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REGULAR MEETING
THURSDAY, AUGUST 2, 2007 - 7:00 P.M.
New Town Hall
Conference Room
40 Main Street
North Stonington, CT 06359
Minutes Approved ~ August 9, 2007
1. CALL MEETING TO ORDER: Chairman Stewart called the Regular Meeting of the North Stonington Planning & Zoning Commission to order on Thursday, August 2, 2007 at 7:01 p.m. at the New Town Hall, Conference Room.
COMMISSIONERS PRESENT: G. Russell Stewart, III, Chairman, Vilma Gregoropoulos, Vice-Chairman, Anne Nalwalk, Louis Steinbrecher, Secretary (arrived at 7:02 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 and P&Z Attorney Michael Carey.
2. ADDITIONS TO THE AGENDA:
MOTION by V. Gregoropoulos, SECOND by A. Nalwalk to amend the agenda to discuss Borderlands Pilot Project under New Business. MOTION CARRIED UNANIMOUSLY.
A. Nalwalk asked the Commission to acknowledge the passing of Don Henne.
3. PUBLIC COMMENT:
The following people spoke:
Ann Brown submitted to the Commission regulations that she wrote on affordable housing for the Commission to look at.
Nita Kincaid asked why the Commission’s 8/09/07 meeting is being held at 8:00 p.m. and not at the regular meeting time of 7:00 p.m. ZEO Grimord stated the meeting is being held at a different location to accommodate an expected large attendance. The room is not available till 8:00 p.m. The Board of Education uses the facilities and does not adjust its schedule to fit the Planning and Zoning Commission’s needs.
Ann Nelson commented on the affordable housing regulations that were submitted to the Commission by Ann Brown.
4. PUBLIC HEARINGS:
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)
Secretary Steinbrecher read the application into the record.
Seated: L. Steinbrecher, A. Nalwalk, E. Boissevain, V. Gregoropoulos, R. Stewart
Mr. Alan J. Pesch, Attys. Lewis Wise and Mark Branse and Design Architect, Mr. Kevin Tubridy, were present for this application.
Mr. Alan Pesch indicated on a map the revised area encompassed by the regulation change.
Mr. Rabbitt submitted for the record (Exhibit A) the existing zoning for the area and the proposed floating zone. He went over the proposed zoning regulation with the revisions suggested by staff with applicant approval.
The Commission asked questions regarding the proposal.
Mr. Tubridy submitted for the record (Exhibit B) a spread sheet of the general zoning requirements for Milltown Commons.
Chairman Stewart asked if there were any questions or comments from the public pertaining to this application. The following people spoke:
Paul Aperal on behalf of Girouard Associates
Pat Lewis, Boombridge Rd.
Joe Derby, Girouard Associates
Nita Kincaid, Babcock Rd.
Ann Renehan, E. Clarks Falls Rd.
Atty. Phillip Walker of Becker & Walker
Tim Crandall
Ann Brown, Mystic Rd.
Brian Cooper, Main St.
Pat Turner, Main St.
Robin Hall
Anne Nelson
Dick Cooper
Chairman Stewart asked if there was anyone from the public who would like to speak in favor of this application. The following person spoke:
Dick Cooper
Chairman Stewart asked if there was anyone from the public who would like to speak against the application. The following people spoke:
Ann Brown
Madeline Jeffery on behalf of the Land Alliance
Atty. Phillip Walker
Brian Cooper
Nita Kincaid
Pat Turner
Robin Hall
Jeff Hall
Ann Renehan
ZEO Grimord stated that the Commission has received correspondence pertaining to the proposed regulation change that will be entered into the record.
MOTION by V. Gregoropoulos, SECOND by A. Nalwalk to close the Public Hearing on RC #07-074. MOTION CARRIED UNANIMOUSLY.
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. (NO ACTION NEEDED; 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)
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. (NO ACTION NEEDED; 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)
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)
The Commission briefly discussed the proposed regulation change and gave staff directions and had questions for Atty. Carey.
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. (NO ACTION NEEDED; 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. (NO ACTION NEEDED; 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:
A. 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
(Commission to receive on 8/02/07 & set for PH on or by 10/04/07)
Secretary Steinbrecher read the application into the record. The Commission set the Public Hearing on SPEC #07-122 for 10/04/07.
B. 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 (Receive on 8/02/07 & set for PH on or by 10/04/07)
Secretary Steinbrecher read the application into the record. The Commission set the Public Hearing on SPEC #07-124 for 10/04/07.
C. 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 (Receive on 8/02/07 & set for PH on or by 10/04/07)
Secretary Steinbrecher read the application into the record. The Commission set the Public Hearing on SUB #07-125 for 10/04/07.
8. SENIOR PLANNING & ZONING OFFICIAL’S REPORT/ISSUES:
ZEO Enforcement Report/June & July
ZEO Grimord went over his enforcement reports for the months of June and July.
A. Nalwalk stated that Mr. Abbott on Northwest Corner Road is parking his oil truck at his home again.
9. NEW BUSINESS:
Borderlands Pilot Project
Vice-Chairman Gregoropoulos gave the Commission members a copy of the Borderlands Pilot project and asked them to review it.
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)
The Commission set the public hearing on RC #07-106 for 9/06/07.
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)
The Commission set the public hearing on SUB #07-114 for 9/06/07.
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)
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.
C. THE PLANNING & ZONING COMMISSION MEETING ON 8/09/07 WILL BE HELD AT THE NORTH STONINGTON ELEMENTARY SCHOOL, MULTI-PURPOSE ROOM, 311 NORWICH-WESTER ROAD, NORTH STONINGTON, CT 06359 AT 8:00 P.M.
12. CORRESPONDENCE:
The Commission went over the correspondence in their packets.
13. REVIEW MINUTES:
Review minutes of Regular Meeting of 7/05/07.
MOTION by V. Gregoropoulos, SECOND by E. Boissevain to approve the regular meeting minutes of 7/05/07 with the necessary corrections. MOTION CARRIED UNANIMOUSLY.
14. ADJOURNMENT:
MOTION by V. Gregoropoulos, SECOND by L. Steinbrecher to adjourn the meeting at 12:08 a.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch, Administrative Assistant
Planning & Zoning Office
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