MEMBERS PRESENT: Walter Mealy, Marshall Montana, Louise Evans, Sue Larsen, Kevin McCann, Patricia Porter
ALTERNATES PRESENT: Kevin Kennedy sat for Wentzell, Doug Manion
STAFF PRESENT: Michele Lipe, Assistant Director of Planning
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 00-63P, Constitution Baptist Church, request for a 2 year temporary and conditional permit for church meetings, 855 Sullivan Avenue, GC zone
This application has been withdrawn.
Appl 00-55P, Carla’s Pasta, Resubdivision and site plan for a 46,150 sq. ft. manufacturing building, located at the southerly end of Talbot Lane (formerly Connecticut Avenue off Governor’s Highway) easterly of Nutmeg Rd. South, I zone
Ray Nelson, Engineer for Messier & Associates and Dan McCreavy, Architect for the Dennis Group, presented the application.
Mr. Nelson overviewed the application. The application consists of two parts, one includes the lot line adjustment of lots 2 and 3 within the Constitution Landing site and also a site plan of development for a 46,000 sq. ft. building, Carla’s Pasta.
The site is situated at the end of the cul-de-sac and allows for future expansion. Storm water management will be handled be a large detention basin located between the lots. As part of the Constitution Landing approval, all future storm water management will run off into the existing ditch system. Full utilities are available. All comments from Town Engineer, Jerry Iazzetta, have been addressed.
Dan McCreavy briefly reviewed the proposed building. The facility will process mainly pasta products for wholesale. The building will be comprised of three sections: food processing and office space, a public area with a large storage freezer.
An entrance for semi-trailer trucks making deliveries as well as an emergency/visitor entrance is planned. Landscaping will consist of fast growing plants. Earth tone colors of split faced block are planned for the exterior of the building.
Lipe reviewed the Planning and Engineering report (in the Town Engineer’s absence) respectively:
Request for resubdivision and site plan approval to construct a 48,000 sq ft manufacturing facility on Lot 3 of Constitution Landing subdivision, Talbot Lane, I zone. The resubdivision is needed to reconfigure the cul-de-sac and a lot line between Lots 2 and 3 in the Constitution Landing industrial subdivision. Minimum lot size required is 20,000 sq ft; the newly-reconfigured lots 2 and 3 are 2 ¼ acres and 7 ¼ acres in size. The two reconfigured lots appear to meet zoning and subdivision requirements.
The development is proposed to have two phases. The first phase has the 48,000 sq ft building; a future phase will add about 30,000 sq ft to the building. Proposed front yard setback is 38 feet, 35 feet minimum allowed. Maximum impervious coverage allowed is 65%; the first phase will have 36% impervious coverage and the future second phase will bring the coverage up to 50%. If the Commission approves both phases with this application, you may want to require the applicant to return with architectural elevations for approval prior to construction of the second phase.
Proposed building height is 40 feet at its highest point, 40 feet maximum allowed.
A 50-foot buffer is required in the southeast corner of the site. The required buffer is in an area of dense vegetation that is not included in the site construction. Also, we note that this site abuts Town open space on Edgewood Drive. The lot is 350 feet away from the nearest residence; and the building at full build-out is about 700 feet away from the nearest residence.
Loading docks are located on the north side of the building, which is the side that is not visible from the residential area. There is no outdoor storage.
Required parking is 69 spaces; 83 spaces provided. Parking spaces in the Industrial zone are allowed to be 9’ x 18’.
The Architectural and Design Review Committee reviewed this site on November 16. ADRC was satisfied with the site design. They suggested an increase in size of trees to be planted, since the purpose of some of the trees is to soften parts of the building, and it would take many years for five-foot trees to be effective against a 30 to 40 foot building. The applicant has increased the size of six blue spruce trees from 5-6 feet in height at planting to 7’8 feet in height.
Lighting is proposed to be 20 foot pole mounted fixtures, plus two wall pak fixtures.
There are regulated wetlands on site. IWA/CC approved the site on December 20 with some modifications:
A bond in the amount of $10,000 to ensure success of the mitigation area and water quality swale; $3,000 to be released after successful establishment of the swale; and $7,000 to be held for three years to ensure establishment of the mitigation area.
A bond in the amount of $5,000 ensure compliance with the erosion and sedimentation control measures.
A three-year inspection and maintenance plan be adopted and implemented on the mitigation area. Inspections must be done by the consulting soil scientist/biologist to determine the success of the proposed plantings and to detect the presence of invasive plants. Deficiencies in the proposed planting plan must be corrected and invasive plants must be removed by hand.
The walking trail to be complete prior to the issuance of a certificate of occupancy. Trail location to be determined with staff input and approval.
Public water and sewer are provided. Water Pollution Control Authority approval is required.
If approved, Planning Dept. requests that the size of parking spaces be identified on the plans.
Engineering comments:
“We have reviewed the revised drawings dated 1/5/01 for the proposed Carla’s Pasta
Resubdivision and have the following comments:
Sheet 3
All monuments should be numbered and coordinates given.
Sheet 6
Detail for proposed catch basins is not the town standard.”
There was no public participation.
The commission had the following questions/concerns:
? Is there any concern related to the amount of space between the parking spaces?
Lipe responded no.
? Do you anticipate any odors or noise from to the food processing?
Dan McCreavy responded that trucks idling in the parking area and the generator located on the roof might generate some noise. He commented that the nearest abutter is 700ft., and it seems unlikely there will be a problem. Mr. Squatrito stated that there would be no odors emitted from the building.
The public hearing on this item was closed and the hearing was closed at 8:10 p.m.
REGULAR MEETING
The Regular Meeting opened at 8:15 p.m. There was no public participation for items not on the agenda.
ITEM: New Business
Appl. 00-49P, Pond Estates at Red Rock, resubdivision of 25 acres to create 18 lots on the southwest corner of Deming St. and Slater St., AA-30 zone
Lipe briefly reviewed the application for the commission.
A motion was made by Commissioner Evans to approve the application
This approval is for 18 lots, numbered 1-18.
Concrete sidewalks, built to Town specifications, shall be installed on both sides of all new streets.
Drainage and construction for this subdivision is subject to the approval of the Town Engineer.
All lots shall be serviced by the Town of South Windsor sanitary sewer system and are subject to the approval of the Water Pollution Control Authority.
Water shall be supplied to this subdivision by public water.
Street lighting shall be installed on streets, at intersections, and on cul-de-sacs in accordance with the policy established by the Chief of Police. Street lighting is to be coordinated with the Chief of Police (copy enclosed).
Street names and locations of fire hydrants are subject to the approval of the Fire Marshal of the Town of South Windsor. Street names and supporting posts shall be installed by the developer in conformance with the standards of the Town of South Windsor, at no expense to the Town.
A liability insurance policy shall be submitted to this Commission naming the Town of South Windsor as an insured, with a combined single limit for bodily injury and/or property damage in the amount of $1,000,000.
This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission, including a bond in the amount of $5,000.
Prior to commencement of any site work, a meeting must be held with Town Staff.
All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor.
All easements for conservation purposes, drainage or utilities, that may be required in connection with the approval of this subdivision, must be submitted on standard Town easement form where appropriate, to this Commission prior to filing the mylars and issuance of building permits. All deeds for open space, public improvements and roadways must be submitted prior to request for Town acceptance; all deeds must be in accordance with the policy for accepting deeds and must be approved by the Engineering Department and Town Attorney. (Enclosed)
Footing drains are required for each house. Prior to the building of any structure on a lot, a topographic map, drawn to a scale of 1" = 40', shall be submitted for each lot in the subdivision, showing proposed contours, elevations and the location of the footing drains. No building permits will be issued until the proposed contours, floor elevations and location of footing drains have been approved by the Town Engineer.
If, for any reason, finished grading and other individual lot site work is not completed, the Town Engineer shall determine the amount of a cash bond to ensure final grading and site work. This cash bond must be submitted prior to issuance of a Certificate of Occupancy.
Quantity estimates must be submitted to the Town Engineer (on the enclosed form) for the purpose of determining subdivision bonding. All bonds shall conform to the enclosed bond policy and shall be posted prior to filing the final plans in the Town Clerk’s office.
If the developer chooses to submit a Letter of Credit for a one-year term, said Letter of Credit must be renewed on a yearly basis until completion of the development. If a new Letter of Credit has not been received within 30 days before the expiration date, the Commission may, at its option, call the Letter it is holding. (Enclosed)
A drainage assessment fee in the amount of $900.00 shall be submitted to this Commission.
No building permits will be issued until all modifications have been complied with, and the final plans have been filed in the Town Clerk's office.
Final disposition of proposed open space (Town-owned or South Windsor Land Conservation Trust) will be determined by the Town Council and Land Trust.
Town Engineer’s review comments dated December 11, 2000 must be addressed to the Town Engineer’s satisfaction.
Zoning data table must include a calculation of open space required and provided.
Relocation of driveway so that only driveway access is made to Deming Street.
And seconded by Commissioner Kennedy.
A discussion ensued on several items. It was suggested that the map should reflect that Slater St. is a closed street. The commission agreed.
Evans commented that as a representative to the Open Space Task Force for PZC she strongly recommends that the land should be town owned. The Open Space Force Committee overruled this but she urged PZC to recommend town ownership.
Lipe suggested that PZC make this an approval condition and inform the Town Council.
It was agreed that a memo would be sent to the Town Council.
The approval was unanimous.
Appl. 00-54P, Rte 5 Motor Cars, site plan for use of property for storage/wholesale of cars, on the westerly side of Rte. 5, northerly of Strong Rd., I zone (action by 1/18)
Harold Cummings, Esquire, counsel for Mr. Treglia, and Peter DeMallie, of Design Professionals, Inc., presented the application.
Attorney Cummings commented that Mr. Treglia’s lease has expired, and he would like to relocate to the facility on Rte. 5. Mr. Treglia is requesting permission to store cars he sells to dealers. He deals in high-end cars only. Storage will be to the rear of the site and not visible from Rte. 5. Individual drivers will deliver all cars. No large trucks will be entering the site. Due to problems Mr. Treglia’s has had with vandalism a security guard may be posted on the site. A small portion of the second floor has been used in the past as a small apartment.
Mr. DeMallie informed the commission that several minor improvements are slated for the site. Parking will consist of five spaces in the front of the building, and a 100ft. bituminous pavement gravel parking lot will be located in the back.
The existing landscaping will be pruned back and cleaned up.
Lipe reviewed the Planning Department and Engineering reports respectively:
Planning Report:
Request for site plan approval at 1429 John Fitch Boulevard, I zone. The applicant is requesting site plan approval to reuse the existing lot for the wholesaling of cars. The majority of vehicles would be located to the rear of the building. The closest cars would sit approximately 30ft. from the property boundary closest to Route 5.
Site size is .82 acres. Based on the uses on the site the number of parking spaces required are 12; 6 spaces have been shown. The applicant is requesting a waiver of 6 spaces. Additionally, the parking requirements are being met by use of the State land in the front of the property. As with previous applications, we have asked the applicant to provide documentation from the State for use of this ROW area for parking.
The applicant received ZBA approval September 2000 for a used car dealer’s license and general repair’s license. They were also granted a variance to the impervious coverage to allow up to 72%; however the applicant is showing 62% coverage; 65% is allowed.
Two conditions were placed on the variance; site plan approval was required and no vehicles are to be stored on the front portion of the site. It appears that all other zoning requirements have been met.
There are neither regulated wetlands nor 100-year floodplain on this site. There is a regulated watercourse and IWA/CC approval was received on 12/7/00 with no approval conditions.
There is an existing apartment, which does not appear to conform to zoning requirements. If the applicant intends to rent the apartment, he must make the apartment legal.
There are no building changes proposed with this application. Is there any additional landscaping proposed? Any new dumpster proposed? Any additional lighting proposed?
Engineering Report:
“We have reviewed the revised drawings dated November 21, 2000, for the proposed Rte. 5 Motor Cars Site Plan and have the following comments:
Plan does not indicate size of rip-rap pad.
Level spreader should utilize filter fabric.
The swale should be protected from vehicles parking over it.
Level spreader should be protected from vehicles.
A detail for an endwall is shown. Where is this to be utilized?
Trench detail for storm pipe needed.
Sanitary connection to building should be shown and labeled.
A construction entrance pad should be provided.
An editorial comment – the use of letters or numbers on the plan corresponding to notes and labels elsewhere on the sheet is not, in my opinion, the best way of having information shown and understood. It can be confusing and can be overlooked. It causes a concern that some design features may not be built because of oversight or confusion in the field.”
The commission had the following questions/concerns:
Who abuts the property?
Attorney Cummings answered Moser Trucking Co.
A motion was made by Porter to approve with modifications
No building permit will be issued until the final mylars have been filed in the Town Clerk's office.
2. An as-built plan is required prior to issuance of a Certificate of Occupancy per Section 8.1.10 of the Zoning Regulations.
Footing drains are required if the building has a basement.
All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor.
Engineering comments of 12/13/00 must be addressed to the Town Engineer’s satisfaction.
No retail sale of cars allowed on the site
No 18-wheel vehicles are permitted to enter the site.
and Kennedy seconded. The motion passed, and the vote was unanimous.
3. Appl 00-55P, Carla’s Pasta, Resubdivision and site plan for a 46,150 sq. ft. manufacturing building, located at the southerly end of Talbot Lane (formerly Connecticut Avenue off Governor’s Highway) easterly of Nutmeg Rd. South, I zone (action by 1/18)
A motion was made by Kennedy to approve with conditions
Prior to commencement of any site work, a meeting must be held with Town Staff.
No building permit will be issued until the final mylars have been filed in the Town Clerk's office.
This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission, including a bond in the amount of $10,000 to ensure success of the mitigation area and water quality swale ($3,000 to be released after successful establishment of the swale; and $7,000 to be held for three years to ensure establishment of the mitigation area); and a bond in the amount of $5,000 ensure compliance with the erosion and sedimentation control measures.
An as-built plan is required prior to issuance of a Certificate of Occupancy per Section 8.1.10 of the Zoning Regulations.
Footing drains are required if the building has a basement.
A landscape bond in the amount of $5,000 is required and must be submitted prior to filing of mylars.
All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor.
WPCA approval is required.
If a State Traffic Commission certificate is required, no building permits will be issued until the certificate has been issued (per CGS §14-311).
The building street number must be included on the final plan.
Quantity estimates must be submitted to the Town Engineer (on enclosed form) for the purpose of determining subdivision bond. All bonds shall conform to the enclosed bond policy and shall be posted prior to filing the final plans in the Town Clerk’s office.
If the developer chooses to submit a Letter of Credit for a one year tern, said Letter of Credit must be renewed on a yearly basis until completion of the development. If a new Letter of Credit has not been received within 30 days before the expiration date, the Commission may, at its option, call the Letter it is holding. (Policy enclosed)
Town Engineer’s review comments dated January 4, 2001 must be addressed to the Town Engineer’s satisfaction.
Size of parking spaces must be identified on the plans.
Increase size of more trees/shrubs in front of the building.
and seconded by Montana. The motion passed, and the vote was unanimous. Larsen abstained.
4. Appl. 00-59P, Sunderland, Edward, subdivision of .92 acres on the easterly side of Main St., A-40 zone (action by 2/15))
A motion was made by Montana to approve with conditions
This approval is for one lot.
Drainage and construction for this subdivision is subject to the approval of the Town Engineer.
All lots shall be serviced by the Town of South Windsor sanitary sewer system and are subject to the approval of the Water Pollution Control Authority.
All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor.
Water shall be supplied to this subdivision by public water.
All easements for conservation purposes, drainage or utilities, that may be required in connection with the approval of this subdivision, must be submitted on standard Town easement form where appropriate, to this Commission prior to filing the mylars and issuance of building permits. All deeds for open space, public improvements and roadways must be submitted prior to request for Town acceptance; all deeds must be in accordance with the policy for accepting deeds and must be approved by the Engineering Department and Town Attorney.
Footing drains are required for each house. Prior to the building of any structure on a lot, a topographic map, drawn to a scale of 1" = 40', shall be submitted for each lot in the subdivision, showing proposed contours, elevations and the location of the footing drains. No building permits will be issued until the proposed contours, floor elevations and location of footing drains have been approved by the Town Engineer.
and seconded by Porter. The motion passed, and the vote was unanimous.
Evans previously disqualified herself from this application.
5. Preliminary discussion re Industrial/Commercial zoning along Route 5 – Commissioner Mealy
This item will be discussed at a future meeting.
BONDS:
Appl 91-29P Fitch Meadow DRZ
It was the agreement of the commission that the bond should go to maintenance for one year.
Evans disqualified herself.
Appl 90-09P, Fairfield Homes
Motion to reduce the bond to $24,000 was made by Commissioner Kennedy and seconded by Commissioner Porter. The motion passed, and the vote was unanimous.
CORRESPONDENCE:
K.F. Properties—second 90-day extension for filing mylars for Wheeler Estates Subdivision
Motion to extend the mylar filing an additional 90 days was made by Commissioner Evans and seconded by Commissioner Kennedy. The motion passed, and the vote was unanimous.
CRCOG
Larsen and McCann volunteered to serve as the representative and alternate respectively to the Regional Planning Commission.
MISCELLANEOUS
Larsen informed the commission that the Lighting Subcommittee has met with CL&P and they have suggested a type of light that we might consider using in the Buckland Gateway zone. She suggested they be put on an agenda for discussion.
Evans advised the commissioners that the Open Space Task Force has completed their plan. On March 12, 2001, they will meet with property owners, which will be open to the public. On March 19, 2001, a work session will be held with the Town Council.
Lipe informed the commission that two meetings PZC is scheduled for with the TPA consultants on the Town Plan of Development. Joint meetings will be held on1/30/01 with IWA/CC and on 1/31/01 with the EDC.
ITEM: Adjournment
Motion to adjourn the meeting at 9 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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