These minutes are for informational purposes only. For official minutes, please contact the Town Clerk's Office.
ZONING COMMISSION
REGULAR MEETING
NOVEMBER 20, 2000
I. CALL TO ORDER
Michael Bradley, Chairman, called the regular meeting of the Zoning Commission to order at 7:05 p.m. at in the Main Meeting Room of the Simsbury Town Offices. The following members were present: Austin Barney, II, James Gallagher, Susan Gleason, Patricia Askham, Mary Morris, John Bruno and Edward Cosgrove. Also present were William Voelker, Director of Community Planning & Development, Gerard Toner, Director of Culture, Parks & Recreation, Richard Sawitzke, Town Engineer, Charity Folk, Executive Director Chamber of Commerce, and other interested parties.
II. APPOINTMENT OF ALTERNATES
Chairman Bradley appointed Commissioner Morris to serve for Commissioner Delehanty.
III. PRESENTATION
a. Application of Simsbury Farms for a Site Plan Approval for Clubhouse Renovation
Mr. Toner noted that this project received budget approval in May. He stated that they want to go to bid soon and begin construction so that the golf portion of the clubhouse will be ready for the start of the golf season, with the restaurant portion ready shortly thereafter.
Mark Hopper, Bostwick & Hopper, reviewed the Site Plan and discussed the renovation to the existing facility. Chairman Bradley questioned whether the golf club portion of the project could be done without the restaurant facility portion. Mr. Hopper stated that all areas for new plumbing are in the new portion of the building and no toilet facilities are included in the renovated portion. He pointed out that the current toilet facilities are not handicapped accessible. Mr. Hopper reviewed the floor plan and stated that the size of the building will increase from 3,200 square feet to 6,400 square feet.
Tom West, Simsbury Farms Complex Committee Chairman, stated that the cost for the facility is $900,000, the cost to upgrade the septic system is $250,000 and the cost to upgrade the water system is $150,000. Chairman Bradley referred to the meeting minutes of October 5, 2000 and noted that it was stated that the project is $200,000 over budget. Mr. Hopper stated that the scope of the project has been reduced to meet the budget.
Commissioner Barney questioned whether the septic system would need to be upgraded if this facility were not constructed. Mr. West stated that the septic system would need to be upgraded at some point in the future and the upgrade of the water system is necessary to accommodate a sprinkler system in the clubhouse. He stated that the master plan for Simsbury Farms addresses the facility for the next 25 years. He stated that the proposed upgrade of the clubhouse is a response to the user community and is the second project in the master plan. Mr. West noted that a surcharge has been assessed on golfers and will be used to pay off half of the bond.
Chairman Bradley requested a more detailed floor plan of the proposed clubhouse. He questioned the budget for kitchen equipment. Mr. Hopper stated that the budget for kitchen equipment is $60,000-$70,000. Mr. West stated that they will furnish the kitchen with the basics and then sublet to a restaurateur. Commissioner Askham questioned the viability of the restaurant during the off-season, Mr. West stated that they are working on developing Simsbury Farms for recreational use in the winter. He noted that the clubhouse would provide a meeting place at Simsbury Farms. Mr. West stated that he does not anticipate having a problem finding a vendor for the restaurant. He stated that the Simsbury Farms Complex Committee is not proposing, nor has considered requesting, a liquor
permit for the restaurant due to safety issues. Mr. West reviewed the process for determining the kitchen and dining room square footage.
Commissioner Barney questioned when the project will go out to bid. Mr. West stated that they need to provide the Public Building Committee with a 3 dimensional model and hope to go out to bid next week. He explained the potential problem with the exterior design and hiding the kitchen mechanical equipment on the roof. Commissioner Barney expressed his concern with the high square footage cost.
Mr. Hopper reviewed the proposed materials for the building and the site work. Commissioner Barney questioned whether the Simsbury Farms Complex Committee is certain that they will get a restaurateur without a liquor permit. Mr. West stated that they will get a restaurateur, particularly due to the view. Mr. Bruno expressed his concern with the effect this restaurant may have on local restaurants in town. Mr. West stated that restaurants change and they feel they would have a niche at this facility. Chairman Bradley stated his concern with the lack of a business plan.
Mr. Hopper reviewed the elevations for the project. Commissioner Askham questioned whether the recommendations of the Design Review Board have been included in the current plan. Mr. Hopper stated that the Public Building Committee did not agree that the height of the roof elements should be raised and a study of the roof elements and fenestrations is being performed. He stated that the Public Building Committee has requested that they use the stamped concrete product in the terrace due to cost and the potential tripping hazard of using pavers.
Chairman Bradley requested a landscape plan. Mr. Hopper stated that a landscape plan has not been developed. He stated that $10,000 has been allocated for landscaping and they plan to address additional landscaping through the Simsbury Farms operating budget.
Chairman Bradley questioned whether the septic system would be upgraded if this facility were not built. Mr. Sawitzke stated that at some point the septic system needs to be upgraded and the system design accommodates this building with some expansion capability. He stated that the Fire Marshal has reviewed and approved this plan.
IV. DISCUSSION AND POSSIBLE VOTE
a. Application of Simsbury Farms for a Site Plan Approval for Clubhouse Renovation
Chairman Bradley requested that a detailed floor plan, a budget, the 3 dimensional model, and a landscape plan be presented at the next meeting. He noted that there are still discussions regarding the exterior of the building. Commissioner Barney suggested that an incentive be offered to town restaurateurs when choosing a vendor.
V. STAFF REPORTS
Commissioner Gleason MOVED to address the sign regulation concerns as the next agenda item. Commissioner Askham seconded. The motion passed unanimously.
a. Overview of Sign Regulation Concerns
Commissioner Askham reported that she met with the Chamber of Commerce, Emil Dahlquist and Laurie Whitten regarding permanent and temporary signs. She stated that they discussed certifying a particular number of A-frame signs and using a lottery, with business owners in town, for use of the signs. She stated that they also discussed signage fees and she suggested that they look at signage regulations in other towns.
Commissioner Cosgrove recommended that businesses be required to be in sign compliance in order to participate in the lottery. Commissioner Bruno questioned whether businesses which are not in the Chamber of Commerce would participate in the lottery. Commissioner Askham stated that the lottery would be open to all businesses.
Ms. Folk stated that no decision was made regarding a lottery, and the discussion revolved around the options possible within the regulations. She stated that the Chamber of Commerce does not want to police signage. She noted that a member in Simsmore Square will work with the Design Review Board to develop an appropriate temporary sign. Mr. Voelker stated that the Town can review the signage fees, noting that the sign application fee is $110 and the fee for a variance is $60. Ms. Folk stated that she will send a letter to the BOS requesting that the issue of signage fees be addressed.
b. Review of Telecommunication Tower Regulatory Options
Mr. Voelker reviewed maps provided by the Connecticut Siting Council regarding cellular coverage. He stated that the Siting Council provided a “what if” map showing a 120 foot tower in the Powder Forest, a 120 foot tower at the Bushy Hill Fire Station and an addition to the 80 foot transmission tower in the north end of town. He provided an example of the coverage if a 100 foot or 130 foot tower were built at the Town Garage on Town Forest Road. Mr. Voelker suggested that the Bushy Hill Fire Station is a good location and all other sites, except for the Powder Forest, are residential. He explained that the number of towers depends on the height of the towers.
Mr. Voelker suggested that the Town encourage co-location by multiple cellular vendors. He stated that the Town could require that applicants for cellular towers make a payment to the Town to cover the cost of the Town hiring a third party technician to review the proposed location and why a tower is necessary at the proposed location. Mr. Voelker suggested that the regulations be structured to put the burden on the carrier. He stated that he will provide proposed text changes to the regulations at the December meeting.
c. Year 2001 Meeting Schedule
Commissioner Askham noted that November 5th is one day prior to Election Day.
Commissioner Gallagher moved to approve the Year 2001 Meeting Schedule, as submitted, with the elimination of November 5, 2001 as a meeting date. Commissioner Barney seconded. The motion passed unanimously.
VI. NEW APPLICATIONS
a. Application of Musa M. Zahedi, for a Zone Change from PO to BII at 1470 Hopmeadow Street
Mr. Voelker stated that the Public Hearing will be scheduled for December 18, 2000.
VII. CORRESPONDENCE AND ANNOUNCEMENTS
None.
VIII. APPROVAL OF MINUTES of October 16, 2000
Commissioner Askham moved to approve the minutes of the October 16, 2000 meeting. Commissioner Barney seconded. The motion passed unanimously.
IX. ADJOURNMENT
The meeting adjourned at 9:46 p.m.
___________________________
Austin D. Barney, Secretary
| 
