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, JULY 12, 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: 7:00 PM End: 9:42 PM 1. Pledge of Allegiance The Pledge of Allegiance was made. 2. Roll Call Present: Commissioner Thomas Pattavina Commissioner Marcus Fazzino Commissioner Shanay Fulton Commissioner Richard Pelletier (Remotely) Commissioner Catherine Johnson Commissioner Sebastian Giuliano Commissioner Rogers Pylant (Remotely) Commissioner Kelly Sweeney Absent: Commissioner Kellin Atherton Commissioner Tyler Eckstrom Staff: Marek Kozikowski, Director of Land Use Public: Twenty-eight members of public. 3. Items removed from the Agenda None. Page 1 of 7 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 All public hearing signs have been properly posted. 6. Public Hearings 6.1. Request for site plan approval to renovate and make additions to an existing building for a new 19,155 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. Joe Banks, 35 Pickwick Road, Hamden, CT, architect, introduced Roger Grant, Dean of Arts and Humanities of Wesleyan University. One third of Wesleyan students take art courses. The original art building is too small to accommodate all the students in the program. They are looking to house the different forms of art programs into one building to have those programs more accessible to them. Faculty and staff offices will be located in that building as well as drawing studios, dance and theatre areas to name a few. During the semester, the building will hold classes. During weekends there will be performances. The building is located on a large site. There will be a green space that will be open to all of the Middletown community. During the summer months and winter break in January, events such as community exhibitions or outdoor screenings can occur. Jason Forney of Bruner Architects, Boston, MA, spoke about the design of the building. They have met with the Design Review and Preservation Board to ensure they were meeting the design guidelines that are required. He presented the site plan which showed additions and reconstruction of the old building on site. The main entrance will be from Hamlin Street. Rod Szwelicki stated that the use they are proposing is a permitted use. They have worked with staff to address their concerns as well as department comments. He described briefly the parking lot and the stormwater drainage system. There will be vehicular and pedestrian improvements to the area. Wesleyan University discussed this project with the neighborhood which brought to their attention the cherry trees that were planted onsite. The University will be transplanting those trees to along the city right-of-way. New trees and plantings will be planted on site. Steve O’Neil, Director of Transportation at VHB, explained that the 58 space parking area is currently being underutilized. They aren’t increasing the number of faculty or students who attend Wesleyan so there won’t be traffic increase in the area. They did a parking study in the area and found there is more than enough parking available in the interim for any events occurring in that area. Joe Banks stating that construction is expected to be completed by the fall of 2024. This plan follows the guidelines of the Design Review and Preservation Board as well as the Plan of Conservation and Development. Lauren Pyers, 161 College Street, doesn’t support putting this facility in this location. She expressed concerns about noise levels. Mo Andres, student at Wesleyan University, stated that this could be a great opportunity for arts students. Scott Kessel, 11 Pearl Street, is looking forward to this renovation. He asked what the normal contractor hours will be. He commented that he disagrees with the parking analysis that was presented earlier, but he overall supports this project. Page 2 of 7 Luke Anuste, student at Wesleyan University, stated that Wesleyan art students are strained for space and hopes this project will help alleviate that space issue. Kate, Hamlin Court Condominiums, is excited to see this arts facility built that will bring the community together. She also disagrees with the parking study that was presented. She expressed her concerns about the length of the construction period and is concerned about the noise. Mr. Assadourian, 180 College Street, does agree that once construction is complete, it will be a beautiful space but he expressed concerns about student noise. He also expressed concerns about the length of construction. Jim Fellows, 44 Andrews Street, Wesleyan Alum, does not support this project. Commissioner Johnson asked why the building on the corner of Williams Street and Hamlin Street which houses six classrooms, is not being used for this project. Mr. Banks answered that they’re still trying to figure out what is going to go there. Commissioner Johnson then asked if Mr. Banks is familiar with the 2003 master plan for the campus which shows no development on this site. Mr. Banks answered that he is familiar with the plan. Planning efforts with an institution like this are ongoing. Commissioner Johnson asked where’s the edge of campus going to stop. Mr. Banks answered Wesleyan University has owned the property since the 1950s and they are trying to take care of this property. Commissioner Giuliano asked if there is enough parking on Wesleyan to accommodate all facilities including this project. Mr. Banks answered yes there is. Commissioner Giuliano commented that this project is within the use and is compatible with the regulations. He acknowledged the concerns from the neighbors over the construction noise. He will be supporting this application. Eleanor Nettleton, 180 College Street, expressed her concerns for pollution from construction, light pollution and noise pollution. She feels this might not be the best use of this area. Commissioner Sweeney asked Mr. Banks what the construction time will be. Mr. Banks answered that he will defer to the town on what the construction hours are but they are willing to sit down with the neighbors to figure out what those hours will be. He clarified that when they say eighteen months of construction, it’s not eighteen months of noise. Some of that time will be in getting contracts together. Commissioner Johnson asked if they will be having a five foot hill. Mr. Banks stated that perspective is sometimes distorted when taking photos. Commissioner Fulton expressed her concerns about parking for neighbors in the area. Mr. Banks answered that they’re open to talking to the neighbors about solutions to the parking issues. Commissioner Giuliano asked if the site still contains petro chemical contamination. Page 3 of 7 Mr. Banks answered that’s correct. The soil plan talks about anything that’s disturbed on the site. Kate Garven, 201 College Street, commented that this building wasn’t included in the master plan so the master plan should be updated. She asked how the neighborhood will be informed. Email doesn’t seem to be the best method of communication. She also asked if the asbestos has been taken care of onsite. Mr. Banks addressed Ms. Garven’s concerns stating that the master plan is always ongoing. For communicating with neighbors they would like to find a good mechanism to receive feedback from the neighbors. The asbestos in the building was already removed and taken off site and disposed of properly. They have the documentation to show that. Jim fellows, 44 Andrews Street, commented that there’s a huge parking problem at Wesleyan. Director Kozikowski asked the commission to ensure that plan complies with the parking requirements referencing the 2003 parking management plan for the campus. There will be a reduction of fifty-five parking spaces if this plan is approved. Also, if this is approved, there are six notes that need to be addressed. Site plans, architectural plans, hosting a pre-construction meeting with city staff, any future signage on the building, any outstanding department comments, a lot line revision map will have to be filed on the land records prior to the issuance of permits, driveway easements will have to be filed as well. Director Kozikowski asked the applicant to describe their soil management plan. He also asked what measures will be taken so that there isn’t excessive noise coming from events. Mr. Banks addressed the parking. They are currently working on a refresh of the 2011 parking plan. There have been a number of new buildings and they need to address the parking. There is a tension between encouraging a pedestrian environment and parking. Monitoring the soil management plan, there will be an environmental engineer on site. They will limit the hours of operation of 56 Hamlin Street to help with the noise. Any nighttime performances, neighbors will be properly notified. Rani Arbo, 11 Pearl Street, is in support of this project. Lauren Pyers, 161 College Street, stated her concerns about not being notified in a timely manner about this public hearing and having the public hearing being rescheduled several times. Can there be more community events at Wesleyan and not in the middle of someone’s neighborhood? Are there plans to have concerts outside? Director Kozikowski addressed the public hearing scheduling issues. He stated that the public hearing was originally scheduled in May. The applicant chose to postpone the opening of the public hearing so that they can address department comments and rescheduled to the June 28th meeting. The applicant then postponed until July 12th. All the changes were tracked on the agendas. You can call the Land Use office and ask about projects and if they’re still happening. The public hearing sign was updated to include today’s date. Commissioner Giuliano commented that they will be talking about requirements for signs. Commissioner Johnson commented that site plan drawings weren’t put on the site until July 5th. The front of the building opens like a garage door and all the music will spill out. Janice Chieretto, 201 College Street, expressed concerned about the neighbor’s quality of life. Commissioner Fulton made a motion to keep the public hearing open, seconded by Commissioner Johnson. Commissioner Giuliano asked if there is a specific date the commission needs to act on this. Director Kozikowski answered if the commission leaves the public hearing open, they have thirty days to close the public hearing. Commissioner Johnson commented that their public hearing sign was not properly posted. Page 4 of 7 Passed: 5-2 In favor: (Pattavina, Fulton, Pelletier, Johnson, Pylant) Against: (Fazzino, Giuliano) The public hearing will be continued on July 26th. 7. Old Business None. 8. New Business 8.1. Discussion on zoning codes for public hearing sign requirements. Director Kozikowski stated that Commissioner Johnson submitted a letter in regards to public hearing signs. Commissioner Johnson suggests that if the public hearing date is extended, the date on the sign must be updated. The use on the sign should state building use. She would like the sign to have the board or commission the applicant will be presenting in front of. Signs can be made of plastic. Signs posted on cul-de-sacs, there should be another sign posted at the end. The regulations should say that the sign should be double-sided. Commissioner Johnson would like the time the public hearing signs are posted before a public hearing extended more than a week. Commissioner Giuliano doesn’t believe the problem is with the signs themselves. It’s when the public hearings get postponed. How do we inform the public unless we require an updated sign be posted? The signs should say when the hearing is, in front of which board, and what kind of application is it. He commented that putting a sign at the end of a cul-de-sac isn’t something they should require. The sign would have to be on someone else’s property other than the applicant. Commissioner Sweeney commented that they should be asking if these public hearings should be postponed. Commissioner Fazzino agrees with Commissioner Giuliano. Commissioner Johnson commented we need some online keywords to locate the application materials and dates of the public hearing. Director Kozikowski agrees putting the name of the board or commission on the sign. In regards to a postponement, the applicant anticipates having revised plans and they don’t want to make a presentation on plans the commission or the public didn’t have the opportunity to review. Director Kozikowski asked the commission how he should advise the applicants. Commissioner Fulton commented that the applicant should put it out there to the public. Commissioner Fazzino said that Commissioner Giuliano recommended putting a QR code on the sign and when you scan it, it’ll take you to the application materials. Director Kozikowski responded to the idea stating that the QR code would be difficult for staff to track. He stated that information on applications are accessible to the public. Links are available on the agenda and materials can be accessed through the website. The public can even call the number that is posted on the public hearing signs or come into the office to look at the materials. Commissioner Fulton suggested that announcements be made on Facebook. Commissioner Johnson wants the signs to be posted for longer than eight days. Page 5 of 7 Commissioner Pelletier asked if the sign says, ‘call this number for info’. Director Kozikowski answered the sign says, For info and then the department’s phone number. Commissioner Giuliano suggested that the sign could also say that the application materials are available in room 111 of city hall. The commission wants to add Planning and Zoning to the signs, add plastic for sign material. They also want to add the new date to the sign for when a public hearing is postponed. Extend the time the public hearing signs are posted from seven days to nine days. 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 May 24, 2023 minutes, June 22, 2023 minutes and June 28, 2023 minutes moved by Commissioner Giuliano, seconded by Commissioner Fulton. Commissioner Johnson wants to add comments she made at the June 22nd meeting that this Hamlin project did not include the name performance hall in any of their description documents. Passed unanimously: 7-0. 10.2. RiverCOG Report Commissioner Johnson said there was no meeting. 10.3. Staff Report Director Kozikowski presented the public hearing notice for the July 26th meeting. Director Kozikowski listened to the last meeting he missed. There were comments on educational requirements for commissioners. He forwards emails of trainings for commission members to take if they want. Commissioner Johnson said that they can invite the trainer to come to city hall and pick a date for a session. Director Kozikowski responded to comments made during the Training Hill Road public hearing during the last meeting. Commissioners were unclear as to why this application was brought before the commission. The temple was approved as a special exception in the 80s or 90s and this proposal was an expansion of the building. There’s nothing in the code that says it can be handled administratively. If there are applications like that that you don’t want to spend your time or the applicant’s time going through the public hearing process he can write something in the code. Commissioner Johnson commented that she’s glad that application came before the commission. Commissioner Giuliano commented that if the application involves a religious institution looking for an Page 6 of 7 expansion, it should be approved administratively. Commissioner Fazzino commented when we leave a public hearing open, we shouldn’t have to listen to a repeat of what’s already been said. Only new, pertinent information should be shared at the next meeting. Commissioner Fulton suggested having a sign-up sheet and keep the comments limited to three to five minutes. 10.4. Commission Affairs Commissioner Sweeney reiterated what Commissioner Fulton stated at the last meeting. Parking for commissioners is terrible. Commissioner Giuliano asked if the commission can give their marker plates to the parking department so that they won’t get ticketed. He then spoke about the application packets commissioners are receiving in the mail. Commissioners should just be able to go down to city hall to pick up materials if they want to. Commissioner Johnson commented that only eleven by seventeen size plans should be mailed out to commissioners. Commissioner Pattavina agrees that the packets that are sent out should be smaller. Commissioner Fulton suggested that commissioners ask if they want paper copies of the applications. 11. Adjournment Motion to adjourn Moved by Commissioner Fulton, seconded by Commissioner Johnson. Passed Unanimously: 7-0. Submitted, Marek Kozikowski, AICP Director of Land Use Page 7 of 7