TOWN OF WILLINGTON
PLANNING AND ZONING COMMISSION
OCTOBER 11, 2000
SPECIAL MEETING
R. TULIS CALLED A PUBLIC HEARING OF THE WILLINGTON PLANNING AND ZONING COMMISSION TO ORDER AT 7:30 P.M. OCOTOBER 11, 2000 AT THE TOWN OFFICE BUILDING, 40 OLD FARMS ROAD, WILLINGTON.
PRESENT: ABSENT:
R. Tulis L. Dion (exc.)
St. Louis E. Kalbac (exc.)
B. Begansky S. Kneeland
D. Lytwynn, alt. D. Cushman
S. Trueb, alt. W. Goodale, alt.
S. Yorgensen, zoning agent
L. Decker, recording clerk
The commission seated S. Trueb for S. Kneeland and D. Lytwynn for D. Cushman.
PUBLIC HEARING:
File #2000-38-Application for a modification of existing special permit including a modification of existing site plan for an addition and a water storage tank located at 136 Pinney Hill Road, Village Springs Corp. in a DCR zone. Village Springs Corp. owners/applicants. (Received on 08/15/00, hearing on 10/11/00, decision by 12/05/00).
Christine Stetson of Village Springs submitted for the record legal notices to abutters, blue prints of the proposed tank and pad and a letter regarding no need for modification due to tank size. She noted that one abutter’s letter was never picked up. Also submitted was information on the tank itself, the new septic, and layout of the building now and as proposed and how it is intended to be used.
C. Stetson said the proposed addition is 6457 square feet and the total building will be 10,677 square feet. Office space will be located in the front of the building and the ceilings will be higher to provide better efficiency for the bottling equipment. This will also allow the elimination of two trailers now parked outside as the items stored in them will be brought inside to the new space. It will create a more modern and professional bottling facility. The office in front will also give better control over who comes in and out.
C. Stetson said the new septic will be adequate to allow for bathrooms within the new facility. Currently the bathrooms being used are in the residential home on the property. The water storage tank has already received approval from this commission, however the size is changing. Original approval was for a tank 15X15 with a capacity of 10-15 thousand gallons. The newly proposed tank is 37 feet high, 10 feet in diameter and will hold 20,000 gallons. This change has come about because they were previously unaware of industry standards. The tank will be gravity fed. The purpose for being here is not to increase business, but to be able to do business more efficiently. The goal of a business is always to grow, but that is not why they are here.
C. Stetson noted the special permit allows 20 tractor trailer trips. That has not been exceeded and the number of trips will not increase as a result of this proposal.
Sean Cassells of Village Springs reviewed the drawing of the inside of the bottling facility, both existing and as proposed. The equipment being purchased requires a higher ceiling, and these renovations will eliminate the need to have the bottles manually carried in. It is very labor-intense right now and one person all day long continually carries bottles in by hand. He reviewed the entire equipment layout and noted an area that will be self-enclosed for cleaning and filling bottles.
R. Tulis said there appears to be a lot of open space in the new facility and asked what the intent was for that.
S. Cassells said it will be a staging and storage area and among other items, things now stored in the trailers such as caps and boxes which come in on pallets may be kept there.
St. Louis asked if the equipment shown was all new.
S. Cassells reviewed which was new and old, as well as layout and processing techniques.
S. Yorgensen asked if they were anticipating overflow.
S. Cassells said the specific line shown on the plans will not overflow; though there is overflow everywhere.
R. Tulis asked if the tank was primarily for reserve.
Pat Cassells of Village Springs said Yes, and it also protects the source.
St. Louis asked about the tank itself.
S. Cassells described the makeup of the tank.
The commission reviewed the plans.
R. Tulis asked about site improvements.
Peter Henry of Holmes & Henry Associates reviewed the site plans. He showed the two parking areas and said they anticipate no increase in the amount required over that of the original approval. There are no proposed changes in the driveway built to get in and out of the site. He also went over the septic system plans and said they will no longer need to use the existing system. He noted an even more-detailed design plan has been submitted to the planning office. The total number of employees at Village Springs is 17, and they are not all there at once. Don Holmes did this design based on 25 employees at 25 gallons each per day, which is state requirements. Select fill for the reserve area will also be put in at the same time. He reviewed grading, and said hay bales will be used for S&E controls during and after
construction and will not be removed until the area is completely stabilized.
Begansky asked where the access for septic construction was located.
P. Henry showed the area on sheet 2 and noted there is an existing path. They do not have to go over the steep bank.
R. Tulis asked about the tree line on sheet 4 of 5 and asked what will be cleared.
P. Henry said the only change is in the area of the septic where the silt fence is shown. A portion of those will be cut to allow for installation and he sees no need for any further cutting. The area is already cleared where the addition is proposed.
Begansky asked how many trees will be cleared.
R. Tulis said there is concern about losing the buffer because this is high on the hill. The more trees that come out, the more impact there is on the area.
S. Cassells said there are about 100 pines there, and about 15-20 will go.
Rob Stetson of Village Springs said the ones coming down will not be noticeable.
S. Cassells said there is a lot of undergrowth there as well as maples, and you cannot see the village.
The commission discussed the buffer area.
C. Stetson said even with a few trees coming out, there is still a great deal of untouched woods remaining as a buffer.
B. Begansky asked the applicants if it was all their property.
C. Stetson said Yes, with the exception of the 100-foot right-of-way going through there, which is owned by Ace Equipment Sales.
P. Henry read from the narrative regarding S&E controls and said Sean has been named as the responsible person for making sure that plan is implemented.
D. Lytwynn asked about the size of the septic and said it appears two primary lines are being added.
P. Henry said the present facility used is that of the house, and this will completely separate the two.
D. Lytwynn asked the total length of the run.
P. Henry said it is about 100 feet. It was submitted to the health district and is being reviewed. They were present when the soil testing was done.
St. Louis asked if the propane tank on the plans was exiting.
P. Henry said Yes.
St. Louis asked if it will remain in the same location.
S. Cassells said it will not be moved.
St. Louis asked if Lot 1 was merged with Lot 4.
P. Henry said it was done as a condition of the original approval.
St. Louis asked about open space.
P. Henry said there are conservation easements on the property and showed them on the map.
St. Louis asked if there were any outstanding issues on the permit.
C. Stetson said there were previously 12 trees to have been put in at the top of Pinney Hill. That has been done and they are ready to be checked.
S. Yorgensen said the new trees looked very good and look to be in conformity with the commission’s requirements. She noted that the only proposed modification to the permit’s original conditions is the tank size change.
S. Trueb asked if all the business aspects would be moved out of the house.
C. Stetson said Yes. Right now the only things in there are the restrooms and the office. Pat will be happy to get her basement back. She noted they are not here to in any way change their use. They are still bottling spring water and that will not change. They do need space for orders that are going out the next day, but this is not a warehouse.
R. Tulis said the layout of the interior helped to clarify that issue. He realized now it is short-term storage and it would not exactly fall under the term “warehouse,” as it is used in day-to-day productivity. He asked what vehicles they anticipate being parked there in the course of an average week. Not truck traffic in & out - but employee parking, etc.
C. Stetson said the employee parking would remain the same. Pat is there, 2nd shift has about 4 cars and the rest are there during the day. Family parks in the circle of Pat’s driveway and employees park in the designated area. There is also visitor space for salesmen.
S. Cassells showed where the trailers currently park and said the goal is definitely to eliminate at least two of them, especially since each is costing $800 monthly.
S. Trueb asked how many are there on an average day.
S. Cassells said about 10. They have also researched suppliers of box trailers since their permit allows for unlimited box trailer trips. This may help eliminate trailers.
St. Louis asked about the number of trailers used for storage.
S. Cassells said for packaged product, it is zero in the winter. They have a delivery scheduled to go to the casino in the morning, and that is being packaged right now as we speak. Trailers will be parked at the loading docks under the new plans, and only a couple more should be in the yard. They are always in motion.
The commission discussed the number of trailers and storage.
C. Stetson said this new plan will help eliminate confusion of constant rotating of trucks on the property.
R. Tulis said he thinks anything that can be done to streamline the system and make it more efficient will be to the benefit of the applicants as well as the neighbors. The commission is just trying to get a feel for what the neighbors have to deal with.
C. Stetson said she spent 15 years living in the village and was still there when the new driveway was put in. From her kitchen window she could not see this – there is still a great deal of woods left there.
R. Tulis asked how definite the plans are for the tank.
C. Stetson said they want to put it in as soon as it is approved.
R. Tulis asked if it could be lowered.
S. Cassells said there is ledge below the pad. The tank should not be higher than the building, though the safety rail may show a bit.
The commission discussed the height of the building and tank.
C. Stetson said the ladder on the tank is necessary to check the vent.
Begansky asked why there was a change in the tank size being proposed.
S. Cassells said when they were here a few years ago they were getting quotes from different people on different types of tanks and were not sure what was required.
The commission reviewed the print of the tank.
R. Tulis asked if there were any comments from the public.
There were none.
St. Louis asked about the height of shelving.
S. Cassells said they are not anticipating putting in any racking right now.
A. St. Louis asked what they expected their potential would be with the new building as compared to now.
S. Cassells said obviously, they want the business to grow, but they also want to keep this family-run and not exceed the ability to do so.
C. Stetson said it is most important to continue to put out quality product in quality packaging.
D. Lytwynn asked what they were proposing to keep kids off the safety ladder.
R. Stetson said it may be possible to make part of the ladder removable.
R. Tulis said as an editorial comment, everyone knows the history of this from square one. He understands all they are saying from a business perspective, but unfortunately, the commission must look beyond just this proposal and consider what might happen with the next generation or next owners, should they decide one day to sell to Poland Springs. It is important to increase efficiency, but at some point even this may not be enough. It is still a neighborhood kind of zone. This commission may not be here when that change happens, but they must consider it.
C. Stetson said they may not be here either when that happens. But if they sell some day to Poland Springs, they must still comply with all the zone and permit regulations that are there. They are now doing their best to work with their neighbors and repeatedly check with the abutters to be sure there are no problems.
R. Tulis asked what the spring can output.
C. Stetson said it can put out about 130-150 gallons per minute on demand.
S. Cassells said that is just the main spring.
C. Stetson said they are also public water suppliers and must account for a lot of that water to go to homes. If that process is interrupted they could lose their license to bottle. They must provide for the homes.
S. Cassells said they run about 15,000 gallons per day.
C. Stetson said it differs from day-to-day, depending on the size of packaging going out. If they are running pints all day it would be less.
R. Tulis said that amount should not make a dent in the spring and should not affect the public water supply. He asked if staff had any questions or comments.
S. Yorgensen said No, she has already been working with them for months prior to this coming before the commission. All of her concerns have been addressed.
R. Tulis asked if there were any questions from the public.
Al Hyde, a current Mansfield resident, said he purchased his former house in Willington (near Village Springs) and put a lot of work into it. He felt that the investment was worthwhile but did not expect a zone change to come up with trucks running next door to his house. The changes had a big affect on his confidence about owning property in the town. Those types of issues should be considered important.
A. ST. LOUIS MOVED TO CLOSE THE PUBLIC HEARING FOR FILE #2000-38- APPLICATION FOR A MODIFICATION OF EXISTING SPECIAL PERMIT INCLUDING A MODIFICATION OF EXISTING SITE PLAN FOR AN ADDITION AND A WATER STORAGE TANK LOCATED AT 136 PINNEY HILL ROAD, VILLAGE SPRINGS CORP. IN A DCR ZONE. VILLAGE SPRINGS CORP. OWNERS/APPLICANTS. (RECEIVED ON 08/15/00, HEARING ON 10/11/00, DECISION BY 12/05/00).
SECONDED BY S. TRUEB. UNANIMOUSLY APPROVED.
R. Tulis called the regular meeting to order at 8:55 p.m.
Same members seated as above.
OLD BUSINESS:
1. File #2000-38- Application for a modification of existing special permit including a modification of existing site plan for an addition and a water storage tank located at 136 Pinney Hill Road, Village Springs Corp. in a DCR zone. Village Springs Corp. owners/applicants. (Received on 08/15/00, hearing on 10/11/00, decision by 12/05/00).
S. Trueb asked R. Tulis why he was so concerned with the tank potentially sticking up a couple feet.
R. Tulis said he was concerned about neighbors being able to see it. They may not want to be looking at it.
The commission discussed plantings and buffers.
S. Trueb asked if there are going to be lights on the building.
S. Yorgensen said there are none in the lot but will probably be on the building. No lighting is proposed.
A. St. Louis said the trucks parked at the docks will block the interior lighting from coming out.
S. Yorgensen said the trailers parked there now are not approved, so it is good if they get rid of them.
S. Trueb said if they go from 10 to 8, with 6 parked at the building, he does not see a problem with 2 in the lot.
R. Tulis said the original Village Springs was a Home Occupation Permit. It is good if a business grows, but the question is, Is it appropriate where it is? They originally came in to make what had been done conform with the current regulations.
A. St. Louis said it is a valuable-enough resource to protect.
S. Trueb said this is a chance for the buisness end of Willington to grow.
R. Tulis said the sanitarian needs to approve the septic.
The commission deferred further discussion.
S. TRUEB MOVED TO ADJOURN THE METING AT 9:13 P.M.
SECONDED BY D. LYTWYNN. UNANIMOUSLY APPROVED.
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