MEMBERS PRESENT: Bart Pacekonis, Mario Marrero, Billy Carroll, Elizabeth Kuehnel
ALTERNATES PRESENT: Stephanie Dexter, Mike Baum
STAFF PRESENT: Michele Lipe, Director of Planning; Lauren Zarambo, Recording Secretary
APPLICATIONS OFFICIALLY RECEIVED:
- Appl. 14-52P, Satellite Tool & Machine Co., Inc.- request for a site plan modification for a 4,140 sq ft addition, on property located at 179 and 185 Commerce Way, I zone
- Appl. 14-53P, All Pro Elite Training Center - request by Todd Mannarino for a special exception to Section 7.13 Indoor Recreation to operate a baseball/softball training facility (approximately 9,020 sq ft), at 701 Nutmeg Road North, Units 8, 9 and 10, I zone
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 Thursday, October 16, 2014 and Thursday, October 23, 2014.
Chairman Pacekonis seated Alternate Commissioner Baum for Commissioner Bonzani and Alternate Commissioner Dexter for Commissioner Foley.
- Appl. 14-50P, Design Professionals, Inc.- request to create the Route 5 North Overlay Zone (R5NOZ) for properties along Route 5 north of the Scantic River; and zone text amendments to add Section 5.8 Route 5 North Overlay Zone regulations which include General Concepts and site appearance; Permitted Uses; and Bulk Requirements for properties within the new overlay zone
Mr. Peter DeMallie, president of Design Professionals, Inc., made the request by presenting a red-lined version of the original text amendment to create the Route 5 North Overlay zone with changes written and endorsed by the applicant and Director of Planning. Mr. DeMallie showed a site map of the area which he described in detail in support of implementing the revision to the Plan of Conservation and Development for the Route 5 North area which had been adopted in September.
The purpose of this request is to create a transitional overlay zone compatible with the historic and agricultural nature of the most northern section of Route 5, north of the Scantic River to the East Windsor town line. The amendment will retain all underlying zoning for this corridor which includes rural residential, A-20, general commercial and industrial zoning. Property owners will have the option to apply to the Commission for Special Exception permits to implement certain commercial land uses compatible with the remaining residential uses.
The area acting as a gateway to South Windsor will require excellence in site planning and architectural design with a strong emphasis on landscape architectural elements to soften the transition between residential and commercial uses. Low impact development measures are to be incorporated into any site design to be sustainable and so that the overall impact on the environment is kept to a minimum. Location of site driveways and parking areas are to be sensitive to existing uses in the area. Existing access management regulations will apply.
Pre-application discussions with the Planning & Zoning Commission are encouraged prior to applying for any of the permitted uses in the overlay zone allowed by Special Exception for municipal facilities and uses; daycare facilities for children or elders; professional, commercial, corporate, and business offices; personal service shops; indoor or outdoor recreational facilities (excluding adult oriented establishments as defined in Section 7.2.3) for entertainment including music, sporting events and dancing, with areas primarily dedicated to serving, preparation, sales and consumption of food and beverages including alcoholic beverages for special events, and auctions; riding academies, barns and stables; and home occupations, home office, professional office (major), including landscape contractor businesses and
similar uses.
Site appearance and performance standards encourage hedge rows to be incorporated into site design to the maximum extent possible. Parking areas shall be set back a minimum of 25’ from the front property line. Side and rear yards shall contain landscape buffers of 10’ in width. Outdoor storage is not to be visible from the street. Loading areas, truck parking, HVAC equipment, outdoor storage areas, trash collection and other services must be incorporated into the design of the site and landscaping so visual impacts and noise are minimized.
Mr. DeMallie then went over the proposed changes to Table 4.1.6A Commercial and Industrial Area, Density and Dimensional Requirements.
Director of Planning, Michele Lipe, gave staff comments stating the genesis for the majority of comments provided were taken out of the Regulations for other overlay zones where concerns were raised when commercial operations have gone into residential areas. Abutters, CRCOG, and the Town of East Windsor were notified about the application. Ms Lipe read CRCOG comments received dated October 22, 2014 (Exhibit A). Lowland impact criteria were added into the regulation due to the significant flood plain and wetlands in the area. There are no sewers currently in this area of Route 5 nor are they planned. The majority of the properties will have to be on septic systems. Public water is available. Any proposal coming forward will be come under these regulations as a Special Exception going through a public hearing. In addition
to the requirements established for the overlay zone, the standard requirements of the Special Exception criteria apply.
- A marked up copy of the proposed regulations has been provided to the Commission with some suggested changes.
- This request to Section 5.8 to the zoning regulations to create an overlay zone that would allow for commercial development oriented towards serving the adjacent neighborhoods.
- The proposed regulation would establish lot size, setback, permitted uses; specific design criteria for the sites and signage.
- The only properties eligible to take advantage of the overlay zone would include those properties shown on the map submitted as a part of this application. The uses in the underlying zone would be allowed uses by right.
- Specific design standards and guidelines have been added.
- The Plan of Conservation and Development was recently modified at the request of the property owners along Route 5 to allow for some additional economic opportunities for their properties.
- CRCOG has reviewed this amendment and offers the following comment dated 10/22/14: ‘We note that the majority of the proposed overlay area falls within and is generally in keeping with the intent of the Middle Intensity Development Area - 1 as shown on the Regional Plan’s Land Use Policy Map. (Such areas are characterized by primarily detached single family house and/or neighborhood scale commercial establishments and/or industrial establishments surrounded by lawns and landscaped yards.) The zone change area also includes Priority Conservation Areas and is within a Conservation Corridor as shown on the Regional Plan’s Conservation Focus Areas Map. We recommend that appropriate provisions be made to preserve the environmental functions of sensitive lands.’
Mr. William Tellier, resident of John Fitch Boulevard, spoke in support of the application, thanked the Commission for its work on the POCD and for the opportunity to do something of benefit with their family’s property. Mrs. Laurie Tellier, spoke in support of the opportunity to provide a better future for those living in the area of northern Route 5 and the town.
Mr. David Patria, resident of Nevers Road, spoke in support and encouraged the project to move ahead more rapidly as something long over due.
Ms Amy Bailey, resident of Meriden and future resident of South Windsor, spoke in favor of creating opportunities for the Tellier’s which will allow her East Windsor business to move to the area.
Mr. Garfield Vaughn, resident of Ellington Road, spoke in support stating he has attended most meetings on the subject and that times change which creates the need to make changes to policies to keep in line with what is happening. Allowing this zone change will create opportunities for those currently living in the area to stay in the area and the flexibility to do other things that will benefit their families.
Ms Kimberly Wright with four girls from her cheerleading team spoke in support of the zoning change for the facility they hope to create in the area. Space is limited in schools for practice and with State competition coming up they are scrambling for practice space.
Ms Grace DeAngelis, resident of Abbe Road Extension and cheerleading coach, spoke in support with concern for the need and benefit of having after school space for exercise for students.
Ms Karen Fitzin, resident of Rye Street, spoke in support of having a place for kids to go after school for sports and different activities and to keep them out of trouble.
Ms Rebecca Fitzin, resident of Rye Street, spoke in support of an after school place for kids to occupy their time and exercise to have a good strong community.
Ms Julia Parlapiano, resident of Amato Drive, spoke in support of a good place for kids to exercise for kids of all ages for competition.
Ms Ava Abbruzzese, resident of Deepwater Drive, spoke in support of having a safe place to practice for cheering and soccer.
Ms Ella Parlapiano, resident of Amato Drive, spoke in support stating it is hard to find big spaces for cheering and to have enough mats.
No one from the public spoke in opposition.
Commission Kuehnel asked Mr. DeMallie about the proposed use for adult daycare and if it would be proposed in a private home or new building. Mr. DeMallie stated most communities have provisions for adult daycare operations. Director Lipe clarified current regulations address daycare for children with a specific regulation and the potential use could be in new buildings. The Director and Mr. DeMallie clarified adult day is not provided for in the regulations. Mr. DeMallie urged the Commission to consider adding it as the population ages and the need grows. Commissioner Kuehnel then asked about the reference to dance halls. Mr. DeMallie stated they could be allowed as an accessory use in the same space being used for multiple recreation uses and there is limited space available in town facilities for such
activities.
Commissioner Marrero asked if all signage for the area would adhere to the criteria referenced in Section 6.5.8. Director Lipe replied the section refers to signage for new uses allowed by Special Exception. Sign regulations for the underlying zones will remain as is for all other signage.
Commissioner Carroll asked about side yard buffers. Director Lipe stated given the smaller sized lots in the area there is a requirement for 10’ side yards to create buffers to provide screening, not 50’ wide buffers described in existing regulations. DeMallie described 5’ wide arborvitae rows which can grow within five years to create privacy between yards.
Chairman Pacekonis asked Director Lipe if property lines and right of way lines on Route 5 were considered the same thing. Ms Lipe confirmed they are considered the same. The Chairman thanked the public for coming out with the reminder any future application by Special Exception will require a pubic hearing.
Chairman Pacekonis closed the public hearing at 8:19 p.m.
- Appl. 14-53P, All Pro Elite Training Center - request by Todd Mannarino for a special exception to Section 7.13 Indoor Recreation to operate a baseball/softball training facility (approximately 9,020 sq ft), at 701 Nutmeg Road North, Units 8, 9 and 10, I zone
Mr. Todd Mannarino, applicant for All Pro Elite Training Center, introduced co-owner, Mr. Brian Barnowski, and presented the request for an indoor baseball/softball, speed and agility training center for personal strength building and conditioning. It is for one on one training for those seriously training, for example, going to Division 1 or training to be on Varsity in high school. Mr. Barnowski is the head coach/trainer for a team of a total of five trainers for a maximum of six players at a time. A maximum occupancy of 35 people is requested. Hours of operation are typically 3 p.m. to no later than 8:00 p.m., with 9:00 p.m. as closing time. Weekend hours are 9:00 a.m. to 2:00 p.m. The strength and conditioning area may have a few more hours on the weekends. They will offer clinics for 8 -10 kids at a time. Parking on
the site includes 33 spaces in total. The applicant is entitled to 10 spaces but they are open primarily after regular work hours and on the weekends. Provisions have been made for 9 additional parking spaces to be made by stripping the parking area. Mr. Mannarino added stripping to be done only if needed to address complaints. To address site lighting Mr. Mannarino took light readings and stated the readings appear to be adequate and safe for the public. Traffic is not impacted. Existing utilities are good and no construction is required. There is presently no other facility in South Windsor offering this type of training.
The Director of Planning, Michele Lipe, gave staff comments:
- Request for Special Exception to Article 7.13 of the zoning regulations and site plan to allow a training facility focused on baseball/softball in a portion of the existing industrial building at 701 Nutmeg Road North, I zone. The business will occupy three units and is approximately 9,020 sq ft facility. The applicant has provided a site plan highlighting the areas of the building as well as a layout of the area.
- Special exception criteria for indoor recreational use include:
- The proposal is consistent with the goals and objectives of the Plan of Conservation and Development.
- The application has met the requirements of the zoning regulations.
- The land is physically suited to the proposed use.
- Minimal, if any, adverse environmental impacts are created.
- No traffic or other hazards will be created.
- The impacts on the capacity of the present and proposed utilities, street, drainage systems, sidewalks, and other elements of the infrastructure will be minimal.
- There will be minimal or no adverse effects on existing uses in the area.
- Surrounding property values will be conserved.
- The character of the neighborhood will be maintained or minimally disrupted.
- The general welfare of the community will be served.
- There is a balance between neighborhood acceptance and community needs.
- The overall physical appearance of the proposed development is compatible with surrounding development and the Commission’s goals for the neighborhood/corridor.
- The architectural design is aesthetically pleasing and blends well into the surrounding area.
- The Commission may impose additional conditions in accordance with these regulations in order to ensure that all applicable criteria enumerated above are satisfied.
- The applicant is proposing to be open daily for both Personal Training Services (in approximately 2,000 sq ft of the facility) and intends to offer one on one baseball/softball training in the afternoon 3 p.m. until 9 p.m. This facility will also be open on the weekends, primarily during the off-season months.
- The indoor facility will have workout equipment in the large open area, and a small office area, lounge changing area, and handicap bathroom.
- The parking requirement for indoor recreational use is one space per 250 sq ft, or 36 spaces. Currently there are 33 lines spaces on the site, 10 of which are dedicated to these units. The applicant feels, based on the current number of vehicles that are parked on site, that there is adequate parking for their use without building additional parking. They have shown an additional 9 spaces as reserved parking and have provided a letter from the owner of the property indicating they have permission to use all of the spaces after hours and on weekends. There is adequate room on the site to add additional spaces in the event it is needed.
- The site is lit by building mounted lights. We have asked the applicant to demonstrate that there is adequate lighting on site in the parking areas away from the building.
- The Fire Marshal and Building Official have been consulted and the applicant is aware of the code requirements. Those requirements will have to be satisfied at the time a building permit is issued for the change of use. The Fire Marshal has requested that the areas in front of the building need to be painted and signed ‘No Parking – Fire Lane’.
- The site is served by public water and public sewers.
- There is a dumpster on site to which screening will be added.
- If this application is approved, the Planning Department has no additional modifications to request.
No one from the public spoke in favor or opposition to the application.
Commissioner Baum asked whether the hours of operation need any restriction. Director Lipe stated if the applicant wants to go beyond 9 p.m. the Commission could entertain restrictions.
Commissioner Marrero asked if parking becomes an issue from 3 p.m. to 5 p.m. when tenants’ schedules overlap will the parking spaces be restriped. The Director stated the Town Engineer had suggestions for the parking and they will work with the applicant with restriping.
Commissioner Dexter noted the winter hours proposed may require additional outdoor lighting. Mr. Mannarino stated he is comfortable with the amount of site lighting which is complemented by the ambient light of the street lights. Director Lipe noted the lights which are on timers need to be on past the time people are in the building. Mr. Mannarino stated the timer is presently set from 4:00 p.m. to 10 p.m.
Chairman Pacekonis asked the Director for normal lighting requirements. Ms Lipe referred to Appendix C of the Regulations for a table of recommended lighting levels from the Institute of Electrical Engineers Regulations. The Chairman asked Mr. Mannarino if there is a back up plan in place if lighting is problematic. Mr. Mannarino stated he met with his electrician on site who recommended two towers with floods on the building itself if lighting becomes an issue. The Chairman asked for an approval modification to be crafted that the applicant will address any issues which may arise with the lighting to the satisfaction of the Commission.
Chairman Pacekonis closed the public hearing at 8:43 p.m.
REGULAR MEETING / MADDEN ROOM
CALL TO ORDER: Chairman Bart Pacekonis called the Regular Meeting to order at 8:48p.m.
PUBLIC PARTICIPATION:
Mr. John Jacque speaking on behalf of the Cerone family showed the Commission an alternate plan for a proposed in-law apartment measuring 1100 sq ft which requires a Special Exception for a size waiver. Their previous application was denied because it did not meet the criteria of having the appearance of a single family residence. Ms Karen Isherwood described the challenge of design in regard to lot configuration and needs of the family. The Commission did not reach consensus that the current proposal resolved the issue as the design included two driveways and curb cuts and did not maintain the appearance of a single family home.
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. 14-52P, Satellite Tool & Machine Co., Inc.- request for a site plan modification for a 4,140 sq ft addition, on property located at 179 and 185 Commerce Way, I zone
Mr. Jack Lukasik, president of Satellite Tool and Machine Co., presented the request for a site plan modification to adjoin two Commerce Way lots, add additional parking and fill in between two existing buildings for storage and capacity. Their hours of operation are 6 a.m. Monday to noon on Saturday working around the clock.
Director of Planning, Michele Lipe, gave staff comments:
- Request for a site plan modification to add 4,010 sq ft to the existing industrial building located at 179 and 185 Commerce Way, I zone. The additions are in two locations – a small addition in the front connecting the buildings and a larger addition towards the rear connecting two buildings.
- With this proposal, the applicant is proposing to combine the two industrial properties into one lot. We would request an approval condition to accomplish this.
- The combined lot area is measures just under 2 acres. Maximum impervious coverage allowed is 65%, 62.5% proposed. All other zoning requirements appear to be met.
- The parking requirement for this facility is 47 spaces, 45 spaces are proposed with 3 spaces shown as reserve spaces.
- There are three additional wallpaks proposed to be added on the building for the new parking area.
- There is no outdoor storage area proposed.
- There are no regulated wetlands on this site. Jeff Folger has reviewed the E and S measures that will be put in place during construction.
- Public water and sewer currently service the site.
- There is an existing dumpster shown on a concrete pad and screened.
- If this application is approved, Planning Department has no additional modification to request. Engineering comments have been addressed by revised plans which were submitted.
Chairman Pacekonis asked about the 15’ driveway to the rear parking lot which could require a one way traffic pattern. Mr. Lukasik stated the day shift and night shift do not intersect with 11 hour shifts. There is no lag time between shifts and some flex hours for 58 employees using 48 spaces which provide adequate parking as not all employees are on site at the same time. Commissioner Carroll asked about truck traffic and Mr. Lukasik showed where the loading dock is located. Pervious pavement and building finishes were discussed. Secretary Commissioner Marrero asked about the tractor trailers on the aerial photos and where deliveries are done. Chairman Pacekonis asked that an approval condition for safety concerns regarding traffic on the westerly side of building be added.
Commissioner Dexter 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 8.1.11 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 properties at 179 and 185 Commerce Way must be combined into one property and a new deed filed on the land records.
- Signage or/and convex mirrors must be installed on the westerly side of the building to address traffic safety concerns.
Commissioner Carroll seconded the motion.
The motion carried and the vote was unanimous.
- Appl. 14-50P, Design Professionals, Inc.- request to create the Route 5 North Overlay Zone (R5NOZ) for properties along Route 5 north of the Scantic River; and zone text amendments to add Section 5.8 Route 5 North Overlay Zone regulations which include General Concepts and site appearance; Permitted Uses; and Bulk Requirements for properties within the new overlay zone
Commissioner Carroll made a motion to approve with the following modifications presented at the public hearing:
- The Planning and Zoning Commission finds that the zone text amendment in conformance with the Town Plan of Conservation and Development (Exhibit A).
- The effective date of the zone change is 11/09/14.
Commissioner Kuehnel seconded the motion.
The motion carried and the vote was unanimous.
- Appl. 14-53P, All Pro Elite Training Center - request by Todd Mannarino for a special exception to Section 7.13 Indoor Recreation to operate a baseball/softball training facility (approximately 9,020 sq ft), at 701 Nutmeg Road North, Units 8, 9 and 10, I zone
Commissioner Kuehnel made a motion to approve with the following modifications:
- This approval is for a maximum occupancy of 35 individuals. Hours of operation of the facility for the personal training portion of the business will be all day Monday – Sunday. Hours of operation for the baseball/training session will generally be 3:00 p.m. – 9:00 p.m. Monday – Friday, and 9:00 a.m. to 2:00 p.m. Saturday and Sunday.
- Pavement markings must be maintained in good condition throughout the site drives and parking areas. The areas in front of the building need to be painted and signed ‘No Parking – Fire Lane’.
- All free standing signs and/or building signs require the issuance of a sign permit before they are erected.
- Nine parking spaces are shown in reserve. In the event, the number of patrons to this use creates a parking problem on site, the applicant will be required to add the additional ‘reserve’ spaces as shown on the approved plan.
- A building permit is required for the change of use. The fire marshal’s office and building department must consulted regarding changes to the interior of the building and the specific building codes that must be addressed.
- Additional outside lighting to be added if deemed necessary and subject to the approval of the Planning and Zoning Commission.
- Special Exception form must be filed in the office of the Town Clerk.
Commissioner Carroll seconded the motion.
The motion carried and the vote was unanimous.
BONDS: Callings/Reductions/Settings
IWA/CC Bond Reductions:
- Appl. 07-19P, ECHN II, in the amount of $50,000 to be reduced by $40,000 to leave a balance of $10,000.
Commissioner Carroll made a motion to reduce the above mentioned bond. Commissioner Kuehnel seconded the motion. The motion carried and the vote was unanimous.
- Appl. 12-41W, Michaelson House Lot, in the amount of $3,000 to be reduced by $3,000 to leave a balance of -0-.
Commissioner Carroll made a motion to reduce the above mentioned bond. Commissioner Dexter seconded the motion. The motion carried and the vote was unanimous.
MINUTES: 10/14/14 adopted by consensus.
OLD BUSINESS:
OTHER BUSINESS:
There will be no PZC meeting on Veterans Day, November 11, 2014. The next regularly scheduled meeting will be held on November 18th.
CORRESPONDENCE / REPORTS:
ADJOURNMENT:
Motion to adjourn the meeting at 9:31 p.m. was made by Commissioner Kuehnel
Seconded by Commissioner Dexter
The motion carried and the vote was unanimous.
Respectfully Submitted,
Lauren L Zarambo
Recording Secretary
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