David Palmberg, ZEO Rick Dewey, Northern Connecticut Land Trust Dianne Bilyak, camera operations Public

Transcription

1 RECEIVED STAFFORD. CT Town of Stafford Planning & Zoning Commission Regular Meeting February 24,2015 7:00 p.m. - Veteran's Meeting Room, Warren Memorial Town Hall 10 I5 FEB 25 P,: 2~, C.J "" {ii!alncr;.~;;;'r-../tit~ CLSR~ Members Present: Cynthia Rummel, Chairman Jack Mocko Nancy Ravetto Gene Julian Doug Fassett, Alternate Also Present: David Palmberg, ZEO Rick Dewey, Northern Connecticut Land Trust Dianne Bilyak, camera operations Public Agenda: 1. Call to order and establish a quorum. 2. Review minutes of February 10,2015 Regular Meeting. 3. Cease & Desist Order - Reddington Rock Riding Club, Inc. Issued Location: 93 Handel Raod, Map 43 Lot 19, zone: AAA 4. CGS 8-24 Referral- Satkowski Farm Conservation Easement to be granted to the Town of Stafford from the Northern CT Land Trust, Inc. Location: 91 Upper Road, Map 27 Lot 18.01, zone: AAA 5. CGS 8-24 Referral- Cannon Restoration, Wall of Honor Monument Install concrete pad, restore cannon, painting, cleaning & signage Per Veterans Advisory Committee Location: 0 Olympic Circle, Map 48, Lot Discussion and possible action - Review of Zoning Regulations. 7. Adjournment 1. Call to order and establish a quorum. Cynthia Rummel called the meeting to order at 7:00 p.m. and established a quorum. Present were regular members Cynthia Rummel, Chairman; Jack Mocko, Nancy Ravetto, and Gene Julian, and Alternate Douglas Fassett. Cynthia Rummel seated Doug Fassett for Roger Pelizari. 1

2 2. Review minutes of February 10,2015 Regular Meeting. Gene Julian made a motion, seconded by Nancy Ravetto to approve the minutes ofthe February 10,2015 Regular Meeting. All were in favor. 3. Cease Desist Order - Reddington Riding Club, - Dave noted that a Cease and Desist Order was issued to the RRRC on February 12, and he updated the Commission on the February 24, 2015 letter which was sent from the sanitarian with the North Central Health District to Marion Hartman, President ofthe RRRC and Janice Lutzen, ofthe Board of which copied OIL letter from IIealth Department indicates RRRC cannot operate as a until meet certain code with water supply, sewage disposal, food preparation, and storage, composting or transporting ofhorse manure. Dave said he has been informed that the RRRC will be meeting tomorrow to discuss their plan of action, but he has had no contact from the club's attorney. wetlands Gene asked if issues District listed would difficult for the RRRC to meet. Dave Palmberg said he felt the biggest issue the RRRC would need to deal with is the well. They need to create a non-transient drinking water supply system and it must be properly monitored with quarterly reports. He said the club is also required to do and design install a septic said they need to properly with a well on the as well address horse manure in the area. He said will likely the be composted site. Cynthia Rummel noted that the Health Department's letter references the PZC's Cease and Desist Order and, so that there is no misunderstanding, it should be on record that the PZC enforcement authority on code issues. Palmberg He said will address health issues on the local level and that, technically, the Health Department has to sign off on the camping permit. 4. CGS 8-24 Referral- Satkowski Farm - Dave Palmberg referred to the copy ofthe draft easement GIS. The under IS across the Transfer and is owned Northern Connecticut He said is grant conservation across property, exception area in the northwest corner ofthe site. The area is to be maintained as it is today, possibly allowing some ofit to be farmed. It is not to be used for passive recreation by the public. As far as conservation is concerned, it is consistent with the town's Plan of and Rick Connecticut Land Trust, the '","",-,LUS!", provided further infornlation. He said acquisition of said had planned to Federal Farm funding purchase, but they were unable to get that funding. However, they were able to get funding from the Boston Foundation, and the Boston Foundation's only requirement was that the Trust obtain a conservation easement from the Town. He said the request is for a simple easement so that land won't developed in A corner 2

3 property is being left out of the easement in case some of the land is leased for farming; in which case, that area would be used for parking farming equipment. Dave Palmberg noted that when this was discussed during the Board of Selectmen's meeting, they were looking for some clarification about what was going to happen on the property and Rick Dewey was helpful with clarifying concerns. Dave said the Selectmen now just need a positive referral from the PZC to grant the easement. A motion was made by Gene Julian, and seconded by Nancy Ravetto, to issue a positive 8-24 Referral for a conservation easement to be granted by the Town of Stafford for the Satkowski Farm, located at 91 Upper Road, Map 27 Lot 18.01, zone: AAA. All were in favor. 5. CGS 8-24 Referral- Cannon Restoration, Wall of Honor Monument - Dave Palmberg noted that he included in Commissioners packets a copy of the Board of Selectmen's meeting minutes from January 22,2015. At that meeting Richard Shaffer from the Veterans Advisory Committee discussed the restoration project. Dave described the details of the project, noting that all work would be completed using private funds. There may also be some associated landscaping. The cannon and Wall of Honor Monument are on town-owned land. A motion was made by Gene Julian, and seconded by Nancy Ravetto, to grant a positive 8-24 referral for the project to be completed. All were in favor. Gene also thanked Dave Palmberg for putting together their meeting packages as the detail included and documents provided are laid out clearly and help to make their job much easier. 6. Discussion and possible action - Review of Zoning Regulations - Dave Palmberg reported that the proposed solar regulation changes have been sent to their attorney for review. Cynthia Rummel asked Gene Julian if the Stafford Energy Advisory Committee had looked them over once more. Gene said the SEAC talked about it and felt there was not a need to revise the proposed regulations further. Dave Palmberg reviewed the Zone Change (Draft) Report prepared by Donald Poland, AICP, which proposes to create a new Highway Industrial (HI) Zone. Under Section 2.20, Dave said he needed to clarify the HI setback distance. Dave noted that in preparing the draft, Don Poland stayed close to Highway Business zone standards with regard to setbacks and other parameters. He said there is potential for some good-sized retail operations and that they could be allowed by Special Permit. Nancy Ravetto said she felt the retail should be a Special Use permit as that would give the Commission some authority to control the type of business and development in the zone. Nancy Ravetto noted that rental car lots are not listed as a possible use in the schedule, and said she felt this should be added to the list of uses, probably also as a Special Use 3

4 pennit. There was discussion ifthis type ofuse could be included under parking, but the general feeling was that rental car businesses (i.e. Enterprise) are not the same as parking. Dave outdoor storage are listed allowed HI zone and thought should be. Julian said are so many businesses that could not operate ifthey did not also have a construction yard and felt they should be allowed in the HI zone. He said much would depend on how they are classified and how they are regulated. Dave Palmberg said he was thinking about heavy equipment contractors allowing businesses ofthis might 1Tn1""I" residential neighbors. Julian said yards need to be He said whole idea "mixed use" Plan of and recognizes that not all mixed uses will fit well together, but he doesn't want to be too restrictive in their definition of a contractor's yard. Nancy said that past, the because didn't feel would be with residences. Dave Palmberg said he had a little bit ofdifficulty with the table as it is presently written because in this case it could include smaller operations that sell mulch and stone, but also heavy equipment operations. Gene said he can see how that might make Dave's job difficult Zoning Officer suggested need to making two that small yards. Jack Mocko noted that most ofthe time a contractor's heavy equipment is parked on the job site and may not be as big an issue. Cynthia Rummel said with regard to adjacent residential properties, this may be primarily a buffer issue and whether or not equipment is being day and Palmberg suggested they the table now and any such during the Pennit nrn,,'pio Dave Palmberg said he will update Don Poland's document with the changes discussed and clarify the setback distance discussed earlier. It was agreed he should invite Don to their meeting. The would be sent on CRCOG. There some discussion they should zone change separately or and send it together with the solar regulations and proposed revised Standards Design! Architectural Requirements. Nancy Ravetto said she would like to incorporate the Architectural Requirements into the proposed new zone document from Donald Poland, but Cynthia Rummel noted that the Architectural Requirements apply to multiple zones. There consensus HI zone was priority and should move with it quickly, that they send the design soon after. The discussed Design! Architectural Requirements document. Dave Palmherg referred to under which says visible elevation should look like the back of a building. He said a business will typically still need to have service and delivery areas as well as dumpsters, all ofwhich could be handled with screening. Nancy Ravetto said she wanted to make sure that buildings will still aesthetically and the is an attempt keep the buildings looking and Gene said this concern appears 4

5 to be addressed under l.c. as it notes that all exterior building materials will be ofhigh quality, and so this would include the backside ofbuildings. Cynthia Rummel said don't allow pre-fabricated buildings then this should apply to areas. Dave Palmberg agreed, saying that having such a requirement in industrial areas would result in businesses choosing to locate in other towns. Nancy Ravetto said her concern was with the new corridor to be built up. She said she wants to try to ensure that the HB and CB zones do not end up with a lot of unattractive steel concrete buildings. further discussion, it was decided eliminate requirement Industrial Dave also discussed list of and materials said he had fear that they might end up excluding some materials that are attractive. He said he would also like to have Dennis Milanovich review the document to get his input. The the language Facades, and the to the backs of buildings. Rummel understood intent, but may need to do a little wordsmithing. Dave Palmberg said he felt Dennis Milanovich might also be of assistance with this as he is more familiar with terminologies. The discussed building under I.c. block still define (concrete units), attractive, Cynthia said they also consider room language for the development of new building materials as new materials come along all the time. Dave Palmberg suggested adding language that allows materials "as approved by the Commission. " Nancy asked should addressed under Architectural Dave Palmberg said he didn't believe they need to be. On a separate note, Nancy said she noticed that the lights at the CVS, which were discussed at their previous meeting, are still on very bright after business hours. Dave said he was aware. He said the CVS stores operate Electrical Management and if an goes off in the system all of the For some off after closed there are no employees on The worked on. The Commission also discussed and made a few other changes to the document In regard to under 2.a., sentence be revised read: "Roofs be pitched to allow for proper drainage, and cupolas, gables or orientation other treatments or decorative elements in interest, up monotonous, single-plane screen mechanical units public sides of building." In to Loading Areas, under 3.a., the words or refuse should be removed from the first sentence. Dave Palmberg noted that the developer for Family Dollar submitted plans with different materials were He said be new plans clapboard materials similar to used on building. 5

6 Doug Fassett asked ifthe wording for landscaping (on Page 49 of the Regulations) will need to change to reflect Nancy Ravetto's updates. Dave Palmberg noted it is addressed on Page Don Draft Report Cynthia Rummel discussed paragraph h. Architectural Requirements, where it says ''No new construction shall have parking facilities in the front of the building." She said they will need to consider the impact on setbacks and whether it will discourage developers who have an established building footprint. She they may to consider whether this should the Commission's discretion, Palmberg they may to come mechanism the PZC the setback during the Special Use permit process without requiring a variance. Dave Palmberg said he will make the discussed changes and then go over them with Dennis Milanovich to input, after he will the document Don Poland input also, Cynthia Rummel made a motion, seconded by Nancy Ravetto to add "New Business" to the agenda. All were in favor Dave the latest meeting of the.ld"""uu~h"'"'' Commission week. the EDC retail whether to consider increasing the size limits. The issue is still being discussed. To give the Commission an idea ofretail space sizes, he said the Big Y building is about 75,000 square feet in size and its two outbuildings are 60,000 and 39,000 square feet. This plaza sits on acres of land, Nancy Ravetto asked if the EDC is considering increasing the limits because they have any particular business in mind. Dave Palmberg said he wasn't aware of any proposals and thought the idea was to potentially attract new business to Stafford. Cynthia Rummel said thought the for removing was so that looking several towns be more them. Gene Julian said it is important to note that the current cap is on retail business only, not industrial. Sal Titus, a member of the Economic Development Commission who was in the audience, asked if there is a database for businesses to do a search to see what caps exist for town. He inquiry. Dave would not Palmberg said to limit from them Nancy not noted forward. She PZC has if the applicant some past the over the year period their approvals if they have to come before them again. The Commission discussed a handful of small subdivisions where this situation exists. Dave Palmberg said at the state level, there have been some automatic extensions granted because ofthe slow economy. 6

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