Town of
North Stonington, CT
PLANNING & ZONING COMMISSION
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REGULAR MEETING
THURSDAY, NOVEMBER 4, 2010 7:00 P.M.
New Town Hall
Conference Room
40 Main Street
North Stonington, CT 06359
DRAFT MINUTES
1. CALL MEETING TO ORDER: Chairman Steinbrecher called the Regular Meeting of the North Stonington Planning & Zoning Commission to order on Thursday, November 4, 2010 at 7:00 p.m. at the New Town Hall, Conference Room.
COMMISSIONERS PRESENT: Louis Steinbrecher, Chairman, Elaine Boissevain, Vice-Chair, Wayne Wilkinson, Peter McMorris and Alternate Member Ann Brown
COMMISSIONERS ABSENT: Joseph Siner, Secretary and Alternate Members Susan Grufstedt and Andrew Gaskins
STAFF PRESENT: Sr. Planner & Zoning Official Juliet Leeming and Administrative Assistant Cheryl Konsavitch
2. ADDITIONS TO THE AGENDA: None
3. PUBLIC COMMENT:
Pat Lewis asked if the Commission had a plan in place to mandate affordable housing. ZEO Leeming stated that she is working with the Affordable Housing Commission on a Housing Plan.
4. PUBLIC HEARINGS:
Vice-Chair Boissevain read the application into the record.
A. SPEC #10-110 (Home Occupation-Class II) Application of Big Al & Sons, L.L.C., c/o Alcides Silva, P.O. Box 1133, Norwich, CT 06360 for a Home Occupation-Class II for a landscaping & snow removal business on property located at 470 Cossaduck Hill Road, North Stonington in an R-80 Zone. Tax Map #35, Parcel #6370 (PH opened on 11/04/10; Commission received on 10/07/10 & PH must close on or by 12/08/10)
Seated: L. Steinbrecher, E. Boissevain, P. McMorris, W. Wilkinson, A. Brown
Claire and Al Alcides were present for this application.
Mrs. Alcides went over the application and stated they are before the Commission for a Class II Home Occupation Special Permit for a landscaping, lawn care and snow removal business and her husband is the only employee.
Chairman Steinbrecher asked if there were any questions or comments from the public pertaining to this application. There were none.
Chairman Steinbrecher asked if there was anyone from the public speaking in favor of this application.
Chairman Steinbrecher read a letter into the record from abutting property owners Neal & Sharon Overstrom.
Chairman Steinbrecher asked if there was anyone from the public speaking against this application. There were none.
MOTION by A. Brown, SECOND by W. Wilkinson to close the Public Hearing on SPEC #10-110. MOTION CARRIED UNANIMOUSLY.
Vice-Chair Boissevain read the application into the record.
B. SPEC #10-122 (Special Permit) Application of Tia May McCall, 66 Coal Pit Hill Road, Griswold, CT 06351 for a Special Permit for a Daycare/Multi Use Commercial Development to include retail on property located at 411C Norwich-Westerly Road in a C1/AP Zone. Tax Map #101, Parcel #7715 (PH opened 11/04/10; Commission received on 10/07/10 & Commission must act on or by 1/07/11)
Seated: L. Steinbrecher, E. Boissevain, P. McMorris, W. Wilkinson, A. Brown
Tia May McCall and Gordon Hyde, Architect was present for this application.
Ms. McCall went over the application and site plan and stated they would be moving the Pollywogs Daycare center located at Holly Green to this site which would include a Children’s Consignment shop, community center and utilizing the upstairs as office and storage space.
The Commission asked questions pertaining to the landscaping and layout of the building.
Chairman Steinbrecher asked if there were any questions or comments from the public pertaining to this application. The following person spoke.
Anne Nalwalk asked questions pertaining to parking and landscaping.
Chairman Steinbrecher asked if there was anyone from the public speaking in favor of this application. There were none.
Chairman Steinbrecher asked if there was anyone from the public speaking against this application. There were none.
MOTION by E. Boissevain, SECOND by W. Wilkinson to close the Public Hearing on SPEC #10-122. MOTION CARRIED.
In Favor: L. Steinbrecher, E. Boissevain, P. McMorris, W. Wilkinson
Against: A. Brown
5. PENDING APPLICATIONS:
Vice-Chair Boissevain read the application into the record.
A. SPEC #10-110 (Home Occupation-Class II) Application of Big Al & Sons, L.L.C., c/o Alcides Silva, P.O. Box 1133, Norwich, CT 06360 for a Home Occupation-Class II for a landscaping & snow removal business on property located at 470 Cossaduck Hill Road, North Stonington in an R-80 Zone. Tax Map #35, Parcel #6370 (PH opened & closed on 11/04/10; Commission received on 10/07/10 & Commission must act on or by 1/07/11)
Seated: L. Steinbrecher, E. Boissevain, P. McMorris, W. Wilkinson, A. Brown
WAIVER REQUEST
MOTION by E. Boissevain, SECOND by P. McMorris to accept the waiver request as permitted in Section 1702.2 to waive Site-Plan requirement as no major site alterations are proposed and all information necessary to show compliance with the regulations can be presented on the detailed Plot Plan and narrative submitted with the application. MOTION CARRIED UNANIMOUSLY.
COMMISSION ACTION
MOTION by W. Wilkinson, SECOND by E. Boissevain to approve Special Permit application #10-110 (Home Occupation-Class II) Application of Big Al & Sons, L.L.C., c/o Alcides Silva, P.O. Box 1133, Norwich, CT 06360 for a Home Occupation-Class II for a landscaping & snow removal business on property located at 470 Cossaduck Hill Road, North Stonington in an R-80 Zone. Tax Map #35, Parcel #6370. MOTION CARRIED UNANIMOUSLY.
FINDINGS
The Commission has considered the following relevant criteria in reviewing the application:
● 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; applicant states that there will only be approximately 1 truck delivery a week. Clients do not come to the site. All work associated with the business (aside from book-keeping) is conducted off-site;
● 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 Home Occupation Class II is a permitted use in the zone in which it is proposed to be located and complies with all required criteria;
● That no adverse effect will result to the character of the district, property values, historic features, or prosperity of the immediate neighborhood. The site is well shielded from the road. No additional equipment or vehicles other than the one registered dump truck and two registered enclosed trailers may be parked or stored outside without the expressed future consent of the Commission;
● The preservation of the character of the immediate neighborhood in terms of scale, density, intensity of use and architectural character. The landscaping equipment will be enclosed within the two registered trailers and therefore better shielded from view. There will be no additional outdoor storage of any equipment associated with the Home Occupation;
● That no significant impact on environmental resources will result. No solid waste will be generated, placed, stored, or sold on the property in association with the Home Occupation. Bulk fuel in excess of 25 gallons will not be stored on the property;
● 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 Commission finds that:
1. The Special Permit Application is in conformance with the applicable provisions of these Regulations;
2. The applicant has demonstrated, in the sole discretion of the Commission, that the application as proposed satisfies the applicable Special Permit criteria in Section 1602 of these Regulations; and
3. The Special Permit Application is in harmony with the purposes and intent of these Regulations.
Vice-Chair Boissevain read the application into the record.
B. SPEC #10-122 (Special Permit) Application of Tia May McCall, 66 Coal Pit Hill Road, Griswold, CT 06351 for a Special Permit for a Daycare/Multi Use Commercial Development to include retail on property located at 411C Norwich-Westerly Road in a C1/AP Zone. Tax Map #101, Parcel #7715 (PH opened 11/04/10; Commission received on 10/07/10 & Commission must act on or by 1/07/11)
Seated: L. Steinbrecher, E. Boissevain, P. McMorris, W. Wilkinson, A. Brown
WAIVER REQUEST
MOTION by E. Boissevain, SECOND by P. McMorris to accept the waiver request as permitted in Section 1702.2 to waive Site-Plan requirement as no major site alterations are proposed and all information necessary to show compliance with the regulations can be presented on the detailed Plot Plan and narrative submitted with the application. MOTION CARRIED UNANIMOUSLY.
COMMISSION ACTION
MOTION by E. Boissevain, SECOND by P. McMorris to approve Special Permit Application of Tia May McCall, 66 Coal Pit Hill Road, Griswold, CT 06351 for a Special Permit for a Daycare/Multi Use Commercial Development to include retail on property located at 411C Norwich-Westerly Road in a C1/AP Zone. Tax Map #101, Parcel #7715 with the condition that a detailed floor plan be added to this application. MOTION CARRIED UNANIMOUSLY.
FINDINGS
In reviewing this application and Site Plan for this Special Permit, the Commission has considered the criteria set forth in Section 1602 in reviewing the application, and makes the following findings:
1. The site is currently adequately served by an appropriately designed and sufficient water supply and sanitary facilities. The proposed Change of Use will be further reviewed by the Town Sanitarian. Applicant provided flow estimates that are below the maximum design flows for the existing sanitary system.
2. The proposed use shall be operated in a manner that protects the health, safety and welfare of the citizens of North Stonington.
3. 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.
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.
5. The relocation of the daycare facility from three parcels over to the new location will not likely have any adverse effect on the character of the district, property values, historic features, or prosperity of the immediate neighborhood.
6. There are no proposed changes to the architectural style of the existing building. The character of the immediate neighborhood in terms of scale, density, intensity of use and architectural character will be preserved.
7. No significant impact on environmental resources will result from the proposed change of use.
8. The proposed use is permitted in the C1 Zone and is consistent with future development as identified and envisioned in these regulations and the North Stonington Plan of Conservation and Development.
In granting this Special Permit, the Commission has determined that the Application is in conformance with the applicable provisions of the Zoning Regulations, that the applicant has demonstrated that the application as proposed satisfies the applicable Special Permit criteria in Section 1602 of the Zoning Regulations, and that the Application is in harmony with the purposes and intent of these regulations.
6. NEW APPLICATIONS: None
7. PLANNING ISSUES & DISCUSSION:
Zoning Issues
Ann Renehan bought up signage regulations and asked the Commission to consider uniform
height, maximum area, no internal lighting and no moving parts when re-doing signage
Regulations.
8. SENIOR PLANNER & ZONING OFFICIAL’S REPORT/ISSUES:
ZEO Activity Report/October
ZEO Leeming went over her activity report for the month of October and discussed the possibility
of forming a sub-committee to review the Plan of Conservation and Development and what reports
the Commission may want.
ZEO Leeming also discussed problems parcels that the Conservation Commission is working on
pertaining to open space and conservation easements.
9. NEW BUSINESS: None
10. OLD BUSINESS:
11. UPCOMING WORKSHOP:
Joint meeting at the request of the Economic Development Commission with the Planning & Zoning Commission to discuss Commercial Uses and the west end of Route 2 on Thursday, November 18, 2010 at 7:00 p.m. (The P&Z Commission does not have a regularly scheduled meeting on 11/11/10, because it is a Holiday)
Secretary Siner read the Upcoming workshops
12. CORRESPONDENCE:
The Commission went over the correspondence in their packets.
13. REVIEW MINUTES:
Review minutes of Regular Meeting of October 14, 2010
MOTION by E. Boissevain, SECOND by W. Wilkinson to approve the regular meeting minutes of 10/14/10 with the necessary corrections. MOTION CARRIED UNANIMOUSLY.
14. ADJOURNMENT:
MOTION by E. Boissevain, SECOND by W. Wilkinson to adjourn the meeting at 9:38 p.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch
Cheryl Konsavitch, Administrative Assistant
Planning & Zoning Office
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