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EAST LYME PLANNING COMMISSION Scrolling down or clicking the bookmarks will take you to the minutes for meetings held in January. |
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REGULAR MEETING Tuesday, JANUARY 15th, 2008 EAST LYME PLANNING COMMISSION MINUTES
PRESENT: Lisa Picarazzi, Chairman, Francine Schwartz, Secretary, Paul Dagle, Christopher Sandford, Tom Perron, Donna Palumbo, Alternate
ALSO PRESENT: Attorney Theodore Harris, Representing Gateway Dev/EL LLC Jay Fisher, Principal SK Properties Development Chris Knisley, Principal, KGI Properties LLC Michael Wang, Architect, Arrowstreet John Mancini, Engineer, BL Companies Bill Sweeney, Planner, TCORS Meg Parulis, Planning Director
ABSENT: Sandy Mulholland, Alternate
Chairman Picarazzi called this Regular Meeting of the Planning Commission to order at 7:02 PM.
Pledge of Allegiance The Pledge was observed.
I. Public Delegations Public Delegations is the time when members of the public are invited to speak to the Commission about certain matters. Issues or concerns related to approved subdivisions under construction (Item IV.) and in-house proposals or general topics of discussion (Item VII.) are open to comment. Items, referrals, or applications subject to a decision by the Commission, a public hearing, or in litigation may not be discussed. The members of the Commission will not directly answer questions or make comment during delegations.
Ms. Picarazzi called for Public Delegations.
There were no delegations.
Ms. Parulis asked that they add the Special Meeting Minutes of the January 5, 2008 Site Walk to the Approval of Minutes section of the agenda and that they also, under Item V. on the agenda swap the two items and hear Item two first as there is a presentation on it and the people are present to give it.
Ms. Picarazzi noted that she was seating Ms. Palumbo, Alternate at the table.
**MOTION (1) Mr. Sandford moved to add: ‘Special Meeting Minutes of January 5, 2008 to the agenda item Approval of Minutes and to swap the two items under Agenda Item V. Zoning Referrals. Mr. Dagle seconded the motion. Vote: 6 – 0 – 0. Motion passed.
II. Approval of Minutes – Public Hearing Minutes of November 13, 2007 Regular Meeting Minutes of November 13, 2007 Regular Meeting Minutes of December 11, 2007 Special Meeting Minutes of January 5, 2008 Ms. Picarazzi called for any discussion or corrections to the Planning Commission Public Hearing Minutes of November 13, 2007.
It was noted that Mr. Bowers had emailed his comments regarding the minutes and these are attached to the end of these minutes.
**MOTION (2) Mr. Dagle moved to approve the Public Hearing Minutes of the Planning Commission on November 13, 2007 as amended. Mr. Sandford seconded the motion. VOTE: 5 – 0 – 1. Motion passed. Abstained: Ms. Palumbo
Ms. Picarazzi called for any discussion or corrections to the Planning Commission Regular Meeting Minutes of November 13, 2007.
It was noted that Mr. Bowers had emailed his comments regarding the minutes and these are attached to the end of these minutes.
**MOTION (3) Mr. Sandford moved to approve the Regular Meeting Minutes of the Planning Commission on November 13, 2007 as amended. Mr. Dagle seconded the motion. VOTE: 5 – 0 – 1. Motion passed. Abstained: Ms. Palumbo
Ms. Picarazzi called for any discussion or corrections to the Planning Commission Regular Meeting Minutes of December 11, 2007.
**MOTION (4) Mr. Dagle moved to approve the Regular Meeting Minutes of the Planning Commission on December 11, 2007 as presented. Mr. Sandford seconded the motion. VOTE: 6 – 0 – 0. Motion passed.
Ms. Picarazzi called for any discussion or corrections to the Planning Commission Special Meeting Minutes of January 5, 2008.
**MOTION (5) Mr. Dagle moved to approve the Special Meeting Minutes of the Planning Commission on October 9, 2007 as presented. Ms. Schwartz seconded the motion. VOTE: 5 – 0 - 1. Motion passed. Abstained: Ms. Palumbo
III. Subdivision Applications 1. Application of Walnut Hill Chase, LLC for a 25-lot Re-Subdivision of properties located at 40 & 44 Grassy Hill Rd. and 89 Walnut Hill Rd. including road construction (Assessor’s Map 52, Lots 57, 57-1, 123 & 123-1) Ms. Picarazzi noted that this public hearing has been re-scheduled for February 5, 2008.
IV. Subdivisions (Approved and Under Construction) (A list of approved subdivisions under construction will be posted on the Town web-site @ www.eltownhall.com under “Planning Commission”. The Active Subdivision List will also be available upon request in the Land Use Office. This agenda item shall be reserved for items requiring administrative action by the Planning Commission for already approved subdivisions.)
V. Zoning Referrals (CGS 8-3a) 1. Application of Gateway Development/East Lyme LLC to add a new Section 11.A.9 to allow development in Gateway Planned Development District (GPDD) under a set of “Master Development Plan” regulations. Ms. Parulis noted that she had passed out the newest copy of the Text Amendment which reflects some changes that came about due to some conversations that she had with the applicant.
Attorney Theodore Harris, for the applicant, recalled the history of this text amendment noting that it was denied without prejudice by Zoning and that many further meeting sessions have occurred since that time with the residents of the adjoining neighborhood, the Economic Development Commission, Town Zoning and others seeking input on the text amendment. This Master development Plan is based on a form-based concept of Zoning and is consistent with the Plan of Conservation and Development and they believe that it promotes a flexible, creative design. It provides for the maximum use of the parcel while minimizing the impact. He introduced Bill Sweeney to explain the flowchart of this project.
Bill Sweeney, Certified Land Planner with TCORS said that he has been working for about two (2) years on this Gateway project proposing an alternate process to develop the Gateway District. They have employed a new tool and tried to integrate this within the Town by using a conceptual development plan for a specified area which will be implemented over a period of time, in phases. The plan is extremely flexible and comprehensive and is based on form and aesthetics. This is the direction that modern Zoning is moving and it is a cutting edge, innovative way to develop. He passed out a flowchart which outlines the steps that are to be taken during this process. (Copy attached at end of Minutes) He explained the flowchart noting that development and architectural standards come out of this as booklets that become regulatory documents for the project. The Master Development Plan sits as an umbrella approval over all of this governing it as it is built out. He explained the order of the steps in the flowchart and which things must happen before other things are allowed to take place. He then introduced Jay Fisher Director of Development for SK Property Development, one of the principals along with KGI to explain the property area involved and its location, topographic features and other concept changes from the original plan last spring which proposed 400 residences and some 425,000-450,000 sq. ft. of retail space.
Jay Fisher, Director of Development for SK Property Development said that what is being presented this evening is the result of four (4) neighborhood meetings with well over 100 people in attendance, business meetings and workshops. These have resulted in the R-40 area near the residential areas being dedicated to open space. They will also have 225 apartments and 50 town homes and no single family houses. They have kept the amenities such as the community center area and playing area and added the larger open space buffer area between the existing neighborhoods.
Ms. Picarazzi asked about the neighbors’ feedback and if they like the project now. Mr. Fisher said that the buffer zone is some 900’ to 1000’ across and is heavily wooded, plus it is on a 100’ incline or drop (depending which side you view it from). He said that they are open to discussion on who the land will go to – the sure thing at this time is that it is committed to being open space. He said that this all resulted from the neighborhood talks and that the people in the area now like the project. He then introduced Michael Wang from Arrowstreet Architects to present slides and explain the architectural styles of the town homes and apartments.
Michael Wang, Architect with Arrowstreet Architects presented slides of the architectural styles and various elevations of the town homes and apartments and said that some of them will be built into the hillside. He also presented slides and explained some of the changes on the retail side with respect to the pedestrian areas and the streetscape noting the landscaping that would be done and the through road configuration. He said that some of the retail areas will have office space above them. The one anchor, larger format store will be up to 140,000 sq. ft.; there is 180,000 sq. ft. of junior anchor stores that can be of various configurations but not more than 90,000 sq. ft. which would allow for only two stores. He presented a number of variations on this; many showing five stores. The total of 180,000 sq. ft. cannot be exceeded for the junior anchor stores. He showed pictures of the various ‘fabric’ of stores that could make this up.
Ms. Picarazzi asked what the size of the Stop & Shop in East Lyme is. Mr. Fisher said that the store is 65,000 sq. ft. and that the entire plaza is 85,000 sq. ft. He said that the commercial area here has been capped at 425,000 sq. ft. vs. the previous presentation where it was at 450,000 sq ft. He said that it is also not as loosely defined.
Mr. Dagle asked if the retail space included office and restaurants. Mr. Fisher said that there is the potential for 25,000 – 30,000 sq. ft. for office space. Mr. Dagle asked if the office space is quantified here or if it is additional square footage; making it 425,000 sq. ft. plus whatever they can use for office space. Mr. Fisher said that was correct and noted that the office space would probably not be a large aspect and that they envisioned that it would be perhaps Attorneys or small offices that would be interested.
Mr. Perron asked if this space is included in the footprint. Mr. Fisher said that it has to be part of the Master Plan and approved and goes through all of the processes. He added that the whole site could be and could have been developed as an office park had there been the demand – but there hasn’t been for the past 15 years now. However; they were asked to put it in as a possibility by the neighborhood groups and the Zoning Commission.
Chris Knisley, KGI Properties, Co-developer said that there are limitations why they could not add 200,000 sq. ft. of office area to this – parking being the major component. He said that they have worked this up over time and parking is the serious restriction to adding to the plan so it is pretty well maxed out with what has been proposed regarding the square footage.
John Mancini, BL Companies, Engineer noted to the Commissioners that the green box (2nd box down on the flowchart) demands that you identify your uses and it will be capped there.
Ms. Parulis recalled that she had first asked why they had identified that square footage and was told that it is because there has to be a certain square footage to make the project viable for anyone.
Mr. Fisher then explained the traffic pattern that currently exists and the upgrades that will be done which will make traffic flow better on Flanders Road as well as the I-95 ramps in that area. He noted that they have been working with the DOT on these changes. He then listed the benefits for the Town – ¨ Pedestrian-friendly streetscapes ¨ Vibrant open spaces ¨ Significant tax revenue ¨ Roadway improvements ¨ Market-rate apartments ¨ Open Space areas ¨ New Jobs ¨ New shopping, dining and entertainment opportunities He said that what they will end up with will be quite similar to what they have been showing as they have done a lot of work on this.
Mr. Sweeney reminded them that all that they are concerned with tonight is Step 1 on the flowchart – the Text Amendment Changes.
Attorney Harris passed out excerpts from the Plan of Conservation & Development (POCD), noting that page 25 establishes a planned village district north of I-95. This plan for a master plan was part of the POCD and several factors identified this area as a place for the Gateway district. He passed out a summary of a cost analysis that was done showing a net increase to the tax base of some $2.5M per year. He said that the POCD recommends not creating commercial sprawl but to concentrate the commercial area around Rte. 161 by improving the infrastructure. While a lot of this is State road, they recognize that the developer will have to help greatly with this in order to fix the infrastructure rather than to wait for the State to do it. He said that the word ‘transect’ means going from dense to less dense and that they have sought to do this by placing compatible uses next to each other. He noted that they have seen very little development of apartments in Town and that they would afford some of the younger people to rent and stay in Town until they could perhaps afford a single family home. He explained that if they look back at the GPDD from some eight (8) years ago that the single factor that hinders the idea that the site be developed under a master development plan is that the infrastructure has to be developed first and the massive amount of money that would be needed to undertake this has prohibited this plan from moving forward. The way to move forward is to recognize that the Master Development Plan is necessary as well as controlling the larger area of the zone for a planned development. He said that when they put all of this together that he respectfully submits that they will find that it is consistent with the Plan of Conservation & Development and he asked that they make that recommendation to the Zoning Commission.
Ms. Picarazzi said that she found the flow chart helpful and asked if they were comfortable with the water supply there and if there would be enough water available. Attorney Harris said that they would have to deal with the Water & Sewer Commission on that aspect although they do feel that the capacity is there.
Mr. Sandford asked if they would do the commercial area first. Mr. Fisher said that the infrastructure and ramps would be what would have to be done first. They need the infrastructure from a physical aspect to get to the area.
Mr. Picarazzi commented that she was pleased to see the number of residential units reduced and that they had worked with the neighbors and other entities in the community.
Mr. Perron asked what the approach would be and the timeline for build out. Mr. Fisher said that he does not have that information as this is a text amendment and not an actual plan. They have not checked for the technical aspects with respect to engineering, etc. which will dictate some shifting. He said that there is a lot of work that has to be done between the text amendment and the master plan.
Ms. Picarazzi asked what the assumptions were on children in the town homes. Mr. Fisher said that based upon the Rutgers Study regarding the State of CT who provides the breakdown estimates one child for every six (6) units which equates to 43 additional children over all of the grades for all of the living units that they have proposed. Some of these may also be children who are already in the system.
Ms. Parulis noted that there are 15 school age children in the Sea Spray condominiums which is comprised of about 130 units.
Mr. Dagle asked Ms. Parulis if Zoning would have to send this back to them at other stages for further consideration or if this is the last time that they would see this. Ms. Parulis said this is the last time that they will see this. She added that she was concerned with the infrastructure as it changes and the fact that the Yale Charrette was not mentioned as it is more specific.
Ms. Picarazzi asked if the public utilities will be designed to go underground. Mr. Fisher said that they have not been designed yet and that it would need to be worked out with the utility.
Ms. Picarazzi said that she likes the changes that have been made and that the neighbors were consulted and that their ideas were incorporated here. She said that she thinks that this text amendment should go forward.
Mr. Perron asked about the open space and how it would be designated. Mr. Fisher said that they have told people what they will do and that nothing happens until they have a text amendment which would allow them to come back with a plan. Also, the Zoning Commission would handle that aspect.
**MOTION (6) Mr. Sandford moved to find the application of Theodore Harris for Gateway Development/East Lyme LLC to amend the Zoning Regulations to add new Sect. 11A.9 to allow development under a set of “Master Development Plan” regulations CONSISTENT with the recommendations in the Plan of Conservation and Development and Yale Charrette Report to channel future commercial growth toward the Rte. 161/I-95 interchange, to provide basic infrastructure for desired development, implement guidelines to control the character of development and allow flexibility for a variety of development strategies. In addition, the area west of the Pattagansett River within the GPDD meets the siting criteria for multi-family housing recommended in Section 3 of the Plan of Conservation and Development. Ms. Schwartz seconded the motion. Vote: 6 – 0 – 0. Motion passed.
2. Proposed Amendment to Section 20.1.1 and 20.1.2 requiring Special Permit for all Town buildings and uses. Ms. Parulis said that this was in-house generated and that she feels that the Town should be held to the same standards as the developers. She noted that this also requires a public hearing.
**MOTION (7) Mr. Sandford moved to find the proposed amendment to Section 20.1.1 and 20.1.2 requiring a Special Permit for all Town buildings and uses CONSISTENT with the Plan of Conservation and development goal to ensure that development meets high standards of quality. Mr. Perron seconded the motion. Vote: 6 – 0 – 0. Motion passed.
VI. 8-24 Referrals (Municipal Improvements) 1. Sidewalks and Associated land and easements along Freedom Way Ms. Parulis said that she has since found that they do not need to address this item as it did not have anything to do with them originally.
VII. Other Business 1. FY 07/08 Annual Report Ms. Parulis said that she has incorporated the changes that Mr. Bowers emailed them (attached at end of Minutes). Ms. Picarazzi asked that Ms. Parulis email them an updated version of the report.
**MOTION (8) Mr. Dagle moved to approve the FY06/07 Annual Report with corrections. Ms. Schwartz seconded the motion. Vote: 3 – 0 – 3. Motion passed. Abstained: Ms. Palumbo, Mr. Sandford, Mr. Perron
2. Update of Subdivision Regulations Ms. Parulis said that she has difficulty pinning down a time frame as she is not the only one working on this. It involves public works/engineering also and they have a busy workload. She said that this has been made a priority however to be able to get the moratorium lifted as soon as possible. Right now they are in research mode and the Town of Tolland is one step ahead of them and has a design manual prepared that has a basic format and approach that they would like to see worked out here. She passed out copies for review to the Commissioners and asked that they read them and look to turn the information into a regulation that would work for them. She also noted that she has $2500 left that could be potentially spent on this.
(Note: Ms. Palumbo left the meeting at this time)
3. Open Space Plan Ms. Parulis said that Mr. Carlson is still making the rounds of the various Commissions with his presentation and that they are also working on the fiscal impact of this to each taxpayer in Town.
4. POCD Update – Formation of POCD Committees Conservation Issues Guiding Appropriate Development Addressing Community Needs Ms. Parulis said that she would like them to make appointments to the subcommittee for Conservation Issues for the POCD update. She noted that they would probably not get started with the people who offered to volunteer until the spring. They would also need to appoint people to the other committees.
**MOTION (9) Mr. Dagle moved to appoint the following residents to a Plan of Conservation and Development Committee focused on Conservation Issues and Strategies. The Committee is charged with completing the Open Space Plan and drafting recommendations to the Planning Commission for the Plan of Conservation and Development update as outlined. Art Carlson – 30 Dean Road Chuck Reluga – 10 Bronson Street Francine Schwartz – 12 Joshua Valley Road Creig Peterson – 56 Walnut Hill Road Tom Kalal – 80 Grassy Hill Road Marvin Schutt – 29 N. Edgewood Road Mark Christensen – 66 Grassy Hill Road Mr. Sandford seconded the motion. Vote: 5 – 0 – 0. Motion passed.
Mr. Sandford asked about the phone survey results. Ms. Parulis said that she has spoken with them and that the results are very interesting. She said that she will speak with them further and look for a presentation to be made to them by the survey people. After some discussion it was decided that they would need to set a Special Meeting date for this.
**MOTION (10) Mr. Dagle moved to set a Special Meeting of the Planning Commission for January 29, 2008 for the purposes of a presentation on the POCD phone survey results. Mr. Sandford seconded the motion. Vote: 5 – 0 – 0. Motion passed.
5. Appointment of Alternate to replace Tom Perron Ms. Parulis said that they would not be doing this, this evening and that she has had trouble getting in touch with The Day to get a notice placed in it.
VIII. Reports 1. Chairman Ms. Picarazzi noted that Mr. Bowers had attended the last Zoning Commission meeting and had submitted notes on what happened. She read these to the members and noted that Mr. Dagle had volunteered to attend the upcoming meeting this week Thursday. Mr. Sandford said that he would be available to attend the February 7, 2008 Zoning Meeting.
2. Zoning Representative There was no one present from the Zoning Commission.
3. Regional Planning Commission Representative – Christopher Sandford, Luane Lange, Alternate There was no meeting and no report.
4. Rte. 11 Greenway Ms. Parulis said that there was no meeting.
5. Ex-Officio – Jack Hogan Mr. Hogan was not present.
6. Staff/Communications Ms. Parulis said that she would need their support regarding her capital projects request of $30,000. She asked that a letter be written to the Board of Selectmen and the Board of Finance in support of this. She noted that she had provided them with a sheet on the capital projects.
ADJOURNMENT **MOTION (11) Mr. Sandford moved to adjourn this Regular Meeting of the East Lyme Planning Commission at 9:56 PM. Mr. Dagle seconded the motion. VOTE: 5 – 0 – 0. Motion passed.
Respectfully submitted,
Karen Zmitruk, Recording Secretary
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