Present: Gerry Casiello; Vice Chairman, Marshall Sanford, Joe Ventricelli, Gary Miyashiro, Amy Atamian and John Shaban
Absent: Frank Taylor; Chairman, and Ben Gordon
Also Present: Tom Gormley, ZEO
PUBLIC HEARING
REEDA B. HARSCHE, THREE LEVELS CORPORATION, 626 REDDING ROAD
Acting Chairman Gerry Casiello reconvened the public hearing for Reeda B. Harsche at 7:30 p.m. and seated Amy Atamian for Frank Taylor and Gary Miyashiro for Ben Gordon. Mr. Casiello explained that the public hearing will be closed tonight and that the Commission then has 65 days in which to make their decision.
The application is for affordable housing under State Statutes 8-30G. It is the Zoning Commission’s duty to determine if it meets the requirements for affordable housing and can only deny it if the risk of the safety and health outweigh the needs of the affordable housing by the state.
Attorney Neil Marcus was present and stated that he has already sent the letter, dated July 2, 2007, of the zoning amendment to Mr. Taylor, which he read into the record.
John Shaban entered the meeting at 7:35 p.m.
Attorney Marcus stated that their site plans conforms to their proposed amendment. He explained that this is an amendment which would allow the R2 to remain as is and allow the affordable housing. Mr. Casiello stated that they do not need a zoning amendment for affordable housing but they do need a zone name for it. Mr. Marcus indicated that they do not need it, so the Commission does not have to adopt it.
A letter, dated July 11, 2007, addressing the comments by the Commission at the June 27, 2007 public hearing and Milone and MacBroom comments were submitted to the Commission by Mr. Marcus. Mr. Marcus also stated that the July 10, 2007 letter from Leggette, Brashears and Graham should have been received. A letter, dated July 11, 2007 by Spath Bjorkland Associates as submitted to the record.
Mr. Casiello read the July 9, 2007 letter from the Fire Department into the record. Mr. Marcus stated that they will address their issues.
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Sally Harold distributed a letter to the Commission and the file. She is the Project Director at the Nature Conservancy’s Saugatuck River Water Shed Project. She is concerned with the overdeveloping
and the affects on the water, disrupting natural hydrological cycle and increased impervious area.
Mr. Marcus questioned Ms. Harold if she has ever seen the Aquarion report and if she felt that the standards of the Nature Conservancy were more stringent than Aquarion. Mr. Ventricelli stated that if Attorney Marcus is going to question her about the Aquarion letter, then her should give her the opportunity to review it first.
Mr. Marcus also questioned her as to where she obtained the 1.7 with respect to the impervious area. Ms. Harold explained it was from the houses, driveways, roads, and decks. She explained that he concern is with the cumulative impact of these types of developments.
Mr. Ventricelli stated that he did not feel that Attorney Marcus was following the rules with respect to cross examination.
Mr. Marcus also stated that Ms. Harold had indicated that there is an alluvial marsh ½ mile from the property and she is concerned that 1000 cubic yards of material could smother nearly ½ acre of the marsh on the Saugatuck River. Mr. Marcus feels that the water company has plenty of ways in which to protect their property.
Mike D’Agostino, resident of Redding, submitted information from the EPA to the Commission and voiced concerns with respect to the climate changes and more precipitation in short bursts. The watershed needs to be protected more stringently. Each individual project should be viewed as a cause and is how the proposal should be viewed. This is a domino effect.
Ed Sharik of 7 Kimberly Drive questioned if there is a permit fee and if it has been paid. Mr. Casiello indicated that the fees have been paid, however, the fees for Milone and MacBroom are still outstanding. He feels that he has not heard that this is an absolutely safe site. He also questioned what procedures would be in place once the development is built to ensure that the sedimentation and erosion is done correctly. Mr. Marcus stated that he feels this is a safe site and it meets every safety and development concerns. The drainage will be maintained according to the approval. There will also be a reserve/capital budget to cover costs.
Eugene Connelly stated that no need outweighs the risk and safety of this project. There are major obstacle to this approval and he feels that he nor anyone on the Commission would recommend someone purchase one of these units due to the safety issues of the roads. He also feels that Mr. Marcus’ response for the use of Route 53 access in inclement weather with the use of a key is unrealistic. There are safety issues with the roads and this will become apparent after a few accidents.
Mr. Marcus stated that the school buses currently travel Gallows Hill Road as it currently exists. His traffic engineer did not see any issues with this intersection. Mr. Marcus also offered to make a condition of approval the disclosure about the flooding and is also willing to include the photos from Mr. Bonsignore.
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Peggy Zamore of Kimberly Road stated that the school bus stopping will be dangerous even in good weather. She phoned the bus company but they could not get the safety personnel to the site in time for the meeting, but she asked that the Commission require the applicant obtain this information. She also questioned how many other developments have key access such as has been outlined by Mr. Marcus. She also questioned who would police the affordability. Mr. Casiello explained that the plan is very extensive and there is an affordability plan that goes with this application.
Mike D’Agostino questioned Mr. Marcus if he felt that this development had no negative impact on the water shed. Mr. Marcus feels that this will have no direct negative effect and that any construction will have a negative impact on the environment.
Cindy Smith of Redding Road stated that Gallows Hill Road did get closed recently during a little tornado. She also questioned if there is additional room to install new septic systems if they should fail. She is also concerned that the Town of Redding could be sued if the downstream water becomes contaminated. She does not feel that this location is appropriate for this development. Mr. Marcus stated that the closure of Gallows Hill Road was only an inconvenience. The plans were required to show 100% reserve and they have done that. He further stated that the affordable housing is meant for retired school teachers, police, firemen and not indigent people. He also added that there are a lot of gated communities.
Bill Carboni, Engineer, stated that he does not believe the Nature Conservancy did a detailed analysis and the amount of water percolation will continue. There is no difference hydrologically. They will have no direct discharge to the stream and there will be no thermopollution.
MOTION: Mr. Sanford made a motion to close 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. Mr. Miyashiro seconded the motion and it was carried unanimously.
Filed Subject to Approval,
Respectfully Submitted,
Dorothy Torres, Clerk
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