ZONING BOARD OF APPEALS
MINUTES – REGULAR MEETING
TUESDAY, 9/15/2020
7:30PM ZOOM
Filed subject to approval.
Present: Elizabeth Williams, Chair, Noel Cooke, Secretary, Jill Cilo, Scott Smith, Trevor Furrer, Brian Matzke, Alternate
Also Present:
Kyle & Jessica Finn, Applicants
Jennifer & Robert Miller, Applicants
Jeff Mose, Agent of Redding Fire District No.1, Applicant
Attorney Frank Scinto, representing Redding Fire District No. 1
Members of the Public
1. Call Meeting to Order
Chair Williams called the meeting to order at 7:36PM.
2. Approval of Tuesday, February 18, 2020 Zoning Board of Appeals Meeting Minutes & Motions
MOTION: Mr. Smith made a motion to approve the minutes of the ZBA Meeting held on Tuesday, February 18, 2020. Mr. Cooke seconded the motion. The vote was unanimous, and the motion carried.
PUBLIC HEARING
3. Application #20-07-01 – 207 Redding Road (Map #42 & Lot #65) – Owner Kyle & Jessica Finn –
Request for a variance to reduce the side setback from 40’ feet to 25’ feet and to reduce the rear setback from 50’ to 15’ to convert a 1-bay garage into a 2-bay garage. Town of Redding Zoning Regulations 4.6.5.
Kyle Finn presented to the ZBA. Discussion followed.
Chair Williams opened the floor to Public Comment.
Steven Trinkaus, PE, spoke on behalf of an adjoining property owner, Mrs. Moyler. They are uncomfortable with the plan because there is no survey, and no one really knows where the property lines are. They request an A-2 survey be presented to the board to accurately portray the location of the proposed structure.
4. Application #20-08-01 – 23 Drummer Lane (Map #14 & Lot #82) – Owner Jennifer & Robert Miller –
Request for a variance to reduce rear yard setback from 50’ to 15’ feet to extend a deck. Town of Redding Zoning Regulations section 4.6.5.
Jennifer Miller presented to the ZBA. Discussion followed.
Chair Williams opened the floor to Public Comment. There was no public comment.
5. Application #20-08-02 – 186 Black Rock Turnpike (Map #23 & Lot #72) – Owner Redding Fire District No.1: Agent: Jeff Mose, Mose Associates Architects PC, 64 Wallacks Drive, Stamford, CT –
Request for variances to demolish the existing circa 1927 Firehouse and construct a new firehouse with the following variances:
4.6.5 – Minimum Front Setbacks
50’ required – 18’4” requested
4.6.6 – Building Height
40’ max allowed – 49’ requested
4.6.6 – Coverage
10% max allowed – 11.86% requested
4.6.8 – Parking Setbacks
50’ front required – 6’ provided
4.6.9 – Impervious Surfaces
20% max allowed – 41.38% requested
5.1.4 – Residential Buffer
100’ required – 44’ requested
5.6.4 – Parking
32 spaces required– 26 spaces requested
Frank Scinto addressed the ZBA. He discussed existing nonconformities and how this impacts how renovations to the firehouse can move forward.
Jeff Mose presented to the ZBA. Discussion followed concerning the variances requested.
Phyllis Magnuson said RFD #1 has an arrangement with the cemetery to use part of it for parking. She also said that additional room for training will greatly assist the fire department.
Discussion followed concerning current non-conformities versus new non-conformities due to renovations.
Mr. Smith asked if the newly renovated building would be available for public use. Ms. Magnusson said this wouldn’t happen.
Ben Pardee, a fire commissioner, said the building has always been used for the Fire Department and will continue to be used for the Fire Department.
Mr. Scinto said the Fire Department’s role in the community is critical and this should factor into the variance requests.
Discussion followed about the cell tower on the property and the proposed cupola.
Ms. Cilo asked about the current capacity for training. Mr. Pardee said 35 to 40 people are usually present, with the occasional increase to 50-55 people.
Mr. Pardee, Ms. Magnusson, and Mr. Mose thanked the ZBA for their time.
MOTION: Mr. Cooke made a motion to move to deliberative session. Ms. Cilo seconded the motion. The vote was unanimous, and the motion carried.
DELIBERATIVE SESSION:
Application #20-07-01 – 207 Redding Road
Chair Williams said the neighbor claimed the applicants may have inaccurate measurements, due to the lack of an A-2 survey. Discussion followed concerning the importance of accurate measurements.
MOTION: Ms. Cilo made a motion for the hearing of Application #20-07-01 – 207 Redding Road (Map #42 & Lot #65) – Owner Kyle & Jessica Finn – Request for a variance to reduce the side setback from 40’ feet to 25’ feet and to reduce the rear setback from 50’ to 15’ to convert a 1-bay garage into a 2-bay garage. Town of Redding Zoning Regulations 4.6.5. – be continued so that the owners can obtain accurate surveys for their property and placement of buildings and garages for the ZBA’s review and consideration. Mr. Cooke seconded the motion. The vote was unanimous, and the motion carried.
Application #20-08-01
Mr. Smith said variances based on topography have been granted before. The danger to the neighbors is relevant.
Chair Williams does not agree that the topography in this case presents a hardship warranting such a large variance to cover one large rock. The setback requested is large and there are alternatives to extending the deck. Discussion followed concerning rock removal.
MOTION:
Mr. Cooke made a motion to deny Application #20-08-01– 23 Drummer Lane (Map #14 & Lot #82) – Owner Jennifer & Robert Miller – Request for a variance to reduce rear yard setback from 50’ to 15’ feet to extend a deck. Town of Redding Zoning Regulations section 4.6.5. – be denied for lack of a stated hardship. Ms. Cilo seconded the motion. The vote was unanimous, and the motion carried.
Application #20-08-02
Mr. Cooke noted that the ZBA must treat municipal applicants the same as they would a private citizen. In this case the applicant has demonstrated that zoning compliance was a priority for the applicant in the plan development process.
Chair Williams pointed out that with the addition of the gifted land the proposed location of the new building and supporting parking and pavement would improve several of the nonconformities of the existing building.
Mr. Matzke said parking may eventually become an issue. Discussion followed concerning this. It was noted that the adjacent cemetery and church parking lots across the street could provide additional options if needed.
MOTION: Mr. Cooke made a motion that Application #20-08-02 be approved.
Application 20-08-02 – 186 Black Rock Turnpike (Map #23 & Lot #72) – Owner Redding Fire District No.1: Agent: Jeff Mose, Mose Associates Architects PC, 64 Wallacks Drive, Stamford, CT – Request for variances to demolish the existing circa 1927 Firehouse and construct a new firehouse with the following variances:
4.6.5 – Minimum Front Setbacks
Reduced to 18’4”
4.6.6 – Building Height
Increased to 49’
4.6.6 – Coverage
Increased to 11.86%
4.6.8 – Parking Setbacks
Reduced to 6’
4.6.9 – Impervious Surfaces
Increased to 41.38%
5.1.4 – Residential Buffer
Reduced to 44’
5.6.4 – Parking
Reduced to 26 Spaces
Ms. Cilo seconded the motion. The vote was unanimous, and the motion carried.
MOTION: Ms. Cilo made a motion to leave deliberative session. Mr. Cooke seconded the motion. The vote was unanimous, and the motion carried.
6. Possible Discussion/Administrative Matters
There was no discussion or administrative matters to address.
7. Adjournment
MOTION: Mr. Cooke made a motion to adjourn. Mr. Smith seconded the motion. The vote was unanimous, and the motion carried.
The meeting was adjourned at 9:38PM.
Submitted by,
Zachary Smith