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REGULAR MEETING
THURSDAY, SEPTEMBER 6, 2007 - 7:00 P.M.
New Town Hall
Conference Room
40 Main Street
North Stonington, CT 06359
Minutes Approved ~ September 13, 2007
1. CALL MEETING TO ORDER: Chairman Stewart called the Regular Meeting of the North Stonington Planning & Zoning Commission to order on Thursday, September 6, 2007 at 7:04 p.m. at the New Town Hall, Multi-Purpose Room.
COMMISSIONERS PRESENT: G. Russell Stewart, III, Chairman, Vilma Gregoropoulos, Vice-Chairman, Louis Steinbrecher, Secretary, Anne Nalwalk, 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 and P&Z Attorney Michael Carey
2. ADDITIONS TO THE AGENDA:
MOTION by V. Gregoropoulos, SECOND by A. Nalwalk to amend the agenda to add the Conservation Commission and Affordable Housing handout submitted by Ann Brown at a previous meeting under New Business. MOTION CARRIED UNANIMOUSLY.
3. PUBLIC COMMENT: None
4. COMMISSION REVIEW:
Review of revised zoning map
Marc Tate, GIS/IT Coordinator reviewed the revisions to the zoning map with the Commission. The Commission will review and offer suggestions at their next meeting.
5. PUBLIC HEARINGS:
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”. (PH scheduled to open on 9/06/07; Received on 7/05/07 & PH must close on or by 10/09/07)
Secretary Steinbrecher read the application into the record.
Seated: L. Steinbrecher, R. Stewart, V. Gregoropoulos, E. Boissevain, A. Nalwalk
Mr. John Turner was present for this application and gave his review of the proposed regulation change. Mr. Turner submitted for the record (Exhibit A) a chronology of events.
Mr. Turner read a letter into the record from the Economic Development Commission.
The Commission asked questions and made comments pertaining to this proposal.
Chairman Stewart asked if there was anyone from the public who had comments or questions in favor of this application. The following people spoke.
Anne Renehan
Gary Kincaid
Pat Turner
Gary Baron
Nick Mullane, 1st Selectman had some questions and comments he made pertaining to this application.
Nita Kincaid
Brad Borden
Madeline Jeffery
Frank Eppinger
Chairman Stewart asked if there was anyone from the public who had comments or questions against this application. The following person spoke.
Brad Currier, Vice-Chairman of EDC
Secretary Steinbrecher read a letter from SCCOG into the record.
Mr. Turner rebutted stated that he urges the Commission to repeal these regulation quickly.
MOTION by V. Gregoropoulos, SECOND by A. Nalwalk to close the Public Hearing on RC #07-106. MOTION CARRIED UNANIMOUSLY.
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 (PH scheduled to open on 9/06/07; Received on 7/05/07 & PH must close on or by 10/09/07)
Secretary Steinbrecher read the application into the record.
Seated: L. Steinbrecher, V. Gregoropoulos, A. Nalwalk, R. Stewart, E. Boissevain
Mr. John Comeau, LS and Mr. Paul LeBlanc, PE were present for this application and went over the proposed site-plan.
Mr. Comeau stated the applicant is requesting a waiver to the open space requirement.
ZEO Grimord went over his memo pertaining to this application.
Chairman Stewart asked if there was anyone from the public who had questions or comments in favor of this application. There were none.
Chairman Stewart asked if there was anyone from the public who had questions or comments against this application. There were none.
MOTION by V. Gregoropoulos, SECOND by A. Nalwalk to close the Public Hearing on SUB #07-114. MOTION CARRIED UNANIMOUSLY.
MOTION by V. Gregoropoulos, SECOND by A. Nalwalk to amend the agenda to go to Item 8c under pending applications and then back to the regular agenda format. MOTION CARRIED UNANIMOUSLY.
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. (PH scheduled to open on 9/06/07; Received on 7/05/07 & PH must close on or by 10/09/07)
Secretary Steinbrecher read the application into the record.
Seated: L. Steinbrecher, A. Nalwalk, R. Stewart, E. Boissevain, V. Gregoropoulos
ZEO Grimord stated the Commission has a letter from the applicant who was not able to be at the Public Hearing this evening.
MOTION by E. Boissevain, SECOND by A. Nalwalk to continue the Public Hearing on RC #07-115 to 9/13/07. MOTION CARRIED UNANIMOUSLY.
D. 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, 8/30/07 & 9/20/07 (extension granted); Received on 5/03/07 & PH must close on or by 10/11/07)
E. 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, 8/30/07 & 9/20/07 (extension granted); Received on 5/03/07 & PH must close on or
by 10/11/07)
Secretary Steinbrecher stated no action was needed for items D and E.
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 & Commission must act on or by 10/04/07)
Secretary Steinbrecher read the application into the record.
Seated: A. Nalwalk, L. Steinbrecher, E. Boissevain, R. Stewart, V. Gregoropoulos
Atty. Carey stated that only the members seated should deliberate on this application.
Mr. Rabbitt went over his revisions with the Commission and discussion followed. Discussion tabled to meeting on 9/13/07.
B. 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”. (PH scheduled to open on 9/06/07; Received on 7/05/07 & PH must close on or by 10/09/07)
Secretary Steinbrecher read the application into the record.
Seated: A. Nalwalk, V. Gregoropoulos, R. Stewart, E. Boissevain, L. Steinbrecher
The Commission deliberated on this application and discussed some possible modifications.
C. 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 (PH scheduled to open on 9/06/07; Received on 7/05/07 & PH must close on or by 10/09/07)
Seated: L. Steinbrecher, A. Nalwalk, E. Boissevain, R. Stewart, V. Gregoropoulos
MOTION by V. Gregoropoulos, SECOND by L. Steinbrecher to waive the open space requirement for the subdivision under Section 8-25 of the C.G.S. The new parcel created as part of this subdivision is to be transferred to a family member for no consideration. MOTION CARRIED UNANIMOUSLY.
MOTION by V. Gregoropoulos, SECOND by L. Steinbrecher to approve SUB #07-114 with the added note from the ZEO’s memo of 9/4/07. MOTION CARRIED UNANIMOUSLY.
D. 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. (PH scheduled to open on 9/06/07; Received on 7/05/07 & PH must close on or by 10/09/07
E. 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, 8/30/07 & 9/20/07 (extension granted); Received on 5/03/07 & PH must close on or by 10/11/07)
F. 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, 8/30/07 & 9/20/07 (extension granted); Received on 5/03/07 & PH must close on or
by 10/11/07)
Secretary Steinbrecher stated no action was needed on items E & F.
7. NEW APPLICATIONS: None
8. SENIOR PLANNING & ZONING OFFICIAL’S REPORT/ISSUES:
ZEO Enforcement Report/August
ZEO Grimord went over his enforcement report for the month of August.
9. NEW BUSINESS:
A. Conservation Commission
Vice-Chairman Gregoropoulos stated the Chairman of the Conservation Commission would like feedback from the Planning & Zoning Commission on any issues the P&Z would like the Conservation Commission to work on.
B. Affordable Housing Handout
Vice-Chairman Gregoropoulos suggested Atty. Carey look at the Affordable Housing Handout from Ann Brown.
10. OLD BUSINESS:
A. Request for an extension to occupy a mobile home/RV during the construction of a dwelling. Request is made by Cynthia and Bruce Douglass, 251 Northwest Corner Road, North Stonington, CT 06359. Permit #’s 05-089 & 06-151.
ZEO gave a brief history on this request. The Commission will table this item for 30 days.
B. 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)
C. SPEC #07-124 (Special Permit) 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)
D. 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 #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:
12. CORRESPONDENCE:
The Commission went over the correspondence in their packets.
13. REVIEW MINUTES:
Review minutes of Regular Meeting of 8/09/07 and Special Meeting of 8/30/07.
MOTION by V. Gregoropoulos, SECOND by L. Steinbrecher to approve the regular meeting minutes of 8/09/07 and the special meeting minutes of 8/30/07 with the necessary corrections. MOTION CARRIED UNANIMOUSLY.
14. ADJOURNMENT:
MOTION by V. Gregoropoulos, SECOND by L. Steinbrecher to adjourn the meeting at 11:33 p.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch, Administrative Assistant
Planning & Zoning Office
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