APPROVED
OLD LYME ZONING COMMISSION
MINUTES OF PUBLIC HEARING
Monday, September 11, 2006
The Old Lyme Zoning Commission held its Public Hearing on Monday, September 11, 2006 at 7:30 p.m. in the Auditorium of Memorial Town Hall. Members present were Ted Kiritsis (Chairman), Tom Risom (Vice Chairman), Jane Marsh (Secretary), Jane Cable, John Johnson and Brian Kyle (Alternate).
Chairman Kiritsis called the Public Hearing to order at 7:33 p.m.
1. Site Plan/Special Exception Application to construct two elevated paddle tennis courts, a 24’ x 24’ maintenance shed/warming hut and a gravel parking area, 40 McCurdy Road, Old Lyme Country Club, applicant.
Mr. Risom noted that he was absent at the last meeting and is not eligible to vote on this item. Chairman Kiritsis stated that there would only be four members voting, as Mr. Kyle also was not present last month. Chairman Kiritsis noted that this Public Hearing was continued from the August 14, 2006 Regular Meeting. Ms. Marsh read the exhibits received since the last public hearing, beginning with Exhibit 0.
Gary Sharpe was present to represent the applicant. He noted that he made plan revisions after the August 14, 2006 Meeting and Mr. Metcalf responded to this plan. Mr. Sharpe indicated that they do not believe a traffic study is necessary because no new traffic will be added because of this project. He explained that the proposed parking will handle overflow parking from the existing club facilities. Mr. Sharpe stated that the paddle tennis courts are replacing the ones that already exist on club property. He reiterated that no new traffic will be generated. Mr. Sharpe submitted a revised Statement of Use. He explained that in this document he lists the time of operation of the paddle tennis courts from 8:00 a.m. to 10:00 p.m. daily. Mr. Sharpe stated that the lighting is
depicted on the site plan.
Mr. Sharpe stated that architectural plans were submitted for the maintenance shed/warm hut. He noted that this shed will be used primarily for the storage of maintenance equipment and potentially as a warming facility for people playing paddle tennis. Mr. Sharpe stated that the drainage easement situation has not been resolved. He explained that if the Commission decided a drainage easement is advisable then the club would ask that it be a condition of approval. Mr. Sharpe stated that the club would like the Commission to find that crosswalks are not necessary because it is a straight stretch of road. He noted that a neighbor, Mr. Vitali, asked that the crosswalk not be painted on the road because it would change the character of the neighborhood. Mr. Sharpe stated that the club feels
similarly about the guardrails because it is a straight stretch of road and the marshes are set back sufficiently. He stated that John Roach does not feel guardrails are necessary. Mr. Sharpe stated that he submitted a copy of the site plan at the last meeting that was signed by John Roach.
Mr. Sharpe stated that Mr. Metcalf feels the handicap spaces should be hard surfaced. He stated that he believes the proposed surface is sufficiently hard for handicap access. Mr. Sharpe stated the bond issue is must be decided by the Commission. He noted that Mr. Metcalf also suggests a preconstruction site meeting, which he agrees would be appropriate. Mr. Sharpe stated that his firm would supervise the drainage work and certify that it was done properly. He indicated that he does not believe there are any significant outstanding issues.
Mr. Sharpe stated that the Commission asked that they give a little more consideration to the storm water drainage system maintenance. He presented a narrative stating how the system works and how they will maintain it. Mr. Sharpe indicated that the maintenance of the shallow marshes is specified on the site plan in accordance with Richard Snarski’s recommendations and requires that he make-semi annual inspections and reports back to the Inland Wetlands Agency on his findings.
Mr. Sharpe noted that the height of the lights has been added to the site plan where they were missing. He noted that the floodlights on the two paddle tennis courts are 24 feet high. Mr. Sharpe explained that they have 20,000 square feet of Connecticut Wetlands and 9,000 or 10,000 square feet of Federal Wetlands. He noted that they will have to get a federal permit to do the work. Mr. Sharpe pointed out that he believes that they are degraded wetlands.
Ms. ? reviewed the landscape plan. Bill Nado submitted two handouts, one for the parking lot lights and one for the paddle tennis lights. He noted that the light fixtures proposed for the parking lot are the same as those used at Christ the King Church. Mr. Nado explained that the lighting for the paddle tennis courts is designed to provide the players with the proper nighttime illumination. He noted that once one leaves the court area, the lighting drops dramatically so that there is no spillage outside.
Dave Vitali, neighbor, stated that he went and looked at the lights that currently exist at the paddle tennis courts and noted that it is hard to tell how bright they are, although they don’t seem as pad as he thought they might. He indicated that he also saw the lights at the church and feels they are nice. Mr. Vitali stated that he would appreciate the Commission not requiring a crosswalk. He also requested that if a guardrail is required that it be made out of wood. Mr. Vitali asked if all the signs could be constructed from wood, including the handicap parking signs. He noted that metal signs will really take away from the overall look. Mr. Vitali requested some type of requirement that any trees and shrubs that die be replaced. He indicated that he is concerned about
what will happen 10 to 15 years down the road. Ms. Marsh stated that anything depicted on the site plan should be maintained over time.
Ms. Marsh stated that if the Commission does not request a traffic study they will not know what traffic impact this project might have. Mr. Kiritsis stated that within the past five years there have been two traffic studies on McCurdy Road. Ms. Marsh expressed concern that if the Commission allows the curb cut at this time for the parking area without a traffic study, then they will be stuck with it when the Country Club does more work on this site such as a building for the tennis courts. Ms. Cable stated that if there is an addition use or change of use on the site the Commission will have every right to ask for a traffic study at that time.
Ms. Marsh stated that the Town should have a documented drainage easement. She indicated that the Country Club is willing to do it so it should be done; it exists. Mr. Sharpe stated that he is not sure that the pipe that goes across is maintained by the Town.
A motion was made by Jane Cable, seconded by John Johnson and voted unanimously to close this public hearing.
2. Special Exception Application/Site Plan Modification Application to construct a 40’ x 60’ building to house dewatering equipment, 1 Gouvna Hill Road, The Gouvna Group LLC, applicant.
Ms. Marsh read the legal ad as published in the New London Day and marked Exhibit A. She then read the exhibit list for the record. Ms. Brown noted that the applicant submitted a revised site plan today which has not yet been reviewed by Tom Metcalf.
Gary Yuknat, applicant, was present to explain his application. He indicated that the site plan presented today represents everything on the site. Mr. Yuknat indicated that he may not have all the required information on the plan but if the Commission tells him what he needs, he will take care of it. Ms. Brown indicated that it would be a matter of Mr. Yuknat or his engineer going through the checklist she provided him. Ms. Brown stated that she has not had the opportunity to review the revised plan.
Chairman Kiritsis indicated that it is his recollection that membrane structures are prohibited. Ms. Brown stated that she has a letter stating that the Zoning Commission determined that this type of building is not a Quonset hut and is allowed. Chairman Kiritsis asked that Ms. Brown provide the Commission with a copy of this letter.
Mr. Yuknat explained the site plan to the Commission. He noted that the existing building shows an enlargement that he may go to the ZBA in the future to get a variance to build. Ms. Marsh indicated that this must be either taken off the plan or must get ZBA approval prior to this Commission’s acting on the application.
The Commission agreed to continue this public Hearing to the October Regular Meeting. Chairman Kiritsis asked the applicant to meet with Ms. Brown to go over the additional requirements of the site plan.
A motion was made by Jane Cable, seconded by John Johnson and voted unanimously to adjourn the Public Hearing at 9:02 p.m.
Respectfully submitted,
Susan J. Bartlett
Recording Secretary
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