Design Review Board Minutes
September 25, 2007
Regular Meeting
I. CALL TO ORDER
Chairman Dahlquist called the meeting to order at 5:30 PM in the Main Meeting Room of the Simsbury Town Offices. The following members were present: Kevin Gray, Charles Stephenson, John Carroll, and Rita Bond. Commissioner Mark Naccarato arrived at 5:40 PM. Also present were Mr. Howard Beach, Conservation Officer, and Alison Sturgeon, Commission Clerk.
II. APPOINTMENT OF ALTERNATES
Chairman Dahlquist appointed John Carroll to serve in the absence of William Gardner and Rita Bond in the absence of John Stewart.
Chairman Dahlquist welcomed new member, Rita Bond, to the Commission.
III. PRESENTATION, DISCUSSION AND POSSIBLE VOTE
a. Application of Sandra Flagg, Owner, for a Site Plan Amendment for signage and parking on property located at The Trumpet Vine, 1606 Hopmeadow Street.
Chairman Dahlquist stated that the applicant was unable to be present at this meeting, although she left information for the Commission. He asked Mr. Beach to give the Commission an overview of this site.
Mr. Beach stated that the owner bought this property a few years ago and wanted to expand the business to add a café with a limited menu. She discovered the southern parcel was zone B1 and the northern parcel was zoned R4. She recently went before the Zoning Commission for a zone change and for a special exception for food use, which was approved. Mr. Beach stated that the signage, at that point, was not an issue because there was no change in the signage. After getting these approvals, the applicant then installed an awning on the front of the building; at the end of the awning she had “The Trumpet Vine” written. This is considered signage, which was never approved. Soon after this time, the applicant started cutting down trees to the north of the building and established parking. A
site plan has never been applied for.
Because of these latest issues, Mr. Beach stated that he sent the applicant two requests for voluntary compliance letters indicating that a site plan amendment was necessary. When the applicant did not respond to these letters, a cease and desist order was issued, at which time the applicant responded and filed this application.
There are two issues before this Commission tonight. One issue is the additional signage that is on the awning and the second issue is the installation of the parking area. Mr. Beach stated that even with the added signage, the applicant is well within the allowed amount for the site.
Mr. Beach stated that this property is still shown as two separate sites. Chairman Dahlquist read a letter from the applicant which stated that the parking lot that pre-existed, as well as the new gravel area for employees and dumpster are less than 40% of the property if listed separately or combined. Mr. Beach stated that it would be necessary for the applicant, prior to going before the Zoning Commission, to have a formal letter with a Professional Engineer’s calculations stating this is true.
Commissioner Stephenson stated that he feels that the awnings with the signage are very complimentary to the business.
Regarding the parking requirements for the site, Mr. Beach stated that for this site, it is 6.6 spaces per 1,000 s.f. of building.
Chairman Dahlquist stated that he does not believe this Commission has any issues regarding the signage and awning. Because the applicant took many trees down, he questioned what would be a reasonable request to have her replace. Commissioner Stephenson stated that if the applicant had come in prior to removing the trees, this Commission would have told her she needed to maintain some of the trees to buffer the parking lot. Chairman Dahlquist stated that they might direct her to create a screen along the Hopmeadow Street side of the parking area and to remove several parking spaces and to put back some mature trees. Commissioner Gray suggested that there should also be a defined driveway into the parking lot.
There was some discussion regarding having the applicant come back to the next meeting, when she could be present. Mr. Beach stated that he would be willing to go back to the applicant and report what this Commission had discussed. She could then come to the next meeting with improvements to her plans that address these certain concerns. Chairman Dahlquist stated that another option was that this Commission could not accept this application and to have the applicant revise and resubmit for the following meeting.
Commissioner Stephenson made a motion that the Design Review Board finds this application generally inconsistent with the Guidelines for Community Design and therefore recommends denial by the Zoning Commission. The Design Review Board further recommends that this application be revised and resubmitted to be more in keeping with the Guidelines, with specific attention to additional plantings separating the existing paving in front of the building along Hopmeadow Street, with the gravel parking changes done to the north of the building. The Design Review Board recommends a central driveway, approximately 25’ wide, with a planting island on either side of the driveway to include at least two mature trees and lower shrubbery in order to create a buffer between the two parking areas on the site. The islands should be 15’ deep in the east/west direction and 20’ wide in the north/south direction, which will eliminate 4 parking spaces. In the event that lighting is proposed for the
parking area, this will need to be submitted as a separate application. Commissioner Gray seconded the motion, which was passed unanimously.
IV. CORRESPONDENCE
There was none at this time.
V. DISCUSSION OF PDD REGULATION COMPONENTS AND STANDARDS
Chairman Dahlquist stated that the application for the Konover PDD regulation was withdrawn. The CEO of Konover also withdrew any kind of time reference although, the Town will proceed in a timely manner.
A Working Group will be meeting to start on the Town’s proposed PDD. Chairman Dahlquist stated that he will be part of this Working Group. He asked the Commission members if they had any comments or concerns that he might take back to the Group for discussion. He stated that Hiram Peck has prepared a list regarding general topics that need to be addressed in a Planned Development District Zoning Regulation.
Commissioner Carroll stated that the regulation should not only urge Zoning applications to come before the Design Review Board, but should be required to do so.
Chairman Dahlquist reviewed Hiram’s list one by one with the Commission, allowing members to comment on each.
Clear intent and purpose sections - Chairman Dahlquist stated that there was so statement of intent nor any set of principles. The regulation should state how it relates to the Plan of Development of the Town of Simsbury.
Definitions of lot coverage and impervious coverage are critical & Definitions of other terms as well for clarification – Chairman Dahlquist stated that there needs to be a glossary or a section devoted to definitions. The definition of lot coverage is in constant debate. There was some discussion regarding lot coverage.
Architectural / Design compatibility or desirability - Chairman Dahlquist stated that this is acknowledgement that a design should be formed to a particular context.
Bonding and project phasing to insure completion – Chairman Dahlquist stated that this was missing in the proposed Konover PDD.
Performance benchmarks/requirements – This is something that the Design Review Board has discussed in the past. Chairman Dahlquist stated that if a PDD is produced in a generic way, then they would be forced to come up with performance standards and specific design standards. He questioned the Commission regarding their feelings of a floating PDD that could be applied anywhere in Simsbury. No Commission members were in favor of this. Mr. Beach stated that he understood it to be that the PDD concept could be applied anywhere in Town, but each one would be site specific.
Chairman Dahlquist stated that the Planning Commission should determine which areas in Simsbury would qualify as PDD candidates. He would then encourage the Zoning Commission to go toward a form-based type of regulation, but to do it incrementally. They would then introduce the form-base concept, and they could write the PDD as a form-based regulation. Mr. Beach stated that there are certain areas in Town that form-based zoning could be put into effect without any problems, although, other areas may not be as easy.
Commissioner Carroll stated that the Town should be proactive. They should have potential PDD sites and they should state what the metrics should be within those certain sites. Chairman Dahlquist stated that they have done this in the Plan of Conservation.
Mix of uses (by % or by purpose or by intent of development) – Chairman Dahlquist stated that it is important for mixed use, that certain guidelines are observed in terms of percentage of residential, commercial and non-commercial.
Open space which is appropriate for the context of the development context – Although this is a broad statement, Chairman Dahlquist stated that this is consistent with the characteristic of Simsbury. In any large development, how the open space is used, should be a primary consideration. Commissioner Stephenson stated that it is the trees along the major roadways, which gives Simsbury its character. The regulation should ensure that the identification of not only open space but all significant mature aspects of the property be woven into the design concept of the property.
Environmental standards depending on the development context & Energy conservation techniques including Green Building and LEED standards – Chairman Dahlquist stated that during the discussions at all of the land use Commissions, interesting comments were made regarding Green Building, LEED, and Net Zero standards. Many communities are now taking this issue very seriously.
VI. STAFF REPORTS
There were none at this time.
VII. APPROVAL OF MINUTES
Commissioner Gray made a motion to approve the minutes of July 24, 2007. Commissioner Stephenson seconded the motion. A correction on Page 1 should read “Simsbury Farms” and not “Simsbury Meadows”. The motion to approve the minutes as amended was passed. (Commissioners Carroll and Bond abstained.)
Commissioner Gray made a motion to approve the minutes of August 14, 2007. Commissioner Carroll seconded the motion. A correction on Page 3, second to the last paragraph, should read, “Town Special Counsel”, and not “Town Council”. The motion to approve the minutes as amended was passed. (Commissioner Bond abstained.)
Commissioner Gray made a motion to approve the August 28, 2007, minutes as written. Commissioner Naccarato seconded the motion, which was passed. (Commissioner Bond abstained.)
VIII. ADJOURNMENT
Commissioner Stephenson made a motion to adjourn the meeting at 6:55 PM. Commissioner Gray seconded the motion and it passed unanimously.
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Kevin Gray, Secretary
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