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MEMBERS PRESENT: Bart Pacekonis, Mario Marrero, Elizabeth Kuehnel, Kevin Foley, Billy Carroll
ALTERNATES PRESENT:
STAFF PRESENT: Michele Lipe, Director of Planning; Jeff Doolittle, Town Engineer; Lauren Zarambo, Recording Secretary
SPECIAL MEETING / MADDEN ROOM
CALL TO ORDER: Chairman Bart Pacekonis called the Special Meeting to order at 6:30 p.m.
PUBLIC PARTICIPATION:
NEW BUSINESS: Discussion/Decision/Action regarding the following:
- 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
Mr. George Fortin, representative for the applicant Superior Northeast, presented the request stating there have been no issues in the past and are not requesting any changes.
Director of Planning gave staff comments:
- Request for renewal of a temporary and conditional permit for a storage tent to house equipment at 24 Jeffrey Drive, I zone. A permit was originally issued by this Commission in August 2002; and the most recent permit expired on January 8, 2015.
- The storage tent is approximately 30’ X 60’ and is located within the 35’ front yard setback.
- There is a considerable amount of outdoor storage on site. The 2008 renewal required the applicant to screen this storage, which was done and is reflected in the pictures.
- The building code limits the duration of temporary structures. The applicant will be responsible for ensuring this temporary structure maintains a current building permit.
- The regulations state that Temporary & Conditional permits may be granted by the Commission for a use, if 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.
Commissioner Foley made a motion to approve with the following modifications:
- The Temporary and Condition permit will expire on February 3, 2017.
- A new building permit is required to renew the temporary structure.
Commissioner Carroll seconded the motion
The motion carried and the vote was unanimous.
- 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
Mr. Richard Tarascio of T’s Auto Service presented the request.
Director of Planning gave staff comments:
- Request for a two-year Temporary & Conditional permit for the display of four (4) automobiles for sale at T’s Auto Service on the corner of Ellington Road and Pleasant Valley Road (across from the 7-11 store), RC zone.
- This application was originally granted by the Zoning Board of Appeals (ZBA) in February 1986 to allow two (2) vehicles for sale and renewed by this Commission every two years since. The applicant has been faithfully re-submitting applications for renewal.
- The original ZBA approval and earlier Planning & Zoning (P&Z) approvals included three conditions:
- The permit is restricted to two (2) automobiles and excludes vans or trucks.
- The cars are to be no closer than twelve (12) feet from the corner. No more than twelve (12) cars in a single row with two (2) other cars making a second row (as shown in the diagram submitted) are to be parked from the station to Pleasant Valley Road. This includes the automobiles for sale.
- There will be no parking at any time in the front area of the parking lot.
- The October 2010 P&Z approval allowed the applicant to increase the number of vehicles for sale to four (4).
- The regulations state that Temporary & Conditional permits may be granted by the Commission for a use, if 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, the Planning Department has no modifications to recommend.
Commissioner Kuehnel made a motion to approve with the following modifications:
- This permit is for a two (2) year maximum period;
- This permit is restricted to four (4) vehicles for sale with a standard auto marker, and excludes vans or trucks;
- The cars are to be no closer than twelve (12) feet from the corner. No more than twelve (12) cars in a single row with two (2) other cars making a second row (as shown in the diagram submitted) are to be parked from the station to Pleasant Valley Road. This includes the automobiles for sale; and
- There will be no parking at any time in the front area of the parking lot (triangle and near the dumpster).
- The permit will expire in two (2) years, February 3, 2017, and will have to be renewed at that time.
Commissioner Marrero seconded the motion
The motion carried and the vote was unanimous.
- Appl. 15-09P, Chalikonda Major Home Occupation dba Shree Skin Care Major Home Occupation - request for renewal of a 5-year permit for a major home occupation on property located at 85 High Ridge Road, A-30 zone
Applicant, Aruna Chalikonda, requested this application be postponed until the next regular meeting. Chairman Pacekonis noted the applicant was prepared to attend the prior two meetings which were cancelled.
- 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
Attorney Leonard Jacobs, representing the applicant, presented the request for Appl. 15-05P in tandem with Appl. 15-06P, Residences at Evergreen Walk Unit 7B. The Attorney requested the two applications be voted upon separately.
The residential multi-family project, originally approved in 2011, was for two buildings containing 100 living units each (200 total units). In 2012 an amendment to the application was filed with new conditions imposed. The Attorney distributed a red line document titled ‘Special Conditions (Proposed New Special Conditions)’ and ‘Substitute Attachment A Additional Conditions’ to the Commissioners based on the 2012 amendment with changes indicated in red underline reflecting the change from two residential buildings to nine residential buildings.
Items 18 and 19 of ‘Substitute Attachment A Additional Conditions’ act to separate the commercial Units 7E and 7D (Appl. 15-05P) from the residential Unit 7B (Appl. 15-06P). Attorney Jacobs explained the commercial and residential are under separate ownership and the required ratio of residential to commercial units has been established to meet regulations.
The two hundred residential units, instead of being housed in two buildings, will now be spread out into nine separate buildings of a better design. Two additional spaces are being proposed for model demonstration units which will not be rented but available to show a one bedroom unit and a two bedroom unit to potential renters. Because they cannot be rented, these units will not be included in the square footage or number count of the 200 residential units.
Mr. Ron Bomager, P.E. with Fuss & O’Neill, described the current site and showed an aerial site map and overall site plan. The proposed development still includes the 200 residential units which will now be spread between nine buildings rather than two. The hotel development and entrance drive remain unchanged. The main entrance to the residential development now will have a cobblestone entry, a clubhouse, and ‘Town Square’ green space, measuring approximately 60,000 sq ft of green space, twice the size of the previous design. There will be garage spaces available to be rented. A mail kiosk was shown. Dumpsters will be located throughout the development.
Construction phasing requires a new storm water detention system to be built first, which the engineer described. The rough grading of the site and site utilities will come next to prepare for building foundations and construction. The developer has requested that as each building is completed Certificates of Occupancy are issued.
Open space is being provided as required for 750 sq ft per unit totaling 167,373 sq ft. The proposed walking trails go from the development to the field in the back and up to Unit 8. The total open space area includes the 60,000 sq ft of ‘Town Square’ on Unit 7.
Parking requirements are met with the 350 parking spaces provided. 26 of the 350 are in garages. A location has been reserved for a bus shelter subject to the approval of the Board of Education. There are no changes to the site lighting from what was approved in the last application.
Mr. Jason Williams, landscape architect with Milone & McBroom, distributed a handout to the Commissioners. He described the paver boulevard entrance having a center sculpture. The main focal point upon entering is the 6,200 sq ft clubhouse. The residential buildings which surround the Town Square create a community village feel. Mr. Williams described the types of shade trees for the parking and club house areas. Cherry and dogwood flowering trees are planned for the common areas. The green space will be surrounded by sugar maple, elm, and pink cherry trees. A typical building elevation with landscaping proposed was shown. Large shade trees will soften the vertical lines of the buildings. Shrubs were described.
The interior of a typical building has two central stairways with two bedroom two bathroom units at the ends and one bedroom one bathroom on the interior. High end amenities were described to be attractive to those who appreciate those things.
The clubhouse will have an outdoor entrance sculpture and flagpole flying the American and CT State flag, and a ‘juice bar’ electrical charging station for cars. Recycled clay brick will surround the club house. A bike share program to ride around the area will be available to residents. Solar panels on clubhouse will generate all the electricity for the building which will be furnished with high level quality furnishings meant to last. The clubhouse can be used in the day and night with stone fire pits in patio areas, cinema, state of the art fitness room, yoga studio, wine cellar, private dining room to reserve, library, and sports lounge.
The building’s exteriors have asphalt architectural shingle roofs. Tudor style pvc tan paneling graduating to grey cape cod cedar shake made of polymer siding with cedar impressions, painted horizonal trim boards along the façade, and pvc railings at the balconies. The ridge line of a typical building is 49’ 7”. The clubhouse has a ridgeline of 38’ 8” with similar features and a stone veneer at the bottom area. Mr. Williams showed additional elevations of buildings, garages, and the clubhouse. Garage doors will be made of insulated pvc.
Mr. Howard Rappaport, developer for the project, described the private dining room with a separate climate controlled wine cellar room. The manager will hold the key to the wine cellar where residents can keep their wine in climate controlled cages to be enjoyed in the dining room.
Mr. Alan Lamson, president of FLB Architecture and Planning representing John Finguerra and Evergreen Walk LLC, described the 2.5 acre commercial site, to be used for retail or office, as previously located in the northwest quadrant of the site. It is now planned to be located along the street bounded on the east by Tamarack Avenue, south by the hotel, west by the residential, and north by the wetland area. Four buildings are proposed which will be two stories high with a total square footage of 27,360. That combined with the previously approved 73,293 plus sq ft hotel totals over 105,000 sq ft of commercial giving a better than two to one ratio of residential to commercial.
The main driveway is located to the north of the site off Tamarack Avenue creating a better intersection to access the site. This access helps avoid commercial traffic integrating with the residential. An emergency connection with pavers on the ground has been provided.
Two story buildings are shown on the plan although four stories are permitted on the site. Four buildings are shown, three of which are similar to the buildings in Wentworth Park. Marketing these commercial spaces will begin when the hotel and residential components get going in this area and then modified plans will come back for review when users are found.
Chairman Pacekonis asked to see the proposed traffic pattern for the bus shelter. Ms. Lipe stated Town Staff is still working with the Board of Education business office to appropriately locate a bus shelter.
The Director of Planning gave staff comments:
- Request for approval for revisions to the site plan that was approved in 2011 for the 200 apartments and commercial development approved as a part of the Town Square development, located on the westerly side of Buckland Road, Buckland Gateway zone. The Commission originally approved this project in 2011 and approved changes to the hotel layout in 2013. The Commission may recall that this project is approved as one project with a number of approval conditions that spelled out specific thresholds that triggered specific improvements.
- With the original approval, the applicant presented their proposal and schedule to meet the 2:1 residential to commercial ratio as the phasing and project progresses. Now that the project is being broken down into three pieces, from the site plan approval perspective, it is still incumbent on the applicant to demonstrate how the 2:1 ratio is being met and how the total project is being phased.
- A revised “Table of Ratios and Uses”, the construction timeline, and proposed phasing narrative presented tonight for the Commission’s consideration. If approved, the Substitute Attachment A and Special Conditions would continue be a part of the original 2011 approval.
- The proposal for the Development Area Plan includes:
- 200 residential dwelling units totaling a net of 208,900 square feet;
- 105,453 square feet of commercial space including a 121 room hotel with a total of 73,293 square feet.
- The specific site changes to the site layout and architecture include: proposal for nine apartment buildings, three stories in height and include some garages; the addition of a 6,000 sq ft clubhouse with outdoor pool; and location of refuse containers, mailboxes on the site. The applicant is also proposing to add two units that will be used for marketing purposes only and will not count toward the residential unit count.
- The commercial changes include the relocation of the office buildings to the front of the site with access directly off of Tamarack Avenue. All other elements of the plan are in tact (lighting, landscaping, etc.) A detailed landscaping plan for the entire project has been prepared calling out the specific species of trees and plants with sizes proposed.
- The ADRC reviewed the building changes on Thursday, January 15th and were very pleased with the changes in the site design and architecture. They felt the apartment layout was more conducive to creating a community. It was understood, as with the original approval in 2011 that the applicant would be returning for architectural design of the office/commercial component as no tenants have been identified at this time. The ADRC forwarded a favorable recommendation for the project.
- The required parking for the development area of the apartment is 350 spaces, with 324 spaces being provided with 26 garage spaces. The parking for the other commercial areas include120 spaces for the hotel and 103 spaces for the other commercial. Sheet G102 gives an overall breakdown of all the uses and the applicable zoning requirements.
- The Open Space requirement for the residential development is 750 sq ft for each residential unit. It is the applicant’s intent to meet this requirement by providing the town green, a trail system (5 feet wide) adjacent to the residential area and extending west and north on the site and open areas of green space around the site. We request the applicant to breakdown the square footages of the various open space components on the zoning data table.
- Pedestrian access has been provided throughout the site with two connections being made to the existing Shops. As previously discussed by the applicant, there are some road and signal improvements being incorporated into these plans as required by their State approval. Crosswalks and the addition of a pedestrian phase to the existing light at the Buckland Road and Tamarack Avenue intersection has been incorporated and will be completed prior to the occupancy of the apartments.
- Other specific concerns the PZC incorporated into the original approval involved the completion of the inter connection with pedestrian access behind LA Fitness to Tamarack Avenue including a sidewalk connection. We also asked them to incorporate safety improvements for the pedestrian crossing at Tamarack Avenue and Evergreen Way which was completed with the blinking light at that intersection in lieu of a four-way stop sign. That blinking light and the associated sidewalk coming up Tamarack Drive from the new development has been completed.
- There are regulated wetlands on the site. IWA/CC approved the site plan modifications with conditions on 1/21/15 and required the following bonds:
- Apartment Development (Appl. 15-05P) Bonds shall be collected in the amount of $50,000 to ensure proper placement and maintenance of erosion and sediment controls; $50,000 for installation of the stormwater structures; $24,000 for placement of wetland plantings, with a five year inspection and maintenance program to ensure establishment of the wetland plantings and maintenance of invasives.
- Commercial development (Appl. 15-06P) Bonds shall be collected in the amount of $20,000 to ensure proper placement and maintenance of erosion and sediment controls; $10,000 for installation of the stormwater structures.
- Public water and sewer are available. WPCA approval has been granted subject to review of the final plans.
- The Fire Marshal is satisfied with the layout of the roadways.
- If this application is approved, in addition to modifications already mentioned, the Planning Department requests the following:
- All the original approval conditions related to the construction sequence of the project, bonding requirements, etc. remain in effect; and are subject to the revised Schedule A conditions.
- A mylar must be filed on the land records showing the revised layout.
Town Engineer, Jeff Doolittle, gave staff comments.
Secretary Commissioner Marrero read a letter of concern from Mrs. Lorraine M. White, resident of Smith Street, into the record (Exhibit A).
Commissioners asked questions.
Commissioner Kuehnel made a motion to approve Application 15-05P 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.
- 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 Article 9.1.2.B 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).
- This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission, including bonds in the amount of $20,000 to ensure proper placement and maintenance of erosion and sediment controls and $10,000 for construction of stormwater systems.
- A landscape bond in the amount of $5,000 is required and must be submitted prior to issuance of any certificate of occupancy.
- 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 Article 9.1.2.B 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.
- Architectural elevations for all non-residential commercial buildings must be reviewed by the Architecture and Design Review Committee and approved by the Planning and Zoning Commission prior to issuance of building permits.
- The Town Engineer’s review comments dated January 26, 2015 must be incorporated into the final plans.
- All the original approval conditions for the Town Square development (11-24P) remain in affect except as modified by the conditions of the site plan phasing of the Development Area Plan submitted by this applicant and approved by this Commission. These conditions are included as: “Substitute Attachment A Additional Conditions” and “Special Conditions”.
Commissioner Foley seconded the motion
The motion carried and the vote was unanimous.
- 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
Commissioner Carroll made a motion to approve Application 15-06P 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.
- 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 Article 9.1.2.B 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).
- This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission, including bonds in the amount of $50,000 to ensure proper placement and maintenance of erosion and sediment controls; $50,000 for construction of stormwater systems; and $24,000 for wetland plantings.
- A landscape bond in the amount of $20,000 is required and must be submitted prior to issuance of any certificate of occupancy for the apartments.
- 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 Article 9.1.2.B 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 Town Engineer’s review comments dated January 26, 2015 must be incorporated into the final plans.
- The required open space should be clarified on the plans.
- The blinking light for the pedestrian crossing at the intersection of Evergreen Way and Tamarack Avenue must be evaluated for its effectiveness prior to the issuance of the final Certificate of Occupancy for the apartments.
- A school bus shelter must be added and approved by the Board of Education business office.
- All the original approval conditions for the Town Square development (11-24P) remain in affect, except as modified by the conditions of the site plan phasing of the Development Area Plan submitted by this applicant and approved by this Commission. These conditions are included as: “Substitute Attachment A Additional Conditions” and “Special Conditions”.
- This approval allows for two model apartments to be constructed to be used exclusively for marketing purposes and can not be occupied as a dwelling unit.
Commissioner Kuehnel seconded the motion
Motion carried and the vote unanimous
BONDS: Callings/Reductions/Settings
MINUTES:
OLD BUSINESS:
OTHER BUSINESS:
CORRESPONDENCE / REPORTS:
ADJOURNMENT:
Motion to adjourn the meeting at 7:35 p.m. was made by Commissioner Carroll
Seconded by Commissioner Kuehnel
The motion carried and the vote was unanimous.
Respectfully Submitted,
Lauren L Zarambo
Recording Secretary
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