North Stonington, CT - Planning and Zoning Commission Draft Minutes for 12/06/2007

Planning and Zoning Commission Draft Minutes for 12/06/2007

Town of

North Stonington, CT

PLANNING & ZONING COMMISSION

REGULAR MEETING

THURSDAY, DECEMBER 6, 2007 – 7:00 P.M.

New Town Hall

Conference Room

40 Main Street

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, December 6, 2007 at 7:06 p.m. at the New Town Hall, Conference Room.

COMMISSIONERS PRESENT: G. Russell Stewart, III, Chairman, Vilma Gregoropoulos, Vice-Chairman, Louis Steinbrecher, Secretary, Elaine Boissevain, Joseph Siner and Alternate Members Duncan Schweitzer and Susan Grufstedt

COMMISSIONERS ABSENT: Alternate Member Ann Brown

STAFF PRESENT: Sr. Planner & Zoning Official Craig Grimord, Administrative Assistant Cheryl Konsavitch, Contracted SCCOG Planner, Jamie Rabbitt and P&Z Attorney Michael Carey

2. ELECTION OF OFFICERS:

MOTION by L. Steinbrecher, SECOND by J. Siner to nominate R. Stewart for Chairman. MOTION CARRIED UNANIMOUSLY.

MOTION by L. Steinbrecher, SECOND by J. Siner to close the nominations for Chairman. MOTION CARRIED UNANIMOULSY.

The vote of the Commission for Chairman was unanimous for G. Russell Stewart.

MOTION by E. Boissevain, SECOND by D. Schweitzer to nominate V. Gregoropoulos for Vice-Chairman. MOTION CARRIED.

MOTION by L. Steinbrecher, SECOND by S. Grufstedt to nominate E. Boissevain for Vice-Chairman. MOTION CARRIED.

MOTION by L. Steinbrecher, SECOND by S. Grufstedt to close the nominations for Vice-Chairman. MOTION CARRIED UNANIMOUSLY.

The vote of the Commission for Vice-Chairman was for E. Boissevain.

For V. Gregoropoulos: D. Schweitzer, V. Gregoropoulos

For E. Boissevain: R. Stewart, L. Steinbrecher, E. Boissevain, S. Grufstedt, J. Siner

MOTION by S. Grufstedt, SECOND by E. Boissevain to nominate L. Steinbrecher for Secretary. MOTION CARRIED.

MOTION by L. Steinbrecher, SECOND by J. Siner to nominate V. Gregoropoulos for Secretary. MOTION CARRIED.

MOTION by L. Steinbrecher, SECOND by S. Grufstedt to close the nominations for Secretary. MOTION CARRIED UNANIMOUSLY.

The vote of the Commission for Secretary was for V. Gregoropoulos.

For L. Steinbrecher: S. Grufstedt

For V. Gregoropoulos: R. Stewart, L. Steinbrecher, E. Boissevain, V. Gregoropoulos, J. Siner, D. Schweitzer

3. ADDITIONS TO THE AGENDA: None

4. PUBLIC COMMENT: None

7. 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. (PH opened on 7/05/07 & continued to 8/09/07, 8/30/07, 9/20/07, 9/27/07 & 10/11/07 (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. (PH opened on 7/05/07 & continued to 8/09/07, 8/30/07, 9/20/07, 9/27/07 & 10/11/07 (extension granted); Received on 5/03/07 & PH must close on or by 10/11/07)

The Commission will hold a Special Meeting to continue deliberations on RC #07-060 and RC #07-061 to Thursday, December 13, 2007 at 6:00 p.m. in the New Town Hall.

5. PUBLIC HEARINGS:

A. RC #07-169 (Regulation Change) Application of the Planning & Zoning Commission, New Town Hall, 40 Main Street, North Stonington, CT 06359 to amend the Town of North Stonington Zoning Regulations for a moratorium to Sections 403.1 (all uses), Section 403.2 (all uses), Section 403.4 (all uses) and Section 403.5 (all uses) (PH scheduled to open on 12/06/07; Received on 11/08/07; & Commission must act on or by 1/08/08)

Secretary Gregoropoulos read the application into the record.

Seated: R. Stewart, E. Boissevain, V. Gregoropoulos, L. Steinbrecher, J. Siner

Mr. Rabbitt went over RC #07-169 and the intent of the moratorium with the Commission.

The Commission discussed the regulation change with staff.

Secretary Gregoropoulos read and acknowledged correspondence into the record from SCCOG, Economic Development Commission, Conservation Commission, Ann Brown, George Brown and Ron Lewis.

Nicholas Mullane, 1^st Selectman read a letter into the record from the Selectmen.

Chairman Stewart asked if there were any questions or comments in favor of this application from the public. The following person spoke:

Nita Kincaid

Chairman Stewart asked if there were any questions or comments against this application from the public. The following people spoke:

Paul Aparo

Paul Liistro

Joe Derby

Janet Fiore

The Commission discussed continuing the Public Hearing on this application.

Ann Renehan commented on this application.

MOTION by L. Steinbrecher, SECOND by E. Boissevain to close the Public Hearing on RC #07-169. MOTION CARRIED.

Opposed: V. Gregoropoulos

B. RC #07-170 (Regulation Change) Application of the Planning & Zoning Commission, New Town Hall, 40 Main Street, North Stonington, CT 06359 to amend the Town of North Stonington Subdivision Regulations for a moratorium to Sections 1 thru 9. (PH scheduled to open on 12/06/07; Received on 11/08/07; & Commission must act on or by 1/08/08)

Secretary Gregoropoulos read the application into the record.

Seated: R. Stewart, E. Boissevain, V. Gregoropoulos, L. Steinbrecher, J. Siner

MOTION by L. Steinbrecher, SECOND by V. Gregoropoulos to incorporate all the testimony and correspondence from RC #07-169 into the record for RC #07-170. MOTION CARRIED UNANIMOUSLY.

Chairman Stewart asked if there were any questions or comments in favor of this application from the public. There were none.

Chairman Stewart asked if there were any questions or comments against this application from the public. There were none.

MOTION by L. Steinbrecher, SECOND by E. Boissevain to close the Public Hearing on RC #07-170. MOTION CARRIED.

V. Gregoropoulos did not vote.

C. SPEC #07-149 (Duplex Residence) Application of Gary J. Winalski, 9 Heritage Drive, Stonington, CT 06378 for a Special Permit to construct a Duplex Residence on property located at 152 Wyassup Road, property of Henry Han, North Stonington, CT 06359. Map #95, Parcel #6223. (PH scheduled to open on 12/06/07; Received on 10/04/07 & PH must close on or by 1/08/08)

Secretary Gregoropoulos read the application into the record.

L. Steinbrecher recused himself because he owns property within the Coats Farm Subdivision.

Seated: R. Stewart, E. Boissevain, V. Gregoropoulos, J. Siner, S. Grufstedt seated for L. Steinbrecher

Mr. Gary Winalski, Engineer represented the applicant.

Mr. Winalski went over the site plan with the Commission.

The Commission asked questions pertaining to this application.

ZEO Grimord stated correspondence has been received from various people and the Assessor.

Secretary Gregoropoulos read the Assessor’s letter into the record.

ZEO Grimord went over his memo pertaining to this application.

Chairman Stewart asked if there were any comments or questions from the public in favor of this application. There were none.

Chairman Stewart asked if there were any comment or questions from the public against this application. The following people spoke.

Mary Sanford

Doug Murray

Stephanie Murray

Dan Van Dale

Lou Bugby

Kick Karsmarski, 51 Chester Main

Robert Iorio, Chester Main

Nita Kincaid

Steven Reck

Deborah Karsmarski, 51 Chester Main

Bob Shabunia

Several people spoke who did not state their name or was not audible.

Secretary Gregoropoulos read letters into the record from the Recks, Ciprianis and the Walters

The Commission discussed the application.

Mr. Winalski submitted for the record (Exhibit A & B) a site plan of the property and pictures of the site.

Amended MOTION by V. Gregoropoulos, SECOND by S. Grufstedt to continue the Public Hearing on SPEC #07-149 to 1/03/08. MOTION CARRIED UNANIMOUSLY.

D. SPEC #07-155 (Shunock Estates II) ) Application of Joseph Mascaro, Raymond Trebisacci, Stephen Reck & Steven Bossie, 53 Oshwigochie Hills Road, Niantic, CT 06357 for a modification of an approved Special Permit (#06-085) to allow an upgrade of the existing wetlands crossing to allow for the construction of a covered bridge on property located behind 126 Babcock Road, one mile east on Babcock Road from the intersection of Wyassup Road and Babcock Road. The property is located on the South side of Babcock Road. Tax Map #110/2742, Lot #31/8197

(PH scheduled to open on 12/06/07; Commission received on 10/11/07 & PH must close on or by 1/08/08)

Secretary Gregoropoulos read the application into the record.

Seated: R. Stewart, E. Boissevain, V. Gregoropoulos, J. Siner, D. Schweitzer seated for L. Steinbrecher who left

Ms. Ellen Bartlett of CLA Engineers submitted a letter to the Commission requesting a continuance of the Public Hearing to January due to additional design plans required for the bridge deck.

MOTION by V. Gregoropoulos, SECOND by J. Siner to continue the Public Hearing on SPEC #07-155 to 1/03/07. MOTION CARRIED UNANIMOUSLY.

6. COMMISSION REVIEW: None

7. PENDING APPLICATIONS: (cont’d.)

(PH scheduled to open on 12/06/07; Commission received on 10/11/07 & PH must close on or by 1/08/08)

8. NEW APPLICATIONS:

A. SPEC #07-178 (Special Permit) Application of Stano Trombino, 26 Main Street, Ashaway, RI 02804 for Special Permit for a combined retail store and restaurant on property located at 323 Clarks Falls Road, North Stonington, CT 06359. Tax Map #112, Parcel #261 (Receive on 12/06/07 & Commission to set for PH on or by 2/07/08)

The Commission scheduled the Public Hearing on SPEC #07-178 for 1/03/08 and directed the ZEO to inform the applicant that outside consultants would be needed to review the proposal and a project review fee agreement, pert the Town Ordinance, would be required.

B. SPEC #07-180 (Special Permit) Application of Frank Verzillo, 22 Beach Street, Westerly, RI 02891 for a Special Permit for a Membership Club on property located on Clarks Falls Road, property of J.E. Ackley, L.L.C., North Stonington, CT 06359. Tax Map #105, Parcel #9110. (Receive on 12/06/07 & Commission to set for PH on or by 2/07/08)

The Commission scheduled the Public Hearing on SPEC #07-180 for 1/03/08 and directed the ZEO to inform the applicant that outside consultants would be needed to review the proposal and a project review fee agreement, pert the Town Ordinance, would be required.

9. SENIOR PLANNING & ZONING OFFICIAL’S REPORT/ISSUES:

ZEO Report/November

ZEO Grimord went over his Enforcement Report for the month of November

10. NEW BUSINESS: None

11. OLD BUSINESS:

SUB #07-125 (Babcock Ridge 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 #110, Parcel #3901 (NO ACTION NEEDED; PH scheduled to open on 12/13/07; Commission received on 10/11/07 & PH must close on or by 1/15/08)

12. PLANNING ISSUES & DISCUSSION:

Schedule of Meetings for 2008

MOTION by V. Gregoropoulos, SECOND by S. Grufstedt to approve the Schedule of Meetings for 2008. MOTION CARRIED UNANIMOUSLY.

13. CORRESPONDENCE:

The Commission went over the correspondence in their packets.

14. REVIEW MINUTES:

Review minutes of Regular Meeting of 11/08/07

MOTION by E. Boissevain, SECOND by D. Schweitzer to approve the minutes of the Regular Meeting minutes of 11/08/07 with the necessary corrections. MOTION CARRIED UNANIMOUSLY.

15. ADJOURNMENT:

MOTION by E. Boissevain, SECOND by V. Gregoropoulos to adjourn the meeting at 11:10 p.m. MOTION CARRIED UNANIMOUSLY.

Respectfully Submitted,

Cheryl Konsavitch, Administrative Assistant

Planning & Zoning Office