Zoning Board of Appeals

CITY OF WEST HAVEN, CONNECTICUT Zoning Board of Appeals Planning & Development Department • City Hall • 355 Main Street • 1st Floor West Haven, Connecticut 06516 Phone 203.937.3580 • Fax 203.937.3742 CITY HALL 1896 -1967 John Clifford, Chairman Chuck Zentarski, Alternate Ed Wise, Commissioner Rich Deleo, Alternate Brent Coscia, Commissioner open, Alternate Carol Porto, Commissioner Brian Miller, Consultant Aleshia Caple, Commissioner Catherine Conniff, Asst. City Planner Stephen Hotchkiss, Zoning Enforcement/ Inland Wetlands MEETING MINUTES OF ZONING BOARD OF APPEALS MAY 15, 2024 The West Haven Zoning Board of Appeals held a Public Hearing and Regular meeting on Wednesday, May 15, 2024, in the Harriet North Room, Second Floor, City Hall, 355 Main Street, West Haven, CT at 6:30 P.M. PRESENT: Commissioners Clifford, Wise, Coscia, Carol Porto, Alicia Caple, Deleo, C Zentarski, ZEO Hotchkiss and Assistant Planner Conniff. PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES: Commissioner Deleo made a motion to approve the meeting minutes for the Regular Meeting and Public Hearings of April 17, 2024, seconded by Commissioner Caple and passed. PUBLIC HEARING: 47 Hemlock Street: A request to permit a side yard setback of 14.9’ where 15’ is required in the Single-Family Detached Residence (R2) zone pursuant to Table 11.1 of the City of West Haven Zoning Regulations. Owner: Pacific Blue LLC/ Applicant: Wescott & Mapes, Inc. c/o Raymond G. Paier, P.R. File # 21-24 V Raymond Paier, engineer, is representing the applicant. Mailing were submitted to the commission. This is a corner lot with a triangular setback. An as-built survey was conducted and was discovered the southeast corner of the foundation is into the setback about 1” to 1-1/4”. Three calls were made to speak in favor and three calls were made to speak in opposition to this application. 16 Knight Lane: A request to permit front yard setback of 23’ where 30’ is required to construct a 20’x 27.5’ addition to the front of the existing dwelling in the Single-Family Detached Residence (R2) zone pursuant to Article 2 Table 11.1 of the City of West Haven Zoning Regulations. Owner: Bridgette Bosco-Rafia & Anas Rafia / Applicant: Bridgette Bosco-Rafia. File # 22-24 V 1 Owner stated this application is for a variance to construct an addition adjacent to the current structure. ZEO Hotchkiss read comments into the record from the Building Official and City Engineer into the record. Mailing were submitted to the file. Three calls were made to speak in favor and three calls were made to speak in opposition to this application. 528 Forest Road: A request to permit a front yard setback of 11.6’ where 25’ is required and a variance of the maximum story height to permit three stories where 2.5 stories are allowed in the Neighborhood Business (NB) zone pursuant to Table 20.1 of the City of West Haven Zoning Regulations. Owner: Juan Carloa Arbelaez / Applicant: Jeffrey N. Gordon, PLA. File # 23-24V Jeffrey Gordon, engineer, is representing the owner. The property has already been approved for a special permit for the rock removal. Commissioner Wise was concerned about the fence. Mr. Gordon explained it is a temporary fence. He explained the process needed for the development with respect to water pressure, distance from rock face and drainage. There will be two buildings with six units perpendicular to the rock face for the stormwater management system. The existing parking lot is into the roadway and will be eliminated. Mr. Gordon submitted a document showing a loft level showing a 2-1/2 story building. When it’s brought across level with the window it becomes a three-story building. The variance for the height is being requested because there is no visual difference from the street. There will be no elevators and there will be 18 parking spaces. ZEO Hotchkiss read comments into the record from the Fire Department, City Engineer and Building Official. Mailings were submitted to the file. Three calls were made to speak in favor and three calls were made to speak in opposition to this application. David Dausilio, Stratford, Ct., owner of shopping center adjacent to property, concerned the front yard setback impacts his property negatively. Photos were submitted to the commission. He suggested other ways to develop this property without it affecting his property. He also pointed out that there is no hardship. Mr. Gordon stated most of the stores in the shopping center are designated trips. The shopping center has a pylon sign and the driveway is very visible from both directions. The WH Plan of Conservation and Development indicates parking lots should be in the rear. The original plan was to have garage located under an apartment building but it wasn’t viable due to water running off from the rocks in the rear. The hardship is the rock wall in the rear that pushes the building forward. Commissioner Wise is concerned how close the building will be to the street. 29 Third Avenue Ext: A request to permit a side yard setback of 4’ where 6’ is required and a maximum building coverage of 26.95% where 20% is allowed to construct a garage and storage addition under existing deck in the Single-Family Detached Residence (R2) zone pursuant to Table 11.1 of the City of West Haven Zoning Regulations. Owner / Applicant: Jason Michael DeLorenzo. File # 24-24 V CAM 2  CITY OF WEST HAVEN, CONNECTICUT Zoning Board of Appeals Planning & Development Department • City Hall • 355 Main Street • 1st Floor West Haven, Connecticut 06516 Phone 203.937.3580 • Fax 203.937.3742 CITY HALL 1896 -1967 John Clifford, Chairman Chuck Zentarski, Alternate Ed Wise, Commissioner Rich Deleo, Alternate Brent Coscia, Commissioner open, Alternate Carol Porto, Commissioner Brian Miller, Consultant Aleshia Caple, Commissioner Catherine Conniff, Asst. City Planner Stephen Hotchkiss, Zoning Enforcement/ Inland Wetlands Applicant has requested to construct the garage and storage area due to water issue in the basement. The garage will be mostly storage. In the rear, there is an existing deck which needs to be replaced and that is where the storage will be constructed. The plan is to fill the basement in with dirt and/or gravel. There is a manhole next to the property so commissioners advised the applicant to check before anything is done. Commissioner Coscia asked prior to the road being raised was there a water issue. Applicant stated not to the extent that it is now. Mailings were submitted to the file. Three calls were made to speak in favor and three calls were made to speak in opposition to this application. ZEO Hotchkiss read letters into the record from Corporation Counsel, City Engineer, Council at Large Garthwaite, Steven Killeen (neighbor) and Building Department into the record. 96 Collis Street: A variance for minimum lot size to allow 6000 Sf where 16000 Sf is required to construct a Single-family dwelling on an approved building lot in a One-Two-Three Family Residence (R3) zone pursuant to Table 12.1 of the City of West Haven Zoning Regulations. Owner: Thomas Loricco / Applicant: Jay Falcone. File # 25-24 V ZEO Hotchkiss read a letter from the applicant’s attorney requesting a continuation to the next scheduled meeting. Deliberation on Public Hearing: 47 Hemlock Street. File # 21-24 V Commissioner Caple made a motion to approve File #21-24V, seconded by Commissioner Porto. Roll call was called. File #21-24 V approved 5 – 0. Deliberation on Public Hearing: 16 Knight Lane. File # 22-24 V Commissioner Coscia made a motion to approve File #22-24V, seconded by Commissioner Caple. Roll call was called. File #22-24 V approved 5 – 0. Deliberation on Public Hearing: 528 Forest Road. File # 23-24 V Commissioner Coscia made a motion to approve File #23-24V with the following conditions: Sidewalk installed in the front of the property; and along top property line a new reinforced fence be installed, seconded by Commissioner Caple. Discussion: Commissioner Clifford stated an application was approved to move the rock but it cannot be moved it was previously moved. There will be sidewalks. Commissioner Coscia 3 stated the wall was blasted to what it is today. He doesn’t see a hardship considering it was made by the property owner. Commissioner Wise stated 12 units are not applicable for that property. He would be agreeable to 10 units. It is really an economic issue. He feels going from 30 ft to 11 ft. is too close. Commissioner Clifford stated that are many houses/businesses along the road. Roll call was called. File #23-24 V denied 1Y(Clifford) and 4 N. No hardship Deliberation on Public Hearing: 29 Third Avenue Ext. File # 24-24 V CAM Commissioner Coscia made a motion to approve File #24-24V CAM, seconded by Commissioner Porto. Roll call was called. File #24-24 V approved 5 – 0. Deliberation on Public Hearing: 96 Collis Street. File # 25-24 V Commissioner Coscia made a motion to continue File #25-24 V to the June meeting, seconded by Commissioner Caple and passed Staff Reports: Adjournment: 7:41 p.m. Commissioner Deleo made a motion to adjourn, seconded by Commissioner Coscia and passed. 4