Zoning Board of Appeals

CITY OF NORWICH ZONING BOARD OF APPEALS November 13, 2012 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 Dorothy Travers Paul Kramarewicz Henry Olender Joe East – Alternate Peter Cuprak - Alternate ABSENT: Joseph Jacaruso, Co-Chairman Raymond Dussault-Alternate ALSO PRESENT: Tianne Phoenix Curtis, Zoning Enforcement Officer Jacquie Barbarossa, Recording Secretary E. COMMUNICATIONS Mr. Benjamin stated the ZBA 2013 Meeting Schedule had been included in mem ber’s packets. Motion to accept calendar by Paul Kramarewicz, second by Peter Cuprak -unanimously APPROVED. F. ACCEPTANCE OF MINUTES Marc Benjamin stated there was a minor error on the members minutes included in their packets and revised copies were handed out. On a motion by Paul Kramarewicz/Dorothy Travers, it was voted unanimously to APPROVE the minutes of the October 9, 2012 with corrections as presented. Mr. Benjamin asked for a suspension of rules. On a motion by Dorothy Travers/Paul Kramarewicz, it was voted unanimously to SUSPEND RULES. Marc Benjamin informed the Board the applicants of V#12-14, 74 Russell Road, is seeking legal action against the Board’s decision to deny the appeal. Copies of the legal filing were distributed to the members. G. OLD BUSINESS: None 1 of 4 H. NEW BUSINESS: 1. V#12-17 - Request of William Poulton for property located at 5 Meadow Brook Road in a Residential (R80) zoning district. In accordance with Section 12.1; Residential (R80) 60’ front yard setback required, request reduction to 39’ for the construction of a 12’ x 36’ living room addition Seated were Marc Benjamin, Dorothy Travers, Henry Olender, Paul Kramarewicz & Joe East. Tianne Curtis entered into the record exhibits A-I. William Poulton, the applicant, stated his hardship was due to a zone change after the house was constructed and that under the previous zoning regulations, the addition would have been permitted. He stated that the City of Norwich owned a pie shaped piece of property in front of his house and that Interstate 395 bordered that. He stated his house was on a dead-end street leading to Bog Meadow Reservoir which is leased to Norwich Fish & Game. Mr. Benjamin asked the width of the property owned by the City. The applicant stated it was approximately 30 feet wide. There being no other speakers, the public hearing was closed. 2. V#12-18 – Request of Andrew Mastronunzio for property located at 359 Harland Road in a Residential (R40) zoning district. In accordance with Section 12.1; Residential (R40) 50’ southerly front yard required, request reduction to 15’; 50’ westerly front yard required, request reduction to 46’ for the construction of a 16’ x 26’ addition. Seated were Marc Benjamin, Dorothy Travers, Henry Olender, Paul Kramarewicz & Peter Cuprak. Tianne Curtis entered into the record exhibits A-I. Andrew Mastronunzio of Select Construction, Chaplin, CT stated the property was a wedge shaped non-conforming corner lot. Due to the size of the lot and location of the existing home none of the setbacks can be met and this location was the least obtrusive. He also stated the septic system was located in the front of the house. There being no other speakers, the public hearing was closed. 3. V#12-19 – Request of Raymond Drozynski for property located at 90 Wawecus Hill Road in a Residential (R-80) zoning district. In accordance with Section 12.1; R-80 40’ side yard required request reduction to 7’6”; 60’ front yard required, request reduction to 46’ for the construction of a 12.4’ x 33.9’ addition Seated were Marc Benjamin, Dorothy Travers, Henry Olender, Paul Kramarewicz Page 2 of 4 & Joe East. Tianne Curtis entered into the record exhibits A-H. Greg Drozynski, Norwich spoke on behalf of the applicant. He handed in letters of support from 84 Wawecus Hill Rd. -Exhibit ‘I” and 94 Wawecus Hill Rd.-Exhibit “J”. Mr. Drozynski stated the original house was built before zoning and a variance was granted in 1986 for a garage addition. He stated his father would like to build a one story addition by enclosing the deck in the back of the home. He stated it would include a sitting area, living room and bath. Joseph East asked if the addition could be shortened by 3 feet to qualify for in-fill. Ms. Curtis stated yes, but the applicant wished to enclose the deck which exceeded the original variance of 10 feet. The applicant stated the original deck was not built according to the original plan and the garage was built 9’ 6” instead of 10’ from the side. Ms. Curtis added that no zoning permit was obtained for the original deck and the addition created a triangular area that required a variance due to the front yard setback and encroachment beyond the original side yard variance. There was discussion regarding the proposed plan and bringing the addition in line with the garage to avoid additional 2 ft. encroachment. There being no other speakers, the public hearing was closed. I. DISCUSSION/DECISION ON APPLICATIONS 1. V#12-17 - Request of William Poulton for property located at 5 Meadow Brook Road in a Residential (R80) zoning district. In accordance with Section 12.1; Residential (R80) 60’ front yard setback required, request reduction to 39’ for the construction of a 12’ x 36’ living room addition Seated were Marc Benjamin, Dorothy Travers, Henry Olender, Paul Kramarewicz & Joe East. Dorothy Travers made a motion to approve V#12-17 based on no encroachment or obstruction of neighboring property, and location on a dead-end street; second by Paul Kramarewicz – unanimously APPROVED. 2. V#12-18 – Request of Andrew Mastronunzio for property located at 359 Harland Road in a Residential (R40) zoning district. In accordance with Section 12.1; Residential (R40) 50’ southerly front yard required, request reduction to 15’; 50’ westerly front yard required, request reduction to 46’ for the construction of a 16’ x 26’ addition. Seated were Marc Benjamin, Dorothy Travers, Henry Olender, Paul Kramarewicz & Peter Cuprak. Dorothy Travers made a motion to approve V#12-18 based on the property being a corner lot and no encroachment on neighboring properties; second by Paul Page 3 of 4 Kramarewicz. Marc Benjamin added that the lot is an existing nonconforming lot with 2 front yard setbacks and it was a reasonable request for use of the property - unanimously APPROVED. 3. V#12-19 – Request of Raymond Drozynski for property located at 90 Wawecus Hill Road in a Residential (R-80) zoning district. In accordance with Section 12.1; R-80 40’ side yard required request reduction to 7’6”; 60’ front yard required, request reduction to 46’ for the construction of a 12.4’ x 33.9’ addition Seated were Marc Benjamin, Dorothy Travers, Henry Olender, Paul Kramarewicz & Joe East. Dorothy Travers made a motion to approve V#12-19 based on the nonconforming lot, stating an addition was added with a previous variance. PaulKramarewicz added there was no opposition from the neighbors. Joseph East stated he was in opposition as he felt the addition could have been kept in line with the garage. Marc Benjamin stated that since the deck was pre- existing, the triangular area would not make that much of a difference and he would support the variance since the proposed location made the most sense. Henry Olender requested an as-built to avoid further encroachment. Dorothy Travers amended her motion to require said as-built as a condition; second by Paul Kramarewicz. APPROVED 4-1 (Joe East) with CONDITION. J. OTHER MATTERS-NONE K. ADJOURNMENT On a motion by Paul Kramarewicz, second by Joe East it was unanimously voted to adjourn at 7:55 p.m. Respectfully submitted, Jacquie Barbarossa Recording Secretary Page 4 of 4