Planning Commission Minutes 06/10/2014 ADOPTED
PLANNING COMMISSION ADOPTED MINUTES
JUNE 10, 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, Robert Kulakowski, and Ron Locandro, Jr.. Also in attendance were Hiram Peck, Director of Planning, Janis Prifti, Commission Clerk, and other interested parties.
Chairman Jansen thanked SCTV for filming the proceedings.
II. SEATING OF ALTERNATES
Chairman Jansen seated Commissioner Cortes for Mark Drake and Commissioner Locandro for Kevin Prell.
III. DISCUSSION AND POSSIBLE ACTION
A. Referral of proposed new Form Based Code zoning for property located at 200 Hopmeadow Street.
Town Staff advised that the draft Form Based Code has not changed since the Commission's last review and comments provided by the Commissioners have been provided to the consultant. Regarding how large a structure could be created under this Code, Town Staff indicated the size would not be limited by this regulation; however, key is to assure applications received are in keeping with the illustrative plans that are part of the regulation, e.g. if the Zoning Commission following the 6/16/2014 meeting approved this proposed regulation and its illustrative plans, that would become the zoning for this property and any requested zone change would require asking the Zoning Commission for an amendment to that regulation. No other building on the north or south site would be as large as the existing Special District 641,000 sq. ft. building; the scale of proposed new buildings would likely be in the 30,000-50,000 sq. ft. small market building size; it was noted that the Big Y was approved at 54,300 sq. ft..
Town Staff explained the proposed regulation would be stronger than the POCD and have the force of a Zoning regulation, similar to the rest of the Town. The concern in the Form Based Code would be how a building is located on the property, how it relates to the streets, and its size. The northern parcel would have some small neighborhood commercial and some residential; the southern parcel would primarily be commercial as shown under Plan A. A goal would be to promote mixed uses on the property, including the potential for live/work/play where residents could live on the north parcel and walk across the pedestrian bridge to work on the south parcel. Alternatives discussed for the property in last September's Charrette included: a university or educational component, complete wellness ranging from young children to the elderly, or a healthcare facility. The proposed Code provides guidelines for creating streets and how buildings relate to Hopmeadow Street. Town Staff has received inquiries asking when the proposed Code will be adopted. The Hartford could develop both parcels; and at a recent meeting, CBRE indicated to Town Staff that their instructions were to market the entire property.
Town Staff reviewed that the existing building is not visible from Hopmeadow Street and it is planned that proposed buildings would be screened from the street by significant green space on both the north and south parcels; additionally, the topography slopes away from Hopmeadow toward the flood plain on both the north and south parcels. Regarding the pedestrian bridge and whether cars would need to go back out to Hopmeadow to enter the other parcel, Town Staff indicated that is the most likely scenario. However, during the Charrette DOT preferred having a road onsite to move cars between the parcels, but the approval of the Corps of Engineers and Wetlands Commission would be required.
The Zoning Commission will hold a joint meeting with the land use commissions at 7:00 p.m. at the Library on 6/16/2014. While the Commissioners acknowledged the need to move forward on this property, they felt the role of the land use commissions was diminished by the proposed Code which would be more like a PAD and allow many decisions to be made administratively. The Commissioners noted the POCD goal, "to protect scenic roadside vistas of Avon Mountain", and would like to see an illustration of what a view would be like for any proposed structures. Town Staff clarified the request for Commission approval of the current draft with the assurance that comments provided will be taken into account at the 6/16/2014 hearing. Town Staff confirmed that if the draft changed significantly, it would return to this Commission for further comment.
Commissioner Rice made a motion of positive referral to the Zoning Commission for the proposed Form Based Code dated 5/12/2014, with reservations expressed in comments provided to Town Staff by Commissioner Rice at the 5/27/2014 meeting, as well as comments expressed by Commissioner Needham at this meeting regarding the POCD goal of maintaining views to the ridge from Hopmeadow Street.
Commissioner Kulakowski seconded the motion, and it was passed unanimously.
B. Referral of the proposed revisions to the Accessory Housing regulations, Article Four, Section B; Article Seven, Section C.9.
Town Staff provided the Commissioners with 6/3/2014 proposed revisions that took into account comments provided by the Commissioners at the 5/27/2014 meeting. Regarding clarifying the definition of an Accessory Apartment, in the 6/3/2014 revision: 1) on page 12 of 162, "Accessory Apartment" language was deleted that, "an Accessory Apartment is a dwelling unit accessory to and contained within a single family dwelling that provides complete housekeeping facilities - see also Dwelling Unit, Accessory; 2) on page 21 of 162, "Dwelling Unit, Accessory" language was deleted that, "a separate self-contained living unit within and subordinate to an existing single-family residence or accessory with provisions for an additional kitchen and living area not common to the primary residence"; and 3) on page 22 of 162, "Dwelling Unit, Primary" language was deleted, "that portion of a single-family structure not converted to an accessory dwelling unit". The deleted sections were replaced by Article Four, Section B. in the 6/3/2014 draft.
Town Staff noted Zoning Commission concerns included: once an accessory unit permit is issued, that subsequent property owners are informed of the permit, and that the Town be notified within 30 days to assure health, safety and welfare requirements of the Building Code are met as noted in Section 9, on page 2; Town Staff has requested approval of this language from the Town Attorney by the 6/16/2014 meeting. There have been past instances where it was discovered that a permit for an accessory dwelling unit was never applied for; a permit can easily be requested with no financial penalty and the permit would then be filed in the land records. Town Staff indicated the Zoning Commission would like a recommendation from this Commission subject to clarification by the Town Attorney.
Commissioner Cortes made a motion of positive referral to the Zoning Commission for the proposed revisions dated 6/3/2014, to the Accessory Housing regulations, Article Four, Section B; Article Seven, Section C.9., subject to clarification by the Town Attorney of Section B.9.
Commissioner Locandro seconded the motion, and it was passed unanimously.
IV. UPDATES
A. Economic Development Task Force Activities
Town Staff advised their next meeting is scheduled for 6/17/2014 and is open to the public; the meeting will break up into the three project areas for in-depth discussions.
B. Other Projects
The Economic Development Commission (EDC) is scheduled to meet on 6/12/2014. Griffin Land will be providing the EDC an update regarding their potential land development. Regarding EDC's interest in the Master Plan for the Baker property, Town Staff believed that it is beginning to take shape; a previous EDC Master Plan schematic of the area provides a pathway with culverts to the river and back up to the Simscroft property with the potential that 5K runs would not be on Rte. 10. A boathouse on the river may be a future possibility. The Commissioners discussed the bridge near the Sycamore tree and the potential for Veteran efforts to replace the cement with wooden barriers and add lights.
V. COMMUNICATIONS AND ADMINISTRATIVE BUSINESS
Town Staff advised that work is continuing on the Weatogue Village District Study with plans for future Commission review.
Regarding the status of cooperation among Town Center property owners, Town Staff reviewed there are separate applications before the Wetlands Commission regarding the Simscroft property and the Webster Bank property.
Town Staff attended a meeting of 40-50 towns and a similar number of developers from around the northeast in a "speed dating" format allowing 90-second conversations. About 10 mostly housing developers were provided with a map of Simsbury and information about the Town Center Code; as a result, 3-4 developers have followed up with Town Staff to arrange further discussions.
Following BOS approval to submit a grant application for $500,000 to perform streetscape work and other improvements, Town Staff reviewed that the Deputy Commissioner of DECD came and walked around Town Center in order to more effectively evaluate the grant request.
The BOS voted that the Community Center be located downtown and a number of properties, with input from the Town Engineer, are under consideration. Town Staff also advised the BOS has discussed potentially updating the 2008 Town-wide survey which could include a Community Center component.
The Chairman noted upcoming Town events include: Lynyrd Skynyrd on Friday night, Willie Nelson and Allison Krauss on Sunday night, and burgers on the bridge on Wednesday night (rain date the next day).
VI. APPROVAL OF MINUTES of May 27, 2014
On Line 13, the word "both" is deleted.
Commissioner Needham made a motion to accept the May 27, 2014, minutes, as amended.
Commissioner Locandro seconded the motion, and it was passed unanimously.
VII. ADJOURNMENT
Commissioner Kulakowski made a motion to adjourn the meeting at 7:45 p.m.
Commissioner Cortes seconded the motion, and it was passed unanimously.
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Mark Drake, Secretary