Town of South Windsor, CT Agendas & Minutes Archive

PZC Minutes 06-25-2013

MEMBERS PRESENT: Patrick Kennedy, Viney Wilson, Billy Carroll, Mario Marrero, Betty Kuehnel, Kevin Foley

ALTERNATES PRESENT: Stephanie Dexter, Stephen Wagner

STAFF PRESENT: Michele Lipe, Town Planner; Lauren Zarambo, Recording Secretary

APPLICATIONS OFFICIALLY RECEIVED:

Appl. 13-23P, Amoun Pita & Distribution / Amoun Road Service – request for a site plan modification to include a DMV General Repairer’s license to operate an auto repair facility, on property located at 361-363 Pleasant Valley Road, I zone
Appl. 13-24P, Inner Light & Soul Yoga—request for a special exception to Section 7.13 to operate a yoga studio on property located at 136 Commerce Way, I zone
Appl. 13-25P, OFS Corporation —request for a site plan modification for the addition of a 2,400 sf storage facility, on property located at 260 Ellington Road, I-291 Corridor Development Zone
Appl. 13-26 P, The World is Mine LLC dba Group Fitness Studio—request for a special exception to Section 7.13 to operate a fitness studio on property located at 405 Sullivan Ave, I zone
Appl 13-27P, Redland Brick, Inc. KF Plant – request for 5-year renewal of the special exception to article 7.16.4 for an earth removal permit, Phases 6 and 7, on property located at 1440 John Fitch Boulevard, I & RR zones

PUBLIC HEARING/ COUNCIL CHAMBERS

CALL TO ORDER: Chairman Kennedy called the Public Hearing to order at 7:30 p.m.

Secretary Commissioner Wilson read the legal notice as it was published in the Journal Inquirer on Thursday, June 13,and Thursday, June 20, 2013, into the record.

The Chairman appointed Commissioner Wagner to be seated for Vice Chairman Pacekonis.

Appl. 13-24P, Inner Light & Soul Yoga—request for a special exception to Section 7.13 to operate a yoga studio on property located at 136 Commerce Way, I zone

Ms Gina McCray, owner of Inner Light & Soul Yoga, introduced her request for a special exception to Section 7.13 for a yoga studio at 136 Commerce Way. The studio presently operates after business hours and Saturday mornings.

Town Planner Michele Lipe gave staff comments:

Request for Special Exception to Article 7.13 of the zoning regulations related to indoor recreation to allow a yoga studio in the existing building at 136 Commerce Way, I zone. The yoga studio will occupy about 500 square feet.
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 Commission may impose additional conditions in accordance with these regulations in order to ensure that all applicable criteria enumerated above and/or within a particular use category are satisfied.

The applicant is proposing classes Monday through Thursday, 6:00 p.m. to 7:15 p.m., and on Saturday, 8:30 a.m. to 9:45 a.m., with a maximum class size of 10 students.
The parking requirement for indoor recreational use is one space per 250 square feet, or 2 spaces. The applicant is showing 16 spaces and 1 handicap space dedicated for this unit.
There are no interior changes proposed to the building. The applicant should consult the fire and building department for any permits that may be required for the use.
The site is served by public water and sewer.
If this application is approved, the Planning Department requests no additional approval modifications.

No one from the public spoke in favor or opposition to the application.

Commissioner Wagner noted the limited hours proposed and if the applicant would be expanding her hours of operation it was a good time to request to do so within the public hearing. The applicant stated classes could be added in the morning or afternoon and requested that flexibility. Planner Lipe brought up adding classes during business hours might have potential conflicts with parking availability. Commissioner Marrero clarified with the applicant that there are 16 parking spaces available and they are not shared with other businesses in the building. Commissioner Carroll asked about parking and hours of operation. The Planner stated an approval condition could be crafted if additional hours are added for the need to demonstrate compliance with parking.

The Public Hearing closed at 7:40 p.m.

Appl. 13-26P, The World is Mine LLC dba Group Fitness Studio—request for a special exception to Section 7.13 to operate a fitness studio on property located at 405 Sullivan Ave, I zone

Applicant, Mr. Merle McKenzie, with his business partner, Mr. Glenn Parra Jr, and Mr. Tom Kuhns, property owner, introduced their request for a special exception.

Town Planner Michele Lipe gave staff comments:

Request for Special Exception to Article 7.13 of the zoning regulations to allow a group fitness studio in the existing building at 405 Sullivan Ave, I zone. The fitness studio will occupy about 7,500 square feet in the front part of the building.
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 applicant is proposing classes Monday through Friday 5:30 a.m. to 8:00 p.m. and on Saturday and Sunday 7 a.m. to noon with a maximum class size of 25 students.
The parking requirement for indoor recreational use is one space per 250 square feet, or 30 spaces. The applicant is showing 45 spaces and 4 handicap spaces dedicated for this unit in the front parking area. There is additional parking behind the building.
There are no interior changes proposed to the building. The applicant should consult the fire and building departments for any permits that may be required for the use.
The site is served by public water and sewer.
If this application is approved, the Planning Department requests no additional approval modifications.

No one from the public spoke in favor or opposition.

Commissioners Carroll asked about the applicant’s plan for signage. Mr. Kuhns stated they will submit an application for a sign on Sullivan Avenue and one on the building itself. Planner Lipe stated the application will have to be in accordance with the regulations or the Planning Department can advise them as to the allowances for an embellished sign. Commissioner Wagner asked about hours of operation. The applicant replied 5 a.m. to 8 p.m. daily.

The Public Hearing closed at 7: 45p.m.

Appl. 13-20P, Revolutions Bowling & Lounge - request for a special exception to Section 7.13.1D.5 and site plan modification to expand their current permit to allow for seasonal outdoor activities including: 1) tent for special events (up to 250 guests); 2) entertainment, including music and dancing; 3) a bar and patio seating for up to 150 patrons; and 4) areas dedicated to outdoor activities, on property located 60 Bidwell Road and 195 Governor’s Highway, I zone

The Public Hearing from 6/11/13 is continued until 7/9/13.

REGULAR MEETING / MADDEN ROOM

CALL TO ORDER: Chairman Kennedy called the Regular Meeting to order at 7:50 p.m.

PUBLIC PARTICIPATION:

NEW BUSINESS: Discussion/Decision/Action regarding the following:

THE FOLLOWING ARE MOTIONS MADE DURING THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION HELD IN THE MADDEN ROOM

ITEM: NEW BUSINESS

Appl. 13-25P, OFS Corporation —request for a site plan modification for the addition of a 2,400 sf storage facility, on property located at 260 Ellington Road, I-291 Corridor Development Zone

Mr. Andy Krar, Civil Engineer with Design Professionals, Inc, introduced the request for a site plan modification with Mr. Edward O’Hare, owner of OFS Corporation. The proposed plan is to build a 2,400 square foot single story warehouse building, 22 feet in height, at the 260 Ellington Road site to store their unfinished wood products. The site is relatively flat, storm drainage running from north to south and they will be re-grading a swale to go around the new building. There are presently 15 parking spaces and with the addition of the new building 2 more spaces are required. Mr. Krar demonstrated on a plan additional space which can accommodate 7 more spaces if needed. The building slab will be constructed with multiple concrete pilings over an existing reinforced 15” concrete pipe. Mr. Krar, collaborating with Hansen Pipe in CT, did calculations to insure the pipe would be protected with the proposed loads.

The Town Planner asked if the applicant had architectural drawings to submit. Mr. O’Hare passed around a picture of what the building would generally look like and a color sample sheet.

The Town Planner gave staff comments:

The applicant is a proposing 2,400 square foot facility located on the westerly side of the property, adjacent to the existing building at 260 Ellington Road, I-291 Corridor zone. This property is adjacent to the entrance to the CT Studios site.
This lot pre-existed to the I-291 Zone and is currently non-conforming in lot size. Parking requirements for the uses on the property are 17 spaces – the applicant is showing 15 spaces with an additional 7 spaces in reserve. The plan appears to meet all other requirements of the zone.
The storage unit is proposed along the westerly side of the building as been placed in the side yard in an area that currently is encumbered by a private drainage easement. This easement was required by this Commission at the time of the original subdivision. At the request of staff, the easement is being modified to reflect how the drainage is currently handles and the responsibilities as it relates to the placement of the structure within the easement.
The only utilities being brought to this building include gas and electricity – so no WPCA approval is required.
The proposed building will be a pole barn as per the architectural drawing submitted. The landscaping proposal includes 10 viburnum shrubs to be 3 feet in height at planting.
If this application is approved, the Planning Department has no modifications to request.

The Town Engineer, Jeff Doolittle, reviewed the site plan modification proposed and had the following comments:

The additional building will result in an increase in stormwater runoff from the added impervious surface.~ This could be treated and infiltrated into the ground by slightly increasing the capacity of the realigned swale next to the new building.~ I suggest this swale be made at least 1 foot deep and a little wider to collect the roof runoff from the proposed building.~
Show a proposed location for the construction entrance pad and details for this stone pad.
Move the temporary soil stockpile off the drainage easement and pipes.~
Add a note that the contractor is to avoid disturbance to and work in the drainage easement so the existing pipes and structures do not get damaged.~

Commissioner Marrero asked if semi tractor trailers will be making deliveries and turning around on site. Mr. Krar stated it will be fork lifts bringing in material on site. Mr. O’Hare stated they have a loading dock on the main building and they get one tractor trailer a day and small box trucks which turn on site and he does not anticipate the traffic to increase. Commissioner Wagner asked about drainage and runoff from the parking lot. Mr. Krar replied the catch basin receives about half the runoff from the parking lot, mentioned the swale and stated there is never standing water.

A motion was made to approve by Commissioner Carroll 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.
A landscape bond in the amount of $1000 is required and must be submitted prior to the issuance of a certificate of occupancy if work is not completed.
All bonds must be in one of the forms described in the enclosed Bond Policy.
An as-built plan is required prior to issuance of a Certificate of Occupancy per Section 9.1.3 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 6/25/13 must be incorporated into the final plans.
A modified drainage easement between Cass LLC and Tremont LLC shall be filed on the land records.

Seconded by Commissioner Kuehnel.

The motion carried and the vote was unanimous.

Appl. 13-24P, Inner Light & Soul Yoga—request for a special exception to Section 7.13 to operate a yoga studio on property located at 136 Commerce Way, I zone

A motion was made to approve by Commissioner Wilson with the following modifications:

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.
A building permit is required for the change of use. The fire marshal’s office and building department must be consulted regarding changes to the interior of the building and the specific building codes that must be adhered to.
If additional classes are added, the Planning Department must be notified and parking requirements be addressed.

Seconded by Commissioner Carroll.

The motion carried and the vote was unanimous.

Appl. 13-26P, The World is Mine LLC dba Group Fitness Studio—request for a special exception to Section 7.13 to operate a fitness studio on property located at 405 Sullivan Ave, I zone

A motion was made to approve by Commissioner Carroll with the following modifications:

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.
A building permit is required for the change of use. The fire marshal’s office and building department must be consulted regarding changes to the interior of the building and the specific building codes that must be adhered to.

Seconded by Commissioner Wagner

The motion carried and the vote was unanimous.

Appl. 13-20P, Revolutions Bowling & Lounge - request for a special exception to Section 7.13.1D.5 and site plan modification to expand their current permit to allow for seasonal outdoor activities including: 1) tent for special events (up to 250 guests); 2) entertainment, including music and dancing; 3) a bar and patio seating for up to 150 patrons; and 4) areas dedicated to outdoor activities, on property located 60 Bidwell Road and 195 Governor’s Highway, I zone

No action was taken on Appl. 13-20P and the Public Hearing continued to July 9, 2013.

BONDS: Callings/Reductions/Settings

Appl. 11-03P, Medical Office Building Landscaping Bond in the amount of $5,000 to be reduced by $5,000 to leave a balance of -0-.
Appl. 11-03P, Medical Office Building Town Hall Landscaping Bond in the amount of $5,000 to be reduced by $2,000 to leave a balance of $3,000.

Commissioner Marrero made a motion to reduce the two above mentioned bonds. Commissioner Carroll seconded the motion. The motion carried and the vote was unanimous

Appl. 11.-03P, Medical Office Building IWA/CC Bond in the amount of $2,000 to be reduced by $2,000 to leave a balance of -0-.

Commissioner Marrero made a motion to reduce the mentioned bond. Commissioner Carroll seconded the motion. The motion carried and the vote was unanimous.

MINUTES:

06/11/13 was adopted by consensus with the correction by Commissioner Wagner to change the date from 2012 to 2013.

CORRESPONDENCE/REPORTS:

The Town Planner began a discussion to get clarification of the commercial animal agricultural requirements. It was the consensus of the Commission that the chart of acreage per animal unit was not applicable to a commercial animal agriculture application.

Mayor Delnicki presented a proclamation to Chairman Kennedy for the many years service he has performed as Chairman of the Planning and Zoning Commission and as former President of both the Rotary Club and Chamber of Commerce. Commission Wilson then presented a citation to Chairman Kennedy of congratulations for his service and leadership.

ADJOURNMENT:

Motion to adjourn the meeting at 8:15 p.m. was made by Commissioner Carroll.

Seconded by Commissioner Kuehnel.

The motion carried and the vote was unanimous.

Respectfully Submitted,

Lauren L Zarambo

Recording Secretary