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PZC Minutes 07-08-14
MEMBERS PRESENT: Bart Pacekonis, Viney Wilson, Mario Marrero, Elizabeth Kuehnel, Billy Carroll, Frank Bonzani
ALTERNATES PRESENT: Stephanie Dexter, Cody Guarnieri, Michael Baum
STAFF PRESENT: Michele Lipe, Director of Planning; Lauren Zarambo, Recording Secretary

APPLICATIONS OFFICIALLY RECEIVED: None

PUBLIC HEARING / COUNCIL CHAMBERS

CALL TO ORDER:  Chairman Pacekonis called the Public Hearing to order at 7:30 p.m.
Secretary Commissioner Marrero read the legal notice as it was published in the Journal Inquirer on Friday, June 27, 2014 and Thursday, July 3, 2014.

  • Appl. 14-38P, Sullivan Place Centers LLC – request for a special exception to Table 4.1.1A and Section 7.4 and a site plan modification for a daycare facility, at 925 Sullivan Avenue, GC zone
Mr. Phil Tartsinis of Sullivan Place Centers presented the request for a special exception and site plan modification for a daycare facility and introduced Mr. and Mrs. Stan Jones, South Windsor residents of 36 years, who currently operate Grammy’s Garden Day Care in East Windsor. Mr. Tartsinis stated a daycare facility at Sullivan Place Centers is a great compliment to Prime Health Care and future tenants in the vicinity. He showed the facility, which measures 2,350 sq ft of 925 Sullivan Place, and the playground located behind the building, which is out of the way of any vehicle or travel paths, on a site plan. A monolithic sidewalk was constructed to be elevated above grade to create a barrier from the parking lot as precaution against vehicle error. The day care will be licensed for 36 children with proposed hours of operation of 6:30 a.m. to 6 p.m. Mr. Tartsinis went over compliance with provision 7.14 for day care centers discussing parking, the playground, school bus access, screening to be 6’ high vinyl fencing and at the rear a 6’ high chain link fence to allow for views of the open space area, and freedom from pollutants, noise and threats.

Director of Planning, Michele Lipe, gave staff comments:

  • Request for Special Exception approval to Section 4.1.1A, Day Care, to operate a day care facility on property located at 925 Sullivan Avenue, GC zone. The property was recently approved for three commercial buildings, two of which are close to completion.  
  • The applicant proposes to use 2,350 sq ft within the existing 15,000 sq ft facility and anticipates a license for a total of 36 children, ages 6 weeks – 12 years in age. The applicant has provided a narrative, included with your agenda, describing the scope of the business, hours of operation, and background on the applicant.
  • In determining the appropriateness of special exception uses in the general commercial zone, the Commission considers the following criteria:
  • The goals and objectives of the Plan of Development are met;
  • Adverse traffic impacts are not created;
  • Negative impacts on property values are not created;
  • The land is physically suited for the proposed use;
  • Adverse environmental impacts are not created;
  • There is a balance between neighborhood acceptance and community needs;
  • Present and proposed utilities, streets, drainage system, and other improvements have adequate capacity to accommodate the proposed use;
  • Historic factors are adequately protected;
  • The overall physical appearance of the proposed development is compatible with surrounding development and the Commission’s goals for the neighborhood/corridor.
  • Also, Section 7.14 contains some additional provisions including licensing by the State of Connecticut and any other applicable agencies, and must satisfy the following conditions for special exception use:
  • No safety hazards are created, particularly with respect to access into and out of the site and building.
  • Any outdoor play area must be substantially level and suited to playground use.
  • Any outdoor play area must be located on the site in an area that is removed from any possibility of encroachment by vehicular accidents on adjoining streets.
  • There must be adequate parking to accommodate any anticipated heavy patronage functions, such as open houses, recitals, or plays.
  • A school bus turnaround must be provided if any children will be brought to the Center by school bus.
  • The surrounding environment must be reasonably free of industrial/commercial pollutants and excessive noise at the time of application; and there must be a reasonable expectation that the surrounding area will remain free of pollutants in the future.
  • The surrounding environment must be reasonably physically and verbally non-threatening to children and staff at the time of application; and there must be a reasonable expectation that the surrounding area will remain non-threatening in the future.
  • If the Day Care Center is located within a multiple tenant facility, any outdoor play area must be screened from adjoining uses to the standards established in Sections 6.2.4.B.2.
  • The proposal includes outside fenced play area, located on the westerly side of the building.  The applicant has indicated that the fence will be a combination of chain link and white vinyl to screen this area.  Jeff Folger has reviewed this proposal for its wetland impact and has indicated that because of the low value of the wetland area, that he has no concerns with the proposal. The applicant has provided other mitigation on the site
  • We do not have a specific parking requirement for this use. The applicant has provided one space for each 250 sq ft requiring 11 spaces.  For this project, the applicant has phased the development and is providing the portion required for the buildings currently under construction.
  • The site is currently serviced by public water and public sewer.  WPCA approval will not be required.
  • Sherry McGann, Environmental Health Officer will documentation of the Sate licenses and a plan of the day care facility be submitted for review.  Environmental Health and State inspections will be required prior to the approval for operation.
  • The Commission may recall that there is an existing approval condition that requires the interconnection to the property to the west be completed prior to the issuance of any certificate of occupancy and signage and striping must be placed to the rear of the existing building on 855 Sullivan Avenue to establish the traffic pattern.
  • If this application is approved, Planning Department requests no additional approval modifications.
Chairman Pacekonis seated Alternate Commissioner Cody Guarnieri for Commissioner Kevin Foley.

Ms Marjorie Glater, resident of Hazel Street and co-owner of Mother Goose Children’s Center Inc. which has seven child care centers in South Windsor, distributed documents to the Commission (Exhibit A) and spoke in opposition to the application on behalf of 23 licensed childcare homes in town. Ms Glater questioned the need for another day care facility in South Windsor citing Special Exception review criteria and concerns about the proposed location.

Mr. and Mrs. Stan and Linda Jones, residents of Murielle Drive and potential operators of the day care center spoke in favor of the application describing Grammy’s Garden Learning Center, their facility in East Windsor, and stated their intention is not to take business away from anyone but to provide quality care at a center with a family atmosphere for young children.

Commissioner Carroll asked about parking areas noted on the site plan and Commissioner Marrero asked how the traffic generated from the day care would affect the traffic plan previously proposed at Sullivan Place Centers. Mr. Tartsinis described parking and stated peak drop off and pick up times are before and after typical business hours. Traffic would be using the signalized entrance. Bus routes within the property are established prior to children riding buses.

Commissioner Kuehnel asked whether the Jones’ expect their East Windsor clients to follow them to South Windsor. Mr. Jones was unsure and suggested there should not be more than 20 cars per day.  Commissioner Bonzani asked if there may be plans for expansion beyond 36 children. Mr. Tartsinis verified 36 children is the limit allowed for the present space and there is an additional 1,900 sq ft available for lease which would be the maximum possible.

Vice Chairman Wilson asked the Director of Planning about daycare facilities in commercial zones. Director Lipe stated specific review criteria were written into the zoning regulations by the Commission to allow day care facilities in General Commercial and Industrial zones. Chairman Pacekonis asked how many children of child care age are in town. Director Lipe referred the Chairman to the POCD school enrollment statistics. Mr. Tartsinis stated this child care facility could serve new businesses within Sullivan Place Centers and questioned the opposition being threatened by a facility with a capacity of 36 children. He stated all plans will have to be signed off by the Health Department, Fire Marshal, Building Inspector and the State. He reiterated that all Special Exception criteria met.

The Chairman asked if the facility in East Windsor will remain operational and when the South Windsor facility opens. Mr. Tartsinis stated East Windsor would remain open and the new facility will open in September if all goes as planned. Mrs. Jones verified they have made application to the State for 36 children and their research showed waiting lists in South Windsor for infant programs.

Ms Michelle Catania, resident of Enfield, CT and director of Our Savior Preschool Center on Graham Road in South Windsor, spoke in opposition to the application noting the number of buses which will be in operation. She stated centers in South Windsor are expanding their infant programs and almost none are presently filled. The Chairman asked about her facility. Ms Catania stated they are presently licensed for 64 children and will be increasing to 80 children in September. When their enrollment is increased to 80 children they will be 59% full.

Vice Chairman Wilson asked Ms Glater and Ms Catania if all schools in South Windsor bus to each of their facilities or bus only to those day care facilities within their district. Ms Glater explained every day care center is allowed one school within their district.  

Chairman Pacekonis closed the public hearing at 8:30 p.m.

  • PZC sponsored amendment to revise Bulk Table 4.1.1A Permitted Uses in the Commercial and Industrial Zones to add Breweries as a permitted use (with site plan approval) in the Industrial zone (I); Microbreweries and Brewpubs as permitted uses (with site plan approval) in the General Commercial zone (GC) and by Special Exception Use (with site plan approval) in the Restricted Commercial zone (RC). Additional provisions apply.  Also Add to Section 10 Definitions for: Brewery, Microbrewery and Brewpub
Director Lipe gave staff comments:

  • This amendment is in response to several inquiries our office has received and staff has crafted these regulations on behalf of the PZC to receive public input to allow breweries on a larger scale. Currently, there are no references to breweries in the Use Table of the zoning regulations; however a brewery would be considered as a permitted industrial use under the manufacturing category: the processing or manufacturing of component or goods.  This use currently would not be permitted in any other zones.
  • This proposal would accomplish several things:
  • Add to Section 10 Definitions for: Brewery, Microbrewery and Brewpub  - These definitions were standard to what other regulations had for definitions
  • revise Bulk Table 4.1.1A Permitted Uses in the Commercial and Industrial Zones to add Breweries as a permitted use (with site plan approval) in the Industrial zone (I); Microbreweries and Brewpubs as permitted uses (with site plan approval) in the General Commercial zone (GC) and by Special Exception Use (with site plan approval) in the Restricted Commercial zone (RC).
  • Define additional provisions for the uses; currently as proposed in the Industrial zone- accessory uses would be limited to use of 20% GFA as is currently allowed in the industrial zone.  The Commission may want to talk a little more about this as our parking regulations do not require additional parking if such as area is used for a “tasting room” open to the public.  The Commission may want to consider requiring this as a special exception use if there are going to be other uses on site.
  • In the Commercial zones, the additional provisions allow spell out the maximum number of barrels to be produced in a given year; wholesale and retail sales, tasting rooms and outdoor dining. Parking and other site design considerations would be evaluated as a part of the site review process.
  • The infrastructure impacts of proposed uses should be evaluated at the time of a text amendment.  I have provided you with two correspondences for the record.  Fred Shaw, Superintendent of the Water Pollution Control Facility has provided a memorandum dated June 24 addressing requirements that will have to be met related to discharge from these types of facilities into the town sewer system.  Sherry McGann, Environmental has provided information related to the Public Health Code requirements. We will have the secretary read them into the record.
  • Other environmental impacts and traffic impacts would be evaluated with the individual site plans submitted.  All of the zones being considered for these types of uses are either state highways of collector roads.
  • The Town Plan of Conservation and Development does not speak specifically to this issue; however does express the need to create a balance between allowing new types of businesses to help build the tax base while protecting important resources and preserving those qualities that contribute to the high quality of life residents enjoy.  Route 5 and Sullivan Avenue are specifically targeted as areas for commercial development.
  • The Capitol Region Council of Governments has reviewed this amendment as required and has found no apparent conflict with regional plans and policies or the concerns of neighboring towns.
  • If this amendment is approved, the Commission must find that it is in conformance with the Town Plan and must set an effective date.
Secretary Commissioner Marrero read two memorandums into the record from Fred Shaw, TOSW Water Pollution Control Superintendent (Exhibit B) and Sherry McGann, TOSW Environmental Health Officer (Exhibit C).

Attorney Harold Cummings of Cummings, Lanza & Purnhagan, LLC spoke in favor of the amendment on behalf of Steven Palauskas who created the Connecticut Valley Brewing Company LLC. Mr. Palauskas has been working with the Town to acquire a piece of property on which to create South Windsor’s first brew pub. If the Commission chooses to adopt this regulation a new use will be provided to benefit the town.

Mr. Neil Caron, resident of South Windsor, speaking in full support of the application stated he recently purchased a brewery in Massachusetts and is actively looking in South Windsor to relocate. He asked whether there will be an issue with having two brewing facilities in close proximity to each other.  The Director of Planning stated each application will be evaluated on its own merits.

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

Commissioner Baum asked about parking. Director Lipe stated parking concerns could arise within Industrial zones if, for instance, a brewery is located in 2,000 sq ft of an industrial complex with 400 sq ft designated as a tasting room and conducts well attended tasting events. Extra provisions may need to be in place to make parking subject to review of the PZC if tasting rooms are allowed within Industrial zones.

Mr. Josh Norris, currently looking for a location for a brewery in South Windsor, expressed concern that if a brewery occupies 2,000 sq ft that 20 % of that square footage will not make for a successful sized tasting or tap room and suggested that the percentage of the facility used by the public be addressed in regard to available parking. The Director posed a policy question to the Commission of how much of the Industrial zone should be commercialized with brewery tasting rooms noting this use is being added to Commercial zones. The Commission may want to allow within the Industrial zones a larger percentage to offer adequate room for tasting rooms. Mr. Norris then asked what wastewater treatment methods breweries would be expected to employ. The Chairman stated it would be by industry standard and addressed through the Water Pollution Control Authority. Director Lipe stated when going through the approval process it will be necessary to get WPCA approval and to meet their requirements.

Attorney Cummings stated this amendment began in placing brew pubs or restaurant pubs in General Commercial or Restricted Commercial zones and breweries could be allowed under manufacturing in Industrial zones. The Attorney suggested the following to address the issue of tasting rooms in Industrial zone: Breweries are allowed in the Industrial zone and tasting rooms are allowed subject to adequate parking.

Chairman Pacekonis closed the public hearing closed at 8:55 p.m.

  • Appl. 14-32P, Clark Estates  – request by Mannarino Builders, Inc. for a Special Exception to 3.3 and Site Plan of Development for an 18 unit development to be known as ‘Clark Estates’, on property located on the easterly side of Clark Street, approx. 380 feet south of Pleasant Valley Road, Designed Residence zone (continued from 6/24/14)
Director Lipe distributed a Proposed Affordability Plan to Affordable Units to the Commissioners which was briefly discussed.

Chairman Pacekonis closed the public hearing at 8:59 p.m.

REGULAR MEETING / MADDEN ROOM

CALL TO ORDER: Chairman Bart Pacekonis called the Regular Meeting to order at 9:03 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

  • Appl. 14-35P, Kebalo Office Temporary & Conditional - request for renewal of a two-year temporary and conditional permit for the Kebalo Electric Company office located at 175 Wheeler Rd, A-20 zone
Mr. Walter Kebalo of KF Properties presented the request and distributed to the Commission handouts of an overview and detailed information on 175 Wheeler Road. The property includes a historic house from the 1890’s and a 1920 building which was formally used as a horse barn and dance hall and is now used as the office for their electrical business.

Vice Chairman Wilson asked if anything on the property had changed in the last two years. Mr. Kebalo replied the buffer of pine trees had been replaced by a fence.

Director of Planning, Michele Lipe, gave staff comments:

  • Request for a two year temporary and conditional permit for an electrical contracting business at 175 Wheeler Road, A-20 zone.  Kebalo Electric has been operating the business from this location since about 1987. The Commission originally approved a temporary and conditional permit for the Kebalo Electric office on 10/31/00, and the most recent approval expired on 6/29/14.
  • The applicant has submitted a history of the property, description of the activities on site associated with the operation of Kebalo Electric, floor plans and pictures of the property.  The major change since the last approval is the addition of the fencing to screen the parking area.
  • The applicant’s narrative indicates that there are several office workers and that there are no evening or weekend hours. The applicant has arranged for private refuse collection.
  • The wording of the T & C permit regulation is that, “Temporary and conditional permits may be granted by the Commission for a period not to exceed 2 years. Such approval may be given after a public hearing if, in the judgment of the Commission, the public convenience and welfare will be substantially served, and the appropriate use of neighboring property will not be substantially or permanently injured, and traffic and other hazards will not result from such use.”  PZC renewal approvals can be granted at a regular meeting.
Director Lipe asked about the large dumpster located on the property and if it is permanently located there. Mr. Kebalo stated it is used to dispose of their refuge and stays there most of the time. The Chairman referred to a regulation which requires screening and a concrete pad for such dumpsters. Mr. Kebalo stated they have been making improvements on the property as part of their overall improvement plan. The Director requested screening to be added.

Vice Chairman Wilson made a motion to approve with the following modifications:

  • The permit will expire on 7/8/16, and will have to be renewed at that time.
  • Refuse from the business cannot be disposed of with residential refuse. Adequate arrangements must be made for business refuse disposal.
  • The number of non-family member employees is limited to three (full- or part-time).
  • Commercial vehicle parking on the street is prohibited.
  • Additional screening to be added for the dumpster.
Commissioner Kuehnel seconded the motion
The motion carried and the vote was unanimous.

  • Appl. 14-36P, Royal House Chapel Connecticut Mission - request for renewal of a 2 year temporary and conditional permit (Section 2.13.a) to allow a church use, on property located at 52A Connecticut Ave., I zone
Pastor Justice Ofori presented the request with the Reverend and Ministers in attendance stating they have been in South Windsor since 2010 providing a place of worship for their members, conducting missionary work and helping the community.

Director Lipe gave staff comments:

  • Request for a renewal of a two-year temporary and conditional permit that was granted for a church use on property located at 52A Connecticut Avenue, I zone.  This property currently has two 20,000 sq ft buildings on site, and the applicant has occupied 5,000 sq ft of the southern building. This use was originally approved in 2010. The most recent approval expired 6/12/14.
  • The applicant’s site layout and floor plan show how the space is being utilized including a reception area, offices, bathrooms and a sanctuary with approximately 68 chairs.
  • The church conducts services on Friday evening and Sunday morning, with occasional services on Wednesdays and Thursdays.  All services take place after the close of business hours.  The applicant has shown 32 parking spaces. Regulations require 1 space for 3 seats or 22 spaces.
  • The fire marshal and building department previously worked with the applicant to ensure all fire and building codes were met for this assembly use.  
  • The wording of the T & C permit regulation is that, “Temporary and conditional permits may be granted by the Commission for a period not to exceed 2 years. Such approval may be given after a public hearing if, in the judgment of the Commission, the public convenience and welfare will be substantially served, and the appropriate use of neighboring property will not be substantially or permanently injured, and traffic and other hazards will not result from such use.”  Renewals can be approved by the Commission at a regular meeting.
  • If this application is approved, there are no other planning modifications requested.
 Commissioner Carroll made a motion to approve with the following modifications:

  • The Temporary and Condition permit will expire on July 8, 2016, and must be renewed prior to that time if the use is to continue.
  • All free standing signs and/or building signs (temporary or permanent) require the issuance of a sign permit before they are erected.
Commissioner Kuehnel seconded the motion
The motion carried and the vote was unanimous.

  • Appl. 13-53P, Town Square at Evergreen Walk Apartments – proposed architectural changes
Mr. Alan Lamson of FLB Architecture described the proposed architectural changes to the residential apartments at Town Square. Each of the two residential buildings will have a smaller foot print and will continue to be an identical mirror image of each other with 100 living units in each building. There will be 104 one bedroom units and 96 two bedroom units total which are under the requirement of a maximum of 50% two bedroom units. The same building materials, as those previously approved, are proposed in virtually the same colors and close to the same type of brick. There will be recessed roof wells for the mechanicals as previously approved. The residential units will be slightly smaller at 700 sq ft for one bedroom units and 1,000 sq ft for two bedroom units which conform to their market study. Mr. Lamson stated the developer may want to use the 5,000 sq ft building on Town Square as their business center and to place the pool for the residential apartments in the Town Square.

Director Lipe stated ADRC gave a favorable recommendation on the changes.

Chairman Pacekonis asked if there are any architectural changes. Mr. Lamson stated there will be gables and hips as previously designed. The width of all the elements have been changed as have the semi enclosed balconies. Each unit will have their own private balcony or on the ground patio area. Some of the mechanical equipment will be in a room off the decks or patios. The Chairman asked about roof venting, mechanicals roof locations and trusses.
Commissioner Carroll asked if the same number of units will be built as previously approved. Mr. Lamson replied there would be the same number of 200 units.

Vice Chairman Wilson made a motion to approve the changes with all previous approval conditions in tact.
Commissioner Kuehnel seconded the motion

The motion carried and the vote was unanimous.  

  • Appl. 14-38P, Sullivan Place Centers LLC – request for a special exception to Table 4.1.1A and Section 7.4 and a site plan modification for a daycare facility, at 925 Sullivan Avenue, GC zone
Chairman Pacekonis stated if special exception criteria are being met he did not recall any application being denied because of possible saturation of the market. Commissioner Guarnieri stated it is not a consideration of Planning & Zoning to decide the economic realities of the market when new businesses are being proposed.

Commissioner Kuehnel made a motion to approve with the following modifications:

  • 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).
  • The developer must make the internal interconnection to the property to the west prior to the issuance of a certificate of occupancy.
  • Signage and striping must be placed to the rear of the existing building on 855 Sullivan Avenue to establish the traffic pattern.
Commissioner Carroll seconded the motion
The motion carried and the vote was unanimous.

  • PZC sponsored amendment to revise Bulk Table 4.1.1A Permitted Uses in the Commercial and Industrial Zones to add Breweries as a permitted use (with site plan approval) in the Industrial zone (I); Microbreweries and Brewpubs as permitted uses (with site plan approval) in the General Commercial zone (GC) and by Special Exception Use (with site plan approval) in the Restricted Commercial zone (RC). Additional provisions apply.  Also Add to Section 10 Definitions for: Brewery, Microbrewery and Brewpub
Commissioner Carroll agreed with Attorney Cummings’ comment at the conclusion of the public hearing, regarding tasting rooms in Industrial zones.

Director Lipe specified wording to be added to the Additional Provisions under Brewery in the Industrial Zone by Site Plan ‘Accessory uses and incidental sales (e.g. tasting rooms) subject to criteria in Sec. 4.5.3 Accessory Uses and demonstration of adequate parking on site’. The Chairman asked for a definition of ‘adequate parking’. The Director replied adequate parking would be determined by the size of the facility and of the tasting room, how the parking was established on the site, whether there is opportunity for parking during off hours. The applicant would be required to provide information to the Commission about anticipated patronage. The Commission would then have criteria to evaluate each application. Vice Chairman Wilson stated breweries can hold fundraisers which can generate the need for lots of parking.

Vice Chairman Wilson made a motion to approve with the following modifications:

  • The Planning and Zoning Commission finds that the zone text change is in conformance with the Town Plan of Conservation and Development.
  • The effective date of the zone text change is 7/20/14.
  • The zone text change to include ‘Accessory uses and incidental sales (e.g. tasting rooms) subject to criteria in Sec. 4.5.3 Accessory Uses and demonstration of adequate parking on site’ under Additional Provisions under Brewery in the Industrial Zone by Site Plan
Commissioner Kuehnel seconded the motion
The motion carried and the vote was unanimous.

  • Appl. 14-32P, Clark Estates  – request by Mannarino Builders, Inc. for a Special Exception to 3.3 and Site Plan of Development for an 18 unit development to be known as ‘Clark Estates’, on property located on the easterly side of Clark Street, approx. 380 feet south of Pleasant Valley Road, Designed Residence zone
Director Lipe requested additional approval conditions be added to the standard conditions for the affordability plan criteria and outstanding engineering comments dated 6/19/14 and if the Commission agrees to 10’ wide grading for the 4 ft sidewalks for future use.

Commissioner Carroll asked to be removed from the voting since he was not present for the previous public hearing on the application. Chairman Pacekonis seated Commissioner Dexter seated for Commissioner Carroll.

Vice Chairman 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 $15,000 for erosion and sedimentation control and $10,000 for the establishment for storm structures.
  • A landscape bond in the amount of $10,000 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).
  • No site work will can commence until an Affordability Plan for the four affordable units has been submitted and approved by the Town Attorney.
  • Engineering comments dated 6/19/14 must be incorporated into the final plans.
Secretary Commissioner Marrero seconded the motion.

Vice Chairman Wilson asked about the 4’ sidewalk with grading for 10’. The Director stated it is a policy decision for the Commission. Four foot sidewalks are shown on the plan and there is a request from the South Windsor Walk & Wheel Ways for a 10’ bituminous path. 4’ concrete is the Town standard for sidewalks. The Director explained now would be the time to grade a 10’ wide path for a future provision while establishing the berm. Commission Marrero asked if it is a hardship for the developer and the possibility of connecting to the path in Manchester for a future use of the sidewalk. The Director stated widening the pathway does encroach on the open space allocated and the attitude is changing in South Windsor about sidewalks.

Vice Chairman Wilson made a motion for an additional condition of 4’ sidewalks with a total of 10’ grading for future use.

Secretary Commissioner Marrero accepted the change.
The motion carried and the vote was unanimous.

BONDS: Callings/Reductions/Settings

MINUTES: 5/27/14, 6/10/14, 6/24/14 adopted by consensus.

OLD BUSINESS:

OTHER BUSINESS:  

CORRESPONDENCE / REPORTS:

ADJOURNMENT:

Motion to adjourn the meeting at 10:00 p.m. was made by Commissioner Carroll
Seconded by Commissioner Bonzani
The motion carried and the vote was unanimous.


Respectfully Submitted,
Lauren L Zarambo
Recording Secretary