The next Planning & Zoning Commission meeting is TONIGHT, Sept. 22, 2015, at 7:00p.m. in the Denis Riodan Room D, Clifford J. Hurgin Muncipal Center, 1 School Street, Bethel CT. There will be no public comment allowed at the work session about the crematorium issue.
Note: If a decision is not reached by the P&Z tonight, there is another P&Z Special Meeting scheduled for tomorrow, Sept. 23, 2015, at 7:00p.m. in the Denis Riodan Room D.
Report by Paula Antolini
September 22, 2015 3:23PM EDT
Recent Consensus of the Planning & Zoning Commission is 4 to 3 to Deny Application for Crematorium in Bethel, Tonight Could Be the Final Vote.
Applicant B. Shawn McLoughlin, owner of Mono-crete Step Co. LLC, a cement products company, wants to add a crematorium to this same property at 12 Trowbridge Drive, in Bethel’s Clarke Business Park (entrance is from Grassy Plain Street). This issue has been discussed for approximately two years now, and it appears a final decision from the Bethel Planning & Zoning Commission (P&Z) could be reached as soon as tonight. If not, they have until tomorrow, which is the deadline.
The September 8, 2015 Planning & Zoning Commission “work session” meeting about the proposed Bethel crematorium issue, the second of two scheduled, brought a consensus of preliminary decisions similar to the previous work session on August 8, 2015, 4 to 3 deny the crematorium applications. Discussion of the third issue, a text amendment request by CT Coining Inc., eliminate section 4.3.C .10A crematorium, was tabled until the Sept. 22nd meeting.
As suggested by Attorney Charles Andrus, counsel for land use and the P&Z, at the Aug. 8th meeting, there was supposed to be an official written resolution due at the Sept. 8th work session, officially reflecting the commissioners’ consensus and reasons why they approved or disapproved the crematorium, but this written account never materialized, and instead, the P&Z continued the work session to tonight, Sept. 22, 2015.
As previously reported, the consensus on Sept. 8th was similar to the Aug. 8th meeting, 4 to 3 to deny the crematorium site plan/special permit/crematory (building permit), and the special permit approval for a plot of land to be used for a crematorium site (land permit). Both fall under “special permit” regulations which are different from a regular building permit. Tonight’s agenda will also include CT Coining Inc. text amendment request, eliminate section 4.3.C .10A crematorium.
Preliminary consensus was 4 to 3 by following preliminary decisions:
DENY: Commissioners Don Brown, Earl Finch, Lou Valenti and Chairman Pat Rist
APPROVE: Commissioners Kitty Grant, Bob Legnard, John Lennon.
Land use Director/Town Planner Steve Palmer described the zoning regulations at the last meeting, and referred to the Bethel Zoning Regulations section8.5.c.5, which contained part of the guidelines by which to make the crematorium decision for a special permit.
This difference between a regular permit and a special permit was heavily discussed at the Sept. 8th work session, and discussion included many of the individual regulations regarding special permits. The zoning regulations section of particular interest, mentioned by Palmer, and discussed by commissioners too, that set it apart from a regular building permit, is shown below (for actual wording). This might help readers or meeting attendees better understand how the commission will arrive at their decision based on this Special Permit Criteria.
Final decisions may or may not be made about the crematorium tonight. Attend the meeting!
*****
BETHEL ZONING REGULATIONS
Page 186
SECTION 8.5, SPECIAL PERMIT APPLICATION (PZC)
C. Submission Requirements
5.The applicant shall bear the burden of demonstrating that the applicable Special Permit Criteria in Subsection 8.5.E of these Regulations are addressed.
8.5.ESpecial Permit Criteria
In considering an application for a Special Permit, the Commission shall evaluate the merit of the application with respect to the following factors except that the Commission may determine that some factors may not be applicable to certain types of applications:
1. Zoning Purposes
Whether the proposed use or activity conflicts with the purposes of the Regulations.
2. Environmental Protection and Conservation
Whether appropriate consideration has been given to the protection, preservation, and/or
enhancement of natural, scenic, historic, and unique resources including, where appropriate, the use of conservation restrictions to protect and permanently preserve natural, scenic, historic, or unique features which enhance the character and environment of the area.
3. Overall Neighborhood Compatibility
Whether the proposed use will have a detrimental effect on neighboring properties and residences or the development of the district.
4. Suitable Location For Use
Whether the location and size of the site, the nature and intensity of the operations involved in or conducted in connection with the use, and the location of the site with respect to streets giving access to it are such that the use will be in harmony with the appropriate and orderly development in the district in which it is located and shall promote the welfare of the Town.
5. Appropriate Improvements
a. Whether the design elements of the proposed development will be attractive and suitable in relation to the site characteristics, the style of other buildings in the immediate area, and the existing and probable future character of the neighborhood in which the use is located.
b. Whether the location, nature and height of buildings, walls, and fences, planned activities and the nature and extent of landscaping on the site will be such that the use shall not hinder or discourage the appropriate development and use of adjacent land and buildings or impair the value thereof.
c. Whether the proposed use or activity will have an adverse effect upon the neighboring area resulting from the use of signs, exposed artificial lights, colored lights of any nature, flashing lights, loudspeakers or other noisemaking devices.
d. In cases where it is proposed to convert a structure designed and built originally for other uses, whether the structure is adaptable to the proposed use from the point of view of public health and safety.
6. Suitable Transportation Conditions
a. Whether the design, location and specific details of the proposed use or activity will adversely affect safety in the streets nor unreasonably increase traffic congestion in the area nor interfere with the pattern of vehicular circulation in such a manner as to create or augment unsafe traffic conditions.
b. Whether the parking area or areas will be of adequate size for the particular use, shall be suitably screened from adjoining residential uses, and entrance and exit drives shall be laid out so as to prevent traffic hazards and nuisances.
c. Whether the streets and other rights-of-way are or will be of such size, condition and capacity (in terms of capacity, width, grade, alignment and visibility) to adequately accommodate the traffic to be generated by the particular proposed use.
7. Adequate Public Utilities and Services
a. Whether the provisions for water supply, sewage disposal, and storm water drainage conform to accepted engineering practices, comply with all standards of the appropriate regulatory authority, and will not unduly burden the capacity of such facilities.
b. Whether the proposed use or activity will provide easy accessibility for fire apparatus and police protection and is laid out and equipped to further the provision of emergency
services.
8. Long Term Viability
Whether adequate provision has been made for the sustained maintenance of the proposed development (structures, streets, and other improvements).
9. Nuisance Avoidance
a. Whether the design and use incorporate measures to control noise, light, parking visibility, erosion, water contamination and storm water run-off on the site and in relation to the surrounding area.
b. Whether the hours of operation need to be regulated in order to protect public
health, safety, convenience and property values.
10. Plan of Conservation and Development
Whether the proposed use or activity is in accordance with or facilitates achievement
of one or more of the goals, objectives, policies, and recommendations of the Plan of Conservation and Development, as amended.
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