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Town of
North Stonington, CT
PLANNING & ZONING COMMISSION
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REGULAR MEETING
THURSDAY, DECEMBER 4, 2008 – 7:00 P.M.
New Town Hall
Conference Room
40 Main Street
North Stonington, CT 06359
Minutes Approved ~ December 11, 2008
1. CALL MEETING TO ORDER: Chairman Stewart called the Regular Meeting of the North Stonington Planning & Zoning Commission to order on Thursday, December 4, 2008 at 7:00 p.m. at the New Town Hall, Conference Room.
COMMISSIONERS PRESENT: G. Russell Stewart, III, Chairman, Elaine Boissevain, Vice-Chairman, Vilma Gregoropoulos, Secretary, Louis E. Steinbrecher, Joseph Siner and Alternate Members Ann Brown and Susan Grufstedt
COMMISSIONERS ABSENT: Duncan Schweitzer
STAFF PRESENT: Administrative Assistant Cheryl Konsavitch, Sr. Planner & ZEO Juliet Leeming, Contracted SCCOG Planner, Jamie Rabbitt and Commission Attorney Mike Carey
2. ADDITIONS TO THE AGENDA: None
3. ELECTION OF OFFICERS:
MOTION by E. Boissevain, SECOND by J. Siner to nominate R. Stewart for Chairman. MOTION CARRIED UNANIMOUSLY.
G. Russell Stewart, III is Chairman
MOTION by E. Boissevain, SECOND by V. Gregoropoulos to nominate L. Steinbrecher for Vice-Chairman. MOTION CARRIED UNANIMOUSLY.
Louis E. Steinbrecher is Vice-Chairman
MOTION by E. Boissevain, SECOND by L. Steinbrecher to nominate V. Gregoropoulos for Secretary. MOTION CARRIED UNANIMOUSLY.
Vilma J. Gregoropoulos is Secretary.
4. PUBLIC COMMENT:
Chris Johnston asked the Commission to add campgrounds to their bucket list.
5. PUBLIC HEARINGS:
A. #08-099 (Zoning Map) Application of the Planning & Zoning Commission, New Town Hall, 40 Main Street, North Stonington, CT 06359 to amend the Town’s Zoning Map in the following manner: 1. Change the existing classification of the Commercial District in the Holly Green area (southwest side of Route 2) to Commercial District One (C1), see map. 2. Change the existing classification of the Commercial District south of Main Street on the east side of Route 2 to Commercial District Two (C2), see
map. 3. Change the existing classification of the Highway Commercial District (HC) on the northeast side of the Rotary (intersection of Route 2 and 184) to Village Commercial (VC), see map.
Secretary Gregoropoulos read the application into the record.
Seated: R. Stewart, L. Steinbrecher, V. Gregoropoulos, E. Boissevain, J. Siner
Mr. Jamie Rabbitt gave a brief overview of the proposed revisions to the Town’s Zoning map. Mr. Rabbitt stated the Town’s existing regulations and map contain 8 zoning districts and 3 overlay areas. The proposed revisions to the Zoning Map and subsequent hearing for the Zoning Regulations contain a total of 10 Zoning Districts and 3 overlay areas.
Mr. Rabbitt stated there are no changes to the boundaries of the residential districts and the Town is only proposing to reclassify the existing Commercial Districts into 2 separate zones. The Commercial 1 which is the Holly Green area and Commercial 2 which is located South east of Main Street on Route 2 in the Green Onion area. The other new proposed district is the Village Commercial district which is located just north east of the Rotary including and around Mystic Pizza.
Chairman Stewart asked if there was anyone from the public with questions or comments pertaining to this application. The following people spoke:
Paul Kowack
Pat Lewis
Mac Turner
Nita Kincaid
Brad Borden
Ann Renehan
Carl Johnston
Ron Lewis
Bill Ricker
MOTION by V. Gregoropoulos, SECOND by L. Steinbrecher to recess application #08-099 until after the other 2 Public Hearings are heard. MOTION CARRIED UNANIMOUSLY.
B. #08-100 (Regulation Changes to zoning text) Application of the Planning & Zoning Commission, New Town Hall, 40 Main Street, North Stonington, CT 06359 to adopt New Zoning Regulations which include revisions to the Town’s existing Zoning Districts: Residential, Section 400: Residential District (R40) High Density Residential District, Section 410: Residential District (R60) Medium Density Residential District, Section 420: Residential District (R80) Rural Residential Preservation District, Section 500:
Commercial District (C1), Section 510: Commercial District (C2), Section 600: Village Commercial District (VC), Section 700: Highway Commercial District (HC), Section 800: Office/Research District (OR), Section 900: Industrial District (I), Section 1000: Commercial Development District (CD), Section 1103: Village Preservation Overlay Areas (VP), Section 1104: Aquifer Protection Overlay Areas (AP), Section 1105: Seasonal Overlay Areas (SU), Section 1210: New England Village Special Design District (NEV-SDD). Revisions are also being proposed to the sections involving dimensional requirements, non-conforming buildings and uses, supplementary regulations, special permits, site plan requirements, parking and loading, landscaping and signage and to the Sections that deal with administrative and procedural issues involving the Zoning Board of Appeals, Amendments and Validity.
Secretary Gregoropoulos read the application into the record.
Seated: R. Stewart, L. Steinbrecher, V. Gregoropoulos, E. Boissevain, J. Siner
MOTION by V. Gregoropoulos, SECOND by E. Boissevain to include all testimony from this hearing and incorporate it into the 1st Public Hearing. MOTION CARRIED UNANIMOUSLY.
Mr. Rabbitt gave a brief overview of the proposed revisions to the zoning regulations.
Chairman Stewart asked if there was anyone from the public with questions or comments pertaining to this application. The following people spoke:
Chris Chrissos
Brad Borden
Nita Kincaid
Marc Petrin
Pat Lewis
Ann Renehan
Fred Knous
Linda Pershac, EDC
Nick Mullance, 1st Selectman
Chris Johnston
Brad Currier
Marilyn MacKay
Diana Urban
Brian Rathbun
Dick Cooper
Jim Holdridge
Bill Ricker
Bill Green
Madeline Jeffery
Mr. Rabbitt addressed questions pertaining to non-conforming uses and structures, floating zones, the special permit process and permits by right, buildable square, duplexes, multi-family and project review fees.
MOTION by V. Gregoropoulos, SECOND by L. Steinbrecher to recess the Public Hearing on application #08-100 until Item C is heard. MOTION CARRIED UNANIMOUSLY.
C. #08-101 (Revisions to Subdivision text) Application of the Planning & Zoning Commission, New Town Hall, 40 Main Street, North Stonington, CT 06359 to adopt new Subdivision Regulations that include revisions to the Town’s existing Subdivision Regulations: Revisions to the Town’s Regulations involve Section (new or amended): Section 1-Title, Purpose and Authority, and Effective date, Section 2-Definitions, Section 3-Administration, Section 4-Application Process, Section 5-Subdivision Plan Requirements,
Section 6-Subdivision Design Standards, Section 7-Improvement Specifications, Section 8-Waivers, Section 9-Violations and Penalties, Section 10-Separability, Section 11-Appeals.
Secretary Gregoropoulos read the application into the record.
Seated: R. Stewart, L. Steinbrecher, V. Gregoropoulos, E. Boissevain, J. Siner
MOTION by V. Gregoropoulos, SECOND by J. Siner to include all testimony from this hearing and incorporate it into the 1st and 2nd Public Hearing. MOTION CARRIED UNANIMOUSLY.
Mr. Rabbitt highlighted the primary changes in the Subdivision Regulations.
Chairman Stewart asked if there was anyone from the public with questions or comments pertaining to this application. The following people spoke:
Nick Mullane, 1st Selectman
Nita Kincaid
Bill Ricker
Ron Lewis
Fred Knous
Ann Renehan
Pat Lewis
MOTION by L. Steinbrecher, SECOND by E. Boissevain to close the Public Hearing on application #08-101. MOTION CARRIED UNANIMOUSLY.
A. #08-099 (Zoning Map) Application of the Planning & Zoning Commission, New Town Hall, 40 Main Street, North Stonington, CT 06359 to amend the Town’s Zoning Map in the following manner: 1. Change the existing classification of the Commercial District in the Holly Green area (southwest side of Route 2) to Commercial District One (C1), see map. 2. Change the existing classification of the Commercial District south of Main Street on the east side of Route 2 to Commercial District Two (C2), see
map. 3. Change the existing classification of the Highway Commercial District (HC) on the northeast side of the Rotary (intersection of Route 2 and 184) to Village Commercial (VC), see map.
MOTION by L. Steinbrecher, SECOND by E. Boissevain to close the Public Hearing on application #08-099. MOTION CARRIED.
In Favor: R. Stewart, L. Steinbrecher, E. Boissevain
Opposed: V. Gregoropoulos, J. Siner
B. #08-100 (Regulation Changes to zoning text) Application of the Planning & Zoning Commission, New Town Hall, 40 Main Street, North Stonington, CT 06359 to adopt New Zoning Regulations which include revisions to the Town’s existing Zoning Districts: Residential, Section 400: Residential District (R40) High Density Residential District, Section 410: Residential District (R60) Medium Density Residential District, Section 420: Residential District (R80) Rural Residential Preservation District, Section 500:
Commercial District (C1), Section 510: Commercial District (C2), Section 600: Village Commercial District (VC), Section 700: Highway Commercial District (HC), Section 800: Office/Research District (OR), Section 900: Industrial District (I), Section 1000: Commercial Development District (CD), Section 1103: Village Preservation Overlay Areas (VP), Section 1104: Aquifer Protection Overlay Areas (AP), Section 1105: Seasonal Overlay Areas (SU), Section 1210: New England Village Special Design District (NEV-SDD). Revisions are also being proposed to the sections involving dimensional requirements, non-conforming buildings and uses, supplementary regulations, special permits, site plan requirements, parking and loading, landscaping and signage and to the Sections that deal with administrative and procedural issues involving the Zoning Board of Appeals, Amendments and Validity.
MOTION by V. Gregoropoulos, SECOND by E. Boissevain to continue the Public Hearing on application #08-100 to Tuesday, December 9, 2008 at the New Town Hall, Conference Room, 40 Main Street, North Stonington, CT 06359. MOTION CARRIED UNANIMOUSLY.
6. COMMISSION REVIEW:
#08-105 Connecticut General Statue 8-24, On behalf of the Board of Selectmen, First Selectman Nicholas Mullane, II requesting Planning & Zoning Commission review, in accordance with Connecticut General Statue 8-24, on the following item: The Town has been asked by the Green Machine Bio, L.L.C. to partner with the land owner, Emery & Sandra Nemeskay, 116A Wintechog Hill Road, Tax Map #93, Parcel #9744/9745 to construct and operate a wind farm to consist of five (5) wind turbines generators and the necessary access roads (private), foundations, switchyard, power poles, ancillary buildings to support the wind turbines. The initial arrangement would be for twenty-five
(25) years with the Town of North Stonington being the public utility having options to renew the contract.
Secretary Gregoropoulos read the application into the record.
Nicholas Mullane, 1st Selectman went over the application.
The Commission asked for schematics and tabled this item until their December 11, 2008 meeting.
7. PENDING APPLICATIONS:
A. #08-099 (Zoning Map) Application of the Planning & Zoning Commission, New Town Hall, 40 Main Street, North Stonington, CT 06359 to amend the Town’s Zoning Map in the following manner: 1. Change the existing classification of the Commercial District in the Holly Green area (southwest side of Route 2) to Commercial District One (C1), see map. 2. Change the existing classification of the Commercial District south of Main Street on the east side of Route 2 to Commercial District Two (C2), see
map. 3. Change the existing classification of the Highway Commercial District (HC) on the northeast side of the Rotary (intersection of Route 2 and 184) to Village Commercial (VC), see map.
B. #08-100 (Regulation Changes to zoning text) Application of the Planning & Zoning Commission, New Town Hall, 40 Main Street, North Stonington, CT 06359 to adopt New Zoning Regulations which include revisions to the Town’s existing Zoning Districts: Residential, Section 400: Residential District (R40) High Density Residential District, Section 410: Residential District (R60) Medium Density Residential District, Section 420: Residential District (R80) Rural Residential Preservation District, Section 500:
Commercial District (C1), Section 510: Commercial District (C2), Section 600: Village Commercial District (VC), Section 700: Highway Commercial District (HC), Section 800: Office/Research District (OR), Section 900: Industrial District (I), Section 1000: Commercial Development District (CD), Section 1103: Village Preservation Overlay Areas (VP), Section 1104: Aquifer Protection Overlay Areas (AP), Section 1105: Seasonal Overlay Areas (SU), Section 1210: New England Village Special Design District (NEV-SDD). Revisions are also being proposed to the sections involving dimensional requirements, non-conforming buildings and uses, supplementary regulations, special permits, site plan requirements, parking and loading, landscaping and signage and to the Sections that deal with administrative and procedural issues involving the Zoning Board of Appeals, Amendments and Validity.
C. #08-101 (Revisions to Subdivision text) Application of the Planning & Zoning Commission, New Town Hall, 40 Main Street, North Stonington, CT 06359 to adopt new Subdivision Regulations that include revisions to the Town’s existing Subdivision Regulations: Revisions to the Town’s Regulations involve Section (new or amended): Section 1-Title, Purpose and Authority, and Effective date, Section 2-Definitions, Section 3-Administration, Section 4-Application Process, Section 5-Subdivision Plan Requirements,
Section 6-Subdivision Design Standards, Section 7-Improvement Specifications, Section 8-Waivers, Section 9-Violations and Penalties, Section 10-Separability, Section 11-Appeals.
8. NEW APPLICATIONS:
9. PLANNING ISSUES & DISCUSSION:
10. SENIOR PLANNER & ZONING OFFICIAL’S REPORT/ISSUES:
11. NEW BUSINESS: None
12. OLD BUSINESS: None
13. CORRESPONDENCE:
The Commission went over the correspondence in their packets.
14. REVIEW MINUTES:
Review minutes of Regular Meeting of 11/13/08
MOTION by V. Gregoropoulos, SECOND by J. Siner to approve the regular meeting minutes of 11/13/08 with the necessary corrections. MOTION CARRIED UNANIMOUSLY.
15. ADJOURNMENT:
MOTION by V. Gregoropoulos, SECOND by E. Boissevain to adjourn the meeting at 11:50 p.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch
Cheryl Konsavitch, Administrative Assistant
Planning & Zoning Office
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