Redding Zoning Commission
Public Hearing and Regular Meeting Minutes
February 22, 2017 – 7:30 p.m.
Town Hall Hearing Room
100 Hill Road, Redding, Connecticut
Present: Gerry Casiello, Chairman; Amy Atamian, Secretary; Commissioner Matt Lecher; Commissioner Ted Ogonek; Commissioner Paul Scholl; Alternate Gary Miyashiro.
Also Present: Aimee Pardee, Zoning Officer; members of the public.
Application 17- 01Z – 11 Wayside Lane (Assessor’s Map and Lot No. 36-69): Owner: Daisy Shelley, Request for a Special Use Permit for an accessory apartment in accordance with Section 5.12 of the Redding Zoning Regulations. Received January 25, 2017; Public Hearing February 22, 2017.
The Chairman noted that all regular Commissioners were present and seated.
Ms. Atamian read the call for the hearing. On the motion of Mr. Ogonek and the second of Mr. Lecher, the Commission voted unanimously to accept the call and open the hearing at 7:30 p.m.
The Chairman asked the applicant to present her request. Ms. Shelley stated that she has a two bedroom house and a garage. Several years ago she added a second floor to her garage for storage and a studio; she has now been given kitchen appliances and wishes to turn the second floor of the garage into an apartment. She noted that Health Official Doug Hartline has been through her house and confirmed that her septic system is adequate for the proposed use.
The Chairman brought to the attention of the Commission that they received a letter from Doug Hartline confirming that the septic system is adequate. Ms. Atamian asked if the detached building would need a separate septic system from the house; Ms. Shelley said that the garage is attached to the house by a breezeway and, therefore, a separate septic system is not required.
The Chairman asked the Commissioners if they had any other questions. Ms. Atamian asked for clarification regarding the square footage of the apartment and the Chairman noted the dimension of the plan, stating that it is within the square footage allowed by the regulations.
Hearing no further questions, the Chairman opened the meeting to public comment. Neighbors Cynthia and Bruce Johnson spoke regarding the application. Mr. Johnson submitted a letter, with supporting documentation, to the Commission while Mrs. Johnson read the letter. She expressed concern about adding traffic to Wayside Lane, and also about the use of the common driveway that serves both the applicant’s house, and the Johnson house, as well as others. She also said that she was familiar with the applicant’s house and suggested there may be an apartment in existence in the basement of the house. She stated that an existing permit to finish the upstairs of Ms. Shelley’s garage had prohibited a kitchen but she said that she had seen what seemed to be appliances being moved into the garage upstairs.
The Chairman stated that concerns about the common driveway were civil issues between the owners, but he asked about an additional apartment. Ms. Shelley said that there is not an additional apartment in the house; the Chairman suggested that the Commission could require that the Zoning Officer inspect the house for evidence of an additional apartment as a condition of approval for the current application.
There were no further questions or comments so, on the motion of Ms. Atamian and the second of Mr. Ogonek, the Commission voted unanimously to close the public hearing at 7:40 p.m.
REGULAR MEETING (immediately following Public Hearing):
The Chairman opened the meeting at 7:40 p.m. and noted that all regular member of the Commission were seated.
1. Approval of Minutes: Public Hearing and Regular Meeting January 25, 2017.
On the motion of Mr. Ogonek and the second of Ms. Atamian, the Commission voted to accept the minutes as written. The motion was carried by a majority; Mr. Scholl abstained from the vote.
2. Application 17- 01Z – 11 Wayside Lane (Assessor’s Map and Lot No. 36-69): Owner: Daisy Shelley, Request for a Special Use Permit for an accessory apartment in accordance with Section 5.12 of the Redding Zoning Regulations. If public hearing is closed, for discussion/action.
The Commission discussed the application, particularly the concern about the possible presence of another apartment.
Mr. Ogonek moved that the Special Use Permit 17 – 01Z for an accessory apartment be granted, with the condition that the Zoning Enforcement Officer inspect the premises and confirm that there is not an existing apartment in the basement of the existing dwelling. Mr. Lecher seconded the motion and it was unanimously approved.
3. Application 17-04Z – 42 Lonetown Road (Map and Lot #21-42) Redding Historical Society. Request for a Limited Duration Special Use Permit in accordance with Section 5.11.2 of the Redding Zoning Regulations to hold its “Rock n’ Roots Revival 2017 Music and Community Festival to be held on July 1st, 2017 (rain date July 2, 2017) from 12:00pm to approximately 10:30pm. Previously held July 3, 2016. For discussion/action.
The Chairman noted that this event has now been held for several years without any issues, and that it has become a very popular event in town.
On the motion of Mr. Lecher, and the second of Ms. Atamian, the Commission voted unanimously to grant Special Use Permit 17–04Z.
Application 17-05Z –43 Lonetown Road (Map and Lot #21-42) Redding Historical Society. Request for a Limited Duration Special Use Permit in accordance with Section 5.11.2 of the Redding Zoning Regulations to hold its “Redding Historical Society Car Show 2017” to be held on June 17, 2017 from 10:00am to approximately 3:00pm (no rain date). Previously held on June 18, 2016. For discussion/action
The Chairman noted that this event has now been held many times without any issues.
On the motion of Ms. Atamian, and the second of Mr. Ogonek, the Commission voted unanimously to grant Special Use Permit 17 – 05Z.
5. Application 17-06Z – 43 Lonetown Road (Map & Lot #21-42) Redding Historical Society (owner), Redding Garden Club (applicant). Request for a Limited Duration Special Use Permit in accordance with Section 5.11.2 of the Redding Zoning Regulations to hold its “Annual Plant Sale” at Redding Historical Society) on May 13, 2017, from 9:00am until 2:00pm. Previously held on May 7, 2016. For discussion/action.
The Chairman noted that this event has now been held for several years at the Historical Society property without any issues.
On the motion of Mr. Lecher, and the second of Ms. Atamian, the Commission voted unanimously to grant Special Use Permit 17 – 06Z.
6. Application 17-07Z – 130 Picketts Ridge Road (Assessor’s Map and Lot No. 11-3): John Carlson. Request for a Special Use Permit in accordance with Sections 4.2.3 (k) and 5.14.4, and Site Plan Approval in accordance with Section 5.10 for activities associated with allowed primary use of farming and horticulture and workshop accessory to dwelling. For receipt/discussion; possible scheduling of Public Hearing.
The applicant, John Carlson, was present to speak to the Commission. The Chairman walked through the different aspects of the application with the applicant and with the Commission. He stated that 130 Picketts Ridge Road property is an 11.6 acre parcel. The applicant proposes a single family dwelling on the property, as well as a farm: both of these uses are allowed. He went on to say that the farm would include a large greenhouse that, since it is over 2000 square feet, requires a Special Use Permit. He then talked about the proposed workshop and raised concern both over the size of the workshop, and the number of employees that may be working there since the workshop aspect of the activities on the property fall under the home occupation rules.
The applicant spoke to the Commission about his business, Homefront Farmers. He said that he installs vegetable gardens on customer’s properties and he plans to produce all the plants for the gardens at the 130 Picketts Ridge Property. He said that his employees mostly work on the gardens but that, on some rainy days, he might have them working at the pickets ridge property. The Chairman noted that they could work on the farm, but it is the manufacturing of raised beds aspect of the business that would be limited to the three employees allowed as a home occupation. The Commission further discussed the business with Mr. Carlson and Mr. Carlson agreed to modify his letter of intent to clarify the uses of the proposed buildings and what employees will be allowed to do.
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 March 22, 2017.
7. Application 17-08Z – 439 Redding Road (Assessor’s Map and Lot No. 29-77): Mark Twain Library Association, Inc. Request for amendment to Site Plan Approval to allow for increase in impervious area due to replacement of partial replacement of pervious pavement. Variance to Section 4.6.9 granted by the Zoning Board of Appeals. For discussion/action.
At the request of the applicant, this item was withdrawn from the agenda.
8. Item 17-09Z – 7 Main Street (Assessor’s Map and Lot No. 46-17): Famoso LLC (owner), James Baulsir/Redding Beer Company. Request for discussion of existing approvals for 7 Main Street and possible use as a “Brew Pub”. For discussion.
Mr. Baulsir appeared before the Commission and distributed a letter explaining his proposed use of 7 Main Street. He said that he intends to make craft beer on site, and have a tasting room. He said that he would not be making food on site, but would offer pre-packaged snacks. He said that customers might also have the option of bringing in their own food. The Commission asked about the beer production and whether there would be bottling on site for outside distribution. Mr. Baulsir stated that the equipment he is using is for small batches and he would be starting out making 6 kegs per week. There would be no bottling for outside distribution. He said that, if he was making the maximum possible, he could make six batches per week. In that case, he said he might provide kegs to other area restaurants directly.
The Commission discussed the use and also asked Mr. Baulsir about the other licensing he must go through with the State. Mr. Baulsir reviewed the process and noted that he has received approval from the WPCC.
After a further discussion of the proposed use, the Commission decided that the use best falls under the definition of a restaurant with the Chairman noting that a “brewpub” had been approved, but never built, in the 1990’s using the same definition. Since the site is already approved as a restaurant, the Commission decided that no further review by the Commission was required.
9. Discussion: The Chairman raised the fact that the Commission is currently short a Republican Alternate. He said that he had spoken to Ward Mazzucco of the RTC about the position. Mr. Mazzucco is seeking a new Commissioner but he also recommended that current Commissioners might speak to friends who may be interested in serving.
10. Future Agenda Items: Homefront Farmers, 130 Picketts Ridge Road Public Hearing: March 22, 2017.
11. Communication: There was no discussion under this agenda item.
12. Adjournment: On the motion of Mr. Ogonek, and the second of Ms. Atamian, the Commission voted unanimously to adjourn at 8:15 p.m.
Submitted by: Aimee Pardee