Planning Commission Minutes 03/10/2015

PLANNING COMMISSION MINUTES

MARCH 10, 2015

REGULAR MEETING

I.          CALL TO ORDER

Chairman Ferg Jansen called the meeting to order at 7:00 p.m. in the Simsbury Town Offices, Main Meeting Room, at 933 Hopmeadow Street.  The following members were also present:  Gary Lungarini, Richard Cortes, Alan Needham, William Rice, Robert Kulakowski, and Mark Drake.  Also in attendance were Hiram Peck, Director of Planning, Janis Prifti, Commission Clerk, and other interested parties.  Chairman Jansen thanked SCTV and Ken for taping the meeting.

II.        SEATING OF ALTERNATES AS NECESSARY

Chairman Jansen appointed Commissioner Cortes to serve for Kevin Prell.

III.       DISCUSSION AND POSSIBLE ACTION ON ANY AGENDA ITEM, INCLUDING:

a.        Application #15-01 of Robin Messier Pearson, Esq., for K & K Developers, Inc., Agent; Infinity IV, LLC, Owners; requesting subdivision of the  property located at 34 Hopmeadow Street (Map E18, Block 117, Lot 001) to create 3 lots. Zone PAD. (received 03/10/2015; decision must be rendered by 05/14/2015)

The Applicant's representative reviewed that the site was previously changed to a PAD Zone with a detailed Master Plan provided as required by Town Commissions.  The representative indicated they have returned to request required Planning Commission approval of a subdivision on the site with subsequent future actions anticipated for Commission approval.  The representative summarized that the site plan engineering to date indicates no substantive changes to the proposed Master Plan and this subdivision sets up the base for the Master Plan. 

Regarding the traffic study previously provided, the representative indicated it was for residential and commercial with a new traffic study required to be submitted to OSTA each time a portion of the project is developed regarding offsite impacts.  For open space, the representative reviewed for the 3 parcels it totals about 10 acres which exceeds the required 20%; the 39% of open space for the entire project would be land useable by the public and would not include land between buildings.  The representative confirmed the first phase of the development would be residential and a catalyst to move the project forward.  The Applicant's attorney added discussions are active with real estate professionals, but nothing can be locked in until Garden Homes permits are received, likely within the next 6 weeks.  Under the PAD, Town Staff confirmed any changes in previously approved uses would return to both the Planning and Zoning Commissions for approval. 

Regarding the Master Plan, the representative reviewed changes including to some parking areas, better layout of walkways to front doors, and following discussions with Town Staff carports are now garages with some relocated to the perimeter and three 2-story buildings would be the only town house area.

Town Staff advised that once the Wetlands Commission acts on Application #15-01, the Applicant will return to the Planning Commission for requested approval.

IV.       DISCUSSION ITEMS

            a.         Discussion of a lot split of property located at 690 Hopmeadow Street

Town Staff reviewed the Ensign House property at 690 Hopmeadow Street was recently approved by the Zoning Commission for development in 2 parts:  1) the rear portion with two newly constructed 14 and 17-unit buildings; and 2) the front portion restoring the existing historic building with front lawn easement remaining in place; each portion requires contractors with very different skills and the Applicant indicated the need to split the lot in order to move each portion of the project forward.  Town Staff explained a subdivision splits property into 3 parcels, while a lot split divides property into two parcels with an owner allowed to do a split one time without coming to the Commission for approval; however, the owner of this property felt because the project is for the first significant piece of property being developed in Town Center that they would come before the Commission. 

Regarding open space, Town Staff explained the PAD approved by the Conservation Commission restricted development on the steep slopes to the south in the wetland with the existing front lawn open space remaining in place and no direct access to Hopmeadow Street.  Town Staff noted there would be parking under the 17-unit building sloping with the grade from west to east and open to the wetlands on the south side; the 14-unit south building would go back to the area of the 6-8 foot retaining wall with some under building parking on the east side, some garages, and some surface parking as not all residents will have a garage.  Regarding the L-shape end of the reconfigured buildings, Town Staff indicated it softened the look of that area, but the buildings are now closer together with a covered stair between the buildings providing access to the back of the property and protection from weather with landscaping reducing its visibility. 

Regarding the similarity of the building exteriors, the Applicant's representative indicated in order to receive state and federal tax credits the State Historic office directed the new building exteriors complement the existing historic building, but not match it; the new building heights would be 2 1/2 stories and at a lower grade than the existing building.

The Applicant's representative further explained the financing benefit of the lot split includes SHIPO weighing in on the design of the new buildings, different construction/contractors for each portion, and separate financing and investors. 

Town Staff confirmed a threshold of 25 living units requires a traffic report for property subdivided for residential use; and while there is no specific requirement for a commercial development, anything substantial would nonetheless require a traffic study.

            b.         Updates and status of ongoing projects

Town Staff provided a summary received this date of the current CIP plan for the 2015/16 year which the BOS and Engineering Department referred to the Commission for review prior to voting on it, and requested the Commissioners submit questions/comments; the Commissioners would be provided the complete document shortly.  Town Staff thanked the Commissioners for attending the budget meetings and indicated the BOS favors funding the proposed Weatogue Village Study which goes next to the BOF. 

Town Staff reviewed that a work force zone application under the new regulations for about 100 units would be coming in for a 50-acre property as a zone change and will come to this Commission following Zoning Commission approval for 20% workforce housing based on Town area median income, and 80% market rate units including single family, town house units, and apartments.  The Commissioners noted over a 1000 units were approved in the last year; however, Town Staff indicated based on the market it would likely be 3-5 years to build out any projects, with review by financial institutions; and the Town remains subject to 8-3g with the goal to locate housing in the best location including affordable housing to attract young professionals to Town.  Town Staff reviewed there also appears to be demand for smaller 4-5000 sq. ft. office buildings. 

Regarding the Dorset Crossing's 168 units, Town Staff indicated they would likely appeal to people working toward the north end of Town.  The Commissioners discussed changes to the approved Dorset plan; Town Staff reviewed the approximate 20 acres under the power lines became open space, the adjacent special needs housing is located at the rotary, the East Pointe apartment building is also in that area, and to date there are no plans for 2 more lots in that area with a road ultimately planned to go through the property to Hoskins, and residential and commercial portions of the development have not changed.  Town Staff explained that the Planning Commission approves subdivisions, lot lines, and original PAD with specific items noted in an approval, e.g. building heights, views to the ridge, etc. requiring an Applicant to return to this Commission for approval; however, the Zoning Commission approves site plans and building locations; it was noted regarding the approved PAD that the Applicant subsequently returned to the Open Space Committee, Conservation Commission, BOS, and Zoning Commission in order to transfer .63 acres to open space.

Town Staff noted that Big Y plans to begin their development once the snow clears; and surrounding area projects are anticipated to come in.

Town Staff added that Simscroft has held informal re-zoning discussions with the Zoning Commission to relocate their facility to 80 Wolcott Road next door to a sophisticated manufacturing facility.

Regarding the DOT site, Town Staff confirmed a prospective purchaser would not be allowed to perform contamination examination of the property with potential alternatives under consideration. 

V.        APPROVAL OF MINUTES of January 13, 2015

On Line 10, the period (.) after Prell is corrected to a comma (,).

            Commissioner Rice made a motion to approve the January 13, 2015 minutes, as amended. 

            Commissioner Cortes seconded the motion, and it was passed with Commissioner Drake abstaining

VI.       ADJOURNMENT

Commissioner Cortes made a motion to adjourn the meeting at 8:00 p.m. 

Commissioner Kulakowski seconded the motion, and it was passed unanimously.

_____________________________

Mark Drake, Secretary