Minutes
Present: Gerry Casiello, Chair; Joseph Ventricelli, Vice Chairman; Ben Gordon, Ted Ogonek, and alternates, Amy Atamian and Matthew Lecher
Also present: Robert M. Flanagan, CZEO, five members of the public.
All regular members were seated and Ms. Atamian was seated for Michael Hoffman.
Mr. Casiello called the regular meeting to order at 8:15 pm.
APPROVAL OF MINUTES
Motion: move to accept the minutes of the Public Hearing of June 12, 2013 as submitted. Gordon, Ogonek. Approved unanimously.
Motion: move to accept the minutes of the Regular Meeting of June 12, 2013 as submitted. Ventricelli, Ogonek. Approved unanimously.
Application 13-14Z – Applicant: Kuczo Holdings, LLC, 231 Ethan Allen Highway, Redding, CT (Map #35 & Lot #59) – Agent: Attorney Robert C. E. Laney – Ryan, Ryan & Deluca, 707 Summer Street, Stamford, CT. Review and discuss with the Commission an application for a proposed text amendment to the Redding Zoning Regulations Section 4.3.2. (a) Service Business (SB) Zone to allow in the SB Zone administrative offices of a landscaping business and the on-site storage of landscaping equipment and supplies.
Motion: move that the Redding Zoning Commission approve the revised text amendment to the Redding Zoning Regulations Section 4.3.2 (a) as discussed during the Public Hearing this evening. Atamian, Ventricelli. Approved unanimously.
Application #13-15Z – Applicant: Chris Hocker, 45 Picketts Ridge Road, Redding, CT. – Review, accept and schedule a Public Hearing on a proposed text amendment to the Redding Zoning Regulations Section 5.9.6 – Municipal Signs – to allow for the display of directional signs to business districts.
Mr. Flanagan reported the application was complete and all fees have been paid. Mr. Casiello read a letter from Mr. Hocker stating that he could not be at the meeting, but was asking for the text amendment in support of Redding’s small business owners. He also requested that some or all of the fees be waived. Mr. Casiello suggested a date for a public hearing be set.
Motion: move that the Zoning Commission accept the application and set September 11, 2013 for a Public Hearing on Application #13-15Z. Ventricelli, Ogonek. Approved unanimously.
Application #13-17Z – Applicant: 19 MAIN Restaurant and Marketplace – Owner: Overbrook Associates, LLC – 19 Main Street, Redding, CT. (Map #46 & Lot #16) – Agent: Lawrence S. D’Amico 19 Spectacle Lane Wilton, CT. – Review of a Site Plan for an expanded restaurant use at 19 Main Street. This application is also submitted under Section 5.6.9 of the Redding Zoning Regulations for consideration by the commission.
Mr. Flanagan and Town Planning Consultant John Hayes completed a review of the application and found several deficiencies.
Lawrence D’Amico, the applicant, addressed the Commission. He provided additional information and responses to the deficiencies cited by Mr. Flanagan and Mr. Hayes. In addition, Ralph Bosch (Overbrook Associates the owner of the property) addressed the Commission regarding the parking issues. The property currently has two existing variances granted by the Redding Zoning Board of Appeals, one for 24 spaces, and one for 10 spaces.
The issue of the required parking for an expanded restaurant use was raised by Mr. Hayes. His comments regarding the use of 5.6.9, which grants relief from the parking requirements of the regulations in exchange for a donation of land to the Town of Redding, for the streetscape project on Main Street. Mr. Hayes noted that 5.6.9 limits the relief from parking to the first 50’ feet from the building line. Mr. Hayes’ calculations specified that some 800 sq. ft. exceeds 50’ feet from the building line and, in his opinion, requires additional parking.
Mr. Bosch cited the following variances granted for parking:
1) 24 seat variance granted on June 18, 1997;
2) An additional variance for 10 off site parking spaces granted on November 21, 2000.
Mr. Bosch stated that the variances granted above supply more than enough parking for the intended expanded restaurant use of 84 seats and urged the commission to approve the Site Plan.
Additional issues raised by staff relating to signage, lighting, awnings and façade changes were also noted and discussed. The applicant presented revised plans to the commission at this meeting. Staff had not had an opportunity to review the new plans prior to the meeting but will do so prior to a formal approval being issued by the Zoning Office.
Motion: move that the Redding Zoning Commission approve Application #13-17Z, conditioned on the final review by the Zoning Enforcement Officer. Ventricelli, Gordon. Approved unanimously.
AGENDA ADDITION
Motion: move that the Redding Zoning Commission add to the agenda a review and action on Application #13-04Z – Applicant/Owner: Thira LLC, New Canaan, CT – Map 42 & Lot 100 – Agent: Richard Jaccarino, 154 Sunset Hill Road, Redding, CT. Discuss with the Commission a request to extend the time line for the planting of spruce trees, as approved by the Commission on February 13, 2013. Ventricelli, Ogonek. Approved unanimously.
Application #13-04Z – Applicant/Owner: Thira LLC, New Canaan, CT – 26 Goodsell Hill Road Redding – Map 42 & Lot 100 – Agent: Richard Jaccarino, 154 Sunset Hill Road, Redding, CT. Discuss with the Commission a request to extend the time line for the planting of spruce trees, as approved by the Commission on February 13, 2013.
The applicant reported that the work of tree planting was not completed by June 1, 2013 as specified, primarily due to weather conditions. He requested a new deadline of October 15, 2013.
Motion: move that he Redding Zoning Commission change the deadline for tree planting for Application #13-04Z to October 15, 2013. Atamian, Gordon. Approved unanimously.
AGENDA ADDITION
Motion: move that the Redding Zoning Commission add to the agenda a review and action on Application #13-18Z – Applicant/Owner: Mark Twain Library, 439 Redding Road, Redding CT – Map 29 & Lot 77 – Discuss with the Commission the Renewal of a Limited Duration Special Permit for the 53rd Annual Book Fair to be held on Friday, August 30th through Monday, September 2, 2013 from 9 am to 4 pm at the Redding Community Center (Signage variance granted by the Redding ZBA August 2011). Ventricelli, Ogonek. Approved unanimously.
Application #13-18Z – Applicant/Owner: Mark Twain Library, 439 Redding Road, Redding CT – Map 29 & Lot 77 – Discuss with the Commission the Renewal of a Limited Duration Special Permit for the 53rd Annual Book Fair to be held on Friday, August 30th through Monday, September 2, 2013 from 9 am to 4 pm at the Redding Community Center.
Mr. Flanagan reported this is a renewal of a permit, and there have been no problems with the event in the past.
Motion: move that the Redding Zoning Commission approve Application #13-18Z as submitted. Ventricelli, Ogonek. Approved. Unanimous.
ADJOURNMENT
Motion: move to adjourn the meeting. Ogonek, Hoffman. Approved unanimously.
The meeting adjourned at 9:16 pm
Respectfully submitted
Mary Maday, Recording Secretary
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PUBLIC HEARING
Present: Gerry Casiello, Chair; Joseph Ventricelli, Vice Chairman; Ben Gordon, Ted Ogonek, and alternates, Amy Atamian and Matthew Lecher
Also present: Robert M. Flanagan, CZEO, five members of the public
All regular members were seated and Ms. Atamian was seated for Michael Hoffman.
Mr. Casiello opened the Public Hearing at order at 7:30 pm.
1. PUBLIC HEARING: Application #13-14Z – Applicant: Kuczo Holdings, LLC, 231 Ethan Allen Highway Redding, CT. (Map #35 & Lot #59) – AGENT: Attorney Robert C.E. Laney – Ryan, Ryan & Deluca, 707 Summer Street, Stamford, CT. – Review and Discuss with the Commission an application for a proposed text amendment to the Redding Zoning Regulations Section 4.3.2 (a) Service Business (SB) Zone to allow in the SB Zone administrative offices of a landscaping business and the on-site storage of landscaping equipment and supplies.
Mr. Gordon read the call of the meeting.
Motion: move to accept the call of the meeting. Atamian, Ventricelli. Approved unanimously.
Mr. Flanagan provided documents for the application:
1. Legal Notice Publication – Redding Pilot – Published June 27, 2013 and July 3, 2013
2. Redding Zoning Commission Application Form for Special Zoning Regulation Change Form:
Letter of Intent
Copy of Zoning Regulations Section 4.3.2 Service Business (SB) Zone
Proposed Text Amendment to Article 4.3.2(a)
Letter of vehicles and equipment at this location to be stored
3. Notice of Public Hearing letter dated June 6, 2013 sent to abutting towns
Returned Certified receipts attached
4. Memo dated June 6, 2013 sent to Board of Selectmen, Planning, Conservation, Redding Police, Health, Fire Marshall, Building and Highway Departments.
5. Memo from SWRPA dated 7/2/13 on proposed zoning amendment – approved.
6. Memo from HVCEO dated 6/12/13 on proposed zoning amendment – approved.
7. Memo from Doug Hartline Health Officer dated 6/18/12 with concerns regarding storage of salt/sand on-site.
8. Letter of referral dated 7/10/13 from Redding Planning Commission.
9. Letter dated 5/28/13 to Attorney Robert C. E. Laney stating fees for Public Hearing from Robert Flanagan which were paid in full in the amount of $325.00.
10. Memo dated 5/22/13 from Robert Flanagan to Robert C. E. Laney stating Public Hearing will be on July 10, 2013.
11. Memo dated 5/8/13 from Robert C. E. Laney to Robert Flanagan renewing text amendment to Article 4.3.2.(a).
12. Email dated Tuesday, July 9, 2013, from Attorney Kieran M. Ryan, proposing a change to the suggested amendment, removing the reference to “salt/sand.”
Mr. Flanagan reported the application fees were paid and all referrals were received.
Attorney Kiernan Ryan of Ryan, Ryan & Deluca, representing the applicant, addressed the Commission. The applicant, a landscaping firm, uses the property for a small administrative function to dispatch work and for the storage of vehicles and related equipment. Attorney Ryan also submitted an amendment to the original proposal prior to the meeting. He suggested removing “salt/sand” based on the Health Department’s comments.
The Planning Commission found the concept to be consistent with the Redding Town Plan of Conservation and Development, but expressed concern about the potential spillage of material into the adjacent Norwalk River. Mr. Hartline of the Health Department also expressed concern about the storage of sand/salt on the site. Mr. Casiello noted that the issue will also be addressed under the Site Plan Review process, if this amendment is successful.
After considerable discussion with the commission and the applicant, a proposed text amendment to the Redding Zoning Regulations Section 4.3.2(a) was agreed upon.
The following approved text will be inserted after the “Public utility….” paragraph and before the “Subject to special precautions…..” paragraph in the existing regulations in Section 4.3.2 Service Business (SB)Zone (a) Permitted Principal Uses
A small office for administration and dispatching work crews to other locations. Vehicles and equipment can be stored on the site. This storage of vehicles/equipment should not, in general, interfere with other normal commerce in the Zone. No exterior equipment maintenance will be performed on the site.
Motion: move that the Zoning Commission close the Public Hearing. Ventricelli, Atamian. Approved unanimously.
The Public Hearing portion of the meeting concluded at 8:15 pm.
Respectfully submitted
Mary Maday, Recording Secretary