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PZC Minutes 02-08-2011


MEMBERS PRESENT:        Patrick Kennedy, Bart Pacekonis, David Sorenson, Mario Marrero, Elizabeth Kuehnel

ALTERNATES PRESENT:       Frank Bonzani, William Carroll and Gary Pitcock
                
STAFF PRESENT:          Michele Lipe, Town Planner
                Jeff Doolittle, Town Engineer

PUBLIC HEARING/COUNCIL CHAMBERS
Kennedy called the meeting to order at 7:30 p.m.
APPLICATIONS TO BE OFFICIALLYRECEIVED:

PUBLIC HEARING-COUNCIL CHAMBERS
The secretary read the legal notice as it was published in the Journal Inquirer on Thursday, January 27 and Thursday February 3, 2011.
Kennedy appointed Carroll to sit for the vacant seat and Pitcock to sit for Wilson

Appl.11-02P, Kryla Zoning Amendment – request for a zoning amendment to Section 10.3 Definitions add a definition of “story” and modify the definition of basement

Peter DeMallie, Principal and President of Design Professionals presented the application as follows.  The definition for basement that is found in the zoning regulations should be updated and a definition for story and habitable space should be added.   The last time the definition of story came up was during the hearing for Nutmeg Commons and it could have posed a problem. This amendment will clarify what is intended in the regulations.  Since basements are not always below grade on all sides the applicant is proposing that the definition be updated.    
Lipe had the following Planning report.  
After reviewing various sources; the Planning Department recommends the following definitions from the building code be added to the regulations.
The italic sentence is in addition to the definition to clarify how the “story” definition would be applied.
Basement- That portion of a building that is partly or completely below grade
Story - That portion of a building included between the upper surface of a floor and the upper surface of the floor or roof next above.  
Stories that do not contain habitable space shall not constitute a story with respect to allowed stories in a dwelling.
Habitable space – A space in a building for living, sleeping, eating or cooking. Bathrooms, toilet rooms, closets, halls, storage or utility spaces and similar areas are not considered habitable spaces.
Source for definitions: 2003 International Residential Code Portion of the 2005 State Building Code

There was no Engineering report.  
There was no public participation.
 Commissioners agreed that the definition of basement in the State Building Code was similar to what the applicant was proposing as an update to the Zoning Regulations.  
The public hearing was closed at 7:46 PM.
  • Appl. 11-04P, New Country Auto  – request for a Special Exception to Table 4.1.1.A and site plan modification for Department of Motor Vehicle used car dealers license and general  repair license on property located at 280-302 Sullivan Ave., I zone
Peter DeMallie, Principal and President of Design Professionals presented the application.  The applicant is proposing an office for repair of vehicles and for sale of previously owned vehicles in the front building.  The applicant is requesting a waiver for parking he plans to have 3 employees who will be using vehicles that are also for sale.  The hours of operation are M-F 9:00- 6:00 PM and Sat 10:00 – 4:00 pm. The parking lot will be striped and the landscaping will be added.  The pavement is being removed on the east side of the site to prevent trucks from driving across the pavement onto the adjacent site.

Lipe had the following Planning report.  
Request for Special Exception to Article 4.1.1A and Site Plan of Development to allow sale of used automobiles and operate a general repairer’s facility at 280 -302 Sullivan Ave., I zone.
The applicant is requesting twenty parking spaces along the property frontage to display the used cars along with approval to conduct minor repairs of vehicles.
Automobile sales are a special exception use in Industrial zones. In determining the appropriateness of this use in the industrial zone, the Commission considers the following criteria:
The goals and objectives of the Plan of Development are met;
Adverse traffic impacts are not created;
Negative impacts on property values are not created;
The land is physically suited for the proposed use;
Adverse environmental impacts are not created;
There is a balance between neighborhood acceptance and community needs;
Present and proposed utilities, streets, drainage system, and other improvements have adequate capacity to accommodate the proposed use;
Historic factors are adequately protected;
The overall physical appearance of the proposed development is compatible with surrounding development and the Commission’s goals for the neighborhood/corridor.
The area where the used car display is proposed is in front of the existing facility on the southeastern portion of the lot with an additional five spaces on the western side of the access drive.  The only improvements proposed include the restriping of the parking area, adding a landscaping strip along Sullivan Ave wrapping it along the property line and adding a building mounted sign.
The applicant is also proposing to conduct minor automobile repairs.  Parking of these vehicles will be on the back side of the building during the day.  Any cars left on the site overnight will be parked within the facility.
Parking requirement based on the size of the facility and the use require 16 spaces, with a total of 67 spaces for the use on the site. The applicant is showing 60 spaces and requesting a waiver of 7 spaces.
The applicant has indicated that the hours of operation will be M-F 9:00- 6:00 PM and Sat 10:00 – 4:00 pm.
Existing impervious coverage is non-conforming at 90%, with 65% maximum impervious coverage allowed.  With the addition of the landscaping strip the impervious coverage will be reduced to 89%.
The site is served by public water and sewer.  WPCA approval is required for the change of use.
If this application is approved, the Planning Dept has no requested approval modification.
Engineering had no comments.  
There was no public participation.
Commissioners asked about the monitoring man hole that was shown on the site plan.
DeMallie responded that WPCA uses man holes to monitor contamination.   
The hearing was closed at 7:50 PM.

REGULAR MEETING – MADDEN ROOM
PUBLIC PARTICIPATION:  None
  • Annual Meeting
  • Election of Officers
  • Review of By-Laws (see enclosed)
  • Other Business
The above mentioned item was postponed since all the regular members were not present.
  • Appl. 11-03P, Medical Office Building (Kelley Property) - request for a site plan to construct a 15, 870 sf two- story medical office building on property located at 1559 Sullivan Ave and 29 Community Road and minor modification to the site known as “Colonial Corner” located at 1720-1750 Ellington Road,  RC zone
Pat Gorman, of the LRC Group presented the application.  The site is made up of a combination of three properties located to the north of Ellington Road.  The site has some wetlands located to the rear of the property and Colonial Centere is also located to the rear and the site abutted by two residential units on the north and the south.  The driveway has been removed and the site has a sidewalk that connects to Colonial Cornere.  The site has a 50 ft residential buffer from north to south.  The applicant is proposing a driveway in the northern most part of the site.  The traffic will be reworked with a right only turning lane coming out of the site which will make it safer.  The applicant plans on relocating the parking and interconnecting the sidewalk.  The applicant is proposing a sidewalk along Community Road and Sullivan Avenue.  The landscape will be replaced on the site around the building in the parking area along the street frontage and is a buffer to the adjacent property.  Wetlands approval was obtained for the seedlings that will be planted.  The applicant has worked with Town Staff and all staff recommendations can be worked in as conditional approvals.  

Robert V. Baltramaitis, Licensed Professional Engineer presented the traffic study.  The main site drive way along Sullivan Avenue is proposed to be a full access in and have a left turn e-egress restriction when exiting the site on to Sullivan Avenue. There will be full interconnection with the adjacent Colonial Centere development that will allow full access on to route 30.  The traffic study found that their will be no significant impact on the road way.  Route 74 and 194 will operate at a level of service C in the morning and B in the afternoon.  The unsignalized driveway at Town Hall will be a level of service B during AM and PM peak hours.  Community Road is B and B.  The intersection of Rout 30 and 194 is as level of service C in AM and D in the PM.   The left turn restriction out of the site will redirect traffic through Colonial Center or on to Community Road.  In accordance with section 5.4.1 the applicant is requesting for a waiver of the access spacing between driveways and corner clearance requirements (See exhibit A) It was noted that the project will be reviewd by both the State DOT and State Traffic Commission.  
Tanya Cotolla, Design Architect with OR & L presented the design of the building.  The proposed medical building is approximately 105 ft along Sullivan Avenue.   This is a two story steel framed structure with trust asphalt shingles on the roof and the base of the first floor is a brick veneer. The second floor is a stucco material.  The third floor windows are ornamental only.  

Lipe presented the following Planning report.

  • Request for site plan approval to construct a new medical office building, 15,870 sf, at 1559 Sullivan Ave and 29 Community Road as well as minor modification to the site at 1720-1750 Ellington Road (Colonial Cornere), RC zone.  The minimum lot size for the RC zone is 30,000 sf; the applicant is combining three undersized properties for a total of 1.68 acres. The existing vacant house on 1559 Sullivan is proposed to be removed.
  • Maximum impervious coverage allowed is 60%, including a 5% bonus for creating a consolidated parcel from two nonconforming lots. Applicant is proposing 59%; 65% allowed.  Frontage requirement is 150 feet minimum along the Sullivan Ave. corridor; applicant has 317 feet. Front yard building setback is 76 feet, 65 feet required.
  • The parking calculations for a medical office building requires 1 space for each 200 sf; requiring a total of 64 spaces.  The applicant is showing 73 spaces, including 4 handicap spaces on this site.   
  • Pedestrian access is provided with the inclusion of a sidewalk along the Sullivan Ave and Community Road frontage with a linkage to the site in the southeastern corner. A sidewalk is also proposed along the access drive to the property at west into the adjacent property.  Additional parking is available on this site if needed for overflow.
  • The proposal calls for the access drive and parking area to be reconfigured within the existing Colonial Cornere complex and a crosswalk has been added between the new parking area and sidewalk in front of the existing office building. Staff would request these improvements be completed prior to the issuance of a Certificate of Occupancy.
  • A 50 foot buffer is required along the westerly property boundary as it abuts up to a residential zone.  The applicant has proposed a double row of plantings and provided a cross section at 5 year growth and maturity.  Those cross-sections are shown on the detail sheet DN-2. This plan must be sealed by a landscape architect.
  • Parking lot landscaping requirements have been addressed, with 12% of the interior of all parking areas landscaped and 10 shade trees proposed. Additional landscaping is required along the Sullivan Ave side of the parking area to break up the view of the parking area in conformance with Table 6.4.6.A.
  • Other landscaping includes street trees along the Sullivan Ave/Community Road frontage in keeping with the Wapping Landscape theme. Landscaping screening is also proposed along the southern property boundary and around the detention area. Consideration should be given for fencing the back detention area for safety reasons.
  • There will be a free-standing, externally-lit sign at the site entrance. The applicant has indicated that building signage and tenant signage will be proposed as tenants are secured.   
  • All lighting has full cutoff fixtures. The light poles are 14’ poles with house shields on fixtures at the back of the site.
  • The Architectural and Design Review Committee reviewed this application on January 18 and provided a favorable recommendation on the site. ADRC has requested that the transformer pad be screened, and suggested that the applicant consider using either brick or stone for the base of the monument sign.
  • There are regulated wetlands on the site. IWA/CC approved this application on January 19th requiring bonds in the amount of $5,000 to ensure compliance with the erosion and sediment control measures and $5,000 to ensure establishment of storm water system and $25,000 for the construction of the wetlands mitigation.  The applicant will be constructing a trail in the town’s open space to the west of this property and the trail is required to be completed within one year of the issuance of the building permit for the medical office building. A copy of the plan has been provided.
The Fire Marshal has reviewed the plans; his concerns have been satisfied by the applicant.
Public water and sewer are available. Water Pollution Control Authority approval is required. There are existing wells and septic systems that will need to be properly abandoned once their locations are discovered.
Proposed dumpster are located behind the building, on concrete pads and screened.
  • This property is subject to Section 5.5 Access Management.  Access management provisions are handled in several ways. The site has been designed with a right-in, right-out along the southerly side of Sullivan Ave and full access north bound on Sullivan Ave. There is a shared access with the property to the west, Colonial Cornere. A future access easement is shown to the property to the north.
  • The applicant is requesting a waiver to Section 5.4.1 to Subsection B Access spacing, item 7. “the centerline of driveways on opposite sides of the roadway shall line up with each other or be separated by 150 feet (the access drive is only 90 south of the town hall drive) and Subsection C Corner Clearances, item 1. that requires “Corner clearances shall meet or exceed the minimum unsignalized access spacing requirements – in this case 150 feet.  The access drive is only as the access drive is only 100 feet from Community Road intersection. The applicant has addressed the waiver criteria within the text of the traffic study.
  • The  Commission may waive any requirement of this section when it finds that all of the following conditions have been satisfied:
  • The gravity of the waiver will be consistent with the purpose of these regulations.
The waiver has been specifically requested by the applicant.
Conditions exist which adversely affect the subject property and are not generally applicable to other property in the area.
In the absence of a waiver, no reasonable alternative access is available, will be available, or can be constructed.
The requested waiver is the minimum deviation necessary from this section to permit reasonable development of the subject property.
The granting of the waiver will not have a significant adverse impact on existing or future traffic operations, adjacent property, or on public safety or welfare
  • The applicant’s traffic report indicates that the projected site traffic will not impact traffic operations on Sullivan Ave. Staff did request that Traffic Engineer Jim Bubaris review the report to ensure that we are comfortable with the assumptions used in the traffic report. Jim Bubaris is here to review the findings of his review with the Commission and to answer any questions you may have.
  • Traffic improvements include adding a turn lane on the easterly side of Sullivan Ave to accommodate right hand turns into the town hall drive.  As you are aware, left hand turns are currently restricted out of the town hall drive.
  • Staff has reviewed the drawings and it appears that several trees along the town hall frontage will have to be removed to accommodate the turn lane into town hall. The plan at this time does not address their removal.  
  • We recognize that ultimately the State DOT will need to approve any proposed changes to the roadway in this area. Once those improvements have been approved, the Parks and Grounds division will review the changes to the town hall property and arrange to determine the value of the trees to be removed from the town hall property. At that time a plan should be submitted by the applicant to address the changes and approved by the Parks and Grounds Division. The removal of town trees will require the appropriate notice by the tree warden and will have to follow procedures laid out in the state statutes.
  • In accordance with Section 5.5 Access Management - Staff recommends the following approval condition:  At such time as a site plan is approved for the property to the immediate north, an interconnection shall be constructed in the area shown on the subject site plan OR as agreed by the two property owners and further approved by the Planning and Zoning Commission.  Failure to construct the site interconnection shall be construed as a zoning violation and shall be pursued via the remedies available to the Town of zoning violations.
  • Also, in accordance with the provisions of Section 5.5.4E, the applicant shall record on the land records an agreement that remaining access rights along Sullivan Ave will be dedicated to the Town and that the temporary curb cut will be closed after the joint-use driveway is constructed.
  • If this application is approved, Planning Dept requests no additional approval modifications except as already noted.
Jim Bubaris, Bubaris Traffic Associates, an independent traffic consultant hired by the Town to do a peer review, presented the findings.  He stated the methodology that the applicant’s traffic engineer used is acceptable and it is a comprehensive study that addresses all the issues.  Mr. Bubaris agrees that there should be a left turn restriction out of the site drive and should be done geometrically as well.  The proposed site drive will not interfere with the Town Hall site drive.  The interconnection of the site with Colonial Commons is appropriate.  There is a right turn deceleration lane that is proposed that will serve the Town Hall which is a good idea however it should be a minimum of 100 feet long.  The parcel to the north will someday be developed and it needs an access onto Sullivan Avenue.  The ideal place for future access is opposite of the Town Hall.  A four way intersection across from Town Hall with a traffic light would be ideal to facilitate development of the adjacent parcel in the future. There should be a provision added for future connection to the north, when the four way traffic light goes in it is recommended that the applicant abandon the proposed driveway.

Doolittle had the following Engineering report.
  • Sheets EX-1 and EX-2 need to be signed and sealed by a Connecticut Licensed Surveyor.  
  • Show the two existing cherry trees near the proposed driveway on sheets DP-1, EX-1, GU-1 and others as needed.  These two existing cherry trees along Sullivan Avenue (and possibly others) will have to be removed and replaced.  
  • A plan needs to be prepared and signed and sealed by a CT Licensed Surveyor showing the property transfers and changes in property lines between this property and that at 1744 Ellington Road.  This plan needs to be included in this set and filed on the Town land records.  This information can be added to SP-1 or a new sheet developed.  
  • I did not find the Easement Plan, Sheet No. EP-1 in this submittal.  
  • The concrete sidewalk between this property and that at 1744 Ellington Road (along the rear driveway) should be at least 5 feet wide from the curb to make room for the curb and pedestrians.  
  • Label the sidewalk ramps on sheet SP-1.  
  • Add to Note 15 on SP-1 that the parking spaces shall be marked with double striping and refer to the Parking Space Stripe Detail on Sheet DN-1.  
  • The proposed grades from the sidewalk down to the parking area are very steep (2H:1V) by the end of the proposed retaining wall along Community Rd.  This retaining wall should be raised to a top elevation of 110 to contour 110 and extended south about 10 feet at elevation 109 to reduce this slope.  
  • The proposed grades down the driveway and into the front parking area are still awkward as the steep driveway grades (8-10%) meet the flat grades in the driveway (2%) without much transition.  I think this can be improved by revising the grading in the front driveway by eliminating CB#1 and the associated low spot and shifting CB#2 to the north to collect runoff from the parking area.  Check these grades and revise the plans as needed to improve this area.  
  • The proposed rip rap plunge pool in the northern detention basin needs to be made larger, at least 10 ft x 10 feet so the water can slow down and turn west.  
  • The deceleration lane on Sullivan Avenue into the Town Hall Driveway needs to be lengthened per the memo from Jim Bubaris dated Feb 8, 2011.  This will require the removal of several trees along Sullivan Ave. and abutting properties.  
  • Revise and add to Note 44 on sheet GU-1:  modify the catch basin with a wall to separate the pipes on the west side of this basin from the pipes on the east side
  • Modify the proposed grades in the existing small detention basin to bury the proposed extension pipe and allow for a flow path back to the inlet pipe between elevation 86 and 86.77.  
  • The sidewalk ramp detail needs to be modified to show 15 feet between every preformed expansion joint.  Also add a detectable warning strip to this detail per the ADA guidelines.  
  • Revise the detail for the Monolithic Concrete Walk to show Class F Concrete.  
  • On Sheet DP-1 show the sanitary sewer pipe to be removed back to the existing SMH that is just west of the western property line.  Also add a note to rebuild this manhole and invert as necessary to accommodate removal and/or replacement of the pipe and any new flows from the proposed development.  
  • Will the existing post and rail fence on the northern side of this property be removed?  If so it should be labeled accordingly.  
  • Consideration should be given to connecting the sanitary lateral from this building to the existing sewer main in Sullivan Avenue.  If this is not feasible, an easement agreement must be developed by the applicant and approved by the Town to allow the sanitary lateral connection to the private manhole on the property at 1744 Ellington Road as currently shown.  
  • WPCA review and approval of this site plan is required.  Show the developed area so any necessary commercial connection charge can be calculated.  
Commissioners had questions and comments, responses will be in italics.  

  • Commissioners asked if accident data was reviewed as a part of the traffic report.  
The applicant responded that accident data was only looked at along Route 194 where the driveway was proposed.

  • Commissioners agreed that some type of plan should be put in place to address future access in an out of the parcel adjacent to the site.  
  • Commissioners agreed that a future signal light at the drive way may be warranted.
  • Commissioners asked about the day care that is currently on the site and how that will work with parents dropping off kids.
The applicant responded that the modifications to the driveway will make the parking safer than the current situation.

  • Commissioners questioned the loading area that shows up on the site plan.
The applicant stated that there is no loading area proposed with this application and that it was erroneously put in the plans and will be removed.  

  • Commissioners asked about the landscape plan for the site and how it will be affected if the adjacent parcel ever gets developed.  
The applicant responded that there is an extensive landscape plan and most of the existing trees on the site will be removed.  In the future if the adjacent parcel is developed only some small bushes will be removed and the drainage will not be impacted on the site.  The site has been designed to accommodate an interconnection.

Pacekonis made a motion to approve the application with conditions 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 to ensure compliance with the erosion and sediment control measures and $5,000 to ensure establishment of storm water system and $25,000 for the construction of the wetlands mitigation.  
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 Article 9.1.2.B 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).
Engineering comments dated 2/8/11 must be addressed to the satisfaction of the town engineer.
A landscape architect must seal the landscape plan (as required in the buffer regulation).
A Land surveyor must seal the A-2 Boundary Survey as well as the site plan as new property boundaries are being established.
Additional landscaping is required along the parking area between the retaining wall and property line in accordance with Table 6.4.6.A.
Landscaping and/or screening is required around the proposed transformer.
All access and parking lot improvements on the property at 1720-1740 Ellington Road must be completed prior to the issuance of the certificate of occupancy.
The Town’s Parks and Grounds Division will review the final changes to the town hall property.  At that time, the trees to be removed will be assessed and a landscape plan must be submitted for approval.  The removal of the trees on the town property is subject to the Tree removal procedure as laid out in the statutes.
The right hand turn lane into town hall drive must be modified in accordance with the recommendation of Jim Bubaris, Traffic Engineer, and dated 2/8/11.
In accordance with Section 5.4.1 a waiver has been granted to sub section  B.7 Access spacing and subsection C.1 Corner clearances and is subject to the following:
An easement allowing cross access to and from the adjacent property to the west known as Colonial Cornere development must be filed, and
An easement allowing cross access to and from the adjacent property on Sullivan Avenue must be shown granting irrevocable permission to enter upon and perform all activities needed to construct the driveway, on both properties on which the driveway will be constructed.
At such time as a site plan is approved for the property to the immediate north, an interconnection shall be constructed in the area shown on the subject site plan OR as agreed by the two property owners and further approved by the Planning and Zoning Commission.  Failure to construct the site interconnection shall be construed as a zoning violation and shall be pursued via the remedies available to the Town of zoning violations.

In accordance with the provisions of Section 5.5.4E, the applicant shall record on the land records an agreement that remaining access rights along Sullivan Ave will be dedicated to the Town and that the temporary curb cut will be closed after the joint-use driveway is constructed.

Any reference to a loading dock in the notes should be eliminated.
A snow shelf should be provided along the northern side of the access drive.
Kuehnel seconded the motion, the motion carried and the vote was unanimous.

  • Appl. 11-05P, FedEx Ground – request for a site plan approval to construct approx. 288,901 sf in two phases, on 60+ acres of property located on the northerly side of Sullivan Ave. and easterly side of Kennedy Road, I zone
Jay Ussery, JR Russo & Associates, representing Jones Development Co. presented the application as follows.  The site is 62 acres and is located on the north easterly side of Sullivan Avenue, almost directly across from the Plunkett Webster Facility.  Kennedy Drive is to the west of the site, the railroad is to the north and Troy Road is located to the rear of the site.  The applicant has addressed all of the staff conditions and has revised the site plan accordingly.  The applicant has received approvals from the IWA/CC and ADRC.  

Tim Coon, design engineer with JR Russo & Associates presented the application as follows.  The applicant is proposing a 304,000 sq ft distribution center that will be surrounded by truck and trailer parking and will be secured and surrounded by an 8 ft high chain linked fence.  To the south will be the employee parking that will be separated from the main building by the fence.  Access to the building will be through a security building with gated access for trucks and truck drivers.  The access to the site will be off of Kennedy Road and an emergency access which will be gated and fenced at Troy Road fence crosses the road.  The site will be served by public utilities; water, sewer, and natural gas.  The storm water from the site will be collected via storm water basins that surround the site.  The water will run from the back to the front of the site and be discharged to the State drainage system on Sullivan Ave.  The applicant is proposing to install a 7 foot berm that will screen the parking lot and partially screen the building.  With the trees proposed, very little of the building will be visible.  A landscape plan has been submitted as well as lighting for the site.  The site will be developed in II phases.  Phase I consist of 221,000 sq ft of the building including the security building, fueling station, the two easterly employee parking areas and the majority of the tractor trailer parking, as well as the berm.  Phase II will include an addition with a maintenance garage, some additional tractor trailer parking and employee parking spaces.    
    
Jim Bubaris, Bubaris Traffic Associates presented the traffic study.   This application requires a certificate of operation from the State Traffic Commission.  The traffic engineer consulted the Department of Transportation and was advised to use the traffic counts from the Aldis site and make adjustments as needed.  The traffic engineer also contacted FedEx and obtained some traffic projections to use in the study. For Kennedy Road at Sullivan Avenue the applicant will have to make improvements and provide left turn lanes on to Sullivan Avenue.  Under phase I the site volumes are low therefore the traffic engineer used the ultimate scenario to complete the traffic report.  The traffic report concluded that all the intersections will not be impacted and that the intersection will function better if the left turn lane is added.  

Rich Keiser, SHS Architecture presented the architectural plan.  The view of the building from Sullivan Avenue will be a structure with a couple different bands of colors.  The building will have a metal roof on it.  The distribution building will be a pre engineered metal and It will have several drive up doors.  

Lipe had the following Planning report.

Request for site plan approval to construct a 304,000 sq ft distribution center at 40 Kennedy Road, northerly side of Sullivan Ave, Industrial zone. Distribution centers are a permitted use within the Industrial zone.
The applicant is proposing to construct the facility in two phases; 221,000 sf in phase 1 and approx. 87,000 phase 2.  This approval request is for both phases.  At full build, the maximum impervious coverage allowed is 65%, 40% proposed. Proposed building height is 41 feet; 50 feet allowed. Lot size is 60+ acres; minimum lot size allowed is 3/4 acre. Frontage is 1000 feet; minimum allowed is 100 feet. Front yard setback is 266 feet, 35 feet allowed.
The parking requirement for this site based on the zoning regulations formula is requiring 336 spaces in phase 1 and 315 in phase 2. In total, FedEx is proposing 657 vehicle spaces.  This number refers to employee parking. A complete breakdown of other parking and specific vehicle types is provided on sheet 2, the overall site plan or Table 1 in the traffic study.   
The applicant is meeting the required interior landscaping requirement of 10% through plantings and islands throughout the parking areas. A large landscaped berm, 7 feet in height, has been proposed to screen the parking areas and other activities on site.  A variety of deciduous and evergreen plantings are proposed.  A cross section has been provided by the applicant showing the view from Sullivan Ave.
This facility will operate 24/7.  The building is situated on the lot such that the loading docks are located on the westerly and easterly side of the building on the Troy Road side.
There is no required buffer, as the site is entirely surrounded by industrially-zoned property, with the exception of the northerly property line which has RR zoning across Troy Road.  The nearest residential neighborhood is in excess of 300 feet to the northeast (Troy Road area) from the warehouse part of the building itself. The office part of the building is more than 1100 feet from the rear residential property lines.  Most of the separating trees are deciduous, but even in winter; it is difficult to see through the existing trees into the Troy Road area. The buffer regulations state that buffers are not required along road frontages, however the Commission can require screening if deemed necessary.  Staff would recommend an approval condition that the view shed be reviewed prior to a CO being issued to determine if additional landscaping is warranted.
The applicant’s traffic report has a breakdown of anticipated number of trips for both phase 1 and 2. That information can be found in table 2 and 3 of the traffic study.  The report indicates that the intersection of Kennedy Road and Sullivan Avenue will most likely meet the warrants for traffic signalization with construction of phase 2 under the full build scenario, no traffic signal is proposed with this phase 1 of this development. The applicant is proposing several road improvements in phase 1 including: the applicant has provided widening plans and other improvements accommodate the additional turning movements; only installation of support poles and the lights mechanism will be required for the light.
State Traffic Commission approval is required; and STC has full jurisdiction over traffic signals and road improvements on State roads.
This property is subject to the access management regulations.  With the establishment of the access to the site from Kennedy Road and in accordance with the provisions of Section 5.5.4E, the applicant shall record on the land records an agreement that remaining access rights along Sullivan Ave will be dedicated to the Town.  
Architectural and Design Review Committee reviewed the proposal on February 3, 2011.  ADRC was satisfied with the proposal as presented.
All proposed lighting has full cutoff fixtures and the pole height 25’ poles as well as wall paks on the buildings. The proposed lighting levels are an average of 2.5 footcandles throughout the parking areas. It does not exceed the 0.25 maximum fc at the property boundary.
The primary detention basin is in the front of the property behind the landscaped berm. There is no outdoor storage proposed with this application. The site is a secured site and will be surrounded by a 8 foot high chain link fence and any visitors or employees will have to go through the gated area.  
The applicant is proposing only one sign on the building.
The Fire Marshal has reviewed the plans and is satisfied with the emergency access drive shown out to Troy Road.
The Police Dept has reviewed the plans and is satisfied with the site plans and the access drive onto Kennedy Road.
There are regulated wetlands on the site. IWA/CC has approved this application on January 19th with standard approval conditions and the following bonding requirements:  A bond shall be collected in the amount of $25,000 for wetland mitigation, and $20,000 to ensure proper placement and maintenance of erosion and sediment controls, and $25,000 for installation of storm water systems.
Public water and sewer are provided. Water Pollution Control Authority approval is required.
If this application is approved, the planning department has no additional modifications to request.

Doolittle had the following Engineering report.  

  • The Sidewalk near the building (heading toward the security building) should have a detectable warning surface where it meets the main driveway (even thought it does not need a ramp) to be ADA compliant.
  • SMH 5 is near the proposed underground storage tank and fueling station.  As a precaution to prevent any spilled fuel from entering the sanitary sewer, this SMH needs to have a watertight frame and a solid (no vent hole) gasketed, locking cover.  
  • I see that the landscape plans have been revised to relocate trees and shrubs away from underground utilities.  Add a note to the landscape plans stating that trees or shrubs shall not be planted within 10 feet of any underground utilities to alert the landscape contractor to check the location of underground utilities before they install trees and shrubs.    
  • A street cut permit and pavement patch (temporary and permanent) will be necessary to connect to the sanitary sewer in Kennedy Road.  
  • The typical widening section for Kennedy Road should be modified to include at least 4-5 inches of pavement (or match existing pavement thickness, whichever is greater) that can be all Class 1 or half Class 1 and half Class 2 top.  
  • The pavement on Kennedy Road is about 22 years old and has significant block cracks and some alligator fatigue cracks, indicating the pavement is distressed.  I am concerned that this road will deteriorate quickly due to the increase in traffic from the proposed development, especially from the Full Build condition of Phase 2.  This road needs to be evaluated and monitored during the first phase of this project to accurately determine the pavement, base and subbase materials thickness and condition and if there are any issues with groundwater or poor subbase material (via test pits or borings), and a pavement design prepared to handle the traffic anticipated from this development in Phase 2.  Then a plan needs to be developed and approved to make any necessary improvements to Kennedy Road to accommodate Phase 2.  
  • WPCA review and approval of this plan is needed.  Please show the developed area of this site (including all site and drainage improvements) in acres so the Sewer Connection Charge can be calculated.  
Pacekonis made a motion to extend the meeting past 10 PM.  Sorenson seconded the motion. The motion carried and the vote was unanimous.  

Commissioners had the following questions and comments.  
  • Commissioners asked if the site would have similar concrete as the Aldis site which is made of a stronger pavement solution.
Tim Coon responded that the asphalt material proposed for the site is heavy duty and suitable for the truck traffic.

  • Commissioners asked what percentage of truck traffic was car traffic versus truck traffic and asked about the increase of traffic in the phase 2
Jim Bubaris mentioned that table 2 & 3 of the traffic study shows percentage of traffic including trucks along with the timing and the majority is during the evening hours.  The hours for truck traffic will be during off peek hours. The impacts are minimal.  

  • Commissioners agreed that this would be a good time to install a longer left turn lane going east if needed.
Marrero 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 $25,000 for wetland mitigation, and $20,000 to ensure proper placement and maintenance of erosion and sediment controls, and $25,000 for installation of storm water systems.
A landscape bond in the amount of $20,000 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 Article 9.1.2.B 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).
  • The view shed from the facility to Troy Road must be reviewed prior to a CO being issued to determine if additional landscaping is warranted to screen residents along Troy Road.
  • Engineering comments dates 2/7/11 must be addressed to the Town Engineer’s satisfaction.
In accordance with the provisions of Section 5.5.4E, the applicant shall record on the land records an agreement that remaining access rights along Sullivan Ave. Road will be dedicated to the Town.
  • This approval is for five years and will expire on 2/8/2016.  The applicant must request a 5 year extension at that time.
  • Street light must be added to the Kennedy Road intersection if not currently present.
Pacekonis seconded the motion.  The motion carried and the vote was unanimous.

  • Appl. 11-02P, Kryla Zoning Amendment – request for a zoning amendment to Section 10.3 Definitions add a definition of “story” and modify the definition of basement
Kuehnel made a motion to approve the above mentioned application with the finding that it is consistent with the Towns Plan of Conservation and Development and that it will be affective as of the day of publication.  Marrero seconded the motion.  The motion carried and the vote was unanimous.  
  • Appl. 11-04P, New Country Auto  – request for a Special Exception to Table 4.1.1.A and site plan modification for Department of Motor Vehicle used car dealers license and general  repair license on property located at 280-302 Sullivan Ave., I zone
Sorenson made a motion to approve the above mentioned application with the following conditions.
  • All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor.
  • 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.
Landscaping bond in the amount of $1,000 is required.
WPCA approval is required.
Carroll seconded the motion.  The motion carried and the vote was unanimous.  

BONDS:
None
MINUTES:  
The minutes dated 1/25/2011 were approved by consensus.

OTHER BUSINESS:  


ADJOURNMENT:
Sorenson made a motion to adjourn the meeting.  Kuehnel seconded the motion.  The motion carried and the vote was unanimous.  

The meeting ended at 10:20 PM.

Respectfully submitted

PZC Approved on 3-22-11
D. Maria Acevedo
Recording Secretary