REGULAR MEETING
THURSDAY, APRIL 5, 2007 – 7:00 P.M.
New Town Hall
Conference Room
40 Main Street
North Stonington, CT 06359
Minutes Approved ~ April 12, 2007
1. CALL MEETING TO ORDER: Chairman G. Russell Stewart, III called the Regular Meeting of the North Stonington Planning & Zoning Commission to order on Thursday, April 5, 2007 at 7:08 p.m. at the New Town Hall, Conference Room.
COMMISSIONERS PRESENT: G. Russell Stewart, III, Chairman, Vilma Gregoropoulos, Vice-Chairman, Anne Nalwalk, Elaine Boissevain and Alternate Members Duncan Schweitzer and Susan Grufstedt (7:12 p.m.)
COMMISSIONERS ABSENT: Louis E. Steinbrecher, Secretary and Alternate Member Joseph Siner
STAFF PRESENT: Sr. Planner & Zoning Official Craig Grimord and Administrative Assistant Cheryl Konsavitch
2. ADDITIONS TO THE AGENDA: None
3. PUBLIC COMMENT:
Nita Kincaid, Babcock Road, asked if the Commission had the ability to specifically target a high density zone for affordable housing or do you have to let it go in where the applicant proposes. ZEO Grimord stated the Commission can designate an area where they prefer to have that type of use, but the applicant can put it on any parcel they choose as long as it means all the criteria.
Ms. Kincaid stated she has looked into the resources that the Commission and Mr. Rabbitt had recommended at a previous meeting on Floating Zones. Ms. Kincaid stated it is her impression that the Commission has the option to state to the applicant that they are not considering floating zones at this time, they are not in the Plan of Conservation and Development and it is a two step process. ZEO Grimord stated that Ms. Kincaid is correct in that the Commission has the authority to approve or deny a floating zone. Ms. Kincaid stated that she strongly hopes the Commission would not accept floating zones.
4. PUBLIC HEARINGS:
A. SPEC #07-021 (Home Occupation) Application of Kenneth E. Hellman, 403 Denison Hill Road, North Stonington CT 06359 to provide to the public horse drawn cart rides on property located at 403 Denison Hill Road, North Stonington, CT 06359. Tax Map #49/2754, Lot #86/5363
(PH opened on 3/08/07 & continued to 4/05/07; Received on 2/08/07 & PH must close on or by 4/10/07)
Vice-Chairman Gregoropoulos read the application into the record.
Seated: R. Stewart, V. Gregoropoulos, A. Nalwalk, E. Boissevain, D. Schweitzer seated for L. Steinbrecher
The applicant was not present.
ZEO Grimord stated that he sent the applicant a letter after the last Public Hearing when Mr. Hellman was not present. The letter stated the Commission had continued the Public Hearing and if Mr. Hellman planned to go forward with his proposal he would need to be present for this meeting.
Chairman Stewart asked if there were any questions or comments from the public pertaining to this application.
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.
MOTION by V. Gregoropoulos, SECOND by E. Boissevain to close the Public Hearing on
SPEC #07-021. MOTION CARRIED UNANIMOUSLY.
5. COMMISSION REVIEW:
SP #07-040 (Site Plan) Application of Perry K. Lorenz, 7 Lorenz Parkway, Ledyard, CT 06339 for modifications to existing site plan (no additions) for property located on Route 2 approximately 1600 ft. north of the intersection with Route 617 and 95 south on-ramp at Exit 92. Tax Map #122/2741, Lot #54/2529 & 6105. (Commission review set for 4/05/07 & must act on or by 5/10/07)
Vice-Chairman Gregoropoulos read the application into the record.
Seated: R. Stewart, V. Gregoropoulos, A. Nalwalk, E. Boissevain, S. Grufstedt seated for L. Steinbrecher
Mr. Perry Lorenz, President and Owner of A&Z Corporation and Eric Herman were present for this application.
Mr. Lorenz went over the site plan and gave a brief overview of what they proposed to do and stated they were asked for a few waivers. Mr. Lorenz stated they intended to use the site as a professional office use. The parking configuration is generally going to stay the same, except where the front of the existing building is to be removed. They will be creating a circular drive and a visitor entrance.
Mr. Lorenz stated there will be a 22,000 square feet decrease in impervious surface. They are going to focus a lot of there landscaping and beautification efforts in the disturbed areas. Mr. Lorenz stated that they would like the building to look rural in nature and showed the Commission some samples of architecture they intended to use and proposed signage.
ZEO Grimord went over his memo pertaining to this application and stated the applicant is requesting three waivers. ZEO Grimord stated the applicant has also submitted two bond estimates, one for landscaping and site improvements and erosion and sediment control and maintenance.
Vice-Chairman Gregoropoulos read correspondence into the record from the Inland Wetlands Commission, the Fire Department and the Economic Development Commission.
6. PENDING APPLICATIONS:
A. SPEC #07-021 (Home Occupation) Application of Kenneth E. Hellman, 403 Denison Hill Road, North Stonington CT 06359 to provide to the public horse drawn cart rides on property located at 403 Denison Hill Road, North Stonington, CT 06359. Tax Map #49/2754, Lot #86/5363
(PH opened on 3/08/07 & continued to 4/05/07; Received on 2/08/07 & PH must close on or by 4/10/07)
Vice-Chairman Gregoropoulos read the application into the record.
Seated: R. Stewart, V. Gregoropoulos, A. Nalwalk, E. Boissevain, D. Schweitzer for L. Steinbrecher
ZEO Grimord went over his memo pertaining to this application and went over the requirements for a Home Occupation. ZEO Grimord stated that he had told the applicant he does not meet the Home Occupation Requirements.
MOTION by V. Gregoropoulos, SECOND by A. Nalwalk to Deny application SPEC #07-021 WITHOUT PREJUDICE for the reason it does not comply with Section 704.4. MOTION CARRIED UNANIMOUSLY.
B. SP #07-040 (Site Plan) Application of Perry K. Lorenz, 7 Lorenz Parkway, Ledyard, CT 06339 for modifications to existing site plan (no additions) for property located on Route 2 approximately 1600 ft. north of the intersection with Route 617 and 95 south on-ramp at Exit 92. Tax Map #122/2741, Lot #54/2529 & 6105. (Commission review set for 4/05/07 & must act on or by 5/10/07)
Vice-Chairman Gregoropoulos read the application into the record.
Seated: R. Stewart, V. Gregoropoulos, A. Nalwalk, E. Boissevain, S. Grufstedt seated for L. Steinbrecher
MOTION by V. Gregoropoulos, SECOND by A. Nalwalk to approve the waiver request to Section 808.4, requiring paved walkways the full width of the planting strip. The reason is sidewalks do not currently exist and the applicant has stipulated that he will install sidewalks if they becoming necessary with a note a plan to that effect. MOTION CARRIED UNANIMOUSLY.
MOTION by V. Gregoropoulos, SECOND by S. Grufstedt to approve the waiver request to Section 808.6, requiring 30’ wide driveway widths for two-way traffic. The reason is the existing design has been adequate for the use, and requiring a 30’ width would require significant changes to the existing drainage and increase the amount of site disturbance. MOTION CARRIED UNANIMOUSLY.
MOTION by V. Gregoropoulos, SECOND by E. Boissevain to approve the waiver request to Section 808.12-d, to allow the scale of the elevation drawings to be reduced from the required 1/8” = 1’ to 1/10” = 1’. The reason would be that the reduced scale does not distort the understanding of the plans and allows the plans to be shown on one page. MOTION CARRIED UNANIMOUSLY.
The Commission has chosen to modify Section 615.1-e, of the landscaping requirements for the reason that the existing landscaping of the site is sufficient to satisfy the intent and purpose of the regulations. The applicant is proposing significant landscaping, above and beyond the requirements of the regulations for the areas that are to be actually disturbed. The natural landscaping is conducive to what the Commission is hoping for the Shunock Area.
Commission action regarding the review of the Design Review Requirements of Sections 808.12-c Architectural Style, 808.12-d Design Review Structures and 808.12-f Determination of Appropriateness.
It is the finding of the Commission that the proposed re-use of the existing professional office building and the improvements to be made to the building architecture and façade, will greatly enhance the site, the neighborhood and have no deleterious affect on nearby property values. The proposed renovations reflect comparably with the design of other structures within the Town that have a similar use. The Commission likes the rural type of materials that the applicant has chosen to use.
MOTION by V. Gregoropoulos, SECOND by A. Nalwalk to approve Site Plan application #07-040, application of Perry K. Lorenz, for property known as 46 Norwich-Westerly Road for renovations to the existing building and site facilities with the following modifications to bring the plans into compliance with the regulations:
1. Correct the number of parking spaces provided to 188 spaces
2. Provide the planting schedule and maintenance plan as required in the regulations per Section 808.12-a.
3. Correct the lighting plan per Section 617.5 of the Outdoor Lighting regulations, to show a maximum light pole height of 20’. Five of the existing lights exceed this height. Remove or replace these lights with a maximum 20’ pole. Please change all the on-site lighting to “metal-halide” or “white” lighting for consistency throughout the site.
MOTION CARRIED UNANIMOUSLY.
MOTION by V. Gregoropoulos, SECOND by A. Nalwalk to accept the estimated bond in the amount of $60,000 for landscaping and site improvements. MOTION CARRIED UNANIMOUSLY.
MOTION by V. Gregoropoulos, SECOND by E. Boissevain to accept the estimated bond in the amount of $8,000 for erosion and sediment control and maintenance. MOTION CARRIED UNANIMOUSLY.
7. NEW APPLICATIONS:
SPEC #07-047 (Special Permit) Application of Jonathan Edwards for Edwards Real Estate, L.L.C., 74/75 Chester Main Road, North Stonington, CT 06359 for a Special Permit to enlarge the winery/barn to include office, manufacturing/storage and tasting room spaces on property located at 74 Chester Main Road, on the easterly side of Chester Main Road approximately a ¼ mile north of the intersection of Chester Main and Wyassup Road, North Stonington, CT 06359. Tax Map #95/2733, Lot #90/0377 (Receive on 4/05/07 & Commission to set for PH on or by 6/07/07)
The Commission set the Public Hearing for this application for 5/10/07.
8. SENIOR PLANNING & ZONING OFFICIAL’S REPORT/ISSUES:
ZEO Report/March
ZEO Grimord went over his enforcement report for the month of March.
9. NEW BUSINESS:
ZEO Grimord stated that Mr. Rabbitt is moving along with the updates to the regulations.
10. OLD BUSINESS:
RC #07-031 (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 set to open on 5/03/07; Received on 3/01/07 & PH must close on or by 6/05/07)
Vice Chairman Gregoropoulos stated no action was needed on this item.
11. PLANNING ISSUES & DISCUSSION:
A. Shunock River Non-Infringement Area ERT Study
The Commission briefly discussed the ERT study site walk
B. NEMO Task Force Update
Upcoming Workshops:
4/12/07: Dana Barnes of Concord Equity Group, L.L.C., requesting a workshop to discuss a potential subdivision at 125 Babcock Road.
5/03/07: EDC requesting a workshop to present their ideas and get P&Z input.
The Commission directed the ZEO to draft a letter to the other Commissions and Agencies regarding the process for revising the Zoning and Subdivision Regulations.
12. CORRESPONDENCE:
The Commission went over the correspondence in their packets.
13. REVIEW MINUTES:
Review minutes of Workshop and Regular Meeting of 3/08/07.
MOTION by E. Boissevain, SECOND by A. Nalwalk to approve the Workshop and the Regular Meeting minutes of 3/08/07 with the necessary corrections. MOTION CARRIED UNANIMOUSLY.
14. ADJOURNMENT:
MOTION by V. Gregoropoulos, SECOND by S. Grufstedt to adjourn the meeting at 9:07 p.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch, Administrative Assistant
Planning & Zoning Office
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