TOWN OF REDDING
ZONING BOARD OF APPEALS
MEETING MINUTES
JANUARY 17, 2006—8:00 P.M.
TOWN HALL HEARING ROOM
Present:
Philip Bronson, Chairman
Robert Morton
Beth Williams
Absent: Mike Cardillo, Andrea Cotton
Alternates: Colleen Litoff for Andrea Cotton; Bruce Given for Mike Cardillo
The meeting was called to order at 8:00 p.m.
REGULAR APPLICATIONS:
0106-1: 114 Topstone Road, Michael Arconti, Applicant: request variance to Sec. 4.6, Schedule of Requirements, sub item 5b, 10 foot reduction in left sideline setback from 40 feet to 30 feet for a three car garage with finished room above.
Michael Arconti presented the application to the Board. Mr. Arconti explained that with present access to the existing garage, the hardship is that more space is needed between the house and the new garage for safety when turning cars around. To maintain the present elevation the driveway, the variance is needed.
The plans for the 3 car garage with a room above were submitted May 19, 2005 to the Zoning Commission. At that time, the plans conformed to zoning regulations (being beyond the 40 foot side setback). The garage is now partially constructed and is 10 feet over the setback line. Mr. Arconti explained that a different contractor submitted an inaccurate drawing with the proposal and when Mr. Arconti took over the project, it had already been approved, and he began work based on the approved drawings. It wasn’t until after construction began that the difference was discovered. Mr. Bronson pointed out that there was enough area to relocate the building without requesting a variance.
It was also discussed that the finished space would include a bathroom.
Mr. Arconti stated that another hardship to consider is the well, which is located approximately 5 feet from the back of the house, but it was not indicated on the maps provided.
Mr. Arconti read into the record two letters of support from neighbors—Alice and Larry Freidland, and Barbara and Irving Topland. These neighbors live on either side of 114 Topstone Road. The rear neighbor is the Town of Redding, or Topstone Park.
0106-2: 9 Cross Highway, Town of Redding, Owner: request to reduce variance of 11 feet granted August 16, 2005, to 10.4 feet.
Ms. Ketcham stated that after the variance was granted in August, a formal survey had been done and determined that the correct setback should have been 10.4 feet, instead of 11 feet. A variance cannot be granted on another variance. Ms. Ketcham will re-examine the possibility of changing the property line dividing the former Heritage House property and the present Police Department property. Since the town owns both properties, the line between could be moved slightly to avoid asking for another variance.
0106-3: 5 Packer Brook Road, Edward and Deirdre Fletcher, Owners: request variance to Sec. 4.6.5, sub item c, rear yard in feet, 30 foot reduction in rear setback from 50 feet to 20 feet.
Mrs. Fletcher presented the application to the Board.
The septic tank is 46 feet to the right of the house and the leeching fields flow down a sloping hill toward the front of the house. The location of the pool has to be at least 25 feet from the septic tank. The well is located in the front yard. There is a deck area on the rear of the house.
Since construction of the pool has not yet begun, the location can be changed. The property has enough room so that the location of the pool can be moved closer to the deck area without the need for a variance.
Mrs. Fletcher read a letter of support into the record from her neighbor, Mr. Richard Cottrell.
The Board was concerned with privacy and the proximity of neighbors’ property. There is a line of evergreens bordering the Fletcher/Cottrell property. A wooded area of brush is also part of the property.
Upon a motion by Ms. Williams, seconded by Mr. Morton, the Board voted 5-0-0 to enter deliberative session at 8:42 P.M.
DELIBERATIVE SESSION:
0106-1: 114 Topstone Road: After careful consideration and discussion, no hardship could be found. This is considered a self inflicted hardship, as a building was constructed that was not located where it was previously approved to be placed.
Upon a motion made by Mr. Given, seconded by Mr. Morton, the Board voted 5- 0-0 to deny the variance.
0106-2: 9 Cross Highway:
Upon a motion made by Mr. Given, seconded by Ms. Williams, the Board voted 5-0-0 to deny without prejudice, pending further information.
0106-3: 5 Packer Brook Road:
Upon a motion made by Ms. Williams, seconded by Mr. Morton, the Board voted 5-0-0 to deny without prejudice, pending further information and receipt of new plans.
Upon a motion made by Mr. Given, and seconded by Mr. Morton, the Board voted to exit deliberative session at 9: 00 P.M.
Upon a motion made by Mr. Bronson, and seconded by Ms. Williams, the Board voted 5-0-0 to adjourn at 9:00 P.M.
These minutes have not been approved by the ZBA.
Submitted by vaz 1/23/2006
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