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JEFFERSON TOWNSHIP BOARD OF ADJUSTMENT

JEFFERSON TOWNSHIP BOARD OF ADJUSTMENT

MONDAY, NOVEMBER 27, 2006

Presiding:            Vice Chairman Ackerson       

Secretary:            Joanne Meyer

 

Present:                                                          Also Present:

Mr. Jenisch                                                    Kurt Senesky, Board Attorney

Vice Chairman Ackerson                              

Ms. Galfo                   

Ms. Morris                                                      Absent:

Ms. Valva                                                       Mr. Pignatore

Mr. VanderPloeg                                     Mr. Culp

                                                                        Chairman DiFrisco

             

                                                             

REGULAR MEETING:

 

APPLICATIONS:

 

Roberts                                                           No. 39-06        Block 165, Lot 4

                                                                                                16 Willow Drive

                                                                                                Bulk Area Variance

 

            Mr. Larry Kron, Esq., represents the applicant is present.

 

            Mr. Timothy Roberts, Applicant, is present and sworn in.

 

            Mr. Jeffery Careaga, Professional Engineer, is present and sworn in.  He gave his credentials and the board accepted them.

 

            Mr. Kron stated presently there is an 80 year old bungalow on the property that his client would like to take down and replace it with a new home.

 

            Mr. Roberts stated he currently lives at 14 Willow Drive, which is right next door to the subject property.  The subject property has been in his family since 1920?s.  There is a bungalow on the property that has no heating system and is in disarray.  He would like to take down the current house and replace it with a new one for himself and his family to live in.

 

            Mr. Senesky asked where 14 Willow Drive was in relation to the subject property.

 

            Mr. Kron stated right next door, lot 2.

 

            Mr. Senesky asked if this makes this a merger of the two properties.

 

            Mr. Roberts stated he does not own lot 2; he is renting the home at 14 Willow Drive.

            Vice Chairman Ackerson asked if the home and foundation on the old home were going to be completely demolished.

 

            Mr. Roberts stated yes.

 

            Mr. Careaga stated soil logs were done on the property for the purpose of a new septic system design.  We are still pending approval from the health department.  We also proposed a new well.  We designed the storm water retention for the increase in impervious coverage to meet the state standards.  We revised the plans to meet the board engineer?s comments.

 

            Mr. Kron asked how was the location of the new house determined.

 

            Mr. Careaga stated the location of the new home is generally in the same location of the old home.  We did move it back from the road so the new location is further away from the road then exists today.  If we move it further back we would be encroaching on the front yard setback to the rear since this lot is a pie shaped lot with two front yards.  There are two potential changes to the plans that were submitted.  The applicant is considering placing the driveway on the other side of the house and adding an entrance to the basement.

 

            Mr. Senesky asked if the house could be located further back on the property to get a larger setback on the front.

 

            Mr. Careaga stated he could probably move it back a little.

 

            Mr. Jenisch asked why he could not turn the home 90 0.

 

            Mr. Careaga stated the house was designed to be placed this way on the property.  You would have to have a completely different designed house.  We could slide the house back further from the road.  It would result in marginally additional lot coverage, but it would be well within the 30% allowed.

 

            Mr. Senesky asked how far they could slide the house back if you also move the house further east.

 

            Mr. Careaga stated we could go to a 20 foot side yard and move it back so both front yard setbacks would be 22? feet.

 

            Vice Chairman Ackerson opened the meeting up to the public.

 

            Mr. Eric Huffert, 12 Dublin Hill Road, asked how close the home would be to his property.

 

            In looking at the tax map it was realized that Mr. Huffert?s property is not adjacent to the applicant?s property.  It is within the 200 feet area, but not adjacent.

 

            There being no other comment the public portion is closed.

 

Mr. Jenisch moved to approve the application with the conditions the house be moved so both front yard setbacks are 22 feet and the southerly side yard be 20 feet.  Ms. Valva seconded the motion.

 

In Favor:            Mr. Jenisch, Vice Chairman Ackerson, Ms. Galfo, Ms. Morris, Ms. Valva, and Mr. VanderPloeg.

 

Erdmann                                                          No. 38-06        Block 363, Lot 2.15

                                                                                                12 Forest Ridge Terr.

                                                                                                Bulk Area Variance

 

            Mr. Warren and Mrs. Heidi Erdmann, applicants, are present and sworn in.

 

            Mr. Erdmann stated they are here for a side yard set back variance.  The house is now in the R40 zone however, when it was built it was originally in the R30 zone.  If it was still in the R30 zone it would meet the side yard setback requirement.  We are proposing to build a two car garage with a study/exercise room upstairs.  We are going to take the current garage and make it a great room and an addition to the kitchen.

 

            Mr. Senesky read the report from the health department into the record.

 

            Mr. Senesky asked if he were coming any closer to the conservation easement to the rear.

 

            Mr. Erdmann stated no, the back will match up with the existing home.  He has photos (marked A1 and A2) which show the existing home and where the addition will go. 

 

            Mr. Senesky asked how far was the house next door from the common property line.

 

            Mr. Erdmann stated he guesses about 15 feet, but he is not sure.

 

            Ms. Morris stated she understands that people want more space, but the attractiveness of your home is also something to be considered.  In extending the home like this it is out of proportion and even though it is giving you the space you need, in keeping with the rest of the neighborhood, it is not going to fit in.  It is important to retain the integrity of the neighborhood.

 

            Mr. Erdmann stated we did not oversize the addition and we did spend a lot of time to make the design flow.

 

            Ms. Morris stated it is not proportioned.

 

            Mr. Jenisch asked about putting the garage in the back of the house.

 

            Mr. Erdmann stated the yard tapers off and goes down in the back.  There is no room.

 

            Mr. Senesky asked if he could use part of the existing garage as part of the new garage and decreasing the size of the addition to meet the requirement.

 

            Mr. Erdmann stated he did not think so.  We worked with these plans for quite a while to minimize it as best as possible.

 

            Mr. Senesky asked Ms. Morris, since she questioned the appearance of the home, if having the garage facing front would break up the mass of the front façade.

 

            Ms. Morris stated part of the problem is the ridgeline is going to be continued at the same level.  It appears much longer.  There are so many peaks here and we are adding an additional peak to the new addition.

 

            Mr. Senesky asked suppose the ridgeline of the roof was reduced by a foot or so.

 

            Ms. Morris stated it would break it up.  Are you keeping the one window in the original garage?

 

            Mr. Erdmann stated yes.

 

            Ms. Morris stated she would probably change that.  What is that room going to be?

 

            Mrs. Erdmann stated a great room.

 

            Ms. Valva stated upstairs is your master bathroom.

 

            Mr. Erdmann stated yes and that was one of the issues of us not being able to encroach into the addition.  The shower is on that wall.

 

            Ms. Morris stated if you added another window to that it may help break it up.  You have 4 peaks now and are adding a 5th.  When you have a front entry garage on a home this big, it is not exactly a positive thing from a buyers standpoint if the time comes and you want to sell your house.

 

            Mrs. Erdmann stated the home next to us has a front entry garage also.

 

            Ms. Valva asked if they would be removing the driveway that extends beyond the addition.

 

            Mrs. Erdmann stated no because they would use that as a walkway to get to the back of the house.

 

            Vice Chairman Ackerson opened the meeting up to the public.

            There being no comment the public portion is closed.

 

            Ms. Valva asked if they had a copy of the engineer?s report and if they had any problem meeting the conditions of the report.  There was a big problem with silt and runoff when the development was being built and did not want to see that happening again.

 

            Mr. Erdmann stated he had no problem with it and he would give that information to their contractor to make sure it is followed.

 

Ms. Valva moved to approve the application with the condition they follow the recommendation on the engineers report.  Mr. VanderPloeg seconded the motion.

 

In Favor:            Mr. Jenisch, Vice Chairman Ackerson, Ms. Galfo, Ms. Morris, Ms. Valva, and Mr. VanderPloeg.

 

Filan                                                                No. 41-06        Block 473.01, Lot 29

                                                                                                35 Fox Chase Road

                                                                                                Bulk Area Variance

 

            Mr. Thomas Filan, applicant, is present and sworn in.

 

            Mr. Filan stated he would like to construct a 10x12 foot three season room to the side of the house.  It will be one story and the entrance to it will be from inside the house.  We will be using it for a hot tub.  You will not be able to see it from the street.  The only place it is visible from is one home on Chelsea Drive and that is only when all the leaves are off the trees.

 

            Mr. Senesky asked who owned the property to the side of the house.

 

            Mr. Filan stated the township owns it.

 

            Ms. Valva stated on your application you stated the addition will be built on township easement/property line.  In looking at your tax map and the tax map on the next page showing the property next to yours, there is no easement listed.  Do you have an easement attached to your property or was this a misstatement.  There is a fenced in utility area off Chelsea Drive, but do they use their property only to reach that area.

 

            Mr. Filan stated the town does not have an easement on my property.  That statement was a mistake.

           

Vice Chairman Ackerson opened the meeting up to the public.

            There being no comment the public portion is closed.

 

Ms. Galfo moved to approve the application.  Ms. Morris seconded the motion.

 

In Favor:            Mr. Jenisch, Vice Chairman Ackerson, Ms. Galfo, Ms. Morris, Ms. Valva, and Mr. VanderPloeg.

 

Murray                                                             No. 42-06        Block 302, Lot 2

                                                                                                33 Shawnee Trail

                                                                                                Bulk Area Variance

 

            Mr. Glenn Murray and Mrs. Janice Murray, applicants, are present and sworn in.

 

            Mr. Senesky asked if they saw the report from the board engineer.

 

            Mrs. Murray stated yes they read it and do not disagree with it.  They would like to build a one story addition to the whole back of the house.  It would consist of a master bedroom and bath and enlarge the kitchen and dining area.  They currently have a three bedroom house and the back smaller bedroom will be converted into a hobby/sewing area and be the access way to the master bedroom.  A screened in porch would be added to the kitchen and dining area.  There will be a new roofline with a steeper roof above the existing home as well as the addition.  It will still be one story.

 

            Mr. Senesky stated you have an odd shaped lot.  Did you acquire the back piece at a later date?

 

            Mrs. Murray stated they purchased the back lot about 20 years ago and had it merged a few years ago.  The back lot goes up from the house.

 

            Vice Chairman Ackerson opened the meeting up to the public.

            There being no comment the public portion is closed.

 

Vice Chairman Ackerson moved to approve the application.  Ms. Galfo seconded the motion.

 

In Favor:            Mr. Jenisch, Vice Chairman Ackerson, Ms. Galfo, Ms. Morris, Ms. Valva, and Mr. VanderPloeg.

 

ADJOURNMENT:

 

Vice Chairman Ackerson moved to adjourn the meeting at 8:29 PM.

            Ms. Galfo seconded the motion.

 

            In Favor: All.

 

                                                                                                                   Respectfully submitted,

 

 

________________________________________

                        Joanne Meyer, Board of Adjustment Secretary


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