TOWN OF REDDING
ZONING BOARD OF APPEALS
REGULAR MEETING
TUESDAY, JUNE 21, 2005—8:00 p.m.
TOWN HALL HEARING ROOM
Present: Philip Bronson, Chairman; Robert Morton; Michael Cardillo; Andrea Cotton; Beth Williams; Bruce Given, Alternate.
The meeting was called to order at 8:00 p.m.
0405-2: The application for 123 Mountain Road, Owner, Michael Cornish, was continued from the May, 2005 ZBA meeting. The variance sought (Sec. 4.6 and 5.12.4) involved renovating a portion of the first floor garage into a guest apartment (5 square footage of 575), all within the footprint of the existing building. More detailed maps were requested of the applicant at the May meeting, and sufficient documentation was supplied. Included in the original plan but not the revised plan is a proposal to raise part of the roof from 18 feet to 23 feet. and a small section (165 square feet in the northeast corner of the building) to be removed. Included in the revised plan, the basic exterior is to remain the same except for a few changes to match the main house.
The following applications were reviewed:
0605-1: 52 Marchant Road, 132 Redding Road, LLC, Owner: request variance to Sec. 3.8(b), subsection 4: Minimum Sight Distance, at 15 feet back of 250 foot from approaching vehicles.
Adam Lubarsky presented the application to the board. The Planning and Zoning Commissions needed a legal second driveway for the two lots. Charlie Couch, from The Redding Historical Society spoke to preserve the historic barn. The Redding preservation Society spoke to the same.
0605-2: 97 Hopewell Woods Road, Timothy and Laurel Draper, Owners: request variance to Sec. 4.6, Item #5, decrease sideline setback 15 feet, from 40 feet to 25 feet.
The applicant was not present. The application was not heard.
0605-3: 676 Redding Road, Nina Stietzel, Owner: request variance to Sec. 4.6, requirement setbacks, front setback of 35 feet. Philip Bronson recused himself for review of this application, and Bruce Given served as alternate.
The applicant wishes to move the historic Chapman House from Limekiln Road to 676 Redding Road, and has until September 15, 2005 to do so. The Redding Historical Society and Redding Preservation Society both spoke to save the house. Since the State of Connecticut Department of Transportation right of way is approximately 40 feet from the side of the highway, the request is to place the house 16 feet from the line. The Conservation Commission has to determine acceptable placement from the brook.
ZBA 6/21/2005
Minutes, p 2
The application will be continued to the July, 2005 meeting, as additional documentation is required, as well as the results from review from Conservation
0605-4: 23 Chestnut Woods Road, William Nelson, Owner: request variance to Sec. 4.6.5b, minimum building setback at side yard, to allow work on pre-existing structure that lies partially within side yard setback.
Mr. Nelson presented his application to the board. He is a graphic designer and wishes to use the building for an office. He plans to install heat, replace a door in the back and install a washing sink only. This is a pre-existing, non-conforming building, and the proposed work will not change the footprint.
The board went into deliberative session and after careful consideration, the following decisions were made:
123 Mountain Road, Michael Cornish, Owner: Granted, variance to allow apartment to be, with a front line setback of 17.6 feet and the side of 49.7 feet, to be effective only after the fence is removed to allow a safe drive distance of the minimum 250 feet in each direction, because of the pond and 100 foot buffer (wetland) based on pre-existing building and topographical hardship.
0605-1: 52 Marchant Road, 132 Redding Road, LLC, And Owner: request variance to Sec. 3.8(b), subsection 4: Minimum Sight Distance, at 15 feet back of 250 foot from approaching vehicles.
Granted, variance for a reduced easterly sightline to 170 feet from the road hump, based on topographical hardship, with the stipulation that the barn is to remain (not demolished) by present or future land owner, with possible historic or town easement for its protection.
0605-4: 23 Chestnut Woods Road, William Nelson, And Owner: request variance to Sec. 4.6.5b, minimum building setback at side yard, to allow work on pre-existing structure that lies partially within side yard setback.
Granted, variance with interior changes only, those being heating, door replacement and sink.
The meeting adjourned at 10:00 p.m.
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