Town of
North Stonington, CT
PLANNING & ZONING COMMISSION
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REGULAR MEETING
THURSDAY, SEPTEMBER 9, 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, September 9, 2010 at 7:05 p.m. at the New Town Hall, Conference Room.
COMMISSIONERS PRESENT: Louis E. Steinbrecher, Chairman, Elaine Boissevain, Vice-Chairwoman, Joseph Siner, Secretary, Wayne Wilkinson, Peter McMorris (who left at 8:00 pm.) and Alternate Member Ann Brown
COMMISSIONERS ABSENT: 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: None
4. WORKSHOP:
Hydroblasters requested a workshop with the Commission to discuss a self-contained car wash.
Kathy Alteria came before the Commission to discuss a self-contained car wash, which is a portable unit and can be broken down serving the I-95 corridor for tractor trailers and buses. The Commission watched a DVD of the process and the Commission asked questions pertaining to the waste storage, specifications of the car wash.
The Commission will continue this workshop at their October 7th meeting.
5. PUBLIC HEARINGS:
Secretary Siner read the application into the record.
ZC #10-095 (Zone Change) Application of the Town of North Stonington, Planning & Zoning Commission, 40 Main Street, North Stonington, CT 06359 to identify the new “Level A” Aquifer Protection Area boundaries of existing zoning map to include all or some of the following parcels: Tax Map #1330, Parcels #0493, #3956, #9200, #9641, #0777, #5841 (PH scheduled to open on 9/09/10; Commission
received on 8/05/10 & PH must close on or by 10/13/10)
Seated: L. Steinbrecher, E. Boissevain, J. Siner, P. McMorris, W. Wilkinson
ZEO Leeming went over the application and stated the Zone Change is to identify the new “Level A” Aquifer Protection Area boundaries of the existing zoning map.
1st Selectman Nicholas Mullane stated that he strongly approves this application.
Chairman Steinbrecher asked if there were any questions or comments from the public pertaining to this application. The following people spoke:
Curtis Moussie
Eric Kallen
Kathy Kallen
Nita Kincaid
Pat Lewis
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. The following person spoke:
Eric Kallen
MOTION by E. Boissevain, SECOND by J. Siner to close the Public Hearing on ZC #10-095. MOTION CARRIED UNANIMOUSLY.
6. COMMISSION REVIEW: None
MOITON by E. Boissevain, SECOND by P. McMorris to amend the agenda to discuss New Business then back to Pending Applications. MOTION CARRIED UNANIMOUSLY.
11. NEW BUSINESS:
Secretary Siner read the request into the record.
Seated: L. Steinbrecher, E. Boissevain, J. Siner, P. McMorris, W. Wilkinson
Raymond Trebisacci requesting the release of the remaining bonds in conjunction with the December 14, 2006 approved SUB #06-085, SPEC #06-086 & SPEC-APZ #06-088 (Shunock River Estates II) Application of Joseph Mascaro, Raymond Trebisacci, Stephen Reck & Steven Bossie, 53 Oshwigochie Hills Road, Niantic, CT 06357 for a Special Permit Subdivision with proposed Stormwater retention basins in the Aquifer Protection Zone. Tax Map #110/2742, Lot #31/8197.
1. $25,000.00 for the installation of the shared driveway per the approved plans.
2. $40,000.00 for the installation of the Stormwater management items shown on the approved plans and per the conditions of the Aquifer Protection Special Permit.
ZEO Leeming asked the Commission to review consulting Engineer, Don Aubrey’s memo pertaining to his inspection of the site. ZEO Leeming stated that she also went out to the site and agrees with Mr. Aubrey on the release of the bonds.
MOTION by E. Boissevain, SECOND by W. Wilkinson to release the remaining bonds in conjunction with SUB #06-085, SPEC #06-086 & SPEC-APZ #06-088 for (1) $25,000.00 for the installation of the shared driveway per the approved plans and (2) $40,000.00 for the installation of the Stormwater management items shown on the approved plans and per the conditions of the Aquifer Protection Special Permit. MOTION CARRIED UNANIMOUSLY.
MOTION by E. Boissevain, SECOND by P. McMorris to amend the agenda to do Item B first before Item A under Pending Applications. MOTION CARRIED UNANIMOUSLY.
7. PENDING APPLICATIONS:
Secretary Siner read the application into the record.
B. ZC #10-095 (Zone Change) Application of the Town of North Stonington, Planning & Zoning Commission, 40 Main Street, North Stonington, CT 06359 to identify the new state “Level A” Aquifer Protection Area boundaries of existing zoning map to include all or some of the following parcels: Tax Map #1330, Parcels #0493, #3956, #9200, #9641, #0777, #5841 (PH opened and closed on
9/09/10; Commission received on 8/05/10 & Commission must act on or by11/12/10)
Seated: L. Steinbrecher, E. Boissevain, J. Siner, P. McMorris, W. Wilkinson
MOTION by P. McMorris, SECOND by W. Wilkinson to approve ZC #10-095, effective September 16, 2010. MOTION CARRIED UNANIMOUSLY.
Secretary Siner read the application into the record.
A. RC #10-059 (Regulation Change) Application of Milltown Commons, L.L.C., P.O. Box 183, North Stonington, CT 06359 to amend Section 1200 (Floating Zones/NEV-SDD) of the Town of North Stonington Zoning Regulations. (PH opened on 6/10/10 & continued to & closed on 7/01/10; Commission received on 6/03/10; & must act on or by 9/03/10)
Seated: L. Steinbrecher, E. Boissevain, J. Siner, W. Wilkinson, A. Brown
The Commission reviewed Atty. Carey’s memo and went over ZEO Leemings draft motions.
MOTION by E. Boissevain, SECOND by J. Siner to approve only the changes identified in Sections 1201.1, 1201.2, 1201.2(a thru i),1201.4(B) & (C), 1201.5, 1201.5(B) & (C), 1201.7, 1201.8, 1201.9(C), 1201.9(C)(1)(n), 1201.9(C)(5)(a) & (b), 1201.9(C)(6)(b) & (e), 1201.9(D), 1201.9(E), 1201.10(B) & (C), 1201.10(D)(2) & (3), 1418.1(A)(2), 1514 of Regulation Change Application #10-059 of Milltown Commons, L.L.C., P.O. Box 183, North Stonington, CT, as set forth in Exibit A attached hereto, which consists of the version of the regulation before the Commission for its consideration tonight. The above proposed changes to the existing Floating Zone Regulation effectively serve to clarify which criteria will be evaluated at which stage of the overall process to develop the site while also
preserving the intended flexibility that the NEV-SDD affords. These text amendments will ensure that the Commission has sufficient information at each stage to determine whether or not the project proposes adequate provisions for transportation, water, sewerage, and other public requirements necessary to address public safety concerns. A prime purpose of the amendments is to clarify the number of residential units that might be allowed over the first floor of commercial units.
The proposal allows for a diversity of housing types from apartments and townhouses to single-family homes for an economically diverse population while allowing for a small increase in density as an incentive for including Affordable Housing.
In reviewing the proposal for consistency with the plan of Conservation and development, the Commission finds that the application as modified during the course of the public hearing and/or by the Commission in its final action is consistent with the Town of North Stonington’s Plan of Conservation and Development.
The Commission considered the following findings when making their decision:
1. The proposed amendments provide the Commission with the ultimate authority to evaluate and make a determination on all matters related to what information is required at which stage in the overall process from landing the zone to Special Permit/Site Plan approval.
2. The proposed amendments clarify that the term “Master Plan” includes not only the master Plan Map depicting the general layout of streets and buildings, topography, landscaping, etc., but also includes the Comprehensive Parking and Traffic Studies, the Design Guidelines and associated Pattern Book, the Comprehensive Stormwater Drainage Study, and the Documentation of the Availability of Potable Water and Sanitary Sewer Service thereby ensuring that the Commission has sufficient information to evaluate future applications to
actually land the Zone with respect to the project’s potential impact on the health, safety and welfare of the community.
3. The proposed amendments clarifies that any proposed sewers and water supply systems be fully designed at the Special Permit stage rather than the Master Plan stage to ensure that the Village, if approved, will be adequately served by an appropriately designed and sufficient water supply and sanitary facilities.
4. The amendments contain a new provision whereby the Commission may require that each phase of development contain a minimum number or type of use to assure that each phase, standing alone, will further the purposes of the NEV-SDD. This provision will facilitate a more orderly development of the
zoning district where the NEV-SDD is situated and will help ensure that anything less than full development is not detrimental to the area.
5. The proposed amendments clarify the requirement that every NEV-SDD project comply with the Aquifer Protection regulations without exception, modification or waiver. This addition will further ensure that no significant impact on environmental resources will result.
The text amendments will be effective the day after publication
MOTION CARRIED UNANIMOUSLY.
8. NEW APPLICATIONS:
SP #10-106 (Site Plan) Application of Robert Snyder, Jr., c/o Dodson Boatyard, L.L.C., 194 Water Street P.O. Box 272, Stonington, CT 06378 to expand boat storage sheds on property located in North Stonington with access to site only from Hopkinton, RI. Tax Map #112, Parcel #2483 (Commission to receive on
9/09/10 & act on or by 10/12/10
The Commission set the review on SP #10-106 for October 7, 2010.
9. PLANNING ISSUES & DISCUSSION:
Zoning Issues
ZEO Leeming discussed property on 23 Stillman Road belonging to Eric French, pertaining to structures without a permit and a possible business being run out of the property.
The Commission also discussed storage units and will hold a workshop with the public on November 14th to discuss storage units, self storage and signage.
10. SENIOR PLANNER & ZONING OFFICIAL’S REPORT/ISSUES:
ZEO Leeming briefly discussed Richard White’s property on Norwich-Westerly Road and Mr. Murray’s property on Cossaduck Hill Road pertaining to the clean up on each site.
12. OLD BUSINESS:
Commission to set effective date of 9/03/10 for RC #10-066 (Regulation Change) Application of R.E.P., L.L.C., 89 Plaza Court, Groton, CT 06340 to add new Section 1456-Solar Energy Systems to the Town of North Stonington Zoning Regulations.
Seated: L. Steinbrecher, E. Boissevain, J. Siner, W. Wilkinson
MOTION by W. Wilkinson, SECOND by E. Boissevain to set the effective date on RC #10-066 for September 10, 2010. MOTION CARRIED UNANIMOUSLY.
13. CORRESPONDENCE:
The Commission went over the correspondence in their packets.
14. REVIEW MINUTES:
Review minutes of Regular Meeting of September 2, 2010
MOTION by E. Boissevain, SECOND by W. Wilkinson to approve the regular meeting minutes of 9/02/10 with the necessary corrections. MOTION CARRIED UNANIMOUSLY.
15. ADJOURNMENT:
MOTION by J. Siner, SECOND by E. Boissevain to adjourn the meeting at 8:46 p.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch
Cheryl Konsavitch, Administrative Assistant
Planning & Zoning Office
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