ZONING COMMISSION MINUTES
REGULAR MEETING
NOVEMBER 15, 2004
I. CALL TO ORDER
Acting Chairman, Garrett Delehanty, Jr., called the Regular Meeting of the Simsbury Zoning Commission to order at 7:02 p.m. in the Main Meeting Room of the Simsbury Town Offices. The following members were present: Alexis Popik, Patricia Askham, and Alternates Mary J. Morris, John Bruno and Edward Cosgrove. Also in attendance were William S. Voelker, Director of Community Planning and Development, Lois Laczko, Commission Clerk and other interested parties.
II. APPOINTMENT OF ALTERNATES
Commissioner Askham moved to appoint Commissioner Delehanty to serve as acting chairman for this meeting. The motion was seconded by Commissioner Morris and passed unanimously.
Chairman Delehanty appointed Commissioner Askham to serve as secretary for this meeting.
Chairman Delehanty appointed Commissioner Morris to serve for Commissioner Bradley, Commissioner Bruno to serve for Commissioner Barney and Commissioner Cosgrove to serve for Commissioner Gallagher.
Commissioner Askham read the Call.
III. PUBLIC HEARING
a. Application of Sally M. Tyszka, Lessee, Rich Correia, Agent, for a Special Exception for a liquor permit, pursuant to Article 10, Section H of the Simsbury Zoning Regulations, for Dandylions Restaurant, Fiddlers Green, 8 Wilcox Street.
Rich Correia, Property Manager – Fiddlers Green, spoke on behalf of this application. Also in attendance were Sally and Mark Tyszka. He said that Dandylions is a restaurant that will be located in a section of the renovation facing Iron Horse Boulevard, 2nd level. He showed the location on a site plan and said that there will be a balcony and also outdoor seating. Mr. Correia distributed copies of the site plan and also a seating layout. There are approximately 125 seats inside of the building and also seasonal outdoor seating. This will be a white table cloth type of establishment. Chairman Delehanty asked if this will have a separate bar facility. Sally Tyszka said that there is a small bar that will seat 21 people.
Commissioner Askham asked if there are any plans for signage. Mr. Correia said that there are no plans for signage at this time. They have a couple of signs companies working on proposals and they will come back with it sometime in December. Mr. Correia said they would like to open by New Years Eve.
Chairman Delehanty opened the hearing to public comment. No one in the public audience made any comments on this application.
b. Application of Dominck Violante, Agent, for a Special Exception for commercial recreational use in an industrial zone pursuant to Article 7, Section I,a of the Simsbury Zoning Regulations for a martial arts school, health and self defense training to be located at 34 Hopmeadow Street.
Dominck Violante spoke on behalf of this application. He said that he is owner and operator of the Avon Kempo & Aikido Academy now located in Avon. They are looking to expand their business and are looking to move their business to 34 Hopmeadow Street (CL&P building). Mr. Violante said that they have approximately 220 students and half of them are probably from Simsbury. He said that there is an existing outside sign and he will be able to use 35% of it for his business name.
ZONING COMMISSION MINUTES
NOVEMBER 15, 2004
PAGE 2
Commissioner Cosgrove asked the hours of operation. Mr. Violante said that they operate from 4:15 p.m. to 9:00 p.m. Commissioner Delehanty asked if they would be adding to the traffic circulation at this site. Mr. Violante said that the classes are spaced out by ½ hour intervals and there are no traffic flow problems.
Chairman Delehanty opened the hearing to public comment. No one in the public audience made any comments on this application.
Chairman Delehanty closed the public hearings to agenda items IIIa and IIIb.
Commissioner Popik moved for item IVc to be heard next on the agenda. The motion was seconded by Commissioner Cosgrove and passed unanimously.
IV. PRESENTATION
c. Application of Simsbury Fire District, Owners, Kevin Kowalski, Fire Marshal, Agent, for a Site Plan Amendment for a driveway at the West Simsbury Fire House, 235 Farms Village Road.
Kevin Kowalski, Fire Marshal, spoke on behalf of this application. He said that they are proposing to change their entrance driveway and have been able to gain control of the property (between the Post Office and Fire House) through an easement process. They need approval for the driveway change from the Zoning Commission before they can go any further with the easement process. Mr. Kowalski showed the commissioners a site plan with the driveway change. Mr. Kowalski said that they want to combine the driveway for the Post Office and the Fire House and create a “T” intersection, and also eliminate a front curb cut to create some more green in front of the firehouse.
Commissioner Cosgrove asked what will happen to the handicap spaces at the Post Office. Bob Mocarsky, Schoenhardt Architects, said that the handicap spaces are not changed. He said that the Post Office and Fire House will both lose one regular parking space and both places have more parking spaces than are required.
V. DISCUSSION AND POSSIBLE VOTE
a. Application of Sally M. Tyszka, Lessee, Rich Correia, Agent, for a Special Exception for a liquor permit, pursuant to Article 10, Section H of the Simsbury Zoning Regulations, for Dandylions Restaurant, Fiddlers Green, 8 Wilcox Street.
Commissioner Cosgrove moved to approve as submitted the application of Sally M. Tyszka, Lessee, Rich Correia, Agent, for a Special Exception for a liquor permit, pursuant to Article 10, Section H of the Simsbury Zoning Regulations, for Dandylions Restaurant, Fiddlers Green, 8 Wilcox Street. The motion was seconded by Commissioner Askham and passed unanimously. The Commissioners found this application to be in compliance with the requirements of the Simsbury Zoning Regulations.
b. Application of Dominck Violante, Agent, for a Special Exception for commercial recreational use in an industrial zone pursuant to Article 7, Section I,a of the Simsbury Zoning Regulations for a martial arts school, health and self defense training to be located at 34 Hopmeadow Street.
Commissioner Popik moved to approve the application of Dominck Violante for a Special Exception for commercial recreational use in an industrial zone pursuant to Article 7, Section I,a of the Simsbury Zoning Regulations for a martial arts school, health and self defense training to be located at 34 Hopmeadow Street. The motion was seconded by Commissioner Askham and passed unanimously.
ZONING COMMISSION MINUTES
NOVEMBER 15, 2004
PAGE 3
m. Application of Simsbury Fire District, Owners, Kevin Kowalski, Fire Marshal, Agent, for a Site Plan Amendment for a driveway at the West Simsbury Fire House, 235 Farms Village Road.
Commissioner Bruno moved to approve the application of the Simsbury Fire District, Owners, Kevin Kowalski, Fire Marshal, Agent, for a Site Plan Amendment for a driveway at the West Simsbury Fire House, 235 Farms Village Road. The motion was seconded by Commissioner Cosgrove and passed unanimously.
Chairman Delehanty reopened the continuation of the Public Hearing for Ensign Bickford Realty Corporation.
III. PUBLIC HEARING
c. Application of Thomas Pedrotty, President & COO, Ensign Bickford Realty Corporation – Owner, T. J. Donohue, Jr., Killian, Donohue & Jaff, LLC – Agent, for a Zone Change from I-2 (General Industrial) to Village Cluster for development of 182 units of active adult housing on 107 acres in the southwest corner of The Powder Forest at Bushy Hill Road and Stratton Brook Road. (continued from 10/18/04)
d. Application of Thomas Pedrotty, President & COO, Ensign Bickford Realty Corporation – Owner, T. J. Donohue, Jr., Killian, Donohue & Jaff, LLC – Agent, for a Special Exception under Article Ten, Section 5, a 8, of the Simsbury Zoning Regulations to approve 182 units, with not more than 452 bedrooms upon the parcel on 107 acres in the southwest corner of The Powder Forest at Bushy Hill Road and Stratton Brook Road. (continued from 10/18/04)
e. Application of Thomas Pedrotty, President & COO, Ensign Bickford Realty Corporation – Owner, T. J. Donohue, Jr., Killian, Donohue & Jaff, LLC – Agent, for a Special Exception under Article Ten, Section 5, b, of the Simsbury Zoning Regulations to approve the ratio of building types as shown on the application plans on 107 acres in the southwest corner of The Powder Forest at Bushy Hill Road and Stratton Brook Road. (continued from 10/18/04)
f. Application of Thomas Pedrotty, President & COO, Ensign Bickford Realty Corporation – Owner, T. J. Donohue, Jr., Killian, Donohue & Jaff, LLC – Agent, for a Special Exception under Article Ten, Section 5, b, of the Simsbury Zoning Regulations to remove the requirement of Exclusive Use Areas for the units as shown on the application plans on 107 acres in the southwest corner of The Powder Forest at Bushy Hill Road and Stratton Brook Road. (continued from 10/18/04)
g. Application of Thomas Pedrotty, President & COO, Ensign Bickford Realty Corporation – Owner, T. J. Donohue, Jr., Killian, Donohue & Jaff, LLC – Agent, for a Special Exception under Article Ten, Section 5, b, of the Simsbury Zoning Regulations to approve the reduction of spacing for multifamily structures required to a distance which is not less than 15' as shown on the application plans on 107 acres in the southwest corner of The Powder Forest at Bushy Hill Road and Stratton Brook Road. (continued from 10/18/04)
h. Application of Thomas Pedrotty, President & COO, Ensign Bickford Realty Corporation – Owner, T. J. Donohue, Jr., Killian, Donohue & Jaff, LLC – Agent, for a Special Exception under Article Ten, Section 5, c, of the Simsbury Zoning Regulations to modify the requirements for buffer areas along interior boundaries to a distance of not less than 40-feet along the interior boundary o f the parcel on 107 acres in the southwest corner of The Powder Forest at Bushy Hill Road and Stratton Brook Road. (continued from 10/18/04)
T. J. Donohue, Attorney, Killian, Donohue & Jaff, LLC, representing Ensign Bickford Realty, spoke on behalf of this application. He said that representatives from Ensign Bickford Realty and also Chris Ferrero of Ferrero Hixon were with him this evening and available for any questions. Attorney Donohue thanked the commission for all the time spent on this application.
ZONING COMMISSION MINUTES
NOVEMBER 15, 2004
PAGE 4
Attorney Donohue said that the application is for an age restricted community with 182 units on 107 acres. It will have an internal private road system with pedestrian walks and bike trails and has traffic calming measures. This will be a four neighborhood layout which also features a center meeting house. He said that 40% of the site will be dedicated by easement including easements for a 5 acre park at the corner of Stratton Brook and Bushy Hill Road, significant properties along Stratton Brook Road and Bushy Hill Road and a conservation easement over the central wooded wetland area. Attorney Donohue said that the application includes an affordable covenant.
Chairman Delehanty read the first page of the Simsbury Planning Commission Recommendations on Powder Forest Applications, dated November 12, 2004, into the record.
Chairman Delehanty closed the Public Hearing on the Zone Change application.
Chairman Delehanty closed the Public Hearing on the Special Exception application.
V. DISCUSSION AND POSSIBLE VOTE
c. Application of Thomas Pedrotty, President & COO, Ensign Bickford Realty Corporation – Owner, T. J. Donohue, Jr., Killian, Donohue & Jaff, LLC – Agent, for a Zone Change from I-2 (General Industrial) to Village Cluster for development of 182 units of active adult housing on 107 acres in the southwest corner of The Powder Forest at Bushy Hill Road and Stratton Brook Road. (continued from 10/18/04)
Pursuant to Section 8-3a of the Connecticut General Statutes and Article Ten, Section A- 5 of the Simsbury Zoning Regulations the Simsbury Zoning Commission hereby recommends approval of the request of Ensign-Bickford Realty Corporation to change the zone of 107.13 acres of land located at the intersection Bushy Hill Road and Stratton Brook Road as shown on a map entitled “Zone Change Map, Sheet L0.0”, dated June 23, 2004, prepared by Ferrero Hixon Associates from Industrial 2 (I2) to Village Cluster. In evaluating this application, the Zoning Commission has reviewed the recommendations of the Simsbury Planning Commission regarding the 1994 Simsbury Plan of Development and relied upon information, written submissions, and testimony provided by the applicant including a document submitted September 24, 2004
entitled “Summary of Evidence Presented Showing Compliance of the Neighborhoods at the Powder Forest With Plan of Development, Simsbury, Connecticut Planning Commission, November, 1994”. Based upon this review the Commission finds this application is consistent with the recommendations of the 1994 Simsbury Plan of Development and approves of it as submitted. This approval is conditioned upon final approval of the proposed subdivision by the Simsbury Planning Commission. The motion for approval was made by Commissioner Askham, seconded by Commissioner Popik and passed unanimously.
Commissioner Bruno said that the current land being zoned I-2, and given its location (neighborhood development, etc. around it), he is hard pressed seeing where a large scale industrial development could go in there and be compatible with other elements in Simsbury in the way that it is going. If that is the case, he went on to say, how do you make that land maximize its benefits for the owner as well as the town. Commissioner Bruno feels that this proposal goes a long way towards meeting a mutually beneficial goal of enhancing the tax base at a reasonable cost in terms of town services. He is in favor of the zone change.
Commissioner Askham agreed with Commissioner Bruno and said that the applicant has done an outstanding job of demonstrating the need for this piece of property and feels that this is a terrific use of the land.
Commissioner Morris said that when you have a manufacturing situation you have raw materials. She said that when they originally had manufacturing in the area they had a railroad. Now there is no railroad and no truck friendly road access and you cannot expect wide spread industrial development under the circumstances.
Chairman Delehanty said that the burden to change a zone is on the applicant. He said that in this instance the burden has been admirably met and he favors the application.
ZONING COMMISSION MINUTES
NOVEMBER 15, 2004
PAGE 5
Commissioner Popik said that she feels that if this application turns out as proposed it will be a very good thing.
d. Application of Thomas Pedrotty, President & COO, Ensign Bickford Realty Corporation – Owner, T. J. Donohue, Jr., Killian, Donohue & Jaff, LLC – Agent, for a Special Exception under Article Ten, Section 5, a 8, of the Simsbury Zoning Regulations to approve 182 units, with not more than 452 bedrooms upon the parcel on 107 acres in the southwest corner of The Powder Forest at Bushy Hill Road and Stratton Brook Road. (continued from 10/18/04)
Pursuant to Article Ten of the Simsbury Zoning Regulations, the Simsbury Zoning Commission has reviewed the application of Thomas Pedrotty, President & COO, Ensign Bickford Realty Corporation – Owner, T. J. Donohue, Jr., Killian, Donohue & Jaff, LLC – Agent, for a Special Exception under Article Ten, Section 5, a 8 of the Simsbury Zoning Regulations to approve 182 units, with not more than 452 bedrooms, upon the parcel on 107 acres in the southwest corner of the Powder Forest at Bushy Hill Road and Stratton Brook Road. Based upon this review and the Summary of Evidence dated September 24, 2004, written submissions, and testimony presented by the applicant the Commission hereby approves this proposal. The motion for approval was made by Commissioner Cosgrove, seconded by Commissioner Morris and
passed unanimously.
Chairman Delehanty said that the commission has considered the fairly substantial increase in density over what would be the default density referred to in the existing regulations. They have determined that it is within their discretion, in appropriate circumstances, to grant up to a significantly higher number of units that is being proposed. He said that the reference is to what the WPCA would allow. Chairman Delehanty said that the number of units and the layout is consistent with a nice development of the property.
Commissioner Bruno said that the Design Review Board did express some concern over not enough presentation diversity in that type of community. He said that he is comfortable with this plan, but in the future if they have similarly large type of development presentation he personally would look for some different approach as far as housing stock goes to create more of a diversity overall.
e. Application of Thomas Pedrotty, President & COO, Ensign Bickford Realty Corporation – Owner, T. J. Donohue, Jr., Killian, Donohue & Jaff, LLC – Agent, for a Special Exception under Article Ten, Section 5, b, of the Simsbury Zoning Regulations to approve the ratio of building types as shown on the application plans on 107 acres in the southwest corner of The Powder Forest at Bushy Hill Road and Stratton Brook Road. (continued from 10/18/04)
Pursuant to Article Ten of the Simsbury Zoning Regulations, the Simsbury Zoning Commission has reviewed the application of Thomas Pedrotty, President & COO, Ensign Bickford Realty Corporation – Owner, T. J. Donohue, Jr., Killian, Donohue & Jaff, LLC – Agent, for a Special Exception under Article Ten, Section 5, b of the Simsbury Zoning Regulations to approve the ratio of building types as shown on the application plans on 107 acres in the southwest corner of the Powder Forest at Bushy Hill Road and Stratton Brook Road. Based upon this review and the Summary of Evidence dated September 24, 2004, written submissions, and testimony presented by the applicant the Commission hereby approves this proposal. The motion for approval was made by Commissioner Bruno, seconded by Commissioner Popik and passed
unanimously.
Commissioner Cosgrove said that he feels that there is enough variety of styles. Chairman Delehanty said that there has also been some refiguring of some of the driveways and garages to make it look as diverse as possible.
f. Application of Thomas Pedrotty, President & COO, Ensign Bickford Realty Corporation – Owner, T. J. Donohue, Jr., Killian, Donohue & Jaff, LLC – Agent, for a Special Exception under Article Ten, Section 5, b, of the Simsbury Zoning Regulations to remove the requirement of Exclusive Use Areas for the units as shown on the application plans on 107 acres in the southwest corner of The Powder Forest at Bushy Hill Road and Stratton Brook Road. (continued from 10/18/04)
ZONING COMMISSION MINUTES
NOVEMBER 15, 2004
PAGE 6
Pursuant to Article Ten of the Simsbury Zoning Regulations, the Simsbury Zoning Commission has reviewed the application of Thomas Pedrotty, President & COO, Ensign Bickford Realty Corporation – Owner, T. J. Donohue, Jr., Killian, Donohue & Jaff, LLC – Agent, for a Special Exception under Article Ten, Section 5, b of the Simsbury Zoning Regulations to remove the requirement of Exclusive Use Areas for the units as shown on the application plans on 107 acres in the southwest corner of the Powder Forest at Bushy Hill Road and Stratton Brook Road. Based upon this review and the Summary of Evidence dated September 24, 2004, written submissions, and testimony presented by the applicant the Commission hereby approves this proposal. The motion for approval was made by Commissioner Askham, seconded by
Commissioner Morris and passed unanimously.
g. Application of Thomas Pedrotty, President & COO, Ensign Bickford Realty Corporation – Owner, T. J. Donohue, Jr., Killian, Donohue & Jaff, LLC – Agent, for a Special Exception under Article Ten, Section 5, b, of the Simsbury Zoning Regulations to approve the reduction of spacing for multifamily structures required to a distance which is not less than 15' as shown on the application plans on 107 acres in the southwest corner of The Powder Forest at Bushy Hill Road and Stratton Brook Road. (continued from 10/18/04)
Pursuant to Article Ten of the Simsbury Zoning Regulations, the Simsbury Zoning Commission has reviewed the application of Thomas Pedrotty, President & COO, Ensign Bickford Realty Corporation – Owner, T. J. Donohue, Jr., Killian, Donohue & Jaff, LLC – Agent, for a Special Exception under Article Ten, Section 5, b of the Simsbury Zoning Regulations to approve the reduction of spacing for multifamily structures required to a distance which is not less than 15-feet as shown on the application plans on 107 acres in the southwest corner of the Powder Forest at Bushy Hill Road and Stratton Brook Road. Based upon this review and the Summary of Evidence dated September 24, 2004, written submissions, and testimony presented by the applicant the Commission hereby approves this proposal. The motion for
approval was made by Commissioner Popik, seconded by Commissioner Morris and passed unanimously.
Commissioner Bruno said in this case it makes sense to have the reduction as applied. He feels that it maximizes open space and it fits in the nature of the land on the parcel that is being developed. He is in favor of it.
h. Application of Thomas Pedrotty, President & COO, Ensign Bickford Realty Corporation – Owner, T. J. Donohue, Jr., Killian, Donohue & Jaff, LLC – Agent, for a Special Exception under Article Ten, Section 5, c, of the Simsbury Zoning Regulations to modify the requirements for buffer areas along interior boundaries to a distance of not less than 40-feet along the interior boundary of the parcel on 107 acres in the southwest corner of The Powder Forest at Bushy Hill Road and Stratton Brook Road. (continued from 10/18/04)
Pursuant to Article Ten of the Simsbury Zoning Regulations, the Simsbury Zoning Commission has reviewed the application of Thomas Pedrotty, President & COO, Ensign Bickford Realty Corporation – Owner, T. J. Donohue, Jr., Killian, Donohue & Jaff, LLC – Agent, for a Special Exception under Article Ten, Section 5, c of the Simsbury Zoning Regulations to modify the requirements for buffer areas along interior boundaries to a distance of not less than 40-feet along the interior boundary of the parcel on 107 acres in the southwest corner of the Powder Forest at Bushy Hill Road and Stratton Brook Road. Based upon this review and the Summary of Evidence dated September 24, 2004, written submissions, and testimony presented by the applicant the Commission hereby approves this proposal. The motion for
approval was made by Commissioner Askham, seconded by Commissioner Bruno and passed unanimously.
Commissioner Bruno said that if a potential buyer has concern that the 40-foot interior boundary is not enough screening, it is something that they have to be aware of when they are in the purchasing process. He feels that this fits this particular application and does not have any concerns.
ZONING COMMISSION MINUTES
NOVEMBER 15, 2004
PAGE 7
Chairman Delehanty amended the agenda so item Vj will be voted on prior to item Vi.
j. Modification of the perimeter buffers from 75-feet to 100-feet along Bushy Hill Road and 150-feet to 100-feet along Stratton Brook Road as set forth in the amended and restated Declaration of Easements, Covenants and Restrictions for The Powder Forest Business Park.
Commissioner Askham moved to approve the modification of the perimeter buffers from 75-feet to 100-feet along Bushy Hill Road and 150-feet to 100-feet along Stratton Brook Road as set forth in the amended and restated Declaration of Easements, Covenants and Restrictions for The Powder Forest Business Park. Based upon this review and the Summary of Evidence dated September 24, 2004, written submissions, and testimony presented by the applicant the Commission hereby approves this proposal. The motion was seconded by Commissioner Morris and passed unanimously.
Mr. Voelker pointed out that this is only for the portion of the Powder Forest Business Park that is affected by this 107 acre application.
Chairman Delehanty said it will be a nice screening and this is an area of town that everyone who drives along Stratton Brook Road enjoys. You feel that you are in a forest, some of which will be diminished by putting the property to use, but it is time for this property to be put to some beneficial use.
Commissioner Bruno said that the amount of screening you get is what you plant not the amount of space. If it is done properly you can create a visual effect that will make neighbors, drivers and residents who will live there happy.
i. Application of Thomas Pedrotty, President & COO, Ensign Bickford Realty Corporation – Owner, T. J. Donohue Jr., Killian, Donohue & Jaff, LLC – Agent, for a Site Plan Approval for the development of 182 units of active adult housing on 107 acres in the southwest corner of The Powder Forest at Bushy Hill Road and Stratton Brook Road.
Commissioner Askham moved to approve the Application of Thomas Pedrotty, President & COO, Ensign Bickford Realty Corporation – Owner, T. J. Donohue Jr., Killian, Donohue & Jaff, LLC – Agent, for a Site Plan Approval for the development of 182 units of active adult housing on 107 acres in the southwest corner of The Powder Forest at Bushy Hill Road and Stratton Brook Road. Based upon this review and the Summary of Evidence dated September 24, 2004, written submissions, and testimony presented by the applicant the Commission hereby approves this proposal. This approval is conditioned upon final approval of the proposed subdivision by the Simsbury Planning Commission. The motion was seconded by Commissioner Cosgrove and passed unanimously.
Commissioner Bruno said that the applicant has worked hard at this. He said that based upon public testimony most comments were in favor of this proposal. Commissioner Bruno feels to have so much visible public support at a change of this significant size in town is a rarity. He is comfortable with what has been proposed.
Chairman Delehanty said he feels this is a project that will be popular in the community and that it will be beneficial to many members of the community.
IV. PRESENTATION
a. Application of Reverend Richard R. Russell, St. Catherine of Siena Catholic Church – Owner, Terri-Ann P. Hahn, LADA, P.C. Land Planners, Agent, for Site Plan Approval for an addition to St. Catherine of Siena Catholic Church on property located at 265 Stratton Brook Road.
Bob Mocarsky, Schoenhardt Architects, spoke on behalf of this application. Jonathan Laverly, Jonathan Laverly Architects was also in attendance. Mr. Mocarsky showed the plans of the proposed addition to St. Catherine of Siena
ZONING COMMISSION MINUTES
NOVEMBER 15, 2004
PAGE 8
Catholic Church. The existing facility is about 10,500 square feet with a small social hall incorporated in the back of the existing sanctuary. The proposal is to add a 7,000 square foot addition to the rear and west of the church that will connect to the rear of the church. They will have a total of 17,500 square feet. Mr. Mocarsky said that they will also be relocating a utility shed to another location on the property. He showed the location on a plan. He said that the Design Review Board is in favor of the project and they also have received approval from the Conservation Commission. Mr. Mocarsky said that there is no change to vehicular circulation on the site, but they will be improving the parking lot by adding some greenery. There will be a total of 149 parking spaces.
Chairman Delehanty read into the record the Design Review Board recommendations dated September 29, 2004.
Commissioner Bruno asked if any screening material is being placed between the church and the firehouse. Mr. Mocarsky said that the firehouse is putting up screening along the back portion of the firehouse. Mr. Lavery said that it terms of design the church design committee does not want to block the church view to the west.
b. Application of Andrew M. Yakemore, Owner, Terri-Ann Hahn, LADA, P.C. Land Planners, Agent, for Site Plan Amendment to add four residential units to the 2nd floor on property located at Simsmore Square, 540 Hopmeadow Street.
Nord Christenson, Property Manager, Simsmore Square, spoke on behalf of this application. He said that they want to add four apartments to the top floor of 540 Hopmeadow Street. The second floor would be all apartments except for one 900 square foot office for the Property Manager. Mr. Voelker said that they are requesting to put in 1 two bedroom unit, 2 efficiency apartments and 1 single bedroom unit. Mr. Christenson showed the plan to the commissioners.
Chairman Delehanty read into the record the memo from the Design Review Board dated October 13, 2004.
Commissioner Cosgrove expressed concern with combining residential use areas with commercial and industrial use areas. Mr. Voelker said that the cutting edge today is to include residential use in commercial areas. There is a desire to have people live in combined residential and commercial use areas. Mr. Christenson said that people have expressed a desire to live there as there is such a mixed use of business’s in that location.
Commissioner Bruno asked about any safety and security issues. Mr. Christenson said that the 2nd floor will be strictly for residents, except for the one office. The access is by elevator and also two staircases. He showed these on the site plan. They will be locked and only the residents will have keys.
V. DISCUSSION AND POSSIBLE VOTE
k. Application of Reverend Richard Russell, St. Catherine of Siena Catholic Church – Owner, Terri-Ann P. Hahn, LADA, P.C. Land Planners, Agent, for Site Plan Approval for an addition to St. Catherine of Siena Catholic Church on property located at 265 Stratton Brook Road. (1/19/05)
Commissioner Bruno moved to approve the application of the Reverend Richard Russell, St. Catherine of Siena Catholic Church – Owner, Terri-Ann P. Hahn, LADA, P.C. Land Planners, Agent, for Site Plan Approval for an addition to St. Catherine of Siena Catholic Church on property located at 265 Stratton Brook Road. The motion was seconded by Commissioner Cosgrove and passed unanimously
l. Application of Andrew M. Yakemore, Owner, Terri-Ann P. Hahn, LADA, P.C. Land Planners, Agent, for Site Plan Amendment to add four residential units to the 2nd floor on property located at Simsmore Square, 540 Hopmeadow Street. (1/19/05)
Commissioner Cosgrove moved to approve the application of Andrew M. Yakemore, Owner, Terri-Ann P. Hahn, LADA, P.C. Land Planners, Agent, for Site Plan Amendment to add four residential units to the 2nd floor on property
ZONING COMMISSION MINUTES
NOVEMBER 15, 2004
PAGE 9
located at Simsmore Square, 540 Hopmeadow Street. The motion was seconded by Commissioner Popik and passed with a vote of 5 to 1 with Commissioner Bruno opposing the application. The motion for approval carries.
VI. APPROVAL OF MINUTES July 19, 2004, September 20, 2004, October 4, 2004, October 18, 2004 and November 3, 2004.
Commissioner Askham moved to approve the minutes of July 19, 2004. The motion was seconded by Commissioner Morris and passed unanimously.
Minutes of September 20, 2004 – postponed until next meeting.
Minutes of October 4, 2004 – postponed until next meeting.
Minutes of October 18, 2004 – postponed until next meeting.
Minutes of November 3, 2004 – postponed until next meeting.
VII. STAFF REPORTS
a. Approval of 2005 Regular Meeting Schedule.
Commissioner Askham moved to approve the 2005 Regular Meeting Schedule. The motion was seconded by Commissioner Cosgrove and passed unanimously.
VIII. COMMUNICATIONS
None
IX. ADJOURNMENT
The meeting adjourned at 8:35 p.m.
_______________________________
Patricia Askham, Secretary
| 
