Planning Commission Minutes 02/25/2014 ADOPTED
PLANNING COMMISSION ADOPTED MINUTES
FEBRUARY 25, 2014
REGULAR MEETING
I. CALL TO ORDER
Ferg Jansen, Chairman, called the meeting to order at 7:00 p.m. in the Main Meeting Room of the Simsbury Town Offices. The following members were present: Alan Needham, Richard Cortes, William Rice, Mark Drake, Robert Kulakowski, and Kevin Prell. Also in attendance were Hiram Peck, Director of Planning, Janis Prifti, Commission Clerk, and other interested parties. Chairman Jansen thanked SCTV for taping the meeting.
II. SEATING OF ALTERNATES AS NECESSARY
No alternates were required to be seated.
III. DISCUSSION ITEMS
Commissioner Drake made a motion to change the Agenda discussion on the Status of the Market Study and the Hartford Draft Code to allow the two referrals to be presented first so that we don't occupy their time. Commissioner Kulakowski seconded the motion, and it was passed unanimously.
b. Referral to Zoning Commission for Zoning Commission Application #14-03 of Ensign-Bickford Realty for a Zone Change from I-2 to PAD on the properties located at 437 Hopmeadow Street (Assessor's Map F13, Block 103, Lot 005-3), 200 Powder Forest Drive (Assessor's Map F14, Block 103, Lot 005-4), 225 Powder Forest Drive (Assessor's Map F14, Block 103, Lot 005-5), and 275 Powder Forest Drive (Assessor's Map F14, Block 103,Lot 005-6). Zone I-2.
Application #14-03 requested a change for some land on Powder Forest Drive from an I-2 Zone to a PAD Zone and presented a Master Development Plan with sites along Powder Forest Drive designated in green. A large package was provided to the Commissioners and the Applicant proceeded to review the high points. Site 3 was 75,000 sq. ft. with a mix of commercial uses for one to two-story buildings; a PAD would provide greater flexibility of uses than the I-2 Zone, including the possibility of retail. This I-2 Zone was established in 1983; however, over 30 years they learned office buildings develop mostly along major transportation corridors. This property is across from the Mitchell property which they believe would reinforce potential retail activity in the PAD. While it is not in the PAD application, there is an assisted living facility also planned in this area and its impact is included in traffic and in all their reports. Two other sites would have mixed residential uses. More than 20% open space would be provided as part of the whole Master Plan. In response to the Zoning Commission's comments, they reduced density, added buildings with work force housing, changed the entrance to some parcels, and added multi-use paths to neighboring businesses/areas. The commuter lot across the street would allow travel into Hartford and is projected to be a good location for residential buildings to build up Weatogue center. They noted that the larger buildings fit into the scale of the business park. Many people are utilizing the current paved walkway to connect to various parcels in the area and the desirability of connecting to nearby Rails-to-Trails was noted.
Engineering report highlights included utilizing LID drainage techniques which will help recharge ground water; also sewage capacity utilization at only about 40% would not be an issue. Rte. 10 traffic impact would be less than half what it would have been if the previous approved office park had been developed. They believe retail will dissipate traffic, as will the assisted living facility and residential, resulting in traffic being in significantly better shape. The bridge and the decision not to widen Rte. 10 causes traffic backup; a CCROG plan over time is anticipated to improve traffic flow.
LandWorks reviewed their 15-year history in Town, including renovating the Old Mill Restaurant and recently completed construction of Mill Commons Apartments which are at the top of the market; for this project they would like to appeal to a broader market demand. On Carson Way, they currently are building 74 homes for single-family active adults, non-age restricted with condo-style maintenance. They believe energy-efficient town homes for this project would be nice transition, combined with an apartment product; half the site would be dedicated to work force housing (600-900 sq. ft.) with no garages and smaller energy-efficient units. This project would come in below Mill Commons but above Dorset Crossing. They would work with the Town for pedestrians to connect to Stratton Brook, but there would be no breakthrough. The current entrance and exits handle traffic volume very well with no issues. Some town homes would be on a slope and have a third story walkout, but where it is flat the town homes would be two stories. The 150-foot vegetation buffer would be maintained and at the back of the units plus everything is set 25 feet back from there totaling 175 feet with no visibility from Stratton Brook. The work force housing units would step up in height as you go toward Rte. 10 at two to three stories adjacent to the larger scale tall office buildings. There would be 252 units overall, including 48 town homes, 108 garage products, and 96 work force products with 24 units in each building. The need for multi-family units was discussed as the Town has about 80+% single-family housing and it is believed about 700-900 multi-family/rental units may be needed.
Regarding potential impact on the school system, Table 5 from the Board of Education was provided showing enrollment declining 10 1/2% in the last five years. Another study for the district showed peak enrollment in 2005 with an accelerating drop in enrollment of 1500 students from 2005 to today. A Rutgers study for housing products suggests about .12 students for the 252 proposed units totaling 30 students; typically, 95% of students attend public school. An increase of 30 students would be opposed to a projected drop of 80 students a year. A budget presentation to the Board of Ed from November was also provided.
The Master Plan showed tree massing and the village green concept with nice front entrances and utilizing more brownstone at the mail center; there would be a courtyard effect for town homes similar to Mill Commons creating a nice streetscape.
The number of cars on Rte. 10 at Powder Forest Drive at morning peak is 120 cars exiting with 65 turning north and 55 turning south; the major peak is at night with about 300 cars exiting the site. Rte. 10 at Powder Forest now carries about 22,000/day and this project would add about 150/day at peak hours. The traffic volume figures are found on the first page. While there is interest in having turning lanes, the community does not want to increase the number of lanes.
A plan to phase this development would include entry road and amenity package first and a two-year window from when the first building would be done to the last building or about 88 units/year. LandWorks developers would purchase this property from EB and develop it themselves with the apartment product part of their retained portfolio. Regarding saturation of the market in Town, they did not see that many units being built and have selected product to complement market demand to bring population back to Town. Many people would like to live in Town and this project should add to the economy.
The Economic Report showed building permit fees and sewer connection charges of $2.3 Million, additional property taxes of about $2.1 Million/year for parcels 3, 4, 5 and 6 under the current Mil rate - $1.25 Million for parcels 5 and 6. When a district has capacity and students are added over a period, additional costs may be minimal. Economic activity in Town was estimated in the $17 Million/year range and was adjusted downward halfway for the income level. The project would be about $80 Million/year for the four properties; construction workers would be using Town services. This was already been approved by STC for almost 600,000 sq. ft. but changing to this use would be more complementary.
Other projects the developer has worked on include: 46 condos in Farmington called Cornerstone on Rte. 6 with 68 units of housing adjacent and Centerbrook adjacent to that. Bradford Walk on the New Britain town line built about 9 years ago has 158 homes, including rentals, and is similar to this project. They provided a November article in Connecticut Builder about awards LandWorks received in all categories for its Mill Commons development.
Ensign-Bickford's representative, Andy DiFatta, stated the assisted living project would be about 200,000 sq. ft., a contract has been signed, and building is planned to start this summer under the I-2 Zone. The current plan is for 120 independent units, 33 assisted living units, and 33 memory care units all within 1 building ranging from one to four stories. They have received permission to excavate some material off the Site 3 location in order to develop it beginning this spring extending over the next two years; the plan is to build something commercial or office related up to about 90,000 sq. ft. They chose LandWorks as an award-winning developer that studies the market intensely and tailors their product to the market. Adding incremental students to an existing system is believed to be minimal. $17 Million/year from this project would have a positive effect on the Town's economy.
Permits have already been obtained from the Conservation Commission regarding the wetlands. The re-subdivision for lots 3 and 4 has been processed and the Mylar completed. Regarding the non-contiguous nature of this PAD, the Applicant will be meeting with the Zoning Commission on March 17th where this question may come up; the intent of the PAD Zone is mixed use and the components of this project encompass that, but it was decided that assisted living would stay in the I-2 with a special exception. The Commissioners suggested rolling assisted living units into the PAD for a contiguous parcel would fit the guidelines of the POCD for affordable housing and integration of commercial and residential, rather than as it is broken up here. LandWorks explained the process with the WPCA where they learned rental apartments are considered commercial and on the Grand List apartments are commercial. Reviews with Zoning resulted in Parcels 5 and 6 as standalone and Parcel 3 with multiple uses also as a standalone. The Applicant plans to return to ask to move the lot line for Parcels 5 and 6; currently, it is taxed as two separate parcels. It was explained the concern was when the park was originally developed and Powder Forest Drive was put in, whether it technically sub-divided the site and the need to get Title Insurance.
They requested the Commission's endorsement and the Commissioners will review the material provided in order to develop further questions for the Applicant.
c. Referral to Zoning Commission for Zoning Commission Application #14-06 of Sunlight Construction, Inc., Applicant; MCA Enterprises, LLC, Owner; for a Site Plan Amendment and Zone Change from PO to PAD on the property located at 132 Firetown Road (Map F09, Block 202, Lot 015+016). Zone PO.
The Applicant requested the Commission's positive referral to Zoning for the 1.18-acre property at 132 Firetown Road. The site was changed in 1969 from residential to PO and is an office building and the Applicant would like to return the property to a fully residential state. The existing building is sound and requires some roofing and siding rehab. They would change the existing structure to a rental duplex and add two single family detached homes for a total of four units. The existing structure is a 4200 sq. ft. raised ranch; entrances would change to one from each unit along with garages for each. A nice line of trees would be protected with a 25-foot conservation easement. The scale of the homes would fit the existing eclectic neighborhood at 2000 to 2500 sq. ft. probably as 2-story capes. The existing septic system as discussed with Town Engineering would be replaced by extending an existing sewer line up Plank Hill to the property. Each house would have typical single-family landscaping with most of the surface as grass and a reduction of hard surface.
This parcel would transition back to something more typical of the neighborhood with the two houses offset to increase privacy for them and neighbors. The neighbors were notified and the one call received by Town Staff resulted in no issues with the proposal. The Zoning Commission preferred a proposal for four units rather than the previous concept for six work force units. It was explained a duplex cannot be done in an R-15 Zone and will have two commercial rental units of about 2100 sq. ft. Each lot is a little over 13,000 sq. ft. and a special exception cannot be done The Applicant will consider further layout configurations to assure privacy with potential decks or patios on the back.
Commissioner Rice made a motion for a positive referral to the Zoning Commission for Application #14-06 for 132 Firetown Road proposed by the owner, MCA Enterprises, LLC, based on the fact of compliance with the PAD. Commissioner Prell seconded the motion, and it was passed unanimously.
a. Status of ongoing projects:
* Marketing Study Phase 2
The study has been subsumed in discussions with the Economic Development Commission regarding the upcoming budget and what can be accomplished. The Commissioners were invited to attend the budget hearing in support of requesting some funding for implementing Phase 2's more detailed economic development portion of the Study.
* The Hartford, Draft Code status
It was noted that SCTV filmed the recent meeting and the Draft Code presented is available on the website. A process diagram discusses four types of applications: one is administrative, two and three are those that come before the Commissions, and fourth is alternative compliance to the Code. Four appendices include a typical layout with framework plan and a second version, and two layout plans. They would like to have the Code before the land use commissions in March and to provide it to CBRE for their marketing purposes; calls of interest have been received from Boston and New York. The timeframe is anticipated at 18-24 months before the Hartford would consider taking the building down.
IV. COMMUNICATIONS AND ADMINISTRATIVE BUSINESS
The Commissioners were provided an article about more housing spurring growth in the Boston area.
Regarding questions for applicants before the Commission makes a referral, Town Staff suggested the Commissioners take a look at the housing section of the POCD for further information on diversity of housing. It was clarified the PAD is a Zoning document which is guided by the POCD.
The Commissioners requested Application #14-03 be on the next meeting Agenda and a representative return to answer further questions. Town Staff indicated the Town is looking to attract firms of 20-50 people. Regarding concerns about consuming commercial land into residential, Town Staff indicated there is very significant commercial frontage on Rte. 10 in both the north and south ends of Town of about 1500 acres. About 32% of the Town is in open space with the need to densify areas like Weatogue. The Commissioners commented that companies are looking for unencumbered drives to access major arteries, although more people will be working from home. Conventional retail being built in Town is unlikely, but discrete high-end development can be encouraged; Weatogue long-term could become a dense commercial center.
Regarding discussing apartments, e.g. numbers, and what it means for the POCD, and what is being given up for the future, the Applicant will return to the meeting on March 11th. Factual information will be reviewed and discussed and Town Staff invited questions. The Commissioners discussed the desirability of living in Town, the long-term history of increases/decreases in school population, changes in employment, and the constantly changing State economics. In a previous study, 62% were opposed to apartments and concerned about how they could change the Town's character, but current projects are better designed and community oriented. However, the average age in Town is 42.9 and there is a need to attract younger people in a balanced way although younger people may prefer to invest more in travel and lifestyle than real estate.
V. APPROVAL OF MINUTES of February 11, 2014
The February 11, 2014 minutes were amended as follows:
On Line 35, the name "Philips" was corrected to "Philip".
On Line 56, following the word "Highwood," the name "Bill Gallagher," was inserted.
Commissioner Kulakowski made a motion to approve the February 11, 2014 minutes, as amended. Commissioner Needham seconded the motion, and it was passed unanimously.
VI. ADJOURNMENT
Commissioner Prell made a motion to adjourn the meeting at 9:25 p.m. Commissioner Rice seconded the motion, and it was passed unanimously.
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Mark Drake, Secretary