TOWN OF WILLINGTON
PLANNING AND ZONING COMMISSION
MINUTES OF MAY 18, 2004
A. Call to Order
Latincsics called the meeting to order at 7:31 p.m.
B. Roll Call
Members Present: P. Latincsics, Vice-Chairman
M. Ellis, Secretary
M. Dinallo (alt.)
N. Gray (alt.)
D. Lytwyn
P. Nevers
D. Ridzon (alt.)
R. Tulis
Members Absent: T. Lough (alt.)
Members Excused: A. St. Louis
Also Present: S. Yorgensen, Planning and Zoning Agent
S. Nimerowski, Recording Clerk
Election of Officer(s)
MOTION: To consider election of officers.
By: Tulis Seconded: Ellis
After discussion concerning the importance of having as many members
present as possible to vote, Tulis withdrew his motion.
MOTION: To table election of officers until the next regularly scheduled meeting.
By: Tulis Seconded: Ellis
Result: Motion passes unanimously.
C. Seat Alternates
Gray was seated for D. Lytwyn; upon Lytwyn’s arrival at 8:04 p.m., Gray was unseated. Ridzon, a new member (alt.) was seated for St. Louis.
D. Preapplication
· Dale Cutler, Architect for the Willington Public Library, requested time to speak
with the Commission about the library project.
Mr. Cutler said he was preparing final documents for submission to the Commission. He said they need a special permit. He said the location is at the intersection of Rts. 320 and 74, that the lot consists of 4.2 acres, and that the building will be one-story with a full basement. The building totals 18,700 sq. ft. He said that they are developing the entire first floor and a portion of basement. He said the site slopes fairly dramatically east to west.
Mr. Cutler said that the wetlands, which actually are less than that shown on the Inland Wetlands map, reduce the amount of buildable land. He said that regulations do not allow more than 15% of the buildable area to be covered with impermeable materials. He said that the 15% coverage regulation is appropriate for a house, but perhaps less appropriate for a library. He asked for a zoning amendment, and gave out copies of the first draft of a proposed amendment.
Mr. Cutler said the scope of the area would change and 24 plus 16 more parking spaces would be paved if the amendment was passed by the Commission.
Gray asked if there was a downside to using pervious surfaces for the parking, and Mr. Cutler replied they are difficult to maintain. He said they would have to provide a processed aggregate base with four inches of topsoil, and seed it with heavy-duty industrial-style turf. He said the lot totals 183,300 square ft., with the paved portion 15,396 sq. ft. including concrete walks. Ellis asked about the non-paved surface, and Mr. Cutler replied that 14.19% of the total surface is covered now. He said the building may have to be expanded in the future.
Tulis said there are several commercial products that are intended to reinforce either gravel or turf so that it could be driven on. A pervious surface could also be attained through the use of pavers.
Mr. Cutler said that pavers are not within their budget. Tulis asked for the basis of 40 proposed parking spaces, and Mr. Cutler replied that the figure is based on providing one space for every 300 sq. ft. of floor area. He said the community room would not be used concurrently with the library, but rather after library hours are over. Tulis said that if the parking is based on gross floor area including unfinished sections, 62 spaces would be needed.
Gray asked what drainage basin would be involved, and Mr. Cutler replied the Willimantic basin.
Latincsics asked what the Commission thought about adding this matter to the agenda. Tulis replied that we shouldn’t play around with a regulation change now without considering how they could meet the requirement. He asked how many cars are at current library. He said he didn’t want the Commission to be short-sighted, and that he was not ready to “jump on the bandwagon” for regulation change now. This does not have to be built in an R80 zone, he said.
Yorgensen said they looked at a DCR zone and the reserve land zone and there would be a square footage and a setback problem.
Gray asked if 60 parking spaces could be developed, and Mr. Cutler replied yes, it was a matter of grading and fill. He said there was a “potential for reduction,” that they could develop the rest of the parking when the rest of the building was developed.
Reinforced curbs were discussed. Mr. Cutler said the slope, at 4%, is not bad. Tulis said his biggest concern if this becomes a public meeting place is that the parking space would be inadequate.
Latincsics asked if it was the Library Committee’s desire to have pavement, and Mr. Cutler replied that it was. Latincsics said that pavers would be his preference given the location of this improvement and its visibility.
Tulis said that pervious pavers would be cost-effective over the long run.
Latincsics asked Mr. Cutler if he would give the staff figures on pavers vs. pavement vs. reinforced surfaces, and Mr. Cutler replied that he would do so for the formal presentation.
Tulis said the town government should not be allowed to do anything that residents are not allowed to do. He said that no matter who’s involved, it may be detrimental to the environment to allow more impervious surface.
Ellis said the word “education” on the proposed regulation change “bugs me” since it could be interpreted as even “pre-school.”
Latincsics asked if we could accommodate the amount of parking the library wants, would the Library Board be indifferent as to how it’s done. Mr. Curtler replied they do not want to go before the Zoning Board of Appeals because they don’t have a hardship. He said their request is not without precedent in other towns. He said since this is by special permit, the Commission has a lot of control over what’s allowed.
Latincsics said the Commission is inclined to work within the regulations.
Lytwyn said he would like to view more data in terms of public safety (slips and falls) with each surface.
E. New Business
· File #2004-10 – Application for a 3-lot subdivision on Mihaliak Road (Map 45,
Lot 1). Owner/Applicant: Mary Litwinczyk. (Received 5/4/2004, Hearing on
6/15/2004, Site Walk 6/12/2004 at 8:30 a.m. – rain date 6/13/2004 at 8:30 a.m.;
Decision by 8/17/2004.)
It was decided to change the site walk to Tuesday, 6/8/2004 at 6:30 p.m., with a rain date of Wednesday, 6/9/2004 at 6:30 p.m. Yorgensen said that reminder cards will be sent.
F. Public Comment
The Commission will hear brief comments at this time from anyone wishing to
speak. No business can be conducted here nor can any comments be made about
any public hearing item.
John Walsh of GBC Design, Inc. from Akron, Ohio spoke concerning FedEx Ground.
He gave an overview of their expansion. He said they are now proposing to expand their one-bay maintenance garage to a three-bay. He said this is an expansion of bays but not of the original footprint. He said additional parking is proposed as well as minor changes within the building. He said another maintenance shop will be added. He said that everything proposed is on the site plan that was originally approved in 1992.
Yorgensen said they were past the approval time, and read from the statutes. She said we may grant one or more extensions, but the total extensions are not to exceed 10 years. She said that some of the things were not shown on the original plan.
Mr. Walsh said the area was approved impervious but was not actually paved.
Latincsics encouraged Mr. Walsh to complete an application.
Mr. Walsh said they didn’t build all they were allowed to previously.
Ellis asked if an extra repair shop was on the original plan, and Mr. Walsh said no.
Yorgensen said that FedEx was “definitely” going to apply for site plan approval. She said that a public hearing is optional, or discretionary.
Tulis asked if there would be any changes in lighting, and Mr. Walsh said that there would probably be more lights
Mr. Walsh said they want to start Phase I right away.
Yorgensen said Mr. Walsh would need to provide information on landscaping, grading, and lighting. She said we would look at lighting very closely. She said that down-lighting may be required; it would be nice on the whole site, as well.
Latincsics said the Commission is encouraging a full application to staff.
Tulis said he “would love to see a physical view from two locations for the proposed parking on the NW corner, the additional truck parking.” He said that night-time lighting would have an impact on the entire area. He recommended a public hearing. He said that FedEx has been “a good neighbor” so far.
Mr. Walsh asked about the timing of the public hearing and Ellis reminded him that the application had to be in before a public hearing could be scheduled.
Yorgensen described the process, saying a public hearing couldn’t be scheduled before July. She said we need something from the DEP that says the maintenance building can be enlarged, etc. She also said that they will have to go through Inland Wetlands if there’s any regulated activity.
G. Old Business
None.
H. Minutes
Two changes in the May 4, 2004 minutes were requested: on page 1, Nevers was
excused, not absent. Tulis pointed out that there were 4 pages, not 5.
MOTION: To approve May 4, 2004 minutes as amended.
By: Ellis Seconded: Tulis
Result: Motion passes 6-0-1 (Nevers abstains).
I. Correspondence
1. Notice of Certain Planning and Zoning Matters in Neighboring Municipalities
dated April 21, 2004 to Clerks of Willington, from P&Z, Coventry
Correspondence was reviewed.
J. Staff Report and Discussion
Yorgensen reported on several issues on the Crossen property.
Yorgensen said that concerning the campground, we have had complaints that roads are being built that weren’t approved. She said a 3-by horse barn was built adjacent to the campground without our knowing about it. When asked if the special permit allowed this she said no. She said the barn is on a residential piece but part may be on the campground property as well. She said that staff never saw any plans for these things.
Latincsics asked what the normal procedure would be for this type of case, and Yorgensen said that staff will deal with the residential piece, but anything regarding a special permit belongs to the Commission.
Gray said they are jeopardizing their entire special permit, which is renewed annually.
Latincsics suggested sending Mr. Crossen a Notice of Violation based on the application we’ve approved.
Yorgensen said that at this point she’s trying to focus on resolving the issues on the residential piece.
Tulis said that there is development there that is obviously not a normal driveway excavation. He said if a subdivision is developed in the future, the road will not be constructed according to our rules.
Yorgensen said that no horses are allowed on residential land except for personal use; Mr. Crossen may be combining a residential and commercial use. She said staff has seen the stable.
Latincsics said a site walk is needed.
There was discussion about whether written complaints are necessary for staff to act. Latincsics said he was uncomfortable with staff acting on phone calls and hearsay alone.
Past minutes were read which indicated that consensus of the Commission was that staff should act at their own discretion to inspect and enforce regulations.
There was discussion about FedEx.
Yorgensen asked for edits on the P&Z regulations, saying the regulations will be printed soon. No one offered any corrections.
K. Adjournment
MOTION: To adjourn at 9:50 p.m.
By: Nevers Seconded: Ellis
Result: Motion passes unanimously.
Respectfully Submitted,
Susan S. Nimerowski
Recording Clerk
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