Planning & Zoning
Planning and Zoning
40 Old Farms Road Willington, CT 06279
October 2, 2018
7:30 PM
Meeting Minutes
Roll Call
Members Present:
Walter Parsell – Chairman
Doug Roberts – Vice-Chairman
Andy Marco – Secretary
Joe Lucia
Joe Hall
Members Absent:
Randy Belair
Brittany Skorupski-Williams - Alternate
Donald Courtois - Alternate
Also Present:
Jim Rupert – Acting Planning and Zoning 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 submitted an amendment to the proposed regulations for the record and to the Commission. He said the revisions were based on input from the Public, the Board and the Zoning Officer. Event Facility Uses was also submitted for the record on September 27, 2018.
A. Marco questioned if the 5 acre lot would allow for the buffer zone and J. Hall said it would depend on the lot. A. Marco said he believes the hours of operation should be more firmly established as they are in the regulations and a discussion was held. A. Marco questioned waste disposal and asked about septic/human waste. He referred to the Fire Marshal’s concerns on the types of buildings used for these events and said it could a safety issue. A. Marco said he has concerns on the variance and events exceeding 20% of the design capacity. He referred to the zombie run and how it ballooned with attendees, traffic issues, etc.
W. Parsell opened the floor to the Public.
Bob Shabot, of Jared Sparks Road, said he would think that portable toilets would fall under the town sanitarian and they would require a set amount for a set amount of people. He said most farm buildings are temporary structures and buildings without foundations are permitted on a farm. A. Marco said that structures were a cocern of the Fire Marshal’s with weddings and such events. Mr. Shabot added that floors in these buildings vary from town to town.
He added that not a lot of people are going to farms so he hopes the Commission does not impede the opportunity for them to bring in more revenue. W. Parsell said insurance and other factors will come in to play with events held on the farms. A. Marco questioned if insurance should be part of the proposed amendment and a discussion was held.
B. Shabot suggested putting a cap on the number of people. A. Marco asked if that should go in the regulations or be in the permitting process. Selectman John Blessington said he has concerns on putting too much detail in all the regulations written and too many limitations on the permitting process. He suggested making the regulations as broad as possible and leaving the rest to the permitting process.
First Selectman Erika Wiecenski said she has concerns on the variance and the proposed written notice 2 weeks prior if the event exceeds the design capacity of the building. She said it seems a little too loose.
B. Shabot said venues put up tents and if the sides are open, there is more capacity than if the sides are walled. He said there must be a formula in figuring the capacity allowed and asked how the Fire Marshal gauges this. D. Roberts said J. Rupert contacted the Fire Marshal and a building permit and approval from the Fire Marshal would be required. A discussion was held.
E. Wiecenski asked if the farm stand regulation was separate from the event facility and W. Parsell said it was.
Michael Nogas said he had to get special insurance for a corn field he had in the past and then it became so expensive so he had to give it up. J. Hall said, speaking from personal research, Nationwide Insurance offers event coverage and they would definitely get the coverage for events.
A discussion was held on farm uses, the R80 Zone and expanding farms to an event venue. J. Blessington said this is an opportunity to prove Willington is business friendly. B. Shabot said this is an opportunity to re-imagine farming in the way that towns re-imagined fruit farms. He suggested the Commission talk to towns, farms and other communities.
Jim Rupert arrived at 8:10 pm.
Further discussion was held on the wording in the variance section. J. Hall said he could change it to “if you exceed 20%”. A discussion was held on Agritourism. J. Hall said the primary use is farming and income is derived from farming. Agritourism would be a supplement to that income.
J. Rupert said the Commission could keep the Public Hearing open to the next meeting if the applicant would like to submit a revision. J. Hall said he would be open to that and added that he recuses himself from all discussion pertaining to this application. The Commission continued the Public Hearing the next meeting.
Regular Meeting
W. Parsell called the regular meeting to order at 8:32.
. Parsell motioned to add an Executive Session to the agenda to discuss the Collective Bargaining Strategy in Regards to the Open Land Use Positon. He invited Selectman Erika Wiecenski to the Executive Session. A. Marco seconded the motion. All in favor.
New Business
PZC2018-23 Application for Re Subdivision of Lot #4 (Map 9 Lot 33 Zone R80) 59 Latham Road Owner/Applicant: Michael Nogas (Received October 2, 2018 Public Hearing by December 4, 2018 Decision within 65 Days after close of P.H.)
Public Hearing has been set for November 20, 2018.
Discussion Re: Ordinance /rental property / crumbling foundation /CRCOG
This discussion was tabled to the next meeting.
Old Business
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 remains open.
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.)
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.)
J. Rupert said application PZC2018-19 and PZC2018-20 remain on the agenda due to a jurisdictional defect. He said the regulation requires the applicant notice the abutter 10 days prior and they provided notice 9 days prior. He said the applicants are not present but they need to re-open the Public Hearing. The Public Hearing was set for October 16, 2018.
Minutes
J. Lucia motioned to approve the minutes of 9/18/18. W. Parsell seconded the motion. All others in favor. Motion carried.
Correspondence
Letter to the Land Use Attorney regarding Love Travel Stop
Staff Report and Discussion
J. Rupert said Love’s sent notice asking for an extension of their permit but the permit expired 3 years ago. He said, if the applicant would like to move forward, it requires a regulation change. He suggested the Commission read through the correspondence and then put it on the agenda. J. Rupert said they are also proposing some changes and the maps were distributed to the Commission.
W. Parsell asked that this be put on the next agenda.
W. Parsell motioned to move to Executive Session at 8:45. D. Roberts seconded the motion.
Motion to leave Executive Session made by W. Parsell at 9:18. J. Lucia seconded the motion. All in favor.
Meeting adjourned at 9:19.
Respectfully Submitted,
Michele Manas
Michele Manas
Recording Clerk