1. Town of Stafford Planning & Zoning Commission Regular Meeting May 12, 2015 7:00 p.m. - Veteran's Meeting Room, Warren Memorial Town Hall RECEIVED STAFFORD. CT lois HAY 14 A II: LID Members Present: Cynthia Rummel, Chainnan Nancy Ravetto John Perrier, Alternate Doug Fassett, Alternate Also Present: David Palmberg, ZEO Harvey Edelstein, President, Real Estate Diagnostics, Inc. Guy Hesketh, PE, F.A. Hesketh & Associates, Inc. Agenda: Call to order and establish a quorum. 2. Review minutes of April 28, 2015 Regular Meeting. 3. Discussion and possible action - Site plan Modification Application submitted by Applicant, Real Estate Diagnostics, Inc. 4. Discussion and possible action - Review of Zoning Regulations 5. New and other business 6. Adjournment 1. Call to order and establish a quorum. Cynthia Rummel Chainnan, called the meeting to order at 7:00 p.m. Regular members in attendance were Cynthia Rummel and Nancy Ravetto. She seated Alternate member Doug Fassett for Jack Mocko, and Alternate member John Perrier for Gene Julian, establishing a quorum. 2. Review minutes of April 28, 2015 Regular Meeting. Nancy Ravetto noted that there were not enough members present at this meeting who also attended the April 28 meeting to have a quorum to vote. This item was tabled to the next meeting. 3. Discussion and possible action - Site plan Modification Application submitted by Applicant, Real Estate Diagnostics, Inc. The applicant, Harvey Edelstein, President of Real Estate Diagnostics, Inc. attended the meeting with Guy Hesketh, P.E. of East Granby-based F.A. Hesketh & Associates. Guy Hesketh said the modification they were proposing was to a site plan that was previously
approved last year as a Special Use Permit. This is for Phase I of the Avery Park Revitalization Initiative, and he referred to his firm's drawings. He explained that they had taken the approved plan to the Connecticut Housing Authority, and the proposed modification before them moves three duplexes, as there were concerns that they were located too closely to the existing railroad. Subsequent to approval, they had to go through various regulatory reviews and they were finally approved in March. Guy Hesketh said they are currently working on construction drawings and expect to have them for town staff in about two weeks. He further explained that the approvals previously granted under the PZC and the Inland Wetlands Commission are still valid, but that town staff felt it would be prudent to have the PZC approve the modifications, after which the applicant can then start site clearing and sedimentation and erosion control measures. Guy Hesketh noted that the SUP was granted only for this first phase, which includes 79 units. He also provided an overview of the larger plan. The project will be near the Big Y shopping plaza and will have a solar array. A driveway will lead out to West Stafford Road (Route 190). He said Big Y representatives have asked to see a master plan that shows potential for future development. There have been changes made to this access road. It will come in at the same location from West Stafford Road as the original location has the best sight lines, but the road will have more of an S-curve further in. Harvey Edelstein said the road will be leveled out to be ADA compliant and there will be a walkway from every unit to the shopping center. Guy Hesketh added that the Connecticut Water Company will be bringing in public water service to this site. He said Phase II ofthe overall project will be presented later to the PZC. David Palmberg said he has asked the applicant to, at a later time, make a formal master concept presentation to the PZC. Guy Hesketh said because this project is at a major intersection, they will need to go to the Office of the State Traffic Administration (OST A) to get certification of the site. It would be most convenient if they can go to OST A just once, and so in order to do this, they need to have a Master Plan of Development approval. Nancy Ravetto confirmed with Guy Hesketh that whatever plans they have, they will need to be in compliance with current Zoning Regulations. Guy Hesketh said as a means of protecting the town, the PZC can approve their modification request with a caveat that no construction can happen until the applicant has been given a site plan approval. He said for tonight, they are looking for a nod from the PZC so that staff can issue them a permit to start the clearing of about 11 acres and begin establishing erosion and sedimentation controls. David Palmberg noted he has a few recommendations for the PZC to set as conditions of approval. They are: (l) An Erosion Control Bond in the amount of $25,000; (2) WPCA approval of the sanitary sewer layout and components; and (3) File mylars of the Final as-built survey depicting all units, improvements, utilities and topography be filed in the 2
records for as completed. Edelstein was in agreement with John ifhe saw any with this application. David said he didn't. he saw it as a smart move and just ofthe regular so that the PZC is kept in loop regarding changes. Edelstein said involved in the project-investors, contractors and others-are all ready to go. said he is looking local contractors to do the work and would like to able to start July I pouring the foundations. He said these are panel construction buildings and once the foundations are in, they can go up quickly. This project, he said, will create a lot oflocal which will have a positive impact on the local economy. He he expects this phase, from start to occupancy, will about two and in the meantime, they can begin on Phase II. Nancy Ravetto if the will be buffer to the tracks. Harvey Edelstein said they expect to use some of the rocks on the property to create a where H"'A.&,",U. Nancy made a seconded by Fassett to approve the site plan Modification Application submitted by the Applicant, Estate to modify the previously site plan special permit to reflect of three duplex units, located on West Stafford Road, Map #36, Lot #80, Zone: HB, with the following conditions: (1) An Erosion Bond in the amount of $25,000 provided by the applicant; WPCA the sanitary sewer layout ><.1V,,"',.',". and (3) Mylars filed ofthe as-built survey depicting all units, nrr,,,prn,,,,,t,, utilities, and in the land for each as completed. 4. and possible action - Review of Zoning Regulations David Palmberg reported that there have no new developments on this. He has talked to Traci Hillebrecht, A.LA., but moved into a season and had enough time yet to do an adequate review. he has been Dennis Milanovich the attorney they are using, but they are very busy with big projects on right now. suggested progress is by the next that he the solar on to CRCOG their feedback, as the Advisory has already own. There was consensus that The Commission discussed the architectural requirements. David Palmberg that Hillebrecht is looking at material, including Nancy Ravetto's suggestions, has not been to back to him He when they do adopt rchl1tectu:ral requirements, that they make an appendix to regulations. noted that they have been overlay and they need to determine they want to establish a district or districts and delineate their boundaries. said they 3
have been discussing the potential of a roundabout near Chelles Diner and how that might serve as a gateway to a commercial overlay zone. Nancy Ravetto suggested that the zone should go up Route 19 all the way to the Massachusetts border, but David Palmberg noted that a lot of that area is presently residential (not commercial) zoned. The Commission also discussed an overlay zone to include Stafford Hollow. David Palmberg said they may need to have two sets of architectural standards and a more traditional New England set of standards for a Village overlay area. He said he is not finding the grade and trade idea something that can be easily done, and they may need to set that aside for the time being. Nancy Ravetto stressed that the overlay districts require new businesses obtain a Special Use Permit, as the SUP gives the Commission greater latitude in setting requirements. David Palmberg said they need to nail down delineating the two overlay districts they have been considering-a Village District and a Commercial District-and the criteria they would want to establish for each. The Commission discussed potential borders and David Palmberg said he would mark up a map based on their discussion and check it against the Plan of Conservation and Development to discuss at their next meeting. He noted that the uses currently allowed will not change, just the set of architectural guidelines for each overlay district. He said they will also need to figure in pedestrian considerations. 5. New and other business. David Palmberg said they are looking into a grant from DEEP for establishing a fitness trail along Levinthal Run, which would include three fitness stations. In this grant, the DEEP would fund 80 percent. He said the Lion's Club has expressed an interest in participating to help with a portion of the remaining 20 percent of the costs. David Palm berg reported that the Zoning Board of Appeals at their meeting last week continued and then closed the Public Hearing on the Reddington Rock Riding Club's appeal ofhis Cease and Desist order. He said after a great deal of discussion between the town attorney, the Club's attorney, himselfand club members, they came up with a Modified Agreement. A copy of the Modified Agreement was provided to Commission members. David Palmberg said the ZBA voted to uphold his order as modified by the Agreement and he reviewed the details ofthe Agreement. Major points include that the RRRC submit an annual Campground Renewal Permit, that the PZC and ZBA recognize the RRRC's vested right to continue to use the property as a private camping area, and that in recognition of their vested right that the RRRC's permit not be denied so long as it complies with a list of written conditions, including, among others, meeting local health authority requirements and providing screening and buffering as outlined in the Agreement. The Agreement also establishes limits on the camping season and individual camping stays. He reported he has received a basic site plan of the property. 4
David Palmberg said if the PZC votes now to accept this Modified Agreement, then the chairs of both the PZC and ZBA can sign it. He said the RRRC is currently working with the Health Department to meet their requirements. Doug Fassett made a motion, seconded by Nancy Ravetto to accept the Modified Order and Agreement made by and between the Reddington Rock Riding Club, Inc., the Stafford Zoning Board of Appeals, and the Stafford Planning and Zoning Commission. All were in favor. John Perrier noted that at a previous meeting, they had been informed about an application from the Economic Development Commission requesting an increase from 40,000 to 110,000 in permitted square footage for retail businesses. He said he was looking for Commissioners' general thoughts on the proposal. David Palmberg explained that because this is a pending application, this can only be discussed in Public Hearing, which is scheduled to be opened on June 8. He said the application has been referred to CRCOG for their comments. 6. Adjournment Doug Fassett made a motion to adjourn, seconded by Nancy Ravetto. All were in favor. The May 12 meeting of the Planning and Zoning Commission was adjourned at 7:55 p.m. Respectfully submitted, l ~1A it vd~ /V ~ Annie Gentile Recording Secretary 5