Design Review Board Minutes 03/03/2014 ADOPTED
DESIGN REVIEW BOARD ADOPTED MINUTES
MARCH 3, 2014
REGULAR MEETING
I. CALL TO ORDER
Jennifer Murnane, Chairwoman, called the Design Review Board meeting to order at 5:30 p.m. in the Main Meeting Room of the Simsbury Town Offices. The following members were present: John Carroll, Anca Dragulski, Ron Perry, and Jonathan Laschever. Also in attendance were Hiram Peck, Director of Planning, Janis Prifti, Clerk, and other interested parties.
II. APPOINTMENT OF ALTERNATES
All members present were seated.
III. DISCUSSION AND POSSIBLE ACTION
a. Application #14-06 of Sunlight Construction, Inc., Applicant; MCA Enterprises, LLC, Owner; for a Site Plan Amendment and Zone Change from PO to PAD on the property located at 132 Firetown Road (Map F09, Block 202, Lot 015+016). Zone PO.
The Application was read into the record. Currently, 132 Firetown Road built in 1969 is being used as an office with the zone having been changed from residential to PO and Application #14-06 is to return the property to residential under the PAD Zone. The existing structurally sound building would be converted to duplex residential units with one accessed from Plank Hill and the other from White Oak. Additionally, the remaining property which is primarily a parking lot, would be converted to 2 single-family Cape-style houses of about 2000 to 2500 sq. ft. with one accessed from Plank Hill and the other from White Oak; they would be priced for sale in the high $300,000's to mid $400,000's. For the duplex to function well, a garage would be added to each side and the units would be rented. The Applicant provided photos of the existing building to the Commissioners and showed entry points and proposed roof detail. The Applicant is talking with the gas company about extending the natural gas line, otherwise propane gas would be used. Coverage on the lot would go from 42% solid surface down to about 23% with grass and landscaping. The houses in the back would be offset to provide more privacy, including for existing neighbors. The lots are almost the R-15 requirement of 15,000 sq. ft.
Commissioner Paul Lanza joined the meeting at 5:45 p.m.
The Commissioners discussed the raised ranch style of the building and whether it could be razed. Because it is a solid structure, the Applicant did not feel it was a good use of resources and plans to convert the building to look quite a bit nicer which was a goal discussed with Town Staff. Vinyl siding would be used, enhanced by trim, soffits, etc. Town Staff explained this Application is before this Commission because of the zone change from PO (professional office) zone to PAD and the Zoning Commission would like feedback on how the structures relate to each other and the streets, and any general comments. The Commissioners commented positively on the reduction in hard surface. Leaving the raised roof section and central doorway as a focal feature but with no actual entrance was discussed; the Commissioners suggested further improvements to the design to eliminate attention to that section with an entry on each side and potential use of dormers.
Town Staff noted that this Application is before the Commission for the PAD Zone, and for a residential development the Applicant would not be required to return for architectural approval. The Commissioners agreed that reduction in hard surface would be highly desirable. There is a 25-foot conservation easement which would provide a buffer for neighbors for privacy.
Commissioner Perry made a motion to recommend to the Zoning Commission approval based upon the information that has been presented and the fact that it is being converted from a PO Zone (Professional Office Zone) to a PAD for the use for four residential structures essentially laid out as shown on the submitted materials; design suggestions with regard to modification of the existing structures noted by the Applicant to de-emphasize the center and to perhaps emphasize the units on the side; landscaping to be provided in accordance with high-quality residential standards. Note for the record: the Applicant has shown a 25-foot conservation strip on the east side between the proposed development and the other existing dwellings.
Commissioner Laschever seconded the motion, and it was passed unanimously.
b. Application #14-08 of St. Mary's Church Corporation, Owner, for a Site Plan Amendment for modular classrooms on the property located at 942 Hopmeadow Street (Map H09, Block 227, Lot 001). Zone R-15.
The Application was read into the record and the Commissioners were provided a brief review by the Town Conservation Officer. In a previous meeting with Town Staff, the Applicant stated as a result of a facility security audit, they needed to move some of the music practice spaces outside of the building to some temporary classrooms. The facility is located in the Town Center Zone and the leased temporary facilities have already arrived; however, Zoning Commission approval must be obtained and Zoning will require feedback from this Commission on these temporary structures and their location. A site plan was provided to the Commissioners. The Commissioners discussed that the 30-foot doublewide in two sections will not fit in the deck and ramp space with only 30 feet between the curb-line and next row of parking spaces. The project cannot be approved in accordance with existing design guidelines and there are no specific guidelines for temporary structures.
The Applicant's Business Manager explained that following the Newtown incident, they had a security assessment recommending they not use lower space in the church as supplemental space. They are now developing a securities master plan and hope that the modular units would be in place for 24-30 months. Permanent construction may have to be done to solve the problem or to improve the safety of the space in the lower church. A Facilities Working Group is developing parish and school priorities and 24 months is their target. A site plan showing the temporary units on the site in true scale has not been done yet. It was explained the modular units are 58 feet long x 22 wide and are composed of two 58x11 units going together to create two classrooms. The Applicant agreed that the units would overhang the curb and the Commissioners would like to see exactly how it fits on the plan. Empathy for the church's position was expressed but there is a need to meet the guidelines and the site lines here do not work. The Commissioners felt that three years is lengthy and there is a need for a plan to move forward. The Applicant indicated they are working with an architect and have 10-15 possibilities under consideration. They would want to occupy the temporary structures as soon as possible.
The Business Manager thought paperwork had been submitted and felt there was misunderstanding about where they are in the process. Town Staff indicated that while this Application is on the Zoning Commission agenda tonight, it could be continued to the next meeting. Town Staff clarified that if the three-year date gets close, under State statute without an enforcement action those structures could be there forever. Town Staff suggested the Applicant perhaps be given a one-year approval and continue to come back and update the Commissions as the Town Center Code did not anticipate these kinds of structures. The Business Manager indicated the parish had no interest in keeping these structures in place any longer than absolutely necessary and it probably would not be feasible to remove them for the summer. The Commissioners noted the abutting property is owned by Westminster School and there may be a possibility of leasing some land to put these units on, but would like to see any plan for putting an addition on the parish building. The Applicant indicated the master plan being developed is for the whole parish with a goal of increasing connectivity between the church and the building; possibilities include, on the eastside of the facility where there is room for a drive thru behind the school and potentially a structure off the school toward the church and the carriage house could become space for parking. Other areas considered and their issues ruling them out were discussed.
The Commissioners recognized the issues and problems and did not wish to impair the education process, but were not comfortable with this and the units being put in place out of sequence. The Applicant explained there are two different patterns of use for the property: weekdays the north lot is playground and Sundays it is entirely parking. Town Staff indicated the Zoning Commission decision will be enforceable, whether six months or a year, and suggestions from this Commission tonight or at the next meeting will be helpful to Zoning in deciding how to solve this problem. If a Zoning violation takes place, normal enforcement includes sending a letter and fines accruing. The Applicant felt time limits would be acceptable as they want to move ahead and explained that these trailers would house ancillary programs which they could do without temporarily.
Commissioner Murnane made a motion to recommend to the Zoning Commission placing a time limit on these temporary structures of six months or to the end of August which allows the School in that time to work hard on their Master Plan, their plan for their programs, and that within the next few meetings that St. Mary's comes back and shares with the Commission their Master Plan, the development of their progress, and ideas they are looking at; in six months it is hoped St. Mary's would have a plan of action that would decrease or eliminate the 24 to 36-month time limit. Commissioner Laschever amended the motion to express the Commission's displeasure that the units showed up and that they do not conform with any of the Commission's design criteria and does not think they should be allowed to stay for longer than six months.
Commissioner Lanza seconded the motion, and it was passed unanimously.
IV. DISCUSSION ITEMS
1. Discussion of ongoing Town consulting projects:
* Village District Study in Weatogue
This study will be completed shortly and provided to the Commissioners.
* Marketing Study - Town wide
The Economic Development Commission is discussing this study and the Board of Selectmen appointed an Economic Development Task Force group which will meet 3/18/14 in the Board of Ed Conference Room; the Commissioners are invited to attend.
* The Hartford Land Use Study status
Public comments were requested by 2/28/14 with no further comments received. Town Staff plans to complete the study and have it before the land use commissions by mid-March for consideration. The Zoning Commission will decide whether to have a public hearing, and adopt that Code putting a series of potential uses in place for the Hartford property. The Code will clarify for developers looking at the property what could be done there.
V. CORRESPONDENCE
Regarding the Drake Hill Mall parking lot lights not being in accordance with the redevelopment plan, the Zoning Commission allowed the developer to keep most of the lights replacing only three. Town Staff today received a lighting retrofit proposal for the site for $72,000 in bulbs going from metal halide to LED lighting. This Commission should review whether this is appropriate for the site and a site plan with the proposed lights will be requested.
VI. APPROVAL OF MINUTES of January 6, 2014
Commissioner Carroll made a motion to approve the January 6, 2014, minutes as written. Commissioner Laschever seconded the motion, and it was approved unanimously.
VII. ADJOURNMENT
Commissioner Murnane made a motion to adjourn the meeting at 6:45 p.m. Commissioner Carroll seconded the motion, and it was passed unanimously.
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Jennifer Murnane, Chairman