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PLEASE NOTE THAT MINUTES POSTED ARE DRAFT AND SUBJECT TO COMMISSION REVISION AND APPROVAL. Please contact the Town of Enfield Planning Department for official copies of approved minutes.
ENFIELD PLANNING AND ZONING COMMISSION
MINUTES OF A REGULAR MEETING
DECEMBER 2, 2004
A Regular Meeting of the Enfield Planning and Zoning Commission was held on Thursday, December 2, 2004 in the Council Chambers, Enfield Town Hall, 820 Enfield Street, Enfield, Connecticut. Chairman DiPace called the meeting to order at 7:30 p.m.
PRESENT: Anthony DiPace, Chairman
Jeffrey Cooper
Charles Duren
Robert Egan
James Hickey, Jr.,
Karen Krebs
Karen Weseliza
Kathleen Sarno, Alternate
Nicles Lefakis, Alternate
Samuel McGill, Alternate
ALSO PRESENT: Jose Giner, Director of Planning
MINUTES
Commissioner Krebs made a motion, seconded by Commissioner Duren, to approve the Minutes of November 4, 2004. The Minutes were approved by a 7 - 0 - 0 vote.
STAFF COMMENTS
a. Town Attorney (in writing)
b. Zoning Enforcement Officer (in writing)
Commissioner Duren noted the Zoning Enforcement Officer was going to compile a street by street cumulative list of all home occupations. Mr. Giner will check on the status of this list.
c. Director of Planning
Mr. Giner reported receipt of Gurdon Buck's essay regarding Roberts' Rules of Order. He has ordered some copies for the Commission since there are some suggestions regarding smaller assemblies. As soon as the books are received, he will discuss with the Commission areas where the Commission's bylaws could be revised.
Mr. Giner stated he is working on the storage pod ordinance. Mr. Giner emphasized that installing such pods without an approval is in violation of the zoning ordinance. Chairman DiPace felt these are used primarily for moving from one location to another. Following a brief discussion, Mr. Giner stated he should have a proposed ordinance for the Commission's review sometime in January.
c. Public Participation
No members of the audience made a request to address the Commission.
CORRESPONDENCE
Chairman DiPace reported receipt of the publication "Roberts Rules of Order for Small Assemblies, Boards and Commissions."
Commissioner McGill asked if there will be additional aquifer seminars scheduled. Mr. Giner stated there may be additional seminars scheduled when the draft regulations from DEP are publicized.
COMMISSIONERS' CORRESPONDENCE
Chairman DiPace reported receipt of correspondence from the American Planning Association.
PUBLIC HEARINGS - Continued from November 18, 2004 meeting
a. PH #2479 - Resubdivision to allow creation of three residential lots with related street and other public improvements on property zoned R-33 off Riverview Street, Map 19, Lot 10, Margaret R. Pappas, Applicant/Owner. (Must close by December 16.)
Commissioner Lefakis withdrew from this public hearing.
Tim Coon of J. R. Russo appeared before the Commission representing Margaret Pappas in her application for a three-lot resubdivision off Riverview Street.
Mr. Coon stated the first outstanding issue from the last meeting was the need for an appraisal for the determination of the fee in lieu of open space. The Commission has received an appraisal from Burke Appraisal Services dated November 30, 2004.
Mr. Coon stated at the last meeting someone from the public raised a concern that Riverview Street is a dead end street and suggested the cul-de-sac should be measured from the intersection of Bridge Lane. The Commission requested an opinion from the Town Attorney with regard to where the cul-de-sac should be measured. Mr. Coon stated the Commission has correspondence from the Town Attorney which states that the cul-de-sac should be measured from Riverview Street and the length of the cul-de-sac does not exceed any of the requirements of the subdivision regulations.
Mr. Coon stated he has seen a letter from the Fire Marshal which states the Fire Marshal has no concerns regarding fire protection for the subdivision.
Mr. Coon stated the Commission had requested an explanation from Marvin Serra of the Water Pollution Control Authority to explain why he preferred to have a single pump station as opposed to individual pump stations at the houses. The Commission has now received an explanation from Mr. Serra.
Mr. Coon stated the Commission further requested information from the Town Engineer as to whether or not the grade of the proposed street met the regulations. The Town Engineer's recent correspondence to the Commission indicates that it does meet the standards.
Mr. Coon stated the Commission requested a revision to the detail of the pump station controlled structure because the overall height was missing. Mr. Coon has submitted a revised detail which shows the overall height of 8.5'. Commissioner Duren questioned if the Town Engineer needs to see this revised plan. Mr. Coon stated the only change on the detail is with the power distribution board. The height which was actually present but was not legible on the previous plan is now listed as 8.5' which is well within the regulations for proposed structures.
Steve Mitchell, Manager of Transportation Engineering for F. A. Hesketh & Associates, East Granby, Connecticut discussed traffic. It was his understanding that at the last meeting there were some comments from the public regarding the traffic report that was submitted. Mr. Mitchell noted a traffic report is not specifically required by the regulations for a subdivision of this size. However, they have provided one.
Mr. Mitchell stated he prepared a brief letter to clarify the record mentioning that the traffic volumes that are reported are, in fact, correct and do represent current traffic volumes. The traffic volumes on Bridge Lane today are slightly under 1,000 vehicles per day. The additional traffic from this subdivision represents at the highest traffic generation time of the day less than one vehicle every twenty minutes. The traffic increase will, therefore, not be significant by any traffic engineering standards. Mr. Mitchell submitted his letter for the record.
Chairman DiPace opened this hearing to the audience.
Michelle Balk, 12 Riverview, stated her concern is with the drainage and the pond. There was recently a severe rain storm and the pond in the area is not draining and it is flooding. If you drive down Bridge Lane and you look on the other side, it does not drain under the road. The town has not cleaned it. The town owns approximately 10' on either side and it has not been cleaned. Ms. Balk noted if there are additional homes with additional drainage, it will cause more of a problem. She further questioned if the town does not maintain the current area near the pond, how they will maintain a pump station.
Doug Lesh, 9 Bridge Lane, stated he was against the proposal two years ago and he is still against this application today. His concern is three houses this time and it is just going to be continuous. He cited the traffic concerns, water concerns and concerns in the fact that this has been going on for well over thirty years. Mr. Lesh felt the proposals that keep coming in are wasting the residents' time and the town's time.
Donna Dikodo, 11 Riverview, stated her property abuts the property of the proposed resubdivision. She pointed out that in the back of her yard and on this property are Canadian geese. Also, the water situation after a rain causes puddling in the field where the proposed homes would be located. She stated she is opposed to the development and questioned how the town would be able to afford building a cul-de-sac at this location and maintaining it. She has heard the concerns about the pond and the drainage and stated she would imagine that the water would be diverted and the ecosystem may be upset with this subdivision.
Commissioner Weseliza asked if the approval of this resubdivision would leave open the opportunity for the applicant to come back with additional homes. Chairman DiPace stated there is always the potential to do so if there is open land available.
Commissioner Weseliza asked about the drainage and why wasn't the puddling of the water addressed as part of the construction. Mr. Coon stated the drainage was addressed at the last hearing session. It is not going towards the river but the drainage from the subdivision will be diverted from a detention pond and discharge into an intermittent stream. This detention pond results in no increase in the peak discharge from the site. The only puddling Mr. Coon could foresee would be down along the intermittent stream in the wetland area and they would not have an impact on that area.
Commissioner Duren asked if the development is the only thing going into the retention pond. Mr. Coon stated yes along with whatever overland flow there is from these properties. Riverview Street is collected and it comes down through the existing catch basin which comes down from the existing pipe separate from this subdivision.
Commissioner Duren asked if there is drainage from Enfield High School. Mr. Coon stated not into the detention pond. Along the fence there is a berm and a swale. Once the drainage gets down the hill, some of it may come into the intermittent stream.
Commissioner Egan stated there was a big drainage problem with Enfield High School involving a lot of flooding. The plans submitted by the applicant show a drainage and maintenance easement in favor of the town which was to relieve that flooding from Enfield High School. Commissioner Egan noted it looks as though the proposed detention basin for this application is located within this easement.
Mr. Coon confirmed there is no easement on this parcel.
Commissioner Egan stated the plans show a drainage and maintenance easement.
Mr. Coon stated that is a proposed easement in favor of the town for maintenance of the detention basin and it has nothing to do with Enfield High School.
Chairman DiPace noted the detention basin will be on the property of Lot #3. Mr. Coon stated the town will be responsible for the maintenance of that basin. There is access to the detention basin at the end of the cul-de-sac. Chairman DiPace questioned why the town would want to be responsible for the detention basin. Mr. Coon stated they want to be able to maintain it because it is taking all the drainage from their street. Since it is part of the street drainage system, the town wants to have control over it.
Mr. Giner stated this is standard practice in subdivisions. The town either owns the detention basin or requires easements to maintain them. It is the town's water from their roads that is going into these detention basins and Public Works requires that there be maintenance easements.
Commissioner Duren brought up the fee in lieu of open space and the fact that the fees will be owed prior to the sale of each lot. Mr. Giner stated this procedure is from state statutes. The requirement is ten percent of the value of the land prior to subdividing. The fee is prorated by lots and the fee is owed prior to the transfer of title for the lot. Further discussion of the fee in lieu of open space requirements followed.
Commissioner Cooper asked about the sewage pump. Some discussion followed of the installation of the three pumps with one of them becoming the master pump. Commissioner McGill asked if it is standard to install a simplex system rather than a duplex system. Mr. Giner stated Water Pollution Control is aware of the requirements.
Chairman DiPace stated he has not had time to read the twenty plus pages that were handed out just prior to tonight's public hearing. He asked that in the future the Commission receive such information in the meeting packet rather than at the time of the meeting.
Chairman DiPace continued this public hearing to December 16, 2004. He also requested an approval from the Traffic Safety Officer regarding this application.
PUBLIC HEARINGS - NEW
a. PH #2487 - Special Use Permit to construct a fueling facility in the southwest corner of the main parking lot of 54 Hazard Avenue (Stop & Shop Plaza), Zoned BR, Map 56, Lot 26, Stop & Shop Supermarket Co., Applicant/SEA Enfield Plaza LLC, Owner. (Must close by January 6)
Attorney Thomas Tyler appeared before the Commission representing Stop & Shop Supermarket Company. He stated this application is almost identical to one that was previously approved by the Commission two years ago. There are some very minor modifications that were requested after a review by the town in order to bring it up to date with other changes that have occurred during the past two years. Stop and Shop is willing to comply with these modification requests.
Attorney Tyler stated this application was previously approved on July 31, 2002 during Public Hearing #2326. He requested that the entire file of this application be incorporated into this public hearing by reference along with the P&Z Minutes from June 20, 2002.
Attorney Tyler stated in 2003, they requested an extension because of difficulties they had with a horrible winter and in trying to get this fueling facility going. The Commission granted that extension. The contractor miscalculated the time to pull the permit and was a couple of days late.
Also present at tonight's meeting were Lisa Davis, a representative of Stop & Shop, and John Plant, an engineer with Langan Engineering. Mr. Plant stated he presented the plans to the Commission two years ago for this state of the art fueling facility.
Attorney Tyler confirmed that nothing has changed. Commissioner Duren asked if all the staff reports were received. Mr. Giner stated the Commission has the necessary reports and a memo from him with proposed conditions.
Mr. Giner stated Mr. Serra wanted the plans to show a clean-out one hundred feet from the sanitary manhole. Mr. Giner noted receipt of a November 15, 2004 memo from Water Pollution Control.
Mr. Giner stated nothing new from the Fire Marshal was received. Lieutenant Boula, the Traffic Safety Officer, requested the addition of stop signs and those were already incorporated into the plans.
Mr. Giner confirmed the plans are the same and the only change is the revision dates. One of the conditions was they had to install the stop signs requested by Lieutenant Boula and that was done. Chairman DiPace stated there were previously eighteen conditions and the new memo includes twenty-two conditions.
Commissioner Duren thanked the representative present for what she has done for the Town of Enfield in those areas where she has been instrumental in getting tenants.
Chairman DiPace opened this hearing to the audience. No one spoke in favor or against this application. Chairman DiPace closed this public hearing.
Commissioner Duren made a motion, seconded by Commissioner Weseliza, to approve PH #2487 - Special Use Permit to construct a fueling facility in the southwest corner of the main parking lot of 54 Hazard Avenue (Stop & Shop Plaza), Zoned BR, Map 56, Lot 26, Stop & Shop Supermarket Co., Applicant/SEA Enfield Plaza LLC, Owner. This approval is subject to conformance with the referenced plans, as may be required to be modified by this motion, and the following conditions:
Referenced Plans:
"Stop & Shop Fueling Facility, Store #691 Sop & Shop Plaza, 54 Hazard Avenue (Rt.190) Town of Enfield, Connecticut, Approval Plans for: Special Permit Approval", Cover page with Location Map and Drawing List, dated May 30, 2002, revised to 10/20/04.
"Boundary/ Topographic Survey, Land Owned by Hazard Avenue Associates, L.L.C." Sheet 05.01, Scale: 1"=30', by Conklin & Soroka, Inc. dated 5/29/02.
"Stop & Shop Fueling Facility, 54 Hazard Avenue, Enfield, Connecticut, Existing Conditions Plan" Drawing No. 08.01, Scale: 1"= 40', by Langan Engineering and Environmental Services, dated May 30, 2002, revised to 6/18/02.
"Stop & Shop Fueling Facility, 54 Hazard Avenue, Enfield, Connecticut, Site Plan" Drawing No. 20.01, Scale: 1"= 40', by Langan Engineering and Environmental Services, dated May 30, 2002, revised to 10/20/04.
"Stop & Shop Fueling Facility, 54 Hazard Avenue, Enfield, Connecticut, Grading and Drainage Plan" Drawing No. 21.01, Scale: 1"= 20', by Langan Engineering and Environmental Services, dated May 30, 2002, revised to 8/7/02.
"Stop & Shop Fueling Facility, 54 Hazard Avenue, Enfield, Connecticut, Utility Plan" Drawing No. 22.01, Scale: 1"= 40', by Langan Engineering and Environmental Services, dated May 30, 2002, revised to 10/20/04.
"Stop & Shop Fueling Facility, 54 Hazard Avenue, Enfield, Connecticut, Soil Erosion and Sediment Control Plan" Drawing No. 23.01, Scale: "AS NOTED", by Langan Engineering and Environmental Services, dated May 30, 2002, revised to 10/20/04.
"Stop & Shop Fueling Facility, 54 Hazard Avenue, Enfield, Connecticut, Site Details I" Drawing No. 27.01, Scale: "N.T.S.", by Langan Engineering and Environmental Services, dated May 30, 2002, revised to 10/20/04.
"Stop & Shop Fueling Facility, 54 Hazard Avenue, Enfield, Connecticut, Site Details II & Landscape Plan" Drawing No. 27.02, Scale: "N.T.S.", by Langan Engineering and Environmental Services, dated May 30, 2002, revised to 10/20/04.
"Stop & Shop Fueling Facility, 54 Hazard Avenue, Enfield, Connecticut, Elevation" Drawing No. EL-01, Scale: 1"= 5', dated May 30, 2002, revised to 10/20/04.
"Stop & Shop Store 691 Fueling Facility, 54 Hazard Avenue, Enfield, Connecticut, Miscellaneous Structural Details" Drawing No. T-1, Scale: "As noted", by VHB, Inc., dated 8/2/02.
"Stop & Shop Store 691 Fueling Facility, 54 Hazard Avenue, Enfield, Connecticut, Double-Walled Fiberglass Tank Details Drawing No. T-2, Scale: "N.T.S.", by VHB, Inc., dated 8/2/02.
"Stop & Shop Store 691 Fueling Facility, 54 Hazard Avenue, Enfield, Connecticut, Fire Suppression Plan" Drawing No. T-3, Scale: "As noted", by VHB, Inc., dated 8/2/02., revised to 8/27/02.
Conditions to be met prior to signing of mylars and certificate:
1. All mylars submitted for signature shall require the seal and live signature of the appropriate professional(s) responsible for the preparation of the plans.
2. The conditions of this approval shall be binding on the applicant, land owners and their successors and assigns.
3. The public hearing file number "PH 2487" shall be displayed prominently on all final plan sheets either in the title block or in the area around it.
4. A maintenance schedule for the oil water separators shall be added to the mylars.
5. The plans shall show a cleanout at 100' from the sanitary manhole per WPC comments.
6. The sidewalk detail shall be revised to show an 8" base of processed stone, in accordance with the current subdivision regulations.
7. The approved motion with conditions shall be incorporated on to the final mylars submitted.
8. The final mylars shall receive appropriate staff review and approval.
Conditions to be met prior to the issuance of permits:
9. One set of final mylars and two sets of paper plans, with any required revisions incorporated on the sheets, shall be submitted to the Planning and Community Development Department for signature of the Commission. The signed mylars shall be filed with the Town Clerk prior to the Special Permit becoming effective.
10. This approval will become effective upon the filing of a Special Use Zoning Certificate signed by the Commission Secretary on the Land records by the owner of the property. Proof of such filing shall be in the file prior to the issuance of any permits.
11. A pre-construction meeting between the applicant, site contractors, project engineer and Town Staff shall be held.
12. The applicant shall post a bond for site improvements in an amount of $87,900.00 with surety acceptable to the Town Attorney.
13. A separate erosion and sediment control bond shall be submitted in the form of cash, check or a passbook, pledged to the Town, in an amount of $530.00.
14. A landscaping bond, in an amount to be determined by the Planning Department, shall be submitted to the town.
Conditions which must be met prior to the issuance of a Certificate of Compliance:
15. Complete as-built plans certified to Class A-2 accuracy shall be submitted prior to the issuance of any certificates of zoning compliance.
16. The applicant shall also submit to the Planning Director final as built plans in a digital format prescribed by the Director.
17. All traffic safety signage shall be installed prior to the issuance of a certificate of zoning compliance.
General Conditions:
18. This approval is for the specific use and structures identified in the application. Any change in the nature of the use or the structures will require new approvals from the Enfield Planning and Zoning Commission.
19. This project is also subject to conditions imposed as part of the Enfield Inland Wetlands and Watercourses Agency approval.
20. This project shall be constructed and maintained in accordance with the referenced plans. Minor modifications to the approved plans may be allowed in accordance with the regulations, subject to staff review and approval.
21. A building permit for the construction of facilities as approved must be obtained within one year from the effective date of approval or this approval shall be rendered null and void, unless an extension is granted by the Commission.
22. By acceptance of this permit and conditions, the applicant, land owners, and their successors and assigns acknowledge the right of Town staff to periodically enter upon the subject property for the purpose of determining compliance with the terms of this approval.
The motion was approved by a 7 - 0 - 0 vote.
b. PH #2485 - Special Use Permit to install a one-million gallon water storage tank at 51 Marion Place, Zoned R-33, Map 111, Lot 180, Hazardville Water Co., Owner/Applicant. (Must close by January 6)
Brian Mead from the Hazardville Water Company appeared before the Commission regarding this application.
Mr. Mead stated the proposed one-million gallon water storage tank will not be any higher than Hazardville Water Company's existing tanks but it will be larger in diameter. Their existing tanks are 200,000 and 500,000 gallons.
Commissioner Duren stated there are no safety comments and there were some questions from Engineering. Mr. Giner stated Neil Angus and the Town Engineer visited the site and there was some discussion about changing the location of the road. Mr. Mead stated the road will be permanent. The location will not be changed but presently it is a path. The intent is to make it a permanent road.
Commissioner Duren noted the lack of a memo from the Health Department. Mr. Mead stated the Health Department has to approve the plans and do a final inspection.
Mr. Giner stated based upon the comments from Mr. Angus and the Town Engineer, they were expecting some revised plans. Mr. Mead stated the plans are still being revised.
Mr. Giner suggested the Commission continue this hearing until a memo is received from the Town Engineer and to give time to revise the plans.
Chairman DiPace opened this hearing to the audience. No one spoke in favor or against this application. Chairman DiPace continued this hearing to January 6, 2005.
c. PH #2484 - Special Use Permit for a Kubota addition to an existing pool house at Georgetown Condos, Elm St., Zoned R-44, Map 64, Lot 93, Darlene Plaisted & Jeff Callahan, Applicants/Georgetown Condos, Owner. (Must close by January 6.)
Jeff Callahan appeared before the Commission regarding this application. He corrected the above information and stated this is a proposed garage for a Kubota tractor. There is a pool house plus another half of a garage. There was room left to locate the old shed in this location to store the Kubota tractor. It is a 14' x 16' area that matches the existing building. The old shed has been removed so that there would be an additional area for snow storage.
Mr. Callahan stated the addition will match the existing with vinyl siding and a garage door. This structure is controlled by the condominium association.
Chairman DiPace opened this hearing to the audience. No one spoke in favor or against this application. Chairman DiPace closed this public hearing.
Commissioner Duren made a motion, seconded by Commissioner Krebs, to approve PH #2484 - Special Use Permit for an addition to an existing pool house at Georgetown Condos, Elm St., Zoned R-44, Map 64, Lot 93, Darlene Plaisted & Jeff Callahan, Applicants/Georgetown Condos, Owner. This approval is subject to conformance with the application record and the following conditions:
Conditions to be Met Prior to Signing of Certificate:
1. The conditions of this approval shall be binding on the applicant, land owners, and their successors and assigns.
Conditions to be met prior to the issuance of permits:
2. This approval will become effective upon the filing of a Special Use Certificate signed by the Commission Secretary on the Land records by the owner of the property. Proof of such filing shall be in the file prior to the issuance of any permits.
General Conditions:
3. By acceptance of this permit and conditions, the applicant, land owners, and their successors and assigns acknowledge the right of Town staff to periodically enter upon the subject property for the purpose of determining compliance with the terms of this approval.
4. This approval is for the specific use and structure identified in the application. Any change in the nature of the use or the structure will require new approvals from the Enfield Planning and Zoning Commission.
The motion was approved by a 7 - 0 - 0 vote.
d. PH #2486 - Special Permit for construction of a bank ball court and modification of two softball fields with related site work at Brainerd Park on Brainard Road in an R-33 District, Map 58, Lot 88, Town of Enfield, Applicant/Owner. (Must close by January 6.)
Mr. Giner stated he received a communication from Public Works requesting that this hearing be continued.
Commissioner Duren asked that this item be removed from the agenda until the applicant is ready. Mr. Giner stated the Town Manager and Public Works are attempting to get this done during this construction season.
Chairman DiPace opened this hearing to the audience. No one spoke in favor or against this public hearing. Chairman DiPace continued this public hearing to December 16, 2004. Chairman DiPace also requested a complete application for presentation at the December 16, 2004 meeting.
e. PH #2481 - Initiative by the Enfield Planning and Zoning Commission for a Zone Change from Residential 44 (R-44) to Residential 88 (R-88) for properties bounded by Fletcher Rd. to the north; Laughlin Road to the east; the Town Line to the South; and Rail Road Right-of-Way to the west. Properties also as shown on Assessors Map 104, Lots 3 and 7; Map 105, Lots 1 and 2; Map 106, Lot 1 and Map 107, Lots 3 and 4; Properties owned by Kogut Florist & Nurseryman, Inc; REM Motor Rental; Valley Farms; Myers Nursery, Inc; Marlene Brooks. (Must close by January 6) - This hearing will be held on December 16, 2004.
Mr. Giner requested that the Commission not open this hearing tonight because the notice requirements were deficient. The hearing will be rescheduled to December 16, 2004.
f. PH #2482 - Initiative by the Enfield Planning and Zoning Commission for a Zone Change from Industrial 1 (I-1) to Residential 33 (R-33) for properties located at 59 and 69 West Street, Map 7, Lots 13 and 14; Joel Bud, Alfred Kozaczka, owners. (Must close by January 6.)
Chairman DiPace stated the notice requirements for this hearing were not met and it will be held on December 16, 2004.
Commissioner Lefakis stated some time ago the Commission discussed creating a new zone which would have a several acre requirement so that people could have livestock. He asked that the Commission revisit this discussion some time in the near future.
NEW BUSINESS
SPR #1296 - Application for a four-bay car wash at 290 Enfield Street (west by Catalina Dr., south by Manning Rd.) Zoned, BG, Map 34, Lot 160, Alan K. Tracy, Applicant/Inglewood Realty LLC, Owner.
Chairman DiPace asked if staff has seen the revised plans. Mr. Giner stated staff has reviewed the plans and the revised plans are in response to the Administrative Review Team meeting.
Chairman DiPace and Commissioner Duren requested that revised plans be included in the meeting packet in the future.
Mr. Giner stated the Town Engineer noted a couple of items and those have been included as conditions of approval. Mr. Serra of Water Pollution Control has submitted a letter dated November 15, 2004 and he had no outstanding issues. The Fire Marshal submitted a memo dated November 29, 2004 stating there were no issues.
Attorney Charles Parakilas appeared before the Commission representing the applicant, Alan K. Tracy. Also present were Guy Hesketh from F. A. Hesketh, Paul Fox and Alan Tracy.
Attorney Parakilas stated on May 20, 2004 the Commission approved a change of zone for the premises known as 290 Enfield Street from Business Local to Business General in order to allow the applicant the right to file for a car wash facility as represented by the applicant at that time. A car wash facility is a permitted use in a BG zone. The subject premises are 1.25 acres of vacant land bounded north by BKC, LLC, east by Enfield Street, south by Manning Road and west by Catalina Drive.
Attorney Parakilas stated the applicant proposes a four-bay car wash facility with four stacking spaces per bay. There will be two automatic bays and two self-service bays with eight accessory vacuums, two in each of the four islands. The entire building structure will be 3,082 square feet and this facility will be similar to the car wash facility the applicant owns in Scitico which is a six-bay car wash.
Attorney Parakilas stated the applicant proposes one curb cut on Enfield Street. This cut will have to be approved by the DOT. There will be no access on Manning Road and there are no wetlands on this site. The site is very generous in size and much larger than needed for this use. This allows the applicant to do more to blend the commercial use with the abutting residential neighborhood to the west. In addition to providing the required buffer yard and trees, this plan provides for an enlarged buffer along Catalina Drive forty feet in depth rather than the twenty-five feet required by the ordinance. The preservation of a large maple tree at the northwest corner of the site and selective preservation of other trees is proposed.
Attorney Parakilas stated less than one-half the site will be impervious and more than one-half the site will be greenery.
Guy Hesketh reviewed the proposed plan done by F. A. Hesketh. The site is located at 290 Enfield Street. It is between Enfield Street, Manning Road and Catalina Drive. The proposal is a four-bay car wash with automatic and self-service bays. The last portion of the building is a mechanical room with a rest room. There are four vacuum islands proposed. There is a dumpster with a concrete pad, a loading area and dedicated employee parking spaces.
Mr. Hesketh stated the town's regulations require four parking spaces for each car wash bay. They have a total of sixteen provided or four for each of the car wash bays. In addition to that, there are two parking spaces for each vacuum island, one space for each vacuum canister, and a dedicated employee parking space. The total amounts to one additional parking space than is required by the ordinance.
Mr. Hesketh discussed the circulation on the site. As you enter from Enfield Street and you pull into the car wash, you can either continue straight to wash your car which is a one-way circulation pattern or you can pull in, use the vacuum canister, and then leave the site. The plan meets the zoning requirements as far as setback, coverage, and landscaping. Along Catalina Drive, there is a residential use and the regulations require that there be a Type A buffer. The minimum buffer is 25' and they are providing a 40' buffer.
Mr. Hesketh stated their landscape architect visited the site and there are a number of trees on the site that were identified to remain. There is a large maple tree that they have designed the site around. There are also a series of other trees and those will be maintained. Their site disturbance is right along the edge of the curbing. They will selectively clear some of the scrub, replace them with evergreen trees and other shrubbery and maintain some of the existing canopy trees. The end result will be quite a healthy buffer.
Mr. Hesketh stated in designing the site, they wanted to keep the dumpster area and the vacuum canisters as far from the residential use as possible. Their landscaping plan calls for a row of arborvitae that will provide a level of screening from the people using the vacuum facilities.
Mr. Hesketh stated the building proposed is similar in architecture to the building that went up in Scitico. Because of the design overlay district, instead of the split faced block, this building will be brick. It will have gable ends, architectural shingles and clapboard on the gables.
Regarding signage, Mr. Hesketh stated there is a freestanding sign along Enfield Street. In addition, there will be a building sign on the facade of the building. The signs meet the ordinance regarding the total square feet of coverage allowed. The signs will not be internally illuminated because of the design overlay district. They will be externally illuminated.
Mr. Hesketh discussed the drainage and grading. The site grades downward from the northeast towards the southwest. The highest point of the site is located in the northeast corner. The entire site with the exception of a small portion adjacent to the state highway drains to a catch basin that is located on the corner of Catalina Drive and Manning Road. They propose to continue that same drainage pattern. All the water that goes there now will continue to go there after their construction. Because they are going to have an increase in impervious area on this site, there will be the potential to increase the amount of runoff. To mitigate the peak flows due to that, they are proposing a small detention basin. This will be a grassed area and will look like a depressed area in the lawn. During a 100-year storm, this area will have a maximum of two to three feet of water in this detention area. It will have a small detention outlet structure, a type R DOT basin, about two and a half feet by two and a half feet. The storm water will be collected by a series of catch basins. The last catch basin is a combination catch basin and storm water separator structure. This structure meets the DOT criteria and Connecticut DEP criteria for eighty percent removal of total suspended solids. It also has the ability to capture floating debris and oils through a baffle system.
Mr. Hesketh stated the discharge from this site will be from a manhole which will pick up some roof leaders and discharge into the small detention area.
Mr. Hesketh discussed the erosion control structures that will be implemented during construction. They are proposing around the bottom of the site, silt fence erosion control. There will be hay bale erosion checks around the catch basins to reduce the amount of sediment during construction. There will be a small amount of rip rap located at the outlet to the storm drain into the detention basin and also at the outlet of the detention facility.
Regarding utilities on the site, they will be picking up their sanitary sewer from Manning Road. The water connection will be from Manning Road. Electric and telephone will be from Enfield Street. There is one utility pole located in the drive that will have to be relocated.
Mr. Hesketh stated they will utilize an oil grid separator which is used for recycling the wash waters. Car washes today have an eighty-five percent recovery rate. The system proposed is approximately three times the size of what is required by the DEP for their floor drain permit. Mr. Hesketh went into some detail regarding the recycling system which uses six gallons per vehicle in the final rinse which is then discharged into the sanitary sewer system as required by the DEP.
Mr. Hesketh stated they are proposing fourteen-foot high light poles with 150 watt lighting. The average lighting is one and a half to two foot candles throughout the site. He pointed out the light poles on the plans and the areas they will illuminate.
Regarding the detention basin, Mr. Hesketh stated they worked with staff and made a modification after the first ART meeting. Their analysis indicates they will have no increase in peak runoff for the two, five, ten, twenty-five, and one hundred year events. There will be a slight decrease in the total peak discharge from the site.
Mr. Hesketh stated the only outstanding issue with the Town Engineer was he was looking for clarification on the detail for the handicapped ramps. Those are actually located in the state right of way and those will have to be constructed to DOT standards as part of the encroachment permit process. Mr. Hesketh noted the town has a thicker standard for concrete and the sub base under it and they will comply with those requirements.
Mr. Hesketh stated John Cabibbo also indicates a concern regarding a large dead tree located on the property line. The applicant's intent is to remove that tree and the Town Engineer confirmed he would like to see it removed. However, if it is done within the DOT right of way, they need to get the tree warden from DOT on board. This is an encroachment issue that they will discuss with the DOT.
Mr. Hesketh requested approval from the Commission this evening.
Commissioner Duren asked if this detention area will interfere with the detention basin across the street. He recalled Mr. Fox previously telling the Commission during the zone change that he located a storm sewer across the street on the opposite side. Mr. Hesketh stated the DOT won't allow them to use that because they are not going to allow an increase in discharge to their system.
Mr. Hesketh stated they reviewed the existing storm drainage in the area which goes through a property located further down the road. Apparently there are some issues with the owner of that property.
Mr. Hesketh stated the Town Engineer's concern was for a 100-year storm that they had a net decrease. The detention basin is large enough to handle any of the storm events.
Commissioner Duren asked when the lights would be shut off. Mr. Tracy stated approximately 11:00 p.m. or 12:00 p.m. Commissioner Duren stated the residents in the back expressed concerns about noise. Mr. Tracy stated everything has been located away from the residences.
Commissioner Duren stated there will still be noise. He asked if there is an attendant on duty at all times. Mr. Tracy stated there is not and at night it gets pretty quiet. It is the type of business where there are busy times but Mr. Tracy does not foresee this as being a twenty-four hour operation.
Mr. Fox stated the tree buffer in the back will shield a lot of the lighting from the car wash site. It is not going to eliminate it altogether but there are very mature trees there. In addition, they will plant evergreens and under story stock to buffer the area.
Chairman DiPace asked if it would be a problem to shut the lights in the back off at 11:00 p.m. due to the residential homes in that area. Mr. Tracy was agreeable to this.
Commissioner Duren asked about the noise from the vacuums. Mr. Tracy stated they are really not that loud.
Commissioner Sarno asked about the parking spaces for the vacuums. The vacuum pads are 4' x 10', the parking spaces are 10' x 18' and the handicapped spaces are 16'. She asked how a person in a wheelchair would be able to access the vacuum and, therefore, what is the sense of a handicapped space. Mr. Hesketh stated this is required by ADA. Chairman DiPace noted there are a lot of people that are handicapped but can walk and would be capable of vacuuming their cars.
Commissioner Cooper asked if all the equipment would shut down automatically at closing time. Mr. Tracy stated the equipment could be used but the lights are off and patrons don't usually use the car wash at this time. He added an attendant is present during the day and on weekends.
Commissioner Cooper felt there should be a way to turn off the vacuums. Mr. Tracy stated it could be done but once the lights are off, people just do not enter the site.
Chairman DiPace suggested that if there are complaints in the future, that a timer or other mechanism be used to shut off the vacuums.
Mr. Giner stated the site will also be subject to the noise ordinance. There are increased standards for reception from commercial to residential.
Chairman DiPace stated Mr. Alsbaugh's memo to Mr. Giner had some suggestions regarding the type of lighting. He felt the goosenecks were fine on the building lights but the lights proposed for the freestanding sign may glare on to the road and he suggested a different design. Chairman DiPace read Mr. Alsbaugh's memo. Commissioner Duren suggested this be a condition of approval.
Mr. Fox stated they have 86 square feet of signage. The height of the sign proposed is six feet.
Mr. Giner confirmed that the concerns from the Town Engineer have been addressed in the conditions.
Attorney Parakilas stated the applicant delivered sets of the plans to five of the residents closest to the proposed project approximately a week ago. They were requested to comment if they wanted to do so. Mr. Tracy has also talked to some of the residents regarding the plans. There has been no response from the neighborhood.
Mr. Fox stated he delivered those plans the Sunday after Veteran's Day and he has not heard from anyone. Two sets of plans and two sets of drainage calculations were also given to the State of Connecticut.
Commissioner Duren asked if Mr. Fox has heard back from the Connecticut Water Company. Mr. Fox stated his response was that they read the ordinance because what they suggested was a legal impossibility. They have to be 2,000' from another license. Their fear was this may turn into a repair facility and there is no way that could happen.
Commissioner Duren made a motion, seconded by Commissioner Krebs, to approve SPR #1296/ SAN 1203 - Application for a four-bay car wash and related signage at 290 Enfield Street (west by Catalina Dr., south by Manning Rd.) zoned, BG, Map 34, Lot 160, Alan K. Tracy, Applicant/Inglewood Realty LLC, Owner. This approval is subject to conformance with the referenced plans, as may be required to be modified by this motion, and the following conditions:
Referenced Plans:
Proposed Car Wash 290 Enfield Street, U.S. Route 5, Enfield, Connecticut, November 10, 2004, Revised t November 30, 2004". List of Drawings and Vicinity Map
"Layout Plan Prepared for Magic Minit Car Wash - 290 Enfield Street, Enfield, Connecticut" Sheet LA-1, Scale 1"= 20', By F.A. Hesketh & Associates, Inc., dated 11-10-04, revised to 11-30-04.
"Landscape Plan Prepared for Magic Minit Car Wash - 290 Enfield Street, Enfield, Connecticut" Sheet LS-1, Scale 1"= 20', By F.A. Hesketh & Associates, Inc., dated 11-10-04, revised to 11-30-04.
"Grading & Erosion Control Plan Prepared for Magic Minit Car Wash - 290 Enfield Street, Enfield, Connecticut" Sheet GR-1, Scale 1"= 20', By F.A. Hesketh & Associates, Inc., dated 11-10-04, revised to 11-30-04.
"Utility Plan Prepared for Magic Minit Car Wash - 290 Enfield Street, Enfield, Connecticut" Sheet UT-1, Scale 1"= 20', By F.A. Hesketh & Associates, Inc., dated 11-10-04, revised to 11-30-04.
"Details Prepared for Magic Minit Car Wash - 290 Enfield Street, Enfield, Connecticut" Sheet SD-1, Scale: "N.T.S.", By F.A. Hesketh & Associates, Inc., dated 11-10-04, revised to 11-30-04.
"Details Prepared for Magic Minit Car Wash - 290 Enfield Street, Enfield, Connecticut" Sheet SD-2, Scale: "N.T.S.", By F.A. Hesketh & Associates, Inc., dated 11-10-04, revised to 11-30-04.
"Details Prepared for Magic Minit Car Wash - 290 Enfield Street, Enfield, Connecticut" Sheet SD-3, Scale: "N.T.S.", By F.A. Hesketh & Associates, Inc., dated 11-10-04, revised to 11-30-04.
"Details Prepared for Magic Minit Car Wash - 290 Enfield Street, Enfield, Connecticut" Sheet SD-4, Scale: "N.T.S.", By F.A. Hesketh & Associates, Inc., dated 11-10-04, revised to 11-30-04.
"Notes Prepared for Magic Minit Car Wash - 290 Enfield Street, Enfield, Connecticut" Sheet NT-1, Scale: "N.T.S.", By F.A. Hesketh & Associates, Inc., dated 11-10-04, revised to 11-30-04.
"Property/Topographic Survey Prepared for Magic Minit Car Wash - 290 Enfield Street, Enfield, Connecticut" Sheet PS-1, Scale 1"= 20', By F.A. Hesketh & Associates, Inc., dated 06-16-04.
"Building Floor Plan and Elevations Prepared for Magic Minit Car Wash - 290 Enfield Street, Enfield, Connecticut" Sheet A-1, Scale: "As Shown", By F.A. Hesketh & Associates, Inc., dated 11-10-04, revised to 11-30-04.
Conditions to be Met Prior to Signing of Plans:
1. All plans submitted for signature shall require the seal and live signature of the appropriate professional(s) responsible for the preparation of the plans.
2. The SPR file number "SPR 1296" shall be displayed prominently on the final plan sheets either in the title block or in the area around it.
3. A detail for the sidewalk ramps at the proposed driveway entrance shall be added to the plans and the material depths of the cross section should match that of the dumpster pad. The detail should also indicate that the ramps will meet current ADA requirements.
4. The conditions of this approval shall be binding on the applicant, land owners, and their successors and assigns. A copy of the Final Motion with conditions shall be placed on the plans submitted for signature.
Conditions to be met prior to the issuance of permits:
5. Two sets of paper plans, with any required revisions incorporated on the sheets, shall be submitted to the Planning Department for signature of the Commission.
6. A pre-construction meeting between the applicant, site contractors, project engineer and Town Staff shall be held.
7. The applicant shall post a bond for Site improvements in an amount to be determined by the Town Engineer and with surety acceptable to the Town Attorney.
8. A separate erosion and sediment control bond shall be submitted in the form of cash, check or a passbook, pledged to the Town, in an amount to be determined by the Town Engineer.
9. A landscaping bond, in an amount to be determined by the Planning Department shall be submitted to the Town.
Conditions which must be met prior to the Issuance of a Certificate of Compliance :
10 If the tree labeled on plan sheet UT-1 as "large dead tree" is dead and located in the State right of way, the Applicant shall contact the Tree Warden regarding its removal for public safety reasons. If the tree is dead and on the Applicant's parcel, the Applicant shall have it removed for public safety reasons.
11. Complete as-built plans certified to Class A-2 accuracy shall be submitted prior to the issuance of any certificates of zoning compliance.
12. The applicant shall submit to the Planning Director final as-built plans in a digital format prescribed by the Director.
General Conditions
13. This application was reviewed and approved under the Upper Enfield Street Design Overlay District standards any changes to the exterior elements of the site including, but not limited to, signs, architectural elevations, and lighting will require additional review and approval.
14. This approval is for the specific use and structure identified in the application. Any change in the nature of the use or the structure will require new approvals from the Enfield Planning and Zoning Commission.
15. This project shall be constructed and maintained in accordance with the referenced plans. Minor modifications to the approved plans may be allowed in accordance with the regulations, subject to staff review and approval.
16. Any changes to the existing vegetation line or other landscaping as approved on the plans will require additional reviews and approvals.
17. A building permit for the construction of facilities as approved must be obtained by December 2, 2009 or this approval shall be rendered null and void, unless an extension is granted by the Commission.
18. By acceptance of this permit and conditions, the applicant and owner acknowledge the right of Town staff to periodically enter upon the subject property for the purpose of determining compliance with the terms of this approval.
19. The lights closest to Catalina Drive at the rear of the property shall be turned off at 11:00 p.m.
20. If the vacuums should become a problem, they are to be turned off at 11:00 p.m.
The motion was approved by a 7 - 0 - 0 vote.
SPR #1298 - Application for addition of a parking lot, approximately 59 spaces at Anngina Drive, Zoned I-1, Map 82, Lot 26, Precision Camera Repair, Applicant/Owner.
Kiran Majmudar, an engineer with L. P. Consultants, and Dave Brooker, owner of Precision Camera Repair, appeared before the Commission regarding this application.
Mr. Majmudar stated Mr. Brooker owns the parcel known as 1 Anngina Drive at the intersection of Moody Road and Anngina Drive. It is an industrially zoned subdivision built in the 1990's. The building was occupied by Lego at one time. Mr. Majmudar stated they are before the Commission because Mr. Brooker's business now needs more parking.
Mr. Majmudar stated they previously had the right side along Moody Road as a parking lot with some parts bituminous and the remaining parts as grass pavers. However, that site plan had to be modified because one of the requirements came to light at the ART that the 10' setbacks on Moody Road apply to 25 spaces or less of new parking. Anything more would have to have a 25' setback. Mr. Majmudar stated 14 grass paver parking spaces had to be removed. They then tried to fit them in the space between lots 1 and 2.
Mr. Majmudar presented a modified version of the site plan previously approved. They are only adding parking for the business needs. As far as the drainage, Water Pollution Control and the Fire Marshal have reviewed the plans. Engineering also had a list of conditions.
Mr. Brooker requested help from the Commission because he still has a bit of an arithmetic problem that he would like to resolve. Precision Camera is a new business in Enfield having moved from Chicopee in 2003. They are the largest camera repair service in the country. In 2004, they will repair over 100,000 digital cameras and camcorders for large companies such as Best Buy, Circuit City, Comp USA and Good Guys under exclusive national service agreements. Their business has been expanding rapidly and in 2004 they increased the number of employees from 50 to 89. The new employees are primarily technical service people.
Mr. Brooker stated this growth prompted them to purchase 1 Anngina Drive in November. In addition, they expect to hire an additional twenty to forty employees over the next twelve months.
Mr. Brooker requested the Commission's help because he is in a position where he is concerned he is going to run out of parking right away even with tonight's proposal. The combination of both parcels yields Mr. Brooker a parking maximum of approximately 109 spaces. When they were doing their original planning, they had expectations that they were going to be able to put an additional fifteen or twenty spaces in the area previously mentioned and then they found out about the setback requirement. Mr. Brooker asked for help in solving this parking situation because they expect to be filling up this building and they are already at maximum at 3 Anngina Drive.
Mr. Brooker stated they tried to enter into negotiations with their neighbor, the Elks Club, about possibly purchasing some land for additional parking. After friendly but fairly serious negotiations, the Elks Club owners decided they did not want to do that.
Chairman DiPace questioned how many spaces could be added in the area designated on the plans. Mr. Majmudar stated there are now 19 included there but they are still doing some field data. He felt it would more likely be ten spaces rather than 19.
Mr. Brooker stated the Commission previously helped them out when they first moved to Enfield. Part of the work that was done at that time is they annexed part of 1 Anngina Drive over to 3 Anngina Drive so that they could expand the parking on 3 Anngina Drive. When the engineering analysis was done, the annex was not properly considered. In the scheme of things, the 19 spaces in the final analysis are not going to be there because they are part of the existing parking for 3 Anngina Drive because of the annex. They are expecting to get six to eight spaces out of the existing 19 spaces. That leads them to covet the area currently available where they would be limited to 25 spaces within the 10' setback.
Commissioner Duren questioned why there is a shortage of parking spaces on this industrially zoned site. Mr. Giner stated the property was set up initially for a specific business.
Mr. Giner stated the issue is more regarding parking in the front. Presently there is no parking in the front.
Chairman DiPace questioned how this can be resolved. Mr. Giner stated there would have to be an amendment to the regulations.
Chairman DiPace suggested merging the two lots. Mr. Giner stated that has been removed from the equation because a provision was included that waived the setback between the lots. The limitation is site coverage.
Mr. Giner stated when Mr. Brooker moved in, there was a provision included in the regulations that within industrial zones where there are adjacent lots, the Commission could modify setbacks between such lots.
Chairman DiPace asked how the Commission would be able to allow parking in the front. Mr. Giner stated the regulations state that any parking spaces between three and twenty-five have to have a minimum setback landscape from the right of way of 10'. Any parking designed for use by more than twenty-five parking spaces requires a minimum setback from the right of way of 25'.
Commissioner Weseliza questioned if Mr. Brooker could request a variance on the setback. Mr. Giner stated there is really no legal hardship other than economic.
Chairman DiPace suggested counting how many parking spaces are located on this parcel and how many are needed in the corner and use that number as a guide to amend the regulations. This would allow businesses in industrial zones which have less than x number of parking spaces only to have a 10' setback.
Mr. Giner stated it will be quite a large number of spaces and this would open it up to a lot of businesses to have short setbacks. Mr. Giner stated if the decision is to utilize the front area for parking, the Commission might want to discuss changing the 3 to 25 space number and increase it to 50 spaces. The change to the regulations would be fifty parking spaces and above in the front would require a 25' setback.
Mr. Giner stated all they can fit in the front above what they have is fourteen spaces. He suggested stating anything under fifty spaces only has to be set back 10'. He stated such a regulation amendment would have to be sent to CRCOG and would take a few months.
Commissioner Egan asked what impact such an amendment would have on the rest of the industrial community. He stated it would be great to do this but he asked if other problems would be created.
Mr. Giner stated the intent when the regulations were initially written was that twenty-five cars in front of a building was not that bad but more than that required additional landscaping. He will review other parking lots.
The consensus of the Commission was they would like to see a parking change as proposed this evening. Commissioner Egan stated he would like to find out any impacts that may result during the public hearing process.
Mr. Brooker thanked the Commission for any assistance they can give since they are planning to hire another five to ten employees next week. He would like to add some additional parking immediately not in the front but starting on the back side.
Chairman DiPace requested that Mr. Giner work with Mr. Brooker regarding his parking needs.
Commissioner Duren made a motion, seconded by Commissioner Krebs, to approve the application for the addition of a parking lot/grass pavers at 1 Anngina Drive, and that Mr. Giner oversee this project with the Town Engineer. The motion was approved by a 7 - 0 - 0 vote.
OTHER BUSINESS
a. Section 8-24 Referral - Conveyance from Town Council of property and improvements to Lego Fulfillment Center, at 1 Lego Way property off Moody Road.
Mr. Giner reported Lego is selling its Fulfillment Center at 1 Lego Way located off Moody Road. They are selling the property to Cuno. One of the considerations for making it a town road was that Lego might grant the town the conservation area. This would allow an area to be used toward coverage requirements should there be a decision to add on to the town's Public Works garage. The request is for the Town Council to accept the 3.8 acre gift to the town.
Mr. Giner stated Cuno is purchasing the property and they wanted to retain some access to some of the land so that they would not have to build an entire road through it. They are proposing that the town deed them the narrow area shown on the plans. The town would accept title to the 3.8 acres. They in turn would get the 200' of frontage by 50' in one direction, 60' in another direction and 90' in another direction. This would allow them to technically meet the frontage requirements for that lot. There also will be rights to drain conveyed to cover existing conditions.
Commissioner Duren made a motion, seconded by Commissioner Hickey, to recommend approval of the Section 8-24 Referral regarding the conveyance from the Town Council of property and improvements to Lego Fulfillment Center, 1 Lego Way, property off Moody Road. The motion was approved by a 7 - 0 - 0 vote.
a. Applications to be Accepted
The following applications were accepted by the Commission:
SPR#1299 - Application for interior remodel of existing D'Angelo's Sandwich Shop including kitchen equipment, seating and finishes. Minor exterior modifications including replacement of signage, painting and addition of an awning at 12 Hazard Avenue, zoned BR, Map 56, Lot 22, WD Partners, Applicant/Papagino's, Inc/D'Angelo's, Owners.
This application will be considered on the December 16, 2004 agenda.
SPR#1300 - Application to add cooling condensers next to the existing building at 175 Freshwater Boulevard, zoned IP, Map 55, Lot 1, Kevin Nelson, Applicant/Eppendorf Real Estate Corporation, Owner.
It was the consensus of the Commission that Mr. Giner approve this application administratively as long as the condensers are screened and the tanks are painted a color that is aesthetically pleasing.
c. Preliminary Discussion with Scott Nielsen regarding possible changes to American Inn (Mayfield Drive) development. Mr. Nielsen was not present for this discussion.
d. Other
It was the consensus of the Commission that Mr. Giner draft new regulations to be included in the Subdivision Regulations regarding the lengths of cul-de-sacs in order to address an existing loophole. Mr. Giner suggested the way to correct this is to state that a cul-de-sac has to come back to an existing town street that existed at the time of the original subdivision approval or an existing town street that already meets the requirements of two accesses. Chairman DiPace asked that Mr. Giner begin to work on this so that the change could be implemented in the spring. If there is no draft before the Commission by February, Chairman DiPace stated he will ask the Commission to impose a moratorium on cul-de-sacs until the ordinance is corrected.
Regarding the change from Ground Round to the 99 Restaurant, the consensus of the Commission was they could begin the interior work but the Commission would like to see any exterior changes.
Chairman DiPace stated the American Planning Association is having a seminar on eminent domain at Shipman & Goodwin on Thursday, December 9, 2004. Mr. Giner asked that anyone interested in attending to let him know.
ADJOURNMENT
Commissioner Weseliza made a motion, seconded by Commissioner Krebs, to adjourn. Following a unanimous vote, the Commission adjourned at 9:53 p.m.
Respectfully submitted,
____________________________
Charles Duren, Secretary
Enfield Planning and Zoning Commission
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