Planning & Zoning Commission - Regular Meeting

I wonder Erin if anyone is having trouble coming as a panelist. We've got the attendees listed too. Sorry, I was just setting I got I got a new laptop the other day from work and nothing was set up properly um for Zoom. Um I don't see any commissioners as attendees. Oh yeah, I can see them too.

Can you see them now? Okay. This should be a short meeting, but let's just wait a couple more minutes to see if we get more people signing on. Okay, I I'll check our RSVP list while we're waiting.

Okay, thanks. No Jeff and no Max either. So I think we're in good shape.

Okay. Well, shall we get started then? Are we recording? Yes.

Thank you. Welcome everyone. Um, I'd like to call to order this March 5th, 2026 meeting of the Planning and Zoning Commission. Uh, it's a Zoom only meeting tonight for a couple reasons. One is we only have one application to hear, so it should be quick. I don't want to jinx it. Um, and then also there were some logistical issues about the room we usually meet in uh being used by the board of finance and board of selectment, I believe, Erin, is that correct? Um so present on my screen I see Janet Peekenpaw, Secretary John Morgan, Vice Chair John Dooza, um Max Kun, and also Michelle uh Clark who's our alternate, but Michelle, I'd like to seat you in in the absence since we have a couple of absences. Is that okay with you? Okay, great. And our town planner, Aaron Manx. So, with that said, I think we should jump right into our um application of 26-198 Middle Beach Road, map 17, lot 94, zone R4, owner Christine M. Kisslack, Revocable Trust, 12-14-1016. Applicant Jonathan Kislac. It's a coastal site plan application to replace the existing porch footings, framing, and decking within 25 ft of a co of a critical coastal resource, that being Long Island Sound. Is that a picture of Long Island Sound we have from Thomas Stevens?

So, I'd like to invite the applicant to present. Yeah, Madam Chairman, this is Chuck Mandel. Uh that's actually uh when I was in the Keys I took that picture so that's not but but tonight uh Georgiana Rankin is going to do the presentation. She's uh so Tom Stevens and myself in May we are retiring unofficially but we'll be working part-time but uh Georgiana or Gigi as we call her is going to be taking over some of the meetings. So with that I will let you uh talk to Georgiana.

Great. Thank you. Welcome. Good evening everyone. I'm Gigi as Chuck just said and I am the agent for the owner Christine Kizlac of 98 Middle Beach Road. Um, as you previously mentioned, we're here tonight for the coastal site plan application to replace the existing porch footings, framing, and decking within 25 ft of a critical coastal research um resource, I'm sorry, being the beach. Today, March 5th, we received a positive Connecticut DEP evaluation letter. Um, and they state in the second paragraph that I will quote them, the subject parcel is located within FEMA flood zone AE and VE and contains general coastal resources and shorelands. However, no work is proposed within title wetlands, coastal waters, intertitle areas, or other sensitive coastal resources, and the inkind nature of the repairs will not adversely impact coastal resources or increase coastal hazard vulnerability. Additionally, we also received a letter on March 4th, 2026 from the town planner, Aaron Manx, that succinctly spelled out the scope of work, the non-disturbances to the site, and a fair and honest draft resolution to approve the application if conditions are met. If you'd like me to read the letter, please let me know. or if the commission has already read the letter and we agree that I quote Aaron, no anticipated impacts to coastal resources are expected, then the client and I agree to the conditions listed in the draft resolution.

Great. Thank you. If questions, please let me know. Does anyone I don't know if everyone had a chance to review the files, but uh does anyone want to see uh the porch for what was

I'm happy to screen share. Yeah, I I have the site plan pulled up. Um as as Gigi indicated, this is a replacement in kind. Um and it's actually not even a full uh replacement. If you can see the site plan here, you'll see within this dotted area is the um front porch as you would call it living on the water that faces the water side. Um it's an open porch uh entirely and the structure itself will remain. This is uh simply maintenance, repairs of rotted um uh board um structural boards um on the decking area and replacement of footings. Um I do have some photos that we uploaded from the uh building permit application that really um accurately show current conditions as well. Thank the lawn. The area is surrounded by existing lawn now. Um, and it was uh staff's recommendation that if they are going to dig some new footings that those be uh hand dug just to reduce some of the risk for sedimentation, but it is a very flat lawn. Here's one picture of the existing conditions that kind of gives you um this is uh looking to the east actually um with the water off to uh the right hand side of the screen. Um and you could see the rotted um uh support beams and you know the underlying material is all sand. Um and so where all of these posts are, those will be all new footings and then um the structural uh supports for the decking

and then just the surface decking itself will be replaced. Uh the columns and uh the roofing are all anticipated to stay. Thank you. Any questions or comments from commissioners? I think it's a pretty straightforward application. Glad it's all in kind. Glad this house, this beautiful house is being preserved, including its porch. It's a gem. Um, if there are no questions or issues, then could we have a motion to approve? And we do have to approve a staff resolution drafted for us. Thank you, Michelle.

Me to screen share that. Yeah, that'd be great. Oh, first, could we have a second? A second. Thank you, Janet. And any further discussion? No. Okay. So, all in favor? Well, actually, let's Yeah, let's go ahead and post it, see the see the resolution, and we can have Michelle, do you mind reading it? I sure I sure can. Am I unmuted? Yes, you are. Thanks.

Yep. Um, starting where the Madison Planning and Zoning Commission approves application number 26-1 98 Middle Beach Road, map 17, lot 94, zone R4, owner Christine M. Casalic, Revocable Trust, Revocable Trust, sorry, 1214 1016. Applicant Jonathan Casalik, coastal site plan application to replace existing porch footings, framing, and decking within 25 ft of a critical coastal resource as detailed in the scope of work. Existing ports shown on survey entitled improvement location survey for William Plunkett 98 Middle Beach Road, Madison, Connecticut. Assessor's map 17, lot 94 by Thomas H. Stevens dated 9808 revised to 61410 with the following conditions. That the zoning enforcement officer be notified at least 48 hours prior to commencement of any reg related activity. That all footings be excavated by hand and all spoils be either graded within the porch footprint or removed from site. any areas temporarily disturbed during construction activities shall be restored to their condition prior to commencement of such work. In the event that changes to the approved plans are required as a result of other agency permitting to support the proposed activity, the Madison Planning and Zoning Commission reserves the right to review said changes and may require modification of this approval. The commission finds that with the above reference conditions, the proposal is consistent with all applicable goals and policies in the Coastal Management Act in section 25 of the Madison zoning regulations. No anticipated impacts to coastal resources are expected. The effective date of this approval is March 19th, 2026.

Thank you, Michelle. Um, all in favor to approve, raise hands and say, "I." Thank you. Any opposed? And any abstensions? So, it's unanimously approved. Thank you so much. Thank you. And congratulations, Chuck. Yeah. Yeah, I'll be around for a while. You'll Thank you. Take care. Okay. Bye. Bye. You too. Bye.

All right. We have two other pending applications which we will um entertain at our next meeting on March 19th. And then uh next on the agenda is the approval of minutes. Uh Secretary John Morgan. All right. Uh the minutes of the uh February 19th, 2026 meeting, uh commissioners present, uh Carol Snow, chair, John D, the vice chair, John Morgan, secretary, Mike Bugda, Max Karun, Bob Okconor, Janet Peekinpaw, and Andy Rubin. Uh commissioners absence, Jeffrey DS, Michelle Clark, staff present, Aaron Manx, and Carrie Olen. Uh motion to review and approve the minutes. Make a motion,

Janet. Thank you. Second. I'll second. Thank you, John. Uh, anyone have any changes to the minutes? One one minor thing, John, page three, paragraph one, it says spirit of open space. I think what we want is the spirit of the open space regulation because although the owners may disagree, I don't think the land is sacred. We're talking about the spirit of the rule. Good point.

Very good. Okay. And there was also just another very minor uh on page uh page two uh there is uh the fourth uh paragraph from the bottom there's an extra apostrophe on the does doesn't just a minor but it I don't know if it would change anything good to get it corrected why not catch all right And anything else? Nope.

Great. All right. A vote to approve or is that I I can't I can I can only see you, Carl. I'm assuming we we're good. Yeah. Are you abstaining because you were not there? Um, what would be the best course of action? I I I read the minutes, but because I wasn't there, I mean, I can vote to approve the minutes. I have no issues with them. Have you watched did you watch the YouTube? No. Okay. So, that's okay. Yeah. All right. Um I just I just read the the the meeting minutes. Yep.

Thanks for that clarification. Um I have no remarks. Erin, do you have any comments or remarks?

Uh just briefly, we did have one receipt that came in after uh the agenda was posted. It was a co it's a coastal site plan that is um technically received this evening. Uh it's uh for 117 Buffalo Bay and um this is a new single family house. Um they have received a variance and a coastal site plan review already um last month or the month before. And so when we did uh receive the application, we referred it up to Deep and we received comments that um they are looking to just uh reuse the comments from the zoning board of appeals application. So we're going to upload that into the file and um move move it forward on the agenda. Um typically when there's a deep referral, there's a 35day waiting period. Um, but it would be my recommendation that we just table this for the next meeting and put put it on since there's no need to wait for additional comments.

Okay. So, do we need a motion to table it to our March 19th meeting? Sure. Would I have a motion Max? Thanks. Second, Michelle. Thank you. Any further discussion? All in favor? So, that will be a busy meeting. Um if there's nothing Oh yes,

I did just have one last update. Um as far as our zoning regulation reorganization, um we uh are tenatively scheduling our consultant Mike Damato from TYKI to join us for our first meeting in April to review the um reorganization and um look to see if the commission is comfortable with that to move forward scheduling a public hearing. Um, and I think the big thing to note is that there have been no substance this point. This is simply a reorganization to better track uh, edits in um, a new format um, as we move forward with the update. So exciting. Looking forward to get that moving. Yes.

Great. So that would be our April 2nd meeting. Yes. Yeah. Okay. Great. Super. All right. Then if there's nothing further, um, could I have a motion to adjurnn? I'll make a motion. Thank you, John. Second from John. Further discussion? All in favor? Great. Thank you. Adjourned at 7:15 16. Record. Nicely done. Everyone, thank you. Good night. You're too