to 16’; and lot coverage, 10% allowed to be increased to 14% in order to enlarge bakery/convert to eatery. Seated were Marc Benjamin, Joseph Jacaruso, Dorothy Travers, Paul Kramarewicz and Henry Olender. Ms. Craig entered into the record as Exhibit “A”, the application, as “B”, public notices of 04/29/09 & 05/06/09; as “C”, abutters’ notices; as “D”, Assessor’s street card; as “E”, GIS map; as “F”, applicant’s sketch; as “G”, 2006 variance approval; as “H”, favorable recommendation-CCP; as “I”, petition; as “J”, newspaper articles; and as “K”, applicant’s sketch. Speaking in favor were the applicants, Bassem and Iffat Salahi. The applicants informed the Board that they want to expand the bakery to include an eatery and space for more freezers and refrigerators. Mr. Salahi told the Board they are in the process of acquiring the abutting property and his intention is to combine the lots. He also told the Board he doesn’t have reasonable use of his property and he is surrounded by commercial businesses. He also stated that the narrow lot is also in a flood zone and restrictions apply. Ms. Craig clarified for the Board the lot coverage, setbacks, and square footage; she answered questions related to the previous variance approved for the bakery. Ms. Craig stated this variance application is an expansion of a use and from retail to an eatery and the Commission on the City Plan forwarded a favorable recommendation. There being no other speakers, the public hearing was closed. H. NEW BUSINESS-NONE Page 2 of 4  ~~~~~ I. DISCUSSION/DECISION ON APPLICATIONS #V-09-11 Appeal of Dana Caviggia for property located at 176 Old Salem Rd, located in an R-20 zone district. In accordance with Sec. 12.1, westerly side yard setback, 15’ required to be reduced to 6’ in order to construct 20’x15’ shed. Seated were Marc Benjamin, Joseph Jacaruso, Dorothy Travers, Paul Kramarewicz and Santo Rizzuto. The Board discussed the hardships as the wetlands, location of the septic and driveway. Mr. Benjamin noted that a variance would be required for any future plans through Zoning. On a motion by Rizzuto/Jacaruso, it was voted unanimously to approve the variance. V-09-11 Appeal of Dana Caviggia for property located at 176 Old Salem Rd, located in an R-20 zone district. In accordance with Sec. 12.1, westerly side yard setback, 15’ required to be reduced to 6’ in order to construct 20’x15’ shed - APPROVED ~~~~~ #V-09-13 Appeal of Lazizah LLC for property located at 125 Yantic Rd, located in an R-80 zone district. In accordance with Sec. 8.1.1, Permitted Use in R-80 zone; Sec. 12.1, front yard setback, 60’ required to be reduced to 25 ½’; rear yard setback, 60’ required to be reduced to 16’; and lot coverage, 10% allowed to be increased to 14% in order to enlarge bakery/convert to eatery. Seated were Marc Benjamin, Joseph Jacaruso, Dorothy Travers, Paul Kramarewicz and Henry Olender. The Board noted that the applicants’ hardships are that the property is in a floodplain, the narrow lot, and the R-80 zone the property is in. It was noted that the Commission on the City Plan gave a favorable recommendation and the applicant will be acquiring the property next door. Mr. Kramarewicz added that it would be an asset for the City and applicant has good intentions. On a motion by Kramarewicz/Travers it was unanimously voted to approve the variance. #V-09-13 Appeal of Lazizah LLC for property located at 125 Yantic Rd, located in an R-80 zone district. In accordance with Sec. 8.1.1, Permitted Use in R-80 zone; Sec. 12.1, front yard setback, 60’ required to be reduced to 25 ½’; rear yard setback, 60’ required to be reduced to 16’; and lot coverage, 10% allowed to be increased to 14% in order to enlarge bakery/convert to eatery - APPROVED ~~~~~ Page 3 of 4 J. OTHER MATTERS None K. ADJOURNMENT On a motion by Kramarewicz/Travers, it was unanimously voted to adjourn at 7:57 p.m. Respectfully submitted, Paulette Craig, Zoning Enforcement Officer Zoning Board of Appeals Page 4 of 4