RECEIVED January 19, 2012 @2:31 P.M.
Michele R. Grande, Redding Town Clerk
4 pages
TOWN OF REDDING
ZONING BOARD OF APPEALS
MEETING MINUTES
January 17, 2012—8:00 P.M.
TOWN HALL HEARING ROOM
Present:
Michael Thompson, Chairman
Beth Williams
Colleen Litof
Henry Polio
Alternate: Bruce Given (voting in absence of Mr. Morton)
Alternate: Paul Scholl (present but did not vote during the deliberative session)
Absent: Robert Morton
The meeting was called to order at 8:01 p.m.
Mr. Given was designated to sit in the place of Mr. Morton for this meeting as a voting member by Chairman Thompson.
REGULAR APPLICATIONS:
01-12-01 – 9 Sunset Hill Road – Map 15 & Lot 14 – Owner Joseph Liguori – Requesting a variance of 32’ from Section 4.6 of the Zoning Regulations for a residential power generator, which requires a 40’ side yard setback in the R2 Zone.
The applicant did not appear to present the application.
01-12-02 – 19 Sunnyview Drive – Map 8 & Lot 141 – Owner: Ivo Granata – Requesting a variance of 16’ from Section 4.6 of the Zoning Regulations for a residential power generator, which requires a 40’ side yard setback in the R2 Zone.
Mr. Ivo Granata and Mrs. Diane Granata presented the application to the Board. Mr. Granata seeks a variance to install a 10kw generator (approximately 2’ x 4’ in size) for the use of operating the sump pump in his residence during power outages. The 1.32 acre lot is situated over an underground stream and requires around the clock operation of the sump pump in order to keep the basement from flooding due to the high water table. Mr. Granata presented signed letters from four of the five property owners abutting their property giving their support to the variance requested. The owner at 15 Sunnyview Drive had not responded. The four letters from the following owners were entered into the record:
Richard Basile 21 Sunnyview Drive
Larry and Marlene Sherman 16 Sunnyview Drive
Simon Higgs 65B Sunset Hill Road
Lee Morgan/Tom Megna 20 Sunnyview Drive
The Board reviewed the map of the property with the owners for alternate locations for placement of the power generator. The side of the property was proposed by the applicant due to the location of the existing electrical panel in the basement. There was also a discussion of possibly postponing the application in order to present it next month with a request for an additional variance to install a propane tank as well, but the Granatas ultimately decided to proceed this evening with the request for a variance for the power generator alone.
01-12-03 – 151 Old Redding Road – Map 27 & Lot 5 – Owner: Carol Swenson – Requesting a variance of 5’ from Section 4.6 of the Zoning Regulations for a residential power generator, which requires a 40’ side yard setback in the R2 Zone.
A hearing on the application was postponed until the February meeting so that the applicant may amend the variance request to include a propane tank in addition to the power generator.
01-12-04 – 61 Redding Road – Map 46 & Lot 161 – Owner: Georgetown Fire District – Requesting a variance from Section 5.9.3 – Signs in Business Zones – to permit the display of two banners: 1 – 4’ x 8’ and 1 – 6’ x 9’, to be placed on the exterior of the fire district building on a quarterly basis in the BC Zone.
Mr. Joe Paola, the Fire Marshal, presented the application to the Board. The following representatives of the Georgetown Fire District were also in attendance: Jim Mecozzi, Commissioner; Mike Heibeck, Chief; Bernice Sherb, Captain of EMS; and Leslie Kohl, EMS. Mr. Paola indicated that the primary purpose of the signs is to educate the public with regards to free CPR classes, fire prevention awareness, and other events, along with soliciting volunteers for the fire department. The small banner (CPR classes; Pancake Breakfast event) is currently located on the East side of the building, and a larger banner (soliciting volunteers) is located on the North side of the building facing Route 107. The banners would be displayed for a period of 30 days on a quarterly basis. The Board
inquired as to the effectiveness of the signs and it was indicated that the upcoming CPR class had 40 enrollees which is attributed to the display of the signs. Mr. Paola feels that the fire prevention awareness and CPR class signs are a public safety service which would fall under the Zoning Regulation 5.9.2C.
Upon motion of Ms. Williams and second of Mr. Polio, the Board entered Deliberative Session at 8:33 p.m.
DELIBERATIVE SESSION #1
01-12-02 – 19 Sunnyview Drive – Map 8 & Lot 141 – Owner: Ivo Granata – Upon motion of Ms. Williams and second of Ms. Litof, the Board voted 4-0 (with 1 abstention) to grant the variance due to the demonstrated hardship related to the effect of high water table and the continual possibility of water damage to the property without a permanent generator in place.
01-12-04 – 61 Redding Road – Map 46 & Lot 161 – Owner: Georgetown Fire District – The Board discussed Zoning Regulations 5.9.1: Standards Governing All Signs; 5.9.2: Signs Permissible in All Zones; and 5.9.3: Signs in Business Zones as they relate to the content and the size of the signs that the Georgetown Fire District will display.
Upon motion of Mr. Given and second of Mr. Polio, the Board voted 4-0 (with 1 abstention) to deny the variance without prejudice on the basis that the signs will be displayed quarterly on an annual basis into the foreseeable future, and the Georgetown Fire District should apply for a special use permit through the Zoning Commission for the use of signs noticing CPR training, other emergency information and/or the recruitment of volunteers. In the meantime, the Board agreed to grant a limited four month variance from the sign requirements to allow the temporary signage currently on the Georgetown building in order to give the Georgetown Fire District the time necessary to apply for a special use permit relating to each sign and its proposed size, purpose and time of display.
Upon motion of Ms. Williams and second of Mr. Thompson, the Board voted to exit deliberative session at 8:46 p.m.
OTHER BUSINESS:
The Board then discussed possible amendments to the ZBA application. Mr. Thompson indicated that after the Redding Ridge Market application, Mr. Flanagan, Zoning Enforcement Officer, suggested the possibility of two separate applications, a variance application and an appeal application, rather than the current combined application. Mr. Flanagan provided examples of applications used in Thomaston, which Mr. Thompson previously distributed through electronic mail to all Members of the Board for review. At the present time, all Members had yet to review the documents. Mr. Thompson will re-distribute the suggested applications to all Members for discussion at a later date.
Upon motion of Mr. Thompson and second of Ms. Williams, the Board entered again into Deliberative Session at 9:09 p.m.
DELIBERATIVE SESSION #2
01-12-01 – 9 Sunset Hill Road – Map 15 & Lot 14 – Owner Joseph Liguori – Upon motion of Mr. Given and second of Mr. Polio, the Board voted unanimously (5-0) to deny the variance without prejudice for the applicant to return next month at the February meeting, to present the application.
The Board next discussed Zoning Regulation 8.1.245 as it relates to generators and queried whether it needed to be amended to expressly include “generator(s)”. It was agreed that Mr. Thompson would raise the issue with Mr. Flanagan for his discussion with the Zoning Commission.
Upon motion of Ms. Williams and second of Mr. Polio, the Board voted to exit deliberative session at 9:15 p.m.
ADJOURNMENT
The Board voted unanimously to adjourn at 9:15 p.m.
These minutes have not been approved by the ZBA.
Submitted by klg 1/18/2012
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