Town of
North Stonington, CT
PLANNING & ZONING COMMISSION
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REGULAR MEETING
THURSDAY, NOVEMBER 5, 2009 – 7:00 P.M.
New Town Hall
Conference Room
40 Main Street
North Stonington, CT 06359
Minutes Approved ~ December 3, 2009
1. CALL MEETING TO ORDER: Chairman Stewart called the Regular Meeting of the North Stonington Planning & Zoning Commission to order on Thursday, November 5, 2009 at 7:05 p.m. at the New Town Hall, Conference Room.
COMMISSIONERS PRESENT: G. Russell Stewart, III, Chairman, Vilma J. Gregoropoulos, Secretary, Elaine Boissevain and Joe Siner
COMMISSIONERS ABSENT: Louis E. Steinbrecher, Vice-Chairman and Alternate Members Ann Brown, Susan Grufstedt and Duncan Schweitzer
STAFF PRESENT: Sr. Planner/ZEO Juliet Leeming and Administrative Assistant Cheryl Konsavitch.
2. ADDITIONS TO THE AGENDA: None
3. PUBLIC COMMENT: None
4. PUBLIC HEARINGS:
SPEC #09-091 (Special Permit) Application of Stonington Congregation of Jehovah’s Witnesses, c/o Ronald Sherman, 135 Liberty Street, Pawcatuck, CT 06379 to construct a House of Worship on property located at 530 Providence-New London Turnpike, North Stonington, CT 06359 Tax Map #112, Parcel #7791/8145 (PH scheduled to open on 11/05/09; Commission received on 10/08/09 & PH must close on or
by 12/09/09)
Secretary Gregoropoulos read the application into the record.
Seated: R. Stewart, V. Gregoropoulos, E. Boissevain, J. Siner
Eric Jacobsen, P.E. went over the site-plan with the Commission. Mr. Jacobsen stated that the applicant could not meet the 15% impervious surface regulation on a prior application that was withdrawn. Mr. Jacobsen stated the Congregation has purchased an additional 2.8 acres to meet this regulation.
Mr. Jacobsen stated that two congregations meet at this site with approximately 100 people in each congregation. The building is not intrusive with a brick façade and a 45 x 95 attached carport. Mr. Jacobsen went over the comments from the Fire Chief.
Mark Reynolds, P.E., stated that there is direct and straight access from the road to the structure.
Mr. Jacobsen stated that they have approval from DOT with no comments and also went over the waiver request to Section 1904.1.
ZEO Leeming went over her memo and stated that her comments have been addressed.
Chairman Stewart asked if there were any comments from the public.
Shawn Murphy asked a question pertaining to parking and Mr. Reynolds stated that parking on the road would not be an issue since there are drainage swales that would prohibit it.
Chairman Stewart asked if there was anyone from the public speaking against this application. There were none.
Chairman Stewart asked if there was anyone from the public speaking in favor of this application. The following person spoke:
Ronald Sherman
MOTION by V. Gregoropoulos, SECOND by E. Boissevain to close the Public Hearing on SPEC #09-091. MOTION CARRIED UNANIMOUSLY.
5. COMMISSION REVIEW: None
6. PENDING APPLICATIONS:
SPEC #09-091 (Special Permit) Application of Stonington Congregation of Jehovah’s Witnesses, c/o Ronald Sherman, 135 Liberty Street, Pawcatuck, CT 06379 to construct a House of Worship on property located at 530 Providence-New London Turnpike, North Stonington, CT 06359 Tax Map #112, Parcel #7791/8145 (PH scheduled to open on 11/05/09; Commission received on 10/08/09 & PH must close on or
by 12/09/09)
Seated: R. Stewart, V. Gregoropoulos, E. Boissevain, J. Siner
Secretary Gregoropoulos read the waiver request into the record.
WAIVER GRANTED
MOTION by V. Gregoropoulos, SECOND by E. Boissevain to approve the waiver request to Section 1904.1 with the following reason:
Section 1904.1 – Parking Space Size – The waiver is requested as the parking stall requirement based on square footage of the proposed building = (67). The proposed parking as designed meets the maximum percentage of impervious surface of 15%. It is presently at 14.8% of total square footage of this parcel as designed. To increase the parking stalls to 10’ x 20’ would increase the impervious surface and would be contrary to our goals of limiting impervious surface.
MOTION CARRIED UNANIMOUSLY.
DECISION
MOTION by V. Gregoropoulos, SECOND by E. Boissevain to approve SPEC #09-091 with the following conditions:
1. Wetlands approval is needed. Application is currently before Wetlands for the statutory 30 days and should be approved at their November 18, 2009 meeting.
2. Show Cape Cod curbing on plans.
3. The facility will be equipped with an automatic fire detection system which signals directly to a central station and
4. A $17,000.00 bond to be posted as follows: A $3000.00 cash bond to deal with any emergency Erosion & Sediment problems and any direct supervision costs incurred by the Town and the balance of $14,000.00 being provided in cash, letter of credit, or commercial surety instrument in a form acceptable to the Town.
MOTION CARRIED UNANIMOUSLY.
FINDINGS
1602.1 that the proposal is adequately served by an appropriately designed and sufficient water supply, and sanitary facilities;
The use was demonstrated in the Public Hearing to meet this finding.
1602.2 that the use(s) and/or structure(s) be arranged, constructed, and operated in a manner that protects the health, safety and welfare of the citizens of North Stonington;
The use was demonstrated in the Public Hearing to meet this finding.
1602.3 that transportation services are adequate and no traffic congestion or undue traffic generation will result that would cause a deleterious effect on the local welfare or the safety of the motoring public;
Adequate site-lines have been shown on the Plans and the traffic study submitted concluded that the intersection and adjacent roadways can adequately accommodate the anticipated traffic increases generated by the proposed Kingdom Hall and it will not have any adverse impact on the surrounding roadway network;
1602.4 that the use and/or structure will be in harmony with the appropriate and orderly development of the zoning district in which it is proposed to be situated, and that it will not be noxious, offensive, or detrimental to the area by reason of odors, fumes, dust, noise, vibrations, appearance, or other similar reasons.
A Worship Hall or Church is a permitted use in the zone in which it is proposed to be located;
1602.5 that no adverse effect will result to the character of the district, property values, historic features, or prosperity of the immediate neighborhood;
The use was demonstrated in the Public Hearing to meet this finding.
1602.6 the preservation of the character of the immediate neighborhood in terms of scale, density, intensity of use and architectural character;
The proposed building conforms to the design guidelines outlined in Section 1711. Additionally, all HVAC equipment is enclosed within the structure and therefore hidden from view and a separate shed is proposed to store the grounds keeping equipment.
1602.7 that no significant impact on environmental resources will result; and
The small area of wetlands will not be affected by this project.
1602.8 that the proposed use and/or structure is consistent with future development as identified and envisioned in these regulations and the North Stonington Plan of Conservation and Development
The use was demonstrated in the Public Hearing to meet this finding.
7. NEW APPLICATIONS:
A. RC #09-096 (Regulation Change) Application of V&M Construction, Inc., 22 Beach Street, Westerly, RI 02891 to amend the Town of North Stonington Zoning Regulations to add new zoning district for affordable housing development with related zoning standards.
(Commission to receive on 11/05/09 & set for PH on or by 1/08/10)
The Commission set the Public Hearing on RC #09-096 for 12/03/09.
B. ZC #09-097 (Zone Change) Application of V&M Construction, Inc., 22 Beach Street, Westerly, RI 02891 to amend the Town of North Stonington Zoning Map to add new Affordable Housing Development Overlay Zone. The proposed zone consists of 7.29 acres with 600 feet of frontage on Route 2 & borders on the Commercial One (C1) Zone to the South & the R40 Residential Zone to the West & North & identified as Map/Parcel #10l/3214/4126/5046/6957
(Commission to receive on 11/05/09 & set for PH on or by 1/08/10)
The Commission set the Public Hearing on RC #09-096 for 12/03/09.
8. PLANNING ISSUES & DISCUSSION:
A. Agricultural Regulations
ZEO Leeming went over the proposed draft agricultural regulations with the Commission and the next step will be a one hour workshop with the public.
B. Small Wind Regulations
ZEO Leeming went over the proposed draft small wind regulations with the Commission and will submit the application for 11/12/09.
C. Workshop to be held on 12/03/09 at 6:00 p.m. in the New Town Hall Conference Room with Southeastern Connecticut Housing Alliance Director, Jane Dauphinais to discuss zoning strategies for affordable housing.
D. The Planning & Zoning Commission will not hold their regularly scheduled meeting on 11/12/09. The Commission will attend a Special Meeting off-site workshop titled “Reinventing Commercial Strips” on that date. The Commission’s next regularly scheduled meeting is 12/03/09.
9. SENIOR PLANNER & ZONING OFFICIAL’S REPORT/ISSUES:
ZEO Activity Report/October and Zoning Issues
ZEO Leeming went over her activities for the month of October. Ms. Leeming also discussed the White, Tillinghast and the Murray property. Ms. Leeming stated that there has been no noticeable improvement in 3 months on Mr. Murray’s property and would like permission from the Commission to take this issue to the next level pertaining to his Special Permit.
The consensus of the Commission was to take the next step with the attorney.
ZEO Leeming went over the possibility of applicant’s submitting some plans on 11 x 17 paper. E. Boissevain stated that you were not able to read the print.
ZEO Leeming stated that the North Stonington Bible would like to modify their approved site plan.
Mr. Scott Tracy, representing the N.S. Bible Church stated they would like to flop the phases of the site-plan.
The Commission had no issue with this and stated that this was minor in nature and could be handled through the ZEO.
10. NEW BUSINESS: None
11. OLD BUSINESS: None
12. CORRESPONDENCE:
The Commission went over the correspondence in their packets.
13. REVIEW MINUTES:
Review minutes of Regular Meeting of 10/08/09.
MOTION by E. Boissevain, SECOND by J. Siner to approve the regular meeting minutes of 10/08/09 with the necessary corrections. MOTION CARRIED UNANIMOUSLY.
14. ADJOURNMENT:
MOTION by V. Gregoropoulos, SECOND by E. Boissevain to adjourn the meeting at 8:50 p.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch
Cheryl Konsavitch, Administrative Assistant
Planning & Zoning Office
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