ZONING
COMMISSION
P.O.
BOX 308
November
6, 2006
7:00 p.m. Town
Hall
Chairman
Rob Martin called the regular meeting to order at 7:00 p.m. Members Anita Calder, Jill Conklin, Rob
Martin, Wes Smith, Lise Wood, and Alternate Terry Kuzman were present and
constituted a quorum. Town Planner
Patrice Carson was also present.
II.
INTERVIEW DESIGN REVIEW BOARD CANDIDATES
Mrs. Carson reported that
the Board of Selectmen has appointed each of the Design Review Board candidates
reviewed by the Zoning Commission.
Mr. Kenny Coehlo has also expressed interest in serving on the
Board.
III.
MINUTES
APPROVAL
IV. OLD
BUSINESS
a. Other
– There was no other Old Business.
V.
NEW
BUSINESS
a. Application for Modification of Special
Use Permit Application for Gravel Bank, 164 Hampden Road, Grower Direct
Farms
Lise
Wood recused herself and Terry Kuzman was seated for her for this agenda
item.
Len
Van Wingerden explained that when he applied in June for a renewal of the Grower
Direct Farm Special Use Permit for a gravel bank operation, the hours of
operation were changed from 8:30 a.m. to 5:30 p.m. This change has created an economic
disadvantage for both his operation and for Herb Holden Trucking
Company.
To
provide some history, he explained that in response to a request from Wood’s
gravel operation, which also does business with Herb Holden Trucking Company, he
granted permission for trucks to traverse his property en route to the Wood
gravel pit. Wood Gravel Operation
currently runs under the normal gravel bank hours of 7:30 a.m. to 5:30 p.m.,
which results in trucks continuing to pass through Mr. Van Wingerden’s property
before 8:30 a.m. en route to Bruce Wood’s property. They are unable to stop and pick up
gravel from Grower Direct, however, because of his permit
requirements.
Grower
Direct Farms, therefore, has now applied for a modification of their permit and
the first step in proceeding in the process is to schedule a public
hearing. Mrs. Carson suggested that
if the application is accepted, the public hearing can be scheduled for November
20, 2006.
Mr.
Kuzman explained that the original reasoning behind the updated hours of
operation was in response to residents concerned over the number, volume and
speed of trucks coming from Grower Direct Farms.
Mr.
Van Wingerden commented that the majority of Herb Holden truck drivers are very
good, and often it is the Town trucks that drive quickly. In addition, Bruce Wood uses his road as
access to Hampden Road, which is a state spec road, because this is a safer
alternative than using Wood Road.
A
motion was made by Jill Conklin, seconded by Anita Calder and unanimously voted
to accept Grower Direct Farms application for modification of their special use
permit for a gravel bank at 164 Hampden Road, refer the application to the
Planning Commission, and to schedule a public hearing for November 20, 2006 at
7:00 p.m.
Lise
Wood returned to her seat and Terry Kuzman was unseated.
b. Discussion: Possible Moratorium on All Applications
for Non-Residential Uses Located in the Commercial Zone Along Main Street (CT
Route 190) From the Maple Street & Shaker Road Intersection to the School
Street & Hall Hill Road (CT Route 186) Intersection
Mrs.
Carson explained that a committee has been formed to study the Somersville area
along the Route 190 corridor. They
are discussing the use of grant money for hiring a consultant to help design the
commercial area between Hall Hill Road and School Street through to Maple Street
and Shaker Road. Concerns have
arisen involving commercial zone regulations and staff would like to stop
development in the area until they have a specific design concept to work with
so that the area may be protected from development contrary to what residents
have in mind. The moratorium will
provide time for necessary preparation so that the town can differentiate future
potential uses and design and zoning requirements.
She
explained that an 8 to 9month time frame is suggested, which may be modified to
a shorter term, depending upon how things work out. Once a consultant is hired, time
considerations can be addressed more specifically. Any pending applications would be
allowed to continue the development process.
A
motion was made by Lise Wood, seconded by Jill Conklin and unanimously voted to
refer the application to the Planning Commission and set a public hearing for
November 20, 2006 at 7:00 p.m. for the Zoning Commission’s application to amend
it’s Zoning Regulations to impose a temporary moratorium on all applications for
non-residential uses located in the Commercial /Business Zone on Main Street (CT
Route 190) from the Maple Street and Shaker Road intersection to the School
Street and Hall Hill Road (CT Route 186) intersection.
c. Other
A
motion was made by Lise Wood, seconded by Wes Smith and unanimously voted to
amend the agenda to add the following three items:
1. Special Use Permit Application for Home
Occupation (Real Estate Office), 3 School Street, Conklin
Jill
Conklin recused herself at this time and Terry Kuzman was seated in her place
for this agenda item.
Jill
Conklin presented the application and explained that she intends to remodel her
home and use a portion of it for her real estate office. She explained that the much of her
business will be conducted at her Enfield office and, therefore, she expects
only a minimal traffic increase.
She reviewed her map with the Commission to show that the front living
room of the home will serve as a temporary office until she can get the
remainder of the building ready.
She
proposes a 12-foot wide circular driveway.
The state has not yet let her know whether access to the property will be
by way of School Street or Route 190 (Main Street), but it is anticipated that
it will be via School Street. If
so, she expects to have parking designated along a portion of her Main Street
property line.
Mrs.
Carson noted that she does not recommend accessing the driveway from Route 190
(Main Street).
A
motion was made by Terry Kuzman, seconded by Lise Wood and unanimously voted to
accept Jill Conklin’s Special Use Permit Application for a home occupation (real
estate office) at 3 School Street, refer it to the Planning Commission and set a
public hearing date for November 20, 2006 at 7:00 p.m.
Jill
Conklin returned to her seat and Terri Kuzman was
unseated.
2. Discussion/Adoption of 2007 Regular
Meeting Dates
A
motion was made by Anita Calder, seconded by Lise Wood and unanimously voted to
adopt the regular Zoning Commission meeting dates for 2007 as
presented.
3. Discussion/Adoption of 2005-2006 Annual
Report
A
motion was made by Lise Wood, seconded by Jill Conklin and unanimously voted to
approve the 2005-2006 Annual Report as written.
VI.
DISCUSSION: PLAN OF CONSERVATION AND
DEVELOPMENT
No
new meeting date has been scheduled, but Mrs. Carson reported that she met with
David Pinney, ZEO Joy O’Connor and a CRCOG representative. CRCOG has applied for a grant to
evaluate zoning for agricultural/farm properties. They are trying to write a model
regulation that towns could use.
Mrs. Carson is working on
the cistern regulations.
VII.
STAFF/COMMISSIONER
REPORTS
No
reports were presented. Mrs. Carson
noted that Joy O’Connor has expressed discomfort about attaching the Zoning
Enforcement Officer’s report to the Zoning Commission minutes because the report
includes specific resident names and addresses. She would be willing to provide reports
to residents as requested and would email them to Commissioners and
alternates. It was the consensus to
make this change in procedure.
Anita
Calder excused herself from the meeting at 8:00 p.m.
VIII.
CORRESPONDENCE AND
BILLS
Approval
has been received from the State of Connecticut DOT for the
Geissler’s.
A
letter was received dated November 2, 2006 from Roger Stedding requesting
information about the interpretation of Zoning Regulation 214.88, specifically
where it pertains to expansion of greenhouses. Mrs. Carson read the letter to the
Commission.
The
Commission directed Mrs. Carson to provide a copy of Mr. Stedding’s letter to
the Zoning Enforcement Officer and to request her to provide the Commission with
a written response for their next meeting.
No
bills were presented.
A
motion was made by Lise Wood, seconded by Jill Conklin and unanimously voted to
adjourn the November 6, 2006 Zoning Commission meeting at 8:10
p.m.
Respectfully
submitted,
A.P.
Calder, Secretary
Robin Timmons, Recording Secretary
MINUTES
ARE NOT OFFICIAL UNTIL APPROVAL AT A SUBSEQUENT MEETING.