DRAFT
MEMBERS PRESENT: Patrick Kennedy, David Sorenson, Bart Pacekonis, Viney Wilson, Mario Marrero, William Carroll
ALTERNATES PRESENT: Kevin Foley
STAFF PRESENT: Michele Lipe, Town Planner
Jeffrey Doolittle, Town Engineer
APPLICATIONS TO BE OFFICIALLYRECEIVED:
1. Appl. 11-36P, Nomads II—request for a special exception to Section 7.13 to operate an indoor recreation facility including a bowling facility with 12-16 lanes and party rooms at 60 Bidwell Road, I zone.
2. Appl 11-37P, A A Landscaping Site - request for a site plan of development for a 4,000 sf building for a landscaping contractor on property located at 223 Nutmeg Road South, I zone
PUBLIC HEARING/COUNCIL CHAMBERS
1. Appl. 11-33P, Duffer’s Indoor Golf—request for a special exception to Section 7.13 to operate an indoor golf facility at 21 Jeffrey Drive, I zone
Tom Eastman presented the application. The applicant is proposing to use the building for an indoor golf facility. The site will house a number of simulators along with a sand trap and putting greens for practice. The building has high ceilings which makes it suitable for this use. The business will be open primarily after hours therefore the parking spaces are adequate.
Lipe gave the following Planning report.
1. Request for Special Exception to Article 7.13 of the zoning regulations to allow an indoor golf facility in the existing building at 21 Jeffrey Drive, I zone. The business will occupy the entire 7200 sf facility.
2. Special exception criteria for indoor recreational use include:
• The proposal is consistent with the goals and objectives of the Plan of Conservation and Development.
• The application has met the requirements of the zoning regulations.
• The land is physically suited to the proposed use.
• Minimal, if any, adverse environmental impacts are created.
• No traffic or other hazards will be created.
• The impacts on the capacity of the present and proposed utilities, street, drainage systems, sidewalks, and other elements of the infrastructure will be minimal.
• There will be minimal or no adverse effects on existing uses in the area.
• Surrounding property values will be conserved.
• The character of the neighborhood will be maintained or minimally disrupted.
• The general welfare of the community will be served.
• There is a balance between neighborhood acceptance and community needs.
• Historic factors are adequately protected; or due consideration to preservation of historic factors has been demonstrated.
• The overall physical appearance of the proposed development is compatible with surrounding development and the Commission’s goals for the neighborhood/corridor.
• The architectural design is aesthetically pleasing and blends well into the surrounding area.
The Commission may impose additional conditions in accordance with these regulations in order to ensure that all applicable criteria enumerated above are satisfied.
3. The applicant is proposing to be open weekdays from 3PM – 9Pm and on weekends form 8 AM to 9 PM. and by appointment.
4. The indoor facility will provide a combination of simulators, driving stations, chipping areas, sand bunker and competitive putting greens. A layout of the floor plans has been provided.
5. The facility can accommodate up to 26 participants at any on time.
6. The parking requirement for indoor recreational use is one space per 250 sq ft, or 29 spaces. The applicant is showing 29 spaces and 1 handicap space dedicated for this unit. The applicant has made other arrangements for overflow parking in the event it is needed.
7. The Fire Marshal has reviewed this application and provided his requirements to the applicant. Those requirements have been satisfied.
8. The site is served by public water and sewer.
9. The applicant will only have vending machines for food service. He is showing a dumpster area on the plans.
10. If this application is approved, the Planning Dept requests no additional approval modifications.
Doolittle had no engineering comments.
There was no public participation.
Correspondence was read into the record. (Exhibit I)
Commissioners had the following questions.
• Commissioners asked about the lighting on site and if there were additional lights in the parking besides the light on the building.
The applicant responded that the parking lot has sufficient lighting.
The public hearing was closed.
REGULAR MEETING-MADDEN ROOM
CALL TO ORDER:
PUBLIC PARTICIPATON:
None
NEW BUSINESS:
1. Appl. 11-33P, Duffer’s Indoor Golf—request for a special exception to Section 7.13 to operate an indoor golf facility at 21 Jeffrey Drive, I zone
Sorenson made a motion to approve the above mentioned application with the following conditions.
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.
5. Additional outside lighting to be added as deemed necessary.
Pacekonis seconded the motion. The motion carried and the vote was unanimous.
2. Appl. 11-26P, Tuscan Hill Site Plan – request for site plan modification for one new building, totaling 4,750 sf of office, for property locate at 218 Buckland Road, Buckland Road Gateway Development zone
Karen Isherwood, Isherwood Civil Engineering, presented the application. The application is for a site plan modification for 218 Buckland Road. Originally the building was approved for retail and office use. The applicant is proposing an office building and parking to be reduced to 24 parking spaces. For the storm water the applicant is keeping with the original basin and all the draining from the parking will go into that. Grading to the rear and vegetative swale will spill to the rear of the property. Lighting will be the similar to what is currently being used now. The applicant is proposing 3 additional poles. For the landscaping on site the applicant will keep as much of the existing vegetation and plant 20 arborvitae for screening of the parking. Some of the trees will be
moved to make room for snow shelf.
Alan Lamson, FLB Architecture & Planning Inc. presented the architectural plan. The proposed building is 1 story and the entrance will face Buckland Road. The exterior of the building is full brick, with the mechanicals inside the roof structure. The compressor will be in the rear not visible from the road. Their will be a door to the north for an employees entrance to the building. The Employee break room will have a glass window looking out to the wetlands.
Lipe gave the following Planning report.
1. Request for a modification to a site plan approval to construct a 4,000 sf office building at 218 Buckland Road, Buckland Road Gateway Development zone.
2. The minimum lot size for the Gateway Zone is 3 acres; however, pre-existing nonconforming lots are recognized as legal nonconforming lots in the Gateway zone. This site was previously approved as a consolidated lot with Lot A is 1.12 acres; Lot B is 1.58 acres, for a consolidated lot size of 2.7 acres. Maximum impervious coverage allowed is 65%, including a 5% bonus for creating a consolidated parcel from two nonconforming lots. Frontage is 219 feet for Lot A, 160 feet for Lot B; minimum required is 200 feet. Front yard setback is 126 feet, 65 feet required.
3. Access management provisions are handled in several ways. There is a shared driveway straddling the property line. Currently the site is right-in, right-out only because of the median in Buckland Road. The parking lot has been configured such that it can be extended to both the north and south when those sites are developed. The chart of easements on page 3 includes future construction and cross travel easements for the north and south properties.
4. Pedestrian access is provided with the inclusion of a sidewalk along the Buckland Road frontage connecting up to the building with a crosswalk across the shared driveway.
5. The applicants’ most recent parking calculations indicate that the consolidated parking requirement is 9 spaces higher than the applicant is providing. The Planning Department has no issues with the waiver request, as the mix of uses plus the shared parking should result in adequate parking.
6. There will be no rooftop mechanical equipment on the new office building. The Architectural and Design Review Committee reviewed this application on October 6 and provided a favorable recommendation on the site.
7. All lighting has full cutoff fixtures. The light poles are 14’ poles with house shields on fixtures at the back of the site; and the same design as previously approved.
8. Parking lot landscaping requirements have been addressed.
9. The original plan was approved with a detention basin directly adjacent to Buckland Road. The applicant has kept the original design and landscape plan for that basin.
10. There has been no free standing sign proposed at this time. The applicant will return to ADRC with signage.
11. There are regulated wetlands on the site. IWA/CC approved this application on October 19 with no unusual approval conditions and bonds in the amount of $5,000 to ensure compliance with the erosion and sediment control measures and $5,000 to ensure establishment of stormwater structures.
12. Public water and sewer are available. Water Pollution Control Authority approval has already been granted.
13. Proposed dumpster are located behind the building, on concrete pad and screened.
14. If this application is approved, Planning Dept requests no additional approval modifications except as already noted.
Doolittle gave the following engineering report.
1. The Curb location and material types should be labeled on the site plan.
2. The sidewalk along the road should run straight south to a proposed curb ramp and crosswalk across the driveway. The sidewalk along the driveway from the building should curve or bend to meet the sidewalk along the road.
3. The plan shows 3 foot wide concrete walks around the building. All sidewalks should be at least 4 feet wide and it appears this sidewalk can be widened toward the building.
4. Label the surface/material between the sidewalk and building.
5. The sidewalk in front of the two spaces on the north side of the building (1 handicap and 1 regular) should be at least 5 feet wide to account for overhang of car bumpers.
6. Check that the curb ramps and detectable warning strips meet the ADA guidelines for size and slopes.
7. Will the 30 foot water main easement be adjusted so the building does not encroach in it?
8. The plan needs to show where existing pavement and curb along the main driveway will be cut, removed and replaced for this proposed building and parking lot.
9. Show a defined level outlet that is slightly below the top of berm, from the small water quality basin by the rear parking area.
10. The sanitary lateral should be raised slightly at the building to provide more clearance between this pipe and the 18” storm drain pipe.
11. The details and notes need to be made larger so they are easier to read.
12. Add a note that all sidewalks are to be constructed of Class F Concrete per Town Standards.
13. WPCA review and approval is needed for this revised site plan.
Pacekonis made a motion to approve the 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. This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission, including bonds in the amount of $5000 to ensure compliance with the erosion and sediment control measures and $5,000 to ensure establishment of stormwater structures.
4. A landscape bond in the amount of $5000 is required and must be submitted prior to filing of mylars.
5. All bonds must be in one of the forms described in the enclosed Bond Policy.
6. An as-built plan is required prior to issuance of a Certificate of Occupancy per Section 8.1.11 of the Zoning Regulations.
7. All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor.
8. This approval does not constitute approval of the sanitary sewer, which can only be granted by the Water Pollution Control Authority.
9. The building street number must be included on the final plan.
10. Pavement markings must be maintained in good condition throughout the site drives and parking areas.
11. All free standing signs and/or building signs require the issuance of a sign permit before they are erected.
12. Rooftop mechanical units shall not be visible from Buckland Road.
13. Engineering comments dates 10/18/11 must be incorporated into the plans.
Carroll seconded the motion. The motion carried and the vote was unanimous.
3. Appl. 11-32P, Metals Testing Site Plan- request for a site plan approval to construct a 12,832 sf, industrial building on 2+ acres of property located on the northerly side of Kimberly Drive, I zone
Ben Wheeler, Landscape Architect with Design Professionals presented the application. The applicant is proposing to expand their business to the building located at 66 Kimberly Drive. The application meets all the zoning requirements. The parking will have 11 reserve parking spaces. The lighting meets all the requirements. For landscaping the applicant is proposing foundation plantings at the main entrance. The applicant is proposing 2 maple trees and 3 flowering lilac trees as well as evergreens and perennials.
The applicant intends to keep all the trees to the north of the property as buffer between the industrial and the residential. The proposed sign will match the existing sign on the other building.
Andrew Krarr, Engineer with Design Professionals discussed the drainage on the site. The grading on the site will be matched with the existing building. The site has a steep driveway, which allows for the majority of the run off to drain to the east. The excavated earth will be mound to the rear of the property this is not intended for use as a buffer, the berm could be re-graded in the future. Utilities on the site will be underground.
Jim Simmons, Architect with Allied Construction Inc. described the architecture on the site. The building will look similar to the original building on the site. The siding will be metal and a connector will be constructed to keep materials out of the weather. The connector will not be visible from Kimberly Drive.
Lipe had the following Planning report.
1. Request for site plan approval to build a 12,842 sq ft building on property located at 66 80 Kimberly Drive, I zone. Maximum impervious coverage allowed is 65%, 31.4% proposed. Proposed building height is 24 feet; 40 feet allowed. Lot size is 2.1 acres; minimum lot size allowed is ½ acre. Front yard setback is about 49 feet, 35 feet required.
2. There will be a connector constructed between the existing building at 80 Kimberly Drive and this building. The applicant received two variances from the ZBA to be able to cross the property line with this structure (0 foot sideyards).
3. There is no outdoor storage proposed on the site plan. Outdoor storage is allowed with PZC approval and appropriate screening.
4. There is a required 50’ buffer along the north property boundary abutting Fitch Meadow DRZ. The applicant is proposing to supplement the existing trees with some evergreen plantings and is also showing a berm outside of the buffer area. The closest activity proposed at this time is approximately 240 feet.
5. The parking requirement for this building is 22 spaces, 13 have been provided and 9 have been shown as reserved spaces. The zoning data table should be corrected to reflect them as reserved spaces (not a waiver).
6. There is one overhead door included along the side of the building. It faces away from the abutting residential properties.
7. Architectural and Design Review Committee reviewed this site on October 6. They were satisfied with the proposal as presented.
8. New lighting will consist of three full cutoff poles in the parking area.
9. There are no regulated wetlands on this lot. IWA/CC approved the erosion and sediment control plan on October 3 with a $5000 bond to ensure compliance with the erosion and sediment control measures.
10. The site is served by public water and sewer. Water Pollution Control Authority approval is required.
11. They are showing the dumpster that will be screened a stockade fence and plantings.
12. If this application is approved, there are no other approval modifications requested.
Doolittle had the following engineering comments.
1. Any concrete curb by the sidewalk or other places should be labeled on the plans.
2. The Stormceptor particle separator needs to be sized for the water quality flow per the CT DEP Stormwater Quality Guidelines. It is not clear if this was done.
3. I suggest moving the yard drain basin that is shown to the north of the parking spaces, toward the building so it is not in the way of any future extension of the sidewalk or parking spaces.
4. The sanitary sewer lateral and water lines need to be separated by at least 10 feet per the State Health Code.
5. What is the reason for the oil water separator and how was this sized?
6. An easement must be provided to the Town for access and monitoring of the sanitary sewer manhole in front of the building. I suggest this easement area be at least 20 feet wide x 20 feet long.
7. WPCA review and approval is needed for this site plan.
Commissioners had questions as follows, responses will be in italics.
• Commissioners asked what would be stored in the connector.
The connector will be used to store crates and pallets.
• Commissioners asked if the site would be draining into the road.
The site will discharge into the storm drainage basin.
4. Appl. 11-34P, Nomad’s Adventure Quest – request for Site Plan modification to add a curb cut to John Fitch Boulevard for the indoor recreational facility on property located at 100 Bidwell Road, I zone
Andrew Krarr, Engineer with Design Professionals presented the application.
The applicant is proposing a right in only driveway on the westerly side of Route 5. The applicant is also proposing a deceleration lane which requires a widening of route 5. The project has received wetlands approval. A silt fence will be instilled during construction. The applicant is working with the State Traffic Commission and awaiting approval.
Lipe gave the following planning report.
1. Request for a “right in” only driveway on the westerly side of Route 5, southerly of Bidwell Road, I zone.
2. The driveway would allow access into the parking area of Nomad’s. There is a deceleration shown as required by the State of CT.
3. The IWA/CC approved this application on 10/19/11 with the requirement of a $1000 bond and no other unusual approval conditions.
4. Sgt Bond from Police Services has reviewed the application and offered the following: as proposed, this driveway would use an existing curb cut on Route 5 and would alleviate complaints. The Police Dept expresses no concerns with the project as described. .
Doolittle had the following engineering report.
1. Why is the radius coming into this driveway so large (70 ft)? This is larger than the radius on most other roads off of Route 5 and will encourage high speed maneuvers and possibly large trucks turning into this driveway. There is a deceleration lane provided for vehicles to slow down before turning into this driveway. This radius should be reduced to 40 feet at most.
2. The Storm Drainage statement should include a calculation of any extra runoff from the proposed driveway.
3. The Storm Drainage statement refers to a double catch basin owned by the Town of South Windsor. This ownership reference should be removed from the drainage report until it is confirmed. This basin does not serve any Town roads or property and I do not know if the Town has ever done any maintenance on it. Also, the 15 foot drainage easement continues to the north on another parcel in favor of the State of Connecticut.
Letters were read into the record. (Exhibit II & Exhibit III)
Commissioners had questions. Responses will be in italics.
• Commissioners asked if installing speed bumps for week end only would alleviate some of the parking issues or if
Lipe mentioned that S.W. police have received 10-15 parking related calls since they opened 5 years ago and she suggested that the island in the parking lot be removed.
Ben Wheeler responded that the applicant would rather have a stop sign installed instead of speed bumps or closing the island in the parking.
• Commissioners asked if adding another entrance would cause buses to back up on to route 5.
Doolittle responded that buses currently make the entrance and there is no change by adding another entrance and there is plenty of room for buses not to back up into route 5.
Doug Nation, owner of Nomads mentioned that many people have complained that they can’t find Nomads since it’s not visible from Rte. 5, the proposed entrance would make it more visible.
Pacekonis made a motion to approve the application with the following conditions.
1. Prior to commencement of any site work, a meeting must be held with Town Staff.
2. An as-built plan is required prior to issuance of a Certificate of Occupancy per Section 8.1.11 of the Zoning Regulations.
3. This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission, including bonds in the amount of $1000.
4. All bonds must be in one of the forms described in the enclosed Bond Policy.
5. If a State Traffic Commission certificate modification is required, no building permits will be issued until the certificate has been issued (per CGS §14-311).
6. Pavement markings must be maintained in good condition throughout the site drives and parking areas.
7. All free standing signs and/or building signs require the issuance of a sign permit before they are erected.
8. A “No U-Turn” sign must be added on the north bound lane of Route 5 at the Bidwell Road intersection.
9. Two stop signs must be added at the end of the entrance drive from Rte. 5 before entering the parking area.
10. A second do not enter sign must be added along the entrance drive.
11. One way signage must be added along the new entrance drive.
Carroll seconded the motion. The motion carried and the vote was unanimous.
5. Appl. 11-35P, Peter Gutska DBA Pete’s Carstar Inc. – request for a DMV General Repairer’s license to operate an auto body business on property located at 459 John Fitch Boulevard, I zone
Peter Gutska presented the application as follows. The applicant is proposing to move his business to 459 John Fitch Blvd to create a better workflow and image.
Lipe gave the following planning report.
1. Request for site plan approval for a DMV General Repairers license to operate an auto body business in the building at 459 John Fitch Boulevard, I zone. The applicant has provided a map of the site; the lease area includes overhead doors, a small office area, bathroom and parking outside of the building. The property is surrounded on all sides by Industrially-zoned land to the north and general commercial land to the south. This existing building was previously the home of G 7 s Scrap Metal and has been vacant since the owner built on Nutmeg Road North.
2. This applicant was previously licensed in 1992 for an auto body show at his current location of 12 Sea Pave Drive.
3. In the applicant’s narrative he has indicated they a body shop and do not do motor vehicle repairs on site. The building currently has no waste water drainage system and hazardous materials will be kept in a drum and picked up and taken off site. WPCA approval would not be required.
4. The applicant’s hours of operations will be Monday through Friday from 8 -6 and on Saturday’s 9 -1.
5. There will be no outdoor storage of vehicles in the front of the building. Any vehicles left o site will be within the fenced in area.
6. If any new signage is proposed, a sign permit will be required.
If this application is approved, the planning department has no additional comments.
There were no engineering comments.
Commissioners asked if there were any floor drains.
The applicant responded that he was aware that he had to cement the drains and he mentioned that all of EPA regulations will be followed. The applicant plants to keep all the vehicles inside the building.
Pacekonis made a motion to approve the above mentioned application with the following conditions.
1. This approval does not constitute approval of the sanitary sewer, which can only be granted by the Water Pollution Control Authority.
2. Pavement markings must be maintained in good condition throughout the site drives and parking areas.
3. All free standing signs and/or building signs require the issuance of a sign permit before they are erected.
4. This approval is for a general repairer’s license for Pete’s Carstar, Inc.
5. Any floor drains not utilized in the car washing area shall be sealed off.
6. Water Pollution Control Authority approval is required for floor drain connection.
Sorenson seconded the motion.
The motion carried and the vote was unanimous.
6. Request for interpretation of “institutional” use in Buckland Gateway Development zone
Commissioners discussed the above mentioned item. Commissioners agreed by consensus that a Residential Care Home Facility is considered an institutional use and is allowed in the Buckland Gateway Development Zone.
BONDS:
Pacekonis made a motion to set the site bond for Appl. 11-05P, Fed Ex Ground Distribution Center at $21,000 for road improvements. Sorenson seconded the motion. The motion carried and the vote was unanimous.
MINUTES:
None
OTHER BUSINESS:
None
CORRESPONDENCE/REPORTS:
Tom Simmons, Simmons Premier Soccer Club requests permission to use flood lights on West Road Monday through Friday from 6:00 PM to 7:30 PM.
Commissioners discussed the proposal and agreed by to allow Mr. Simmons to use flood lights from Dusk till 8:00PM. Pacekonis made a motion to approve the request. Foley seconded the motion. The motion carried and the vote was unanimous.
ADJOURNMENT:
Commissioner Sorenson made a motion to adjourn at 9:30 PM. Commissioner Pacekonis seconded.
The motion carried and the vote was unanimous.
Respectfully Submitted:
PZC approved 12/13/11
Maria Acevedo
Recording Secretary
| 
