TOWN OF BRANFORD
PLANNING AND ZONING COMMISSION
1019 Main Street, Branford, CT 06405 Tel: (203) 488 – 1255, Fax: (203) 315 – 2188
MINUTES
PLANNING & ZONING COMMISION
THURSDAY, FEBRUARY 04, 2010
REGULAR MEETING & PUBLIC HEARING - 7:30 P.M.
SENIOR CENTER, 11 CHERRY HILL ROAD
Present: Secretary P. Fischer; Commissioners, J. Vaiuso, C. Andres, J. Lust, M. Laudano.
Not Present: Chairman E. McGuigan, S. Duhamel, D. Perkins.
Staff: Town Planner – Shirley Rasmussen, Town Engineer – Janice Plaziak, Assistant Town Planner Richard Stoecker.
The meeting was called to order at 7:30 p.m.
R. Stoecker read the call of the meeting. Commission members and staff introduced themselves to those present.
PUBLIC HEARINGS:
1. Philip A. Madonna Jr.
22 Hillside Avenue
Special Exception & CZC
Application #09-12.6 a/r 1/7/10 PH 2/4/10
R. Stoecker highlighted the staff report noting that the lot size permitted two family dwellings and the structure had been a legal two family structure prior to 1995. No public input was entered into the hearing. The public hearing was closed.
2. Alex Vigliotti
1159-1171 Main Street
SDA/PDD & Coastal Site Plan Review
Application #09-12.7 a/r 1/7/10 PH 2/4/10
George Buchanan from Buchanan Associates LLC, presented the Commission with the following: public hearing notification receipts for the residents and neighbors, statement of use, site plans, comparison tables and floor plans for the change of use for buildings 1, 2 and 3 at Valley Court. S Rasmussen highlighted the staff report. G. Buchanan noted the details involved with handicapped access, easements in favor of the town and retaining wall design and materials. Dave Bristol, 1169 Main Street inquired about cost of units and parking impact of unit conversions. The public hearing was closed.
3. Rossitza Lazova & Kenneth Robinson
241 Pleasant Point Road
Special Exception & Coastal Site Plan Review
Application #10-1.1 a/r 1/7/10 PH 2/4/10
Architect Phillippe Campus, representing the applicant, highlighted the following: completed site work on the property, site work to be completed, variances, geothermal well drilling, septic system location & soils, blasting, joint agreements, retaining walls etc. S Rasmussen highlighted the content of the staff report. J. Plaziak reported on driveway grades, soil and erosion control measures and drainage issues. Beth Dock noted concerns of erosion controls and runoff onto beach. Iris Whitehouse spoke in favor of the project. The hearing was continued to March 4, 2010.
4. Dorothy Packer & Pamela Bold
66 Ivy Street
Special Exception & CZC
Application #10-1.2 a/r 1/7/10 PH 2/4/10
Mark Young of Russell Waldo Associates, representing the applicants, explained the proposal to construct an addition to convert a single family to a two-family home, add fill and control drainage on site per Sect. 44 of the regulations. R. Stoecker highlighted the staff report for the application. No public input was entered into the hearing. The public hearing was closed.
MINUTES: M. Laudano made a motion to accept the minutes of January 7, 2009.
J. Lust seconded the motion, which passed unanimously.
CORRESPONDENCE: Correspondence was received from the following:
Withdrawal of 356 Harbor Street application (#09-11.10)
Withdrawal of 220 Pleasant Point Road (#09-11.11)
Letter from Shearwater Properties seeking informal discussion of limitations on length of dead end streets.
RETURNED TO TABLE
1. Philip A. Madonna Jr.
22 Hillside Avenue
Special Exception & CZC
Application #09-12.6 a/r 1/7/10 PH 2/4/10, PH Closed 2/4/10
M. Laudano made a motion to approve the application as presented. J. Lust seconded the motion which passed unanimously, 5-0.
4. Dorothy Packer & Pamela Bold
66 Ivy Street
Special Exception & CZC
Application #10-1.2 a/r 1/7/10 PH 2/4/10, PH Closed 2/4/10
M. Laudano made a motion to approve the application as presented. J. Lust seconded the motion which passed unanimously, 5-0.
OLD BUSINESS:
1. David, Richard & Stephen Falcigno
247 Linden Avenue
Coastal Site Plan Review
Application #09-11.8 a/r 11/19/09
S. Rasmussen highlighted the staff report noting that the ZBA had granted a variance to extend a deck, construct a third floor balcony and add an 8’ by 7’ two-story addition. M. Laudano made a motion to approve the application noting no adverse impacts on Long Island Sound. J. Lust seconded the motion which passed unanimously, 5-0.
2. Philippe Campus/Craig M. Whitehouse
220 Pleasant Point Road WITHDRAWN
Special Exception – Section 44 - & CZC
Application #09-11.11 a/r 12/3/09 PH 1/7/10
Application withdrawn by the applicant.
3. C. James Walker, III & Jennifer R. Walker
39 Prospect Hill Road
Resubdivision and Coastal Site Plan Review
Application #09-12.1 a/r 12/3/09 PH 1/7/10
S. Rasmussen highlighted the staff report including a letter from Attorney M. Zizka. In his opinion letter, Attorney Zizka suggests the decision be based on the wording recorded on the land records. C. Andres noted that the application should be reviewed by more than just the recorded language. There appears to be information and basic assumptions in the application that would indicate that the maximum subdivision of land not exceed 3 lots on an unimproved road not suitable for additional development. The Commission expressed concern over the application and asked the Town Planner to write up a resolution to deny the application, the primary reason being that the proposed lot(s) do not comply with the frontage requirement.
4. 356 Harbor Street LLC
356 Harbor Street WITHDRAWN
Coastal Site Plan Review
Application #09-11.10 a/r 12/3/09
Applicant withdrawn by the applicant.
5. Glenn W. Arbonies
2 Prospect Hill Road & 3 Prospect Hill Road (a/k/a 306 Thimble Islands Road)
Coastal Site Plan Review
Application #09-12.2 a/r 1/7/10
Tabled pending ZBA decision.
NEW BUSINESS:
1. Mary Margaret Visnic & Kevin Visnic
224 Totoket Road
Coastal Site Plan Review
Application #10-1.3
Application was accepted for review and tabled at the request of the applicant.
2. Jason & Susanne Alderman
228 Thimble Island Road
Coastal Site Plan Review
Application #10-1.4
Application was accepted for review and tabled pending ZBA decision.
3. Paula Inglese
26 Palmer Road
Special Exception & CZC
Application #10-1.5
Application was accepted for review and Public Hearing Set for 3/4/2010.
4. Shearwater Properties, Inc.
83 Rose Hill Road
Open Space Residential Subdivision & Coastal Site Plan Review
Application #10-2.1
Application was accepted for review and Public Hearing Set for 3/4/2010.
5. Craig M. Whitehouse
220 Pleasant Point Road
Special Exception – Section 44 - & CZC
Application #10-2.2
Application was accepted for review and Public Hearing Set for 3/4/2010.
6. Shoreline Tennis Center
688 East Main Street
Re-subdivision
Application #10-2.3
Application was accepted for review and Public Hearing Set for 4/1/2010.
7. Shoreline Tennis Center
688 East Main Street
Special Exception & CZC
Application #10-2.4
Application was accepted for review and Public Hearing Set for 4/1/2010.
OTHER BUSINESS:
1. Shearwater Properties – Beacon Hill Estates / Rose Hill Road – Interpretation of dead-end road limit and methodology/precedent for numbering lots was thoroughly discussed. The Commission concluded that the intent of Section 4-3-10 of the Subdivision Regulations is to limit the number of lots on a permanent dead end street to a total of twelve.
2. Status of Planning and Zoning projects – Chart handed out but not reviewed.
Meeting adjourned at 10:50 PM
Minutes submitted by Richard H. Stoecker
S:\NetPZ\Planning and Zoning Commission\Minutes\10 meetings\February_04_2010.doc
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