Planning Commission Minutes 05/12/2015

PLANNING COMMISSION MINUTES

MAY 12, 2015

REGULAR MEETING

I.          CALL TO ORDER

Acting Chairman Mark Drake 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:  Richard Cortes, William Rice, Robert Kulakowski, Mark Drake, Kevin Prell, and Ron Locandro, Jr.  Also in attendance were Hiram Peck, Director of Planning, Janis Prifti, Commission Clerk, and other interested parties. 

II.        SEATING OF ALTERNATES AS NECESSARY

Acting Chairman Drake seated Commissioner Cortes for Alan Needham and Commissioner Locandro for Ferg Jansen.

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

a.         CGS 8-3a referral on Zoning Application #15-13 of Ed Lally, Ed Lally and Associates, Inc., Agent; Mike Girard, President, Girard Brothers Corporation, Applicant; River Bend Holdings, LLC, c/o Tim Lescalleet, Senior Vice President, Owner; for a Zone Change from I-1 to I-2 on the property located  80  Wolcott Road (Assessor's Map I02, Block 439, Lot 009). Zone I-1.

The Applicant thanked the Commission for the opportunity to present their Application and request a referral for a site plan and sign approval.  The Applicant noted the Charrette included their current property on Iron Horse would be for housing and they are working for it to be developed as multi-family residential.  The ApApplicant purchased 80 Wolcott Road from River Bend, which is a little under 10 acres located near the airport and Phonon, and they are now going through the process of requesting a Zone change for the property from I-1 to I-2 with a Public Hearing scheduled for 05/18/2015.  The Applicant provided a site plan rendering showing a buffer building of about 6000 sq. ft. designed to shelter industrial views and with landscaping to screen it.

The Applicant's engineer noted the location of the 1.54-acre Phonon property adjacent to the Applicant's site with a new berm put in visually separating the properties.  The engineer indicated dark sky compliant, fully shielded lights on 14-foot poles would light parking areas; existing perimeter vegetation would remain with existing evergreens enhanced and a new berm added.  The engineer noted 3 points of access:  1) an existing drive would be maintained; 2) a new drive added to the south for mostly heavy equipment; and 3) another new drive for visitors/office employees.  The engineer indicated heavy equipment would be stored on the gravel area with construction materials; no piles will exceed the height of the building or zone requirements.  The engineer explained that changing the Zone from I-1 to I-2 would bring it into conformance with zoning regulations and the POCD industrial designation; the Design Review Board referred the Application for approval and the Applicant will continue working out the details with Staff.

Regarding the change from Zone I-1 to I-2 bringing both properties into compliance, the engineer explained the I-1 zoning requirement is for 10 acres, but Phonon's property is non-conforming because it only has about 1 1/2 acres, but the I-2 Zone has no area requirement and both properties would come into conformance.

The engineer described the proposed sign as identical to what the Applicant has at their current business - framed 4x8-feet with bulldozer logo with some lighting/landscaping. 

Regarding the POCD policy of enhancing/protecting major gateway entrances to Town, including the airport area with landscaping, maintaining a buffer, and Town identification/signage, the engineer indicated support of that policy with their proposed berms, landscaping, minimized driveway site lines, and an attractive new building designed to be larger and taller blocking visibility of the industrial building.  The engineer explained chain link fence along the road would be removed with other fence  portions setback about 100 feet from the road  to allow entry of large equipment.  The Applicant explained that on the south side there is a combination of dense trees/brush adjacent to Town property and no disturbance is proposed; a shallow drainage swale, similar to their DEEP required swale at Iron Horse is pulled back from the property line and existing vegetation, drainage comes into the settling pond which is 24 times larger than what DEEP requires; the Applicant indicated soil tests to 14 feet revealed no ground water in sandy soils; any on site water draining from pavement and the gravel area into the proposed 9-10 catch basins connected by a 24-inch diameter perforated pipe set in a stone bed wrapped in filter fabric would quickly absorb into the ground - they used a safety factor of 6 times the permeability of water through the soil; bulk material would drain to the pond on the south. 

The Commissioners commented positively on the proposed usage for this property, which also enhances goals for the Town Center.

Commissioner Rice made a motion to return a positive referral on Zoning Application #15-13 for 80 Wolcott Road in accordance with the proposed wording that Staff has presented on the condition it is broken into two letters; and that wording be added to #6 of the (To be) Simscroft property wording referring to POCD Policy #6, A Future By Design, regarding the gateway being enhanced by the image of what the Applicant has proposed.

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

A typo was noted in 1. changing "and" to "an".

b.         CGS 8-3a referral on Zoning Application #15-15 of Ed Lally, Ed Lally and Associates, Inc., Agent; Phonon Corporation, c/o Tom A. Martin, President & Board Chairman, Owner; for a Zone Change from I-1 to I-2 on the property located at 90 Wolcott Road (Assessor's Map J02, Block 439, Lot 009C). Zone I-1.

The engineer described the 1.4-acre Phonon site as having a severe need for parking spaces or .4 acres; by changing the Zone from I-1 to I-2, they will come into lot-area conformance.  The engineer indicated the parking lot would move from the property edge to a bit further away with Phonon gaining 30 parking spaces for a total of 122 parking spaces.  The engineer noted an existing set of catch basins connected by a 30-inch pipe and minimal ponding at the catch basin in a 50-year storm, which would be dry in about 1/2 hour.  The engineer described the proposal as further enhancing the gateway with a new berm along the street with flowering trees and shrubs, no new lighting, and the new parking screened from the street.  Regarding the separation between the two properties, the engineer indicated it would only be raised about a foot with mature evergreens in place.

The Commissioners discussed the various POCD policies:  policy #2 refers to ...diversifying the tax base, and Town Staff indicated there would be enhancement of the property in Town Center; #3 net economic long-term impact; #4 economic development that harmonizes ..with surrounding uses, which is compatible with Phonon's business use; #6 amend the zoning and subdivision regulations in a manner that will responsibly foster a dynamic and prosperous business climate, so if this property were recommended to the Zoning Commission to be changed from I-1 to I-2, it would be a technical change in regulations; #8 encourage non-residential zones to be centered around major transportation routes and facilities, with the Applicant's need for trucks to enter/exit the site and the benefit of removing that activity from Town Center.  The Applicant confirmed a 6000 sq. ft. building would be built, which combined with future construction on Iron Horse should provide an overall improvement in tax base; Town Staff believed the issues could be looked at broadly in a referral. The Applicant added that currently the taxes on the new property are agricultural and with the new buildings should have a tax impact; it was noted the Commission has to consider this Application in relation to the POCD in its referral to the Zoning Commission; Town Staff noted that this is an unusual and positive situation in the way that these Applications have fit together.

Commissioner Rice made a motion to return a positive referral on Zoning Application #15-15 for property located at 90 Wolcott Road contingent upon the same amendments to the wording as discussed in the previous motion.

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

IV.       DISCUSSION ITEMS

            a.         Updates and status of ongoing projects

Town Staff noted that the Webster Bank project is moving forward as they re-organize following the passing of a partner.

Regarding the Hartford, Town Staff had no additional news to report and anticipated they will move forward by year-end; 1200-1500 people still work in the building.

Town Staff indicated there was a pre-development meeting this week for the Pool Barn project, which should begin this week for both the store construction and barn rehab.

Regarding the CL&P site, Town Staff indicated CL&P is still planning to move out; the PAD approved for the south end of that subdivision is currently before DOT; the two front portions of the 60-acre property remain commercial.

Regarding Dorset Crossing, Town Staff indicated the apartments and MS housing are moving forward and should be online shortly; a small strip of flood plain was recently donated to the Town.

Regarding Big Y, Town Staff noted it is not in Big Y's construction sequence this year and will not go forward until 2016; Town Staff informed Big Y that at least 3 potential projects are on hold until Big Y moves forward.

The Commissioners noted that during the CIP review at the previous meeting some projects were requested added; Town Staff confirmed that was done.  Town Staff believed the reason they were left off related to Bond Counsel's view that planning projects were not "shovels in the ground", but they were in fact added after the Commission's discussion. The Commissioners requested a better prepared, more accurate presentation from Engineering in the future; Town Staff invited the Commissioners to contact him with any requests for more details/information/research requests. 

Town Staff indicated at last night's BOS meeting they discussed the business development and center policy vetted by the Chamber of Commerce, Government Affairs Committee, Main Street Board, Economic Development Task Force, and EDC, and whether the policy is complete or needs to be revised; Town Staff will forward the document to the Commissioners for review/comment; the BOS plans to hold a public forum at their first June meeting and probably vote on it at their 2nd June meeting.  Town Staff noted some participants are in favor of abatements and some are not; something to look at are various tax rates in other Towns and how to attract businesses to Town regarding the infrastructure they need; while the Town is not interested in big box stores, attracting additional smaller-scale, high tech businesses of about 100 people is desirable.

V.        APPROVAL OF MINUTES of April 28, 2015

Commissioner Rice made a motion to approve the April 28, 2015 minutes, as written. 

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

VI.       ADJOURNMENT

Commissioner Cortes made a motion to adjourn the meeting at 7:55 p.m. 

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

_____________________________

Mark Drake, Secretary