beagenda

MINUTES

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WATERTOWN ZON= ING BOARD OF APPEALS

PUBLIC HEARING

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WEDNESDA= Y, APRIL 26, 2006 - 7:30 P.M.

WATERTOWN HIGH SCHOOL TECHNOLOGY CENTER

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APPLICATION #822 – JAMES TIG= ANELLA

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PRESENT:            =             &nb= sp;            =     Mary Bisson, Secretary

  &nbs= p;            &= nbsp;           &nbs= p;            &= nbsp;       John Griffith (arrived= at 8:05 p.m.)

  &nbs= p;            &= nbsp;           &nbs= p;            &= nbsp;                   Roger Mitchell, Acting Secretary

            =             &nb= sp;            =             &nb= sp;          Phil Roger, Vice Chairman

            =             &nb= sp;            =             &nb= sp;          Enrico Sarandrea, Chairman=

ABSENT:            =             &nb= sp;            =       None

ALTERNATES PRESENT:            = Gary Swingle

ALTERNATES ABSENT:            &= nbsp;   Chris Lafferty

OTHERS PRESENT:   &n= bsp;            = ;        Mary Barton, Zoning Enforcement Officer

            =             &nb= sp;            =             &nb= sp;          Moosa Rafey, Assistant Zoning Enforcement Officer

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1.         = Call Meeting To Order

            Mr. Sarandrea, Chairman, Called the Public Hearing to Order at 8:03 p.m.

2.     &nb= sp;   Roll Call

            Ms. Bisson, Secretary, executed the Roll Call.

            (Tape #1, Side A ended – may have missed some.)

            Mr. Mitchell, Acting Secretary read aloud the Legal Notice as follows:

“Legal Notice

The Zoning Board of Ap= peals of the Town of Watertown will hold a Public Hearing at 7:30 p.m. on Wednesday, April 26, 2006 at the Watertown High School Technology Center, 324 French Street, Watertow= n, CT to hear and act upon t= he following applications:

WATERTOWN ZONING BOARD OF APPEALS

PUBLIC H= EARING

APPLICAT= ION #822 – JAMES TIGANELLA

APRIL 26= , 2006

Page 2

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Application #822 of Ja= mes Tiganella request for a variance of 15 feet to a rear yard property line setback to permit the construction of an 800 square foot detached garage to= be located 10 feet from a rear yard property line at = 231 Buckingham Street, Oakv= ille, CT in a B-L Local Business Zoning District.

Section 32.6.3.b of th= e Watertown Zoning Regulations requires minimum 25 feet rear yard property line setback= for a building in a B-L Local Business Zoning District.

            At this Hearing interested persons and written communications will be heard. A copy of the application is on fi= le in the Planning and Zoning Office, 51 Depot Street, Suite 502, Watertown, CT.

            Dated at Watertown, CT this 13^th day of April, = 2006.

            Dated in Watertown, CT this 20th day of April, 2006.<= /o:p>

            Mary Bisson, Secretary

            Zoning Board of Appeals”

3.         Hearing of Cases=

        &= nbsp;   C.        Application #822 of James Tiganella request for a variance of 15 feet to a rear yard property line setback to permit the construction of a detached garage at 231 Buckingham Street, Oakville, CT.

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        &= nbsp;   Recess or Adjourn, the Public Hearing, must be Closed by May 31, 2006 unless appli= cant grants a time extension.

James Tiganella, 231 Buckingham Street, Oakville= , CT <= st1:PostalCode w:st=3D"on">06779

Mr. Tiganella: I’m requesting a variance of 15 feet to er= ect a garage here. The new garage= is located right here, and there is an existing garage right here on the prope= rty also. This garage is in disre= pair and unable to use and so I’d like to remove this existing garage, ere= ct this new garage so I can have parking for our tenants in this garage here, = and also for storage to maintain the building, snow blowers, lawnmowers, etc. Right now we’re having a har= d time parking. This is a common dri= veway here, which is shared by this house and this house here and it’s hard= to access this garage if it was even usable, so the tenants are having a hard = time parking in here, it doesn’t look good for the property, so I wanted to erect this garage and access it from here which would be a better way to ac= cess it and to have the cars parked in here versus over here.<= /span>

WATERTOWN ZONING BOARD OF APPEALS

PUBLIC H= EARING

APPLICAT= ION #822 – JAMES TIGANELLA

APRIL 26= , 2006

Page 3

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Mr. Sarandrea: So the tenants are going to use this garage to p= ark?

Mr. Tiganella: Yes, I’m going to store the things that I = need to maintain the buildings, snow blower, lawn mower, etc. and also have the tenants park in this garage.

Mr. Sarandrea: How many tenants? What is this, a 2 family house?

Mr. Tiganella: It’s a single family house.

Mr. Sarandrea: If it’s a single family house, where are y= ou getting the tenants from?

Mr. Tiganella: This house right here. I don’t live there. I own the property here and I have tenants that live in this house, and they have 3 cars that they park in her= e, and sometimes 4, so it’s getting tough to park these cars here and ov= er in here, and I have no storage for our yard things in this garage, because it’s in disrepair and I didn’t want to spend any money on it. This garage is located right at the corner of the property too, it kind of was a tough situation where it is an= d I didn’t want to do any work to it.

Mr. Rafey: = This property is within the corner = of Ball Farm Road and Buckingham Street. There are 3 buildings on the same lot. The property is zoned lo= cal business. The building on the corner of Ball Farm Road and Buckingham Street is a commercial building, but they also have a single family home on this property. There is an existing garage, as you can see on the back of this property, almost to the property line. They want to demolish t= hat one and put a new garage which will be 10.5 feet from the rear property line. The setback for a build= ing in this zone is 25 feet from the rear property line, they are asking for a 15 = foot variance.

Mr. Sarandrea: Any questions?

Mr. Griffith: <= /b> Do we have any comments form the ad= jacent land owners?

Mr. Tiganella: I did speak to them and he suggested a buffer of some kind of hedgerow here which he was all in favor of and we were going to make a little hedgerow that would go right through here.<= /p>

Mr. Rafey: = For them this should be an improvem= ent because the existing garage is much closer to their property line than this= one is. I didn’t receive any letters from the abutting property owners.

WATERTOWN ZONING BOARD OF APPEALS

PUBLIC H= EARING

APPLICAT= ION #822 – JAMES TIGANELLA

APRIL 26= , 2006

Page 4

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Mr. Mitchell: Do you own this whole corner?<= /p>

Mr. Tiganella: Yes, I do. I own this entire piece, this building and the house also.

Mr. Roger: So the access to the garage is going to be throu= gh the commercial property on the corner and in that parking lot?

Mr. Tiganella: That’s correct, they’ll enter through here and be able to park in here and this is a much better entrance because this is a steep hill for the driveway, and there’s another garage back here and another one over here and it’s just tough to access this gar= age, try to back out of it with this adjacent driveway which is a common drivewa= y.

Mr. Roger: Moosa, could these parcels ever be sold separate= ly?

Mr. Rafey: = No, this is just one parcel. These are non-conforming existing = uses.

Mr. Roger: It says Parcel C is Parcel B here, I just want to make sure because if this is accessed through this parking lot, it’s = kind of all one, it needs to stay all one.

Mr. Rafey: I did check with the Assessor’s Office, th= is is just one parcel.

Mr. Sarandrea: Is there anyone from the public who wishes to sp= eak for or against this application? We should go look at this.

Mr. Tiganella: Do I need to stake out where the garage would be located?

Mr. Sarandrea: Yes.

MOTION: &= nbsp;     (Ms. Bisson, sec. Mr. Mitchell) to Table the Public Hearing for Application #822= of James Tiganella request for a variance of 15 feet to a rear yard property l= ine setback to permit the construction of a detached garage at 231 Buckingham Street, Oakville, CT.

Discussion:       None<= o:p>

MOTION PASSED UNANIMOU= SLY

WATERTOWN ZONING BOARD OF APPEALS

PUBLIC H= EARING

APPLICAT= ION #822 – JAMES TIGANELLA

APRIL 26= , 2006

Page 5

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Public Hearing Closed at 8:13 p.m.

Respect= fully submitted,

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Enrico Sarandrea, Chairman

Zoning = Board of Appeals

  &nbs= p;         _________________= _________________

  &nbs= p;         Lynn M. LaForme, Minutes Secretary