Planning & Zoning Commission

REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION MIDDLETOWN CONNECTICUT MAY 23, 2018 1. Pledge of Allegiance Chairman Devoto called the meeting to order at 7:00 PM with the Pledge of Allegiance 2. Roll Taking Present: Commissioner Stephen Devoto, Commissioner Joyce Rossiter, Commissioner Richard Pelletier, Commissioner Elizabeth Emery, Commissioner Tyrell Brown, Commissioner Steven Kovach, Commissioner Thom Pattavina (seated for Commission Fazzino) , Commissioner Christopher Sugar (seated for Commissioner Salafia for first item only); Commissioner Molly Salafia (arrived at 7:25 PM) Absent: Commissioner Nicholas Fazzino Staff: Joseph J. Samolis, Director of PCD Public: 17 Members 3. Items removed from the agenda and why None 4. Public comment on items on agenda which are not currently scheduled for a public hearing None 5. ZEO Certification that all public hearing signs have been properly noticed (when scheduled) Director Samolis stated that all public hearing signs were properly noticed. 6. Public Hearings (when scheduled) 1) Proposed Special Exception to Section 44.08.45 to construct a mixed use development which would include lower floor retail/restaurant and upper floor residential use at 211 South Main Street. Applicant/agent 211 South Main Street LLC c/o Robert Kempenaar II / Attorney Michael Dowley SE2018-3 Attorney Dowley spoke on behalf of the application and gave a brief overview of the project. He introduced Jim Cassidy, the Project Engineer. Jim Cassidy, Professional Engineer and principle at Hallisey, Pearson and Cassidy went over the existing site. They would be tearing down the existing building and building a mixed use building which will consist of a coffee shop, bank, retail or office space and four 2-bedroom residential apartments on the second floor. He gave a visual presentation using site plans and maps. Richard Vazzino, construction manager showed plans that were presented to the Design Review and Preservation Board. He also showed the apartment layouts to the Commission. Robert Kempenaar, developer for project spoke on the project and is looking forward to working with the City. From the public:  Jane Harris of 161 Ridgewood Road and Chairwoman of the Urban Development Forestry Commission stated that she was pleased to see the diversity and number of trees proposed but is concerned that the evergreen trees planned will take the place of several of the shade trees. She strongly urges at least doubling the number of shade trees.  Larry McHugh, President of the Middlesex Chamber of Commerce is in favor of the project. He does stress on the importance of sufficient parking.  Patty Ann Bassiere of 234 South Main Street expressed concern on the traffic flow.  Bob Westondorff of 190 Hunting Hill Avenue is also concerned on the traffic and the driveway to and from South Main Street. Attorney Dowley stated they did a traffic study and DOT approved the curb cut. Colleen Burns who prepared the traffic study for the proposed project stated that the driveway on South Main Street is a right turn only. The Commission questioned Ms. Burns.  Katherine Volvo of 20 Oak Street is concerned about the safety of the exit to Warwick Street. A discussion ensued regarding parking and traffic. Commissioner Emery moves to close the public hearing. Commissioner Kovach seconds the motion. The chair calls for the vote. The chair states the matter passes unanimously with 7 affirmative votes. Commissioner Pelletier moves for approval for a Special Exception to Section 44.08.45 to construct a mixed use development which would include lower floor retail/restaurant and upper floor residential use at 211 South Main Street. Commissioner Brown seconds the motion. Commissioner Pelletier stated that this is a vast improvement of the existing use and approves the project with condition that staff comments be addressed. Commissioner Devoto also is in favor and will be supporting the application. Commissioner Emory would like the verbal staff comments to be added as well. Director Samolis stated the verbal comment was to add an additional traffic analysis or pay Commission to do it. The chair calls for the vote. The chair states the matter passes unanimously with 7 affirmative votes.  (a) Proposed site plan review for a mixed use development which would include lower floor retail/restaurant and upper floor residential use at 211 South Main Street. Applicant/agent 211 South Main Street LLC c/o Robert Kempenaar II / Attorney Michael Dowley SE2018-3 Commissioner Pelletier moves for approval for a proposed site plan review for a mixed use development which would include lower floor retail/restaurant and upper floor residential use at 211 South Main Street. Commissioner Emery seconds the motion. The chair calls for the vote. The chair states the matter passes unanimously with 7 affirmative votes. Commissioner Salafia is now seated. 2) Proposed text change regarding Section 40 of the Zoning Regulations for review of the parking requirements. Applicant/agent City of Middletown PCD Dept. Z2018-5 Director Samolis asked that the Commission continue the proposal after the public has a chance to speak. From the public:  Attorney David Sherwood from Glastonbury represents Newfield Street of Middletown, LLC stated that he is in favor of flexibility of parking requirements and with some work could be significantly improved and allow the Commission some leeway which will be more friendly to the landowner. He handed out written comments to the Commission and spoke at length. Commissioner Pelletier moves to continue the public hearing to the next meeting. Commissioner Emery seconds the motion. The chair calls for the vote. The chair states the matter passes unanimously with 7 affirmative votes. 7. Old Business 1) Continued: Request for final approval for the two-lot subdivision located at 297 Ballfall Road. Applicant/agent Joseph Mazzotta S2017-1 (Date of receipt 5/9/18; Continued to the 5/23/18 meeting) Commissioner Rossiter moves to continue the request for final approval for the two-lot subdivision located at 297 Ballfall Road per the applicant’s request. Commissioner Pelletier seconds the motion. The chair calls for the vote. The chair states the matter passes unanimously with 7 affirmative votes. 8. New Business 1) Proposed fourteen (14) lot subdivision at Ridgewood Road and Mile Lane. Applicant/agent Sunwood Development Corp./Joan C. Molloy, Esq. S2018-1 (Date of receipt 5/23/18; To be scheduled for public hearing) Commissioner Brown moves to schedule a public hearing on June 27, 2018 for a proposed fourteen (14) lot subdivision at Ridgewood Road and Mile Lane. Commissioner Emery seconds the motion. The chair calls for the vote. The chair states the matter passes unanimously with 7 affirmative votes.  2) Request for Special Exception with regard to Sections 44.08.05 and 60.02.08 to utilize parcel for professional and business offices at 184-186 Washington Street/Applicant/agent B.A.R.C., LLC/Rachel F. Flood SE2018-4 Commissioner Pelletier moves to schedule a public hearing on June 27, 2018 for a Special Exception with regard to Sections 44.08.05 and 60.02.08 to utilize parcel for professional and business offices at Commissioner Emery seconds the motion. The chair calls for the vote. The chair states the matter passes unanimously with 7 affirmative votes. 9. Public comment on topics which are not or have not been the subject of a public hearing Jeff Mansolf of 96 Russell Street stated that he owns a tattoo shop in Massachusetts and thinks it would be a good fit in Middletown. He will be proposing a text change to take off tattoo shops and body piercing shops off the prohibited list in Middletown. 10. Minutes of the Regular Meeting, Transcripts, Staff Reports and Commission Affairs 10.1 Minutes of April 11 and May 9, 2018 Commissioner Pelletier moves for approval of the minutes of April 11, 2018. Commissioner Emery seconds the motion. The chair calls for the vote. The chair states the matter passes with 7 affirmative votes. Commissioner Rossiter moves for approval as amended for the minutes of May 9, 2018. Commissioner Pelletier seconds the motion. The chair calls for the vote. The chair states the matter passes with 6 affirmative votes and one abstention. 10.2 Other Commission Affairs a. River-Cog Report Commissioner Emery stated that the meeting was cancelled so there is no report. Director Samolis stated that the meeting of June 13 will be cancelled due to the Car Show on Main on the same night. 11. Adjournment Commissioner Rossiter moves for adjournment. Commissioner Pelletier seconds the motion. The chair calls for the vote. The chair states the matter passes unanimously with 7 affirmative votes. Respectively submitted Joseph Samolis Director of Planning, Conservation and Development