OLD LYME ZONING COMMISSION
REGULAR MEETING
Monday, June 13, 2011
The Old Lyme Zoning Commission held a Regular Meeting on Monday, June 13, 2011, at 7:30 p.m. in the Auditorium of Memorial Town Hall. Those present and voting were: Jane Cable, Chairman, Jane Marsh, Secretary, Tom Risom, Pat Looney, Ted Kiritsis (Alternate), and Joan Bozek (Alternate – arrived at 7:45 p.m.). Also present was Kim Barrows, Zoning Assistant.
Chairman Cable called the meeting to order at 7:30 p.m. She noted that Ted Kiritsis would be seated for John Johnson. Chairman Cable immediately recessed the Regular Meeting to conduct the Public Hearing. She reconvened the Regular Meeting at
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 Jane Marsh, seconded by Pat Looney and voted unanimously to approve:
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 and 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:
- 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:
- 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.
- Structures shall be adapted to the existing terrain, rather than altering the earth form to create a platformed development site.
- 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.
- 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.
- 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.
- 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.
- 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.
- 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.
- 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.
2. Special Permit Application and Municipal Coastal Site Plan Review Application to permit construction of an 8,600 sq. ft., 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.
The Public Hearing for this item was continued to the July 10, 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, 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: July 18, 2011.
The Public Hearing for this item was continued to the July 10, 2011 Regular Meeting.
4. Approval of Minutes – Minutes of Public Hearing and Regular Meeting of May 9, 2011 and Record of Vote/Special Meeting Minutes of June 6, 2011.
A motion was made by Tom Risom, seconded by Pat Looney and voted unanimously to approve the Public Hearing minutes and the Regular Meeting minutes of May 9, 2011 and the Record of Vote/Special Meeting Minutes of June 6, 2011.
5. Any new or old business – discussion of outstanding items.
Ms. Marsh stated that she has been on the Regional Planning Agency for 13 years. She noted that 17 towns are merging into a council of government for the area and the Regional Planning Agency may no longer exist. She stated that the members are the selectmen of the towns and it is much more of a political organization. Ms. Marsh stated that it could be that the planning aspect of the Regional Planning Agency remains intact. She stated that she wanted to be sure that everyone is aware of this proposed change. Ms. Cable noted that it is a loss of local control.
Ms. Barrows stated that she would like to reformat the Zoning Regulations and asked for permission to do this work at home so that she is not interrupted. The Commission agreed, indicating that although there was not extra money in the budget for this work, Ms. Barrows could perform the work for comp time.
Ms. Cable stated that there was an FOI complaint due to the wording of an Executive Session.
Mr. Risom questioned whether there is an activity on the building they approved behind Graybill’s. Ms. Barrows replied that there has not been.
Ms. Bozek questioned what has happened to the Old Lyme Inn. Mr. Risom stated that it is being renovated and will remain as an Inn/Restaurant. Mr. Kiritsis stated that he saw it listed for sale within the last few weeks. Ms. Barrow stated that Old Lyme Inn has applied for a liquor license. The Commission discussed the existing conditions on the liquor permit.
6. Correspondence
None
7. Zoning Enforcement
a. Zoning Enforcement Report
None.
b. Site Inspection Report
None.
8. Miscellaneous/Adjourn
The Meeting adjourned at 8:55 p.m. on a motion by Tom Risom; seconded by Ted Kiritsis and voted unanimously.
Respectfully submitted,
Susan J. Bartlett
Recording Secretary
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