ZONING BOARD OF APPEALS
SPECIAL MEETING MINUTES
December 19th, 2006
1. Call to Order:
Chairman
Torres called the meeting to order at 7:30 P.M.
11. Members Present: John Torres, Robert Minch, Barbara Flebotte, Edward
Mack
Absent:
Daniel Scully
Public Hearing was called to order
by Chairman Torres at 7:31 P.M.
111. Public Hearing
1.
James J. Gessay and Robert A. Ludwig
Acting secretary, Mr. Mack read
the legal notice. James J. Gessay and Robert A. Ludwig of 24 Middle Butcher
Rd., Ellington, CT are seeking a variance from Somers Code Section 214-21
requirement of 10 feet for driveway setback to allow for two common driveways
to access four lots of the proposed eight-lot subdivision off Parker Road and
South Road, Somers, CT.
No abutters were present.
The same applicants presented to the Commission previously and at
that time they requested a common driveway to service 4 lots. Mr. Timothy Coon from J.R. Russo and
Associates presented a new proposed plan to the ZBA Commission. During this presentation, he explained that
the 37 acres would be divided into 8 building lots ranging from 2.07 acres to
10.93 acres. He added that it was due
to the lands typography (the extreme slopping as well as wetlands) which lead
the applicants to approach the Commission for a variance allowing for TWO
common driveways to access four lots.
Mr. Coon presented a Concept
Plan which outlined potential cul-de-sac arrangements. This plan would not meet the current Zoning
and Planning regulations; adding that one of the requirements was that the
cul-de-sac had to serve no fewer than 3 interior lots.
The applicants have yet to go
before the Wetlands Committee.
2. Jacqueline Haas
Acting secretary, Mr. Mack
read the legal notice. Jacqueline Haas,
(with a mailing address) of 16 Haas Rd., Somers, CT. is seeking a variance from
Somers Code Section 214-98 requirement of 50 feet for front yard setback to
allow for the location of an attached addition and deck to her residence at 12
Haas Rd., Somers, CT
Ms. Haas explained that the
home is approximately 100 years old. It was when she submitted building plans
to the Land Use office that she was made aware that she required a
variance. Her plan is to remove the
existing porch, add the addition (a cellar with a 1st floor), and
then replace the porch.
·
The rear side of her
home contains a slope and the septic system.
·
The east side contains
the leech fields.
·
The west side contains
the well.
The only possibility to add
the cellar and first floor addition would be in the front of her existing
home. There would only be a first floor
addition due to roof line restrictions.
After all discussion, motion made by Commissioner
Flebotte; seconded by Commissioner Mack to adjourn the special public
hearing. Motion approved
unanimously.
Public Hearing closed at 8:10
p.m.
IV. Special Meeting
The special meeting continued
at 8:10 P.M
V. Public Hearing Discussion
1.
James J. Gessay and Robert A. Ludwig
The
Commissioners agreed that the revised plan presented was far better than the
initial plan and was well illustrated.
Commissioner Flebotte mentioned also that she was far more comfortable
with only 2 homeowners sharing a common driveway rather than 3 or 4. The reconfiguration of the lots and
typography of the land made it clear as to the hardship.
After all discussion, motion
made by Commissioner Mack; seconded by Commissioner Minch to cease discussion
and vote.
The
Commission voted unanimously to approve the
variance from Somers Code Section 214-21 requirement of 10 feet for driveway
setback to allow for two common driveways to access four lots of the proposed
eight-lot subdivision off Parker Road and South Road, Somers, CT.
2. Jacqueline Haas
After all discussion, motion
made by Commissioner Mack; seconded by Commissioner Flebotte to cease
discussion and vote.
The
Commission voted unanimously to approve the
variance from Somers Code Section 214-98 requirement of 50 feet for front yard
setback to allow for the location of an attached addition and deck to her
residence at 12 Haas Rd., Somers, CT
VI. Old Business:
None
VII. New Business:
Commissioner Minch expressed
that he felt other applicants would be coming before the Zoning Board of
Appeals with more requests for the use of common driveways. He thought that the Commission should
continue to evaluate each scenario as they have been and expect as more of the
viable land is consumed for building lots that developers and property owners
may be coming before the Commission with more applications for variances.
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VIII.
Correspondence:
None
IX. Bills:
Motion made by Commissioner Minch; seconded by
Commissioner Flebotte to pay all ZBA bills including the Journal Inquirer in
the sum of $314.80. Motion approved
unanimously.
X. Adjournment:
Motion made by Commissioner Mack to adjourn the
meeting; second by Commissioner Minch. Motion
approved unanimously. The meeting stood
adjourned at 8:25 P.M.
Respectfully submitted,
Jennifer D. Boudreau
Recording Secretary
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