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MEMBERS PRESENT: Louise Evans, Marshall Montana, Sue Larsen, Patrick Kennedy, Suzanne Choate, and Tim Wentzell, and Kevin McCann was absent
ALTERNATES PRESENT: Gary Bazzano appointed to sit for Chairman McCann
Roger Cottle was absent
Bart Pacekonis was absent
STAFF PRESENT: Michele Lipe, Assistant Director of Planning
Jeffery Doolittle, Town Engineer
THE FOLLOWING ARE MOTIONS MADE DURING THE PUBLIC HEARING OF THE PLANNING & ZONING COMMISSION
Commissioner Montana chaired the Public Hearing
Commissioner Montana opened the Public Hearing at 7:30 p.m. Commissioner Evans read the legal notice published in the Journal Inquirer. Commissioner Bazzano was appointed to sit for Chairman McCann.
Appl 02-19P, Blondie
The applicant has withdrawn this application.
Appl. 02-27P, Ordway Zone Change, request for a zone change from Industrial to A-20 residential for approximately 5 acres at 479 Pleasant Valley Road
Bob Ward of Ward Engineering, Vernon represented the applicant. They are requesting a zone change from Industrial land to A-20 residential land for 5+ acres located on the southerly side Pleasant Valley Road. This property is immediately adjacent to the Veterans Memorial Park. This lot meets all the criteria in the Plan of Conservation and Development and is more suitable for residential use because of the uses on the surrounding properties. The rear of the parcel is in the 100-year flood plains and wetlands, which provides a natural buffer between the industrial zone to the south and west. Immediately to the north and east are residentially zoned properties.
Mr. Ward reviewed the zone change criteria stating that this request will not cause any adverse affects on traffic, wetlands, drainage, utilities in the area, and determined this to be an appropriate request.
Michele Lipe, Assistant Director of Planning, read the Planning Department report:
1. Request for zone change from Industrial to A-20 zone for property located on the southerly side of Pleasant Valley Road, directly south of Hilton Drive. The total area of the request is about 5 acre. The minimum lot size in the new zone is 20,000 square feet with 100-foot frontage on a town road; 150 lot depth requirement. Total frontage for this
site is about 515 feet. There is an existing house on the westerly end of the lot that is non-conforming in both its use and setback requirements.
2. The Town Plan depicts this area as Industrial. . The site is bounded by A-20 residential zoning to the north, by VeteranSection 16 has criteria for zone change:
How the zone change compares with the Comprehensive Plan of Development;
How the land shall be secured from flooding and other dangers;
How the land upstream and downstream in the same watershed shall be secured from flooding and other dangers;
How the land shall be served by water, sewerage, transportation, and other public utilities; and
How the proposed zone change will affect any wetlands in the area.
There is a 50The wetlands map shows regulated wetlands along the southerly portion of the site. A wetlands permit will be required for any house proposal. There is also 100-year floodplain on the southerly part of the property. (The property will probably support two additional lots in conjunction with the remaining house lot to be cut out.)
Public water and sewers are available in Pleasant Valley Road.
Appropriate approvals (Subdivision, IWA/CC, WPCA) and building permit application would be required prior to any construction on the site.
If this zone change is approved, the Commission must state on the record that they have found the zone change to be consistent with the plan of development. The Commission may also want to require the property to be cleaned up from debris deposited on the site.
There were no Engineering comments.
There was no public participation.
The Commissioner had the following questions/concerns:
Commission Wentzell asked if the home on the adjacent property (to the west) was occupied?
Ward responded yes.
Commissioner Choate inquired what the 100-year flood elevation?
Ward responded that elevation 43 was the 100 year floodplain level.
Commissioner Evans asked if the applicant has thought ahead to know if all lots would exit directly on to Pleasant Valley Road or would it be proposed to put in an internal road?
Ward responded there is no room for an internal road. It has been indicated the applicant, if approved for this application would come back with an applicant for two new lots fronting on Pleasant Valley Road.
Commissioner Montana asked for clarification of how many lots total would be on this parcel, and stated that the applicant might want to consider a common driveway when coming back with another application.
The Public Hearing for this application closed.
3. Appl. 02-21P, Vintage Hills Subdivision, request for approval of 17 lots on approx. 35
acres, located on the westerly side of Barber Hill Road, approx. 1,500 from the East
Windsor Town line, RR Zone (continued from 6-4-02)
Peter DeMallie was present to represent the applicant, Jacques Construction, LLC, and continue the Public Hearing from June 4, 2002, to address issues that were raised at that hearing. Since that time, the applicant has done the following:
· A 15
· An additional 6,000 square feet triangular piece of land has been removed from lot 8 and made apart of the open space area to meet the requirements.
· Added a note the plans indicating the house on lot #8 could not be located any closer than140 feet from the southerly property line.
· Submission of a soil sample has been made to the engineering department to determine the suitability of soil for roadway construction.
· Have made minor revisions to the plans to address engineering comments.
Michele Lipe, Assistant Director of Planning read a letter which had been submitted from Bob Deptula, Environmental Health Officer regarding the suitability of septic systems for on-site disposal.
Jeff Doolittle, Town Engineer read the Engineering Report:
Final Design plans need to be reviewed and approved by the Town Environmental Health Officer for the proposed septic systems. The septic systems will need to include curtain
drains and meet the required separation distances. Surface elevations for the septic will need to be shown.
We will review the areas along Barber Hill Road where the plan sheets 9 and 11 call to clear vegetation as required. We want to insure that trees and shrubs that are in good condition and can be saved are not removed.
Show underdrains along both sides of these roads due to soil conditions and the probability of high groundwater.
The Commission had the following questions/concerns:
Commissioner Montana asked how does not extending the cul-de-sac save cost to a developer to the north and also mentioned changing the configuration of the cul-de-sac to let the residence know that the land to the north may be developed at some point in the future. Also, who decides which trees are undesirable when revising the hedgerow easement.
DeMallie responded extension are usually redesigned when a new subdivision is being developed and agreed with Commissioner Montana that changing the configuration of the cul-de-sac could be an alternative to extending the cul-de-sac farther to the north.
Hal Cummings responded regarding the hedgerow and suggested we could stipulate the hedgerow easement that would make it subject to review and approval of town staff.
Commissioner Kennedy asked Jeff Doolitte, Town Engineer if his comments require extending the cul-de-sac to the property line?
The plans shown before the commission address all engineering comments and the cul-de-sac can be build either way with the extended cul-de-sac or not extended.
The Public Hearing for this application closed.
Appl 02-22P, Metro Realty and South Windsor Housing Authority, request for Special Exception to Article 4.1.11 and Site Plan of Development for a 102 unit senior residence development to be known as
Attorney Edwin Lassman representing the applicant introduced the project. He expressed the need for this type of housing in town. He reminded the Commission that they had provided statistical data and testimony relating to the need for elderly housing and is requesting that information be incorporated by reference.
Chris Nassau, representative from Metro Realty, reiterated the demand they have been seeing for this type of housing in this are. To date she has had 599 inquiries into the Watson Farm project and has received over 120 applications. She gave a brief breakdown of the applicants
Peter DeMallie of Design Professionals, Inc., reviewed the site and the surrounding properties. They are proposing a 102 unit senior elderly housing projects located on the southerly side of Oakland Road, westerly side of Felt Road, AA-3 zone. The total site size is 14 acres. He stated this was a good transitional use between the single-family housing and the Assisted Living Facility on Buckland Road. This site is also in close proximity to Wapping Shopping, a small retail area on the corner of Oakland and Felt Road. There is an existing 4-acre site, which is zoned for commercial development, adjacent to this property with frontage on Oakland Road. They will be providing a buffer from this property.
DeMallie reviewed the project proposal. They are proposing 102 units in 5 buildings. The architecture of the buildings will be similar in design to the buildings under construction at Watson Farms. Mr. DeMallie distributed pictures of the other existing apartment complexes currently occupied and built in a similar design. The apartments will be one and two bedroom - with 80 % of the units falling into the affordable category. The age restriction for this development will be 62.
The boulevard entrance will be off of Oakland Street (proposed to be right in and right out only) with a full entrance off of Felt Road. Both entrances will be landscaped and a walking path will be placed around the perimeter of the units as well as extending down to Felt Road to provide easy access to the services.
Ray Jefferson, landscape architect, presented the landscaping plan. The goal of his landscaping plan was to provide a setting taking advantage of the existing pond view, as well as providing additional screening of Oakland Road and the properties to the south (Grandview Terrace). The plantings were chosen to break up the views and mass of the building. He provided cross sections of the view (both at 5year and maturity) from Grandview Terrace looking into the site.
Lighting for the site consists of full cut-off decorative fixtures around the perimeter of the site and lights located on the buildings.
Charles Nymberg with Associated Architects reviewed the architecture and the layout of the buildings.
Ted DeSantos, Traffic Engineer, with Fuss & O
Geoffrey Sager, Metro Realty, addressed the commission stating the goal of Berry Farms is to enhance the quality of life for seniors by providing an environment allowing them to live independently while living on fixed and limited incomes. The environment is single level and is maintenance free. Submitted for the record two convents signed and record for Watson Farms when the financials closed with CHFA to assure the long-term affordability of the project as described. This housing is a good solution on the local level and an ideal location.
George Daniels, South Windsor Housing Authority/Executive Director, mentioned that in support of this application several members of the South Windsor Housing Commission were present at the Public Hearing
Ray Jefferson
Michele Lipe, Assistant Director of Planning the following report:
1. Request for Special Exception to Article 4.1.11 and Site Plan of Development approval to construct 102 units of senior housing on the south side of Oakland Road, west of Felt Rd, AA-30 zone. A regulation amendment was recently adopted by the Commission that allows a maximum of 200 units of this type of elderly housing, and a maximum of 102 units within a single project. With the construction of Berry Farms, there will be a total of 176 units.
2. Maximum impervious coverage allowed is 40%, 27.7% proposed. Proposed building height is 24 feet; 30 feet allowed. Lot size is 14 acres, minimum lot size allowed is 2 acres. Minimum required frontage is 200 feet, but the frontage requirement can be reduced by one foot for every two feet of additional building setback, with a total reduction to not less than 100 feet of frontage. The proposal shows frontage reduced to 96 feet, with a four-foot variance granted by ZBA in April 2002. Thus, the front yard setback on Felt Road is now established at 250 feet, with 458 feet provided. Maximum allowed density is 10 units per net buildable acre; under that formula, 115 units would be allowed.
3. This application is a joint application between the Metro Realty Group and the South Windsor Housing Authority, as required in the recently amended Section 4.1.11. The purpose of this regulation is to provide housing particularly suited to the needs of the elderly citizens. Housing must be located in reasonable proximity to such shopping and services as are required by elderly persons, and the development is to be designed to provide a pleasant environment for habitation. There is a small retail plaza within walking distance of the subject site. Also, the use must be in conformity with the general framework and intent of the Town Plan of Conservation and Development.
Special Exception criteria include:
Traffic impacts will not be detrimental to the residential character of the neighborhood;
There will be minimal adverse impacts on existing uses in the area;
Surrounding property values will be conserved and the character of the neighborhood will not be unduly disrupted;
Impacts will not be detrimental to the capacity of present and proposed utilities, streets, drainage systems, sidewalks and other infrastructure;
The land is physically suited to the proposed use and minimal adverse environmental impacts are created; and
Due consideration to preservation of historic factors has been demonstrated.
4. The Town Plan depicts this area as Residential, a category that includes medium-high density residential. The Plan notes, for example, that medium-high density residential developments might be limited to those areas having direct access to state routes or where they serve to buffer less dense residential developments from commercial development. This subject property has direct access to State Route 30; and abuts commercially zoned property to the north and east.
In addition, the Housing Element includes goals that are relevant to this application, including:
Develop housing to meet the needs of the entire community, including but not limited to: small families, large families, the elderly, single adult households, various income levels, and
Develop a full range of housing styles, types, sizes, densities, affordability, and forms of ownership in order to meet the housing needs of the community.
The Plan also states that the Commission notes a general lack of understanding on the part of the public concerning exactly what affordable housing programs are or should be; and to that end the Commission should explore avenues of communication so that increased understanding of the concept occurs.
5. The development is subject to restrictive covenants to both the Housing Authority and the CT Housing Finance Authority. The covenants to the Housing Authority govern appearance and maintenance, and are required by the recently-adopted amendment to apply as long as the property is zoned residential. The covenants to the CHFA govern the property for 70 years.
5. The traffic report indicates the 85th percentile speed is 51 miles per hour. We have requested that the traffic engineer provide the average daily traffic on Route 30 at the site
entrance. The entrance on Felt Road is the desired primary entrance from a traffic safety perspective, as it has immediate access to a fully signalized intersection. Staff have suggested three options for the main entrance drive on Oakland Road:
The entranceway be designed such that it can serve as joint access for both the subject site and the abutting undeveloped commercial property to the northeast; or
Right-turn in, right-turn out only; or
Entrance or exit only.
6. The applicantFelt Road will be improved and widened to 26 feet up to the gas station driveway, in accordance with staff recommendation and the recommendation of the applicant7. Pedestrian access via bituminous sidewalks has been provided throughout the site. Pedestrian access is also proposed to Felt Road, where the residents can then access the shopping plaza.
8. Minimum parking required is 1 space per 4 units, or 26 spaces; the Commission can increase the required parking to one space per unit. The applicant is providing 132 spaces for 102 units.
9. Architectural and Design Review Committee reviewed this application on June 6 and suggested that some parking spaces be eliminated to make more room for curbside recycling.
10. A 50-foot buffer is required between the proposed development and the existing Gateway zone to the west and the Restricted Commercial zone to the north. The Commission may allow a reduction to a 25
11. The site contains regulated wetlands. This application is pending with IWA/CC and will be heard on June 15th.
12. Sgt. Field of South Windsor Police Services has noted that the traffic report did not include the Stop & Shop traffic in its analysis. He also questions how the level of service can remain at A at the traffic signal at Oakland & Felt roads and recommends that this signal have a new exclusive left turn lane for Berry Farm.
13. Public water and sewer are provided. Water Pollution Control Authority approval is required.
Dumpsters are shown on concrete pad and are screened with arborvitaes.
If this application is approved, in addition to items already noted, the Planning Dept requests the following approval modifications:
Traffic report should correctly identify the site location on figures 2-11 as not New Park Avenue, South Windsor. There should also be a name/signature of the author of the traffic report.
Pavement (roadway and sidewalk) is not allowed in the buffer (except for the access from the public street)
Frontage calculation needs to be included and the new front yard setback dimensioned on the plan.
Jeffrey Doolittle, Town Engineer, read the following engineering report:
I have reviewed the revised plans (dated 5/16/02) for the Berry Farm Site Development Plan. I have the following comments about these plans.
The sanitary sewer line should be kept under the entrance drive and out of the median island. The sewer line under the median would interfere with proposed landscaping.
The retaining walls and stone walls along the driveways need to have abutments and/or guard rails to help prevent vehicles from going over them.
A 4 foot fence needs to be installed along the top of all retaining or stone walls with a drop over 4 feet on either side, to help prevent people from falling off these walls.
The sidewalks should be moved away from the driveways and parking areas to provide at least a 4 foot snow shelf along the driveways and a 2-3 foot shelf for car bumpers by the parking areas.
The sidewalks need to be designed so the grades are less than 8% (ADA requirement).
Continuous stone walls between buildings 1, 2, 3, and 4 on the south side would help alleviate some of the grading problems with the sidewalks.
The three drainage pipes from the three catch basins on the south side to the yard drains between the buildings are very steep and should be Class V RCP as shown. Suggest these pipe slopes be reduced by making the uphill catch basins deeper.
A walk is needed to the community building from the sidewalk.
The driveway profiles should be adjusted to reduce the steep slopes (7 or 8%) and reduce or eliminate the frequent changes in slope. Changes in slope (up and down) need to be separated by at least 100 feet.
No parking spaces should be installed where the steep driveway slopes are located.
Moving the driveways around the buildings further away from these buildings will help to reduce the grades and provide more space for grass buffer areas and sidewalks. This site is very tight as proposed and I believe it would be very beneficial to provide more space between the pavement and the buildings and between each of the buildings.
I did not see any fire hydrants on these plans.
Show electric, cable, telephone, and gas utilities.
Appl 02-30P, B & M Enterprises, Inc., request for resubdivision to create one new residential lot on the north side of Strong Road west of Route 5 (between Bancroft Lane and Gorski Drive), A-40 zone
Peter De Mallie of Design Professionals was present to discuss the application. This interior lot was originally approved in 1998 at the time the Senior Residence Development was denied. The mylars were never put on file (resulting in the approval to lapse) because this development was contingent upon the roadway being constructed in conjunction with the SRD proposal. Now that that the courts have ruled favorably on that proposal, the applicant is had applied to reinstate that approval of this interior lot.
Michele Lipe, Assistant Director of Planning read the following report:
Request for subdivision reapproval for an interior lot for property located on the north side of Strong Road, A-40 zone. This lot was originally approved in February 1999, along with a Special Exception for the interior lot, but the mylars were never filed and the resubdivision approval lapsed. The Special Exception is still valid.
The requirement for an interior lot in this zone is 80,000 square feet minimum lot size and 225 feet minimum lot width. The proposed interior lot is approx. 2.7 acres in size and 300 feet in width. It appears that all zoning requirements have been met.
Access to the interior lot is from the new road in Shady Brook SRD.
There is a 50The new lot will be serviced by public sewer and public water. WPCA approval is required.
There are regulated wetlands on the interior lot, however, IWA/CC approval is not required since the wetlands are not being disturbed. There is no 100-year floodplain.
The existing property is a wooded lot. The plans indicate that most of the trees will be saved in the field with the construction of the new house.
If this application is approved, the Planning Dept. requests that all references to
Montana asked for comments from the public.
Charette, 90 Strong Road, recently purchased her house. Her property is immediately adjacent to the access road planned (she previously lived in the house on the westerly side of the access drive. Her concern was the location of her well in proximity to the access drive.
REGULAR MEETING
ITEM: Meeting Extension
Motion to continue meeting beyond 10:00 p.m. was made by Commissioner Evans and seconded by Commissioner Larsen. The motion carried and the vote was unanimous.
1. Appl 02-21P, Vintage Hills Subdivision, request for approval of 17 lots on approx. 35 acres, located on the westerly side of Barber Hill Road, approx. 1,500 from the East Windsor Town line, RR zone (Continued from 6-4-02)
Choate recused herself from this application.
The Commission discussed the application. Motion to approve with modifications was made by Commissioner Evans, seconded by Commissioner Kennedy. The motion carried and the vote was unanimous.
This approval is for 17 lots, numbered 1-17.
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.
Septic system and/or private well final design(s) must be submitted to and approved by the Environmental Health Officer prior to filing of mylars and issuance of building permits.
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 $25,000 for erosion & sediment control measures, and a bond in the amount of $10,000 for the establishment of the detention basin and plantings.
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.
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 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 $850 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.
Cul-de-sac street must be paved 6 feet beyond the cul de sac (on the northerly side) to delineate potential of cul de sac extension.
The sight line improvements described in the applicantA 15-foot conservation easement preserving the hedgerow and stonewall must be incorporated along the northern property boundaries excluding the section of the proposed town land where Vintage Lane may be extended in the future.
Engineering review comments dated June 3, 2002, must be addressed to the Town EngineerThe zoning data table should reflect the open space calculation and total acreage of the property.
A 140-foot dimension line from the proposed house on lot #8 to the southerly property line. A note stipulating this distance must be adhered to.
The open space for this subdivision is to be town owned. Any and all debris and/or contamination present on the subdivision open space must be removed/remediated prior to acceptance by the Town.
ITEM: Adjournment
Motion to adjourn the meeting at 10:45 p.m. was made by Commissioner Wentzell and seconded by Commissioner Kennedy. The motion carried and the vote was unanimous.
Respectfully Submitted,
____________________________
Kelli Holmes
Recording Secretary
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