Town of
North Stonington, CT
PLANNING & ZONING COMMISSION
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REGULAR MEETING
THURSDAY, JUNE 11, 2009 – 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, June 11, 2009 at 7:03 p.m. at the New Town Hall, Conference Room.
COMMISSIONERS PRESENT: G. Russell Stewart, III, Chairman, Louis E. Steinbrecher, Vice-Chairman (arrived at 7:56 p.m.)Vilma Gregoropoulos, Secretary, Elaine Boissevain and Joe Siner
COMMISSIONERS ABSENT: Alternate Members Duncan Schweitzer, Susan Grufstedt and Ann Brown
STAFF PRESENT: Sr. Planner/ZEO Juliet Leeming and Administrative Assistant Cheryl Konsavitch
2. ADDITIONS TO THE AGENDA: None
3. PUBLIC COMMENT:
Ann Renehan and John Olsen stated they had gotten positive feedback from the tenant’s at Holly Green and a possible Overlay Zone in that area. ZEO Leeming will draft regulations for a mixed use type of development that would include affordable housing in a Commercial Zone.
The Commission has set aside a Workshop on July 2, 2009 at 6:00 p.m. before there regular meeting to discuss the proposed regulations.
4. PUBLIC HEARINGS:
A. SPEC #09-025 (Special Permit) Application of Stonington Congregation of Jehovah’s Witnesses, c/o Ronald Sherman, 135 Liberty Street, Pawcatuck, CT 06379 to construct a 175 person occupancy House of Worship on property located at 530 Providence-New London Turnpike, North Stonington, CT 06359 Tax Map #112, Parcel #7791 (NO ACTION NEEDED; PH opened on
5/07/09 & continued to 6/04/09 & extended to7/02/09; Received on 4/09/09 & PH to close on or by 8/14/09)
B. RC #09-036 (Regulation Change) Application of North Stonington Planning & Zoning Commission, 40 Main Street, North Stonington, CT 06359 to amend Sections: 200, 400, 410, 420, 500, 510, 600, 700, 800, 900, 1000, 1300, 1502, 1520, 1530, 1537, 1543, 1546, 1563, 1577, 1700, 1800, 1900, 2000 & Appendix A of the Zoning Regulations and Section 5 of the Subdivision Regulations. (NO
ACTION NEEDED; PH scheduled to open on 7/02/09; Received on 6/04/09)
Secretary Gregoropoulos stated that no action was needed on Items A and B.
5. COMMISSION REVIEW:
SP #09-033 (Site Plan Modification) Application of Drake Petroleum, Inc., P.O. Box 866, North Grosvenordale, CT 06255 for a modification to an approved site plan to modify the outdoor lighting of the existing site on property located at 226 Norwich-Westerly Road, North Stonington, CT 06359 in the C2 Zone. Tax Map #109, Parcel #3286 (Commission review scheduled for 6/11/09; Received on 6/04/09 & must
act on or by 8/06/09)
Secretary Gregoropoulos read the application into the record.
Seated: R. Stewart, V. Gregoropoulos, E. Boissevain, J. Siner
Chuck Eaton and Stephany Smith of CME Engineering were present for this application.
Mr. Eaton went over the site-plan and stated they are proposing to modify the external lighting by increasing the wattage of the bulbs in the existing lighting fixtures and replacing the lenses which are located on the site for the safety of the employees and patrons. Mr. Eaton stated that since Tim Horton’s has closed and was on the adjacent lot the parking lot on that side is now much darker.
ZEO Leeming stated that the site will be more conforming with the new lighting.
The Commission discussed putting a barn door on the lights if needed.
WAIVERS GRANTED
MOTION by V. Gregoropoulos, SECOND by J. Siner to accept the waiver requests to following sections with reasons:
Section 1704.2.B – There are no major construction modifications proposed for the existing site. The applicant is proposing a site plan modification to modify the intensity of the light coming from the existing outdoor lighting fixtures by changing the light bulbs.
Section 1704.2.C – The applicant is only applying to modify amount of light given off by the existing outdoor lighting fixtures within the property.
Section 1704.2.D. – The proposed modification of outdoor lighting will not modify the buildable area or zoning parameters on the property.
Section 1704.2.E – The XtraMart is an existing non-conforming use in the Commercial-2 Zone. The outdoor lighting plan will serve to reduce the non-conformity of the existing use while simultaneously improving the public safety on-site.
Section 1704.2F – The existing site contour elevations will not be modified.
Section 1704.G.1 – No new buildings are proposed with this site plan application. The existing building will not be modified.
Section 1704.2.H – Water sources and sewage disposal facilities will not be altered in relation to the site plan application.
Section 1704.2.I – The existing drainage facilities and stormwater discharges will not be modified in relation to the site plan application.
Section 1704.2.J – The modification of outdoor lighting on the site will not affect wetlands, watercourses, or wetland buffers on or near the subject property.
Section 1704.J.1 – Wetlands, watercourses and wetland buffers will not be impacted by the proposed outdoor lighting modifications.
Section 1704.2K – The existing landscaping on site will not be modified for the outdoor lighting plan.
Section 1704.2.L – The applicant is only replacing the light bulbs of the existing lighting fixtures to modify the outdoor lighting scheme on the Site.
Section 1704.2.O – There are no deed restrictions or easements on the subject property.
Section 1704.2.P – No construction will take place on the Site.
Section 1704.2.Q – The existing driveway of the site will not alter the existing site line or be modified to require DOT review.
Section 1704.2.S – The subregional watershed will not be affected by the alteration of outdoor lighting on the property.
Section 1704.2.T – Existing natural features will not be altered by the proposed outdoor lighting modification.
Section 1704.2.U – Endangered or species or special concern will not be affected by the proposed outdoor lighting modification.
Section 1704.2.V – The applicant will not tamper with any structures that have historical significance while replacing the outdoor lighting on the property.
Section 1704.2.W – The proposed outdoor lighting is a minor site improvement and will not alter any possible archaeologically significant features of the existing XtraMart Site.
Section 1704.2.X – The proposed outdoor lighting is a minor site improvement and will not alter any possible archaeologically significant features of the existing XtraMart Site.
Section 1704.2.Y – Subsurface sewage disposal systems, wells and manure handling systems on or near the subject property will not be altered in the proposed outdoor lighting modification.
Section 1704.2.Y.1 – The number of bedrooms is not applicable as the use is an existing commercial building, not a residential dwelling. The number of bathrooms in the existing XtraMart will not change for this site plan modification request.
Section 1704.2.AA – There are no areas for conservation or preservation as open space land proposed for the existing XtraMart Site at this time.
Section 1704.2.BB – Surface and groundwater resources will not be affected by the proposed modification of outdoor lighting on the subject property.
Section 1704.2.CC – The existing storage and handling procedures of chemicals and or potential contaminants on the property, such as gasoline, will not change by the proposed outdoor lighting for the Site.
MOTION CARRIED UNANIMOUSLY.
6. PENDING APPLICATIONS:
A. SPEC #09-025 (Special Permit) Application of Stonington Congregation of Jehovah’s Witnesses, c/o Ronald Sherman, 135 Liberty Street, Pawcatuck, CT 06379 to construct a 175 person occupancy House of Worship on property located at 530 Providence-New London Turnpike, North Stonington, CT 06359 Tax Map #112, Parcel #7791 (NO ACTION NEEDED; PH opened on
5/07/09 & continued to 6/04/09 & extended to7/02/09; Received on 4/09/09 & PH to close on or by 8/14/09)
B. RC #09-036 (Regulation Change) Application of North Stonington Planning & Zoning Commission, 40 Main Street, North Stonington, CT 06359 to amend Sections: 200, 400, 410, 420, 500, 510, 600, 700, 800, 900, 1000, 1300, 1502, 1520, 1530, 1537, 1543, 1546, 1563, 1577, 1700, 1800, 1900, 2000 & Appendix A of the Zoning Regulations and Section 5 of the Subdivision Regulations. . (NO ACTION NEEDED; PH scheduled to open on 7/02/09; Received on 6/04/09)
7. NEW APPLICATIONS:
A. SP #09-043 (Site-Plan Modification) Application of Raspberry Junction Properties, L.L.C., c/o Patrick Levantino, 2201 West Davis, Conroe, TX 77304 to amend existing Site Plan to add a 4,345 square foot Conference Center addition at property located at 411A Norwich-Westerly Road, North Stonington, CT 06359 in the C1 Zone. Tax Map #101, Parcel #0504 (Commission to receive on 6/11/09 &
must act on or by 8/14/09)
The Commission set the Site Plan review on this application for 7/02/09.
B. SPEC #09-046 & SPEC-APOA #09-047(Special Permit & Aquifer Overlay) Application of North Stonington Properties, L.L.C., P.O. Box 205, North Stonington, CT 06359 for a Medical Clinic in the Aquifer Protection Overlay Area at property located at 183 Providence-New London Turnpike, North Stonington, CT 06359 in the OR Zone. Tax Map #117, Parcel #4737/6953 (Commission to receive on
6/11/09 & set for PH on or by 8/14/09)
The Commission set the Public Hearing on this application for 7/02/09.
8. PLANNING ISSUES & DISCUSSION:
Bucket List – Parking
ZEO Leeming stated that she has been looking at parking regulations of other towns with the same population and discussed with the Commission ways to lessen impervious surface, have attractive lots and lessen excessive parking and fee in lieu of parking
9. SENIOR PLANNER & ZONING OFFICIAL’S REPORT/ISSUES:
The Commission discussed violations at the Bellissimo Hotel which included the dumpsters not being screened and a grease bucket sitting on the property. ZEO Leeming will send a Notice of Violation.
10. NEW BUSINESS:
11. OLD BUSINESS:
12. CORRESPONDENCE:
The Commission went over the correspondence in their packets.
13. REVIEW MINUTES:
Review minutes of Workshop & Regular Meeting of 6/04/09.
MOTION by V. Gregoropoulos, SECOND by J. Siner to approve the workshop and regular meeting minutes of 6/04/09 with the necessary corrections. MOTION CARRIED
L. Steinbrecher Abstained
14. ADJOURNMENT:
MOTION by V. Gregoropoulos, SECOND by L. Steinbrecher to adjourn the meeting at 8:20 p.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch
Cheryl Konsavitch, Administrative Assistant
Planning & Zoning Office
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