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PZC Minutes 04-28-15

MEMBERS PRESENT: Bart Pacekonis, Viney Wilson, Mario Marrero, Elizabeth Kuehnel, Billy Carroll, Frank Bonzani
ALTERNATES PRESENT: Stephanie Dexter, Courtney King
STAFF PRESENT: Michele Lipe, Director of Planning; Jeff Doolittle, Town Engineer; Lauren Zarambo, Recording Secretary

APPLICATIONS OFFICIALLY RECEIVED:

  • Appl. 15-24P, Town of South Windsor – request for a site plan modification for an Emergency Operation Center and Town offices, on property located at 1530 Sullivan Avenue, RO zone
  • Appl. 15-25P, Town of South Windsor – request for a site plan modification for the reconfiguration of the existing Ayers softball field, located on the northerly side of Ayers Road, westerly side of  Nevers Road, A-20 zone
  • Appl. 15-26P, South Windsor Food Alliance Summer Farmers’ Market - request for a 2-year temporary & conditional permit to allow a farmers’ market weekly from approximately June 21st through October 17th, offering produce and other items such as vegetables, fruits, cheeses, meats, baked goods, soaps, and candles at the Charles Enes Community Center, 150 Nevers Road, RR zone

REGULAR MEETING / MADDEN ROOM

CALL TO ORDER: Chairman Bart Pacekonis called the Regular Meeting to order at 7:30 p.m. and acknowledged the passing of Attorney Hal Cummings with a moment of silence.

PUBLIC PARTICIPATION:

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

  • 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
Mr. Ben Wheeler and Mr. Daniel Jameson of Design Professionals, Inc. representing the applicant/owner, Ms. Margaret Shea of Shea & Company Real Estate, LLC, presented the application. The existing house is the last residential use between Five Corners and Plum Gully Brook on the south side of Oakland Road. The conversion of the house to office use will use the existing garage to add office space and has been included in the parking calculations for the site. A small parking lot will be provided at the front of the building for ten spaces. A 24’ access road onto Oakland Road will be created using the existing driveway. An access easement in favor of the property to the west is proposed as part of access management regulations. The structure will remain the same size.

Mr. Jameson described drainage on site. None of the back areas of the site will be disturbed. The parking lot area will reduce the western flow off the site and a berm will cut back the flow to Oakland Road. An IWACC condition of approval to provide a rip rap swale will be shown on revised plans. No increase in peak flows is anticipated.

Mr. Wheeler continued to describe the single story structure to be vinyl sided with new windows installed. The application received a favorable response from ADRC. A new overhang / porch will be added to the main entrance. One building sign and one ground mounted sign are proposed, as are two proposed light poles with full cut off residential style lights limited to 10’ high. Additional lights will provide illumination to the parking area. Trash, recycling, and landscaping were described.

Director of Planning Michele Lipe gave staff comments:

  • Request for site plan modification for the conversion of an existing house into a real estate office for property located at 49 Oakland Road, RC zone.
  • The existing lot size is .9; minimum lot size allowed is 30,000. Frontage requirement is 150 feet, 211 feet provided.  Front yard setback is required is 65 feet; 69 feet proposed. Impervious coverage is 15.6%, maximum impervious coverage allowed is 60%.
  • The square footage of office space after the conversion of the house will be approximately 1580 sf.  This office use will require 8 parking spaces under zoning, and 10 spaces have been provided.
  • The proposed site lighting includes two new pole lights that are dark sky compliant LED fixtures and proposed to be 12 feet in height to maintain the residential feel of the property.  
  • Parking lot landscaping requirements have been met with the shade tree and the screening along the parking lot perimeter facing Oakland Road.
  • Signage for the business is proposed on the building as well as a free stranding sign out by the street.  Both sign are designed in conformance with the zoning requirements.  The street signage is solid panel with up lighting and the building signage will be an internally lit box sign.  
  • The Architecture Design Review Committee reviewed this application on Thursday April 2nd and forwarded a favorable review of the project.
  • There are regulated wetlands on the eastern portion of the property.  The applicant received IWA/CC approval on April 15 requiring a $2000 Erosion and Sedimentation bond and standard conditions.
  • The property will be served by a private on-site well and public sewers.  The applicant is required to apply to the State Health Department for determination of how the well will be classified and testing requirements.  WPCA approval is required for the change of use of this structure.  
  • The applicant intends to keep the refuse containers behind the building and will make private arrangements for pick up.
  • South Windsor Police Department has reviewed the plans.  They commented on the need to keep the site line looking eastward clear. Since Oakland Road is a state road, the applicant will be required to get a state encroachment permit for the widening of the drive at the roadway.
  • This project is subject to access management zoning requirements.  They have shown a driveway easement to the property to the west in the event redevelopment takes place and it makes sense to have a shared driveway network.
  • If this application is approved, there are no other planning modifications requested
Town Engineer, Jeff Doolittle, had no staff comments.

Commissioner Marrero stated he had visited the site noting a clear cut area in the back which Mr. Wheeler identified as not the subject property.  The Commissioner asked about the sidewalk plan. Ms. Lipe stated the area is listed as a priority area for sidewalks in the POCD but is a distance from the town center area with no immediate plan for a sidewalk on the south side of Oakland Road. It will be the Commission’s decision whether sidewalks should be required.  

Chairman Pacekonis appointed Alternate Commissioner Dexter to be seated for Commissioner Foley.

Commissioner Kuehnel 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.
  • This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission, including bonds in the amount of $2,000.
  • A landscape bond in the amount of $2,000 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 applicant shall provide water by well and comply with Department of Health Requirements.
  • 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).
  • 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 to the west on Oakland Road 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 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 Oakland Road will be dedicated to the Town

Commissioner Wilson seconded the motion
The motion carried and the vote was unanimous.

  • Appl. 15-24P, Town of South Windsor – request for a site plan modification for an Emergency Operation Center and Town offices, on property located at 1530 Sullivan Avenue, RO zone
Town Manager Matt Galligan stated it became apparent after the last big October storm that Town emergency operations, though efficient, lacked an Emergency Operation Center. Mayor Anwar was consulted, an architect hired, and a plan has been in review over the last year for the building at 1530 Sullivan Avenue. The Town Council has voted unanimously in support of the plan. The building will be prepared to withstand a Category 3 storm. Grants have been received and are being sought to cover costs. Equipment will be leased in order to be most up to date. The IT Department and Health Department will be located within the building. Connections to the Town Hall were not originally considered in the budget and are considered to be a second phase of development.

Mr. Anwar Hossain, Senior Project Architect with Drummey Rosane Anderson, Inc. stated the footprint of the building will remain the same. The building and roof will be hardened to be resistant to a Category 3 storm. The catch basins will be cleaned to maintain the proper depth. Review comments received will be resolved.

Director of Planning Lipe gave staff comments:
  • Request for site plan modification to convert the office into business offices including an EOC at property located at 1530 Sullivan Avenue, RO zone.
  • The existing building was built in 1969 as a federal Post Office and, as such, did not seek approval from PZC and did not adhere to local zoning requirements. The Zoning Board of Appeals granted variances in July 2002 to allow front yard setback at 23 feet rather than the 50 feet required; and to allow 74% impervious coverage rather than the 50% allowed. ZBA also eliminated the 50’ buffer requirement.
  • In the previous application which converted the Post Office into offices in 2003, the traffic pattern incorporated the two one-way access driveways. This new plan has incorporated new lighting, a generator, new utilities, and proposed changes to the exterior of the building by eliminating some of the windows.  
  • The parking requirement for offices has been demonstrated.  We have asked about the disposition of the trailers on the site. If they are staying, they should be shown in dedicated spaces behind the facility.
  • There will be no buffer between this site and the residence to the north, as ZBA eliminated the buffer requirement, there was however a requirement for a fence along the property line.  Does the town intend to install the fence?
  • The site is currently served by public water and sewer.
  • A dumpster, on a concrete pad and screened, must be included on the plans.
  • At this time there is no interconnection, pedestrian or vehicular, shown between the two buildings. In conformance with the requirements of Section IIIA, Buckland Road-Sullivan Avenue Corridor requirements as well as the provisions of Restricted Office zone section 5.3.4.4.b, staff recommends that provisions for future interconnection to a rear driveway be made. At such time as the driveway on Town Hall property is constructed and the driveway on Sullivan Avenue would become right-in, right-out only.
If this application is approved, staff requests all notes be added to one plan and they be filed 24” X 36” in size.

Town Engineer Doolittle gave staff comments:

  • This application has two site plans with essentially the same information, but slightly different notes.  This application needs one site plan that is signed and stamped by a PE/LS in CT in accordance with the zoning regulations.  
  • There are two catch basins in the driveway/parking lot to the east of the building that I believe are drywells.  These have overflowed and the back parking area has flooded during heavy rain storms.  They need to be repaired/rebuilt so they work properly.  Additional drywells may be needed, depending on the soil conditions.  Details for reconstructing/replacing these drywells need to be added to the plans.  
  • There should be a paved connection between the Town Hall parking lot/driveway and the EOC parking lot/driveway that will allow pedestrians to walk between these two buildings.  This could be a 5 foot wide bituminous path that is sloped at no more than 8%.  This path would allow users of both buildings to park in either lot and easily walk from one building to the other, and improve the walkability between Town buildings. The steep grass slope between these buildings is difficult to travel in the summer and essentially impassable in the winter.   
Commissioner Carroll asked why the access connection between the buildings was not shown on the plan. A second phase of development was described by the Town Manager. Mr. Anwar showed a plan from 2008 which showed the differences in elevation between the two sites. Ms. Lipe suggested applying for a modification to state building code to work with elevations and accessibility.

Commissioner Marrero asked about the grants for the project. The Town Manager described leasing the most up to date EOC equipment and creating a regional office with the Town of Manchester which could be used as a training center for other communities.

Chairman Pacekonis asked about the Category 3 classification. Mr. Galligan stated a Category 3 storm is typically the worst the area experiences and cost becomes a factor in classifying higher. The fence originally approved between an abutting property and the site was discussed as well as access management and left hand turns onto Sullivan Avenue.

Commissioner Bonzani 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 8.1.10 of the Zoning Regulations.
  • The building street number must be included on the final plan.
  • Access will be one-way, with the south driveway as the entrance and the north driveway as the exit, as shown on the approved plans.
  • The Town Engineer’s comments dated April 27, 2015, must be addressed to the Town Engineer’s satisfaction.
  • A stockade fence must be erected along the north property boundary to screen the parking area, to be coordinated with the abutting property owner.
  • Dumpster area shall be identified on the plans.
  • A future connection between the Town Hall and the Emergency Operations Center (EOC) for vehicles and pedestrians shall be shown on the plans and is to be constructed within five (5) years.
  • The applicant must explore a modification to the State Building Code for a waiver for the construction of a non-ADA compliant walkway between the two buildings (Town Hall and the EOC), and if approved, shall be constructed with this project.
Commissioner Kuehnel seconded the motion

Commissioner Carroll made a motion to adopt a friendly amendment for the future connection to be constructed within five years.

Commissioner Bonzani seconded the motion, motion carried with unanimous vote.

The motion carried and the vote was unanimous.

  • Appl. 15-25P, Town of South Windsor – request for a site plan modification for the reconfiguration of the existing Ayers softball field, located on the northerly side of Ayers Road, westerly side of  Nevers Road, A-20 zone
Director of Parks and Recreation Ray Favreau presented the request to realign the softball field to become safer and in compliance with Title 9. The project is going out to bid to start construction at the end of the girl’s softball season at the high school. It will take the summer to construct with a reopening in the spring of 2016. The Little League organization is in support of the plan.

Commissioner Bonzani recused himself as an executive member of the Little League.

Mr. Ben Wheeler of Design Professionals, Inc. stated the project is meant to upgrade the facilities and for safety concerns and showed a layout of the realignment of the field in the northwest corner. There will be a permanent chain link fence installed around the field and will include dugouts and bleachers on both sides and a bull pen. The outfield will be irrigated. The score board location is proposed for right field. A sidewalk is proposed along Ayers Road to connect to the sidewalk to the high school. Plans have been completed for the reconstruction of Nevers Road which includes a sidewalk on the west side to tie into this project.  The existing chain link fence along Ayers Road will remain and be added to in order to discourage parking along the road. Mr. Favreau added the field will be handicap accessible. There is no proposed lighting with the project.

Chairman Pacekonis stated parking has always been a challenge for the field and asked if any additional parking is proposed. He visited the field and thought more parking could be available if it was aligned differently. Mr. Favreau stated the proposed orientation was chosen for the best sun orientation for afternoon games. Mr. Wheeler stated additional parking was not economically feasible and not part of the proposal. Mr. Favreau suggested it can be added to the Park and Recreation master list for future projects.

Chairman Pacekonis appointed Alternate Commissioner King to be seated for Commissioner Bonzani.

Commissioner Dexter made a motion to approve with modifications:

  • Prior to commencement of any site work, a meeting must be held with Town Staff.
  • An as-built plan is required prior to use.
  • All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor.
Commissioner Wilson seconded the motion
The motion carried and the vote was unanimous.

  • Appl. 15-26P, South Windsor Food Alliance Summer Farmers Market - request for a renewal to the 2-year temporary & conditional permit to allow a farmers’ market weekly from approximately June 21st through October 17th, offering produce and other items such as vegetables, fruits, cheeses, meats, baked goods, soaps, and candles at the Charles Enes Community Center, 150 Nevers Road, RR zone
Mr. Ray Favreau stated the South Windsor Food Alliance is an official subcommittee of the South Windsor Park and Rec Commission. Town Councilor Andy Paterna described the market with 52 vendors currently signed up for this summer season. The Chairman asked if a larger footprint for the market was being sought. Mr. Paterna stated it cannot be increased at the present site with the parking requirements but hopes, in the long term, to relocate to the Priest farm location.

Commissioner Wilson made a motion to approve with modifications:

  • The Temporary and Condition permit will expire on April 28, 2017.
  • The Health Department must be consulted and proper permits obtained for vendors selling or providing food at the market.
  • If there are buildings, structures, signs or other items that require a building permit or other Town approvals/permits, all such approvals or permits must be obtained prior to construction or use of the site.
  • All free standing signs and/or building signs (temporary or permanent) require the issuance of a sign permit before they are erected
  • Future dates for the 2016 Farmer Market must be submitted to the Planning Department.
Commissioner Kuehnel seconded the motion
The motion carried and the vote was unanimous.

  • Discussion/update on progress of tasks identified in the Plan of Conservation and Development Implementation Element (please review Implementation Element)
Director of Planning Lipe spoke about progress made from the Implementation Element on the Town Center, Northern Route 5, and the Main Street public workshop scheduled for May 4th. She encouraged Commissioners for their suggestions and will have an Implementation Plan update to be discussed at an upcoming meeting.

BONDS: Callings/Reductions/Settings

MINUTES:

OLD BUSINESS:   see page 2

OTHER BUSINESS:
   
Chairman Pacekonis distributed and read a letter from Mr. Alan Maximino, President of the South Windsor Little League, with an invitation to attend opening day ceremonies on Saturday, May 2.

Director Lipe discussed change orders for Revolutions and the Nomads Aerial Park.

Lowes will come in with a temporary and conditional permit for stockpiled bags of mulch outside their store.

There will be a Main Street Public Workshop on May 4, 2015 at 7:00 p.m. at the Wood Memorial Library.

Commissioner Wilson asked for the buffer landscaping at the CREC School to be checked because of dead trees.

CORRESPONDENCE / REPORTS:

ADJOURNMENT:

Motion to adjourn the meeting at 9:01 p.m. was made by Commissioner Carroll
Seconded by Commissioner Wilson
The motion carried and the vote was unanimous.

Respectfully Submitted,
Lauren L Zarambo
Recording Secretary