Town of
North Stonington,
CT
PLANNING & ZONING COMMISSION
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REGULAR MEETING
THURSDAY, SEPTEMBER 4, 2014 7:00 P.M.
New Town Hall
Conference Room
40 Main Street
North Stonington,
CT 06359
MINUTES APPROVED ~ OCTOBER 2, 2014
1.
CALL MEETING TO ORDER: Vice-Chair Elaine Boissevain called the Regular Meeting of the North Stonington Planning & Zoning Commission to order on Thursday, September 4, 2014 at 7:05 p.m. at the
New
Town Hall, Conference Room.
COMMISSIONERS PRESENT: Lou Steinbrecher, Chairman (arrived at 7:06 p.m.), Elaine Boissevain, Vice-Chair,
Joseph Siner, Secretary, Ann Brown, Wayne Wilkinson, and Alternate Member Julie Lanier
COMMISSIONERS ABSENT: Alternate Members Pat Lewis and Ed McGowan
STAFF PRESENT: Sr. Planner & Zoning Official
Juliet Leeming and Administrative Assistant Cheryl Konsavitch
2.
ADDITIONS TO THE AGENDA:
Michael Loffler and Jacob Garner to have a workshop to discuss a farm stand brewery
3.
PUBLIC COMMENT: None
4.
WORKSHOP:
Michael Loffler and Jacob Garner discussed a farm stand brewery with the Commission.
They stated they would like to recreate the subsistent farm initiated in 1773 by Nehemiah Brown at
17/25 Puttker Road and to grow agricultural products to support their beer making business. There intent is to inspire other businesses and the residents of the community to join them
as they seek to maintain the economic viability of the Town.
Their Farm Stand Brewery is committed to land stewardship through sustainable agriculture practices and the production of high quality craft beer. They would seek to
redevelop the existing 1773 outbuildings into a 21st Century Beer Tasting Kitchen and Tap Room.
Their goal is to restart, redevelop, and renew the agriculture/sustainable farm on the
Puttker Road property and to be a Bio-diverse/Beer Production Facility. They plan to utilize and update the existing infrastructure.
The Commission will look at this use when revising the existing regulations.
5.
PUBLIC HEARING:
Secretary Siner read the application into the record.
Seated: E. Boissevain, W. Wilkinson, A. Brown, J. Lanier
Mr.
Peter Gardner, Land Surveyor and member of Green Falls Associates was present for this continued application.
Mr. Gardner went over the revised site-plan with the Commission and the Stormwater management report stating this proposal is for a 4-lot subdivision with Lots 2 and
3 sharing a driveway which required a Special Permit.
Vice-Chair Boissevain asked if there were any question or comments from the public pertaining to this application. The following people spoke:
Bruce Fellman
Anne Nalwalk
The Commission went over Sergio Cherenzia, Consulting Engineer comments with Mr. Gardner. Mr. Gardner stated he has addressed the ZEO’s comments and will work out the
Engineering comments.
MOTION by J. Lanier, SECOND by W. Wilkinson to close the Public Hearing on SUB/SPEC #14-047. MOTION CARRIED UNANIMOUSLY
6.
PENDING APPLCATIONS:
Secretary Siner read the application into the record.
Seated: E. Boissevain, W. Wilkinson, A. Brown, J. Lanier
FINDING
Applicant to pay a fee equal to 10% of the appraised value of the property in lieu of providing actual open space as permitted in the Subdivision Regulations
as permitted by State Statue.
Appraised Value per Assessor = $127,800
10% = $12,800
WAIVERS
MOTION by A. Brown, SECOND by W. Wilkinson to approve a waiver to Section 5.6.4 to not provide surety for SE & SC measures as there are no proposed
public improvements and Section 6.3 – Sidewalks and Trails as neither would be appropriate in this type of subdivision. The Subdivision is in a remote/rural location with no internal roads and no public open space provided. MOTION CARRIED UNANIMOUSLY
COMMISSION ACTION
- Add erosion control measures to the plans at the down-gradient end of the silt fences
where shown at 45 +/- degrees angles to the proposed steep slopes to dissipate any concentrated Stormwater flow at the down-gradient
end.
- Add silt fence to the plans on the north side of the proposed driveway on
Lot 1.
2.
Infiltration Trenches for Shared Driveways
a. Provide an enlarged scale detail of each infiltration trench to include proposed
contours, spot grades, etc. to show how the trenches are designed to capture all the
runoff from the steep driveways.
b. Provide calculations for the infiltration trenches that demonstrate that each trench
has been designed to meet the requirements of the infiltration Practices section (ll-P3)
of the
Connecticut Stormwater Quality Manual. If assumptions have been made for
infiltration rates, please indicate and provide information. If specific subsurface
testing was not conducted in these areas, percolation test data for septic systems could
be used.
c. Add a note to the plans indicating that additional silt fence or other sediment barrier
be installed at the infiltration trenches after their installation to prevent sedimentation
before up gradient areas are stabilized.
3.
Driveway Swales for Shared Driveways
a. Revise Stormwater calculations for a time of concentration (TOC) of 5 minutes vs. 10
minutes used in the design or provide rationale for using the 10-minute TOC.
b. Provide an enlarged scale detail of each driveway and supporting calculations to
confirm that the runoff from these driveways is diverted into the infiltration trench
rather than bypassing and discharging directly to the local roadway due to high
velocities and steep grades.
4. All legal documents must be approved by the Commission Attorney
5. A copy of the National Diversity report must be submitted identifying any endangered, threatened, and special concern species and natural
communities.
MOTION CARRIED UNANIMOUSLY
FINDINGS
When reviewing the application the Commission considered the criteria in Sections 4-7 of the Subdivision Regulations and has found that the application
is complete and in conformance with the Subdivision Regulations.
As the application contains a Special Permit Application to allow a shared driveway, the Commission also considered the relevant criteria in Section
1602 of the Zoning Regulations and has found that:
- The Special Permit Application to permit the shared driveway is in conformance with the applicable provisions of these
Regulations including, in particular Section 1504.1(C)(1) which requires that the applicant demonstrate that both lots 2 and 3 are each individually capable of accommodating a driveway in their current state;
- 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
- The Special Permit Application is in harmony with the purposes and intent of these Regulations.
Zoning Regulation Update
ZEO Leeming went over the proposed regulation updates with the Commission
8.
SENIOR PLANNER & ZONING OFFICIAL’S REPORT/ISSUES:
ZEO Leeming updated the Commission on Enforcement Issues,
Ames clean-up and Tillinghast site re-inspection.
11.
NEW BUSINESS: None
12.
REVIEW MINUTES:
Regular Meeting of 8/14/14
The Commission accepted the minutes of 8/14/14 as submitted.
13.
ADJOURNMENT:
MOTION by J. Lanier, SECOND by
E. Boissevain to adjourn the meeting at 9:53 p.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch, Administrative Assistant
Planning & Zoning Office
