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PZC Minutes 02-10-15
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

APPLICATIONS OFFICIALLY RECEIVED:

PUBLIC HEARING / COUNCIL CHAMBERS

CALL TO ORDER:  Chairman Pacekonis called the Public Hearing to order at 7:39 p.m.

Secretary Commissioner Marrero read the legal notice as it was published in the Journal Inquirer on Thursday, January 29, 2015 and Thursday, February 5, 2015.

  • Appl. 15-03P, Regional Distribution Center – request by Scannell 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  
Mr. Peter DeMallie, President of Design Professionals Inc, on behalf of Scannell Properties #205 LLC, a privately held real estate development company headquartered in Indianapolis, introduced Ms. Jill Marcotte, development manager from Scannel Properties in Denver, Colorado, Attorney Wayne Gerlt, Mr. Benjamin Wheeler, Mr. Andrew Krar and Mr. Daniel Jamison, of Design Professionals Inc., Ms. Kimberly Bradley from GEI Consultants, and Mr. Jim Bubaris of Bubaris Traffic Associates.

The three lot subdivision, Sullivan Avenue Industrial Park, was recently approved by IWA/CC and PZC and is located at the southeast corner of Route 5/John Fitch Boulevard and Route 194/Sullivan Avenue. The area is industrially zoned to the north, east and south of the property and A-40 Residential to the west side of Route 5. The POCD calls for the Route 5 corridor to be designated for regional economic development and industrial development.

The proposed development was shown on a site map as Lot #2 and is for a 292,000 sq ft regional distribution center for a global auto parts distributor serving a six state region. It will have an approximate 5,000 sq ft office component within that space with fifty (50) parking spaces along the north side of the building, twenty five (25) trailer parking spaces along the easterly side of the site, a fire lane around the building as required by the Fire Chief, a bio swale along the easterly side of the property, a water quality basin in the southwest corner, a wetland mitigation area on the southerly part of Lot #3, and a four (4) foot wide concrete sidewalk along the Sullivan Avenue street frontage approximately 800 feet in length.

The primary entrance will be at the signalized intersection at Rye Street and Sullivan Avenue by creating a fourth leg to that intersection. A secondary entrance will be in the northwest corner which will be right turn in, right turn out. All in conformance with access management regulations as discussed with Town Staff including a new private roadway parallel to Sullivan Avenue eventually connecting to Route 5 by way of Lot #1.  Access will also be provided to 59 Sullivan Avenue, when and if it is repurposed into an office or industrial use, and to Lot #3 to provide access to abutters along the railroad. The distribution center is a permitted use in the industrial zone conforming to zoning for building and lot coverage, building height, and setbacks.

There are 273 parking spaces required however a waiver is being sought for the 50 spaces proposed which are more than ample for the long term lease tenant requirements and will reduce pavement and runoff.

The building is designed as a distribution center with operations from 6:00 a.m. to 6:00 p.m. Monday through Friday with one to two Saturdays per month. An overall concept plan was shown. There are presently no designs or tenants proposed for Lots 1 and 3, but all three buildings are estimated to measure a total of 518,000 sq ft. Building and sewer fees are estimated to be $300,000 for Lot 2 with additional property, personal property, and motor vehicle taxes to add to the Town’s revenue.

There are an estimated ten trucks a day for receiving and ten trucks a day for shipping Monday through Friday. IWA/CC, ADRC, and WPCA approvals are already in place for this site plan of development. Three groups of property owners are involved in the sale of land to the developer who has committed to saving the historic Increase Clapp House on the adjoining property, 59 Sullivan Avenue.

Mr. DeMallie stated he met with Ms. Marcotte, Attorney Gerlt, Mayor Anwar, and concerned neighbors, primarily from East Windsor Hill, to discuss the project but came to no conclusive end.

Mr. Jim Bubaris, Bubaris Traffic Associates from Wallingford, stated they have made application to the Office of State Traffic Administration (OSTA) with a traffic plan for the assumed potential build out of all three industrial buildings for the entire master plan of the industrial park. After that initial review is completed, Mr. Bubaris will then submit plans for the driveways, modified traffic signal, and proposed turn lanes on the site to OSTA for review. Bubaris was the traffic consultant for Phase 1 and 2 of the FedEx development (and Aldi’s). OSTA requires the traffic volumes for FedEx and current traffic volumes to be evaluated for what is currently proposed. He recently completed work for the Phase 2 FedEx expansion.  

Mr. Bubaris described the proposed auto parts distribution center operation and stated there will be 35 to 40 automobiles with employees coming in between 6:00 a.m. to 8:00 a.m. and the same number leaving between 3:00 p.m. to 6:00 p.m. The truck volume is relatively low at 10 trucks per day making a trip in and out. Sixty percent of the traffic will be oriented to and from the south by way of Route 5, 20% oriented to and from the north by way of Route 5, and 20% oriented to and from the east by way of Sullivan Avenue. In evaluating projected traffic on Sullivan Avenue east to Troy Road, it was determined that there will be no changes in the levels of services as a result of the proposed building on Lot 2. They plan to revamp the three way traffic signal at Sullivan Avenue and Rye Street into a four way intersection with a two lane approach coming out of the site drive. An east bound right turn deceleration lane turning into the main site drive and a west bound left turn lane for traffic approaching from the west will be provided. A right turn in, right turn out only driveway will also be added on the westerly end of Lot 2.

Mr. Andy Krar from Design Professionals, Inc. described the storm drainage characteristics for the proposal. An exhibit illustrated a 1.7 acre detention basin with a goal of reducing the peak rate of discharge from storms. All storm runoff from the site discharges into the pond. The general permit for the discharge of stormwater and waste water from construction activities required from the CT DEEP has been filed and is currently under review as well as a required stormwater pollution prevention plan. Routine inspections by a third party will be performed during construction as required by the State permit to ensure erosion control measures are in place. The design of the stormwater system has no catch basins and very few culverts with virtually all the water conveyed over land from the east to the west to the detention basin and is consistent with low impact development design.

Ms. Jill Marcotte from Scannell Properties, the developer for the proposed project, described the 292,000 sq ft building as having 287,000 sq ft of warehouse area and 5,000 sq ft for office use. The exterior will have concrete tilt wall construction with a natural, four color paint scheme. The clear height of the building is 32 feet with the top of the parapet at 40 feet for screening of mechanicals on the roof. The east wall will have windows every 50 feet. There will be a vestibule with 1,500 sq ft of glass windows and a vertical concrete panel projecting out from the building for architectural interest. The docks are located on the east side of the building with vegetative screening. The truck court will be secured with 8 foot rod iron fencing.

Mr. Ben Wheeler from Design Professionals, Inc. described the landscape, lighting, and signage plan which has been favorably reviewed by the ADRC. The landscaping meets the requirements of the zoning regulations for interior landscaping of the parking lot and the subdivision requirements for street trees along Sullivan Avenue which will be supplemented by additional plantings provided above a berm along Sullivan Avenue. Additional plantings of evergreen, shade and flowering ornamental trees will be provided between the west side of the water quality basin and Route 5. The extra plantings go beyond what is required by zoning regulations. In addition, other plantings around the water quality basin and bio swale on the east end have been added to support wildlife and beautify the site. A wetlands creation area will also be provided to the southeast portion of the site.

All lighting will be full cut off, dark sky compliant to meet zoning regulations. Building mounted lights will be mounted 24 feet above grade. Seven pole mounted lights closest to Sullivan Avenue will be 24 feet above grade. A waiver is requested for the height of five pole lights at the east end next to the trailer parking area to increase them to 35 feet.

The developer will work with the tenant to finalize the signage and which will be submitted to Town Staff prior to construction. So far, there is a ground mounted monument sign to be located west of the main entrance drive.

Attorney Wayne Gerlt representing the applicant stated they have met zoning regulations for the site and subdivision plans and have received favorable recommendation for a tax abatement from the Economic Development Commission and approval from the WPCA and ADRC. They’ve submitted a cohesive access management plan and access easements will be drafted after approval. All lots will have access across the others and to all means of egress and ingress from the site. Access management easements will be granted to abutters and will restrict driveways onto Sullivan Avenue in the future. The applicant has demonstrated a willingness to work with neighborhood and will continue to do so and is fully committed to saving the Increase Clapp House at 59 Sullivan Avenue.

Director of Planning, Michele Lipe, gave staff comments:

  • Request for site plan approval for a 292,000 sq ft distribution facility on 16.4 acres of property, located on the recently created Lot #2 of Sullivan Avenue Industrial Park, to be known as 135 Sullivan Avenue, I zone.
  • The maximum impervious coverage allowed is 65%, 65% proposed. Proposed building height is 40 feet; 40 feet allowed. It appears that all other bulk requirements are met.
  • The parking requirement for this site based on the zoning regulations for the warehouse and office breakdown is 273 spaces. The plan calls for 50 spaces and the developer is requesting a modification to the number of parking spaces (223 spaces) in accordance with Section 6.4.9. This allows the PZC to reduce the number of spaces required when demonstrated that:
  • The increase in stormwater run-off rate shall be held to a minimum by reducing the parking spaces, and/or
  • The applicant demonstrates through actual experience that a lesser number of parking spaces will suffice, and further that due to the nature of the building or business, future owners/occupants of the building are also unlikely to need to number of parking spaces required by the zoning regulations.
  • There is no required buffer, as the site is entirely surrounded by industrially-zoned property.  The applicant is meeting the required interior landscaping requirement of 10% through plantings and islands throughout the parking areas. A large landscaped berm and other plantings have been proposed to screen the parking and loading dock areas and other activities on site.  
  • This facility is proposed to operate one shift.  The building is situated on the lot such that the loading docks are located on the easterly side of the building away from Route 5.
  • This property is subject to the access management regulations and two access points are shown for this lot. There is an internal access drive parallel to Sullivan Avenue that will ultimately serve all three lots. With the establishment of the access to the site from Sullivan Avenue and in accordance with Section 5.5.4E, the applicant shall record on the land records an agreement dedicating the remaining access rights along Sullivan Avenue to the Town.
  • Two traffic reports have been submitted for this project. The applicant’s traffic report has a breakdown of anticipated number of trips for all of the properties (Lots 1-3) and the second study looked at traffic generated from just this project (Lot 2).  The applicant is proposing road improvements including road widening for turn lanes and adding a head onto the existing traffic light. Sidewalks are shown along the property frontage and a crosswalk is proposed at the intersection.
  • Office of State Traffic Administration approval is required; and OSTA has full jurisdiction over traffic signals and road improvements on State roads.
  • Architectural and Design Review Committee reviewed the proposal on January 15, 2015.  ADRC was satisfied with the proposal as presented.
  • All proposed lighting has full cutoff fixtures and the pole height is 25’ as well as wall paks on the buildings. The applicant has requested a waiver to be allowed to have five (5) 35 foot high poles in the loading dock area. The Commission can grant this waiver after finding that:
  • traffic or other hazards will not be created;
  • general property values will be conserved;
  • no adverse effects on existing uses in the area;
  • general welfare of the community will be served;
  • no adverse environmental impacts will be created;
  • topography of the land makes the property suitable for higher poles.
  • The Fire Marshal has reviewed the plans and is satisfied with the emergency access drive shown around the perimeter of the building.
  • The Police Department has reviewed the plans and is satisfied with the access points as well as the access drives onto the site.
  • There are regulated wetlands on the site. IWA/CC approved this application on January 21, 2015 with standard approval conditions and the following bonding requirements:  A bond shall be collected in the amount of $50,000 placement and maintenance of erosion and sediment controls, and $50,000 for installation of storm water systems and $25,000 for wetland mitigation and plantings.
  • Public water and sewer are provided. Water Pollution Control Authority has been granted.  
  • If this application is approved, the Planning Department has no additional modifications to request.
Town Engineer, Jeff Doolittle, gave staff comments:

  • Change the detention basin outlet structure top to a CB type C double grate type 2 top so it has a throat which provides more capacity and is less likely to clog.
  • The Public Improvement specifications call for detention basins to have an emergency overflow spillway or secondary outlet to be used in the event the primary outlet clogs.  Provide a secondary outlet basin or structure from the detention basin.  This can be tied into the existing 24” RCP and CB along Rte 5 north of the primary outlet.  
  • I suggest underdrains be planned for in the event they are needed due to high ground water around the building and in utility trenches.  
  • The traffic report recommends two outbound lanes in the main site driveway at the intersection of Rye Street that extend into the site and provide 125 feet of storage.  The two outbound lanes shown are only 60 feet long before they intersect with the E-W cross property driveway.  Show an additional 65 feet of storage for these outbound lanes in the center site driveway.
  • The location of the sanitary sewer easement on sheet SP-1 and the sanitary sewer connection on sheet UT-1 do not match.  These need to be corrected so they are the same.
  • Provide a sanitary manhole near the street for monitoring and inspection with an easement for access to the Town.
  • Include a note that clay stops are to be installed if groundwater is encountered in the sanitary sewer lateral trench.
  • The sidewalk along Sullivan Avenue should be 6 or more feet away from the curb, but can be as close as 4 ft if necessary due to utility conflicts.
  • Where the sidewalk wraps around into the main site driveway it should be separated from the driveway by a 4 ft buffer strip or snow shelf.  If this is not possible, it needs to have an integral concrete curb, 6 inches high.  
  • While the sidewalk along Sullivan Avenue is shown crossing the two driveways into this lot, another option is to stop the sidewalks with accessible ramps on both sides of the driveways and have painted crosswalks across the driveways.  This is because these driveways are so wide and will be used by large trucks.
  •  
  • Are the 12” drain pipes from the building to the drainage swales on both sides for roof leaders or foundation drains?  They should be labeled as such.  Make sure the pipes near the match lines of sheets Ut-1 and 2 are clearly visible.  
  • Check for conflicts between drainage pipes and other utilities.  
  • How will any high ground water in utility trenches be managed?  
  • The 24” drain pipe on the south side of the building is flatter than the minimum 0.5%.  This pipe should be all RCP so it does not settle or have more slope.
  •  
  • Future Conn DOT’s requirements regarding access to and from Rte 5 and Sullivan Avenue may require plan modifications.  Provide a copy of the final plans for upgrades to Sullivan Avenue and Rte 5 when they are available.
Mr. Robert Dickinson, resident of Birch Road, submitted a letter of support (Exhibit A) to the Commission and spoke in support of the application stating any negatives expressed about the development can be addressed by an offer made by the developer to address concerns including helping or/and moving the historic building on the corner of Route 5, building a 10 foot multi-use trail on Sullivan Avenue, and landscaping along Sullivan Avenue and Route 5.

Ms. Louise Neary, resident of Ellington Road and Chairperson of the Economic Development Commission which met with the developer, stated they were pleased to learn the developer is not planning to demolish the historic Increase Clapp House. The EDC voted unanimously to support this proposal. The tax dollars gained will benefit the entire town.

Mr. Ken Sek, resident of Griffin Road, spoke previously with mixed feelings about the proposal but now is in support of the project to be built in an industrial zoned area. The proposal is for a business of low impact and high tax support for the Town.

Mr. Matthew Atkins, resident of Chapel Road, spoke in favor to help the tax base and create jobs for residents.

Mr. David Patria, resident of Nevers Road and owner of the 20 acre parcel abutting Lot 2, stated for the last 60 years the area has been industrially zoned and he has previously rejected plans of development which were not advantageous to the Town, its tax base and to his own interests. He is now in support of this project and urged the Commission to approve the application.

Ms. Alex Nadolny, resident of Sullivan Avenue, spoke in favor of the industrially zoned proposal to create jobs.

Mr. Paul Oates, resident of Main Street, spoke in support and asked the applicant where the material for the business will come from and where it is going in order to understand the nature of the business. He stated he loves it when a plan comes together and complemented the Town on creating a package making the development palatable and will support all the things the Town wants with tax dollar support. He encouraged the Commission to take a good proposal for the Town.

Mr. Rick Usifer, resident of Greenfield Drive, spoke in support of the multi-use bike trail along Sullivan Avenue being built by the developer. He described the worry he and his wife experienced when their son rode a bike to work on Sullivan Avenue while working at Dairy Queen and the need for such a pathway.

Ms. May Justine Hockenberry, resident of Foxglove Lane, stated she was very impressed with the developer’s presentation using the parcels of land for economic development and hopes the landscaping is compatible with the historic nature of the area. She asked for something to be done for sound, truck noise and congestion at the intersection and stated that signage is necessary for the historic house on corner.

Ms. Margaret Shea, resident of Abbe Road, spoke in favor and support of the application.

Mayor Saud Anwar spoke in full support of the project acknowledging the concern of some residents. He has had detailed communications with the developers and is satisfied they will be going above and beyond what is required. The Mayor thanked the Town Staff and Commission and stated the project is in the best interest of the entire community.

Town Manager Matthew Galligan spoke in full support stating the development meets zoning and the developer has been working with the Town and staff over the last 2 years. It will create 35 jobs and fulfill a twenty year attempt to develop the parcels. Every dollar earned goes back into the Town and moves everyone ahead. Mr. Galligan thanked the Commission for having a public hearing and thanked the public for coming out.

Ms. Ginny Hole, resident of LeFoll Boulevard and Co-Chair of South Windsor Walk &Wheel Ways thanked the Commission and Design Professionals for their work. She stated the revenue created from the project will help the schools, open space, and walking and biking access.

Mr. Anthony Nadolny, resident of Sullivan Avenue, spoke in support for economic growth for the Town and job creation.

Mrs. Elizabeth Schwier, resident of Sullivan Avenue, spoke with approval for the project and for the zoning.

Mr. Stan Nadolny, resident of Clark Street and owner of 135 Sullivan Avenue, spoke with support for the project which will bring economic growth, increase the tax base, and create jobs. He stated they have had three separate groups of experts visit the site to assess the house inside and out for its historic value and concluded there was no historic fabric or value to the structure which is to be demolished. He encouraged the Commission to approve the project.

Ms. Cindy Nadolny, resident of Clark Street, spoke in support of the project to bring in new revenue and new jobs. She quoted a line from the history of South Windsor online, “South Windsor looks to the future while remembering where it has been.” and stated let’s hope this project will be the future history of South Windsor.

Mr. Ryan Fitzgerald, resident of Allen Drive, spoke in support because of the added tax revenue and the jobs it would create. As a recent graduate from UConn he stated the job market is presently very difficult for he and other graduates and they would jump at the opportunity to work in South Windsor.

Mr. Jay Maffe, resident of Cornerstone Drive, spoke in favor stating most of the citizen’s concerns have been addressed by both the applicant and the Planning and Zoning Department. The economic value it will bring far outweighs the minimal traffic impact it will have on the Town.

Mr. A.J. Sawka, resident of Skyline Drive, stated he is impressed by applicant and all member of the Town doing their due diligence in making this project go forward which will increase the tax base, jobs and economic growth.

Mr. Stephen Wisneski, life long South Windsor resident now of Ellington Road who remembers herding cattle down Sullivan Avenue, stated South Windsor is a spectacular town striving to meet everyone’s needs which takes money. Tax dollars are wisely spent but there is not enough and this project could go a long way to being the pot of gold at the end of a rainbow.

Mr. Skip Bourke, resident of Murielle Drive, spoke in support of the project and of the amenities of the restoration of the historical building and the multi-use path.

Ms. Ariana Fleming, resident of Sullivan Avenue, spoke in support of the economic opportunities.  

Mr. Paul Ramsey, resident of Main Street, commended the Commission for all they do and is underappreciated. He with other town’s people met with Mayor Anwar to express concerns about the development of another distribution center. He attended a subsequent meeting with the Mayor and the representatives from Scannell, Ms. Marcotte, Attorney Gerlt, and Design Professionals, at which nothing was agreed to but the following day he received a call from Design Professionals that Scannell had offered to 1) build a berm along as much of the east side of Route 5 as possible, and 2) as each lot is developed, to build a 10’ wide multi-use path, and 3) to approach the CT Trust for Historic Preservation to develop a plan for the preservation of the Increase Clapp House. It was stated Scannell did not have to do any of these things but wanted to make a good effort to be a good neighbor and corporate citizen. Mr. Ramsey then met with many of the concerned town’s people, the majority of whom, though appreciative of Scannell’s offer, could not extend their support for the development due to the larger issues at stake. Route 5 is already overwhelmed by tractor trailers, noise, congestion and road deterioration and a 40 foot high, almost windowless, structure looming over the gateway to South Windsor will reinforce the negative image outsiders have of South Windsor as defined by Route 5. Although in support of economic development in town, Mr. Ramsey questioned how many 250,000 sq ft buildings with a handful of low paying jobs are advantageous.  
 
Secretary Commissioner Marrero read letters of support from Lesa Kuhns President of Capital Sweeping (Exhibit B), Mr. Joseph Niemiroski President of Boardwalk Auto Sales (Exhibit C), Mr. Joseph M. Dzen of Dzen Brothers Inc. (Exhibit D) and from Mr. and Mrs. Jack and Amy Pott (Exhibit E) into the record. Secretary Marrero then read a letter of concern from Mr. Brian Jones, State Archaeologist, into the record (Exhibit F).

Ms. Kathryn Kerrigan, resident of Main Street, submitted a letter to the Commission (Exhibit G) and spoke with concern about the application. She complemented the Plan of Conservation and Development which seeks to find balance between conserving the character of the community with economic development. The project at hand meets all zoning and wetland regulations but falls short with the POCD. She encouraged the Commissioners to communicate clearly with prospective developers about what the town is looking for as guided by the POCD.

Ms. Kerrigan noted truck traffic for Lot 2 is estimated as ten trucks in and out daily, however, there are 24 trailer truck bays with an additional 25 bays planned for future use shown on the plans. Those who use Sullivan Avenue as a primary east west crossroad have seen an incredible increase in truck traffic in recent years with detrimental effects especially with turning tractor trailers. Informed decisions on new developments will be difficult to make without actual numbers on truck counts. Ten trucks twice a day can turn into twenty or forty or more. Once this distribution center is set in motion there is no turning back. The proposed building is to cover 6.7 acres of land directly on top of the gateway to Sullivan Avenue, the 1808 Increase Clapp House, and a seventeen lane
intersection, and casts a large shadow across an established neighborhood that predates the incorporation of the town. She asked how the proposed development preserves the character of the town or complements community values as outlined by the POCD and asked the Commission to initiate an objective State sponsored traffic study that separates out large trucks and takes into consideration the use of 49 bays for this warehouse. The study also needs to look at the Town Center and Oakland Road with the increasing number of trucks now using those routes to access I-84.

Mr. Jim Kerrigan, resident of Main Street, spoke in opposition to the project, submitted a letter to the Commission (Exhibit H), and stated tax abatements should be used to attract quality jobs but this development does not meet that standard. It will generate some tax revenues but in the long range a lot of money is being left on the table. Irrespective of the estimated ten trucks in and out, the number of bays and the size of the facility could become 100 in and 100 out. If this tenant should leave for any reason, a new tenant could come in and use it to maximum levels. He urged the Commission to look carefully at the traffic in terms of 18 wheelers and how the traffic will flow through the center of town and out Oakland Road. Mr. Kerrigan stated, as former Town Treasurer and someone who managed finance for educational institutions, he is acutely aware of the need to generate revenue with quality economic development for the Town.

Ms. Louise Evans, resident of Main Street, submitted a letter of concern to the Commission (Exhibit I) and stated a better traffic plan for the development would have been to connect Rye Street to Route 5 with buildings built off a new street as they are on Commerce Way. Ms. Evans noted the berm and the distance between the building and street measures only 40’ where usually a larger distance is required. She asked if 40’ will be large enough to effectively grow the trees which have been proposed. She urged the Commission to look at the regulations for setbacks for the future indicating a 50’ minimum setback and to consider a change in the regulations that creates a ratio between the height and distance from the road. This building is extremely tall compared to other buildings on Sullivan Avenue with very little on its exterior to break it up visually. She asked why the traffic cut on Rye Street could not be the one and only for the development, for further explanation of turning lanes, about the large size of the parking areas for the number of employees proposed, and the large number of bays/parking spaces for the ten trucks proposed. She also asked for an approval condition that the applicant would have to come back before the PZC to increase the number of trucks using the site, and for the entrance and exit to the Increase Clapp House at 59 Sullivan Avenue be moved further north on Route 5 in order to work with the existing traffic patterns in order to have ease of access to the house.

Mr. Walt Fitzpatrick, resident of Main Street, submitted a letter to the Commission (Exhibit J) and voiced concern about the distribution center dominating the South Windsor gateway and having an overpowering impact on the entrance to the historic district. He noted the photo of the fields and barns surrounding the East Windsor Hill post office being currently used on the cover of the Plan of Conservation and Development and that the character of the most iconic setting in the town will potentially be spoiled. He urged the Commission to mitigate the appearance of the proposed building. The concentration of trucking facilities on Sullivan Avenue is already degrading the quality of life in the entire town and eroding the rural character of the historic district with the increase of congestion, noise, and air pollution.

Mr. Fitzpatrick opposes the application on the scale of the building, its configuration on the parcel, the tight internal traffic patterns, and the potentially unsightly retention pond. He asked the Commission to require a more creative treatment of the building to reduce the monolithic appearance, the berm to be set back along Sullivan Avenue, better use of the expansive roof for solar panels or a ‘green roof’, and to request a ‘balloon test’ to observe the exact location and height of the building. He asked why there are 49 bays on the plan with 10 trucks in and out estimated and if there will be a fueling station on site. He asked for restrictions on idling vehicles, noise and signage. As resident of the historic district he and his neighbors take seriously their roles as caretakers of the unique heritage of South Windsor that town and state residents value. The help of this Commission is needed to enforce plans and values in order to protect and preserve this valuable asset.

Mr. Gary Pitcock, resident of Long Hill Road, noted public input taken in polls showed the least favorable part of town as Route 5 and the most favorable as old Main Street and that this development creates a collision between the two. He stated his support for multi-use trails. Fifty parking spaces are proposed to be built but are the project is eligible for 273 spaces. He noted the state traffic commission gets involved with parking spaces over 220 or 260 and asked what will prevent the development to go ahead with the 273 spaces after approval without state traffic commission review. He asked for the Commission to look carefully at the landscaping of the berm along Route 5 and to take the concerns of the residents into consideration.
 
Mr. Tim Shepard, resident of Newberry Road, commented on the significant berms which were required in front of the Aldi and FedEx sites, and in this case, a high building close to the main road with virtually no blockage of its presence. The berms at the Aldi and FedEx sites help preserve the rural character and question if the standards have been changed. Mr. Shepard agreed with Mr. Kerrigan that the tax dollars are necessary but this is not a high density employer. He asked the Commission to really consider if the berm will be adequate for what is proposed in order to be as successful as those on the Aldi’s and FedEx sites.

Mr. Bob Raymond, resident of Bloomfield, stated he and his family have lived in South Windsor a very long time and noted the conflict at hand between the desire for taxes and the desire to protect the very important asset of the old Main Street. Having worked as the director of the Urban Land Institute, he stated with proper planning there can be compatibility between industrial development and residential areas such as East Windsor Hill. If the project is approved it should be with a lot of contingencies such as the multi purpose path and the berms. There should be one driveway in and one driveway out opposite Rye Street for the project. The Increase Clapp House should be served off an interior road within the project. Trees should be established along Route 5 now rather than when Lot 1 is developed in order to get them established to help disguise the immense building from Route 5. The direction of lights facing inward to reduce light pollution is more important than their height. He asked the Commission to act as though they lived in East Windsor Hill with this project in their backyards.

Mr. Michael Dubriel, recent resident of Main Street having previously lived on the east side of Route 5, stated west of Route 5 holds the character of South Windsor and eastward holds the tax dollars. He urged the Commission not to lose the character of Main Street, one of the most beautiful places in CT deserving of protection.

Commissioner Foley asked what the intention is for the 22 acres of land of Lots 1 and 3 while waiting for tenants. Ms. Marcotte answered there will be covenants and restrictions put in place for contractual maintenance of the grounds by the developer. The Commissioner asked if the landscaping along Route 5 can be done now. Ms. Marcotte stated the regulations are such that it would be landscaped when Lot 1 is developed. The developer was amendable to putting in plantings along that portion of Lot 1 when discussions were held with concerned people from Main Street in exchange for their support of the project but they were met with resistance. Those plantings are not required by regulations and the proposal now stands that they would landscape as the lot is developed. She stated the developer is amenable to the multi-use path and will work with Town Staff to create it. Commissioner Foley asked about jobs being created and if the tenant was a transfer company or if there would be new hires. Ms. Marcotte stated there would be new hires. The distribution company does not have a presence in the area. This would be the eighth facility to be built nationally and would be servicing a six state wide area. Commissioner Foley encouraged the use of irrigation to establish the landscaping for this important gateway area especially along Sullivan Avenue. Ms. Marcotte stated they have a vested interest in keeping the grounds of the entire property as good as possible to attract users for Lots 1 and 3.  

Commissioner Carroll asked about the height of the berm proposed and if it could be raised. Ms. Marcotte answered it is proposed to be 6’ to the top but with the multi-use path they will have to look at how far back that path sets the berm. The building’s set back is 130’ from the right of way. The number of plantings proposed exceeds those used for the FedEx berm. The Commissioner asked if a crosswalk is planned for the new intersection at Rye Street. Ms. Marcotte stated the crosswalk is subject to state approval and shown on the plans. He asked if the secondary ingress egress coming in off of Sullivan Avenue could be removed. Ms. Marcotte answered the key to having a second egress, serving as a right turn in and out only on the west side of Lot 2, is to help divert the traffic internally to the drive lane as lots are developed, and for use as an emergency secondary ingress egress, and to serve future uses of the other lots for the overall development. The Commissioner asked about the ‘Welcome to South Windsor’ sign. Ms. Lipe, Director of Planning stated it was targeted to be located on the north side of Sullivan Avenue and Route 5 but a proposal and application for the sign has not come forward yet.

Commissioner Carroll had Ms. Marcotte describe the width of the first entrances which are designed to accommodate both truck and car traffic. Commissioner Carroll asked if truck traffic could be restricted to the signalized intersection at Rye Street. Ms. Marcotte stated GPS will direct traffic. Internally on site there will be a separation between auto and truck traffic. The Commissioner asked about the number of bays shown and the potential increase in truck traffic overtime. Ms. Marcotte answered there are 25 dock doors and 25 trailer spaces proposed on the plan with room for future trailer and auto but are requesting a parking waiver modification. The Commissioner bought up the height of the building and asked if the height of the office space could be adjusted and brought to the front to adjust the building height back from the street. Ms. Marcotte described the front administrative office as 2000 sq ft. They are providing accent to the building with glazing and the vertical architectural element of the front office vestibule.

Commissioner Marrero posed questions previously asked by the public about where are the trucks are coming from and going. Ms. Marcotte replied the shipments will be coming in by sea container or by domestic service containers from as far away as Alabama. The product will be distributed to 124 distribution points in a six state network. There will be no fueling on the site. The state traffic administration, OSTA, will be reviewing the application.

Commissioner Marrero agreed with the Town Engineer that there needs to be more than the 60’ of storage for internal traffic shown on the plan to avoid clog ups at the internal intersection which can spill out into the roadway. Mr. Bubaris stated there are three internal legs, with stop signs, approaching the main drive which are capable of storing. The Commissioner described human nature and what typically happens at lighted intersections and that the vehicles will stack up. Mr. Bubaris stated he will give it further attention. The Commissioner asked for the depth of the water quality basin next to Route 5. Mr. Krar, engineer for Design Professionals, answered it will be 2 feet deep and with some areas deeper and it is quite a distance from the edge of pavement.

Commissioner Kuehnel asked how many employees will be on site daily for the fifty parking spaces proposed, about the multi-use path, and for a per view of the auto parts business.  Ms. Marcotte replied there will be 30 to 35 employees daily. A four foot wide sidewalk required under the town subdivision regulations is shown on the plan and they are amenable to putting in a ten foot wide multi-use path in lieu of the sidewalk subject to working out the design with Town Staff. The function of the facility is a warehouse distribution center for a global automotive parts distributor. Eighteen of the 25 dock bays along the east side of the building will be for receiving and other 7 bays will be for outbound trucks. The automotive parts coming in will be taken by fork lift to a racking system or placed in bins and out going materials would be manually sorted, placed on fork lifts to be taken to the outbound trucks and shipped out.

Chairman Pacekonis thanked the public for their turn out and comments both for and against the application. He asked Ms. Marcotte if a second shift could be added to the proposed work hours of 6 a.m. to 6 p.m. in the industrial zone with the possibility of work 24/7. Ms. Marcotte stated a second shift is not in the structure of the business model for this company but does not see an imposition of covenants and restrictions on business hours. The Chairman asked Director Lipe if there would be requirements for any applicant in the industrial zone to change from single to double shifts. The Director replied there would be no requirements to come back before PZC for changes to the number of shifts.  Ms. Marcotte stated the tenant will have a 15 year lease. A second shift would require the entire interior of the facility to be redesigned to accommodate workers around the clock and would require modifications to the site which would require Planning and Zoning Commission review.

The Chairman stated there have been no renderings showing the visual impact of the 6’ berm and planting proposed in front of Lot 2. Ms. Marcotte stated they can provide a perspective rendering.  The Chairman agreed with Mr. Fitzpatrick’s suggestion to consider a ‘balloon test’ to address the concerns about the size and location of the building. The site and building require different solutions than what was used for the Aldi’s site. There’s the concern that the berm could become even smaller with the multi-use path. Ms. Marcotte stated the height would not necessarily change nor would the plantings on top but the total width could change to allow accommodate the path. The Chairman stated trees growing on a 6’ berm with a 40’ building will not have much of an impact. Ms. Marcotte replied if the Commission would like to propose a suggested height for the berm as a condition of approval they are amenable to it and will work with Town Staff to accomplish the goal of enhancing what is in front of the building which will become the viewpoint when driving by.

The Chairman complemented the look the building has for an industrial application and asked about the percentage of evergreen trees in the plantings proposed. Mr. Ben Wheeler stated by removing street tree requirements, shade trees, the remaining flowering trees and evergreens, the additional plantings over and above what is required by code; over 50% are proposed to be evergreen spruce and pine trees growing in a range of 12’ to 15’ in 10 years. As they mature in 20 -25 years they will grow high as or taller than the building. The Chairman asked the developer to give consideration to plantings in front of Lot 1 and 3, as well as the Route 5 area in order to avoid those areas being three or four years behind in growth. Ms. Marcotte stated the project needs to be budget conscious in attracting and securing tenants and to be mindful of how the lots will potentially be developed. Plantings are now planned along the detention basin on Lot 1 and they could accommodate some scattered plantings along the frontage of Route 5. Landscaping along Lots 1 or 3 along Sullivan Avenue will have to wait for site plans and their review process.  

The Chairman did not have issue with the waiver of parking spaces or for the waiver of height for the five light poles and noted the building may block noise from the Main Street neighborhood. He asked if there are any internal regulations from the distributor to address the concern of idling trucks. Ms. Marcotte will check if there is a company policy on idling and stated the trucks would not be running at night beyond 6 p.m. The Chairman asked if there are any commitments to hire South Windsor residents. Ms. Marcotte does not know who the tenant will be hiring but, because they do not have a presence in CT, they will have to hire people here to work here. Chairman Pacekonis stated the developer has expressed an interest in working with a preservation plan for the Clapp House and urging that commitment to continue and prosper as time goes by.

Commissioner Foley stated the landscape drawings and selection of materials are adequate information, and in most cases, future renderings of plantings will not give a true vision. The Commissioner suggested increasing the caliper size of the plantings and trees. Commissioner Carroll suggested raising the berm height to height of what was created for the FedEx site. Mr. Wheeler showed a future aerial perspective of the site.  Chairman Pacekonis asked the Director of Planning if the phase one archeological survey requested by letter is required by regulations. She stated there is nothing in the regulations requiring that survey except in special exception requests (where historic factors are considered) or when state or federal funds are involved. Town Engineer Doolittle stated after review of the grading plan he has concluded the berm could be raised at least two feet to an 8’ height if not close to 10’ if the grading is adjusted and it is worth having the developer explore raising the berm if requested by the Commission.

The Chairman closed the public hearing at 10:51 p.m.

REGULAR MEETING / MADDEN ROOM

CALL TO ORDER: Chairman Bart Pacekonis called the Regular Meeting to order at 10:56 p.m.

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

PUBLIC PARTICIPATION:

NEW BUSINESS: Discussion/Decision/Action regarding the following:

  • 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  
Commissioner Foley stated the multi-use pathway should not take away the land from the berm. The berm may be may be more important because of the setback for the building. A 10’ wide pathway will require steeper slopes on the berm making it harder to maintain. A greenway on Sullivan Avenue will be more important for the sight of the building. Chairman Pacekonis voiced reliance on the recommendations of the Town Engineer in order to accomplish both goals of the 10’ pathway and the berm.  Engineer Doolittle stated there is room to move the berm back toward the parking lot and to move the building slightly to the south to create more room between the street and the parking lot.  The multi-use path can take advantage of the landscape by undulating up onto the berm which will make it more interesting. Chairman Pacekonis noted the snow shelf and Mr. Doolittle suggested reducing it’s width to four feet.

Commissioner Foley requested the caliper size of trees need to be increased from the 2 – 2 ½ caliper proposed to a minimum of 3 - 3 ½ caliper for a building of this magnitude. The other trees should be increased from 6 – 8 caliper should be 8 -10 caliper and noted this area is still part of the gateway.

Commissioner Marrero discussed the lack of the storage area on the access drive in the interior lot which is a potential problem which could affect state traffic. The Chairman and Town Engineer agreed and stated the State will be reviewing this.

The requested waivers for parking spaces and poles posed no issues. Commissioner Foley went over the trees to be planted by the detention basin, which are part of the proposal, along with landscaping along Route 5 in front of the basin and the landscaping in front of Lot 2. Ms. Lipe stated a street tree requirement, as part of subdivision approval, is to have street trees planted along the entire site. Commissioner Carroll noted the developer is willing to do what we are asking within reason. The Chairman noted the public hearing was not required but with this much interest was necessary to create an orderly process and the developer has met with the residents. He noted ideas brought forward by Louise Evans and need to review, in the future, the ratio of height to the set back from the road.

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

  • Prior to commencement of any site work, a meeting must be held with Town Staff.
  • No building permit will be issued until the final mylars have been filed in the Town Clerk's office.
  • 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 compliance with the erosion and sediment control measures and $50,000 to ensure establishment of storm water system and $25,000 for the construction of the wetlands mitigation.  
  • A landscape bond in the amount of $20,000 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.
  • If an Office of State Traffic Administration review and certificate is required, no building permits will be issued until the certificate has been issued (per CGS §14-311).
  • In accordance with Section 5 and access management requirements, this approval is subject to the following:
  • An easement allowing cross access to and from the adjacent property on Sullivan Avenue 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 east or 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.
  • Also, in accordance with the provisions of Section 5.5.4E, the applicant shall record on the land records an agreement that remaining access rights along Sullivan Ave will be dedicated to the Town
  • Engineering comments dated 2/7/15 must be incorporated into the final plans.
  • A waiver to Section 6.3.3.F has been granted to allow five (5) exterior light poles to be 35 feet in height.
  • In accordance with Section 6.4.9, the Commission has granted a modification to the required number of parking spaces based on the uses presented, allowing 50 spaces.
  • The height of the berm along Sullivan Avenue shall be increased in height to the maximum extent possible.
  • The sizes of the landscape materials at planting shall be increased to a minimum of three (3) inch caliper (except ornamental plantings) and the trees to a minimum of eight (8) feet.
  • Adequate storage for vehicles on site, exiting out of the site, must be addressed on the plans.
  • A ten (10) foot wide paved multi-use path is required along the property frontage in lieu of the approved four foot wide sidewalk.
Commissioner Kuehnel seconded the motion
The motion carried and the vote was unanimous.

  • Preliminary discussion regarding proposed improvements to the Barton Property located on the westerly side of  Brookfield Street (owned by the Town of South Windsor)
The Director of Planning stated collected fees in lieu of open space have accumulated over many years untouched and have amounted to approximately $270,000. These fees are allowed by State Statute and can be used for agricultural use, open space or recreational use. It is proposed the money can be used for the clearing, grading, a ring road and planting for improvements to the Barton Property that would ultimately become a multi-use property. The Town attorney concurs this is a proper use of the funds. It will come back to the Commission as an application from the Town to create permanent multi-use fields. The Commission voiced unanimous consensus for the idea.

  • Appl. 14-45P, TOSW Subdivision - Request for two ninety day extensions for filing of subdivision map
Commissioner Kuehnel made a motion to approve
Commissioner Foley seconded the motion
The motion carried and the vote was unanimous.

BONDS: Callings/Reductions/Settings

  • Appl. 07-69P, Dzen Tree Farm Phase 3 Subdivision Bond in the amount of $130,000 to be reduced by $30,000 to leave a balance of $100,000
  • Appl. 07-69P, Dzen Tree Farm Phase 4 Subdivision Bond in the amount of $107,000 to be reduced by $57,000 to leave a balance of $50,000
  • Appl. 08-21P, Cohen Resubdivision Bond in the amount of $2,700 to be reduced by $2,700 to leave a balance of -0-
Commissioner Marrero made a motion to reduce the above mentioned bonds. Commissioner Kuehnel seconded the motion. The motion carried and the vote was unanimous.

  • Appl. 11-38P, Buckland Commons E&S Bond in the amount of $5,000 to be reduced by $5,00 to leave a balance of -0-
Commissioner Marrero made a motion to reduce the above mentioned bond. Commissioner Keuhnel seconded the motion. The motion carried and the vote was unanimous.

MINUTES: 1/13/15 adopted by consensus with the changes noted by Commissioner Marrero to Page 9.

OLD BUSINESS:   see page 3

OTHER BUSINESS:    

CORRESPONDENCE / REPORTS:

ADJOURNMENT:

Motion to adjourn the meeting at 11:31 p.m. was made by Commissioner Marrero
Seconded by Commissioner Carroll
The motion carried and the vote was unanimous.


Respectfully Submitted,
Lauren L Zarambo
Recording Secretary