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REGULAR MEETING
THURSDAY, JULY 5, 2007 - 7:00 P.M.
North Stonington Elementary School
Multi-Purpose Room
311 Norwich-Westerly Road
North Stonington, CT 06359
Minutes Approved ~ August 2, 2007
1. CALL MEETING TO ORDER: Chairman Stewart called the Regular Meeting of the North Stonington Planning & Zoning Commission to order on Thursday, July 5, 2007 at 7:09 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, Elaine Boissevain and Alternate Members Duncan Schweitzer and Joseph Siner
COMMISSIONERS ABSENT: Alternate Member Susan Grufstedt
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 Weixue 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 scheduled to open on 7/05/07; Received on 5/03/07 & PH must close on or by 8/07/07)
Secretary Steinbrecher read the application into the record.
Seated: L. Steinbrecher, V. Gregoropoulos, E. Boissevain, R. Stewart, A. Nalwalk
Chairman Stewart stated that the applicant would be giving a lengthy presentation on both applications, which should take about 3 ½ hours. The public would not be given an opportunity to speak tonight on these applications. Chairman Stewart stated the public would have a chance to speak on these applications at the 8/09/07 meeting.
Several members of the public spoke in regard to not being able to voice their opinions on these applications and thought the Public Hearing should not have been held in July and also should have been held on a Saturday.
Mr. Rabbitt went over the statutory requirements for receiving an application and the public hearing process.
Atty. Bates representing the applicant introduced the team and discussed the text amendment and submitted for the record the following Exhibits:
A - Garden Court, L.L.C. Application
B - Flyer regarding Planning & Zoning Meeting of 7/05/07
C - Letter from Robinson & Cole (Atty. Bates) HOD text change & map amendment petitions
D - Current North Stonington Zoning Regulations
E - Current North Stonington Subdivision Regulations
F - Letter from Robinson & Cole (Atty. Bates) Prior Approvals
G - Correspondence regarding Fire Protection Information
The Commission asked questions pertaining to this application.
Chairman Stewart read the request for an extension of the Public Hearing time into the record.
MOTION by L. Steinbrecher, SECOND by V. Gregoropoulos to accept the extension request for an additional 65 days. MOTION CARRIED UNANIMOUSLY.
MOTION by V. Gregoropoulos, SECOND by L. Steinbrecher to continue the Public Hearing on RC #07-060 to 8/09/07. 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 scheduled to open on 7/05/07; Received on 5/03/07 & PH must close on or by 8/07/07)
Secretary Steinbrecher read the application into the record.
Seated: L. Steinbrecher, E. Boissevain, A. Nalwalk, R. Stewart, V. Gregoropoulos
Atty. Bates requested that the Certificates of Mailings and the petitions against the application be entered as part of the hearing record.
Atty. Bates asked that the evidence from the Public Hearing on RC #07-060 be entered into the record for the ZC #07-061.
Atty. Bates discussed the Zone Change and the following people gave presentations on this application:
Mr. James Ruskowski, applicant discussed his background and why he chose this site.
Ms. Cheryl Peterson, Chief Engineer gave an overview of the site.
Mr. Mark Anderson, Chief Executive Officer and Director of Planning gave an overview of the Concept Plan and submitted for the record (Exhibit A) a letter from Mason & Associates, Inc. on Vernal Pool Assessment.
Mr. John Shevlin, Vice-President of Pare Corporation gave a traffic analysis of the project. Mr. Shevlin also submitted for the record (Exhibit B) a traffic study of am and pm peak hours.
Mr. Russell Slayback, Senior Consultant at Leggette, Brashears & Graham, Inc. a professional ground water and environmental engineering service went over the water supply and sewage disposal potential and submitted for the record (Exhibit C) a letter pertaining to his presentation.
Mr. Stan Gniazdowski, President of Realty Concepts, Inc. went over the economic impacts of this application and submitted for the record (Exhibit D) an Impact Analysis.
Mr. Robert Sitkowski of Robinson & Cole, L.L.P. went over the affordable housing plan and submitted for the record (Exhibit E) the surprising realities of apartment living.
Mr. Robert Sitkowski of Robinson & Cole, L.L.P. reviewed the affordable housing plan.
Atty. Bates entered into the record (Exhibit F) a petition in favor of the application.
MOTION by V. Gregoropoulos, SECOND by A. Nalwalk to accept the extension request for an additional 65 days. MOTION CARRIED UNANIMOUSLY.
MOTION by V. Gregoropoulos, SECOND by E. Boissevain to continue the Public Hearing on ZC #07-061 to 8/09/07. MOTION CARRIED UNANIMOUSLY.
C. 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. (NO ACTION NEEDED; 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)
5. COMMISSION REVIEW: None
6. PENDING APPLICATIONS:
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. (NO ACTION NEEDED; PH set for 7/05/07; Received on 5/03/07 & PH must close on or by 8/07/07)
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 set for 7/05/07; Received on 5/03/07 & PH must close on or by 8/07/07)
7. NEW APPLICATIONS:
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”. (Commission to receive on 7/05/07 & set for PH on or by 9/06/07)
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 (Commission to receive on 7/05/07 & set for PH on or by 9/06/07)
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. (Commission to receive on 7/05/07 & set for PH on or by 9/06/07)
The Commission set the public hearing on RC #07-115 for 9/06/07.
8. SENIOR PLANNING & ZONING OFFICIAL’S REPORT/ISSUES:
9. NEW BUSINESS: None
10. OLD BUSINESS: None
11. PLANNING ISSUES & DISCUSSION:
A. Shunock River Non-Infringement Area ERT Study
The ERT report will possibly be ready in August.
B. NEMO Task Force Update
No update on Items B.
C. Inclusionary Zoning
D. Floating Zones
The Commission had no new information on Items C & D and will remove them from the agenda.
12. CORRESPONDENCE:
The Commission went over the correspondence in their packets.
13. REVIEW MINUTES:
Review minutes of Regular Meeting of 6/14/07.
MOTION by L. Steinbrecher, SECOND by A. Nalwalk to approve the regular meeting minutes of 6/14/07 with the necessary corrections. MOTION CARRIED UNANIMOUSLY.
14. ADJOURNMENT:
MOTION by L. Steinbrecher, SECOND by A. Nalwalk to adjourn the meeting at 11:30 p.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch, Administrative Assistant
Planning & Zoning Office
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