MEMBERS PRESENT: Kevin McCann, Louise Evans, Patrick Kennedy, and Suzanne Choate; Absent Members: Tim Wentzell, Marshall Montana, and Susan Larsen
ALTERNATES PRESENT: Bart Pacekonis sat for Tim Wentzell,
Absent Alternates: Roger Cottle and Gary Bazzano
STAFF PRESENT: Marcia Banach, Assistant Director of Planning
Jeffery Doolittle, Town Engineer
SPECIAL MEETING/MADDEN ROOM
Chairman McCann called the meeting to order at 7:30 p.m. Commissioner Pacekonis sat for Commissioner Wentzell
There was no public participation
Appl 02-07P, DST Realty Connecticut, Inc., request for site plan of development approval for a 130,000± square foot addition on 47.31 acres at DST Output Facility, 125 Ellington Road, I-291 CD Zone
Peter DeMallie, Design Professionals, Inc., was present representing the applicant DST Output Facility project. DeMallie introduced the design team and representatives present from DST Output. DST has acquired 47 acres between Ellington Road and Burnham Street on the East Hartford line. The proposal is to build an addition of 108,322 square feet to the rear of the existing building to the south, with a 2,940 square foot generator building. There will be an additional 61 parking spaces, bringing the total to 403, on the northeast corner adjacent to the existing parking lot, with a waiver request for 89 spaces. There is a new entrance and loading docks being proposed off of Burnham Street. This will require a curb cut from East Hartford. The applicant is planning a jogging path that
will be located around the perimeter of the property.
The Architectural & Design Review Committee has requested that the new signage be upgraded and consistent with the architectural style and design.
This application has been approved by the Inland/Wetlands Agency on March 6, 2002. The Water Pollution Control Authority also approved the expansion for sewer service.
Galen Semprebon, Director of Engineering at Design Professionals, Inc., gave an overview of the site including the detention basin, utilities, and drainage system. He noted that drainage is very difficult because the site is essentially flat; thus, he has designed a long swale system for drainage. They requested approval to allow surplus material from the relocation of Route 30 to be stockpiled easterly of the new building and used to fill flat spots.
Jim Bubaris presented the traffic report and reviewed imminent changes to Route 30. He noted that current site traffic is less than the predicted volumes from the originally 1998 study for this site. They also evaluated the area of the proposed new driveway on Burnham Street using a worst-case scenario of all traffic entering and exiting onto Burnham St. Even with this worst-case scenario, there would still be no problem with traffic flow.
Rosemary Aldrich, landscape architect with In-Site, Inc. presented the landscaping plan. The goal is to create a streetscape along Burnham Street, as that is the area that needs it most. The planting were chosen to break up the views and mass of the building, and particularly to screen the new loading area. She provided cross sections of view from Burnham Street looking into the site.
Dale Meyer, Director of Trans Systems Corporation, was the architect on the initial project in 1998 as well as this addition. Meyer noted that the construction of the addition would be consistent with the design of the existing building.
In closing, DeMallie mentioned the client would like having this building built and occupied by November 2002. At present, the parcels for DST Connecticut Realty, Inc. are under various parcels and a new map and deed will be filed to consolidate into one parcel upon the filing of the mylar.
Marcia Banach read the Planning Department Report:
Request for site plan approval to construct a 103,000 square foot expansion to the
existing 150,000 square foot building at 125 Ellington Road, I-291 zone. Maximum
impervious coverage allowed is 70%, 25% proposed. Proposed building height is 36
feet; 60 feet allowed. Lot size is 47 acres; minimum lot size allowed is 5 acres.
DST Output is located in close proximity to the reconstruction project for the
intersection of Route 5 and Route 30. That reconstruction project will realign Route
30 so that it intersects Route 5 directly across from the I-291 ramps (through the
existing commuter parking lot). The road reconstruction will begin this spring and
take about a year to complete. State Traffic Commission approval is required. A
new driveway is shown to Burnham Street; if the Town of East Hartford does not
grant a curb cut permit, the driveway will be removed from the plans.
The proposal includes a jogging path for the employees that follows the site
perimeter.
There will be no outdoor storage; all business will be conducted within completely
enclosed buildings.
Parking requirement is 492 space; the applicant is proposing to add 39 new spaces,
for a total of 403 spaces, and requesting a waiver of 89 spaces based on their
existing usage pattern.
The applicant is proposing to add a loading dock facing Burnham Street, about 300
feet back from the street. The landscaping plan shows a variety of trees and shrubs
that should help to soften the appearance of the loading dock from the street.
The ADRC reviewed this site on March 7 and noted that the signage for the
company should be reviewed to upgrade and add some landscaping.
The proposal includes a dual-purpose swale that will serve for both detention and
water quality renovation. Our Environmental Planner, Jeff Folger, has indicated that
the swale is beneficial, but he does suggest a dense wildflower mix on both sides of
swale to encourage mosquito-eating insects such as dragonflies. We are hearing the
request to stockpile fill from the RT 30 project for the first tonight so staff would
ask that the commission have staff review for approval prior to any fill or stock
piling occurring on the site.
The applicant received IWA/CC approval on March 6, with bonds of $5,000 for
erosion & sediment control, and $10,000 for wetlands plantings; specimen beech
trees to be shown on plan; and no regular mowing east of existing detention pond.
South Windsor Police Department has reviewed the site and has no comments.
Public water and sewer are provided. Water Pollution Control Authority approval
for the sewers was granted on March 11.
If there are any new dumpsters? If yes, they must be on a concrete pad, screened.
The Town of East Hartford was notified of this application as required by State
Statute.
If this application is approved, the Planning Dept requests no additional modifications other than already noted.
Jeff Doolittle reviewed Engineering comments:
There are several places on the plans where two or more texts overlap making them
difficult to read. For example, the bearing and distance on the easement on Sheet 6
and the label for the gravel access drive on sheet 9. Please fix the text labels.
Sheet 9 has labels for 4 existing trees near Ellington Road that are not shown.
On Sheet 10, show a saw cut and patch of existing pavement in the parking lot
where the 68 LF of 15
Suggest concrete curbing be included along the proposed 25 ft access drive and
loading area. The existing site drives and parking areas all have concrete curb.
Also, the proposed southern loading area will be subject to flooding during a 25 year
(or greater) storm event (El. 57). Curbing can reduce the extent of flooding during
these storms.
The area between the drainage swale and the adjacent property of Theresa Coughlin
near the southeast corner of the site will be subject to flooding during large storms
(El. 58). Continue the top of the berm at elevation 60 in this area to keep flood
waters in the swale and on site.
A large area to the east of the proposed parking area, that includes the proposed
jogging path, will be subject to flooding during the 10 year (or greater) storm events
(El. 56.6). Suggest the jogging path be raised above elevation 58 in this area so the
floodwaters do not overtop the path. This will keep flood waters west of this path,
and in the swale.
Show another construction entrance pad at the northern end of the proposed
25-foot bituminous driveway.
Revise the detail for the jogging path to show 6' of compacted stone dust or 3 inches
of compacted stone dust on 3 inches of compacted Gravel, DOT Gradation C. Also
include a note to grade a slight crown in the jogging path so water drains off to the
sides.
Revise the detail for the Pavement Cross Section so is calls out 8' Process
Aggregate Base, 3' Bituminous Concrete Pavement, and 8' of concrete with'reinforcement or wwf.
I have questions about the tree placement near the proposed generator building and
near the proposed parking area.
Galen Semperbon commented to engineering comments:
Semperbon reviewed Doolittle's comments and did not propose concrete curbs on the plans southerly on the site because it would difficult to install storm drainage due to the flat nature of the site. They would like to bring in fill and stockpile it to bring up the elevation of the jogging path. All construction vehicles will enter from Burnham St so they are not going thought the entire site. Dumpster will be placed on a concrete pad as requested.
Chairman McCann stated that this application being an addition to an existing building
could have been handled at staff level.
Commissioner Evans asked DeMallie whether the parcel consolidation was for the
purpose of receiving an impervious coverage bonus in the future?
DeMallie stated that the site already qualified for the impervious coverage bonus with the original application. They are consolidating properties because they cannot have property lines going through the building.
Commissioner Choate questioned why the project is scheduled to be completed this fall
2002 yet the traffic analysis is for fall 2003, and if DeMallie has heard anything from
East Hartford regarding the proposed curb cut?
Bubaris responded that the analysis from 1998 evaluated the exiting roadway system with more traffic than there actually was. The improvements being made to RT 30 will only improve the traffic in this area. There should be no traffic issues.
DeMallie responded that every curb cut requested on Burnham Street is an issue. Curb cut permits have been issued on Burnham and can be problematic, but he feels that they will secure a permit at some point.
Commissioner Pacekonis inquired what the shift hours were and if the parking will be an
issue during shift changes and when there is snow removal.
It was stated that there are no parking issues when shifts change and there is additional space if parking should become an issue and more parking needs to be created.
Motion to approve Appl 02-07P, DST Realty Connecticut, Inc., with modifications was made by Commissioner Evans, seconded by Commissioner Kennedy. The motion carried and the vote was unanimous.
Following is a list of Approval Conditions for DST Realty Connecticut, Inc.:
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 $5,000.00 for
erosion & sediment control, and a bond in the amount of $10,000.00 for swale
plantings.
An as-built plan is required prior to issuance of a Certificate of Occupancy per Section
8.1.10 of the Zoning Regulations.
Landscape bond in the amount of $10,000.00 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.
A State Traffic Commission certificate is required, and 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.
The Town Engineer's review comments dated March 14, 2002, must be addressed to the
Town Engineer's satisfaction.
If a curb cut is not granted by the Town of East Hartford, the driveway to Burnham
Street must be removed from the plans.
Staff review and approval are required prior to stockpiling and/or placement of excess
fill material (from RT5/RT30 reconstruction).
A parking waiver of 89 spaces is granted.
Any/all dumpsters must be on concrete pads and screened.
ITEM: TPA - Plan of Conservation and Development
Val Ferro and Pat Heslin from TPA Inc. were present. They reviewed the format changes included in the current draft of the Town Plan of Conservation and Development. The new format, with action items identified early in the plan, was received favorably by the Commission.
Discussion about specific items ensued. Val noted that the Land Use Plan itself is more general in nature than the existing Plan with its zoning-oriented Plan map. This will provide the Commission with more flexibility in deciding zone change requests along the "edges" of zone boundaries. Under Action #1, Target 4, it was noted that the central wetlands and northeast areas should be included as areas in which to minimize development impacts. Under Action #2, Target 1 (business retention), it was noted that PZC should facilitate rather than coordinate or arrange economic development forums and working groups. Also, the Redevelopment Agency should be included. Under Action #4 (protection/preservation of open space and agricultural lands), the question of an actual agricultural zone was raised.
A target timeline was established so that the draft Plan can be brought to a public hearing in June. Commissioners are requested to forward final comments to Marcia Banach no later than Thursday, March 28, 2002. All comments will be forwarded to Val and Pat, compiled, and any comments that need Commission discussion will be brought back to the Commission immediately.
ITEM: Adjournment
Motion to adjourn the meeting at 9:50 p.m.was made by Commissioner Kennedy, seconded by Commissioner Choate. The motion carried and the vote was unanimous.
Respectfully Submitted,
Kelli Gaetano
Recording Secretary
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