Planning & Zoning

Planning and Zoning

40 Old Farms Road Willington, CT 06279

September 4, 2018

7:30 PM

Meeting Minutes

Roll Call

Members Present:

Walter Parsell – Chairman

Doug Roberts – Vice-Chairman

Andy Marco - Secretary

Joe Hall

Joe Lucia

Brittany Skorupski-Williams - Alternate

Members Absent:

Randy Belair

Donald Courtois - Alternate

Also Present:

Jim Rupert – Acting Planning and Zoning Agent

Emily Perko – Assistant Zoning & Wetlands Agent

PUBLIC HEARING

PZC2018-15 Application for Proposed Zoning Regulations changes to add new Section 5.02.01.02.21 Permanent Farm Stand, Section 5.02.01.02.22 Farm Accessory Use Event Facilities, Special Regulations Section 11.24 Permanent Farm Stand with Special Permit and 11.25 Farm Accessory Use Event Facilities with Special Permit Owner/Applicant: Joseph Hall (Received July 3, 2018 Public Hearing September 4, 2018 Decision within 65 day of close of P.H.)

Joseph Hall recused himself.  He said the proposed regulation change is to add permanent farm stands; open stands are allowed now but not permanent stands.  He said, if space permits, he would like to see events such a pig roasts, weddings, and birthday and anniversary parties as well as cross country skiing allowed.  Mr. Hall added that the proposal requires a site plan which includes event parking with the event defined in the site plan and an event permit would be necessary.

J. Rupert said he spoke to Fire Marshal Palmer and although he does not oppose the change, there are some things he wants the Commission to consider.  He has concerns on the use of an agricultural building for other than farm use as well as building and fire safety codes; barns are not designed for weddings and events.  J. Rupert said he also has concerns on the use of tents and the access for emergency vehicles.

A. Marco asked the definition of a farm and E. Perko referred to regulation 3.57 which states it has to be 5 acres or more.  Mr. Hall said he is not looking to change the definition of a farm.  Mr. Hall said, on his farm, he raises livestock (beef, lamb, chicken), fresh eggs and a moderate amount of agriculture like berries and fruit.  He added that his farm is 41 acres. 

Ralph Tulis, of Village Hill Road, said products need to be produced on the farm and not brought in.  Mr. Hall said 2/3 of his products are sourced on the farm and 1/3 is brought in. 

Carrie Donaldson, of Tolland Tpke., questioned how this proposal fits in with the state’s Cottage Food Laws and J. Rupert said state laws would take precedent over municipal regulations. J. Lucia added that the law is not fully developed but agreed it would take precedent over town regulations. 

Ray Lee, of Seckar Road, asked if there were copies to view and a discussion was held.  J. Rupert suggested keeping the Public Hearing open until copies can be provided to the public.  He said they will also post it on the Land Use website.  W. Parsell said he would like to have the Land Use Attorney review the proposal.

A. Marco motioned to continue the Public Hearing to the next meeting.  W. Parsell seconded the motion.  All in favor.  Motion carried.

PZC2018-16 Change to Town of Willington Zoning Regulations to allow for live entertainment. Public Hearing September 4, 2018 Applicant: Planning and Zoning Commission

W. Parsell said they do not have copies of the regulation for the public.  He said they will post the regulation on the website and have copies available before they move forward. 

J. Rupert said he encourages the public to come to the office to look at the applications.  He added that the Town Attorney has gone through this regulation extensively. 

W. Parsell motioned to continue the Public Hearing to the next meeting.  J. Lucia seconded the motion.  All in favor.  Motion carried.

PZC2018-19 Application for Zone Change residential to commercial at 11 Tolland Turnpike (Map 30 Lot 6 Zone R80) Owner/Applicant: Bruce & Laura Gottier (Received July 17, 2018 Public Hearing September 4, 2018 Decision within 65 days after close of P.H.)

Bruce and Laura Gottier were present and said they purchased a barn and would eventually like their shop and showroom located there; for now it is being used as storage. Mr. Gottier said they are looking for a zone change to allow this use of the barn.  He said Gardner & Peterson have done a full design for the shop and showroom.

J. Rupert said the proposal was sent to CRCOG for review and they found no conflicts and there were not comments from abutting towns.  The Commission looked at the plans and a brief discussion was held. 

W. Parsell opened up the hearing to the public and there were no questions. 

A. Marco motioned to close the Public Hearing.  D. Roberts seconded the motion.  All in favor.  Motion carried.

PZC2018-20 Application for Special Permit kitchen & bath showroom, remodel service & storage of cabinet at 11 Tolland Turnpike (Map 30 Lot 6 Zone R80) Owner/Applicant: Bruce & Laura Gottier (Received July 17, 2018 Public Hearing September 4, 2018 Decision within 65 days after close of P.H.)

Mr. Gottier said the barn was completely rebuilt in 2000 and they bought it earlier this year.  He said where the business is currently located they are unable to get a tractor trailer in there.  He added that they are looking for another location to open and expand.  He said the curb cuts were approved by the state and they will have 5 parking spots along the front with more down in back. 

A discussion was held on the zone change.  J. Rupert said they have to approve the zone change before they can approve the special permit. 

Mrs. Gottier said they now have the business attached to their residence and they are looking for more exposure and the ability to receive more deliveries.  She said once the barn design is completed, they will move the office from their residence.  Mrs. Gottier said she worked with S. Yorgensen on the wetlands application, zone change and special permit. 

There were not comments or questions from the public.

J. Lucia motioned to close the public hearing.  W. Parsell seconded the motion.  All in favor.  Motion carried.

REGULAR MEETING

W. Parsell called the regular meeting to order at 8:20. Brittany Skorupski-Williams was seated for R. Belair. 

New Business:

Discussion Re: Ordinance /rental property / crumbling foundation /CRCOG

This was tabled to the next meeting.

Old Business

Notice of Violation Tinkerville Road

E. Perko issued a Notice of Violation on August 8th.  Vincent Sinosky said he has requested more time to address the violation.  He questioned what is required to be recognized as a farm and asked for clarification.  J. Rupert said he would be willing to meet with Mr. Sinosky to discuss the violation, come up with a resolution and keep in harmony with the neighborhood.  He said this was on the agenda as an informal discussion but he would like to meet with Mr. Sinosky to help him understand the definition of a farm and what is and is not allowed.  Mr. Sinosky asked if he can sell hay at this time and J. Rupert said he cannot and asked him to come to the office to discuss. 

PZC2018-15 Application for Proposed Zoning Regulations changes to add new Section 5.02.01.02.21 Permanent Farm Stand, Section 5.02.01.02.22 Farm Accessory Use Event Facilities, Special Regulations Section 11.24 Permanent Farm Stand with Special Permit and 11.25 Farm Accessory Use Event Facilities with Special Permit Owner/Applicant: Joseph Hall Received July 3, 2018 Public Hearing September 4, 2018 Decision within 65 day of close of P.H.

The Public Hearing was kept open and this application was tabled to the next meeting. 

PZC2018-16 Change to Town of Willington Zoning Regulations to allow for live entertainment. Public Hearing September 4, 2018 Applicant: Planning and Zoning Commission

The Public Hearing was kept open and this application was tabled to the next meeting. 

PZC2018-19 Application for Zone Change residential to commercial at 11 Tolland Turnpike (Map 30 Lot 6 Zone R80) Owner/Applicant: Bruce & Laura Gottier (Received July 17, 2018 Public Hearing September 4, 2018 Decision within 65 days after close of P.H.)

The Commission did not have any additional questions.

D. Roberts motioned to approve PZC2018-19 Application for Zone Change residential to commercial at 11 Tolland Turnpike.  J. Hall seconded the motion.  All in favor.  Motion carried.

PZC2018-20 Application for Special Permit kitchen & bath showroom, remodel service & storage of cabinet at 11 Tolland Turnpike (Map 30 Lot 6 Zone R80) Owner/Applicant: Bruce & Laura Gottier (Received July 17, 2018 Public Hearing September 4, 2018 Decision within 65 days after close of P.H.)

D. Roberts motioned to approve PZC2018-19 Application for Zone Change residential to commercial at 11 Tolland Turnpike.  J. Lucia seconded the motion.  All in favor.  Motion carried.

Minutes

The minutes of 7/17/18 were tabled to the next meeting.

W. Parsell motioned to approve the Special Meeting minutes of 8/21/18.  A. Marco seconded the motion.  All in favor.  Motion carried.

Correspondence

Letter from Crown Castle regarding Notice of Exempt Modification for Sprint.

Connecticut Federation of Planning and Zoning Agencies quarterly newsletter.

Letter from Town of South Windsor on the Commission conducting a site walk at the quarry. 

E. Perko said a site walk was conducted at the quarry in July and it appeared everything was operational.  J. Rupert said he discussed this with S. Yorgensen and she stated the quarry was in compliance.

Public Comment

Selectman Wiecenski asked if the public could have commented on the violation at tonight’s meeting. J. Rupert said he understands they were here to respond but the discussion was tabled until the next meeting as requested by Mr. Sinosky.  He needs to have a better understanding of the violation and the definition of a farm.

Staff Report/Discussion

J. Rupert said he received a call regarding the development across from Phelps Plaza.  He said they have to make changes in response to the comments from DOT.  The entrance has to be moved to Phelps Way and the loading dock moved to the other side.  He asked if the Commission would like this application to come back before them and they agreed that they did. 

J. Rupert gave an update on online permitting and said they are moving forward. 

The Commission asked the status on Love’s Travel Stop and J. Rupert said he has been playing phone tag with their engineer but hopes to speak to him in the next day or so.

Meeting adjourned at 8:54.

Respectfully Submitted,

Michele Manas

Michele Manas

Recording Clerk