Town of Groton, Connecticut Development Services

Home , Groton Long Point

Office of Planning and Town of Groton, Connecticut Development Services

Town Hall Annex Planning & Zoning Commission 134 Groton Long Point Road

Groton, CT 06340 Regular Meeting Agenda 860-446-5970 For Public Participation Instructions Please Visit:

https://www.agendasuite.org/iip/groton

Tuesday, February 23, 2021 7:00 PM Virtual Meeting via Zoom

I. ROLL CALL

II. PUBLIC HEARINGS

II.1. SUB20-02 - 55 Starr Street Subdivision, 55 Starr Street (CAM) - Continued

III. CONSIDERATION OF PUBLIC HEARINGS

III.1. SUB20-02 - 55 Starr Street Subdivision, 55 Starr Street (CAM)

IV. APPROVAL OF MINUTES OF PREVIOUS MEETING(S)

IV.1. January 21, 2021

V. PUBLIC COMMUNICATIONS

VI. SPECIAL PERMITS

VII. SUBDIVISIONS

VIII. SITE PLANS

IX. OLD BUSINESS

X. NEW BUSINESS

X.1. New Applications

X.2. Referrals

a. Referral - ZBA 21-02 45 Essex Street, Wenderoth Residence

b. Stonington Referral - Whalers Inn RE LLC, 11 Cottrell Street (CAM)

XI. COMMISSION REPORTS

XI.1. Report of Chair

Town of Groton, Connecticut Page 1 Printed on 02/19/2021 Planning Commission Meeting Agenda Tuesday, February 23, 2021

XI.2. Report of Commission

XII REPORT OF STAFF

XII1. Report of Staff

XII2. October-December ASP Report

XIII. ADJOURNMENT

XIII.1. Adjournment

Next Regular Meeting: March 9, 2021

Town of Groton, Connecticut Page 2 Printed on 02/19/2021

Staff Summary Sheet

APPLICATION #: SUB20-02 APPLICATION TYPE: Subdivision STAFF PLANNER: BL

PROJECT NAME: 55 Starr Street Subdivision

ADDRESS / LOCATION: 55 Starr Street

CAM: WRPD: WETLANDS: Yes No No

TERMINAL ACTION DATE: 2/11/21 SUMMARY DATE: 1/21/21

PUBLIC HEARING CLOSED: N/A SITE AREA: .96 AC 41,695 SQ FT

EXISTING LAND USE / ZONING: Single Family Residential / Zone RS-12

SURROUNDING LAND USE / ZONING DISTRICT(S):

NORTH: Vacant / Zone RS-20 SOUTH: Residential Zone RS-12

EAST: Residential / ZoneRS-12 WEST: Residential / ZoneRS-12

HISTORY: The Site has been occupied by the existing single family dwelling since approximately 1945. A ROW easement exists on the eastern edge of the property that provides access to adjoining properties. PROJECT DESCRIPTION: The parcel is located on the south side of Starr Street at 55 Starr Street in Mystic and is currently occupied by a single family dwelling. The property is approximately .96 acres in size and is located in a RS-12 Zoning District. The applicant is proposing to demolish the existing dwelling and subdivide the 41,695 square foot parcel into 3 lots. The proposed lots would be approximately 12,024 square feet, 13,138 square feet, and 16,533 square feet in size and a dwelling is proposed on each newly created parcel. The property is zoned RS-12 and therefore the minimum lot size in the zone is 12,000 square feet. Each lot is proposed to have the required amount of frontage along Starr Street with each lot having a separate driveway access.

The subject site is also located fully within the Coastal Area Management Boundary. As such, the subdivision required a coastal site plan application.

Waivers: The applicant is requesting a waiver from the frontage sidewalk requirements of Section 4.7 of the Subdivision Regulations. This is discussed further in the following section.

LAND USE / DEVELOPMENT ISSUES ANALYSIS:

Land Use/Zoning - As previously stated, the proposed lots meet the minimum lot area and width requirements for the zone and also have the required amount of frontage off Starr Street. The applicant is also showing 3 proposed dwellings that meet the other setback requirements of the zoning regulations.

Access – Each lot will have access off Starr street though individual driveways. Driveway widths at the right of way/property line are proposed to be 12’ wide.

Stonewalls and Trees - All stonewalls on the site with the exception of approximately 12’ for a driveway entrance will remain undisturbed and will be retained. Currently there are 5 existing street trees along the properties frontage. Four of the existing trees appear to be sycamore maples and are located along the southwestern side frontage. The other existing street tree is an evergreen. The applicant is proposing to maintain 4 of the 5 existing street trees, with the exception of the one sycamore maple that is located at the entrance of a proposed driveway. An additional street tree is proposed in the northeast corner of proposed lot 3. Maintaining as much of the stonewall and existing mature street trees will preserve the streetscape and historic and natural features of the site.

Open Space Requirement- Due to the size of the lot and limited beneficial open space, the Applicant is requesting a fee in lieu rather than providing 10% of the land area for open space to the town. An appraisal was prepared for the property by a licensed real estate appraiser who determined that the fair market land value of the property is $215,000. The Town’s Tax Assessor also reviewed the proposal and found no issues with the assessment. The applicant has submitted a request to pay the town $21,500 which would amount to the equivalent of 10% of the fair market value of the land prior to the subdivision. If accepted by the Commission, Section 4.9(5) requires that a payment in lieu of open space must be provided in full to the town prior to recording the plans.

Utilities – All proposed utilities will be located underground. The site will be serviced by Aquarian Water and public sewer.

Sidewalk: The Applicant is requesting a waiver from Section 4.7 of the Subdivision Regulations. This section states that for subdivisions on existing roads, the Commission may require frontage sidewalks along the subdivision’s lot frontage. There are currently no sidewalks on either side of Starr Street.

Drainage and Erosion and Sediment Controls – The overall impervious coverage on the site is proposed to be increased from approximately 5.3% to 23.8%. To mitigate for this increase, the Applicant is proposing a rain garden on each lot. The grading for the three lot subdivision has been designed to grade away from adjoining properties.

CAM- As previously stated, the entirety of the parcel is located within the Coastal Area Management Boundary and a Coastal Site Plan application is required. The existing coastal resources on the site are coastal shorelands associated with the Mystic River which is approximately 471’ to the east. Due to the proposed erosion and sediment control methods, the proposed rain gardens, and buffer distance from the Mystic River, Staff consistent with the applicable goals and policies of Section 22a-92.

ATTACH ANY RECOMMENDED ACTION, INCLUDING MODIFICATIONS AND/OR CONDITIONS AND TECHNICAL ITEMS.

TO BE REMOVED

PROPOSED Starr Street STREET TREE

S79° 21' 05"E PROPOSED 71.50' TO BE REMOVED RAIN GARDEN PROPOSED (3 TYPICAL) 4' SIDEWALK S79° 21' 05"E 32.9' 184.50'

25.72' PROPOSED PROPOSED S79° 21' 05"E DRIVEWAY STREET TREE (3 TYPICAL) PROPOSED S79° 21' 05"E 87.28' TREELINE 77.28' (TYPICAL) 50.7'

R10' 13.7' (TYP) 10.00'

12.0' S75° 58' 48"E

39.0' R5' (TYP) 30.51' Legend 48.0' 12' EXISTING SYMBOL DESCRIPTION

69.0' MONUMENT

S81° 09' 37"E EX. IP / REBAR S24° 14'N24° 01"W 14' 01"E 15.31' 46.0' DRILL HOLE

112.1' UTILITY POLE W/ LIGHT 102.75' PROPOSED 102.75' STONEWALL HOUSE FENCE LINE FF=30.33 WATER VALVE GF=28.5 OVERHEAD WIRES S24° 14' 01"W 35.0' N24° 14' 01"E PROPERTY LINE 32.0' 62.3' ADJACENT PROPERTY LINE

N33° 33' 27"E 92.20' 24' INDEX CONTOUR 92.20' 56.0' CONTOUR WETLANDS BOUNDARY/FLAG 24.0' 32.0' 7.0' MEAN LOW WATER LINE 24.0' MEAN HIGH WATER LINE 14.0' HIGH TIDE LINE COUNTY JURISDICTIONAL PROPOSED LINE 12.0' 25.0' 12.8' HOUSE ZONE LINE FF=29.83 EASEMENT LINE GF=28.10 BUILDING SETBACK LINE EXISTING WATER LINE 25.9' EXISTING SEWER LINE NOW OR FORMERLY CATCH BASIN 60.0' TYPICAL

25.0' 85.3' SPOT ELEVATION

141.38' DRILL HOLE 34.8' POINT OF BEGINNING 21 GROVE AVE 1 TEST PIT N/F PERCOLATION TEST AREA 13,138 SF KENNETH B. BLYE, TRUSTEE UTILITY POLE S12° 19' 52"W ACCOUNT #261914430442 DRAINAGE MANHOLE 12.0' V1141/4 SEWER MANHOLE 85.3' MAILING ADDRESS HYDRANT WATER SHUTOFF 67.2' 27582 SILVER CREEK DRIVE SAN

JAUN CAPISTRANO, CA 92675 PROPOSED

PROPERTY IP/DH TO BE SET

92.29' 16.1' 3 92.29' NO. DATE REVISIONS N58° 13' 39"W AREA 12,024 SF S58° 13' 39"E Sidewalk Exhibit 1 S36° 44' 59"W 40.5' N36° 44' 59"E 104.99' 114.99' 55 Starr Street 25.0' Groton, Connecticut 7.0' 25.0' 30.0' Prepared For: 35.0' 55STARR LLC January 29, 2021 126.7'

DRAWING SCALE: 1"=10' 0 5 10 20

FEDUS ENGINEERINGLLC CIVIL ENGINEERS Mailing Address: 70 Essex Street Mystic, Connecticut 06355 Office: (860) 536-7390 Fax: (860) 536-1644

Gregg T. Fedus P.E. SHEET NO. 1 OF 1 JOB NO. 20-000914 DRAWN BY: DC CT. License No. 21231 N:\2020\20-000914 - MYSTIC 55 STARR STREET RENEE GALLAGHER 3 LOT SUBDIVISION\ACAD\20-000914 SIDEWALK NAD COMMON DRIVE EXHIBIT.DWG Starr Street

S79° 21' 05"E PROPOSED 71.50' RAIN GARDEN (3 TYPICAL) S79° 21' 05"E 32.9' 184.50'

25.72' PROPOSED DRIVEWAY PROPOSED S79° 21' 05"E STREET TREE (2 TYPICAL) PROPOSED S79° 21' 05"E 87.28' TREELINE 77.28' (TYPICAL) 50.7'

R10' 13.7' (TYP) 10.00'

12.0' S75° 58' 48"E

39.0' R5' (TYP) 30.51' Legend 48.0' EXISTING SYMBOL DESCRIPTION

69.0' MONUMENT

S81° 09' 37"E EX. IP / REBAR S24° 14'N24° 01"W 14' 01"E 15.31' DRILL HOLE

112.1' 15.0' UTILITY POLE W/ LIGHT 102.75' PROPOSED 102.75' STONEWALL 56.0' HOUSE FENCE LINE FF=30.33 WATER VALVE GF=28.5 OVERHEAD WIRES S24° 14' 01"W 35.0' N24° 14' 01"E PROPERTY LINE

32.0' 62.3' ADJACENT PROPERTY LINE

N33° 33' 27"E 92.20' 24' INDEX CONTOUR 92.20' 56.0' CONTOUR WETLANDS BOUNDARY/FLAG 32.0' 24.0' 7.0' MEAN LOW WATER LINE MEAN HIGH WATER LINE HIGH TIDE LINE COUNTY JURISDICTIONAL PROPOSED LINE 24.0' 12.0' 25.0' 12.8' HOUSE ZONE LINE FF=29.83 EASEMENT LINE 24.0' GF=28.10 BUILDING SETBACK LINE EXISTING WATER LINE 25.9' EXISTING SEWER LINE NOW OR FORMERLY CATCH BASIN 60.0' TYPICAL

25.0' 85.3' SPOT ELEVATION

JAUN CAPISTRANO, CA 92675 PROPOSED

PROPERTY IP/DH TO BE SET

92.29' 16.1' 3 92.29' NO. DATE REVISIONS N58° 13' 39"W AREA 12,024 SF Common Drive S58° 13' 39"E S36° 44' 59"W 40.5' Exhibit 2 N36° 44' 59"E 104.99' 114.99' 25.0' 55 Starr Street Groton, Connecticut 7.0' 25.0' 30.0' Prepared For: 35.0' 55STARR LLC January 29, 2021 126.7'

DRAWING SCALE: 1"=10' 0 5 10 20

FEDUS ENGINEERINGLLC CIVIL ENGINEERS Mailing Address: 70 Essex Street Mystic, Connecticut 06355 Office: (860) 536-7390 Fax: (860) 536-1644

Mark Berry 27 Spicer Avenue, Noank, Connecticut 06340 Director Telephone (860) 536-5680 Fax (860) 536-5690 [email protected] www.groton-ct.gov www.grotonrec.com

February 17, 2021

Planning and Zoning Commission Re: 55 Starr Street Open Space Proposal

Upon review of the proposal to designate a portion of the parcel on 55 Starr Street as Open Space the recommendation is that the Town accept a fee in lieu equal to 10% of the appraised value to be used to secure a future open space parcel that would protect a space with a more important habitat or improve the level of service in an underserved portion of the community. This recommendation is based on the following:

The Parks and Recreation Departments Natural Resource Management Plan identified actions for establishing an inventory and open space review policy.

Future open space acquisitions should target areas identified by the nature’s network three tiers of highly important habitats, important habitats and land connectors.

Determine the significance of the natural resources as identified by local, state and federal classifications and incorporate these assessments into park planning documents. Identify and protect species and ecosystems that are rare or significant on a local, regional or national scale.

There is no significant natural resource, habitat or species that would be protected or preserved within this proposed open space. The parcel is not within the proposed Greenways identified in the Plan of Conservation Development and does not further land connection to adjoining open space parcels.

In the 2009 Parks, Recreation, Open Space Master Plan the Level of Service for Outdoor Facilities in the area around Starr Street was identified between adequate to excellent.

Respectfully,

Mark Berry Director of Parks and Recreation

“Submarine Capital of the World” Starr Street S79° 21' 05"E 71.50' 54.3' S79° 21' 05"E 25.72' 65.1' S79° 21' 05"E Legend 184.50' OPEN SPACE 27.1' EXISTING SYMBOL DESCRIPTION AREA 4,169.5 SF 65.1' 10.0' MONUMENT 73 STARR ST S75° 58' 48"E N/F EX. IP / REBAR BARBARA B. NELSON 30.51' ACCOUNT #261914336369 DRILL HOLE V263/20 S79° 15' 56"E UTILITY POLE W/ LIGHT MAILING ADDRESS 139.6' S81° 09' 37"E 73 STARR ST 15.31' 85.69' STONEWALL MYSTIC, CT 06355 FENCE LINE WATER VALVE OVERHEAD WIRES 159.90' 25.0' PROPERTY LINE

N33° 33' 27"E 142.7' ADJACENT PROPERTY LINE 123.0' INDEX CONTOUR CONTOUR WETLANDS BOUNDARY/FLAG MEAN LOW WATER LINE 3 MEAN HIGH WATER LINE 1 AREA 12,000 SF HIGH TIDE LINE COUNTY JURISDICTIONAL AREA 13,526 SF 141.38' LINE 21 GROVE AVE ZONE LINE 151.7' N/F KENNETH B. BLYE, TRUSTEE EASEMENT LINE ACCOUNT #261914430442 BUILDING SETBACK LINE V1141/4 MAILING ADDRESS EXISTING WATER LINE S12° 19' 52"W 27582 SILVER CREEK DRIVE SAN EXISTING SEWER LINE JAUN CAPISTRANO, CA 92675 NOW OR FORMERLY 20.3' CATCH BASIN TYPICAL SPOT ELEVATION DRILL HOLE N59° 55' 33"W 55.8' 96.7' POINT OF BEGINNING TEST PIT

75.80' 115.1' PERCOLATION TEST

UTILITY POLE 42 CLIFT LANE N/F DRAINAGE MANHOLE JEANNETTE CUNNINGHAM ACCOUNT #261914436274 SEWER MANHOLE V224/98 MAILING ADDRESS S12° 19' 52"W HYDRANT 42 CLIFT LANE 232.00' MYSTIC, CT 06355 2 WATER SHUTOFF AREA 12,000 SF PROPOSED

PROPERTY IP/DH TO BE SET

TOTAL S59° 55' 33"E N59° 55' 33"W 198.6' 254.41' NO. DATE REVISIONS

90.62' 178.61' 1 2-17-2021 ADD HOUSES AND DRIVEWAYS Open Space Concept 1 80.3' 55 Starr Street 43 STARR ST N/F OLGA LABELLA S12° 19' 52"W Groton, Connecticut ACCOUNT #261914438231 V650/257 MAILING Prepared For: ADDRESS 43 STARR ST 55STARR LLC MYSTIC, CT 06355 15 GROVE AVE N/F February 11, 2021 LYNN O., ELIZABETH S. & JENNY N. HOLLAND 8.61' ACCOUNT #261914430251 V1152/1002 20SCALE: 1"=20' MAILING ADDRESS 0 10 20 40 1488 S EAST ST AMHERST, MA 01002

FEDUS ENGINEERINGLLC CIVIL ENGINEERS Mailing Address: 70 Essex Street Mystic, Connecticut 06355 Office: (860) 536-7390 Fax: (860) 536-1644

Office of Planning and Town of Groton, Connecticut Development Services

Town Hall Annex Planning & Zoning Commission 134 Groton Long Point

Road Special Meeting Minutes Groton, CT 06340

860-446-5970

Thursday, January 21, 2021 6:30 PM Virtual Meeting via Zoom

Chair Chair Jeffrey C. Pritchard Members Member Michael D. Kane Member Susan K. Sutherland Member Barbara Tarbox Member Hal Zod Alternates Alternate Kevin Fiftal Alternate Stephen Hudecek

I. ROLL CALL

I.1. Roll Call

The meeting was called to order at 6:32 p.m.

Members Present: Pritchard, Kane, Sutherland, Zod, Tarbox Alternates Present: Fiftal, Hudecek Members Absent:

Staff Present: Bronk, Jones, Reiner, Town Attorney Cody, Gilot

V. PUBLIC COMMUNICATIONS

V.1. Public Communications

Chairman Pritchard asked that comments be limited to three or four minutes. No decisions will be made at this meeting. The commission will discuss how to address communications received from the public.

The following members of the public addressed the commission with regard to the proposed Mystic Education Center development.

 Penelope Miller, 56 Hancock Drive, said the new floating zone should only apply to the Mystic Education Center parcel. Other parcels adjoining or abutting should remain RU-20 to be consistent with others in the area and not included in the floating zone.  Rosanne Kotowski, Ann Avenue, spoke against writing regulations for a specific developer, and the density of the project.  Eugenia Villagra, speaking on behalf of Groton Conservation Advocates, had concerns with the density, the impacts on the downtown area, the water, and sewer

Town of Groton, Connecticut Page 1 Printed on 02/17/2021

Planning Commission Meeting Minutes Thursday, January 21, 2021

systems. She felt the proposed project is incompatible with existing land use in the area and suggested that the Town of Groton hire experts to get an impartial opinion.  Robert Welt said the increased taxes and business is welcome but at what cost to residents.  Scott Westervelt, 7 Boulder Court, had concerns with the distance of the development from the neighboring properties, increased traffic, and concerns with traffic bypassing the traffic light on Cow Hill Road. He would like Oral School Road to be dead ended.  Mike Whitney, Representative for RTM District 5, spoke against the building heights, setbacks, and the size of the project which does not fit with the area. He is concerned with impacts on the wetland areas as well as the existing residents, and the increasing number of units proposed.  John Waller, 116 Godfrey Road, spoke in favor of the project in order to save the Pratt Building’s theater for arts for Groton. He understands the neighbor’s concerns but supports the project as an economic driver for the town. He also spoke about the traffic flow to prevent Oral School Road from being used as an outlet.  Charles Peterson, an Electric Boat employee, spoke in favor of the development because so many workers at EB are having a hard time finding apartments and felt there are positive aspects of adding an urban development that is close to EB. Many people are spending almost all day working from home and the communal areas and amenities would be welcome. He and many other employees would be willing to pay a premium for the amenities. He said it is hard to find apartments convenient to EB, and they will be hiring more people so this would help revitalize the town.  Chris Annino, co-founder of the New England Music Hall of Fame, expressed interest that the performance hall would bring local talent to Groton.  Scott Westervelt, 7 Boulder Court, spoke about the effects of blasting on the properties in the neighborhood.  Rosanne Kotowski, Ann Avenue, said the additional costs to town should be calculated and then deducted from revenue generated by the property to determine if the project is worthwhile. She also said that EB employment numbers are not consistent so that should not be a determining factor.

IX. OLD BUSINESS

Town of Groton, Connecticut Page 2 Printed on 02/17/2021

Planning Commission Meeting Minutes Thursday, January 21, 2021

IX.1. Discussion of Public Inquiries regarding Mystic Education Center

The commission discussed how they will approach the floating zone for the Mystic Education Center, and how public concerns can be collected, considered during the process, and how they will respond to those concerns.

Several commissioners would like staff to review the history of project from the inception to its current status right now. A table was created by Pritchard and included in the agenda packet, which listed several items for consideration but not necessarily under the purview of the PZC.

Items discussed:

 Impacts to community and town  How to address public comments  Develop a list of items that the commission can address  Horsley Witten is providing information for a zoning text amendment that will require a master plan to guide development on the property.

Staff said density, utilities, etc. can be included in the regulations. Many of the public questions can be addressed by the regulations or at the master plan stage.

Attorney Cody explained the processes of floating zones and planned development districts. The ordinary floating zone procedure is a two-step process where the regulations are adopted in advance but the zone hasn’t yet been landed. The zone is then landed through a map change and the regulations then become applicable to that zone. The second is the planned development district procedure, which combines the two steps into one. The regulations allow an application for the development district to be filed accompanied by a master plan, which acts as a particular set of regulations, and is landed at the same time as a map change. The master plan approach provides specificity to the community and commission as to what is coming.

With the floating district, the use table is the only tool used, with no preliminary idea of what is coming. The master plan determines an approximation of what is going to happen on the site and where. Procedurally, a regulation change and map change are done at the same time. If the developer backs out after the master plan is approved, the commission can rewrite the master plan. The commission would know what is financially feasible for the developer before it gets approved.

Cody said most of the technical details, such as traffic, height, buffer, height, distance, etc., as well as the concerns that the public has, would be addressed at the master plan stage.

The commission would like the list of action items and citizen concerns collected to be placed on the town website.

IX.2. Workshop - Mystic Education Center Zoning Text Amendment Pre-Application

Staff suggested the commission first identify items that can be addressed through the regulations, such as density, adding parcels to the zone, etc. The master plan will then set the parameters.

Town of Groton, Connecticut Page 3 Printed on 02/17/2021

Planning Commission Meeting Minutes Thursday, January 21, 2021

Jeff Davis, Horsley Witten, agreed the commission should look at list of concerns, such as boundaries, setbacks, height, etc. and determine which items can be addressed with the master plan. They should also determine if they are comfortable with the options presented in the draft regulations.

The commission discussed the layout of the table provided, the Pratt Building, and the pool.

Staff explained that the developer’s proposal included the renovating the Pratt building and pool. There was strong community demand for a heated pool, so the developer included that in the proposal which includes allowing the town to operate that building. The town has hired a consulting firm to determine community needs and wants, needs for the exterior of the building, and to estimate project costs. That information will be forthcoming.

XI. COMMISSION REPORTS

XI.1. Report of Chair – No report

XI.2. Report of Commission –No report

XII REPORT OF STAFF

XII1. Report of Staff – No report

XIII. ADJOURNMENT

XIII. Adjournment 1. Motion to adjourn at 7:50 p.m. made by Pritchard, seconded by Zod, passed unanimously.

Town of Groton, Connecticut Page 4 Printed on 02/17/2021

11'-5 1/2"

Clos. Clos.

Bdrm. #3 SUBSTANTIAL - M. Bdrm.

Bath MYSTIC (TOWN OF GROTON), CONNECTICUT GROTON), OF (TOWN MYSTIC - IMPROVEMENTS 3D View 1 3D View 2 Dn. Clos. 4 5 45 ESSEX45 ST Clos. ZONING STATISTICS: ZONE: RS -12 Bdrm. #2 ALLOWED EXISTING PROPOSED NON FAMILY SINGLE

BUILDING HEIGHT 30' FROM AVG. GRADE 17'3" 23'1" RESIDENCE WENDEROTH

LOT SIZE / FRONTAGE 12,000 S.F. / 60' 11,473 s.f. / 87.93' 11,473 s.f. / 87.93' NOTES:

FRONT YARD 25' 13'7" 10'6" = VARIANCE REQUEST THE CONTRACTOR IS RESPONSIBLE FOR CONFIRMING ALL DIMENSIONS IN THE SIDE YARDS 12' 22'4" @ NORTH & 50'4" @ SOUTH 22'1" @ NORTH & 45'2" @ SOUTH FIELD, THE CONTRACTOR SHALL IMMEDIATELY CONTACT THE ARCHITECT WITH ANY DISCREPANCIES FROM THE REAR YARD 25' 52'7" 49'4" DRAWINGS. DO NOT SCALE THE DRAWINGS. FLOOR AREA RATIO 30% = 3,441.9 s.f. 9.13% / 1,048 S.F. 13.65% / 1,566 s.f. THE ARCHITECT SHALL NOT BE RESPONSIBLE FOR CONSTRUCTION PROPOSED 2ND FLOOR PLAN MEANS, METHODS OR SAFETY 2 PRECAUTIONS. NOTES: 1/4" = 1'-0" C 1. LOT INFORMATION OBTAINED FROM CLASS A SURVEY PREPARED BY JAMES BERNARDO LAND SURVEYING, LLC., DATED JANUARY 10, 2016

L=15.21' R=10.00' MERESTONES ▲=87°07'49" (NOT FOUND) CH=N 69°05'37" E E - Mail: MERESTONES 13.78' [email protected] (REC) N 67°20'28" W 98.46' P SPRINGSTEEL 71.73' J 105 STARR ST. MYSTIC, CT 06355

26.73' Asindicated

1 2

2 2 860 572 7306

' '

- -1 0 6'-6" 9'-0" 9'-0" A R C H I T E C T " STONE DRIVEWAY

3 SCALE:

4 " MERESTONES 14.02' (REC) Masonry Fireplace

10'-8 1/4" 7'-11" Dining PROPOSED Bath Living Porch EXISTING ' 1 STORY 9

6 FLOOD ZONE PORCH . ADDITION 2 El. +13'0"

ELEVATED 7 VE (EL13)

El. +13'0" W

' 48.04' 1'24" E 62.06' 1'24"

EXISTING 5

2 OWNER 18'-9 1/2" 18'-9

38.93'

N 24°4 N 2 STORY S DWELLING - ELEVATE STRUCTURE Clos. 1st Flr. El. +13'4" Laundry NAVD 1988 W/D over Counter Dn. PROPOSED ELEVATED LANDING & STAIRS Hall Clos. PROPOSED ELEVATED DECK & STAIR ADDITION El. +13'0" Dn. Foyer 48'-3 3/4" PROPOSED_FLOOR_PLANS 17'-11 1/2" 17'-11 36" Up Clos. Ref. 6'8"x3'2" Island

IRON PIPE IRON PIPE (REC) (REC) Kitchen AREA= El. +13'4" Pantry 11,473.67 SQ FT M/L 25'-0" 0.26 ACRES M/L 25'-0" Sunrm. Range E S S E X S T R E E ET E R T S X SE ES REQUIRED FRONT YARD SETBACK Dn. 15'-1"

7 ARCHITECT

3 PETER J. SPRINGSTEEL

" ARCHITECT LLC

8 2

4 '

5 4 105 STARR STREET

2 Deck MYSTIC, CT 06355

N T:(860)572 -7306 8'-0" S25°02'37" W 49.00' W S25°02'37" El. +13'0"

DATE: 2 JANUARY 2021 Dn.

- ' 14'-2"

MERESTONE (NOT FOUND) MERESTONE PROPOSED 1ST FLOOR PLAN (REC) N 61°4 7'39" W 106.33' 1 N=686442.43 IRON PIN 1/4" = 1'-0" E=1212302.30 SITE PLAN (FOUND -NOT HELD) 3 1" = 10'-0" A-101 SUBSTANTIAL -

2ND FLOOR 2ND FLOOR 22' - 2" 22' - 2" MYSTIC (TOWN OF GROTON), CONNECTICUT GROTON), OF (TOWN MYSTIC - IMPROVEMENTS 8'-10" 45 ESSEX45 ST

1ST FLOOR 1ST FLOOR 13' - 4" 13' - 4" SINGLE FAMILY NON FAMILY SINGLE WENDEROTH RESIDENCE WENDEROTH

NOTES:

THE CONTRACTOR IS RESPONSIBLE FOR CONFIRMING ALL DIMENSIONS IN THE FIELD, THE CONTRACTOR SHALL IMMEDIATELY CONTACT THE ARCHITECT WITH ANY DISCREPANCIES FROM THE DRAWINGS. BASEMENT BASEMENT DO NOT SCALE THE DRAWINGS. 5' - 11" 5' - 11" THE ARCHITECT SHALL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS OR SAFETY PRECAUTIONS. C

REAR / WEST ELEVATION LEFT SIDE / SOUTH ELEVATION

E - Mail: [email protected] P J SPRINGSTEEL 105 STARR ST. 1/4" =1'-0" 1/4" MYSTIC, CT 06355 860 572 7306 A R C H I T E C T SCALE: COPYRIGHT © 2021 PETER J. SPRINGSTEEL ARCHITECT, LL ARCHITECT, SPRINGSTEEL PETER J. 2021 © COPYRIGHT 7'-4 1/2" 7'-4

OWNER 7'-4 1/2" 7'-4 2ND FLOOR 22' - 2" 2ND FLOOR 22' - 2" 8'-10" 23'-1"

1ST FLOOR 1'-0" 13' - 4" 1ST FLOOR 13' - 4"

3'-0"

BFE EL. +13'0" PROPOSED_BUILDING_ELEVATIONS 7 1/4" ARCHITECT

7'-5" PETER J. SPRINGSTEEL 7'-1" 6'-4" ARCHITECT LLC 7 1/4" 105 STARR STREET BASEMENT MYSTIC, CT 06355 5' - 11" BASEMENT T:(860)572 -7306 5' - 11" GRADE EL. +5.6' / 5'7" 4"

DATE: 2 JANUARY 2021

RIGHT SIDE / NORTH ELEVATION FRONT / EAST ELEVATION A-102 TOWN OF STONINGTON

Department of Planning and Land Use 152 Elm Street Stonington, Connecticut 06378 (860) 535-5095 •Fax(860)535-1023

February 10, 2021

Ms. Betsy Moukawsher Town Clerk Town of Groton 45 Fort Hill Road Groton, CT 06340-4394

Dear Ms. Moukawsher:

The Stonington Planning and Zoning Commission has received the enclosed Site Plan and Coastal Area Management Review applications:

PZ2101SPA & CAM Whaler's Inn RE, LLC (W. Sweeney) - Site Plan and Coastal Area Management Review applications for the construction of 15 paved parking spaces adjacent to and serving the retail and residential uses at 11 Cottrell Street. The project entails merging the 11 Cottrell St. property with the vacant lot at 1-3 Haley Street. Properties located at 11 Cottrell St., & 1-3 Haley St., Mystic. Assessor's Map 182 Block 4 Lots 4 & 4A. Zones DB-5 & RH-10.

The enclosed Site Plan and CAM applications are being referred to your municipality in accordance with Section 8-3h of the Connecticut General Statutes. Ifyou have any questions, please feel free to contact the Department of Planning at 860.535.5095.

Sincerely,

[--J

Gayle Ph'denix, CZET -n

. Department of Planning "PI — ' C ) en |

::: Enclosure: Applications ..::. :S

Date File # File Name / Address Description Approved A 12' x 22' non-occupied space to Medtronic HVAC 7/6/20 ASP20-25 house a new desert-air HVAC 950 Flanders Road system. Change current HHW / Paper Shred HHW Collection Event 7/6/20 ASP20-19 Event from Groton Transfer Station 101 Groton Long Point Road to Fitch High School. Mynx Cabaret Patio Outside patio, install 6' fence with 7/8/20 ASP20-23 403 Route 12 door.

Hoelck Stone Wall Removal Remove stone walls down property 7/13/20 ASP20-26 388-390 Long Hill Road line.

Mystic Pizza Outdoor Cooler 7/13/20 ASP20-15 Outdoor walk-in cooler. 56 West Main Street Modify approval to replace one Central Hall Propane Tanks 8/2/20 ASP20-17 propane tank with two smaller 18-22 West Main Street tanks. Board of Ed. Portable Building 24’ x 65’ cement slab for portable 8/17/20 ASP20-27 68 Briar Hill Road building

MMoA Tent 9/24/20 ASP20-35 20’ x 50’ tent 9/5 through 9/28 9 Water Street

Attached Apartment Residence- attached accessory 9/25/20 ASP20-34 35 Lamphere Road apartment

Goss Cove Pump Upgrades 9/28/20 ASP20-30 Replacement of pumps, motors, etc. 750 Military Highway

Oyster Club Tents 9/30/20 ASP20-33 Temporary tents 13 Water Street

Millwood Creek Disc Golf Mods 10/01/20 ASP20-29 Disc golf site modifications 0 Deerfield Ridge Drive

Home Based Business- Quilts CT Quilt Works home based 10/6/20 ASP20-32 47 Route 27 business

Oyster Club Tents Add tents to portion of tree house 9/30/20 ASP20-33 13 Water Street deck Extend house by 5 ft. to Attached Apartment 9/25/20 ASP20-34 accommodate transition between 35 Lamphere Road house and apt. MMOA Tent MMOA 20 x 50 tent for event 9-25 9/24/20 ASP20-35 9 Water Street through 9-28-20 Construction of designated special Groton Middle School- Bus Loop 12/28/20 ASP20-36 educ. Bus loop and north end of 35 Groton Long Point Road GMS site. Modification to SIT18-07 Home Based Coffee Business 10/9/20 ASP20-37 Home based business 500 Noank Road

Central Hall Propane Tanks Modify approval to replace one ASP20-38 18-22 West Main Street propane tank with 2 smaller tanks Modifications to service entry Cutler Elementary Screening driveway to save oak tree. Tree 12/10/20 ASP20-39 160 Fishtown Road screening added along with rooftop screening N.E. Food Truck Fests ASP20-40 WITHDRAWN 150 Fort Hill Road 800 sf accessory home one story Elfering-Cino Accessory Home 11/10/20 ASP20-41 prefab net zero structure set on 21 Allyn Street concrete slab. Garage Conversion Apartment 12/15/20 ASP20-42 Convert garage to in-law apartment. 31 New London Road Leasing 580 sf space to open café – coffee pastry, no cooking. Food Social Café 12/7/20 ASP20-43 ordered from wholesaler & 747 Long Hill Road delivered. Install cabinets, countertops, sinks and electrical. Temporary 20 x 20 tent on back Friar Tucks Patio Tent 12/15/20 ASP20-44 patio from mid-November to end of 12 Water Street March, annually. The Ledges Pavilion 12/15/20 ASP20-45 20 x 25 pavilion 11 Ledgewood Road Replace existing Sutton Park sign Sutton Park Sign Relocation 12/22/20 ASP20-46 with destination sign conforming to 185 Fort Hill Road town signage plan. PEDEGO GROTON 2/16/21 ASP21-01 Change in use from medical to retail 76 Fort Hill Road

HHW Collection Event ASP21-02 HHW shred event at FHS 7/10/21 110 Groton Long Point Road ASP Report