Zoning Board of Appeals

DRAFT CITY OF NORWICH ZONING BOARD OF APPEALS April 12, 2011 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, Co-Chairman Paul Kramarewicz Dorothy Travers Raymond Dussault-Alternate ABSENT: Henry Olender Santo Rizzuto-Alternate ALSO PRESENT: Tianne Phoenix Curtis, Zoning Enforcement Officer Darlene Fedus-Papineau, Recording Secretary E. COMMUNICATIONS-NONE F. ACCEPTANCE OF MINUTES On a motion by Dussault/Travers, it was voted unanimously to APPROVE the minutes of the January 11, 2011 regular meeting. G. OLD BUSINESS H. NEW BUSINESS 1. V#11-01 – Appeal of F. William Brown, LLC for property located at 591 Laurel Hill Road in a Residential R-20 zoning district. In accordance with Sec.12.1 (Proposed Lot 1) 100’ lot width reduction to 63’; Sec.12.1 15’ southerly side-yard setback reduction to 5’; Sec.12.1 30’ rear-yard setback reduction to 29’ 10”; Sec.12.1 20,000sf lot area reduction to 7,500sf; (Proposed Lot 2) Sec.12.1 100’ lot width reduction to 75’; Sec.12.1 40,000sf reduction to 36,200sf; Sec.3.23.4 25’ minimum frontage/width of drive reduction to 20’ for division of property. Seated were, Marc Benjamin, Joseph Jacaruso, Paul Kramarewicz, Dorothy Travers and Raymond Dussault. 1 of 6 Ms. Curtis informed the Board she had received a request from the applicant to table the public hearing until the next regular scheduled meeting of May 10, 2011. On a motion by Jacaruso and second by Dussault, the Board voted unanimously to TABLE the application until the next regular scheduled meeting of May 10, 2011. There being no other speakers, the public hearing was closed. V#11-02 – Appeal of John M. Wells for property located at 478 New London Tpke in a Residential R-20 zoning district. In accordance with Sec.12.1 15’ northerly side-yard setback reduction to 6’ for construction of 8’x12’ addition to existing shed. Seated were, Marc Benjamin, Joseph Jacaruso, Paul Kramarewicz, Dorothy Travers and Raymond Dussault. Ms. Curtis entered into the record as Exhibit “A”, public notices of 03/31/11& 04/07/11, as “B”, ZBA application; as “C” Narrative/Grounds for Appeal; as “D”, Notice of application; as “E”, Certification of Notice to Abutters; as “F”, Assessors card; as “G”, Plot plan; as “H”, Proximity aerial; as “I”, Certified mailing of agenda to applicant; and as “J”, Certified notice to abutter proving residency. Speaking in favor was the applicant John M. Wells owner of 478 New London Turnpike. Mr. Wells told the Board he constructed the 12’ x 8’, presently unfinished, addition onto a pre-existing, and non-conforming shed, without the proper permits to provide heat for the applicant’s wood shop. He stated it was the only viable place on the property adjacent to the existing shed, to construct it. He listed his hardships as the topography of the property, location of underground utilities and plumbing for the existing pool. Mr. Dussault informed the Board that he had an opportunity to tour the property. Exhibit “H” was shown to the members and briefly discussed. Also speaking in favor was Li Qui Xiq of 476 New London Turnpike. Mr. Xiq told the Board he is fine with the addition. There being no other speakers, the public hearing was closed. Page 2 of 6 Seated were, Marc Benjamin, Joseph Jacaruso, Paul Kramarewicz, Dorothy Travers and Raymond Dussault. V#11-03 – Appeal of Lisa Garstka for property located at 201 Baltic Road in a Residential R-40 zoning district. In accordance with Sec.12.1 30’ northerly side-yard setback reduction to 17’ for construction of 15’x28’ addition and 15’x28’ deck. Seated were, Marc Benjamin, Joseph Jacaruso, Paul Kramarewicz, Dorothy Travers and Raymond Dussault. Ms. Curtis entered into the record as Exhibit “A”, public notices of 03/31/11& 04/07/11, as “B”, ZBA application; as “C” Notice of application; as “D”, Certification of Notice to Abutters; as “E”, Assessors card; as “F”, Plot plan; as “G”, Rendering of proposed construction; and as “H”, Certified mailing of agenda to applicant. Ms. Curtis reminded the Board that the applicants were granted a variance 2 ½ years ago to construct a 15’ x 28’ deck. Speaking in favor were the applicants, Lisa and Stanley Gartska of 201 Baltic Road. They told the Board that due to the increased size of their family, they would like to construct a 15-x28 addition to accommodate a kitchen and master bedroom where the existing deck is and then construct a 15 x 28 deck to the addition; therefore the two variances are needed. The septic and well locations were discussed as hardships. A handicap ramp will be added to the deck as it is on the existing. There being no other speakers, the public hearing was closed. V#11-04 – Appeal of Michael J. Grohocki for property located at 23 White Plains Road in a Residential R-80 zoning district. In accordance with Sec.12.1 40’ westerly side-yard setback reduction to 5’ for construction of a 12’x24’ shed. Seated were, Marc Benjamin, Joseph Jacaruso, Paul Kramarewicz, Dorothy Travers and Raymond Dussault. Ms. Curtis entered into the record as Exhibit “A”, public notices of 03/31/11& 04/07/11, as “B”, ZBA application; as “C” Notice of application; as “D”, Certification of Notice to Abutters; as “E”, Assessors card; as “F”, Proximity aerial; as “G”, Plot plan; as “H”, Specs of proposed accessory structure; as “I”, UHD approval; as “J”, Certified mailing of agenda to applicant; as “K”, 21 White Plains Road-letter of support; and as “L”, 25 Page 3 of 6  White Plains Road-letter of support. Speaking in favor was the applicant, Michael Grohocki of 23 White Plains Road. Mr. Grohocki told the Board he wants to replace the existing 10’ x 12’ older shed with a 12’ x 24’ shed. The Board discussed the narrow, undersized lot as the hardship. Mr. Grohocki submitted two letters of support from abutters. There being no other speakers, the public hearing was closed. I. DISCUSSION/DECISION ON APPLICATIONS V#11-02 – Appeal of John M. Wells for property located at 478 New London Tpke in a Residential R-20 zoning district. In accordance with Sec.12.1 15’ northerly side-yard setback reduction to 6’ for construction of 8’x12’ addition to existing shed. Seated were, Marc Benjamin, Joseph Jacaruso, Paul Kramarewicz, Dorothy Travers and Raymond Dussault. The Board discussed the hardships as the location of the existing shed, the undersized lot, location of utilities for pool and the applicant having reasonable use of the existing building. On a motion by Kramarewicz and second by Travers it was unanimously voted to APPROVE the variance. V#11-02 – Appeal of John M. Wells for property located at 478 New London Tpke in a Residential R-20 zoning district. In accordance with Sec.12.1 15’ northerly side-yard setback reduction to 6’ for construction of 8’x12’ addition to existing shed. APPROVED V#11-03 – Appeal of Lisa Garstka for property located at 201 Baltic Road in a Residential R-40 zoning district. In accordance with Sec.12.1 30’ northerly side-yard setback reduction to 17’ for construction of 15’x28’ addition and 15’x28’ deck. Seated were, Marc Benjamin, Joseph Jacaruso, Paul Kramarewicz, Dorothy Travers and Raymond Dussault. Page 4 of 6  The Board discussed the hardships as the location of the well and septic, the location of the garage and the close proximity of the house to the road. On motion by Travers and second by Kramarewicz, it was unanimously voted to APPROVE the variance. V#11-03 – Appeal of Lisa Garstka for property located at 201 Baltic Road in a Residential R-40 zoning district. In accordance with Sec.12.1 30’ northerly side-yard setback reduction to 17’ for construction of 15’x28’ addition and 15’x28’ deck.APPROVED V#11-04 – Appeal of Michael J. Grohocki for property located at 23 White Plains Road in a Residential R-80 zoning district. In accordance with Sec.12.1 40’ westerly side-yard setback reduction to 5’ for construction of a 12’x24’ shed. Seated were, Marc Benjamin, Joseph Jacaruso, Paul Kramarewicz, Dorothy Travers and Raymond Dussault. The Board discussed the hardships and determined the irregular shape and undersized lot, the condition of the existing shed and the area of wetlands. On motion by Travers and second by Dussault, it was unanimously voted to APPROVE the variance. V#11-04 – Appeal of Michael J. Grohocki for property located at 23 White Plains Road in a Residential R-80 zoning district. In accordance with Sec.12.1 40’ westerly side-yard setback reduction to 5’ for construction of a 12’x24’ shed.APPROVED J. OTHER MATTERS-NONE K. ADJOURNMENT On a motion by Kramarewicz/Dussault, it was unanimously voted to adjourn at 7:37 p.m. Respectfully submitted, Page 5 of 6 Darlene Fedus-Papineau Recording Secretary Page 6 of 6