MEMBERS PRESENT: Chairman Patrick Kennedy; David Sorenson, Louise Evans, Mike Sullivan, Bart Pacekonis, and Timothy Moriarty
ALTERNATES PRESENT: Viney Wilson, Daniel Jeski and Dan Van Horn
STAFF PRESENT: Marcia Banach, Director of Planning
Jeff Doolittle, Town Engineer
PUBLIC HEARING – MADDEN ROOM
Evans read the legal notice as it was published in the Journal Inquirer on Thursday, January 10, 2008 and Thursday, January 17, 2008.
Kennedy appointed Wilson to sit for Abrahamson.
- Appl 07-66P, Zagorski/Shea Interior Lot - request for a resubdivision and Special Exception to Section 3.2.2 of the zoning regulations to create one interior lot on property located on the easterly side of Main Street (rear of 1546 Main Street), southerly of Oxbow Lane, A-40 zone
Timothy Koons, professional engineer with J.R. Russo and Associates presented the application. The site is currently occupied by 1576 Main Street which is a brick house, about 4 acres in size and wooded to the rear, zoned A-40. The applicant is proposing to cut out a single interior lot leave 1.6 acres for the existing house, and the new lot would be 2.4 acres. The size meets the requirements of the subdivision regulations. The new site will be serviced by public sewer and private well. There will be a new driveway to the house in the rear. The applicant is proposing arborvitae that will be planted to provide screening to the abutting property to the north. The application meets all the subdivision and interior lot requirements. This
application will not create any negative impact on the surrounding property.
Banach had a Planning report.
Request for approval of a resubdivision and Special Exception to section 3.2.2 to create one interior lot on a 3.9+ acre property located at 1546 Main Street (easterly side of Main Street, south of Oxbow Lane), A-40 zone. There is an existing house which is proposed to remain with a 1.59 acre conventional lot. The new lot is proposed to be approximately 2.39 ac.
The requirements for the interior lot in the A-40 zone include 80,000 sf minimum lot size and 225 feet minimum lot width. The proposed interior lot appears to conform to these requirements. The existing lot would retain 253 feet of frontage, and the new interior lot would have 30 feet of frontage on Main Street for access.
The proposed lot is completely wooded, with evergreen trees in the area where the new house is proposed and primarily deciduous trees on the remainder of the lot. Having said that, the proposed house does appear to be located in the area that will least impact the existing houses on all sides of the proposed lot as the adjoining neighbor to the north has an area of thick evergreen trees along the lot boundary.
The criteria for approval of interior lots include:
the subject area’s boundary configurations, topography, soils or other natural resource characteristics;
proximity to neighboring properties and dwelling units;
restriction of existing views;
proposed buffering/screening;
potential drainage, traffic & environmental impacts
driveway locations, slopes & sight lines
utility service capabilities
property value impacts; and
future land use alternatives.
The existing house has two driveways, one of which is a circular drive. The driveway for the interior lot is proposed to be a 15’ wide drive that connects to the northern portion of the existing driveway. It appears the new driveway may require the removal of existing trees along the property line. The applicant is proposing to add a row of arborvitaes along the northerly property line.
The proposed lot is located in the historic district and will be subject to the historic district appearance requirements.
The interior lots will be serviced by town sewers and a well. WPCA approval is required. It appears that other zoning requirements have been met.
The Fire Marshal has reviewed this lot and is satisfied with the driveway as proposed.
There are no regulated wetlands on the new lot, therefore no wetlands application is required. There is no 100-year floodplain.
If this application is approved, the Planning Dept. has no requested approval modifications. We do note that in the event the applicant wants to relocate either the drive or the house in the future, a modification would need to be approved by this Commission.
Doolittle had the following engineering comments.
The town’s construction details should be used for the permanent patch and the sewer trench. The Town’s sewer chimney detail should be added to the plans.
Public participation was as follows.
Zane Colabrese, 1101 Parish Drive was opposed to this application. Her concerns centered on the height of the house being higher than most of the homes on the street and how this would affect the privacy of the neighborhood.
Norma Sanchez, 30 Oxbow Lane, was opposed to this application. Her concerns centered on the driveway that is directly is abutting her property. She had concerns about how much of the shrubs would be disturbed since that is what divides her property from the applicant’s property.
Steven Roback, 44 Oxbow Lane was opposed to this application. He was concerned with the height of the house.
Commissioners had questions and comments.
- Concerns with the arborvitae that will be planted to provide screening, they should be planted no more 5ft apart to provide proper screening.
- There seems to be a large amount of evergreen trees on the northeast side of the property, is this correct? Yes
- Concerns with the southeast portion of the proposed lot, there are no trees separating the site from the existing house.
- Marcia responded that the only rear lot is due south and the others are all frontage lots on Oxbow lane.
- The existing trees on the site should be flagged before the construction begins so that no error is made
- Planting arborvitae is not a long term solution since they have a 30 year life span.
- Why is the applicant using a well instead of hooking up to public water?
Doolittle responded that the city water ends at Oxbow Lane.
Pat Colabrese, 11 Old Parish Lane had concerns with the evergreen trees that appear on the aerial photo. According to Mr. Colabrese when looking at the trees at ground level, the trees have no green on them just bare tree branches. He also had concerns with the fire hydrants not being close enough to reach the house.
Doolittle responded that there is a fire hydrant on Oxbow Lane.
The public hearing was closed at 7:55 p.m.
- Appl 07-68P, Pelletier Major Home Occupation –request for a 5-year renewal of a major home occupation of a hair studio “Studio 549” on property located at 549 Ellington Road, RR zone
Linda Pelletier, owner of Studio 549 presented the application. She would like to renew the permit for her hair studio for another five years. She resides at 549 Ellington Road and she also has a hair salon that provides services such as hair, facials, pedicures and massage therapy.
Banach gave a planning report.
Request for renewal of a 5-year major home occupation permit to continue operating a hair salon at 549 Ellington Road, RR zone. The salon was first approved in 1997 and renewed in 2002. We have not received any complaints about this home occupation.
The business operates five days a week, varying hours between 10 am and 8 pm, by appointment.
The reasons for requiring PZC approval are to ensure that:
the home occupation is clearly secondary to the use of the building for dwelling purposes
the home occupation is compatible with other permitted residential uses in the residential district
the residential character of the dwelling and the neighborhood are preserved, and;
all residents have freedom from excessive noise, excessive traffic, nuisances, fire hazards offensive odors and pollutants, and other possible effects of commercial uses being conducted in residential areas.
Performance criteria that must be met include:
Maximum of 25% of the floor area can be used for the occupation;
occupation cannot be visible from outside the dwelling unit;
dwelling must contain the character of a single family dwelling;
no entrance or exit may be added solely for the occupation;
no more than one non-resident employee allowed;
the occupation can not create a volume of passenger or commercial traffic that is inconsistent with the normal level of traffic on the street;
all parking needs must be met on-site; and
the Commission may require screening of additional parking from the street and from adjacent residential properties.
The existing house is served by public sewer and water. There currently is an-in law apartment approved above the garage as well.
The applicant has two part-time employees as well as space rented out to a third person. The Commission will have to make a determination if this fits the criteria that no more than one non-resident employee is allowed. The applicant had a similar situation at her 2002 renewal.
The site has two curb cuts. The parking requirement is met within the existing driveway. There is a significant amount of space available for parking on site.
The applicant is allowed a two square foot sign, and has a sign on site.
If renewed, the applicant will be required to return to this Commission for renewal upon expiration of the 5-year permit period.
Doolittle had no engineering comments.
There was no public participation.
Commissioners had comments and questions. Responses will be in italics.
- Clarification needed about the employee schedules and how they overlap. The salon is only open 22 hours a week. One of the hair dressers works between 3 and 4 hours on Tuesday and Thursday nights. The other employee works during the day but sometimes overlaps with the first employee.
How many parking spots are available on site?
Banach responded that there is plenty of parking area available on site.
The applicant submitted letters and signatures from her abutting neighbors who are in favor of this application.
Letters were read into the record. (See exhibit 1)
The public hearing was closed at 8:05 PM.
- Appl 07-59P, Caron Site Plan (570 Sullivan Avenue LLC) - request for special exception to article 4.1.1.A, used car dealer’s license, site plan approval for storage and temporary and conditional permit for sales of construction equipment on property located at 570 Sullivan Ave., I zone
Galen Semprebon, Engineer with Design Professionals reviewed the revised plan. The plans were revised to address some of the comments of the commission from the last hearing and also to address engineering concerns. Revisions have been made that include moving the detention basin to allow planting of a screen on the east side of the site. Restrictions have been provided on how the storage will take place on the site to prevent equipment from being visible from the street, and to try to prevent this site from becoming a junk yard. The applicant will be primarily storing used construction equipment and it will be repaired and sold. Some of the construction items will not be repairable and they will need to be taken apart. A stipulation was added to the
revised plans to indicate than in the event that any construction items needs to be stripped apart the applicant would have to do so within 6 months. This was done in order to ensure that the scrap metal doesn’t sit on the yard for a prolonged period of time. A second dumpster location was added for scrap steel and no scrap steel will be stock piled on the site, it will be disposed of in the dumpster.
Ben Wheeler, landscape architect with Design Professionals described the landscaping on site. One of the concerns that was brought up at the last hearing was the ability to still see in to the site behind the Connecticut Valley Monument property while traveling westbound on Sullivan Avenue. The detention basin was moved away from the property line to accommodate a row of spruce trees on the back property line of Connecticut Valley Monument and also on the eastern property line. The spruce trees will help to obscure the visibility into the storage yard. Another row of arborvitae will be planted on the eastern property line of Connecticut Valley Monument. After attending the ADRC meeting the committee members requested that the spruce trees located along the
property line be planted closer to the fence so that at their maturity they don’t hang over the property line. The existing building is metal sided, the applicant will replace the metal siding with a thin faced brick on the entire façade leaving the existing doors and windows in place and adding signage for the site on the building. The remainder of the building will remain metal siding and will be painted to match the thin faced brick and the awnings. Two large overhead doors will be installed to the east elevation of the building in order to facilitate the movement of the equipment.
Banach gave a planning report.
The legal notice was re-published with the used car dealer’s license. The plan modifications that the applicant has presented address staff concerns. The biggest concern that the planning staff has once all the improvements are complete is making sure that the site does not turn into a junk yard. The Planning Department is satisfied with the revisions to the site plan.
Doolittle gave the following engineering report.
- Move the emergency spillway for the detention basin west so it is over the outlet pipe from the basin and directs flow onto this property and to the storm drainage pipes leading to the road drainage.
- Will there be any groundwater in the proposed detention basin? If so the groundwater elevation needs to be considered in the sizing and storage calculations for the detention basin.
- The flow calculations provided for the proposed Stormceptor unit are acceptable for the proposed site plan. This unit and the detention basin will have to be re-evaluated for any further expansion of the developed portion of this site.
- The existing unused sanitary sewer pipes (that were installed as part of an old plan that has expired) need to be cut and capped between the street and the first sanitary manhole according to the Superintendent of Pollution Control.
There was no public participation.
Commissioners had comments and concerns. Replies will be in italics.
- Concerns with the equipment that will be left on site and how the disposal of the equipment will be enforced by the Town to ensure that it is being moved out of site within 6 months.
- Concerns with the large area that is available on the site, how many vehicles will be left on the property, and the size of the vehicles
- Will the vehicles be taken apart outside on the yard or will it be done inside the building?
Galen responded that the applicant is proposing a 2 acre yard and he could possibly fill the majority of it. The applicant proposes to pave most of the yard in order to put materials on it. The applicant could potentially have 50-75 pieces of equipment on the site. The intent is to do the work inside the building; therefore the applicant will install the garage doors to be able to bring the equipment inside. What the applicant is trying to do is to prevent the long term storage of equipment on the site.
- Concerns with the current condition of the site and that it will become a large bone yard for unusable equipment. Galen mentioned that what was on the site in the past was a different type of operation than what the applicant is proposing now.
- What can be done to police the site?
Banach responded that the zoning enforcement will be the only tool the Planning staff could use. The planning staff also shares the concerns of the commission given the history of the site and the condition of the applicants other property. There doesn’t seem to be any other solution besides making sure that the applicant cleans up the site and making sure that there is no visibility into the site from the street.
- Is there any set pattern for enforcement activities on various sites that the enforcement officer goes through on a monthly basis?
Banach responded that there hasn’t been a need to do that for other sites.
- The fence with slats usually deteriorates with the sun light, what will be the maintenance schedule if the slats break? The applicant anticipates that he will be back before the commission every two years. At that time the commission can review the site and determine if it has been maintained properly. The intent is not to have any junked pieces of equipment on the property, if approved the site will be cleaned up and paved.
The public hearing was closed at 8:40 PM.
REGULAR MEETING – MADDEN ROOM
CALL TO ORDER:
Chairman Patrick Kennedy. Called the meeting to order.
PUBLIC PARTICIPATION:
None
NEW BUSINESS:
Discussion/Decision/Action regarding the following:
- Appl 07-64P, Generation2 Inc. – request for site plan approval for a 11,700 sf office complex to be known as “Wentworth Park Phase II” on property located at 85 Felt Road, RC zone
Galen Semprebon, Engineer with Design Professionals, presented the application as follows. The site is located on Felt Road adjacent to the Mobil station. Jeff Sawyer, Generation II, did a previous development Wentworth Park, that consisted of four buildings with a total of thirty-six condominium style office units. All of those units have been sold and they have been very successful. The applicant is proposing to do Wentworth Park Phase II which will be a total of 9 units on the property adjacent to the original Wentworth Park. There won’t be a direct connection to the first Wentworth Park, there is a wetlands corridor that runs around the perimeter of the original phase, and the access will be only to Felt Road with the second section. Both
Wentworth Park and Wentworth Park Phase II will share the same condo Association. The units will have the same style as the original Wentworth Park. The applicant is proposing 9 units in two buildings, with 45 parking spaces. This meets the Town zoning requirements for medical office parking. The applicant was originally requesting a waiver of six spaces to allow for the units to be sold as either regular office or medical office. The applicant would now like to amend the request and ask for a waiver of 7 parking spaces instead since he is working with the Town to accommodate the Fire truck and might need the extra space for landscaping.
The applicant submitted an automobile count that was done at the existing Wentworth Park to determine the number of spaces that are occupied by vehicles. It was determined that the current Wentworth Park site has 145 parking spaces and the maximum spaces used is 58. (See exhibit A)
Ben Wheeler, Landscape architect with Design Professionals described the landscaping on site. The landscaping will be similar to what is currently at the existing Wentworth Pak. In the parking lot there will be one shade tree on each of the islands and another shade tree at the end of the building with the four units. Along the southern property line at the entrance of the Berry Patch senior apartment complex there is an evergreen buffer, the zoning board of appeals has granted a variance to allow that buffer to be 15 ft. The applicant proposes to plant evergreen trees, a mixture of spruce trees and white pines to meet the buffer requirements. One dumpster location is proposed for the site, next to the five unit building. There will be a fence around
the entire dumpster and also arborvitae on the outside of the fence. There will be limited landscaping on the back side of the buildings. The applicant proposes 3 shrubs for every three parking spaces along the frontage of Felt Road. One sign is proposed for the site south of the entrance drive that will be similar to the sign at the existing Wentworth Park. The lighting will also be similar to the existing Wentworth Park and it meets the regulations.
Philip M. Veilleux from FLB Architects described the architectural design of the building on site. The units are all 1350 sqft. The architecture is the same brick and the same coloration as the existing Wentworth Park site.
Banach gave the following planning report.
Request for site plan approval to construct an office park consisting of condominium units in two buildings, totaling 11,700 sf, at 85 Felt Road, RC zone. Maximum impervious coverage allowed is 60%, 56% proposed. Lot size is approximately 1 acre; minimum lot size allowed is 30,000 sq ft. Lot frontage is 150 feet; minimum required frontage is 150 ft. Front yard setback is 74 feet, 65 feet required. Proposed building height is 30 feet; 45 feet allowed.
The applicant’s site plan shows a single curb cut. Required parking for medical office use is 4 spaces per thousand square feet, which results in a requirement for 47 spaces. The required parking for general office use is 4.5 spaces per thousand square feet, resulting in the requirement of 53 spaces. The applicant is requesting a waiver of six spaces to allow 47 spaces.
Lighting consists of full cut-off decorative parking lot fixtures that are on 10’ poles.
Landscaping is required on 10% of the interior of the parking lot. The applicant has provided 10.3% parking lot landscaping. Section 6.4.6 requires parking lot perimeter screening of 5 feet. The landscaping along the front of the parking area facing Felt Road will need to be adjusted to comply with the screening requirement.
The land to the south is zoned residential; the land to the west and north is zoned restricted commercial. The Zoning Board of Appeals granted a variance in 1988 to reduce the buffer width along the residential property boundaries to 15 feet. The normal buffer width required is 50 feet.
The buffer requirements of Section 6.2.4 requires that the field of view between abutting residential and non-residential uses shall be substantially obscured visually by maturity of planting. The 15’ buffer that ZBA created by variance is located on the southerly side of the property. According to the ZBA minutes, a condition of the ZBA approval was that the intent of the buffer regulations regarding the kind of plantings and purpose of the buffer zone will be complied with as closely as possible within land available as shown. The applicant is proposing to plant a row of white pine and white spruce trees, with a majority of white pines, 6-8 feet high at planting, along the property boundary. As we all know, white pines tend to lose all of
their needles on the lower branches over time, thus resulting in a less effective buffer. The Commission may want to consider a greater mix of needle-retaining evergreens.
The site as designed has one small detention basin to the rear of the property. We have requested an easement over the discharge structure as it goes onto a separate lot. The easement is needed unless the property line between the two properties is dissolved.
The applicant is proposing an illuminated 10 sf monument entrance sign with a brick background, height about 7’6” feet. The sign detail is shown on page L2A.
There are regulated wetlands on the site. IWA/CC granted approval on December 19 with a $5,000 bond for erosion and sediment control and a $5,000 bond for establishment of stormwater structures.
Public water and sewer are available. Water Pollution Control Authority approval is required.
There is a dumpster pad located at the southwest corner of the parking lot. Will there be any conflicts with cars trying to get in and out of the spaces shown in this area, particularly if the gates are left open?
The Fire Marshal has reviewed the plan and is concerned that the larger fire trucks will not be able to maneuver in the parking lot. He has also requested a fire hydrant at the entrance.
If this application is approved, the Planning Dept. requests that landscaping items noted above be addressed, along with the Fire Marshal’s concerns about the fire truck circulation.
Doolittle had an engineering report as follows.
- The parking lot layout still appears to be too tight for a SU-30 vehicle or a fire truck to be able to enter the site, readily circulate around the parking lot and exit without running over curbs or parking spaces. I appreciate the template prepared for the ladder truck, but I do not see how this truck can get around the site with several jogs and abrupt turns shown on the Autoturn routing plan. Also I think a SU-30 truck will not be able to make it around the site without hitting curbs or parked cars, based on my template for this vehicle. The layout needs to be revised so a SU-30 delivery truck and a pumper fire truck can readily circulate around this site without hitting curbs or parked cars. I suggest you look at moving the curb, light pole and possibly eliminating a
parking spot in front of the north east unit, or otherwise modify the site layout to accommodate these trucks.
- Include a detail of the proposed sanitary manhole showing how the 4 pipes will fit in this structure (at the various angles) and how the invert will be constructed.
- Provide flow calculations to confirm that the expected sewer flow velocities are at least 2.5 fps in the 8” sanitary sewer with 0.5% slope
- This project needs to be reviewed and approved by the WPCA
A letter from Metro Realty was read into the record. (See exhibit 2) A letter from Craig Steveson, Economic Developer was read into the record (See exhibit 3)
Commissioners had questions and comments. Responses will be in italics.
- Commissioners had traffic concerns with the left turn onto Felt Road.
Galen Semprebon, responded that Felt Road has had some improvements made to it as a part of the Berry Patch Development. Wentworth Park is a low traffic generator based on the traffic study that was submitted. No tractor trailers will enter the site and the smaller delivery trucks that would come to the site should not have a problem. This is a small office use that should not generate any heavy traffic.
- Clarification needed about the office parking regulations.
Banach mentioned that the regulations have been updated and medical office parking regulations were lowered in the new regulations; we should have followed it up by lowering the regular office use also.
- Concerns with the buffer on the south side, the applicant is proposing white pines, staff had suggested Colorado Spruce. What type of tree did Metro Realty suggest?
Ben Wheeler, Landscape Architect with Design Professionals responded that the Metro Realty letter did recommend Norway spruce. In the area next to the parking lot the Norway Spruce tend to get alot wider than the Colorado spruce or the white pine that was proposed, therefore the applicant does not feel that Norway spruce is an appropriate tree for that area. The applicant is willing to change the white pines to Colorado spruce or white spruce.
- The letter from the adjacent property asks for some more plantings along the parking areas adjacent to Felt Road. The commissioner doesn’t think the extra buffering is needed. The proposed beds meet the requirements and the applicant will need them for snow storage
Pacekonis made a motion to approve the above mentioned application with conditions. Sorenson seconded the motion. The motion carried and the vote was unanimous. It was noted that the Commission omitted a parking waiver from the approval. Sorenson made a motion to reconsider the application. Evans seconded the motion. The motion carried and the vote was unanimous.
Pacekonis made a motion to approve Appl 07-64P, Generation2 Inc. with the following conditions.
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.
This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission, including bonds in the amount of $5,000 for erosion and sedimentation control and $5,000 for establishment of storm water structures.
A landscape bond in the amount of $5000 is required and must be submitted prior to filing of mylars.
All bonds must be in one of the forms described in the enclosed Bond Policy.
An as-built plan is required prior to issuance of a Certificate of Occupancy per Section 8.1.11 of the Zoning Regulations.
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.
Engineering comments dated 1/17/08 must be addressed to the Town Engineer’s satisfaction.
Buffer will consist of a mix of Colorado white spruce to Town staff satisfaction.
A fire hydrant is required at the entrance. The Fire Marshal’s concerns about parking lot circulation for emergency vehicles must be addressed to the Fire Marshal’s satisfaction.
A parking waiver of seven is here by granted.
Sullivan seconded the motion. The motioned carried and the vote was unanimous.
Items 2 and 3 on the agenda were moved down and item 2 Endorsement of Town requested revisions to State Plan of Conservation and Development, was taken up next.
- Endorsement of Town requested revisions to State Plan of Conservation and Development
Banach discussed the above mentioned item.
There is a five year State Plan of Conservation and Development that is prepared by the State Office of Policy and Management (OPM). There was a time when this Plan of Conservation was not used to make any decisions at the local level therefore it did not matter to South Windsor what the plan looked like at that time. Around the year 2000 the State began to use their plan to make funding decisions such as upgrades to the Pollution Control Facility that the Town is currently faced with. This meant that before the State made any funding decisions they required that whichever area they were making the decision about be in conformance with their own Plan of Conservation and Development. In 2003 the State did an update to the Plan of Conservation and since it now
mattered, the Planning department did its own review of the State Plan and submitted a huge revision asking the OPM to update their Plan. There were many errors in OPM’s maps areas of South Winsor that were fully developed were still showing on their Plan of Conservation and Development as preservation areas. In some cases these areas had been developed from the 1950’s to the 1980’s. The town is asking OPM to revise the Plan of Conservation and Development to reflect all the revisions that were not included in the 2003 revisions. The reason for this is because the funding for the upgrades to the Pollution Control Plant depends on the entire Town of South Windsor matching the entire State Plan of Conservation and Development. There are areas along RT 5 and Sullivan Avenue that have been developed Commercial Industrial for forty or fifty years and that are still shown in the State Plan as preservation areas. An example of this is
the area where Geisslers Supermarket is, and the commercial development that are is still being shown as preservation areas. The entire west side of Avery Street is still being shown as preservation area. The Planning Department has taken every area that has already been developed or is about to be developed and submitted it to OPM to change the Plan of Conservation and Development and bring it up to date. The Office of Policy and Management is requesting a letter of endorsement from the Planning and Zoning Commission in order to go forward with the changes.
Commissioners had comments and questions.
- Commissioners needed more clarification of the locations on the map that OPM shows as still being preservation areas.
Banach mentioned that the reason these updates are much needed is because where OPM is in conflict with what is actually happening in South Windsor, the Town is limited to connecting to the sewers within 200 ft. This is in conflict with smart growth; the Town will not be able to get funding from the State to upgrade the Pollution Control Plant if the Town connects to its own sewers beyond that 200 ft boundary in the areas that the State Plan shows as preservation areas.
- Commissioners agreed that it is important to get the updates to the Plan of conservation done
- Are other municipalities facing the same problems with OPM?
Banach responded that the Town of South Windsor is not the only municipality facing the problem with OPM. It became a problem when the State started using the outdated State Plan of Conservation and Development to make funding decisions for municipalities.
Evans made a motion to endorse the revisions to the State Plan of Conservation and Development. Sullivan seconded the motion. The motion carried and the vote was unanimous.
- CGS8-24 Referral regarding upgrades to the water pollution control facility
- CGS8-24 Referral regarding upgrades to dry pit pump stations
Fred Shaw, Superintendent of Water Pollution Control presented the facility upgrade proposal as follows. (see report exhibit B)
Sorenson moved that the following be adopted:
The Planning and Zoning Commission of the Town of South Windsor, exercising the authority of the planning commission pursuant to Section 8-24 of the Connecticut General Statutes, having reviewed the proposal for the planning, acquisition and construction of upgrades to the Water Pollution Control Facility Treatment Plant in the Town of South Windsor, hereby approves said proposal.
Commissioner Pacekonis seconded the motion. The motion carried and the vote was unanimous.
Wilson moved that the following be approved.
The Planning and Zoning Commission of the Town of South Windsor, exercising the authority of the planning commission pursuant to Section 8-24 of the Connecticut General Statutes, having reviewed the proposal for the planning, acquisition and construction of upgrades to dry pit pump stations in the Town of South Windsor, hereby approves said proposal.
Sorenson seconded the motion. The motion carried and the vote was unanimous.
- Appl 07-66P, Zagorski/Shea Interior Lot - request for a resubdivision and Special Exception to Section 3.2.2 of the zoning regulations to create one interior lot on property located on the easterly side of Main Street (rear of 1546 Main Street), southerly of Oxbow Lane, A-40 zone
Commissioners discussed the application.
- The commissioners discussed the interplantings on the site and that the rhododendron should be planted along the outside.
Evans made a motion to approve the above mentioned application with the following conditions.
Drainage and construction for this lot is subject to the approval of the Town Engineer.
The lot shall be serviced by the Town of South Windsor sanitary sewer system is subject to the approval of the Water Pollution Control Authority.
Water shall be supplied to this lot by private well.
Fire Marshal’s approval is required for driveway configuration.
All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor.
All easements for conservation purposes, drainage or utilities, that may be required in connection with the approval of this lot, must be submitted on standard Town easement form where appropriate, to this Commission prior to filing the mylars and issuance of building permits.
Footing drains are required for the house. Prior to the building of any structure on a lot, a topographic map, drawn to a scale of 1" = 40', shall be submitted, showing proposed contours, elevations and the location of the footing drains. No building permit will be issued until the proposed contours, floor elevations and location of footing drains have been approved by the Town Engineer.
If, for any reason, finished grading and other site work is not completed, the Town Engineer shall determine the amount of a cash bond to ensure final grading and site work. This cash bond must be submitted prior to issuance of a Certificate of Occupancy.
No building permits will be issued until all modifications have been complied with, and the final plans 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 4.13.10 of the zoning regulations.
In the event the applicant wants to modify the location of either the driveway or the house, a modification will need to be approved by the Commission.
The Town Engineer’s review comments dated 1/2/08 must be addressed to the Town Engineer’s satisfaction.
Arborvitae trees to be planted 4’ on center, to the same extent as originally shown.
Limits of tree clearing must be marked in the field prior to cutting.
Evergreen interplantings are required along the site perimeter, designed by a landscape architect, where there is site visibility between neighboring houses.
Sullivan seconded the motion. The motion carried and the vote was unanimous.
- Appl 07-68P, Pelletier Major Home Occupation –request for a 5-year renewal of a major home occupation of a hair studio “Studio 549” on property located at 549 Ellington Road, RR zone
Sullivan made a motion to approve the above mentioned application with conditions.
- The business must be operated by the homeowner.
- The permit will expire on January 22, 2013 and will have to be renewed at that time if the home occupation is to continue.
- Refuse from the business cannot be disposed of with residential refuse. Adequate arrangements must be made for business refuse disposal.
Evans seconded the motion. The motion carried and the vote was unanimous.
- Appl 07-63P, Sunrise Assisted Living Facility – request for a special exception to article 7.3 and site plan of development for an 80 unit (66,156 sf) assisted living facility on property located on the northeasterly corner of Deming Street and Buckland Road, GD zone
Commissioners discussed the application.
- Commissioners discussed the recreational areas on site.
Banach mentioned that the applicant could have included an outdoor deck as recreational space but they didn’t. There are discussions to have the fire access perimeter road be pavers rather that asphalt so that it can also count as recreation area.
- There was discussion about the number of handicap spaces and whether or not the number was adequate.
Banach mentioned that this would get adjusted at the time of building and when the applicant gets the permit.
Sullivan made a motion to approve the above mentioned application with conditions.
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.
This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission, including bonds in the amount of $20,000 for erosion and sedimentation controls and $5,000 for stormwater structures.
A landscape bond in the amount of $5,000 is required and must be submitted prior to filing of mylars.
All bonds must be in one of the forms described in the enclosed Bond Policy.
An as-built plan is required prior to issuance of a Certificate of Occupancy per Section 8.1.11 of the Zoning Regulations.
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.
One free-standing sign, 36 square feet in size, is permitted under the current regulations. All free standing signs and/or building signs require the issuance of a sign permit before they are erected.
If a State Traffic Commission certificate is required, no building permits will be issued until the certificate has been issued (per CGS §14-311).
Engineering comments dated 1/8/08 must be addressed to the Town Engineer’s satisfactionA
Evans seconded the motion. The motion carried and the vote was unanimous
Evans made a motion to extend the meeting past 10:00 PM. Sorenson seconded the motion. The motion carried and the vote was unanimous.
- Appl 07-59P, Caron Site Plan (570 Sullivan Avenue LLC) - request for special exception to article 4.1.1.A, used car dealer’s license, site plan approval for storage and temporary and conditional permit for sales of construction equipment on property located at 570 Sullivan Ave., I zone
Commissioners discussed the possible conditions that could be placed on the applicant to ensure that the site be maintained.
Evan made a motion to approve the above mentioned application with the following conditions.
- 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.
- This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission, including bonds in the amount of $5,000 for erosion and sedimentation controls and $5,000 for stormwater structures.
- A landscape bond in the amount of $10,000 is required and must be submitted prior to filing of mylars.
- All bonds must be in one of the forms described in the enclosed Bond Policy.
- An as-built plan is required prior to issuance of a Certificate of Occupancy per Section 8.1.11 of the Zoning Regulations.
- 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.
- If a State Traffic Commission certificate is required, no building permits will be issued until the certificate has been issued (per CGS §14-311).
- Outdoor storage on the site must be brought into compliance with the approved site plan within 90 days of the approval.
- Engineering comments dated 1/18/08 must be addressed to the Town Engineer’s satisfaction.
- The fire hydrant on site must be serviced to ensure that it is in working order.
- The temporary and conditional permit for outdoor display has been granted and will expire on 1/22/10. The applicant will have to renew his request at that time if the use is to continue.
- Privacy slats are required in the chain link fencing on the front and both sides of the site.
- This approval does not constitute approval for a used car dealership/retail sales to the public.
Sullivan seconded the motion. Kennedy, Moriarty, Evans Sorenson, Sullivan and Wilson voted in favor. Pacekonis was opposed. The motion carried 6-1.
OTHER BUSINESS:
BONDS: Callings/Reductions/Settings
None
MINUTES: 11-27-07 & 12-11-107
Minutes for November 27, 2007 and December 11, 2007 were adopted by consensus with minor corrections to be made.
ADJOURNMENT:
Sullivan made a motion to adjourn the regular meeting. Wilson seconded the motion. The motion carried and the vote was unanimous.
The regular meeting was adjourned at 11:30 PM.
Approved
D. Maria Acevedo
Recording Secretary
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