TOWN OF MANCHESTER PLANNING AND ZONING COMMISSION. Lincoln Center Hearing Room 7:00 P.M. 494 Main Street AGENDA

Transcription

1 TOWN OF MANCHESTER PLANNING AND ZONING COMMISSION May 21, 2018 Lincoln Center Hearing Room 7:00 P.M. 494 Main Street AGENDA PUBLIC HEARING: 1. ASSOCIATION OF MUSLIM COMMUNITY (AMC) Request a zone change from to zone at 35 Oak Street and 50 Cottage Street. Zone Change ( ) NEW BUSINESS: 1. ASSOCIATION OF MUSLIM COMMUNITY (AMC) Request a zone change from to zone at 35 Oak Street and 50 Cottage Street. Zone Change ( ) 2. AMANDILY, LLC For construction of a warehouse building at 111 Hilliard Street. Erosion & Sedimentation Control Plan ( ) 3. THE REDEEMED CHRISTIAN CHURCH OF GOD Pre-application review to discuss a special exception use at 73 Summit Street. 4. HILLIARD MILLS, LLC For parking area expansion and renovation of Building 4 into a banquet hall at 640 and 642 Hilliard Street and 370 Adams Street. Inland Wetlands Permit Determination of Significance ( ) Request for 65-day Extension Special Exception ( ) Request for 65-day Extension Erosion and Sedimentation Control Plan ( ) Request for 65-day Extension Special Exception Modification ( ) Request for 65-day Extension Flood Plain Permit ( ) Request for 65-day Extension 5. ADMINISTRATIVE REPORTS 6. RECEIPT OF NEW APPLICATIONS R:\Planning\PZC\2018\05 - May 21\Agenda 21 MAY 2018.docx

2 TOWN OF MANCHESTER LEGAL NOTICE The Planning and Zoning Commission will hold a public hearing on May 21, 2018, at 7:00 P.M. in the Lincoln Center Hearing Room, 494 Main Street, Manchester, Connecticut to hear and consider the following petitions: ASSOCIATION OF MUSLIM COMMUNITY (AMC) Zone Change ( ) Request a zone change from to zone at 35 Oak Street and 50 Cottage Street. At this hearing interested persons may be heard and written communications received. A copy of the proposed zoning district change may be reviewed in the Town Clerk s office, 41 Center Street, during regular business hours, 8:30 a.m. 5:00 p.m., Monday through Friday, or in the Planning Department, 494 Main Street, during regular business hours, 8:30 4:30, Monday through Friday. Planning and Zoning Commission Eric Prause, Chair

3 TOWN OF MANCHESTER PLANNING DEPARTMENT TO: FROM: Planning and Zoning Commission Matthew R. Bordeaux, Environmental Planner/Acting Senior Planner DATE: May 17, 2018 RE: Association of Muslim Community (AMC) 35 Oak Street & 50 Cottage Street Zone Change ( ) Introduction The applicant is requesting a change of zoning district for 35 Oak Street and 50 Cottage Street from the current zoning district designation of (CBD) to the proposed (RB) zone. The site is located on the northwest corner of the intersection of Oak Street and Cottage Street and consists of an office building and parking lot. The combined area of the parcels is approximately.41 acres. Relationship to Surrounding Zoning The applicant currently owns and operates a house of worship at 46 Cottage Street, the abutting property to the north in the RB zone. Public parking lots are located on the adjacent properties to the west and across Cottage Street. A multi-tenanted commercial building is located across Oak Street to the south (all are in the CBD zone). An apartment building is located on the southeast corner of Oak and Cottage and is zoned RB. The applicant would like to use the building for a house of worship which is prohibited in the CBD zone but is allowable in the RB zone subject to Special Exception approval in accordance with the requirements of Art. II, Section The current request for zoning district change would allow the AMC to expand their facilities to an abutting property. Changing the zoning designation from CBD to RB would allow the applicant to expand their facility, but would create a gap in the. Relationship to the Town Plan of Conservation and Development The Town s Plan of Conservation and Development s Proposed Character Map shows this parcel in the Mixed Use Center area but on the border of the Core Neighborhood area. The Manchester 2020 Plan states that the Mixed Use Center consists of a tight network of streets with wide sidewalks, tree plantings and a street wall created by building frontages. These areas are centers of activity, serving as a transit hub and containing residential, commercial and office uses. Parking is typically on street or behind primary buildings. Additional uses include parks, libraries, schools, and other institutional uses. Net residential densities range from 10 to over 20 units per acre. The 2020 Plan refers to Core Neighborhood as compact, mixed-use

4 May 17, 2018 Page 2 of 2 neighborhoods consisting of a mix of single-family, duplex and multi-family housing. All streets include sidewalks and all housing is within walking distance of transit, a neighborhood school and mixed-use corridors and commercial centers. Buildings are typically two or three stories with small setbacks and higher floor area ratios. Non-residential uses include schools, parks and smaller commercial uses. Net residential densities range from 5 to 20 units per acre. There are no outstanding staff comments. MRB R:\Planning\PZC\2018\05 - May 21\Packet Memos\ AMC.docx Attach.

5 Town of Manchester, CT BIRCH ST T LOCUST S MAIN ST Geographic Information Systems E FLORENC PARK ST Proposed Zone Change 50 Cottage St & 35 Oak St PURNELL PL 50 Cottage St 35 Oak St ST JAMES ST EN DR Condo SPRUCE ST T MAPLE S Parcel Railroad Right of Way Shared Right of Way OAK ST COTTAGE ST D GAR Legend 30 ST 120 Feet 1 inch = 221 feet Date Printed: 5/16/2018 DISCLAIMER: The Town of Manchester, CT assumes no legal responsibility for the information contained in this map. This map is provided "AS IS" without warranty of any kind. NOTES: Planimetric and topographic information were compiled by stereophotogrammetric methods from photography dated April 24, 1999 in accordance with ASPR accuracy standards for 1"=40' large scale Class I maps. Real property compiled from recorded deeds, subdivision plans and other public records. Utility networks compiled from record plans, as-builts and/or field survey data. Aerial photography dated April 24, T FOREST S E ELDRIDG ST.

6 MAIN ST PURNELL PL Town of Manchester, CT LOCUST ST BIRCH ST FLORENCE ST Geographic Information Systems Residence A Proposed Zone Change 50 Cottage St & 35 Oak St PARK ST Residence A Residence A 50 Cottage St ST JAMES ST OAK ST 35 Oak St GARDEN DR COTTAGE ST Legend Residence C Residence C MAPLE ST SPRUCE ST Feet 1 inch = 221 feet Date Printed: 5/16/2018 DISCLAIMER: The Town of Manchester, CT assumes no legal responsibility for the information contained in this map. This map is provided "AS IS" without warranty of any kind. NOTES: Planimetric and topographic information were compiled by stereophotogrammetric methods from photography dated April 24, 1999 in accordance with ASPR accuracy standards for 1"=40' large scale Class I maps. Real property compiled from recorded deeds, subdivision plans and other public records. Utility networks compiled from record plans, as-builts and/or field survey data. Aerial photography dated April 24, Historic Historic FOREST ST Residence AA ELDRIDGE ST.

7 TOWN OF MANCHESTER PLANNING DEPARTMENT TO: FROM: Planning and Zoning Commission Matthew R. Bordeaux, Environmental Planner/Acting Senior Planner DATE: May 17, 2018 RE: Amandily, LLC 111 Hilliard Street Erosion & Sedimentation Control Plan ( ) Introduction Amandily, LLC is proposing to construct a new warehouse building at 111 Hilliard Street, a 1.2- acre parcel in the Industrial zone. The site is located on the north side of Hilliard Street to the west of Electric Street. The use is permitted in accordance with Article II, Section 16.13(d) of the zoning regulations. Action Air Systems, Inc. will occupy the building. The proposal will require site disturbance in excess of 0.5 acres and the application is seeking certification of an erosion and sedimentation control plan from the Commission. (Photo of 111 Hilliard St. taken from the corner of Hilliard and Electric St.)

8 May 15, 2018 Page 2 of 3 Project Description The proposed building will have two pedestrian entry doors facing Electric Street. Two garage bay doors are proposed at the rear of the building facing east toward Electric Street and a single garage bay door is proposed facing Loomis Street to the north. The applicant anticipates the need to accommodate five (5) employees and is proposing nine (9) parking spaces, including one handicapped accessible space. The parking lot will be located to the north and northeast of the building. The proposed 11,750 square foot warehouse building will be approximately 28 tall, constructed of sheet metal, and have a low-pitched roof. No windows will face the west toward the abutting residential property (Elevation renderings are attached). An existing concrete structure, approximately 3,246 square feet in area, is located in the northwest corner of the site and is proposed to remain (see photo below). A concrete dumpster pad is proposed to the east of the existing concrete structure. Approximately 10 of grade differential occurs from the proposed finished floor of the warehouse building at to the top of the hill that separates 111 Hilliard Street from the residential neighbor to the west at 123 Hilliard Street. The applicant is proposing a low retaining wall (approximately 2 high) adjacent to the slope at the northwest corner of the building.

9 May 15, 2018 Page 3 of 3 A row of 30 arborvitae bushes are proposed along the property boundary with the residential neighbor to the west. The applicant is requesting a waiver of the strict application of the 8 landscape buffer required in accordance with Article II, Section along this property boundary. It is the applicant s opinion that the existing vegetation and topography, the addition of the proposed arborvitae, and the location of the proposed building prevent any activity related to the warehouse use on this side of the building and will sufficiently buffer the neighbor from the proposed improvements. Additional site landscaping includes proposed October Glory maple trees along the property frontage on Hilliard Street as well as around the corner of Electric Street and Loomis Street. Ornamental landscaping is also proposed around the pedestrian entry doors facing Electric Street. The site will be served by public water and sewer, and underground gas and electric lines will also be included. Stormwater runoff from the parking lot will be collected in catch basins and directed to a shallow detention basin to be constructed in the southeast corner of the site. Stormwater from the parking lot will enter a hydrodynamic separator before discharge to the detention basin. The detention basin will be stabilized with grass and mowed regularly. Clean roof runoff will be conveyed to the basin via roof leaders and pipes running along the perimeter of the building. Erosion and Sedimentation Control The applicant has proposed erosion and sedimentation control measures to be constructed in accordance with the 2002 E&S Guidelines that will include a silt fence around the perimeter of the construction site, an anti-tracking construction entrance pad, and catch basin inlet filters. A temporary soil stockpiling area has also been included on the plans. Staff Review Staff has reviewed the plans and provided the applicant with comments. At the time this memo was drafted, Engineering Division staff was in the process of reviewing the required Stormwater Management Plan. The status of that review will be provided to the Commission at the meeting. All remaining staff comments are minor and technical in nature. MRB R:\Planning\PZC\2018\05 - May 21\Packet Memos\ Amandily LLC.docx Attach.

10 Town of Manchester, CT HOCKANUM RIVER AIN ST Residence C Residence C Business III Business III MARBLE ST MCCABE ST L STOCK P Geographic Information Systems NM N ST Business II M AI Business II N Planned Residence Development Planned Residence Development General Business General Business 111 Hilliard Street Zoning Map Industrial Industrial D ST ERLAN CUMB T RIC S ELECT LOOMIS ST AR HILLI 111 Hilliard St D ST NT ST REGE ST CHAPEL Off Street Parking Off Street Parking RLY ST WESTE Legend inch = 295 feet Date Printed: 5/17/2018 Feet ND ST Residence A Residence A. T JOSEPH S WOODLA ST STRONG DISCLAIMER: The Town of Manchester, CT assumes no legal responsibility for the information contained in this map. This map is provided "AS IS" without warranty of any kind. NOTES: Planimetric and topographic information were compiled by stereophotogrammetric methods from photography dated April 24, 1999 in accordance with ASPR accuracy standards for 1"=40' large scale Class I maps. Real property compiled from recorded deeds, subdivision plans and other public records. Utility networks compiled from record plans, as-builts and/or field survey data. Aerial photography dated April 24, 1999.

11

12

13

14

15