Zoning Commission Minutes 10/21/2019
SIMSBURY ZONING COMMISSION
TOWN OF SIMSBURY
REGULAR MEETING MINUTES - Subject to Vote of Approval
Monday, October 21, 2019 at 7 P.M.
Simsbury Town Hall - Main Meeting Room
933 Hopmeadow Street, Simsbury, CT
PRESENT: Dave Ryan, Kevin Gray, Jackie Battos, Bruce Elliott,
Donna Beinstein, Gavin Schwarz
ABSENT: Michael Doyle, Joseph Campolieta, Melissa Osborne
ALSO PRESENT: Michael Glidden, CFM CZEO, Director of Planning and Community Development and Robin Newton, Assistant Town Planner
I. CALL TO ORDER: Chairman Ryan called the meeting to order at 7:02
P.M.
II. ROLL CALL: Chairman Ryan appointed Mr. Schwarz to sit for Mr. Doyle.
III. APPROVAL OF MINUTES: of the October 7, 2019 regular meeting
At 7:03 P.M., a motion was made by Mr. Gray to approve the October 7, 2019
regular meeting minutes with the following edit:
Line 11: remove Thomas Frank’s name
Ms. Beinstein seconded the motion and the motion passed, 5-0-1 with Mr. Elliott
abstaining.
IV. PUBLIC HEARINGS:
1. Application #19-44 of Adam Belward, Owner; for a Special Exception
pursuant to Article Seven, Section C.1. of the Simsbury Zoning
Regulations, to allow a home occupation cottage food operation on the
property located at 23 Riverside Road (Assessor’s Map H12, Block 108, Lot 003). Zone R-40.
Staff advised the Commission that the applicant failed to post the sign for public hearing, therefore, no action is necessary until the November 18, 2019 meeting.
2. Application #19-45 of Steven Mitchell, Agent; Mitchell Auto Group,
Inc., Owner; for a Special Exception pursuant to Article Ten, Section C.3.i
of the Simsbury Zoning Regulations for a sign permit for a new sign on the
property located at 384 Hopmeadow Street (Assessor’s Map F14, Block
145, Lot 001+2). Zone B-2.
Steven Mitchell, owner of Mitchell Auto Group, Inc., presented Application #19-45 to the Commission. Mr. Mitchell reviewed the property history and discussed the changes that have been made to replace an Old Saab building to a Quick Lane Tire and Auto Center, with the addition of the CT Emissions Program approximately 14 months ago. Mr. Mitchell requests a replacement of the freestanding sign with a new wall sign to help customers know where to go upon arrival to the property. He noted that currently there is a small sign out front leaning up against the picnic table, which is ineffective in safely directing customers and he is looking to add the CT Emission Program onto his new sign, which is similar to the current sign in color and design.
Mr. Glidden noted that Design Review Board has given a favorable recommendation on application #19-45.
Ms. Newton advised that with all the sites combined, there will be 3 free standing signs on property, under 32 square feet, meeting code.
At 7:10 P.M., a motion was made by Mr. Gray to close the public hearing on application #19-45. Motion was seconded by Ms. Battos, and the motion passed unanimously, 6-0.
At 7:11 P.M., a motion was made by Mr. Gray to add Application #19-45 to the Agenda under “New Business” for consideration. Motion was seconded by Ms. Battos, and the motion passed unanimously, 6-0.
V. OLD BUSINESS
1. Application #19-45 of Steven Mitchell, Agent; Mitchell Auto Group,
Inc., Owner; for a Special Exception pursuant to Article Ten, Section C.3.i
of the Simsbury Zoning Regulations for a sign permit for a new sign on the
property located at 384 Hopmeadow Street (Assessor’s Map F14, Block
145, Lot 001+2). Zone B-2.
At 7:13 P.M., a motion was made by Ms. Battos to approve application #19-45 of Steven Mitchell, Agent; Mitchell Auto Group, Inc., Owner; for a Special Exception pursuant to Article Ten, Section C.3.i of the Simsbury Zoning Regulations for a sign permit for a replacement free-standing sign and new wall sign on the property located at 384 Hopmeadow Street, and as shown on plans entitled “Project: Mitchell Auto Group, Hopmeadow Street, Simsbury, CT, Date: 08/23/19, drawn by: PNH, Sheets 1 & 2,” with the following conditions:
1. An administrative zoning permit is required.
2. No size alterations are allowed in dimensions without prior authorization of the Zoning Commission.
3. No internal lighting is allowed.
Ms. Beinstein seconded the motion, and it passed unanimously, 6-0.
VI. NEW BUSINESS:
1. Receipt of New Applications
a. Application #19-46 of T.J. Donohue, Jr., Applicant; McLean Affiliates, Inc., Owner; for a Site Plan Amendment to construct a 54-unit residential building and appurtenant amenities at the McLean campus on the property located at 85 & 95 Firetown Road, and 75 Great Pond Road (Assessor’s map E08, Block 147, 148, Lot 001). Zone R-40.
Applicant is present tonight for a review of the project only, for feedback and to answer any questions the Commission might have as they have not yet received a favorable recommendation from Design Review Board. The next meeting with Design and Review Board is in two weeks.
Mr. Donohue, spoke on behalf of application #19-46. He reviewed the proposed project at McLean campus, and recapped the feedback received from Design Review Board, informing the Commission of a Special Meeting scheduled with Design Review Board on November 4, 2019 in order to present the Board with the materials and color palette to be used as well as different plain view renderings. Mr. Donohue introduced Tom Daly, Project Engineer and David McGill, Project Architect.
Mr. Daly, Project Engineer with Milone & MacBroom, Inc., gave a virtual tour of the property, reviewing the current property layout, and showing the Commission the changes to be made once the project is complete. Highlighted areas were relocation of the tee box, storm basin, updating and addition of gated road for emergency services access to the rear of the building which would double as a walking area for residents, proposed vegetation plantings/design, and construction of a shared parking lot.
Mr. McGill, Architect, SFCS, Roanoke, Virginia, spoke about the architectural details on the new building. Areas highlighted during the virtual architectural tour included the design layout of the 54-unit building (floor plan layout), the challenges of “keeping it McLean,” and explaining function and flow of the building and property continuity. Mr. McGill also spoke about the community areas, and the small details that have been considered in the design of the new building.
Mr. Gray asked for clarification about the access road. Mr. McGill responded that the access road will be a fire lane for emergency services, but that it will be gated to double as a “promenade” walking area for residents to remain active and offer a space for exercise.
Mr. Gray inquired if there is a break in the stairs off the rear terrace. After some review, Mr. McGill noted that there is no break in the stairway, but that it fully complies with code. Mr. Gray suggested that there be a break in the stairs.
Date of construction was discussed, and the anticipated start date would be Spring of 2020.
VII. GENERAL COMMISSION BUSINESS:
1. Correspondence - none
2. Regulations Update
Ms. Newton is hoping to have a complete draft put together and sent out to Commission members by next week with all of the changes.
3. Request for Informal Discussion: 437 Hopmeadow Street
Gus Jasminski, Manager of Design, Ensign-Bickford Realty, spoke about a possible 200 room hotel with a restaurant site previously approved for a 120 room hotel with boutiques and restaurant site. Mr. Jasminski is looking for direction from the Commission as to whether the current site plan approval is acceptable for this revised plan or if a Master Plan Revision needs to be resubmitted for the PAD.
Todd Clark, architect for Blue Moon Designs, Terryville, CT, presented the plans for the proposed hotel and restaurant.
Mr. Gray, Mr. Elliott, Ms. Beinstein and Ms. Battos agreed that there does not seem to be any major changes, and that it falls within the scope of the master plan that was submitted in 2015. The retail commercial space will be swapped over to hotel room space.
Mr. Glidden was asked and answered that he feels that it meets the criteria of the P.A.D. and that with the swap of the space, it still fits the scenarios of the original Master Plan.
Mr. Ryan noted concerns over prior P.A.D. sites ending up in several unintended uses.
Mr. Glidden clarified the process if the interested party needs to update the Master Plan verses if the Commission were to simply approve the site plan, along with Wetlands approving their portion.
The Commission agreed to advise the interested parties to come back with a Site Plan, without Master Plan Revision.
4. Request for Informal Discussion: 385 & 389 West Mountain Road
Thomas Benneche, Attorney, 885 Hopmeadow Street, Simsbury, CT., spoke to the Commission, looking for feedback about a lot line revision. The idea is to transfer 90’ of frontage to combine lots, so that both parcels of land will meet the criteria to create rear lots. The two existing lots would be combined, realigned and then subdivided. The end result would be two houses and two rear lots, one on each.
It was noted by Attorney Benneche, that it helps the property owners maximize the use of their properties, eliminate a nonconforming property, and keeps with the conforming of the neighborhood.
Discussion was had as to whether the wording in the regulations would allow for this change to occur, and if both criteria would be met.
The Commission agrees that they are making something that does not conform into something that does conform, and that the regulations support what the interested parties are intending to do.
VIII. ADJOURNMENT:
At 8:14 P.M., Mr. Gray made a motion to adjourn the meeting.
Motion was seconded by Ms. Beinstein. Motion passed unanimously, 6-0.
Submitted by:
Kimberly Rathbun
Commission Clerk