Design Review Board Minutes 04/18/2016
DESIGN REVIEW BOARD
APRIL 18, 2016
MINUTES FROM REGULAR MEETING
CALL TO ORDER
Acting Chairman Ron Perry opened the Regular Meeting of the Design Review Board at 5:30 p.m. in the Main Meeting Room at the Town Offices. Board Members and Alternates also in attendance included Anca Dragulski, Anthony Drapelick, and Paul Lanza. Also present were Jamie Rabbitt, Director of Planning and Community Development; Michael Glidden, Assistant Town Planner; Janis Prifti, Commission Clerk; and other interested parties.
ROLL CALL
Appointment of Alternates
A quorum was present and no alternates were appointed.
APPLICATIONS
Discussion and Possible Action:
Application #16-11 of Louis N. George, Esq., Agent; BMG Management, LLC, Owner, for a Site Plan Amendment for an addition to and renovations of the existing commercial building on the property located at 560-566 Hopmeadow Street (Assessor’s Map G12, Block 132, Lot 036). Zone B-1. (received 03/21/2016; decision must be rendered by 05/25/2016)
Application #16-11 was read into the record.
Attorney George representing the Applicant reviewed that they are requesting a referral to Zoning for a Site Plan Amendment; historically, Benny’s Restaurant was a tenant on this site for about 4 ½ years and last year the owner of Benny’s purchased the property. Attorney George indicated since the property purchase some improvements have been made to the not well-repaired space and the owner would now like to upgrade both the exterior and interior. Attorney George noted that to date the package store portion has been completed and the owner would now like to expand the restaurant into extra middle space with seating, booths, and a small private room, which would require additional parking and complete renovation of the entire back of the property, and also in front an additional small basic azac fascia piece painted to match and attached to the brick, as suggested by Mr. Rabbitt. Attorney George provided the Commissioners with layout plans showing the main renovation expanding the rear parking area to 30 spaces, including addition of drainage, a retaining wall, and a landscaping plan; the concrete loading dock would be closed off, and an open space area filled in and contiguous to the building, as shown.
Brian Denno, Site Planner, described the layout with the orange line showing original pavement; the parking lot renovation would include a 7-foot wall because the grading drops 7-8 feet on the south side; they would add several Red Maples around the parking lot, hydrangeas on the building north side, forsythias, and White Pines at the bottom of the retaining wall. Regarding the retaining wall, Mr. Denno showed the Board that it would be a concrete wall formed to look like stone; the existing gravel path to the bike trail will continue to come into the parking lot corner; second growth vegetation near the wall will grow back pretty quickly when the work is completed; there is a black metal vertical rail fence with a wooden guard rail in front – Town Staff discussed with the Applicant using ornamental tubular fencing in either extruded steel, aluminum, or vinyl and core 10, which is burnt rail, or a wood post and rail guard rail system – they have chosen a wood post and beam 2 ½-foot tall guard rail and an extruded aluminum fence. Mr. Denno noted they have ZBA approval and have reduced their hard surface by 6%.
Board Member Lanza made a motion to approve Application #16-11 of Louis N. George, Esq., Agent; BMG Management, LLC, Owner, for a Site Plan Amendment for an addition to and renovations of the existing commercial building on the property located at 560-566 Hopmeadow Street (Assessor’s Map G12, Block 132, Lot 036). Zone B-1.
Board Member Drapelick seconded the motion, and it was approved unanimously.
Application #16-12 of Ronald Bomengen, Fuss & O’Neill, Inc., Agent; Westminster School, Owner, for a Site Plan Amendment for changes to Application #15-22 of Ronald Bomengen, Fuss & O’Neill., Inc., Agent; Westminster School, Owner; for a site plan amendment for a new student and faculty residence, dining hall, and renovations to Cushing Hall on the property located at 995 Hopmeadow Street (Assessor’s Map H07, Block 103, Lot 034), approved 07/27/2015. Zone R-40. (received 04/04/2016; decision must be rendered by 06/08/2016)
Application #16-12 was read into the record.
Mr. Rabbitt reviewed this Application has previously been before the Board; however, some slight modifications are proposed to the plan that should maintain the original plan’s integrity and Town Staff recommended the Applicant return for further Board review.
An engineer from Fuss & O’Neill represented the Applicant and explained the changes noted in Mr. Glidden’s 3/29/2016 memo: 1) on Sheet CS-111, a walking path was eliminated and will now be grass; for the temporary proposed parking, the lawn will be restored when they are done; 2) on Sheet CG-111, the grading plan is now slightly different due to the location of a drainage discharge point that had become channelized and is now being smoothed out; the walking path has also been removed here; 3) on Sheet CS-112, the layout plan, an existing walkway connecting the dining facility to Cushing Hall has been reduced from 18 feet wide to 12 feet wide; they reduced the amount of brick pavers on the south end of the oval for aesthetic reasons; a small walkway was added to the south elevation of Cushing Hall; a handicapped parking space was added here, rather than on the circle; and a small concrete walk was added to the southern elevation of the Memorial Chapel; and 4) on Sheet CS-112, the grading was changed on the oval inside creating a high point forcing drainage to two sides and added drainage structures to pick up drainage and total impervious surface decreased about 5%. Board Member Drapelick noted they are eliminating about ½ of the pavers; the engineer agreed they have cut down on the pavers.
Board Member Drapelick made a motion to approve Application #16-12 of Ronald Bomengen, Fuss & O’Neill, Inc., Agent; Westminster School, Owner, for a Site Plan Amendment for changes to Application #15-22 of Ronald Bomengen, Fuss & O’Neill., Inc., Agent; Westminster School, Owner; for a site plan amendment for a new student and faculty residence, dining hall, and renovations to Cushing Hall on the property located at 995 Hopmeadow Street (Assessor’s Map H07, Block 103, Lot 034), approved 07/27/2015. Zone R-40.
Board Member Dragulski seconded the motion, and it was approved unanimously.
Application #16-13 of Chris Nelson and Ron Janeczko, Highcroft Simsbury, LLC, Owners, for a sign permit for entry signage at the Highcroft development on the property located at 225 Powder Forest Drive (Assessor’s Map F14, Block 103, Lot 005-5). Zone PAD. (received 04/04/2016; decision must be rendered by 06/08/2016)
Application #16-13 was read into the record.
Applicant Ron Janeczko reviewed that the Highcroft site construction is going smoothly and they expect to move the first residents in in June and the site is wonderful with gravel and sand areas; erosion controls are in place, but have not been needed so far. Mr. Janeczko discussed the front entrance signage noting that at Carson Way, they changed from boulevard to single-entry with matching stone entrance walls; at Powder Forest, their development is different than an office park or an address within the park, rather they are a community within the park. Working with consultants and marketing people, Mr. Janeczko had version 9 of proposed signage slotted within the stone columns in colors similar to the stone with raised letters saying “Highcroft” and “Apartment Homes”; Town Staff requested the proposed sign be presented to the Board for review.
Board Member Dragulski asked how different the proposed sign is from the Carson Way sign. Mr. Janeczko responded that it is very different because the Carson sign is a different height with cut-out letters drilled into brownstone; while the Powder Forest sign in front has an 18-inch tall x 15-foot long panel with letters attached to it, the “Highcroft” proposed sign is one-step different with an arch on top slotted into the stone because they felt it redundant to build the stone and then cover it; also, their marketing people would like to see “Apartment Homes” so people are not confused with the assisted living across the street. The Board looked at the progression of sign versions up to proposed version 9.
The Board commented the sign was becoming monumental. Mr. Rabbitt provided the Board with a photos of signage for Carson Way, and the northern and internal signs for Powder Forest; housing across the street from Highcroft will probably be identified by a name, rather than “assisted living” - under a cluster zone regulation, it is clear that either a development can be named or the use, and this is not under a cluster zone regulation. Mr. Rabbitt noted that design review guidelines and documents have photos of Powder Forest signage, and his intent was to replicate that style; from a scale perspective, their proposed sign is 3 ½ feet projected above the wall while all other area signage integrates horizontally into a wall and does not extend vertically, which is the issue with their proposed sign. Mr. Rabbitt provided an example of the sign extending 6 inches vertically above the primary stone wall; whether the sign is integrated into the wall or a blade not covering all the stone and visible in snow and landscaping, as proposed by the Applicant, was not an issue. Mr. Janeczko noted their marketing people were concerned that neighboring areas will look similar to them and so they would like to say “Apartment Homes”. Board Member Dragulski believed keeping the sign lower would beneficially blend better with the landscape and people will like the development, rather than starting a taller sign competition with neighbors. Mr. Janeczko noted they could drop the sign lower, and then eliminate “Apartment Homes” for another 6 inches, but people need to see their sign; Powder Forest in bold 18-inch letters is set farther back and “Highcroft” in 12-inch letters with “Apartment Homes” set back about 20 feet from the road should be visible; in the original site plans the sign was closer to the street, but their infrastructure would be in the Town right of way and it was decided to move it back about 5 feet onto their property, so they need 12-inch vs. 9-inch letters for the sign to be visible. The Board agreed with Staff’s recommended design 6-inches above the primary wall using 12-inch “Highcroft” letters in a squared-off sign consistent with existing signs; the blade is fine, but not the secondary “Apartment Homes” lettering, nor the arch.
Acting Chairman Perry made a motion to approve signage for Application #16-13 consistent with the signage presented by Jamie Rabbitt, Director of Planning and Community Development for the Town of Simsbury.
Board Member Drapelick seconded the motion, and it was approved unanimously.
Application #16-15 of Gerry Toner, Director of Culture, Parks and Recreation, Agent; Town of Simsbury, Owner; for a Site Plan Amendment for renovations and construction of recreational facilities at the Simsbury Farms Recreational Complex on the property located at 100 Old Farms Road, West Simsbury. Zone R-40. (received 04/04/2016; decision must be rendered by 06/08/2016)
Application #16-15 was read into the record.
Mr. Rabbitt noted that Jeff Shea was present to answer any questions. Mr. Rabbitt reviewed this proposal is for a hockey warming shelter on the northern elevation of the hockey rink in a valley located between the rink with elevation rising northward to the Club House and would be a dog shed dormer on existing pavement with the pavement pushed out another 3-4 feet and a 2-3-foot tall retaining wall. Mr. Rabbitt indicated the shed would not be visible from the road, south or west of the rink, with limited visibility from the east, and would only be visible from the south looking down from the Club House. The Board Members reviewed the proposed plans. Mr. Shea indicated the heated shed would be clad in #1 cedar, stained to match the rink, and include handicapped accessibility.
Board Member Drapelick made a motion to approve Application #16-15 of Gerry Toner, Director of Culture, Parks and Recreation, Agent; Town of Simsbury, Owner; for a Site Plan Amendment for renovations and construction of recreational facilities at the Simsbury Farms Recreational Complex on the property located at 100 Old Farms Road, West Simsbury. Zone R-40.
Board Member Lanza seconded the motion, and it was approved unanimously.
GENERAL COMMISSION BUSINESS
Commission Education/Workshop
Board Members agreed to Staff’s recommended workshop date of April 25th at 5:30 p.m. in the Board of Ed room upstairs.
Board Member Lanza asked where the metric for determining sign size for the Town originated. Mr. Rabbitt responded it comes from Zoning Regulations and was likely developed by a commission 10-20 years ago. Regarding whether a sign is appropriate, proportional, and fits the site, Mr. Rabbitt explained Zoning Regulations provide hard dimensions that must be met; Simsbury has gone further with more requirements regarding architecture, aesthetics, proportion, etc. in a design review process; and the Zoning Commission relys on guidance and recommendations from DRB. Mr. Rabbitt noted that Applicants are provided sign guidance fully vetted by Staff; however, an Applicant may decide to bring something different to the Board.
V. APPROVAL OF MINUTES from March 21, 2016
Board Member Drapelick made a motion to approve the March 21, 2016 Minutes, as written.
Board Member Lanza seconded the motion, and it was passed unanimously.
VI. ADJOURNMENT
Board Member Drapelick made a motion to adjourn the meeting at 6:35 p.m.
Board Member Lanza seconded the motion, and it was passed unanimously.