TOWN OF WILLINGTON
PLANNING AND ZONING COMMISSION
MINUTES OF APRIL 1, 2003 MEETING
A. Call to Order
St. Louis called the meeting to order at 7:32 p.m.
B. Roll Call
Members Present: A. St. Louis, Chairman
R. Tulis, Vice-Chairman
N. Gray
M. Ellis (alt.)
D. Lytwyn (arrived 8:17 p.m.)
P. Nevers
T. Radell
S. Trueb
Members Absent: W. Goodale (alt.)
Also Present: S. Yorgensen, Planning and Zoning Agent
S. Nimerowski, Recording Clerk
C. Seat Alternates
M. Ellis was seated for D. Lytwyn.
D. Pre-Application
1. Steve Amedy to discuss Adult Community on property with frontage on River Road
and Baxter Road (Map 10, Lot 21-A, 86 acres). Owner: Willington River Corp.;
Applicant: Steve Amedy.
Steve Amedy gave the Commission a letter from Bob Stuart, Licensed Appraiser, concerning the fiscal impact study. He said that the community represents an anticipated net of $300,000 to the town in property taxes. He said the age would be restricted to 55 and that no one under the age of 21 would be living there.
Hank Torcellini spoke of the property boundaries. He said the wetlands as they currently exist have been marked out and shown on the map. About 106 bedrooms would be allowed on the property. He described the proposed development. He said the existing house lot consisting of 4 acres has been sold. He said there are provisions in the regulations to reduce setbacks for buildings from 200 ft. to 100 ft. He said that the units will be bunched together at the top of the hill. He said they are limited on where the septic can be located.
Atty. Mazzarella said that from his perspective, he would like to work with this particular proposal. The number of units is the same in each of these proposals.
St. Louis asked if they were looking for a zone change and a change in setback requirements, and Atty. Mazzarella answered that the regulations provide for waiving the setbacks down to 100 ft.
Mr. Torcellini said the units would have two bedrooms with garages.
St. Louis asked if there was a change in the age restriction, and Atty. Mazzarella replied yes, that there would be a broader market with the minimum age set at 55. He asked that if this was a viable project, would it be possible to seek a plan approval at the same time as the zone change, and Yorgensen replied that a regulation change would come first.
Atty. Mazzarella said that they would be seeking a regulation change in the next few weeks. He said that the engineering process could occur at the same time.
Yorgensen asked about subdivision, and Atty. Mazzarella man replied that they were going to do the zone change and application at the same time, to which Yorgensen replied that they were going to be treated separately.
Radell asked if the rest of the land would be open, and Atty. Mazzarella man replied yes, they are aware of the open space requirements and will meet them. He said all property boundaries except for the front lots will be zone-changed. He said the front of the property, consisting of 6 lots, will remain R-80.
Mr. Torcellini said that although all drainage issues have not been discussed as of yet, they will have storm drains. He said the soils are fairly well drained at the top of the hill.
Gray asked if there will be emergency vehicle access, and Mr. Torcellini replied yes. He said they hadn’t addressed the issue of water supply yet. Street lighting needs to be addressed also.
St. Louis asked how close the driveway was, and Mr. Torcellini replied perhaps 30-35 ft.
Mr. Amedy asked if the Commission had a preference regarding lighting and if street lights were needed, to which St. Louis replied that curb-cut lights were all that were required and that driveway lighting could be minimal.
St. Louis asked if underground utilities would be used, and Mr. Torcellini said that no decision has been made yet.
Mr. Amedy discussed their time frame. He said he will be working with the architect over the next 2 weeks, and within 6 weeks they will turn the project over to Mr. Torcellini. He said he hopes to have the project back to the Commission in 4 months or so.
Mr. Torcellini said they need to take care of the change in regulations first.
A brief discussion followed concerning a site walk and when it should occur.
Mr. Amedy said he has to request a change in age from 62 to 55. He also said that the property needs to be flagged. A brief discussion ensued concerning what needs to be flagged as well as about changing the setback regulations to 100 ft.
Mr. Amedy said that the project involves denuding the knob of land. He said a lot of pipes will be going underground, and that landscaping will be done later.
Trueb suggested that Mr. Amedy double-check with the Historical Society concerning the gun powder house on the property. Trueb asked about the sight line, and Mr. Torcellini replied that it is 600 ft.
A site walk was set for Saturday, April 26 at 9:00 a.m.; rain date will be the 27th.
E. New Business
Atty. Joe Capossela asked for a change in order of the agenda.
1. File #2003-15 – Application for Zone Change for property on 150 Village Hill Road
(Map 47, Lot 36A and Map 43, Lot 124). Rainbow Acres Campground (aka Wilder-
ness Lake). Owner/Applicant: KMC, LLC. (Received 4/1/03; Public Hearing by
6/3/03; Decision by 7/1/03)
Atty. Capossela said that pursuant to the last meeting and the comments the Commission gave them, they have submitted an application for zone change to follow the property lines. He went over what was requested at that meeting. He asked that the application be accepted tonight and a date for a public hearing set. He showed a map with the requested changes.
MOTION: To set Public Hearing date for File #2003-15, application for a zone
change, for May 6, 2003.
By: Trueb Seconded: Nevers
Result: Motion passes unanimously.
Trueb mentioned a possible site walk, to which Atty. Capossela replied that Commission members could either walk through or drive through the property.
2. File #2003-16 – Application for Regulation Change for property on 150 Village
Hill Road (Map 47, Lot 36A and Map 43, Lot 124). Rainbow Acres Campground
(aka Wilderness Lake). Owner/Applicant: KMC, LLC.
Atty. Capossela said they had submitted an application to change the regulations. He said they had taken the campground section out of the regulations. He went over the application regulation changes. A copy of the requested changes was passed out to Commission members.
Yorgensen said that regulations require a preliminary site plan.
MOTION: To set a Public Hearing date for File #2003-16 for regulation changes
to section 11.19 (campground), for May 6, 2003.
By: Trueb Seconded: Radell
Result: Motion passes unanimously.
3. File #2003-17 – Request for Temporary Renewal of Special Permit for Rainbow
Acres Campground (aka Wilderness Lake) 150 Village Hill Road (Map 47, Lot
36A and Map 43, Lot 124). Owner/Applicant: KMC, LLC.
Atty. Capossela said that they would like to open the campground that’s there right now on May 1 under the current regulations. He said the permit was not renewed last year, but we are requesting a renewal this year. He said they want to open while the requested changes are being considered.
A brief discussion ensued about special permits and whether they have to be renewed every year without interruption. Atty. Capossela’s position was that the special permit “runs with the land.”
Yorgensen said there are two problems: 1. permit was annually renewable. It wasn’t renewed, so it’s gone. 2. The biggest issue is what plan are we going by? We don’t have a map.
Atty. Capossela said they are asking the Commission to let the owner, Mr. Crossen, open May 1 “as is.” Yorgensen replied that the Commission has to be careful with this and get a legal opinion.
Atty. Capossela asked the Commission to approve a temporary renewal of a special permit.
St. Louis replied that a lot of assumptions are being made. He said the process can’t be circumvented.
Atty. Capossela said that the applicant assumes he has a site that was sold as a campground and that he has a special permit for it.
St. Louis said that he’s assuming this owner does not have an “active” special permit; what he has is inactive.
Atty. Capossela said there is a permit granted in 1998 with conditions. He suggested a site walk, that they would produce the requested items if possible, and at the April 15 meeting the Commission approve the campground to open May 1.
Yorgensen insisted that she still needs a plan. She suggested that we slow down on the zone change and not do it on May 6. Atty. Capossela said the zone change was “not a driving force.”
Tulis said some usable land will be lost if a zone change is not requested.
Atty. Capossela said that two things are important: to open with the maximum number of sites within the permit, and to get the other things approved for the long-term.
A site walk was set for April 12, 2003 at 9:00 a.m., rain date April 13.
MOTION: To rescind May 6 Public Hearing date on File #2003-15.
By: Trueb Seconded: Tulis
Result: Motion passes unanimously.
F. Old Business
None.
G. Minutes
MOTION: To approve March 18, 2003 minutes.
By: Tulis Seconded: Trueb
Result: Motion passes unanimously.
H. Correspondence
None.
I. & J. Staff Report/Discussion
Yorgensen said she sent a Notice of Violation W2003-02-A concerning the diesel oil pollution at the Travel Center at 327 Ruby Road.
The possible opening of a commercial enterprise at the former Connecticut emissions site was discussed. Yorgensen said the area is industrial, not commercial.
Yorgensen said she will ask the town attorney for clarification regarding special permits and requirements thereof.
MOTION: To adjourn at 10:30 p.m.
By: Trueb Seconded: Nevers
Result: Motion passes unanimously.
Respectfully Submitted,
Susan S. Nimerowski
Recording Clerk
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