MEMBERS PRESENT: Bart Pacekonis, Viney Wilson, Mario Marrero, Elizabeth Kuehnel, Kevin Foley, Frank Bonzani
ALTERNATES PRESENT: Courtney King
STAFF PRESENT: Michele Lipe, Director of Planning; Jeff Doolittle, Town Engineer; Lauren Zarambo, Recording Secretary
APPLICATIONS OFFICIALLY RECEIVED:
- Appl. 15-22P, Carla’s Pasta Site Plan – request for site plan modification to add approximately 177,000 sf to the property located at 50 Talbot Lane, I zone
PUBLIC HEARING / MADDEN ROOM
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, April 2, 2015 and Thursday, April 9, 2015.
Chairman Pacekonis appointed Alternate Commissioner King to be seated for Commissioner Carroll.
- Appl. 15-19P, Cerone In-Law Apartment – request for a Special Exception to Section 7.1.7 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
Ms. Karen Isherwood of Isherwood Civil Engineering presented the Cerone family request to create an in-law apartment. Last fall an application of another design was submitted but did not meet the characteristics of a single family home and was denied. The revised plan removes the existing forward facing two car garage and driveway. The driveway will be relocated for a front facing three car garage with a second story to be used as the in-law apartment measuring 1,077 sq ft (more than the 900 sq ft allowed). All criteria for the special exception and engineering comments will be met.
Director of Planning, Michele Lipe, gave staff comments:
- A Special Exception application to request a Section 7.1.7 Waiver of Provisions to construct a 1,077 sq ft in-law apartment on property located at 26 Brewster Road, A-30 zone.
- The standard zoning criteria for an in-law apartment includes:
- The in-law apartment cannot exceed 900 sq ft or 40% of the combined gross floor area, whichever is smaller;
- The entire structure must maintain the appearance of a single family dwelling;
- Off street parking for at least three vehicles must be accommodated;
- Adequate water and sewage disposal must be provided; and
- The owner of the dwelling units must occupy either the in-law apartment or the main dwelling unit.
The Commission may waive one or more of the provisions above (except the requirement that an owner live in the apartment or house) after determining:
- There will be minimum adverse impact on existing uses in the area;
- Surrounding property values will be conserved and the character of the neighborhood will not be unduly disrupted; and
- Due consideration to the preservation of historic factors has been demonstrated.
- The applicant has provided a site layout showing the new addition in conformance with zoning, elevations depicting the addition, as well as floor plans for the addition – both as an in-law apartment and then when it is converted back to single family living space.
- The elevation shows that the addition will include a three car garage. The existing two car garage will be renovated into living space for the main house. The existing driveway is proposed to be removed, with a new driveway leading to the addition. The Commission should decide if this elevation is consistent with the appearance of a single family house as required. It appears that all other zoning requirements can be met.
- If this application is approved, the Commission may issue a permit valid for up to five years. At the end of the permit period, if the family situation has not changed, the applicant may request renewal by staff. Staff would recommend the two standard conditions for this in-law apartment be included in the approval:
- When the addition is no longer used as an in-law apartment, the kitchen is to be removed and the living area must be converted into other single family living space.
- This is a family situation and this approval does not make the property income producing. If the family situation should change, the home will have to be restored to a one-family dwelling unit.
Town Engineer, Jeff Doolittle, summarized his engineering comments. The sidewalk along the street must comply with Town standards. The drainage must discharge within the property to dissipate onto the lawn so that neighboring properties are protected.
No one from the public spoke for or against the application.
Commissioner King, Ms. Isherwood, and Mr. Doolittle discussed the drainage on the site.
Commissioner Kuehnel stated the plan addresses the previous concerns of the Commission.
Chairman Pacekonis closed the public hearing at 7:42 p.m.
REGULAR MEETING / MADDEN ROOM
CALL TO ORDER: Chairman Bart Pacekonis called the Regular Meeting to order at 7:43 p.m.
PUBLIC PARTICIPATION:
NEW BUSINESS: Discussion/Decision/Action regarding the following:
- Town Council CGS 8-24 Referral – regarding the creation of a multi-purpose site on the Barton Property (see attached Town Council resolution)
Town Manager, Matt Galligan, showed the Barton Property on a site plan and described its history and potential uses as a home for the Wapping Fair and as a multi purpose sports field to be run by the recreation department. The open field can be scheduled for cricket and as an alternative practice field for all sports to keep the other playing fields in good condition for games. The property can also be used as a debris management field in future storms and will be maintained to avoid the potential of fire hazards on the property. The Town Council has adopted the plan and hopes the Commission will view it in accordance with the Town Plan of Conservation and Development.
Commissioner Marrero asked about the area as habitat for beetles. Mr. Galligan stated a full environmental study was done during the development of I-291 at which time the beetles, which are considered an endangered species, were moved to this area where their protection will continue to be taken seriously.
Chairman Pacekonis asked if any other uses were proposed for the property. Mr. Galligan replied none presently and that the property will not be irrigated. Commissioner Foley asked if water could be brought into the site if a permanent facility for the Wapping Fair was proposed. There is water 1,000 feet away. Electricity has been run off of generators. Ms. Lipe described a traffic pattern for the 750 cars estimated at the fair.
Commissioner Kuehnel made a motion for a favorable referral
Commissioner Wilson seconded the motion
The motion carried and the vote was unanimous.
- Town Council CGS 8-24 Referral – regarding the South Windsor High School Athletic Field project (see attached Town Council resolution)
The Town Manager gave a brief history of the athletic field noting a CIC study from 2007 which described the condition of the high school playing field as deplorable. In 2008 engineers were brought in to look at turfing for the three town fields but the project was put on hold with concerns from then Attorney General Blumenthal about the possibility of toxins in the turf materials. The UCONN Health Department did a study on the rubberized turf which eventually concluded no health hazards associated with the materials. Since then 20 out of 21 towns in the ERG have installed this type of field which has been well received by the communities.
The Town Council has asked the Commission to look at this facility suffering from overuse as a repair of an existing facility by redoing the field, track, pole work, high jump, and other areas. Concerns from residents from the neighborhood about materials, drainage, over-usage, and trash are being addressed. Lighting is not being addressed at this time. The Town Council is in process of evaluating the materials to be used. It was noted the rate of concussions has been reduced by using these turf materials.
Secretary Commissioner Marrero read two letters of concern into the record from Mr. and Mrs. Beaudry and Mr. and Mrs. Berghuis, all residents of Mountain View Road (Exhibit A).
Chairman Pacekonis asked if the portable bleachers were to be relocated. Mr. Galligan noted the resident’s concerns and the need for discussion to find the best plan. The Chairman asked if football cleats were detrimental to the track. Commissioner Foley stated a felt is rolled out to protect the track.
Commissioner Kuehnel stated this 8-24 Referral is procedural and details will be worked out at the time of a site plan application. Mr. Galligan stated the Town Council has work to do on the details with the legitimate concerns of the neighbors. The footprint of the field will remain as it is. Multiple sports were described using the various fields and field maintenance.
Chairman Pacekonis hoped the Town Council will consider improvements regarding sound barriers given the neighbor’s concerns. Commissioner Marrero asked about drainage on the site. The Town Engineer stated drainage will not change or become an issue with the materials proposed.
Commissioner Wilson made a motion for a favorable referral
Commissioner Kuehnel seconded the motion
The motion carried and the vote was unanimous.
- Town Council CGS 8-24 Referral – Formal vote (in accordance with suggested bond counsel resolution) on previous review of new Orchard Hill School
Commissioner Wilson made a motion for a favorable recommendation that the following resolution be adopted:
The Planning and Zoning Commission of the Town of South Windsor, exercising the authority of the planning commission pursuant to Section 8-24 of the Connecticut General Statutes, having reviewed the proposal for the planning, design, acquisition, construction, equipping and furnishing of a new Orchard Hill Elementary School, hereby approves said proposal.
Commisioner Kuehnel seconded the motion
The motion carried and the vote was unanimous.
- 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
Commissioner Kuehnel made a motion to approve with modifications:
- A waiver has been granted in accordance with Section 7.1.7 to allow the apartment to be 1,077 sf.
- This approval is for an in-law apartment for a family member/relative only. When the in-law apartment is no longer occupied by a relative of the family, the apartment cannot be treated as a second dwelling unit. Instead, the kitchen must be removed and the living area must be converted into other living space for the main dwelling.
- This permit will expire in five years, on April 14, 2020, and will have to be renewed at that time if the use is to be continued. Owner(s) of the property must reside in the apartment or the main dwelling unit. Reaffirmation of occupancy by owner will be required every two years. This will be done via a letter from the Planning Department requesting the reaffirmation of occupancy.
- Any new building, or alterations/additions to existing buildings require a building permit prior to start of construction. An as-built is required prior to Certificate of Occupancy
- Engineering comments dated 4/10/15 must be incorporated into the final plans.
Commissioner Wilson seconded the motion
The motion carried and the vote was unanimous.
- Request for a preliminary discussion with Ken Boynton for property located on Abbe Road
The discussion was postponed by email request from Attorney Dory Famiglietti of Kahan, Kerensky, & Capossela.
- Appointment of CRCOG Representative – see enclosed information
Commissioner Mario Marrero was appointed CRCOG representative and Commissioner Billy Carroll was appointed alternate by consensus.
BONDS: Callings/Reductions/Settings
MINUTES: 3/24/15 adopted by consensus.
OLD BUSINESS:
OTHER BUSINESS:
Chairman read a letter to the Commission from the American Heritage River Commission.
Director of Planning Lipe stated the Town Attorney will meet with the Commission in a future meeting.
By consensus of the Commission, the solar amendment draft will be sent to CRCOG for review.
Sign regulations are reviewed every 5 years and will come before the Commission with amendments this summer.
CORRESPONDENCE / REPORTS:
ADJOURNMENT:
Motion to adjourn the meeting at 8:48 p.m. was made by Commissioner Wilson
Seconded by Commissioner Kuehnel
The motion carried and the vote was unanimous.
Respectfully Submitted,
Lauren L Zarambo
Recording Secretary
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