MEMBERS PRESENT: Walter Mealy, Louise Evans, Marshall Montana, Tim Wentzell, Patricia Porter, Kevin McCann, Sue Larsen
ALTERNATES PRESENT: Roger Cottle, Patrick Kennedy, Doug Manion
STAFF PRESENT: Michele Lipe, Assistant Director of Planning
Jerry Iazzetta, Town Engineer
Public Hearing
The meeting was called to order at 7:30 p.m. Commissioner Evans read the Legal Notice as published in the Journal Inquirer.
ITEM: NEW BUSINESS
1. Appl 01-04P, Imagination Station, special exception and site plan modification for expansion of an existing day care facility, 60 Deming Street, RC zone – continued from 3/27/01
Ms. Freeman informed the commission that the plan has been amended to incorporate a turn around in the parking area and a sidewalk along Deming Street.
Lipe stated that ADRC has asked the applicant to address the location of the signage, which currently is in the town right of way. ADRC is also requesting that the sign’s colors match the building colors.
Iazzetta commented that the applicant’s new design of the parking area and turnaround would work.
There was no public participation. The commissioners had the following questions:
Wentzell inquired if the revised plan had been reviewed?
Iazzetta responded yes.
McCann inquired if this use was approved through a special exception non-conforming use?
Lipe answered that the daycare approval was granted by the PZC.
Evans read letters submitted into the record. Exhibits 1-13. The public hearing was closed.
2. Appl 01-10P, Veterans’ Memorial Park, site plan for improvements to the existing facility at 565 Pleasant Valley Rd., A-20 and FP zones (Action by 7/5)
Mike Gantick, Director of Public Works, Ray Favreau, Director of Recreation, Joel Bargman, Architect with Bargman Hendrie Architects, Boston, MA, and Peter DeMallie, Principal and Gaylen Semproban, Director of Engineering both with Design Professionals, were present.
Mr. DeMallie reviewed the history of Veterans’ Memorial Park. The existing pool facility will be updated. The applicant has been going through the various permits required for the project.
Mr. Semproban addressed the engineering aspects of the plan. Changes to the site are minimal. The proposed pool will not be the same layout as the existing pool. Three separate pools are proposed: a lap pool, a major pool and a kiddie pool. The existing pool house will be expanded.
Five additional handicap-parking spaces with access up to the pool will be added to the existing parking area.
The storm drainage system will be expanded with the discharge connecting into the existing sewer lines.
Lipe reviewed the Planning Department report:
Request for site plan approval for major renovations to Spring Pond, A-20 zone. ZBA granted a variance to allow public swimming and recreation in 1964; at the time, the property was zoned Restricted Commercial. The property is now zoned A-20, and parks, playgrounds and recreational areas operated by the Town are permitted uses.
Maximum impervious coverage allowed is 50%, 17% proposed. It appears that zoning requirements are met.
There are no other site improvements planned. Existing parking will remain, with the addition of five handicap spaces. There is no parking standard in our regulations that address an outdoor recreation facility such as this.
There is no new outdoor lighting proposed. Existing outdoor lighting is grandfathered and permitted to remain. If during construction, new lighting is added, it will need to meet the cutoff fixture requirements.
There are regulated wetlands on the site. IWA/CC approved this site plan on April 18 with no unusual approval conditions.
The South Windsor Police Department has reviewed the application and has requested that the parking lot continue to be highly visible from Pleasant Valley Road so that officers on patrol have a good view of activity in the parking lot.
There will be a dumpster in the rear parking lot. It will need to be on a concrete pad and screened.
If this application is approved, Planning Dept requests that the variance be noted on the site plan.
Iazzetta reviewed the Engineering report:
We have reviewed the drawings dated March 6, 2001 for the proposed Veterans’ Memorial Park Site and have the following comments:
Plot Plan
All property corners should be pinned.
Site Plan
The use of letters referencing notes is confusing. It is difficult to analyze the proposed work when one has to constantly look from the plan to the legend to determine the work.
Drainage Plan
An underdrain is shown around most of the proposed pool, but it stops in the area of the new filter building. It seems that this area should also have underdrains.
Detail Sheet
Details should be provided for underdrains, trench drain and deck drains.
There was no public participation. The commission had the following questions:
Where does the water exiting the pool go?
Mr. Semproban answered the pool is filled from a fire hydrant and discharged into the river. The pool is filled once and maintained throughout the winter.
Is the parking area visible from the street?
Lipe responded that the front parking lot is visible from the street. No additional landscaping is planned.
McCann, also a member PARC, clarified that this application was not being put forth by PARC. He also clarified that he has had no basis with which to draw conclusions regarding the application before tonight’s hearing.
Pool drainage and whether it would affect the adjacent pond was questioned.
Iazzetta responded that water drainage would not affect the pond. Drains have been installed to ensure this. Gantick informed the commission that the pool is drained every spring, and the under drains are working at that time. There has never been a problem; the water does not migrate into the soils.
Manion inquired if the new pool design would allow more people to use the pool? His concern was whether parking would be affected.
Mr. Bargmann responded that user use is measured by the water capacity. They expect no parking problems associated with the new pool.
The public hearing was closed at 8:05 p.m.
SPECIAL MEETING
Chairman Mealy opened the special meeting at 8:15 p.m. There was no public participation for items not on the agenda.
ITEM: Miscellaneous
Motion to change item no. 5 of the special meeting agenda to no. 1 was made by Commissioner Porter and seconded by Commissioner Evans. The motion passed, and the vote was unanimous.
Appl 01-04P, Imagination Station, special exception and site plan modification for expansion of an existing day care facility, 60 Deming Street, RC zone – continued from 3/27/01
Motion to approve with conditions was made by Commissioner Porter and
seconded by Commissioner Evans.
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.
Footing drains are required if the building has a basement.
5. All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor.
6. Sign must be relocated onto the property.
7. Sidewalks must be installed along the frontage of the property.
The motion passed, and the vote was unanimous.
ITEM: Miscellaneous
Motion to move item no. 6 of the regular meeting agenda to no. 2 was made by Commissioner Montana and seconded by Commissioner Larsen. The motion passed, and the vote was unanimous.
2. Appl 01-10P, Veteran’s Memorial Park, site plan for improvements to the existing facility at 565 Pleasant Valley Rd., A-20 and FP zones (Action by 7/5)
Motion to approve with conditions was made by Commissioner Wentzell and seconded by Commissioner Larsen.
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.
An as-built plan is required prior to issuance of a Certificate of Occupancy per Section 8.1.10 of the Zoning Regulations.
All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor.
Engineering comments dated April 19, 2001 must be addressed to the Town Engineer’s satisfaction.
Any new outside lighting must meet the lighting requirements of the zoning regulations.
The motion passed, and the vote was unanimous.
3. Appl 01-17P, Amcell Auto Body, 651 Sullivan Ave., site plan of development, GC zone
Glenn Huot explained that there are no changes to the site, just a request for the approval of three parking spaces for the sale of used cars.
Lipe reviewed the Planning Department report:
Request for site plan approval at 651Sullivan Ave., GC zone. The applicant is requesting site plan approval for three spaces for the sale of used cars. These spaces would be located in the front of the parking area as shown on the site plan.
Site size is 2.8 acres. Parking spaces provided in excess of what the regulations require so the loss of 3 spaces will not impact parking on the site.
The applicant has received ZBA approval in November of 2000 for a used car dealer’s license. The condition was that site plan approval was required.
The regulations allow the display, storage, or parking of motor vehicles at State-licensed new and used car dealerships may be allowed closer to the street than the building line provided a site plan portraying all parking spaces is approved by the Commission. The site plan shall show all designated parking spaces, which parking spaces shall:
a. be at least ten (10) feet within all lot lines;
b. not obstruct line of sight for vehicles entering and exiting premises;
c. not obstruct the safe and convenient movement of vehicles to, within, and from the site;
d. be no closer than twenty-five (25) feet to the edge the traveled portion of the highway;
e. be reasonably landscaped and (at the discretion of the Commission) screened or buffered to preserve and enhance the appearance of the neighborhood.
The existing site plan shows a split rail fence and existing landscaping. Upon site visit, the fence is in disrepair and the landscaping could be enhanced.
The site is served by public water and sewer. The Superintendent of Pollution Control has noted that if any garage has any floor drains, the applicant should contact him regarding the discharge of those floor drains.
There are no regulated wetlands nor 100 year floodplain on this site. There is no new site work planned, so no conservation plan approval from IWA/CC is required.
Permitted signage in the General Commercial zone currently allows for a building sign approx. 1 square feet for each linear foot of frontage, and the freestanding sign allowed would 24 square feet, with a 12 sq ft bonus for multiple tenants.
If this application is approved, there are no planning or engineering modifications requested.
The town engineer had no comments.
The commission discussed the number of used car lots in South Windsor. It was noted that since there is a full time zoning enforcement officer in town, issues with these lots have decreased. Mr. Huot commented that he sold only seven cars last year, and he is not in the business of selling used cars.
Motion to approve with conditions was made by Commissioner Montana and seconded by Commissioner McCann.
No building permit will be issued until the final mylars have been filed in the Town Clerk's office.
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 $1,000 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.
Additional landscaping must be added to the northerly side of the parking area.
The motion passed, and the vote was 6-1; Mealy, Evans, Porter, McCann, Larsen, Montana; Wentzell, nay.
4. Discussion with Jerry Iazzetta re Public Improvement Specification Modifications
J. Iazzetta, Town Engineer, reviewed the proposed changes to the Public Improvement Specifications. Exhibit 14. Iazzetta expects one additional work session would be needed before being brought to public hearing.
Mealy commented that parking regulations and outdoor recreational facilities should be addressed since a large site application is expected in the near future. Iazzetta agreed but suggested that off street parking should be addressed in the Zoning Regulations not the Public Improvement Specifications.
Parking space size was discussed and how parking spaces have decreased in size since the 1988 engineering standards. Wentzell suggested adopting the 1988 parking regulations. He also noted that the 1988 parking space size is going to be difficult to incorporate into parking garages, and this should be addressed in the new regulations.
Iazzetta inquired as to the direction the commission would like to proceed? The consensus was they should use the 8th edition. He agreed with Wentzell that parking size in parking garages should be addressed in the new specifications. He stated he would ensure this was done for the public hearing.
5. Preliminary discussion with AMF properties
Phil Tarsinis was present for a discussion regarding an expansion proposed to Sullivan Avenue site (behind Dunkin Donuts). Mr. Tarsinis would like to a building for a mini storage facility. The building would not be visible from the road. Lipe informed the commission that this type of use would not be encouraged since it is not a permitted use in this zone and they were not interested in adding it as a use.
Temple Beth – change order request
Jeff Weinman was present with a change order request pertaining to landscaping at Temple Beth Hillel, 20 Baker Lane. The Commission approved items 2, 3 and 4. The others were not approved.
The lack of shielded lighting on the back of the building was addressed. Mealy asked Mr. Weinman to look into the situation.
ITEM: Landscaping Bonds
Appl 98-33P Super Liquor Mart
Motion to deny the bond reduction was made by Commissioner Wentzell and seconded by Commissioner Larsen.
The reason for the denial is the commission feels additional landscaping needs to be completed before the bond release, in particular, the mulch must be added to the planting beds.
The motion passed, and the vote was unanimous.
Appl 98-54P, Bridgestone/Firestone
Motion to approve the bond reduction was made by Commissioner Evans
and seconded by Commissioner Montana. The motion passed, and the vote was unanimous.
Appl 97-91P, Summerville Assisted Living Facility
Motion to approve the bond reduction was made by Commissioner Evans and
seconded by Commissioner McCann. The motion passed, and the vote was unanimous.
Appl 98-54P, Bridgestone/Firestone
Motion to approve the bond reduction was made by Commissioner Porter
and seconded by Commissioner Montana. The motion passed, and the vote was unanimous.
ITEM: Miscellaneous
1. Montana updated the commission on the feasibility of using the funds $100,000 that have accumulated (approximately $100,000) in the Fee in Lieu of Open Space account to purchase land for recreational uses. After reviewing, the Town Attorney has stated that this is perfectly acceptable. She suggested it might be something the commission wants to pursue.
McCann cautioned the commission the PARC’s master plan has a sequential agenda and it would be best if it were followed. He suggested the commission talk when this phase is reached.
2. Cottle informed the commission that there is construction debris left over at Timothy Edwards Middle School. Mealy inquired who would be responsible.
Lipe stated that the Public Building Commission would be responsible, and she would see that the matter was looked into.
Cottle stated the Construction Manager is responsible for a job being completed properly. He stated he would attend a Public Building Commission meeting and broach the matter.
3. Evans informed the commission that the ADRC plans on meeting with PZC and asked if this might also be a good time to meet with IWA/CC? Lipe told the commission she would get back to them after checking dates
ITEM: Adjournment
Motion to adjourn the meeting at 10 p.m. was made by Commissioner and
seconded by Commissioner. The motion passed and the vote was. The vote was unanimous.
Respectfully Submitted,
Deborah Favreau
Recording Secretary
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