Chairman Tom Cost called the meeting to order at 7:31 PM and explained the meeting procedure to those in attendance.

Transcription

1 DRAFT MINUTES Guilford Planning and Zoning Commission Regular Meeting and Public Hearing, July 20, 2016 Nathanael B. Greene Community Center 32 Church Street, Guilford CT 7:30 P.M. Menunkatuck Room (2 nd floor) Members Present: Tom Cost (Chairman), Ray Bower (Vice Chairman), Richard Wallace (Secretary), Frank D Andrea, Richard Meier, Joshua Hershman & Walter Corbiere Members Absent: George Underhill Alternates Present: Phil Johnson Staff Present: George Kral, Town Planner Lisa Brewer, Recording Secretary. Video: Michael Graziano Audio Recording: Digital Approximate number of people in attendance: 20 Chairman Tom Cost called the meeting to order at 7:31 PM and explained the meeting procedure to those in attendance. He then introduced the members of the Commission and Staff: Chairman Tom Cost (V), Vice Chairman Ray Bower (V), Secretary Richard Wallace (V), Frank D Andrea (V), Joshua Hershman (V) Richard Meier (V) & Walter Corbiere (V), Alternate Phil Johnson. Staff: Town Planner George Kral and Recording Secretary Lisa Brewer. Decisions of this meeting are available the day after the meeting by calling the Planning & Zoning office at ( ) after 9:00 AM. Secretary Richard Wallace read the call of the meeting. Upon a motion by Secretary Wallace it was unanimously voted to open this meeting of the Guilford Planning and Zoning Commission. Page 1

2 PUBLIC HEARING Zohair Alnabulsi, 2 Covey Crossing, Map 81, Lot 13 3, Zone R 5; Special Permit for Accessory Apartment ; Upon a motion made by Cmsr Bower seconded by Cmsr Corbiere the Commissioner unanimously voted table the (First Public Hearing on August 17 th to be continued to September 7 th for Mandatory Second Public Hearing). Jonathan Lowe and KatinaVarzo, 4461 Durham Road, Map 122, Lot 23 3, Zone R 8; Special Permit for Human Habitation of Yurt (to be continued to 8/17 for Mandatory Second Public Hearing) Katina Varzos & Jonathan Lowe presented their application Ms. Varzos made note of their efforts by obtaining a building permit. There is no water, plumbing and no intent to have someone live there. She explained the yurt is not visible to neighbors. Jonathan Lowe added they use the yurt as a family room/hangout/man cave. He pointed out a security system has been installed and that notes who enters. Town Planner George Kral read the following Notice of Zoning Violation on behalf of Zoning Enforcement Officer Regina Reid that was sent to the applicants on April 25, April 25, 2016 NOTICE OF ZONING VIOLATION CERTIFIED MAIL RRR AND REGULAR MAIL CERTIFIED NUMBER Jonathan Lowe Katina Varzos 4461 Durham Rd. Guilford, CT Re: Violation of Human habitation of an accessory structure without Special Permit approval, 4461 Durham Road, Map 122, Lot 23 3, Zone R 8. Property of Jonathan Lowe and Katina Varzos Dear Mr. Lowe and Miss Varzos: It has come to my attention that a work shed building permitted by Building Permit # ($ paid) issued 06/05/15 to Katina Varzos and Jonathan Lowe for, work shed 30 diameter 700 sf. Is now being used as a play space in violation of I also noticed that the building permit inspection sheet has notations that on 08/31/15 the Building Inspector inspected an electric trench and on 09/17/15 he inspected the permanent electric service to the work shed. I found no record that an application for an electric permit had been submitted and the building permit had no mention of electricity. Your electrician should submit an after the fact electrical permit for the work done. The file contains a record of an inspection performed on March 08, 2016, by Town Planner George Kral. The inspection revealed that the work shed had a living room type set up, a cooking stove and a wood stove. I found no record that an application for a wood stove had been submitted and the building permit had no Page 2

3 mention of heat. You are advised to submit an after the fact wood stove installation permit. George Kral s inspection report notes that he spoke to Mr. Lowe who said there was no plumbing and the building is used as a play space. Using the work shed building as a play space, without approval of a special permit for human habitation, is a violation of A. (text attached). You are advised to seek a special permit for this use. For your convenience a special permit application form is enclosed. Failure to comply with this request may result in the Town of Guilford taking additional action against you in order to bring the property into compliance. This may result in injunctive orders of the Superior Court, attorney s fees, and civil penalties as authorized by the Connecticut General Statutes. You may consult Regina J. Reid if there is any question as to the manner and time of establishing compliance. If you feel that this Order has been issued in error, you have the right to appeal it to the Town of Guilford Zoning Board of Appeals within thirty (30) days of receipt of this Order. Failure to appeal will constitute a waiver of any defenses which were capable of being heard and decided by the Guilford Zoning Board of Appeals. I thank you in advance for your anticipated cooperation in resolving these matters. Regina J. Reid Zoning Enforcement Officer cc: Town Counsel Information only Accessory structures. A. Accessory structures in residential zones may be used for permanent year round purposes and for human habitation only when so authorized by special permit granted by the Commission in accordance with Article X and of these regulations. Such uses may include studios, offices, guest accommodations and supplementary living areas and will typically include heating and toilet facilities. The creation of an accessory apartment in a detached or partially detached accessory structure must be authorized pursuant to of these regulations. No accessory structure with a ground floor area in excess of 750 square feet will be allowed in a residential district, except by special permit in accordance with Article X and Very truly yours, Regina J. Reid, CZEO Certified Zoning Enforcement Officer Cmsr Hershman read the following letter from Director of Health Dennis Johnson: April 25, 2016 TO : Planning and Zoning Commission FROM : Dennis Johnson, Director of Health DATE : July 12, 2016 SUBJECT : Varzo, Nicholas; Durham Road, Map 122, Lot 23 3 The applicant s proposed Yurt is considered an accessory structure which by definition is not served by a water supply and is used incidental to the residential building. An inspection of the Yurt revealed that it does Page 3

4 contain kitchen appliances, including an oven, refrigerator/freezer; sink with hand operated water pump discharging to under the counter wastewater buckets and dining/counter space. In addition, a full sized bed was observed in a partially partitioned off bedroom area adjacent to the living area. The Yurt also contains a large wood burning stove, air conditioner, closed cell thin plastic insulation wrap and 200 amp electrical services. No bathroom was present within the structure. According to the owner, any occupant needing to use a bathroom is required to walk back approximately 500 feet to the main house to use toilet facilities. The building permit application for this structure described the use to be a work shed. Although accessary structures on residential properties are permitted by the public health code, these structures are clearly defined to be non habitable in use. The design and furnishing of this Yurt work shed appears to conveniently support its use as habitable space, especially with the presence of portable water and wastewater collection containers. The practically of manually hauling and disposing of any generated wastewater on a routine basis to a remote bathroom raises an environmental concern. The Yurt occupies an area located on shallow ledge rock and therefore does not reduce potential septic system repair area on the lot. The applicant s proposed use of the Yurt as a work shed may be approved with the following conditions: 1) the bed, kitchen sink, kitchen stove, portable water supply pump and wastewater collection container shall be immediately and permanently removed. Mr. Lowe noted was under the impression that the electrician had applied for the necessary permit. Cmsr Hershman asked Mr. Kral if the 5 year rule applied; Mr. Kral replied not in this case as they are not using the Yurt as an apartment. Mr. Lowe reiterated that the Yurt is used strictly as a family hangout and kids play space. Mr. Lowe explained that while he and his family have stayed overnight in the Yurt no one will ever live there nor would it ever be rented. Mr. Kral pointed out the health code says you can't have habitable area without a plumbing or a kitchen facility that has waste water. He referred to the above referenced memo from Health Director Dennis Johnson and noted if the kitchen and bed are removed this Special Permit application could be withdrawn as it would no longer be considered a habitable space. Cmsr Hershman recommended to Ms. Varzos and Mr. Lowe that they withdraw this application and meet with the Director of Health to discuss what needs to be done. Mr. Kral agreed with Cmsr Hershman. Speaking in favor of: Mr. Edward Freedman, 106 Dunk Rock Road Spoke in favor of the applicants he feels the applicants are being treated unfairly and should be allowed to carry on. Cmsr Wallace letters of support from: Stephanie Brettman, 4469 Durham Road Joshua C. Blau, Irrevo Trust, 4429 Durham Road Margie Schultz, 628 Lake Drive Frank A.Vitello, 7 Polpis Lane The following applicants were present and read their letters of opposition: Page 4

5 Kendrick and Mary Norris, 4423 Durham Road Mr. & Mrs. Norris feel the Yurt is an eyesore, has lowered their property values and poses a continued concern for what it will become in the future. Mrs. Norris feels the applicants were less than honest when they took out a permit for a work shed knowing that they would be building such an elaborate structure. They also noted the applicants are using a private road to access their Yurt, they do not have the right to use this private road. Diana Yeakal, 4435 Durham Road Mrs. Yeakal also feels the Yurt is and eyesore and has lowered property values. It is her opinion that the applicants have been less than truthful about their plans for the use of the Yurt. She pointed out the applicants are using a private road to access the Yurt; they do not have the right to use this private road. Attorney Jeffrey Beatty representing Mr. & Mrs. Norris shared a map depicting the shared drive to give the Commission some perspective, Cmsr Bower noted this would be a civil matter, Attorney Beatty agreed. Attorney Beatty had no further comments regarding this application. Cmsr Meier asked if the town taxed differently for finished area vs a tool shed. Cmsr Bower replied once the Building Permit is issued a copy is sent to the Assessor s Office to be evaluated. Cmsr Meier asked who inspected the property, Mr. Kral replied he only knows what Ms. Reid wrote in her letter referenced above so we will have to ask her at the 8/17 Public Hearing. The Commission unanimously voted to CONTINUE the Public Hearing to August 17 th pending review by the Health Department. REGULAR MEETING DELIBERATION OF PUBLIC HEARING ITEMS NONE The AGENDA from the 7/20/16 meeting was unanimously approved. APPROVED AMKL Living Trust, Combine into one lot, Lot 7 Seven Gables, Map 85, Lot 37 7 with Lot 18, Guilford Village, Map 86, Lot 87, Zone R 5, 50 High Meadow Road. Eric Anderson of Anderson Engineering shared a plan which showed the two existing subdivided parcels requested to become one joined parcel. Cmsr Corbiere asked for the total lot size the proposed lot will be 135,027 square feet. Mr Kral noted these lots are both in the R 5 Zone. Chairman Cost asked if there would be any change in Access to the property, Mr. Anderson replied there will be no change. Cmsr Hershman made the following motion Cmsr Bower Seconded. Voted; That the Guilford Planning and Zoning Commission approve a Subdivision application to combine Lot 7, of Seven Gables with Lot 18 Guilford Village for AMKL Living Trust as shown on Data Accumulation Plan Properties of AMKL Living Trust, prepared by Anderson Engineering and Surveying Associates, dated March 7, 2016, Revised to Page 5

6 APPROVED Joseph J. Russo Jr, Combine into one lot, Lots 10 6 & 10 8, Pepperbush subdivision, Map 98, Zone R 8, Pepperbush Lane. Eric Anderson of Anderson Engineering shared a plan which showed the two existing subdivided parcels requested to become one joined parcel. Mr. Chairman Cost asked if there would be any change in Access to the property, Mr. Anderson replied there will be no change. Cmsr Corbiere made the following motion Cmsr Meier seconded. Voted; That the Guilford Planning and Zoning Commission approve a plan to combine into one lot, Lots 10 6 & 10 8, Pepperbush subdivision, Map 98, as shown on Data Accumulation Plan Properties of Joseph J. Russo, Jr. Lots 6 & 8, Pepperbush, prepared by Anderson Engineering & Surveying Associates, dated February 18, APPROVED Joseph J. Russo Jr, Combine into one lot, Lots 12 4 & 42, Coventry subdivision, Map 92, Zone R 4, 41 Cornwall Lane. Eric Anderson of Anderson Engineering shared a plan which showed the two existing subdivided parcels requested to become one joined parcel. Mr. Chairman Cost asked if there would be any change in Access to the property, Mr. Anderson replied there will be no change. Cmsr Bower made the following motion Cmsr Meier seconded: Voted; That the Guilford Planning and Zoning Commission approve a plan to combine into one lot, Lots 12 4 & 42 Coventry subdivision, Map 92, as shown on Data Accumulation Plan Properties of Joseph J. Russo, Jr. 41 Cornwall Lane prepared by Anderson Engineering & Surveying Associates, dated February 11, Cmsr Bower then amended the motion correcting the Lot numbers to read 12 4 & 24 Cmsr Meier seconded. Page 6

7 APPROVED Joseph J. Russo Jr, Combine into one lot, Lots 3 & 3B, Map 98, Zone R 3, 647 North Madison Road. Eric Anderson of Anderson Engineering shared a plan which showed the two existing subdivided parcels requested to become one joined parcel. Mr. Chairman Cost asked if there would be any change in Access to the property, Mr. Anderson replied there will be no change. Cmsr Bower made the following motion Cmsr Meier seconded: Voted; That the Guilford Planning and Zoning Commission approve a plan to combine into one lot, Lots 3 and 3B, Map 98, North Madison Road, as shown on Data Accumulation Plan Properties of Joseph J. Russo, Jr. 647 North Madison Road prepared by Anderson Engineering & Surveying Associates, dated February 18, APPROVED Joseph J. Russo Jr, Combine into one lot, Lots 17D 3 & 17D 5 Allison Miller subdivision Map 85, Zone R 5, Highwood s Drive & Flat Meadow Road. Eric Anderson of Anderson Engineering shared a plan which showed the two existing subdivided parcels requested to become one joined parcel. Mr. Chairman Cost asked if there would be any change in Access to the property, Mr. Anderson replied there will be no change. Cmsr Bower made the following motion Cmsr Meier seconded. Voted; That the Guilford Planning and Zoning Commission approve a plan to combine into one lot, Lots 17 D3 & 17 D5 Allison Miller subdivision Map 85, as shown on Data Accumulation Plan Properties of Marilyn J. Russo & Joseph J. Russo, prepared by Anderson Engineering & Surveying Associates, dated April 4, APPROVED Mack Management, 299 Long Hill Road, Map 73, Lot 10 Zone I 2; Site Plan Revision to allow Southern Connecticut Gas to occupy a one (1) acre portion of the site. Install fence, parking area, & storage bin areas Mike Harkin of Harkin Engineering presented on behalf of Applicant Mark Larkin who was also present. Reminded the Commission they just approved an application for this location. Mr. Larkin was approached by Southern Ct Gas Company with a proposed plan to build an emergency response center to be located on 1 acre in the westerly section of the parcel, the septic systems is adequate there will be new electrical and transformer. The entire driveway will be paved which will cut down on the dust, there will be a wooden privacy fence possibly 8ft if not it will be 6ft as well as a 6ft chain link fence. The existing shed will be removed to allow for creation of a parking lot 2 spaces for a van, a truck, there will be 12 total parking spaces. There will be nothing stored outside with the exception of 5 bins, the lighting will be directed as to avoid disruption to the surrounded properties. This facility will consist of parking with Page 7

8 some storage of stone, sand, cold patch and process. Cmsr Hershman asked how often they will be in and out Mr. Larkin stated minimal daily use. Mr. Harkin explained this site is an effort to establish a place this side of the bridge. Cmsr Hershman read the following letters from Environmental Planner Kevin Magee and Director of Health Dennis Johnson: July 19, 2016 FAX: (203) To: Guilford Planning & Zoning Commission From: Kevin Magee, Environmental Plan RE: SCG Emergency Response Center Mack Management, LLC Guilford, Connecticut Assessor Map 73 Lot 10 The applicant is looking to create a parking area and material storage area on a one acre portion of their property. All the site grading appears to be located outside of the Inland Wetlands Commissions 100 foot review zone. Any grading within the review area would require an Inland Wetlands Permit. To protect the down gradient wetlands the erosion and sediment control measures should be inspected by the Zoning Enforcement officer and remain in place until vegetation is established. TO: Planning and Zoning Commission FROM: Dennis Johnson, Director of Health DATE: July 12, 2016 SUBJECT: Mack Management, 299 Long Hill Road, Map 73, Lot 10 The applicant s proposed site plan revision to accommodate a Southern Connecticut Gas emergency response center does not conflict with existing septic system design or operation. It is recommended that the applicant s proposed use be permitted. Cmsr Corbiere made the following motion, Cmsr Hershman seconded. Voted; That the Guilford Planning and Zoning Commission approve a Site Plan revision for Mack Management 299 Long Hill Road, Map 73 as shown on; Schematic Site Plan SCG Emergency Response Center, prepared by Harkin Engineering LLC, dated 6/8/16 rev. 6/20/16. APPROVED Robert Mitchell, Mitchell Realty, 5 Durham Road, Map 80, Lot 22, Zone I 1; Site Plan Revision to add 15 parking spaces Mr. Robert Mitchell of Mitchell Realty spoke in reference to 5 Durham Road (The Old Guilford Tavern Site) Mr. Mitchell noted the applicants have received Wetlands Approval. Mr. Mitchell explained the plan to use existing asphalt it will be ground up and reused in the new parking area. He noted there will be trees removed most of which are deteriorated and shared the plan to maintain and improve upon the landscaping. Mr. Kral noted that there is substantial landscaping on this property already. Cmsr Bower read the following letter from Environmental Planner Kevin Magee: Page 8

9 July 19, 2016 To: Guilford Planning & Zoning Commission From: Kevin Magee, Environmental Planner RE: Guilford Glen 5 Durham Road Guilford, Connecticut Assessor Map 80 Lot 22 The applicant is proposing to expand the parking lot and replace the existing asphalt parking lot with new Class 1 asphalt. Part of the work is located in the Inland Wetlands Commissions regulated review zone. The Guilford Inland Wetlands Commission at its July 9, 2016 walk meeting approved a Regulated Activity for 5 Durham Road, for Rehabilitation of existing bituminous asphalt parking lot and addition of 15 parking spaces within 100' upland jurisdictional review area shown on "Proposed Pavement Rehabilitation Site Plan 5 Durham Rd Guilford, Conn" dated May 7, 2016 with conditions Cmsr Bower made the following motion, Cmsr Meier seconded. Voted: That the Guilford Planning and Zoning Commission approve a Site Plan revision for Robert Mitchell 5 Durham Road, Map 80, Lot 22 as shown on; Guilford Glen Proposed Pavement Repairs Site Plan dated May 7, APPROVED 13 Summit Suite, LLC, 2455 Boston Post Road & 27 West Lake Avenue, Map 84, Lot 28 & 29, Zone TS 2; Site Plan Revision to convert commercial building on West Lake Avenue identified as Building B into two residential units and add patios Attorney Jeff Beatty spoke on behalf of the Applicant s pointing out this site is the old Guilford Tavern. The site plan has already been approved for this location. There was very little notable commentary. Cmsr Hershman read the following Health Director Dennis Johnsons letter. TO : Planning and Zoning Commission FROM : Dennis Johnson, Director of Health DATE : July 12, 2016 SUBJECT : 13 Summit Suite, LLC 2455 Boston Post Road & 27 West Lake Ave, Map 84, Lot 28 & 29 The applicant s proposed site plan revision to convert a commercial building into two residential units will slightly increase wastewater. Soil testing conducted on the site revealed that a suitable area exists for construction of a septic system to serve the two residential units. The engineered design site plan has been revised and approved to accommodate the proposed building conversion. Based upon our soil test results and site plan review it is recommended that the applicant s proposed use be permitted. Cmsr Hershman made the following motion, Cmsr Meier seconded. Page 9

10 Voted: That the Guilford Planning and Zoning Commission approve a Site Plan revision for 13 Summit Suite LLC at 2455 Boston Post Road, and 27 West Lake Avenue, Map 84, Lot 28 and 29 to convert commercial building to 2 residential units as shown on The Mews of Guilford, Building B Site Plan Modification, dated March 2016 revised to 6/7/16, prepared by Frank C. Magnotta, PE. APPROVED Lisa Milone, 342 Stepstone Hill Road, Map 92, Lot 18, Zone R 4; Site Plan Revision change of use from Consignment Shop to a Hair Salon Mrs. Milone explained to the Commissioners that is truly a change of use. Cmsr Bower noted this location is in the R 4 Zone, Town Planner Mr. Kral noting this is a non conforming building. Chairman Cost asked about septic. Cmsr Hershman read the following letter from Health Director Dennis Johnson: TO : Planning and Zoning Commission FROM : Dennis Johnson, Director of Health DATE : July 12, 2016 SUBJECT : Lisa Milone, 342 Stepstone Hill Road, Map 92, Lot 18 The applicant s proposed change in use to install a single sink hair salon is compatible with the wastewater capacity of the septic system currently existing on site. It is recommended that the applicant s proposed use be permitted. Cmsr Bower made the following motion Cmsr Meier seconded. Voted: That the Guilford Planning and Zoning Commission approve a Site Plan revision for Lisa Milone 342 Stepstone Hill Road, Map 92, Lot 18 for a change in use from consignment shop to hair salon as shown on an application dated 6/22/16. The Commission voted unanimously to APPROVE this application based upon a finding that new use is no more non conforming than the previous use and is therefore permitted by the Zoning Code. APPROVED Finast Acquisition, LLC., 1059 Boston Post Road, Map 46, Lot 140, Zone PV; Site Plan Revision, change of use from Pharmacy to a Personal Fitness/Gym Facility Mr. Ian Marsh spoke on behalf of Finast Acquisition, LLC. Chairman Cost pointed out the location as being between The Pet Store and Villa Nails (formerly CVS). There no parking concerns. Cmsr Hershman read the following letter from Health Director Dennis Johnson: TO : Planning and Zoning Commission FROM : Dennis Johnson, Director of Health DATE : July 12, 2016 SUBJECT : Finast Acquisition, LLC 1059 Boston Post Road, Map 46, Lot 140 Page 10

11 The applicant s proposed site plan revision and intended use are compatible with the wastewater capacity of the septic system currently serving the building. It is recommended that the applicant s proposed use be permitted Cmsr Bower made the following motion Cmsr Meier seconded. Voted: That the Guilford Planning and Zoning Commission approve a Site Plan revision for Finast Acquisition, 1059 Boston Post Road, Map 46, Lot 140 to permit a change in use from Pharmacy to Personal Fitness/Gym Facility as shown on an application dated 7/1/2016. APPLICATIONS TO BE RECEIVED Dennis Pacelli, 150 Rockland Road, Map 118, Lot 4A, Zone R 8; Special Permit; addition to existing garage Received and Set Public Hearing Date of 8/17 Town of Guilford, Map 49 & 43, Zone R/3 & TS; Coastal Area Management Creation of paved Shoreline Greenway Trail from the Madison Town Line to the intersection of Route 146 & Boston Post Road Received and Set Public Hearing Date of 8/17. William A. Young & Ronald Finocchio, 2 Saw Pit Road, Map 34, Lot 36A, Zone R 5; Special Permit, Coastal Area Management & Site Plan Revision; increase parking for auto repair shop and add office trailer and accessory structure for Shedding Source business on the rear portion Received and Set Public Hearing Date of 8/ Seaside Avenue, LLC, (Brenda Nuttall), 86 Seaside Avenue, Map 29, Lot 119, Zone R 3; Coastal Area Management; request to install a pre fabricated 12 X16 shed Received and Set Public Hearing Date of 8/17. OTHER Cmsr Johnson expressed his concerns with the with regards to the previously approved applications for Bayberry Creek Marina, 311 Chaffinch Island Road, Map 23, Lot 2, Zone MR 1. Coastal Area Management & Site Plan Revision: to create two apartment dwelling units in existing Marina Building and omission of Assistant Town Engineer Mark Damiani s letter. He felt staff and the applicant should have notified the Commission that this was an after the fact application. Cmsr Johnson feel Attorney Chuck Andres to review as he feels the applicant was not up front. Cmsr Bower agrees and can we appeal. Cmsr Meier feels that there is no path of truth in fact. Cmsr Hershman suggested a request for an investigation be sent to the Selectmen's office. Town Planner Mr. Kral noted that in the Approval letter we suggested they make the applications to the Building Department noting this could be a mitigating factor as to compliance. Cmsr Hershman reiterated a request for an investigation be submitted to Attorney Andres and the Selectman s office. George went onto note that this owner purchased the property with the apartments already in existence. Mr. Kral asked if the Building Department have a statute of limitation. George felt that in Page 11

12 retrospect that we should have told the Commission. Even if the application is submitted after the fact it will be treated the same. Cmsr Johnson was asked to draft a memo to Attorney Andres asking the relevant questions about this application and events that transpired during the June 15 th & July 20 th Planning and Zoning Meeting. Mr. Kral noted the protocol is to submit any request to Town Attorney Pam Millman who will review and refer to Attorney Chuck Andres. The Commission unanimously voted to APPROVE Payment to Shore Publishing in the amount of $ The Commission unanimously voted to APPROVE the Minutes from the 6/15/16 Meeting. With no further business before the Commission and upon a motion by Cmsr Bower and seconded by Commissioner Meier, it was unanimously voted to adjourn the meeting of the Guilford Planning and Zoning Commission at approximately 9:35 pm. Respectfully submitted, Lisa Brewer Recording Secretary Page 12