RECEIVED May 2, 2011 @ 10:47 A.M.
Michele R. Grande, Redding Town Clerk
3 pages
Public Hearing Minutes
April 27, 2011
7:30 p.m.-Hearing Room Town Hall
100 Redding Road
Town of Redding, Connecticut
Present: ~~ Gerry Casiello, Chairman; Ben Gordon, Secretary; Marshall Sanford: Joe Ventricelli, Gary Miyashiro; Amy Atamian
Also Present: Bob Flanagan, ZEO
Absent: John Shaban
PUBLIC HEARING
Application 11-10Z – Redding Country Club, Inc., owner of 109 Lonetown Road consisting of 121.9 acres (Assessor’s Map 14, Lot 2) and 91 Lonetown Road consisting of 1.85 acres (Assessor’s Map 14, Lot 17) and 125 Lonetown Road consisting of 6 acres (Assessor’s Map 14, Lot 1). Application for Amendment to Permitted Special Use (membership country club and golf course) and Site Plan.
MOTION: ~Made by Mr. Gordon and seconded by Mr. Sanford to open the public hearing at 7:35 PM. Carried unanimously.
Ted Ogonek was seated for John Shaban.
Gary Miyashiro recused himself from consideration of Application 11-10Z.
Robert Flanagan, Zoning Enforcement Officer, asked that a list of 40 items received for this application be entered into the record. Attorney Robert Fuller, representing the Redding Country Club, made brief comments with regard to the application and the recent deeding of a 6 acre parcel to the Redding Country Club on March 15, 2011. Attorney Fuller submitted a copy of the deed to the Commission, as well as copies of other documents not yet part of the record. These documents included minor corrections with regard to number of parking spaces to 41 from 47, with 189 total on the Country Club property. Attorney Fuller stated that the membership level is not changing, the use is not changing, and there will be landscaping as a residential buffer.
Earl Goven, Blades and Goven, discussed the new entrance off of Lonetown Road. He has met with the Connecticut Department of Transportation and the proposed entrance meets their guidelines. Mr. Goven commented on several points that questioned at earlier meetings. There are 2 handicapped accessible parking spaces proposed. 90% of the drainage will go to the west at the rear of the property to an extended detention storm water basin. Mr. Goven also commented on shrubbery in the buffer and the lighting plan.
Joseph Kanos, Tighe and Bond, briefly commented on the drainage layout and said that the calculations had been reviewed by Milone and MacBroom and that their comments had been reviewed and addressed.
Joseph Balkas, Tigue and Bond, commented on traffic issues associated with the project. There are no issues with traffic regeneration and emergency vehicles can access the property without any problems. Mr. Casiello read a letter into the record from the Redding Fire Department with regard to truck turning and line of sight at the entrance.
The Fire Marshal has not yet issued a letter to the Zoning Commission, and Mr. Casiello stressed that the Commission needs confirmation that no changes to the site will occur when the Fire Marshal report comes through. Mr. Balkas assured the Commission that there would be no changes.
James Rodgers, Architect, spoke briefly about the pool area, new changing area and expansion of the pool deck and snack bar area.
Mr. Casiello reported that the Planning Commission approved the plan as being in accordance. Doug Hartline, Health Department reviewed the plan and with the exception of permits needed had no problem with it.
There followed brief discussion with regard to the lighting plan and the use of timers for the parking lot lights. There will be no all night lighting. Ron Cioppa, RCC, reported that currently all lights are turned off by the last members of the staff leaving the facility at night and no timers are in use.
Attorney Eric Higgins, representing Highstead Arboretum and Bill Hill, made comments with regard to lighting and said that any issues that the RCC currently have can be dealt with within current regulations, comply and still be consistent without the proposed destruction of trees, removal of the rock wall and the need for screening. Attorney Higgins reviewed key regulations that address the issues in the plan, saying that the application should be denied as it has already been approved and is incomplete.
Joseph Risoli, Risoli Engineering, spoke briefly about alternate plans that were part of the RCC initial proposal that would not involve as much disturbance and decrease the amount of excavation. Mr. Rizzoli had concerns about a possible problem with the water table when digging and commented on the detention area and septic.
Jim McTigue, Civil Engineer of Risoli Engineering, said that the proposed system violates present health codes.
Kathleen von Jena, Town Historian, expressed concern that no archaeological experts were consulted on the proposed plan, as the land has historic significance with regard to Native American Reservation properties. Parts of the reservation land have been destroyed during past projects. Ms. von Jena submitted copies of maps and requested that the decision be held pending review by state archaeological experts.
Raymond D’Angelo, Redding Preservation Society, commented on maintaining values of preservation and asked that the application be denied or that conditions be attached for preservation of the stonewall and trees.
Dr. David Foster, Director of Harvard Forest and President of The Highstead Board, expressed concern that the RCC property bordering Highstead was not well maintained and that the scope of the project was not in the best interest of neighboring properties.
Bill Hill, Warrups Farm, stated that there were less invasive ways for RCC to make their improvements. Mr. Hill had concerns with regard to lighting and asked that the application be amended and conditions attached.
Sharon Epstein, Drummer Lane, reviewed her concerns expressed at past meetings with regard to noise, pollution, and lighting.
Attorney Higgins submitted 2 letters from Highstead, dated May 26, 2010 and June 23, 2010. Also submitted was a newspaper article from 1987 that stated the membership of the RCC was 350 at that time and questioned the RCC current membership of 300 and that it would not increase, transcripts from the May 26, 2010 and June 23, 2010 Zoning Commission meetings, a copy of a1998 RCC alternate parking plan that would not impact the stonewall or remove trees, and various photographs.
Attorney Fuller addressed comments made and expressed concern that items submitted at this meeting had not yet been reviewed by himself or the RCC, and asked for a continuance.
Henry Merritt, Old Hattertown Road, asked RCC staff present who’s decision the proposed project was and received no answer.
Ed Dzubak, Drummer Lane, had concerns about the proposed parking spaces and the new entrance.
MOTION: ~Made by Mr. Sanford, Mr. Ventricelli seconded to continue the public hearing on May 11, 2011. Carried unanimously.
Respectfully Submitted,
Val Koniecki, Clerk
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