MEMBERS PRESENT: Bart Pacekonis, Viney Wilson, Billy Carroll, Betty Kuehnel, Mario Marrero, Will Butter, Kevin Foley
ALTERNATES PRESENT: Stephanie Dexter, Stephen Wagner
STAFF PRESENT: Michele Lipe, Town Planner; Jeff Doolittle, Town Engineer; Lauren Zarambo, Recording Secretary
APPLICATIONS OFFICIALLY RECEIVED:
- Appl. 13-40P, Sullivan Avenue LLC – request for a site plan modification for an 11,920 sf addition for the expansion of the approved for the storage maintenance and sales of construction equipments as well renewal of the temporary and conditional permit for outdoor displays of construction equipment, on property located at 570 Sullivan Avenue, I zone
- Appl. 13-41P, Redland Brick, Inc. KF Plant – request for a 5-year renewal of the special exception ot Article 7.16.4 for an earth removal permit and site plan, Phases 6 and 7, on property located at 1440 John Fitch Boulevard, I & RR zones
- Appl. 13-42P, Delton Automotive LLC – request for DMV General Repairer’s license and site plan modification, for property located at 89 Commerce Way, I zone
PUBLIC HEARING/ COUNCIL CHAMBERS
CALL TO ORDER: Acting Chairman Bart Pacekonis 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, September 12, and Thursday, September 19, 2013 into the record.
- Appl. 13-35P, Sullivan Place Centers LLC – request for a special exception to Table 4.1.1A and site plan approval for three buildings totaling 12,600 sf of retail space in phase 1 and 19,200 sf of office space in phase 2, to be known as Sullivan Place Centers, on property located at 925 Sullivan Avenue, GC zone
Mr. Phil Tartsinis, 855 Sullivan Avenue on behalf of Sullivan Place Centers LLC, presented the application to the Commission. Mr. Tartsinis showed the site plan and described the single story buildings located at the front of the development as Phase 1. The site will become functional with driveways and interconnection to the property to the west established at the time of Phase 1. The traffic light, a condition of approval, has been completed. The interconnection has been classified as an access of convenience which does not require a state traffic certificate. They are presently waiting for comments from DOT. Phase 2 includes the two story office center and associated parking for that building. He stated the drainage and functionality of site will be completed during Phase 1.
A sidewalk has been added from the complex to Sullivan Avenue between Morgan Farm and Hillside to accommodate pedestrians according to the comments of PD Officer Bond. Mr. Tartsinis introduced Robert Arsenault, PE for the project, and Attorney Hal Cummings, attorney for the project, and then continued to show renderings describing the building addresses as 935 Sullivan, 925 Sullivan and 915 Sullivan Avenue. They have met with ADRC and have incorporated their comments into the revised drawings The front, back and sides of 935 Sullivan Avenue, the 5,150 sf building, will be the same so that whether viewed from Sullivan Avenue or within the complex they will appear the same with block, action strips, a-frames with wood shake siding, cupola which will be lit, and functional windows. The second building measuring 7,400 sf,
925 Sullivan, will be uniform to the 1st building in all details. The Phase 2 building is a two story office center with block used identical to the 1st two buildings to visually interconnect with like building materials and architecture. It will have an open atrium and will be classified as Class A office space.
Mr. Arsenault, engineer for project, spoke about the phasing stating the required parking for Phase 1 is 63 spaces and they are providing 83 spaces. For the overall project 150 spaces are required and they are providing 179. A double detention area is being provided for drainage. It will be their first task in the sequence of construction in order to take care of any water quality issues. They will have a zero increase in run off for the entire site. Almost half the site was included in the conservation easement when they received approval from IWA/CC. They also received approval from WPCA for the sanitary sewer located in the road opposite Hillside Drive. Gravity sewer will service two buildings. An ejector pump will be provided for the rear building. Mr. Tartsinis stated in keeping with his initial proposal and word
they are providing convenient parking, sidewalks, and a conservation easement which will be added to the Michael Donnelly Land Preserve.
Town Planner, Michele Lipe, gave staff comments:
- Request for a special exception to Table 4.1.1A and site plan approval for three buildings totaling 12,600 sf of retail space in phase 1 and 19,200 sf of office space in phase 2, to be known as Sullivan Place Centers, on property located at 925 Sullivan Avenue, GC zone. The applicant is requesting approval of both phases.
- The reason this is a special exception is because in the 2007 update the zoning regulations, a note was added to the Industrial Commercial use table which indicated properties in the General Commercial zone that met certain thresholds were subject to a special exception approval. One of those thresholds is a parking area in excess of 50 cars. There are 179 parking spaces proposed. The Special Exception criteria include:
- 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; and
- The overall physical appearance of the proposed development is compatible with surrounding development and the Commission’s goals for the neighborhood/corridor.
- The PZC previously approved a clearing and access plan earlier this year. At that time of the original approval, the Commission reviewed the traffic study presented and had a third party review also provide input. That approval allowed for a full access drive on to Sullivan Ave across from Hillside Drive with an interconnection to the property to the west. The conditions placed on this access include the following:
- The developer must make the internal interconnection to the property to the west prior to the issuance of a certificate of occupancy.
- The width of Sullivan Ave. along the site’s frontage must be widened. This widening configuration is subject to DOT’s approval. It is recommend that the same condition be placed on this approval
- Maximum impervious coverage allowed is 65%, 16% proposed. Front yard setback is about 52 feet, 50 feet required. Lot coverage is 3%; 50% allowed.
- Parking requirements based on the proposed uses are 150 spaces; 179 have been provided. There is sidewalk shown on the plans connecting from the new light to the plaza and connecting up to the new plaza. We had the Chief of police review this configuration and he agrees the layout shown.
- The site will be serviced by public sewer and public water. The applicant has received WPCA approval for the two buildings identified in phase 1 and will return to the WPCA for final approval of the phase 2 sewer.
- A permit from the IWA/CC has been granted. This application was heard by IWA/CC on November 21st and approval was granted including the following requirements: 1) $50,000.00 for installation of stormwater structures; $30,000.00 for mitigation habitat plantings; $10,000.00 to ensure proper placement and maintenance of erosion and sediment controls.
- The applicant went to the ADRC on September 5. The Committee indicated that they were pleased the architecture and plans as presented. Items that needed to be finalized included: an update to the architectural elevations of the front building so that the elevation facing Sullivan is treated the same as the opposite elevation; a note that all condensing units, if placed on the ground, will be screened; door locations on the backs of the retail buildings should be shown, and material colors should be finalized. The applicant has submitted a revised elevation to address these comments.
- All proposed lighting must be full cut off poles.
- There is an access drive interconnecting this site to the site to the west. Signage and striping should be placed to the rear of the existing building on 855 Sullivan Ave to establish the traffic pattern once on this site.
If this application is approved, the Planning Department has no additional approval modifications to request.
Town Engineer, Jeff Doolittle, gave staff comments.
Mr. Robert Dickinson, resident of Birch Road, spoke in favor of the application encouraging having a safe multi-use path for pedestrians and bicyclists along the entire length the Sullivan Avenue. He questioned if the sidewalks proposed are up to the state 5 ft standard recommended width.
Ms Ginny Hole, resident of Lefoll Boulevard and member of SWW&WW, spoke in favor of the sidewalk running in front of Sullivan Place Centers to the cross walk at the Dairy Queen area and destination parking. This will encourage walking to accomplish errands. She also asked about sidewalks within the complex itself.
Mr. Skip Bourke, resident of Murielle Drive and member of SWW&WW, spoke in favor of the project and to promote pedestrian and bicycling access to and within the development.
Ms Patty Hood, resident of Clark Street and member of SWW&WW, spoke in favor of application and the importance of a crosswalk for safe pedestrian access to businesses and the Dairy Queen and mini-golf especially for youngsters under the age of 16.
No one from the public spoke in opposition.
Acting Chairman Pacekonis asked for comments from Commissioners.
Commissioner Foley asked if walkways could be incorporated from Building 3 across to the west and south access points. Mr. Tartsinis stated access may be lessened because of wetlands issues. They have incorporated a retaining wall to stop the disturbance to the wetlands. Another concern for limiting walkways out of sight behind the building is to deter people using the area at night not for business. The intention has been to incorporate sidewalks everywhere possible and offered a walking trail to the Michael Donnelly Land Preserve. The Town did not want to add another trail to the land preserve but he is not opposed to reinstituting the offer to the Town for that access.
Commissioner Wagner stated the sidewalks proposed are four feet wide rather than 5 feet and asked why sidewalks were not being projected over to Geissler’s property. Mr. Tartsinis replied sidewalks have been strategically placed pursuant to traffic review comments from Officer Bond to avoid crossing at areas of potential conflict. He then read segments from a statement from Chief Reed, “I think ideally any sidewalk is a good addition…If he goes to the eastern end of the property it will just end and leave a good size gap before Geissler’s plaza… I think encouraging pedestrians to cross at the Hillside intersection is troublesome because of turning traffic.” Commissioner Wagner envisioned the sidewalk not only serving their facility but acting a through route for the people walking the
length of Sullivan Avenue and that has been lost in this plan. Mr. Tartsinis replied that sidewalks exist on the opposite side of the street and they have concurred with what the traffic people have suggested to them.
Commissioner Butter encouraged connecting sidewalks to the Geissler plaza for future development. Mr. Tartsinis replied he cannot because it would encourage people to cross at the area of conflict.
Commissioner Marrero stated it is expected for pedestrians to cross at intersections and the public does not expect pedestrians to cross midblock between intersections. If enough people cross, a cross walk will be required. Mr. Tartsinis stated the traffic experts from the Police Department advised them to design their plan as they have and the sidewalks are intended for use within their complex. The Commissioner stated people from Hillside will be crossing at the intersection and does not agree how the plan is laid out. Mr. Arsenault stated if the sidewalk is extended then crossing at the intersection is encouraged and a crosswalk will be required and the only way to have a safe crosswalk will be at a signalized stop. The State DOT does not want sidewalks there and neither do the Town traffic officials because it is a
safety issue. Commissioner Marrero stated the State will do what the town’s plan is in terms of sidewalks. The Commissioner then brought up the approval condition of widening RT 194 to have a safer roadway. Mr. Tartsinis stated DOT has the prints concerning the bypass lane and will not allow a 24’ bypass lane because it will appear to be two lanes and promote accidents. Mr. Tartsinis stated they are prepared to put in a 20 foot bypass lane according to what town staff has requested.
Continuing the discussion on sidewalks, Commissioner Carroll asked if there would be a crosswalk at Dunkin Donuts. Mr. Tartsinis stated there is not a crosswalk planned because it would not stop traffic in all directions. The Commissioner stated it does not make common sense to have a crosswalk but not stop N/S traffic in that area. Mr. Tartsinis stated if Town and DOT should approve a crosswalk we will provide it. The Commissioner replied in his opinion it makes sense to put sidewalks all the way up to the intersection at Hillside Avenue and to have a crosswalk there and asked to go back to the police department for reconsideration.
Attorney Harold Cummings, representing the applicant, stated the developer is prepared to put in sidewalks as directed and approved by town staff and the state DOT. Sidewalks will be developed as approved by town and state to address safety concerns.
Acting Chairman Pacekonis voiced concerns over limited sidewalks stating the Commission is trying to have a walk-able community in line with the Town Plan of Conservation and Development. Sidewalks going half way across a lot are inadequate. To promote pedestrian traffic sidewalks should be located along the frontage of the lot with access from the street through the property. The only way to have a safe walk-able community is to have crosswalks. He then asked about the building materials to be used and addressed dumpster access at the corner dumpster pad for which he suggested a straight on access behind the Phase 2 building. PE Arsenault replied the turning movements were checked but agreed to turn it around for straight access. Pacekonis stated his preference to have crosswalks at Dunkin Donuts and at Hillside Drive
and asked the Planner if the public hearing needed to remain open in order to receive more input from the Police Department to assess crossing at the intersection vs. away from the intersection. The Planner replied it could be addressed as an approval condition.
The Acting Chairman recalled Mr. Dickinson who asked if lock up posts for bicycles were planned and stated experienced bicyclists using Sullivan Avenue will use the shoulder and inexperienced will ride on the sidewalks and 5 foot wide sidewalk will accommodate pedestrian use.
The Public Hearing closed at 8:35p.m.
- Appl. 13-32P, South Windsor Stone & Landscaping Supply, LLC – request for a modification to the special exception previously granted to article 4, Table 4.1.1A and site plan approval for a landscape material sales and storage business property located at 287 Strong Road, I zone (Continued from 9/10/13)
Secretary Commissioner Wilson read an email dated 9/17/13 submitted by Peter DeMallie of Design Professionals, Inc. to the Town Planner postponing the public hearing until 10/8/13.
REGULAR MEETING / COUNCIL CHAMBER
CALL TO ORDER: Acting Chairman Pacekonis called the Regular Meeting to order at 8:42 p.m.
PUBLIC PARTICIPATION: None
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
Commissioner Kuehnel made a motion to nominate Acting Chairman Pacekonis for Chairman. Commissioner Foley seconded the motion. The motion carried and the vote was unanimous.
Commissioner Carroll made a motion to nominate Secretary Commissioner Wilson for Chairman. Commissioner Butter seconded the motion. The motion carried and the vote was unanimous.
Commissioner Kuehnel made a motion to close the nominations. Commissioner Marrero seconded the motion. The motion carried and the vote was unanimous.
A vote was called 4 to 3 in favor of Bart Pacekonis as Chairman. Commissioners Marrero, Foley, Kuehnel and Pacekonis voting in favor of Pacekonis. Commissioners Carroll, Butter and Wilson voting for Wilson.
- Appointment to CRCOG Regional Planning Commission to fill 2013 Seat left by former Chairman Patrick Kennedy
Chairman Pacekonis volunteered to fill the seat on CRCOG’s Regional Planning Commission.
- Appl. 13-36P, Sudden Service — request for a site plan modification for the addition of a 4,000 sf storage facility, on property located at 840 Sullivan Avenue, GC Zone
Mr. Kenneth Pudeler of Pudeler Engineering presented the application proposing a building to the rear of the existing building and submitted photographs of the site to the Commission. He addressed a planning comment regarding the screening of the buffer area stating he wants to maintain the existing large buffer of mature red maple trees to use as screening. Only electrical is proposed for the storage building for lighting. No plumbing or heating is proposed. A dozen parking spaces will be added to the rear, six or seven of which will be for employee parking and to share with Petersen’s Hardware, leaving three for visitor parking.
Mr. Pudeler then addressed comments received from the Town Engineer. Concerning the proposed sidewalk in front extending as close to the southwest property line as possible he stated there is a 33 inch oak tree on state property and he has stopped the sidewalk 10’ short of the tree in order not to damage roots. He will install the required concrete dumpster pad and will resubmit the storm water calculations he previously submitted for review. He spoke about the proposed retention basin to have an emergency overflow spillway and corrected a typo on the plan concerning the catch basin which is 75 inches rather than the 57 inches shown. He described the clay as reddish rusty brown which will dry out in the spring and stated they will make an overflow between the building and the concrete dumpster pad where, if there
should there be overflow, it will only be used in a 100 year storm.
Town Planner Lipe made staff comments:
- The applicant is a proposing 4,000 sf warehouse facility, located northerly of the existing retail building, at 840 Sullivan Ave, GC zone. The purpose of this building is for storage of equipment and will replace the temporary trailers currently on site. It is not intended to be open to the public and no facilities are proposed.
- This lot has common access drive with Peterson’s Hardware. Lot size 2.2 acres. Maximum impervious coverage allowed is 65%; 22% shown. Lot coverage is 50%; 3% shown. Parking requirements for the uses on the property are 16 spaces – the applicant is showing 20 spaces and additional parking to be shared with the adjacent business, Peterson’s Hardware. The plan appears to meet all other requirements of the zone.
- Since the only utilities that are being brought to this building include gas and electricity – so no WPCA approval is required.
- There are regulated wetlands on the site; however there is no work proposed in the wetlands, just minor work in the buffer area. A minimal impact permit was issued today with the requirement of a $2,000 E and S bond.
- The proposed warehouse building, including the materials and colors, was reviewed the ADRC on 9-19 and they were satisfied with the proposal as presented.
There is a landscape buffer requirement along a portion of the easterly boundary as well as the northerly boundary as this property is adjacent to the A-20 zone. This 50 foot buffer area is currently vegetated with deciduous growth and the remainder of the site up to the building remains heavily vegetated. At this time, no additional planting is proposed. If future development takes place on the site, the buffer area may have to be interplanted to meet the buffer requirements. A sidewalk is shown along the frontage of this lot which connects to the existing sidewalk in front of
Peterson’s Hardware.
If this application is approved, the planning department has no modifications to request.
Town Engineer Doolittle made the following comments:
Engineering has reviewed the site plan received for the above application and has the following comments:
- The proposed sidewalk in the front should extend as close to the south west property corner as possible.
- Include a detail for an 8 inch thick reinforced concrete dumpster pad.
- Provide the factors and calculations used to determine the stormwater flow from the site, pre and post development.
- The proposed retention basin should have an emergency overflow spillway or piped high level outlet to the existing CB in case it fills with water. Based on the test pit data, the bottom of the basin will be in clay and there will not be much if any infiltration from this basin into the ground.
Chairman Pacekonis asked Mr. Pudeler to confirm he would only be clearing what was proposed on the plan. Mr. Pudeler concurred. The Chairman asked if the proposed storeroom was for equipment to be serviced or sold. Mr. Pudeler stated it would be storage space for new equipment from their show room and for customer’s equipment with repairs, and oil and chain which comes in bulk. The containers in back will be gone when finished with construction. The height of the building is 26’high, 18’ at eaves. The Town Planner stated the colors chosen will be slate and received a positive review from ADRC. Commissioner Foley saw no need for buffer trees with the existing dense forest stating he would rather see a new building than storage containers. The Chairman stated there would be minimal impact to
neighborhood. Commissioner Carroll asked if the sidewalk could go around the tree. Mr. Pudeler stated they were installing sidewalks for their property. The Planner stated the adjacent landowner is fully developed and would not necessarily be retroactively installing new sidewalks unless the State developed a plan with the Town.
Commissioner Wilson made a motion to approve with the following modifications:
- Prior to commencement of any site work, a meeting must be held with Town Staff.
- No building permit will be issued until the final mylars have been filed in the Town Clerk's office.
- This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission, including bonds in the amount of $2,000 for erosion and sedimentation measures.
- 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 9/20/13 must be incorporated into the final plans.
Seconded by Commissioner Carroll
The motion carried and the vote was unanimous.
- Appl. 13-38P, Town Square at Evergreen Walk – request for a site plan modification for architectural changes to the approved apartments; addition of six garage buildings (totaling 42 spaces); and an outdoor pool area with cabana, to be known as the “The Haven at Town Square”, on to be located on a portion of 151 Buckland Road [within "Evergreen Walk"], and being approximately 1,200 feet west of Buckland Road and 400 feet north of Smith Street, Buckland Road Gateway Development Zone
Attorney Len Jacobs representing Johnson Development presented the application to request changes to the approval previously granted for 200 rental apartment units in a currently undeveloped area of Evergreen Walk. The Attorney introduced Mr. Rich McPhillips of applicant Johnson Development Group, Mr. Phil Forsley from Fuss & O’Neill, and architects Mr. Allen James and Mr. Greg Clever from Davis Associates.
Johnson Development has entered into a contract with the owners of Evergreen Walk to build the 200 unit apartment complex and has identified changes to upgrade project. The ADRC has endorsed the changes proposed. Mr. McPhillips with Johnson Development Associates from South Carolina showed photo boards of exteriors, interiors and finishes.
Mr. Forsley of Fuss & O’Neill described the overall site plan of town square and the proposed changes. The two detention basins originally approved are now proposed as one basin which has been made larger leaving space for another basin for future development. Site plan now shows garages as long rectangular buildings and a compactor area away from the residential buildings near the garages. A pool with patio has been proposed. Mr. Forsley indicated a building proposed from town square that is now not being built and parking spaces on the plan which were shown as part of the Johnson development application but actually go with a future building not on this plan. A corrected sheet was submitted to the Town Planner this afternoon showing the changes.
Architect, Mr. Greg Clever from Davis Associates of Atlanta, Georgia, described the garages and cabana as new additions to what has been previously approved. The architecture has changed with different facades and materials to create a town feel. The changes also include a dumpster area with a compactor. The unit count for the 4 story development with pitched roofs has not changed. Attorney Jacobs stated all changes make it an upgraded project.
Chairman Pacekonis asked Commissioners for comments.
Commissioner Marrero asked about the walking path shown on the plan. Mr. Forsley stated it is a gravel access road to pond to be used for maintenance. There will be recreational walking paths that will be assessable to the residents with a long term path to connect all the way to Deming Street for public use. The complex will not provide public parking for this use.
Commissioner Carroll asked if the removal of parking spaces changes the ratio of parking spaces and if the removal of the originally proposed building changes the ratio of residential to commercial units. The applicant replied the parking spaces were never included in the count. The Planner stated originally the plan had more commercial space than was required. The applicant stated the Club house has now been removed from the approved plan and the space incorporated into the buildings.
Commissioner Wagner asked where trash would be disposed of and concern for residents navigating a long way to go to dispose their trash. An architect suggested residents may not want dumpsters near their buildings and there may be an optional valet service for disposal.
Chairman Pacekonis asked about the architectural drawings for the garage. Mr. Clever described the materials and the roofing materials chosen. Commissioner Wagner complemented the addition of the garages and stated 200 units may have a demand for more than the 40 garages proposed. The applicant stated if the demand is there they can be added.
Commissioner Wilson made a motion to approve 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.
- 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 WPCA.
- 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).
- All the original approval conditions for the Town Square development remain in effect.
- Proposed changes to the drainage and detention areas are subject to staff review and approval.
Seconded by Commission Carroll
The motion carried and the vote was unanimous.
- Appl. 13-23P, Amoun Pita & Distribution / Amoun Road Service – request for a DMV General Repairer’s license to operate an auto repair facility and a site plan modification, on property located at 363 Pleasant Valley Road, I zone
Karen Isherwood, Isherwood Civil Engineering, presented the application and described the site plan to allow Amoun Pita Distribution / Road Service to take over the 1 ½ acre lot in an industrial zone. The site includes an existing residential house and two 5,000 sq ft buildings to the rear. The previous application allowed Amoun Pita to take over one of the buildings with a proposed loading dock on the long narrow lot which is not accommodating to tractor trailer truck traffic. Since the original application, the property has been sold to Amoun Pita which now is applying for a DMV General Repairer’s license for Amoun Road Service to operate an auto repair facility in the rear 5,000 sq ft building. They also want to provide additional gravel areas to maneuver truck traffic on the site which currently
houses 3 tractor trailer trucks.
The abutting property owner is offering a lease area to give Amoun Pita room for maneuvering vehicles. Amoun Pita requires 11 parking spaces for their employees plus they have 3 tractor trailers, 3 box trucks, and one tow-able trailer. Amoun Road Service, to the rear of the site, requires 8 parking spaces for the employees, plus room for 3 road service trucks, one flat bed truck, one dump truck and one pick up truck and room for queuing traffic.
The hours of operation for Amoun Pita are Monday through Saturday, 7 a.m. to 7 p.m., and for Amoun Truck Service Monday through Friday, 8 a.m. to 5 p.m. with mechanics providing on call off site services 5 p.m. to 8 a.m., closed Saturday and Sunday.
As part of the original approval a sanitary sewer connection was required for the Amoun Pita building at 361 Pleasant Valley Road and now sanitary sewer modifications must go before WPCA for approval as well as WPCA approval for the Phase 2 connection.
The plans and runoff have been discussed with IWA/CC a number of times. With additional gravel and pavement shown on the current site plan they will be grading everything that’s proposed offsite to be graded back onto their site to capture everything into a single catch basin structure to provide 100% water quality for all existing and proposed paved surfaces. Runoff will travel west to discharge into the Podunk River through a proposed drainage easement on the abutting property.
The applicant is requesting approval for a DMV permit and approval from the Commission and a signed lease easement from their neighbor for both the lease area and the drainage easement.
Town Planner Lipe gave staff comments:
- This is a request for approval of a site plan modification for changes previously approved use of one of the existing industrial buildings for pita making operation, and the applicant is requesting a DMV general repairer’s license for truck repairs to take place in the building at 363 Pleasant Valley Road (which is the rear building). This previous owner building had this use approved in the 1970’s.
- With the original site plan, a lease agreement had executed to allow the business at 363 Pleasant Valley to continue utilizing the Botticello property, to the east, for truck storage. Since the time of the original approval, the property has changed hands and we have received a draft of the new lease giving this owner the rights to use additional land for a gravel parking area. We recommend the PZC require the execution of the lease prior to any more activity on site. In the event the lease is not executed, the applicant will need to address the encroachments of the access drive and provide parking for the vehicles that currently utilize that site on his existing site.
- Maximum impervious coverage allowed is 65%, 64.6% proposed. The parking requirement has been broken down for the residence, office; manufacturing and vehicle repair uses on this property requiring 20 spaces. The applicant is providing 20 spaces (including 2 handicap spaces); however some of the spaces for 363 are in front of garage doors and should be relocated.
- We had requested that the applicant provide a separation from the two residential spaces and the large trailer parking area; however no separation has been shown on the plans. Our concern is that a circular drive has been created and there should be no trucks entering from the western most drive. Also, the trailer spots that are shown on the westerly side of the property, in between the house and first building, are not screened from the public way. Staff request that a barrier at the end of the trailer parking so that truck traffic is not entering from the western most drive. We would also request that the proposed 8 foot fence be relocated behind the house to separate the industrial use form the residential use on the property and provide for better screening of the outdoor storage.
- Other changes involve the expansion of the gravel parking area along the entire easterly side of the drive on the adjacent property for additional truck parking. There is no landscaping treatment proposed to screen the outdoor storage. How are the trucks proposed to be stored off of the access drives going to be screened from the road?
- There is no new lighting proposed; however a recent site visit indicates that new lighting has been added to the light pole along Pleasant Valley Road and does not appear to be in conformance with the town lighting regulations. The applicant should address this.
- The applicant has recently taken out a new sign permit and has proposed to embellish the existing sign; however they still need to finish the required embellishments by adding the brick to the base as submitted on the approved sign design.
- There are no regulated wetlands on the property; however some of the work proposed is within the 80 foot upland review area. The applicant received IWA/CC approval on September 18 with the several approval conditions including bonds in the $30,000 for establishment of the stormwater system; $20,000 to ensure adequate erosion control is constructed and maintained through the construction process and $10,000 to ensure proper establishment of habitat plantings as mitigation. I have distributed a copy of the IWA/CC approval so you can see other conditions required.
- Water and septic currently serve the industrial buildings. The middle building (the pita building) has approval to connect to town sewers; however the rear building will remain on septic and will connect to sewers at a later time. Sherry McGann, the town sanitarian has reviewed the septic system analysis and has submitted comments.
- The Fire Marshal has reviewed this proposal and does not have any concerns.
- The temporary storage trailer unit on the westerly side of the building at 363 Pleasant Valley Road will have to be relocated out of the side setback. All dumpsters must be placed on a concrete pad and screened.
Town Engineer gave the following comments:
Engineering has reviewed the revised site plan received on 9/11/13 for the above site and many of my previous comments have been addressed. I have the following comments on the revised plans.
- The slope to the west of the building No 363 is steeper and more area has been disturbed than is shown on the plans. The plans need to show regrading this slope to 3H:1V or no steeper than 2H:1V and stabilizing this slope with topsoil and grass seed or stone or some other acceptable means.
- The existing silt fence needs to be maintained and repaired where was knocked down by sediment or debris.
- The metal items, old vehicles and other debris by building 363 needs to be removed from the site.
- The western driveway for the site is used to access the residential house but can not be used for truck traffic for buildings 361 or 363. Provide a barrier separating the proposed truck parking area to the south of the house from the residential parking and driveway south and west of the house.
- The proposed gravel and paved area between building 361 and 363 has a steep slope between 10% and 17% that will lead to erosion during rain storms and normal use. This entire sloped area should be paved from about elevation 60 to about elevation 49 so it is stable and does not erode.
- The proposed Phase 2 sewer needs to connect to the approved sewer from building No 361 in a manhole that is downstream of the sewer connection between building No 361 and the proposed grease trap. This would eliminate the proposed wye connection The low pressure line will need to transition to a 6: gravity line that discharges into this connecting manhole, so there is no pressure flow directly into this manhole. The manhole can be installed with the sewer connection for the building at 361 with a capped 6” pvc stub for a future connection from the building at 363.
- Calculations of expected sewer flows from building 363 and for the proposed pump system from that building must be submitted in the future for review and approval.
- The future sanitary sewer connection to the building at 363 Pleasant Valley Road needs to be reviewed and approved by the WPCA.
Ms Isherwood spoke about parking relocation, a barrier for the residential driveway to be a vinyl fence, existing lighting on three poles and a new pole installed which need to meet regulations, the required sign permit, septic system for the rear building, the storage trailer not allowed in the side yard to be moved, a free standing floorless metal canopy, concrete pads to be screened, engineering comments to be addressed and the paving where gravel was proposed to avoid erosion.
Commissioner Marrero voiced concern whether parked vehicles will inhibit turning trucks. Isherwood stated a DOT template was used to calculate the turning radius.
Commissioner Foley asked about the proposed storage trailers at the entrance and if the parking at the entrance to the site was for temporary parking spots. Isherwood stated 3 box trucks and a portable trailer when not being used will be on site and will fit into that location. Ms Isherwood described the site’s truck repair facility, commercial bakery and house which cannot be rented but lived in by anyone associated with the property and storage for the existing trailers and fork lifts and truck queuing areas.
The Planner asked if the lease area is lost where would trucks queue and expressed concern that the site would be used as a truck storage area more than for pita production.
Acting Chairman Pacekonis asked about impervious coverage of the leased area. Ms Isherwood stated the leased area has been reduced. Commissioner Foley stated the plan may work as long as the lease is in place but without the lease it will not. Ms Isherwood stated it will be a 10 year lease to be renewed. An approval condition was authored to include proof of renewal or termination of lease to be submitted upon each renewal.
Commissioner Carroll made a motion to extend meeting past 10 p.m., seconded by Commissioner Butter, the motion carried and the vote was unanimous.
Commissioner Carroll made a motion to approve 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 WPCA.
- 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 9/24/13 must be incorporated into the final plans.
- At such time as the lease with the abutting property owner expires or is not renewed, the applicant will have to demonstrate compliance with the zoning requirements. Proof of lease must be presented upon renewal or termination.
- Any new lighting added to the site must be in conformance with the zoning requirements
- In the event the septic system for the building at 363 Pleasant Valley Road falls, the building will be required to be connected to public sewers subject to WPCA approval.
- Temporary storage trailer to the west of 363 Pleasant Valley Road must be relocated out of the side set back.
- All dumpster on site must be placed on a concrete pad and screened.
- Parking spaces shown in front of the overhead doors must be relocated somewhere else on site.
- All miscellaneous scrap material in front of 363 Pleasant Valley Road (where parking is shown) must be removed from the site.
- The residential parking area must be separated with a barrier from the truck parking area.
- The sign embellishments must be completed.
Commissioner Marrero seconded the motion
The motion carried and the vote was unanimous.
- Appl. 13-35P, Sullivan Place Centers LLC – request for a special exception to Table 4.1.1A and site plan approval for three buildings totaling 12,600 sf of retail space in phase 1 and 19,200 sf of office space in phase 2, to be known as Sullivan Place Centers, on property located at 925 Sullivan Avenue, GC zone
Commissioners Carroll asked for input from the State and Police Department concerning the sidewalks and crosswalks. Commissioner Butter agreed stating more information is needed. The Chairman suggested an approval condition for all the sidewalks to be included to do what is best for the public. The Planner stated a painted crosswalk be installed at the signal subject to DOT approval. Commissioner Marrero stated the DOT is informed by the town’s legal traffic authority, the PD. The DOT will typically install crosswalks if there is a strong possibility of people crossing at signalized intersections and must have push buttons installed. The Planner stated Chief Reed did ask in an email whether a sidewalk/crosswalk was going to be put in to this location and encouraged a general discussion with Chief Reed to develop a
game plan for cross walks.
Commissioner Kuehnel made a motion to approve 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 a site plan of development has been approved by this Commission.
- This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission, granted November 21, 2012, including the following bonds: $50,000.00 for installation of stormwater structures; $30,000.00 for mitigation habitat plantings; and $10,000.00 to ensure proper placement and maintenance of erosion and sediment controls.
- 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 September 24, 2013 must be incorporated into the final plans.
- The developer must the internal interconnection to the property to the west prior to the issuance of a certificate of occupancy.
- A painted crosswalk must be established at the signal at 855 Sullivan Avenue (subject to DOT approval).
- A sidewalk is required along the entire frontage to the eastern boundary and up the access drive (entrance from Sullivan Avenue).
- A crosswalk at Hillside Drive should be considered.
- Special Exception form must go on file.
Seconded by Commissioner Carroll
The motion carried and the vote was unanimous.
- Nomads Outdoor Adventure Preliminary Discussion regarding an accessory use
Mr. Doug Nation introduced Mr. Mike Abella to propose the idea of a zip line course to the Commission.
Planner stated what will be proposed is an outdoor recreation activity. Outdoor recreation activity is currently allowed as an accessory use to approved indoor recreation in industrial zones. The question for the Commission is whether this will be an accessory use to Nomads/Revolutions or if this requires a separate zoning regulation to address this type of use.
Mr. Nation stated they will be proposing this as an accessory use for Revolutions with different pick up locations from parking areas on properties with continuous ownership by the Shepard family. Mr. Abella described a site plan for the zip line tree course laid out by a company of arborists from Europe who came and analyzed the site. The site will have a shed, portable toilets and a rain shelter. Nothing will be sold on site. Any sales will be made at Revolutions.
Commissioner Wagner asked how it could be an accessory use to Revolutions if it is on a separate plot of land. Pacekonis read the definition of accessory use from the regulations which requires it being on the same lot and asked if there will be a problem with the dividing road. Commissioner Butter suggested ‘remote accessory use’. Chairman Pacekonis stated there is no dispute it is an attractive activity for South Windsor but the wording of the regulation is in question. The Planner stated another option could be recreation facilities by special exception in an industrial zone. It was the consensus that it should be proposed under that regulation.
BONDS: Callings/Reductions/Settings:
- Appl. 11-16P, Old Dominion IWA/CC E&S Bond in the amount of $5,000 to be reduced by $5,000 to leave a balance of -0-.
- Appl. 11-16P, Old Dominion Stormwater Bond in the amount of $10,000 to be reduced by $10,000 to leave a balance of -0-.
Commissioner Marrero made a motion to reduce the above mentioned bonds. Commissioner Carroll seconded the motion. The motion carried and the vote was unanimous.
MINUTES: none
ADJOURNMENT:
Motion to adjourn the meeting at 10:45 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
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