Minutes
Present: Beth Williams, Chairman
Henry Polio, Secretary
Bruce Given
Colleen Litof
Scott Smith
Noel Cooke, Alternate
The meeting was called to order at 7:29 p.m.
APPROVAL OF ZONING BOARD OF APPEALS MINUTES:
Upon the Motion of Mr. Given and second of Mr. Polio, the May 19, 2015 Zoning Board of Appeals Meeting Minutes were approved (4-0; 1 abstained) by the Board.
REGULAR APPLICATIONS:
Application 15-06-01 –11 Great Oak Lane – Owner: Edward Micola ( Map #21 & Lot #54) – Agent Neil R. Marcus, 158 Deer Hill Avenue. Danbury, CT- Requesting a variance to reduce front yard setback 21.7 feet for a Prefabricated Shed. Section 4.6.5 of the Redding Zoning Regulations requires a 50’ foot front yard setback. Variance requested 28.3 feet.
Mr. Neil Marcus, attorney from Cohen and Wolf, P.C., presented the application to the Board. Mr. Edward Nicola, owner, was also present. Mr. Marcus indicated that the property has significant site limitations in its narrow 2-acre size. There is a heavily wooded area to the northern side of the property that contains wetlands along with the septic system located in the northwest corner. He noted that the southwest corner of the property has a swimming pool and play area which was graded at a higher level than that of the driveway and dwelling. Mr. Marcus noted that a neighboring property had a naturally-screened shed (pre-existing and non-conforming) of approximate size and location similar to what the applicant proposes today.
Mr. Micola presented photographs to the Board members showing the proposed location of the shed as well as various areas of the property. Ms. Williams inquired about the area of property where the logs are shown. Mr. Micola indicated that the property was not level in that area. Mr. Polio commented that he had a hard time seeing a hardship, and suggested grading could be done to level the area. Ms. Litof inquired as to the size of the proposed shed. Mr. Micola indicated that it was a prefabricated storage shed 12 feet x 24 feet in size. Mr. Micola indicated that feedback from neighbors regarding the proposed shed location was positive. The Board members reviewed the photographs and survey of the lot and discussed possible alternate locations for the shed with Mr. Micola. Ms. Williams noted that there were alternate locations on either side of the house that would be within setback guidelines.
Upon motion of Mr. Polio and second of Ms. Litof, the Board voted to enter deliberative session at 7:51 p.m.
DELIBERATIVE SESSION:
Application 15-06-01 –11 Great Oak Lane – Owner: Edward Micola ( Map #21 & Lot #54) – Agent Neil R. Marcus, 158 Deer Hill Avenue. Danbury, CT- Upon motion of Ms. Litof and the second of Mr. Polio, the Board voted 5-0 to deny the request for variance on the basis of the availability of other locations for the proposed shed within setback limitations.
Upon motion of Mr. Given and second of Mr. Polio, the Board voted to exit deliberative session at 7:53 p.m.
ADJOURNMENT
The Board voted unanimously to adjourn at 7:53 p.m.
These minutes have not been approved by the ZBA.
Submitted by klg 6/18/15