RE CEIVED STAFFORD. CT

Transcription

1 Town RE CEIVED STAFFORD. CT of Stafford ZGlb l lay II P /: 54 Plmming & Zoning Commission Regular Meeting May 10,2016 7:00 p.m. - Veteran's Meeting Room Warren Memorial Town Hall Members Present: Nancy Ravetto Gene Julian Doug Fassett, Alternate Leonard Clark, Alternate Also Present: David Palmberg, ZEO Dr. Donald Poland, CT Planning Development, LLC Dan Tomlin and Jodi Hannon, applicants Eamon Moran, Real Estate Development, Aubuchon Realty Guy Hesketh, P.E., F.A. Hesketh & Associates, for Aubuchon Realty Kathy Bachiochi (arrived at 7:45pm) Application of Dan Tomlin/Stafford Cidery, Section Uses not covered, Special Use Permit PUBLIC HEARING to establish a Cidery & Taproom, Owner: Howard Buckland, Location: 68 Main St., Map 51 Lot 58, Zone: C. Nancy Ravetto, Chair, opened the Public Hearing at 7:00 p.m. and established a quorum with regular members Nancy Ravetto, Chair and Gene Julian, and seating alternate members Leonard Clark for Ron Houle and Doug Fassett for Kathy Bachiochi. Gene Julian read the legal notice into the record. Dan Tomlin of268 East Street attended the public hearing with Jodi Hannon. He explained that they are trying to start up a cidery at 68 Main Street, with plans to have the fermentation room in the basement and a tap room on the main floor. They would only be selling their cider. Their biggest issues right now are meeting the building code, and they have hired an architect to go through the requirements. The architect has been talking with the state building inspector to see what needs to be done. It appears they will need to create a second entry/exit way and there needs to be a bigger landing by the door. The glass has to be replaced because it is not tempered Dan Tomlin said not a lot of progress has been made to date because there are some significant costs involved. Jodi Harmon said they are looking into possible grant opportunities. David Palmberg said he was surprised by the changes in building requirements and felt badly they were hitting some roadblocks. Nancy Ravetto asked the applicants if there was any possibility they would want to withdraw their application. Gene Julian said they could always get

2 approval from the Commission and then not to go forward. David Palmberg an approval from the Commission would be a year, with granted if said there is no associated with an extension. They would need to provide a written request. noted no approval been provided by the North Central but an approval of application could granted by the condition that they health department approval. Jodi Hannon said are not planning to back out at this point. Tomlin said they do not expect health approval to an Right now, are focused on the building requirements. were no further questions from the Commission. Gene Julian Leonard Clark to Public at 7: 15 p.m. All were a motion, 1. Call to order and establish a quomm 2. ofapril 16 Regular meeting. 3. and possible decision - Application of Tomlin I 5.12 uses not Special Use to establish a Cidery Howard Buckland, Location: 68 Map 51, 58, 4. Valley cooperative, 51 Old Rd., 5. Pre-Application Discussion: Aubuchon Company, Inc., West Stafford Road, Map 18, HI. 6. Consultant update of regulations. 7. New and other 8. Mylars - Proulx 9. Adjournn1ent 2

3 1. Call to order and establish a quorum. Nancy Ravetto called the regular meeting to order at 7: 15 p.m. She established a quorum with regular members Nancy Ravetto, Chair and Gene Julian, and seated alternate members Leonard Clark for Ron Houle and Doug Fassett for Kathy Bachiochi. 2. Review minutes of April 26, 2016 Regular meeting. This item was tabled to the May 24,2016 meeting. 3. Discussion and possible decision - Application of Dan Tomlin / Stafford Cidery, Section 5.12 uses not covered, Special Use Permit to establish a Cidery & Taproom, Owner: Howard Buckland, Location: 68 Main Street, Map 51, Lot 58, Zone: C. Doug Fassett asked why the paperwork states the Public Hearing date is April 26, It was noted this was just an error. The applicant originally planned to come before the Commission on that date, but a request was made to postpone the Public Hearing to May 10. Gene Julian made a motion, seconded by Leonard Clark, to approve the application of Dan Tomlin / Stafford Cidery to establish a cidery and taproom at 68 Main Street, Map 51, Lot 58, Zone: C, on condition the applicant receive approval from the North Central Health District. All were in favor. 4. Campground Renewal Permit: Sun Valley Camping cooperative, 51 Old Springfield Rd., Map 34, Lot 16B, Zone: HI. Nancy Ravetto noted that per David Palmberg's report there are no outstanding issues or concerns from the police and health departments, and that the Commission agreed to make any camping permit renewals so that their expirations align with the end of the camping season on October 15, Gene Julian made a motion, seconded by Leonard Clark, to renew the Sun Valley Camping cooperative campground permit at 51 Old Springfield Road, Map 34, Lot 16B, Zone: HI, with an expiration date of October 15,2016. All were in favor. 5. Pre-Application Discussion: Aubuchon Realty Company, Inc., 39 West Stafford Road, Map 47, Lot 18, Zone: HI. Eamon Moran of Aubuchon Realty attended the meeting with Guy Hesketh, P.E., of F. A. Hesketh, which is representing Aubuchon Realty. Guy Hesketh said they will be submitting an application to renovate the existing building at 39 West Stafford Road, adding some square footage, and also adding a new 12,800 sq. foot building on the back part of the lot. They also plan to add a small retail drive up kiosk for coffee or an A TM, which would utilize a nice, visible corner of the property. Guy Hesketh said they plan to make the formal application by the end of the month and come before the Commission with it at their June meeting. 3

4 Guy said are proposing an entrance offof West Road. This has a apron, and there is parking in front and on side of the building. A driveway will come in center ofthe for customer and another drive offof Middle River Drive. There will be a dedicated tmck entrance in the rear where there is room to put in a tmck tum-around area. The loading areas would be behind the retail. In way they can truck away from customer traffic and pedestrians. will need to be done at a 3 to 1 slope. Guy the Commission discussed a conflict regulations regarding a required 10' walk in front of buildings, and it might be interpreted. said the new building would have a 10' walk. also noted that regulations require a 30' front yard landscaped and that some their proposed parking will encroach on that buffer. proposed non-conformity is less the existing non-conformity at Guy Hesketh said they would be asking some parking, as their use as a hardware store with quick in-out purchases, requires less parking than a typical establishment Ravetto their current regulations, states up to 10 of the parking. request would this by about 7 or 8 parking Eamon Moran reviewed customer traffic data at a typical store at peak time, noting that even at peak it is still less than a typical operation. asked if is any provision in the to allow discretion on these as a typical hardware store has some outside storage would take up areas. David Palmberg he did not think request was unreasonable, as at minimum he has demonstrated that spaces could be provided if He noted also that this would be a much an existing building. the kiosk proposed would meet required Fassett if Aubuchon planned to put in a sidewalk Route 190. Guy said that is currently not on the plan. David Palmberg said in previous talks, they did discuss this At they want a provision for a as they expect will traffic on Route 190. He said it would have to part of an encroachment permit. Eamon Moran said they are open to the idea of a sidewalk, but presently it is not in their Nancy Ravetto said sidewalks are an important goal in the future, as they foot to Gene said this would not be an area of compromise Ravetto noted that the requested retail space exceed 20,000 sq. but did not the additional 4,000 sq. ft. requested would be an In discussing the number of parking for of this David Palmberg they should identify adequate spaces on the site but mark them said they be 4

5 stretching asking an addition 7 or 8 spaces, but the Commission does some latitude with Special Use Pennits, and these spaces would be the state ROW, not property owners. Guy Hesketh pointed out areas which could be display areas such as for plants. second area is planned for a propane filling facility, which would be screened and include bollards. Moran provided pictures with of the they would be leaning toward. The example ofa store Newport, of vinyl horizontal siding and cupolas they use, along decorative mirrors and flower boxes. picture store Sandwich, MA, which he also provided would be more like what they are proposing Stafford, with metal panel, and an that covers the concrete walk and some of their utilizes an adds a canopy presentation with Eamon Moran said would not be building a panel building for the new building in back, but the look will coordinate with the front building. Eamon Moran said would build something that would the roof of the front building with a gabled roof line addition. The color scheme roof will be shared both the existing and new building. 1!1!(~stc:d that they their become familiar with their guidelines designing new Leonard said he prefers look of Aubuchon store in Placid, New York, at least the back building. Nancy Parker said this would difficult to on the building, but they also want to end up with a cement box. Gene Julian said they want to get the AVVIUU,F, building can get, understanding that are glad will be an building. They are open to compromise, hope that architect incorporate of the of design are looking Eamon Moran said they would not be to do a building such as one in Lake Placid as it would not be cost-effective, but he believes Commission will be happy with what propose. Guy Hesketh said will put architect on project to come up with some Aubuchon is eager to move forward and have completed a study have talked with people Department of Transportation. Palmberg whatever they come forward with, it would helpful to a data block on the plans that shows added parking can be placed. needs to be considered the use can change. would grade it out so that it would be for parking. 6. Discussion with Town Planning Consultant regarding update of regulations. Don Poland attended meeting. David Palmberg he had been in contact with him explained are looking a fee for proposal. are his 5

6 assistance in changing the fonnat and organization of the zoning regulations to make them more user friendly, to add a Table of Contents, definitions, editorial corrections, cross references where needed, and to incorporate their new regulations such as the Overlay Zone, the HIZ, and solar regulations. There is expectation that he will need to have a few meetings and interactions with Commissioners as well. Nancy Ravetto noted that the Commission has been working together on edits and that Kathy Bachiochi (who arrived later during the meeting and joined the discussion) is a retired English teacher who has been keeping track of the corrections that need to be made. They have gotten up to Page 40 with the edits. Kathy Bachiochi noted that the current regulations have had several people working on them over the years and they have used multiple fonnats, so this needs to be streamlined. Don Poland said it is not uncommon for regulations to get a bit unruly as amendments are regularly added, and little goes away. He said Stafford's are not that bad. David Palmberg said another issue is that as the section numbers change in the regulations, it can be difficult to look back in the minutes from years back and find what is being referenced. Don Poland suggested they complete the edits before tackling any reorganization. He said they can keep the same number structure but the numbers will end up changing anyway. David Palmberg said he would send Don a clean copy in.pdffonnat. He said there may also be some sections where they need help revising the wording. Nancy Ravetto asked for some guidance in how they should approach issues where they feel they might want to combine two items together. She provided Page 17 as an example, asking if they should go ahead and combine two items in the edits, or just note their suggestion to do so and leave it to Don to decide if this is the right thing to do. Don Poland suggested they do the latter, just marking things with their suggestions. Don Poland said he would create a temporary Table of Contents with all of the sections in order with the existing numbers, and every time they move something around it will get recorded. In this way, they will have a cross-reference sheet for tracking their changes. David Palmberg suggested they leave empty sections for adding new regulations. Don Poland wasn't sure, but said they will see how it plays out. David Palmberg asked to get an idea of the scope, but said he did not expect them to detennine this outright this evening. He asked for a realistic time frame for a public hearing on general text amendment revisions. David had suggested aiming for October 1 SI for a new set of regulations to be reviewed by the Commission. He said he would expect to need to have a few meetings with Don Poland to see their progress. He said he felt it was critical to get the regulations right to the best of their ability, even if that means pushing things out to December. Nancy Ravetto asked if they should include new regulation development in the proposal from Don Poland. David Palmberg said this would probably need to be a separate proposal, to be done as budgeting pennits. They will need to prioritize what must be 6

7 Julian noted are a living so they will Poland suggested Commission with a (not-to-exceed) flat-rate based on ofhours of his he expects work to take and reorganization concerns and factoring the new zones and a with the Commission. the quote ends up less of his hours anticipated, then they can draw in other work they would like to see done as well. David he appreciated and felt would the right way to Nancy Ravetto said she forwarded their updated Space asked how they should handle Don Poland said not yet read their and will them against what they can a about Nancy Ravetto said she felt priorities that they would want to address-earth removal, open Poland said if the hours proposes for the the zoning regulations can look at which to with. David they will want to their to what they sooner rather He suggested they may want to look at a town. Nancy Ravetto has always seen their vision as wanting to while protecting rural character of the community. Don Poland will get a proposal out to David Palmberg end of next David said he would circulate this to Commissioners by 7. New and other business. Nancy Ravetto spoke to of the Commission about getting input about on the Commission, though no Chair. Nancy said expected Ingrid to at the meeting tonight, so she will check back with the Conservation Commission again to see if one of their members is in attending one of upcoming meetings. David the former F. L. Commission in said it appears reconstruct the station site. are a number of and are getting their preliminary together. David and flower are starting to become an in town, and they don't currently have any regulations that address them, beyond requirements from the Health Department. said they don't allow them to stay at the they park at overnight. is one that parks in front Dickson's Laundromat, and he understands they plan to be at a number of events town such as the Blues there are a few others that are in town and their eye out for them see they kinds of 7

8 things would they want to town staff to administratively, and what should come before the Commission. for some recommendations in handling a accessory at F ann \vhich morphed into a retail center. operation has been generating some complaints to his infonnally to the nothing has There was a discussion about balancing supporting consideration to After some discussion, the Commission that the definition a roadside means only products on-site can be sold at the stand. property owner cannot bring m off-site. 2 Commission approved a operation in the Now, ho\vever, brewer is he may want to add a tasting room. Nancy Ravetto asked about the ","c\,",,,,,,,,, Palmberg said it is in 8. of IVlylars - Prouh: David Palmberg signed the Proulx application. signed along with the approval for Cidery the Valley Campground "Ul"l-"'"."'- pennit renewal. 9. a motion to adjourn,.:l1.i..vll'...u ofthe & Respectful submitted, Secretary 8