Town Of Stonington Conservation Commission
Minutes of Regular Meeting
July 26, 2005
Human Services Building
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1.~ Meeting called to order by Vice-Chairman Stuart Cole at 6:18 PM.
In attendance were members Baldwin, Bell and Lyons.~Also present was Town Planner Keith Brynes. Cole welcomed Boy Scouts earning communications badges.
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2.~ Review of Town Developments and Proposals
MOTION:~ To move item 2f and then 2e of the agenda.~ PASSED Unanimous (Baldwin/Bell).
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2f - PZ0549SD Jeffery & Molly Holt - Application for 2-lot subdivision (7.07 acres & 2.947 acres) of a 10-acre lot. Property located at 58 Stewart Road, Pawcatuck. Assessor’s Map 11, Block 1, Lot 2. Zone RC-120 - Jeffery Holt was present and expressed his opinion that a 15% set aside or fee-in-lieu of open space is a taking in his case. The property had been subdivided previously. MOTION:~ CC recommends a fee in lieu of open space.~ PASSED Unanimous (Lyons/Bell).
Chairman Simm arrived at 6:45 PM and took the chair.
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2e - PZ0548ZC & CAM Deborah S. Hall - Application for Zone Change Approval & Coastal Area
Management Review for a parcel divided by 2 zoning districts. Request extension of the RA-20 line to allow for division of the parcel into 2 lots. Property located at 323 River Road, Pawcatuck. Assessor’s Map 8, Block 3, Lot 1. Zones RR-80 & RA-20. Pierce Hall, husband of the applicant, stated that the zone change will allow him to avoid building the approved cul-de-sac. MOTION: We recommend that the shaded area on the plan of 7/15/2005 be absorbed into the RA-20 zoned section with the proviso that if this is accepted by PZC that the original acceptance of the subdivision be rescinded. Considering the proximity the property to the Pawcatuck River, the CC would normally be opposed to the principle of extending the RA-20 zone into the RR-80 zone. Not considering the fact that this is a pre-approved subdivision
with a visual and environmental negative impact on the site, our understanding is that this will not increase density of the neighborhood over the existing approved subdivision. PASSED Unanimous (Lyons/Bell).
MOTION:~ To move to item 2a of the agenda.~ PASSED Unanimous (Bell/Lyons).
2a - PZ0535RA Town of Stonington – Zoning Regulation Amendment to modify the Impact Statement requirements; add “financial institutions” to zones where “banks” have been permitted; add medical clinics” to zones where “medical offices” have been permitted; add “Rehabilitation of Existing Buildings” (ZR 6.6.14) as a Special Use to all zones; add “filling” (ZR 6.6.7) as a Special Use to all zones; and add “Overlay District” to “Aquifer Protection, Coastal Area, and Flood Hazard.” The proposed amendment includes modifications to other areas to reflect these changes. MOTION: That in the overlay district addition, "management" be kept in the coastal area change. The proposed amendment includes modifications to other areas of the
regulations to reflect these changes. PASSED Unanimous (Cole/Lyons).
Herbst arrived at 8:10 PM.
2b - PZ0539RA Prospect Northeast, LLC by BMPR, LLC, its manager – Regulation Amendment to create an Underutilized Neighborhood Redevelopment (UNR) Zoning District (Section 1.1), add proposed UNR District Regulations (Article VII), add Height Limitation language (Section 7.3.5), and Projecting Wall Signage language (Section 7.12). MOTION: A most unfortunate and inappropriate wording to this amendment. CC is not comfortable with this as a floating zone. It has the potential for great ambiguity. Because it is so unspecific, it opens the door to subterfuge. PASSED Unanimous (Cole/Bell).
2c - PZ0543RA Town of Stonington – Zoning Regulation Amendment to modify the “Restaurant” and “Fast Food Restaurant” definitions (ZR 1.2.2); modify the Special Use Permit criteria for restaurants and places for on-premises liquor consumption (ZR 6.6.16); modify the Special Use Permit criteria drive-in windows (ZR 6.6.5); add “Detached Menu Board” standards to the Sign Regulations; modify liquor sale place restrictions in the HI-60 (ZR 2.11.2); add “Live Entertainment” and "Adjoining” to the definitions (ZR 1.2.2) The proposed amendment includes modifications to other sections of the regulations to reflect these changes. The CC has no comment at this time.
2d - PZ0544RA Town of Stonington – Zoning Regulation Amendment to create “Active Adult Housing” as a Special Use Permit activity in the HI-60, GC-60, CS-5, LS-5, DB-5, M-1, RA-40, RM-20, RM-15, and RH-10 zoning districts. The proposed amendment includes modifications to other sections of the regulations to reflect these changes. The CC has no comment at this time.
2g - PZ0550ZC, SPA & CAM(s) Mystic Seaport Museum, Inc. - Applications for Zone Change, Site Plan Approval & Coastal Area Management Review to change properties along Greenmanville Ave. to the MHDZ, construct new buildings & additions, & perform renovations. The CC has no comment at this time.
2h - IW #05-22 Edward Steinlauf seeking a permit for a 23-lot subdivision and all associated impacts, within an Upland Review Area & filling of wetlands by approx. 69.1 cubic yards. Property located west of Jeremy Hill Rd, approx. 3,000 ft. from Rt. 184 intersection. Assessor’s Map 90, Block 1, Lot 1, Zone RR-80. Simm stated that Steinlauf had called him to say that he is reapplying and that he will come to CC after IWWC.
3. Open Space Committee
a. Open space plan update. The open space plan is awaiting reformatting by Planning staff. We will have a public comment opportunity at our next regular meeting.~Herbst will coordinate with Jason Vincent and ask to place it on the Town website.
b. Discussion on parcels for preservation in Pawcatuck – Ben. Re: Feasibility study for bonding for open space acquisition. Letter of TPL's services to go to Finance by Friday. Baldwin and Alicia Betty of TPL to go to Board of Selectman meeting 7/27.
4. Old Business
a. CC application for Taugwonk Rd. Zone Change – LI-130 to GBR-130 and GBR-130 to LI-130 and additional uses in LI-130. Nothing new to report.
b. Review of Conservation Subdivision option - update of cluster subdivision. Nothing new to report.
c. Mystic River "Duck" Project. Cole will send strongly worded letter to all concerned laying out our concerns about the water quality effects on the river and the potential deterioration of the boat launch.
5. New Business
a. Mystic River Dam Committee. MOTION: to form a committee of Simm, Bell, Cole, Swenarton and Baldwin with Cole as chairperson. Baldwin will investigate access from Groton. PASSED Unanimous (Cole/Bell).
Sheila Lyons asked about Valenti Auto's development of a storage building on a small upland area surrounded by swamp on Jerry Browne Rd.
6.~Review of Minutes of the Regular Meeting on 6/28/2005 & Special Meeting 6/25/2005
MOTION:~ To approve Minutes of the Regular Meeting on 6/28/2005 as written.~ PASSED Unanimous (Cole, Lyons). MOTION:~ To approve Minutes of the Special Meeting on 6/25/2005 as written.~ PASSED Unanimous (Bell, Baldwin).
MOTION to adjourn:~ Passed (Cole)
Meeting adjourned at 10:50 PM.
Approved at a Regular Meeting of the Conservation Commission on 8/30/2005.
Submitted by
Ben Baldwin, Acting Secretary
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