Commission on the City Plan

MINUTES COMMISSION ON THE CITY PLAN JUNE 20, 2017 -7:00 P.M. 23 UNION STREET NORWICH CONNECTICUT LOWER LEVEL MEETING ROOM REGULAR MEETING A. CALL TO ORDER: Art Sharron, Chairman called the meeting to order at 7:00 P.M. B. ROLL CALL AND SEATING OF ALTERNATES: Present: Art Sharron, Michael Lahan, Frank Manfredi, Swarnjit Singh Bhatia, Daniel Daniska, and Jason Arndt A quorum was present. Absent: Les King & Kathy Warzecha Others Present: Deanna Rhodes, City Planner and Linda Lee-Smith, recording secretary C. APPROVAL OF MINUTES: A motion was made by Frank Manfredi to approve the minutes from May 16, 2017. The motion was seconded by Michael Lahan. The motion was unanimously approved. Daniel Daniska abstained because he wasn’t at the May 16, 2017 meeting. D. COMMUNICATIONS: Deanna Rhodes distributed individual packets of information submitted by Pat Kucharski about concerns related to an expired project called Hilltop at Edgewood. Ms. Rhodes also distributed a copy of a zoning violation letter prepared by ZEO, Richard Shuck sent to Mr. Andrew Zeeman, relative to the same property that was identified as 25 Edgewood Road. The matter was briefly discussed and it was decided that the Zoning Enforcement Officer was the proper authority to handle this matter. Swarnjit Singh Bhatia arrived at 7:05 p.m. Deanna Rhodes briefly went over a CGS 8-7 Referral from the Town of Preston regarding modifications to Section 11.C of their Zoning Regulations pertaining to the Special Thames River Design Development Overlay Zone. The board had no comments. E. PUBLIC HEARING AND POTENTIAL ACTION: SP#17-01: 206 Washington St.- Special Permit Request to install three (3) antenna, six (6) remote radio units and six (6) surge suppressors at an existing rooftop wireless facility located on a building located in the National Historic District. Application of AT & T. Property of Blackstone Apartments, LLC. Assessor’s Map 84, Block 3, Lot 67, Zone MF Motion was made by Frank Manfredi to open the Public Hearing. Michael Lahan seconded. The motion carried unanimously. Daniel M. Laub, of Cuddy & Feder LLP presented. Mr. Laub explained there are 6 antennas there now and he wanted to add 1 antenna per sector and 2 remote radio head units and some other equipment to accommodate today’s AT&T’s data demand. He stated they would be similar to the existing antennas and none would be higher than the penthouse. After some discussion on the visibility of the antennas on the ground, Mr. Laub stated they don’t protrude and they aren’t very visible from the ground. There were no comments from the public. Deanna Rhodes stated that the existing antennas were approved previously by special permit, but that because the approval was very specific to the number allowed, a new special permit was required. Ms. Rhodes stated she spoke with the chairman of the local Historic District Commission regarding the application and he had no concerns about the project as there is no historic significance to the building. Ms. Rhodes then recommended  five conditions be placed on the approval should the project be approved. She further noted that appropriate notification to the abutters was made by the application and proof of mailing was submitted. She reviewed the file and noted that Jim Troeger, Building Official, had “no comment” regarding the proposal and also entered Exhibits “A-I” into the record. There being no comments from the public, Art Sharron closed the public hearing. Michael Lahan made a motion to APPROVE with waivers to ZR Section 6.9.4.1 Items (1) (2) (3) (8) (9) (12) (13) & (14) and with the following conditions that are integral to this approval and recommended by the City Planner: 1. That this approval will expire in 5 years unless an extension has been granted by the Commission. 2. That the required signature block and the letter of approval be placed on the final revised plan set. 3. That 6 paper copies of the final revised set of plans and two sets of mylars be submitted to the Planning Department for endorsement by an officer of the Commission. The endorsed mylar set shall be filed on the Land Records by the applicant within 90 days. 4. That a zoning permit be issued after filing of the mylars to ensure compliance with this approval. 5. That any modifications to the approved plan may require additional review and approvals by the Commission. Frank Manfredi seconded. Motion carried unanimously. F. OLD BUSINESS: None G. NEW BUSINESS 1. Referral from the ZBA for Use Variance: V#17-03: Application of Paul Breglio, for 204 Sturtevant St, Norwich, CT. Assessor’s Map #67, Block #3, Lot #19, Neighborhood Commercial (NC) Zone. Variance of Sec 2.4 Permitted Use in a NC district to allow 20,000 sf. of indoor automotive, rv and boat storage in a 47,070 sf commercial building Deanna Rhodes explained that the requested and noted that the site is in the special flood hazard area. She added that the owner is requesting to use 20,000 sq. ft. of the existing building for storage of boats and automobiles with nothing stored outside. The property is located within the Neighborhood Commercial (NC) zone which doesn’t allow this use, but it is in very close proximity to the Business Park (BP) Zone, which does allow storage uses. Ms. Rhodes provided some reasons that the proposal was not inconsistent with the POCD. Frank Manfredi made a motion to forward a favorable recommendation to the Zoning Board of Appeals, pursuant to Section 7.10.2.5 for Application V#17-03: Application of Paul Breglio, for 204 Sturtevant St, Norwich, CT. Assessor’s Map #67, Block #3, Lot #19, Neighborhood Commercial (NC) Zone. Variance of Sec 2.4 Permitted Use in a NC district to allow 20,000 sf. of indoor automotive, rv and boat storage in a 47,070 sf commercial building Reason: It is consistent with the Plan of Conservation and Development to continue to support development and redevelopment of nodes areas shown as “Cores” on the Economic Development Plan. The adaptive-reuse of a portion of this building for a use allowed in the nearby BP Zone is reasonable. Motion was seconded by Swarnjit Singh Bhatia. Motion carried unanimously. Frank Manfredi then suggested, and members were in agreement, to discuss referrals 2 and 3 together for the Norwich Public Utilities improvements. 2. Referral from the City Council: PLANNING AND DESIGN OF VARIOUS IMPROVEMENTS TO COMBINED SEWER OVERFLOW FACILITIES, AUTHORIZING THE ISSUANCE OF $2,400,000 REVENUE BONDS OF THE CITY SECURED SOLELY BY SEWER REVENUES TO MEET SAID APPROPRIATION, AND AUTHORIZING THE CITY AND THE SEWER AUTHORITY TO ENTER INTO GRANT AND LOAN AGREEMENTS AND A GENERAL RESOLUTION WITH THE STATE OF CONNECTICUT WITH RESPECT THERETO. Chris LaRose, Assistant General Manager, City of Norwich Public Utilities gave a brief presentation on each of the referrals from the City Council. He stated the sewer project is a consent order from DEEP to remove 14 pipes. He then provided handouts with associated information for their review. Frank Manfredi made a motion to forward a favorable recommendation to the City Council, pursuant to Chapter XV, Section 4 of the City Charter, FOR PLANNING AND DESIGN OF VARIOUS  IMPROVEMENTS TO COMBINED SEWER OVERFLOW FACILITIES, AUTHORIZING THE ISSUANCE OF $2,400,000 REVENUE BONDS OF THE CITY SECURED SOLELY BY SEWER REVENUES TO MEET SAID APPROPRIATION, AND AUTHORIZING THE CITY AND THE SEWER AUTHORITY TO ENTER INTO GRANT AND LOAN AGREEMENTS AND A GENERAL RESOLUTION WITH THE STATE OF CONNECTICUT WITH RESPECT THERETO. Reason: It is consistent with the Plan of Conservation and Development to provide for adequate infrastructure to meet the community needs and support desired growth patterns. A specific strategy is to improve the wastewater treatment system to address issues related to water quality, combined sewer/storm overflows, inflow/infiltration, and capacity constraints. Michael Lahan seconded. Motion carried unanimously. 3. Referral from the City Council: AN ORDINANCE APPROPRIATING $19,900,000 FOR IMPROVEMENTS AND UPGRADES FOR THE INTERCONNECTION TO THE SPRAGUE PUBLIC WATER SYSTEM, INCLUDING THE STONY BROOK AND DEEP RIVER WATER TREATMENT PLANTS, THE FAIRVIEW/OCCUM DRINKING WATER STORAGE TANK, THE STONY BROOK TRANSMISSION MAIN, AND THE EXTENSION OF A WATER MAIN TO SPRAGUE CONNECTICUT, AUTHORIZING THE ISSUANCE OF $19,900,000 REVENUE BONDS OF THE CITY SECURED SOLELY BY WATER REVENUE TO MEET SAID APPROPRIATION, AUTHORIZING THE CITY AND DEPARTMENT OF PUBLIC UTILITIES TO ENTER INTO GRANT AND LOAN AGREEMENTS AND A JOINT RESOLUTION WITH THE STATE OF CONNECTICUT WITH RESPECT THERETO, AND REPEALING PRIOR ORDINANCES Nos. 1699 AND 1724 FINANCING THE STONY BROOK FILTRATION IMPROVEMENTS AND TRANSMISSION MAIN AND CONSOLIDATING AND EXPANDING THOSE IMPROVEMENTS WITHIN ONE ORDINANCE HEREIN Frank Manfredi made a motion to forward a favorable recommendation to the City Council, pursuant to Chapter XV, Section 4 of the City Charter, relative to an Ordinance APPROPRIATING $19,900,000 FOR IMPROVEMENTS AND UPGRADES FOR THE INTERCONNECTION TO THE SPRAGUE PUBLIC WATER SYSTEM, INCLUDING THE STONY BROOK AND DEEP RIVER WATER TREATMENT PLANTS, THE FAIRVIEW/OCCUM DRINKING WATER STORAGE TANK, THE STONY BROOK TRANSMISSION MAIN, AND THE EXTENSION OF A WATER MAIN TO SPRAGUE CONNECTICUT, AUTHORIZING THE ISSUANCE OF $19,900,000 REVENUE BONDS OF THE CITY SECURED SOLELY BY WATER REVENUE TO MEET SAID APPROPRIATION, AUTHORIZING THE CITY AND DEPARTMENT OF PUBLIC UTILITIES TO ENTER INTO GRANT AND LOAN AGREEMENTS AND A JOINT RESOLUTION WITH THE STATE OF CONNECTICUT WITH RESPECT THERETO, AND REPEALING PRIOR ORDINANCES Nos. 1699 AND 1724 FINANCING THE STONY BROOK FILTRATION IMPROVEMENTS AND TRANSMISSION MAIN AND CONSOLIDATING AND EXPANDING THOSE IMPROVEMENTS WITHIN ONE ORDINANCE HEREIN Reason: It is consistent with the Plan of Conservation and Development to provide for adequate infrastructure to meet the community needs and support desired growth patterns. Motion was seconded by Michael Lahan. Motion carried unanimously. 4. Referral from the City Council: AN ORDINANCE AMENDING SECTION 2.3.3.4 OF THE ZONING ORDINANCES OF THE TOWN OF NORWICH BY PERMITTING DRIVE-THROUGH WINDOWS AS ACCESSORY USES BY SPECIAL PERMIT WITHIN THE NEIGHBORHOOD COMMERCIAL DISTRICT Deanna Rhodes explained that drive-through windows are currently not a permitted accessory use in the Neighborhood Commercial (NC) zone but are referenced as if they are in the drive-thru section of the Zoning Regulations which causes a conflict. She then went on to explain more about how the regulations are permissive and must explicitly allow a use to be permitted. A discussion then ensued. She explained that if the text amendment is approved by the Council, drive-thru’ s in the NC Zone would require special permit approval, which is a recommendation she made to the applicant due to the sensitivity of some historic areas located within the NC Zone. They incorporated that recommendation into their requested amendment proposal. Motion was made by Frank Manfredi to forward a favorable recommendation to the City Council, pursuant to Chapter XV, Section 4 of the City Charter, relative to AN ORDINANCE AMENDING SECTION 2.3.3.4 OF THE ZONING ORDINANCES OF THE TOWN OF NORWICH BY PERMITTING DRIVE- THROUGH WINDOWS AS ACCESSORY USES BY SPECIAL PERMIT WITHIN THE NEIGHBORHOOD COMMERCIAL DISTRICT  Reason: It is consistent with the Plan of Conservation and Development to continue to support development and redevelopment of nodes areas shown as “Cores” on the Economic Development Plan as well as consistent with the strategy to review regulations to ensure that regulations facilitate desired growth. Motion was seconded by Daniel Daniska. Motion carried unanimously. H. EXTENSION REQUESTS: None I. BOND RELEASES: None J. OTHER BUSINESS: Update regarding POCD Plan Implementation Committee Deanna Rhodes stated she had sent out letters but hadn’t received notification of who will represent the agencies invited to participate. The meeting will be on September 13, 2017 at 7 p.m. in room 335. Deanna Rhodes told the Commission she will be reviewing all project bonds that are being held by the City. She stated that the City should only be holding bonds for non-expired and active projects. Projects that in essence complete, but still require improvements that have not been installed in accordance with the plan, will need to be reviewed by City Staff to determine whether their bond should be called and the work completed. K. BOND RELEASES: None L. ADJOURNMENT: A motion was made by Michael Lahan to adjourn at 8:22 p.m. The motion was seconded by Frank Manfredi. The motion was passed unanimously. Respectfully submitted, Linda Lee-Smith Recording Secretary