Tom Carter, Alternate Tony Canestrari and Cristen Tracie, applicant/owner Public PUBLIC HEARING

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1 RECEIVED STJ\FFORD. CT February 4, 2016 Town of Stafford Zoning Board of Appeals Regular Meeting 7:00 p.m. - Veteran's Meeting Room Warren Memorial Town Hall ld!hfeb-8 ACJ:28 Members Present: Also Present: Dennis Kaba, Chairman Timothy Armstrong Richard Longmore Henry DaDalt Anthony Guardiani, Alternate David Palmberg, ZEO Tom Carter, Alternate Tony Canestrari and Cristen Tracie, applicant/owner Public PUBLIC HEARING Variance Application of Tony A. Canestrari, Section 5.05b2, 5.05b3, and 5.05d to allow for motor vehicle repairs in a residential area, within 1,000 ft. of a residentially zoned building and within 40 ft. side yard clearance. Owner: Cristen Tracie and Tony Canestrari: 81 Buckley Hwy, Stafford Springs, CT. Map #54, Lot #27, Zone: AA. Site Plan Application of Tony A. Canestrari, Section 5.05 to allow for motor vehicle repairs. Owner: Cristen Tracie and Tony Canestrari: 81 Buckley Hwy, Stafford Springs. CT. Map #54, Lot #27, Zone: AA. Dennis Kaba opened the Public Hearing at 7:00 p.m. with a quorum of members including Dennis Kaba, Chairman, Tim Armstrong, Richard Longmore, Henry DaDalt, and Anthony Guardiani, alternate. He read the legal notice into the record and explained the Public Hearing process to those in attendance. Tony Canestrari, the applicant, of 81 Buckley Highway, said he has 25 years of experience in the automotive trade and would like to do some light automotive repair work from his residence. He would be working alone. He said his parcel was previously part of a parcel that belonged to Stafford Auto Recyclers. He said he will not keep any junk cars on his lot, no storage, no additional lighting, and no more than ten cars on his property at anyone time. He said he anticipates no increase to the present traffic that goes up the road. He added that he utilizes good environmental practices and maintains a neat work area. He plans not to keep any very early or late night hours, and would like to work from home to be around his family more and help with his wife's horse riding business.

2 Dennis Kaba asked Tony to when he said "light repairs." Tony Canestrari said he intended to installations, and other quick, in-out work. Tim to store bulk oil, antifreeze, and similar products. Tony inside, probably only keep about 4 to 5 cases oil at a David Palmberg asked ifhe planned to do said he would not be doing any repairs would be done by Tony Canestrari DaDalt asked if Dennis Kaba invited favor of the application. his life and Recyclers, which is Tony may be a resource for him to dispose of waste oil, and so they Canestrari's Al Furness of 10 Furness Lane, who also a business at 61 Buckley Highway has been a business area for operation as not having any negative on Sean Vogel's comment that Tony runs and very tidy operation. Scott Kneeland of Furnace Hollow Road, who owns a Tony Canestrari to have exemplary work practices, and said this proposal would have a very low impact on the neighborhood and would be an asset to the community. Bruce Dutton of 50 East Main Street said he was Mary Tautic of 5 Fox Run reiterated that Tony habits. She noted that Tony's land was once part behind him. She also noted that the Canestraris property. Randal Dutton oftolland, said he grew up He said the proposed business would be a adding little additional in-out traffic. worker. well. Mike Prentice of 24 Spellman Road, was favor were no further comments from the public who were not public in favor of the application to 2

3 ..."..'UU'Ul Canestrari of 77 was not in favor, which noise, concerns potential negative impacts to from spillage substances, excess vehicles, to property values, and health and to fumes. She indicated in that she did not feel Tony believed his family still the Red & Arts Garage, which could for him to work from. Mr. Kaba letter into the record. Eleanor provided photographs for the record. Annstrong noted that he had Canestrari's property earlier in 4:30 p.m. and found everything to be clean, and orderly in and around Al Furness said most cleaning chemicals today are environmentally-friendly, and Connecticut is quite stringent about Canestrari asked if even were environmentally friendly. automotive workers are required to use handling gasoline and oil, is very good about Canestrari amount of 5 or over a period of to surrounding homes area. David Palmberg said the 5 gallon number for a is a trigger for required to DEEP. Eleanor Canestrari said he property but never that it was a hazardous property and it was never the contaminants would never go away. Annstrong asked how far Eleanor She said it is about 250 Tracie provided some indicates the garage to the nearest even closer to 1,000 feet. Eleanor runs down hill, she questioned how cause it damage. back deck is to Tony Canestrari's automotive said he thought it was much nrh:upn the distance. David Palmberg is about 800 feet. Tim Armstrong there are wetlands in this area was to the existing Canestrari said there is says he cannot have his own property. David Palmberg property is an existing farm r..."",."'n building which allows on said basically Tony is to formalize what has been going on at """'Art'" for years. He said his proposal is to a backyard mechanic, and that the received in the zoning office appears to involve limited work, just Tony Canestrari work, and no stockpiling of cars. said lot was formerly part of a parcel that to Stafford Auto Recyclers. Canestrari noted that other businesses in that area included her beauty shop, a nowreal estate office and Furness Brothers, which was grandfathered in. Sean asked Eleanor Canestrari how beauty salon chemicals she uses. said they are disposed of a couple of Vogel pointed out that she too uses disposal practices with the chemicals operation. 3

4 accidents happen and asked Mary Tautic if she could guarantee something wrong wouldn't Scott Kneeland of Furnace Hollow Road reiterated that Tony Canestrari is very, very neat in his business practices and that he would not do anything to jeopardize the quality of the land in the neighborhood or his facility. Eleanor Canestrari expressed concern that any variance granted goes with the property. If a variance was granted, she said she feared he might one day wish to expand his operation. She asked how the procedure would work for this type of request. David Palmberg said this would be a request for an expansion of a non-conforming use, and he would need to come before the Board again. Tony Canestrari said the noise from his operation would be minimal. David Palmberg said the noise issue is not a part of the discussion. Mary Tautic of 5 Fox Run said she could see no reason why Tony Canestrari would blatantly start working on cars far outside regular business hours. Eleanor Canestrari said this might be the intention, but human nature is known to change. Burma Stelmak of71 Buckley Highway said she was opposed to the application because of the noise the business would produce, the danger of gas, oil, or chemical spills, and concerns about contaminants potentially getting into her shallow well following a rain storm where the water comes down the hill and floods her back yard. Mary Tautic of 5 Fox Run said this application is not for a body shop and the work that would be done on site would be limited repairs. She noted that Tony Canestrari also has a well that his family drinks from and he would not do anything to jeopardize their safety. She said people should not presume that a business owner will do wrong things. Eleanor Canestrari said happen. Mary Tautic said that while her guarantee carries no weight, she would feel comfortable guaranteeing it. She noted that the Furness Brothers Garage likely makes more noise than Tony Canestrari's operation would. Tim Armstrong asked Eleanor Canestrari how many hours a week she operates her business. Eleanor Canestrari said she operates about ten hours a week by appointment, with one car arriving at a time, much like someone was just having company over. She said she has been in operation since 1972 and her business was grand fathered in. Al Furness of 10 Furness Lane said iftony Canestrari wanted to expand his business, he cannot do so without Motor Vehicle Department approval. He said the MVD has very strict rules and if a repair facility wants to keep its license, they have to follow them to the letter. Tony Canestrari said he has a shallow well himself and he will treat his property and the neighborhood well. Tim Annstrong noted that Stafford Auto Recyclers has operated their business for years and he asked Tony if any of the wells in the area had ever become contaminated from their operation. Tony Canestrari said he was not aware of that ever happening. Dennis Kaba read another letter into the record, dated January 29, which asked the Board to decline the application due to concerns about excessive noise, smells/fumes, increased traffic 4

5 congestion, excessive cars on the property, and negative impacts to property values. The letter was signed by Frederick Schneider of91 Buckley Highway, Walli Casida of86 Buckley Highway and another resident (indistinguishable signature) also at 86 Buckley Highway. There were no further questions or comments from the public or the Board. A motion was made by Tim Armstrong, seconded by Rich Longmore, to close the Public Hearing. All were in favor. 7. AGENDA 1. Call to order 2. Establish a Quorum. 3. Approval of Minutes for December 3,2015 regular meeting. 4. Discussion and possible action - Variance Application oftony A. Canestrari, Section 5.05b2, 5.05b3, and 5.05d to allow for motor vehicle repairs in a residential area, within 1,000 ft. of a residentially zoned building and within 40 ft. side yard clearance. Owner: Cristen Tracie and Tony Canestrari: 81 Buckley Highway, Stafford Springs, CT. Map #54, Lot #27, Zone: AA. 5. Discussion and possible action - Site Plan application oftony A. Canestrari, Section 5.05 to allow for motor vehicle repairs. Owner: Cristen Tracie and Tony Canestrari: 81 Buckley Highway, Stafford Springs, CT. Map #54, Lot #27, Zone: AA. 6. Election of Chairman. New Business. 8. Adjournment 1. Call to order. Dennis Kaba, Chairman, called to order the regular meeting of the Zoning Board of Appeals at 7:30 p.m. 2. Establish a Quorum. A quorum was established prior to the Public Hearing with Dennis Kaba Chairman, Tim Armstrong, Richard Longmore, Henry DaDalt, and Anthony Guardiani, alternate. 3. Approval of Minutes for December 3,2015 regular meeting. Henry DaDalt made a motion, seconded by Tim Armstrong, to approve the meeting minutes of the December 3, 2015 regular meeting. All were in favor. 4. Discussion and possible action - Variance Application of Tony A. Canestrari, Section 5.05b2, 5.05b3, and 5.05d to allow for motor vehicle repairs in a residential area, within 1,000 ft. of a residentially zoned building and within 40 ft. side yard clearance. Owner: Cristen Tracie and Tony Canestrari: 81 Buckley Highway, Stafford Springs, CT. Map #54, Lot #27, Zone: AA. Henry DaDalt said he could provide some background on the Canestrari property. He said the pond on the property was built by Eveo Canastrari for the purpose of fire protection. At the time, he owned the junkyard. Henry DaDalt said after building the pond, Eveo Canastrari built the house on the property. He said the Canastraris also kept horses on the property long before Tony Canestrari had them. Henry DaDalt said Eveo Canastrari kept bulldozers, tractors, and other equipment on the property and repairs were done on vehicles and equipment there for a long time. He said he assumes Tony Canestrari's repair work will be 5

6 done by appointment, and that the work he will be doing won't be much different from what has been going on at the site for years. He said with regard to noise from the compressor, they don' t get run 2417 and he would not expect it to be run outside regular work hours of 8:00 a.m. to 4:00 p.m. He said the noise from a compressor is no worse than the noise a tractor trailer makes trying to go up Buckley Highway. Henry DaDalt added that he is familiar with the land and the family. He said he has never heard of an instance of contamination even with all of the equipment that has been on site over the years. He said the land will be no worse off than it is now. Tim Armstrong reiterated that he was out at the Canestrari property at 4:30 p.m. today and he found everything to be in extremely good order, with everything covered that should be covered, and the pond crystal clear. Henry DaDalt made a motion, seconded by Tim Annstrong, to approve the Variance application of Tony A. Canestrari, Section 5.05b2, 5.05b3, and 5.05d to allow for motor vehicle repairs in a residential area with 1,000 ft. of a residentially zoned building and within 40 ft. side yard clearance at 81 Buckley Highway, Stafford Springs, CT. Map #54, Lot #27, Zone: AA. All were in favor. 5. Discussion and possible action - Site Plan application of Tony A. Canestrari, Section 5.05 to allow for motor vehicle repairs. Owner: Cristen Tracie and Tony Canestrari: 81 Buckley Highway, Stafford Springs, CT. Map #54, Lot #27, Zone: AA. Henry DaDalt made a motion, seconded by Tim Armstrong, to approve the site plan application, Section 5.05, to allow for motor vehicle repairs at 81 Buckley Highway, Stafford Springs, CT. Map #54, Lot #27, Zone: AA. All were in favor. 6. Election of Chairman. Henry DaDalt made a motion, seconded by Rich Longmore, to table the election of a chainnan until their next meeting. All were in favor. 7. New Business. None. 8. Adjournment. Henry DaDalt made a motion to adjourn, seconded by Tim Armstrong. All were in favor. The regular meeting ofthe Zoning Board of Appeals was adjourned at 7:45 p.m. Respectfully submitted Recording AlU1ie Gentile Secretary 6