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Minutes of Zoning Commission, 08/10/2016

AGENDA: Zoning Commission

RECEIVED 08/16/2016 9:15am
Michele R. Grande – Redding Town Clerk

Redding Zoning Commission
Public Hearing and Regular Meeting Minutes
August 10, 2016, 7:30 p.m.
Town Hall Hearing Room
100 Hill Road, Redding, Connecticut

Present: Gerry Casiello, Chairman; Amy Atamian, Secretary; Commissioner Ted Ogonek.
Also Present: Aimee Pardee, Zoning Officer; 3 Applicants.

The Chairman called the hearing to order at 7:30 p.m.

Public Hearing: Application  #2016-17Z – Owner Connecticut Yankee Council Boys Scouts of America (Assessor’s Map and Lot # ) 3 Marchant Road; Agent: Michael Carpenter.  Application for Site Plan Approval in accordance with Section 5.2.2 of the Redding Zoning Regulations to construct 24’x32’ single floor (plus basement) building for storage of camp equipment and machinery.  Received July 13, 2016:  Public Hearing August 10, 2016.

Ms. Atamian read the call for the public hearing.  On the motion of Mr. Ogonek and the second of Ms. Atamian, the Commission voted unanimously to accept the call and open the hearing.

Michael Carpenter, agent for the owner, spoke to the Commission.  He stated that the Boy Scouts had a long-time need for storage space at the camp and that a private donor has come forward to finance construction of a garage building on the property.  He said that it would be single-story with two overhead doors, and one smaller single door.  The outside will have a log siding and the inside will be unfinished.  There will be no septic system for the building however he noted that the project includes the drilling of a new well to provide safe water to campers.

The Chairman read referrals from the Redding Health Department and from the Redding Planning Commission.  As the Planning Commission requested a “careful analysis of any possible negative impacts”, the Chairman asked Mr. Carpenter about clearing and site placement.  Mr. Carpenter said that minimal clearing would be required and that the structure was being placed into a small hill on site in order to minimize the appearance.  Mr. Carpenter was asked if there were any changes to the driveway proposed; he said that there were not as the building is being placed next to the existing driveway.

Hearing no further questions or comments, Mr. Ogonek moved to close the hearing at 7:39 p.m.; Ms. Atamian seconded the motion and it was carried unanimously.

Regular Meeting (immediately following Public Hearing):

The Chairman called the meeting to order at 7:40 p.m.

1.  Approval of Minutes: Regular Meeting of July 13, 2016

Mr. Ogonek moved that the Commission accept the minutes of the Regular Meeting of July 13, 2016; Ms. Atamian seconded the motion and it was carried unanimously.

2.  Application #2016-17Z – Owner The Connecticut Yankee Council Boys Scouts of America (Assessor’s Map and Lot No. 12 – 29 ) 3 Marchant Road; Agent: Michael Carpenter.  Application for Site Plan Approval in accordance with Section 5.2.2 of the Redding Zoning Regulations to construct 24’x32’ single floor (plus basement) building for storage of camp equipment and machinery.  If public hearing is closed, for discussion/action. 

The Commission discussed the proposal.  The Chairman noted the size of the property, and further noted that the building, as proposed, meets the required setbacks.  There was a discussion of the comments made by the Planning Commission; the Commission felt that siting of the proposed building would mitigate any negative impacts.  Concern was, however, expressed regarding one of the maps that seemed to show a mix of other proposed buildings; the Commissioners discussed the need for a comprehensive “as-built” map a completion of the project.

Hearing no further discussion, Mr. Ogonek moved that the Site Plan be approved with the condition that the “as-built” plan for the property be thoroughly updated prior to issuance of a Certificate of Compliance for the project.  Ms. Atamian seconded the motion and it was carried unanimously.

3.  Application #2016-18Z – Owner/Applicant New Pond Farm, 101 Marchant Road (Assessor’s Map and Lot No. 12 – 79) – In accordance with Section 5.11.2 of the Redding Zoning Regulations: request for a Limited Duration Special Permit for the “Annual Harvest Festival” to be held on Saturday October 15, 2016 from 11:00am thru 4:00pm with a rain date Sunday October 16, 2016 from 11:00pm thru 4:00pm. Previously held October 2015.  For discussion/action.

The Chairman noted that this event has been held for many years without problems or complaints.  Mr. Ogonek motioned that the Commission approve the request; Ms. Atamian seconded the motion and it was carried unanimously.

4.  Application #2016-19Z – Owner Town of Redding, 33 Lonetown Road (Redding Elementary School), (Assessor’s Map and Lot No. 21 – 13); Applicant John McCleary –

In accordance with Section 5.11.2 of the Redding Zoning Regulations request for a Limited Duration Special Permit to hold the annual “Redding Great Turkey Escape Run” on November 24, 2016  starting at 6:00am and ending approximately 10:00am.  Previously held November 26, 2015.  For discussion/action.

The Chairman noted that this event has been held before without problems or complaints.  Mr. Ogonek motioned that the Commission approve the request; Ms. Atamian seconded the motion and it was carried unanimously.

5.  Application #2016 – 16Z (Amendment) – Owner Town of Redding, 37 Lonetown Road (Redding Community Center) (Assessor’s Map and Lot No. 21 – 42A) – In accordance with Section 5.9.6, request by the Town of Redding on behalf of the Mark Twain Library to allow temporary municipal event signs with sign face in excess of six square feet.  Signs are proposed to be attached to a tent on the lawn of the community center during the Mark Twain Library Book Fair.  Signs approved by the Board of Selectmen at a Special Meeting August 3, 2016.  For discussion/action.

Ms. Pardee explained that the Mark Twain Library wishes to add banners to a tent during their book fair, which has already been approved by the Commission; she explained that the Community Center is town property and is, therefore, subject to Section 5.9.6. of the regulations which allows the Commission, at its discretion, to allow for larger temporary signs than usually permitted for the R-2 Zone.

Jen Wastrom, representing the library, explained the request to have the banners.  She stated that, during last year’s book fair, there seemed to be some confusion among patrons as to whether books were available both inside the tent and inside the building.  She stated that the library hopes to resolve that issue with clear directional signs on the banners.

After a brief discussion, Ms. Atamian moved that the Commission approve the request for the temporary banners.  Mr. Ogonek seconded the motion and it was carried unanimously.

Item #2016 – 20Z – ZEO initiated proposal to amend Section 5.12 of the Redding Zoning Regulation regarding accessory residential apartments. To discuss, set public hearing date.

Ms. Pardee explained that both existing homeowners and potential buyers of residences in Redding often speak to her regarding their proposed use of properties.  She said that she had noticed a growing need for accessory residences in order to accommodate elderly parents, and also adult children in some sort of transition.  In reviewing the Zoning Regulations for area towns, she noted that the allowable square footage for an accessory apartment in Redding seemed lower than in other towns.  She also said that she had discussed this issue with local real estate agents, as well as with Land Use Coordinator Jo-An Brooks, and she had received positive feedback about modifying the town’s regulations regarding accessory dwellings.

Ms. Pardee reviewed a draft of revisions that she suggested for the regulations regarding accessory dwellings.  The Commission discussed them at length, point by point.  They expressed some concern regarding a proposal to allow two bedrooms in an accessory dwelling as they did not feel that was necessary to address the need.  They also discussed the proposed square footage of an accessory dwelling and suggested a maximum of 800 square feet for both attached and detached dwellings.  They revisited some of the existing regulations, and suggested that changing the required acreage and setbacks for a detached dwelling might make the option available to more property owners.

After the discussion, the Commission requested that Ms. Pardee prepare new draft regulations based upon their comments, and present them at the next regularly scheduled meeting.

Request to vote item on to the agenda:
Item #2016 – 21Z – Owner Town of Redding, 100 Hill Road (Redding Green), (Assessor’s Map and Lot No. 22 – 26); Applicant Trevor Furrer, Redding Boy Scouts.  In accordance with Section 5.11.2 of the Redding Zoning Regulations, request for a Limited Duration Special Use Permit to hold an event on the green recognizing the Boy Scouts on the occasion of the granting of the 100th Redding Eagle Scout award.  Event proposed for October 1, 2016; rain date of October 2nd.

The Commission briefly discussed the event.  After concluding that this is a new event, they discussed the need for a public hearing.  On the motion of Mr. Ogonek and the second of Ms. Atamian, the Commission voted unanimously to accept the application and set the date for the public hearing for September 14, 2016.

7.  Discussion
The Commission noted the recent arrest of a resident for running an unlicensed kennel.  Ms. Pardee stated that she has notified the state that Zoning Regulations do not allow kennels and they said that they would not issue a license without local sign-off.

8.  Future Agenda Items: Public Hearing regarding Item 2016 – 21Z, September 14, 2016.

9.  Communications

10.  Adjournment: On the motion of Mr. Ogonek and the second of Ms. Atamian, the Commission voted unanimously to adjourn at 8:25 p.m.

Respectfully Submitted,
Aimee Pardee