Commission on the City Plan

COMMISSION ON THE CITY PLAN Tuesday, January 28, 2025, 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, Ella Myles, James Quarto, Jason Courter (Alternate), Tracy Burto (Alternate) Absent: Kathy Warzecha, Deane Nason and Nicholas Fortson (Alternate) Staff Present: Director of Planning and Neighborhood Services Deanna Rhodes, Zoning Officer Richard Shuck Due to absence of Commission Members, Jason Courter and Tracy Burto were seated as a Regular Member. 3. APPROVAL OF MINUTES: Ella Myles made a motion to approve the minutes of the December 17, 2024 Regular Meeting. Tracy Burto seconded the motion. The minutes were approved unanimously. 4. COMMUNICATIONS: The CT Federation of P&Z Agencies quarterly newsletter was provided to the Commission members. Ms. Rhodes informed the Commission of CBA Educational Training scheduled for March 22, 2025 on Zoom. The topic is Land Use. Ms. Rhodes read a letter from FirstLight Power Inc, dated December 19, 2025 which served as a Notice of Upcoming Submission to the Siting Council for a Battery Storage Facility on Roosevelt Avenue in Preston, CT. Ms. Rhodes read an email received from Valli Pendyala of Desegregate CT discussing a legislative proposal entitled Live Work Ride for 2025. Chairman Manfredi agreed to see a presentation from Desegregate CT at a future CCP meeting. 5. NEW BUSINESS: a. Action to Postpone the Following Public Hearings to the February 25, 2025 CCP Meeting 1. SUB#439: 40 Connecticut Avenue. Request for a two (2) lot Re-Subdivision on a parcel that includes an existing private educational institution building. Application of Gregg Fedus, Fedus Engineering, LLC. Property of Frama Realty Corp. Assessor’s Map 50, Block 1, Lot 53. Zone BP. Jason Courter made a motion to postpone the Public Hearing for SUB#439 to the February 25, 2025 Meeting. James Quarto seconded the motion. The motion was approved unanimously. 2. SP#24-13: 131 Providence Street. Request for a Special Permit for a child care center. Application of Wilmer Castillo Reyes. Property of Jehu and Deidra Leconte. Assessor’s Map 39 Block 1 Lot 30. Zone NC. Ella Myles made a motion to postpone the Public Hearing for SP#24-13 to the February 25, 2025 Meeting. Tracy Burto seconded the motion. The motion was approved unanimously. b. Public Hearings and Potential Actions on the Following Special Permit & Re-Subdivision Applications: 1. SP#24-12: 46 West Main Street. Request for a Special Permit for a proposed pre engineered structural aluminum pergola system/enclosure that covers approximately 1,300 sq. ft. in the Special Flood Hazard Area to connect the existing kitchen/bathroom to the dining area. Property of The City of Norwich. Application of The Marina at American Wharf, LLC, Patrick Dwyer, Principal. Assessor’s Map 101 Block 4 Lot 50. Zone WD. (Tabled at 12/17/2024 meeting) Jason Courter motioned to opened the public hearing at 7:10 PM. Ella Myles seconded the motion. The motion passed unanimously. Chairman Manfredi invited the applicant and/or representatives to speak on behalf of the project. Patrick Dwyer, Principal of Patten Marina Holdings, LLC described the project and reviewed the site plan drawings. Ms. Rhodes read a letter dated January 26, 2025 from Kevin Brown, President of NCDC, supporting this project. Hearing no further questions from the Commission, Chairman Manfredi called for comments from the public in favor of the project. Hearing no comments, Chairman Manfredi asked staff to speak on this project. Ms. Rhodes explained that the CAM application was reviewed by CT DEEP, stating that the application is consistent with all applicable coastal policies, and detailed the waivers requested by the applicant. City staff reviewed the application and were satisfied. Ms. Rhodes read the conditions outlined in City Planner Dan Daniska’s memo dated December 5, 2024. Chairman Manfredi asked for comments from the public opposed to the project. Hearing none, he called for a motion to close the public hearing. Jason Courter made a motion to close the Public Hearing. James Quarto seconded the motion. The motion passed unanimously and the Public Hearing closed at 7:27 PM. James Quarto made a motion to approve CAM application 24-02 Ella Myles seconded the motion. The motion passed unanimously. Reason: The proposal is consistent with the coastal management policies. Jason Courter motioned to approve the Waiver Request for the bond estimate, drainage calculations, A-2 Survey and color renderings. Ella Myles seconded the motion. The motion passed unanimously.  Reason: The information was not necessary of this proposal. Chairman Manfredi called for a motion to approve SP #24-12. James Quarto made a motion to approve SP #24-12 with the following conditions: • That the site plan for the Special Permit will expire in 5 years on 01/28/30, unless an extension has been granted by the Commission. • That all outstanding comments from City Staff be addressed in the final revised plans. • That final revised plans be submitted and reviewed by City Staff. • That the certification of approval for the Special Permit use be filed with the City Clerk's office before becoming effective. This certification will be provided to the applicant by the City Planning Department post approval after the appeal period has ended. • That a zoning permit shall be issued prior to any activities commencing on the site. • 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. • That the Commission may require an as-built or certification by a licensed engineer or land surveyor should it be deemed necessary by the City to determine compliance with the approval granted. Ella Myles seconded the motion. The motion passed unanimously. Reasons: The proposal conforms to ZR Section 2.7, 3.4, Chapter 5, ZR Section 7.5 and 7.7, and of the Zoning Regulations. 2. SUB#438: 452 Plain Hill Road. Request for a two (2) lot Re-Subdivision on a parcel that includes an existing dwelling. Property and application of Balwinder Singh. Assessor’s Map 9, Block 1, Lot 31. Zone R-40. (Tabled at the 12/17/2024 meeting). Ella Myles made a motion to open the Public Hearing at 7:32 PM. James Quarto seconded the motion. The motion passed unanimously. Brandon Handfield, P.E. of Yantic River Consultants reviewed the site plan provided with the application, including a sidewalk waiver request due to the absence of sidewalks anywhere near the property. Chairman Manfredi called for comments from the public in favor or opposed to the project. Hearing none, he asked Ms. Rhodes for staff comments. Ms. Rhodes read a memo from City Planner Dan Daniska dated 12/9/24 and explained that a stonewall preservation agreement was provided to and agreed to by the applicant. A hard copy of the plan was requested and conforms to City Subdivision Zoning. She reviewed the exhibit list and stated her department is comfortable approving the application. Chairman Manfredi called for a motion to close the public hearing. Jason Courter made a motion to close the Public Hearing. Ella Myles seconded the motion. The motion passed unanimously and this Public Hearing closed at 7:45 PM. James Quarto made a motion to approve the waiver of the sidewalk requirement. Ella Myles seconded the motion. The motion passed unanimously. Reason: There are no sidewalks in the area. Chairman Manfredi called for a motion to approve SUB#438. Jason Courter made a motion to approve SUB#438 with the following conditions: • That the final revised plan set, which incorporates any outstanding reviewer comments and other City Staff comments, be submitted to the Planning Dept. • That a stone wall reservation easement be granted to the City and accepted by the City Council for the boundary walls of the subject properties. • That the Letter of Approval be placed on the final plan set and mylar, which shall include the stamped seal and signature of the licensed professional. • That an erosion and sediment control bond estimate be provided with each plot plan submitted for development. The City Engineer will review each estimate, determine whether the amount is sufficient for each lot, and increase if deemed necessary. Bonds must be submitted in a form acceptable to the City prior to any land disturbance activities occurring on any lot. • That two (2) mylars and four (4) prints of the plan must be submitted to the Planning Department for endorsement by the Chairman of the Commission on the City Plan. The mylars must include the red indelible ink certification, which includes the name of producer and process used. • That prior to filing of the mylars, the applicant submit payment in the form of a check for $200 ($100 per lot) to the City of Norwich for the fee in lieu of open space, in accordance with SR Section 19-24.2(1). • That written certification by a licensed land surveyor be submitted to indicate that the installation of all property boundary markers have been completed in accordance with the subdivision plan prior to the filing of the mylars. • That the mylars for the approved subdivision must be filed on the Norwich Land Records at the Office of the City Clerk within ninety (90) days of the official date of approval. The State of Connecticut Statue allows for a maximum of two (2) ninety (90) extensions that must be granted by the Commission. James Quarto seconded the motion. The motion passed unanimously. Reason: The proposed project conforms to the City of Norwich Subdivision Regulations. c. Site Plan Review 1. SUB#440: 173 Old Canterbury Turnpike & Landlocked Property on Canterbury Tpke (Known as Map 31 Block 2 Lot 11 located approx. 257 feet in the rear and between properties known as 167 & 173 Old Canterbury Tpke.) Request for a two (2) lot subdivision on a parcel that includes an existing dwelling to create an interior lot. Application of Karen Goede. Property of Karen A. Duff. Assessor’s Map 31 Block 2 Lots 10 & 11. Zone R-40. John Faulise, Boundaries LLC presented site plan details and requested a waiver for sidewalks due location of the nearest sidewalk in the area. Ms. Rhodes stated the applicant responded satisfactorily to questions by City officials and reviewed the recommended conditions for approval. James Quarto made a motion to approve the waiver of the sidewalk requirement. Jason Courter seconded the motion. The motion passed unanimously. Reason: There are no sidewalks in the area. The closest sidewalks are approximately 3,000 ft away and on the opposite side of the street. Jason Courter made a motion to approve SUB#440 with the following conditions: • That the final revised plan set, which incorporates any outstanding reviewer comments and other City Staff comments, be submitted to the Planning Dept. • That the Letter of Approval be placed on the first page of the final plan set and mylar, which shall include the stamped seal and signature of the licensed professional. • That the open space fee of $200 ($100 per lot) in the form of a check be submitted to the City of Norwich prior to the filing of mylars. • That the $12,000 erosion and sediment control bond estimate be submitted with the plot plan submitted for development of Lot #2. The bond must be submitted in a form acceptable to the City (check or letter of credit) prior to any land disturbance activities occurring. • Two (2) mylars and six (4) prints of the plan must be submitted to the Planning Department for endorsement by the Chairman of the Commission on the City Plan. Mylars for the approved subdivision must be filed on the Norwich Land Records at the Office of the City Clerk within ninety (90) days of the official date of approval. The State of Connecticut Statue allows for a maximum of two (2) ninety (90) extensions that must be granted by the Commission. The mylars must include the red indelible ink certification which includes the name of producer and process used. • That certification by a licensed land surveyor be submitted to indicate that the installation of property boundary markers is in accordance with the subdivision plan and completed prior to the filing of the mylars. • All legal documents should be submitted to the City within 30 days of approval for review and comment by the City Attorney and Director of Public Works. These include the Right of Way (ROW) conveyance and Conservation Easements. The City Council must accept the ROW + Conservation Easements prior to filing of mylars and legal documents. Ella Myles seconded the motion. The motion passed unanimously.  Reason: The proposed project conforms to the City of Norwich Subdivision Regulations. d. Referral from Zoning Board of Appeals 1. V# 24-12: 105 Oneco Street: Request for a use variance to ZR section 2.3 (Neighborhood Commercial Zone Standards) for the purpose of the construction of a single family home, where a single family home is not a permitted use in the zone, subject to subdivision approval. Property of Gillermo Sarria, Application of Gillermo Sarria, Assessors Map # 084, Block # 002 Lots # 070, NC Zone. Ms. Rhodes explained the details of the variance request and read the requirements for approving use variances - variances should be granted only if the land is valueless without the variance. Chairman Manfredi called for a motion. James Quarto made a motion to support the variance request V#24-12. Ella Myles seconded the motion. Voted in favor: James Quarto, Ella Myles, and Tracy Burto. Voted against: Frank Manfredi and Jason Courter. The motion passed. Reason: None given. 6. OLD BUSINESS: None 7. EXTENSION REQUESTS: None 8. BOND REDUCTION/RELEASE REQUESTS: Northeast Towing & Transport, 553 West Thames Street. Ms. Rhodes provided information on the two bonds that had been held for incomplete improvements. They were required for sign off of the zoning certificate of compliance. The work has now been ompleted and the City Engineer recommends releasing the bonds. Ella Myles made a motion to release the bond(s). Tracy Burto seconded the motion. The motion passed unanimously. Reason: None stated. 9. OTHER BUSINESS: None 10. STAFF REPORT: Ms. Rhodes reminded the Commission that the February CCP meeting will the held on the 4th Tuesday, February 25, 2025. 11. ADJOURNMENT: Ella Myles made a motion to adjourn the meeting. James Quarto seconded the motion. The motion passed unanimously ending the meeting at 8:16 PM. Respectfully submitted, Jeanne Kurasz – CCP Recording Secretary