Commission on the City Plan

COMMISSION ON THE CITY PLAN Tuesday, July 16, 2024, 7:00 PM Hybrid Meeting / Public Hearing 23 Union Street - Lower Level Conference Room - NORWICH, CT 1. CALL TO ORDER: Chairman Frank Manfredi called the meeting to order at 7:00 PM. 2. ROLL CALL AND SEATING OF ALTERNATES: Present: Frank Manfredi, Chairman, Deane Nason, Kathy Warzecha, Jim Quarto, Jason Courter (Alternate), and Nicholas Fortson (Alternate) Absent: Ella Myles, Tracy Burto (Alternate) Staff Present: Director of Planning and Neighborhood Services Deanna Rhodes and City Planner Dan Daniska Due to absence of Commission Members, Jason Courter was seated as a Regular Member. 3. APPROVAL OF MINUTES: Deane Nason made a motion to approve the minutes of the June 26, 2024 Special Meeting. Jim Quarto seconded the motion. The minutes were approved unanimously. 4. COMMUNICATIONS: Deanna Rhodes discussed two referrals received from the Town of Preston; one was a special exception for boat sales and the other was an amendment to clean up the permit process language. 5. NEW BUSINESS: a. Public Hearing and Potential Action on the Following Special Permit Application: 1. SP#24-05: 105 Stonington Road. Request for a Special Permit for a proposed three (3) phase development for a cannabis cultivation and manufacturing facility including installation of 2100 sq. ft. of modular construction trailers for temporary use, a proposed 9,600 sq. ft. building and two (2) greenhouses with associated site improvements such as a driveway, fencing, septic system, landscaping, parking area and stormwater management. Property of 105 Stonington Road LLC. Application of Nautilus Botanicals LLC. Assessor’s Map 112 Block 1 Lot 7. Zone GC. (Tabled from 06/26/2024 Special Meeting) Kathy Warzecha recused herself from this Public Hearing. Nicholas Fortson was seated as a Regular Member. Deane Nason made a motion to open the Public Hearing at 7:03 PM. James Quarto seconded the motion. The motion passed unanimously. Jack McCartney of CLA Engineers started the presentation on behalf of the applicant team, Nautilus. Other members of team included Connie DeBoever, Merida Capital Holdings; Luis Vega, Nautilus; and Fred Marzec, Marzec Associates. Mr. McCartney reviewed the site plan, including addressing the lack of any development to take place on wetlands. He discussed that the project construction would be done in phases due to a delay in obtaining the necessary electrical equipment from Norwich Public Utilities. Phase 1 will include construction of a temporary modular building and cultivation area; Phase 2 includes the construction of a permanent building and loading areas; and Phase 3 will encompass future improvements including two greenhouses located in the cultivation area, if necessary. Ms. DeBoever discussed the project details as well as Mr. Vega’s and Merida’s background and experience in the cannabis business. She also addressed odor and waste management concerns, including the growing process, use of fertilizer, and the lack of any groundwater runoff from the growing process. Mr. Marzec reviewed the architectural plans for the buildings. Chairman Manfredi asked for public comments in favor of the project. No comments were provided. Chairman Manfredi then asked for public comments against the project. The following members of the public spoke in opposition: Gerlard Grabarek, Selectman for the Town of Preston. Mr. Grabarek asked for clarification regarding the acreage of the project, stating that the site plan is smaller than the actual property size. He also questioned the use of a septic system in lieu of connecting to city sewer, and suggested the Commission conduct a site walk of the project prior to approving it. He also disagrees with the applicant’s use of seasonal plantings to control odors. Mr. McCartney responded that Nautilus only purchased 6+ acres of the overall property available. Deanna Rhodes stated that Uncas Health has approved the use and location of the septic system. Hearing no further comments from the public, Ms. Rhodes read a letter dated June 26, 2024 from the Town of Preston concerning this project, which will be sited adjacent to the municipal boundary between Norwich and Preston. Members of the project team responded to the various concerns and questions. Ms. Rhodes then read the comments received from City of Norwich staff (Building officials, NPU, Zoning Enforcement, and Planning). She requested the applicant respond to the concerns regarding current and proposed aesthetics of the property. When asked about the first cut filing for the property, Ms. DeBoever responded that she had been informed this had already been done. Ms. DeBoever stated that she will check with the appropriate parties to confirm. Jack McCartney stated that the final plan will also include a dumpster enclosure, and the waste management process was explained. Nick Fortson made a motion to waive the reading of the Exhibit List. James Quarto seconded the motion. The motion passed unanimously. James Quarto made a motion to conduct a Special Meeting for the purpose of having a site walk on Thursday, July 25, 2024 at 12 PM. Nick Fortson seconded the motion. Voted in favor: Nick Fortson, Jason Courter, and Jim Quarto. Opposed: Chairman Manfredi, Deane Nason. The motion passed. Deane Nason made a motion to continue the Public Hearing until the August 20, 2024 Commission on the City Plan Meeting. Jason Courter seconded the motion. The motion passed unanimously. Kathy Warzecha re-entered the meeting. Nick Fortson returned to alternate status. 2. SP#24-06: 57 Lafayette Street. Special Permit request for a proposed child care center including site improvements associated with the use. Application of Tiny Sprouts Playhouse. Property of Lafayette Dental Group Properties, LLC. Assessors Map 84, Block 1, Lot 77, Zone NC. Kathy Warzecha motioned to open the Public Hearing at 8:05 PM. Deane Nason seconded the motion. The motion passed unanimously. Stephanie Davis, owner/applicant, and Stephan Nousiopoulous, architect on the project discussed the project, reviewed the site plan, daycare operation details, and responded to questions by the Commission members. Chairman Manfredi called for public comments for or against the project. Dan Daniska read the comments from his plan review memo, and stated that he had also received comments from various city staff that need to be addressed by the applicant. Mr. Daniska asked that all comments from his memo and comment from city staff be addressed in the revised plan set should the Commission decide to approve the project. Deane Nason made a motion to close the Public Hearing at 8:28 PM. Jason Courter seconded the motion. The motion passed unanimously. Kathy Warzecha made a motion to approve waiver requests related to drainage calculations, an A-2 Site Plan and elevations. Jason Courter seconded the motion. The motion passed unanimously. Reason: The existing building is being redeveloped, and prior site survey was provided. Kathy Warzecha made a motion to approve SP #24-06 with the following conditions: • That the site plan for the Special Permit will expire in 5 years unless an extension has been granted by the Commission. • That the items listed in this memo, dated 07/12/2024 be included in the revised site plan. • That all City Staff comments from all departments be addressed and included in the revised site plan. • That final revised plans be submitted and reviewed by City Staff. • That the City’s letter of approval be placed on the final revised plan set (cover page preferred), the required signature block be placed on all plan sheets, and that all plan sheets include the stamped seal and signature of the licensed professional. • That 6 signed and embossed sealed paper copies and 2 mylars of the final revised set of plans be submitted to the Planning Department for endorsement by an officer of the Commission. The mylars must include the red indelible ink certification which includes the name of producer and process used. • That the endorsed mylar set shall be filed on the Land Records by the applicant. • That after the filing of the mylars and associated Special Permit documentation, a zoning permit shall be issued prior to any land disturbance activities associated with this approval. • That any modifications to the approved proposal shall be reviewed by the Zoning Enforcement Officer prior to occurring and may require additional review and approval by the Commission. • That all proposed improvements associated with this application are to be completed according to the approved plan prior to the issuance of the required Certificate of Zoning Compliance or a performance bond will be required in accordance with Sections 7.5.7.3 and 8.9 of the Zoning Regulations. James Quarto seconded the motion. The motion passed unanimously.  Reason for Approval: The proposal conforms to ZR Section 2.3, Chapter 5, ZR and 7.7 of the Zoning Regulations. b. Site Development Application: SDP #1055: 41 Boswell Avenue. Site Plan Review for five (5) 2-Bedroom Apartments within an existing building previously used as an 11-room boarding house. Application and property of T41 Boswell Avenue LLC. Assessor’s Map 93. Block 7, Lot 85. Zone MF. Attorney Mathew Greene, speaking on behalf of the applicant, discussed the project and reviewed the design and renovation plans. Deanna Rhodes reviewed the memo from the Planning Department with regard to handicap parking, the access driveway, and trash storage and pickup and responded to questions from Commission members. Ms. Rhodes also explained that the site plan requirement was waived so no mylars will be filed. James Quarto made a motion to approve waiver of A-2 Survey, bond, drainage calculations, letter for City Engineer, CT DOT prior approvals and elevation detail. Deane Nason seconded the motion. The motion passed unanimously. Reason: The information was not necessary for review of this proposal. Kathy Warzecha made a motion to approve SDP #1055: 41 Boswell Avenue with the following conditions: • That this approval will expire in 5 year unless an extension has been granted by the Commission. • That the filing of a mylar in the City Clerk’s office is not necessary as the requirement for a site plan has been waived. • That a zoning permit shall be issued for the conversion to five apartments as laid out on the floor plans submitted. • That the zoning permit is not issued until all outstanding comments from various departments are sufficiently addressed and approved by staff. These include the following: That both Fire and Building Codes are met for the conversion; that handicap accessibility be addressed if deemed necessary by officials; that garbage pickup occurs in the back of the building and not street side; that the grass and vegetation is cut and maintained; that any new exterior light fixtures be approved by zoning staff; and that a paved compliant handicapped space be installed should it be determined necessary by code. • That by this approval, the previously existing boarding house use is terminated and not to be reestablished. • That any modifications to the approved proposal shall be reviewed by the Zoning Enforcement Officer prior to occurring and may require additional review and approval by the Commission. This includes changes to number of units or size of units. • That all proposed improvements associated with this application are to be completed according to the approved plan prior to the issuance of the required Certificate of Zoning Compliance or a performance bond will be required in accordance with Sections 7.5.7.3 and 8.9 of the Zoning Regulations. Deane Nason seconded the motion. The motion passed unanimously. Reason for Approval: The proposal conforms to Section 1.5, Chapter 5 and Section 6.4 of the Zoning Regulations. 6. OLD BUSINESS: None. 7. EXTENSION REQUESTS: None. 8. BOND REDUCTION/RELEASE REQUESTS: None 9. OTHER BUSINESS & STAFF REPORT: Deanna Rhodes informed the Commission that the City received a $4 million grant for remediation and demolition of the Capehart property and has applied for an additional $10.8 million to complete the project. Dan Daniska informed the Commission that the City has applied for a CIF planning grant for the Norwich State Hospital area. In response to Kathy Warzecha’s question on the status of the Burger King project in Norwichtown, Ms. Rhodes responded that the application is ready to expire and they sent an order to the applicant to demolish the existing buildings on the site. Chairman Manfredi questioned the status of the Reid and Hughes building and a brief discussion took place concerning a recent news article on apartments located on Main Street. 10. ADJOURNMENT: Deane Nason made a motion to adjourn. Jason Courter seconded the motion. The motion passed unanimously ending the meeting at 9:09 P.M. Respectfully submitted, Jeanne Kurasz – CCP Recording Secretary