Development Review Board*
*These
are unofficial Minutes subject to approval at the next regular board meeting.
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MINUTES
May 20, 2010
Members present:
Others present as Interested
Parties: Helen Savery, Richard Savery, Ann Buffum, Carl Buffum, Michelle Kenny,
Elisabeth Kulas, Amy Grover and Martin Grover
Others present:
Rowan Muelling-Auer, Felicia Knapp, Bob Carey, Jeffrey Duchesne, Amanda
Cincotta, Donald Boyd and Christopher Schmelzenbach, Zoning Administrator.
7:04
Meeting minutes of April 22,
2010 were reviewed. Corrections to page 2 were recommended inclusive of
reference to Ed Coolish being revised to Elisabeth Kulas, Rowland Cowley to
Rowan Muelling–Auer. Charlie
McClafferty moved and Larry Miller seconded to approve the minutes as revised.
Passed by all.
Public Hearing for Chipman Lodge #52, F&AM / Kids’ Cove of Wallingford, Inc.
Permit # 07-10 reconvened at
7:10.
Purpose:
Reconvene of April 22, 2010
hearing consideration of change in use of existing
Opened 7:02
Ed Crelin read the Public Notice and Interested Party Status Criteria.
Oath was given to all interested parties.
Revised site plans as submitted were distributed.
Commentary submitted by
applicant Reference labeled: “Compliance with State and Local Flood Hazard
Flood Hazard Regulations” dated: May, 19, 2010 was distributed.
Ed Crelin questioned the distance from the assumed property line to the proposed fence.
Elisabeth Kulas responded 3’
to 4’.
Carol Buffum questioned whether the depicted 10’ distance along the proposed parking was adequate for snow storage.
Elisabeth Kulas responded that
the depicted seven parking spaces may not always be used as it is based upon the
number of children. Should it be required additional snow would be hauled
offsite.
Ed Crelin noted that since it is
presently a shared drive the Buffums were also responsible for snow maintenance.
Elisabeth Kulas stated that the
location of the proposed fence had been revised during site plan development.
Carol Buffum indicated concerns relative to snow falling off of the rood upon the drive.
Elisabeth Kulas stated that is was intended to install a snow guard.
Ed Crelin stated that snow was not a Zoning type of issue.
Elisabeth Kulas offered that
such concerns could be addressed via a private agreement.
Amy and Martin Grover expressed concerns that privacy would be an issue since a chain link type of fence was proposed and suggested a solid type taller than 4’. As a concern relative to the property line being labeled as assumed.
Elisabeth Kulas stated that the
deeds were reviewed as well as the municipal tax maps during site plan
development. In addition she indicated that an existing water line easement was
also referenced in establishing the line.
John West noted that no property line was depicted along the North boundary.
Elisabeth Kulas stated it was 10’ from the building.
Ed Crelin questioned whether the area enclosed in the proposed fencing was State regulated.
Elisabeth Kulas indicated yes
and that there was some flexibility there.
Elisabeth Kulas questioned Mr. and Mrs. Grover whether boundary pins were still visible.
The Grovers indicated there was
one in the rear of the parcel.
Ann Buffum indicated that the shared drive area was recorded as extending from the roadway to the school property.
Larry Miller questioned where the property line was within the shared drive.
Elisabeth Kulas stated 10’
from the building.
Carol Buffum requested clarifications on measurements adjacent to the garage.
Ann Buffum and Elisabeth Kulas
clarified.
Amy Grover indicated concerns of stormwater runoff.
Elisabeth Kulas indicated that there would be no major ground work and that the idea of adding an additional curb cut had been abandoned at this time.
Elisabeth Kulas stated that
there would be no major ground work other than a thin layer of gravel. In
addition stating that the fence would have no effect and nor should the gravel
drive.
Martin Grover expressed concerns
that the snow placement along the school property would have a dam effect and
direct flow into his property.
Elisabeth Kulas stated again that they would not be importing soil but rather a thin layer of gravel.
Martin Grover again expressed the snow effect concern.
Amy Grover restated concern of the use of the chain link fencing.
Elisabeth Kulas stated that the
decision to partially based upon cost and creating the effect of openness.
Ann Buffum questioned whether,
if approved, could the fence issue to addressed privately. Ed Crelin noted that
fences of a 4’ height were not regulated through zoning.
Richard Savery indicated that the 4’ height may not be in compliance with State requirements. In addition, expressed lack of support for the change of use and indicated that the former childcare facility is in the process of potentially re-opening.
Elisabeth Kulas indicated that
the use would fit in with other uses in the neighboring area.
Ed Crelin questioned the board
if the submitted site plan was adequate. It was agreed that it was.
The Flood Regulations were discussed in conjunction with review of the commentary submitted by applicant Reference labeled: “Compliance with State and Local Flood Hazard Flood Hazard Regulations” dated: May, 19, 2010 was distributed.
Ed Crelin referenced applicable statues.
Elisabeth Kulas stated her
previous experience and summarized the commentary indicating that the structure
would be exempt based upon it being considered historic and that the
improvements were not considered Cumulative substantial improvements.
Ed Crelin questioned the extent of exterior renovations.
Elisabeth Kulas indicated that a
door was to be relocated.
Elisabeth Kulas noted that flood insurance would be obtained.
Ed Crelin indicated that flood
insurance was not a zoning issue.
John West questioned that
current value of the structure. Elisabeth Kulas indicated $246,000.
Ann Buffum questioned if other
items could be discussed. Ed Crelin indicated yes if they were related to
zoning.
Carol Buffum expressed support but also noted that the municipality would be loosing a resource through the Masons that has significant history and support.
Ed Crelin indicated that Jay
White had attended the previous meeting and indicated that the Masons were in
need of income.
Martin Grover questioned whether there would be a gate in the fence separating the school property.
Elisabeth Kulas responded that
the school had agreed to the concept of including a gate.
Ann Buffum questioned that time of proposed operation as being either 6:00-6:00 or 6:30-6:30.
Elisabeth Kulas indicated that the actual hours, though within the proposed window, would be governed by client needs.
Elisabeth Kulas stated that her
intent was to be approachable by the neighbors with concerns.
John West made a motion to close the hear. Larry Miller 2nd, Passed
Hearing closed 7:45
The Board subsequently went into deliberative session.
8:12 the Board closed the
deliberative session.
Hearing minutes of April 22,
2010 and hearing minutes of May 20, 2010 to be considered statement of factual
decision bases.
Statement of conclusion:
The application was unanimously
approved with the following conditions:
1) The project must be completed in compliance with all Municipal, State and Federal regulations as associated with development within a Special Flood Hazard Area.
2) All proposed exterior lighting is to be installed that is downward facing and will not have direct illumination upon neighboring properties.
3) The proposed fence to be located on the South of the parcel is to be located within boundaries associated with the Masons building.