MEMBERS PRESENT: Walter Mealy, Louise Evans, Sue Larsen, Kevin McCann, Pat Porter
ALTERNATES PRESENT: Patrick Kennedy sat for Tim Wentzell
STAFF PRESENT: Marcia Banach, Director of Planning
Jerry Iazzetta, Town Engineer
Public Hearing
Chairman Mealy called the meeting to order at 7:30 p.m. Commissioner Evans read the Legal Notice as published in the Journal Inquirer.
Appl 01-02P, Valles Regulation Amendment to Article 6.1.3.9, 22 Chapel Rd., to add “youth” into the adult recreational facilities in the Industrial Zone
Jon Valles was in attendance to present his application. Mr. Valles would like to institute a wrestling program at his corporate headquarters on Nutmeg Rd. South.
Chairman Mealy inquired if Mr. Valles could define “Youth”, so there would be no misunderstanding of the term.
Mr. Valles replied he thought anyone under 18 could be termed a “youth”. He read the proposed regulation into the record. Exhibit 1.
M. Banach reviewed the Planning Department report:
1. Request for zoning amendment to Section 6.1.3.9, which allows indoor recreational uses for adults as a special exception and subject to restrictions. The requested amendment would allow youth to also use the indoor recreational facilities.
2. The existing provision for indoor recreational uses was added to the special exception uses in January 1999, the result of a request by Whirlyball to enable their facility on Route 5 to be approved as a permanent facility rather than continuing as a temporary and conditional permit. At that time, the amendment was restricted to adults only due to a concern that a facility with features attractive to teenagers could become an inappropriate gathering place.
3. The zoning amendment request was referred to CRCOG as required. CRCOG responded that:
4. If this zoning amendment is approved, the Commission must state on the record that they have found the amendment to be consistent with the plan of
There was no public input on this application.
The commission had the following questions/concerns:
Commissioner Evans inquired what time the facility would close?
Mr. Valles replied 8:30-9 p.m.
She clarified there are other special exception requirements Valles may have to meet.
Commissioner Porter asked how many students would be in each class?
Mr. Valles answered the maximum number of students would be 15.
Commissioner Kennedy suggested that the word “adults” be deleted from the regulation, as it now stands, since then no age restriction would be associated with the regulation change.
Banach noted that the commission might want to exclude young adults.
Commissioner McCann asked Mr. Valles to explain how his wrestling program began in South Windsor.
Mr. Valles explained that he started the wrestling program in 1995 at South Windsor High School where he offered his services of coaching and also donated mats for the students’ use, since funds were not available. The wrestling program has recently been offered to Timothy Edwards’ students.
Chairman Mealy inquired if Mr. Valles would be willing to accept a curfew of 9 p.m.?
Mr. Valles agreed.
The public hearing was closed on this item.
Appl 00-62P, Van’s RV Center, 2-year temporary and conditional permit for storage of recreation vehicle inventory, 515 John Fitch Boulevard, I zone
Mark Van Ostran explained that he is in need of temporary storage of recreational vehicles until approximately Memorial Day, 2001.
M. Banach reviewed the Planning Department report:
Request for a two-year temporary and conditional permit approval to store RV inventory on an existing parking lot at the Mestek site at 515 John Fitch Blvd, I zone.
The Mestek parking lot is not fully utilized. The proposed area for RV storage is at the back of the side parking lot, about 330 feet from the edge of John Fitch Blvd, and is completely fenced. The parking lot area currently appears to be used for tractor trailer unloading, and is not readily visible when driving by on Route 5.
If this application is approved, there are no other requested modifications.
There was no public participation on this item.
The commissioners had the following questions/concerns:
Commissioner McCann asked if the area to be used for storage was paved, and would there be any alterations made to the area?
Mr. Van Ostran replied yes and no respectively.
Chairman Mealy asked if the applicant would accept a permit for less than two years.
Mr. Van Ostran replied that would be fine as long as he had the option of reapplying if things don’t go according to plan.
The public hearing was closed on this application.
Appl 01-01P, Lanza, Resubdivision and Special Exception to Article 4.6.1, to create an interior lot, 57 Bourbon St., RR Open Space zone
This application was postponed.
4. Appl 01-05P, St. Lawrence Chapel, request for 2-year temporary and conditional permit for an office trailer on property located at 1001 Foster Street Ext., RR zone
Ray Severson, for St. Lawrence Chapel, was present to explain the application. The trailer will be used for meetings after church services. No plumbing is needed.
M. Banach reviewed the Planning Department report:
1. Request for temporary and conditional permit approval to place a mobile office unit at 1001 Foster St Ext., the former site of the Temple Beth Hillel, AA-30 zone. The mobile office unit is 23.5 feet by 66 feet, about 1550 sq. ft, and would be located about 20 feet away from the existing building.
Site size is 2.25 acres. The property is actually larger than shown in the older survey submitted with the application. It appears that in the past, the site was oriented with its frontage along the future road right-of-way, and that the property line abutting the neighbors on Foster Street Extension was treated as a side boundary for setback purposes. Therefore, the mobile office has to meet the sideline setback of 20 feet. The unit is also more than 25 feet away from the rear property line.
2. The wording of the T & C permit regulation is that, “Temporary and conditional permits may be granted by the Commission for a use which is not specified elsewhere in these regulations for a period not to exceed two years. Such approval may be given after a Public Hearing if, in the judgment of the Commission, the public convenience and welfare will be substantially served, and the appropriate use of neighboring property will not be substantially or permanently injured, and traffic and other hazards will not result from such use.”
3. The existing chapel is screened from the closest neighbor by a dense hemlock hedge. The area where the office trailer would be located has no screening.
4. It is my understanding that there will be no water or sewerage connections to the office trailer, and that the existing building will serve these needs.
5. If this application is approved, we suggest an approval modification that makes it clear that the temporary & conditional permit is a two-year permit only, and that a full site plan of development application, with all of its zoning requirements, would be required if the applicant wants to seek permanent approval.
There was no public participation on this application.
The commissioners had the following questions/concerns:
Commissioner Larsen inquired if the church has any future plans for a church on the site?
Mr. Severson answered that they have just purchased the property and have not thought that far ahead yet.
Would you be opposed to adding screening between the properties?
Mr. Severson replied no.
Commissioner Evans informed Mr. Severson that the commission would probably not be inclined to repeat a two-year temporary and conditional permit when this permit expires. They would need to come in with a full site plan before then.
? Commissioner McCann asked if this trailer would be used following church services?
Mr. Serverson answered yes.
? Is this building removable?
Mr. Severson answered yes.
The public hearing was closed on this application.
The public hearing was closed at 8 p.m.
REGULAR MEETING
The Regular Meeting opened at 8:05 p.m. There was no public participation for items not on the agenda.
ITEM: NEW BUSINESS
Appl 00-60P, MMH and Wallace-Tustin Realty, site plan at 1496 & 1504 Sullivan Ave., RO zone
Peter DeMallie, Principal with Design Professionals, Inc., reviewed the application that was previously presented on January 16, 2001.
Attorney Breslow, counsel for the applicant, informed the commission the plans do reflect an easement.
M. Banach briefly informed the commission that, although not optimal, this application might very well be the best access arrangement for this site. The site plan has only one driveway; and if the sites are treated individually, site plans may come in with two driveways. We would like the applicant to agree to a tie in with the proposed service drive planned for Town Hall.
Chairman Mealy commented that he had concerns with the left turn out of the site, but after he visited the site and viewed traffic flow out of the site his concerns were alleviated. He noted that Town Hall has far more cars exiting than this site.
Commissioner Kennedy commented that this use is a very low traffic generator.
Commissioner Evans inquired if the Town Council has ever discussed the access road proposed with Town Hall?
M. Banach answered that the access road is only a concept plan and but it is budgeted in the Capital Improvements Plan for the following fiscal year.
Jerry Iazzetta, Town Engineer, had no comments.
Commissioner McCann inquired if there was any report from the Police Department on the application?
M. Banach answered they have not responded with any concerns on the application.
What type landscaping is planned?
Peter DeMallie responded that foundation plantings as well as rhododendron, holly bushes and locust trees are planned.
Motion to approve with conditions was made by Commissioner Evans and seconded by Commissioner Larsen.
An amended motion was made by Commissioner McCann that a waiver is granted by the Planning and Zoning Commission with respect to the undersized lot and seconded by Commissioner Kennedy. The amended motion passed, and the vote was unanimous.
An amendment to the amended motion was made by Commissioner Evans to add a waiver of three parking spaces, for a total waiver of 12, when the Town of South Windsor constructs the proposed access road from Town Hall to the applicant’s property line and seconded by Commissioner Larsen. The amendment to the amended motion passed, and the vote was unanimous.
1. Prior to commencement of any site work, a meeting must be held with Town Staff.
2. No building permit will be issued until the final mylars have been filed in the Town Clerk's office.
3. An as-built plan is required prior to issuance of a Certificate of Occupancy per Section 8.1.10 of the Zoning Regulations.
4. Footing drains are required if the building has a basement.
5. A landscape bond in the amount of $1,000 is required and must be submitted prior to filing of mylars.
6. All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor.
7. Parking formula must accurately reflect current zoning requirements.
8. In accordance with the provisions of Section 3.A, the applicants shall enter into and file on the land records a joint access agreement that includes at a minimum the following:
9. An easement allowing cross access to and from the other properties served by the shared drive;
10. An agreement that remaining access rights along Sullivan Avenue will be dedicated to the Town of South Windsor and pre-existing driveways will be closed immediately after the shared driveway is constructed;
11. A joint maintenance agreement defining maintenance responsibilities of individual property owners; and
12. An agreement that at such time that a service drive is built on Town land in the rear of these properties and extended to the property boundary, the applicant is required to connect to the service drive at the property boundary within 8 months of completion of the drive; and the existing drive to Sullivan Ave must become a right turn only entrance/exit.
13. Revised lighting plan must be brought to ADRC for review, and decorative lighting fixtures must be used.
14. Ground mechanical units must be screened.
15. A parking waiver of 12 spaces is granted. A waiver to Section 3.A.2.b is granted to allow the shared driveway 140 feet from the intersection of Routes 74 and 194. When the interconnection to the Town Hall service drive occurs a waiver of an additional three spaces is granted.
A waiver to 2-acre lot size is granted.
The original motion was called. The motion passed, and the vote was unanimous.
2. Appl 00-62P, Van’s RV Center, 2-year temporary and conditional permit for storage of recreation vehicle inventory, 515 John Fitch Boulevard, I zone
Motion to approve a one-year temporary and conditional permit and was made by Commissioner Kennedy and seconded by Commissioner Porter.
1. This approval is for one year and will expire on February 27, 2002.
The motion passed, and the vote was unanimous.
3. Appl 01-02P, Valles Regulation Amendment to Article 6.1.3.9, 22 Chapel Rd., of the zoning regulations to delete the words “for adults”.
Motion to approve with conditions and was made by Commissioner Evans and seconded by Commissioner Kennedy. The motion passed, and the vote was unanimous.
4. Appl 01-05P, St. Lawrence Chapel, request for 2-year temporary and conditional permit for an office trailer on property located at 1001 Foster Street Ext., RR zone
Motion to approve with conditions was made by Commissioner Kennedy and seconded by Commissioner Porter.
1. This approval is for two years and will expire on February 27, 2003. If a building is still desired at that time, the applicant must submit an application for site plan of development approval.
The motion passed, and the vote was unanimous.
ITEM: Bonds
Appl 96-61P, Cliffwood Estates IWA/CC bond
Motion to reduce the bond to a balance of $0 was made by Commissioner Kennedy and seconded by Commissioner Evans. The motion passed, and the vote was unanimous.
Appl #00-28P, Wheeler Estates Subdivision bond (not incl. SRD)
Motion to se the bond at $346,000 was made by Commissioner Evans and seconded by Commissioner Larsen. The motion passed, and the vote was unanimous.
ITEM: Executive Session
Motion to into Executive Session at 8:45 p.m. was made by Commissioner Evans and seconded by Commissioner Larsen. The motion passed, and the vote was unanimous.
Motion to go out Executive Session at 9 p.m. was made by Commissioner Evans and seconded by Commissioner McCann. The motion passed, and the vote was unanimous.
ITEM: Adjournment
Motion to adjourn the meeting at 9:15 p.m. was made by Commissioner Kennedy and seconded by Commissioner McCann. The motion passed, and the vote was unanimous.
Respectfully Submitted,
Deborah Favreau
Recording Secretary
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