Planning & Zoning

Planning and Zoning

40 Old Farms Road Willington, CT 06279

June 5, 2018

7:30 PM

Meeting Minutes

Roll Call

Members Present:

Walter Parsell – Chairman

Andy Marco - Secretary

Randy Belair

Joe Lucia

Joe Hall

Members Absent:

Doug Roberts – Vice-Chairman

Donald Courtois - Alternate

Brittany Skorupski-Williams - Alternate

Also Present:

Susan Yorgensen

Emily Perko

Public Hearing

W. Parsell called the Public Hearing to order at 7:30.

PZC2018-10 Application for Special Permit including final site development plan approval to construct a proposed 9,225 s.f. commercial retail building and related activities including parking area and demolition of existing building at 22 Tolland Turnpike (Map 30 Lot 015 Zone DC) Owner: Willington, LLC Applicant: Garrett Homes, LLC (Received April 17, 2018 Public Hearing June 5, 2018 Decision within 65 days after close of P. H.)

Mike Sullivan, a Professional Engineer, was present to represent the applicant.  He said the abutters were notified and signs posted at the site.  Mr. Sullivan presented plans for the proposed 9225 s.f. retail building and gave the characteristics of the site which includes steep topography.  He said they have provided 29 parking spaces and have a reserve field for the 33 additional parking spaces required by the regulations. He added that the proposal is totally out of the 100 foot upland review area. 

Mr. Sullivan said there will be dual access to the site; right turn in, right turn out on 74.  He said utilities on the site include the drinking water well, septic system, propane gas tank and electric and telecommunications.  The well is currently under review and the septic system has been approved. 

Mr. Sullivan explained the drainage system on the plans and said they are mimicking the current drainage patterns.  He said an erosion and sediment control plan is in place and the LED lighting meeting the requirements. 

Discussion was held on the traffic patterns and the entry on Phelps Way.  Mr. Sullivan said a traffic plan has been submitted to the DOT but they have not heard back. 

Mr. Sullivan presented the architecture of the building in which they are proposing EIFS siding in a Navajo Beige. W. Parsell said they usually look for architecture that fits in with the character of the town and added that it looks like a box.  A. Marco said he would like to see a peaked roof.  Mr. Sullivan said he did the site plan and the applicant did the architecture plan.  He will provide comments to the owner/applicant.

Mr. Sullivan said the lighting will consist of 2 light poles, 4 lights on the front of the building and 4 light packs on the loading area side; all lights will be down lighting.   He said the loading area is sized for tractor trailers and the width out from the building is 45 feet.  The area is ground level with an entry door.

W. Parsell opened the Public Hearing up to the Public.

Bob Shabot, of Jared Sparks Road, expressed his concerns on the architectural features of the building.  He said little attention was paid to the other buildings within the village area.  He said a sloped roof with a wide dormer would be more esthetic and suggested a color other than tan. 

Mike Makuch, of Clover Springs Drive, echoed Mr. Shabot's comments and said, although he would like to see new things added to their economy, it is out of character with the town.  He said the blank side to Phelps Plaza needs some love and the building is too industrial. 

Ralph Tulis, of Village Hill Road, said the Commission is considering 1 facility and not the whole picture and the impact to the area.  He said this proposal should enhance Phelps Plaza and expressed his concerns on traffic flow, the entrance on Rte. 74 and parking.  Mr. Tulis said they need to work on simplifying traffic patterns in the area and possibly closing off Phelps Way.  He also suggested clapboard for the building, breaking up the roof and removing the fake windows. 

Discussion was held on what could be done with the traffic patterns as they are all state roads and it could be a lengthy process.  Discussion was held on closing off Phelps Way.  Mr. Tulis said the Commission does not have a preliminary site development plan for this area.  S. Yorgensen said they do have plan but it is entitled Zone Change.

Paul Chicoine, of Old Farms Road, said they have to work with the applicant; right now it is a rundown empty gas station and something has to go in there. Mr. Makuch asked who the tenant will be and questioned whether this proposal is the right thing for Willington. He asked about the well and septic usage.

Mr. Sullivan thanked the Public for coming out.  He said the applicant does not have a signed end user at this time.  He said, in regards to changing the traffic pattern and the state roads, the long term traffic plan is totally divorced from the proposed application before them.  He said the parking requirements are overboard for smaller buildings like this as they do not need 62 parking spaces.  Mr. Sullivan suggested they take a look at the regulations because they do not want to have huge parking fields that are not needed.

A. Marco said this application is for an unspecified use and they have to make parking adequate for future tenants.  S. Yorgensen said she agrees the regulations may require more parking than this use needs but the applicant did not submit a request for a regulation change.  She questioned how the Commission can approve a project that does not meet the regulations? 

Discussion was held on the reserved parking area shown on the plans and further discussion was held on parking and traffic patterns. 

Selectman Erika Wiecenski expressed her concerns on the appearance of the building and said she would like to see something more like the Dollar General in Ashford.  She expressed her concerns on traffic and tractor trailers on Rte. 74.  Mr. Sullivan said the trucks would enter on right turn only to be in position for delivery and showed the turning diagram on the plans.  He added that they may have 1 delivery per day or none at all and it would not be during business hours. 

Stephanie Summers, of Y Road, said she is also concerned about deliveries and the appearance of the building.  She suggested white clapboard for the building with gables.  Ms. Summers asked about blasting and Mr. Sullivan said they will not need to blast on the site. Further discussion was held on delivery concerns. 

Mr. Makuch questioned contamination.  Mr. Sullivan said this was addressed with IWWC.  He said when the 2nd generation tanks were removed, an environmental was done.  He said the IWWC had concerns on the hydraulic lift that was previously there and contamination that may be on the site once the building is demolished.  One condition of approval the IWWC placed is that the Licensed Environmental Professional will be on site when it is excavated to inspect, test and remove contamination if found. He said the well will be sampled for contaminants as well. 

Selectman Wiecenski asked the Commission to keep an open mind in regards to building colors as businesses have their own logos. 

The question was asked regarding signage and Mr. Sullivan said they are aware of the signage regulations and meet the requirements.  A. Marco clarified that this application is for a site plan, parking and traffic flow as the applicant claims they currently do not have a tenant.

Liam Keefe, of the Economic Development Commission, was present.  He said he is working with a UCONN Professor on a landscape architecture project for the area which includes the corridor from the highway and the intersection. Mr. Sullivan showed the landscape design on the plans. Discussion was held on the storm water drainage plan and artificial wetlands.

Mr. Sullivan said the abutter to the north encroaches on the property but the applicant chose to work that into the plans.  He said the abutter has a well on the applicant’s property that will remain and the abutter will continue to maintain it. 

Discussion was held on the contingency plan for parking.  Mr. Sullivan said they show it could be built but would require an entirely different site plan. He said the applicant would not pursue this but a future tenant could reconfigure the site if this parking was required.  He said they have been to the site 3 times with the sanitarian and due to the building and 44 foot drop, the septic design has to remain as proposed; this would not allow for the reserved parking area at this time.

S. Yorgensen said the parking is a big issue and she does not see how the Commission can approve the application if it does not meet the regulations. She said she met with the engineering firm prior to their submittal and it was agreed that they would meet the regulations but propose some pervious parking as an overflow and meet the regulations. Mr. Sullivan said  the plan had changed since then.

Mr. Tulis said various ways of developing property can be costly and it should not be a consideration of the Commission.  W. Parsell said it can be a consideration as they do not want to make it impossible for Developers to come to Willington.

S. Yorgensen said the lighting may not meet the regulations because light poles cannot be higher than the building. She added that lighting and signage can come back before the Commission. 

S. Yorgensen said her last message from the Health District referenced a black pipe that was broken and needed to be examined.  Mr. Sullivan said he spoke to the abutter and they did not have any interruption in service.  He said they will confirm it is not connected and resolve the issue.  He added that because of the abutters well, they had to move the applicant’s septic system south. Mr. Sullivan said this added to the parking issue.

The Public Hearing was left open and continued to June 19, 2018.

Regular Meeting

W. Parsell called the Regular Meeting to order at 9:16. 

Minutes

J. Lucia motioned to approve the minutes of April 3, 2018.  J. Hall seconded the motion.  All in favor.  Motion carried.

Correspondence

Letter of complaint signed “affected homeowners” regarding the Quarry 

P & Z Budget

Brochure from CT Federation of Planning & Zoning Agencies

Email from R. Belair regarding an Agenda Item Request for Permitting

Email from Matthew Ellis regarding the application at 22 Tolland Turnpike

Anonymous letter regarding a non-conforming sign in Route 74

Meeting adjourned at 9:20.

Respectfully Submitted,

Michele Manas

Michele Manas

Recording Clerk