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PETITION TO THE BOARD OF APPEALS City of (City of Bridgeport)

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PETITION TO THE BOARD OF APPEALS
City of Bridgeport, Connecticut
The undersigned presents the following petition for:
Variance Appeal from Zoning Officer Extension of Time Permit / Modification of Plan of
Development Request for Re-hearing Change of Condition(s) of Approval; pursuant to the Zoning
Regulations of the City of Bridgeport and/or the General Statutes of the State of Connecticut as to the
premises located at:
(Check all that Apply)
Zone
(Number) (Street) (Zone Classification)
On the side of the street about feet from
(North, South, East, West) (North, South, East, West)
Block : Lot:
(Street)
Dimension of Lot in Question
(Specify)
1. NAME OF PETITIONER / BUSINESS
(Print)
2. PETITIONERS INTEREST IN PROPERTY (OWNER, LESSEE, ETC.)
3. HAS ANY PREVIOUS PETITION BEEN FILED? IF SO, GIVE DATE OF HEARING
(Yes or No)
4. DESCRIBE PROPOSED DEVELOPMENT
5. THIS PETITION RELATES TO: Check all that Apply
Setback Coverage Landscaping Lot Area and Width Floor Area Height Parking
Extension or Enlargement of Non-Conforming Use and/or Building Coastal Area Management
Approval Liquor Use Other:
6. USE TO BE MADE OF PROPERTY
7. WHAT IS THE SPECIFIC HARDSHIP FOR GRANTING A VARIANCE (14-7-4)?
PETITIONER / DATE
(Signature) (Print)
If signed by agent, state capacity (lawyer, builder, etc /
(Email)
Mailing Address
(Zip Code) (Phone #)
PROPERTY OWNERS ENDORSEMENT Print
(If other than owner) (Signature)
Subscribe & Sworn to before me this day of 20
Notary Public in & for the County of Fairfield, State of Connecticut.
Note: READ CAREFULLY BEFORE FILLING OUT THIS PETITION
All questions must be answered in detail (use separate sheet if necessary).
The Petitioner or Agent for, must adhere to the attached check list or it will not be possible for
The Zoning Board of Appeals to process this petition.
NO PETITION RECEIVED BY MAIL CAN BE ACCEPTED.
PLEASE MAKE CHECK PAYABLE TO ZONING BOARD OF APPEALS
(REFER TO ZONING DEPARTMENT AS TO FEES 203-576-7217)
FEE RECEIVED: DATE: , 20 Clerk
FOR OFFICE USE ONLY (Rev. 6/22/16)
1862 East Main Street
O-R
east
Essex Street
185
north
54/2026
12/A
1862 East Main, LLC
No
Convert the interior of an existing commercial building to a self-storage facility with accessory retail sales
Self-storage facility with accessory retail sales and associated Site
improvements
See attached
04/30/20
c/o Chris Russo, Russo & Rizio, LLC, 10 Sasco Hill Rd, Fairfield, CT 06824
10 Sasco Hill Road
Fairfield, CT 06824
Tel 203-255-9928
Fax 203-255-6618
Colin B. Connor
Elizabeth A. Falkoff*
Robert G. Golger
David K. Kurata
Katherine M. Macol
Leah M. Parisi
William M. Petroccio*
Raymond Rizio*
Christopher B. Russo
Robert D. Russo
John J. Ryan
Vanessa R. Wambolt
(*Also Admitted in NY)
April 30, 2020
Dennis Buckley
Zoning Administrator
Zoning Department
45 Lyon Terrace, Room 210
Bridgeport, CT 06604
Re: Application for variance – 1862 East Main Street (the “Site”)
Dear Mr. Buckley:
Please accept this letter on behalf of our client for an application for variances to an
existing commercial building into a self-storage facility use with an associated retail sales area
with associated Site improvements.
Variances Requested
1. Variance of Section 6-1-2 and Table 2.A of the Regulations to permit a self-
storage warehousing facility use with an accessory retail sales area in the O-R
Zone; and
2. Variance of Section 11-1-2 and Table 8.A to reduce the required off-street
parking to four (4) parking spaces.
Narrative
The Site has frontage on East Main Street in the O-R Zone. It is located in a commercial
section of the street with a laundromat, auto service shop and restaurants abutting the Site. For
decades, self-service storage facilities had been confined to industrial and mixed-use light
industrial zones. Said regulations reflect a dated market for these facilities, which used to cater to
contractors and business. However, housing trends have substantially changed in the past two
decades as residents downsize and the number of residential apartments rise. This housing trend
has created a significant demand for extra storage space to accommodate personal belongings.
The result has been a robust market for self-service storage facilities which cater to individuals
and families as a retail storage option.
To cater more to individuals and families, self-service storage facilities have been located
outside of industrial zones and within main retail corridors throughout the region similar to the
O-R Zone on East Main Street. Here are some examples:
• E-Z Access Self Storage along Route 162 in Milford
• Extra Space Storage on Route 1 in Orange
• A proposed CubeSmart facility on Lordship Boulevard in Stratford
• U-Haul Storage facilities on Boston Avenue and Fairfield Avenue in Bridgeport
• Westy Self Storage and Public Storage on Kings Highway in Fairfield
• Westy Self Storage and CubeSmart on Route 7 in Wilton
In addition, the exterior appearance of these facilities have been changed to reflect a more
appropriate aesthetic for a retail corridor. These facilities also require little off-street parking and,
therefore, work very well on commercial retail properties with existing non-conforming parking.
Once a patron delivers their goods into storage, the patron rarely returns to the facility until final
removal of the goods.
Our client proposes to convert an existing 17,351 SF two-story commercial building into
a self-storage facility. The submitted site plan contains Four (4) off-street parking spaces and a
loading dock space. The Petitioner does not propose any changes to the building. The street
elevation of the existing building contain a multitude of windows fulfilling the intent of the OR
Regulations regarding window area under the Regulations.
Within the building, the interior will contain a number of storage units of different sizes,
which can be altered by collapsing unit walls. The range of sizes will be catered towards
individual retail customers. In addition, the rear of the first floor will contain a small retail sales
area where customers can purchase items associated with packing and storage as seen in many
existing self-storage facilities.
Hardship
Granting the Petitioner the above-stated variances will not substantially affect the
comprehensive zoning plan of the City of Bridgeport and strict adherence to the Regulations
would cause a unique hardship to the Petitioner as they propose a retail version of a self-storage
facility in the O-R zone. The Regulations focus on commercial warehousing in industrial
corridors. However, as stated above, self-storage facilities have become a retail use, and,
appropriately, they should be located in retail zones within the City. Therefore, due to its retail
nature, including the sales area for packing and storage supplies, the proposed use is consistent
with the character of the O-R zone. The existing building already exhibits a retail character with
a large number of windows along its street frontage consistent with the Regulations.
With regards to off-street parking, the Regulations do not state the parking needs of
this type of use, which has minimal requirements on parking. First, the use requires the bare
minimum of employees as only one manager is needed during business hours at the Site. In
addition, retail customers either dropping off or picking up their items in storage will be utilizing
the loading dock space and not the Four (4) proposed off-street parking spaces. This facility is
small compared to other self-storage facilities and a single loading dock will be sufficient to
service the Site. The proposed retail sales area is just an accessory use to the principal storage
use and is located at the rear of the building. Therefore, it is not a typical principal retail use that
will draw customers and require more off-street parking. It is also important to consider how the
typical customer will use this facility. After depositing their items into storage, a customer is not
likely to return to the Site until they are removing their items or, rarely, checking on their items.
As customers typically store their items for longer periods of times (over multiple months and
even years), the expected daily traffic from existing customers is minimal.
The City is in desperate need of new self-storage units, so the Petitioner will be fulfilling
a tremendous need in an area of multi-family homes. For the above-stated reasons, the Petitioner
respectfully requests approval of this application for variances.
Thank you for your assistance in this matter.
Sincerely,
Christopher Russo
5/1/2020 Commercial Recording Division
https://www.concord-sots.ct.gov/CONCORD/online?sn=PublicInquiry&eid=9740 1/1
Business Inquiry
Business Details
Business Name: 1862 EAST MAIN, LLC Citizenship/State Inc: Domestic/CT
Business ID: 1332068 Last Report Filed Year: NONE
Business Address:
275 WEST 96TH, APT 25A, NEW YORK CITY, NY,
10025
Business Type: Domestic Limited Liability Company
Mailing Address:
275 WEST 96TH, APT 25A, NEW YORK CITY, NY,
10025
Business Status: Active
Date Inc/Registration: Jan 06, 2020
Annual Report Due Date: 03/31/2021
NAICS Code: NONE NAICS Sub Code: NONE
Principals Details
Name/Title Business Address Residence Address
JACOB HERSKOWITZ MANAGING
MEMBER
275 WEST 96TH, APT 25A, NEW YORK CITY, NY,
10025
275 WEST 96TH, APT 25A, NEW YORK CITY, NY, 10025
Agent Summary
Agent Name INCORP SERVICES, INC.
Agent Business Address 6 LANDMARK SQ, 4TH FLOOR, STAMFORD, CT, 06901-2704
Agent Residence Address NONE
Agent Mailing Address 6 LANDMARK SQ, 4TH FLOOR, STAMFORD, CT, 06901-2704
Neighbors within 100' of 1862 E Main Street
Property Address
Owner Name
Mailing Address City State Zip Code
1892 EAST MAIN ST
ANTOINE GHAZAL
27 NORTHWOOD RD MONROE CT 06468
31 ESSEX ST
P VAZZANO CORPORATION C/O VAZ
REALTY, LLC
456 TUNXIS HILL RD FAIRFIELD CT 06825
1862 EAST MAIN ST #1870
1862 EAST MAIN LLC
1862 E MAIN ST
BRIDGEPORT
CT 06610
131 BRADLEY ST #133
MUMUNI TONDORE
131 BRADLEY ST
BRIDGEPORT
CT 06606
137 BRADLEY ST
TEDDY A GRAHAM ET AL
137 BRADLEY ST
BRIDGEPORT
CT 06610
1841 EAST MAIN ST
1841 E MAIN LLC
211 STATE ST
BRIDGEPORT
CT 06604
129 BRADLEY ST
BRIDGEPORT HOUSING AUTHORITY
150 HIGHLAND AVE
BRIDGEPORT
CT 06604
1859 EAST MAIN ST #1861
1841 E MAIN LLC
211 STATE ST
BRIDGEPORT
CT 06604
1891 EAST MAIN ST
JEAN JULES KENSY
1891 EAST MAIN ST
BRIDGEPORT
CT 06610
1834 EAST MAIN ST #1836
YONG LING ET AL
1836 EAST MAIN ST
BRIDGEPORT
CT 06610
117 BRADLEY ST
KEOMELIS PIZARRO & TIMOTHY OWEN
PIZARRO
398 SHELTON ST
BRIDGEPORT
CT 06608
1871 EAST MAIN ST
1841 E MAIN LLC
211 STATE ST
BRIDGEPORT
CT 06604
167 BRADLEY ST #169
IRIDIANA LEON ET AL
167 BRADLEY ST
BRIDGEPORT
CT 06604
1882 EAST MAIN ST
BARBARA WOJENSKI
14 COACHMANS LN SHELTON CT 06484
159 BRADLEY ST
DUANE ANTOINE
159 BRADLEY ST
BRIDGEPORT
CT 06610
1842 EAST MAIN ST #1854
AMANDA MARQUEZ
1969 NORTH AVE
BRIDGEPORT
CT 06604
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PETITION TO THE BOARD OF APPEALS City of (City of Bridgeport)

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Completed 2 August 2020

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