Planning & Zoning Commission

Chair Thom Pattavina (’23) Middletown Vice-Chair Vice-Chair Secretary Nicholas Fazzino(’23) Marcus Fazzino (’21) Thom Pattavina (’23) Secretary Shanay Fulton (’25) Planning and Zoning Members Members ers Richard Pelletier (’23) Richard Pelletier (’23) Catherine Marcus Fazzino (’21) Vacant (’25) Catherine Johnson Johnson (’23) (’23) Vacant (’21) Sebastian Giuliano (’25) Commission Alternates Alternates Kellin Atherton (’23) Kellin Atherton (’23) Shanay Fulton (’23) James O’Connell (’21) Kelly Sweeney (’23) Tyler Eckstrom (’25) Ex- Ex- Officio Officio Mayor Mayor Ben Ben Florsheim Florsheim Marek Kozikowski, AICP, Director of Land Use REGULAR MEETING MINUTES WEDNESDAY, APRIL 26, 2023 Council Chambers, City Hall & 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: 7:02 PM End: 7:47 PM 1. Pledge of Allegiance The Pledge of Allegiance was made. 2. Roll Call Present: Commissioner Thomas Pattavina Commissioner Marcus Fazzino Commissioner Richard Pelletier (Remotely) Commissioner Catherine Johnson Commissioner Sebastian Giuliano Commissioner Kelly Sweeney (Seated for Commissioner Fulton) Alternate: Commissioner Tyler Eckstrom Commissioner Kellen Atherton Staff: Gary Middleton, Assistant City Planner Public: One member of public online, Applicants. 3. Items removed from the Agenda Item 6.3 has been withdrawn by the applicant. 4. Public comment on items on the agenda which are not currently scheduled for a public hearing Page 1 of 5 None. 5. Confirmation that all hearing signs have been properly posted All public hearing signs have been properly posted. 6. Public Hearings 6.1. Request for a special exception to open a general repairer of cars at 50 Walnut Street (Map-Lot 33-0030; aka 15 Walnut Street) in the MXI zone. Applicant/Agent: Hafiz Mahmood & Krystyna Kecki. SE2023-2. Applicant Hafiz Mahmoud explained the use as a general repairs (oil change, brakes, tune ups, etc.) garage. No body work. Site was described. Commissioner Johnson asked applicant if he would be selling tires on site, applicant affirmed that he would be selling as part of the repair process and not as a standalone service (retail). Staff stated ZBA still has to approve location but it won’t be an issue. Staff also stated the site has been used for general repair in the past. Commissioner Giuliano further described the site. Motion to Close Public Hearing Moved by Commissioner Giuliano, seconded by Commissioner Sweeney Motion passed by unanimous vote 6-0 Commissioner Johnson spoke in support as site was previously for auto repair and out of public site. Commissioner Pattavina spoke in support as the area was appropriate and fit with POCD Staff recommended approval. Commissioner Giuliano asked if the commission was being asked to waive parking requirements to which staff answered it would be unnecessary. Motion to Approve Moved by Commissioner Giuliano, seconded by Commissioner Sweeney Motion passed by unanimous vote 6-0 6.2. Request for a special exception to construct a single family home on Front Street (Map- Lot: 35-0029) in the RPZ. Applicant/Agent: Joseph A. Agostino. SE2023-4. Applicant presented project to build single family home with reduced setbacks in the RPZ. Commissioner Johnson asked if house could be moved forward in line with the neighboring homes. Applicant stated placement of house is to align with current driveway on the lot. Commissioner Giuliano asked if moving the house up would prevent applicant from meeting the three parking space requirement. Staff addressed the concern that the front setbacks would still allow space Page 2 of 5 for two cars plus a spot in the planned garage. Staff confirmed with applicant that the height of the house would not exceed thirty six feet. Motion to Close Public Hearing Moved by Commissioner Giuliano, seconded by Commissioner Sweeney Motion passed by unanimous vote 6-0 Staff commented that the lot met the requirements for a lot size modification for the RPZ zone. Commissioner Giuliano commented that while applicant should bring the structure closer in line with the neighboring houses, the Commission cannot require it. Motion to Approve Motioned by Commissioner Sweeney, seconded by Commissioner Giuliano Motion passed by unanimous vote 6-0 7. Old Business None. 8. New Business 8.1. Request for site plan approval to place a 750 kW AC ground mounted solar array on the capped city landfill at 180 Johnson Street in the IRA zone. Applicant/Agent: James Cerkanowicz/VCP Middletown LF, LLC. SPR2023-68. Applicant explained plan the product of collaboration with City Planner, Engineer, and Public Works Dept. Project encompasses 2.54 acres on a landfill. Since no excavation is allowed it is a ballasted system used to secure solar panels to the slope of the landfill. Cable trays will be surface mounted as well to collect and route output. Point of connection to existing Eversource facilities at base of hill. Four poles are proposed: 1) a connection to the Eversource grid; 2) a re-closer; 3) primary meter; and 4) a disconnect switch. A more detailed plan will be submitted later. City Planner has stated current plan is detailed enough for these applications. Project is the result of RFP put up by city to which applicant was winning bidder. Commissioner Johnson says she was unfamiliar with the RFP and would have liked to read about it. Asks the applicant if the panels can be relocated in the future (is it adjustable). Applicant responds that is not part of the plan because the panels have to face south and there are no plans to move them during the twenty year lease period they have. After this period panels can be removed, replaced, or kept. Commissioner Johnson asked if facilities on bottom of aerial were the transfer/way stations, etc. Applicant described what the facilities were and pointed out the walking path which will remain. The fence will not encroach upon existing path. Proposed viewing area will be maintained/ kept clear. Commissioner Giuliano asked if at the end of the twenty years, if technology has changed or the panels are no longer viable, if they can be removed easily since the panels are connected by ballast system. Applicant confirmed this to be the case. Staff stated the project is outside the special flood area and fits with POCD to make city more sustainable. Page 3 of 5 Motion to Approve Moved by Commissioner Giuliano, seconded Commissioner Sweeney Motion passed by unanimous vote 6-0 8.2. Request for an affirmative GS 8-24 review to place a 750 kW AC ground mounted solar array on the capped city landfill at 180 Johnson Street in the IRA zone. Applicant/Agent: James Cerkanowicz/VCP Middletown LF, LLC. GS 8-24 2023-3. Applicant asked for clarification on the nature of this application and what more he had to present. Staff and Commissioner Giuliano explained what a GS 8-24 was and that there was no further information needed from the applicant. Motion to Approve Motioned by Commissioner Giuliano, seconded by Commissioner Fazzino Motion passed by unanimous vote 6-0 8.3. Request for site plan approval to renovate and make additions to an existing building for a new19,155 SF arts facility and site improvements on five parcels comprising of 177, 181 & 185 College Street, 56 Hamlin Street and William Street (Map-Lot: 24-0138) in the DVD zone. Applicant/Agent: Joseph Banks/Wesleyan University. SPR2023-84. Public hearing scheduled for May 10, 2023 regular meeting of Planning and Zoning 9. Public comment on topics which are not or have not been subject of a public hearing None. 10. Minutes, Staff Reports and Commission Affairs 10.1. Minutes Motion to approve the March 8, 2023 meeting minutes. Moved by Commissioner Giuliano, seconded by Commissioner Fazzino. Passed: 5-0-1 (Commissioner Sweeney abstained) 10.2. RiverCOG Report Commissioner Johnson delivered the report. There is a grant being pursued for regional waste study in Middlesex County. The large landfill in Hartford is being closed and Commissioner asked if the waste in Connecticut report can be distributed by Staff. Second, the economic development study draft has been completed. Middlefield has recently done work on standards for farm events such as site plan approval, waste and noise management, etc. the city may wish to look to. Third, there is a proposal that may not include Middletown, for a seventeen-mile bicycle and walking path called the Lower Connecticut Heritage Loop which may hook up with Middletown’s own trails at some point. Fourth, there is a proposed State Senate Bill 1240 to convert vacant office space to residential or mixed use. Finally, EPA pollution plans to study air pollution will be conducted and the city is in the Hartford area. 10.3. Staff Report None Page 4 of 5  10.4. Commission Affairs None 11. Adjournment Motion to adjourn Moved by Commissioner Giuliano, seconded by Commissioner Fazzino. Passed Unanimously: 6-0. Submitted, Marek Kozikowski, AICP Director of Land Use Page 5 of 5