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Zoning Board of Appeals Minutes 04/05/2016



OLD LYME ZONING BOARD OF APPEALS
SPECIAL MEETING
Tuesday, April 5, 2016
The Old Lyme Zoning Board of Appeals held a Special Meeting on Tuesday, April 5, 2016, at 7:00 p.m. in the Auditorium of Memorial Town Hall.  Those present and voting were:  Art Sibley, Acting Chairman, Mary Stone, Secretary, regular member, Karen Conniff, regular member and Marisa Hartmann, alternate

Also present was Keith Rosenfeld, Land Use Coordinator

Acting Chairman Sibley called the meeting to order at 7:02 p.m. and noted that all members and alternates present would be voting.

PUBLIC HEARINGS

1.      Case 16-10 – Town of Old Lyme, Hains Park Boathouse, 166 Boston Post Road, variances to allow construction of an expanded boathouse (96’ x 66’)
to store equipment for the Regional High School and Community Rowing Programs.

Acting Chairman Sibley asked if the applicant if they were okay with moving forward with the hearing with only four Board members present.  The applicant replied that she was.  Mr. Sibley reviewed the variances requested.

Mr. Gianquinto thanked the Zoning Board of Appeals for holding a Special Meeting of the Board to hear their case this evening.  Acting Chairman Sibley stated that he is very supportive of the rowing program.

Mr. Gianquinto stated that the plans are less of a variance then they previously asked for in regards to the Boathouse, but the location of the basketball court has been changed from its current location to another location on the property which has created the need for a variance.   
Mr. Paul Gianquinto, Co-chairman of the Boathouse Committee, previously requested two variances, one for the height of the building as it was proposed to be two stories.  He noted that they came for another variance for an extension of 8 feet to the boathouse that did not meet the 12’ side property line and again, this variance was approved.  Mr. ?? explained that when it became known to them that they had to have handicap access to the second floor to meet educational requirements, the project was put on hold and they added people to the Commission, getting representation from Parks and Rec, and proceeded to reexamine the building.  He explained that the result of this was a decision to remove the second floor and to widen the building two feet.  He stated that they have added an exercise space to the first floor and have two changing rooms for the girls and boys high school teams.  Mr. Gianquinto stated that the applied to the State for a code modification which was granted and this allowed them to remove the bathrooms since they are only 150’ from the municipal bathrooms.  He explained that the only stipulation to this was if there is no plumbing in the building and they do not heat the building, neither of which they intend.  He noted that the building contains three 22 foot wide bays for boat storage, two changing rooms, two small lockable equipment rooms and an exercise area.  Mr. Gianquinto stated that they are using the current foundation to the extent possible.  He displayed the elevation drawings and noted that the vinyl siding simulates shakes and the trim is also synthetic; the building will have a 30 year roof.  Mr. Gianquinto stated that most of the interior building is an open barn with the three storage bays.  

Mr. Gianquinto stated they needed a side yard setback for the Town Woods side of the building and the other variances is for the height.  Mr. Gianquinto displayed the site plan and pointed out that the little orange corner of the building is the area too close to the side property line and another long trapezoidal shape colored in orange which is the portion of the new basketball court that would extend over the 60 foot front setback.  He noted that the Parks and Rec requested that the size of the basketball court not be reduced and that is the reason for the request of an additional variance this evening.  Mr. Gianquinto stated that moving the court closer to the Post Road would require removing two large trees that they did not want removed.  He noted that they will be paving a portion of the existing driveway that is subject to a lot of erosion and also making the curb cut wider as it is difficult to get a boat trailer in and out of the existing driveway.

Mr. Gianquinto stated that they spoke to five of the abutters regarding the project and all five have signed a letter endorsing the project which he submitted for the record.  He indicated that there are another 31 letters from Town residents and property owners in favor of the project.  These letters were marked as Exhibit B and the map with orange markings was marked Exhibit A.

JoAnne, Chairman of the Tree Commission, pointed out that the Tree Commission was not in favor of them removing the trees because they are healthy and are one of the most beautiful trees in the park.  She noted that people often park under it and kids sit under it.  Ms. Gianquinto stated that their job is to preserve trees in Old Lyme.  She asked the Board to consider this in their voting.  

Hearing no further comments, Acting Chairman Sibley closed the Public Hearing.

OPEN VOTING SESSION

1.      Case 16-10 – Town of Old Lyme, Hains Park Boathouse, 166 Boston Post Road

Ms. Stone read the proposed motion for the record.  Ms. Conniff stated that she feels it is important to know that the reason for moving the basketball court is to save the existing trees.  Ms. Stone stated that the dimensions of the building needed for the program cannot be accommodated any either way.  Ms. Hartmann noted that there does not seem to be any objections from neighbors; there appears to be a lot of support for the project.  


A motion was made by Mary Stone, seconded by Arthur Sibley and voted unanimously to grant the necessary variances to allow construction of an expanded boathouse, approximately 96’ x 66’, to store equipment for the Region 18 high school and community recreational rowing programs as noted on the following plans:  Boathouse/Hains Park Improvements, 166 Boston Post Road, Old Lyme Connecticut, Existing Conditions Plan dated July 17, 2014, revised to 8/18/14 prepared by BSC Group, Scale 1” = 20’, drawing no. EC-100; Boathouse/Hains Park Improvements, 166 Boston Post Road, Old Lyme, Connecticut, Existing Conditions Plan dated July 17, 2014, revised to 8/18/14 prepared by BSC Group, Scale 1” = 20’ drawing no. EC-101; Boathouse/Hains Park Improvements, 166 Boston Post Road, Old Lyme, Connecticut, Erosion & Sedimentation Control Plan dated December 16, 2015, revised to 03-01-2016 revision per sanitarian prepared by BSC Group, Scale 1” = 20’ drawing no. C-100; Boathouse/Hains Park Improvements, 166 Boston Post Road, Old Lyme, Connecticut, Overall Site Plan dated December 16, 2015, revised to 03-01-2016 revision per sanitarian prepared by BSC Group, Scale 1” = 20’ drawing no. C-200; Boathouse/Hains Park Improvements, 166 Boston Post Road, Old Lyme, Connecticut, Site Plan dated December 16, 2015, revised to 03-01-2016 revision per sanitarian prepared by BSC Group, Scale 1” = 20’ drawing no. C-201; Boathouse/Hains Park Improvements, 166 Boston Post Road, Old Lyme, Connecticut, Details dated December 16, 2015, prepared by BSC Group, Scale 1” = 20’ drawing no. C-300; Boathouse/Hains Park Improvements, 166 Boston Post Road, Old Lyme, Connecticut, Details dated December 16, 2015, prepared by BSC Group, Scale 1” = 20’ drawing no. C-300; Boathouse/Hains Park Improvements, 166 Boston Post Road, Old Lyme Connecticut, Details dated December 16, 2015, revised to 03-01-2016 revisions per sanitarian, prepared by BSC Group, Scale as noted drawing no. C-301.  Also Architectural Drawings prepared by Nina Cuccio Peck, Architecture & Interior entitled New Construction Hains Park Boathouse At Rogers Lake, all with scale as noted, Drawing Release Date as 12.30.15 and Bid Set Date as December 30, 2015; Sheet A1.0 – Abbreviations, Symbols, Legends & Wall Type Schedule; A2.0 – Foundation Plan; A2.1 – Floor Plan; A2.2 Roof Plan; A3.0 Base Bid – North & East Exterior Elevations; A3.1 – Base Bid – South & West Exterior Elevations; A4.0 – Building Cross Sections “AA” & “BB”; A5.0 – Typical Sections & Details; A5.1 – Typical Sections & Details; A6.0 – Window & Door Schedules & Notes. Structural Drawings: S1.0 – Typical Structural Details and Notes; S2.1 – Structural Framing Plan, Shear Walls & Notes.  Electrical Drawings: E2.1 – Electrical/Lighting Plan, Notes, Legend & Schedule.   The boathouse will be built on existing footings, foundations and slabs which are in a non-conforming location.

Reasons for granting:  

  • Important to move basketball court to new location to save existing trees.
  • Dimension of building needed for town and school rowing programs cannot be accommodated in any other way.
  • No objections from neighbors.

Adjournment

The meeting adjourned at 7:37 p.m. on a motion by Karen Conniff and seconded by Marisa Hartmann; so voted unanimously.

Respectfully submitted,



Susan J. Bartlett
Recording Secretary


 
 
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