Redding Zoning Commission
Public Hearing and Regular Meeting Minutes
September 8, 2021 – 7:30 p.m.
Present: Matt Lecher, Chairman; Amy Atamian, Secretary; Commissioner Ted Ogonek; Alternate Diana Carlino-Coffey; Alternate Gary Miyashiro (7:40 p.m.).
Also Present: Julia Pemberton, First Selectman; Aimee Pardee, Zoning Officer; applicants and members of the public.
The Chairman called the meeting to order at 7:30 p.m., seating Ms. Carlino-Coffey for Commissioner Bill Whitehead.
486 Redding Road (Assessor’s Map and Lot 21 – 95) Owner Town of Redding/John Read Middle School – Agents Tom Quinn P.E. and Darrell Bradford – In accordance with Redding Zoning Regulations Section 5.2 request for a Site Plan Amendment for construction of 12’ x 18’ open-air pavilion with concrete block seating arranged in amphitheater-style on a slope to seat approx. 50 students.
Ms. Pardee read the call for the hearing. On the motion of Ms. Carlino-Coffey, and the second of Mr. Ogonek, the commission voted unanimously to accept the call and open the hearing.
JRMS PTA President Darrell Bradford presented the application. He explained that the PTA, working with JRMS, proposes to construct an outdoor classroom area that includes a 12’ x 18’ pavilion with amphitheater style seating for about 50 students. He said that access to the area would be from the school through the south parking area. He noted that, at this time, there is no lighting proposed for the installation.
The Chairman asked about accessibility to the outdoor classroom area. Tom Quinn, P.E., described the crosswalk through the parking area as well as the path to the classroom area. He shared his screen to show the width and slope of the path, as well as the proposed stream culvert that he said had previously been approved by the Conservation Commission.
The Chairman opened the hearing to additional comments and questions. Hearing none, Mr. Ogonek moved to close the hearing. Ms. Carlino-Coffey seconded the motion and it was approved unanimously, closing the hearing at 7:40 p.m.
The Chairman opened the Regular Meeting at 7:40 p.m. Ms. Carlino-Coffey was seated for Commissioner Whitehead; Alternate Gary Miyashiro was seated for the open seat on the commission.
1. Approval of Public Hearing and Regular Meeting Minutes of August 11 2021.
On the motion of Ms. Carlino-Coffey and the second of Ms. Atamian, the commission voted unanimously to accept the minutes of the August 11, 2021 meeting as written.
2. Application #21-10Z – 486 Redding Road (Assessor’s Map and Lot 21 – 95) Owner Town of Redding/John Read Middle School – Agents Tom Quinn P.E. and Darrell Bradford – In accordance with Redding Zoning Regulations Section 5.2 request for a Site Plan Amendment for construction of 12’ x 18’ open-air pavilion with concrete block seating arranged in amphitheater-style on the slope to seat approx. 50 students.
After a brief discussion, Ms. Atamian moved that the commission approve Application #21-10Z. Ms. Carlino-Coffey seconded the motion and it was carried unanimously.
3. Application #21-07Z – 241 Ethan Allan Highway (Assessor’s Map and Lot 35 – 63): Owner Fletcher Development LLC/241 Ethan Allen Highway LLC – Agent: Andy Soumelidis P.E./Landtech. In accordance with Redding Zoning Regulations Section 5.2 request for a Site Plan approval for renovation of and addition to existing building.
Ms. Pardee noted that the applicant had submitted new plans in response to previous comments by the town’s Engineering Consultant, Todd Ritchie P.E. She also noted that Mr. Ritchie had reviewed the new plans and has provided further comments.
Curt Lowenstein, P.E., of LandTech Consultants, as well as Nick Fletcher, Principal of Fletcher Development, were present. The Chairman asked if there were any issues with flooding on the property during the previous week’s rain. Mr. Fletcher said that the only issues were related to leaks in the distressed building. Curt Lowenstein then shared screen and reviewed the revised plans, speaking to concerns that had been expressed by Todd Ritchie. He stated that the applicant would be willing to address the last six concerns expressed by Mr. Ritchie as a condition of approval of the application.
The commission discussed the issues addressed by the applicant. Ms. Atamian motioned that Application #21-07Z be approved with the condition that the six concerns articulated in the email from Todd Ritchie, P.E., dated September 8, 2021, be addressed by the applicant. Mr. Ogonek seconded the motion and it was carried unanimously.
4. Application #21-11Z – 6 Meadows Edge (Assessor’s Map and Lot 23 – 96): Owner Daniel Cores and Donna L. Arone. In accordance with Section 5.14.3, requests for approval of Land Management Plan for tree clearing in excess of 1 acre (after the fact).
Ms. Pardee noted that the applicant had provided an incomplete application to the Zoning Office. The commission tabled discussion of this application until the September 22nd meeting.
5. Application #21-12Z – 130 Picketts Ridge Road (Assessor’s Map and Lot 11 – 3): Owner John Carlson. In accordance with Section 5.14.4 (c), request for a Special Use Permit for a shade/green house in excess of 2000 square feet of ground coverage.
Mr. Carlson was present to discuss this application. He explained that he hopes to add a hoop house over one of his growing fields at his farm in order to extend the growing season. The commission reviewed the application.
On the motion of Mr. Ogonek and the second of Ms. Atamian, the commission voted unanimously to accept the application and set a public hearing date of October 13, 2021.
6. Application #21-13Z – 8 Main Street (Assessor’s Map and Lot 46 – 60): Owner 8 Main Street Georgetown, LLC; Sam Nickerson Principal. Request for change of use to convert restaurant space into interior design retail/studio use.
Property owner Sam Nickerson was present to discuss this application. He stated that he would like to convert space “A”, on the ground floor of his building at 8 Main Street, from restaurant use to retail use. He said that he has a tenant who is an interior designer; his tenant would like to use the space as an office and a showroom.
After a discussion, Mr. Ogonek moved that the commission approve the change in use. Ms. Atamian seconded the motion and it was approved unanimously.
First Selectman Julia Pemberton was present. She reported on the current status of the Gilbert and Bennett property noting that she is moving forward with the state to finalize a $200,000.00 grant which will provide funds for the necessary environmental review of the property. She also reported that the dam on the property has now been inspected in accordance with state requirements.
8. Future Agenda Items
9/22/21 – Application #21 – 11Z
10/13/21 – Public Hearing for Application #21 – 12Z
There was no discussion under this agenda item.
On the motion of Ms. Carlino-Coffey and the second of Mr. Ogonek, the commission voted unanimously to adjourn at 8:04 p.m.