TOWN OF WILLINGTON
PLANNING AND ZONING COMMISSION
MINUTES OF SPECIAL MEETING
SEPTEMBER 30, 2003
A. Call to Order
St. Louis called the meeting to order at 7:30 p.m.
B. Roll Call
Members Present: A. St. Louis, Chairman
R. Tulis, Vice-Chairman
T. Radell, Secretary
N. Gray
D. Lytwyn (arrived 8:40 p.m.)
Members Absent: M. Ellis (alt.)
Members Excused: P. Nevers
Also Present: S. Yorgensen, Planning and Zoning Agent
S. Nimerowski, Recording Clerk
C. Seat Alternates
No alternates were seated.
PUBLIC HEARING
1. File #2003-15 – Application for Zone Change for property on 150 Village Hill Road
(Map 47, Lot 36A and Map 43, Lot 124). Rainbow Acres Campground (aka
Wilderness Lake). Owner/Applicant: KMC, LLC. (Received 4/1/03; Public Hearing
6/3/03, 65-day extension requested and approved; Public Hearing 8/5/03 continued
to 8/19/03; 35-day extension requested and approved, continued to 9/30/03;
Decision by 12/2/03.)
Atty. Capossela said that the DR-zoned portion of the Halchek property was always a little “messed up” and doesn’t follow the boundary lines. He said his client’s request is to ask the Commission to take a parcel of land (A) and change it from R80 to DR. He said that would take it to the property line. He said the rationale behind this is to change the parcel on the north end to DR along the easterly boundary to make it more precise. Secondly, he said, they would like to take Parcel C and change it to R80. He said the campground would survive with or without the requested changes. He suggested that perhaps the Commission would want to do more “cleaning up” of zone lines. He said that Parcels A and B could be changed to DR, and C to R80.
Atty. Capossela said he didn’t think an A2 is critical in this situation. He said that Mr. Halcheck used Bob Messier for surveying and the boundary lines used are on their map. He urged the Commission to proceed with a zone change without an A2. He passed out maps to Commission members and pointed out parcels A, B, and C.
No one from the public spoke either for or against the application.
Gray said he recalled that the DR zone boundary along the southern end was not exactly along the property line, and Atty. Capossela replied that it was close. He said that abutters were notified.
St. Louis said that Atty. Capossela addressed comments by the Zone Enforcement Agent by saying they don’t apply. He said that our regulations require an A2 survey for the zone change and require a preliminary site development plan. Atty. Capossela replied that there is a site plan on file from Halcheck. St. Louis noted that Mr. Torcellini himself said he was not sure where the boundary was. Atty. Capossela said there was an A 2 done by Messier and associates. He also said there was a previous site development plan and then showed a site plan from about 1998, he said that he did not want to submit it because it was his only copy.
St. Louis said the plan should at least refer to an A2 and that the A2 should be submitted. Atty. Capossela said he could change the zone for Parcel A by describing it differently, and St. Louis replied that we would have to determine if our regulations would allow that. Gray asked if there was a certified A2, and Atty. Capossela replied he wasn’t sure. Mr. Torcellini said that the map is certified to the D schedule.
There was an extended discussion about property lines and zone lines.
Atty. Capossela said that Halchek had an A2 done. He said he thought the Commission could “clean it all up” without an A-2.
St. Louis asked if the application was continued to October 7, could you get us a copy of Halcheck’s A2 by the next meeting (October 7)? Atty. Capossela replied that they could.
MOTION: To continue the Public Hearing on File #2003-15 until October 7, 2003.
By: Tulis Seconded: Radell
Result: Motion passes unanimously.
2. File #2003-37 – Application for Special Permit for Senior Center and Final Site
Development Plan for construction of senior center on 60 Old Farms Road (Map 17,
Lot 1). Owner/Applicant: Town of Willington. (Received 9/16/03; Public Hearing
9/30/03; Decision by 12/2/03.)
Hank Torcellini, of Gardner & Peterson Associates, gave out maps. He said this project was started 6-8 years ago. He said it started out as senior housing, with talk of a senior center. He said that tonight he’ll only be talking about a senior center, but showing future housing around it. He said the plans show an entry road, associated parking, a senior center, a septic system, one well, and storm water treatment on site. He said that they have applied for HUD money for housing. He said that all test holes for the senior center septic system have been done. He said they have also looked at land for housing. He said there are several processes that must be done. He said the standing pipes readings are fine for up to the end of June. He said they will go
to a full DEP system in the future. He said that for a water supply, there are four wells. He said they have submitted an application to the DPUC which manages the water systems that serve housing units. He said the state Health Department will allow them to drill well #1 for the senior center without getting the whole water system approved. He said that a site walk with the Health Department has been done, and that the well sites are well away from pollution. He said the next step was the hiring of a traffic engineer, who monitored traffic use on Old Farms Road and did a survey showing free-flowing traffic. He said that even when the housing units are built, traffic will be minimal.
Mr. Torcellini said that the entranceway will be minimally lighted, with straight, down-reflecting lights. He said there will be minimal level lighting for the parking areas with 16 ft. tall lighting poles. He said that lights are usually on a building like this for security.
Mr. Torcellini said he has the landscaping plan for the senior center area, and they will be taking out trees for parking and the driveway, but taking down a minimal amount elsewhere. He said that trees will be planted on islands in the parking lot and will bracket the building.
Mr. Torcellini noted that the town hall parking lot discharges a lot of water and some sediment onto this property, which spreads throughout the site. He said that to correct this situation, a swale will direct the water into the treatment area, where the affluent will be treated. He said that storm water can be used for dilution, which is needed. He said that of the parcel’s 59 acres, 32 are buildable and the rest are wetlands. He said they have gone through IWC and done some calculations to show what happens to this additional water because of the pavement. He said the pond will rise l/4 inch or so, and there will be no problem downstream.
Mr. Torcellini said there are no specific regulations for a senior center. He said that they will devise walking paths.
Mr. Torcellini went over a lengthy list of items that should be addressed, according to a 9/12/03 memo from Yorgensen.
Lytwyn was seated at 8:40 p.m.
Mark Biladeau of 15 Mirtl Road asked if the pond mentioned for septic was open, and Mr. Torcellini replied that they want to get the wastewater to drinking water quality before it exits the property. He said they will build a large horizontal field and filter. He said the water will travel horizontally through sand over a period of 21 days, killing bacteria and eliminating phosphorus. He said the nitrogen will go out into the wetlands. He said they will need to show the concentration of nitrogen in the wastewater and how it will be decreased. He said there will be a wet-bottom pond with reeds, etc. and the water will flow out through rip-rap and into the pond.
Marc Silva of 61 Old Farms Road said he lives across from the entranceway and had a question about the conservation easement. Mr. Torcillini replied that out of 60 acres; 33 acres are buildable, which is well within limits. Mr. Silva asked about the sign, and Mr. Torcellini replied that the sign will be lit from above. Mr. Silva said he had concerns about cars exiting and shining their lights into his house. He asked if the curve in the driveway could be straightened out, and Mr. Torcellini replied that the driveway should join the road at a 90-degree angle. Mr. Silva said that emergency vehicles could have a problem with that. He asked if lighting along the driveway itself is necessary per code, or can it be left out? Mr. Torcellini said that just lighting at the intersection is
required.
Rob Hisey of 66 Timber Lane said that concerning the septic area, perhaps we are building the last thing first. He asked what happens if we don’t get the funding. He asked what we need to do to get the monies approved in place first. Mr. Torcellini explained his rationale behind their plans.
John Patton, First Selectman, said that the Senior Center is Phase I in this project. He explained how Mr. Torcellini’s contract grew to what it is now.
Chris Deskus of 56 Old Farms Road said she is concerned with lighting down the driveway since it’s close to her house, and would like the Commission to balance safety with neighbors’ concerns. She said she would appreciate a 200 ft. setback, and asked if the proposed regulation change concerning reducing the setback from 200 ft. to 100 ft. went through, what would the impact be?
Yorgensen replied that the preliminary site development plan that was previously approved has a 200 ft. setback, and that any final plan has to conform to that. She said a modification could be requested, but unless there was a change approved to the preliminary site development plan the 200 ft. would have to be adhered to.
Rob Hisey said he thought it would be a better idea to get the whole project (senior housing) approved because everything is interrelated.
Robert Campbell of 50 Tolland Turnpike, Chairman of the Housing Authority, addressed Mr. Hisey’s questions. He said that if the infrastructure was in, it would be easier to acquire funding and would give us a jump on our approval. He said he would like to see Ms. Deskus’ and Mr. Silva’s comments taken into consideration so neighboring residents are happy with the project.
Mr. Latincsics of Trask Road said he supports the housing project. He asked if the Board will solicit comments from the public about the plans. St. Louis replied that tonight’s Public Hearing is for that purpose, and Yorgensen said that when the Public Hearing is closed, no more comments will be taken on the senior center.
Ed D’Agata Sr. of Willington said he thought the design was good and safe. He said he has seen a lot of elderly projects, and it is not uncommon to build a senior center first.
John Patton, First Selectman, 186 Tolland Turnpike, said that he would like to see the lighting on the driveway dispensed with rather than sporadic since having a burst of light and then darkness and then a burst of light again is hard for the eyes to adjust to. He said reflectors could be used along the driveway instead. He said that lights should be used at the entrance and in the parking lot.
Rob Hisey agreed with Mr. Patton’s comments.
Chris Deskus said he was not opposed to having lighting, but didn’t want it to be excessive.
Mr. Torcellini said that greenery could be planted across the street to cut the light, and/or the location of the driveway could be changed slightly.
Gray asked how much parking would be included in Phase I, and Mr. Torcellini replied 40-50 spaces.
Tulis said that everything in this application is just what’s needed for the senior center, with the exception of the storm water detention area
St. Louis asked if the IWC has approved this application, and Mr. Torcellini replied yes. In reply to a question from St. Louis about the sign, Mr. Patton replied that it would probably be wood with overhead lighting. Yorgensen noted that no sign was proposed in this application. St. Louis asked about utilities, and Mr. Torcellini replied that they would be underground. St. Louis asked about sidewalks, and Mr. Torcellini replied that none are planned, although a trail will go to the Town Hall.
Tulis noted that the driveway will be wider than the road that services it. St. Louis asked if adequate power for the entire project will be installed, and Mr. Torcellini replied yes, although planning has not gotten that far. He said the driveway length will be 600 ft. He said the transformer will be in the back. He said that stumps will likely be ground on site.
Cathy Bugbee said she was pleased that we’re going ahead with plans for a senior center since seniors need a place to get together.
Mr. Patton said the engineers and architects will take into consideration comments and suggestions from the public.
Tulis said that if the project is approved having underground utilities will probably be a condition of approval.
MOTION: To close the Public Hearing on File #2003-37.
By: Tulis Seconded: Radell
Result: Motion passes unanimously.
D. Old Business
1. File #2003-15 – Application for Zone Change for property on 150 Village Hill Road
(Map 47, Lot 36A and Map 43, Lot 124) Rainbow Acres Campground (aka
Wilderness Lake). Owner/Applicant: KMC, LLC. (Received 4/1/03; Public Hearing
by 6/3/03, 65-day extension requested and approved; Public Hearing 8/5/03
continued to 8/19/02; 35-day extension requested and approved, continued to
9/30/03; Decision by 12/2/03.)
Public Hearing continued to October 7, 2003.
2. File #2003-37 – Application for Special Permit for Senior Center and Final Site
Development Plan for construction of senior center on 60 Old Farms Road (Map 17,
Lot 1). Owner/Applicant: Town of Willington. (Received 9/16/03; Public Hearing
9/30/03; Decision by 12/2/03.)
The Public Hearing was closed tonight.
Yorgensen said she would like the commission to think about this application if a decision is to be made next meeting. The conservation easement, recreational area, drainage, lighting and utilities were discussed.
Tabled until the October 7 meeting.
E. Adjournment
MOTION: To adjourn at 9:46 p.m.
By: Tulis Seconded: Radell
Result: Motion passes unanimously.
Respectfully Submitted,
Susan S. Nimerowski
Recording Clerk
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