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REGULAR MEETING
THURSDAY, AUGUST 9, 2007 - 8:00 P.M.
North Stonington Elementary School
Multi-Purpose Room
311 Norwich-Westerly Road
North Stonington, CT 06359
Draft Minutes
1. CALL MEETING TO ORDER: Chairman Stewart called the Regular Meeting of the North Stonington Planning & Zoning Commission to order on Thursday, August 9, 2007 at 8:00 p.m. at the North Stonington Elementary School, Multi-Purpose Room.
COMMISSIONERS PRESENT: G. Russell Stewart, III, Chairman, Vilma Gregoropoulos, Vice-Chairman, Anne Nalwalk, Louis Steinbrecher, Secretary (arrived at 8:42 p.m.), Elaine Boissevain and Alternate Members Duncan Schweitzer, Joseph Siner and Susan Grufstedt
COMMISSIONERS ABSENT: None
STAFF PRESENT: Sr. Planner & Zoning Official Craig Grimord, Administrative Assistant Cheryl Konsavitch, Contracted SCCOG Planner, Jamie Rabbitt, P&Z Attorney Michael Carey, P&Z Consulting Engineer Donald Aubrey and P&Z Traffic Engineer Kermit Hua
2. ADDITIONS TO THE AGENDA: None
3. PUBLIC COMMENT: None
4. PUBLIC HEARINGS:
A. RC #07-060 (Regulation Change) Application of Garden Court, L.L.C., c/o James Ruskowski, 1420 Route 169, Woodstock, CT 06281 to amend the Town of North Stonington Zoning Regulations to add new Housing Opportunity Development or “HOD” overlay district regulations. The regulations apply to housing development in which, for at least 40 years after initial occupancy of units within the proposed development, (1) not less than 15% of the dwelling units will be sold or rented as units of affordable housing, as defined in Conn. Gen. Stat. 8-30g, for persons or families whose income is less than or equal to 80% of the area or statewide median income, whichever is less; and (2) not less than 15% of the dwelling units will be sold or rented as units of affordable housing, for
persons or families whose income is less than or equal to 60% of the area or statewide median income, whichever is less. (PH opened on 7/05/07 & continued to 8/09/07 (extension granted); Received on 5/03/07 & PH must close on or by 10/11/07)
Vice-Chairman Gregoropoulos read the application into the record.
Seated: V. Gregoropoulos, R. Stewart, E. Boissevain, A. Nalwalk, D. Schweitzer seated for L. Steinbrecher
Atty. Bates went over a few items that needed clarification from the July 5, 2007 meeting and submitted for the record the following exhibits:
Exhibit H - Letter from Heritage Design Group to Planning & Zoning on Garden Court, L.L.C.-HOD Map Amendment Application Wetland Area Calculation Building Height
Exhibit I - Letter from Heritage Design Group to Planning & Zoning on Garden Court, L.L.C. - HOD Map Amendment Application Realty Concepts Report & As-of-right Subdivision Assumptions
Exhibit J - Letter from Realty Concepts, Inc. to Atty. Bates on Garden Court, L.L.C.
Exhibit K - Memo from Pare Corporation for File on Garden Court Residential Development
Exhibit L - Memo from Pare Corporation to Patrick Lafayette, Town Engineer on Garden Court Residential Development
Exhibit M - Memo from Robert Sitkowski to Tim Bates on Effect of Garden Court on Town’s Affordability Threshold & Possibility for Moratorium for Certain 8-30g Applications
Exhibit N - Petition in Favor of Housing Opportunity District
Chairman Stewart asked if there were any questions or comments from the public pertaining to this application. The following people spoke:
George Parent, 37 Stillman Rd.
Stephen Green, 314 Northwest Corner Rd.
Mike Zuckowski, 81 Yawbux Valley Rd.
Jane Awphinaul, 826 Groton Long Point Rd.
Phillip Walker, Becker & Walker
John Olsen, 358 Wyassup Rd.
Art Pintauro, 2 Starlight Lane
Ken Banks, 202 Denison Hill Rd.
Tammy Sherron, 145 Boombridge Rd.
Shay-Revocable Trust, 490B Providence-New London Turnpike
Jo Negri, 150 Providence-New London Turnpike
Colleen Sottile, 72A Stillman Rd.
Gary Baron, 181 Babcock Rd.
Kristin Campbell, 155 Boombridge Rd.
William Crandall, 274 Providence-New London Turnpike
Nita Kincaid, 51 Babcock Rd.
Pat Lewis, 116 Boom Bridge Rd.
David Doyle, 150 Providence-New London Turnpike
Randy Winslow, 235 Clarks Falls Rd.
William McCauley, 146 Boombridge Rd.
Richard Chioccola, 21 Fowler Rd.
Ledyard Lewis, 233 Boom Bridge Rd.
Diana Urban, 146 Babcock Rd.
Tod Evers, 108 Mystic Rd.
Helen Bill, 72D Cranberry Bog Rd.
Tim Main, 26 Mains Crossing Rd.
Atty. Bates asked that Mr. Main be available for questions at upcoming meetings for Garden Court.
MOTION by V. Gregoropoulos, SECOND by A. Nalwalk to continue the Public Hearing on RC #07-060 to 8/30/07 at 7:00 p.m. at the North Stonington Elementary School, Multi-Purpose Room. MOTION CARRIED UNANIMOUSLY.
B. ZC #07-061 (Zone Change) Application of Garden Court, L.L.C., c/o James Ruskowski, 1420 Route 169, Woodstock, CT 06281 to amend the Town of North Stonington Zoning Map to add new Housing Opportunity Development or “HOD” overlay zone. The proposed zone consists of two parcels identified as Map/Block/Lot #118/2751/49/3006 & #119/2751/59/9950, totaling 97+/- acres of land. Located on the West side of Boom Bridge Road, North of I-95 and East of Cranberry Bog Road, approximately 1000’ south of the intersection of Boom Bridge Road and CT Rte. 184. (PH opened on 7/05/07 & continued to 8/09/07 (extension granted); Received on 5/03/07 & PH must close on or by 10/11/07)
Secretary Steinbrecher read the application into the record.
Seated: L. Steinbrecher, V. Gregoropoulos, E. Boissevain, A. Nalwalk, R. Stewart
Atty. Bates asked that all testimony from the RC #07-060 public hearing be put into the record for ZC #07-061.
The Commission discussed a site-walk of the property and it was determined that they would do individual site-walks.
MOTION by V. Gregoropoulos, SECOND by A. Nalwalk to continue the Public Hearing on ZC #07-060 to 8/30/07 at 7:00 p.m. at the North Stonington Elementary School, Multi-Purpose Room. MOTION CARRIED UNANIMOUSLY.
5. COMMISSION REVIEW: None
6. PENDING APPLICATIONS:
A. RC #07-074 (Regulation Change) Application of Milltown Commons, L.L.C., P.O. Box 183, North Stonington, CT 06359 amend the Town of North Stonington Zoning Regulations to create a “new” Section 409 to include regulatory language for the creation of New England Village Special Design Districts, and to modify existing Section(s) 304, 401, 501, 701 and Appendix “A” to conform to the new regulations. (PH opened on 6/14/07 & continued to 8/02/07; Received on 5/10/07 & PH must close on or by 8/02/07)
B. RC #07-060 (Regulation Change) Application of Garden Court, L.L.C., c/o James Ruskowski, 1420 Route 169, Woodstock, CT 06281 to amend the Town of North Stonington Zoning Regulations to add new Housing Opportunity Development or “HOD” overlay district regulations. The regulations apply to housing development in which, for at least 40 years after initial occupancy of units within the proposed development, (1) not less than 15% of the dwelling units will be sold or rented as units of affordable housing, as defined in Conn. Gen. Stat. 8-30g, for persons or families whose income is less than or equal to 80% of the area or statewide median income, whichever is less; and (2) not less than 15% of the dwelling units will be sold or rented as units of affordable housing, for
persons or families whose income is less than or equal to 60% of the area or statewide median income, whichever is less. (PH opened on 7/05/07 & continued to 8/09/07 (extension granted); Received on 5/03/07 & PH must close on or by 10/11/07)
C. ZC #07-061 (Zone Change) Application of Garden Court, L.L.C., c/o James Ruskowski, 1420 Route 169, Woodstock, CT 06281 to amend the Town of North Stonington Zoning Map to add new Housing Opportunity Development or “HOD” overlay zone. The proposed zone consists of two parcels identified as Map/Block/Lot #118/2751/49/3006 & #119/2751/59/9950, totaling 97+/- acres of land. Located on the West side of Boom Bridge Road, North of I-95 and East of Cranberry Bog Road, approximately 1000’ south of the intersection of Boom Bridge Road and CT Rte. 184. (PH opened on 7/05/07 & continued to 8/09/07 (extension granted); Received on 5/03/07 & PH must close on or by 10/11/07)
7. NEW APPLICATIONS: None
8. SENIOR PLANNING & ZONING OFFICIAL’S REPORT/ISSUES: None
9. NEW BUSINESS: None
10. OLD BUSINESS:
A. RC #07-106 (Regulation Change) Application of John Turner, 37 Main Street, North Stonington, CT 06359 to amend the Town of North Stonington Zoning Regulations to repeal the regulations in Section 403.5 pertaining to Film & TV Studios, Film & TV Studio Entertainment Facilities, Theaters, Performing Arts Schools and Accessory Retail Stores, from the list of uses Specially Permitted in the Industrial Zone off Route 49, south of I-95 and to remove the associated definitions from Appendix “A”. (NO ACTION NEEDED; PH scheduled to open on 9/06/07; Received on 7/05/07 & PH must close on or by 10/09/07)
B. SUB #07-114 (Hickory Hill Farm 2-Lot Subdivision) Application of Brian M. & Deborah M. Browne, 10 Pinewoods Road, North Stonington, CT 06359 for a 2-lot subdivision on property located at 10 Pinewoods Road and Denison Hill Road, North Stonington, CT 06359. Map #90, Parcel #6572 (NO ACTION NEEDED; PH scheduled to open on 9/06/07; Received on 7/05/07 & PH must close on or by 10/09/07)
C. RC #07-115 (Regulation Change) Application of STPR Realty Development Group, L.L.C., c/o Atty. Thomas J. Londregan, 38 Huntington Street, New London, CT 06320 to amend the Town of North Stonington Zoning Regulations to add new Section 307 that would allow for the creation of floating zones for age-restricted cluster housing on parcels containing a minimum of 90 contiguous acres. (NO ACTION NEEDED; PH scheduled to open on 9/06/07; Received on 7/05/07 & PH must close on or by 10/09/07)
D. SPEC #07-122 (Residential Caretaker) Application of Jason L. & Susan Storey, 62 Yawbux Valley Road, North Stonington, CT 06359 for a Special Permit to construct a residential caretaker apartment structure at 70 Yawbux Valley Road, property of Kathryn Burgess located on the south side of Yawbux Valley Road, approximately 3300’ easterly of the intersection of Yawbux Valley Road and Ryder Road, North Stonington, CT 06359. Map #86, Parcel #7056
(NO ACTION NEEDED; PH scheduled to open on 10/04/07; Received on 8/02/07 & PH must close on or by 11/06/07)
E. SPEC #07-124 Application of Bison Brook Farms, Inc., 141 Swantown Road, Preston, CT 06365 for a renewal of a Special Use Permit for Earth Excavation/Filling, property of Bison Brook Farms, Inc. at property located at 42 Button Road, approximately 2,500 feet north of the intersection of Northwest Corner Road and Button Road, North Stonington, CT 06359. Map #44, Parcel #6155 (NO ACTION NEEDED; PH scheduled to open on 10/04/07; Received on 8/02/07 & PH must close on or by 11/06/07)
F. SUB #07-125 (9- lot Subdivision) Application of Concord Equity Group, L.L.C., c/o Dana Barnes, 16 William F. Palmer Road, Moodus, CT 06469 for a 9-lot subdivision, property of Heirs of Thurman Main for property located on Babcock Road, North Stonington, CT 06359. Map #2742, Parcel #3901 (NO ACTION NEEDED; PH scheduled to open on 10/04/07; Received on 8/02/07 & PH must close on or by 11/06/07)
11. PLANNING ISSUES & DISCUSSION:
A. Shunock River Non-Infringement Area ERT Study
No update on Items A.
B. NEMO Task Force Update
No update on Item B.
12. CORRESPONDENCE:
The Commission went over the correspondence in their packets.
13. REVIEW MINUTES:
Review minutes of Regular Meeting of 8/02/07.
MOTION by V. Gregoropoulos, SECOND by L. Steinbrecher to approve the regular meeting minutes of 8/02/07 with the necessary corrections. MOTION CARRIED UNANIMOUSLY.
14. ADJOURNMENT:
MOTION by L. Steinbrecherv, SECOND by V. Gregoropoulos the meeting at 10:35 p.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch, Administrative Assistant
Planning & Zoning Office
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