Design Review Board Minutes 06/11/2013 ADOPTED
DESIGN REVIEW BOARD MINUTES
JUNE 11, 2013
REGULAR MEETING
I. CALL TO ORDER
Emil Dahlquist, Chairman, called the Design Review Board meeting to order at 5:32 p.m. in the Main Meeting Room of the Simsbury Town Offices. The following members were present: John Carroll, Anthony Drapelick, Rick Schoenhardt, Kevin E. Gray, and Rita Bond. Also in attendance were Hiram Peck, Director of Planning, Janis Prifti, Clerk, and other interested parties.
II. APPOINTMENT OF ALTERNATES
Chairman Dahlquist appointed Commissioner Bond to serve as an alternate for a vacancy, Commissioner Carroll to serve as an alternate member for a 2nd vacancy and Commissioner Drapelick to serve as an alternate for Charles Stephenson.
III. DISCUSSION AND POSSIBLE ACTION
1. Referral from the Zoning Commission re: Application #13-22 of Marc Lubetkin, Agent for George Markatos, Owner, for a Zone Change from SC-3 to SC-1 on the property located at 10 Mall Way (Map G10, Block 227, Lot 001-A+RR). Zone SC-3.
Application #13-22 is for a free-standing sign in front of 10 Mall Way. DRB approved the shape of the sign last summer but the SC-3 zone does not permit free-standing signs. There was no night life in this dark area until the Redstone Pub went in and they are working to bring business to the area. The only option to obtain a free-standing sign is to apply for a zone change following a meeting with Town officials in February. A memo received from Code Design yesterday is not unsympathetic to a free-standing sign but that another vision session would be required for the Code. The Applicant believes that to be a large undertaking; last year the DRB expressed sympathy for a free-standing sign. This building is listed as a protected historic building on the front-page of the regulating plan for the Center Zone. The sign would list all the tenants and they believe the zone change appears to be the best way and are seeking DRB's approval.
Regarding the most compelling argument for a zone change, the Applicant felt that how build out happens is critical to the area. Mr. Peck noted a zone change to SC-1 impacts other properties in many ways and the long-term disadvantage vis-a-vis the Charrette and form-based Code would be inconsistent with that visioning process which is why Code Design recommended revisiting that process. It was clarified that this Application is just for the zoning change, not signage.
The Applicant noted that free-standing signs are not desirable on Wilcox/Station Streets, but Mall Way has a lot of parking lots and retail development should be supported and allowed to develop in order to reach the 40-year vision. The retailers have to operate in today's environment and a free-standing sign will catch people's attention and attract them to the business. The complications of the Town Center Zone have caused them to request a zone change. Regarding the free-standing sign vs. the nearby attached wall sign, the Applicant stated the text amendment suggestion was only made recently. Surrounding properties front on Hopmeadow and location is a different situation.
Mr. Peck discussed the overall graphic for the property. The zone change is a high bar and tremendous forethought went into developing the Town Center. Town Staff sees a number of alternatives to achieve the same goal: 1) one alternative is for DRB to not accept the change; 2) another is an attached building sign on this keeper historic building in an SC-3 zone. The stated need for this sign is visibility and the off-premise existing sign on the corner of Hopmeadow and Mall Way serves the businesses in this building with an arrow pointing toward the building about 180 feet away and can clearly indicate where the business is located. The Code Studio memo dated 6/10/13 suggests the text be amended to allow for one free-standing sign about 1/2 the size of the one in the Application which is twice as large as any free-standing sign allowed under current regulations for SC-1. The text could be quite narrowly defined; there are probably a couple of other Town Center buildings where this could apply. The zone change is the most drastic step and there are a number of other alternatives. The Commissioners stated they would like to see the business flourish but a zone change is too radical and an alternative is preferred. The sign on Hopmeadow Street is an asset that others do not have; combined with a good wall-mounted sign that seems to be the answer.
The Applicant demonstrated the location of the sign on the building and the Commissioners suggested removing the tree blocking it and planting a new one. A text amendment requires identifying everything in the zone affected which may cause multiple issues. The narrow scope of a zone change addresses this property on this street which has limited development and is coming back with the least impact. The Commissioners clarified there are only 2 other buildings that would be considered in writing the text amendment for Zoning to consider. The Commissioners commented that re-zoning is an extreme situation for notifying people of your property's location; social media is becoming more prevalent and is another option. The Commissioners clarified it is not desirable to have the business sign visible looking down Hopmeadow and the 2 signs should be sufficient. This was a vibrant area of the Town at one time without a lot of signage and Mall Way was private. This Application is about making a recommendation to the Zoning Commission.
Commissioner Gray made a motion for recommendation to the Zoning Commission that Application #13-22 be denied in light of the fact that there are other less drastic alternatives available to the Applicant.
Commissioner Drapelick seconded the motion, and it was approved unanimously.
As a design consideration, the Board is sympathetic to the issues faced by Town Center businesses; in the future pedestrian traffic will be more of an issue as the other side of the street is built out. The avenue of a text amendment is a possible alternative to pursue because of the protected heritage building site.
2. Application #13-24 of Anthony Fruchtl, P.E. of Ayoub Engineering Inc., Agent for Franchise Realty Interstate Corporation, Owner, for a site plan amendment on the property located at 22 Albany Turnpike, West Simsbury (Map A20, Block 503, Lot 002-B). Zone B-3.
Application #13-24 is for a remodel project at McDonalds 2 1/2 acre site. The site currently has 85 parking spaces with a drive-thru tandem running along the front side of the building. They would like to put another drive-thru in to create 2 order points; as sales have increased to 70%, and they would like to get customers through faster. The current handicapped spaces are a long walk and they want to move them next to the building. Renovation would include modernizing the building covering the exterior with hardy plank siding, the brick area and roof pitches remain, and the drive-thru area would be moved. The building interior would have minor renovations to be ADA compliant. They are going to the Zoning Commission next week if DRB grants approval. They clarified that drive-thru access remain in the same place; they are creating another lane and have confirmed fire trucks can get around with striping to guide drivers. The Commissioners agreed the two lanes should alleviate wait time. Some of the signs will be upgraded with the hanging sign remaining the same. The outside island is landscaped and the other island will be curbed. The Commissioners commented that the south elevation is the most visible; McDonald's is trying to eliminate the mansard and there will be a small box trellis going around the building. They provided samples of the base color and accent color for the vestibule. The Town will monitor the use of signage.
Commissioner Gray made a motion of referral to the Zoning Commission that the DRB finds Application #13-24 to be substantially consistent with the Guidelines for Community Design and recommends approval, Map dated 5/13/13.
Commissioner Carroll seconded the motion, and it was approved unanimously.
IV. DISCUSSION ITEMS
1. Discussion of ongoing Town consulting project
*Village District Study in Weatogue
The consultant had a meeting resulting in suggestions for the study. They will return June 19th for a session at the Library and Mr. Peck will confirm the details. They would like as much public input as possible.
*Marketing Study - Town wide
The initial meeting with Fairweather Consultants from New York was held at Masonic Hall. They have been collecting information and sending it to the Consultant to find out the truth of the place and why people should come here and do business here. The information is available at Simsburystrategy.com. This study should be done by the end of June or early July. Regarding discussion of growth and where it should happen, it is anticipated the Consultant will have suggestions, possibly in Phase II. They are still seeking funding for Phase II. The Consultant finds the Herman Drive area very interesting. The Consultant is learning about the large employers in the area.
*The Hartford Land Use Study status
The Committee selected the top 3 consultants who have been notified. They are trying to set up the interviews for July 2nd and shortly thereafter to set up the contract with the one selected consultant. Realistic numbers and solutions are the goal for this important piece of property with great potential and public participation is welcomed.
V. CORRESPONDENCE
None.
VI. APPROVAL OF MINUTES of May 28, 2013
On Line 77 to 78, the wording should read: "As a design consideration, the issues of cross traffic, narrow lanes and parking spaces along traffic lanes causes safety concerns and will require directional signage."
On Line 192, the word "curb" is changed to "curve".
On Lines 114 and 126, the word "munson" is changed to "muntin".
Commissioner Gray made a motion to approve the May 14, 2013, Meeting Minutes as written.
Commissioner Bond seconded the motion, and it was passed unanimously.
VII. ADJOURNMENT
Commissioner Gray made a motion to adjourn the meeting at 6:58 p.m. Commissioner Schoenhardt seconded the motion, and it was passed unanimously.
_____________________________
Emil Dahlquist, Chairman