MEMBERS PRESENT: Bart Pacekonis, Mario Marrero, Elizabeth Kuehnel, Billy Carroll, Frank Bonzani (arrived at 8:05 pm)
ALTERNATES PRESENT: Stephanie Dexter, Courtney King
STAFF PRESENT: Michele Lipe, Director of Planning; Lauren Zarambo, Recording Secretary
APPLICATIONS OFFICIALLY RECEIVED:
- Appl. 15-27P, Lowes– request for a 2-year temporary and conditional permit (Section 2.13.a) to allow seasonal outdoor display/storage of garden products from April – July, in an area southerly side of the building approximately 50’ X 100’ in size, on property located at 31 Buckland Hills Drive (Manchester CT), Buckland Gateway Development zone
- Appl. 15-28P, Regional Distribution Facility II – request by Scannell Properties #234, LLC for site plan approval for a 167,763 sq ft distribution facility on 13.8 acres of property, located on Lot #3 of Sullivan Avenue Industrial Park, at 175 Sullivan Avenue (southerly side of Sullivan Avenue, easterly of John Fitch Boulevard), 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, May 7, 2015.
Chairman Pacekonis appointed Alternate Commissioner Dexter to be seated for Commissioner Wilson and Alternate Commissioner King to be seated for Commissioner Bonzani.
- Appl. 15-27P, Lowes– request for a 2-year temporary and conditional permit (Section 2.13.a) to allow seasonal outdoor display/storage of garden products from April – July, in an area southerly side of the building approximately 50’ X 100’ in size, on property located at 31 Buckland Hills Drive (Manchester CT), Buckland Gateway Development zone
Mr. Michael Owens, manager of Lowes, presented the request to expand the 20’ x 80’ area used for seasonal display and storage of garden materials to 50’ x 100’.
Director of Planning, Michele Lipe, gave staff comments:
- Request for a two year temporary and conditional permit for outdoor storage and display of garden/landscaping materials at Lowe’s Home Center, 31 Buckland Hills Drive, GD zone. Outdoor storage is prohibited in the Buckland Gateway Zone under Section 4.2.9.I.
- The planning department approved a change order request on 4/12/11 which allowed for limited displays of seasonal merchandise in the front of the building. This change order allowed for an area twenty feet (20’) by eighty feet (80’) for the storage and display of mulch and soil, and for use as a customer service quick load area.
- Every year about this time we run into a problem where Lowe’s regularly stores landscaping materials in the parking area to the south of the building, in excess of the approved change order.
- This application proposes to allow the temporary expansion of the outdoor storage from 20’ x 80’ to an area that is fifty feet (50’) by 100 feet (100’) from April through July. The rest of the year, the storage area will be reduced to the originally approved 20’ x 80’. The marked up site plan shows the area to be used in conjunction with this T&C permit.
- The fire marshal has reviewed this request. He is ok with the storage on the side; however he has asked Lowe’s to keep the fire lane around the building clear and has required them to relocated pallets from that area.
- The wording of the T & C permit regulation is that, “Temporary and conditional permits may be granted by the Commission for a use which is not specified elsewhere in these regulations for a period not to exceed two years. Such approval may be given after a Public Hearing if, in the judgment of the Commission, the public convenience and welfare will be substantially served, and the appropriate use of neighboring property will not be substantially or permanently injured, and traffic and other hazards will not result from such use.”
- If this application is approved, the planning department has no modifications to request.
No one from the public spoke for or against the application.
Commissioner Dexter asked about the seasonal use and when the area would revert back to the smaller size. Mr. Owens replied after July the smaller configuration will be used with no use in winter months.
Commissioner Marrero asked about the outdoor display at the front of the store. Ms. Lipe stated it was included in the original 2011 approval.
The Chairman closed the public hearing at 7:38 p.m.
REGULAR MEETING / MADDEN ROOM
CALL TO ORDER: Chairman Pacekonis opened the Regular Meeting at 7:38 p.m.
PUBLIC PARTICIPATION:
NEW BUSINESS: Discussion/Decision/Action regarding the following:
- Town Council CGS 8-24 Referral for the Acquisition of Street and Outdoor Lighting Equipment from Eversource Energy and Retrofitting with LED Technology
Town Councilor Steve Wagner described a program to purchase street and outdoor lighting equipment from Eversource which would then be retrofitting with LED technology resulting in cost savings to the town.
Councilor Wagner stated the Energy Committee has been working since last fall developing a plan to convert town street lights from high pressure sodium lights to LED technology which uses considerably less energy. A handout was distributed to the Commissioners. The program would require the town to buy the street lights from Eversource, which presently charges the town $460,000 annually, and then to convert the lights to LED technology. This would result in energy cost savings to the Town after conversion of about $300,000 a year however maintenance and insurance costs would be added. The dark sky compliant LED technology is more efficient and requires fewer fixtures to create current levels of illumination. Bulb life is proposed to be significantly longer (20 years compared to the present 5 to 6 year life time) which
makes accepting maintenance costs easier. East Hartford has replaced most all their street lights to LEDs which can be observed there.
The Chairman asked about lighting for condominium developments in town. Mr. Wagner stated this project relates to town owned lights and if condo associations want to participate they could purchase their own lights at similar pricing negotiated for the town.
Commissioner King asked whether the cost of retrofitting was justified when all street lights produced will soon be required to have LED technology. The Chairman asked if Eversource will be independently retrofitting the street lights within the next 5 years. The Councilor stated studies show costs of LED lights going down 12% each year where as labor costs rise at least 2% each year. Delaying the project could cost the town “a couple $100,000”.
Commissioner Marrero stated the utilities gave towns funding when the traffic signals were converted to LED and asked if the utility company had been contacted for this project. Mr. Wagner noted an estimated incentive of $271, 698 provided by the State government and perhaps the utility. Eversource will be responsible for all conduits going to the poles but the Town would be responsible for the poles and fixtures. The maintenance of the poles would then be contracted out. East Hartford and three other towns in Connecticut have made the change over.
A contractor will do an investment grade audit of all street lights in town which will provide the basis for negotiations with Eversource. Chairman Pacekonis noted flood lights on utility poles which shine on commercial properties. Mr. Wagner stated it will be addressed in the audit. Once the lower rate from Eversource is established bills will be audited to assure the Town is not being overcharged. The full audit is estimated to be complete in October and then a contract can be negotiated. Commissioner Carroll asked about upfront costs for the audit. Mr. Wager answered $70,000 or $80,000.
Commissioner Bonzani arrived.
Commissioner Kuehnel made a motion to make a referral with favorable report.
Commissioner Marrero seconded the motion.
Chairman Pacekonis re-appointed Alternate Commissioner King to be seated for Commissioner Foley.
The motion passed 4 - 2 with Commissioners King, Kuehnel, Marrero, and Pacekonis voting for, Commissioners Dexter and Carroll voting against, and Commissioner Bonzani abstaining.
2. Appl. 15-14P, Ticket Network Site Plan – review of required landscape buffer on property located at 83 Gerber Road, I zone
Ticket Network facilities manager, Mr. Seth Resnickoff, requested by email to reschedule the landscape buffer plan review.
- Preliminary discussion with Ticket Network regarding expansion of farming activities on property located at 83 Gerber Road, I zone
Commissioner King abstained from participating in the discussion and recused herself as an employee of Ticket Network.
Mr. Darnell Goldson, public relation director for Ticket Network, discussed the potential of adding a herd of goats, which Ticket Network would like to house temporarily in order to save them from euthanasia, to their farming activities permitted by a temporary and conditional permit which expires in June. The herd of 100 neglected goats has recently been taken in by the State which has received ‘about a dozen’ offers to take them. The State will be releasing a plan for the herd in the coming weeks.
Director of Planning Lipe stated a temporary and conditional permit through the public hearing process would be the way to address concerns about best animal practices and the potential of odor and noise. A management plan and manure plan would be reviewed by the Health Department.
Commissioner Carroll referred to the zoning regulations for keeping animals. Mr. Goldson stated their intention to renew their current temporary and conditional permit and to speak with town staff to discuss how to expand their operations with approval from any abutting neighbors.
Mr. Daniel Lester, resident of Diane Drive, stated he once had goats. They jump over 6’ fences and also like to be indoors and on hilly terrain. The tract of land on the Manchester side with the brook would be an ideal area to house them. He expressed concern over the potential size of a building required to house 100 goats, its location away from a supply line for water in the event of a fire emergency. The Chairman asked if they are bothered by noise or odors from the animals presently on site. Mr. Lester replied they are not presently but depending on new locations and numbers of animals it could change.
Chairman Pacekonis encouraged Mr. Goldson to work with town staff for renewal and to address any changes.
- Preliminary discussion with Design Professionals, Inc. regarding a recreation proposal in the Route 5 North Overlay Zone
Mr. Peter DeMallie, president of Design Professionals, Inc., spoke on behalf of the Tellier family, residents of the northerly end of Route 5, and showed an area on a site map. He described a proposal to resubdivide the property to retain two residential parcels and create a 3.7 acre parcel for recreational use. The Tellier 50 acre Christmas tree farm would remain. Three approvals will be required for a resubdivision, special exception and site plan.
A 24,000 sq ft multi use gymnasium with a 6,000 sq ft mezzanine requiring 120 parking spaces was described. The facility will be used primarily for youth groups for competitive cheerleading, basketball, indoor soccer and other sports. The plan had been discussed and endorsed by the Economic Development Commission in March.
Regulations require 120 parking spaces and there is room for 96 spaces on site which conforms to the 1st floor area but not to the mezzanine area which will require a parking waiver. It is estimated 100 parking spaces will be adequate for normal operations at the facility. Competitive cheerleading and other special events will require off site parking at businesses on Route 5 and shuttle service. A fourth leg of the signalized intersection will be analyzed by Bubaris Traffic Associates who will submit a signal modification to the State.
Commissioner Marrero asked if the site offers any other areas for parking and about the new driveway. Chairman Pacekonis asked if any other sites in town allow a commercial drive through residential lots. Director Lipe read from the regulations that access to commercial property through residentially zoned land was not permitted. She noted the variance previously granted for a commercial office and asked if the residential lots created would abandon that use. Mr. Tellier stated the driveway is the main entrance used in their Christmas tree selling season. The use of shuttle buses for special events was discussed. Public safety issues will have to be worked out with the police chief as traffic authority, fire chief, fire marshal and ambulance which will all have input on design and traffic patterns.
- Appl. 15-27P, Lowes– request for a 2-year temporary and conditional permit (Section 2.13.a) to allow seasonal outdoor display/storage of garden products from April – July, in an area southerly side of the building approximately 50’ X 100’ in size, on property located at 31 Buckland Hills Drive (Manchester CT), Buckland Gateway Development zone
Commissioner Kuehnel made a motion to approve with modifications:
- The Temporary and Condition permit will expire on May 12, 2017.
- No outdoor storage is allowed in the fire lane.
Commissioner Carroll seconded the motion
The motion carried and the vote was unanimous.
BONDS: Callings/Reductions/Settings
MINUTES: 4/14/15 approved by consensus
OLD BUSINESS: see page 2
OTHER BUSINESS:
CORRESPONDENCE / REPORTS:
Subcommittee Reports:
- Solar Installation Subcommittee
Councilor Wagner reported on potential solar installations and proposed regulations.
- PZC Main Street Steering Committee
Chairman Pacekonis reported on the participation and response to the Main Street public workshop held on May 4th. The next Steering Committee meeting is to be held Thursday, May 14, 2015.
Director of Planning Lipe spoke about the Priest property and the next SWAAN meeting on May 13th. Councilor Wagner spoke about the community gardens proposed for the Deming property and the response from neighbors in opposition to the idea.
- Demolition Delay Committee
Commissioner Wilson was not in attendance to report on the DDC.
Ms. Lipe reported the OSTF is in process of updating their master plan.
Motion to go into Executive Session at 9:28 p.m. was made by Commissioner Carroll
Seconded by Commissioner King
The motion carried and the vote was unanimous.
EXECUTIVE SESSION:
Discussion with the Town Attorney of pending claims and litigation related to: Appl. 14-07, South Windsor Stone and Landscaping Supply Special Exception/Site Plan and Appl. 15-11P, West River Farms Special Exception/Site Plan
Motion to come out of Executive Session was made by Commissioner Dexter
Seconded by Commissioner Carroll
The motion carried and the vote was unanimous.
ADJOURNMENT:
Motion to adjourn the regular meeting at 10:00 p.m. was made by Commissioner Bonzani
Seconded by Commissioner King
The motion carried and the vote was unanimous.
Respectfully Submitted,
Lauren L Zarambo
Recording Secretary
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