MEMBERS PRESENT: Bart Pacekonis, Elizabeth Kuehnel, Frank Bonzani, Viney Wilson, Billy Carroll
ALTERNATES PRESENT: Stephanie Dexter, Courtney King
STAFF PRESENT: Michele Lipe, Director of Planning; Lauren Zarambo, Recording Secretary
APPLICATIONS OFFICIALLY RECEIVED:
- Appl. 15-19P, Cerone In-Law Apartment – request for a Special Exception to Section 7.17 for a size waiver to construct a 1,077 sq ft apartment (900 sq ft allowed), on property located at 26 Brewster Road, A-30 zone
- Appl. 15-20P, Shea & Company Real Estate, LLC – request for site plan approval for conversion of an existing house into a real estate office at 49 Oakland Road, RC zone
REGULAR MEETING / MADDEN ROOM
CALL TO ORDER: Chairman Bart Pacekonis called the Regular Meeting to order at 7:30 p.m.
PUBLIC PARTICIPATION:
Chairman Pacekonis stated Alternate Commissioner King recused herself from the first application on the agenda.
The Chairman seated Alternate Commissioner Dexter for Commissioner Marrero and Alternate Commissioner King to be seated, following the first application, for Commissioner Foley.
NEW BUSINESS: Discussion/Decision/Action regarding the following:
- 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
Mr. Eric Peterson of Gardner & Peterson Associates, LLC presented the request for Ticket Network showing a site plan of the proposed expansion of the existing gravel parking lot in the southwest corner of the site. It is proposed to be expanded by 82 spaces toward the highway and to the west and paved with bituminous concrete. Drainage was described. The parking lot will be landscaped with red maple shade trees and decorative three season plantings. Fifteen trees are proposed to be planted along the I-84 frontage. LED full cut off lighting was described. The traffic authority has requested signage to direct exiting traffic to use Gerber Road East rather than Gerber Road West in order to improve site lines. IWA/CC approval for the project has been received.
Director of Planning Michele Lipe gave staff comments:
- Request for a site plan modification to pave and add lighting to the gravel parking lot previously constructed and an additional 82 additional spaces, on property located at 83 Gerber Road, I zone
- The existing driveway will continue to service the property.
- The applicant is proposing to reconfigure the front parking area and to add additional rows of parking in the area towards the highway.
- The parking requirement for this use is 421 spaces. The applicant is proposing to bring the total parking up to 486 spaces.
- This site abuts up to a residential area and is subject a fifty foot buffer requirement along the residential property line. The applicant has had some discussion with the neighbors regarding fencing and/or replacement of landscaping. We would request that the final plans incorporate the buffer plan.
- New lighting and landscaping will be added in the parking areas. A lighting plan has been submitted demonstrating full cut-off lighting and cut sheet for the lights to be used. It appears that all other zoning requirements are being met.
- There are regulated wetlands on the property; however no impact with this application. The applicant received IWA/CC approval on 3/18/2015 with the following recommended conditions: $5,000 for maintenance of erosion and sediment controls; $10,000 for installation of the stormwater improvements.
- The Fire Marshal and Police Department have reviewed this plan and are satisfied with the plan.
- If this application is approved, there are no planning modifications requested.
Chairman Pacekonis asked about the height of the pole lights. Mr. Peterson stated the existing poles located around the perimeter are 25’ high, some of which need repair or replacement. The Chairman stressed lights should not shine on any neighboring properties. Ms. Lipe stated a change order for any additional new lights with an isometric diagram will be required. Liaison Councilor Steve Wagner stated the lights should also be dark sky compliant.
Mr. Mark Maid, abutting resident from Diane Drive speaking as a spokesperson for the neighborhood, stated their concerns are noise related and about privacy issues. In 2012 when the gravel parking lot was established there was substantial cutting of the buffer trees between the residential properties and Ticket Network. Previously the highway and parking lot lights were not visible. The tree branches were trimmed to 18’ off the ground and now Ticket Network’s parking lots and I-84 are completely visible. Additional lighting where the parking lot is expanding is a concern. Traffic on Gerber Road West is also a concern.
Chairman Pacekonis asked Mr. Petersen if there were plans to add to the buffer as described by Mr. Maid.
Mr. William Downs, facilities manager for Ticket Network, stated when the trees were cut they attempted to plant arborvitaes which have not grown very well due to the acidic soil conditions. They would like to remove the chain link fence and replace it with 10’ to 15’ stockade fencing. They are trying to determine what will grow in between the 50’ white pine trees which are about 5’ off the neighbor’s property lines. Chairman Pacekonis suggested an approval condition for the applicant to return to the Commission with a buffer plan for approval. Mr. Downs stated they want to work with the neighbors to find an agreeable solution. He also stated there will be an announcement in next week’s newsletter to Ticket Network’s employees to no longer use Gerber Road West as an exit. Internal signage will indicate
Gerber Road East to be used for exiting.
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 $5,000 for maintenance of erosion and sediment controls; $10,000 for installation of the stormwater improvements.
- A landscape bond in the amount of $8,000 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 a State Traffic Commission certificate is required, no building permits will be issued until the certificate has been issued (per CGS §14-311).
- Engineering comments dated 3/18/15 must be incorporated into the final plans.
- A buffer planting plan addressing screening of the residential properties to the west shall be submitted and approved by the Commission.
Commissioner Kuehnel seconded the motion
The motion carried and the vote was unanimous.
- Presentation by Alan Lamson of upcoming summer event – Circus Smirkus
Mr. Alan Lamson, representing the Silk City Barber Shop Chorus of Manchester, described part of their mission to insure kids and adults in the community continue to enjoy music through programs run for scholarships to send kids to music camp for the summer. This year they will be hosting Circus Smirkus, a 28 year old children’s circus based in Greensboro, Vermont, with a big top tour in the summer months throughout New England. South Windsor will be part of their tour this year at the High School practice field on Nevers Road in conjunction with the South Windsor Parks and Recreation Department and community sponsors to finance bringing the circus to town. Community sponsors will be allocated tickets to give away to school children. They have met with Town Staff, emergency personnel, and the State Fire Marshal. Tickets
will be sold in local outlets, on a website and by phone for the twice daily shows on Saturday and Sunday, July 18 and 19.
Commissioners noted the All Star baseball games and the Farmers’ Market will be going on at the same time and gave a favorable review by consensus.
- Town Council CGS 8-24 Referral – Review of new Orchard Hill School
Mr. Scott Wooden, representing DRA Architects in conjunction with Mr. Ben Wheeler of Design Professionals, Inc. presented site drawings and elevations of the proposed Orchard Hill School. Milone & MacBroom is also working in collaboration as landscape architect for the site. The design development phase has just begun for the project consisting of a 78,000 sq ft structure with two stories in the educational classroom wing and one story for the gymnasium, cafeteria and administrative office areas.
Mr. Ben Wheeler clarified the presentation as an 8-24 Referral and they will return to the Commission with a full site plan special exception application. A main connector road between Arnold Way and Foster Street will be provided to serve the school and will have pedestrian access. Current campus access design separates vehicular traffic from school bus traffic. A perimeter road running behind the school will be dedicated for school buses. A two sided lobby has been designed to receive students riding school buses on one side and students being dropped off by parents on the other. Pre-kindergarten will have a separate entrance. Play areas, drainage, and utilities were described. There will be the requisite 50’ buffer yard set back for the abutting residential properties to the site. Existing trees abutting the
residential houses to the east and west sides will be maintained and additional berming will be provided.
Commissioner King asked how the entrances would work security wise. Mr. Wooden replied all main doors are programmable to be timed to be open for the main ingress to school and then all are locked down and controlled by the administration area. Other doors around the building are egress only with no outside hardware.
Commissioners discussed the Pre-K entrance, elevations for the soccer field, security, future school expansion and enrollment projections. Mr. Chuck Warrenton, project manager for Orchard Hill, commented.
Chairman Pacekonis asked that the pathway connectors to the residential neighborhoods reflect 6’ wide pathways for pedestrian and bicycle use.
Commissioners gave a favorable review by consensus.
- Presentation by David Fink from the Partnership for Strong Communities regarding HOMEConnecticut
Mr. David Fink, policy director for the Partnership for Strong Communities, a state wide housing policy organization, funded primarily by the Melville Charitable Trust, handed out materials to the Commissioners and described ideas and available grants for town use to increase their housing options.
Many middle and upper income towns throughout the State are faced with Baby Boomers interested in downsizing within their towns and Millenniums, 25 – 34 year olds faced with college debt, interested in affordable housing options in walk-able locations. South Windsor is statistically typical to other towns in the state which are interested in creating multi-family, smaller, denser, walk-able housing. Ms. Lipe stated steps have already been taken in creating village district regulations for the town center.
Mr. Fink stated under the HomeConnecticut programs the State offers $20,000 predevelopment technical assistance grants to towns and also offers a one time $150,000 grant in capital funds to create HomeConnecticut overlay zones for street lights, sidewalks, or storefronts in areas which meet certain criteria.
- Appl. 14-58P, Sullivan Avenue Industrial Park - Request from Scannell Properties #205, LLC for 90 day extension for filing of mylars
Commissioner Kuehnel made a motion to approve. Commissioner Wilson seconded the motion. The motion carried and the vote was unanimous.
- Request for a preliminary discussion with Mannarino Builders for property located on Clark Street
Mr. Rob Mannarino, Mannarino Builders, Inc., distributed a preliminary layout for a DRZ residential development on 9.8 acres at Pleasant Valley Road and Chapel Road to include affordable housing. Mr. Mannarino stated the presentation by Mr. Fink is a perfect prelude to their presentation. The POCD indicates the need for moderate priced housing in South Windsor. This development would add five units in the affordable housing range of $275,000 to $300,000. The 9.8 acres in South Windsor abuts the Manchester town line with existing buffers of large arborvitaes and two acres of open space backing up to woods from the CL&P easement. A-20 zoning exists across the street. Twenty five single family units would measure 1,400 to 1,800 sq ft with an association taking care of landscaping and snow removal on the private road.
Commissioners asked questions and gave a favorable review by consensus to bring a zone change application to the Commission for consideration.
- Request for a preliminary discussion with Ken Boynton for property located on Abbe Road
Mr. Russ Heintz of Tarbell, Heintz & Associates, Inc. postponed discussion until the next meeting by email request.
- Review of updated “draft” Alternative Energy Regulations
Chairman Pacekonis invited Liaison Councilor Wagner to join the Commission to discuss changes in the Draft Alternative Energy Regulations made since last discussed in November and December last year.
Director of Planning Lipe referred to the amendment draft previously sent to the Commissioners noting changes incorporated from Councilor Wagner’s comments regarding definitions, setbacks, and special exception use for large scale solar fields in residential zones. Very large scale fields may need to go to the Citing Council for approval.
Councilor Wagner stated there are about one hundred building permits out now for solar installations not including those coming through the Solarize Program. Commissioner King stated solar panels pose a danger to fire fighters working on rooftops and asked if there may be any emergency regulations. Ms. Lipe stated she will confer with the Fire Marshal and Fire Chief for anything specific they may suggest adding. Mr. Wagner stated there may be signage requirements for how to disable a system and that the Fire Chief can assure fire fighters are trained.
Another draft will come before the Commission before it is sent to CRCOG for review.
BONDS: Callings/Reductions/Settings
Bond Setting:
- Appl. 14-58P, Sullivan Avenue Industrial Park Subdivision Engineering Bond in the amount of $128,100.
Commissioner Wilson made a motion to approve the above mentioned bond. Commissioner Bonzani seconded the motion. The motion carried and the vote was unanimous.
MINUTES: 3/10/15 Regular Meeting minutes adopted by consensus.
OLD BUSINESS: see page 2
OTHER BUSINESS:
Director Lipe distributed a map to the Commissioners of a residential property on Ellington Road and described a potential buyer’s request to convert it to a commercial use. The Commission discussed the location and was not encouraging about the change.
CORRESPONDENCE / REPORTS:
ADJOURNMENT:
Motion to adjourn the meeting at 9:30 p.m. was made by Commissioner Dexter
Seconded by Commissioner Kuehnel
The motion carried and the vote was unanimous.
Respectfully Submitted,
Lauren L Zarambo
Recording Secretary
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