Planning & Zoning Commission

Chair Stephen Devoto (’21) Middletown Vice-Chair Vice-Chair Secretary Nicholas Nicholas Fazzino Thom Fazzino (’21) (’21) Secretary Thom Pattavina Pattavina (’23) (’23) Planning and Zoning Members Members Richard Pelletier (’23) Richard Pelletier (’23) Catherine Marcus Marcus Fazzino Fazzino (’21) (’23) Catherine Johnson Johnson (’23) (’23) Vacant (’21) James O’Connell (’21) Commission Alternates Alternates Kellin Kellin Atherton Shanay Atherton (’23) Shanay Fulton (’23) Fulton (’23) (’23) James O’Connell (’21) Quatina Frazer (’21) Ex- Ex- Officio Officio Mayor Mayor Ben Ben Florsheim Florsheim William Russo, Director of Public Works Staff Marek Kozikowski, AICP, Director REGULAR MEETING MINUTES WEDNESDAY, OCTOBER 27, 2021 Council Chambers & Virtual on WebEx 7:00 P.M. The meeting was held both virtually and in-person. Members of the public had access via https://webex.com, the WebEx application, and via telephone. Start: 7:11 PM End: 9:05 PM 1. Pledge of Allegiance The Pledge of Allegiance was made. 2. Roll Call Present: Commissioner Stephen Devoto Commissioner Nicholas Fazzino Commissioner Richard Pelletier Commissioner Catherine Johnson (Left at 8:08 P.M) Commissioner James O'Connell Commissioner Shanay Fulton (Alternate) (Seated for Pattavina) Commissioner Kellin Atherton (Alternate) (Seated for M. Fazzino) Absent: Commissioner Thom Pattavina Commissioner Quatina Frazer (Alternate) Commissioner Marcus Fazzino Staff: Marek Kozikowski, Director of Land Use Public: Twelve members of the public attended into the meeting. 3. Items removed from the Agenda Director Kozikowski reported that item 6.3 was postponed and extended to November 10 th by the applicant to provide more time to prepare and submit a proper subdivision map. 4. Public comment on items on the agenda which are not currently scheduled for a public hearing None. 5. Confirmation that all hearing signs have been properly posted Page 1 of 6 Director Kozikowski reported that the public hearing sign required was properly posted. 6. Public Hearings 6.1. Site plan review of the construction of a new science building, renovations to the Shanklin Building and other associated site improvements located primarily on 265 Church St but includes the entire block bounded by Church St, High St, Lawn Ave and Pine St in the ID zone. Applicant/agent Wesleyan University/Rod Szwelicki, PE, VHB SPR2021-151 Chairman Devoto recused stating that Wesleyan University is their employer. N. Fazzino assumed the chairman role of the meeting. Alan Rubacha, Wesleyan University, introduced the project and the development team. Bob Shafner, Payette Architects described the overall project including the sizing and massing of the building on the site and presented building elevations. The location of the building is in part due to needing to keep the Hall Atwater building until the new building can be moved into. The new building will be a stone building and will use a quarter of the energy than the current building. When Hall Atwater is removed the space will be used for a new quadrangle. Rod Szwelicki, PE, VHB, described the existing conditions and reviewed the proposed conditions of the site plan. The site plan shows the 193K SF building footprint, pedestrian walkways, parking, drainage, lighting, utilities, landscaping and other outdoor amenities. The project will create a net decrease of 20 parking spaces but the other existing parking as described in the 2003 Parking Management Plan will still meet the parking demand of the University. Steve O’Neil, VHB, described the traffic circulation of the project. There is no increase in traffic generation. Pedestrian mobility was a focus on Church Street. The 36 ft cross section on Church Street is proposed to be reduced to 28ft to slow traffic and reduce the time it takes to cross the street. Street trees will also be added to reduce travel speed. A pedestrian barrier is proposed along the sidewalk to concentrate pedestrians into the crosswalk. Commissioner Johnson inquired about the inside the building if it had three bar buildings and a central gathering place. Mr. Shafner confirmed that was true. Commissioner Pelletier inquired about the narrowing of the road but express concerns of the small pedestrian wall as it might impact ADA mobility. Mr. O’Neil described the purpose of the walls is to direct pedestrians to the crosswalks which are ADA accessible and will be well lit. Commissioner O’Connell inquired about electric vehicle charging stations and expressed concern about the 20% reduction of the width of Church Street as it could cause a hazard to fire and emergency services. Mr. Rubacha confirmed that all 23 new parking spaces will be equipped with electric vehicle charging stations. Mr. O’Neil discussed the speed of vehicles on Church Street. Other sections of road nearby is 36ft wide but provides on street parking. No members of the public provided comments. Motion to close the public hearing Moved by O’Connell, seconded by Atherton Voting in favor: N. Fazzino, Pelletier, Johnson, O’Connell, Atherton, Fulton Passed 6-0 Motion to approve the site plan with conditions Moved by Atherton, seconded by O’Connell Voting in favor: N. Fazzino, Pelletier, O’Connell, Atherton, Fulton Page 2 of 6 Voting against: Johnson Passed 5-1 Commissioner Johnson offered comments and does not support the proposal. See Appendix 1. Commissioner O’Connell supports almost all of Commissioner Johnson’s comments. Further, he inquired if there were comments from the fire department on the impact of the reduction of the road width. Director Kozikowski confirmed that he spoke with the Fire Marshall about the reduction of the width and read the Fire Marshal’s comments dated 10/19 into the record, recommending only reducing the width on one side. Commissioner O’Connell supports the Fire Marshal comments. He also supports the EV charging stations and ADA accessibility throughout the site. Commissioners discussed including staff and departments as conditions of approval. Commissioner N. Fazzino supports the proposal with the inclusion of staff and department comments conditions. Commissioner Pelletier suggested friendly amendment to include staff and department comments as conditions of approvals, it was seconded by Commissioner O’Connell and accepted by the commission. 6.2. Petition for zoning map amendment to correct mapping errors for properties located at 720, 816, 833, and 834 Long Hill Road (Wesleyan Hills) by rezoning them from R-30 zone to PRD zone. Applicant/agent City of Middletown/Land Use Dept. Z2021-9 Chairman Devoto resumed his seat and chair of the meeting. Director Kozikowski presented the application noting that the zoning map that was adopted in April included an error in the mapping of the subject parcels. The purpose of this petition is to correctly map the parcels to the PRD zone, which what they were before and developed as part of the Wesleyan Hills planned development. Motion to close the public hearing Moved by N. Fazzino, seconded by O’Connell Voting in favor: Devoto, N. Fazzino, Pelletier, O’Connell, Atherton, Fulton Passed 6-0 Motion to approve the map amendment Moved by Atherton, seconded by O’Connell Voting in favor: Devoto, N. Fazzino, Pelletier, O’Connell, Atherton, Fulton Passed 6-0 6.3. Request for a subdivision to create 16 lots, open space, and a road currently known as Military Road. Applicant/agent The Middletown Housing Partnership Trust, Inc./David E. Rosenberg, Esq. S2021- 2 (Postponed and extended to November 10, 2021) No discussion. 7. Old Business 7.1. Discussion on activity at Map-Lot 03-0229 Country Club Road. Director Kozikowski reported that the land use office offered the Fire Marshal no objection to the issuance of another blasting permit after review of updated as-built grading plans with the Public Works department. Page 3 of 6 Commissioner O’Connell inquired about any alternative to blasting are explored and Kozikowski reported that smaller charge blasts are being used and opportunities to limit the disturbance is being explored. 8. New Business 8.1. Request for an affirmative G.S. 8-24 report for a proposed land swap of a piece of city property totaling land of 4.8 acres located at map-lot 10-0147 Mile Lane in exchange for a piece of land totaling 25.63 acres and a 4.82 acre conservation easement area located at map-lot 09-0017 Newfield Street owned by D&V Development of Middletown LLC. Applicant/agent City of Middletown/Land Use Dept. G.S. 8-24 2021-26 Director Kozikowski presented the proposal. He reported that the land to be acquired by the City as well as the conservation easement area contains sensitive wetlands, a watercourse, floodway and flood plans. The proposal has support by the Commission on Conservation and Agriculture as long as the acquired land is preserved as open space. Furthermore, the Schools Facilities committee reviewed the proposal and had no plans for the use of land to be transferred to the developer. The committee’s concerns were focused on the type of development on the property retained by the developer. The developer is amendable to constructing a bikeway through his property. A discussion ensued about the implications that the proposal would have on the potential development of the land owned by D&V Development of Middletown LLC Commissioner O’Connell suggested additional comments from the Board of Education are needed. Commissioner Atherton and Chairman Devoto supported the proposal finding it consistent with the Plan of Conservation and Development and might to provide a key connection on the multi- use trail through Middletown. Motion to grant an affirmative GS 8-24 review Moved by N. Fazzino, seconded by Fulton Voting in favor: Devoto, N. Fazzino, Pelletier, Atherton, Fulton Voting Against: O’Connell Passed 5-1 9. Public comment on topics which are not or have not been subject of a public hearing No public comment. 10. Minutes, Staff Reports, and Commission Affairs 10.1. Minutes of the October 13, 2021 regular meeting Motion to approve the minutes of the October 13th meeting with corrections Moved by Pelletier, seconded by O’Connell Voting in favor: Devoto, N. Fazzino, Pelletier, O’Connell, Atherton Abstained: Fulton Passed 5-0-1 Corrections: Commissioner O’Connell made the motion to table the discussion on holding a workshop and correct the spelling of Commissioner Pelletier’s name. 10.2. RiverCOG Report Page 4 of 6 Commissioner Atherton reported the Commission met and discussed the regional housing plan workshop and new legislation related to stone walls. 10.3. Staff Reports Director Kozikowski reported that the ZBA will be holding a public hearing in November for a variance of front and side yards to provide a handicap ramp at 13 Wall Street, Prayer Mission Church of God. Furthermore, they are making progress for properly staffing the office. 10.4. Commission Affairs Chairman Devoto and Commissioner N. Fazzino thanked Commissioners O’Connell and Frazer for their service on the Commission. Commissioner O’Connell thanked the Commission for their dedication. 11. Adjournment Motion to adjourn Moved by O’Connell, seconded by N. Fazzino Voting in favor: Devoto, N. Fazzino, Pelletier, O’Connell, Atherton, Fulton Passed 6-0 Page 5 of 6  Appendix 1 WESLEYAN NEW SCIENCE BUILDING 10-27-21 Comments by Commissioner Johnson We need a better process for reviewing buildings in the city in excess of 50,000 SF. The P&Z shouldn’t weigh in for the first time in the design discussion only at the end of such a major project. One of the city’s PoCD goals is to build on the cultural heritage of our historic buildings. But this building doesn’t relate to its surroundings at all. It goes against the plan of development. Sustainable development principle #1 is plan a building not just for its initial use, but to be easily re-occupied when uses change. EG: Allbritton Center Many other places on this block the building can go with removing houses. Hopes site plan will be revisited to make a better plan, more in keeping with Wesleyan Campus scale. “Looking at the floor plan for this new science center, I see 3 bar buildings with a roof over them. Each of the 3 is basically the size of Shanklin. Just build 3 Shanklins!” No Opposes the demolition of the 4 houses on Lawn Ave, which make the mid-block transition from large university buildings to the lower scale neighborhood houses. Opposes erecting barrier rail along Church St to funnel students to crosswalks- not needed. Students cross using the 2 crosswalks now exclusively. Opposes a parking lot on Lawn Ave. Recommends rebuilding the street that was there to park 23 cars (parallel to High, named “College Place” on 1907 Sanborn map). Yes Supports the continual row of trees for whole block of Church St. Re-designing Church St must focus first at the top of the hill (needs to be shaved down), not travel lanes first. Recommends Church Street should remain the existing 36’ street bed, not narrowed. Recommends relocating sidewalk 5’ away from street bed so current sidewalk area can be used as the planting strip for trees. Page 6 of 6