Planning and Zoning Commission
40 Old Farms Road Willington, CT 06279
November 18, 2008 – 7:30 PM
Meeting Minutes
A. Call to Order
Chairman, Matthew Ellis, called the meeting to order at 7:30 p.m.
B. Roll Call
Members Present:
Matthew Ellis
Phil Nevers
Edward Standish
Tom Murphy
Andy Marco
John Sullivan
Peter Latincsics
James Poole - alternate
Also Present
Susan Yorgensen, Planning and Zoning Agent
File 2008-17 To adopt as comprehensive changes to the Subdivision Regulations of the Town of Willington including provisions for open space subdivision, low impact development. Applicants: ~Willington Planning and Zoning Commission. (Public Hearing October 7, 2008 continue P.H. to Nov. 18, 2008)
M. Ellis called a recess to move the meeting to the large room upstairs to accommodate the attendees. The meeting reconvened at 7:40. M. Ellis explained that they are taking comments and concerns that were not brought up at the previous public hearings.
Keisha Hoar said she has researched surrounding towns and they are getting grants to purchase open space. She asked if Willington has done this. M. Ellis said it was a valid point and it is something that should be worked toward.
Carol Parizek asked for a definition of affordable housing and what restrictions apply. M. Ellis said affordable housing falls under the state’s definition. S. Yorgensen said affordable is a percentage of the average median income. The ratio is outlined in the Statute. Ray Crossen said affordable housing is exempt from town regulations, not exempt from wetland regulations. He said the regulations here tonight do not affect affordable housing.
The Malack family said they just recently found out about the 40% open space and asked for an explanation. M. Ellis explained that the parcels greater than 15 acres will have to present, to the commission, an open space subdivision plan with minimum 40% open space. He said it would be the same number of lots, more open space.
Mr. Crossen and Ms. Hoar presented the commission with a series of graphs showing the progression of Willington and their workings on the future of Willington’s land in regards to the wetlands, buffers, slopes and what they feel the goals are. Mr. Crossen explained the graphs and read the goals of the Conservation Commission from the POCD. He said, by the year 2032, the majority of the land will be controlled by Willington and most of that land will not pay tax. He said the town will have to put a greater tax burden on the existing land owners. He asked the commission to take time, get federal grants, do fund raisers and purchase property; do not take the land.
Greg Webber asked about cluster housing and how it will affect septic and wells. M. Ellis said it still has to meet the health code requirements.
Ms. Malack asked what would happen if she wanted to give 5 acres, out of 20 acres, to her kids. M. Ellis said family is exempt from open space requirements and this goes back to state statutes. A discussion was held.
Ms. Parizek said she was concerned about 20% open space, rather than 15%, for regular subdivisions.
A discussion was held on giving a fee in lieu of designating 40% open space.
Mr. Crossen asked how the commission would deem property conventional or open space. He said they would eventually be forced into all open space subdivisions. The first one approved would set precedent.
Daniel Locke asked how many commission members own more than 15 acres in which 2 members replied that they did.
Donald Parizek voiced his opinion against the changes to the regulations. He said this country was founded on property rights and ownership.
A discussion was held on cluster housing and when it came into Willington.
Mr. Crossen presented the commission with a document of regulations that were reviewed, clarified and re-written by the group of people that hired Attorney Tim Hollister. He said they want the 20 acres to remain the same; move 40 % open space to 25% and take into account the land itself; conventional remain at 15%; and go from a 15% slope to 25% slope to allow for walk-out basements.
Susan Dione said she owns 24 acres that they purchased with the intent to sell off lots for their retirement. She said they now have to submit 2 sets of plans and surveys and will lose 12 acres out of the 24. She is concerned about losing money that would fund their retirement and they would not be compensated for acres lost.
John Patton commented that the current commission is fair minded, although, the commission that follows may not be. He asked that they close the hearing, withdraw the application and take comments into consideration.
P. Nevers motioned to close the public hearing. E. Standish seconded the motion. All in favor. Hearing closed.
File #2008-18 to amend the Willington Zoning Regulations (Sections 4.04, 4.18, 4.19, 4.21, 4.23, Section 10 and Table 8.02).To provide consistence with the proposed Subdivision Regulations. ~Applicants: ~Willington Planning and Zoning Commission. (Public Hearing October 7, 2008 continue P.H. to Nov 18, 2008)
M. Ellis asked if anyone had any new information to submit. Mr. Crossen asked for clarification on the setback regulation changing from 150 feet to 100 feet. M. Ellis said it was a clerical error.
J. Sullivan motioned to close the public hearing. P. Nevers seconded the motion. All in favor. Hearing closed.
Regular Meeting
M. Ellis called the regular meeting to order at 8:26.
File 2008-17 To adopt as comprehensive changes to the Subdivision Regulations of the Town of Willington including provisions for open space subdivision, low impact development. Applicants: ~Willington Planning and Zoning Commission. (Public Hearing October 7, 2008 continue P.H. to Nov. 18, 2008)
E. Standish motioned to withdraw the application for changes to the Subdivision Regulations of the Town of Willington. P. Nevers seconded the motion. All in favor. Motion carried.
File #2008-18 to amend the Willington Zoning Regulations (Sections 4.04, 4.18, 4.19, 4.21, 4.23, Section 10 and Table 8.02).To provide consistence with the proposed Subdivision Regulations. ~Applicants: ~Willington Planning and Zoning Commission. (Public Hearing October 7, 2008 continue P.H. to Nov 18, 2008)
E. Standish motioned to withdraw the application for amendments to the Willington Zoning Regulations. T. Murphy seconded the motion. All in favor. Motion carried.
New Business
Release of maintenance bond Clover Springs Drive
S. Yorgensen said they have a memo from Karl Acimovic that indicates everything is in order.
E. Standish motioned to recommend, to the Board of Selectmen, that the bond for Clover Springs Drive be released. P. Nevers seconded the motion. All in favor. Motion carried.
PZC2008-23 Application to amend existing site plan to include accessory building for office and equipment storage (indoor secured) at 180 Tolland Turnpike (Map 23 Lot 66 Zone R80) Owner /Applicant: Lawrence & Diane Becker, John Patton (Received November 18, 2008 Public Hearing by January 20, 2009)
John Patton was present and explained the application. He said it is for a 4 bay garage with an office and parking and he gave the dimensions. Mr. Patton said it is going to be a steel building with a wood frame office; full septic and well. A discussion was held on the oil tanks and the requirements. Mr. Patton said they are steel tanks in which they do a leak test once a week and keep a record of everything that is pumped out. A discussion was held on the office space. T. Murphy asked if they would have a wash bay and Mr. Patton said yes, and they will have a holding tank. Mr. Patton said they would not have sleeping quarters; possibly an emergency shower.
M. Ellis asked S. Yorgensen if she had a chance to review the application. She said she had and she asked for revisions which were made. She said a memo from G. Jones was in the file. She said the floor plan is in the file. M. Ellis commented that there would not be a change of use, not adding a special permit, just adding a new structure. A discussion was held.
P. Nevers motioned to approve the application on the condition that all modifications are to be approved by staff. T. Murphy seconded the motion. P. Latincsics and A. Marco abstained. All others in favor.
11 Phelps Way - Special Permit and Site Development Plan:
Clem Langlois was present. A discussion was held on the requirements of the special permit. A discussion was held on the work Mr. Langlois was currently doing on the building and the necessary procedures/permits needed to install floors and walls. S. Yorgensen commented that Mr. Langlois cannot get a building permit until he gets a use permit and read the motion from previous minutes. A discussion was held. Mr. Langlois said he is trying to get businesses into the town but the permit process makes it very hard. He said he needs to fix the building in order to get a business in. A discussion was held on the procedures for commercial development. J. Poole said they have to follow the established protocol within the Town of Willington and the state.
P. Latincsics motioned to authorize staff to oversee minor modifications to the site plan at Phelps Crossing. A. Marco seconded the motion. P. Nevers recused himself. J. Poole abstained. All others in favor. Motion carried.
PZC2008-24 Application for Special Permit & Sign for ECHN Blood Laboratory Service at 11 Phelps Way (Map 30 Lot 14 Zone DC) Owner/Applicant: Roger Talbert & Clem Langlois (Received November 18, 2008 Public Hearing by January 20, 2009 decision within 35 days after close of Public Hearing.)
Clem Langlois was present. A discussion was held on the requirements of the special permit. Mr. Langlois commented that he has 20 days to put ECHN in. The commission members asked the applicant to have a representative from ECHN at the public hearing.
E. Standish motioned to set the Special Permit Public Hearing for ECHN on December 2, 2008. J. Sullivan seconded the motion. All in favor. Motion carried.
Minutes
P. Nevers motioned to approve the minutes of 10/7/2008. T. Murphy seconded the motion. E. Standish abstained. All in favor
P. Nevers motioned to approve the minutes of 10/21/2007. T. Murphy seconded the motion. All in favor.
A. Marco and J. Poole noted that they have read the previous minutes and listened to the CD’s from the meetings.
Correspondence
1. Copy of a letter from Robinson & Cole to Connecticut Siting Council withdrawing the application for the proposed telecommunications facility at 343 Daleville Rd.
2. Letter from State of Connecticut stating the above application has been withdrawn.
3. Letter from Mark Branse on his review of the Zoning amendments.
4. Copy of a letter from Capitol Region Council of Governments, to Town of Tolland, regarding their Report on Zoning Referral.
5. Letter from State of CT DEP on the development of a Water Pollution Control Plan with a Sewer Service Area Map.
6. CT DEP Emergency Incident Report on a diesel fuel spill at Fed-Ex Ground.
7. Letter from CL&P on a revision to the New Business policy.
8. State of CT OPM on an amendment to State Statute 8-23.
9. Letter from WINCOG, to Town of Tolland, regarding a referral on Rear Lots.
Staff Report
S. Yorgensen commented she is writing a letter to Board of Selectmen to remind them the Special Permit is in jeopardy on the Senior Housing Recreation.
The commission asked S. Yorgensen to send the document submitted by Mr. Crossen on their recommendations regarding the regulation changes.
A discussion was held on the course to take regarding the changes to the regulations. J. Sullivan recommended they work with WINCOG. J. Poole said it would be well worth finding a developer to build a presentation for the commission. E. Standish suggested they have a meeting while everything is fresh in their minds. S. Yorgensen said all meetings and workshops will be open to the public. A workshop was set for December 9, 2008 at 7:00.
Meeting adjourned at 9:40.
Respectfully Submitted,
Michele Manas
Recording Clerk
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