TOWN OF REDDING
ZONING BOARD OF APPEALS
TUESDAY, SEPTEMBER 20, 2005—8:00 p.m.
TOWN HALL HEARING ROOM
Present: Philip Bronson; Mike Cardillo; Robert Morton; Andrea Cotton
Absent: Beth Williams
The meeting was called to order at 8:11 p.m.
The following applications were heard:
0905-1: 73 Diamond Hill Road, Mike Pilato, Applicant: request variance to Sec. 4.6, Schedule of Requirements Sub Item 5 Minimum Building Setbacks (b) Side Yard in feet, 10 foot side yard setback to build a small arbor over an existing patio and a 16 foot side yard setback for a built in grill.
Mr. Pilato presented his application to the board. The dimensions are 30’ 10” by 12’. The height is 11’2”. The property borders town land trust property, and the applicant, on behalf of the owner, requests building the proposed arbor to increase privacy for a pool area. The grill is a masonry gas grill, approximately 20 square feet, or 3’ by 5’.
0905-2: 80 Laurel Lane, Margaret and Abraham Alvarado, Applicants: request variance to Sec. 3.8(b), minimum sight line distance, at 15 feet back from travel way of frontage road: 250 feet to approaching vehicles on road.
Adam Lubarsky, acting as an agent for the applicants, presented the application to the board. The parcel was once a piece of a larger property on Starrs Ridge Road in Redding, separated in 1983, prior to current zoning regulations. The parcel borders Redding, Ridgefield and Danbury, and was given a piece of road frontage in Redding in 1983. Laurel Lane s a real road, but the paved area stops short of the driveway in Ridgefield. Mr. Lubarsky provided maps of all three towns involved, showing the location of Laurel Lane on all three maps. There is also a “hammer head” area on the cul de sac, which the Town of Ridgefield has used as a turn around for its trucks. According to the field card, the only access to this parcel is Laurel Lane. Mr. Lubarsky received and read into the record letters from town highway
superintendents from Redding, Ridgefield and Danbury, giving permission to continue the paving of the road and bring it around to the driveway portion in Redding. After the application was submitted, Mr. Lubarsky received and read into the record a letter from 60 Laurel Lane in Ridgefield, owned by Mr. Brian Milano. Mr. Milano has agreed, per his letter, to sell the strip of land following the road frontage making the parcel accessible from a Ridgefield road, not a Redding road. Mr. Lubarsky felt that he needed clarification from the ZBA as to what constituted a “town road” or simply a “road” before proceeding with other commissions. Another option is to request a sight line variance of 140 feet. Mr. Dan Sahl, owns 115 Starrs Plain Road, Danbury. Laurel Lane runs through his property. Mr. Sahl is concerned with future subdivision development. Mr. Lubarsky explained that the Conservation Commission would have to be approached again for approval of any
subdivision activity.
ZBA 9/20/2005
Minutes, p 2
If two lots are approved, they will share a driveway, minimizing road construction. Mr. Lubarsky assured the board that no further variances will be sought on this project.
0905-3: 291 Black Rock Turnpike, Mark Lake and Mary Ellen D’Onofrio, Owners: request variance to Sec. 4.6.5(a)(b), Approval for building setbacks, and variance to Sec. 5.12.3(b), 5.12.5(b), Approval for change of allowable apartment size.
Mark Lake presented his application to the board. Mr. Lake intends to convert a barn structure into a rental apartment. The barn is 24’ by 36’, and faces Newtown Turnpike. It was originally a horse barn and is currently being used for storage. The approximate area is 830 square feet. This exceeds the 600 foot maximum indicated in current regulations. This would not include the garage space, only the first floor living space. The regulations state that it can remain at its current area as a guest house with a bedroom and a bathroom but no kitchen; or a bedroom and a kitchen, but no bathroom. The building can also be moved out of the current setback and part of it removed to meet current regulations. One letter was read from Virginia and William Bennett, 458 Newtown Turnpike, expressing opposition after first
supporting a project to make the structure more aesthetically pleasing. Another letter from Creston Ely, 279 Black Rock Turnpike supports the proposed apartment.
0905-4: 16 Woodland Drive, Charles and Maxine Petruccelli, Owners: request variance to Sec. 4.6, Schedule of requirements, subtitle 5, Minimum Building Setback, 14.2 foot variance to convert garage to family room.
Mr. and Mrs. Petruccelli presented their application to the board. The proposed project will stay within the existing footprint. A letter of support from Valerie and Michael Bench, 18 Woodland Drive was read into the record.
The motion to enter deliberative session was made, seconded and carried unanimously at 9:28 p.m.
0905-1: 73 Diamond Hill Road, Mike Pilato, Applicant: request variance to Sec. 4.6, Schedule of Requirements Sub Item 5 Minimum Building Setbacks (b) Side Yard in feet, 10 foot side yard setback to build a small arbor over an existing patio and a 16 foot side yard setback for a built in grill.
A motion was made, seconded and carried unanimously to grant a variance on the arbor on the west no closer than 10 feet to sideline, and on the east no closer than 16 feet on the sideline, and on the grill, 16 feet from the sideline. The motion is based on topographical hardship.
0905-2: 80 Laurel Lane, Margaret and Abraham Alvarado, Applicants: request variance to Sec. 3.8(b), minimum sight line distance, at 15 feet back from travel way of frontage road: 250 feet to approaching vehicles on road.
A motion was made, seconded and carried unanimously to grant a variance where the cut enters the road in the town of Redding on the sight line down to 140 feet. The motion is based on topographical hardship.
ZBA 9/20/2005
Minutes, p 2
0905-3: 291 Black Rock Turnpike, Mark Lake and Mary Ellen D’Onofrio, Owners: request variance to Sec. 4.6.5(a)(b), Approval for building setbacks, and variance to Sec. 5.12.3(b), 5.12.5(b), Approval for change of allowable apartment size.
A motion was made, seconded and carried unanimously to deny without prejudice a variance for side line, front line and size of apartment.
0905-4: 16 Woodland Drive, Charles and Maxine Petruccelli, Owners: request variance to Sec. 4.6, Schedule of requirements, subtitle 5, Minimum Building Setback, 14.2 foot variance to convert garage to family room.
A motion was made, seconded and carried unanimously to grant a variance to keep the existing 25’ 8” sideline, to convert the garage to a family room. The motion is based on unusual circumstances.
A motion was made, seconded and carried unanimously to exit deliberative session at 9:38 p.m.
A motion was made, seconded and carried unanimously to adjourn.
These minutes have not been approved by the ZBA.
Submitted by vaz, 9/21/2005
Submitted with changes,10/21/2005 by vaz
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