Present: Frank Taylor; Chairman, Gerry Casiello; Vice Chairman, Marshall Sanford, Joe Ventricelli, John Shaban, Gary Miyashiro, Amy Atamian and Ben Gordon
Also Present: Tom Gormley, ZEO
PUBLIC HEARING
REEDA B. HARSCHE, THREE LEVELS CORP., 626 REDDING ROAD
Mr. Gordon read the legal notice into the record.
MOTION: Mr. Casiello made a motion to reconvene the public hearing for the application submitted by Reeda B. Harsche Three Levels Corp. 626 Redding Road for a site plan to change the zone from R-2 to RV on a 14 acre parcel at 626 Redding Road and Gallows Hill Road at 7:33 p.m. Mr. Sanford seconded the motion and it was carried unanimously.
Attorney Neil Marcus was present for the application and stated that there were a number of issues that were brought up at the last public hearing as well as staff comments. A response was submitted to the Commission by the applicant.
Mr. Marcus referenced the June 13, 2007 letter from himself to the Commission regarding the report from Milone and MacBroom. He indicated that the landscaping and lighting plan has been addressed and there will be no street lighting. They are trying to keep in conformity with the other developments in Redding. There will be standard exterior lighting and spot lights on individual driveways and light poles at the end of each driveway. There will no extensive landscaping and typical outdoor plantings will be included.
The roadway will not be a public road. It will meet the alignment and slope requirements. It will be twenty feet wide.
The stacked block wall will be set by hand and back filled from the side. It will be no greater than four feet high.
A construction detail will be provided before the construction begins and it will be submitted to the building inspector.
Attorney Marcus does not feel that the sight lines are a health and safety issue. During inclement weather, it could be required that the residents use the Route 53 emergency access and a key will be provided to the residents and police. He will leave this in the Commission’s hands.
Redding Zoning Commission 6-13-07
Minutes Page 2
A copy of the Ridgefield Regulations regarding sight lines was submitted to the Commission.
Attorney Marcus stated that their driveway is safe and their traffic engineer agrees with this statement.
There is grading proposed behind building four. At this time there is an existing swale and they do not proposed to change that.
Grading on the existing slopes is not greater than 20% and building on these slopes will not be a determinant according to Mr. Marcus.
The storm water table was attached to the letter and shows the treatment flows in one and ten year storms. The Design Guidelines for Storm Water Treatment was also attached.
The manmade pond will remain the same.
Ben Gordon questioned Mr. Marcus about the photos which were presented at the previous public hearing from Mr. Bonsignore showing standing water. The applicant stated that they had no standing water on their property or water in the existing house.
Mr. Marcus does not believe that the DEP needs to review the septic system plans as the daily flow is 4,950 gallons per day. The septic system will also be managed by the Homeowner’s Association.
Their erosion and control plan is extensive.
Mr. Marcus indicated that they are willing to supply a letter from the Redding Fire Department regarding additional water.
A new affordable plan has been completed. The project has also been redesigned with more units and taken 30% as stand alone housing units. It will consist of ten units some of which will be free standing and some will be a duplex. There is a significant difference in the plan. The accessory apartments are no longer proposed. Mr. Marcus further explained that they will evict the tenants when they do not qualify per the affordable housing requirements. Mr. Casiello requested that this be included in the documentation.
The new plans show the exact same footprint with four affordable units. Buildings 3a&b, 6a&b and 10 are affordable units. The site plans only have very little change, the bedroom number is still the same.
The applicant submitted a letter to the Commission requesting that the hearing be extended until the July meeting.
Redding Zoning Commission 6-13-07
Minutes Page 3
Mr. Casiello questioned Mr. Marcus about the proposed zoning change which Mr. Marcus indicated he would provide at the last meeting. Mr. Marcus told Mr. Casiello that he would provide the proposal.
Nicole Burnham of Milone and MacBroom was present and requested that she get a copy of Mr. Marcus’ letter. She also stated that she has received a traffic report and generally agrees with it, except for the sight lines. She also stated that the applicant is referring to the access road as a driveway. She feels this is a road as there will be multiple cars on this daily. Additionally, the geometry of the cul de sac is tight. The fire department should review this for their equipment and the turning radius. She only received details on the structures, but not the computations.
Ms. Burnham also indicated that the access driveway is in the FEMA flood plane. She also questioned the proximity of the infiltration units to the residential units.
Engineer for the applicant stated that LBG has done an analysis including the infiltration units and the analysis will be clarified.
Henry Merrit of Redding Ridge doesn’t feel that this project is needed.
Mr. D’Agostino is concerned with the project on our water supply. There is a two acre zone to protect the watershed.
Justin Hickson stated that eight out of the 40 bedrooms appear to be affordable. He also stated that the standing water was substantial amount during the last flooding.
An April 4, 2006 letter from Aquarion was submitted to the Commission. It was addressed to the Conservation Commission.
Concerns were also raised about the number of cars that will be generated from this development will increase the amount of potential accidents on this roadway. A portion of the tape from the Conservation Commission was referenced by Mr. Hickson at the last meeting and Mr. Hickson has a copy of the transcript from the tape which references an Engineer indicating the safety of the roadways. The transcript was submitted to the Commission. Mr. Marcus stated that he feels that the Engineer was misquoted. Additionally, it is a different project from the one proposed.
A resident of 7 Kimberly Drive stated that the drivers on Gallows Hill Road do not abide by the speed limit. It is not a safe place to enter or leave. HE feels that this is the worst possible place for a driveway/road.
Mr. Hoage of 128 Gallows Hill Road stated that this proposal is not similar to the surrounding properties.
Redding Zoning Commission 6-13-07
Minutes Page 4
Michael Bakanas, representing the Planning Commission was present, however, Mr. Marcus feels that they may not come before this Commission to report. Frank Taylor asked that we obtain advice from Town Council.
Mr. Wells was also present, however, he did not comment.
Mr. Marcus stated that they would intend to use the emergency access for construction trucks. A template will be done on the turn.
Laurie McCreety of 169 Gallows Hill Road is in opposition to this proposal.
Neil Marcus stated that the Aquarion letter was misleading as this referenced the 33 unit proposal.
There was a letter in the file from Mr. and Mrs. Oppenheimer in opposition to this application.
Amy Atamian questioned if the emergency access is used frequently, if that would deem it a roadway. Mr. Marcus stated that the police department would need to approve the use of the road.
MOTION: Mr. Casiello made a motion to continue the public hearing for the application submitted by Reeda B. Harsche Three Levels Corp. 626 Redding Road for a site plan to change the zone from R-2 to RV on a 14 acre parcel at 626 Redding Road and Gallows Hill Road until their next regularly scheduled meeting of June 27, 2007. Mr. Gordon seconded the motion and it was carried unanimously.
Filed Subject to Approval,
Respectfully Submitted,
Dorothy Torres, Clerk
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