RECEIVED September 27, 2010 @ 9:04 A.M.
Michele R. Grande, Redding Town Clerk
3 pages
ZONING COMMISSION
PUBLIC HEARING MINUTES
September 22, 2010
Present: G. Casiello, Chair; A. Atamian, J. Shaban, J. Ventricelli
Also present: R. Flanagan, ZEO, 13 members of the public and a representative of the Redding Pilot.
Ms. Atamian was seated for Mr. Sanford
Mr. Casiello called the Public Hearing to order at 7:30 pm.
Public Hearing: Application 10-02, Calvary Independent Baptist Church, 711/715 Redding Road. Review Special Permit and Site Plan
The legal notice of the Public Hearing was read by Ms. Atamian
.
Motion: move that the Public Hearing be opened. Shaban, Ventricelli. Approved. Unanimous.
Mr. Flanagan stated that the original permit for the project had lapsed and the organization was asked to submit a new application for review and approval. He submitted 16 documents that were received and entered into the record. One comment was received from the Planning Commission. The Planning Commission approved the application at their September 4, 2010 meeting, stating that the plan was in keeping with the Town Plan of Conservation and Development, but expressed a concern regarding the percolation rate on the land. The Health Department and Conservation had no further comments on the project. The West Redding Fire Department requested egress drive for emergency vehicles and confirmation that the 10,000 gallon water tank located in the cul-de-sac area of Chapman Place was serviceable. There were no
responses from the Board of Selectman and Police Department.
David Bohn, representing the Calvary Independent Baptist Church stated the plan was basically the same as the plan submitted four years ago. The size of the building has been reduced in length by 46 feet, with a plan to add that portion to the building at a later date. The front and sides of the building are in the same location. The size of the septic system is the same, and will accommodate the future addition. He stated that buffer trees had been planted on the property as requested. The entrance drive has been located in conjunction with a discussion with the State of Connecticut Department of Transportation.
Michael J. Mazzucco, Civil Engineer, reviewed the details of the application. He stated the project is for a proposed church, includes 39 parking spots, with a designated area for an additional 22 spots when the original building is expanded. Handicap access has been provided to the lower level. The 100 foot buffer from the neighboring properties was designated. Lighting will include six light poles, in addition to building entranceway lighting. All lighting will be focused downward.
Mr. Bohn indicated the lights will be off as much as possible with the exception of low level safety lighting as requested by the Police Department. He specified the hours of operation: Sundays 10am to 12:30 pm and 6:00 pm to 7:30 pm; Wednesdays 7:00 pm to 8:30 pm; and some additional weekday evenings from 7:00 pm to 8:30 pm.
Mr. Casiello opened the meeting to comments from the public.
Russell Stewart, Limekiln Road: Mr. Stewart lives on the adjacent road and was representing other adjacent neighbors concerned about the project. He submitted a letter from a private civil engineer with questions and concern about the application and project. Items cited included traffic issues, the wide driveway entering and exiting the property onto a very busy Highway 53, the number of parking spaces on a non-paved surface, the lack of sufficient buffer plantings, the front set back being only 40 feet opposed to residential set back requirement of 50 feet, the lack of lighting and signage information, the potential of noise, the length of construction activity was not stated and questioned whether the project would be built. Mr. Stewart stated that the neighbors were concerned about the negative
impact of the approval of the application and pending project on the value of their properties.
The applicant, represented by Mr. Bohn, and Civil Engineer Mr. Mazzucco, were provided with the opportunity to respond. The CT DOT was consulted and completed a review of the traffic/driveway plan. Buffer shade trees, 4 foot trees as requested in the original application, have been planted. The drive/entrance is two lanes to allow traffic to enter Route 53 going North and South and rapidly empty the parking lot. The plan includes 39 parking places, some of them on a gravel surface. When the addition to the building is planned, the site is designed to add 22 additional parking spaces. A lighting plan with details will be submitted. The Drainage application is identical to the original submittal, the engineer will resubmit.
Regarding the noise issue, Mr. Casiello noted that the regulation was removed from the Zoning Regulations as the request of the State of Connecticut.
Alex Gray: asked if the State of Connecticut needed to be consulted on the noise issue prior to approval.
Mr. Shaban asked the applicant if bells or music was planned. Mr. Bohn responded that the plan does not include any audible sound.
Donna Strout, Chapman Place: asked if there would be any access to Chapman Place. Mr. Bohn responded that no access to Chapman Place is planned. The church owns an additional parcel of land that does have access on Chapman Place, but the plan for that property is a future parsonage or a sale of the property. Ms. Strout asked about access to the open space adjacent to the property. Mr. Bohn responded that the access way to the town-owned property would continue to exist.
Mr. Casiello asked about the plan for signage. Mr. Bohn responded that a roadside sign conforming to the size requirements was planned. No additional signage on the building is planned.
Andy Gallen: questions related to lighting. Mr. Mazzucco responded that the plan includes six pole lights, and additional down lighting.
Lestina Trainor, Chapman Place: commented that the buffer of 4 foot trees is not sufficient. The trees are a slow growing type and there is not a sufficient number to provide an adequate buffer as required. She questioned whether the buffer would be in place before or after construction period. Mr. Bohn responded that the project is fully funded, a contractor is under contract, and the project is ready to move forward. The contractor’s substantial completion date for the project is nine months from the start of construction. He added that they would comply with the requirement for the buffer of rows of offset trees of 8 feet.
Alex Gray: commented that the species of trees planted is good, but many more of them are needed to provide an adequate buffer.
Paul Spinelli: asked if any consideration was given to the use of bollard lighting, similar to the lighting used on the St. Patrick’s church parking area. Mr. Mazzucco responded that consideration would be given to that type of lighting.
Motion: move that the Public Hearing be closed. Shaban, Ventricelli. Approved. Unanimous.
The Public Hearing was closed at 9:45 pm.
Respectfully submitted
Mary Maday, Recording Secretary
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