NORWICH, CT — The Norwich Zoning Board of Appeals voted unanimously Oct. 14 to approve two variances needed for a state roadway improvement project that includes a new roundabout near Asylum and Mechanic streets.
The 5-0 vote allows the Connecticut Department of Transportation to proceed with plans involving the acquisition of part of the property at 14 Asylum St., despite concerns raised by a property owner about construction damage, traffic safety and unauthorized use of the driveway.
CTDOT sought the variances on behalf of property owners Jacob G. Gerace and Cassandra Von Ordelia under Connecticut General Statutes Section 48-24.
The project requires reducing the property's lot area by 485 square feet, from 8,712 to 8,227 square feet, although zoning regulations require a minimum of 10,000 square feet.
The second variance reduces the front-yard setback from 9.90 feet to 3.38 feet, where 20 feet is required.
The property, located in a multifamily zoning district, is already nonconforming.
Zachary Guarino, representing CTDOT, told the board that the project includes construction of a roundabout, roadway and sidewalk reconstruction, and acquisition of a portion of the Asylum Street property.
Guarino said the new property line would be approximately 3.38 feet from the building, while the reconstructed sidewalk would remain about 7 feet away, separated by a grass buffer.
Von Ordelia told commissioners that previous notices about the project had been sent to an outdated mailing address.
She also raised concerns about unauthorized parking and driveway use, contractors using water from the property, construction vibrations that could damage the building, and traffic safety under the proposed road configuration.
Von Ordelia said she understood the project's purpose but wanted those issues addressed.
Guarino acknowledged the concerns and said the mailing address had been corrected.
He identified CTDOT project coordinator Kathleen Erickson as the property owner's continuing contact, including during construction.
Guarino said the department could explore monitoring the building for construction-related damage and making adjustments to the driveway entrance.
He also said CTDOT would cover project-related driveway work and address damage attributable to the project.
Board member Ed Aberbach questioned how the owners would be compensated for the land acquired by the state.
Guarino said CTDOT would prepare an appraisal to establish an initial offer based on the property acquisition and its effect on the remaining land.
The owners would have an opportunity to negotiate the amount and submit supporting market information, he said.
Board member Paul Butcher asked whether the building could be inspected before and after construction to document potential damage.
Guarino said inspections or monitoring could be explored through the project coordinator, with CTDOT paying for monitoring arranged as part of the project.
Butcher also questioned who would pay if the driveway entrance were narrowed to discourage unauthorized use.
Guarino said partial driveway reconstruction was already included in the project and that any agreed-upon modifications could be incorporated into that work without additional cost to the owners.
Following the public hearing, board member Bob Phoenix moved to approve both variances, with David Martin seconding.
Phoenix said the hardship resulted from the state's acquisition of property for the roadway improvements, circumstances beyond the owners' control.
He also said granting the variances would be more beneficial to the property owners than the available alternatives.
The board approved the motion unanimously, 5-0.
The hearing had been continued from Sept. 9 because of an error in the published notice.
The board unanimously approved its 2027 meeting calendar and amended its Sept. 9 meeting minutes to correct references to Phoenix's surname.
Zoning Enforcement Officer Richard Shuck also reported that a previously discussed legal matter remained in the formal withdrawal process involving attorneys and the court. The board took no action on the matter.
The meeting was held at 23 Union St. and adjourned at 7:32 p.m.
All five board members participated in the meeting, and all recorded votes were unanimous.
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