MEMBERS PRESENT: Chairman Patrick Kennedy, Timothy Moriarty, Louise Evans, David Sorenson, Bart Pacekonis, Mark Abrahamson, and Michael Sullivan
ALTERNATES PRESENT: Elizabeth Kuehnel
Viney Wilson
STAFF PRESENT: Marcia Banach, Director of Planning
Jeff Doolittle, Town Engineer
PUBLIC HEARING – COUNCIL CHAMBERS
Chairman Kennedy called the meeting to order at 7:30 p.m.
The Secretary read the legal notice as it was published in the Journal Inquirer on Thursday, May 14 and Thursday May 21, 2009.
1. Appl 09-16P, TOSW Fire and Ambulance Complex – request for Special Exception to Article 4, Table 4.1.1A and Site Plan Approval for approximately 24,300± sf facility for property located at 765 Sullivan Avenue, GC zone
Brian Humes, Principal with Jacunski-Humes, representing the applicant, noted that this application had received IWA/CC approval and all comments from Staff and Commissions have been addressed.
Banach provided the following planning report:
- IWA/CC approved this application on May 20th with no unusual approval conditions and no bond since it would be the Town of South Windsor bonding the Town of South Windsor.
- The reason we held the public hearing open has been accomplished.
Doolittle provided the following Engineering report:
- Many of the comments have to do with details which have or are being taken care of the site – no need to go through all of those, they can be conditions of approval.
- West Road plan and profile needed to be, not modified, but some details need to be cleaned up on it regarding drainage, utilities, some geometric information needed to be shown; which is being done.
3. There are some details on the plan having to do with the pavement thickness which were shown in the technical report; details are being questioned because of a thicker road base/thicker pavement cross section where the roads will be placed. It is not necessary.
4. Plan has to be submitted to the Water Pollution Control Authority for review and approval.
Kennedy requested public input.
Town Manager Galligan noted that the Town Council will be sending an 8-24 referral for the straightening of West Road. Plans for West Road are being prepared by the Engineering Department. The straightening of West Rd has been listed as a capital project for the Town Council even before the firehouse was planned for this area.
No one spoke in opposition to this application.
Comments from the Commission centered on the lighting plan to which Banach replied that it has been satisfied.
Kennedy closed the public hearing at 7:41 p.m.
2. Amendments to Tables 6.5.8A, 6.5.9.A, 6.5.10A of Section 6.5 to allow temporary lawn and sandwich signs to Commercial & Industrial zones for a limited time – PZC discussion
Banach summarized the amendments.
- The proposed amendment would allow temporary lawn signs, A-frame signs (known as sandwich signs) in all Commercial and Industrial zones for a limited period of time to be established by the PZC.
- Lawn signs would be the typical 18” x 24” sign; A-frame signs would be the standard 22” x 28” signs.
- As the amendment is written it would not require a permit in order to place the signs.
- One sign per tenant would be allowed.
Kennedy requested input from the public.
Cary Prague, 60 Krawski Drive, spoke in favor of this amendment.
Kathryn Hale, 54 Orchard Hill Drive, spoke in favor of this amendment but had a concern regarding proliferation of signs in plazas.
Evans read a letter from Sue W. Larsen, dated May 26, 2009, in opposition to this application. (Exhibit A)
Bob Benson, 15 West Road, spoke in opposition to the amendment. His concern centered on mobile billboard trucks in front of businesses with no enforcement.
Discussion ensued among the Commission with the following comments and concerns. Replies will be in Italics.
- Additional signs are not the solution – even though the time is unique with unique circumstances as far as the economy goes – five years ago this would never get approval.
- Types of signs desired would be ‘specials of the day’ vs. ‘business identification’ only; control over content.
- Visual clutter is not desired.
- Small print on signs will not work.
- Retail only vs. service locations.
- Sandwich board signs to be out during daylight only – removed for evening hours.
- A fee for the process is desired. Fees are not being charged at this time. Town Council would set any fees.
Control number of signs in a plaza.
Time frame might be six months.
Business owners came before PZC 5 years ago for this same request.
In a plaza setting restriction is difficult; physical parameters can be applied, enumerate certain roads.
There is no public support or opposition for this amendment.
This was denied before and nothing has changed except for the economy.
Businesses will not police themselves.
This amendment will invite clutter and blight with no return to the business community.
Public Hearing was closed at 8:10 p.m.
3. Amendments to Section 4.4.5.E to allow certain types of outdoor storage and activities to Special Exception approval (I-291 Corridor) – PZC discussion.
Banach summarized the amendments.
- The purpose of this amendment is to allow some outdoor activities that the Commission thinks are acceptable and some outdoor storage the Commission finds acceptable in the I-291 Corridor, but not to allow industrial type outdoor storage that the Commission has traditionally required to be screened or not allowed at all.
- Items that are normally within the Industrial Zone such as items that are used for manufacturing, processing, packaging, assembly; component goods, items for sale or distribution, still would not be allowed. Items for wholesale or retail are not the type of items that would be allowed as outdoor storage either.
- Outdoor activities could include some activities that the Town has considered in the past; such as outdoor recreation and any other outdoor activity that the Commission thought was acceptable for outdoor activity.
- This amendment would require full screening of outdoor storage and outdoor activities unless the Commission decided that the outdoor activity was something that was actually desirable for the public to see such as outdoor recreation.
- It would be by Special Exception if the Commission does decide to adopt this amendment. Special Exception would require review of your normal Special Exception Standards and it is anticipated that the Commission would probably add a few more specific Special Exception Standards if you do decide to adopt this amendment.
Public input was requested.
Town Manager Galligan spoke in favor of this amendment.
Craig Stevenson, Economic Developer for South Windsor, spoke in favor of this amendment. (Exhibit B)
Kathryn Hale, 54 Orchard Hill Drive, spoke in favor of this amendment.
John Pelkey, 81 Norman Drive, spoke in favor of this amendment.
There was no opposition.
Discussion ensued among the Commission members with the following comments and concerns: Replies will be in Italics.
- Cannot steer to one entity – whole zone is involved.
Kennedy closed the public hearing at 8:30 p.m.
REGULAR MEETING – MADDEN ROOM – Called to order at 8:37 p.m.
1. Quality Motors LLC – request to amend site plan approval to allow general mechanical repairs for the public at 713 John Fitch Boulevard, GC zone
Michael Farina, owner, was present to answer questions.
Banach provided the following Planning Report:
Request for site plan amendment and general repairers license for property located at 713 John Fitch Boulevard, GC zone. This site is and has historically been used for motor vehicle sales, with the most recent approval granted in March 2008. Over the years and through several past owners, this site has generally been in violation of its approved site plan—and that is why we are here tonight. The owner has been cited for zoning violations for operating a public repair garage without the necessary local or State approvals; and for signage violations.
Site plan approvals were granted by the Commission in 2006, 2007, and 2008 to various owners for used car sales. The most recent approval included approval to offer 37 cars for sale, requirements for landscaping and conforming site lighting. The applicant proposed to clean up the site by removing junk cars and debris on site, painting the light poles, adding planters around the site and reseeding the front and maintaining it as lawn.
One major issue we tend to have with car dealerships is noncompliant lighting and use of spotlights. The previous approval in January 2006 and 2007 required that new site lighting must comply with zoning regulations, as there are unshielded spotlights. Also, some of the light poles had been disconnected and were no longer functioning.
The sign regulations allow both a building sign and a freestanding sign. The building sign would be allowed to be about 60 square feet, and the freestanding sign would be allowed to be 24 square feet.
There currently is no dumpster on site.
If this application is approved, the Planning Department has no other requested modifications.
There were no Engineering comments.
Discussion ensued among the Commission with the following comments and concerns: Replies will be in Italics.
- All requirements being met? Yes.
- Zoning violation. Public repairs are being done at the site without local or DMV approval.
- Landscaping: did the owner do the work that was previously approved? Yes, and the bond has been released.
- Building and sewers. DEP approved this site in 2008.
- Dumpsters. A truck on site is provided for that purpose along with scrap metal; then is driven off site and emptied; scrap metal is sold off site; and a regular pick up of oil is done.
- Washing of vehicles. The site utilizes the car wash that is next door.
- Lawn area. Planting has been done two times
- Cars shall be placed behind setback area
Evans made a motion to approve this application with the following conditions:
1. Discarded materials can only be stored in the appropriate storage vehicles.
2. All previous approvals still apply.
Sullivan seconded the motion. The motion carried and the vote was unanimous.
2. Appl 09-16P, TOSW Fire and Ambulance Complex – request for Special Exception to Article 4, Table 4.1.1A and Site Plan Approval for approximately 24,300± facility for property located at 765 Sullivan Avenue, GC zone
Sullivan made a motion to approve the above referenced application 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.
This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission.
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.
The Town Engineer’s review comments dated May 22, 2009, must be addressed to the Town Engineer’s satisfaction.
The Director of Planning’s review comments dated May 4, 2009, must be addressed to the Director’s satisfaction.
Pacekonis seconded the motion. The motion carried and the vote was unanimous.
3. Appl 09-22P, Town of South Windsor Batting/Pitching Facility at Nevers Road Park – request for Site Plan modification for a 3200 sf batting and pitching facility on property located at 150 Nevers Road, RR zone
Peter DeMallie, Design Professionals and Craig Zimmerman, Legion Coach presented this application with the following comments:
- This proposal is located at the Rotary Field in the vicinity of the press box and concession building which is located behind home plate. The batting facility will be used year-round with indoor heating provided.
- Proposed building is a 40’ x 60’ steel building with a height of 16’ (20’ at the peak); tan finish on the exterior side walls and a green metal roof.
- Building will be used for pitching and batting practice, plus teams will be able to try out in South Windsor – not go to neighboring towns for this process.
- The building is modeled after a UConn baseball facility.
- ADRC gave a positive review of the proposal.
- Landscaping will feature plantings on the southwest and southeast corners of the building; arborvitae, dogwood, and day lilies are proposed.
- The north side of the building will be graded level flat because of the activities that go on in that area (including storage of the clay pile for the baselines).
- Drainage will be picked up on the north side by gutters and roof leaders.
- A concrete sidewalk is proposed from the building itself to the concession building. The new building will not have plumbing; bathrooms in the concession building will be used & heated for year round use.
- Building will contain two indoor pitching tunnels (14’ x 65’).
- Netting will be provided to protect lighting, walls, and participating individuals.
- Possibility of installation of a door on the easterly side (ventilation purposes).
- Proposal includes two windows located on the south side of the building.
- Handicap accessibility is not available however; arrangements can be made at an alternate facility at the High School.
- There will be no paving in conjunction with this project; there is a graveled driveway approaching this area.
Banach provided the following report:
1. Request for site plan modification for a 40’ x 80’ batting/pitching facility at Nevers Park, RR zone.
2. Pedestrian access is provided via a concrete sidewalk.
3. Architectural and Design Review Committee reviewed this application on May 21. While they were not excited about the metal building, they acknowledged that it is a utilitarian building for a utilitarian use, and the windows and landscaping would help to soften the building.
4. There is no new lighting shown on the plans. If there is new lighting, it will need to have full cutoff fixtures.
5. The Director of Recreation reviewed the proposal and has some questions:
- What is the handicap accessibility from the gravel drive to the building? Is additional sidewalk needed along the building for this purpose to tie everything together (drive, building, press box)?
- Is the electrical service being pulled from the Press Box to both the dugouts and batting/pitching facility?
6. Fire Marshal reviewed the plans and has no comments.
If this application is approved, the Planning Dept has no requested approval modifications.
Town Engineer had no comments.
Discussion ensued among the Commission with the following comments and concerns: Replies will be in Italics.
- Missed opportunity of not using rain gardens. Drainage will be installed underground, not to have wet areas near field.
Rear side of building will be utilized for the storage of clay (for the field) and trash containers.
- Lighting. Light is proposed off pedestrian door – sufficient light in area.
- Justification of moving site from 3rd base to 1st base. Cost prohibitive for 3rd base area, e.g., tree removal, electricity & plumbing. Press box already has water and sewer etc.. Staff agreed that the 1st base area is desired.
- It is desired to have additional lighting for winter use.
- Hours of use. Requesting 9 to 9, seven days a week; this area used as a field; scheduled as a field; ultimately Town Manager sets the hours.
Pacekonis made a motion to approve above referenced application with the following conditions:
1. Prior to commencement of any site work, a meeting must be held with Town Staff.
2. No building permit will be issued until the final mylars have been filed in the Town Clerk's office.
3. An as-built plan is required prior to issuance of a Certificate of Occupancy per Section 8.1.11 of the Zoning Regulations.
4. All plans used in the field by the developer must bear the stamp and authorized signature of the
5. The building street number must be included on the final plan.
6. Pavement markings must be maintained in good condition throughout the site drives and parking areas.
7. Additional lighting should be installed for night time use. Staff review and approval required prior to lighting installation.
Moriarty seconded the motion. The motion carried and the vote was unanimous.
4. Appl 09-21P, Axle & Spindle Truck Repair, LLC – request for Site Plan approval for a Dealers & Repairers license at 13 John Fitch Boulevard, GC zone
George Fellows presented the above referenced application.
Banach provided the Planning Report:
1. Request for site plan approval for a dealers & repairers license at 13 John Fitch Blvd, GC zone. Prior to 1994, this site was used for warehousing/trucking. In 1994, a site plan was approved for a repair garage/auto transport business. Since 1994, the Zoning Board of Appeals granted several public storage and general repairer’s licenses, the most recent in 1998. State statutes now require that PZC grant the dealers and repairers licenses instead of ZBA.
2. ZBA and PZC have continually included an approval condition that any vehicles stored outside must be within the fenced area.
3. There is a 25’ buffer requirement along the upper west property boundary. If there was buffering in the past, it does not appear to be there now. This needs to be addressed by the owner.
4. The Fire Marshal reviewed the plans and had no comments.
5. The site is served by public sewer and a private well. The Town Sanitarian has reviewed this application and has no issues.
If this application is approved, Planning Dept requests an approval modification addressing the buffer requirement.
There were no Engineering comments.
Questions from the Commission centered on ZBA approvals and parameters of car storage.
Evans made a motion to approve the above referenced application with the following modifications:
1. All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor.
2. The building street number must be included on the final plan.
3. Pavement markings must be maintained in good condition throughout the site drives and parking areas.
4. All free standing signs and/or building signs require the issuance of a sign permit before they are erected.
Abrahamson seconded the motion. The motion carried and the vote was unanimous.
CGS 8-24 REFERRA;:
Sullivan made a motion to suspend the rules and add Town Council CGS 8-24 Referral onto the Agenda. Evans seconded the motion. The motion carried and the vote was unanimous.
5. 8-24 Referral, TOSW, Purchase of Old Post Office Building, 1530 Sullivan Avenue, GC zone
Town Manager Galligan presented history of the site and noted that the Town Council wants to purchase the building for use as the Town Hall Annex. Exhibit C. His comments were as follows:
- Purchase price is $1.1 million.
- Building is appraised at one million, Town assessment is $775,000.
- Purchasing the building will stop the lease (2 years into a 10 year lease).
- Grant monies cannot be sought by the Town while the building is being leased.
- Proposed building will be used as a Town Hall Annex.
- OSHA has notified the Town about over crowding at the Town Hall.
The Commission had questions centering on finances, leases, grants, etc.
Sullivan made a motion to approve the referral referenced above. Moriarty seconded the motion. The motion carried and the vote was unanimous.
BONDS
1. Application 06-60P, Foster Farm. Present amount of bond is $9,813; reduction of bond is at $9,813 with a remaining balance of 0
Sullivan made a motion to approve the above referenced reduction. Evans seconded the motion. The motion carried and the vote was unanimous.
APPLICATIONS TO BE RECEIVED
1. Appl 09-24P, South Windsor Stone & Landscaping LLC – request for a Special Exception to Article 4, Table 4.1.1A and site plan approval for a landscape material sales and storage/warehousing business property located at 724 Strong Road, I zone.
2. Appl 09-25P, Hidden Woods Resubdivision – request for a two lot subdivision for property located at 93-99 Dart Hill Road, RR zone
ADJOURNMENT
Pacekonis made a motion to adjourn the meeting at 9:50 p.m. Sorenson seconded the motion. The motion carried and the vote was unanimous.
__________________________ respectfully submitted
Date Approved
Phyllis M. Mann
Recording Secretary
|