Minutes
REGULAR MEETING
Present: Gerry Casiello, Chair; Joseph Ventricelli, Vice Chairman; Ben Gordon, Secretary; Michael Hoffman, Ted Ogonek, and alternates, Amy Atamian and Gary Miyashiro
Also present: Robert M. Flanagan, CZEO and 25 members of the public.
All regular members were present.
Mr. Casiello called the regular meeting to order at 8:32 pm.
APPROVAL OF MINUTES
Motion: move to accept the minutes of the Regular Meeting of April 10, 2013 as submitted. Gordon, Ogonek. Approved unanimously
Application #13-08Z – Applicant: Regional School District # 9 – 645 Morehouse Road Easton, CT. – Agent: Gale Associates, Inc. – 703 Hebron Avenue Glastonbury, CT. – Site: Joel Barlow High School – 70 Turney Road (Map #32 & Lot #7) Redding, CT.
The Public Hearing was continued to the next regular Zoning Commission meeting on June 12, 2013.
Application 13-10Z – Applicant: Alex Patel/Days Inn – 296 Ethan Allen Highway, Redding, CT – Agent: P. W. Scott Engineering and Architecture 3871 Route 6, Brewster, NY 10509 (May #35 & Lot #92) – Review and discuss with the Commission a Site Plan Amendment Application for a second floor renovations that include the addition of two new hallways and a conference room.
Mr. Flanagan entered six items into the record and reported the application was complete and all fees were paid. He indicated that this was a minor site plan change and would not require a public hearing. Mr. Flanagan indicated that Fire Marshal Grasso approves of the changes as proposed and noted that these will correct Fire Code issues. In addition to the conference room and hallway for second egress, the parking lot is being reconfigured to be more useful and attractive. 96 parking spaces are provided on the site, but the applicant is asked that construction of 12 of the spaces be delayed at this time as they are not currently needed.
Motion: move that the Redding Zoning Commission accept the change as a minor site revision and not require a public hearing. Ventricelli, Ogonek. Approved unanimously.
Motion: move that the Zoning Commission approve the minor site revision as presented. Hoffman, Ventricelli. Approved unanimously.
Application 13-11Z – Applicant: Escape from CT LLC, 4 Longwood Road, Redding, CT – Site 175 Umpawaug Road, Redding, CT (May #38 & Lot #29) – Review and discuss with the Commission a Land Management Plan that includes maintenance, drainage improvements, gardens, trail repair and the keeping of animals.
Mr. Flanagan stated that the application is complete and fees have been paid. The Conservation Commission reviewed the plan at their April 21, 2013 meeting and approved the Land Management Plan. Engineer Ben Doto reviewed the changes being made to the 6.2 acre site and the Land Management Plan for the site.
Motion: move that the Redding Zoning Commission approve the Land Management Plan as proposed. Gordon, Ogonek. Approved unanimously.
Application 13-12Z – Boys & Girls Club, 170 Cross Highway, Redding, CT (May @23 & Lot #14)
Review and discussion with the Commission the renewal of a Limited Duration Special Permit for the “Annual Barbeque” to be held on June 15, 2013, with a rain date of June 16, 2013, from 3:00 pm until 9:00 pm. The event was held last year on June 16, 2012.
Mr. Flanagan indicated there have been no problems with this event in the past.
Motion: move that the Redding Zoning Commission approve Application 13-12Z as submitted. Gordon, Ventricelli. Approved unanimously.
Application 13-13Z – The First Church of Christ Congregational, 25 Cross Highway, Redding, CT (Map #22 & Lot #57). Review and discuss with the Commission the renewal of a Limited Duration Special Permit for the “Annual Church Fair” to be held on September 28, 2013 from 10:00 am to 4:30 pm. The event was held last year on September 29, 2012.
Mr. Flanagan indicated there have been no problems with this event in the past.
Motion: move that the Redding Zoning Commission approve Application 13-13Z as submitted. Ventricelli, Hoffman. 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 4.3.2.9 (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. A Public Hearing may be scheduled at this meeting.
Mr. Flanagan noted that the application is complete and fees have been paid. Pending approval of the text amendment, the applicant will still need to go through the site plan review process before the Zoning Commission.
Motion: move that the Redding Zoning Commission schedule a Public Hearing on Application 13-13Z for July 10, 2013. Hoffman, Ventricelli. Approved unanimously.
Adjournment
Motion: move to adjourn the meeting. Ventricelli, Gordon. Approved unanimously.
The meeting adjourned at 9:14 pm
Respectfully submitted
Mary Maday, Recording Secretary
________________________________________________________________________________
PUBLIC HEARING
Present: Gerry Casiello, Chair; Joseph Ventricelli, Vice Chairman; Ben Gordon, Secretary; Ted Ogonek, and alternates, Amy Atamian and Gary Miyashiro
Also present: Robert M. Flanagan, CZEO and 25 members of the public.
All regular members were present and seated for the Public Hearing.
Mr. Casiello opened the Public Hearing at order at 7:30 pm.
Mr. Gordon read the Call.
Application 13-08Z – Applicant: Regional School District #9 0 645 Morehouse Road, Easton CT – Agent: Gale Associates, Inc. 703 Hebron Avenue, Glastonbury, CT -Site: Joel Barlow High School, 70 Turney Road, Redding, CT (May #32 & Lot #7). Review and Discuss with the Commission a Special Permit and Site Plan Amendment application for Earth Moving in excess of 300 cubic yards to provide for the installation of a synthetic turf field and for other renovations to the current Joel Barlow Stadium Field facility.
Motion: Move that the Zoning Commission accept the Call of the Meeting. Motion by Ventricelli, seconded by Mr. Ogonek, and unanimously approved.
Mr. Casiello noted that the purpose of the meeting is to determine if the application meets the Zoning Regulations. The Conservation Commission has not concluded their consideration of the plan and the Zoning Public Hearing cannot be closed until Conservation has made a recommendation.
Mr. Flanagan stated that the applicant is represented by Eric Roise of Gale Associates. Mr. Flanagan has assembled 52 documents pertaining to the application for the board members.
1) Cover letter to the Town of Redding Zoning Commission, dated April 3, 2013, prepared by Eric Q. Roise, Gale Associates, Inc.
2) Project Narrative (Joel Barlow High School – Stadium Field Improvements Project), dated April 3, 2013, prepared by Gale Associates, Inc.
3) Zoning Data table, listing required, existing, and proposed athletic lighting pole heights, bleacher capacity, and amount of associated parking spaces.
4) Letter of Intent – Engineer’s Responses (Joel Barlow High School – Stadium Field Improvements Project) memo
5) Site Plan Information – Engineer’s Responses (Joel Barlow High School – Stadium Field Improvements Project) memo
6) Completed Special Permit Application Form and checklist
7) Completed Site Plan Approval Application Form checklist
8) Completed Public Water Supply Watershed or Aquifer Area Project Notification Form
9) Cover letter to Mr. Brian Roach, Aquarion Water Company, dated April 3, 2013, prepared by Eric Q. Roise, Gale Associates, Inc.
10) List of abutters within 500 feet of 70 Turney Road
11) Initial Plan Review by Zoning Staff letter, prepared for Eric Roise, Gale Associates, dated April 10, 2013, prepared by Robert M. Flanagan, Town of Redding
12) Stormwater Management Report (Joel Barlow High School – Stadium Field Improvements Project), prepared for Town of Redding Conservation Commission, dated April 3, 2013, prepared by B. Tyson Catlett, Gale Associates, Inc.
13) Pre Development Hydrology Plan (Joel Barlow High School – Stadium Field Improvements Project), dated April 3, 2013, prepared by Gale Associates, Inc.
14) Post Development Hydrology Plan (Joel Barlow High School – Stadium Field Improvements Project), dated April 3, 2013, prepared by Gale Associates, Inc.
15) Site Plans entitled Joel Barlow High School – Stadium Field Improvements Project (24 sheets), prepared for Joel Barlow High School, dated April 3, 2013, prepared by Gale Associates, Inc.
16) Letter titled Joel Barlow High School Stadium Field Improvements Project (Application #13-04), prepared for Mr. Robert Flanagan, Town of Redding, dated April 22, 2013, prepared by Mr. Brian Roach, Aquarion Water Company. This document came as an email attachment on April 22, 2013.
17) Letter titled Joel Barlow High School Stadium Field Improvements Project (Application #13-04), prepared for Mr. David Pattee, dated April 11, 2013 prepared by Mr. Brian Roach, Aquarion Water Company.
18) Letter to Robert M. Flanagan, Town of Redding from Nicolle Burnham and Steve Kochis, detailing the Scope of Work for Application 13-08Z.
19) Letter to Region 9 School District to the attention of Ms. Peggy Sullivan, Director of Finance and Operations Region 9 School District, requesting the Scope of Work (SOW) funds that will be deposited with the Town of Redding.
20) Letter addressed to Robert M. Flanagan, Town of Redding from Nicolle Burnham and Steve Kochis of Milone and MacBroom, dated May 13, 2013, offering comments in the context of their initial plan review of the documents supplied by Gale Associates for Application 13-08Z.
21) Legal Notice for newspaper publication in the Redding Pilot, dated May 9 & 16, 2013 for Application 13-08Z for a Site Plan and Special Permit Application.
22) Permit Certification Affidavit from Margaret Sullivan, Director of Finance and Operations Region 9 School District, dated 4/10/2013, stating that the owner of the property has authorized the proposed activity on Application 13-08Z.
23) Email notification (1 of 2) and electronic copies of Application 13-08Z, dated April 15, 2013 sent to the following Town of Redding Departments: Board of Selectmen; Redding Planning Commission; Redding Conservation Commission; Chief Fuchs – Redding P.D.; Redding Health Department; Redding Fire Marshall; Redding Building Inspector; Redding Highway Department; Redding Finance Director. Return email receipts also in file.
24) Email notification (2 of 2) and electronic copies of Application 13-08Z, dated April 15, 2013 sent to the following Town of Redding Departments: Board of Selectmen; Redding Planning Commission; Redding Conservation Commission; Chief Fuchs – Redding P.D.; Redding Health Department; Redding Fire Marshall; Redding Building Inspector; Redding Highway Department; Redding Finance Director. Return email receipts also in file.
25) Letter to Fire Marshall Peter Bernstein, dated April 18, 2013, from Robert M. Flanagan Town of Redding, CT, providing hard copies of Application 13-08Z.
26) Email notification of Application 13-08Z, dated April 9, 2013 to the commissioners of the Redding Zoning Commission. This email included supplemental information for the application.
27) Email notification of Application 13-08Z, dated May 16, 2013 to the commissioners of the Redding Zoning Commission. This email included additional supplemental information for the application.
28) Town of Redding Zoning Application Time Line for application processing.
29) MSDS Sheets provided by Gale Associates for chemical products used to clean the synthetic turf after installation; sand used for installation; turf infill rubber; turf carpet; turf paint; 26 pages.
30) Letter to Gerry Casiello, Chairman, Redding Zoning Commission, dated May 7, 2013, from Doug Hartline with respect to Application 13-08Z, and his findings.
31) Copy of Check #147 from the Regional School District No. 9 in the amount of $8,000, to cover the cost of the Engineering review by Milone and MacBroom for Application 13-08Z. Check is dated April 25, 2013.
32) Report of Collections Town of Redding, CT – Redding Finance Director’s office acknowledging receipt of $8000 Check # 147, from the Zoning Department clerk. Report is dated 4/30/2013.
33) Email from Robert M. Flanagan, Town of Redding to Eric Roise of Gale Associates, sharing additional comments from Chief Fuchs of Redding P.D. and Doug Hartline of the Redding Health Department. Email dated May 20, 2013.
34) Letter from Diane Taylor, Chairman of the Redding Planning Commission, to Gerald Casiello of the Redding Zoning Commission, detailing the referral of the Redding Planning Commission on Application 13-08Z.
35) Trucking Plan, dated May 2013, from Gale Associates, submitted in conjunction with Application 13-08Z.
36) Site Plans entitled Joel Barlow High School – Stadium Field Improvements Project (29 sheets), prepared for Joel Barlow High School, REVISED May 17, 2013, prepared by Gale Associates, Inc.
37) Stormwater Management Report (Joel Barlow High School – Stadium Field Improvements Project), prepared for Town of Redding Conservation Commission, REVISED May 17, 2013, prepared by B. Tyson Catlett, Gale Associates, Inc. 87 pages.
38) Letter to Mr. Robert Flanagan, Town of Redding, from Eric Q. Roise, dated May 20, 2013, detailing Gale Associates response to Initial Plan Review Letter dated April 10, 2013.
39) Letter to Mr. Robert Flanagan, Town of Redding, from Eric Q. Roise, dated May 20, 2013, detailing Gale Associates response to Milone and MacBroom’s Engineering review letter, dated May 13, 2013.
40) Letter to Mr. Robert Flanagan, Town of Redding, from Eric Q. Roise, dated May 20, 2013, detailing Gale Associates response to Milone and MacBroom’s Engineering review letter, dated May 13, 2013.
41) Letter to Brian Roach of Aquarion Water Co., from Eric Q. Roise, dated May 20. 2013, providing Gale Associates response to his letter dated April 11, 2013.
42) Letter to the Redding Zoning Commission, from Michael Melnyk of Cricklewood Road, dated May 20, 2013, offering his comments on Application 13-08Z.
43) Email from Robert M. Flanagan, Town of Redding to Zoning Commission, dated May 21, 2013, with an attachment of Mr. Melnyk’s letter of May 20, 2013.
44) Email from Robert M. Flanagan, Town of Redding to Brian Roach of Aquarion Water Co., with an attachment of the latest plan revisions for Application 13-08Z. Mr. Roach has no further comment on the application, dated May 21, 2013.
45) Email from Robert M. Flanagan, Town of Redding to the Redding Zoning Commission, with an attachment of the latest plan revisions for Application 13-08Z, dated May 21, 2013.
46) Email from Robert M. Flanagan, Town of Redding to the Redding Highway, Police, Building and Health Departments, dated May 21, 2013, with an attachment of the latest plan revisions for Application 13-08Z.
47) Email from Eric Q. Roise to Robert M. Flanagan, Town of Redding, dated May 21, 2013, responding to the concerns expressed in Mr. Melnyk’s letter of May 20, 2013.
48) Email from Chief of Police Douglas Fuchs to Robert M. Flanagan, Town of Redding, dated April 15, 2013, with respect to Application 13-08Z.
49) Email from Chief of Police Douglas Fuchs to Robert M. Flanagan, Town of Redding, dated May 21, 2013, with respect to Application 13-08Z.
50) Letter to Chairman Gerald L. Casiello, Chairman of the Redding Zoning Commission, from Jeff Hanson – Redding Highway Department, dated May 22, 2013, detailing his views and concerns relative to Application 13-08Z.
51) Letter to the Redding Zoning Commission, from Phil and Deb Mangieri of 1 Cricklewood Rd Redding, dated May 13, 2013, expressing their concerns with Application 13-08Z.
52) Email to Chairman Casiello of the Redding Zoning Commission, from State Rep. John Shaban, expressing his support for Application 13-08Z.
Town Engineers, Milone & MacBroom, have reviewed the project, submitted questions for clarification to Gale Associates, and are currently reviewing the responses from Gale Associates.
Chris Hocker, Region 9 Board of Education member, introduced the project and Eric Roise of Gale Associates.
Mr. Roise reviewed the scope of the work to be done at the Joel Barlow Stadium complex, including the installation of a synthetic turf field, drainage around the perimeter of the field, some paving at the ends of the field, new bleachers & press box, interior & exterior fencing replacement, rebuilding and paving of an existing parking area plus lighting, and lighting replacement for the field. The largest issue for the project is the removal of topsoil and gravel from the field and parking area, approximately 7,440 cubic yards of material and replacement of the same amount of gravel and material.
Mr. Roise reviewed each of the comments/questions from Milone and MacBroom, and the responses to the comment/questions. Major points included:
- A2 Boundary Survey: Mr. Roise has asked that the A2Bourndary Survey completed in 2005 be allowed for use and asked for relief of the requirement of a new survey.
- Parking lot islands: islands were recommended by Milone & MacBroom. Mr. Roise explained that the parking area is used by school buses as a staging area and creating islands would prevent the area from being used for that purpose.
- Parking plan: the Barlow site contains 330 parking spaces. The bleachers seat a total of 1011 people. The Zoning regulations require one parking place for every 4 seats. There is sufficient parking available on the school complex.
- Trucking Plan: Mr. Roise noted that the project site is an existing site with no other clearing of areas or taking down trees. Approximately 7,440 cubic yards of material will be leaving the site, and 7,440 cubic yards of material will be brought to the site. Using 20 cubic foot trucks, there would be 372 round trips.
Regarding the requested relief for parking islands, Mr. Casiello responded that the issue would be one for consideration by the Zoning Board of Appeals and suggested that the initial plan include the parking lot islands, and that relief from the requirement be sought through the ZBA.
The trucking plan for the project was discussed. Mr. Casiello referred to a May 22, 2013 letter from the Redding Highway Superintendent Jeff Hanson regarding the potential damage and cost for repair to Turney Road, approximately $220,000. Mr. Roise responded that the Region 9 Board of Education is prepared to hold a contingency (separate from the project costs) for $220,000 and work with the Highway Department to fix the road following the completion of the project. Mr. Roise also clarified that the contractor would be responsible for the disposal of material removed from the site in an approved manor. Performance bonds would be in place to assure proper disposal. The movement of material in and out of the site will occur over a period of approximately 4 weeks.
Questions from Aquarion (abutting property owner) were received and were being addressed by the Conservation Commission.
Mr. Casiello read a letter from Mr. Melynk, a resident of Cricklewood Road into the record. The letter addressed safety concerns for the artificial turf surface, the trucking plan including dust issues. Mr. Roise has responded to those concerns.
The Planning Commission was asked to comment on this proposal and that commission had several comments. Mr. Caseillo noted that the Planning Commission, at their meeting on May 14, 2013, endorsed the application as consistent with the Town Plan of Conservation and Development.
A letter from the Health Department was received indicating no concerns with the plan as proposed.
A letter from the Police Chief indicated no concerns, with the exception of the volume of material being trucked in and out.
Mr. Casiello opened the Hearing to comments from the public.
Keith Gallagher, Redding: Mr. Gallagher asked what the next steps would be in the approval process. Mr. Casiello responded that the Public Hearing cannot be closed and a decision cannot be made until the Conservation Commission has submitted a report. The Zoning Commission has 35 days to conclude the Public Hearing process and a decision must be made within 65 days of the closing.
Lucy Shaban, Ledgewood Drive: Mrs. Shaban asked that the letter from her husband, John Shaban, be read into the record. Mr. Casiello read Mr. Shaban’s letter supporting the approval of the project.
Letter from Phil and Deb Mangieri, Cricklewood Road: the letter cited issues of traffic and parking along Turney Road, many of which create problems for residents of Cricklewood Road, and a request for investigation of whether Turney Road will be able to handle the potential increase in traffic as a result of the stadium complex improvements. This letter was read into the record by Commissioner Mike Hoffman.
There were no further comments.
Motion: move that the Zoning Commission will continue the Public Hearing at their next regular meeting on June 12, 2013. Gordon, Ventricelli. Approved unanimously.
The Public Hearing portion of the meeting concluded at 8:32 pm.
Respectfully submitted