MEMBERS PRESENT: Walter Mealy, Marshall Montana, Louise Evans, Kevin McCann, Tim Wentzell, Sue Larsen, Patricia Porter
ALTERNATES PRESENT: Roger Cottle, Doug Manion, Patrick Kennedy
STAFF PRESENT: Michele Lipe, Assistant 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.
1. Appl 01-07P, Cloutier, site plan to create two interior lots and Special Exception to Article 4.6.1, northerly side of Palmer Dr., AA-30 zone
This application was postponed.
2. Appl 01-12P, Deming Hill Estates, Section VI, open space resubdivision to create 24 lots, southerly side of Deming St., AA-30 Open Space zone
Peter DeMallie, Principal and Karen Isherwood, Project Engineer, both with Design Professionals, Inc. presented the application.
Mr. DeMallie explained that this is the final phase of the Deming Hill Estate open space resubdivision. Seventy-three lots have already been completed. Many of the lots have open space as frontage. Lot No. 55 is the only lot with wetlands on it. The northeast corner of the development will connect with the recently approved Pond Estates
Mr. Jacques, developer of the project, will be donating a total of 23 acres of open space to the South Windsor Conservation Land Conservation Trust with this development. Nine acres will be donated in conjunction with Section VI.
Ms. Isherwood reviewed the engineering aspects of the plan. Section 6A includes 10 lots; section 6B includes 14 lots, 10 of which are on the newly proposed Castlewood Dr. Deming St. will be widened 30ft. along the subdivision frontage.
Sanitary sewers will connect into the existing Manchester sewer system. Sidewalks will run along both sides of the streets throughout the interior of the subdivision. Public water, sewers and gas are available to the site.
Manion arrived at 7:45 p.m. Montana arrived at 7:47 p.m.
Lipe reviewed the Planning Department report:
Application for approval of Phase VI to create 24 lots in the Deming Hill Estates open space subdivision on the southerly side of Deming Street, westerly of Slater Street, AA-30 zone. Phases I through V, consisting of 73 lots, was previously approved by this Commission. This phase abuts Deming Street and includes the second road connection to Deming Street. The site size is 105 acres. There are approximately 13 acres of regulated wetlands on the property.
Minimum lot size required in the open space subdivision is 25,000 sf; minimum lot size provided in Phase VI is 25,000 sq ft, the largest is just under an acre. The applicant is providing an average of over 32,000 sf within the overall subdivision. At the time of the approval of the last phases, the PZC determined that the final phase of the subdivision could be submitted under the open space requirements that were in place when the other 5 phases were constructed. All lots in Phase VI appear to conform to our regulations.
As part of the Phase I subdivision approval, the applicant is required to widen Deming Street 15’ feet from centerline for the length of the subdivision frontage, in accordance with the requirements of the subdivision regulations. Under the Phase I approval, the widening was deferred until the remaining phases are constructed. With construction of this final phase, the Deming Street widening will need to be completed.
There are four lots with entrances directly onto Deming Street; one lot is an existing house, three are new lots. We recommend a shared driveway for the two lots east of Castlewood Drive.
The open space requirement for the whole subdivision is either 10 acres or an amount of land equivalent to the average lot reduction percentage, whichever is more. In this case, since the average lot size is larger than the required minimum, a total of 10 acres was required; 23.5 acres to be provided. For Phase I, the 10-acre minimum was provided; this phase includes 9.4 acres of open space. There is an open space improvement plan that includes a path constructed around the perimeter of the pond; this was approved in Phase I and recently constructed.
The applicant has an agreement with the South Windsor Land Trust to accept ownership of this open space land. Town staff and the Land Trust have had discussions with abutting property owners as the approved walking trail has been under construction, as there has been opposition from some of the new owners. Since the open space is intended for the benefit of all of the subdivision lot owners, not just the lots abutting the open space, he original open space plan included a small gravel parking area for property owners who are not in close proximity. Because of opposition from lot owners in close proximity to the proposed parking area, the applicant has eliminated the parking area. The commission needs to consider whether they are doing a disservice to the remaining lot owners, and making the open space more proprietary to the abutters only,
by eliminating the parking area.
There are regulated wetlands on the property. IWA/CC approved this application May 16 with a $5000 bond for erosion and sediment control and a $20,000 bond for construction of biofilters. IWA/CC placed a conservation easement over the wetlands pocket on lots 55-59.
The site is serviced by public water and sewers. Approval is required. From both South Windsor WPCA and the Town of Manchester. There is a cross-country sewer line connecting to Manchester sewers. IWA/CC would prefer that this cross-country sewer line not be constructed, as it has wetlands crossings. If the applicant purchases the Pond Estates at Red Rock subdivision adjacent to this subdivision, the sewers can stay in the road and connect through Pond Estates, which will have a much shorter cross-country segment to Manchester.
The landscaping plan consists of street trees, as well as screening plantings around detention basins. Staff has recommended to the applicant that he duplicate the entry treatment at the corner of Cardinal Way and Deming Street at the corner of the new street and Deming Streets.
Sidewalks are shown on both sides of Castlewood Drive and Loomis Road, as well as along Deming Street. Sgt Field of SW PD has noted that stop signs need to conform to the Manual of Uniform Traffic Control Devices, which specifies larger stop signs than the applicant has been installing.
The Planning Department notified CRCOG as required under state statutes. They have submitted the following report (Exhibit 1)
If this application is approved, Planning Dept. staff have no additional requested modifications.
Iazzetta reviewed the Engineering report:
We have reviewed the revised drawings dated May 11, 2001 for the proposed Deming Hill Estates Subdivision Phase 6 and have the following comments:
Plot Plan Sheet 6
The information for the cul-de-sac right of way is a little cluttered. Either provide a 20 scale insert or move the information to provide for easier reading.
The sanitary easement should be identified from a known point.
Plot Plan Sheet 6A
The gravel access road should be continuous over the sanitary sewer line. (the plan shows a piece missing).
Topographic Plan Sheet 8
The location of pipe from CB92 to CB90 is not acceptable. Another structure should be placed on Castlewood so that most of this pipe is under the road.
The information for the cul-de-sac is hard to read. Either a 20 scale insert or moving information out of the cul-de-sac to provide easier reading should be done.
Topographic Plan Sheet 9
The storm pipe from CB88 to CB86 and from CB101 to CB85 are unacceptable. They should be placed under the roadway as much as possible—this would require additional structures be placed.
The sanitary sewer for lots 35, 45 and 46
The sanitary sewer main should be brought to Deming Street and west on Deming to serve these lots and the properties across Deming.
If this is not feasible due to grades, the sanitary pipe across these lots should be private and the 90° turns in lot 46 shall be eliminated.
Plan Profile Sheets 10 and 11
Right of way for new roads should be described.
Phase lines should be shown for intersection of Loomis and Castlewood.
Plan Profile Sheet 12
Profile shows regrading within the open space access way. The slopes for this should be shown, as 8% is the maximum allowed for a gravel access road.
There was no public participation. The commissioners had the following questions:
Mealy noted that open space zone was intended to allow any town resident the use of walking trails. The trails are not just for the neighboring property owners. It was noted that a parking lot for 4-6 cars should be shown on the plans.
Montana noted that there are residents with homes located near open space, who view the open space as “their land”. Some of Deming Hill residents are objecting to the walking trails entirely.
Cottle agreed and inquired if the homeowners that are now objecting to the walking trails were aware that there was open space nearby when they purchased homes? Mr. DeMallie answered that the two homeowners in opposition to the walking trails (parking area) were aware of the need for access to the open space. He suggested that a stewardship committee made up of residents be formed to watch over the property, clean up, etc.
What kind of trail is it? Mr. Demallie answered the path is only for pedestrian access and will be constructed out of woodchips. The path will require some maintenance.
Larsen inquired if the commission requires parking for the walking trails, would the applicant have to comply? Lipe answered yes, and bonding would be placed to ensure it is done.
Evans commented she hoped the public would have access to the open space. She also encouraged the applicant not to run the sewers across country but instead run them in the streets. She also commented that the lots on Deming St. should have shared driveways.
Porter asked where the access driveway to the open space is located? Mr. DeMallie answered in Section 4. Lots 61 and 62 are where this access is being proposed.
McCann questioned why this plan does not show a conventional subdivision? He voiced concern with the number of lots, the density of the proposed subdivision and the validity of the whole subdivision being approved. Lipe responded that this commission gave permission to the applicant apply under the same open space regulation that the original five phases were approved under.
Montana clarified that the total number of lots is 97 and that the entire open space subdivision was approved. She stated that the applicant does not have to show the desirability of an open space vs a conventional subdivision with this application.
McCann asked if he could review the original approval letter. Lipe responded she would get a copy for him.
Mealy agreed with Evans on the sewers not being run across land and that lots 52 and 53 should have a shared driveway. He also stated that during the first phase of the Deming Hill application that the access to the open space was viewed as a positive thing.
Mr. DeMallie commented that the applicant would rather not have shared driveways for lots 52 and 53. They believe the homes are more marketable with single driveways.
The public hearing was closed on the application.
3. Appl 01-15P, Mangino, request for renewal of a two year temporary and conditional permit for two in law apartments, 272 Pierce Rd., RR zone
No one was in attendance for the application. The application will be heard on June 12, 2001.
4. Appl 01-18P, SWALPAC, temporary and conditional permit for renewal of Farmer’s Market, Town Center Plaza, RC zone
M. Lipe spoke on behalf of the applicant. This is a renewal of the previous approved application. There are no changes proposed.
McCann inquired if the police department had been consulted? Lipe answered that the applicant has been at this site for the last two years with no problems.
The public hearing was closed at 8:30 p.m.
REGULAR MEETING
There was no public participation for items not on the agenda.
ITEM: NEW BUSINESS
1. Appl 01-14P, U-Store It, site plan of development for one additional building, for property located at Chapel Rd., (formerly the Rent-A-Space), I zone
Emil Lucek stated that the applicant has addressed any lighting concerns the commission had. Lipe stated that Ron Johnson, ADRC, viewed the site and reported that the perimeter lights were causing the most offense. She submitted a letter for the record. Exhibit 2.
Motion to approve with modifications 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.
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.
All temporary signage is to be removed.
Zoning Board of Appeals variance granted must be reproduced on the plans.
Dumpster is to be located on a concrete pad and screened.
Lighting to be replaced in accordance with letter dated May 17, 2001 from Douglas Lamison, Construction Coordinator and must be in place prior to building permit being issued.
The motion passed, and the vote was unanimous.
Appl 01-18P, SWALPAC, temporary and conditional permit for renewal of Farmer’s Market, Town Center Plaza
It was noted that the market would be in the same location as last year.
Motion to approve 2 year permit was made by Commissioner Wentzell and
seconded by Commissioner Larsen.
The market shall only operate two (2) days per week, on Saturday and Sunday.
The location shall be in the same location as previously approved.
The motion passed, and the vote was unanimous.
3. Zoning Map—conversion of official zoning map to computerized format (commission sponsored)
Motion to adopt was made by Commissioner Montana and seconded by Commissioner Porter. The motion passed, and the vote was unanimous.
ITEM: Extensions
1.Appl 00-49P, Pond Estates
Motion to extend the mylar filing was made by Commissioner Montana and
seconded by Commissioner Larsen. The motion passed, and the vote was unanimous.
ITEM: Adjournment
Motion to adjourn the meeting at 9 p.m. was made by Commissioner McCann and
seconded by Commissioner Evans. The motion passed, and the vote was unanimous.
Respectfully Submitted,
Deborah Lynn Favreau
Recording Secretary
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