BRISTOL PLANNING COMMISSION REGULAR MEETING OF FEBRUARY 22, 2017 ATTENDANCE: ABSENT: Commissioner John Soares (Vice Chairman) Commissioner Marie Chasse (Secretary) Terry Parker (Alternate) (arrived 7:06 P.M.) Andrew Howe (Alternate) City Planner, Robert Flanagan Raymond Rogozinski, City Engineer Commissioners Chairman William Veits (Chairman); Jon Pose and David White (Alternate). Acting Chairman Soares designated Commissioners Chasse, Howe and himself as voting Commissioners. Also, he reminded the Commission that the next meeting of the Planning Commission is March 29, 2017. Commissioner Parker was designated as a voting Commissioner at 7:06 P.M. when he arrived. The meeting was called to order at 7:00 P.M. Pledge of Allegiance Minutes Acting Chairman Soares designated Commissioners Chasse, Howe and Soares to vote on the January 25, 2017 minutes. Motion was made by Commissioner Howe to accept the minutes of January 25, 2017 as presented. Motion carried 3-0. Public Hearings The Commission received the following item in their packet: a document, undated and entitled Public Hearing Protocol. Commissioner Chasse read into the record the Public Hearing Protocol. 1. Application #399 Site Plan for retail store (motor vehicle parts and supplies), 384 Farmington Ave.; Assessor s Map 37, Lot 48; BG (General Business) zone; Adam Herberg (CASCO), applicant. The Commission received the following items in their packets: a letter dated December 15, 2016, from CASCO, Architecture and Engineering, regarding the plan narrative; the first set of Site Plan Comments dated January 24, 2017; a letter dated February 10, 2017, from CASCO, Architecture and Engineering; a letter dated February 10, 2017 from Mark Mielke, P.E., regarding response comments; a letter dated February 10, 2017, from Smith-Goth Engineering, Inc., regarding response comments and; a letter dated February 10, 2017, from Mark Mielke, P.E., regarding the traffic review/study James Dean (CASCO), Principal, Dean Associates, Architects, Inc., 7 Kimball Lane, Lynnwood, MA, on behalf of the applicant, explained the request was for a retail auto parts store in the former Biker s Edge, (bicycle shop), which was an existing vacant 5,450 sq. ft. building. Mr. Dean explained the property was bordered by residential properties to the west, north and south and commercial property to the east. The truck access and customer parking access will remain off of Hoover Ave. There will be about twelve employees total with three to five employees in the building at any given time. The business hours will be 7:30 A.M. to 9:00 P.M. seven days a week. Truck deliveries will be designated during the morning and evening hours. There would be no vehicle repair service on site; no sale of tires; and hazardous materials will be stored in allowed quantities per the Regulations. A traffic study was provided and the proposed use will have a smaller impact versus the previous use based on the size of the building used for retail purposes. Mr. Dean explained the request included an approximately 4,000 square foot addition to the west side of the building to expand the building to a total size of approximately 9,400 square feet. The following improvements are planned: the building exterior and the building entrance will be renovated; landscaping, lighting, parking and all sidewalks will be improved. Mr. Dean reviewed the landscaping plan, particularly, the landscaping to the south. The landscaping to the south and the west has increased tree plantings to provide a buffer compliant with the regulations.
Also, many existing trees would be retained. The landscaping would also be improved along Hoover Avenue and Farmington Avenues; the trash area and parking area will also be landscaped. After inquiry by Mr. Flanagan, Mr. Dean explained this was their effort to comply with the 20 foot landscape buffer. Mr. Flanagan explained that this property was located within the Aquifer Protection Area (APA) and that no new motor vehicle uses can be located on this property, which the applicant had been informed of when reviewing the property prior to sale. The changing of oil or other maintenance type activities associated with motor vehicles cannot take place on site due to the APA Regulations. Mr. Flanagan commended the applicant and his representative for their efforts with the plans. After inquiries by Mr. Rogozinski, Mr. Dean explained the storm water runoff to the south residential area would have increased paved area, but intentions were not to increase runoff but divert it to the catch basins (new and existing). The plan was referred to the Conn Department of Transportation (ConnDOT) for comment. After inquiries by the Commission, Mr. Flanagan explained one comment remained, which was generated today, which was mislabeling on the landscape plan. After inquiries by the Commission, Mr. Dean explained the trucks servicing and delivering to the facility would be box trucks and delivery vans but no tractor trailers. The Commission was pleased there were no curb cuts on Farmington Avenue. Commissioner Parker arrived at this time. Acting Chairman Soares designated Commissioner Parker as a voting Commissioner. No one else spoke in favor of the application. No one spoke against the application. Motion was made by Commissioner Howe to close the public hearing. Motion was made by Commissioner Chasse to approve Application #399, Site Plan for retail store (motor vehicle parts and supplies), 384 Farmington Avenue, with the following stipulations: 1. The Site Plan shall also not be signed off until all remaining staff comments have been addressed and the plan revised accordingly. 2. The Site Plan shall not be signed off until all comments from the Connecticut Department of Transportation have been addressed and the plan revised accordingly. 3. The width of the required landscaped buffer proposed along the perimeter of the property south and west of the proposed building addition shall be as shown on the Site Plan. 4. All site improvements which have not been satisfactorily completed by the time a Certificate of Occupancy is applied for shall be bonded in accordance with Section XI.A.16. of the Zoning Regulations. The performance bond shall be posted by the applicant with the City before the Certificate of Occupancy is issued. Motion seconded by Commissioner Parker. Pending Applications There were no pending applications. New Applications 2. Application #400 Site Plan for the construction of accessory buildings (guard booths) and reconfiguration of existing (off-street) parking areas, 383 Middle St.; Assessor s Map 3, Lot 35; IP-1 (Industrial Park) zone; Michael Heimbach (ESPN), applicant. The Commission received the following items in their packets: the first and second set of Site Plan Comments dated February 14, 2017 and February 21, 2017, respectively; a letter dated February 17, 2017, from BVH Integrated Services, regarding 2
response comments and a letter dated February 7, 2017, from James Bubaris, Bubaris Traffic Associates, regarding the traffic review/study. The following persons presented the application on behalf of the applicant: Matthew Chait, C.E., BVH Integrated Services, P.C., 50 Griffin Road South, Bloomfield Henry Withers, Landscape Architect, of CR3, 571 Hopmeadow Street, Simsbury Rodolfo Garcia, Clohessey, Harris and Kaiser, LLC, 573 Hopmeadow Street, Simsbury Mr. Chait explained the request was for the north campus of ESPN for two guard booths for the north entrance (Business Park Drive) and south entrance (Redstone Hill Road) of the property. He explained some of the parking area had to be reconfigured to allow the guard booths to be placed and to construct utility infrastructure; storm drainage systems to support the plans. Also, twenty four parking spaces were required to be constructed along with a ConnDOT OSTA administrative review. Mr. Withers explained the existing north and south entrances would be maintained, but their width would be increased slightly to accommodate a center island and four lanes for security control. He explained the fence would be extended slightly. The guard booth lanes allowed for thirteen vehicles to be queued with a rejection lane exiting to Business Park Drive. The main center island would be improved to the east of the property. Mr. Garcia reviewed the architectural features of the proposed canopy and the guard booth. The new guard booths would be constructed similar to the existing guard booth at the south gate, which would also have a rejection loop on the driveway. He explained a proposed guard booth would be constructed at the Redstone Hill Road entrance. He explained the area would have handicapped access. Mr. Flanagan read into the record the letter (page seven) dated February 7, 2017, from James Bubaris, P.E., of Bubaris Traffic Associates, regarding the traffic report. The Commission had no concerns with the plan. Motion was made by Commissioner Parker to approve Application #400, Site Plan for the construction of accessory buildings (guard booths) and reconfiguration of existing (off-street) parking areas, 383 Middle Street, with the following stipulations: 1. The Site Plan shall not be signed off until all remaining staff comments have been addressed and the plan revised accordingly. 2. All site improvements which have not been satisfactorily completed by the time a Certificate of Occupancy is applied for shall be bonded in accordance with Section XI.A.16. of the Zoning Regulations. The performance bond shall be posted by the applicant with the City before the Certificate of Occupancy is issued. 3. Application #401 Site Plan for replacement of existing building with a new 12 x 32 building along with minor pavement and curbing modifications, 685 Lake Ave.; Assessor s Map 4, Lot 17; IP-3 (Industrial Park) zone; City of Bristol, applicant. The Commission received the following items in their packets: the first and second set of Site Plan Comments dated February 14, 2017 and February 21, 2017, respectively. Carol Noble, P.E., Environmental Engineer, City of Bristol, 111 North Main Street, Department of Public Works, on behalf of the applicant, explained the request for the transfer station was for the replacement of the existing office building (10 ft. by 30 ft.) to construct a new staff office building (12 ft. by 32 ft.). Ms. Noble explained the new building would be constructed near the existing scale house. The new building would be setback 90 feet from the property line from the residential area to be compliant with Zoning. The property has an existing buffer and a fence. The plan as proposed would utilize the existing sanitary laterals and the utilities. Mr. Flanagan explained the comments were resolved and that if the application is approved this evening, the Engineering Department has submitted revised plans to be signed off on. 3
Motion was made by Commissioner Chasse to approve Application #401, Site Plan for replacement of existing building with a new 12 x 32 building along with minor pavement and curbing modifications, 685 Lake Avenue, with the following stipulation: 1. The Site Plan shall not be signed off until all remaining staff comments have been addressed and the plan revised accordingly. Motion seconded by Commissioner Parker. City Council and Other Referrals There were no City Council and other referrals. Old Business There was no old business. New Business There was no new business. Zoning Commission Referrals 4. Application #2240 Proposed amendment to the Zoning Regulations to add to the Special Permit and Site Plan Uses in Section VIII.B.3. in the IP-1 and IP-3 (Industrial Park) zones, a new section (j) building or contractors yards. Timothy W. Furey, Esq. and D Amato Realty, LLC, applicant. The Commission received the following items in their packets: The Commission acknowledged receipt of a referral memorandum dated February 6, 2017, from the Zoning Commission to the Planning Commission and a letter dated January 27, 2017, from Attorney Timothy Furey, regarding the request (attached Exhibit A). Attorney Timothy Furey, 43 Bellevue Avenue, on behalf of the applicant, explained typically requests for these properties were for professional companies and not smaller facilities, which had various professional uses, such as the applicant s. He explained that industrial parks with manufacturing and construction jobs have been reduced significantly during the recent decade and he would not want to see the jobs reduced additionally (1,000 jobs currently), which was important for the City. He explained his initial discussions with the Bristol Development Authority (BDA) and their Industrial Committee. Attorney Furey explained the request was for a new Section to the IP-1 and IP-3 zones for Section B.3.j. He reviewed the various proposed standards of approval with the Commission, which included a property with a minimum of five acres and 2,500 square feet (minimum) area of the buildings for offices. The overnight parking of equipment had to be approved by the Commission and in compliance with the regulations. He explained the goals of the application were consistent with the goals of the Plan of Conservation and Development. Mr. Flanagan explained the proposal, if approved, would require a minimum of five acres of property and 2,500 square foot of office space. Also, the outside storage of equipment and overnight parking required an approval by the Commission. Motion was made by Commissioner Parker to recommend a positive referral to the Zoning Commission for Zoning Application #2240, proposed amendment to the Zoning Regulations to add to the Special Permit and Site Plan Uses in Section VIII.B.3. in the IP-1 and IP-3 (Industrial Park) zones, a new section (j) building or contractors yards. Timothy W. Furey, Esquire and D Amato Realty, LLC, applicant because the amendment as presented is in compliance with the 2015 Bristol Plan of Conservation and Development, specifically, Section 9.2.2, by managing business development and encouraging appropriate building and site design. 5.Application #2241 Change of Zone from R-25 (Residential) to R-25/OSD (Residential/Open Space Development), Lot 14, west of Perkins Street, north of Great Pyreness Way and south of the Burlington town border; Assessor s Map 58; Rock Builders, LLC, applicant. The Commission received the following items in their packets: memorandum dated February 6, 2017, from the Zoning Commission to the Planning Commission, along with the proposed text amendment exhibit A and a zoning map for neighborhood. 4
Attorney Timothy Furey, 43 Bellevue Avenue, on behalf of the applicant, explained the property owner also owned an additional 17 acres of property in Burlington, which would have a separate development application with the town of Burlington. He explained the vacant property in Bristol has been for sale for fifteen years and the property owner approached Mr. Rock to develop it. He reviewed the existing area subdivisions; amenities; utilities; larger sized subdivision lots. Attorney Furey explained the northeast side of the property would be developed and the remainder of the property would remain as an open space property. The request required ten acres and the property was eleven acres. The frontage of the properties could be reduced if the application is approved, from 125 feet to 100 feet. The plan required 15% of open space but, if the concept plan is ultimately approved, there will actually be in excess 50% of open space that will be proposed; the intentions were to develop individual properties with open spaces to the rear and protect the properties through individual conservation easements. The property had no inland wetlands, but there was an existing storm drainage system and it had natural features. His opinion was the properties would be appropriately sized for the area and would fit nicely with the existing subdivision to the south of this property because it maintains the R-25 zone. After inquiries by the Commission, Attorney Furey explained that conservation easements would likely be utilized, which the City would be able to enforce if necessary. He commented that the town of Burlington does not want to maintain this area. After inquiry by Mr. Flanagan, Attorney Furey explained the overlay zone had requirements, which had to be permitted in a zone and a minimum of ten acres. The R-25 zone allows 1.5 units per acre and the property was 11.6 acres and 28 acres including the town of Burlington property. Motion was made by Commissioner Parker to recommend a positive referral for Zoning Application #2241, change of Zone from R-25 (Residential) to R-25/OSD (Residential/Open Space Development), Lot 14, west of Perkins Street, north of Great Pyreness Way and south of the Burlington town border; Assessor s Map 58; Rock Builders, LLC, applicant because the zone change, as presented, is in compliance with the 2015 Bristol Plan of Conservation and Development, specifically, Section 6.1.2, by encouraging the preservation of undeveloped land which contributes to community character. City Council and Other Referrals There were no City Council and other referrals. Old Business There was no old business. New Business There was no new business. Staff Reports 6. Monthly Subdivision Status Report The Commission acknowledged receipt the monthly Subdivision Status Report updated February 13, 2017. Mr. Flanagan explained the report had no changes from last month. Communications 7. Commission appointment of Jon Pose as a regular member 8. Commission appointment of David White as an alternate member The Commission received the following items in their packets: The Commission acknowledged receipt of two letters dated January 12, 2017, from Therese Pac, Town and City Clerk, regarding the appointments of Jon Pose as a regular member and David White as an alternate member. Commission appointment of Jon Pose as a regular member 5
Commission appointment of David White as an alternate member Audience of Citizens (15 minutes total 3 minutes per citizen; comments are limited to agenda items other than development applications.) The Commission received the following items in their packets: The Commission acknowledged receipt of the Audience of Citizens Guidelines (adopted January 25, 2017), entitled The following guidelines for the Audience of Citizens shall apply until further notice:. Commissioner Chasse read into the record a page undated entitled The following guidelines for the Audience of Citizens shall apply, until further notice:. Shawn Ruest, 53 Lancaster Road, encouraged the Commission to participate more with the public. Acting Chairman Soares reminded the public audience that for future meetings the Audience of Citizens is limited to agenda items. Adjournment Motion was made by Commissioner Parker to adjourn. The meeting adjourned at 8:50 P.M. These minutes represent the proceedings of the meeting. This meeting was taped. Respectfully submitted, Nancy King Marie Chasse Secretary City Planning Commission 6