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MEMBERS PRESENT: Bart Pacekonis, Mario Marrero, Viney Wilson (arrived at 7:36 p.m.), Elizabeth Kuehnel, Kevin Foley, Frank Bonzani
ALTERNATES PRESENT: Stephanie Dexter
STAFF PRESENT: Michele Lipe, Director of Planning; Jeff Doolittle, Town Engineer; Lauren Zarambo, Recording Secretary
APPLICATIONS OFFICIALLY RECEIVED:
- Appl. 15-01P, Temkin Multi-family Zoning Text Amendment – request for a zoning amendment to Table 3.1.2.A Residential Area, Density and Dimensional Requirements to modify maximum stories allowed in a MFA/AA zone from 2 to 2 ½ stories
- Appl. 15-02P, Burns dba 310 Automotive - request for a DMV General Repairer’s license to operate an auto repair facility, on property located at 310 Nutmeg Road South, Unit C-10, I zone
- Appl. 15-03P, Regional Distribution Center – request by Scannel Properties #205 LLC for site plan approval for a 292,000 sq ft distribution facility on 16.4 acres of property, located on Lot #2 of Sullivan Avenue Industrial Park, to be known as 135 Sullivan Avenue (southerly side of Sullivan Avenue, easterly of John Fitch Boulevard), I zone
- Appl. 15-04P, East Rock Inc. - request for a site plan modification for an 800 sq ft addition to accommodate an equipment washing bay, on property located at 405 Sullivan Avenue, I zone
- Appl. 15-05P, Commercial Development Units 7D & 7E - request by Evergreen Walk, LLC for a site plan modification to the commercial component of the approved Town Square at Evergreen Walk (Appl. 11-24P), on a portion of 151 Buckland Road [within "Evergreen Walk"], and being located approximately 1,200 feet west of Buckland Road and 400 feet north of Smith Street, Buckland Road Gateway Development Zone
- Appl. 15-06P, Residences at Evergreen Walk Unit 7B - request by South Windsor Developers, LLC for a site plan modification including changes to the building layouts and architectural changes of the apartments approved with Town Square at Evergreen Walk (Appl. 11-24P), on a portion of 151 Buckland Road [within "Evergreen Walk"], and being approximately 1,200 feet west of Buckland Road and 400 feet north of Smith Street, Buckland Road Gateway Development Zone
- Appl. 15-07P, Superior Northeast– request for renewal of a 2-year temporary and conditional permit for a 30’ x 60’ storage shed on property located at 24 Jeffrey Drive, I zone
- Appl. 15-08P, T’s Auto Service– request for a renewal 2 year temporary and conditional permit (Section 2.13.a) to allow four vehicles for sale at 718 Ellington Road, RC 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 Friday, January 2, 2015 and Thursday, January 8, 2015.
Chairman Pacekonis seated Alternate Commissioner Dexter for Commissioner Carroll.
- Appl. 14-59P, Temkin Multi-family Zoning Text Amendment – request for a zoning amendment to Table 3.1.2.A Residential Area, Density and Dimensional Requirements to modify maximum stories allowed in a MFA/AA zone from 2 to 2 ½ stories
Mr. Steve Temkin presented the request and distributed a rendering of a 2 ½ story multi-family unit to the Commissioners (Exhibit A). He stated 2 ½ stories are allowed in other districts in town and wants to have the MFA zone to have the equivalent allowances but not to change building height requirements.
Director of Planning, Michele Lipe, gave staff comments:
- This is a request for a zoning amendment to Table 3.1.2.A Residential Area, Density and Dimensional Requirements to modify maximum stories allowed in a MFA/AA zone from 2 to 2 ½ stories
- Historically, some of our condominiums were constructed with 2 ½ stories; however upon research of the zoning regulations, I can only find reference to two stories being permitted. This amendment will correct the MFA; and will not have any impact on the allowed height currently allowed in the regulations.
- The current Town Plan of Conservation and Development under the Residential section encourages flexibility in meeting emerging housing needs and updates to the zoning regulations that are compatible with the surrounding neighborhood.
- The Capitol Region Council of Governments has reviewed the amendment as required and reports that they find no apparent conflict with regional plans and policies or the concerns of neighboring towns.
- If this application is approved, the Planning Department has no additional requested modifications.
Town Engineer, Jeff Doolittle, had no comments.
No one from the public spoke in favor or opposition to the application.
Commissioners had no questions.
Chairman Pacekonis asked if an application fee was charged to essentially make a correction to the zoning regulations.
Chairman Pacekonis closed the public hearing at 7:40 p.m.
REGULAR MEETING / MADDEN ROOM
CALL TO ORDER: Chairman Bart Pacekonis called the Regular Meeting to order at 7:44 p.m.
PUBLIC PARTICIPATION:
NEW BUSINESS: Discussion/Decision/Action regarding the following:
Commissioner Bonzani nominated Bart Pacekonis for Chairman. Commissioner Wilson seconded the motion. Chairman Pacekonis closed the nominations. Having no opposition, the secretary casts one ballot for Bart Pacekonis for Chairman.
Commissioner Foley nominated Viney Wilson for Vice Chairman. Commissioner Kuehnel seconded the motion. Chairman Pacekonis closed the nominations. Having no opposition, the secretary casts one ballot for Viney Wilson for Vice Chairman.
Commissioner Bonzani nominated Mario Marrero for Secretary. Commissioner Wilson seconded the motion. Chairman Pacekonis closed the nominations. Having no opposition, the secretary casts one ballot for Mario Marrero for Secretary.
There are no proposed changes to the By-laws. The By-laws are re-adopted by consensus.
- Proposed architectural elevations for Connecticut Mattress, rear façade of Building E at The Promenade Shops at Evergreen Walk
Mr. Phil Villeuex, FLB Architecture & Planning, Inc., presented the request and showed an elevation to the Commission. The Director of Planning distributed a small plan to each Commissioner for orientation.
The Director of Planning stated ADRC had a favorable approval of the proposal, however, this approval is not meant to set a precedent for other tenant spaces with rear facades which face areas with active public access.
Commissioner Wilson made a motion to approve the proposal
Commissioner Kuehnel seconded the motion
The motion carried and the vote was unanimous.
- Appl. 15-02P, Burns dba 310 Automotive - request for a DMV General Repairer’s license to operate an auto repair facility, on property located at 310 Nutmeg Road South, Unit C-10, I zone
The application has been formally withdrawn. Secretary Commissioner Marrero read an email from the applicant withdrawing the application.
- Appl. 14-57P, Connecticut Valley Brewing Company – request for a site plan of development for a 14,500 sq ft facility to include a brewery, warehouse, and tasting room on property located at 765 Sullivan Avenue, GC zone
Mr. Jay Ussery of R.J. Russo and Associates presented the request for Connecticut Valley Brewing Company with traffic engineer, Dave Spear, for a new facility to house a micro brewery on a 3 acre parcel on Sullivan Avenue in the general commercial zone. Mr. Ussery described the site and stated the subdivision application for the project was approved by the PZC last fall. The building will have a total of 14,500 sq ft with 4,000 sq ft devoted for the brewing area in the rear portion of the building with a warehouse area measuring 5,600 sq ft., office measuring 300 sq ft, retail measuring 1,200 sq ft, and tasting room measuring 3,500 sq ft in the front of the building. There will be a porch overhang along the both sides of the front of the building. Utilities on the site are sanitary sewer, city water, gas and
electric. All utilities will be underground.
The general commercial zone minimum requirements are met. Parking is calculated to have 79 parking spaces, 56 of which are proposed to be built. Twenty four spaces are proposed to be deferred and located to the rear of the site. The zoning calculations have accounted for the deferred parking.
In addition to the interior tasting room there is also a 1,600 sq ft patio with a paver type surface proposed with landscaping on two sides. The westerly side is open for use of a seasonal tent for special event functions estimated to be held six or eight times a year. This area has been figured into the parking calculations.
The majority of stormwater will be infiltrated back into the ground so there is no formal discharge to a storm drainage system within Sullivan Avenue. Sub surface infiltration is proposed with a rain garden in parking area. Their application addressing wetlands impacts on the property was approved by the IWA/CC.
Hours of operation for brewing are proposed from 8:00 a.m. to 5 p.m., Monday through Friday, with tastings and retail 12:00 p.m. to 8:00 p.m., Monday through Saturday.
Landscaping along the front of the property will have a split rail fence with perennial plant beds, red maple and bradford pear tress. The dumpster will be screened with fencing and arborvitae. Wetland buffer plantings adjacent to the driveway recommended by Jeff Folger, Senior Environmental Planner, will be implemented by their soil scientist, John Ianni. Proposed site lighting for LED shoebox style full cut off lights on 20 ft poles was shown on plan.
A 35’ access easement has been proposed on the plans to the rear Lot #4, which has no access to Sullivan Avenue because of the wetlands, also includes a utility easement to the rear lot. In the front of the property along the entire frontage of Sullivan Avenue is a 10’ easement for multiuse trail where they will construct a sidewalk. There will also be a small easement in the front for CT DOT for the two new traffic loop controllers to be installed there.
Mr. Dave Spear summarized the traffic statement. The site drive comes in opposite Troy Road to form the fourth leg of the signalized intersection. It has been determined no additional phases are needed to run the signal with the additional drive nor a change to the level of service due to site traffic determined from the three background traffic counts taken by DOT.
Mr. Ussery went over the changes recommended by Town Staff and stated they have gone before ADRC who had recommendations to change the front of the building to improve the appearance which will be addressed at their upcoming meeting. He stated the brewery’s logo will be used on the building and signage.
Director of Planning, Michele Lipe, gave staff comments:
- Request for a site plan approval of a 14,500 sq ft facility for Connecticut Valley Brewing Company – the development will include a brewery, warehouse, and tasting room, as well as outdoor space, on property located at 765 Sullivan Avenue, GC zone.
- The Commission may recall that we recently amended the zoning regulations to allow for microbreweries and this application is being submitted under that provision.
- The applicant intends to use 10,000 sq ft of the space as the beer brewery, warehouse and storage of product, and for wholesale distribution. The brewery is anticipated to produce approximately 2,000 barrels of beer annually.
- The front 4,500 sq ft will have the tasting room, retail area, office, and restroom facilities. It is anticipated that approximately 30 people would visit the tasting room daily. A 40’ X 40’ tent area is shown for seasonal outdoor events. The combined outside dining would not exceed 16 tables including 48 seats. The proposed hours of operation for the retail operation and tasting would be 12:00 PM – 8:00 PM. Special events would end by 11:00 PM (only 6-8 events are anticipated annually).
- Maximum impervious coverage allowed is 65%, 48% proposed. Front yard setback is in excess of 170 feet, 50 feet required. Lot coverage 32%; 50% allowed.
- Parking requirements based on the proposed uses are 79 spaces. 56 spaces have been provided with an additional 24 spaces shown in reserve.
- There is a ten foot wide multi-use path shown on the plans that will eventually connect this property to the intersection of West Road and Sullivan Avenue. This was required as a part of the original subdivision approval of the Town’s land.
- The egress from this site will be at the existing traffic light at Troy Road. The light will be modified to add a signal head for this driveway. Again, at the time of the subdivision approval, the Commission reviewed the access to the lots and required an access easement over Lot #3 to get to Lot #4.
- With the development of this site, staff has two recommendations:
- The developer is to provide an access easement to the property to the west in accordance with Section 5.5.4 Access Management Requirements for adjacent properties. This access would allow for the opportunity of the occupants of Lot 1 to safely take left hand turns at the light.
- It is recommended that a crosswalk be added subject to DOT approval.
- The applicant went to the ADRC on January 8. The members present were pleased the landscaping plans; however were concerned with the industrial appearance of the front elevation. They requested that PZC require the applicant to return to the Committee with a revised front elevation. Also, the free standing design that was submitted is larger than permitted and we can work with the applicant to make sure that it conforms.
- The site will be serviced by public sewer and public water. WPCA approval is required.
- There are regulated wetlands on the property. This application was heard by IWA/CC on December 4 and approval was granted including the following requirements: 1) Bonds shall be collected in the amount of $5,000 to ensure proper placement and maintenance of erosion and sediment controls, and 2) $5,000 for stormwater structures and habitat plantings.
- If this application is approved, the Planning Department requests:
- The developer must provide an access easement to provide internal interconnection to the property to the west prior to the issuance of a certificate of occupancy; the proposed signal must be operational for this site prior to the issuance of a certificate of occupancy, and a cross walk be added subject to DOT approval.
Town Engineer Jeff Doolittle gave staff comments:
- The multi-use path noted on the Layout Plan should be paved with asphalt and include the word ‘asphalt’ so that the plan reads “10’ asphalt paved multi-use path”.
- There should be a note on the plan that though the storm water system for the site is self contained with provisions for overflow during a very heavy rain fall event which the system could overflow to the wetlands west of the site.
- A plan for details on the sanitary sewage flow is needed to determine that the proposed building sewer has adequate capacity.
- An encroachment plan is needed for the work on Sullivan Avenue including the traffic signals from the DOT.
Commissioner Marrero is encouraged by the plan for access management for the site and asked where the connection to Lot #2 would be on site. The Commissioner discussed with Mr. Spears, traffic engineer for the project, the need for an exclusive left turn lane from Sullivan Avenue into the site versus a by-pass area.
Commissioner Foley asked about utility easements. Mr. Ussery stated utilities would be brought in along side the driveway within the wetland buffer area which will require a separate wetlands permit. The Commissioner asked about the proposed hours of 12 – 8 p.m. and asked if the applicant would like to extend the hours to 10 or 11 p.m. on weekends.
Commissioner Dexter asked if there would be any amplification of music for special events. Mr. Ussery stated none was planned. Director Lipe stated they could come back to the Commission if needed.
Mr. Robert Dickinson, resident of Birch Road, spoke in support of the 10’ multi-use path stating the cost for asphalt will be less or equal to the cost for concrete walkways.
Secretary Commissioner Marrero read a letter of support for multi-use paths for active transportation on Sullivan Avenue from Ms. Ginny Hole and Mr. Rob O’Connor, co-chairs of the South Windsor Walk & Wheel Ways Committee (Exhibit B).
Chairman Pacekonis asked for a definition of ‘seasonal’ for ‘seasonal uses’ which was defined by the applicant as April through October. Mr. Ussery stated the special event tent would be used six to eight times a year.
Commissioner Wilson made a motion to approve with the following modifications:
- Prior to commencement of any site work, a meeting must be held with Town Staff.
- No building permit will be issued until the final mylars have been filed in the Town Clerk's office.
- This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission, including bonds in the amount of $5,000 for compliance with erosion and sediment controls and $5,000 for stormwater structures and habitat plantings.
- A landscape bond in the amount of $5,000 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 and must conform to Section 6.5.8.
- If a State Traffic Commission certificate is required, no building permits will be issued until the certificate has been issued (per CGS §14-311).
- Engineering comments dated 1/6/15 must be incorporated into the plans.
- In accordance with Section 5.5.4.E, Shared Access, This approval is subject to the following:
- An easement allowing cross access to and from the adjacent property on Sullivan Avenue to the west must be shown granting irrevocable permission to enter upon and perform all activities needed to construct the driveway, on both properties on which the driveway will be constructed.
- At such time as a site plan is approved for the property to the immediate west, an interconnection shall be constructed in the area shown on the subject site plan OR as agreed by the two property owners and further approved by the Planning and Zoning Commission. Failure to construct the site interconnection shall be construed as a zoning violation and shall be pursued via the remedies available to the Town of zoning violations.
- A crosswalk shall be added and concrete ramps shall be provided to facilitate a pedestrian crossing at Sullivan Avenue and Troy Road.
- The front elevation shall return to the Architecture Design and Review Committee for review and approval.
- The hours of operation for brewing are 8:00 a.m. - 5 p.m., Monday - Friday; tastings and retail hours, and any special events 12:00 p.m. - 11:00 p.m., Monday - Saturday.
Commissioner Foley seconded the motion
Commissioner Marrero asked about adding the turning lanes as a condition of approval. Town Engineer Doolittle stated the road issues would have to have approval through the CT DOT.
Chairman Pacekonis requested Commissioner Wilson read the bond requirements into the record.
The motion carried and the vote was unanimous.
- Appl. 14-58P, Sullivan Avenue Industrial Park - request for a 3 lot subdivision of approximately 37+ acres of land at 59, 89,135, R004, 175, and 211 Sullivan Avenue, (located on the southerly side of Sullivan Avenue, easterly side of John Fitch Boulevard), I zone
Mr. Peter DeMallie, President of Design Professionals, Inc. on behalf of the applicant, Scannell Properties #205 LLC, introduced Attorney Wayne Gerlt, land use attorney for the applicant, and Ms. Jill Marcotte, development manager for the proposed Sullivan Avenue Industrial Park.
Mr. DeMallie went over the property limits for the five existing parcels which have been in the industrial zone for decades including 59 Sullivan Avenue where the Increase Clapp House, circa 1808, is located. It is not yet determined how that historic structure will be used other than it will be retained and not razed. The five parcels are proposed to be reconfigured into three building lots to create the Sullivan Avenue Industrial Park. The subdivision application was approved by IWA/CC on December 17, 2014.
Mr. DeMallie stated access to the properties in terms of easements and internal driveways will be addressed as development is proposed. A site plan application has been submitted for the middle Lot #2 which has a proposed primary access point on Sullivan Avenue opposite Rye Street with a parallel private roadway to serve the three lots. An access drive is also proposed from Lot #1 as far north as possible on RT 5 for right turn in/right turn out. The other access point proposed is a fourth leg to the signalized intersection on Sullivan Avenue to serve Lot #3 and Lot #1 to which the Town Engineer’s report indicated a right turn in/right turn out but they are requesting consideration for a left turn in at the time of their site plan application.
Director of Planning, Michele Lipe, gave staff comments:
- Application for a 3 lot subdivision of approximately 37.5+ acres at 59, 89, 135, R004, 175 and 211 Sullivan Avenue, located on the southerly side of Sullivan Avenue, easterly side of John Fitch Boulevard, I zone.
- Minimum lot size in the Industrial zone is 30,000 sq ft, with 150 feet of frontage required for lots that front on Sullivan Avenue. The lot sizes in this subdivision are 6.6 acres, 13.6 acres, and 16.4 acres.
- The only public improvement we would expect to be shown at this time is the addition of a sidewalk along the Sullivan Avenue frontage. Staff would also recommend that a crosswalk and associated improvements be added at the Rye Street signalized intersection.
- All three lots will be frontage lots on Sullivan Avenue and Lot #1 will have access along John Fitch Boulevard as well. These properties are subject to Section 5.5 Access Management regulations. This is the time for the PZC to discuss access into these lots and to set up access management provisions for future development of the properties.
- Staff has been in discussions with the Police Department and have reviewed potential access into the site and recommend the following: right turn/right out along John Fitch Boulevard with access easements to provide access to all three lots to alleviate northbound trucks from making left hand turns; one full access at Rye Street light (with lots east and west access easements); One right in/right out between Rye Street and Commerce Way and one right/right out only east of Rye Street. We request that the applicant submit, as a part of the subdivision final plan, an overall plan for the access points as cross travel easements between the three lots.
- Sullivan Avenue and John Fitch Boulevard are both State roads so review by the Office of the State Traffic Administration encroachment permits will be required for any new development entering/exiting on the State road as well as any proposed road improvements.
- There are wetlands on the property. The application was heard by the Inland Wetlands Agency/Conservation Commission on December 17, 2014 with no unusual approval conditions.
- Public water and public sewers are available in Sullivan Avenue.
- Site plan approval by the Planning and Zoning Commission is required on all lots prior to use or construction on any lot.
- If this application is approved, the Planning Department has no additional modifications to request.
Town Engineer, Jeff Doolittle, gave staff comments:
- The three lots shall be served by 4 driveways, including one right-in, right-out only from Route 5, one full service driveway off Sullivan Avenue across from Rye Street (requiring modification of the existing traffic signal), one right-in, right-out only from Sullivan Ave between Rye Street and Commerce Way and one right-in, right-out only from Sullivan Avenue to the east of Rye Street. This is in accordance with the Town’s access management regulations and the traffic study provided.
- There shall be shared access between each of the 3 lots so traffic can move freely between them and in and out of any of the driveways.
- The existing access from the residential property at 59 Sullivan Avenue to the proposed Lot #1 needs to be removed and cut off as there should not be any traffic between the residential use and industrial uses on these lots.
- Provisions shall be made for future shared access between Lot #3 and industrial property at 233 and 239 Sullivan Avenue. These properties should use one common driveway off Sullivan Avenue.
- Include sidewalks or a 10 ft wide mulit-use path along the entire property frontage on Sullivan Avenue.
- A crosswalk and pedestrian signal need to be included at the traffic signal at the intersection of Sullivan Avenue and Rye Street/main site driveway.
- I suggest Sullivan Avenue east-bound be widened to 2 lanes to the railroad tracks to accommodate a future right-in, right-out driveway on Lot #3.
Mr. DeMallie stated sidewalks are part of POCD but this site is a low priority area. Sidewalks may fit within the State ROW, but may also require an easement on the property to accommodate. To try and fit a ten foot multi-use path would be at the expense of landscaping, berms, and drainage. The subdivision regulations only have provisions for the requirement of a sidewalk.
Commissioner Wilson asked to address the 3 lot subdivision. Chairman Pacekonis stated this is the time for public improvements to be discussed. Commissioner Marrero stressed that access management has to be initially considered and planned for the approval process of the subdivision and that access management limiting driveways is key on Sullivan Avenue. The safest approach for this project would be to have a single access point at a signalized intersection.
Mr. Robert Dickinson, resident of Birch Street, distributed a site plan with a multi use path shown to the Commissioners stating the site could be employing people needing a safe way to get to their place of employment. He stated the historic house may have to be moved so that trucks can safely maneuver the intersection of Sullivan Avenue and RT 5. Grants may be available from the State for safe access for bicycles.
Mr. Ken Sek, resident of Griffin Road, commented that Main Street is a primary area for bicycling in South Windsor and one of the prime problems is getting from there to anywhere else in town by way of Sullivan Avenue where it is dangerous to ride. He encouraged putting in sections of multi-use paths as new developments arise along Sullivan Avenue so that eventually there will be an acceptable and safe way of traveling around town whether as bicyclist or pedestrian.
Mr. Shawn Jacobaccio, Main Street resident, questioned going forward without any access on the plans given the obvious advanced planning stage of the project and stressed the importance of access management before a subdivision is approved.
Mr. Walt Fitzpatrick, resident of Main Street and member of the Historic District Commission, expressed concern about preserving the character of Main Street and South Windsor as far as historic buildings are concerned. Subdivision of the proposed parcels without a plan for how to work with the Schwier house isolates the building making it vulnerable to being demolished. Mr. Fitzpatrick asked for the public meeting to be held open so the public can voice their concerns.
Chairman Pacekonis explained that this was not an official public hearing, rather a public meeting.
Mr. Anthony Macro, resident of Main Street, stated the applicant’s plan for the Schwier house is vague and unassociated with any of the lots proposed. There is no firm plan on what to do with this historically relevant and significant house in East Windsor Hill which needs to be taken into account.
Mr. Jim Kerrigan, resident of Main Street, asked the Commission to take extra care and attention to the impact of development at this important intersection of Sullivan Avenue which is part of the gateway area. As part of the gateway area, where grant money has been spent to study traffic, appearance and impact, Mr. Kerrigan asked that the Commission pay close attention to the importance of the area and the development’s impact upon it.
Commissioner Foley asked for a conceptual for the project. Mr. DeMallie stated the conceptual plan, which is subject to change, treats 59 Sullivan Avenue as a separate parcel and there is no intention at this time to take down the house. They are open to suggestions on how to use or repurpose the building. The developer has obtained the services of an architectural historian to examine the structures. There is a proposed site plan application for the Lot #2 for a distribution center and, as part of that, will include the fourth leg of the Sullivan Avenue Rye Street intersection. An internal private roadway has been proposed running parallel to Sullivan Avenue, sufficient for large trucks to traverse the signal with turning and loading docks. Lot #3 will be the second lot to be developed, in concept, with a 176,400
sq ft building with loading docks facing Lot #2. At this point they do not know what will be proposed for Lot #1 but the economic development of the town is to be served by the plan. Commissioner Wilson asked if all other buildings on the site will be razed. Mr. DeMallie stated the structures will be evaluated at time of site plan applications.
Chairman Pacekonis spoke about the residents’ concern that the house at the corner could suffer demolition by neglect. Mr. DeMallie stated the applicant has hired an architectural historian for the building and welcomes input from the community on what may transpire with the structure. The Chairman suggested connectivity between the driveway and the house’s property. Ms. Marcotte stated the house is not part of the proposed subdivision application and under its current use as a residential structure there is not reason for it to have access to the industrial park. The Chairman stated the Commission may have future input on the house dependant on how it is repurposed and appreciates the conceptual information to aide in understanding the project.
Commissioner Marrero asked to have another session to continue the discussion about access on Sullivan Avenue and Route 5 stating nothing precludes having a driveway put in the back of the development where the access road to Route 5 is farther away from the major intersection of Sullivan and Route 5. Having the drive away from the intersection is the safest situation because when a drive is placed close to the intersection nothing precludes any vehicle coming out of the development and taking a right onto Route 5 and then making a U-turn at the signalized intersection to go south. This creates problems for vehicles traveling north at high speeds or ones using the de-acceleration area to turn onto Sullivan Avenue. The Commissioner repeated having the drive in back of the development will provide quick access into the
development and any connections needing to be made.
Chairman Pacekonis stated given the issues and interest it may advised to put it back on the agenda.
Mr. DeMallie stated described a critical time line and asked for approval of the three lots to get moving so they can discuss it in detail with the Commission.
Commissioner Wilson made a motion to approve with the following modifications:
- This approval is for 3 lots, numbered 1-3.
- Concrete sidewalks, built to Town specifications, shall be installed along the Sullivan Avenue frontage.
- Drainage and construction for this subdivision is subject to the approval of the Town Engineer.
- All lots shall be serviced by the Town of South Windsor sanitary sewer system and are subject to the approval of the Water Pollution Control Authority.
- Water shall be supplied to this subdivision by public water.
- This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission.
- All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor.
- A street tree easement is required to be shown per the subdivision regulations and specific trees to be planted should be coordinated with the Town’s Tree Warden and are to be planted in accordance with the enclosed Tree Planting Specifications.
- All easements for conservation purposes, drainage or utilities, that may be required in connection with the approval of this subdivision, must be submitted on standard Town easement form where appropriate, to this Commission, prior to filing the mylars and issuance of building permits. All deeds for open space, public improvements and roadways must be submitted prior to request for Town acceptance; all deeds must be in accordance with the policy for accepting deeds and must be approved by the Engineering Department and Town Attorney.
- If, for any reason, finished grading and other individual lot site work is not completed, the Town Engineer shall determine the amount of a cash bond to ensure final grading and site work. This cash bond must be submitted prior to issuance of a Certificate of Occupancy.
- Quantity estimates must be submitted to the Town Engineer (on the enclosed form) for the purpose of determining subdivision bonding. All bonds shall conform to the enclosed bond policy and shall be posted prior to filing the final plans in the Town Clerk’s office.
- If the developer chooses to submit a Letter of Credit for a one year term, said Letter of Credit must be renewed on a yearly basis until completion of the development. If a new Letter of Credit has not been received within 30 days before the expiration date, the Commission may, at its option, call the Letter it is holding.
- A drainage assessment fee in the amount of $150 shall be submitted to this Commission.
- The Town Engineer’s review comments dated 1/12/15 must be incorporated into the final plans.
- A crosswalk and associated improvements shall be added to the intersection of the new main driveway and Rye Street intersection.
- In accordance with Section 5.5.3 this application is subject to access management regulations including the following:
- An easement allowing cross access to and from the adjacent property on Sullivan Avenue/John Fitch Boulevard (including the properties adjacent to the east and west of this subdivision) must be accommodated. Details of the access management plans for the lots are to be finalized with town staff.
- Site plan approval by the Planning and Zoning Commission is required prior to use or construction on any lot.
Commissioner Kuehnel made a motion to extend the meeting past 10 p.m., seconded by Commissioner Wilson, the motion carried and the vote was unanimous.
Commissioner Kuehnel seconded the motion
The motion carried and the vote was unanimous.
- Request for a waiver for dwelling unit sizes for houses at Clark Estates, Appl. 14-32P
Mr. Rob Mannarino, Mannarino Builders Inc., presented the request for a waiver for the sizes of houses at Clark Estates and distributed a Clark Estate Model Schedule to the Commissioners (Exhibit C). There is no change in the models but wants to take advantage of a provision in the regulations to have a waiver for larger units when there is a trade off with the affordable units.
Mr. Mannarino described the different models to be built at Clark Estates. Previously, at developments such as Redfield, Avery Meadow, and other DRZ’s, the way for someone to enlarge a unit without increasing the size of the footprint of the building was to build a room over the garage. As a result, the Mannarino’s have created designs for their models with options to increase the size with a room over the two car garage knowing this would affect the square footage. A waiver is being sought to build a house that is 1,850 sq ft with a trade off to have one 1,400, two 1,600 and one 1,800 sq ft units versus having four 1,200 or 1,400 sq ft affordable units.
The Director of Planning stated the old DRZ regulations had a town affordable housing program created in the early 1990’s to help with housing costs but over time banks required higher levels of down payments and few could qualify. This has created a stricter set of circumstances for builders today because they are required to use the state’s formula for affordable housing. Previously dwelling size increases trade-offs were not done consistently, and so, by having the option of including the square footage over the garage initially standardizes the process.
Commissioner Kuehnel made a motion to adopt with the waiver and allow the sizes as presented by the applicant (Exhibit C)
Commissioner Foley seconded the motion
The motion carried and the vote was unanimous.
- Appl. 14-59P, Temkin Multi-family Zoning Text Amendment – request for a zoning amendment to Table 3.1.2.A Residential Area, Density and Dimensional Requirements to modify maximum stories allowed in a MFA/AA zone from 2 to 2 ½ stories
Commissioner Wilson made a motion to approve with the following modifications:
- The Planning and Zoning Commission finds that the zone text amendment in conformance with the Town Plan of Conservation and Development.
- The effective date of the zone text change is 1/25/2015.
Commissioner Marrero seconded the motion
Chairman Pacekonis noted the application fee for the amendment which corrects the regulations for the MFA zone. There was consensus from the Commission to return the fee to applicant.
The motion carried and the vote was unanimous.
BONDS: Callings/Reductions/Settings
MINUTES: 10/28/14, 11/25/14, and 12/9/14 approved by consensus.
OLD BUSINESS: see page 3
OTHER BUSINESS:
CORRESPONDENCE / REPORTS:
ADJOURNMENT:
Motion to adjourn the meeting at 10:20 p.m. was made by Commissioner Wilson
Seconded by Commissioner Kuehnel
The motion carried and the vote was unanimous.
Respectfully Submitted,
Lauren L Zarambo
Recording Secretary
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