East Lyme Zoning Commission Approves Niantic Home Replacement, Senior Housing Deck Expansion

EAST LYME, CT — The East Lyme Zoning Commission unanimously approved two Niantic residential projects Sept. 3, including the demolition and replacement of a home near Niantic Bay and an expanded deck in the Sleepy Hollow Hills senior housing development. The commission voted 6-0 for both applications.

The commission approved John Bonelli's Coastal Area Management site plan for the demolition and construction of a single-family home at 3 Sea View Ave..

Bonelli told commissioners the existing home had been at the site for about 70 years and would be replaced with a home of the same size. He said the project would require a new foundation but no additional grading and would have no impact on the coastline. Two houses stand between the property and the shore, he said.

Zoning Official William Mulholland said in a memo that the property is about 200 feet west of Niantic Bay and has no coastal resources on or adjacent to it. East Lyme's review was required because of a change in state law that took effect Oct. 1, 2025, requiring new single-family homes in the coastal zone to undergo Coastal Area Management review. The project would previously have been exempt, according to Mulholland.

Commissioner Nancy Kalal moved to approve the application, finding that it was consistent with applicable Coastal Area Management Act requirements and that reasonable measures had been taken to mitigate adverse effects on coastal resources and future water-dependent uses. Commissioner Cathy Yuhas seconded the motion, which passed 6-0.

Sleepy Hollow Hills Deck Approved

The commission also unanimously approved a site plan modification for 7 Kaatskill Lane, Unit 28, in the Sleepy Hollow Hills senior housing development.

The application from Fulvio Magalhaes, with Al Clement listed as the owner, proposed expanding an existing rear deck. Mulholland's written report described Sleepy Hollow Hills as an age-restricted 55-and-older development and said the existing approximately 3-by-8-foot deck would be expanded to a total size of 12 by 17 feet.

Chris Agnu, identified in the minutes as a vice president of the homeowners association, said the association had reviewed and approved the application. Clement told the commission that gravel and lawn conditions limited use of the property and that he wanted an even outdoor surface other than the driveway. He said the deck would match the existing construction.

Mulholland said commission approval was necessary because Sleepy Hollow Hills had originally received a special permit and site plan approval from the commission, meaning modifications to that plan also require approval.

Commissioner Jim Liska moved to approve the modification, Commissioner Sarah Susco seconded, and the commission voted 6-0 in favor.

Housing Regulation Amendment To Be Scheduled

Under new business, the commission received an application from attorney Harry Heller seeking an amendment to the East Lyme Zoning Regulations concerning minimum controls for "Dwelling, Multi-Family, Multi-Story Section 202 Housing for the Elderly." Mulholland said the matter would be scheduled.

During public delegations, a Riverview Road resident identified in the minutes as Barbara Ann raised concerns about children going onto cliffs at McCook's and the absence of barriers. She was advised to contact the Parks and Recreation Department.

Kalal also reported that a Holmes Road application had been withdrawn on the day of a Planning Commission meeting and questioned whether there could be legal ramifications from taking public comments on an application after its withdrawal.

The commission approved its Aug. 6 meeting minutes 5-0-1, with Liska abstaining. It adjourned at 8:30 p.m. The meeting was held at East Lyme Town Hall, 108 Pennsylvania Ave.