MEMBERS PRESENT: Timothy Wentzell, Kevin McCann, Sue Larsen, Patrick Kennedy, Suzanne Choate, Cliff Slicer
ALTERNATES PRESENT: Michael Sullivan
Gary Bazzano
Marc Finer
STAFF PRESENT: Marica Banach, Director of Planning
Jeffrey Doolittle, Town Engineer
PUBLIC HEARING - COUNCIL CHAMBERS - 7:30 P.M.
Chairman Wentzell opened the Public Hearing at 7:30 p.m. Commissioner Larsen read the legal notice as publish in the Journal Inquirer.
PZC-sponsored amendment: Restricted Commercial zone, proposed amendment to Section 5.1 Restricted Commercial permitted uses, to add Section 5.1.3 Design Requirements for all proposed uses; Section 5.1.4 requirements for fast food restaurants; and Section 5.15 Additional Traffic considerations
Chairman Wentzell gave an overview of the PZC-sponsored amendment. There were no additional comments from the Planning Department. The following public spoke in favor of the amendment:
Peter DeMallie, Design Professionals, Inc.
Robert Urso, Horseshoe Lane Associates
A letter was read into the record from Richard Kelly, RSK-Kellco, Inc. (Exhibit A)
The Commission had a general discussion regarding the amendment and the public hearing closed.
Appl 04-38P, Evergreen Walk LLC, request for site plan approval for an approximately 45,000 square foot commercial building, including, parking lots, and associated site improvements to be known as "LA Fitness at Evergreen Walk" on property known as 151 Buckland Road, located on the westerly side of Buckland Road, southerly of Deming Street and northerly of Smith Street, GD zone (Continued from September 7, 2004)
The public hearing was continued from September 7, 2004. Alan Lamson addressed the outstanding concerns and architectural changes to the building from the previous public hearing.
Attorney John King, Updike, Kelly, and Spellacy, representing The Pavilions at Buckland Hills addressed their environmental concerns. David Nyman, ENSR, review correspondence submitted to the Commission indicating the following:
Concerns with the erosion and sediment controls on the site
No material to describe wetland area #3 regarding the proposed development
Attorney John Mallin, representing the applicant objected to the material being submitted indicating the applicant addressed these concerns.
The Commission expressed their concerns and comments and the public hearing closed .
SPECIAL MEETING – MADDEN ROOM
CALL TO ORDER:
Chairman Wentzell called the special meeting to order.
PUBLIC PARTICIPATION:
There was no public participation for items not on the agenda.
NEW BUSINESS:
Discussion/Decision/Action regarding the following:
Appl 04-53P, Haven Health Care of South Windsor, LLC request a site plan modification for an addition to the existing facility for property located at 1060 Main Street, A-40 zone
Doug Rosen, Rosen Associates Architects, reviewed the application for site plan modification to the Commission indicating the following:
The 5,000 square foot addition will be done in two phases
Dining area with a porch and patient drop off area for ambulance service
Additional square footage to be added to rearrange rooms
ADRC received the application favorably
12 additional parking spaces will be provided
Proposing rain gardens and applicant will work with Town Engineer on details
Proposing shoebox cut off fixtures
Dumpster on concrete pad with fencing
There was no public participation.
Banach review the Planning Report:
Request for site plan approval for improvements including three building additions and a revised parking layout for the continuing care facility located at 1060 Main Street, RR zone. The largest addition in the front of the building will accommodate a new entrance, waiting area, dining area, small theatre and other office areas. The other additions are behind the building and are proposed to be constructed as a second phase.
Maximum impervious coverage allowed is 50%, 14.9% proposed. Proposed building height is 1 story; 2 ½ stories allowed. Lot size is 13+ acres, minimum lot size allowed is 40,000. Front yard set back is 260 feet, 50 feet required.
This use was originally established in the 1060’s when convalescent homes were permitted use under the zoning regulations. The regulations were revised shortly after the building permit was issued for the convalescent home, thus creating a legally nonconforming use. Under the rules of nonconforming uses, this use can expand physically provided that the business itself is not being expanded to include more patients. This proposal will no expand the number of beds; therefore, the Town Attorney has indicated that it can be considered as a site plan modification and not considered the expansion of a non-conforming use.
The front addition will incorporate a circular drive/drop off. It appears that the driveway reconfiguration will eliminate about 7 existing spaces and the proposal calls for an additional parking area to be added in the front for 17 cars. Parking requirements based on uses in the building is 74; 74 spaces are being shown.
Architectural and Design Review Committee revised the proposal on September 16 and was generally pleased with the proposal. They did note that the base of the pillars should be wrapped with brick to compliment the existing the brick building. Also, when the exterior elevations of the future additions in the rear have been designed they should return to ADRC for review.
There will be some lighting replacement on site. Staff has requested that the applicant consider removing the two existing parking lots spotlights and replacing them with light fixtures that conform to our current zoning regulations. We appreciate the applicant’s willingness to do this.
There is existing mature vegetation on site. The applicant is proposing to add some landscaping in the near center island created by the new drive as well as some 5-6 ft high arborvitae along the southerly property line to supplement the existing hedgerow. Also, at staff suggestion, rain garden may be substituted for the underground storm drainage structures shown on the plan.
Rooftop mechanical equipment will be incorporated into the roof and will not be visible.
There are no regulated wetlands on site, nor is the applicant disturbing more that 20,000 sf; therefore, no IWA/CC approval was required.
The site is serviced by public water and sewer. Water Pollution Control Authority approval is not required.
The dumpster area is shown to be enlarged and will be placed on a concrete pad and screened with a 6’ high stockade fence.
If this application is approved, the Planning Department has no further modifications to request.
Motion to approve with modifications was made by Commissioner Kennedy.
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 8.1.11 of the Zoning Regulations.
A landscape bond in the amount of $2,000 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.
The building street number must be included on the final plan.
Pavement markings must be maintained in good condition throughout the site drives and parking areas.
Engineering comments dated 9/2/04 must be addressed to the Town Engineer’s satisfaction.
Screening plantings to be finalized with town staff.
Seconded by Commissioner Larsen. The motion carried and the vote was unanimous.
Riverwalk Senior Residence Development Preliminary Discussion
Karen Isherwood, Design Professional, Inc., came before the Commission for a preliminary discussion regarding changes to the Riverwalk Senior Residence Development plan. Isherwood reviewed the changes to the plan explaining the access driveway was being relocated to Pierce Road. Isherwood was seeking feedback from the Commission before coming forward with a new application.
Banach gave a report with comments from traffic consultant Jim Bubaris indicating the access at the Pierce Road location is a better alternative than Sullivan Avenue.
Doolittle indicated is awaiting a response from Bubaris regarding a traffic signal on this location.
The Commission had a general discussion regarding the access to the site and the site layout.
Motion to continue meeting beyond 10:00 p.m. was made by Commissioner McCann. Seconded by Commissioner Larsen. The motion carried the vote was unanimous.
Isherwood stated she is working on the site design layout of the units. The Commission indicated the access from Pierce Road seems to be a better plan.
CGS 8-24 Referral from Town Council regarding Evergreen Walk Roadway Project
Banach reviewed the Referral from Town Council.
Motion to report to Town Council no conflicts with any approvals granted, any zoning regulations, or planning considerations in the we have no objection to the proposed resolution
was made by Commissioner Kennedy. Seconded by Commissioner McCann. The motion carried and the vote was unanimous.
Appl 04-55P, South Windsor Technologies Centers request for a first and second 90-day extension for the filing of mylars
Motion to approve a first and second 90-day extension for the filing of mylars for Appl 04-55P was made by Commissioner Kennedy. Seconded by Commissioner Larsen. The motion carried and the vote was as follows: unanimous
BONDS: Callings/Reductions/Settings
Engineering recommends a bond on the amount of $544,558 for Appl.03-96P, Eagle Run SRD for the private improvements in the Senior Residence Development Drive
Motion to set Appl 03-96P, Eagle Run SRD private improvement bond in the amount of $544,558.00 was made by Commissioner Kennedy. Seconded by Commissioner Larsen.
The motion carried and the vote was as unanimous.
Appl 02-76P, Summerwood Erosion and Sediment Bond
Motion to reduce Appl 02-76P, Summerwood erosion and sediment bond from $10,000.00 to $5,000.00 was made by Commissioner Kennedy. Seconded by Commissioner Choate.
The motion carried and the vote was unanimous.
Appl 02-76P, Summerwood Detention Basin Bond
Motion to reduce Appl 02-76P, Summerwood detention basin bond from $20,000.00 to $10,000.00 was made by Commissioner Kennedy. Seconded by Commissioner Choate.
The motion carried and the vote was unanimous.
Appl 03-96P, Eagle Run SRD
Motion to reduce Appl 03-96P, Eagle Run SRD private improvement bond from $544,558.00 to $193,545.00 was made by Commissioner Kennedy. Seconded by Commissioner McCann.
The motion carried and the vote was unanimous.
MINUTES:
The minutes of 6/29/04, 7/6/04, 7/13/04, 7/27/04, 8/10/04 were approved by consensus of the Commission.
Banach indicated the elevation for building 800C are ready for review and will be scheduled for the September 28, 2004 regular meeting.
ADJOURNMENT:
Motion to adjourn at 10:45 p.m. was made by Commissioner Kennedy. Seconded by Commissioner Choate. The motion carried and the vote was unanimous.
Respectfully Submitted,
________________________________ ________________________
Kelli A. Koehler Approved
Recording Secretary
| 
