Design Review Board Minutes 11/21/2016
Town of Simsbury Design Review Board
Monday, November 21, 2016 at 5:30pm
Simsbury Town Hall – Main Meeting Room
933 Hopmeadow Street, Simsbury, CT
Regular Meeting
Minutes - Subject to Vote of Approval
1. Call To Order: The meeting was called to order by Chair Jennifer Murnane at 5:35pm.
2. Roll Call: Members present were Chair Jennifer Murnane, Anca Dragulski, Paul Lanza, and Jonathan Laschever. Director of Planning and Community Development, James Rabbitt, and Assistant Town Planner, Michael Glidden, were also present. Special Counsel to the Zoning Commission, Attorney Michael Ziska, joined the meeting at 6:30pm.
• Appointment of Alternates: No alternates were appointed.
3. Applications; Discussion and Possible Action:
a. Application #16-46 of Chris Milliard, Phase Zero Design, Agent; Mitchell Auto Group Inc., Owner; for a site plan amendment for a unified sign plan on the property located at 384 Hopmeadow Street (Assessor’s Map F14, Block 145, Lot 001+ 002). Zone B-2. Mr. Milliard addressed the board explaining Mr. Mitchell wants to bring in a new tenant and refresh the Volvo dealership. In essence buildings 3,4, and 5 will remain the same. Buildings 1 and 2 will get new signage. Building 2 will have a new “Mitchell Volvo” sign and a sign to the right saying “Simsbury”. Building 1 will have a few small signs directing people to the service bays, etc. The three monuments signs in the front will also be replaced. The present plantings will be kept, only the signage will be changed. As far as the Quick Lane sign is concerned there will be on sign out front, not back lit, and a sign on the door for the hours, as well as a new monument sign. The total quantity of the signs will be significantly less than present. The smallest Volvo sign prototype was selected for the new signage. James Rabbitt informed the board that the proposed Volvo sign is not consistent with Volvo’s specifications and the Quick Lane proposed sign is not consistent with Simsbury’s regulations. The Volvo sign must be 4-5 feet off the ground according to the Simsbury Regulations, not 9-10 feet off the ground. Mr. Rabbitt felt the inconsistencies could be resolved in time for the next Design Board meeting in two weeks. Chair Jennifer Murnane asked if Volvo has three signs now, but only two signs are allowed in the regulations, can Mr. Mitchell replace three signs. Mr. Rabbitt replied yes, large projects are allowed one monument sign. Mr. Mitchell was present and explained that he would need a denial from the board in order to go back to Volvo Corporate and receive permission for modified signage. Jonathan Laschever moved to deny Application #16-46 of Chris Milliard, Phase Zero Design, Agent; Mitchell Auto Group Inc., Owner; for a site plan amendment for a unified sign plan on the property located at 384 Hopmeadow Street (Assessor’s Map F14, Block 145, Lot 001& 002). Zone B-2. Paul Lanza seconded. The vote passed unanimously.
b. Application #16-47 of Chris Milliard, Phase Zero Design, Agent; Mitchell Auto Group Inc., Owner; for a Site Plan Amendment for changes to the facades at the Volvo dealership on the property located at 384 Hop Meadow Street (Assessor’s Map F14, Block 145, Lot 001 + 2). Zone B-2. James Rabbitt suggested tabling the application until the next scheduled Regular Meeting. Staff review of the architecture is generally consistent, and Staff would defer to the Board on stylistic opinion and how close or not close to what is there. Mr. Milliard made small changes to the drawings for submission and pointed out what will change and what will remain the same. The Volvo dealership will add handicapped accessibility and comply with to the Volvo prototype. Chair Jennifer Murnane asked if the façade will be replaced or will the existing paneling be covered. Mr. Milliard answered the existing paneling will be covered with new metal paneling. Quick Lane has metal paneling and they are trying to continue it onto the Volvo building. Jonathan Laschever moved to approve Application #16-47 of Chris Milliard, Phase Zero Design, Agent; Mitchell Auto Group Inc., Owner; for a Site Plan Amendment for changes to the facades at the Volvo dealership on the property located at 384 Hop Meadow Street (Assessor’s Map F14, Block 145, Lot 001A + 1B). Zone B-2 accepting some inconsistencies in the plan that will be worked out. Paul Lanza seconded. The vote passed unanimously.
c. Application #16-48 of Robert Bylykbashi, Agent; Twenty Two GC 2012 LLC, Andreo Family Enterprises, Owner, for a Site Plan Amendment for modifications to People’s Choice Restaurant on the property located at 836 Hopmeadow Street (Assessor’s Map H09, Block 227, Lot 001A+1B). Zones SC-3 and SC-4. The application was on the Agenda at the last meeting but was continued so the Board would have a chance to visit the proposed site. The proposals are consistent with the architecture of the building. The proposal is an upgrade with the removal of four parking spaces which will be replaced by an outside dining area. The nature of the confined space of the outside area may be best worked out in final detail during construction. Mr. Rabbitt suggested moving the application to the Zoning Commission. The tenant is more than amiable to work with staff. Jonathan Laschever moved to approve Application #16-48 of Robert Bylykbashi, Agent; Twenty Two GC 2012 LLC, Andreo Family Enterprises, Owner, for a Site Plan Amendment for modifications to People’s Choice Restaurant on the property located at 836 Hopmeadow Street (Assessor’s Map H09, Block 227, Lot 001A+1B). Zones SC-3 and SC-4. Paul Lanza seconded. The vote passed unanimously.
d. Application #16-44 of TJ Donohue, Jr. Agent; SL Simsbury, LLC, (The Silverman Group), Owner; for the Hartford-Simsbury Form Based Code Master Development Plan on the property located at 200 Hopmeadow Street (shown as Assessor’s Map F17, Block 154, Lot 009-1, Assessor’s Map F17, Block 154, Lot 009-2, and Assessor’s Map F17, Block 154, Lot 009-3). Dave Minio, Landscape Architect made the presentation. The heart of this new community is the notion of Neo-Traditional planning. Using the Form Based Code is a great tool to work with traditional architecture brought into today’s lifestyle. Homes were originally built near roads. Cars were kept out of view in the back of the house. This increases and sustains property values and creates the type of community people like to live, work, and play in. Chair Jennifer Murnane commented she hoped the presentation focused on some of the comments made by the Board at the last meeting. There will be 32 apartment units in the first building, and 28 units in the second building. Low plantings will be placed in the front area with boulevard light posts. There will be a smaller retail building on the right (3,600 square feet) and on the left a larger 8,000 square foot retail building. The buildings will have colorful canopies, cupolas on the roofs, Romeo and Juliet balconies. The Main Green will be the focal point as people enter. The Town Homes will be 4-5 unit buildings, have inset balconies, and dormers for decoration. There will also be an assisted living building. The parking at the bottom left of the design will be partially for the commercial businesses and partially for the assisted living building. There will be 25-50 assisted living employees; however, the assisted living residents will typically not have cars. Chair Jennifer Murnane asked if approving the Master Plan now meant the board was also approving the materials. James Rabbitt responded that the Master Plan does call out materials, such as natural stone. There will be no vinyl siding, etc. Jonathan Laschever felt the plan was better, but there seemed to be a conflict in design features. James Rabbitt reminded the board that the Master Plan is required and sets the standard for types of material and vernacular. If the board approves the Master Plan then does not like aspects of the Site Plan, the board would be hard-pressed to change things. Jonathan Laschever was concerned about putting the two big buildings at the road. The height of the big buildings is 48 feet; the height of the smaller buildings is 40 feet. The explanation was that the pitch on the larger buildings is different than the smaller buildings, which makes them look taller even though they are only 8 feet taller. Chair Jennifer Murnane was comfortable with the overall style and vernacular, but still had concerns. Jonathan Laschever liked it overall, but was concerned about how it would look to people walking by. Anca Dragulski stated she would be more comfortable pushing the larger buildings to the back. The development team explained that the design intent was supposed to go from higher density to lower density. Special Counsel to the Zoning Commission, Attorney Michael Ziska, informed the board that if they would prefer to see the larger buildings in the back they are entitled to say what they would prefer to see. Jennifer Murnane moved to approve Application #16-44 of TJ Donohue, Jr., Agent; SL Simsbury, LLC, (The Silverman Group), Owner; for the Hartford-Simsbury Form Based Code Master Development Plan on the property located at 200 Hopmeadow Street (shown on Assessor’s Map F17, Block 154, Lot 009-3). Zone HS-FBC with concerns noted:
i. Larger buildings in the front
ii. Appearance to pedestrians walking by
iii. Height appearance of larger building compared to the smaller buildings
Jonathan Laschever seconded. The vote passed unanimously.
4. General Commission Business: Chair Jennifer Murnane acknowledged the passing of colleague Anthony Drakelick and would like to send a condolence letter to his family, and also do something as a memorial to his over 10 years of service. The rest of the board was in agreement.
5. Approval of Minutes of the October 17, 2016 Regular Meeting: Paul Lanza moved to approve the minutes of the October 17, 2016 Regular Meeting. Jonathan Laschever seconded. The vote passed unanimously.
6. Adjournment: Jonathan Laschever moved to adjourn the meeting at 7:01pm. The meeting was adjourned.
Recorded By:
Kimberly Cyr – Substitute Clerk
Simsbury Design Review Board