TOWN OF WILLINGTON
PLANNING AND ZONING COMMISSION
SEPTEMBER 4, 2001
SPECIAL MEETING
A. ST. LOUIS CALLED A SPECIAL MEETING OF THE WILLINGTON PLANNING AND ZONING COMMISSION TO ORDER AT 7:32 P.M. SEPTEMBER 4, 2001, AT THE TOWN OFFICE BUILDING, 40 OLD FARMS ROAD, WILLINGTON.
PRESENT: ABSENT/EXCUSED
A. St. Louis R. Tulis
L. Dion B. Begansky
E. Kalbac D. Lytwynn, alt.
W. Goodale, alt. T. Radell
S. Trueb, alt.
S. Yorgensen, zoning agent
L. Decker, recording clerk
The commission seated W. Goodale for R. Tulis.
OLD BUSINESS:
1. File #2001-24-Application for a special permit for a truck wash located at 327 Ruby Road (Truck Stops of America) in a DC zone. Royce Property LLC owner/applicant. (Received on 03/20/01, hearing on 05/15/01, continued to 06/05/01, 06/19/01, decision by 08/21/01, 30-day extension requested and approved, decision by 09/18/01).
S. Trueb recused himself from this file.
A. St. Louis felt if all members seated felt prepared to make a decision.
W. Goodale said he had not completed a review of the material in the file and did not feel prepared to vote.
The commission determined there was no quorum for vote, but that material could still be reviewed.
L. Dion noted staff has prepared draft motions to approve and to deny, and the motion to approve equates to 25 conditions. A lot of those conditions may have been avoided if additional information had been submitted as part of the application. It may be possible that not all of the conditions are necessary, but they all were from points that were addressed during the course of the hearings.
A. St. Louis asked if any of the 25 conditions were carried over from the previously existing permit.
S. Yorgensen reviewed the proposed conditions and noted that several of them were carried over from the other permit, some were modifications of those on the previous permit, some are based on the memos from the town engineer, and others are a result of issues discussed at the hearings.
The commission reviewed the conditions.
E. Kalbac asked about conditions 10 & 11 which reference the shallow pitch.
S. Yorgensen said Karl thought it should be more than 1%.
A. St. Louis asked if the other issues tied to the release of the bond had been cleared up.
S. Yorgensen said No, and the bond has not been released.
A. St. Louis said all conditions would have to be met before a permit was granted, but some, such as 1 & 13, would have to be met before construction even begins. He would like to see the issues of truck traffic backup and litter resolved.
The commission discussed potential truck traffic increases from the truck wash if it is approved.
L. Dion said he has repeatedly gone through the area and there are trucks backed up on Ruby Road to the exit ramp.
W. Goodale said they need to widen the road at that spot.
A. St. Louis said a traffic study should be submitted. The truck wash itself is comparable to what was submitted last time and the info submitted shows what the facility will be like. His concerns are with traffic, debris and litter, and they should be addressed prior to construction. The others can be addressed prior to issuance of a permit.
L. Dion asked about the washing of food particles from the trucks and their related toxicity.
S. Yorgensen said Karl has addressed it and she reviewed the conditions that relate to it. It appears to be addressed with the conditions, and it is also why water is not to be disposed of on site.
W. Goodale asked about the removal of sludge.
S. Yorgensen said that material would be disposed of on site. She reviewed the related conditions.
The commission discussed the completeness of the application.
S. Yorgensen said overall, most things are there, though they may not be as detailed as the commission would prefer.
L. Dion said the key to success for the truck wash would be how well the applicant responds to the conditions. It will be important to look at the traffic flow because it will be a bigger issue in the future if it is not addressed now. Several people who travel that road have expressed concerns to PZC members.
A. St. Louis said the issue of trash is just a matter of being a good neighbor.
S. Yorgensen said some of it has been cleaned up, but it still remains one of the most frequent complaints.
The commission called a second Special Meeting for Sept. 11th in order that a vote can be taken.
L. DION MOVED TO ADJOURN THE MEETING AT 8:15 P.M.
SECONDED BY W. GOODALE. UNANIMOUSLY APPROVED.
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