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TOWN OF REDDING
ZONING BOARD OF APPEALS
TUESDAY, MARCH 15, 2005—8:00 p.m.
MEETING MINUTES
TOWN HALL HEARING ROOM
Present: Philip Bronson, Chairman; Mike Cardillo; Beth Williams; Andrea Cotton; Colleen Litoff, Alternate for Robert Morton; Heloise Fahan, Alternate
The meeting was called to order at 8:00 p.m.
The applicant for 151 Topstone Road asked to be postponed until the April 19, 2005 meeting.
The following application was heard:
0305-2: Saint Patricks Church Corp., Owners, 169 and 179 Black Rock Turnpike—request variance to Sec. 6.6(b) and 8.1.130 to unify separate parcels as a single, deed restricted lot enabling the site to meet basic criteria for a special permit under the regulations.
Dan Conlon, architect for the project, presented Father Russ Augustine from St. Patricks Church. Fr. Augustine gave a brief history of the church.
There followed a brief description of the proposed plan. Photographs, maps and documents were provided as part of the presentation. Mr. Conlon and Fr. Augustine both stated that the present congregation has outgrown the church, and they wish to construct a new church building.
Approximately 8 years ago, negotiations began for a right of way which was between the two pieces of property at 169 and 179 Black Rock Turnpike. As a result of not being able to secure that right of way, in the form of a land exchange, variances are being sought.
Some of issues addressed in the proposal include the following:
*an access island in front of the church, for use when a vehicle had to get in front of the church, eliminating the need for backing into the street;
*relocate the parking lot entrance approximately 25 feet to the south;
*increase the current number of parking spaces by 15;
*maintain a graded grass field for overflow parking;
*improve drainage on property;
*install a new septic system for the new church;
*landscape screening on the south end of the property to eliminate visual impact of new building to neighbors;
*maintain current streetscape quality as much as possible;
*rework current site lighting;
*preserve existing church structure for use as classroom and lecture space.
The Conservation Commission has approved this proposal.
Many members of the public, most of who own neighboring properties spoke in opposition to the plan, stating problems with parking and lighting as some of the current issues, and expected decrease in privacy and continued parking problems as some of their future concerns.
ZBA Minutes
3/15/2005, p 2
Hardships claimed include general as well as specific to a requested variance. The building predates zoning regulations. There is an existing, nonconforming structure, an existing legally nonconforming parking area, and an existing legally nonconforming impervious surface area.
There are also topographical hardships with regard to wetlands and grading. Also pointed out as a hardship is the inability to secure a land swap. The location of a utility easement taken by the State of Connecticut and constricted site space for parking are additional hardships.
Permission from the Department of Transportation will be necessary for a new curb cut if the proposed entrance is approved.
A letter in opposition to the proposal written by Christopher Kendall, 161 Black Rock Turnpike was read into the record by Mr. Kendall. A letter in opposition written by Barbara Nunn, also from 161 Black Rock Turnpike, was submitted as part of the record.
Dan Torchio and his wife Anne own 173 Black Rock Turnpike, the property behind the church and owners of the area indicated in the proposed land swap. Mr. Torchio spoke in opposition of the proposal. His concerns are a safety hazard created by a curb cut in an already dangerous area of road, and possible liability involved with crossing his driveway area to get to the parking area.
The motion to enter deliberative session was made, seconded and carried unanimously at 9:29 p.m.
After discussion and careful consideration, the board made the following motions:
- Denied, variance to Sec. 3.6, Basic Standards Governing Lots, and Sec. 8.1.130, definition of Lot, to authorize the separate parcels at 169 Black Rock Turnpike and 179 Black Rock Turnpike, for development purposes. Motion made, seconded and carried unanimously.
- Granted, variance to Sec. 4.6, line 8 and 5.6.4, Minimum Parking Setback, 40 feet in lieu of 100 feet from side lot line at 179 Black Rock Turnpike. Motion made, seconded and carried unanimously. Granted, variance to Sec. 4.6, line 9, Maximum Impervious Area, R-2 Zone, 33% in lieu of 20% at 169 Black Rock Turnpike, based on maintaining public safety. Motion made, seconded and carried unanimously.
- Granted, variance to Sec. 4.6, line 5(d), Minimum Building Setback from Utility Easement, 17 feet in lieu of 25 feet, with the added condition that appropriate screening is put into place. Motion made, seconded and carried unanimously.
- Granted, variance to Sec. 5.6.4, Required Setback for Parking and Loading Facilities, from Buildings, 14 feet from southerly side of parish Hall building in lieu of 20 feet. Motion made, seconded and carried unanimously.
- Denied, variance to Sec. 5.6.4, Required Setback of Parking Facilities from Front Lot Line, 2 parking spaces at 10 feet from lot line within the presently paved area (Black Rock Turnpike r.o.w. line, in lieu of 50 feet. Motion made, seconded and carried unanimously.
- Denied, variance to Sec. 5.6.5(o), Design Standards, Compact Car Parking Spaces, to allow for 2 additional compact parking spaces in addition to 20 granted by variance in 1989. Motion made, seconded and carried unanimously.
ZBA Minutes
3/15/2005, p 3
The motion to leave deliberative session was made, seconded and carried unanimously at 10:22 p.m.
The motion to adjourn was made, seconded and carried unanimously at 10:22 p.m.
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