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PZC Minutes 03-25-14
MEMBERS PRESENT: Bart Pacekonis, Viney Wilson, Mario Marrero, Billy Carroll, Elizabeth Kuehnel, Kevin Foley, Frank Bonzani
ALTERNATES PRESENT: Cody Guarnieri
STAFF PRESENT: Michele Lipe, Town Planner; Jeff Doolittle, Town Engineer; Lauren Zarambo, Recording Secretary

APPLICATIONS OFFICIALLY RECEIVED:
  • Appl. 14-16, J.E. Shepard Company– request for a 2 year temporary and conditional permit (Section 2.13.a) to allow a two-family house on property located at 2019 John Fitch Boulevard, I zone
  • Appl. 14-17P, J.E. Shepard Company– request for renewal of a 2 year temporary and conditional permit (Section 2.13.a) to allow a modular office at 185 Governor’s Highway, I zone
  • Appl. 14-18P, J.E. Shepard Company– request for renewal of a 2 year temporary and conditional permit (Section 2.13.a) to allow two apartments, known as Home Farm Apartments, on property located at 176 Windsorville Road, RR zone
  • Appl. 14-19P, J.E. Shepard Company– request for renewal of a 2 year temporary and conditional permit (Section 2.13.a) to allow an office for the “Inspiration House Publishers” at 1865 Main Street, A-40 zone
  • Appl. 14-20P, Ross Jalbert dba R & J Automotive – request for special exception to table 4.1.1A for a used car dealer’s license for Units 1 and 2, on property located at 1265 John Fitch Boulevard, I zone
  • Appl. 14-21P, Mannarino Builders, Inc. – request for a Zone Change of approximately 6.2 acres from Rural Residential to Designed Residence Zone and a General 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 (Resubmittal)
  • Appl. 14-22P, Tellier POCD Amendment – request for an amendment to the South Windsor Plan of Conservation and Development to Section 10. Route 5 to replace, Section C. Create a Route 5 Rural Transition zone (page 59 and 60) with Section C Create a Route 5 Transition zone to include associated language
PUBLIC HEARING / COUNCIL CHAMBERS

CALL TO ORDER:  Chairman Bart Pacekonis called the Public Hearing to order at 7:34 p.m.

Secretary Commissioner Marrero read the legal notice as it was published in the Journal Inquirer on Friday, March 14, 2014 and Thursday, March 20, 2014.

  • Appl. 14-20P, Ross Jalbert dba R & J Automotive – request for special exception to table 4.1.1A for a used car dealer’s license for Units 1 and 2, on property located at 1265 John Fitch Boulevard, I zone
Mr. Kevin Charbonneau, representing Andre Charbonneau, introduced applicant, Mr. Ross Jalbert dba R&J Automotive, and presented the request.

Town Planner, Michele Lipe, gave staff comments:

  • Request for Special Exception to Article 4.1.1A for a used car dealer license in the existing industrial building at 1265 John Fitch Boulevard, Unit 1 and 2, I zone.
  • The applicant’s narrative indicates that a maximum of 6 cars would be offered for sale on site. The unit is approximately 5,400 sf and will accommodate room for an office as well as an area to perform minor repairs necessary for the sale of the cars.
  • The hours of operation are proposed to be Monday - Friday from 9 a.m. – 5 p.m. and Saturday from 10 a.m. – 4 p.m.  It is anticipated that there will be two employees.
  • The site plan shows the area of the building that will be used as well as the parking area dedicated to these units.  Besides the six spaces for cars to be displayed, the applicant has use of 7 other spaces for employees and customers. The display of the cars is in compliance with criteria of Section 7.9.1.
  • The PZC had recently approved the building at 1257 John Fitch Boulevard to allow used car sales on a limited basis.  There is also an industrial property on Sullivan Ave. that has been approved for car sales.
  • The site is served by public water and sewer.  WPCA approval is not required.
  • If this application is approved, the Planning Dept has no requested approval modifications.
Town Engineer, Jeff Doolittle, had no comments.

Town Manager, Matt Galligan, spoke in favor of the application which provides an opportunity for a young man of the community to begin a business in an area where many young entrepreneurs with start-up businesses have grown and developed in the Town of South Windsor. The Town Manager stated he has met with Mr. Jalbert, reviewed his business plan and has encouraged him to go forward to develop a new small business in town.

Secretary Commissioner Marrero read three letters from abutting neighbors in support of the application from Edward Kasheta Jr., President of Kasheta Farms (Exhibit A), Gary Donovan, owner of 1249 John Fitch Boulevard (Exhibit B), and Alan Thomas of Triple G Scaffold Services Corp. into the record (Exhibit C).

No one from the public spoke against the application.

Commissioners had no questions.

The public hearing closed at 7: 45 p.m.

REGULAR MEETING / MADDEN ROOM

CALL TO ORDER: Chairman Bart Pacekonis 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

  • Appl.14-10P, Anixter, Inc. – request for a site plan modification for a parking lot expansion and reconfiguration as well as façade changes to a portion of the building to accommodate the new tenant, on property located 1315 John Fitch Boulevard (Nassau Furniture Building), I zone
Ms Karen Isherwood, P.E. and owner of Isherwood Civil Engineering in South Windsor, representing Anixter, Inc. with corporate headquarters located in Glenview, Illinois, introduced Anixter’s corporate real estate manager, Mr. Jeff Merrill.

Ms Isherwood described the history of the existing Nassau Furniture building at 1315 John Fitch Boulevard where the last site plan was filed in 1972 for Nassau measuring approximately 98,000 sf. At that time it was permitted with 98 parking spaces, 10’ x 20’ in dimension. Parking spaces have been reconfigured since then and are now striped for 33 spaces. Impervious coverage is over the allowed limit at 66 1/2 % with approximately 4,200 sf of pavement in excess.  

Anixter is a global supplier of communication and security products, electrical and electronic wire and cable. They are relocating their branch office of 36,000 sf in Manchester with 65 employees to South Windsor by leasing 68,000 sf of the building at 1315 John Fitch (approximately 2/3 of the building) and will employ 70 people. The interior build out will include 8,000 sf of office space with 40 new parking spaces.

The proposal relocates existing parking from the original approval of 98 spaces with an additional 14 unpermitted spaces. This application is for 116 spaces which is a net gain of 4 spaces for the site. The removal of pavement and relocating new pavement to other areas within the property line restrictions will create the 40 spaces requested plus an addition of two handicap accessible spaces. The goal is to bring the site into compliance with respect to its impervious coverage ratio.

Ms Isherwood showed the parking calculations on revised sheet C1 and corrected the 132 spaces shown to be 136 based on the office, industrial, and warehouse components. There could be as many as 102 spaces for Anixter use but 82 (42 in front, 40 in back) are proposed. Thirty-four parking spaces will remain for the 24,000 sf Nassau showroom space to accommodate a future industrial use.

Proposed lighting includes five new building mounted lights, three on the front, two on the south side, all located 18’ high on the building. Ms Isherwood described existing lighting and 3 existing pole lights in and along the right of way which do not work which they will repair. If any lighting is replaced in the future it will require coming back in with specifications to meet regulations. She also showed a proposed 14’ pole on the plan.

The interior landscaping for the proposed pavement will be 5.9% which exceeds the 5% minimum. Additional planting with trees along the building was described. When pavement is removed a shallow basin for runoff will be created which will become a rain garden with vegetation approved by Town Environmental Planner, Jeff Folger.

An architectural rendering of the building was shown and described.

Chairman Pacekonis commented that the plans show trees to be removed in order to create more parking spaces. Ms Isherwood stated the 24” trees are being saved but 15” trees are to be removed.

Town Planner, Michele Lipe, gave staff comments:

  • Request for site plan modification to change the front façade of the existing building and add approximately 20 parking spaces on the southern side of existing building and restripe to add additional spaces along the front of the building to accommodate a new tenant, for property located at 1315 John Fitch Boulevard (the existing Nassau Building), I zone.
  • Building changes proposed include adding some entrance doors as well as windows and banding along the southern portion of the building.
  • The existing driveways will continue to service the property. Maximum impervious coverage allowed is 65%, 64.9% proposed.  The applicant is proposing to remove pavement in the rear of the existing parking area and is added some drainage structure and a rain garden to help treat surface drainage as it is leaving the site.
  • The parking requirement for the office, manufacturing and warehouse use on this property is 136 spaces. The applicant has provided for 116 spaces and has requested a modification to the number of required parking spaces in accordance with Section 6.4.9.  This allows the PZC to reduce the number required when demonstrated that:
  • The increase in stormwater run-off rate shall be held to a minimum by reducing the parking spaces, and/or
  • The applicant demonstrates through actual experience that a lesser number of parking spaces will suffice, and further that due to the nature of the building or business, future owners/occupants of the building are also unlikely to need to number of parking spaces required by the zoning regulations.
  • New landscaping is proposed along the Strong Road frontage as well as along the front and southern side of the building.  There are foundation plantings proposed along the building. We have asked the applicant to break up the front parking area with a landscape island to meet the interior landscape requirement for new parking areas since this parking is being approved for the first time on this site. They would prefer not to.
  • New lighting will be added to the building in the area of the new front parking as well as along the southerly area. Upon a recent site visit, it was difficult to determine if the old lights in the front parking area were functional.  We have asked the applicant to verify the lighting levels along the front parking area and to add additional lighting if found to be inadequate. Additionally, lighting plan must be submitted to demonstrate compliance with zoning lighting levels at the property line.
  • There is no new signage proposed for the site.
  • There are no regulated wetlands affected with this application and erosion measures are being shown on this site plan proposal.
  • Water and sewer currently serve the property.  Water Pollution Control Authority approval is going to be required for the new sewer connection being made.
  • The Fire Marshal has reviewed this proposal and is satisfied with the plan as presented. He is looking for sidewalks to be added to the southern side of the building to tie in the exit doors with the parking areas.
  • If this application is approved, there are no planning modifications requested.
Town Engineer, Jeff Doolittle, had no additional comments but stated the additional parking lot on the south side of the building will drain to the west where there is a shallow detention basin and a swale to carry the water to the low point in the property in the west. This has been reviewed and there are no further comments.

Commissioner Marrero commented on the three driveways shown on the plans and access management. Ms Isherwood stated two driveways are designated for tractor trailers and the third driveway in front for employees. Commissioner Carroll asked what else is housed in the building. The applicant stated it is presently vacant.

The Chairman asked that larger measures be taken to protect the trees to remain on site. Ms Isherwood stated they would do so. Planner Lipe brought up interior landscaping requirements and suggested breaking up the front parking with landscaping. It was determined to use shrubs for a reasonable planting along entire length.  Ms. Isherwood will work with town staff on the revised landscape plan.  

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.
  • A landscape bond in the amount of $3000 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.
  • 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 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.
  • In accordance with Section 6.4.9, the Commission has granted a modification to the required number of parking spaces based on the uses presented, allowing 116 spaces.
  • Lighting levels along the front parking area must be verified and additional lighting added if found to be inadequate. A lighting plan must be submitted to demonstrate compliance with zoning lighting levels at the property line.
  • Protective measures must be taken to preserve trees along the southern boundary.
  • Additional landscaping is required along Route 5 frontage per staff approval.
Commissioner Kuehnel seconded the motion
The motion carried and the vote was unanimous.

  • Appl. 14-13P, Simmons Premier Soccer Club - request for a renewal of a 2  year temporary and conditional permit (Section 2.13.a) to create two soccer fields, associated parking and temporary lights, at 225 West Road (southwesterly corner of West Road and Sullivan Avenue), GC zone
Mr. Tom Simmons from Simmons Premier Soccer Club requested renewal of the 2 year temporary and conditional permit. There have been no changes except that they did not install the second field. Mr. Simmons stated he is working with the owner of the land to create a 10 year land lease in tandem with a grant application so the land will never be developed and can continue to be used for soccer fields.

Town Planner, Michele Lipe, gave staff comments:

  • Request for renewal of a two-year temporary and conditional permit to allow two soccer fields and associated parking on property located at the southwesterly intersection of Sullivan Ave and West Road, GC zone.  He has been operating out there since 2011.
  • The applicant originally sought a T & C permit because outdoor recreation is not a permitted use in the GC zone, and the soccer use was originally intended to be a temporary use until such time as the owner proceeds with development plans.  
  • This site had historically been farmed.  There are regulated wetlands on the westerly portion of the site, which limits what can be done without a wetlands permit.  The improvements to date have included raking flat the farm rows and seeding.  Only one of the fields has been completed and is utilized.
  • The applicant indicates that the fields would typically be used Monday – Friday 6:00 PM – 7:30 PM, with games on Saturday and Sunday.  Last fall he had requested to be able to use portable lights to allow play after daylight savings time.  The PZC granted permission to play with portable lights until 8:00 PM.  The applicant is again requesting approval for the use of flood lights on Monday – Friday, from 6:00 PM – 7:30 PM.
  • The plan shows a 4-foot fence along portions of Sullivan Avenue and West Road; only the Sullivan Avenue fence has been installed. The applicant’s renewal request indicates that he does not plan to put in the telephone poles and netting as shown on the plans because the goal is currently about 180 feet from Sullivan Avenue.
  • There is also a port-a-potty and garbage can that he brings to site.  
  • The original PZC approval limited play to one field at a time.  To date, parking has not been an issue, however only field has been utilized.  Mr. Simmons has indicated in the past that he may want to add additional parking.  The PZC has indicated that he could work with staff and his engineer to accomplish this additional parking.
  • The wording of the T & C permit regulation allows for renewals to be granted by the PZC without a public hearing. “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.”
  • If this application is approved, we have no additional modifications to request.
Town Engineer, Jeff Doolittle, gave no staff comments.

The Chairman asked about the use of lights and hours of operation. The Planner stated lights are to be pointed inward and down so not to disturb the neighborhood. Mr. Simmons stated he wants the land to remain open and used as a soccer field. He does this passionately as a hobby and understands he would have to come back to the commission to be able to make this a permanent use on the property.

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

  • The Temporary and Condition permit will expire on March 25, 2016, and must be renewed before that time if the use is to continue.
  • If there are buildings, structures, signs or other items that require a building permit or other Town approvals/permits, all such approvals or permits must be obtained prior to construction or use of the site. All free standing signs and/or building signs require the issuance of a sign permit before they are erected.
  • Parking for this use is allowed on-site only. No parking is allowed on public streets or within the right-of-way of public streets, nor on the Town of South Windsor property on the south side of West Road. If the parking lot becomes inadequate, use of the fields must be discontinued until adequate parking is provided.  If the applicant decides to expand the parking area, a plan must be submitted to town staff for review and approval.
Vice Chairman Wilson seconded the motion
The motion carried and the vote was unanimous.

  • Appl. 14-14P, Mitchell Excavation Site Plan Modification - request for a site plan modification changing the traffic pattern to include an egress on Rte 74 (Ellington Road) associated with the earth excavation permit, on property located at 1488 Sullivan Avenue, RR zone
Mr. John Mitchell, owner of property, presented the request for site plan modification to allow for exiting onto Route 74 so that left hand turns could be made safely at the light. He introduced Mr. Bob Arsenault, engineer for the project, stating he was available to answer any questions.

At the request of the Chairman, Secretary Commissioner Marrero read 2 letters in support of the application into the record from Sergeant Glenn Buonanducci of the South Windsor Police Department (Exhibit D) and from Stephen Barone, Service Agent of the State of CT DOT, to maintain the road free of debris and to install warning signs for exiting and entering trucks (Exhibit E).

Town Planner, Michele Lipe, gave staff comments:

  • Request for a site plan modification to the recently approved gravel excavation operation on property at 1448 Sullivan Avenue, RR zones.
  • The approved site showed that only access to the site from Sullivan Avenue. The plans now show an access from Route 74 as well.  It is shown in an area that the state had left with a paved curb cut. The plan reflects the new grades to accomplish this access point.  It would be used for trucks exiting the site only.  A sign is proposed to be added and this exit will be gated to restrict access after work hours.
  • We would like to remind the applicant the hours approved are as follows: Monday through Friday 7:00 a.m. – 4:30 p.m., Saturday from 8:00 a.m. – 4:30 p.m. with no work on Sundays.  We had some complaints early on, however, I think that has been corrected.
  • In this revised plan, the applicant is showing 2 phases with vegetative restoration as each phase is completed and the creation of an earthen berm area along the Sullivan Avenue frontage to provide a visual buffer of the gravel storage piles.
  • The applicant has posted the required bonds in the amounts of: $10,000 for erosion and sedimentation, landscape to address the visual impact of the gravel piles and any outdoor storage on site with a bond in the amount of $5,000, and a restoration bond in the amount of $20,000.
  • The applicant is showing 2 phases with vegetative restoration as each phase is completed.
  • If this application is approved, Planning Dept. has no further recommendations to request. All engineering comments have been addressed.
Town Engineer, Jeff Doolittle, had no staff comments.

Commissioner Marrero asked if the curb cut onto Ellington Road was for exiting only. Mr. Arsenault stated yes, and that they are utilizing the existing curb cut that was left for access into the property.  It will be signed as exit only. There is also a sign on Sullivan Avenue for entering and exiting with no left hand turn allowed.

Chairman Pacekonis noted the trees taken down with the clearing of the site. Mr. Mitchell stated no one could be more disappointed than he about their removal which took place while he was out of town. The contractor did not remain within the clearing area of the plan. Mr. Mitchell stated he cannot restore the trees, apologized to the Commission, and stated he will make it right. He stated the contractor also worked on a Sunday in violation. The Chairman reminded the Commission about the role they play in being clear in modifications and conditions of approval. Mr. Mitchell stated he is working with a local farmer to potentially farm Christmas trees beneath the power lines and to work with local farmers for temporary farming on the land until development is decided in accordance with the South Windsor Center Plan. Vice Chairman Wilson asked about temporary signage which is regularly posted on the corner and becomes an eyesore. Mr. Mitchell agreed and made a pact to no longer allow temporary signage there.

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

  • All previous approval condition of the approval granted 1-28-14 applies.
  • All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor.
  • A “Truck Exiting” sign must be posted along the Route 74 frontage and the access gated at the end of each work day.
  • Any additional use of the property shall require future approval from this Commission.
Commissioner Marrero seconded the motion

Commissioner Carroll asked if the exit would be for temporary use only. The Town Engineer and Planner replied stating access into the property it would have to be reviewed at time of a zone change.

The motion carried and the vote was unanimous.  

  • Appl. 14-15P, ClearEdge Power, Inc. - request for a Site Plan modification for several small additions and loading docks on the industrial building, located at 90 Bidwell Road, I zone
Mr. Bill Bonney, senior project engineer with Loureiro Engineering Associates, Inc. presented the request representing ClearEdge Power, Inc., a manufacturer of fuel cells which change natural gas to electricity. ClearEdge is located at 195 Governors Highway with a manufacturing facility at 90 Bidwell Road where a 10,000 sf addition is proposed.

The site includes both 90 and 100 Bidwell Road. To the east, Nomad’s occupies 100 Bidwell and ClearEdge Power is located on the west side on which the 2,000 sf addition is proposed. The 8,500 sf proposed addition will be added to the north side. The construction of fuel cells begins in the western addition. The fuel cells are constructed on a rail line which runs through the facility. Shipping will be done from the north side. There will also be a 4,200 sf manufacturing addition. No changes are proposed on the side of the site which adjoins a residential area. No wetlands will be disturbed and less than ½ acre of the site will be disturbed at a time.

Parking for 90 Bidwell is located at 195 Governors Highway where ClearEdge occupies 2/3 of the east side the building. Parking for both buildings is located on east side of 195 with 463 regular parking places. For travel between the parking area and buildings three routes of access were described which included a lit access road to have a painted access sidewalk. ClearEdge Power presently runs 3 shifts with a total of 250 employees of which 90 Bidwell has 92 employees on 3 shifts.

The project will be built in phases starting with the west addition, then an equipment pad in the northeast, then cooling towers will be moved in, then the truck dock addition and shipping area, then a new rail system will be installed. The rail system is to accommodate the 30 ton weight of the fuel cells. Then the manufacturing area will be built and then the new entrance will be installed.

Existing utilities, erosion and fencing details were shown. All the additions will be steel framed with insulated siding to match existing siding. The additions’ height will be a least a foot below the existing masonry building.

Mr. Bonney described the existing lights to light the new equipment pad and described other lighting relocation. An option looked at is to extend siding 3 1/2 ft above the roof line to protect the roof edge from accidents and to hide future rooftop mechanicals.

The door in the shipping area will temporarily be used for an employee entrance while construction is underway on the addition and manufacturing area until the facility’s main entrance is constructed at the end of the project.

Existing lights on the existing building will be extended to light the new equipment pad. A door light will be relocated to the west side addition for the new overhead door. The flag pole will be relocated to the new entrance.

Town Planner, Michele Lipe, gave staff comments:

  • Request for site plan modification for several additions in existing paved areas, totaling approximately 10,000 square feet of space, on the western and northern sides of the existing building located at 90 Bidwell Road, I zone.
  • A 2,000 sf addition is proposed to the rear (west) of existing building; two small additions, 4,000 sf and 1,800 sf, along with an entrance vestibule and covered truck dock area are proposed on the northern side of the building. Elevations of the proposed buildings have been provided. The proposed building heights of all additions are approx. 23 feet; 40 feet allowed.
  • The applicant is proposing to use the former parking areas behind the building for truck maneuvering and storage of product.  
  • The existing private access drive will continue to service the property. The owners have marked this area as a “no parking” zone. The Fire Marshal has reviewed this proposal and has requested that this access drive have a clear path maintained as a fire lane for emergency vehicles.
  • The parking requirement for the office, manufacturing and warehouse use on this property is 92 spaces based on the number of employees. The applicant has provided for these spaces on the site at 195 Governor’s highway. Employees walk along the rear access drive along a travel path that is marked and lit for employee’s safety.  The plan calls for additional markings to be placed along the rear parking area (shown on plans SL 102). Four handicap spaces have been provided closer to the building.
  • Maximum impervious coverage allowed is 65%; 51% proposed.
  • There is no new lighting proposed with this project.
  • There are no regulated wetlands on the property.
  • Water and sewer currently serve the property.  Water Pollution Control Authority approval is not required.
  • If this application is approved, there are no planning modifications requested.
Town Engineer, Jeff Doolittle, commented about the storm water pipe which runs through the property from the stub off Bidwell Road. The out fall is in need of repair and maintenance and is inaccessible to due the fence and slope. The property owner needs to address this as soon as possible.

Commissioner Carroll asked about handicap parking. Chairman Pacekonis voiced concern about the distance employees would have to walk from parking areas to get into the building especially in the winter. Mr. Bonney reviewed the travel path of the employees stated there are not many options.  He described their operation and the little room for maneuverability of truck traffic that currently takes place behind the existing building.

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.
  • 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.
  • 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 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.
Commissioner Kuehnel seconded the motion

Chairman Pacekonis asked about snow plowing on the site and was assured they are well aligned and prepared with snow removal practices.

The motion carried and the vote was unanimous.

  • Appl. 14-20P, Ross Jalbert dba R & J Automotive – request for special exception to table 4.1.1A for a used car dealer’s license for Units 1 and 2, on property located at 1265 John Fitch Boulevard, I zone
Vice Chairman Wilson made a motion to approve with the following modifications:

  • The cars offered for sale must be displayed as shown on the approved site plan.
  • 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.
Commissioner Bonzani seconded the motion
The motion carried and the vote was unanimous.

  • Preliminary discussion with Dave Caron regarding property located at the southerly end of Patria and Schwier Roads for an outdoor motor-cross recreational facility (see attached letter)
Mr. David Caron introduced himself and Mr. Napoleon Tetreault who distributed information to the Commission. Mr. Caron described the 124 acres he owns which he has brought through site plans and approvals over the last 4 years. He has boxed out a road from Patria to Schwier Roads, built a detention basin and a manhole sewer line. In 2007 his permit expired. They have started mitigation on disturbed wetland areas.

Mr. Caron proposed developing the land for some kind of recreational use to create a complex to include skating parks, riding trails for horses, paint courts and water sports. Presently, he is proposing to build a motor cross track which will require a major investment for the engineering involved. The sound decimal readings taken and shown in the handout are under the standard required by town. He is looking for a project to enjoy into retirement while employing local young adults, students and the elderly.

Mr. Napoleon, resident of South Windsor who also started the indoor motor cross facility in Windsor, described the proposal to be a premier outdoor facility for off road vehicles only and closed competition use. The track will be professionally designed to be safe using the sand of the terrain with professional landscaping to create a family environment.

The Commissioners asked questions. Mr. Caron began to describe a boxed off squared area where the track might be located. The Chairman stated the wetlands on the site have to be considered on the site. The Town Planner stated that this type of recreational use could be proposed as a special exception use and at the time of application an accurate site plan should be submitted to illustrate what is being proposed along with a narrative of the activities, hours of operations, etc.

Commissioner Foley made a motion to extend the meeting past 10 p.m.
Secretary Commissioner Marrero seconded the motion.
The motion carried and the vote was unanimous.

The Chairman stated the track and its grading would have to be shown on a site plan and encouraged Mr. Caron to work with Town Staff. Commissioner Carroll urged Mr. Caron to look at the Special Exception criteria. Mr. Caron stated nothing will happen until an aerial flyover is done and the wetlands are stabilized.

BONDS: Callings/Reductions/Settings

MINUTES:  

OLD BUSINESS:   

OTHER BUSINESS:  

Planner Lipe showed the Commission the proposed architecture for a new store to be located in Evergreen Walk which all concurred was appropriate.

CORRESPONDENCE / REPORTS:

ADJOURNMENT:

Motion to adjourn the meeting at 10:12.m. was made by Commissioner Kuehnel
Seconded by Commissioner Foley
The motion carried and the vote was unanimous.


Respectfully Submitted,
Lauren L Zarambo
Recording Secretary