OLD BUSINESS

HELPING HANDS - (ID#: 22-06) – Public Hearing

Comprehensive Permit Application/Minor Subdivision Project – Preliminary Plan Review

AP 25/Lot 133 – 29 Leland Mowry Drive

.745 Acres (approx.) / 4 Lots / R-20 Zone

Applicant/Owner: Helping Hands Community Partners, Inc.

Surveyor: Kelly Land Services, Inc.

a.   The Board will review and discuss the proposed submission with the project proponent.

b.   The Board will conduct a public hearing to receive input on the proposed project.

c.   The Board may schedule a site visit or waive the requirement.

d.   The Board may approve the Preliminary Plan as submitted, approve with changes and/or conditions, deny the application or continue the meeting to a future date.

e.   The Board may authorize the Town Planner to prepare a written decision consistent with the Board’s findings of fact and motion for signature by the Chair and subsequent recording.

Attorney David Igliozzi represented the applicant and stated this is a Comprehensive Permit application for four lots which was continued from the last meeting for issues relating to utilities, screening, traffic impact, and driveway turnaround.

Robert Sachettti, Principal with Helping Hands, stated that he met with Sergeant Paul Gorman from the Police Department who conducted a one-week traffic count at the project site.  Mr. Sachetti read an email response from Sgt. Gorman submitted as Applicant’s Exhibit #1 indicating the roadway is not heavily traveled, having an average speed of 27 mph, and that is okay to move forward on the police and traffic side of review.

Robert Sachetti stated that there is no plan for interconnectivity of utility lines across lots going forward.  Al Gizzarelli stated that he and the Town Planner determined that the sewer lines were tied in to each individual lot and not across this property. 

Michael Moan questioned whether the sewer easement shown on the plans is proposed or existing and Patricia Kelly, with Kelly Land Surveying, replied that the Town Engineer recommended showing a proposed easement to access the sewer from this area.

Patricia Kelly stated that they are proposing to provide a row of arborvitae screening on Lot 4 and proposing the limit of disturbance at the back of Lots 3 and 4 to be 30 feet from the lot lines.  Ms. Kelly added that there is also proposed a 50 foot buffer from the property on Oakdale Drive.

Michael Moan stated that he observed a natural embankment from Oakdale Drive and questioned how far will they need to cut into this embankment to provide the necessary lot areas and whether there is any retaining structure proposed?  Patricia Kelly replied that it will not be necessary for any severe cutting to be done into the embankment.  Ms. Kelly stated that shrubs will provide soil containment and they will consult a structural engineer if they encounter any problems with the embankment.  Al Gizzarelli added that a Soil Erosion plan will need to be approved by the Soil Erosion Committee.

Michael Moan stated that he does not see how these lots will have a useable side yard and backyard without going to the property lines and cutting into the embankment.  Patricia Kelly replied that they could look at moving the embankment back to provide a larger backyard.  Attorney Igliozzi stated that they would be cutting 1-2 feet on Lots 1, 2, and 3 and 6-10 feet on Lot 4.  Ms. Kelly added that she compared areas around the site and found a significant number of lots in the surrounding area are of similar size.

Attorney Igliozzi stated that if the project cannot get sewer, water, having zero runoff or erosional control the project does not go forward.  Attorney Igliozzi stated, regarding traffic, that there are 3 existing driveways and are only adding one new one with turnarounds and is not a significant traffic impact.  Atty. Igliozzi added that the Town Planner has indicated the project is consistent with the Comprehensive Plan.

Michael Moan stated that he looked at 105 lots in the neighborhood and found an average size of .383 acres.  Patricia Kelly stated that she looked at GIS maps in a 500-foot radius. 

Ken Orabona questioned what the style of the houses will be and Robert Sacchetti replied they will be one story dwellings having 3 bedrooms and 1 bath.  Mr. Sacchetti added that, in lieu of retaining walls, he would consider building a mixed level house on Lot 4.

The public hearing remained open from the last meeting.

Brandon Viens, of 14 Hillside Street, questioned the status of the paper road.  Robert Sachetti replied that it is a paper street, and that Mr. Viens was approached about an abandonment but that he did not want to go forward with it.  Mr. Viens stated that he is also concerned with the lot sizes and more cars being parked on the roadway.

Deborah Thompson, 1 Kensington Street, stated her main concern is the traffic and that Leland Mowry and Hillside Street are both narrow roads.  Ms. Thompson added that three house lots would be preferable.  Attorney Igliozzi replied that the applicant is meeting the Town’s parking requirements however if there is a parking problem, the Town should pass an ordinance to address it.  Attorney Igliozzi added that it is not applicant’s responsibility to solve traffic problems that exist.

Katie Cortez, 3 Oakdale Street, stated that the embankment has a steep grade, and the boulders are not there for retainment but were moved there when the property was excavated.  Ms. Cortez questioned who is going to be building the houses and stated she is concerned with building into an eroding hill that is supporting her property.  The applicant, Robert Sacchetti, replied that Community Partners is a 501(c)3 which is in the business of providing affordable housing having 20-30 projects under their belt and thought it prudent to get approvals in place before hiring a builder.

Kurt Peterson, 5 Oakdale Street, stated his concern with the amount of distance between the homes and Patricia Kelly replied there is a 15-foot side yard setback as required in the R-20 zone.

Nancy Murphy, 15 Hillside Street, stated her concern with distance between neighbors’ yards, parking and the impact on property values. Ms. Murphy suggested three units be built as opposed to four.

Joe Rotella stated that Lot 4 seems to be the problem and would suggest raising it to become a 2-story dwelling or requiring a retaining wall. 

A poll of the Board was taken, and no further information was requested from the applicant by the Board members.

There being no one else present to speak to this application, the public hearing was closed at 7:17 p.m.

Ken Orabona stated that he would like to see the driveways extended to 15-18 feet in addition to having a turnaround.  Mr. Orabona added that he would also like to see Lot 4 extended 8 -10 feet with an engineered wall.

Richard Colavecchio requested either a retaining wall or split-level house being located on Lot 4.

Charlie Boyd stated that the does not feel he has enough information on the surrounding lot sizes.

Al Gizzarelli stated that he would like to see the rear yard pushed back to 15 feet and a 2-car turnaround.

James D’Ambra stated the Board is restricted to abiding by the law while taking into consideration the residents concerns.

Al Nani stated that he would prefer a split-level house on Lot 4.

Michael Moan stated that the proposal fits with the Comprehensive Plan.

Ken Orabona made a motion, seconded by Al Nani, to approve the preliminary plan, granting the required zoning relief, incorporating the Planner’s memorandum dated February 27, 2023 marked as Board’s Exhibit A, reliant on the Findings of Fact marked as Board’s Exhibit B, being conditioned on a deed on a portion of the lot on Hillside/Leland Mowry Drive being submitted to the Town, Final Plan approval being back before the Board, either building a split-level home or a retaining wall with at least a 15 foot rear yard setback from the rear of the foundation on Lot 4, and an 18 foot driveway with hammerhead turnaround at the top.

The vote on the motion was as follows:

Voting In Favor:  Members Gizzarelli, Colavecchio, Nani, Moan, Orabona, Rotella, and Yoakum

Voting In Opposition: Member Boyd

Abstaining:  Member D’Ambra

The vote on the motion being seven in favor, one abstention, and one in opposition the motion carried.

NEW BUSINESS

SUNN BUILDERS - (ID#: 23-02) Informational Meeting

Major Land Development – Master Plan Review

AP 35 / Lots 1, 1A, 1D & 2 - 270 Putnam Pike

8.49 Acres (approx.) / HC Zone

Applicant: Sunn Builders, Inc.

Owners: Sunn Builders, Inc. & Clover Leaf Ret, LLC

Engineer: Crossman Engineering

a.  The Board will review and discuss the proposed submission with the project proponent.

b.  The Board will conduct a public informational hearing to receive input on the proposed project.

c.  The Board may schedule a site visit or waive the requirement.

d.  The Board may approve the Master Plan as submitted, approve with changes and/or conditions, deny the application or continue the meeting to a future date.

e.  The Board may authorize the Town Planner to prepare a written decision consistent with the Board’s findings of fact and motion for signature by the Chair and subsequent recordin

Chairman Gizzarelli read a letter into the record from Attorney Tim Kane requesting a one-month continuance.

Ken Orabona made a motion, seconded by Joe Rotella, to continue the application to the April 20, 2023 meeting.  The vote on the motion was all in favor and the motion carried.

REVIEW PROPOSED AMENDMENTS TO THE ZONING ORDINANCE

Including: 4.3 Table of Uses, 4.4 Supplementary Use Regulations, Section M. Adult Use Cannabis, 5.11. Solar Energy Systems, 5.11.7 Additional Requirements For Principal Solar Energy Systems In Residential Zoning Districts (R-20, R-20M, R-Med, R-80 And R-200).

a.  The Board may vote to recommend that the Town Council adopt all, some or none of the proposed amendments or may recommend different language for the proposed amendment. 

b.  The Board may continue the matter for further discussion at a future meeting.

Solicitor Scott Levesque stated that the only remaining item was striking large scale solar projects in residential zones from the solar ordinance.

Ken Orabona made a motion, seconded by Al Nani, to remove the R-80 and R-200 zoning districts from the solar ordinance and only be allowed on parcels of 15 acres or more and by special use permit.  The vote on the motion was all in favor and the motion carried.

Solicitor Levesque stated the recreational retail cannabis ordinance was created to ban the sale of recreational marijuana in Town as was voted on by the residents in the last election.  Mr. Levesque stated that some of the definitions need to be further refined.

Michael Moan made a motion, seconded by Ken Orabona, to continue discussion of Section M. of the Zoning Ordinance Amendments “Adult Use Cannabis” to the April 20, 2023 meeting.  The vote on the motion was all in favor and the motion carried.

Ken Orabona made a motion, seconded by James D’Ambra, to approve the Zoning Ordinance amendment to Section 4.3 “Table of Uses” relating to large scale solar projects.  The vote on the motion was all in favor and the motion carried.

Ken Orabona made a motion, seconded by Joseph Rotella, to adjourn the meeting at 8:03 p.m.  The vote on the motion was all in favor and the motion carried.

The next meeting is scheduled for Thursday, April 20, 2023 at 6:00 p.m.

Respectfully submitted,

Donna A. Corrao, Recording Secretary