MEMBERS PRESENT: Chairman Timothy Wentzell, Kevin McCann, Bart Pacekonis, Patrick Kennedy, Clifford Slicer, and Gary Bazzano
ALTERNATES PRESENT: Michael Sullivan sat for Sue Larsen
Louise Evans
STAFF PRESENT: Michele R. Lipe Assistant Director of Planning
Jeffrey Doolittle, Town Engineer
PUBLIC HEARING – COUNCIL CHAMBERS
McCann read the legal notice as it was published in the Journal Inquirer on June 16 and 23, 2005.
1. Appl 05-36P, Clifford and Pamela McClellan, request for a two-year renewal of temporary and conditional permit for two goats on property located at 85 Foster Road, RR zone
Megan McClellan, representing the applicant had the following comments in her presentation:
Submitted a petition of agreement from four neighbors. (Exhibit A)
Neighbors have not complained about the goats.
Requesting an amendment to the original approval by adding that 2 months a year there will be baby goats on the property.
Lipe provided the following Planning report:
1. Request for a renewal of a temporary and conditional permit for a structure that is not in conformance with the required setbacks to house two goats on property located at 85 Foster Road, RR zone. We have the applicant site plan which shows that the location of the structure. This was originally approved by this Commission in August of 2001, renewed in August 2003 and has since expired.
The regulations require that structures housing animals be a minimum of Section 4.1.4e requires any building housing animals or poultry are permitted “not less that one hundred (100’) from a street or lot line, and no less than one hundred and fifty feet (150’) from the nearest residential building on land under separate ownership. The proposed structure is 77 feet from one property boundary and 66 feet from the other (Cannot meet the 100 foot requirement).
3. The applicant has indicated that the only changes to the original application is that during “kidding” season the may be 1 –4 additional goats (the offspring of the two goats) for a period up to 3 months before they are sold.
4. The wording of the T & C regulation is that, “Temporary and conditional permits may be granted by the Commission for a use which is not specified elsewhere in these regulations for a period not to exceed two years. Such approval may be given after Public Hearing if, in the judgment of the Commission, the public convenience and welfare will be substantially or permanently injured and traffic and other hazards will not result from such use.” Structures housing farm animals are permitted in Rural Residential zones; provided the property has the required animal shelter setbacks.
The Town Engineer had no comments.
Wentzell requested public input.
Pam McClellan, 85 Foster Road spoke in favor of this application. She noted that Megan is a student at Rockville High School in the agricultural program and a member of the Future Farmers Association. Raising the goats are her project.
There were no questions from the Commission.
Wentzell closed the public hearing at 7:37 p.m.
2. Appl 05-37P, Colonial Point Christian Church, request for special exception to article 4.1.8.b and site plan of development for the construction of a church complex located on the southerly side of Chapel Road, across from Betty Drive, RO32 Chapel Road, RR and RR/O zone
Attorney Dave Barry, representing the applicant, introduced the participants in the presentation and Pastor Dave Johnson. Johnson had the following comments in his presentation:
Presented the history of the Church.
Noted that the charge of the Church is people’s relationship to God and one another, to be good citizens, and to provide a good community in areas where they live.
Church has donated the offering from a Sunday collection to 3 groups in South Windsor, e.g. Fire Department.
Most Church activities take place in homes of the parishioners.
Design of the Church compound will utilize elements of New England.
Peter DeMallie, Design Professionals and representing the applicant had the following comments in his presentation:
This vibrant Church is growing and needs a new home.
Site is located in the RR zone and the I-291 overlay zone.
Site contains 7.4 acres and is approximately 1,000’ in length (E to W) 300’ in depth (N to S).
Area land uses consists of residential, industrial and commercial areas in Manchester,
This Church, if approved, will be the 21st House of Worship in South Windsor, within a mile is the Pentecostal, Jehovah’s Witnesses, First Korean Presbyterian Church, St. Francis of Assisi Church.
Abutters to the east and west were visited by DeMallie and the Pastor to make them aware of the proposal.
Site is wooded on the westerly portion and an open meadow on the easterly portion of the property.
Site development will evolve in two phases scheduled in a transitional manner to accommodate future growth.
Phase I will be a 200 seat sanctuary (Phase I will be approximately 2 years before the start of building construction).
South of the sanctuary will be classrooms, lobby, and patio further to the east ending at a chapel pavilion structure. These facilities will open out into a village green complete with gazebo which is the focal point of the site’s design.
The applicant is providing 136 spaces in Phase I. Parking spaces will include 62 spaces on the westerly side of the site and 74 spaces on the easterly side; 84 spaces are required (1 for every 3 seats in the sanctuary).
The site is a linear site and access drives/exits are proposed to the extreme west and extreme east; a circumferential loop going around the perimeter to serve the two parking lots.
A passenger drop off area will be provided adjacent to the Chapel.
The northwest corner of the site will feature a prayer trail area.
It is proposed to have a multi-purpose sports field which will be available for the Congregation and the Community.
Phase II – in 8-10 years – will provide an expansion on the west side to increase the sanctuary capacity to 500 seats; classroom expansion will be in the southerly portion, a covered drop off area outside the Chapel, and adding an additional 63 parking spaces to the east of the easterly parking lot, total of 199 parking spaces.
Proposal meets all zoning requirements.
It is proposed to have sidewalks along Chapel Road to interconnect the field area with the sidewalk system on the north side of Chapel Road; a crosswalk is proposed in the vicinity of the Village Green area; there are no other sidewalks along the south side of Chapel Road in this area.
The proposal is a good transitional use between I-291 and Chapel Road; landscaping and buffering will screen more than it is presently, e.g. cutting down on noise volume from I-291. (I-291 is at grade in that area.)
Submitted three letters of support; from the New River Community Church, Church of the Living God, and Avery Street Christian Reformed Church along with a letter from the Pastor of Colonial Point sent out to neighbors. (Exhibit B)
Galen Semprebon, Engineer and representing the applicant had the following comments in his presentation:
Phase I will include the construction of a 12,000 sf building, entrance area with gazebo, 2 parking areas, complete circular road, a multi purpose field.
Phase II will include the additional portions of the building to be completed, additional parking areas, reduction in the multi purpose field etc.
Design of the site intends to keep as much vegetation as possible.
Storm drainage will include a detention basin along the I-291 Corridor that will discharge into the existing state detention basin.
The site slopes north to south towards the I-291 corridor and the existing drainage patterns will be maintained.
The basin design will provide for zero increase in runoff for 2-100 year storm peak runoff.
Utilities will include the connection into the existing sanitary sewer; other utilities will be available from Chapel Road.
E & S control measures will be placed appropriately, e.g. construction pads at the entrances, haybales and silt fence down slope of disturbed areas around the catch basins; it is intended to install a temporary sedimentation basin adjacent to the catch basins during construction.
Revised plans have been submitted in response to address comments of the Town Engineer.
Carla Tillery, Traffic Engineer and representing the applicant had the following comments in her presentation:
A traffic study was conducted involving trips generated, reviewing the parking needs, as well as the traffic impact on the surrounding roadway network.
Available traffic account data was obtained and reviewed.
Observations were made of existing traffic during peak hours of Church functions.
Trips generated by the Church were estimated using the ITE which represents the Institute of Transportation Engineers Trip Generation Manuals – accepted methodology approved by the Federal Agencies; this resulted in approximately 315 trips that will be generated at the end of Phase II.
Accident data was obtained from the local Police Department - area is not located in a high accident location.
The proposal will generate a low volume of traffic even during its highest of level of activity occurring on Sunday morning.
There will be no adverse impact to the residential character of the neighborhood.
All traffic occurring will be supported by the existing transportation network.
Adequate sight distances will be maintained to safely accommodate any turning movements or vehicular activities.
Adequate parking is proposed to meet the parking demand of the facility including the time when the sanctuary will be complete.
Richard Boston, Landscape Architect and representing the applicant had the following comments in his presentation:
The heavily wooded area in the westerly portion of the property contains an abandoned Christmas Tree Farm.
When this area is pruned, the wood chips will be part of the prayer walk; stone dust will also be utilized for part of the trail system as well.
Landscaped screening will consist of evergreen trees and shrubs for both adjacent properties, e.g. spruces, arborvitae, or rhododendrons in a layered evergreen screening.
The basins will be planted with grasses or herbaceous planted basin bottom.
Approximately 1 acre will be dedicated for sports activities.
Interior landscaping of the parking will meet or exceed the criteria of the zoning requirements.
Street trees will be planted adjacent to Chapel Road, e.g. flowering pear.
It is proposed to plant approximately 160 new trees and to remove invasive species, e.g. multi flora rose.
Lighting includes parking lot lights, ornamental in style, full cut offs, buff color, 15’ tall, Village Green will feature bollards 39” high, lighting will consist of 70 watt lighting, (ceramic metal halide which allows a soft cast).
House shields will be placed where needed to accommodate the foot candles to be below the .25 foot candle at the property line.
Jody Forehand, Architect and representing the applicant had the following comments in his presentation:
Intention is to make a community friendly Church and environment using the architectural history of the New England area, i.e. bringing people into the community at pedestrian level.
Heritage features will consist of a white chapel with steeple (open air pavilion), a village green, and gazebo with an area to draw the community into what’s happening on the site.
The covered drop off (to be constructed in Phase II) will mimic a covered bridge.
Materials being used throughout the project will be a collection of New England styles with clapboard siding, wood shingles, brick, and stone.
Overall desire is to have a low impact on site coverage and to feature items such as the walking trails and sports fields.
The facility itself is planned to be multi-use – sanctuary doubles as an indoor gymnasium.
Office space will be provided for the staff, classrooms, lobby space, covered patio (eventually enclosed) with a coffee shop area that spills out onto the front lawn.
Much of the building itself is being nestled back into the pine forest – intent is to save as many trees as possible.
The village green will be centered to create a pastoral view.
Proposed signage will reflect the materials used in the building.(Exhibit C)
Building will serve as an audible buffer – blocking traffic noise and sight of traffic from I-291.
Barry, in his summation, reviewed the Special Requirements set forth in Section 4.1.8 of the Zoning Regulations.
Traffic impacts will not be detrimental to the residential character of the neighborhood.
There will be no adverse effects on existing uses in the area.
There will be no negative impact on property values in the neighborhood.
Character of the neighborhood will not be unduly disrupted.
There will be no detrimental impacts to the capacity of the present and proposed utilities, streets, drainage systems, sidewalks, and other infrastructure.
Land is physically suited to this proposal and there will be minimal environmental impacts created; no wetlands or floodplain on the site.
Due consideration to the preservation of historic factors has been demonstrated – vacant land with no concerns of historic nature.
Section 4.1.8.b was reviewed – no activity shall be conducted that is hazardous or dangerous in nature and impervious coverage is limited to 50%; the proposal is in compliance.
Lipe provided the following Planning report:
Request for a special exception to article 4.1.8.b and site plan approval for the construction of a church and associated buildings for property located on the southerly side of Chapel Road, across from Betty Drive, RR/RRO zone. The applicant has applied the criteria for a RR zone, as churches are permitted by special exception in that zone.
The site size is 7.4 acres. The project is being proposed in two phases. Phase I includes 5,600 sf worship hall 4,200 sf of classrooms, 2,400 sf lobby area and a 2,400 sf open air chapel and associated parking areas and a large multi-purpose fields and trails along the perimeter of the property. Phase II includes expansion of the worship hall, classrooms and addition of a covered bridge as a “drop-off” entry and patio expansion. (Exact sizes have not been included).
Maximum impervious coverage allowed is 50%; 48.7% shown for full build out. Proposed building height is 30 feet; 30 feet allowed. Frontage is 1,064 ft; minimum allowed is 175. Front yard setback is 50.3 feet, 50 feet allowed.
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 parking requirement for places of worship is based on the number of seats being provided. Phase 1 will accommodate 250 seats requiring 84 spaces; 133 spaces have been provided. Phase will bring the seat count up to 500 seats requiring 167 spaces; 199 are shown.
The applicant has provided a traffic study. Chapel Road is a collector road and carries in excess of 2,600 cars on a daily basis. This study did an actual count for Sunday traffic and counted approximately 1,600 with a Sunday peak volume of 167 cars. Two driveway entrances are proposed at opposite ends of the site. The proposed speed limit is 35 mph; however the 85th percentile is 50 mph. Site distances looking east and west exceed required distances.
The traffic analysis was based on a full-build scenario of 500 seats. It is estimated that a total of 315 trips would be generated to and from the site during Sunday morning peak (164 entering and 151 exiting). The report concludes that this additional traffic during a low traffic usage time would be easily accommodated by the existing road network.
Architectural and Design Review Committee reviewed the plans on June 16. The committee had no concerns with the proposed architecture, landscaping and lighting. However, they did request the applicant return to the Committee with samples of the materials and colors that would be used as well as the final sign designs. They are scheduled to return to the committee on July 7th.
The lighting plan calls for 36 lights with 15 foot high poles, with full cutoff fixtures. The average lighting level throughout the parking area is 2.2 fc. The applicant had indicated that not all lights would remain lit when there are no evening activities. They are also proposing some bollard lighting along the interior walkways that lead to the parking areas.
The applicant has shown screening trees along the easterly boundary to screen the residential property and a variety of planting along the westerly boundary evergreen plantings along the easterly boundary. There is no required buffer per our regulation.
There is also provision for a multi-purpose field shown on the easterly end of the site. This field will get reduced as phase II goes in to construction.
Signage allowances for this type of use include a building sign and two free standing signs; one primary sign up to 32 sf and a secondary sign of 16 sf. The applicant is proposing to display a building sign on the rear of the building facing out to I-291. Colored design of the signs has been submitted (handouts).
There are no regulated wetlands on the property; however the there is an existing detention basin adjacent to I-291 that has become regulated wetlands. The application is currently pending with the IWA/CC and will be on the July 6th agenda.
There is public water and sewer available to the site. Water Pollution Control Authority approval is required.
Dumpsters are shown on concrete pads and will be screened on the side of the existing worship hall.
If this application is approved, there are no other planning modifications requested.
Doolittle provided the following Engineering report:
In the proposed detention basin show; the stone overflow spillway, the top of the berm at elevation 112.11 or greater to provide 1 foot of freeboard during the 100 year storm, the complete outlet pipe to the 1-291 basin including the size, slope and length, and this basin as necessary, the flared end of the inlet pipe from PCB7 moved to the east to direct the flow into the basin without abrupt changes in direction.
Show the elevation 115 contour in the eastern parking lot to help show the grading as this is a flat parking lot.
Show more spot elevations or contours to indicate the grading in the area of the center of the buildings (in and around the wheel).
I think the concrete sidewalks should extend to the west along Chapel Road to the western driveway.
I did not see the roof drains or foundation drains from these buildings. Where is the discharge for the sump pump for the basement footing drains as indicated in Note 6 on Sheet 5?
Note 7 on Sheet 5 indicate that the basement bathrooms will have a sewer ejector pump. Where and how will this discharge? A separate sewer lateral may be needed for this.
There are 3 access drives to the eastern parking lot from the main site drive in Phase 1. I suggest the center access drive be eliminated as these are close together.
The drainage reports indicate a small increase in the discharge for the 2 year storm from the proposed detention basin for this site. This increase needs to be eliminated or further evidence given that it will not cause any adverse effects to the I-291 basin or further downstream.
WPCA review and approval is required for this site plan.
Wentzell requested input from the public.
Douglas Curtis, 906 Mill Pond Drive, spoke in favor of the application.
Emery Reine, P3 St. Marc Circle, spoke in favor of the application.
Terry Jones Thomas, 26 Long Hill Road, spoke in favor of the application.
David Phillips, 805 Summer Hill Drive, spoke in favor of the application.
T. J. Watson, 139 Wood Pond Road, spoke in favor of the application.
Jonathan Zinn, 42 Cadbury Lane, spoke in favor of the application.
Thomas J. Watson, 139 Wood Pond Road, spoke in favor of the application.
Pat Joyce, 93 Spinner’s Run, spoke in favor of the application.
Betty Wollett, 208 LeFoll Boulevard, spoke in opposition to the application. Her concerns centered on the absence of sound barriers along I-291, lighting impairment (her house is lower than Chapel Road), and the proposed recreational facility.
Tamra Rome, 795 Chapel Road, spoke in opposition to the application. Her concerns centered on traffic, absence of a barrier between her property and the proposal, and noise.
Diane Delvy, 785 Chapel Road, spoke in opposition to the application. Her concerns centered on property values, character of the neighborhood, recreational field, pavilion, walking trails, security on the property (fenced in and/or patrolled by police),
Diane Evans, 23 Rugby Lane, spoke in opposition to the application. Her concerns centered on traffic, noise, clarification of users of the field, and garbage on the site,
Barbara Hoff, 200 LeFoll Boulevard, spoke in opposition to the application. Her concerns centered on wildlife, scale of the proposal, trash, and public using the facilities.
Roy Oldenburg, 233 LeFoll Boulevard, spoke in opposition to the application. His concerns centered on the proposal is in a residential area, impact on property values, proposal too large for the area, property should be used for residences only to maintain the integrity of the surrounding area. Churches do not belong in a residential environment, this proposal is more suited for the corner of Chapel Road and Route 5, and site being a construction zone for the next 8-10 years.
Lisa Morgan, 935 Chapel Road, spoke in opposition to the application. Her concerns centered on traffic and noise from I-291,
Jesse Carabarse. 5 Betty Drive, spoke in opposition to the application. His concerns centered on property values, increased traffic, noise, congestion, construction over a 10-year time, recreational events that will occur, and religion being forced on the community,
Derek Correale, 15 Rugby Lane, spoke in opposition to the application. His concerns centered on traffic, noise, and neighborhood was set up to be residential and it should remain that way, Church could be placed on the corner of Route 5 and Chapel Road.
Ronda Smuct, 6 Betty Drive, spoke in opposition to the application. Her concerns centered on outdoor seating, microphones, field usage, people using the facilities other than for Church events, Community events were not addressed in the traffic study, closing time of the fields, and to retain the aura of a small community.
Jennifer Gossett, 12 Betty Drive, spoke in opposition to this application. Her concerns centered on traffic and the Church trying to build relationships in the community; impact on property values and children in the neighborhood, disruption to the neighborhood, too large of a complex for this area,
DeMallie addressed some concerns:
Zoning Regulations place Churches in residential areas.
The idea behind the ball field was that the Church had extra land; impervious coverage will be maxed out with Phase II; The Christian endeavor of the Church was to help the Community.
Use of the field and hours of operation have not been defined as yet.
There will be no lights, so activity on the ball field will cease with darkness.
Discussion ensued among the Commission members with the following comments and concerns:
Clarification of approval for both phases. Application is for both phases.
Complaints from Timothy Edwards area regarding the Church services. No.
Clarification of lighting plan. The lighting plan was submitted with the original set. Lighting is full cut off and the light drops down into the parking lot only – no illumination beyond the property line.
Clarification of noise. The building will serve to cut down some of the noise from the highway; it is intended to cut down as few trees as possible and to supplement after construction is done. I-291 did not erect noise barriers.
Number of members in South Windsor. Approximately 80, congregation averages 230 on a Sunday and membership base in 300.
Services. Services are 9:00 a.m. and 10:45 a.m. Sunday mornings. There are no activities on Saturday.
Clarification of impact on property values. This will be researched.
When the I-291 Committee was formed there was concern about Chapel Road and further development; it is not expected that land will remain as open space unless it is owned or donated to the Town or other land conservation organization; the overlay zone is not being utilized; houses of worship are allowed in residential zones and have been since the Zoning Regulations went into effect; this proposal is allowed as a special exception in a residential zone.
Necessity of two signs on Chapel Road and sign on the back of the Church building. The rear sign will be visible only to I-291; the lower profiled sign in front of the village green identifies the Church and a small sign located at the eastern entrance/exit.
Activities during the week. Support groups, disabilities groups (all small groups during the week); many activities take place in people’s homes.
It must be understood that any Church building has to comply with the Zoning Regulations.
Possibility of noise from the outdoor Chapel and use of amplification. There will be no amplification; the Chapel is there for families, picnics, gatherings, etc.
Clarification of exceeding the number of parking spaces required. Experience with Churches has been that one space for every three seats in the sanctuary is deficient, proposed is adequate, the possibility would be to phase in the parking as needed.
It is desired to see the lighting plan.
A Church building has a calming effect to traffic.
RR allows philanthropic, educational, recreational, religious uses, educational institutions operated for profit and clubs not operated for profit, telephone exchange, transformer substation, bus or railroad waiting rooms/passenger stations or other utility installation, hospitals, sanitariums, convalescent homes, boarding and rooming houses, town uses, e.g. Police and Fire stations, parks, playgrounds, golf courses, farm stands, keeping of horses and ponies, business uses, etc.
When recreational field is built it will be approximately 120’ square, a typical Little League field has fences 200’ from the home plate – the proposed field is not sufficient for any significant recreational activity.
It is desired to have each entrance/exit have a sign, the Church building is recognizable itself without a sign especially when the logo is on the building itself.
Clarification of hours of lighting. Minimal lighting will be provided to secure the site when there are no other nighttime activities.
Length of project is a concern. Construction for both phases will occur in one construction season.
Clarification of a stockpile for soil. The anticipation that all stockpiles will be utilized or removed between phases.
Receipt of zoning complaints regarding Churches. There have been no known zoning complaints related to places of worship.
Sufficient parking is required to alleviate cars from parking on Chapel Road.
It is desired to have the applicant revisit the alignment of the proposed driveways and targeting headlights.
Study the noise factor if a housing project was built on this site.
It is desired to have the landscaping plan reviewed as to whether or not it would be wise to use larger trees, i.e. noise barriers.
It is desired to have the property line delineated.
Request of staff to revisit sidewalks and the properties west of the site, potential future etc.
It is desired not to have back lighted signage on any Church building; it is desired for the applicant to provide aesthetically pleasing signage.
It is desired to have a berm between the parking lot and the road.
Wentzell stated that this public hearing will be continued at the July 12th meeting.
McCann made a move to continue the meeting beyond 10:00 p.m. Pacekonis seconded the motion. The motion carried and the vote was unanimous.
REGULAR MEETING – MADDEN ROOM
NEW BUSINESS:
Discussion/Decision/Action regarding the following:
1. Appl 05-34P, Evergreen Run, request for site plan approval for 11,220 and 16,530 sf retail buildings on property located at 90 Buckland Road, Buckland Gateway Development Zone
Alan Lamson, Architect and representing the applicant had the following comments in his presentation:
Site contains approximately 5 ½ acres.
It is proposed to construct two retail buildings, the southern building is approximately 16, 530 sf. and the northern building is approximately 11,200 sf.
All construction will take place in the front portion of the lot with access from the Lowe’s driveway at the east end of the site.
The site contains a wetland (near Target) and a detention basin (near Lowe’s).
Parking will be located between the two buildings.
Fronts of building will contain no utilities; they will be located in the back.
Access from the site will be provided to the property located on the northerly side.
A sidewalk will be across the front of the south building, the west end of the parking lot connecting to a sidewalk that will be placed across the front of the north building.
The sidewalk will connect to the Buckland Road sidewalk.
Buildings will feature different roof shapes and heights; EFIS will be placed in the upper areas, cast man made stone; stones are 4” thick (veneer), when laid up they resemble redstone, gemstone etc. lower section will feature a smooth face and the upper section will be more of the rock face.
The roofs will feature synthetic slate shingles.
Parapets on the buildings will shield mechanicals on the roof; roofs will have cutouts where mechanicals will be placed, this is to avoid visibility to people coming down the hill.
Appearance of the buildings will be similar on all sides including store front glass and recesses placed appropriately.
Jay Giles, Engineer and representing the applicant, had the following comments in his presentation:
The site has been graded to an approximately elevation 172’ – 178’.
The plans show where all utilities will be located.
Water will be brought in from the existing 12” pipe in Buckland Road.
Sanitary sewer is in Tamarack and will be brought across Buckland Road to the site.
Gas, lighting, telephone, and cable will be brought in from the northwest corner of the property.
When Evergreen Walk and Expo were designed this site was taken into consideration, the detention basin designed is appropriate for this site.
Drainage calculations have been shown; all calculations meet the Town’s requirements regarding no increase in the runoff of stormwater.
Lighting will include 8 poles with double Luminas, 400 watt each, same type of lumina as approved for Evergreen Walk; average foot candle distribution throughout the parking lot is 3.7 average; poles are maximum at 25’.
Steve Mitchell, Traffic Engineer and representing the applicant had the following comments in his presentation:
Fewer than 200 trips will be generated during peak hours.
Analysis included Buckland Road traffic; levels of service at both signalized intersections and at the driveway intersection are appropriate during peak hours – no congestion.
Left turn lanes will be provided for the entrance to allow traffic to continue up the hill.
Left and right turns out of the site will be provided.
Widening of the driveway will be accomplished.
Applicant will not have to return to STC because approval has been received with the granting of the Evergreen Walk STC certificate.
Rosemary Aldrich, Landscape Architect with InSite, Inc. and representing the applicant had the following comments in her presentation:
On area along Buckland Road appropriate plantings will be provided for the slope (4’-8’); a variety of evergreen trees, low ground covers, flowering shrubs, etc. which will provide interest all seasons of the year.
At the corner of Buckland Road and Lowe’s entrance drive landscaping shown includes flowering trees, creeping junipers and white flowering daffodils; this continues at the entrance to the site.
Dwarf lilac, dogwood, Siberian iris will be provided for the slope at the entrance.
Where the building is tucked into the slope a planter has been placed along the façade of the building with flowering crabapples.
Landscaping within the site will include shade trees in the parking lot islands, under planted with evergreen ground cover.
A walkway will connect Building A to Building B; appropriately with mixed plantings, e.g. dwarf lilac, evergreen ground cover, junipers and perennials.
Screening for utilities and dumpsters will be accomplished by incorporating arborvitae, holly, and dwarf lilac.
Lipe provided the following Planning report:
1. Request for site plan approval to construct two retail buildings on Buckland Road north of Lowe’s, Gateway Development zone. Maximum impervious coverage allowed is 60%, with a 5% bonus for consolidated parcels. Proposed building height is 37.5 feet; 60 feet allowed. Lot size is 5.8 acres; minimum lot size allowed is 3 acres. Frontage is 398 feet; minimum allowed is 200 feet. Front yard setback is 67 feet, 65 feet allowed.
2. The provisions of Section 3A, access management, apply to this site. The applicant is complying by having the driveway connect to the Lowe’s driveway rather than to Buckland Road, and by making provisions for a future interconnection with the abutting property to the north.
3. A sidewalk was shown along the Buckland Road frontage on the first set of plans. It seems to have been eliminated in the revised set; we need it restored to the plan.
4. We do want to remind the applicant that all business in the Gateway zone must be conducted within completely enclosed buildings, and no outdoor storage is allowed. We note that we continue to have difficulty obtaining compliance with these requirements from one of the major stores on this consolidated site.
5. The parking requirement for this proposal is 111 spaces, 112 provided.
6. There are no loading docks proposed.
7. The architecture complements the existing site architecture. The applicant has indicated that there will not be exposed roof hardware visible as you drive down the hill from Target/Lowe’s.
8. This application was in front of the Architectural and Design Review Committee on June 2 and June 16, but there were not enough members present to provide input to the Commission.
9. Proposed lighting includes 25’ poles with full cutoff fixtures similar to those used in the parking lots at Evergreen Walk.
10. The Gateway Zone requires parking lot landscaping for 10% of the interior of the parking lot. The applicant has met this requirement.
11. One free-standing sign is proposed at the entrance. The sign size is 24 square feet, on a fieldstone base with an overall height of 10 feet...
12. There are regulated wetlands on this site. IWA/CC is still in the process of hearing this application.
13. South Windsor Police Department has reviewed the application and has not identified any issues with the proposal.
14. The Fire Marshal has also reviewed the application and has no comments.
15. Public water and sewer are provided. Water Pollution Control Authority approval is required.
16. There is a dumpster shown on a concrete pad and screened with an attractive fence and landscaping.
17. The Town of Manchester was notified of this application in accordance with the requirements of State statutes.
18. If this application is approved, the Planning Department requests, in addition to items already noted, that:
the plans document the future access easement to the abutter to the north
The traffic controller easement be dimensioned and labeled as such; and
An easement for the sewer be added to the plans
Doolittle provided the following Engineering report:
Add sidewalks to this site from Buckland Road or Lowe’s Driveway for pedestrians to access this site. This sidewalk should be at least 4 feet wide.
The proposed Property line along Buckland Road needs to be at least 10 feet from the existing curb. The property between this line and the Road ROW needs to be deeded to the Town. A 4 foot wide sidewalk needs to be shown along the Buckland Road frontage, at least 4 feet behind the curb.
What is the building called that is separated into two sections? Is this Building A?
There is a large flat area in the driveway in front of the building that is separated into two sections where I think water may pond. Revise the grading and/or add more catch basins in this area to insure water drains from the drive.
Another catch basin may be needed on the east side of the entrance drive in the section of Lowe’s Drive that is being widened to catch water coming down the Lowe’s Drive and prevent it from running down this site drive.
A guide rail is needed on the west side of the entrance drive by the steep slopes.
How will the dumpster pad and transformer be screened?
It appears a temporary construction entrance is needed while the driveway ramp is being constructed. Show this on the plans.
The Roof Drain clean-outs should have metal grates in the sidewalk or pavement.
I think there should be some concrete curb in this development to match that in Evergreen Walk and Lowe’s/Target.
The 6” of bank run gravel in the Lowe’s Drive widening area should be increased to 12” in rock or wet areas.
The retaining wall needs to be designed and stamped by a Professional Engineer licensed in Connecticut
I understand the intersection of Lowe’s driveway and Buckland Road will be milled and repaved to eliminate the puddle that occurs in the northern part of this intersection.
Check for conflicts between the proposed landscaping and the sidewalks and utilities, especially between the buildings and Buckland Road.
An easement is needed for the sewage to discharge from this site to the private sewer down Tamarack Drive.
WPCA review and approval is necessary for this proposed site plan.
Discussion ensued among the Commission members with the following comments and concerns:
Clarification of mechanicals being visible from the property to the north. Northerly property is lower than the site, mechanicals will not be seen.
Deliveries to the building. Deliveries will be front deliveries because the stores are small.
Sight lines coming down from Target and Lowe’s. Entering the drive on the left is more of a concern than exiting the site, this will be reviewed by the traffic engineer.
Impervious coverage. Below the allowed amount of the impervious coverage included Lowe’s and Target.
Snow disposal. Islands are adequate plus the westerly side (Buckland Road) can accommodate deposit of snow.
Clarification of evergreens being utilized on the site. Spruce, arborvitae, junipers, bayberry, etc.
It is desired to have more tall evergreens then just to see a building.
Clarification of signs. Sign will advertise the occupants of the parcel.
Clarification of proposed shops. Specialty shops, e.g. phone store, clothing store, music store etc.
Wentzell continued application 05-34P, Evergreen Run until July 12, 2005.
2. Appl 05-36P, Clifford and Pamela McClellan, request for a two year renewal of temporary and conditional permit for two goats on property located at 85 Foster Road, RR zone
McCann made a motion to approve application 05-36P, Clifford and Pamela McClellan with standard conditions plus the condition that during the time of kidding only four (4) goats are allowed on the property.
Pacekonis seconded the motion. The motion carried and the vote was unanimous.
BONDS
IWA/CC Bonds
Appl 00-32P, Evergreen Estates, Erosion & Sedimentation; amount of bond is $10,000., reduction is $10,000., remaining balance is -0-.
Appl 00-32P, Evergreen Estates, detention; amount of bond is $10,000., reduction is $10,000., remaining balance is -0-
Subdivision Bond
Appl 03-55P, Gerich Interior Lot; amount of bond is $1,875., reduction is $1,875., remaining balance is -0-
Landscaping Bond
Appl 04-29P, Daniels Electric; amount of bond is $2,000., reduction is $2,000., remaining balance is -0-
Kennedy made a motion to release the above referenced bonds. Pacekonis seconded the motion. The motion carried and the vote was unanimous.
CORRESPONDENCE/REPORT
Correspondence from Mother Goose regarding a full day care center offering kindergarten on site. After discussion the Commission saw no concern with this.
Correspondence regarding 681 John Fitch Boulevard and a request for a tire dealer (sales & service) to go there. After discussion the Commission requested that this request be investigated further.
APPLICATIONS TO BE OFFICIALLY RECEIVED
Appl 05-42P, Birch Mountain Earthworks, request for special exception to 6.1.3.2 and site plan of development for the construction of a 5,000 sf building for the operation of a landscaping business on property located on the southerly side of Kimberly Drive, westerly of John Fitch Boulevard, I zone
Appl 05-43P, Juknis Interior Lot, request for special exception to 4.6.1 and resubdivision to create on new building lot on property located at 477 Foster Street, AA-30 zone
Appl 05-44P, Town of South Windsor Recreation Department, request for site plan of development for the creation of a boundless playground to be known as “My Friend’s Place’ on property located at 150 Nevers Road, RR zone
ADJOURNMENT:
Pacekonis made a motion to adjourn the meeting at 11:10 p.m. Kennedy seconded the motion. The motion carried and the vote was unanimous.
________________________________ Respectfully submitted:
Date Approved
Phyllis M. Mann
Recording Secretary.
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