Skip Navigation
 
This table is used for column layout.
 
PZC Minutes 03-10-15
MEMBERS PRESENT: Bart Pacekonis, Viney Wilson, Mario Marrero, Elizabeth Kuehnel, Kevin Foley, Frank Bonzani
ALTERNATES PRESENT: Courtney King (arrived at approximately 7:55 p.m.)
STAFF PRESENT: Michele Lipe, Director of Planning; Jeff Doolittle, Town Engineer; Lauren Zarambo, Recording Secretary

APPLICATIONS OFFICIALLY RECEIVED:
  • Appl. 15-14P, Ticket Network Site Plan – request for a site plan modification to pave and add lighting to the gravel parking lot previously constructed and add 71 additional spaces, on property located at 83 Gerber Road, I zone
PUBLIC HEARING / COUNCIL CHAMBERS

CALL TO ORDER:  Chairman Pacekonis called the Public Hearing to order at 7:30 p.m.

Secretary Commissioner Marrero read the legal notice as it was published in the Journal Inquirer on Thursday, February 26, 2015 and Thursday, March 5, 2015.

  • Appl. 15-11P, West River Farms – request for a special exception to Section 3.1.1.A and site plan of development for the creation of a private open space recreational area (associated with West River Farms Subdivision in East Windsor), on property located southerly of Scantic Road and easterly of Schanck Road, RR zone
Attorney Leonard Jacobs and Mr. Dana Steele, professional engineer with J.R. Russo and Associates, presented the request for West River Farms, LLC, developer for the project. IWA/CC approval has already been received. The site is shown as approximately seventeen (17) acres in South Windsor bound by Scantic Road on the west, Schanck Road on the south and the Scantic River, with private land to the north. Applications have been filed for a residential subdivision planned for an abutting twenty four (24) acres of land in East Windsor. The southerly portion of the site in South Windsor is a large open space area with access to the Scantic River where a not for profit recreational facility is proposed. Fire Chief Cooney has requested the private access road on the site be expanded to 16’ wide.

The East Windsor Scout Hall Building Committee is a 501C3 non profit organization established in 1994 to fund and operate a facility for the cub scouts and boy scouts. Money was raised and a 6,000 sq ft building was built in East Windsor and has been used for charitable non profit purposes since. The group is proposing to manage the West River Farms South Windsor site for recreational non profit purposes to be open to the general public. This application meets all special exception criteria.

Mr. Steele described the proposed 69 lot subdivision located completely in East Windsor with land dedicated as open space located in South Windsor. Access to the site is in East Windsor by Scantic Road and Schanck Road. Both towns’ fire departments have been involved and have recommended the width of the gravel access road to be sixteen (16) feet which Mr. Steele showed on a site map.

Mr. Steele addressed Town Engineer Doolittle’s comments. Labeling of the access road on all plans will be clarified. The developer has not proposed any gates or signs but the future owner, the Scout Hall Building Committee, may propose something in the future. The gravel access drive will be maintained by the future owner. The Town of East Windsor Public Works Department will have an interest in the maintenance of the access road for the storm drainage of the development which discharges into a storm water quality basin and then into the Scantic River, a plan which has been approved by the IWA/CC. Calculations for the size of the basin handling the amount of infiltration of roof runoff from the development are accurate but the outlet structure can be changed if necessary. They are agreeable to all modifications suggested by Mr. Doolittle.

Director of Planning, Michele Lipe, gave staff comments:

  • Request for Special Exception to Section 3.1.1.A and site plan of development for the creation of a private open space recreational area (associated with West River Farms Subdivision in East Windsor) to be operated by a non-profit, on property located southerly of Scantic Road and easterly of Schanck Road, RR zone.
  • Special exception criteria include:
  • The proposal is consistent with the goals and objectives of the Plan of Conservation and Development.
  • The application has met the requirements of the zoning regulations.
  • The land is physically suited to the proposed use.
  • Minimal, if any, adverse environmental impacts are created.
  • No traffic or other hazards will be created.
  • The impacts on the capacity of the present and proposed utilities, street, drainage systems, sidewalks, and other elements of the infrastructure will be minimal.
  • There will be minimal or no adverse effects on existing uses in the area.
  • Surrounding property values will be conserved.
  • The character of the neighborhood will be maintained or minimally disrupted.
  • The general welfare of the community will be served.
  • There is a balance between neighborhood acceptance and community needs.
  • Historic factors are adequately protected; or due consideration to preservation of historic factors has been demonstrated.
  • The overall physical appearance of the proposed development is compatible with surrounding development and the Commission’s goals for the neighborhood/corridor.
  • The architectural design is aesthetically pleasing and blends well into the surrounding area.
The Commission may impose additional conditions in accordance with these regulations in order to ensure that all applicable criteria enumerated above are satisfied.

  • This open space is area is approximately 17 acres and is being created as a part of a 69 lot subdivision proposed in East Windsor. This land is proposed to be owned by the East Windsor Scout Hall Building Committee, Inc.  This is an established group that has a history of maintaining and operating other properties that are used for activities in South Windsor.
  • There are regulated wetlands as well as 100 year floodplain on this property.  IWA/CC approved this application originally in 2012 and approved a modification to that plan on March 4th.  Some of the conditions included: Bonds shall be collected in the amount of $25,000.00 to ensure proper placement and maintenance of erosion and sediment controls; $50,000.00 for construction of stormwater system; $20,000.00 for removal of invasive plants; A plan for the removal of invasive plants must be submitted by the consulting biologist and approved by town staff; and Upon stabilization of the stormwater pond, the pond must be stocked with appropriate species of native minnows for the purpose of mosquito control.
  • This site is currently accessed by a private road, Schanck Road, in East Windsor.  Fire Chief Cooney has been consulted regarding the width of the road going down into the site.  They have requested 16 feet to ensure that emergency vehicles would be able to get in and out of the site.  The Police Department has requested that we assign a street number to the property so that it can be easily located on our mapping system.
  • If this application is approved, the Planning Department has no additional modifications to request.
Town Engineer, Jeff Doolittle, stated all engineering comments have been addressed by the applicant.

Secretary Commissioner Marrero read a letter of support into the record from Ms. Elizabeth Warren, IWA/CC Chairman (Exhibit A), and a letter written in opposition from Mr. Kevin Ralph Saunders of Victory Outreach Ministries, Inc. (Exhibit B), and an email comment for public access from Mr. Robert Dickinson (Exhibit C).

Alternate Commissioner Courtney King was welcomed onto the Commission by Chairman Pacekonis.

Mr. John Burnham, resident of East Windsor on the Board of Directors for the East Windsor Scout Hall Building Committee and member of the American Heritage River Commission, spoke in favor of the application recounting their history. It was determined in 1993 a hall was needed for scout activities and within seven years over a million dollars were raised and the hall was built. Their charter is to provide a facility where scouts can operate at no cost to the kids of East Windsor. Some rentals of the hall offset the cost of the building. The 38 acres of land which the building is on has been leased from the town for 99 years. They also purchased 28 acres across the street giving them access to the Scantic River. The American Heritage River Commission has cleared a trail through the river for canoeists from Enfield border to the Wicket Bridge. They have met every Saturday at 7:30 a.m. for the last twenty years. They use no tax dollars and are incorporated as a 501C3. Mr. Burnham asked for the access road to be slightly widened in a few spots to allow for two vehicles to pass each other.

Mr. Dick Sherman, resident of East Windsor and Chairman of the American Heritage River Commission, spoke in support of the application. Working to do something in support of their town, they have moved south from the Enfield town line in conjunction with DEEP’s rules and regulations to open the waterway to canoes and kayaks. They now have it open down to Wicket’s Bridge. Water testing is done by a member of the Commission which is published annually. They look forward to someday connecting to the Connecticut River and to the rich river history of both East and South Windsor.

Mr. William Tellier of John Fitch Boulevard spoke in favor but with concern about the proposed subdivision and its affect on the existing farmland, woodlands, and provisions for the watercourses and drainage. As a property owner of land at the mouth of the river he asked about the hours of operations for canoeing concerning safety and trespassing. He asked for the developers to be in communication with abutting property owners.  

Mr. Al Floyd, President of the Scout Hall Building Committee, spoke in favor of the application stating they serve all the organized youth groups of East Windsor and surrounding towns. They have been meeting for the last twenty years to support the kids in town and asked for the Commission’s support.

Mr. Skip Burke, resident of Murielle Drive, stated this is a ‘win win’ for both South Windsor and East Windsor. He noted the trail running along the Scantic River close to the South Windsor line which could be continued to this park area as well.

Ms. Nancy Masters, Treasurer of the Scout Hall Building Committee, described her vision for the property as tremendous resource for someone wanting to do trail walking by parking in their lot on Abbe Road and walking through their 28 acres and 22 acres and then down to the river.

Mr. Ken Sek, resident of Griffin Road, stated he’s taken tours along the Scantic River run by the American Heritage River Commission and is impressed by the way they have taken care of the river. He asked if there will be a launch area for canoes planned and if there will be a launch on the east side of the river.

No one from the public spoke in opposition to the application.

Mr. Skip Burke asked Director of Planning Lipe about the land issues with the property. Ms. Lipe stated there is a federal court of appeal case pending relating to a bank fraud case. From a land record perspective, the applicant has the deed for the property and is a legal applicant. Attorney Jacobs stated he has no involvement with the litigation but has spoken with both the Town Attorney and an attorney involved with the case. Mr. Saunders, the complaining party, lost the property by foreclosure, took an appeal to the federal court and lost, and has taken an appeal to the 2nd Circuit Court where it is now.  The record owner of the property is the applicant.  

Commissioner Kuehnel asked about launch areas for the canoes and hours of operation. Mr. Steele replied the area already has access for canoes but there are not launches planned as part of this application. Hours will be from dawn to dusk unless for overnight camping events. Topography was described and it was stated there is no proposal to remove any trees at this time other than what is needed for the access drive and the storm water quality basin.

Commissioner Marrero noted the aerial photograph for the site and asked if there are any lights on Schanck Road. Mr. Steele stated there are no lights nor are any proposed in order to keep the area naturally lit. The Commissioner asked about a concern with people accessing the river and traffic having an affect on the neighbors and tree farm. Mr. Steele stated the tree farm on John Fitch Boulevard is on the other side of the river and does not immediately abut the property. The Scout Hall Building Committee’s intention is to have access for canoes and kayaks on the river.

Chairman Pacekonis noted the email requesting public access to the Scantic River. Mr. Burnham stated a canoe can now go from Enfield to the Wicket Bridge, an extension of Abbe Road and Plantation Road. They have the intention of being able to go from the Wicket Bridge to the Connecticut River. He welcomed anyone from South Windsor to join them when they put their boats in the river in April. They hope to clear and navigate to the West River Farms site by August and to the Connecticut River by the next year while respecting the rights of the property owners along the way. Mr. Sherman stated where a canoe can be launched is where the river lets you. According to DEEP regulations, they do not clear the river but cut a hole through where a kayak or canoe can pass.
Mr. Tellier asked for information about the subdivision being planned. Mr. Steele replied the proposed 69 lot residential subdivision will have single family homes served by the Town of East Windsor.  

Chairman Pacekonis closed the public hearing at 8:32 p.m.

REGULAR MEETING / MADDEN ROOM

CALL TO ORDER: Chairman Bart Pacekonis called the Regular Meeting to order at 8:37 p.m.

PUBLIC PARTICIPATION:

Chairman Pacekonis introduced Mr. John Scheib, architect with Northeast Collaborative Architects, to the Commission as a future member of Architectural Design Review Committee (ADRC).

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

  • 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
Mr. Ozzie Torres, professional engineer with Meehan & Goodin, presented the request for a 20’ x 40’ structure to wash equipment for the company. It will be an open structure with a roof attached to the existing building. Drains will collect all water used in the washing to connect to an oil and grit water separator in accordance with DEEP requirements for washing and maintenance of equipment. They are tying into an existing sanitary line running along the side of the building. There is no increase in impervious surface and is already non conforming which is not being changed.

Director of Planning Lipe gave staff comments:

  • Request for the addition of a wash station on a 20’ X 40’ concrete pad with a canopy, on the westerly side of the existing building at 405 Sullivan Avenue, I zone.
  • The area of the proposed improvement is on the south easterly part of the building behind a stockade fence that currently screens the back of the site.
  • There is no additional lighting being proposed.
  • There are no regulated wetlands in the vicinity of the work being proposed. Easterly and southerly measures have been shown.
  • Water and sewers currently service the site. Water Pollution Control Authority approval is required for the additional discharge that will go into the town sewer system.
  • In addition to the East Rock business, this site currently houses the Cross-Fit business and Capitol Moving. With the completion of the survey for this application, it was discovered that the impervious coverage over time had expanded to 78% and the uses on the property had expanded beyond the currently property boundary on to an adjacent lot owned by this owner.  Through discussion with the owner, he indicated that he would add some green space in the front parking area and would be removing all of the equipment form the adjacent lot.  His intent is to develop these industrial lots at some time in the future.
  • If this application is approved, the Planning Department requests the following modifications: The property owner must reduce the impervious coverage on site to 75% (that was allowed at the time of the original approval) and bring the site back into conformance with the original approval.
Town Engineer, Jeff Doolittle, gave staff comments:

  • Show the invert elevations of the existing clean-outs and slope of the existing sewer lateral along side the building toward the street.
  • Show where the interior building plumbing is connected to the outside sewer lateral.  
  • The 1,000 gallon tank is to be an Oil and Grit separator that meets the requirements of the DEEP general permit for vehicle maintenance.  This is to be coated inside and out and installed per the permit conditions.
  • Provide a sanitary monitoring manhole over the existing sanitary lateral from the building near Sullivan Avenue for access and inspection by the Town.  This can be off the pavement in the road ROW or on this lot.  If it is on this lot an easement (approx 10’ x 20’) to the Town for access and inspection is required.  Town standard details are to be used for this manhole.  
  • The 4 inch drain pipes between the two yard drains and to the 1,000 gallon separator are small for heavy equipment wash water and may clog easily.  These should be larger pipes. I suggest 6-10 inch diameter so they are less likely to clog and need cleaning.  
  • The two yard drains in the wash area should each have a 2 foot deep sump for sediment and debris capture.
  •  
  • WPCA review and approval of this site plan is required.
  • Catalog cuts of the new equipment (mentioned above) will be required for review and approval prior to installation.  
Commissioner Wilson made a motion to approve with modifications:

Prior to commencement of any site work, a meeting must be held with Town Staff.

No building permit will be issued until the final mylars have been filed in the Town Clerk's office.

An as-built plan is required prior to issuance of a Certificate of Occupancy per Section 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 a State Traffic Commission certificate is required, no building permits will be issued until the certificate has been issued (per CGS §14-311).

The property owner must reduce the impervious coverage on site to 75% (that was allowed at the time of the original approval) and bring the site back into conformance with the original approval.

Engineering comments dated 3/9/15 must be incorporated into the final plans.

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
Ms. Aruna Chalikonda presented the request for renewal with no changes to the business or hours of operation.

The Director of Planning gave staff comments:

  • Request for a 5-year approval renewal for a major home occupation under Article 7 for a business known as ‘Shree Skin Care’.  Services provided include eyebrow threading, facials and waxing for ladies on property located at 85 High Ridge Road, A-30 zone.
  • The applicant’s most recent permit, issued February 9, 2010, expires on February 10, 2015 and has been pending with the Commission since January.
  • The applicant complies with the regulations as she operates in approximately 130 sq ft on the lower level of her house.  A permit was issued for the sign.
  • There are no employees.  Clients come one at a time and spend up to an hour per appointment.
  • Current hours of operation are 9:00 am – 7:00 pm, Monday - Saturday.
  • The Planning Office has not received any complaints regarding the operation of this home occupation.
  • If this application is approved, the applicant will be required to return to this Commission again upon expiration of the new 5 year permit period.
Commissioner Wilson made a motion to approve with modifications:

  • The business must be operated by the homeowner.
  • The permit will expire on 3/10/20, and will have to be renewed at that time.
  • Only one non-resident employee can be hired.
  • Refuse from the business cannot be disposed of with residential refuse. Adequate arrangements must be made for business refuse disposal.
  • Hours of operation are Monday – Saturday, 9:00 a.m. – 7:00 p.m.
Commissioner Kuehnel seconded the motion
The motion carried and the vote was unanimous.

  • Appl. 15-10P, Erik A. Nowak dba Nowak Family Chiropractic - request for renewal of a 5-year major home occupation to operate a chiropractic office at 146 Oakland Road, RR zone
Mr. Nowak presented the request for renewal stating the only changes made have been the planting of forty two (42) 6 ft arborvitaes at the rear of their property with no complaints.

The Director of Planning gave staff comments:

  • Application to renew a 5-year major home occupation permit to operate a chiropractor’s office on property located at 146 Oakland Road, RR zone.
  • The applicant operates his chiropractic office six days a week by appointment, Monday through Saturday.  The hours are as follows: Monday and Wednesday from 9:00 am to 12:00 pm and 3:00 pm to 6:00 pm; Tuesday from 3:00 pm to 6:00 pm; Thursday from 3:00 pm to 6:00 pm; Friday from 9:00 am to 12:00 pm and 2:00 pm to 4:00 pm and Saturday from 9:00 am to 12:00 pm.  The applicant typically sees about 3 - 4 patients per hour during the office hours.
  • The applicant has converted 927 square foot on the first floor into his office/treatment rooms (approximately 25% of the living space). No changes to the exterior of the house were made, with the exception of driveway widening. Clients enter through an existing door on the side of the house.
  • The applicant had indicated that he has one non-resident employee as allowed in the regulations.  Is that still the case?
  • Adequate parking is available in the existing driveway area.  The applicant has created one handicap space and room for three other vehicles.  We had requested that the applicant add some screening along the Oakland Road frontage to break up views of the parking area.  The applicant planted forty-two (42) arborvitaes in the back yard to shield neighbors from traffic in the driveway.
  • The existing house is served by public sewer and well water. WPCA approval was obtained.
  • A two square foot sign is allowed; the applicant has erected a sign in compliance with the regulations.
  • The Planning Office has not received any complaints regarding the operation of this home occupation.
  • If this application is approved, the applicant will be required to return to this Commission again upon expiration of the new 5 year permit period.
Commissioner Wilson made a motion to approve with modifications:

  • The business must be operated by the homeowner.
  • The permit will expire on 3/10/2020, and will have to be renewed at that time.
  • Only one non-resident employee can be hired.
  • Hours of operation are Monday through Friday, 9:00 a.m. to 6:00 p.m., and Saturday, 9:00 a.m. to 12:00 p.m.
  • Refuse from the business cannot be disposed of with residential refuse. Adequate arrangements must be made for business refuse disposal.
Commissioner Kuehnel seconded the motion
The motion carried and the vote was unanimous.

Chairman Pacekonis made a motion to take Appl. 15-11P, West River Farms out of order from the agenda.
The motion carried and the vote was unanimous.

  • Appl. 15-11P, West River Farms – request for a special exception to Section 3.1.1.A and site plan of development for the creation of a private open space recreational area (associated with West River Farms Subdivision in East Windsor), on property located southerly of Scantic Road and easterly of Schanck Road, RR zone
Commissioner Wilson made a motion to approve with modifications:

  • Prior to commencement of any site work, a meeting must be held with Town Staff.
  • This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission, including bonds in the amount of $25,000.00 to ensure proper placement and maintenance of erosion and sediment controls; $50,000.00 for construction of stormwater system; $20,000.00 for removal of invasive plants.
  • All bonds must be in one of the forms described in the enclosed Bond Policy.
  • All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor.
  • The building street number must be included on the final plan.
  • All free standing signs and/or building signs require the issuance of a sign permit before they are erected.
  • Engineering comments dated 3/9/15 must be incorporated into the final plans.
Commissioner Foley seconded the motion
The motion carried and the vote was unanimous.

  • Town Council CGS 8-24 Referral – Review of proposed lease with Cellco Partnership dba Verizon Wireless for space on the South Windsor Public Library rooftop for transmission equipment
The Director of Planning showed a drawing of the proposed installation.

The Chairman made a motion to give a favorable review from the Commission
Commissioners gave consensus for a favorable review.

  • Appl. 14-58P, Sullivan Avenue Industrial Park - Request from Scannell properties to modify Subdivision Approval Condition #2 to reflect the construction of a 10 foot multi-use path
Chairman read the letter of request from Mr. Peter DeMallie of Design Professionals, Inc. on behalf of Scannell Properties #205, LLC.

Secretary Commissioner Marrero read a comment in support from Mr. Robert Dickinson (Exibit C).

Commissioner Kuehnel made a motion to approve
Commissioner Marrero seconded the motion
The motion carried and the vote was unanimous.

  • Appointment/Reappointment of ADRC members for a term to end March 10, 2017:
Regular Members: Sue Larsen, Marshall Montana, Dave Goslin, Charles Regulbuto, David Schwabe, John Scheib, and Michele Lipe; Alternate: Terri Parrot

Commissioners approved all with unanimous consensus.

BONDS: Callings/Reductions/Settings

MINUTES: 2/10/15 Special Meeting and 2/10/15 Regular Meeting minutes adopted by consensus.

OLD BUSINESS:   see page 2

OTHER BUSINESS:    

Director Lipe distributed the contract for the Main Street Preservation Planning Study Project to the commissioners stating Town Staff met with Cecil Group and they are now putting together the steering committee.

Vice Chairman Wilson stated she would resign from her appointment as PZC CRCOG representative. Commissioner Marrero as alternate will attend meetings. The schedule of meetings will be sent to all commissioners.  

CORRESPONDENCE / REPORTS:

ADJOURNMENT:

Motion to adjourn the meeting at 9:18 p.m. was made by Commissioner Wilson
Seconded by Commissioner Bonzani
The motion carried and the vote was unanimous.

Respectfully Submitted,
Lauren L Zarambo
Recording Secretary