RECEIVED STA FFORD. CT

Transcription

1 RECEIVED STA FFORD. CT Town of Stafford ZGlh SEP I Lt P 3: 53 Planning & Zoning Commission Regular Meeting September 13, :00 p.m. - Veteran's Meeting Room Warren Memorial Town Hall Members Present: Nancy Ravetto, Chair Gene Julian Kathy Bachiochi Doug Fassett, Alternate Also Present: David Palmberg, ZEO Attorney Thomas Fahey, Fahey & Landolina, for Aubuchon Realty Guy Hesketh, P.E., F. A. Hesketh & Associates for Aubuchon Realty Scott Hesketh, P.E., F. A. Hesketh & Associates for Aubuchon Realty Eamon Moran, applicant, Aubuchon Realty Public Public Hearing Application of Aubuchon Realty Company, Inc., Section 6.31, Special Use Permit for Commercial use with 20,000 s.f. of gross floor area or greater, Owner: Aubuchon Realty Company, Inc., Location: 39 West Stafford Rd., Map 47, Lot 18, Zone: HI. Nancy Ravetto, Chair, opened the public hearing at 7:05pm with regular members present including Nancy Ravetto, Chair; Gene Julian, and Kathy Bachiochi. She seated alternate member Doug Fassett for Ron Houle. Nancy reviewed the format for the public hearing. Kathy Bachiochi read the legal notice into the record. Attorney Thomas Fahey of Fahey & Landolina introduced the team representing Aubuchon Realty, including himself, Guy Hesketh, P.E. off. A. Hesketh & Associates, who prepared the plans, Scott Hesketh of F. A. Hesketh & Associates, who prepared the traffic report, and the applicant, Eamon Moran. He noted there was a defect in notifications and to rectify the situation, they are holding a new public hearing. Guy Hesketh said the required signage advertising the public hearing were properly posted and certified mailings were sent out to abutters, and receipts submitted to town staff. He described the subject site, 39 West Stafford Road, which is located at the intersection of West Stafford Road (Route 190) and Middle River Drive. The property is 4.05 acres and is located in the HI zone. The applicant requires a Special Permit and site plan approval as the proposed application calls for greater than 20,000 sq. ft. of commercial space. The applicant is proposing 1

2 an 10,900 sq. ft. building as a company, and adding an additional ofspace on the rear of the building. also would like to build a 12,800 new building on the site, if the market for up to six additional as a 320 sq. ft. drive up or are asking for a temporary percent of the required parking to 50 is allowed in the square footage ofspace would and they are asking for a temporary The site will be graded for to be added at a later date. Proposed access to would be via three driveways, one off of West Stafford Road and two off of Middle The West Stafford Road entryway would be for patrons and small propose to replace two existing driveways on Stafford Road, wide driveway and another to a one 24' wide "P"""" on Middle River Drive to patrons, while the said this element, keeping and access in the case of Guy Hesketh said the two roads. proposed "':1'<:>1-1-r,, r1 Road to the intersection indicated the of the existing would be stored in would be Landscape plans were Commissioners' packets. Guy deferred parking spaces would into the required 35' landscaped area is presently paved and however, the encroachment is reduced from 3,250 sq. ft. to 1,350 sq. ft. so would be significantly reducing Regarding utilities, water Middle River Drive. Electricity,."'1\.'IJ11'''1 with the WPCA and have is adequate capacity in accommodate their project. a photometric lighting plan which the various Road. Hesketh reviewed storm water plan, along with the existing and topography for the site. Water flow runs north to south and slightly eastward and runoff will conveyed to a cross culvert and on to a private storm system. water will flow down Route ] 90 to catch will be an infiltration system that will run concrete galleys and an overflow pipe will water into the culvert across West Stafford He has submitted a to town staff. A silt fence, hay and other best practices erosion control installed during construction and a construction exit will be created with an...vnu,,,,, pad. Two catch basins will be installed 2

3 with trap hoods (as requested by town staff) on an outlet pipe which will provide a level of protection for catching debris and oil not wanted in the drainage system. Guy Hesketh said they are proposing a widening of Route 190 to provide by bypass capability on either side of the road. This would require review and approval by the Department of Transportation and is not within the purview of the Pzc. Scott Hesketh reviewed his Traffic Impact Report. He said he reviewed DOT files and their counts and conducted his own counts on West Stafford Road during a seven-day period in August of He reported similar counts as DOT reported. He said he measured and observed Saturday volumes and turns, and did counts as well on Middle River Drive over a seven-day period. He provided various numbers in his report. Scott Hesketh said he also contacted the Office of State Traffic Administration to learn of any other planned developments and added projected traffic from those projects to his background analysis. These included the expansion of the Big Y, the Avery Park development, the bank on the comer, and others. He said he used standard practices from the Institute oftraffic Engineers. He conducted capacity analyses and discussed levels of service impacts. Scott Hesketh said that early on in the process he touched base with DOT and they suggested widening Route 190 to create bypass capability. He said their plan reduces curb cuts on Route 190 and the second means ofaccess via Middle River Drive would be useful in the case of an emergency. Ifthis application is approved, Scott Hesketh said they would then need to make a submission to the DOT. David Palmberg asked what the tum-around time is for something of this nature. Scott Hesketh said it could be in the two to six-month range. Eamon Moran, Sr. Vice President of Development, reviewed the architecture. They plan to maintain the exterior stone look ofthe existing old bus company building. They are proposing a farm-themed type upgrade with a covered canopy area out in front with columns beneath to display seasonal items and for a customer entrance. They will add three, non-structural, aesthetic cupolas. There will be a faux bam door with soffit white panels. The existing brick would be pained country cream and cypress green. The existing roof would remain a metal panel roof. The proposed 12,800 sq. building is speculative and will be built only if they can find tenants ahead of time to occupy it. It is designed to be similar and complementary to the existing building. There will be potential for up to six 2,000 to 2,500 sq. ft. retail units, but this is flexible. The building would be vinyl sided with cedar-looking vinyl shakes with cream and Cypress green colors. The building would have a mansard style roof and cupolas. David Pa1mberg reviewed his report on the application and items submitted as they apply to the regulations. Nancy Ravetto noted she reviewed the Plan of Conservation and Development, pointing out that this project promotes economic development goals including growth of employment and the tax base, efforts to retain existing businesses, and upgrading older properties. 3

4 removal Gene Julian to... rc'1"p,~f" adjusted seasonally to "',F><UU..H south of the new building area. Guy rear ofthe plaza significant screening coming proposed drive on Route 190 relative to the intersection becomes signalized. ofa couple of hundred feet in each direction. He said they could up a dedicated left turn lane instead of a bypass. And said close traffic signals are hardwired with a detection system in the road. David Palmber asked if the widening on driveway useless. Scott Hesketh said any ofspace should not make a difference. The public hearing was opened to public comment. would make the existing in the right-of-way, so John Strauss of West Springfield, friend of Olga of Stafford Road, asked if a second traffic light is installed with a dedicated turn, would the left turn irrelevant? Scott Hesketh said he did not believe so, and that it may it even more nec:::essary John Strauss explained that Olga Panciera's is to road, and she uses her front yard to tum around in to pull out onto as it is much safer than trying to back out. She is 90 and it is to turn her car around in her driveway and the ofspace from the front of her property. that both to do it themselves and could do it only with difficultly. make the turnaround easier. This John Strauss said he thinks they satisfy everyone. yard to yard. would Gail Panciera, speaking for Olga Panciera, read and submitted a statement in opposition of the is not against the Aubuchon development, just that they feel would make Olga Panciera homebound if she is unable to out to a review that was prepared by Buberis Traffic 4

5 contrary to access management recommended sole access to POCO excerpts which address safety, and general welfare of residents, site, not creating traffic safety property and promoting the general report and her statement for the advocate for minimizing River Drive. Gail including a need to protect minimum cuts to provide reasonable access to a a balance between respecting town. She provided a copy of the Attorney Fahey said he did not Panciera should be able to introduce a report Buberis Traffic Associates is not here this evening in order to answer said his client's and without Mr. Buberis, they have no opportunity to ask Mr. Buberis had a prior is not a courtroom. Eamon Moran to install a hammerhead on property and that this will not help. Kevin Campbell, the with the DOT, about the said she explained their concerns to him and she said he told her a n"f".~<;!<;! always necessary, and to work with local boards to give them said this appears to Scott traffic report. Hesketh said at a recent that the DOT generally Gail Panciera some alternatives: (a) to eliminate an entry to property Gail Panciera noted was no road widening when other business were on Route 190. She said it is unnecessary and She added that the PZC has an to try to mitigate the of on neighbors. from Route 190; (b) allow driveway but no widening of the road, or (c) allow a widening on the eastbound only. that the PZC set one of these options as a condition of approval. David not have control over a State road and the right-of-way. She approval, but their is state property. Gail Panciera with David Palmberg, but reiterated that they for some said he also spoke to Kevin Campbell when was started and was one who proposed the bypass lane. be happy to not that is what the State wants, as it would save but ultimately it is up to noted the comments he made at the Gail Panciera had referred to were taken out ofcontext. Nancy Ravetto said her concern is that the PZC does points about this project meeting some goals of the POCO were not meant to but just to show that they were trying to 5

6 Cindy Guerra of33 West Stafford Road asked ifthe applicant was planning any tree removal on the east side ofthe project. Guy Hesketh said they would not remove any trees until you get to the back edge of the property, depending on the rock they find. She also asked if they expected there would be any late night or early morning deliveries or trash pickup. Eamon Moran said he would expect trash pickup to be done during day time hours, and deliveries not earlier than 7:00 or 8:00am. John Strauss said he understands that the PZC has no purview over what happens to Route 190, but because the DOT had- indicated they would consider what the PZC would want to do in this case, he asked that they make some kind of statement that would indicate a desire to protect Olga Panciera's property. Gail Panciera said ifthe applicant would be happy to not have the bypass lanes put in, they should ask the PZC not to include it in the plan. Attorney Fahey said they have a good traffic engineer who has a better handle on what the DOT would be looking for. He said he would not have put this on the plan ifhe did not believe the DOT would be looking for it, and this would be the best approach. Gene Julian said the issue appears to be whether the PZC can ask the DOT not to widen the road. David Palmberg said it is fair to say that the Commission favors an application that will provide for safe travel on Route 190, and that ifthis can be accomplished safely without a bypass lane, then they would be good with that. Scott Hesketh said the DOT is in the habit oftalking with the local traffic engineer and staff about such issues, so ifthey convey that this issue is a concern, they will take that into account. Guy Hesketh said he understand the Commission has purview over the site but they cannot condition an approval based on off-site improvements. He said he has seen other Commissions put those comments in their minutes as a type ofdeclaration so that the DOT is informed of the concerns. Eamon Moran said he wanted it on record that he is in favor of not doing the bypass lane if the DOT is good with that option. He does not want to take his neighbor's land and the offer is still there on his part to try make changes to Olga Panciera's property, if needed, to facilitate a better turnaround. Donna Wright of95 West Stafford Road said she would expect the project to be done in phases, and she asked ifthe 35' strip along with a sidewalk will continue up Middle River Drive. Eamon Moran noted that they have not proposed a sidewalk on Middle River Drive. However, the strip of land would be there. Gene Julian made a motion, seconded by Doug Fassett to close the public hearing at 9:20 p.m. All were in favor. 6

7 1. Call to order and establish a quorum. 2. Review minutes ofaugust 23, 2016 regular 3. Discussion and possible action Application of Aubuchon Realty Company, Inc., Section 6.31, Special Use Permit for Commercial use with 20,000 of gross floor area or greater, Owner: Aubuchon Realty 39 West Stafford Rd., Map 47, Lot 18, Zone: HI. 4. Discussion ofpotential new regulations or to consider. 5. New and other business. Adjournment 1. Call to order and establish a quorum. Nancy Ravetto, Chair, with Nancy Ravetto, Ron Houle. established a quorum Doug Fassett, seated for 2. Review minutes of August 23, 2016 The Commission reviewed Page 3, the word "data" was Doug Fassett made a motion, secon(:tea Julian, to approve the August 23, 2016 meeting minutes as amended. 3. Discussion and possible action Application of Aubuchon Realty Company, Inc., Section 6.31, Special Permit for Commercial use with 20,000 s.f. of gross floor area or greater, Owner: Aubuchon Realty Company, Inc., 39 West Stafford Rd., Map 47, Lot 18, application. consensus was that it was informative note that would prefer there be no widening of Route unless absolutely necessary. The Commission agreed. is important and there should be the as required for safety. He said he was please4d there will be screening of the existing building that should be a sidewalk going up Middle Kathy Bachiochi to approve a "V"'"''"''' as permitted by Section All were favor. by Doug Fassett to approve the Aubuchon Realty Company, Inc., 39 West HI subject to the following conditions: 7

8 (I That a 5 ft. concrete east side of Middle River from the terminus along Rt. 190 to the first proposed access building is (I Driveway permits are to be obtained from Public Works Department for the two proposed access drives on Middle Drive. (I A pre-construction meeting shall prior to any construction with the Director of Public Works, and Town EngineerlBuilding Official. (I Prior to commencing construction a curb cut permit and an encroachment permit are acquired form the Connecticut DOT. as-built survey foundation shall prior to and a complete as-built showing all improvements and be required completion work and prior to the of a A vote was on the motion all were in favor. 4. Discussion of potential new regulations or amendments to consider. David Palmberg provided each commissioner a copy regulations. He said Don Poland will at their October 11, 2016 meeting to and review draft. David Palmberg said he is working on a draft for stand regulations expects the PZC will make an application for them on behalf the town. He said needs to still work on the earth excavation regulations. 5. New and other business. Dave Palmberg noted they had an informal discussion with Simon Says and they will demolishing the it is in now, market the He said this could a classic example to a cross easement as a condition of approval. Dave Woodland like to an additional possibly a three-bay for maintenance vehicles and equipment. He asked if this plan modification could be handled administratively. was consensus to that route. Julian thanked Palmberg for his thorough set of notes on Aubuchon application, which was extremely the Commission. 6. Adjournment. Gene seconded Bachiochi. All were favor. The Zoning Commission was adjourned at p.m. Respectfully submitted, Annie Gentile Recording 8