Town of North Stonington, CT PLANNING & ZONING COMMISSION
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REGULAR MEETING
THURSDAY, FEBRUARY 1, 2007 – 7:00 P.M.
New Town Hall
Conference Room
40 Main Street
North Stonington, CT 06359
Minutes Approved ~ February 8, 2007
1. CALL MEETING TO ORDER: Chairman G. Russell called the Regular Meeting of the North Stonington Planning & Zoning Commission to order on Thursday, February 1, 2007 at 7:10 p.m. at the New Town Hall, Conference Room.
COMMISSIONERS PRESENT: G. Russell Stewart, III, Chairman, Vilma Gregoropoulos, Vice-Chairman, Louis E. Steinbrecher, Secretary, Anne H. Nalwalk and Alternate Members Charles Elias and Susan Grufstedt (7:15 p.m.)
COMMISSIONERS ABSENT: Elaine Boissevain and Alternate Members Duncan Schweitzer
STAFF PRESENT: Sr. Planner & Zoning Official Craig Grimord and Administrative Assistant Cheryl Konsavitch
2. ADDITIONS TO THE AGENDA: None
3. PUBLIC COMMENT:
Nita Kincaid asked if the Commission is required to accept every application that is brought to them as a text amendment and have a Public Hearing on it.
ZEO Grimord stated that the Commission has to accept every application and evaluate it accordingly.
4. PUBLIC HEARINGS:
SPEC #07-005 (Special Permit) Application of Kidds & Company, L.L.C., 172 Providence-New London Turnpike, North Stonington, CT 06359 for a Child Daycare Facility on property located at 172 Providence-New London Turnpike, located about ¼ mile west of Route 2 rotary, North Stonington, CT 06359 Tax Map #121/2741, Lot #25/7483
(PH set to open on 2/01/07; Received on 1/04/07 & PH must close on or by 3/06/07)
Secretary Steinbrecher read the application into the record.
Seated: R. Stewart, V. Gregoropoulos, C. Elias, L. Steinbrecher, A. Nalwalk
Russell Sargent, Architect and Brian Long, Engineer were present for this application and went over the site-plan.
The Commission asked and discussed issues pertaining to landscaping, buffering from abutting neighbors, lighting, parking, traffic, signage and bus pick-up and drop-off.
Chairman Stewart asked if there was anyone from the public who had and questions or comments pertaining to this application.
Mikel Terluk, 168 Providence-New London Turnpike was concerned about the noise from the traffic going in and out of the driveway and would like to see the fence extended the length of the property line.
John Terluk, 168 Providence-New London Turnpike stated he would like to see the fence stay as it is on the site plan. He would like to see the site landscaped with evergreens to the property line.
Secretary Steinbrecher read letters from the Fire Chief and the Economic Development Commission into the record.
ZEO Grimord went over his memo pertaining to this application and stated they do not have a written report on this application from the Inland Wetlands Commission.
The Commission discussed the waiver request of the sidewalk.
Chairman Stewart asked if there was anyone speaking in favor of this application. There were none.
Chairman Stewart asked if there was anyone speaking against this application. There were none.
Chairman Stewart stated the Public would have the opportunity to speak at the continued Public Hearing on this application.
MOTION by V. Gregoropoulos, SECOND by L. Steinbrecher to continue the Public Hearing on SPEC #07-005 to February 8, 2007. MOTION CARRIED UNANIMOUSLY.
5. COMMISSION REVIEW: None
6. PENDING APPLICATIONS:
A. SUB #06-185 (Wintechog Hill Subdivision) Application of Peter C. Gardner/Green Falls Associates, L.L.C. for a 2-Lot Subdivision on property located on the north side of Wintechog Hill Road approximately 800 feet northwest of intersection of Rt. 201 and Wintechog Hill Road, North Stonington, CT 06359 Tax Map #101/2732, Lot #04/7287
(PH opened on 12/14/06 & continued to & closed on 1/11/07; Received on 11/09/06 & Commission must act on or by 3/15/07)
Secretary Steinbrecher read the application into the record.
Seated: R. Stewart, L. Steinbrecher, V. Gregoropoulos, A. Nalwalk, C. Elias seated for E. Boissevain
MODIFIED MOTION by V. Gregoropoulos, SECOND by A. Nalwalk to approve SUB #06-185 with the 9 items listed on ZEO Grimord’s memo of 2/01/07 as listed below:
1. Remove the Inland Wetlands Commission sign off block from all pages of the plans.
2. Correct the wording of note #6 on page #1.
3. Provide the dimensions of the buildable area rectangles on both lots.
4. Add the following note: A certified as-built, to A-2 and T-2 level of accuracy, depicting the location and final grades of the shared driveway is to be submitted prior to the issuance of zoning permits for individual lot development.
5. Replace the “Paved Driveway Cross-Section” on sheet 3 of 3 with the cross-section detail submitted as Exhibit “B” and revise the plan view on sheet 2 of 3 to reflect the changes with the necessary grading to incorporate this change.
6. Add the elliptical drainage pipe detail to the plans that was a condition of the Inland Wetlands Approval and submitted to Planning & Zoning as Exhibit “H”. The plan view is to be corrected to reflect this change.
7. Revise the shared driveway configuration to reflect the changes to the driveway junction as shown on Exhibit “J” for an emergency services turnaround. This area is to be constructed and labeled as a load bearing shoulder to support emergency vehicles and is to be shown on the as-built plan referred to in #4 above.
8. Revise the plans to show the Conservation Easement Area submitted as Exhibit “F”. Submit DRAFT legal language and descriptions for the conveyance of the Conservation Easements to the Town of North Stonington for both parcels with the necessary reverse easements for installation and maintenance of the shared drive and underground utilities.
9. Add the following note: In addition to the Conservation Easement, the Planning & Zoning Commission has approved a fee in lieu of Open Space in the amount of $11,000 based on the appraisal report submitted as Exhibit “C”. The fee is to be paid in full to the Town’s Open Space Fund prior to the issuance of Zoning Compliance Permits for individual lot development.
MOTION CARRIED UNANIMOUSLY.
B. SPEC #07-005 (Special Permit) Application of Kidds & Company, L.L.C., 172 Providence-New London Turnpike, North Stonington, CT 06359 for a Child Daycare Facility on property located at 172 Providence-New London Turnpike, located about ¼ mile west of Route 2 rotary, North Stonington, CT 06359 Tax Map #121/2741, Lot #25/7483
(PH set to open on 2/01/07; Received on 1/04/07 & PH must close on or by 3/06/07)
7. NEW APPLICATIONS:
SPEC #07-018 (Special Permit) Application of the North Stonington Little League Association, Inc., c/o Jacques Parenteau, P.O. Box 419, North Stonington, CT 06359 to amend Special Permit #06-038 granted on 9/14/06 to waive the bond requirement for construction in the amount of $380,040. Tax Map #77/2723, Lot #64/2993A (Receive on 2/01/07; & Commission to set for PH on or by 4/05/07
Secretary Steinbrecher read the application into the record.
The Commission set the Public Hearing on this application for March 1, 2007.
8. SENIOR PLANNING & ZONING OFFICIAL’S REPORT/ISSUES:
ZEO Report/January
ZEO Grimord went over his enforcement report for the month of January.
9. NEW BUSINESS: None
The Commission briefly discussed Home Occupation regulations.
10. OLD BUSINESS:
A. RC #06-205 (Regulation Change) Application of Milltown Commons, L.L.C., P.O. Box 183, North Stonington, CT 06359 for a text amendment to establish design development districts containing mixed uses. (NO ACTION NEEDED; PH set to open on 2/08/07; Received on 12/14/06 & PH must close on or by 3/13/07)
B. RC #07-010 (Regulation Change) Application of the North Stonington Planning & Zoning Commission, 40 Main Street, North Stonington, CT 06359 to modify Section 703.2(b) pertaining to Special Permit procedures and Appendix C, State & Town Road List; and to delete Section 503.4, pertaining to Minimum Lot Area & Section 509, Development Flexibility for Open Space Preservation of the Zoning Regulations. (Commission to receive on 1/11/07 & set for PH as their schedule permits)
C. RC #07-001 (Regulation Change) Application of Ann Renehan, P.O. Box 695, Southport, CT 06890 to amend the Town of North Stonington Zoning Regulations to create a new Section 729-Membership Club-Sports as a Specially Permitted use in the R-40, 60, 80 and OR Zones. This proposal lists accessory uses, land requirements, residential requirements, and other regulatory requirements for the use.
(NO ACTION NEEDED; PH set to open on 3/01/07; Received on 1/04/07 & PH must close on or by 4/03/07)
Secretary Steinbrecher stated no action was needed for items A-C.
D. The Commission discussed the need to be clear when they make motions and the need to have motions in writing.
The Commission also discussed procedure for their Regulation Change.
11. PLANNING ISSUES & DISCUSSION:
A. Ad-Hoc Committee
The consensus of the Planning & Zoning Commission was to disband and thank the Ad-Hoc Committee.
B. NEMO Task Force Update
Vice-Chairman Gregoropoulos stated their will be a NEMO Task Force meeting on February 5, 2007 to discuss the next steps.
C. Upcoming P&Z Workshops
2/08/07: Tod Evers, Riroto, L.L.C. requesting a workshop to continue discussing the proposed subdivision for property located at 116A Wintechog Hill Road at 6:00 p.m. in the New Town Hall, Conference Room, 40 Main Street, North Stonington, CT 06359.
12. CORRESPONDENCE:
The Commission went over the correspondence in their packets.
13. REVIEW MINUTES:
Review minutes of Regular Meeting of 1/11/07.
MOTION by L. Steinbrecher, SECOND by V. Gregoropoulos to approve the Regular Meeting minutes of 1/11/07 with the necessary corrections. MOTION CARRIED UNANIMOUSLY.
14. ADJOURNMENT:
MOTION by L. Steinbrecher, SECOND by V. Gregoropoulos to adjourn the meeting at 9:30 p.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch, Administrative Assistant
Planning & Zoning Office
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