Town of
North Stonington, CT
PLANNING & ZONING COMMISSION
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REGULAR MEETING
THURSDAY, MAY 6, 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, May 6, 2010 at 7:03 p.m. at the New Town Hall, Conference Room.
COMMISSIONERS PRESENT: Louis Steinbrecher, Chairman, Elaine Boissevain Vice-Chairwoman, Joseph Siner Secretary, Peter McMorris and Wayne Wilkinson
COMMISSIONERS ABSENT: Alternate Members Susan Grufstedt, Ann Brown and Andrew Gaskins
STAFF PRESENT: Sr. Planner & Zoning Official Juliet Leeming and Administrative Assistant Cheryl Konsavitch
2. ADDITIONS TO THE AGENDA:
MOTION by E. Boissevain, SECOND by J. Siner to review Item B before Item A under Commission review. MOTION CARRIED UNANIMOUSLY.
3. PUBLIC COMMENT:
Anne Nalwalk asked if public comment was allowed under items in Commission Review.
Mary Ann Riker representing the N.S. Affordable Advisory Committee urged the Planning & Zoning Commission to consider asking for 20% affordable housing in the Milltown application.
4. COMMISSION REVIEW:
Secretary Siner read Item B into the record.
B. #10-052 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 CGS 8-24, on the following item: Proposed building demolition, replacement and site plan for property the Town owns at 386 Norwich-Westerly Road. Tax Map #101, Parcel #9642
Seated: L. Steinbrecher, E. Boissevain, J. Siner, P. McMorris, W. Wilkinson
Nicholas Mullane, 1st Selectman went over the 8-24 request and stated it is the most cost effective option to tear the building down and rebuild it.
ZEO Leeming stated that the 8-24 is a formality.
The Commission asked questions pertaining to the demolition, condition of the building, and the lease.
Chairman Steinbrecher asked if there was anyone from the public who would like to comment on this application. The following people spoke:
Anne Nalwalk asked about the design of the building and the size of the parcel.
ZEO stated the Commission has a say in the architectural design of the building and the lease line is for the ease of description for tax purposes.
Bill Ricker commented on the septic system stating it was put in, in 1972 and needs to be replaced and is being put back in the same location.
Nita Kincaid commented on the septic system, lease agreement, building permits, history of the lease and if the paper is correct stating that a Public Hearing will be held on Tuesday at 6:30 p.m.
Ann Renehan commented on the parking.
Madeline Jeffery stated the process does not include the public and this is not a normal application and the public should be included.
Brian Rathbun stated that he is in support of this application.
The Commission consensus was in support of application #10-052.
Secretary Siner read the application into the record.
A. SP #10-038 (Site Plan-formerly Rosie’s Around the Clock & The Dew Drop Inn) Application of the Town of North Stonington, 40 Main Street, North Stonington, CT 06359 to demolish and re-build the structure existing on property located at 386 Norwich-Westerly Road, North Stonington, CT 06359 in an R-80 Zone. Tax Map #101, Parcel #9642 (Commission review scheduled for 5/06/10 &
Seated: L. Steinbrecher, E. Boissevain, J. Siner, P. McMorris, W. Wilkinson
Stephan Nousiopoulos, Architect went over the site plan pertaining to the application and stated they had initially planned on doing renovations to the structure, but the building was not structurally sound and up to code so it would have to be demolished and rebuilt.
The Commission asked questions pertaining to the parking, seating capacity, space above the restaurant, non-forming use, materials being used, patio area and the lighting.
1st Selectman Mullane commented on the space above the restaurant and believes it would be a value to have someone stay there for security reasons.
The Commission reviewed the design of the building and made some changes to the front façade and ZEO Leeming went over her review of this application.
MOTION by E. Boissevain, SECOND by P. McMorris to approve the waiver request to Section 1704 as permitted by Section 1702.2. MOTION CARRIED UNANIMOUSLY.
MOTION by E. Boissevain, SECOND by P. McMorris to approve SP #10-038 to demolish and re-build the structure existing on property located at 386 Norwich-Westerly Road, North Stonington, CT 06359 in an R-80 Zone with the following modifications:
With the changes requested by the Commission to the front façade as shown on P. McMorris’s notes and also that the applicant will consider a safer parking area to the left of the main entrance, by possibly adding some landscaping or considering removing some parking spots. MOTION CARRIED UNANIMOUSLY.
Secretary Siner read the application into the record.
C. CU #10-053 (Change of Use) Application of North Stonington, L.L.C., 1525 Boston Post Road, Westbrook, CT 06498 for a Change of Use on property located at 270 Clarks Falls Road, North Stonington, CT for a fireworks retail store in the HC zone. Tax Map #112, Parcel #1954. (Commission to review & determine which is
required- SP, SPEC or sign off by ZEO)
ZEO Leeming went over the application with the Commission.
The consensus of the Commission is to let the ZEO handle this application administratively.
5. PUBLIC HEARINGS:
Secretary Siner read the application into the record.
A. RC #10-023 (Regulation Change) Application of the North Stonington Planning & Zoning Commission, 40 Main Street, North Stonington, CT 06359 to amend Sections 200, 300, 400, 410, 420, 500, 510, 600, 700, 900, 1000, 1100, 1200, 1300, 1400, 1500, Appendix A “Definitions & Table of Contents of the Town of North Stonington Zoning Regulations. (PH scheduled for 5/06/10; Commission
received on 3/11/10; & PH must close on or by 6/09/10)
Seated: L. Steinbrecher, E. Boissevain, J. Siner, P. McMorris, W. Wilkinson
Joan Nichols of the CT Farm Bureau was present.
ZEO Leeming went over the summary of changes pertaining to this application.
Chairman Steinbrecher asked if there was anyone from the public who would like to comment on the application. The following people made comments to these sections of the proposed regulation changes:
John Olsen – Agriculture
Nita Kincaid – Agriculture & Portable Storage
Anne Nalwalk – Agriculture
Brian Rathbun – Agriculture
Robert Miner – Agriculture & Portable Storage
Dick Slimek – Agriculture
Bill Ricker – Agriculture & Portable Storage
Kip Johnston – Agriculture & Portable Storage
Joan Nichols commented on the agricultural remarks throughout the hearing.
Bill Riker commended the Commission on allowing public comment.
Chairman Steinbrecher asked if there was anyone from the public who would like to speak in favor of this application. The following person spoke:
Brian Rathbun
Chairman Steinbrecher asked if there was anyone from the public who would like to speak against this application. The following people spoke who stated they were for some sections of the regulations and against other sections:
Kip Johnston
Robert Miner
Anne Nalwalk
MOTION by E. Boissevain, SECOND by J. Siner to close the Public Hearing on RC #10-023. MOTION CARRIED UNANIMOUSLY.
B. SUB #10-025 (Subdivision) Application of James Johnson, P.O. Box 353, Ledyard, CT 06339 for a 1-lot subdivision on property located at 296 Cossaduck Hill Road, North Stonington, CT 06359. Tax Map #57, Parcel #4441 (NO ACTION NEEDED; PH scheduled for 5/13/10; Commission received on 3/11/10; & PH must close on or by 6/16/10)
Secretary Siner stated that no action was needed on Item B.
6. PENDING APPLICATIONS:
RC #10-023 (Regulation Change) Application of the North Stonington Planning & Zoning Commission, 40 Main Street, North Stonington, CT 06359 to amend Sections 200, 300, 400, 410, 420, 500, 510, 600, 700, 900, 1000, 1100, 1200, 1300, 1400, 1500, Appendix A “Definitions & Table of Contents of the Town of North Stonington Zoning Regulations. (PH opened & closed on 5/06/10; Commission received on
3/11/10; & Commission must act on or by 7/09/10)
The Commission deliberated briefly on this application and will continue discussion at their 5/13/10 meeting.
7. NEW APPLICATIONS:
A. IBL #10-035 (Interior Building Lot) Application of David Ostigny, 1684 Nagel Road, Cincinnati, OH 45255-2546 to create an interior building lot on property located at 481 Pendleton Hill Road, North Stonington, CT 06359. Tax Map #89, Parcel #4694 (Commission to receive on 5/06/10 & must act on or by 7/09/10)
The Commission set the review on IBL #10-035 for 6/03/10.
B. SPEC #10-050 (Excavation) Application of Ledyard Lewis, 273 Boombridge Road, North Stonington, CT 06359 to excavate & re-grade existing agricultural land in order to expand and increase productivity of cropland & to create manageable farming areas at property located on Anthony Road. Tax Map #124, Parcel #5167. (Commission to receive on 5/06/10 & set PH on or by
7/09/10)
The Commission set the Public Hearing on SPEC #10-050 for 6/03/10.
8. PLANNING ISSUES & DISCUSSION:
Zoning Issues
ZEO Leeming went over zoning issues with the Commission which included the Aquifer, Floating Zone and Solar Energy Systems regulations.
9. SENIOR PLANNER & ZONING OFFICIAL’S REPORT/ISSUES:
ZEO Activity Report/April
ZEO Leeming went over her activity report for the month of April.
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 April 8, 2010
MOTION by E. Boissevain, SECOND by P. McMorris to approve the regular meeting minutes of 4/08/10 with the necessary corrections. MOTION CARRIED UNANIMOUSLY.
14. ADJOURNMENT:
MOTION by W. Wilkinson, SECOND by E. Boissevain to adjourn the meeting at 11:15 p.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch
Cheryl Konsavitch, Administrative Assistant
Planning & Zoning Office
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