MEMBERS PRESENT: Chairman Timothy Wentzell, Kevin McCann, Sue Larsen (arrived at 7:40), Clifford Slicer, and Gary Bazzano
ALTERNATES PRESENT: Michael Sullivan
Louise Evans
STAFF PRESENT: Marcia Banach, Director of Planning
Wentzell appointed Evans to sit for Kennedy, and Sullivan to sit for Larsen. Upon Larsen’s arrival, Sullivan was reseated for Pacekonis.
SPECIAL MEETING – MADDEN ROOM
NEW BUSINESS:
Discussion/Decision/Action regarding the following:
1. Appl 05-45P, Strawberry Fields, request for a site plan of development modification for changes to the clubhouse associated with the Strawberry Fields Condominiums on property located at 1135 Sullivan Ave., MF-AA zone
§ Attorney Leonard Jacobs presented for applicant Sullivan Town Homes LLC. The applicant is requesting approval to demolish the existing barn, previously approved for renovation into a clubhouse for Strawberry Fields Condominiums, and replace it with a new facility. Architect Sudhakar Nagardeolekar, with Russell & Dawson Architecture & Engineering firm, explained that the existing barn is structurally unsound for a number of reasons, including roof trusses in poor condition and basement foundation walls that are crumbling over 75% of the area. The walls of the barn are bowed both vertically and horizontally. Major structural work would be needed. He noted
that a garage was originally going to be included as part of the renovation of the existing barn, but now the request includes a new garage on the existing single-family house.
Marcia Banach, Director of Planning, gave the following report:
1. Request for site plan modification to demolish the existing barn that was to be renovated for the clubhouse for Strawberry Fields senior housing at 1135 Sullivan Avenue, MF-AA zone. The proposal also includes a new garage for the existing single-family house.
2. Front yard setback is about 153 feet, 100 feet required (25’ buffer, 75’ setback) The proposed building would also be conforming to the side yard buffer & setback, at 50’; the existing barn is nonconforming to the side yard & buffer setback. We do note that the access drive was constructed on Town property in order to preserve the existing barn; however, that access arrangement provided benefits to the Town independent of the preservation of the barn.
3. A variance was granted on June 2, 2005, to allow the new garage to be constructed partially within the required front yard setback. The garage will be 86.5 feet from the front property boundary.
4. The parking and pedestrian access are generally as approved with the original site plan.
If this application is approved, Planning Dept staff request that the site buffer plantings, particularly along the boundary with Major Michael Donnelly Land Preserve, be installed this autumn.
Wentzell asked if there was anyone from the public who wished to speak about this application. Frank Ferrero, 801 Dzen Way, indicated that he was acting as spokesperson for the 19 unit owners. He noted that the residents are very happy with the revised plan and enthusiastically support approval. Paul Oates, 935 Main Street, indicated that he had originally spoken in favor of this application because the barn was going to be preserved, but he was satisfied with the compromise. He asked whether the barn could be salvaged. The responded that they are exploring options for reuse of the barnboard.
Discussion ensued among the Commissioners with the following comments and concerns: Replies will be in Italics.
· At-grade entrance? Yes.
· Construction materials? Construction materials would be all wood, including shiplap that looks like barnboard.
· Any attempts to sell the barn locally? Will pursue if P&Z approval is granted. If anyone has suggestions of a local person who might be interested, please let Attorney Jacobs know.
· Commission is concerned about preserving the character of the original barn through this replacement barn, thus is concerned about the materials to be used. Authentic old barn details—all wood, no metal or plastic railings on the deck, heavy wood for false barn door detail.
· How will the clubhouse be heated? Oil.
· Are the windows stationary? Yes, for air conditioning.
· Is the applicant prepared to do the buffer plantings along the boundary of the Major Michael Donnelly Land Preserve this fall? Yes.
McCann made a motion to approve application 05-45P, Strawberry Fields clubhouse, with the following modifications:
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.
Footing drains are required if the building has a basement.
All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor.
This approval does not constitute approval of the sanitary sewer, which can only be granted by the Water Pollution Control Authority.
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.
All free standing signs and/or building signs require the issuance of a sign permit before they are erected.
Buffer plantings must be installed, during the Autumn 2005 planting season, along the boundary with Major Michael Donnelly Land Preserve.
Building materials to be reviewed by staff to ensure that the replacement clubhouse retains the appearance of an old barn.
Evans seconded the motion. The motion passed unanimously.
2. Discussion of Zoning Regulations updates.
Banach reviewed the remaining items on the update matrix (exhibit 1). Commissioners discussed and made revisions to some of the subcommittee recommendations. Banach will provide an updated draft that incorporates all revisions made by PZC at this meeting and the prior meeting at which the draft was discussed (June 14, 2005). After the final draft is completed, the Commission will begin public outreach efforts, including at least the following:
· Copy on Town’s website, in library
· Article in SW Life (if editors are amenable)
· Request Chamber of Commerce assistance in distributing to their members
· Request feedback from design/engineering/law firms that work in South Windsor
· One or more public forums, depending on attendance at initial forum
McCann made a motion to extend the meeting past 10:00. Larsen seconded the motion, which passed unanimously.
Evans reviewed and requested Commission input on a number of items that she noticed during her comprehensive review of the regulations. Banach acknowledged and thanked Evans for her extensive assistance in proofreading the draft.
ADJOURNMENT:
Larsen made a motion to adjourn the meeting at 10:45 p.m. Sullivan seconded the motion. The motion carried and the vote was unanimous.
________________________________ Respectfully submitted
Date Approved
Marcia Banach
Director of Planning
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