RECEIVED MAY 17, 2010 @ 10:00 A.M.
Kerry Miserendino, Redding Asst. Town Clerk
4 pages
Public Hearing Minutes
May 12, 2010
7:30 p.m.-Hearing Room Town Hall
100 Redding Road
Town of Redding, Connecticut
Present: ~~ Gerry Casiello, Chairman; John Shaban, Vice Chairman; Ben Gordon, Secretary; Marshall Sanford; Joe Ventricelli, Ted Ogonek; Gary Miyashiro; Amy Atamian
Also Present: Bob Flanagan, ZEO
Ms. Atamian was seated for Mr. Shaban, who arrived before discussion began and was then seated.
PUBLIC HEARING – Candace Benyei, 29 Giles Hill Road- Application for a Special Permit for horse barn/riding arena/storage area.
MOTION: ~Made by Mr. Sanford and seconded by Mr. Gordon to open the public hearing. Carried unanimously.
Robert Flanagan, Redding Zoning Enforcement Officer, submitted the following to be made part of the record:
Benyei Application For Special Permit – 29 Giles Hill Road
Public Hearing Documents – 5/12/10
1) Legal Notice Publication – Redding Pilot – April 29, 2010 & May 6, 2010.
2) Request for Legal Notice Application, dated April 27, 2010, to the Redding Pilot from the Redding Zoning Commission.
3) Redding Zoning Commission – Application Form for Special Permit dated March 3, 2010, from Candace Benyei 29 Giles Hill Road.
4) Letter of Intent for Special Permit Application from Candace Benyei 29 Giles Hill Road.
5) Town of Redding Zoning Application Time Line for application processing.
6) Names and addresses of property owners within 500 feet of 29 Giles Hill Rd.
7) Land and Facility Management Plan, dated January 1, 2010, for Whimsy Brook Farm at 29 Giles Hill Road.
8) Drainage Narrative from Michael J. Lillis of CCA, LLC, dated February 16, 2010, for Candace Benyei 29 Giles Hill Road.
9) Zoning Compliance Chart from Michael J. Lillis of CCA, LLC, dated February 17, 2010.
10) Land Management Plan prepared by Michael J. Lillis of CCA, LLC, dated November 8, 2006, with the latest revision date of May 11, 2010, for Candace Benyei 29 Giles Hill Road.
11) Letter of Referral to: Redding Board of Selectman, Conservation and Planning Commissions and the Redding Health Department dated April 27, 2010.
12) Letters to Abutting Property Owners within 500’ feet, dated April 29, 2010, notifying abutters of a Public Hearing for Special Permit for Candace Benyei 29 Giles Hill Road. Public Hearing scheduled for May 12, 2010.
13) Architectural Drawings from C.E.D.S. for New Riding Area, dated May 15, 2008, for Whimsy Brook Farm 29 Giles Hill Road.
14) Compost Area Plan prepared by Archer Engineering Company, dated September 17, 2009, for Whimsy Brook Farm 29 Giles Hill Road.
15) Return receipts for Certified Mailing’s to property owners within 500 feet of Candace Benyei 29 Giles Hill Road.
16) Copy of Town of Redding Ordinance Establishing Fees for Municipal Land Use Applications.
17) Letter from Michael N. LaVelle, Town Counsel – Town of Redding, dated February 22, 2010, providing a Scope of Services for a Special Permit Application for 29 Giles Hill Road.
18) Letter from Milone and MacBroom, dated March 1, 2010, signed by Nicolle Burnham and Becky Meyer, providing a Scope of Services for a Special Permit Application for Candace Benyei 29 Giles Hill Road.
19) Letter to Candace Benyei 29 Giles Hill Road, dated March 2, 2010, from Robert M. Flanagan, detailing the Redding Zoning Commission Application Fees for the Special Permit Application.
20) Letter to Phyllis Rhodes from Candace Benyei, dated March 11, 2010, describing her submission of a Special Permit Application to the Redding Zoning Commission.
21) Email from Michael N. LaVelle, Town Counsel – Town of Redding, dated March 22, 2010, to the Redding Zoning Commission.
22) Letter from Milone and MacBroom, dated March 24, 2010, signed by Nicolle Burnham and Becky Meyer, with respect to the Special Permit Application for Candace Benyei, 29 Giles Hill Road.
23) Letter of referral from the Redding Conservation Commission, dated April 8, 2010, signed by Chairman David Pattee, stating that there is no wetlands permit necessary for Candace Benyei 29 Giles Hill Road.
24) Copy of Transcript of the Redding Planning Commission meeting of April 13, 2010, pertaining to the discussion of the Planning Commission Referral from Zoning: Horse Barn / Riding Area.
25) Letter of referral from the Redding Planning Commission, dated April 15, 2010, stating that that the Special Permit Application for Candace Benyei 29 Giles Hill Road, is not in compliance with the Town Plan of Conservation and Development.
26) Letter to Candace Benyei 29 Giles Hill Road, from Michael J. Lillis of CCM, LLC, dated April 21, 2010.
27) Letter from Milone and MacBroom, dated May 6, 2010, Signed by Nicolle Burnham and Becky Meyer, with respect to the Special Permit Application for Candace Benyei 29 Giles Hill Road.
28) Letters to Redding Zoning Commission, generally opposed to the Special Permit Application for Candace Benyei 29 Giles Hill Road:
Ennis and Edith Warren – Redding, CT
Susan Taylor Dzielinski – Redding, CT
Johnny Walker – Redding, CT
Phillip and Donna Villhauer – Redding, CT (w/ email attachment from Deb McCarty, Realtor, of William Ravies Real Estate).
29) Letters to Redding Zoning Commission, generally in favor of the Special Permit Application for Candace Benyei 29 Giles Hill Road:
Pat Berry – Redding, CT
Irene Brennan – Redding, CT
Aline & James Hilford – Redding, CT
Bennett and Aimee Pardee – Redding, CT
Stefanie Rodrigues – Redding, CT
Bruce and Jean Tompkins – Redding, CT
Ed and Lydia Knapp – Redding, CT
Bob and Betty Knapp – Redding, CT
Bill Hill – Redding, CT
Robert J. Kaufman – West Redding, CT
Abagail Martin – Bethel, CT
Robert and Laurian Martin – Bethel, CT
Ana Cristina Bush – Bethel, CT
Cynthia Dermody – Pleasantville, NY
Iwan Thiessen – Newtown, CT (also a Redding property owner)
Bernard P. Dzielinski – Ridgefield, CT
Elizabeth Knapp Perry – Ridgefield, CT
Monica Murray – Southport, CT
Pamela S. Allon – Weston, CT
Madelon O. Hall – Weston, CT
Mackenzie Murray – Address Unknown
Elizabeth Webb – Nonnewaug High School – Woodbury, CT
Joan Nichols – Connecticut Farm Bureau – Windsor, CT
30) Letter to Redding Planning Commission Chairman Diane Taylor, dated April 20, 2010, from Candace Benyei, 29 Giles Hill Road.
31) Letter to Redding Zoning Commission Chairman Gerald Casiello, dated April 21, 2010, from Candace Benyei 29 Giles Hill Road.
32) Letter to Redding Planning Commission Chairman Diane Taylor, dated April 26, 2010, from Candace Benyei 29 Giles Hill Road.
33) Letter to Candace Benyei, dated April 26, 2010, from the Redding Planning Commission, signed by the Land Use Coordinator Jo-An Brooks.
34) Letter to Walter King, Redding Board of Ethics, dated April 27, 2010, from Candace Benyei, 29 Giles Hill Road.
35) Letter to Redding Zoning Commission Chairman Gerald Casiello, dated April 28, 2010, from Candace Benyei 29 Giles Hill Road.
36) Letter to Redding Zoning Commission Chairman Gerald Casiello, dated May 11, 2010, from Doug Hartline, Redding Health Inspector, with regard to the Special Permit Application for Candace Benyei 29 Giles Hill Road.
37) Picture entitled “Filled in Hole by Fence,” dated May 4, 2010, provided by Candace Benyei 29 Giles Hill Road.
38) Letter’s to Candace Benyei, dated May 11, 2009, from Attorney Charles R. Andres – (2) two letters enclosed in file.
39) Narrative from Land Engineering Associates, Inc., dated March 21, 2006, Addressed to Mr. & Mrs. Richardson, 23 Giles Hill Road.
40) Town of Redding Inter-Department Check-off Sheet dated June 26, 2006, for Candace Benyei 29 Giles Hill Road, for extension of driveway w/ site plan attached.
41) Drainage Summary prepared for Whimsy Brook Farm, dated November 8, 2006, from Michael J. Lillis, P.E., of CCA, LLC.
42) Land Use Inter-Departmental Check-off Sheet dated November 23, 2005, for Candace Benyei at 29 Giles Hill Road, to construct indoor arena.
43) Land Use Inter-Department Check-off Sheet dated May 14, 2003, for 23 Giles Hill Road, with photos.
44) Land Management Plan for Sunset Hill Riding Academy, Dated October 15, 1991, prepared by John Angeloni.
45) Redding Pilot Article, Dated May 15, 1975, pertaining to Whimsy Brook Farm.
46) Email from Brian Roach of Aquarion Water Company, dated May 12, 2010, to Robert M. Flanagan, with respect to the Special Permit Application of Candace Benyei, 29 Giles Hill Road.
47) Letter to Redding Zoning Commission Chairman Gerald Casiello, dated May 10, 2010, from Steven Trinkaus, PE, of Trinkaus Engineering, LLC.
48) Curriculum Vitae of Steven D. Trinkaus, PE, of Trinkaus Engineering, LLC.
49) Presentation Outline of Catherine A. Cuggino, of Chipman, Mazzucco, Land & Pennarola, LLC, Attorney for John and Laurie Richardson, in opposition to Special Permit Application of Candace Benyei, 29 Giles Hill Road, with associated attachment of Westlaw – Case Citation: 107 Conn. App 36, 944 A.2d 360.
50) 5 -Aerial photographs of Whimsy Brook Farm, generated from Milone and MacBroom, dated August 2006; Figure 1 - 1965; Figure 2 - 1970; Figure 3 – 1985; Figure 4 – 1990; Figure 5 – 2004.
51) 21 – Photographs with hand written notes, submitted by Attorney Catherine A. Cuggino on behalf of her clients, John and Laurie Richardson, depicting site conditions at 23 & 29 Giles Hill Road.
52) Town of Redding Building Permit 13711, dated July 8, 2009, issued to Curt C. and Candace E. Benyei of 29 Giles Hill Road, for Manure Compost Facility.
53) Data Accumulation Sheet prepared for Curt C. and Candace E. Benyei, Giles Hill Road, Redding, CT, generated by CCA, LLC, with a last Revision Date of February 1, 2010.
54) University of Connecticut, College of Agriculture and Natural Resources, Department of Agricultural and Resource Economics, 2007-2008 Report, Volume 1, Number 1, April 4, 2010, submitted by Joan Nichols, Connecticut Farm Bureau.
55) 33 – Pages of booklet entitled “A Tour Through Whimsy Brook Farm,” PowerPoint submitted by Candace Benyei, 29 Giles Hill Road.
56) 1 – 24 x 36 Artist rendering color printout depicting Whimsy Brook Farms: 1) Proposed Left Elevation; 2) Proposed Section and Topography; 3) Proposed Front Elevation and Topography, submitted by Candace Benyei, 29 Giles Hill Road.
57) 1- 24 x 36 Artist rendering color printout depicting Whimsy Brook Farms: 1) View from the South West; 2) Viewpoint of Perspective Drawing; 3) Uses Similar Materials To An Existing Building On-Site, submitted by Candace Benyei, 29 Giles Hill Road.
Mr. Casiello read a letter into the record from Mick Lavelle, Town Attorney, as to the reconsideration of the Zoning Commission’s original decision on this matter. Whimsy Brook Farm is in part a livestock farm in a residential zone and this use is permitted. The Special Permit hearing does conform to the orders of the court.
Attorney Chuck Andres, representing Ms. Benyei, spoke briefly and introduced Mike Lillis, an Engineer who is also working with Ms. Benyei.
Ms. Benyei explained that the proposed structure will be 140 feet from the side property line and 138 feet from the front property line. The front of the one story, corrugated metal building will be sided with wood. The structure will be built into the hill below the current riding ring, and Ms. Benyei said that it would not be visible from Giles Hill Road or Newtown Turnpike. She further described the property, its function and activities that take place there, including riding lessons, and horse breeding, boarding and training. Attorney Andres pointed out that the number of horses on the property will be reduced from 28 to 20, decreasing the intensity of use.
MOTION: ~Made by Mr. Sanford, Mr. Shaban seconded to close the public hearing. Carried unanimously.
Respectfully Submitted,
Val Koniecki, Clerk
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