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MEMBERS PRESENT: Bart Pacekonis, Viney Wilson, Mario Marrero, Elizabeth Kuehnel
ALTERNATES PRESENT: Stephanie Dexter, Michael Baum
STAFF PRESENT: Michele Lipe, Town Planner; Jeff Doolittle, Town Engineer; Lauren Zarambo, Recording Secretary
APPLICATIONS OFFICIALLY RECEIVED:
- 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
- Appl. 14-36P, Royal House Chapel Connecticut Mission – request for a renewal of a 2 year temporary and conditional permit (Section 2.13.a) to allow a church use, on property located at 52A Connecticut Avenue, I zone
- 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
- Appl. 14-39P, Town of South Windsor – request for site plan modification to construct a new, two-story concession facility and press box and to reduce hours of the facility to hours approved in 1999, on property located at 138 Ayers Road, A-20 zone
- Appl. 14-40P, Dzen Farm Stand- request for a two year temporary and conditional permit to operate a seasonal farm stand on property located at 1468 Sullivan Avenue, RR zone
REGULAR MEETING / MADDEN ROOM
CALL TO ORDER: Chairman Bart Pacekonis called the Regular Meeting to order at 7:30 p.m.
The Chairman appointed Alternate Commissioner Dexter to be seated for Commissioner Foley and Alternate Commissioner Baum for Commissioner Carroll.
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. 14-33P, Independent Truck & Tractor Repair, LLC – request for DMV General Repairer’s license and site plan modification, for property located at 105 Edwin Road, Units 10 and 11, I zone
Mr. Ramon Marquez, applicant, made the request for DMW General Repairer’s license and site plan modification for his business, Independent Truck & Tractor Repair which was started in 2011. His business has grown and he now repairs vehicles for FedEx and has decided to establish his business on Edwin Road in South Windsor.
Town Planner, Michele Lipe, gave staff comments:
- Request for site plan approval for a DMV General Repairers license to operate a truck and tractor repair business in a portion of the building at 105 Edwin Road, Units 10 and 11, I zone. The applicant has highlighted on the map the area that he would be leasing; the lease area includes overhead doors, a small office area, bathroom and parking outside of the building. The property is surrounded on all sides by Industrially-zoned land.
- The applicants’ narrative indicates that they intend to perform all types of general repairs on trucks including engine repairs, transmissions, axles, chassis and steering mechanisms, electrical problems, brakes, cooling and heating systems and air conditioning.
- The building currently has no waste water drainage system and they have contracted with a waste removal company for removal of all fluid wastes. WPCA approval would not be required.
- The applicant’s hours of operation will be from 8:00 am – 5:00 pm, Monday through Friday, and from 8:00 am – 12:00 noon on Saturday.
- If any new signage is proposed, a sign permit will be required.
- If this application is approved, the planning department has no additional comments.
Town Engineer, Jeff Doolittle, had no comments.
Commissioner Marrero asked how FedEx trucks coming onto the lot would enter. Mr. Marquez stated they have no trouble maneuvering the lot and it is mostly van type vehicles which are to be repaired. A body shop is located in another part of the facility. The Commissioner asked if there is a barrier between Ident and Edwin Roads. The Planner noted the industrial area predates the buffer requirement that would be required today. Town Engineer Doolittle stated the ground steeply drops off into a drainage area behind the facility acting as a natural buffer. The Chairman asked if all work would be performed indoors. Mr. Marquez confirmed it would all be done within the 2,000 sq ft facility. Commissioner Baum asked why there was no public hearing for the application to which the Planner cited the regulations for uses in
industrial zones.
Commissioner Wilson made a motion to approve with the following modifications:
- Pavement markings must be maintained in good condition throughout the site drives and parking areas.
- All free standing signs and/or building signs require the issuance of a sign permit before they are erected.
Commissioner Kuehnel seconded the motion
The motion carried and the vote was unanimous.
- Appl. 07-69P, Dzen Tree Farm Sidewalks Change Order – request to eliminate a section of sidewalks on northerly side of Frazir Fir Road (adjacent to proposed open space)
Mr. Rob Mannarino, applicant for the change order made the request to eliminate a section of sidewalks for Dzen Tree Farm on the north side of Frazer Fir Road in front of the open space area adjacent to Barber Hill Road. The existing sidewalks run on both the south and north sides of the road.
Town Planner, Michele Lipe, stated sidewalks have been required and approved for both sides of the street in this development which makes this is a policy decision for the Commission. Some of Town Staff wants the sidewalks to remain as approved and not to have a mid block crossing on the road. Superintendent of Parks and Grounds, John Caldwell, sees the sidewalks from a maintenance point of view of plowing and maintaining, and would like to see it eliminated. Commissioner Marrero asked how the property will be developed. The Planner stated it will be town owned open space and over time used for passive recreation. Chairman Pacekonis stated the Town will be required to plow the sidewalk on the south side of the street and will be returning on the street and can plow the north side to come back. Commissioner Dexter agreed
if one side is being plowed it is not a stretch to plow the other side on the way back. Commissioner Marrero advised against a mid block crossing.
Mr. Robert Dickinson deferred to the Town to decide what is best for the community
Commissioner Kuehnel made a motion to deny approval of the change order.
Commissioner Marrero seconded the motion.
The motion to deny passed 5 -1 with Commissioners Pacekonis, Wilson, Kuehnel, Dexter, and Marrero voting for and Commissioner Baum voting against.
The Regular Meeting closed at 7:58 p.m.
PUBLIC HEARING / COUNCIL CHAMBERS
CALL TO ORDER: Chairman Pacekonis called the Public Hearing to order at 8:03 p.m.
Secretary Commissioner Marrero read the legal notice as it was published in the Journal Inquirer on Thursday, June 12, 2014 and Thursday, June 19, 2014.
- Appl.14-31P, Roy Major Home Occupation dba Bert & Company Beauty Salon – request for a 5-year major home occupation for a hair salon at 1876 Main Street, A-40 zone
Mr. Bert Roy thanked the Commission and stated he wants to move his salon from West Hartford to South Windsor to the Watson House and described hours of operation. There will be no more than two cars in the lot at a time. Mr. Roy stated the importance of working from home while restoring the Watson house both time wise and financially and looked to the Commission for support for their endeavor to renovate an important historic home in South Windsor.
Town Planner, Michele Lipe, gave staff comments:
- This is an application for a 5 year major home occupation permit for a hair salon to be known as “Bert & Co. Beauty Salon” at 1876 Main Street, A-40 zone. The applicant is proposing a single operator salon.
- This property has historically been known as “The Watson House”, and was previously permitted for a bed and breakfast by a temporary and conditional permit.
- The reasons for requiring PZC approval are to ensure that:
- the home occupation is clearly secondary to the use of the building for dwelling purposes;
- the home occupation is compatible with other permitted residential uses in the residential district;
- the residential character of the dwelling and the neighborhood are maintained and preserved; and
- all residents have freedom from excessive noise, traffic, nuisances, fire hazards, offensive odors and pollutants and other possible effects of commercial uses being conducted in residential areas.
- Performance criteria that must be met include:
- maximum of 25% of the floor area can be used for the occupation;
- occupation cannot be visible from the outside of the dwelling unit;
- no entrance or exit may be added solely for the occupation;
- no more than one non-resident employee is allowed;
- the occupation cannot create a volume of passenger or commercial traffic that is inconsistent with the normal level of traffic on the street;
- all parking needs must be met on site; and
- the Commission may require screening of additional parking from the street and from adjacent residential properties.
- The applicant has provided information demonstrating compliance with the regulations. The narrative indicates that he will be using approximately 300 square feet on the first floor of the 6852 square foot dwelling. He has provided a floor plan of the space.
- No employees are proposed at this time. Clients would come one at a time, with the possibility for two at a time on occasion.
- The hours of operation have been identified as:
- July – September: Monday, Tuesday and Wednesday 7:00 a.m. – 12:00 noon, and possible 5:00 – 6:00 p.m.
- October – June: Tuesday – Friday 8:00 a.m. – 5:00 p.m. and Saturdays 8:00 a.m. – 1:00 p.m.
- The applicant has indicated that there is adequate parking on site and proposes to use the two parking spaces that are along Sullivan Avenue.
- This property is located within the boundaries of the historic district Commission and they have jurisdiction over commercial parking lots. The Commission reviewed this applicant at their June 10th meeting and the issued a Certificate of Appropriateness for the parking area. The stipulation placed on their approval was that they did not want to see burning bushes planted as a screen for the parking area.
- Public water and sewer service the site. WPCA approval is required for any home businesses discharging into the sewer system. The applicant will have to work with the Fire Marshal and Building Inspector to make sure all applicable codes are met.
- A two foot square sign is allowed by regulations, although the applicant has not proposed any signage with this application.
- If this application is approved, the Planning Department has no further modifications to request.
Town Engineer had no comments
No one from the public spoke in favor or against the application.
Commissioner Wilson asked about evening hours. Mr. Roy replied he has normally worked on Wednesday evenings in his West Hartford salon but wants to have hours which will be best for the neighborhood. Chairman Pacekonis encouraged Mr. Roy to amend his hours to include Wednesday evenings until 8:00 p.m. since the application is for a five year period. Mr. Roy agreed and stated he expects to be finished by 6 or 7 p.m.
Chairman Pacekonis closed the public hearing closed at 8:20 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
Mr. Dickinson, resident of Birch Street, asked for application plans and renditions to be displayed in the lobby before public hearings. Planner Lipe announced applications are now online on the Town website for public viewing.
Professional Engineer Christian Alford, representing Rob and Todd Mannarino of Mannarino Builders Inc., presented the request for site of plan of development approval for Clark Estates. Zone change approval was granted by PZC in May for the 6.16 acre site to become a DRZ zone. They have received approval from IWA/CC on 6/4/14 and ADRC forwarded a favorable recommendation for the development on 6/12/14.
Mr. Alford described the site plan with landscaped berm along Clark Street and open space with gazebo with crushed blue stone path connecting to the sidewalk for the development. There is public water, sewer, and gas located on Clark Street for utilities. Storm drainage drains into a detention basin which addresses the quantity and quality of water. The water exiting into catch basins will go through a 4” pipe lessening the impact of the quantity of water to anyone living down stream. Comments from the Town Engineer have been addressed except for the catch basin at the intersection which will be removed as a condition of approval.
Mr. Rob Mannarino stated the homes will be similar to their development in Avery Meadow with updated front elevations with more moldings and detail for which ADRC gave a favorable recommendation. 1,400 sq ft minimum sized ranches, capes and colonial homes will be built. Mr. Mannarino showed photographs of a standard three bedroom cape with two car garage, colonial with front porch, and a larger 3 bedroom colonial with two car garages. Two types of ranch styles will also be included. The required affordability plan was not completed but will be ready for the next meeting.
Town Planner, Michele Lipe, gave staff comments:
- Request for approval of a special exception to Section 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. The zone change/general plan of development was approved by this Commission in May 2014. The site plan has been developed in conformance with the approved general plan.
- Site size is 6.2 acres. The proposal is for 18 single family homes as a part of a common interest community. The proposed density is 3 units per acre, provided that 20% of the units are affordable which equals 4 units. These affordable units would count towards the state’s goal of each community 10% of their housing units affordable. (The town would need 185 more units to meet that goal). With the zone change application, the developer’s attorney provided a sample document they would propose to use as a covenant on the land records that includes a 40 year restriction. An “Affordability Plan” consistent with the affordable housing statute, was required to be submitted as a part of the zone change approval. To date, the applicant has not yet submitted such plan for our review.
- The net buildable acreage for this site is 6.16 acres.
- Proposed impervious coverage is about 24%, 30% allowed. On Page N-1 there is a breakdown of unit types, open space requirements, parking requirements in accordance with the Designed Residence regulations.
- The number of parking spaces required is 2.5 spaces per unit, or 66 spaces. The applicant has provided 66 spaces. The applicant had indicated previously that recreational vehicles will be prohibited by the common interest documents. A note to that affect should be added to the plans under the Project Summary notes.
- The DRZ zone requires 600 sq ft of developed recreation area per unit or 3,600 square feet of undeveloped recreation area pre unit which equates to 1.45 acres. The applicant has designated open field/lawn area in the front of the parcel along the Clark Street frontage as passive recreation and is adding a walking trail with gazebo. The walking trail as shown is 4’ wide with bluestone.
- There are no regulated wetlands on the property; however the applicant did receive IWA/CC approval on Jun 4 with the recommendation of a $15,000 for erosion and sedimentation control and $10,000 for the establishment of storm structures.
- Public water and sewer are available. Water Pollution Control Authority approval is required. Trash disposal will be handled through the use of individual containers curbside.
- A town road, built to town standards, is proposed with a sidewalk proposed along the Clark Street frontage as well as one side of the new road (Frank’s Way). An easement to the Town must be provided where the public sidewalk encroaches onto private property.
- The landscaping plan includes a berm between Clark Street and the new houses, with screening plantings along the top of the berm and along the north and east boundaries. The berm is about 10 feet above the grade at Clark Street, in accordance with a recommendation of the general plan. There is an approval condition for the General Plan of Development that the existing trees and hedgerow must be preserved to the maximum extent possible and details should be provided on the plans. The applicant is proposing to install construction fencing along the edge of the disturbance.
- The Architectural and Design Review Board has reviewed this applicant’s proposed elevations on June 12 and were pleased with the designs as submitted.
- If approved, the Planning Department requests that the hearing stay open so that the final details of the Affordability Plan be submitted and reviewed by the Town’s Attorney.
Town Engineer, Jeff Doolittle, gave staff comments:
- Any monuments that fall in driveways need to be enclosed in a cast iron frame and cover or be replaced with a steel rod with a brass disk per Town Standards.
- The existing catch basin in Clark Street that is still too close to the northern radius of the proposed road. There must be at least 4 feet of straight curb on both sides of this CB for snow plows. The CB can be relocated north out of the radius or the road can be moved south.
- The bus shelter should be moved east into the new road a little so it is out of the radius.
- Provide a grading plan for the intersection of the new road and Clark Street. This should have contours at 0.2 ft interval.
- Flip the driveway for unit 12 so it is on the west side of this house to provide moiré room at the end of the cul-de-sac for snow removal/storage.
- The foundation drains and collectors are located in the front yards where trees and other landscaping may go and cross the road in a couple of areas. The foundation drains from each unit need to be accessible for maintenance, should be tied into the street drainage system at a catch basin or yard drain and no more than 2 should run into a collector before it goes into the storm drainage system. There need to be agreements in place for the use and maintenance of the foundation drains where they cross other units areas. Who will maintain these foundation and collector drains?
- There needs to be backflow preventers on all foundation drains that are lower at the foundation than the top of the catch basin or yard drain where they end.
- End the foundation drain from unit 1 in CB7 or the detention basin so it does not cross the road.
- No foundation drains should cross the road. Relocate the foundation drain from Unit 15.
- Show the elevations of the contours in the detention basin forebay
- Label all the inlet and outlet orifice and pipe sizes and invert elevations in the basin outlet structure detail on sheet N-3.
- There are some questions about the storm drainage calculations submitted with the site plan. A review of the design of the storm water system in Clark Street and analysis of the impacts of this new development may be required.
- Several yard drains are shown in the back yards of units and tie in to the street drainage system. All yard drains are to be privately owned and maintained.
- All utilities must be underground in the proposed road. Any service boxes, or transformers must be flush with the ground, especially in the cul-de-sac. There should be no street light poles at the north end of the cul-de-sac
- Clearly show where the sidewalk is concrete and where it is bluestone. The sidewalks along public roads need to be concrete per Town standards.
- The proposed sidewalks must be at least 4 feet from the curb, and should go behind any conflicting utility poles. Sidewalks must go around any existing utility manholes, gate boxes, or other devices or these utility devices can be relocated. Provide handicap ramps in accordance with ADA standards.
- The water and sewer utility cuts in Clark Street will be patched with one common permanent pavement patch.
- All new slopes within 20 feet of the edge of a road and within 6-8 feet of a sidewalk shall be no steeper than 4H:1V.
- Place new trees and large shrubs so they are not over underground utilities.
- WPCA review and approval of the site plan is required.
Mr. Robert Dickinson, 19 Birch Road, spoke in favor of the application commenting that it would be more favorable to have wider sidewalks. He stated within the next ten years or so the connection to the Manchester East Coast Greenway Connector will be completed and he would like to see the developer extend a town right of way so that an 8’ or 10’ multi-use path could be constructed to add 4’ to the present sidewalks.
No one from the public spoke in opposition to the application.
Commissioners Marrero and Wilson asked about the sidewalks proposed. Commissioner Dexter asked about street lights. Mr. Alford stated street light placement would be determined by the electric company. The Planner stated the utility company will work with the Town’s police department and developer for the town road.
Commissioner Baum asked if residents would be responsible for their own storm drains. Town Engineer Doolittle replied they would be responsible for storm drains from their yards and foundations. Storm drains within the streets are the Town’s responsibility. The Commissioner asked about recreational vehicles. The Planner stated that the applicant had testified that within the Common Interest Community documents recreational vehicles, such as campers and pop up campers and recreation boat trailers, will be prohibited.
Chairman Pacekonis asked if the top soil stock piles were temporary. Mr. Alford stated they would be on site only while under construction. The Chairman asked if there was a cost difference between a 4’ concrete sidewalks and 8’ blue stone dust path to connect to the Manchester greenway trail in the future. Mr. Mannarino replied it certainly can be done by Commission request.
The Chairman entertained a motion to hold the public hearing open to in order to address the required affordability plan documents.
Vice Chairman Wilson made a motion to hold the public hearing open.
Seconded by Commissioner Kuehnel.
Commissioner Marrero asked about maintenance of blue stone dust sidewalks. Town Engineer Doolittle stated blue stone dust pathways are not plowed in the winter and more maintenance is required in the fall and spring. The Town’s standard calls for concrete sidewalks along all public roads. The Chairman clarified that his inquiry on the availability of blue stone dust paths rooted from public comment and the proposed plan calls for a 4’ concrete sidewalk. Engineer Doolittle stated now is the time to look at changing any landscaping and grading to accommodate the potential of a wider pathway in the future.
The motion carried and the vote was unanimous to keep the public hearing open.
REGULAR MEETING / MADDEN ROOM
CALL TO ORDER: Chairman Bart Pacekonis reconvened the Regular Meeting to order at 8:45 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.14-31P, Roy Major Home Occupation dba Bert & Company Beauty Salon – request for a 5-year major home occupation for a hair salon at 1876 Main Street, A-40 zone
Commissioner Kuehnel made a motion to approve with the following modifications:
- Any alteration/additions to existing buildings, requires a building permit prior to start of construction. The applicant shall consult both the Building Department and Fire Marshal’s Office and acquire any permit as required for this use.
- The business must be operated by the homeowner.
- The permit will expire on June 24, 2019, and will have to be renewed at that time.
- Only one non-resident employee can be hired.
- Hours of operation July through September: Monday and Tuesday 7:00 a.m. – 12:00 noon, and possible 5:00 – 6:00 p.m., Wednesdays 7:00 a.m. - 8 p.m.; October through June: Tuesday – Saturday 8:00 a.m. – 5:00 p.m. and Wednesdays until 8:00 p.m.
- Water Pollution Control Authority approval is required.
- Refuse from the business cannot be disposed of with residential refuse. Adequate arrangements must be made for business refuse disposal.
Commissioner Dexter seconded the motion
The motion carried and the vote was unanimous.
BONDS: Callings/Reductions/Settings
MINUTES:
OLD BUSINESS:
OTHER BUSINESS:
The Planner described a proposal for a new 150’ high monopole cell tower in town to the rear of the property of Environmental Services, 90 Brookfield Street. The applicant will do a public information meeting if the Commission chooses. The Commission briefly discussed the proposal. It was the consensus of the Commission that a meeting was not necessary.
The Planner also described a request to install a 20’ x 20’ tent for the month of Ramadan in the parking lot of Villa Pizza, 375 John Fitch Boulevard, for a four week period. The tent would be illuminated but there would be no signage. Appropriate permits will be required.
Commissioner Dexter volunteered for the appointment to South Windsor Arts & Agricultural Committee.
Appointment to the Demolition Delay Committee may be filled by Commissioner Foley.
CORRESPONDENCE / REPORTS:
ADJOURNMENT:
Motion to adjourn the meeting at 8:56 p.m. was made by Commissioner Baum
Seconded by Commissioner Marrero
The motion carried and the vote was unanimous.
Respectfully Submitted,
Lauren L Zarambo
Recording Secretary
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