TOWN OF GRANBY
ZONING BOARD OF APPEALS
Meeting Minutes
September 22, 2015
AGENDA: Jones Public Hearing
Colton Public Hearing
Regular Monthly Meeting
MEMBERS: Michael French, Chairman
Peter LeoGrande
Patricia Simmons
Tom
Thompson
Dan Parkhurst
ALSO PRESENT: Arthur Jones and David Colton.
* * * * * * * * * *
PUBLIC HEARING
Arthur and Jodi Jones – 2094 County Route 8, Oswego
Tax Map # 201.00-02-01.1
Chairman French reopened the Hearing at 7:00 pm. A discussion began by Mr. Jones explaining
that he had reinstalled the front porch that he had previously removed in hopes
of being able to gain some footage by utilizing the original footprint. Chairman French had spoken to the CEO and
assessor and stated that the Town records indicated the porch had been removed
prior to 2010 and had no bearing on the allowable addition size. Mr. Jones continued by stating that he
appreciated the Board’s action in tabling the Hearing and allowing them to
represent their case. Photos were
presented that were shot from the road perspective - illustrating the bare
front of their home, the home elevation higher than the road with a wide ditch area
that protects the home from possible auto accidents. The applicant stated that although they would
still like an additional 12’ they would be able to work with 6’ if that was the
most the Board was willing to entertain.
Chairman French stated that the 24% originally requested was excessive
but 6’ is only 10% and within an acceptable range for the Board to consider. Mr. Jones stated that he had measured the
distance between the front of the house and the edge of pavement and that it
was 51’ therefore a 6’ variance would allow him to build a 7’ addition. A
discussion ensued about the supplied survey which didn’t clearly supply a
dimension but yielded measurements to a pole and dotted line which could be
centerline or shoulder of road therefore determined to be inconclusive. A second photo was supplied with a drawn
rendering of what the proposed addition would look like to illustrate that what
the applicant’s planned to build would enhance the appearance of their house
and therefore enhance the neighborhood.
They had always planned since the purchase to add to the front but had
developed other areas first and now that their family has grown a third bedroom
is necessary. The floor plan has the
kitchen, main bathroom and laundry along the back section which was remodeled
prior to their purchase and was a reason for the purchase – changing that area
exceeds the cost to benefit ratio for the homeowners. The porch had been removed previously because
the door wasn’t utilized and created confusion for people coming to the house,
a new door was intended to be on the side near the driveway and part of the
addition which at 6’ may change the location.
Mr. Jones summarized his request by stating that the proposed addition
is intended to satisfy the space needs of his family and that compromising to
6’ reflects their desire to cooperate with the Town while still having an
affordable plan. He also stated that the
concerns the Board had previously voiced of setting a precedent for large front
variances wouldn’t occur since the request went from adding a new room to only
adding 6’ to the existing room usage.
The options discussed are not practical since the owners purchased as
newly renovated with the existing layout and it’s not fair to ask them to
change everything. The property assessment
has increased from $40,000 to $95,000 with the additions they’ve already made
to the property and the proposed addition will further increase the assessment
to near $200,000. The applicant stated that
the 6’ increases the downstairs living room adequately enough to utilize as
planned but the upstairs will need to be totally redesigned to accommodate a
third bedroom. In conclusion he said that the 6’ requested accomplishes a lot
for his family. He had received some
photos from previous owner, Dorothy Bullard, from 1939 and 1970 that showed a
front area with roof and foundation and adjoining stoop for entrance which the
Board members viewed. Chairman French
and the Board members only concern at this point was the existing setback and
felt that clarification from the CEO regarding point to measure from was
crucial to a determination. The
applicant and the Board agreed to table the Hearing at 7:45 pm to determine the
front setback on a motion moved by Member LeoGrande and seconded by Member
Simmons, all were in favor and the motion passed. Date for meeting yet to be determined.
* * * * * * * * * * *
PUBLIC HEARING
David Colton – 300 Sharp Road, Fulton
Tax Map # 269.00-04-20
Chairman
French opened the Public Hearing at 7:46 pm and asked the applicant to explain
his request. Mr. Colton stated that he
wanted to enlarge his existing garage and increase the width of the driveway to
gain more area for storage and parking.
He had supplied several enlarged photos with added drawings and details
to reflect the improvements he wished to make.
The property at the rear of the house is wet most of the year and
contains a leach field which limits the expansion in that direction. Existing power lines and well location in the
front yard determined the point where the driveway begins to widen. A photo shows a fuel tank in the side yard
where the addition is planned, the applicant stated that the power company is
ready to relocate that tank if his project is approved. The property size is just over an acre and purchased
5 years ago but he has quickly run out of space and would like to construct the
addition as soon as possible to avoid another winter of outside parking. The Board members discussed many other
options for placement and size of a garage which wouldn’t require a
variance. The current design has low
ceilings which would only decrease if width were added on which wouldn’t
improve the property in appearance, value or use. Member Thompson explained that a pole barn
constructed in front of the existing garage could be a maximum of 28’ wide
without encroaching on the side setback and would give more space because of
the pole design with higher ceilings.
Without any comments from the public the Hearing was closed at 8:12 pm
on a motion moved by Member Simmons and seconded by Member Parkhurst, all were
in favor and the motion carried.
* * * * * * * * * * *
REGULAR MONTHLY MEETING
.
The Regular meeting was opened at 8:13 pm.
David Colton – The Board members
discussed the 8’ variance request for side setback regulation which requires
20’ – a substantial request at 40%. The
benefit of the addition is negligible to the neighborhood in that it doesn’t
substantially improve the property or its usage. Options are available that could be slightly more
expensive but utilize the space without a variance and could provide the
applicant with more square footage overall.
Without any further discussion from the Board Members a motion was moved by Member Patricia Simmons and seconded by Member Dan
Parkhurst to accept the Area Variance request for side yard setback to expand
existing garage 12’ on property
located at 300 Sharp Road, Fulton, tax map# 269.00-04-20 is hereby DENIED.
A roll call vote
was taken:
Michael French,
Chairman Nay
Peter LeoGrande,
Member Nay
Patricia Simmons,
Member Nay
Tom Thompson,
Member Nay
Dan Parkhurst,
Member Nay
0 AYES, 5 NAYS – Resolution
2015-03 DENIED
MINUTES
A motion to
approve the meeting minutes for August 19, 2015
was moved by Member Tom Thompson and seconded by Member Peter
LeoGrande, all were in favor, motion carried.
With no other business before the Board a motion to
adjourn at 8:15 pm was moved by Member
Tom Thompson and seconded by Member Patricia Simmons, all were in favor, motion carried.
Respectfully submitted by:
Lisa Somers,
ZBA secretary
