MEMBERS PRESENT: Chairman Patrick Kennedy, Gary Bazzano, Louise Evans, Bart Pacekonis, and Michael Sullivan
ALTERNATES PRESENT: Daniel Jeski sat for Cliff Slicer
Lavina Wilson sat for Suzanne Choate
David Sorenson
STAFF PRESENT: Marcia A. Banach, Director of Planning
Jeff Doolittle, Town Engineer
PUBLIC HEARING – COUNCIL CHAMBERS
Chairperson Kennedy called the public hearing to order at 7:00 p.m.
Bazzano read the legal notice into the record as it was published in the Journal Inquirer on Thursday, February 15, 2007 and Thursday, February 22, 2007.
1. Appl 06-60P, Aldi Distribution Center – request for site plan approval for a 500,000 sf distribution facility for property located at 295 Rye Street (northerly side of Rye Street, northeasterly of Commerce Way), I zone
Peter DeMallie, Design Professionals, Inc. and representing the applicant had the following comments:
· Applicant is AM King, LLC (Brian King, Representative).
· Proposed site contains approximately 106 acres.
· Land uses in the vicinity include an Industrial Center (40 parcels); 1 single family residence; a wooded ravine area with mature woodland species in it (separates the site from a large neighborhood located to the north).
· Closest residential lot line is approximately 750’, 825’ from the closest house on McGrath Road, 900’ from the proposed office building to McGrath Road, 1100’ from the distribution center to the closest residence on McGrath Road.
· The Scantic River runs along the rear of the property.
· Residences on McGrath Road cannot be seen from the site.
· Site is zoned industrial and surrounded by industrial zoning except for a residential area to the west which is zoned RR.
· It is proposed to construct a one story regional headquarters building, (11,440 sf, 56’ wide and 223’ long); with a corridor building (30’ long) connecting to a one story distribution center (468,000 sf); 2650’ building (dispatch office building); total is approximately 482,000 sf of buildings.
· Parking includes 121 spaces on the (Rye Street side); 30 parking spaces around the dispatch building; for a total of 151 parking spaces.
· A waiver of 287 parking spaces is requested (per Section 13.4.1); facility does not require the amount of parking spaces required in the Zoning Regulations.
· Less parking spaces will result in the reduction of storm water runoff, minimize the cutting of trees, minimize regrading and changes in topography.
· The entrance drive is on Rye Street (boulevard type entry).
· There are approximately 105 loading docks located strategically and appropriately.
· A loop drive is proposed from the entrance drive completely around the site for emergency access purposes.
· A waiver to Section 17.20.3.c to allow 30’ and 35’ high light poles is requested (promote safety).
· Economic impact will be larger than any other single industrial building in the community.
· The proposal will feature a beautiful facility, a clean use, and low impact in an Industrial Zone area, which is permitted by right under Section 6.1.2.4 and 6.1.2.3.
· There will be no exterior storage on the site except for temporary parking of trailers.
· Neither yard tractors nor yard forklifts will be utilized to move trailers on site.
· Loading and reloading of the trailers is accomplished inside the building.
· Hours of operation for the office will be 8 to 5; distribution center will be 6 to 3:30 p.m.
· Reconstruction of Rye Street is being required by Town staff.
Galen Semprebon, Engineer from Design Professionals and representing the applicant, had the following comments:
· Drainage system for the site will consist of standard catch basins; flow will be directed to an on-site detention/water quality deep basin (20’ deep).
· Portion of the water quality basin will be approximately 7’ deep (permanently wet) (elevation from 53 to 60).
· Detention volume of the basin is at elevation 60 – 78.
· Deepness of the basin provides an extended detention function for the basin – positive results from a water quality point of view; it also lowers volume of water from the site.
· Design of the basin meets DEP’s requirements.
· Runoff from the site will be lowered to 5 CFS for the 100-year storm.
· A stormcepter will be installed on the outflow to pick up floatables prior to discharge.
· Public sewer and water will service the site.
· Standard E & S measures will be appropriately placed, e.g. silt fence, construction entrance pads, and construction sequences.
· Retaining walls along the south side are proposed to protect the ecosystem.
· Reconstruction of Rye Street is proposed from the site frontage down to the Sullivan Avenue intersection including a portion of Sullivan Avenue itself.
· Width of the reconstructed Rye Street will be approximately 30,’ with curbing, upgrades to the storm system, and modification of the vertical alignment.
· Reconstruction of the intersection at Rye and Sullivan will involve land acquisition to allow for truck maneuvering.
Jim Bubaris, Traffic Engineer representing the applicant, had the following comments:
· Study area around the site extended from Route 5 to Troy Road.
· Rye and Sullivan intersection presently requires a traffic signal, which is absent (this intersection will continue to warrant a traffic signal).
· A request for determination has been forwarded to the State Traffic Commission to ascertain whether this development will need a Certification of Operations.
· Police Chief Tyler concurs that all improvements should be made.
· Level of service at Sullivan/Rye intersection will go from an existing F to a B at the am peak and from D to B during the pm peak with the addition of a traffic signal.
· Resources used for the study include the Institute of Transportation Engineering Trip Generation Manual, and the CT Department of Economic and Community Development.
· All truck traffic will travel southwest from the site down to Sullivan Avenue, then west to Route 5 for easy access on and off interstates.
· It was indicated that roadway improvements will be at no cost to the Town.
Richard Boston, Landscape Architect, Design Professionals, and representing the applicant had the following comments.
· Proposed landscaping includes shade trees along the street (Little Leaf Lindens & Pin Oaks) – boulevard effect/green barrier.
· An undulating 8’ -12’ berm is proposed along Rye Street and will wrap around to the west for site screening, with white and red oaks, tulip trees, silver maples, accent ornamental trees, evergreen shrubs.
· Entrance way will feature a planted boulevard (similar to Buckland Road), ornamental grasses, daylilies, and black eyed Susans.
· Parking areas and building foundation will be landscaped.
· Existing plant material and trees involve maple, ash, oaks, black locust, scatterings of white pines (15’ to 20’ on center), providing a strong visual barrier for the residential area to the northeast.
· There is an existing, steep farm path along and in the trees that meanders down to the brook then up to the houses on the northerly side.
· Sumac will be eliminated along the westerly portion of the site.
· The applicant intends to save existing large oaks along the road (3 in excess of 40” in diameter).
· The water tower will be painted a color that will fade into the surrounding environment.
· Disturbed areas below the retaining walls will be planted with shrubs.
· Entrance way will be lined with shade trees, vary between red maples and ornamental pears.
· A cluster of Norway spruce and white birch will be placed in the entrance to the employees drive.
· Proposed signage in the front (freestanding) will be at 24 sf, 8’ in height, internally lit with low level lighting, white lettering, orange & blue colors, 10’ off property line
· Landscaping within the parking areas will feature Honey Locust and White Birch.
· Two patio areas for employees are planned for the rear – separated by appropriate landscaping.
· Detention basin will feature plantings of herbaceous plants and 5 different types of seeding mixes; area near the Scantic River will feature plantings to assure maintenance of side slopes.
· Lighting will include a cam lighting system, fixtures between 250 & 400 watt metal halide, full cut off, bronze color for poles and fixtures, bollards near the headquarters will also be bronze, metal halide, 25 watts.
· Entrance way lighting will feature lights, 24’ height, and full cut off that will lead into 30’ poles adjacent to the truck and scale weighing area; 30’ poles are requested also for the parking area.
· It is desired to have perimeter lighting (truck movement area) to light as much pavement as possible – lighting must be above the parked trailers (maximize safety and minimize poles).
· Lighting foot-candles will be at 0 within 40’ outside the pavement area – exception is at the entrance area (.4).
· Average lighting will vary between .5 foot candles and 4.1 foot candles.
· It is proposed to have the circuitry set up to allow adjustment of the timers/switches for different portions of the lighting system, i.e. after 5:00 pm lighting of the sign will be switched off and entrance lights turned off.
· Architectural lighting at door exits meet requirements.
Brian King had the following comments:
· The proposal will house a distribution center for groceries.
· Nothing will be manufactured or created on site.
· The facility contains an office portion, dry warehouse, a perishable warehouse, shipping and receiving docks, simplex in its operation.
· Aldi has facilities in New York and Pennsylvania (approximately 1000 stores in USA) – 18 of these facilities around the country.
· This facility has the capacity to service 90 stores.
· There will be no pollutants from the facility.
· There will be one piece of mechanical equipment on the outside of the building (an evaporator for the refrigeration system).
· The proposed design of the building has won architectural awards.
· The end of the building is pre-cast – (a wall of integral color concrete); similar to downtown Hartford buildings; trim work and windows are cut to color; dark doors; canopies over the dock doors; structural steel frame (50 year building).
· Aldi facilities feature green manicured lawns, full grown trees, manicured shrubs and bushes – aesthetics is a primary concern.
· Aldi owns their facilities – do not lease.
· Roadwork will cost approximately $3.5 million.
· The only sound that will occur on the site is trucks entering and exiting (noise free facility).
Banach provided the following planning report:
Request for site plan approval to construct a 500,000 sq ft distribution center at 295 Rye Street, Industrial zone. Distribution centers are a permitted use within the Industrial zone. Maximum impervious coverage allowed is 65%, 22% proposed. Proposed building height is 31 feet; 40 feet allowed. Lot size is 106 acres; minimum lot size allowed is ½ acre. Frontage is 1800 feet; minimum allowed is 100 feet. Front yard setback is 266 feet, 35 feet allowed.
The building is situated on the lot such that the loading docks are facing south and east, or toward Rye Street. A large landscaped berm, 8-10’ in height, has been proposed along Rye Street to screen the loading docks. The landscape elevations on sheet L10 show that the berm should intercept views of the building from Rye Street. The operating hours are approximately 3-4 a.m. until 8:30 p.m.
The applicant’s traffic report indicates that about 120 employees and 120 trucks will be traveling to and from the site on a daily basis. Rye Street in its current condition is not adequate to handle the truck loading, and the applicant has provided widening plans to bring Rye Street up to current standards. The traffic report does indicate that the intersection of Rye Street at Sullivan Avenue is expected to experience LOS F during the p.m. peak hour with the addition of Aldi’s traffic. The traffic report notes that signalization would result in a LOS B, however, no traffic signal is proposed with this application. State Traffic Commission approval is required; and STC has full jurisdiction over traffic signals.
There is no required buffer, as the site is entirely surrounded by industrially-zoned property. The nearest residential neighborhood is about 750 feet to the northeast (McGrath Road area). The warehouse part of the building itself is more than 1000 feet from the rear property lines of the McGrath neighborhood. The office part of the building is more than 800 feet from the rear residential property lines. There is a very large ravine, with an elevation change of at least 30,’ between the proposed Aldi’s and the residential neighborhood. The Scantic River runs through the ravine. Most of the separating trees are deciduous, but even in the winter; it is difficult to see through the existing trees from the Aldi site into the McGrath neighborhood. We note that both the Town and
State noise ordinances exempt motor vehicles.
We do note that there is one residence in the industrial zone abuts the distribution center property to the southwest, hence is in very close proximity to the proposed distribution center. The house itself is about 180 feet from the nearest edge of the Aldi truck parking lot. The proposed berm is about 10 feet in height between the existing house and the Aldi site, but the house will experience the trucking facility operations noise.
The parking requirement for this site based on the zoning regulations formula is at least 438 spaces. Aldi is requesting a waiver to allow 151 spaces based on their own experiences with their facilities. The site, with over 100 acres, has plenty of space to accommodate additional parking if it is needed.
Architectural and Design Review Committee reviewed the proposal on November 2, 2006. ADRC was satisfied with the proposal as presented. They noted that the proposed building was well designed with some architectural treatments that are not usually seen on warehouse facilities, and commended the applicant for a well-designed project.
All proposed lighting has full cutoff fixtures. Pole heights vary, with the applicant requesting a waiver to have 30’ poles around the perimeter of the parking area and 35’ poles in the trucking area. The entrance light poles would be 14’ high, with 42” bollards for walkways to the office area. The proposed lighting levels are low, with 3 foot-candles as the peak lighting on the ground. It does look like one shield will be needed on the north property boundary, as one pole light will slightly exceed the 0.25 maximum cfs at the property boundary.
The detention basin is in the rear of the property, so there are no staff concerns about the appearance.
There is no outdoor storage proposed with this application.
The applicant is proposing one free-standing sign at the entrance to the site.
There is a 30’ tall steel water tank proposed just south of the truck dispatch building (shown on page P2). The tank is about the same height as the building so should not be visible from Rye Street, and is on the opposite side of the site from the residential zone. The Fire Marshal has been reviewing the plans and is satisfied with the looped water system provided. He will need details on the water tower and pump house prior to construction. He has also noted that some existing fire hydrants along Rye Street will need realignment when Rye Street is reconstructed; and he has requested a new hydrant in the vicinity of Maneeley’s driveway.
The Police Dept has reviewed the plans and is satisfied with the site plans and the plan to widen Rye Street.
There are regulated wetlands on the site. IWA/CC is in the midst of hearing this application, with a continued hearing scheduled for March 7.
Public water and sewer are provided. Water Pollution Control Authority approval is required.
As staff is expecting that the hearing will remain open for questions to be answered, we will suggest approval modifications at the public hearing continuation.
Doolittle provided the following engineering report:
1. The drainage and sanitary sewer structures are shown with station numbers, which is good but they are not unique identifiers since the plans contain four separate station lines all beginning at 0+00. Each structure should have a unique label, such as CB 5.
2. Galen stated that the site drainage was designed to partially flood a portion of the underground piping system during 2 year storms and larger. Add a note to the plans, with the stormwater permanent maintenance requirements on sheet E6 about this design intent to aid maintenance and to avoid attempts to “fix” the drainage system.
3. The drainage outlet and energy dissipater need to be turned more north to discharge in the direction of the stream flow. Also show and label this on sheet R4.
4. The detention basins need to be lined with clay from the existing clay layer to elevation 72.5. This would prevent seepage out of the basin along the sand/clay interface during larger storms with at least one foot of freeboard for all storms. This could be done with the curtain drains to capture groundwater.
5. The energy dissipater is now shown on sheet T8. References to the energy dissipater should be shown for the 15”, 42” and 48” outlet structures on sheets T5, T7, R2, R3 and R4.
6. The following comments are from C. Fred Shaw, Superintendent of Pollution Control regarding the on-site sanitary sewers.
A. The engineer/developer needs to estimate the daily average and peak flows from all sources (including condensate) that will be discharged to the sanitary sewer.
B. The sewer lines should have a slope sufficient to achieve a velocity of 2.5 cfs. A velocity of 2cfs is sufficient only in the design of sewer mains and not sufficient for laterals.
C. Given the level topography at this site, it may be more cost effective to provide for a low pressure pump system.
D. There should be a flow meter provided to measure the waste water discharged to the public sewer.
E. The oil separator does not meet State DEP requirements.
F. We need more details concerning the proposed "scrubber dump pit". If this unit is to be connected to the sewer and is intended to function as a grit separator, it will not meet State DEP requirements.
7. The sewer on the south side of the building has two pipe runs in a paved area that exceed the maximum distance of 300 feet and a manhole that has less than the minimum 3 feet of pipe cover (see sheets T4 and T8).
8. The Rye Street permanent patch detail on sheet P6 must comply with the Town’s detail, particularly for pavement thickness and class. The light duty concrete pavement on this sheet is missing the aggregate base label.
9. The sanitary sewer on the east side of the building conflicts with some of the crossing drain pipes. The sewers on the north and south sides of the building have some close clearances at drain pipe crossings. The conflicts should be corrected and appropriate notation should be added to ensure stable support for the sewers with close clearances.
10. Use the current Town of South Windsor Details for pavement patching, catch basins, storm drain and sanitary sewer trenches, manholes, etc.
11. Add a non-woven geotextile under the gravel access drive.
12. Correct the 100 year WSEL in the detention basin on sheet T7
13. The bottom of wall elevations for the walls south of the building appear to be one foot lower than labeled which increases the maximum height to 7’. In addition to the wall cross section detail on sheet P7, elevation details should be provided for each wall. The plan detail for the walls on sheet T8 should reference the cross section and elevation details.
14. The concrete driveway needs to start back at least 5 feet from the edge of the Rye Street pavement. There needs to be a bituminous concrete driveway apron for this short distance so the concrete does not get damaged by Town snow plows, traffic or water in the gutter.
15. We question the effectiveness of placing a stormceptor stormwater treatment unit on the outlet side of the detention basin. Information needs to be provided from the manufacturer stating how unit will work when submerged during larger storms. Given the size of this site and expected stormwater flows, there should be several stormwater treatment chambers upstream of the detention basin or other means such as swales, trap hoods, etc used to treat the stormwater runoff. This issue needs to be reviewed more with the Engineer.
16. Provide a combination underdrain along side the proposed stormwater outlet pipe from the outlet point up the hill until it is out of the groundwater. This underdrain can discharge into the storm manholes and alongside the final outlet pipe. This will capture groundwater that might otherwise follow the storm drain trench and potentially cause problems with this system.
17. More clay stops should be used on the top flat portion of the stormwater outlet line downstream of the detention basin.
Public input was requested.
Craig Stevenson, South Windsor Economic Developer, spoke in favor of this application.
Martin Dulac, 304 Twin Circle Drive, had two concerns: detention basin should be fenced in, and the number of trucks sitting on the site during the night.
Gilbert Holt, Rye Street, spoke in favor of this application.
Attorney Timothy Smith, representing Nicole and Ernie Reichle, 177 Rye Street (property abuts the Aldi site): They oppose this application and their concerns center on traffic, vibrations, dust, noise, pollution, property values being lowered, increased speed, hours of operation, light pollution, environmental impacts. Reductions in facility size and hours of operation are desired.
Steve Andross, spoke against this application. His concerns centered on downstream effects.
Rich Carabillo, Windsorville Road, spoke against the application. His concerns centered on 7 day operation, truck traffic, intersection of Rye Street/Troy Road, and noise.
Ken Greenman, 190 McGrath Road, spoke against this application. His concerns centered on noise, pollution, size of project, traffic, and traffic safety.
Chris Resalz, 474 Scantic Meadow Road, spoke against this application. His concerns centered on the reconstruction of Rye Street and Sullivan Avenue, traffic, and tractor trailers.
Tim Sullivan, 885 Wethersfield Avenue, Hartford, questioned the lighting (black sky compliant); height of poles; length of time lights are on; type of neighbor applying for this application; no washing and cleanouts on the site allowed; OSHA compliant-trucks.
Craig Jordan, 100 McGrath Road, spoke against this application. His concerns centered on traffic congestion, widening of intersection, impact on Troy Road and Rye Street Park, and size of facility.
John Phillips, 200 McGrath Road, spoke against this application. His concerns centered on the water tank and diesel pump; fume/noise pollution; tractor trailers; possible mitigation (rotate the building and increase landscaping along the northerly property line); traffic on Troy Road; intersection of Troy Road and Sullivan Avenue not sized for semi trailers; and wind direction into the neighborhoods bringing truck pollution. A letter was submitted for the record. (Exhibit A)
Paul Rowley, 80 McGrath Road, spoke against this application. His concerns centered on light pollution, trailer trucks, reconstruction of Rye Street, intersection of Rye/Sullivan; plus noise/odor pollution (pager systems).
Jeanne Spencer, 150 McGrath Road spoke against this application. Her concerns centered on the applicant borrowing money from the State to finance the road construction, size of facility vs new jobs, and traffic.
Discussion ensued among the Commission members with the following comments and concerns: Replies will be in Italics.
· Clarification of traffic and prevention of trucks into residential areas. Aldi is committed to not allowing trucks to exit to the left onto Rye Street.
· Clarification of radius on proposed drive. Radius is proposed to accommodate fire apparatus coming from any direction.
· Detention basin fenced? The basin will not be fenced; the wet basin will provide functions for habitat; design is such that it will not be dangerous to children (10’ shelf outside the basin – flat and planted with vegetation then inside the basin is another 10’ shelf (12-18”) – first 13’ within basin is shallow then slopes down at a fairly shallow 3:1 slope – dense vegetation on the slopes will dissuade humans but not animals.
· Screening of residential neighborhood to the northeast. Applicant will provide more evergreens on the northerly portion of the site.
· Rotation of the facility. Building was placed for specific reasons, including maximum rotation away from the residential neighborhood.
· Clarification of number of trucks. Count of trucks involved will be 100 a day (50 in and 50 out); remainder of traffic is automotive traffic for employees.
· Clarification of trailers. Products are not exposed to the outside –loading docks are completely sealed.
· Motors running, etc. Trucks do not sit unless they are being loaded or unloaded, and motors are turned off.
· Clarification of various buildings. One is an office (trucker dispatch) that includes a break room, and restrooms, and one is a guard house for the facility.
· Clarification of rooftop units. Penthouses (enclosed structures) will be located on the roof – cooling for perishable foods; the roof of the machine room will have an evaporator.
· Decibel readings. Decibel readings were taken during noon resulting in no noise from the plant itself (60-65 dB).
· Clarification of Trader Joe’s and Aldi’s. Trader Joe’s is a separate company from Aldi’s – Aldi is not involved with Trader Joe’s. Both companies are owned by the Albrecht Family.
· Clarification of windows. Warehouse windows are for natural light and energy preservation (not operable); 1/3 of the windows in the office are operable to allow employees to open windows on a nice day.
· Clarification of peak hours. Early morning hours are for receiving (5:30 – 7:30, appointments only) shipping is dictated by the volume and placement of the stores involved; Aldi partners with 3-4 transportation companies and has control on the trucks that are leaving and/or arriving.
· Clarification of water tower. Water tower was imposed on the facility by the Water Authority; this is for the sprinkler system; it is preferred to have the tower larger than higher.
· Clarification of existing barns. Barns were not salvageable and have been removed.
· Clarification of elevations (metal). There is a metal canopy around the dock and metal trim at the top of building and at windows.
· Insulated? Yes.
· Clarification of scrubber dump pit. This is part of the sanitary system – terminology for a grit separator unit.
· Oaks to be preserved. One is 40” in diameter and the other is 51” (others between 8” & 24”); during widening of the road, if safety is not impacted, as many trees as possible will be saved.
· Clarification of traffic studies. Counts performed in early April, 2006.
· A count of trucks vs. cars is desired in the traffic studies at the Sullivan Avenue intersection.
· Number of garage doors. 106.
· Clarification of traffic report. The report made recommendations which were reviewed by CDOT and they concurred – recommendations are shown in the plans.
· Vegetation in basin. Crown vetch – few people will walk through it (3’ – 4’ high and inhibiting to trespassers and 4-wheelers).
· Trees. Very few of the taller trees will be cut; the ones by the headquarters will be cut, majority of the plant material is 2nd and/or 3rd growth.
· Disturbance on the site. 54 acres out of the 106 acres with most disturbance within existing fields.
· Pesticides on site. Extensive environmental surveys have been performed; there is pesticide residue however it is below the allowable limit (State & Federal); there are no environmental issues regarding pesticides on the site; at the conclusion of this process the site will be certified clean.
· 55-gallon drums on site. Existing, however they will be investigated and properly disposed of.
· Washing trucks on site. There will be no refueling or washing on the site.
· Rye Street reconstruction – road being shut down. It has not been determined at this point whether or not the road will be shut down; it is proposed to take the road down to the base; add drainage and curbs; widen; repair culvert; it is preferred not to shut down Rye Street.
· Back up power systems. Facility has a back up generator; CL&P requests use of this generator for peak shaving purposes during the hottest summer days; it is not cost efficient for the facility to utilize the generator – strictly for emergencies.
· Clarification of oil/water separator. It’s an internal separator and is associated with the kitchen (grease trap) – not for vehicles.
· Clarification of pumps. This is determined by the fire marshal (required diesel pump – not tied into the generator) – diesel pump is located in the pump house at the fire water source.
· It is desired not to have this equipment close to the Reichle property.
· Waste management system. A compactor is located inside the building (distribution facilities do not have a lot of waste because a pallet of material is being brought in then being taken out; waste that is created tends to be from miscellaneous boxes to broken down pallets; facility uses a cardboard compaction system and a dumpster is utilized – all internal.
Sullivan made a motion to continue the public hearing for Appl. #06-60P, Aldi Distribution Center. Pacekonis seconded the motion. The motion carried and the vote was unanimous.
REGULAR MEETING – MADDEN ROOM
CALL TO ORDER:
Chairman Kennedy called the meeting to order at 11:45 p.m.
A motion was made by Evans to extend the meeting past 10:00 p.m. Bazzano seconded the motion. The motion carried and the vote was unanimous.
PUBLIC PARTICIPATION:
No public participation.
NEW BUSINESS:
Discussion/Decision/Action regarding the following:
1. Kilkenney Heights – Preliminary discussion with Mannarino Builders
Attorney Len Jacobs, representing Kilkenney Heights, had the following comments:
§ Entrance road will an extension from Maskel Road.
§ Temporary cul-de-sac will be eliminated and road extended.
§ A verbal agreement has been made with CL&P to cross their property.
§ This proposal is better than the proposal to bring the road in from Abbe Road because of topographical issues.
§ A subdivision layout, using Maskel Road, was approved by PZC in 1989.
§ This proposal meets all requirements of the Zoning Regulations.
Skip Alford, Engineer and representing the applicant, had the following comments:
§ An access road from Abbe Road would have the potential of erosion because of the steepness of the slopes.
§ Sewer main will come from Abbe Road.
Banach indicated that the new layout featured a 15’ wide access to open space, 25’ is desired. However, a backup plan is required if the Dzen property does not receive approval because there would not be room for a walking path. If Dzen does get approved there is a large access to the site.
Discussion ensued among the Commission members with the following comments and concerns:
· It is desired not to have the open space access so narrow.
· Access to the open space and the inclusion of a walking trail.
BONDS: Callings/Reductions/Settings
Landscaping Bond
Appl #05-74P, R & B Auto Sales: Amount of bond is $1,000, reduction is $1,000. remaining balance is -0-.
Evans made a motion to reduce the above referenced Site Bonds to a maintenance level to expire in one year. Pacekonis seconded the motion. The motion carried and the vote was unanimous.
MINUTES
Minutes will be reviewed at the next meeting.
CORRESPONDENCE/REPORT
A letter from Sue Larsen requesting to be appointed to ADRC: Sullivan made a motion to appoint Larsen to ADRC. Bazzano seconded the motion. The motion carried and the vote was unanimous.
APPLICATIONS TO BE OFFICIALLY RECEIVED:
1. Appl 07-12P, Evergreen Walk, LLC, request for zoning amendment to Section 5.8 to add multi-family residential use as a Special Exception use under certain conditions in the Buckland Road Gateway Development Zone
ADJOURNMENT:
Choate made a motion to adjourn the meeting at 12:01 p.m. Sullivan seconded the motion. The motion carried and the vote was unanimous.
____________________________ Respectfully submitted
Date Approved
Phyllis M. Mann
Recording Secretary
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