MEMBERS PRESENT: Kevin McCann, Louise Evans, Marshall Montana, Tim Wentzell, Susan Larsen, Suzanne Choate, and Patrick Kennedy
ALTERNATES PRESENT: Roger Cottle, Gary Bazzano, and Bart Pacekonis
STAFF PRESENT: Michele Lipe, Assistant Director of Planning
Jeff Doolittle, Town Engineer
PUBLIC HEARING/MADDEN ROOM
Chairman McCann called the Public Hearing to order at 7:30 p.m.
Appl 01-47P, South Windsor Technologies Center, LLC, request for a 40 lot industrial subdivision on 130 acres located south of Patria Road and Schweir Road, east of Route 5, I Zone
Commissioner Evans read a letter from Peter DeMallie, Design Professional withdrawing the above-mentioned application.
Commissioner McCann stated due to the withdrawal of South Windsor Technologies Center, LLC, there would be no public hearing and proceeded with the Regular Meeting.
REGULAR MEETING/MADDEN ROOM
Commissioner Cottle was appointed to sit for Commissioner Montana until her arrival at
7:32 p.m.
Commissioner McCann inquired if there was any public participation regarding any item that was not on the agenda.
Glen Reichle, owner of the Corn Crib, on Buckland Road presented to the Commission his proposal to sell bark mulch, compost, and other products on his existing farm stand on Buckland Road. The products will be stored in piles on the right and left side of the farm stand set back away from the parking.
Lipe informed the Commission this stand operates under the farm stand special exception use, which is under the Gateway Zone. We are looking for a clarification tonight because Reichle went before the Zoning Board of Appeals (ZBA) requesting to be able to sell bark mulch and the regulations stated bark mulch as landscaping material. ZBA directed Reichle to Planning and Zoning Commission for a Temporary and Conditional Permit for his sales.
The Commission had the following concerns:
Commissioner Montana inquired about the placement of the storage of the products.
Commissioner Evans commented she would like to see a site plan showing their location.
Commissioner McCann's concerns are the location being in the Gateway Zone and how the site will be maintained and setup.
Lipe suggested Reichle submit an application to the Planning Department and it would be scheduled for a future meeting.
Appl 01-45P and 02-06P Stone Crossing I & II request for Model Homes
Commissioner Evans read a letter from Mannarino Builders, Inc., requesting two model homes in Stone Crossing Phase I and three model homes in Stone Crossing Phase II.
It was decided by the Commission to review these two requests separately due to some access issues outstanding in Phase II.
Motion to approve two model homes in Phase I and the homes not to be sold until the subdivision bond has been posted and the mylars are on file in the Town Clerks office was made by Commissioner Evans, seconded by Commissioner Kennedy. The motion carried and the vote was unanimous.
Motion to table the three model homes in Phase II was made by Commissioner Kennedy. The motion carried and the vote was unanimous.
Appl 01-52P, Vintage Hills, request for a 19 lot subdivision on 35+ acres located on the westerly side of Barber Hill Road, northerly of Miller Road, RR zone
Lipe informed the Commission that the Public Hearing closed and the applicant submitted three different sets of plans being presented through town staff:
Conventional Subdivision with 19 lots
Conventional Subdivision with 20% Open Space with 17 lots
Open Space Subdivision (with 50% Open Space) with 11 lots
The applicant has expressed their concerns over the feasibility with the 50% Open Space due to wells being proposed as opposed to public water.
There was a discussion among the Commission regarding the size of the lots and the various different site plans presented.
Commissioner Evans would like to explore the possibility of the 50% Open Space and if not would agree with the 20%.
Commissioner Montana feels that wells can be contaminated and commented that the Conventional Subdivision with 20% Open Space should be considered.
Chairman McCann comments that the applicant is looking for the Commission to fee in lieu of Open Space or should they come back with an Conventional or and Open Space Subdivision.
Commissioner Choate agreed that the 20 % Open Space if viable would be preferable rather than the 50 % Open Space.
Commissioner Kennedy prefers the Conventional Subdivision to the Open Space Subdivision.
Commissioner Wentzell commented the 50% Open Space will maintain the rural nature of the community, and prefer the Open Space plans to the fee in lieu of open space.
Commissioner Larsen has concerns with contamination in the well and prefers the 20% Open Space that will give the applicant 17 lots.
Commissioner Montana is concerns with the driveways going out on Barber Hill Road and would like to driveways to exit on Vintage Lane, and the placement of the wells.
Chairman McCann prefers the subdivision with 20% Open Space.
Commissioner Evans feels we need to look very closely at this subdivision.
Commissioner McCann stated the Commission doesn't have to act on Vintage Hills and can give the applicant until next week to decide if they will withdraw and resubmit their application.
Commissioner Larsen asked if the applicant withdraws this application and resubmits, will the applicant be required to pay the applications fees again.
The Commission decided to waive the fees if the applicant withdraws and resubmits Vintage Hills.
Appl 02-08P, Pine Woods Subdivision (Giroux Construction) - request for a 3-lot subdivision located on the westerly side of Neiderwerfer Road, approximately 1400 ft south of the East Windsor town line, RR Zone
Gerry Hardisty representing the applicant gave an overview of the proposed three-lot subdivision on the nine-acre parcel. Two lots approximately 1.7 acres and one larger lot 5.8 acres. Hardisty gave an overview of the property and indicated the parcel complies with the Subdivision Regulations.
Michele Lipe read the Planning Department Report:
Request for subdivision approval to create 3 lots on Neiderwerfer Road, RR zone. The site size is 9.27 acres.
Minimum lot size required in the RR zone is 1 acre. The minimum lot size proposed is about 1.7 acres. Minimum frontage required and provided is 175 feet. Lot 3 encompasses a portion of a larger CL&P right-of-way with power lines in it.
There is no open space requirement for this subdivision since it is less than six lots.
There are regulated wetlands on the property. The applicant received IWA/CC approval on April 3, with no unusual approval conditions.
The site will be serviced by private wells and septic systems.
If this application is approved, Planning Dept requests no approval modifications
Jeff Doolittle read the Engineering report:
Doolittle reviewed the revised plans (dated 3/26/02) for the Pine Woods Subdivision. The majority of his previous comments have been addressed, however the following comments remain outstanding.
Foundation drains are shown for the houses. However, these need to be labeled and shown with at least 0.5% slope away from the houses. The elevation of the foundation drains at the house should be shown.
An elevation is shown at the downstream end of the curtain drains, however this elevation is approximately 3-4 feet below the surface. Where and how will these curtain drains discharge?
Final plans and details for the septic systems must be provided to the Town Sanitarian for his review and approval.
Show electric, telephone, gas and other utilities for each lot.
The details need to be larger so they are more easily readable and should be on a separate sheet. Include details for residential driveways, monumentation, and pavement patch details if necessary to cut the road for utilities. Also include details for the storm drainage system as required.
Commissioner Montana commented a private road with three driveways to service these three lots might want to be considered.
Motion to approve with modifications was made by Commissioner Kennedy
This approval is for 3 lots, numbered 1-3.
Drainage and construction for this subdivision is subject to the approval of the Town Engineer.
This lot shall be serviced by septic system and is subject to the approval of the Town Sanitarian.
Water shall be supplied to this subdivision by private wells.
This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission.
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.
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 1If, 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 ClerkIf 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.
A drainage assessment fee in the amount of $150.00 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.
The Town Engineer's review comments dated April 3, 2002 must be addressed to the Town Engineer's satisfaction.
Commissioner Evans made a motion to amend the motion that mature trees on this site should be considered when clearing the lots.
Commissioner Kennedy accepted the friendly amendment. The motion was seconded by Commissioner Choate. The motion carried and the vote was unanimous.
Appl 01-28P Willowbrook Golf Course - request final approval of 2, 800 square foot building, lighting and landscaping on the easterly side of Brookfield Street, RR Zone
Kip Shepard was present and had a model of the proposed clubhouse.
Lipe read the Planning Report:
The applicant is returning to the Commission as required in the Golf Course approval. They are proposing a 2,800 square foot clubhouse with landscaping, parking and associated lighting.
There are no established parking requirements in our regulations for golf course use. The applicant is proposing 129 spaces.
Parking lot interior landscaping requirement is 5%, with one tree for each 10 spaces. Applicant is providing about 13% landscaping.
Signage has not been designed yet. The free-standing sign cannot exceed 32 square feet in size, 10 feet maximum height. A building sign is also permitted, limited to one square foot for each 2 feet of building frontage.
The clubhouse building design was reviewed by the Architectural and Design Review Committee on March 23. The applicant was required to update the landscape plan with quantities and sizes; add the lighting details to the plans; and show dumpster location.
There is a maintenance building shown on the plans. The applicant has indicated that it will be in similar design to the clubhouse.
If there is a dumpster, it will need to be on a concrete pad and screened.
If this application is approved, the Planning Dept. requests that all landscaping be shown on the applicant
Motion to approve with modifications was made by Commissioner Kennedy. Seconded by Commissioner Wentzell. The motion carried and the vote was unanimous.
No building permit will be issued until the final mylars have been filed in the Town ClerkAn as-build 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.
WPCA approval is required.
The building street number must be placed on the final plan.
ITEM: Bonds
Engineering recommends a bond in the amount of $437,800.00 for Appl 01-45P, Stone Crossing Phase I, and $679,700.00 for Appl 02-06P, Stone Crossing Phase II for public improvements.
Motion to approve was made by Commissioner Kennedy, seconded by Commissioner Wentzell.
The motion carried and the vote was unanimous.
Engineering recommendation not to reduce the following subdivision bonds.
APPLICATION # AMOUNT REDUCTION BALANCE
96-72P, Deming Hill Sec. I&II 277,000 -0- 277,000
98-68P, Deming Hill Sec. III&IV 235,400 -0- 235,400
95-50P, Partridge Mdws II Sec 1&2 121,000 -0- 121,000
98-35P, Partridge Mdws II Sec 3&4 193,000 -0- 193,000
Motion to retain bonds at current amounts was made by Commissioner Wentzell, seconded by Commissioner Kennedy. The motion carried and the vote was unanimous.
Engineering recommendation to reduce App 99-57P, Forest Village Subdivision bond by $89,000 and reduce the bond from $159,000 to $70,000.
Motion to approve reduction was made by Commissioner Wentzell, seconded by Commissioner Kennedy. The motion carried and the vote was unanimous.
Appl 96-17P, Satellite Tool, request to reduce IWA/CC bond of $1,000.00 to -0- and landscaping bond of $1,000.00 to -0-.
Motion to approve reduction was made by Commissioner Kennedy, seconded by Commissioner Wentzell. The motion carried and the vote was unanimous.
Appl 98-51P, Town Shopping Center paving bond of $93,500.00 to be reduced to -0-.
Motion to approve reduction was made by Commissioner Evans, seconded by Commissioner Kennedy. The motion carried and the vote was as follows: 4:3, Evans, Kennedy, McCann, Choate, aye; Montana, Larsen, and, Wentzell nay
ITEM: Minutes
The minutes from 2/19/02, 2/26/02, 3/5/02, 3/19/02, 3/26/02 were approved by consensus of the Commission.
Commissioner Evans read a certified letter into the record on behalf of Gerber Scientific from Nixon Peabody, LLP, regarding land use restrictions.
Lipe notified the Commissioner that Janet Prior contacted the Planning Department indicating that she is willing to show the Commissioners the senior housing currently n town.
Chairman McCann spoke with Marcia Banach to put together a working group regarding senior housing. She will set up the first meeting.
ITEM: Adjournment
Motion to adjourn the meeting at 9:00 p.m. was made by Commissioner Kennedy, seconded by Commissioner Choate. The motion carried and the vote was unanimous.
Respectfully Submitted,
_________________________
Kelli Holmes Approved
Recording Secretary
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