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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. 15-30P, Julie's Barks & Bubbles LLC – request for renewal of a two-year temporary and conditional permit to operate a doggie daycare and grooming business on property located at 1678 Ellington Road, RC zone
- Appl. 15-31P, Cross Fit Brickyard - request for a special exception to Section 7.13 and site plan of development to operate a personal training facility in approx. 16,000 sq ft of the existing facility, at 85 Nutmeg Road South, I zone
PUBLIC HEARING / COUNCIL CHAMBERS
CALL TO ORDER: Chairman Pacekonis called the Public Hearing to order at 7:30 p.m.
Chairman Pacekonis appointed Alternate Commissioner Dexter to be seated for Commissioner Carroll and Alternate Commissioner King to be seated for Commissioner Foley.
Secretary Commissioner Marrero read the legal notice as it was published in the Journal Inquirer on Thursday, May 14, 2015 and Thursday, May 21, 2015.
Commissioner Carroll arrived at 7:32 p.m.
- 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
Attorney Wayne Gerlt, representing Scannell Properties, began the request for a site plan of development for Lot 3, Building 2 noting the town sound ordinance for residential properties is applied at their building line. The closest residence is 1,600 feet away from the site and the closest residence from Main Street is 2,100 feet away.
Mr. Peter DeMallie, president of Design Professionals, Inc., showed the subject property, 175 Sullivan Avenue, on exhibits. The building will measure just under 168,000 sq ft with 26 loading docks in the receiving and shipping area. There will be no formal trailer parking areas. There will be parking for 71 cars in the northeast corner of the site. A 7,000 sq ft office area will serve as the main entrance on the easterly façade in the northeast corner of the building. There will be a freezer cooling space to the west and the majority of the building will be used for dry storage.
The site is located on 13.85 acres of the 22 acres of what was the Patria property aka the Long View Driving Range. The new building will be set back 133 feet from the front property line on Sullivan Avenue. Impervious coverage will be less than 50 % (65% allowed) with under 30% lot coverage (50% allowed). Maximum building height will be up to 40 feet.
The primary entrance to the site will be off the northeast corner of Lot 2 at the reconfigured, signalized intersection of Rye Street and Sullivan Avenue. The overall circulation for the site will include a fire lane loop around the building as required by the fire marshal. There is a wetlands mitigation area of less than one acre located in the southerly portion of the industrial park which will serve Lot 2 and Lot 3. IWACC approval was granted on May 20th. The 10’ wide multi-modal pathway will be included along the entire frontage.
A modification to the requirement for parking is sought. One hundred and eighty-two spaces are required. There are 80 parking spaces planned with 71 in the northeast corner and 9 for the loading area office in the southwest corner. A reduction of 102 spaces is sought although the entire 182 spaces can be accommodated on site if needed in the future.
A site lighting waiver for pole heights of three lights is also being sought. Mr. DeMallie noted Ms. Kim Bradley of GEI Associates was present and available for questions.
Mr. Daniel Jameson, professional engineer for Design Professionals, Inc., described the drainage on Lot 3 going to the water quality basin with no increase in peak flows to the drainage area projected.
Mr. Ben Wheeler, professional landscape architect for Design Professionals, Inc., went over site circulation. The Office of State Traffic Administration, OSTA, has received traffic reports from Bubaris Traffic Associates, and has been in review of the overall project and circulation. It has been requested that the drive across the front of the buildings be modified to insure the largest vehicles can maneuver the site without back up of traffic onto Sullivan Avenue. OSTA was in contention with the proposed right in right out egress previously proposed for the eastern end of the site. The present plan reflects the elimination of the right in, leaving a right out only configuration, and skewed at an angle to prevent illegal left turns onto Sullivan Avenue.
Building plans were prepared by GMA Architects and received favorable recommendation from ADRC on May 21. The same type of construction and color scheme is planned to match Building 1. Elevations of the building were shown.
Landscaping was described to match Building 1 with a landscape berm along the Sullivan Avenue frontage. Street tree requirements and interior landscaping in the parking areas will be met. The water quality basin and the wetland mitigation area will have additional plantings.
CT Water Company has required all three buildings in the industrial park to have a fire water tank which will be located in the southwest corner of the site. Evergreen trees will be planted in that area for buffering. Fire suppression engineers will determine whether a paved drive to the tank will need to be provided.
Most of the proposed site lighting will be LED, full cut off, dark sky compliant, building mounted lights. A waiver is requested for three of the light poles in the westerly side of truck loading area to be 35’ high. They will be located between the two 40’ tall buildings and over 250’ away from Sullivan Avenue. The same type of waiver was previously granted for Building I.
There is one ground mounted sign proposed at the Rye Street intersection and one building mounted sign over the office area in the northeast corner. An additional building mounted sign will be proposed at the time sign permits applications.
Per comments from the Town Engineer regarding circulation, there will be signage to limit public access on the fire lane which is to be used for fire and emergency vehicle access only. This signage will be shown on final plans as well as the access easement over the sanitary manhole. A WPCA application has been applied for. Mr. Wheeler stated all other comments from the Town Engineer will be addressed.
Mr. DeMallie addressed review comments from the Director of Planning concerning hours of operation. The facility will operate between 3 PM on Sundays through 6 PM on Fridays for 24 hour operations with occasional Saturday morning operations. Concerning the count of automobiles, the first shift will have 35 to 40 people arriving between 5 AM – 9 AM with 55 to 60 cars expected during the day. The first shift will end between 2:30 PM – 5:30 PM. The second shift will have 20 people arriving at 4 PM and departing between midnight and 2 AM.
Ten trucks will be dispatched from the site daily between 4 AM – 5 AM and returning to site by 6 PM. The fleet will have both refrigerated and non refrigerated trucks based on demand from clients. Approximately 20 trucks will be received daily bringing shipments into the facility between 5:30 AM and noon. The refrigerated trucks will be cooled before and during loading. The reefer units on the trucks are set on an auto cycle to maintain temperature and run approximately 50% of the time.
The traffic signals on Sullivan Avenue are too far apart to be synchronized but the decision will ultimately be from CT DOT.
Mr. Jim Bubaris of Bubaris Traffic Associates stated an application has been made to OSTA to review the comprehensive traffic operations analysis for the subdivision plan. The intended users of Building 1 and Building 2 are proposing to generate less traffic than what was required to be evaluated for OSTA but higher traffic numbers have to be analyzed for the full potential land use of the industrial park. The five proposed site drives for the three proposed buildings were discussed.
Mr. DeMallie stated the driveway along Sullivan Avenue will also be available to the properties to the east along the railroad tracks by way of an extension to the access drive.
Director of Planning, Michele Lipe, gave staff comments:
- Request for site plan approval for a 167,763 sq ft distribution facility on 13.8 acres of property, located on the recently created Lot #3 of Sullivan Avenue Industrial Park, to be known as 175 Sullivan Avenue, I zone.
- The application appears to meet all zoning requirements.
- The site is entirely surrounded by industrially-zoned property. The applicant is meeting the required interior landscaping requirement of 10% through plantings and islands throughout the parking areas. A landscaped berm, 5-6 feet in height along Sullivan Avenue, has been proposed to screen the parking and loading dock areas. Varieties of deciduous and evergreen plantings are proposed on the berm and will be similar in design to the adjacent site and are proposed as larger at planting as was required with Lot #2. A ten foot multi-use path approved with the subdivision is shown along the Sullivan Ave frontage.
- The parking requirement based on the zoning regulations for the warehouse and office breakdown is 182 spaces. The plan shows 80 spaces and the developer is requesting a modification to the number of parking spaces (102 spaces) in accordance with Section 6.4.9. This allows the PZC to reduce the number required when demonstrated that:
- The increase in stormwater run-off rate shall be held to a minimum by reducing the parking spaces, and/or
- The applicant demonstrates through actual experience that a lesser number of parking spaces will suffice, and further that due to the nature of the building or business, future owners/occupants of the building are also unlikely to need to number of parking spaces required by the zoning regulations.
- The applicant has indicated that based on the tenant’s experience, the 80 spaces meets their needs and reduces unnecessary increase in storm water run off.
- The loading docks for this building are located on the westerly side of the building way facing the loading docks for building #1. The facilities hours will be: 3 PM on Sundays through 6 PM on Fridays with occasional hours on Saturdays.
- An updated traffic report has been submitted for this project outlining the square footage reductions from the original report. At staff’s request, the applicant did provide the following breakdown of vehicular usage on site:
- Daily (24 hour period) count of automobiles in and out of the facility is expected to be 55-60 total of which 35-40 autos will arrive at the site between 5:00 AM - 9:00 AM and then depart from the facility between 2:30 PM – 5:30 PM.~ Approximately 20 automobiles will arrive at the facility (for second shift operations) at approximately 4:00 PM and then depart from the facility between 12:00 AM – 2:00 AM.
- The facility will receive approximately 20 trucks per day, generally between 5:30 AM – 12:00 PM.~ Do these trucks stay on site or leave after emptied?
- Approximately 10 trucks are to be dispatched daily between 4:00 - 5:00 AM and will return to the facility generally by 6:00 AM daily.
- Because the intended user of the site will have refrigeration trucks, we have asked the applicant to address any potential noise that may be generated by the trucks on site. As with any business in town, this business would be subject to the Town’s Noise Ordinance.
- This property is subject to the access management regulations and all easements were secured with the original subdivision approval. There is an internal access drive parallel to Sullivan Ave that will service this lot as well as a right only exit on the eastern end.
- Office of State Traffic Administration approval is required; and OSTA has full jurisdiction over traffic signals and road improvements on State roads.
- All proposed lighting has full cutoff fixtures and the pole height 25’ poles as well as wall paks on the buildings. Similar to the adjacent building, the applicant has requested a waiver to be allowed to have 3 (three) 35 foot high poles in the loading dock area.
- The applicant has provided a colored elevation. They intend to have both a free standing and building signage.
- Architectural and Design Review Committee reviewed the proposal on May 21, 2015. It was represented that there would be many similarities in materials and colors of the two distribution facilities. One difference is the type of lighting to be utilized on site. This site will have LED lighting and the adjacent site will not. The ADRC was satisfied with the proposal as presented.
- The Fire Marshal has reviewed the plans and has requested that the plans be modified so that all egress doors lead to a public way via a paved sidewalk.
- There are regulated wetlands on the site. IWA/CC approved this application on May 20, 2015 with standard approval conditions and the following bonding requirements: A bond shall be collected in the amount of $20,000 placement and maintenance of erosion and sediment controls, and $20,000 for installation of storm water systems. The wetlands mitigation bond was posted previously.
- Public water and sewer are provided. Water Pollution Control Authority is required.
If this application is approved, the planning department has no additional modifications to request.
Town Engineer, Jeff Doolittle, gave staff comments:
- The proposed exit driveway to east bound Sullivan Avenue is shown intersecting this road at a very small angle (about 15 degrees) and looks like an entrance lane or ramp. This is NOT a good design. Driveways should be designed to intersect roadways at as close to a 90 degree angle as possible, similar to an intersection. Designing a driveway to intersect a road at a small angle makes it difficult for a driver entering the road to see approaching traffic in the lane they are entering,, because they must look back over their shoulder which is difficult. The driver’s effective sight line is reduced if they can not easily look back over their shoulder. This driveway should be redesigned to connect with Sullivan Avenue at an angle as close to 90 degrees as possible, as is shown in the overall Concept Plan.
- Eliminate the slight ‘S’ curve in the proposed exit driveway and straighten out this driveway to Sullivan Avenue as this curve may be difficult for large trucks to maneuver.
- Label all signs and lines (stop, lane, parking, etc.) on the plans.
- I suggest signs and/or a gate be installed at the beginning of the fire lane to the south of the parking area on the east side of the building. These will let drivers know it is a fire lane, not for through traffic, and not for parking.
- Is a paved access drive to the fire tank needed? This is not shown.
- The proposed berm in front of the building (along Sullivan Avenue) needs to be longer and higher to provide any screening of this building.
- The first rip rap channel from the parking lot to the water quality basin to the east of the building should be modified to start at the east end of the paved leak-off and go straight into this basin at an angle. This will work better than coming off the side of the leak-off and then turning 90 degrees into the basin.
- The plans show roof drains and leaders from the west side of the building to the swale on Lot 2. No roof drains or leaders are shown on the east side of the building, so the only water going to the eastern water quality basin is from the eastern parking and part of the front parking lot. Is this correct?
- Water will not flow much in the long flat swale heading south form the eastern water quality basin to the wetlands mitigation area. Water will back up in the wetlands mitigation area and the eastern swale and the eastern water quality basin because the only outlet from the wetlands mitigation area is a riprap emergency spillway at elevation 79.5 and the long flat swale is shown at elevation 78.5. This may also cause part of the eastern parking area to flood. The elevations and channels in the eastern and southern drainage system need to be checked and revised or explained better.
- Label the wetlands mitigation area to the south of the proposed building and show the grading and elevation contours for this area.
- The sanitary sewer lateral from the building to the manhole in Sullivan Avenue should have at least a 2% slope per Town standards, not 1% as shown.
- Calculations and estimates of the wastewater flows expected from this building need to be provided.
- An access easement to the Town of South Windsor is needed from the proposed sanitary manhole to Sullivan Avenue for inspection and maintenance.
- The electric, cable, telephone, and gas utilities for this building need to be shown.
- The detail sheets include details for an underdrain, and gravel road to outlet structure but these are not shown on the plans. Please explain.
- The details for the rip rap swale and level spreader need to include 6 inches of gravel between the geotextile/filter fabric and rip rap.
- This plan must be submitted to the WPCA for their review and approval to connect to the Town’s sanitary sewer system.
Ms. Jill Marcotte of Scannell Properties responded to the Town Engineer’s questions in respect to the 20 trucks coming into the site at different times daily. They will be parked at the loading docks and cooled prior and during loading, and would leave at different times. If the trucks remained overnight they would leave at different times in the early morning hours. Mr. Doolittle asked if the refrigeration units could be plugged into electrical outlets when staying on site so they are quieter than running off diesel engines. Ms. Marcotte replied since they are not intended to stay for a full 24 hour period, they will run on diesel with a shut off system when trucks are cooled to a set temperature and then shut off for energy conservation as well as noise control.
Ms. Margaret Shea, resident of Abbe Road, spoke in favor of the application stating the concept is great for the location and will incorporate with the industrial area and add to the town tax base.
Mr. William Mitchell, resident of Christine Lane, spoke in support of the project and thanked the developer for their donation to the Wood Memorial Library.
Mr. John Mitchell, resident of Windy Hill Drive, spoke in favor of the application and the transformation of the property’s potential into a valuable addition to the Town’s grand list. This type of responsible growth helps South Windsor maintain its prominence as one of the most desirable towns in Connecticut.
Mr. Robert Urso, resident of Arthur Drive, spoke as tax payer and business man in support of the project which will create jobs, add to the tax base, and help the small businesses on Sullivan Avenue and Route 5 to grow.
Mr. Robert Dickinson, resident of Birch Road, complemented the design and appearance of the warehouse facility as compared to those in the past. The need for an increase to the tax base is demonstrated by the recent reduction of the education budget to below what was thought to be the minimum needed.
Ms. Kathy Kerrigan, resident of Main Street, spoke in opposition and concern stating noise is the issue and noted that the Increase Clapp House at the corner of Sullivan and Route 5 is residentially zoned. She referred to a sound study done in California for a large trucking warehouse with refrigerated trucks. Those studies resulted in limiting the number and timing of trucks in order to keep decibel levels down. Physical damage to human hearing begins at prolonged exposure to noise levels higher than 85 decibels. Prolonged exposure to 90 decibels causes permanent cell damage and loss of hearing. Back up beeping noise from trucks ranges from 97 to 112 decibels. She asked for the Commission to review the exceptions to the Noise Control Ordinance addressed in the South Windsor Code of Ordinances regarding when a mobile
source of noise (truck) has maneuvered into position at a loading dock. Truck noise has been a big concern for residents of the area and now will increase with the addition of refrigerated reefer trucks which generate more sound with a 24 hour operating schedule. Ms. Kerrigan gave a copy of the study and Noise Control Ordinance to the Chairman (Exhibit A).
Ms. Jessica Glass, resident of Main Street, spoke in opposition and concern noting refrigerated trucks and noise concerns were not mentioned in the application. The railroad east of Lot 2 can be clearly heard on Main Street and the noise generated from this industrial park will be heard and especially when carried by the wind. She asked for a study of noise distribution and noted the lack of clarity on the number of refrigerated trucks that would be on site powered by diesel at one time. Ms. Glass requested the Commission delay their decision or deny the application until further information is submitted and clarified.
Mr. Tony Macro, resident of Main Street, added a coda to Ms. Kerrigan’s comments noting at a prior meeting concerning a zone change for northern Route 5 the presenter of this application emphasized noise is detrimental to a quality of life. Noise has become a real problem in South Windsor most of which is generated by trucks which now use the Sullivan Avenue corridor up to Five Corners. Refrigerated trucks with diesel engines running reefer units generating noise should be investigated to know if they are within legal limits. Mr. Macro also lamented the loss of fertile, alluvial soil on the site to be replaced by vast expanses of concrete and metal. He suggested rooftop solar installations and green roof gardens to mitigate the loss and urged the Commission and town to consider leasing space on these large rooftops to
take financial advantage to benefit the taxpayers.
Commissioner Dexter asked about solar rooftop installations. Ms. Marcotte stated solar is considered for some projects where there are incentive programs and where the design of the facility, roof loads, duration of the tenancy, and the overall cost of installation allows for it. It is ultimately up to the tenant in every case. This facility has a rooftop unit screened with the slope of the roof which does not make it conducive for solar.
Commissioner Bonzani noted how loud back up alarms are on trucks and asked if anyone has investigated the decibel levels. Attorney Gerlt stated there has not been a noise study done for the site nor for back up alarms. He submitted the Noise Ordinance from the South Windsor Code of Ordinances (Exhibit B) to the Chairman. The Attorney stated the ordinance excludes back up alarms and stationary trucks and that reefer units are not regulated. He clarified the Increase Clapp House is not in a residential but an industrial zone where the decibel limit is 70. The user has to comply with the decibel limits at the residential property zone as required by the ordinance.
Commissioner Kuehnel asked the Town Engineer if his concerns have been addressed by the applicant. Mr. Doolittle stated most have been answered but there is still confusion over the truck traffic in and out of the site. Ms. Marcotte clarified overall the total trips as 20 receiving, 10 dispatched with those 10 coming back, to make a total of 40 trucks in a 24 hour period.
Commissioner Kuehnel asked Mr. Doolittle about the access for trucks leaving the site. Mr. Doolittle remarked the geometry of the access is difficult. The requirement for the skew is a valid point but the driveway could be realigned so that it is squarer to Sullivan Avenue and still work. Ms. Lipe added Sergeant Buonanducci expressed the same concerns and will be expressing those concerns to the State.
Commissioner Marrero stated there is no reason not to lessen the angle of the skew of the drive. The benefits will give better sight lines and lessen the jog in the sidewalk. He discussed the access drive right turn lanes with Mr. Bubaris. Commissioner Marrero asked to see the area where all the required parking spaces would go if needed. Mr. Wheeler showed a conceptual parking plan which showed the 182 spaces required by zoning on the site with very little changes to the site’s circulation. Commissioner Marrero asked if all drainage from the site would be contained on site and not go onto the state roadway system. Mr. Wheeler stated the drainage from the site would go over the Building 1 site and overflows into the Route 5 drainage system; however would not increase any peak flows.
Commissioner Carroll clarified truck numbers and the geometry of the angle of the exit with Mr. Wheeler. Mr. Doolittle stated the traffic unit sergeant was not pleased with the skew of the angle and will require discussions with OSTA. Mr. Wheeler welcomed the Town’s input to the State. The Commissioner asked if green roofs would be considered. Ms. Marcotte, Mr. Doolittle, and Mr. Wheeler answered agreeing it can be done in northern climates but that the structural support becomes a big factor on industrial buildings.
Chairman Pacekonis stated he did not have problems with the parking or pole light waivers and asked if the parking base would have reinforced concrete for the truck traffic. Ms. Marcotte described the dock apron, drive lanes, and auto parking surfaces as shown on the plans. The Chairman requested sound information on the reefer units and how many will be on site at any one time. Ms. Marcotte stated the information can be furnished from comparable facilities. The Chairman and Mr. Wheeler discussed access management for the two uses on the east side of the property and skew of the driveway. Ms. Marcotte described the long term lease of the tenant as 15 years beginning April of 2016. The distribution center will serve all of New England and upper state New York.
The Chairman closed the public hearing at 9:50 p.m.
REGULAR MEETING / MADDEN ROOM
CALL TO ORDER: Chairman Pacekonis opened the Regular Meeting at 9:55 p.m.
PUBLIC PARTICIPATION:
NEW BUSINESS: Discussion/Decision/Action regarding the following:
- 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
Mr. Peter DeMallie of Design Professionals, Inc. began the presentation describing Carla’s Pasta’s history and the proposed 177,000 sq ft addition for their increased production. The site will be increased from 7.2 acres to 19.85 acres. Existing parking will be reconfigured to create 274 parking spaces. The new loading and receiving area, secondary egress point, and fire lane was shown. IWA/CC approved a 1.84 acre mitigation area on May 20, 2015. A waiver to the lighting in the shipping and receiving area and a parking modification are being requested.
Commissioner Kuehnel made a motion to extend the meeting past 10 p.m.
Seconded by Commissioner Marrero
The motion passed 5 - 2 with Commissioners Marrero, King, Kuehnel, Wilson, and Pacekonis voting for, and Commissioners Bonzani and Carroll voting against.
Commissioner Carroll left the meeting. Chairman Pacekonis reappointed Alternate Commissioner Dexter to be seated for Commissioner Carroll.
Mr. DeMallie stated 274 parking spaces cover the maximum number of employees. They do not see any significant expansion beyond what is proposed with this application. 311 parking spaces are shown on the plan and a parking modification is sought.
Mr. Daniel Jameson of Design Professionals described storm water drainage for the site.
Mr. Ben Wheeler of Design Professionals, Inc. described landscaping for the site. The buffer requirement for abutting residential properties on the southern portion of the property to the east is being met with a preexisting berm with mature trees created when the Constitutional Landing subdivision was created. Evergreen trees and plantings will be added to wetlands mitigation area. Evergreen trees will be added to the entrance drive at Nutmeg Road South and to the side of the truck court area for screening of loading docks. Site lighting will be dark sky compliant LED lighting. The eastern parking area will have pole mounted lights less than 25’ high. The southern parking area will have wall mounted lights. A waiver is requested for four poles mounted lights will be in the truck court area to be up to 35’ high which
will be below the height of the building. The main entrance off Talbot Lane has an existing ground mounted sign and a new ground mounted sign is proposed for Nutmeg Road South.
Director of Planning, Michele Lipe, gave staff comments:
- Request for a site plan approval for an approx. 177,000 sq ft expansion to the existing manufacturing facility located at 55 Talbot Lane, I zone. The applicant is acquiring some additional land that was a part of the Constitution Landing industrial subdivision.
- The development is proposed to have two phases. The plan calls out the improvements that will be completed at the end of phase 1. Maximum impervious coverage allowed is 65%; after completion of the second phase the impervious coverage will approximately 47 %. It appears all other zoning requirements have been met.
- Proposed building height is 40 feet at its highest point, 40 feet maximum allowed.
- There is a 50-foot buffer required in the southeast corner of the site extending along the residential properties to the east. The buffer currently consists of a 7’-8’ high berm and an area of dense vegetation. In addition there is a conservation easement that extends 25 feet westerly beyond the buffer for added buffering of the residential properties.
- A new access drive from Nutmeg Road North will be for truck traffic to access the proposed loading docks on the westerly side of the building (opposite the residential properties). They anticipate approximately 15 large trucks daily. There is no outdoor storage proposed with this application.
- Required parking is 311 spaces; 274 spaces provided. The applicant is requesting a modification in accordance with Section 6.4.9. This allows the PZC to reduce the number required when demonstrated that:
- The increase in stormwater run-off rate shall be held to a minimum by reducing the parking spaces, and/or
- The applicant demonstrates through actual experience that a lesser number of parking spaces will suffice, and further that due to the nature of the building or business, future owners/occupants of the building are also unlikely to need to number of parking spaces required by the zoning regulations. The number of parking spaces provided is based on anticipated visitors and the number of employees for the largest shift.
- The applicant will have to make an application to OSTA as they have exceeded the square footage and parking spaces thresholds.
- The Architectural and Design Review Committee reviewed this site on May 21. ADRC and forwarded a favorable recommendation.
- Lighting is proposed to be 25 foot pole mounted fixtures, in the new parking area on the easterly side of the building and wal-pak fixtures along the rear and westerly side. In addition, the applicant has requested a waiver to be allowed to have 4 (four) 35 foot high poles in the loading dock area. The Commission can grant this waiver after finding that:
- traffic or other hazards will not be created;
- general property values will be conserved;
- no adverse effects on existing uses in the area;
- general welfare of the community will be served;
- no adverse environmental impacts will be created;
- topography of the land makes the property suitable for higher poles.
- There are regulated wetlands on site that will be filled with this application. IWA/CC approved the site on May 20 with some minor plan modifications:
- Bond in the amount of $20,000 for installation and maintenance of erosion and sediment controls; $20,000 for installation of stormwater controls; and $50,000 for wetlands mitigation.
- Public water and sewer are provided. The Fire Marshal has requested and is waiting for design information related to water flows. Water Pollution Control Authority approval is required.
If approved, Planning Department has no additional modifications to request.
Town Engineer, Jeff Doolittle, gave staff comments:
- Additional information is needed for the following item:
- Before and after development drainage calculations for each and every rainfall surface area contributing runoff to the receiving area.
- Soil test pit reports for use in determining the capacities of the proposed Stormtech units and the retention basin.
- Volume and flow calculations for the retention basin.
- Water Quality volume and flow calculations.
- Topography for the west side of the swale on the west side of the site.
- Topography from the end of the west side swale to the retention basin, such as spot elevations.
- If the north-south swale west of the building is to be a vegetated swale, it should be identified as such on the plan. Flow, volume and velocity should be calculated to determine that the swale has adequate capacity and is stable.
- The southern most level spreader should be labeled on the plan.
- The Storm Sewer Collection Report should provide a narrative explaining the before and after development conditions, including the function of the proposed stilling basin and the flat 36” pipe on the east side of the site.
- The before and after development drainage areas should be shown on full size plans.
- The catch basin on the east side of Nutmeg Road South north of the site access road should be relocated to the curb line and should be shown with the top of frame and pipe invert elevations.
- A pavement saw cut should be noted at Nutmeg Road South and the site access road
Commissioners asked questions.
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.
- This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission, including bonds in the amount of $20,000 to ensure compliance with the erosion and sediment control measures and $20,000 to ensure establishment of storm water system and $50,000 for the construction of the wetlands mitigation.
- 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 an Office of State Traffic Authority certificate is required, no building permits will be issued until the certificate has been issued (per CGS §14-311).
- Town Engineer’s review comments dated May 15, 2015 must be incorporated into the final plans.
- A waiver to Section 6.3.3.F has been granted to allow 4 (four) exterior light poles to be 35 feet in height.
- In accordance with Section 6.4.9, the Commission has granted a modification to the required number of parking spaces based on the uses presented, allowing 274 spaces.
- Zoning data information for Phase I shall be added to the plans.
Commissioner Kuehnel seconded the motion.
Chairman Pacekonis asked about the existing fuel cell.
Mr. Sergio Squatrito representing the owner’s family replied.
The motion carried and the vote was unanimous.
- 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
Commissioners asked questions and discussed the request with the Director of Planning and Town Engineer.
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.
- This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission, including bonds in the amount of $20,000 to ensure compliance with the erosion and sediment control measures and $20,000 to ensure establishment of storm water system.
- A landscape bond in the amount of $20,000 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 an Office of State Traffic Administration review and 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 on Sullivan 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 east or 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.
- Engineering comments dated 5/15/15 must be incorporated into the final plans.
- A waiver to Section 6.3.3.F has been granted to allow 3 (three) exterior light poles to be 35 feet in height.
- In accordance with Section 6.4.9, the Commission has granted a modification to the required number of parking spaces based on the uses presented, allowing 80 spaces.
- All egress doors shall lead to a public way with a paved sidewalk.
- The configuration of the easterly egress shall be reviewed by the State and the legal traffic authority in attempt to reduce the skew.
Commissioner Kuehnel seconded the motion.
Chairman Pacekonis requested an approval condition that the reefer units meet noise standards. Ms. Lipe stated that sound information will be requested. It was noted that this use is subject to the Town’s Noise Ordinance.
The motion carried and the vote was unanimous.
BONDS: Callings/Reductions/Settings
- Appl. 13-03W, Fritz House Lot E&S Bond in the amount of $3,000 to be reduced by $3,00 to leave a balance of -0-
Commissioner Wilson made a motion to reduce the above mentioned bond. Commissioner Kuehnel seconded the motion. The motion carried and the vote was unanimous.
MINUTES: 4/28/15 and 5/12/15 approved by consensus
OLD BUSINESS: see page 2
OTHER BUSINESS:
CORRESPONDENCE / REPORTS:
ADJOURNMENT:
Motion to adjourn the regular meeting at 10:32 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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