ZONING COMMISSION
10 Lonetown Road, P.O. Box 1028, Redding, CT 06875 Tel (203) 938-8517 Fax (203) 938-5027
TOWN OF REDDING
ZONING COMMISSION
PUBLIC HEARING
FEBRUARY 22, 2006
COMMUNITY CENTER
Present: Frank Taylor; Chairman, Gerry Casiello; Vice Chairman, Marshall Sanford, Ben Gordon, Gary Miyashiro, John Shaban, Joseph Ventricelli and Amy Atamian
Also Present: Tom Gormley, Zoning Enforcement Officer and Attorney Robert J. Sitkowski
PUBLIC HEARING
Georgetown Land Development, Main Street, Georgetown
Ben Gordon read the call of the reconvening of the public hearing for Georgetown Land
Development into the record.
MOTION: Mr. Sanford made a motion to reconvene the public hearing on the application
submitted by Georgetown Land Development, Main Street, Georgetown for a site plan approval
at 7:35 p.m. Mr. Casiello seconded the motion and it was carried unanimously.
Attorney Richard Gibbons was present for the application.
Mr. Sanford questioned Mr. Gibbons on the memo from BFJ in which they questioned who
would pay for the recommended offsite traffic changes. Mr. Gibbons explained that it was
anticipated that the Town of Redding would incur these costs.
Susan Van Benschoten, P.E. was present and reviewed her memo, which was addressed to Frank
Taylor. Included in this memo was a response to the comments by BFJ.
Marshall Sanford questioned if there is consideration for Emergency Medical Services. Mr.
Gibbons stated the language within the documentation for the Special Taxing District is right out
of the State Statutes. He continued that they are relying on the Georgetown Volunteer Fire
Department for services. Revised plans were also submitted which include the new turning
radius for the Fire trucks.
Mr. Gordon is concerned with the wording “adequate” and “reasonable”. He stated that there
may be solutions that are more than reasonable and more than adequate. The success of the
development may hinge on being more than “adequate” or “reasonable”.
Ms. Van Benschoten explained the level of service which currently exists and the conditions
which will exist post development. She is trying to keep the junction at Route 107 as small as
possible and reduce the congestion. The intention is to make the conditions as if it were a no
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build condition or better.
John Shaban questioned the parking management plan as addressed in the BFJ memo. Ms. Van
Benschoten stated that they agree that a parking management plan needs to be addressed, but they
must know the occupants and tenants and to understand their needs.
Gerry Casiello questioned how the proposed project will not have affects downstream. Terrance
Gallagher of Tighe and Bond was present and explained that they are doing a variety of things
throughout the site including moving blockages and increasing the height of the flood walls.
They will be channelizing in order to keep the water in the channels. The water surface will not
be changing upstream.
Mr. Consilini of 141 Redding Road submitted a letter, which was read by Mr. Gordon. His letter
outlined his concerns for the outdated traffic study, the possibility of a large retail operation
increasing the traffic congestion, the increased traffic overall as well as the level of service being
poor. Mr. Gordon stated that he too has many of the same concerns as Mr. Consilini.
Susan Van Benschoten stated that the traffic study was done in March 2004 and not 2000 as was
indicated in the letter. She further explained that the intersection at Route 7 and North Main
Street is a Level “F” and that the intersection of Route 7 and Route 57 is a service Level “F” for
minor movements. A signal light is proposed for un-signaled areas in which the level of service
will be “E” in the morning peak hours and level “B” in the evening peak hours. She further stated
that they do intend to do some widening of the lanes as part of the project. Ms. Van Benschoten
also requested that she be allotted additional time in order to address all the concerns in the letter
by Mr. Consilini.
Ralph Bosch, property owner in Georgetown, questioned at what factor does the pedestrian
crossing phase in at the intersections. Mr. Van Benschoten stated that they are built right into the
design.
Additional correspondence was from Doug Hartline, Health Department, stating his concerns for
the air and water sampling, as well as additional questions of the food service establishments for
their grease traps and sewer lines.
Mr. Taylor reviewed the correspondence from HVCEO, Town of Ridgefield, and a letter from the
Fire District, dated February 8, 2006.
Mr. Sanford read the letter dated November, 2005 from Bennett Fletcher of 5 South Church
Street requesting that the hours of construction be limited from 7:00 a.m. to 5:30 p.m. Monday
through Friday and 8:00 to 4:30 p.m. on Saturday and that no work be permitted on Sunday. Mr.
Fletcher also requested a twenty foot high noise barrier wall be constructed. Mr. Gibbons stated
that the sound wall is not relevant to this application.
Mr. Casiello read the letter by Susan Robinson in which she states her concerns for the wells and
the water quality for those who currently reside in the area. She requested that water monitoring
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be conducted. She is also concerned with increase traffic, air quality, runoff, air pollution, noise
pollution, late night delivery trucks, lighting on the property as well as commercial window
lighting.
Susan Van Benschoten stated that they are in the process of responding to the letter by DOT of
December 20, 2005. This may require some modifications to the plans.
Frank Taylor reviewed the approval granted by the Conservation Commission dated February 13,
2006.
Mr. Gordon and Mr. Miyashiro read the letter by the Planning Commission into the record.
Nicole Bernhame of Milone and MacBroom was present and stated that the dam issue had been
resolved. However, the diversion permit is an outstanding issue as well as the FEMA issue. It is
not clear that the project is in compliance with FEMA. There is an increase in water surface
elevation in areas. She continued that there are areas which appear to not comply.
Terrace Gallagher of Tighe and Bond stated that the model used in the report is what all the
agencies had wanted to see. The data is more recent and DEP has requested that they use those
reports. The study represented is reasonable and is what DEP had asked for. Mr. Gallagher did
state that their flows may be higher than FEMA’s and that it may be appropriate to have another
workshop.
Mr. Gibbons distributed a copy of a response letter by Tighe and Bond to the Commission and the
file. Mr. Gibbons also stated that they can not build without a water diversion permit, therefore
this could be a condition of approval.
John Matteo of the Fairfield Homes 2000 was present and explained that the Law Firm
representing the Town of Redding has an attorney on the Board for Fairfield Homes 2000. This
attorney has recused himself from this application, therefore there is no conflict of interest. Mr.
Matteo continued to state that they have met with the Planning Commission since the last Zoning
Commission meeting. They will be responding to the letter by Robinson and Cole and
adjustments will be made. They will also be addressing the concerns by Gerry Casiello as well as
the comments from the last Zoning and Planning Commission meetings.
Attorney Sitkowski reviewed his letter to the Board which was commented on by Mr. Matteo. He
also explained to the Commission that the Attorney in his office has recused himself from this
application and there will be no conflict of interest.
Barry Hawkins was present and stated that the Declaration of Covenants and Restrictions will be
revised based on the comments by the Planning and Zoning Commissions. The permitting and
permitting process has been added to the Declaration of Covenants and Restrictions. Mr.
Hawkins stated that the only concern should be for the 31 building lots. This will require that the
applicant attend the Architectural review Board prior to obtaining a permit from the Zoning
Commission from the Town of Redding. A provision stating that the Declaration of Covenants
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and Restrictions can be modified by the Board of Directors of the Taxing District will be
included. It will be put to a vote by the members of the Taxing District.
Joe Ventricelli stated that anything that the Tax District changes should first be reviewed by the
Town to determine that it is not in violation of the Master Plan.
The Tax District will have the authority to enforce the design code.
Richard Gibbons submitted revised sheets to the Commission and the file, dated February 20,
2006.
Terry Gallagher distributed to the Commission and the file the Preliminary Construction Phasing
as well as the Fire Truck Access Plan Critical Turns Detail.
A Fuss and O’Neill representative stated that there is asbestos in the buildings and it will be
properly abated prior to demolition.
The project has been broken down into eight phases and typical temporary sediment traps will be
provided.
Frank Taylor explained that stockpiles in place longer than seven days are required to be covered.
Robert Gilcrest stated that they have added a new drawing to the plans showing the loading areas
for the retail establishments.
MOTION: Mr. Casiello made a motion to continue the public hearing on the application
submitted by Georgetown Land Development, Main Street, Georgetown for a site plan approval
until the next regularly scheduled meeting in the Town Hall Hearing Room. Mr. Sanford
seconded the motion and it was carried unanimously.
Filed subject to approval,
Respectfully Submitted,
Dorothy Torres, Clerk
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