MEMBERS PRESENT: Chairman Patrick Kennedy, Bart Pacekonis, Mark Abrahamson, David Sorenson, Tim Moriarty and Viney Wilson
ALTERNATES PRESENT: Mario Marrero and Frank Bonzani
STAFF PRESENT: Marcia Banach, Director of Planning
Jeffrey 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 Saturday June 12 and Thursday June 17, 2010.
- Appl. 10-32P, Castanho & Cloutier Development, LLC - request for a Special Exception to Section 3.2.2 of the zoning regulations to create one interior lot on property located on the northerly side of North King Street, westerly of John Fitch Boulevard (rear of 736 North King Street), A-40 and FP zone
Rob Boltramitis, Professional Engineer with Bolduc Land Surveyors Inc. presented the application. The applicant is seeking special exceptions to allow an interior lot 8.6 acres in size.
Banach had the following Planning Report.
Request for approval of a Special Exception to Section 3.2.2 for an interior lot for property located at 736 North King Street, A-40 zone. This is the first division of this property; therefore no subdivision application is required. There is an existing house and the applicant is proposing to create one interior house lot.
The requirements for the interior lot in the A-40 zone include80,000 sf minimum lot size and 225 feet minimum lot width. The proposed interior lot would be over 4 acres and approximately 740+ feet in width. The remaining lot with the existing house would be just over 4.5 acres. It appears that all other zoning requirements have been met.
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.
Access to the interior lot is proposed via a new drive at the westerly end of the existing lot. The driveway servicing the new interior lot will include a turn-around driveway. The Fire Marshal has reviewed the proposed lot and has indicated that the driveway will need a hammerhead turn-around for emergency vehicles due to the length of the driveway (300 ft).
The interior lot will be serviced by a septic system and public water. The test pits were adequate and the town sanitarian will review the actual system design prior to issuance of a building permit.
There are substantial regulated wetlands and 100 year floodplain on the existing parcel, The entire eastern portion of the interior lot is in the 100-year floodplain, but there is over an acre outside of the floodplain, in which the house and septic system are located. Also, the proposed development is several hundred feet away from the area; therefore no wetland permit was required.
There is some existing screening between the existing house and the proposed interior lot.
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 since this is a Special Exception use.
If this application is approved, the Planning Dept. requests that the zoning data table be revised to reflect zoning data required and provided.
Doolittle had following Engineering report.
- The driveway needs to have at least a 20 foot long paved apron per Town standards.
- The plan shows an existing concrete chamber in the ROW in front of this property with a note to repair the structure and replace the concrete slab with a Type CL CB top. This top should be lowered to about elevation 33 (or less if possible) to be able to collect more surface water from Lot 1.
- I suggest a concrete yard drain be installed on lot 1 near the end of the driveway for lot 2 and connected to the existing concrete structure in the ROW with a 12” diameter pipe. This should have an open grate top set at an elevation of about 32 (or less) to collect surface water from the proposed driveway and the west side of Lot 1.
- The turn around by the proposed house on Lot 2 needs to be larger for a fire truck. I suggest a turn around be provided that is at least 20 feet wide x 20 feet long.
- An old Town drainage pipe runs from North King Street (across from the existing driveway for lot 1) to the east somewhere along the southern property line for Lot 1. We are in the process of locating this pipe because it is in need of cleaning and possibly some repairs or replacement. Although this pipe has been in use for some time, we can not find a formal easement on file to the Town to install and maintain this pipe on either this lot or the lot to the south. The Town requests a storm drainage easement across the driveway and southern part of Lot 1 that would be 25 feet wide (from the southern property line) except where the existing wood barn sits. If the southern wood barn is removed in the future, we would like the 25 foot wide drainage easement to continue across the barn footprint. The details of this drainage easement can be worked out in the future.
The secretary read the correspondence for the record.
Kennedy appointed Bonzani to sit for Kuehnel.
There was no public participation at this time.
Commissioners asked if the site line was adequate.
Doolittle responded that it is adequate since North King Street has very low traffic volume.
Robert Pitney, 724 North King Street, had concerns with the driveway since it appears to be right on the property line. The resident is also concerned with the type of house or building that could potentially be built on the lot and that it conforms to the existing homes on the street.
The applicant responded that the driveway can be shifted more to the left if necessary. The applicant is also planning to plant arborvitae to provide screening.
The public hearing closed at 7:50PM.
- Appl. 10-35P, South Windsor Rehabilitation and Nursing —request for a 2-year temporary & conditional permit to allow a farmers market 2 times per month from July through October, offering produce and other items, at South Windsor Rehabilitation and Nursing, 1060 Main St, RR zone.
No one was at the hearing to present the above mentioned application. The hearing was postponed till the next available hearing date.
REGULAR MEETING – MADDEN ROOM
- Appl. 10-32P, Castanho & Cloutier Development, LLC - request for a Special Exception to Section 3.2.2 of the zoning regulations to create one interior lot on property located on the northerly side of North King Street, westerly of John Fitch Boulevard (rear of 736 North King Street), A-40 and FP zone
Commissioners discussed the application as follows.
- Commissioners asked what the location of the stockade fence was.
Doolittle mentioned that it is visible in the areal photograph.
- Commissioners agreed that the modification of the driveway should be included as a part of the conditions of approval.
Moriarty made a motion to approve the above mentioned application with the following conditions and condition # 16 as an amendment.
Drainage and construction for this lot is subject to the approval of the Town Engineer.
The lot shall be serviced by a septic system and is subject to the approval of the Town Sanitarian.
Water shall be supplied to this lot by public water.
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.
Quantity estimates must be submitted to the Town Engineer (on the enclosed form) for the purpose of determining bonding for the interior lot. All bonds shall conform to the enclosed bond policy and shall be posted prior to filing the final plans in the Town Clerk’s office.
If the developer chooses to submit a Letter of Credit for a one year term, said Letter of Credit must be renewed on a yearly basis until completion of the development. If a new Letter of Credit has not been received within 30 days before the expiration date, the Commission may, at its option, call the Letter it is holding.
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.
Engineering comments dated June 21, 2010 must be addressed to the Town Engineers satisfaction.
The zoning data table be revised to reflect zoning data required and provided.
The new house must be located as shown on the approved site plan since this is a Special Exception use. 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.
Arborvitae screening will be added along the North West boundary.
Driveway to be shifted as far as possible to the right within the driveway right of way.
The attached Special Exception form must be completed and filed in the Town Clerk’s office. The special exception will take effect upon filing.
Wilson seconded the motion. The motion carried and the vote was unanimous.
2. Appl. 10-35P, South Windsor Rehabilitation and Nursing —request for a 2-year temporary & conditional permit to allow a farmers market 2 times per month from July through October, offering produce and other items, at South Windsor Rehabilitation and Nursing, 1060 Main St, RR zone.
The above mentioned application remains open till the next available hearing date.
- Appl. 10-31P, Hometowne Auto Sales LLC dba Drive Auto Group – request for Used Car Dealer license and Site Plan approval for property located at 713 John Fitch Boulevard, GC zone
Christopher Elia, Hometowne Auto Sales dba Drive Auto Group, presented the above mentioned application. The applicant plans open a used car dealer.
Banach had the following Planning report.
Request for site plan approval and used car dealer license for property located at 713 John Fitch Boulevard, GC zone. This site has previously been used for motor vehicle sales, with the most recent approval granted in 2008. Historically, the site has been used for the storage of vehicles; and the site has generally been in violation of its former approved site plan. The applicant is requesting to utilize the site for used car sales in compliance with the site plan.
A variance was granted in 1981 to Route 5 motor cars, a previous tenant, to allow 15 cars to be parked in front of the building line; this applicant is showing 13 spaces. The plan shows a total of 37 vehicle parking spaces.
As is common with Route 5 sites, the ROW for Route 5 is very wide, and the applicant’s property line is about 50 feet away from the edge of Route 5. If vehicles are parked in front of the building line, they need to at least be on the applicant’s property, not the State ROW.
The existing building is nonconforming to current zoning regulations, with a 33’ setback, 50’ required under today’s regulations. There are no building additions or modifications proposed with this application.
Site size is just over a half acre. We note that, while the site plan shows delineated parking spaces, the majority of the site actually is gravel, and the areas in which vehicles are to be parked are for the most part indistinguishable from the remainder of the site.
This site is currently not landscaped. The applicant has proposed to clean up the site but not to add landscaping. Staff note that in the last approval, PZC required the applicant to add planters around the site as there is no area on the property for in-ground landscaping.
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.
Currently there are no dumpsters on the site. If the applicant adds a dumpster, it must be placed on a concrete pad and screened.
There is no 100-year floodplain on this site. There are no regulated wetlands on site.
Public water and sewer currently service the site. WPCA approval is not required.
If this application is approved, the Planning Department has no other requested modifications.
There were no Engineering comments.
Bonzani made a motion to approve the above mentioned application with the following conditions.
All free standing signs and/or building signs require the issuance of a sign permit before they are erected.
Any dumpsters must be placed on a concrete pad and screened.
All site lighting must conform to zoning regulations.
The number of vehicles on site is limited to 37.
A landscaping plan with large planters must be submitted to and approved by the Planning Dept.
Abrahamson seconded the motion. The motion carried and the vote was unanimous.
PUBLIC PARTICIPATION:
None
BONDS:
Bonzani made a motion to release the $3,000 landscape bond for Appl. 09-24P, SW Stone and Landscaping. Abrahamson seconded the motion the motion carried and the vote was unanimous.
Bonzani made a motion to approve the reduction of the landscape bond for Appl. 05-03P, Teaberry Estates SRD from $10,000 to $5,000. Abrahamson seconded the motion, the motion carried and the vote was unanimous.
APPLICATIONS OFFICIALLY RECEIVED:
- Appl. 10-35P, South Windsor Rehabilitation and Nursing —request for a 2-year temporary & conditional permit to allow a farmers market 2 times per month from July through October, offering produce and other items, at South Windsor Rehabilitation and Nursing, 1060 Main St, RR zone.
MINUTES:
The April 27 and May 11, 2010 minutes were approved by consensus
OTHER BUSINESS:
Marcia Banach announced that after 24 + years of service with the Town of South Windsor she is retirering this year.
ADJOURNMENT:
Sorenson made a motion to adjourn the meeting. Pacekonis seconded the motion. The motion carried and the vote was unanimous.
The meeting ended at 8:30 PM.
Respectfully submitted
PZC Approved on 7/27/2010
D. Maria Acevedo
Recording Secretary
| 
