 |
TOWN OF REDDING
ZONING BOARD OF APPEALS
REGULAR MEETING MINUTES
TUESDAY, AUGUST 16, 2005—8:00 p.m.
TOWN HALL HEARING ROOM
Present: Philip Bronson, Chairman; Mike Cardillo; Andrea Cotton; Robert Morton; Heloise Fahan, Alternate for Beth Williams.
The meeting was called to order at 8:00 p.m.
The following applications were heard:
0605-2: 97 Hopewell Woods Road, Timothy and Laurel Draper, Owners: Request variance to Sec. 4.6, Item #5, decrease sideline setback 15, from 40 feet to 25 feet.
A report from the Conservation Commission is needed before the ZBA can further hear this application.
0805-1: 155 Redding Road, Peter Zareski, Owner: Request variance to Sec. 4.6, Item 5(a), Schedule of Requirements, minimum setback requirements, front line setback; reduce front setback from 50 feet to 22 feet to allow construction of two car garage with playroom and bedroom above.
Mr. Zareski presented his application to the board. This is a three sided sloping lot just over a half acre in size located on Nob Hill Road, which is a private road maintained by homeowners sharing the driveway. There is no clear ownership of the road known as Nob Hill Road, and Mr. Zareski’s deed gives him right of passage. The neighbors have no objection to the project. Septic is located in the rear, and the well is located in the basement area of the house.
0805-2: 9 Cross Highway, Town of Redding, Owner: Request variance to Sec. 3.6c, 4.6, 5.6.4, 6.6(b), 2.2, 2.11, and 3.6. The property is the former Heritage House.
First Selectman Natalie Ketcham presented the application, with the assistance of Town Planner John Hayes, and Planning Commission member Robert Dean. All possible uses for the building have been investigated. The house is listed on the town’s historic register, which limits what the town can do with the structure. There would be difficulties such as traffic and parking if the rooms were converted to office space for use by town agencies. The option of retaining ownership, renovating and renting the property was considered. The Planning Commission suggested selling the house with an historical and or preservation easement, consistent with the intent of the town plan and the historic district. A letter from neighbors, originally written December 2002, showed support. An updated letter, written August 10, 2005, also
signed by 10 neighbors all in support, was presented to the board. A town meeting will be necessary to sell the property as a one acre family lot. The town plans to begin by separating the Heritage House from the Police Department property, as it is currently one parcel, so that it can be sold as a separate, one acre lot.
ZBA 8/16/2005
Minutes, p 2
John Hayes spoke. Mr. Hayes explained that if the separation was approved and the one acre parcel sold, that the remaining parcel that is currently the Police Department, would be merged with the adjacent Town Hall site, with a feasible well area for water supply.
Mr. Cardillo expressed concern that if the variance was granted separating a two acre parcel into two separate one acre parcels, future developers would subdivide other lots in town. Most present agreed that this is a special circumstance involving an historic structure, and cannot be compared to subdivisions of average residential developments.
Robert Dean also spoke with regard to the importance of preserving the integrity of the Redding Center Historical District, and that preserving the Heritage House and its barn are a part of that intent.
Charlie Couch, from the Redding Historical Society pointed out that with an historic easement attached to the sale of the building known as Heritage House, many characteristics of the present structure would have to be maintained by the new owner.
Ray D’Angelo, from the Redding Preservation Society, read a letter giving a brief history of the main house and barn, speaking in support of the application.
Larry Ford, a neighbor, spoke in support of the application.
The following is a brief overview of the requested variances:
Parcel A:
Minimum lot area, 1 acre in lieu of 2 acres, Sec. 3.6(c) and 4.6;
Minimum rectangle area, 18,910 square feet in lieu of 50,000 square feet; minimum lot and rectangle width, 122 feet in lieu of 200 feet, Sec. 4.6;
Rear yard setback for historic barn, 11 feet in lieu of 50 feet, Sec. 4.6.
Parcel B:
Minimum rectangle area, 13,776 square feet in lieu of 50,000 square feet; minimum lot and rectangle width, 123 feet in lieu of 200 feet, Sec. 4.6;
Minimum building setbacks, side yard 26 feet in lieu of 40 feet, rear yard 15 feet in lieu of 50 feet, Sec. 4.6;
Minimum parking setback, side and rear lot lines, nonresidential use, existing and planned parking at 10 feet in lieu of 100 feet, planned parking at 14 feet from proposed building addition in lieu of 20 feet, Sec. 4.6 and Sec. 5.6.4.
The motion to enter deliberative session was made, seconded and carried unanimously at 9:27 p.m.
0605-2: 97 Hopewell Woods Road, Timothy and Laurel Draper: This application was not heard, as a report from the Conservation Commission was not received. The applicant will be required to re-apply when complete documentation is obtained, and the board will waive the application fee. The motion to deny without prejudice was made, seconded and carried unanimously.
ZBA 8/16/2005
Minutes, p 3
0805-1: 155 Redding Road, Peter Zareski: After discussion and careful consideration, a motion to grant a variance from 50 feet to 22 feet based on topographical hardship was made, seconded and carried unanimously.
0805-2: 9 Cross Highway, Town of Redding: After discussion and careful consideration, the board made the following decisions:
For Parcel A,
The motion to grant minimum lot area, (“Heritage House”) 1 acre in lieu of 2 acres, Sec. 3.6(c) and 4.6, and that further be included a requirement that a buffer zone between Parcel A and Parcel B be created and that a deed of purchase include a preservation easement, was made, seconded and carried unanimously;
The motion to grant minimum rectangle area, 18,910 square feet in lieu of 50,000 square feet, and minimum lot and rectangle width, 122 feet in lieu of 200 feet, Sec. 4.6, made, seconded and carried unanimously;
The motion to grant rear yard setback for historic barn, 11 feet in lieu of 50 feet, Sec. 4.6, made, seconded and carried unanimously.
For Parcel B,
The motion to grant minimum rectangle area, 13,776 square feet in lieu of 50,000 square feet, and minimum lot and rectangle width, 123 feet in lieu of 200 feet, Sec. 4.6, and
minimum building setbacks, side yard 26 feet in lieu of 40 feet, rear yard 15 feet in lieu of 50 feet, Sec. 4.6, and
minimum parking setback, side and rear lot lines, nonresidential use, existing and planned parking at 10 feet in lieu of 100 feet, planned parking at 14 feet from proposed building addition in lieu of 20 feet, Sec. 4.6 and Sec. 5.6.4, made, seconded and carried unanimously.
The motion to grant a variance for minimum lot area should Parcel B not be consolidated with the Town Hall site, .68 acre in lieu of two acres, Sec. 3.6c and Sec. 4.6, and
maximum building coverage, 16.3% in lieu of 10%, Sec 4.6, and
maximum impervious area, 42.3% in lieu of 20%, Sec. 4.6, made, seconded and carried unanimously.
The motion to base above motions on the hardship of historic significance and extreme hardship of preserving and maintaining historic nature of Heritage House and the historic center of Redding, made, seconded and carried unanimously.
The motion to exit deliberative session was made, seconded and carried unanimously at 9:44 p.m.
The motion to adjourn was made, seconded and carried unanimously at 9:44 p.m.
| |
