MEMBERS PRESENT: Timothy Wentzell, Kevin McCann, Patrick Kennedy, Cliff Slicer, and Bart Pacekonis
ALTERNATES PRESENT: Michael Sullivan
Gary Bazzano sat for Suzanne Choate
Marc Finer sat for Sue Larsen
STAFF PRESENT: Marcia A. Banach, Director of Planning
Joseph Perna, Project Engineer
PUBLIC HEARING - COUNCIL CHAMBERS - 7:30 P.M.
Appl 04-52P,Church of the Living God, request for a special exception to 4.1.8.b and site plan modification for a 43,632 sf addition for property located at 199 Deming Street, Manchester, RR zone
Wentzell called the meeting to order at 7:30 p.m.
McCann read the legal notice as it was published in the Journal Inquirer.
Attorney Leonard Jacobs, representing the applicant had the following comments to his presentation:
Town line divides the property.
Site contains approximately 10 acres – most of it in Manchester.
Building is in South Windsor and access is located Manchester.
The applicant meets all zoning requirements.
South Windsor ZBA granted 2 variances for impervious coverage.
The Church holds a service on Wednesday evening and 2 services on Sunday.
480 parking spaces are proposed.
Deliberation took place over two entrances, one from Avery Street and one from Deming Street. This resulted in one entrance from Deming Street.
The applicant will be applying for a traffic signal on Deming Street.
Karen Isherwood, Design Professionals and representing the applicant had the following comments to her presentation:
Existing church building allows for a 600-seat capacity.
Site is primarily wooded and contains an intermittent watercourse. The flow empties into three catch basins; into a Baysaver structure then a detention basin located northerly of the retaining wall on the abutting property to the south.
It is proposed in Phase II to construct a 1200 seat capacity sanctuary.
Impervious coverage will amount to 59.7% South Windsor and 52.5 % overall.
Proposed drainage will be a series of catch basins within the paved area, which will flow to a Baysaver structure into the detention basin located northerly of the retainer wall.
Drainage from the Foster Farm will be rerouted separately away from the detention basin, proposed with an 8’ drainage channel. Rerouted to a separate CB – separate pipe system and connects into a drainage manhole which currently receives runoff prior to discharge into the Gateway Development Plaza.
E & S measures will be placed appropriately. Detention basin is designed to receive and attenuate runoff from storm events 2-100 year.
Removal of total suspended solids will be at 80%.
Matting will be installed within the channel to stabilize the vegetated swale, which will be receiving velocities greater than 5’ per second.
Jim Bubaris, Traffic Engineer and representing the applicant had the following comments to his presentation:
The project will require a certification of operation from CDOT because of the number of parking spaces.
80% of the membership are oriented to the east.
Dunkin Donuts is proposed for the area directly across from the driveway of the church building. The two driveways will be aligned. A traffic signal will be pursued via an application through CDOT.
The driveway to the church building will be widened to accommodate one lane in and two lanes out.
Richard Boston, Landscape Architect, Design Professionals, Inc, and representing the applicant had the following comments to his presentation:
Interior parking will meet the landscape criteria of 5%.
Shade trees will include flowering pear along the spine of the site.
Sugar maples, red maples, & sweetgum will be placed around the perimeter of the site.
Landscape screening on the northerly portion of the site will include two concrete modular retaining walls, pines, firs, and spruces. The area between the two retaining walls will include crown vetch to stabilize the slope.
Landscaping to the east will include evergreens, tall fescue with wild flowers.
It is proposed to utilize 5 different seeding mixtures exhibiting different textures and color.
Lawn will be down to the detention basin and the basin will have tall fescue for stabilization of the side slopes. Wet New England seed mix will be used in the basin to stabilize until the 500 hydrophilic plants take hold.
Several sugar maples and flowering pears (4-6” caliper) will be relocated into the existing parking lots.
It is proposed to place a brick paver plaza in front of the church building.
Ornamental shrubs, flowering trees, and white pines will be used to frame the proposed building.
Anything disturbed when the drive is widened will be replaced and the proposed island at Deming Street will feature daylilies.
Lighting will include reusing the light poles for the widening to Deming Street. Lights in the new parking area will match as close as possible the existing ones, i.e. bronze, hi-pressure sodium lights, half shields where necessary, 400 watt, 22’ high poles on a 2’ concrete base, lighting will slightly more 1.79 foot candle.
The applicant has received favorable recommendation from ADRC.
Alan Lamson, Architect and representing the applicant had the following comments to his presentation:
Grade on the site to the east of the existing building contains subsurface rock that has dictated the design of the addition which will have 3 levels.
The addition will be connected to the original building by firewalls.
Addition will seat 1200 people per service with seating tiered up from the floor; stadium seating will be around the perimeter of the sanctuary. A center aisle is featured in the sanctuary and the sanctuary will be open to the ceiling.
Surrounding the sanctuary space will be a series of auxiliary uses for the sanctuary: storage, toilets, bookstore, lobby, and coatrooms. A prior room will be located in the rear.
A fellowship area will be located in the westerly portion of the building.
The front of the sanctuary will feature a large foyer with access from the west and east sides. Glass will be a focal point of the foyer.
Upper floor will house an expansion of administration offices on the west side and the east side will house projection equipment and mechanical equipment.
Lowest level will contain educational space.
There will be no use under the main part of the sanctuary for two reasons: the largest amount of rock is located here and support for the sanctuary space above on grade.
The proposed addition will feature a wide circulation area around the inside perimeter of the building.
Roof will feature a large cupola with louvers on each side. This allows fresh air and will hide the mechanicals.
Materials proposed for use on the addition will be brick and shingles that will match the existing building.
The rendition presented shows the proposed building at approximately 6’ lower than the top of the church building spire/steeple.
Lighting in the parking field to the east can be adjusted to allow light only for security.
Banach provided the following Planning report:
The existing church is about 21,000 square feet, with a 400-seat sanctuary. The proposed addition, at 43,600 feet, will triple the size of the church, both in size and number of seats in the sanctuary. Maximum impervious coverage allowed is 50%; however, ZBA granted a variance to allow 64% impervious coverage. Maximum allowed building height is 30 feet. The proposed addition is about 60 feet tall yet technically meets our requirement for maximum 30 feet height because of the way the regulations define measurement of roofs. According to the regulations, the height for a gable, hip or gambrel roof is measured halfway between the eave and the ridgeline. Ordinarily, this distinction does not result in a major height advantage, but in this case, where the building is primarily composed of
the roof, it has a tremendous impact on building height. The sanctuary has “stadium” seating and the roof is clear span to accommodate that style of seating.
In addition to the impervious coverage variance, ZBA also granted variances to increase the amount of building coverage from the 10% maximum allowed to 14%; and to reduce the size of parking spaces from 10’ x 20’ to 9’ x 18’.
This Special Exception use can be approved by the Commission only when the Commission has determined that:
Traffic impacts will not be detrimental to the residential character of the neighborhood;
There will be minimal adverse effects 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.
The Special Exception regulation also allows the Commission to impose additional conditions on the application.
The entire frontage of the property is in Manchester, so Manchester has the actual approval responsibility for the access provisions. Having said that, the use itself is in South Windsor, and it would be unfair to Manchester to disregard traffic and traffic impacts because the Town border falls where it does. The original proposal included a driveway onto Avery Street and an unsignalized entrance onto Route 30. The driveway onto Avery Street would have been located right next to Walgreens driveway and would have caused sight line difficulties to such an extent that it was only feasible with a traffic cop directing traffic operations. Also, Manchester has approved a Dunkin Donuts directly across from the Church site on Route 30.
After input from both towns, the applicant has submitted a revised proposal that eliminates the driveway on Avery Street and recommends a traffic signal on Route 30 that serves both the Church and Dunkin Donuts. ConnDOT/STC has exclusive approval power for the traffic signal, however, and there is some indication that the conventional requirements to install a signal are not fully met. Thus, this traffic signal that appears to be critical for safe operation of the driveway is not guaranteed. Town Engineer Jeff Doolittle and I met with Manchester town staff, and the staffs are jointly strongly recommending to our respective commissions that this public hearing be held open until the applicant provides the plans to DOT to review and provide input regarding whether they will approve the traffic
signal.
South Windsor and Manchester have the same parking requirement for churches, at one space per 3 seats, thus 400 spaces are required. The applicant is proposing 486 spaces. Parking lot landscaping is required for 5% of the interior of the parking lot; the applicant is proposing almost double that amount.
The Architectural and Design Review Committee reviewed this application on September 16 and had no concerns with the site plan.
Site lighting consists of typical shoebox full-cutoff fixtures on 22’ poles, for a height of 24.’
The applicant has shown screening trees along the north boundary abutting Foster Farm. The 60’ height will take a very time to screen; but there are no residences on this area of Foster Farm at this time.
There is an intermittent watercourse on the north side of the side but no other regulated wetlands in South Windsor. IWA/CC approved this application on September 15 with a bond in the amount of $15,000 be submitted to the Planning & Zoning Commission to ensure compliance with the erosion and sediment control measures, and no major approval conditions.
South Windsor Police Department has reviewed the plans and strongly agrees that the access plan should include a traffic signal and no driveway onto Avery Street.
The Fire Marshal has reviewed the plans and indicated that he resolved some issues with the Church and has no remaining concerns.
Public water and sewer are provided. Water Pollution Control Authority approval is required.
There is an existing dumpster shown on the site plan.
If this application is approved, Planning Department has no requested approval modifications.
Perna provided the following Engineering report:
Show that the proposed detention basis does not impact the stability and integrity of the existing large retaining wall to the south of this property. State if any special measures are necessary to protect this wall during or after construction. I think the entire detention basin bottom and sides need to be lined with clay.
The swale calculations show velocities for the 10-year storm greater than 5 fps, which indicate this swale needs to have riprap armoring or some stabilizing measure other than grass.
Wentzell requested input from the public.
Pastor David Mullan, 315 Henry Street, Manchester spoke in favor of the application. He stated that there would be no happening within the church building that is not in direct keeping with their mission of spreading the Gospel and extending the Kingdom of God. They are not interested in providing secular concert venues or anything that would take away from their calling.
Gene Sullivan, 834 Pleasant Valley Road, South Windsor spoke in favor of the application.
There was no opposition to this application.
There was no correspondence regarding this application.
The following are replies to questions regarding proposed traffic:
State highways are controlled by the State; access is within Manchester.
State will not look at the application until approvals are obtained from South Windsor and Manchester.
If the proposed signalization in conjunction with Dunkin Donuts does not happen, then the Church will hire a traffic policeman to monitor the traffic during activities being carried on in the church building.
Input from CDOT can be obtained from DOT staff.
Applicant desires not to use Avery Street for egress because a driveway for the Church would interfere with the sight line from the Walgreens driveway, causing a conflict situation. The grade difference is too great for a shared driveway– existing high retaining wall.
There is an awareness of the traffic congestion in that area; traffic signals will be designed and coordinated for existing queue; signal trips upon demand.
The Traffic Engineer acquired traffic counts throughout the Sunday period and Wednesday night; weddings and funerals were not taken into consideration.
It’s a rare funeral or wedding that has more than 200 in attendance.
The jurisdiction of a traffic officer extends to State roads within a Town.
All four signals will be interconnected; levels of service will improve.
Public Hearing was closed at 9:15 p.m.
SPECIAL MEETING – FOLLOWING THE PUBLIC HEARING – MADDEN ROOM
CALL TO ORDER:
Wentzell called the meeting to order at 9:35 p.m.
PUBLIC PARTICIPATION:
There was no public participation.
NEW BUSINESS:
Discussion/Decision/Action regarding the following:
Appl 04-60P, Leonard Site Plan, request for site plan approval for the construction of a 2,955 sf bank, a 1,260 sf retail and a 1,260 restaurant on property located at 1000 Sullivan Ave., GC zone (action by 12/17/04)
Peter DeMallie, Design Professionals, Inc. and representing the applicant had the following comments to his presentation:
Site was approved in 1998 & 2002; proposal is to modify the existing site plan.
All abutters were notified appropriately by certified mail.
Site will contain 2 buildings, a bank (2955 s.f.) plus a 2-tenant building (1260 s.f. fast food restaurant and 1260 s.f. retail) with associated parking and shared drive which will feature two lanes for egress and one lane for access. The shared driveway will accommodate the Moriarty property too. (Coordinated site with a common entrance.)
Buildings will be set back approximately 90’on this site (also on the Moriarty property when it is developed in the future), and approximately 80’ from the rear property line.
The drive thru will have 2 teller stations plus an ATM drive thru plus a by-pass lane.
2 variances were received in November from ZBA.
Impervious coverage will amount to 54%
No parking waiver is required with this application.
Existing building will be removed.
Curb cuts will be reduced to one access point.
A letter from Ron Martin – abutter to the west, dated November 15, 2004 was read into the record. (Exhibit A). A letter from Ron Martin, dated December 2, 2002 was submitted at the same time included in Exhibit A.
Staff at the bank will consist of 4 full time employees and 2-3 part time employees for peak period.
Office hours for the for the bank drive-up window will be 7a.m. – 7p.m. Monday thru Friday; Saturday 9-12. Office hours will be 9-3 Monday thru Wednesday; 9-5 Thursday, 9-6 on Friday and 9-12 on Saturday.
Typical queuing for the drive up window is 1-2 vehicles. Peak periods could amount to 3-4 vehicles waiting.
Sidewalks along Sullivan Avenue will connect with interior sidewalks.
Approval was received from IWA/CC on November 3, 2004.
A favorable review was received from EDC.
Direct abutters were notified by Certified Mail and by Certificate of Mailing, residents of PineWoods.
Judy Schuler, Engineer, and representing the applicant had the following comments to her presentation:
Public sanitary sewer and public water – located on Sullivan Avenue will serve proposed buildings.
Storm water management system consists of piping and storm sewers.
A Baysaver unit will be utilized – this will provide storm water treatment, which is required by DEP.
A proposed detention basin will be located at the front of the property. This will discharge into the State drainage system.
E & S measures will be placed appropriately.
Post peak discharge will be at or below existing discharge.
A comprehensive operations and maintenance plan has been developed for this site.
Bruce Hilson, Traffic Engineer and representing the applicant,
The site is located midway between 2 signalized intersections, which are coordinated.
Traffic counts were done at these intersections and machine counts were done at the site frontage. This was accomplished for the daily traffic volume and the 85th percentile travel speeds on Sullivan Avenue.
The ITE Trip Generation Manual was utilized to determine the number of trips entering the site.
Capacity analysis was performed for existing and future conditions resulting in the following: the intersections will continue to operate a Level of Service B for no-build conditions as well as the build conditions; site driveway will operate at a Level of Service D on Friday afternoons and C on Saturdays; Friday noon will be a Level of Service F; left turns onto site will be at a Level of Service B on Friday and A on Saturday.
The 95% queue will not be exceeded.
The longest queue internal will be approximately 200’.
Signalized intersections will not back up to drive.
No widening of Sullivan Avenue is required – just repainting the pavement markings.
Calculations assume full build out of both properties including the 5,000 s.f. office building on the Moriarty property.
Richard Boston, Landscape Architect and representing the applicant had the following comments to his presentation:
The interior proposed landscaping for the parking area exceeds the criteria. Trees selected will be sweet gum, red maples; 4” caliper red maples are proposed for the front of the building.
8” sugar maples (street trees) will be provided to accent the existing 36’ maple located in the center front of the site.
Foundation plantings will consist of shadblows, ornamental crab, and magnolias.
The center will feature a multi stem white birch with the understory consisting of hostas.
Accent plants will consist of rhododendron, color to be complimentary to the siding of the buildings.
The mechanical area for the buildings will be screened appropriately with wood and plant material.
Evergreen screening will be provided for the dumpster.
An evergreen shrub screen and a double rail fence (on top of a 3’ high stone wall) will be featured in the front of the site.
Supplemental plantings will be utilized along the easterly portion of the detention basin including evergreens, ornamental grasses, black-eyed susans, and other perennials.
The goal to the rear of the site is to plant evergreens (spruces & Austrian pine) within the existing buffer. Town Staff will advise the applicant if more screening is preferred.
Pacekonis made a motion to extend the meeting past ten o’clock. Kennedy seconded the motion. The motion carried and the vote was unanimous.
Favorable recommendation was received from ADRC.
Lighting will include a Hanover lighting style, full cut off fixture, weathered bronze color, evenly distributed; average foot candle is approximately 1.07 across the parking areas and 1.09 foot candle on the sidewalks. Poles are proposed at 10’ and 14’ high.
Ground sign will be placed on the easterly side of the access.
Carlton Norton, Architect and representing the applicant had the following comments to his presentation:
Proposed buildings will feature pitched roofs, trim, and cupolas (New England aura).
Quality materials will be utilized on the buildings for maintenance purposes.
Sign will have a stone base, painted PVC, urethane side panels, trim will be a vinyl shingle to resemble a wood shingled house; aluminum cap flashing.
Banach provided the following Planning report:
Request for site plan approval for two commercial buildings located on property on the northerly side of Sullivan Ave and westerly side of Ayers Road (1000/1006 Sullivan Ave.), GC zone. The proposal includes a 2,955 sf bank with three drive thru lanes and a part retail/part restaurant building with each unit having 1,260 sf. (We note just for reference that he zoning data table references a 5,000 sf office building which will be the subject of a future application, with shared access and parking areas.)
Maximum impervious coverage allowed is 65%; 54% allowed. Proposed building height is 28 feet; 40 feet allowed. Lot size is 1.59 ac; minimum lot size allowed is 15,000 sf. Frontage is 210 feet; minimum allowed is 100 feet. Front yard setback is 94 feet, 50 feet required.
There have been variances granted for this property. This site received variances in 1990 to reduce the required buffer from 50 feet to 20 feet, and the required front yard setback from 50 feet to 40 feet. This applicant has not utilized the front yard setback variance with this application.
This property is subject to the access management regulations. A shared access is being proposed with the property to the east (the Moriarty site). There is a lot of high-turnover traffic associated with the types of uses proposed: bank and fast food in particular. Because of that, we’re at a real decision point with access management and this small stretch of Sullivan Avenue. In the past, the interconnection of this site with the adjacent Colony Shops site has been recommended continuously, with each previous application. Town staff, including the Director of Public Works, Town Engineer, Superintendent of Streets, South Windsor Police Services, and myself have always been unanimous in our strong recommendation to the Commission that entrance through Colony Shops is the desired
entrance to this facility for a number of reasons:
the proposed new driveway location is at the base of a hill leading into a curve;
the base of that hill is a difficult stop/start position in slippery conditions;
left turns in and out during peak hours will be extremely difficult. For example, the traffic report already shows a level of service F for vehicles trying to exit the site during a typical Friday midday. There is a traffic light at the Colony Shops entrance, which will enable vehicles leaving this site to make safe left turns in and out during peak traffic hours.
This site is a prime example of the type of sites and locations for which access management provides the largest benefits to the roadway system and the traveling public, by minimizing traffic flow disruptions, and maximizing traffic safety.
We understand that the owner of the Colony Shops is not granting approval at this time. In that case, our obligation under access management is to ensure that the desired interconnection is accommodated by the site design for the subject site, and the necessary easements are in place on the subject site. Then, when the Colony Shops seek development approval in the future and then are subject to the access management provisions themselves, the interconnection would be made at that time.
However, the subject site as currently designed precludes interconnection with Colony Shops because of grade differences. The applicant has instead chosen to raise the site and provide shared access with the abutting site to the east. Staff agree that the better access management plan is to lower the site in order to ultimately interconnect with the Colony Shops in order to gain access to the traffic signal, because the subject site includes at least two high-turnaround uses. The proposed site to the east is smaller, and has indicated to ZBA that the plan an office use, which is usually a much lower traffic generator and thus more desirable as the stand-alone driveway. We ask the Commission to give careful consideration to this issue.
This access is on a state road and will be subject to DOT approval.
There is an existing sidewalk along Sullivan Ave in front for this property.
The parking requirements based on the individual uses are 49 spaces; 56 spaces have been provided. The applicant has proposed parking spaces that are 9’ X 18’ in size and they are proposing to add double stripes between the spaces (similar to what was done at Stop and Shop and Evergreen Walk). A fieldstone wall with a split rail fence on top in the front of the parking area is proposed to delineate the edge of the parking area.
There is a buffer requirement that was reduced by ZBA from 50’ to 20’. Staff had a concern about the adequacy of the buffer shown on the submitted plans, but Design Professionals has indicated that the buffer will be enhanced to meet the requirements of our buffer regulations. If the abutting neighbors have a preference regarding what they would like to see in the buffer, we suggest that the applicant work out the buffer detail with those neighbors.
Public water and sewer are available in Sullivan Avenue. WPCA approval is required; and a grease/oil separator may be required in the restaurant facility.
The Architecture Design Review Committee reviewed the overall plans on October 21 and reviewed the specific materials and colors to be used on November 4, 2004. Overall, they were pleased with the “New England” architecture and color palette proposed.
The site lighting will consist of twelve 14-foot high poles and five 12-foot high poles. Shields will be placed on the lights along the northerly property boundary to help mitigate light shining into the residential property to the north. The applicant has indicated a willingness to turn the site lights off overnight.
There is a detention basin shown in the front of the property along Sullivan Ave. We note for the Commission that at least two other sites on Sullivan Avenue placed their detention facilities underground so that there would not be a detention basin hole right on the street. The previous site plan for this site included underground detention. In this case, it appears that the basin would be visible as you approach the site while traveling west along Sullivan Avenue. If the Commission does not want to see a detention basin in this location, it appears that underground detention is a feasible option.
We do note that the applicant cut down two large maple trees along the property frontage that were specifically required to be preserved with the prior approval. The removal of the large trees cleared the area where the detention basin is proposed. The underground detention approved on the previous plan did not interfere with those large trees. The applicant proposes to replace those trees that should not have been cut down with two 8” sugar maple trees planted on the edge of the detention basin. Unfortunately, the edge of a steep detention basin is not the proper place to plant large trees. Once again, if the detention was placed underground, the large replacement trees might be able to be located near to where the old ones were cut down. If the detention basin remains, the
Commission should discuss how best to replace the two large trees.
The applicant is proposing a monument sign in the front of the property that will have a fieldstone base. A design of the sign has been submitted for the Commission to review.
There are no regulated wetlands on site. The applicant received conservation plan approval on November 3, 2004 with a $5,000 bond for erosion & sediment control and installation of the storm water structures, and no unusual approval conditions.
The Fire Marshal has reviewed the plans and has no comments at this time.
There are two proposed dumpsters at each end of the parking lot, shown on concrete pads and screened.
If this application is approved, the planning department would request, in addition to items already noted, that the appropriate access management conditions be incorporated into the approval.
Perna provided the following Engineering report:
The concept sketch submitted by Design Professionals depicts a site access drive connecting the Leonard site to the Martin property. This design does not appear to be realistic if the intent is to provide a through drive, due to the geometry and steep slope. In order to create an access drive that would be functional and safe, it appears that the applicant’s site would have to be lowered in grade and the parking lot on the Martin property re-graded.
The Applicant’s Traffic Engineer should address the site access drive approach to Sullivan Avenue, in particular, queue lengths on the site drive.
A painted crosswalk should be provided across the access drive to the site, at the sidewalk crossing.
The engineer needs to provide more information on the treatment of roof runoff utilizing underground infiltration.
The proposed maple trees at the front of the detention basin should be re-located, as they will have an adverse impact to the detention basins as they mature. In particular, the proposed tree on the west side should be moved further away from the outlet structure.
Wentzell requested input from the public.
Georgia Blackwell, 4 Wapping Avenue, had concerns regarding buffering, noise, lights, and dumpster.
A petition requesting a six-foot stockade fence to be put up on abutting properties of Pinewoods was read into the record by Sullivan. (Exhibit B)
Robert Sherwood, of Newberry Road spoke in favor of the application and presented a brief history of the site, i.e. Sunnyside Market.
Elaine AbouAkae, 23 Wapping Avenue had concerns with the proposed buffering and absence of an abutter letter.
Craig Stevenson, EDC Coordinator spoke in favor of the application. He submitted his letter of recommendation. (Exhibit C)
Discussion ensued among the Commission members with the following comments and concerns: Replies will be Italics.
Interconnection with the Martin property. It’s an awkward arrangement and interconnection is not desired; it’s impractical as proposed.
Clarification of rear buffer, high school children passing through the site. There is an existing stockade fence in the rear of the Colony Shops. The applicant will work with Town Staff and neighbors to accommodate the situation with an alternative buffer, which will include a 6’ high fence, a row of white firs with a sprinkling of ornamental trees. Abutters could supplement their plantings also.
Clarification of proposed detention basin and consideration for underground detention. Small ilex will be utilized to stabilize the slopes, 6’ fescue
Consideration for an underground detention. The basin itself will not be seen from the street because of the proposed plantings, the stone wall, and the 2-rail fence. Evergreens, ornamentals, smaller ilexs will be planted. 6” fescue will be used to stabilize the slopes of the basin. Use of dry wells is less favorable. CB’s, pipes, treatment functions for infiltration from road flow cannot go directly into ground without treatment – same with parking – dry wells less efficient for water quality treatment – applicant must meet requirements of DEP; system proposed more effective. There is an existing 36” tree with a large drip line – design constraint – not desirable to cut roots, grade is existing.
Clarification of existing grade. The Martin parking lot is at elevation 121 and the Moriarty property is at 136.
Wentzell noted that application 04-63P; G. & R Marine would be scheduled for November 23, 2004.
Kennedy made a motion to approve application #04-60P, Leonard Site Plan with the following conditions:
Prior to commencement of any site work, a meeting must be held with Town Staff.
2. No building permit will be issued until the final mylars have been filed in the Town Clerk's office.
3. 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.
4. An as-built plan is required prior to issuance of a Certificate of Occupancy per Section 8.1.11 of the Zoning Regulations.
5. A landscape bond in the amount of $5,000 is required and must be submitted prior to filing of mylars.
6. All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor.
7. This approval does not constitute approval of the sanitary sewer, which can only be granted by the Water Pollution Control Authority.
8. The building street number must be included on the final plan.
9. Pavement markings must be maintained in good condition throughout the site drives and parking areas.
Pursuant to Section 3.8.2.e.4, the Commission waives the requirement of access management because the characteristics for arrangement of the abutting property make a unified or shared access in circulation system impractical.
The buffer must meet the requirements of 10.4. of the Zoning Regulations and shall be designed in accordance with the alternative buffer proposal furnished by the applicant and shall be subject to Town Staff.
The Town Engineer’s review comments dated 11-16-04 must be addressed to the Town Engineer’s satisfaction.
Site lighting shall be turned off overnight.
The fast food restaurant is not permitted to have a drive thru window.
Slicer seconded the motion.
Kennedy amended the motion to read ‘polyethylene fence’ not a ‘wooden fence’ shall be used along the rear property line and will be subject to Town Staff. Slicer seconded the motion.
The amended motion carried and the vote was unanimous.
ADJOURNMENT:
Kennedy made a motion to adjourn the meeting at 11:07 p.m. McCann seconded the motion. The motion carried and the vote was unanimous.
Respectfully Submitted
_______________________________ ___________________________
Phyllis M. Mann, Recording Secretary Date Approved
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