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Zoning Commission Record of Vote 06/13/2011
RECORD OF VOTE
OLD LYME ZONING COMMISSION
REGULAR  MEETING
Monday – JUNE 13, 2011, 7:30 P.M.
Auditorium of Memorial Town Hall
52 Lyme Street, Old Lyme, CT

1.   Meeting convened at 7:33 p.m.; those present and voting were the following members: Jane Cable, Chairman, Jane Marsh, Secretary, Tom Risom (Regular Member), Pat Looney (Regular Member) and Ted Kiritsis (alternate)

Also present:  Joan Bozek (alternate) who arrived at 7:45 p.m. and Kim Barrows, Zoning Assistant

Absent:  John Johnson, Vice Chairman and Ann Brown, Zoning Enforcement Officer

PUBLIC HEARINGS:

1.  Special Permit Application to permit a detached screen porch (gazebo) on existing concrete structure on property located at 11 Riverbend Road, which is in the Connecticut River Gateway Conservation Zone, where the existing dwelling is in excess of 4,000 square feet, Siesel E. Canaday, Jr., owner.

        A Motion was made by T. Risom, seconded by P. Looney to CLOSE the Public Hearing on the application for 11 Riverbend Road, Siesel E. Canaday, Jr., owner.  No discussion and a vote was taken.  In favor:  J. Cable, T. Risom, J. Marsh, P. Looney, T. Kiritsis    Opposed:  None   Abstaining:  None    The motion passed unanimously. 5-0-0

2.  Special Permit Application and Municipal Coastal Site Plan Review Application to permit construction of an 8,600 s.f., two story office building on the commercial portion of property located at 5-1 Davis Road East which is in the Connecticut River Gateway Conservation Zone.  Huntley & Halls, LLC, owner and Questa Builders, Inc., applicant.  

        A Motion was made by T. Risom, seconded by P. Looney to CONTINUE the Public Hearing to July 11, 2011 on the application for 5-1 Davis Road East, Questa Builders, Inc. applicant.  No discussion and a vote was taken.  In favor:  J. Cable, T. Risom, J. Marsh, P. Looney, T. Kiritsis    Opposed:  None   Abstaining:  None    The motion passed unanimously. 5-0-0

3.  Petition to adopt Federal Emergency Management Agency Flood Insurance Rate Maps and adopt changes to Section 4.4.2 Identification of District, Section 4.4.3 Definitions, Section 4.4.5 Base Flood Elevation and Floodway Data, Section 4.4.6.4 Special Flood Hazard Area, Section 4.4.6.5 Coastal High Hazard Areas, Section 4.4.6.6 Floodways, Section 4.4.6.7 Manufactured Homes, Section 4.4.9 Variance Procedures and new state requirements for language on Compensatory Storage and Equal Conveyance, as well as Aboveground Storage Tanks, Portion of Structure in Flood Zone, Structures in Two Flood Zones and No Structures Entirely or Partially Over Water.  Effective date July18, 2011.

        A Motion was made by T. Risom, seconded by P. Looney to CONTINUE the Public Hearing to July 11, 2011 on the Petition to adopt the FEMA flood maps and the changes to the  Zoning Regulations, Town of Old Lyme, petitioner.  No discussion and a vote was taken.  In favor:  J. Cable, T. Risom, J. Marsh, P. Looney, T. Kiritsis    Opposed:  None   Abstaining:  None    The motion passed unanimously. 5-0-0

REGULAR MEETING

1.  Special Permit Application to permit a detached screen porch (gazebo) on existing concrete structure on property located at 11 Riverbend Road, which is in the Connecticut River Gateway Conservation Zone, where the existing dwelling is in excess of 4,000 square feet, Siesel E. Canaday, Jr., owner.

        A Motion for Approval made by J. Marsh, seconded by P. Looney and voted as follows:

        Whereas, the Zoning Commission has received an application for a Special Permit to permit a detached screen porch (gazebo) on existing concrete structure where the floor area of the buildings on site are in excess of 4,000 square feet in the Conservation Zone (Gateway Zone), for the property of Siesel E. Canaday, Jr. located at 11 Riverbend Road, including the following documents:  Statement of Use, porch detail drawings, site plan, 5 pictures of yard, aerial depiction of area.  


        Whereas, the Zoning Commission has held a duly noticed public hearing on June 13, 2011 and the commission has had an opportunity to hear testimony both from the public and from the applicants; and

        Whereas, the proposed activity (an addition of a detached screen porch (gazebo) to a residential structure where the floor area of the buildings on site are in excess of 4,000 square feet in the Conservation Zone {Gateway Zone}) is permitted by Special Permit under the Old Lyme Zoning Regulations Sections 4.10.12.2 and 4.10.12.3.  The Commission finds that the applicant has provided sufficient evidence to demonstrate compliance with the standards of Sections 13A, 13B and Section 4.10.12 of the Regulations and waives the submission of any additional information which might otherwise not be necessary in order to decide the application but grants with the following conditions and/or modifications required to be added to the final plan:

                1.  There were no conditions imposed by the Zoning Commission for this application.


        Whereas, the Commission finds that the applicant has demonstrated compliance with the General Standards of the Zoning Regulations, in particular that the proposed use, buildings and other structures and site development are designed and arranged as follows:

to achieve safety, comfort and convenience;
to conserve as much of the natural terrain and provide for vegetation on the site to the extent practical;
to be in architectural harmony with the surrounding area;
to protect nearby residential and preservation areas;

Whereas, the Zoning Commission has deliberated and considered the evidence presented at the hearing as well as the input of its staff and professional consultants and makes the following findings in compliance with Section 4.10.12.3:
a. Proposed site development shall maintain the essential natural characteristics of the site, such as major land forms, natural vegetative and wildlife communities, hydrological features, scenic qualities and open space that contributes to a sense of place.

b. Structures shall be adapted to the existing terrain, rather than altering the earth form to create a platformed development site.

c. Structures located above the crest of hillsides facing the river shall be held back from the crest of the hill to maintain a clear sense of the hillside brow in its natural condition.

d. Architectural elements shall not be overemphasized in a manner which disrupts the natural silhouette of the hillside. Structures shall be designated so that the slope of the angle of the roof pitch is generally at or below the angle of the natural hillside or manufactured slope.

e. Building forms shall be scaled to the particular environmental setting to avoid excessively massive forms that fail to enhance the hillside character. Massing of structural elements such as large roof areas shall be broken up to approximate natural slopes.

f. Roof lines shall relate to the slope and topography. Rooftop treatment shall be designed to avoid monotony of materials, forms and colors. Dark-colored roof treatments, which reduce visual impact on the structure of the landscape are preferred.

g. Site design shall preserve the existing natural landscape where possible and include new landscaping which is compatible with existing natural vegetation, the scenic character of the area, and increases visual buffering between the building and the River or its tributaries within the Conservation Zone.

h. Development shall be located so as to minimize the disturbance of sensitive areas. The smallest practical area of land should be exposed at any one time during development and the length of exposure should be kept to the shortest practical time. Disturbed areas shall be replanted with non-invasive trees, shrubs and ground cover species which are compatible with existing vegetation.

i. Site grading shall avoid straight and unnatural slope faces. Cut and fill slopes shall have curved configurations to reflect as closely as possible the forms and shapes of surrounding topography. At
intersections of manufactured and natural slopes, abrupt angular intersections should be avoided, and contours should be curved to blend in with the natural shape.

        Now, therefore be it resolved that the Old Lyme Zoning Commission grants approval for a Special Permit to construct a detached screen porch (gazebo) on existing concrete structure as per plans submitted for property at 11 Riverbend Road, Old Lyme, CT .  No discussion and a vote was taken.  In favor:  J. Cable, T. Risom, J. Marsh, P. Looney, T. Kiritsis    Opposed:  None   Abstaining:  None    The motion passed unanimously. 5-0-0

2.  Special Permit Application and Municipal Coastal Site Plan Review Application to permit construction of an 8,600 s.f., two story office building on the commercial portion of property located at 5-1 Davis Road East which is in the Connecticut River Gateway Conservation Zone.  Huntley & Halls, LLC, owner and Questa Builders, Inc., applicant – Public Hearing continued to July 11, 2011 Regular Meeting

3.  Petition to adopt Federal Emergency Management Agency Flood Insurance Rate Maps and adopt changes to Section 4.4.2 Identification of District, Section 4.4.3 Definitions, Section 4.4.5 Base Flood Elevation and Floodway Data, Section 4.4.6.4 Special Flood Hazard Area, Section 4.4.6.5 Coastal High Hazard Areas, Section 4.4.6.6 Floodways, Section 4.4.6.7 Manufactured Homes, 4.4.9 Variance Procedures and new state requirements for language on Compensatory Storage and Equal Conveyance, as well as Aboveground Storage Tanks, Portion of Structure in Flood Zone, Structures in Two Flood Zones and No Structures Entirely or Partially Over Water.  Effective date July18, 2011 – Public Hearing continued to July 11, 2011 Regular Meeting

4. Approval of Minutes –   A Motion was made by T. Risom, seconded by P. Looney to APPROVE the Regular and Public Hearing minutes of the May 9, 2011 meeting and the Record of Vote/Minutes of the June 6, 2011 Special Meeting.    No discussion and a vote was taken.  In favor:   J. Cable, J. Marsh, P. Looney, T. Risom, T. Kiritsis    Opposed:  None   Abstaining:  None    The motion passed unanimously. 5-0-0

5.  Any new or old business  - Discussion of outstanding items

6.  Correspondence

7.  Zoning Enforcement
a.      Zoning Enforcement Report
b.      Site Inspection Report

8. Miscellaneous/Adjournment            

        A Motion was made by T. Kiritsis, seconded by T. Risom, to adjourn the June 13, 2011 meeting.  No discussion and a vote was taken.  In favor:  J. Cable, J. Marsh, T. Risom, P. Looney, T. Kiritsis.  The motion passed unanimously and the meeting adjourned at 8:55 p.m.


                                                Jane Cable, Chairman