Design Review Board Minutes 07/25/2016
DESIGN REVIEW BOARD
JULY 25, 2016
MINUTES FROM REGULAR MEETING
I. CALL TO ORDER
Chairperson Jennifer Murnane opened the Regular Meeting of the Design Review Board at 5:30 p.m. in the Main Meeting Room at the Town Offices. Also present were Jamie Rabbitt, Director of Planning and Community Development; Michael Glidden, Assistant Town Planner; Janis Prifti, Commission Clerk; and other interested parties.
II. ROLL CALL
Board Members and Alternates in attendance included Jennifer Murnane, Anca Dragulski, Anthony Drapelick, and Paul Lanza.
1. Appointment of Alternates
A quorum was present and no alternates were appointed.
III. APPLICATIONS
1. Discussion and Possible Action:
a. Application #16-32 of Cumberland Farms, Inc., Applicant; Joseph P. Williams, Esq., Shipment and Goodwin LLP, Agent; for Text Amendments to the Simsbury Zoning Regulations in Article Ten, Section C.3.h, and Article Ten, Section C.7.d, to permit owners of certain gasoline filling stations to replace their existing manually-updated price signs set atop the gas pumps with identically sized LED pump toppers. (received by Zoning Commission on 06/20/2016; public hearing set for 07/25/2016; public hearing must be closed by 08/29/2016)
Chairperson Murnane read Application #16-32 into the record.
No representative from Cumberland Farms was present. Mr. Rabbitt indicated that as part of the process, Application #16-32 came into the Zoning Commission as a text amendment and was referred to this Board and was also reviewed by the Planning Commission at their 06/28/2016 meeting. He summarized that the Planning Commission concluded the proposed text amendment was inconsistent with the Plan of Conservation and Development (POD) regarding community character and design aspects of the POCD, as well as the Town’s design standards and guidelines. He added the Applicant provided information including a sign representation, which is included in the meeting packet. Mr. Rabbitt explained that the Design Review Guidelines suggest non-internally illuminated signs; under the Consumer Protection Code, gas stations are required to have pump toppers to show the consumer the advertised price on the pump; previously, State law required white background with black letters, but this past November the law began to allow digital readouts, although it does not require them. He described the current pump toppers with white background and black letters as subtle; and allowing internally illuminated signs for one project, would make it difficult to not allow them for others.
Chairperson Murnane made a motion that Application #16-32 is not consistent with our Guidelines and we recommend that Planning and Zoning not approve the Text Amendments.
Board Member Drapelick seconded the motion, and it was passed unanimously.
b. Application #16-35 of Matt Wittmer, Phase Zero Design, Agent; Mitchell Auto Group, Inc., Owner; for a Site Plan Amendment for changes to the facades on the buildings located at 384 Hopmeadow Street (Assessor’s Map F14, Block 145, Lot 001-2). Zone B-2. (received by Zoning Commission on 07/11/2016; decision must be rendered by 09/14/2016)
Chairperson Murnane read Application #16-35 into the record.
Mr. Wittmer presented a proposal for a Ford quick lube where Mitchell Auto’s former Saab service site was located with the existing end cap structure and bays remaining. He explained it was Ford’s prototype design, but they would also keep a lot of the existing brick and maintain an existing berm along Hopmeadow. Mr. Mitchell reviewed they have been in business since 1922 and try to maintain Town character and employ 277 people at their locations; a few years ago Saab stopped doing business and they are trying to repurpose a building that has been vacant for 7 years.
Mr. Wittmer showed the Board views of the site with a metal panel put on the building and maintaining brick below; with garage doors having a broken up style window with mullions/muttons; larger openings would be cut to create a customer service area; designated parking spaces would be created; customers would enter through the existing entry drive aligning with a service bay to pull a car in and then sit down while the vehicle is serviced; vehicles will pull through and no longer back up; they are doing the same thing on the backside; and review is not requested tonight for a potential car wash area. He showed a view from Hopmeadow Street with the existing berm being maintained and hiding view of cars, but the landscaping would be brought back and the visual connection to the building remain similar. They confirmed that the existing wood battens are old and would be removed as part of cleaning up the building.
Mr. Rabbitt noted the Design Guidelines apply to the community and the building is iconic as you enter the Town’s southern gateway; and Zoning will receive Application #16-35 this evening. Mr. Rabbitt explained the design and architectural features have changed from their original proposal and they are looking for a response from this Board. Chairperson Murnane commended them for working to clean up the building with new doors and tree work, but felt the design was more like a strip mall. Mr. Mitchell explained they worked with Ford to come up with this plan in good taste and also noted they are the second dealership in Connecticut to have solar panels on their facility, which are not visible. Mr. Rabbitt requested the Applicant exclude Phase 2 for the reskidding of the Volvo dealership because it would complicate discussion.
Chairperson Murnane recalled similar concerns reviewed a year ago regarding other signs at the dealership and asked if eventually everything would be replaced and was particularly concerned about the right end. Mr. Mitchell believed Phase Zero’s design is consistent with renderings for the Weatogue Village project. Mr. Rabbitt indicated Phase One needs something to react to and asked if the concern was scale or if it were to have more cedar shakes and clapboards combined with the brick for a less industrial look and more in area architecture nomenclature; this is a very industrial-style building in an area with single-family housing and some commercial in brick/clapboards. The Board discussed the character of the area, and how it has evolved; the size of the trees being put in was discussed with a larger size recommended than shown on the rendering. Mr. Mitchell noted there have been 7 different additions to this industrial building going back to the 1940’s; and Chairperson Murane thought there may be too many types of materials and features. Mr. Rabbitt discussed that the building currently has a top/bottom with multiple garage doors and there may be a need for more of a horizontal/vertical relationship; something could be done above the garage doors to more vertically integrate the bottom to the top vs. having the large band and what materials could be used to break it down somewhat. Mr. Mitchell noted they have removed the orange strip. Board Member Lanza noted the design appears to be pretty functional. Mr. Rabbitt explained the previous designs did not meet design criteria and would not have been recommended to the Board by Staff. Chairperson Murnane pointed out vertical elements in a rendering that would look more transparent with an industrial appeal and suggested extending pilasters for a lighter feel and like it is going through to the greenway; it was suggested that more work be done on the design.
Regarding presentation of this Application to the Zoning Commission tonight, Mr. Glidden clarified it would be a formal application and Zoning has the statutory timetable to render a decision within 65 days of receipt of the site plan amendment Application; however, this Board is advisory to the Zoning Commission and in its non-regulatory capacity is not bound by that timeline; and while this Board could table the Application, Zoning could still decide to approve it tonight. Mr. Rabbitt provided an example of breaking up the horizontal element and increasing verticality, e.g. using wainscot or clapboard, and bringing in corner treatment. Chairperson Murnane suggested an industrial metal sunshade/awning at a lower level as a middle piece, breaking up the two end pieces to reduce the strip mall look, and more single pane glass with less lines. The Applicant’s representative responded they looked at a design similar to the example, which they believed had a strong strip mall appearance so they discarded it; this is a garage with high bay doors and such buildings typically only having two levels. Chairperson Murnane suggested staying with the character of an industrial building, not a strip mall or colonial building, and that they take another look at the whole facade. The Applicant believed that when the building is complete, its four elements would come together. Mr. Mitchell requested that they be allowed to move forward after months of planning and working with Staff and believed they have created a modern but conservative 2016 auto service facility. Board Member Dragulski expressed appreciation for the Applicant’s efforts and significant work, but acknowledged that in the end it looks much better and some of the recommended changes could improve it further. The Board discussed whether to approve Application #16-35 and Mr. Rabbitt confirmed it did not meet the Board’s design standards as stated during testimony.
Board Member Drapelick made a motion to approve Application #16-35.
Board Member Lanza seconded the motion, and Board Members Drapelick, Lanza, and Dragulski voted in favor and Chairman Murnane voted against it.
c. Application #16-36 of James Brighenti, Agent; Simsbury 1820 House, LLC, Owner; for the replacement of the roof on the Carriage House on the property located at 731 Hopmeadow Street (Assessor’s Map G10, Block 203, Lot 001C+D). Zone SC-1. (to be received by Zoning Commission on 07/25/2016; decision must be rendered by 09/28/2016)
Chairperson Murnane read Application #16-36 into the record.
Mr. Brighenti reviewed that on 07/11/2016 they had an emergency carriage house roof repair at the 1820 Simsbury House and Mr. Rabbitt advised them of the need for a permit. He added the Building Department acknowledged the emergency and told them to continue. He showed the Board a sample of the 3-tab charcoal gray architectural shingle, which is close to the existing shingles. Mr. Rabbitt clarified the regulatory process requires any change to any building’s structural exterior roof or siding under the Simsbury Center Code needs a Zoning permit; and being in the Simsbury Center Code, it is also referred for design review of installation of a 3-tab charcoal gray architectural shingle on the carriage house based on its consistency with Design Guidelines, and Staff agreed that it is consistent.
Board Member Lanza made a motion to approve Application #16-36 and the installation of Timberline charcoal 3-tab roof shingles on the Carriage House.
Board Member Drapelick seconded the motion, and it was approved unanimously.
d. Application #16-37 of Luis Valentin, Agent; Thomas Ryan, Owner; for review in accordance with the Simsbury Center Code for a new retail establishment as well as sign permit on the property located at 928 Hopmeadow Street (Assessor’s Map H09, Block 227, Lot 002). Zones SC-1, SC-3. (to be received by Zoning Commission on 07/25/2016; decision must be rendered by 09/28/2016)
Chairperson Murnane read Application #16-37 into the record.
Mr. Valentin indicated he is opening an Olive Oil, Vinegars, Species, Specialty Foods, and Art Gallery at the Simsbury Town Shops on the lower level. Mr. Rabbitt noted that Staff’s review found the footprint consistent with the former retail space and the raised letter sign consistent with other signs recently approved. Mr. Valentin confirmed the sign would be the same size and style as previously.
Board Member Lanza made a motion to approve Application #16-37 for Luis Valentin.
Board Member Drapelick seconded the motion, and it was approved unanimously.
e. Application #16-38 of James Brighenti, Agent; Simsbury 1820 House, LLC, Owner; for the replacement of the roof on the Main House on the property located at 731 Hopmeadow Street (Assessor’s Map G10, Block 203, Lot 001C+D). Zone SC-1. (to be received by Zoning Commission on 07/25/2016; decision must be rendered by 09/28/2016)
Chairperson Murnane read Application #16-38 into the record.
Mr. Brighenti requested approval to use the same shingle as approved by the Board for Application #16-36 on the Main House roof, which would be replaced by year end.
Chairperson Murnane made a motion to approve Application #16-38 for James Brighenti, for the 1820 House at 731 Hopmeadow Street.
Board Member Lanza seconded the motion, and it was approved unanimously.
IV. GENERAL COMMISSION BUSINESS
1. Commission Education/Workshop
Chairperson Murnane planned to coordinate confirming a date for the Board to hold a Workshop in mid/end August; this would assist Staff in understanding the Board’s priorities. Chairman Murnane noted the need to review properties, e.g. the north and south end. Mr. Rabbitt planned to send a copy of the Weatogue Study to the Board, which discusses redevelopment or redo of buildings that move toward a smaller scale more in line with area architecture; tonight’s decision dealt with an existing facility built pre-Zoning Code and then modified with the Zoning Code; the Weatogue Study drives buildings to be more compliant with the surrounding area; the Cumberland Farms, Duncan Donuts, and Pride Gas Station examples were emulated by the Mitchell design and added improvements could have been made with 1 or 2 more renderings. Mr. Rabbitt commented there will always be an Applicant who needs approval right away, but they need to timely submit renderings for comment. The Board discussed issues that arose regarding Vincent’s, which was not approved. Mr. Rabbitt emphasized the need for clarity regarding Board design priorities; and acknowledged architects have to balance client budgets with good architecture and sometimes corporate prototypes.
Regarding the Girard property, Board Member Lanza asked if consistent with the plan for a walkable Simsbury if the right of way adjacent to Andy’s running east/west and at the Simsbury Town Shoppes would be improved with a sidewalk connecting to Iron Horse Boulevard? Mr. Rabbitt responded that as properties are developed, the interconnections will happen; a property south of Simsbury Town Shops could be redeveloped in the future and that owner would potentially be asked to create an interconnection; most of the cut throughs are part of different properties with further discussion required to either incorporate them into a property site plan, or to move them into the public realm where expenditure for improvements by the Town requires a Town Meeting; currently, the Town is looking at funding to improve sidewalks along Hopmeadow continuing the brick fabric to Westminster. Board Member Lanza suggested running that brick sidewalk along the Andy’s right of way.
V. APPROVAL OF MINUTES of the July 11, 2016 Regular Meeting
Board Member Drapelick made a motion to approve the July 11, 2016, Regular Meeting Minutes, as written.
Board Member Dragulski seconded the motion, and it was passed unanimously.
VI. ADJOURNMENT
Chairperson Murnane adjourned the meeting at 6:37 p.m.