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TOWN OF MANCHESTER

PLANNING AND ZONING COMMISSION

October 17, 2016 Lincoln Center Hearing Room

7:00 P.M. 494 Main Street

AGENDA

PUBLIC HEARING:

1. CALAMAR, INC. – Request a zone change for Parcel B of 188 Spencer Street from EHD

to GB zone.

Zone Change (2016-106)

2. TOWN OF MANCHESTER PLANNING AND ZONING COMMISSION – To revise

the zoning regulations at Art. IV, Sec. 13.07.01 to modify the maximum sign areas for wall,

canopy, marquee and roof signs.

Zoning Regulation Amendment (2016-102)

NEW BUSINESS:

1. CALAMAR, INC. – Request a zone change for Parcel B of 188 Spencer Street from EHD to

GB zone.


2. CALAMAR, INC. – To modify the condition of subdivision approval 2016-080.

Request for Modification of a Condition of the Approval of the Subdivision

Application #2016-080 (2016-123)

3. WATERSTONE RETAIL DEVELOPMENT, INC. - For modifications to the storm water

management system at 428 and 444 (a.k.a. 434) Tolland Turnpike.

Erosion and Sedimentation Control Plan (2016-117)

Special Exception Modification (2016-118)

4. TOWN OF MANCHESTER PLANNING AND ZONING COMMISSION – To revise

the zoning regulations at Art. IV, Sec. 13.07.01 to modify the maximum sign areas for wall,

canopy, marquee and roof signs.


5. DIANNE KUZMICKAS – Request a jurisdictional ruling under Section 3.3 of the Inland

Wetlands and Watercourses Regulations at 719 Birch Mountain Road.

Request for Jurisdictional Ruling (2016-124)

6. ADMINISTRATIVE REPORTS

Planning and Zoning Commission Workflow Prioritization

7. APPROVAL OF MINUTES

August 15, 2016 – Public Hearing/Business Meeting

September 19, 2016 – Public Hearing/Business Meeting

8. RECEIPT OF NEW APPLICATIONS

R:\Planning\PZC\2016\10 - October 17\Agenda 17 OCT 2016.docx

TOWN OF MANCHESTER

LEGAL NOTICE

The Planning and Zoning Commission will hold a public hearing on October 17, 2016, at 7:00

P.M. in the Lincoln Center Hearing Room, 494 Main Street, Manchester, Connecticut to hear

and consider the following petitions:

CALAMAR, INC. – Zone Change (2016-106) – Request a zone change for Parcel B of 188

Spencer Street from EHD to GB zone.

TOWN OF MANCHESTER PLANNING AND ZONING COMMISSION – Zoning

Regulation Amendment (2016-102) – To revise the zoning regulations at Art. IV, Sec. 13.07.01

to modify the maximum sign areas for wall, canopy, marquee and roof signs.

At this hearing interested persons may be heard and written communications received. Copies of

the proposed zoning regulation amendment and the proposed zoning district change may be

reviewed in the Town Clerk’s office, 41 Center Street, during regular business hours, 8:30 a.m. –

5:00 p.m., Monday through Friday, or in the Planning Department, 494 Main Street, during

regular business hours, 8:30 – 4:30, Monday through Friday.

Planning and Zoning Commission

Eric Prause, Chair

TOWN OF MANCHESTER PLANNING DEPARTMENT

TO: Planning & Zoning Commission FROM: Renata Bertotti, Senior Planner DATE: October 12, 2016 RE: CALAMAR, INC. – Parcel B of 188 Spencer Street Zone Change: EHD to GB zone (2016-106) Introduction

The applicant, Calamar, Inc., is requesting a zoning district change from Elderly Housing Development (EHD) zone to General Business (GB) zone for a recently subdivided parcel, Parcel B, of 188 Spencer Street (location map attached). The proposed site is located on the south side of Spencer Street, east of the intersection with Hillstown Road. The recent approval of the EHD zone change with the site development plan approval for the 128-unit elderly multi-family apartment building included Parcel B, which was later subdivided out of the original development with the condition that it be conveyed to the owner of 184 Spencer Street and be merged with 184 Spencer Street (the parcel on which the McDonald’s restaurant is located). The applicant would now like to zone this parcel back to its original GB zoning. Parcel B is approximately 0.41 acres in area. When McDonald’s was approved in 2014, the portion of 188 Spencer Street now known as Parcel B became subject to a landscaping easement in favor of McDonald’s. The easement was intended to screen the commercial neighbors at 162 and 168 Spencer Street. Parcel B on its own does not meet the minimum area for the EHD zone which is why its creation was conditioned upon conveyance to and merging with the adjacent 184 Spencer Street (McDonald’s). Considerations for the Commission Zoning Considerations

The Commission should consider whether rezoning Parcel B to GB is appropriate for the area and meets the purpose of the regulations. The zoning regulations describe the purpose of the GB zone as follows:

“A General Business Zone is a mixed use district for general public shopping, services, entertainment and high density residential development. The uses allowed in this zone are by virtue of being permitted uses or special exceptions as defined in these regulations, and

no building or land shall be used and no building shall be erected or altered except in accordance with the provisions and uses set forth in this section.”

As the attached map illustrates, this area of Spencer Street is predominantly zoned GB. The area to the west and north of the subject property is zoned GB. The area to the east is zoned residential, and I-384 runs along the southern boundary of 188 Spencer Street. In addition to 184 Spencer Street (the McDonalds site), there are four other smaller parcels on the north side of 188 Spencer Street. Three of those parcels are zoned GB, and one is zoned Rural Residence (RR).

The surrounding uses include Squire Village Apartments and an office building to the east, several smaller offices to the north, and the McDonald’s restaurant to the west. Across Hillstown Road to the west is the Shop Rite plaza and across Spencer Street to the north is the retail plaza currently occupied by Pep Boys and Ocean State Job Lot. A 152,430 sq.ft. Wal-Mart has been approved for this site as well. Relationship to the Town Plan of Conservation and Development (Manchester 2020 Plan)

The Manchester 2020 Plan designates this section of Spencer Street as Mixed Use Regional Center. The plan describes a Mixed Use Regional Center as:

“Mixed-use center with larger-scale retail, office and multi-family residential uses adjacent to the I-84 corridor. Sidewalks and multi-use paths are present along a major automobile corridor. A transit hub, including both local and express commuter bus service offers regular access to public transit. Net residential densities range from 10 to over 20 units per acre.”

Spencer Street is a commercial corridor undergoing a recent influx of economic development. Several vacant or underutilized parcels were recently occupied or approved for development. The area is serviced by public transportation and CTfastrak East is expected to extend its service to the Spencer Street area in 2016.

RB Attachment R:\Planning\PZC\2016\10 - October 17\Packet Memos\2016-106 Calamar, Inc zone change.doc

TOWN OF MANCHESTER

PLANNING DEPARTMENT

TO: Planning & Zoning Commission

FROM: Renata Bertotti, Senior Planner DATE: October 11, 2016 RE: Town of Manchester Planning and Zoning Commission

Zoning Regulations Amendment (2016-102): Art. IV, Sec. 13.07.01 To modify the maximum sign areas for wall, canopy, marquee and roof signs.

The Planning and Zoning Commission is proposing to revise Article IV Section 13.07.01 of the zoning regulations regarding the maximum sign area for wall, canopy, marquee and roof signs. The sign regulations were repealed and significantly revised in January 2016. At the time of the adoption of the latest revisions, the Commission also discussed the provisions regulating maximum sign area for the above described signage, and decided to revisit that particular subject at a later date, along with some other items (i.e. requiring that illuminated signs near residential areas are turned off during the hours when the business is closed). As a reminder, the particular issue discussed was that the sign area allotment for buildings located 20 or 30 feet away from the street is the same as the sign area allotment for buildings located as far as 149 feet away from the street.

Under the current regulations, the sign area is allotted based on a formula that allows three square feet of sign area for each linear foot of the face of the building supporting a sign, with the maximum area allowed being as follows:

Building Location Maximum Sign Area Per Tenant

Less than 150 Feet from street 100 Square Feet 150 to 250 Feet from street 200 Square Feet Over 250 Feet from street 300 Square Feet

Subsequent discussions resulted in a proposed text amendment which limits the maximum allowed sign area of a wall, canopy, marquee or roof sign to 32 sq. ft. when the building supporting such a sign is located within 50 feet from the street, and to 64 sq. ft. when the building is located at a distance 51-100 feet from the street. For signs that are mounted on buildings located 101 feet or further from the street, the maximum area remains unchanged.

─ 2 ─

The proposed Article IV Section 13.07.01 reads as follows:

The maximum sign area for wall, canopy, marquee and roof signs shall be calculated on the basis of three square feet for each linear foot of the face of the building supporting such sign, but in no event shall the area of the sign exceed the following size based on the setback of the building face supporting the sign from the right-of-way line of the public street that the sign will face:

Building Location Maximum Sign Area Per Tenant

0-50 Feet from street 32 Square Feet 51-100 Feet from street 64 Square Feet 101-150 Feet from street 100 Square Feet 151 to 250 Feet from street 200 Square Feet Over 251 Feet from street 300 Square Feet R:\Planning\PZC\2016\10 - October 17\Packet Memos\2016-102 Zoning Regulations Amendment Signs.docx


TO: Planning & Zoning Commission

FROM: Renata Bertotti, Senior Planner

DATE: October 12, 2016

RE: CALAMAR, INC. – Request to Modify the Condition of the Subdivision Approval

Parcel B at 188 Spencer Street

Application #2016-123

The applicant, Calamar, Inc., is seeking to modify the condition attached to the August 15, 2016 approval of the three-lot subdivision of a 13.57-acre lot zoned General Business (GB) and Elderly Housing Zone (EHD) located at 188 Spencer Street.

The approved subdivision consists of Parcels A, B and C. The condition of the approval pertains to the 0.41-acre Parcel B (see attached map) and requires that Parcel B be conveyed to the owner of 184 Spencer Street and be merged with 184 Spencer Street. The applicant is proposing to delete the above condition and substitute it with the condition that “Parcel B shall not be further developed unless and until it is merged with an abutting parcel.”

The applicant indicated that, if the Commission approves the substitution language, the subdivision plan(s) will be revised to reflect that.

Parcel B is subject to a landscaping easement in favor of McDonald’s. The easement was intended to screen the commercial neighbors at 162 and 168 Spencer Street.

R:\Planning\PZC\2016\10 - October 17\Packet Memos\2016-123 Calamar Condition Mod.docx


TO: Planning and Zoning Commission FROM: Matthew R. Bordeaux, Environmental Planner DATE: October 12, 2016 RE: Waterstone Retail Development, Inc. – 428 and 444 (a.k.a. 434) Tolland Tpke. Erosion & Sedimentation Control Plan (2016-117) Special Exception Modification (2016-118) Introduction On July 18, 2016, the Commission granted permit approvals for 444 Tolland Turnpike to develop a 9 acre parcel into a corporate headquarters for Bob’s Discount Furniture. The approved development will consist of a 103,500 sf three-story office building and 416 parking spaces along with associated site improvements including landscaping, lighting, utilities and stormwater management. A Bob’s Discount Furniture store currently exists on the adjacent parcel known as 428 Tolland Turnpike. See Overall Site Plan attached. This application seeks to make modifications to the proposed stormwater management system at 444 Tolland Turnpike as well as any associated erosion and sedimentation controls. Proposed Modification The previously approved stormwater management system was proposed to include underground stormwater infiltration systems which provided for no discharge offsite. This application seeks to modify the stormwater management system to reduce the infiltration system and instead to discharge stormwater to Union Pond through existing stormwater infrastructure located offsite. You can see the difference between the approved and proposed plans by viewing Sheets C-UT1. Stormwater from the majority of the site will be collected through multiple deep-sump and hooded catch basins and directed through new underground pipes and a stormwater quality unit prior to entering the Town’s drainage system to the east of the subject site and ultimately discharging to Union Pond. An easement will be required to convey the flow to the Town’s drainage system located on the Town-owned 448 Tolland Turnpike. Clean rooftop runoff is proposed to be directed via several roof leaders to a proposed underground infiltration system. This system is sized to hold and infiltrate storms up to and including the 25-year storm with an overflow into the primary drainage system for storms beyond that.

October 12, 2016 Page 2 of 2

Special Exception Modification The project received a Special Exception (2016-058) approval under Article II, Section 9.14.02 (a) and (b) for a development on a site which is four (4) acres or larger in size and for a use which requires automobile parking spaces in excess of 60. The Commission was asked to consider the general requirements of Article IV, Section 20 including the suitability of the location and structures for the use, its compatibility with the neighborhood, adequacy of parking, access and streets for the use, emergency access, public utilities, and environmental protection and conservation. Erosion and Sedimentation Control Plan The applicant has proposed measures to control erosion and sedimentation during construction in accordance with the 2002 CT Guidelines for Soil Erosion and Sediment Control, as amended. The proposed measures are highlighted on Sheet C-ES1 attached. At the construction entrance, the applicant proposes a temporary anti-tracking pad. All existing and proposed catch basins are proposed to be protected by silt sacks and hay bales. The temporary topsoil stockpile, protected by a row of silt fence, is also shown on the plan. Five temporary sediment trap areas are provided and, upon stabilization of the site, the plans state, the accumulated sediment shall be removed and permanent stabilization be established. A row of silt fence is proposed around the perimeter of the disturbed area. Staff Review The Town staff reviewed the plans and documents submitted with the application. Engineering staff had several comments related mostly to the proposed stormwater management plan and recommended the comments be addressed as modifications of approval. MRB R:\Planning\PZC\2016\10 - October 17\Packet Memos\2016-117,118 Waterstone.docx

Attachments

kwilliford

Typewritten Text

kwilliford

Typewritten Text

APPROVED UTILITY PLAN

MINUTES OF PUBLIC HEARING

HELD BY THE PLANNING AND ZONING COMMISSION

AUGUST 15, 2016

ROLL CALL:

MEMBERS PRESENT: Eric Prause, Chairman

Andy Kidd Vice Chairman

Michael Stebe, Secretary

Jessica Scorso

Timothy Bergin

Alternate Members: Julian Stoppelman

Teresa Ike

Patrick Kennedy

Also Present: Mark Pellegrini, Director of Planning

Renata Bertotti, Senior Planner

Karen Logan, Recording Secretary

Time Convened: 7:00 P.M.

Mr. Prause opened the hearing by introducing the members of the Commission and having Mr. Stebe

read the legal notice.

MICHAEL G. AND SALLY A. FLYNN – For a change of zoning district from Form Based Zone to

DRAFT

PZC – PH –8/15/16 - 2

Business II Zone at 230 Middle Turnpike West. - Zone Change (2016-083)

Attorney Stephen Penny of Manchester presented for the applicants. He described the property

located at 230 Middle Turnpike West and provided the background and history of the parcel. Center

Motors has been operating at this address since the late 1990’s in a General Business Zone until

2012. At that time the Planning & Zoning Commission approved a zoning map amendment which

included this property, adopting a Form Based Zone (FBZ). Noting the abutting properties, Attorney

Penny discussed the location and zoning for each.

Attorney Penny then reviewed the zoning regulations and the uses allowed for this parcel as it is

currently zoned. He then discussed the allowed uses that would be available for this parcel if the

proposed zone change were to be approved. Attorney Penny went on to address the Character Map

in the Town’s Plan of Conservation and Development, which describes this parcel as a mixed-use

center. This will not be a substantial change in character.

Because the parcel is located at the edge of the Form Based Zone and because abutting properties are

also zoned Business II, Attorney Penny summarized, it is appropriate to re-zone.

Mr. Prause called for staff comments and Ms. Bertotti replied that there were no outstanding

comments from staff, and staff did not object to the zone change.

Mr. Stoppelman asked what considerations contributed to making this parcel part of the Form Based

Zone. Mr. Pellegrini replied that the redevelopment plan generally consisted of re-zoning the entire

PZC – PH – 8/15/16 - 3

parcel along Broad Street. That being said, this parcel is on the edge of the Form Based Zone and an

argument could be made to keep all the parcels fronting along West Middle Turnpike zoned as

Business.

Mr. Stebe asked if the business was grandfathered because this business was in existence when the

zoning was changed. Mr. Pellegrini answered that the business is a non-conforming use and cannot

be altered; therefore it is limited and cannot expand.

Mr. Stebe asked what would prevent other businesses from requesting zone changes and chipping

away at the Form Based Zone and what hindrance exists to the business if it remains in the Form

Based Zone. Attorney Penny emphasized the implications of being a non-conforming use, citing the

limitations of the Form Based Zone and how expensive it is to develop within that zone, as well as

the fact that neighboring businesses on West Middle Turnpike are zoned as Business.

Mr. Prause asked Mr. Pellegrini what the plan was when the Redevelopment Agency was looking at

this parcel. Mr. Pellegrini stated that the redevelopment plan designated this area as mixed

commercial. Only the site of the former Parkade was designated as residential use and this is an end

parcel next to a Business II Zone.

Mr. Prause said that this is not really a gateway property and he did not see much impact in re-

zoning.

Mr. Prause called for public comment and there was none.

PZC – PH –8/15/16 - 4

Attorney Penny added that this parcel does not lend itself to the Form Based Zone unless it was part

of a much larger development.

HILLIARD MILLS, LLC – Request a special exception under Art. II Sec. 16.15.02 (a) and (b) for a

development on a site which is four (4) acres or larger in size and for a use which requires

automobile parking spaces in excess of 60 to add parking at 640 and 642 Hilliard Street, Industrial

and Rural Residence Zones. - Special Exception (2016-076)

Mr. Peter Bonzani, of 640 and 642 Hilliard Street, Manchester presented the application to the

Commission. The proposal includes the addition of parking in excess of 60 spaces. The Parking Lot

Improvement Plan includes paving, the addition of 20 parking spaces, and the establishment of a rain

garden to treat and infiltrate stormwater runoff from the proposed new parking area before it is

discharged into Bigelow Brook via a stone-lined swale. Additionally, the applicant proposes to add a

concrete loading area between Buildings 1 and 4, which can be accessed by an existing gravel

driveway. Finally, the proposal includes a small lawn area and two patios of stamped bituminous

material near Hilliard Street.

Mr. Andrew Bushnell, P.E., L.S., of Bushnell Associates, LLC provided an in-depth description of

the scope and nature of the proposed work. He noted that the proposed activity is part of an ongoing

re-purposing of the mill buildings and their development. He described the patio area being

proposed, as well as decorative planters that will be installed as a barrier between Hilliard Street and

the patio to protect pedestrian traffic. He showed the location of the proposed pedestrian walkway

PZC – PH – 8/15/16 - 5

and the rain garden that will be established to treat runoff. He added that there are also plans for

some landscaping along Bigelow Brook, as well as improvements to the existing catch basin

involving the installation of a hydrodynamic separator.

While the proposed activity falls within the upland review area of both Bigelow Brook and the

Hockanum River, the applicant expects no detrimental impact to either watercourse. The addition of

the rain garden will help with the treatment and management of storm water runoff. Mr. Bushnell

added that the plans calls for the use of a double row of silt fence during construction.

Mr. Stebe asked what the difference would be between a rain garden and what would normally be

used in a similar situation. Mr. Bushnell responded that because of the grading in this area, the rain

garden was the only choice. He stated that the rain garden added vegetation to the buffer along the

brook and landscaping to the site.

Mr. Prause noted that the application included a lot of creative and exciting aspects to the site. He

verified with staff that the parking situation was what had triggered the public hearing. Ms. Bertotti

responded that was correct and that the Commission was reviewing the application as a special

exception modification because the number of parking spaces now exceeds 60, but the use of the site

had not changed.

Mr. Kidd asked if the plan called for any disturbance of the wetland at the edge of the bank and Mr.

Bushnell confirmed that it did. Mr. Kidd then asked Ms. Bertotti if Mr. Bordeaux had had an

opportunity to review the application and she said that he did and he had no concerns.

PZC – PH –8/15/16 - 6

Mr. Kidd asked if the proposed landscaping and concrete planters along the patio on Hilliard Street

had been added as a result of staff comments. Ms. Bertotti said that it appeared that was the case,

although the staff had not had time to review the latest set of plans, as they had been submitted too

close to the meeting date.

Mr. Pellegrini clarified that staff would have to have details on the dimensions and description of the

planters as a protection from vehicular traffic, but these could be conditions of final approval of the

application. Mr. Bushnell stated that the planters would be 3’ high and 2’ wide by 4’ long and

planted with flowers to preserve the sightline.

Mr. Stebe asked if the sidewalks run past these properties and Mr. Bushnell said no, there are no

sidewalks past the gas station.

Mr. Prause asked about the proposed parking spaces between Buildings 4 and 6 and whether there

was a building there. Mr. Bonzani replied that there used to be a structure there, but it was removed

in 2012.

Mr. Prause called for staff comments. Ms. Bertotti replied that the comments are technical in nature

and the applicant had agreed to take care of all of them. Mr. Bordeaux had reviewed the application

and he had no concerns, she said.


PZC – PH – 8/15/16 - 7

Ms. Bertotti asked for direction regarding the design of the planters. Mr. Stebe stated that as long as

safety concerns were met, he was not concerned about them. Mr. Pellegrini noted that staff’s

concerns were specifically about separating people on the patio from vehicular traffic.

Mr. Stebe moved to close the public hearing; Mr. Kidd seconded and all members voted in favor.

The Chairman closed the Public Hearing at 8:04 p.m.

I certify these minutes were adopted on the following date:

___________________________ ________________________

Date Eric Prause, Chairman

NOTICE: A DIGITAL RECORDING OF THIS PUBLIC HEARING CAN BE HEARD IN

THE PLANNING DEPARTMENT.

MINUTES OF BUSINESS MEETING


AUGUST 15, 2016

ROLL CALL:


Andy Kidd, Vice Chairman


Jessica Scorso

Timothy Bergin


Teresa Ike

Patrick Kennedy


Renata Bertotti, Senior Planner



NEW BUSINESS

MICHAEL G. AND SALLY A. FLYNN – For a change of zoning district from Form-Based Zone to

Business II Zone at 230 Middle Turnpike West. - Zone Change (2016-083)

DRAFT

PZC - BM –8/15/16 - 2

Mr. Kidd stated that the comments made by the applicant were valid, but he was concerned that

changing the zoning of a single parcel would set the Commission up for other requests to change

the zoning of other parcels. He said that maybe the Commission should take another look at

where the Form Based Zone starts and stops, rather than changing a single parcel. He offered that

he was in favor of denying the application without prejudice and having the Commission conduct

a future discussion about the Form Based Zone and whether its boundaries needed to be adjusted,

particularly with regards to the businesses on West Middle Turnpike.

Ms. Scorso agreed with Mr. Kidd that changing a single parcel would set the Commission up for

repeated requests for changes in zoning and would chip away at the Form Based Zone. She felt

that the form Based Zone was very purposeful and the Commission should look at any rezoning

decisions more globally.

Mr. Stebe agreed with Mr. Kidd and Ms. Scorso that it was not advantageous to address rezoning

the Form Based Zone one parcel at a time. The Commission should consider the whole picture.

Mr. Prause added that there was a larger issue of the Form Based Zone, but tonight there was one

application before the Commission.

Mr. Kidd stated that he would like to have a broader discussion about rezoning in the Form

Based Zone, and he would not want to approve the application before the Commission tonight.

Mr. Prause asked the Commission members what their thoughts were regarding the Form Based

PZC - BM –8/15/16 - 3

Zone and what should be done if this application was denied. He asked if they intended to

expand the uses in the Form Based Zone or to create a hybrid zone.

Mr. Kidd felt that this was part of what the discussion should be and all options should be on the

table. He didn’t feel there was any problem with uses in the Business II Zone.

Mr. Bergin asked for a historical perspective. He noted that the dealership was in place before

the Form Based Zone was established, and asked what would prevent the Commission from

approving this application and then having a discussion about the larger issue of rezoning along

the edges of the Form Based Zone. Mr. Bergin said he was sympathetic to this business and their

rezoning request.

Ms. Scorso stated that she would be comfortable with that solution but would want to make sure

that the Commission would have the discussion about the Form Based Zone.

Mr. Kidd said that there was nothing imminent for that property changing zoning, but he would

rather address the issue at one time.

Mr. Prause noted that there was no other development occurring in the Form Based Zone that

this application would affect. He leaned towards executing this change now and then considering

the appropriateness of the rest of the Form Based Zone.

Mr. Stebe didn’t see the Form Based Zone as creating a hindrance to businesses along this area.

PZC - BM –8/15/16 - 4

He believed there needed to be a larger discussion rather than changing one parcel at a time.

Mr. Prause called for a motion and Mr. Bergin moved to approve the zone change. There was no

second. Mr. Prause called for another motion.


MOTION: Mr. Kidd moved to deny the change of zoning district from Form-Based Zone

to Business II Zone at 230 Middle Turnpike West without prejudice. Ms.

Scorso seconded the motion. Mr. Stebe, Mr. Kidd, and Ms. Scorso voted in

favor of the motion. Mr. Prause and Mr. Bergin voted against the motion. The

motion to deny without prejudice passed 3 to 2.

The reason for the denial is that there needs to be a larger discussion about the Form-Based Zone

and the parcels within it before the Commission proceeds with rezoning any given parcel in that

zone.

HILLIARD MILLS, LLC – Request a special exception under Art. II Sec. 16.15.02 (a) and (b) for a

development on a site which is four (4) acres or larger in size and for a use which requires

automobile parking spaces in excess of 60 to add parking at 640 and 642 Hilliard Street, Industrial

and Rural Residence Zones. - Inland Wetlands Permit – Determination of Significant Impact (2016-

075); Inland Wetlands Permit - (2016-075); Special Exception (2016-076); Flood Plain Permit

(2016-077)

PZC - BM –8/15/16 - 5

Inland Wetlands Permit – Determination of Significant Impact (2016-075)

MOTION: Mr. Stebe moved to find the proposed activity at the above referenced location as

shown on the inland wetlands permit application 2016-075 will not have a

significant impact on the wetlands and therefore will not require a public hearing.

Mr. Kidd seconded the motion and all members voted in favor.

Inland Wetlands Permit (2016-075)

MOTION: Mr. Stebe moved to approve the inland wetlands permit. Mr. Kidd seconded the

motion and all members voted in favor.

The reason for the approval is that the proposed activity does not disturb the natural or

indigenous character of the land by significant impact or major effect.

The approval is valid for 5 years. The work in the regulated area must be completed

within one year of commencement.

Special Exception (2016-076)

MOTION: Mr. Stebe moved to approve the special exception with the modifications as

specified in staff memoranda from:

1. Matthew Bordeaux, Environmental Planner/Wetlands Agent, dated August

1, 2016;

2. James Davis, Zoning Enforcement Officer, dated August 3, 2016;

3. Michelle Handfield, Civil Engineer, dated August 4, 2016;

4. Renata Bertotti, Senior Planner, dated August 5, 2016:

5. Jim Mayer, Traffic Engineer, dated August 8, 2016; and

6. Shawn Morris, 8th District Utilities Deputy Fire Marshal, dated August

11, 2016.

PZC - BM –8/15/16 - 6

Mr. Bergin seconded the motion.

AMENDED MOTION: Mr. Kidd moved to approve the special exception with the

modifications as specified in staff memoranda from:

1. Matthew Bordeaux, Environmental Planner/Wetlands Agent, dated August

1, 2016;

2. James Davis, Zoning Enforcement Officer, dated August 3, 2016;

3. Michelle Handfield, Civil Engineer, dated August 4, 2016;

4. Renata Bertotti, Senior Planner, dated August 5, 2016:

5. Jim Mayer, Traffic Engineer, dated August 8, 2016; and

6. Shawn Morris, 8th District Utilities Deputy Fire Marshal, dated August

11, 2016.

and with the condition that Town staff reviews and approves the plans for the

location of concrete planters for separation of the pedestrian area from the

roadway to meet Engineering’s requirements.

Ms. Scorso seconded the amended motion and all members voted in favor.

The reason for the approval is that the proposed activity meets the special exception

requirements.

Flood Plain Permit (2016-077)

MOTION: Mr. Stebe moved to approve the flood plain permit. Mr. Kidd seconded the


PZC - BM –8/15/16 - 7

CALAMAR, INC. – For construction of 128 residential units and associated site development at 188

Spencer Street. - Subdivision (2016-080); Erosion and Sedimentation Control Plan (2016-081); EHD

Zone Detailed Site Development Plan (2016-082)

Attorney Stephen Penny, an attorney practicing in Manchester, presented for the applicant, which is

proposing the development of a 128-unit Elderly Housing Development Zone (EHD) at 188 Spencer

Street. He described the parcel, its location, and the zoning of the abutting properties. He pointed out

that the parcel is currently undeveloped, having formerly been crop producing property. Attorney

Penny continued by noting that the utilities were all available to the site through access at Spencer

Street. In addressing the request for subdivision, Attorney Penny stated that Parcel B would remain

undeveloped and become a part of McDonald’s property.

Mr. Kevin Grindle, Landscape Architect with Anchor Engineering Services of Glastonbury,

Connecticut spoke next. He described the primary access road from Spencer Street and noted that the

secondary access from Hillstown Road would be gated until the upgrade to Hillstown Road was

complete and approved by the fire Marshall and Town Planning staff. He stated that a total of 158

parking spaces were being proposed, including 46 that will be located within the garage structures

and seven (7) that will be handicap accessible.

Mr. Grindle continued by discussing the stormwater management plan. He stated that the overflow

from the detention ponds will drain through outlet structures to the south. The applicant also

proposes to implement stormwater quality treatment measures consistent with Manchester’s Public

PZC - BM –8/15/16 - 8

Improvement Standards.

The development will be served by public water and sanitary sewer through a corridor which

extends from Spencer Street into the complex, Mr. Grindle added. The proposal calls for all utilities

to connect through the main corridor. Additionally, three fire hydrants have been proposed to service

the development. The landscape and lighting plan provides a buffer along the eastern, northern and

southern boundaries of the development. It does not extend along the western boundary of the parcel

because the detention basin which was installed during the McDonald’s construction already

contains existing screening materials.

The recreation areas include a 20 sq. ft. patio at the rear entrance of the proposed building. Green

space will be provided throughout the development according to Town regulations.

Mr. Grindle concluded his presentation by discussing the proposed erosion and sedimentation

control plan. The plan includes anti tracking pads at the construction entrance, temporary swales to

provide a catch basin for stormwater management, as well as a provision for a temporary stockpile

location. All catch basins will be protected by silt sacks and hay bales.

Mr. Brent Narkawicz, Development Director for the Northeast, Calamar, Inc. was the next speaker.

He presented the architectural details of the final plan of development. He described the proposed

building design as an H-shaped, three-story building featuring two-toned vinyl siding and windows,

architectural shingle roofing, as well as gables, patios and decks. He concluded his presentation by

describing common areas and distributing samples of the proposed materials.

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Mr. Prause asked what the triangular area on the western edge of the parcel was. Mr. Narkawicz

explained that it was an easement reserved by the State of Connecticut. Mr. Prause asked why the

landscaping was not extended into the easement and Mr. Grindle replied that the area already

contained vegetation and the applicant did not feel it was appropriate to remove vegetation to plant

landscaping.

Mr. Prause stated that the application works well for the parcel. He noted that the parking plan and

recreational space meet the regulation requirements exactly. He asked the applicant if they felt they

had provided enough of a buffer. Mr. Grindle asserted that the parking was adequate and that the

percentage of green space could easily be increased by changing the labeling on the site map. He

added that the applicant was striving to meet Town minimum requirements.

Mr. Kidd asked if the applicant had any thoughts about how Parcel C might be used, long term.

Attorney Penny answered that this applicant had no control over the use of Parcel C and that would

be up to the owner, which was the trust.

Mr. Kidd then asked staff if, from a planning perspective, Parcel C was conducive to business

development. Ms. Bertotti stated that Parcel C is zoned General Business and that Calamar, Inc. had

agreed to share access with Parcel C. Mr. Pellegrini added that although Parcel C appears long and

narrow on the site map, with four (4) acres, there was certainly adequate space for general business

development.

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Mr. Stebe asked if the primary access road was two lanes – one in and one out. Attorney Penny

responded that was correct; the road would be 24’ wide with two 12’ lanes.

Mr. Stebe asked where the handicapped parking spaces would be located. Mr. Grindle answered that

there were four handicapped parking spaces at the front of the building, one in each of the eastern

parking garages, and one in the northwest garage. Mr. Stebe continued by asking if the handicapped

parking spaces in the garages accommodated a van, and Mr. Grindle stated that they were compliant

and did accommodate a van.

Mr. Prause called for staff comments. Ms. Bertotti stated that staff comments were minor and

technical in nature and that staff had no objections to the waiver request.

Mr. Pellegrini asked if the Commission would like to have a closer look at the proposed materials for

the building. Mr. Prause said yes and Mr. Narkawicz passed the proposed material samples around

for the Commission’s review. While the Commission members reviewed the materials samples, Mr.

Narkawicz provided an overview of the layout of the proposed building.

Mr. Kidd asked which materials would be used in what locations. Mr. Narkawicz responded that the

asphalt architectural shingles would be used for roofing and the siding would be two tones, although

the samples did not necessarily represent the exact colors that would be used.

Ms. Bertotti stated that staff recommended approval of the subdivision application be that Parcel B

be conveyed to and merged with the McDonald’s property. Also, staff recommended approval of the

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Erosion and Sedimentation Control Plan subject to the conditions of the staff memoranda.

Mr. Prause asked if the Commission needed to include anything about the waiver in the motion and

Ms. Bertotti said they did.

Subdivision (2016-080)

MOTION: Mr. Stebe moved to approve the subdivision of 188 Spencer Street with the condition

that Parcel B be conveyed to the owner of 184 Spencer Street and be merged with 184

Spencer Street. Ms. Scorso seconded the motion and all members voted in favor.


MOTION: Ms. Scorso moved to certify the Erosion and Sedimentation Control Plan with the


1. Michelle Handfield, Assistant Town Engineer, dated August 4, 2016 to Renata

Bertotti.

Mr. Stebe seconded the motion and all members voted in favor.

EHD Zone Detailed Site Development Plan (2016-082)

MOTION: Mr. Stebe moved to approve the EHD zone detailed site development plan at 188

Spencer Street with the following modifications:

As specified in staff memoranda from:

1. Raymond Myette, Design Engineer, dated August 2, 2016; and

2. Michelle Handfield, Assistant Town Engineer, dated August 4, 2016 to

Renata Bertotti.

And that revised plans showing a new proposed dumpster location are approved

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by the Town Staff.

and approved a waiver of Article II Section 20.05.05, which requires a landscaped

border of not less than 15 feet in width, for the western property boundary.

Ms. Scorso seconded the motion and all members voted in favor.

The reason for the approval is that the proposed detailed plan of development is consistent with the

approved preliminary plan.

MCDONALD’S USA, LLC – For a vestibule addition, replacement of the existing single order point

drive-through with a dual order point drive through, and modifications to parking at 70 West Center

Street. - Erosion and Sedimentation Control Plan (2016-085); Special Exception Modification (2016-

086); Design Overlay (2016-087)

Mr. Eric Dubrule of Bohler Engineering in Southborough, Massachusetts presented for the applicant.

Mr. Dubrule described the site and the neighboring properties. He stated that the applicant was

proposing site and building renovations and requesting a Special Exception for a use which required

parking spaces in excess of 60, as well as an approval for improvements of the building façade.

Additionally, the applicant had submitted an Erosion and Sedimentation Control Plan for approval.

Mr. Dubrule reported that the proposed renovations would result in an increase of the green space

buffer along the residential (western) side of the restaurant by reducing the total number of parking

spaces. There would be no change to the utilities, drainage or grading for the site, but the plan called

for rebuilding the existing trash enclosure.

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The Erosion and Sedimentation Control Plan, in accordance with 2002 Connecticut Guidelines for

Sediment and Erosion Control, called for silt fencing and hay bales around the perimeter of the site,

an anti-tracking construction apron, and a soil stockpile location during construction.

Mr. Richard Hoffman, an Architect with Hoffman & Riley Architects, was the next speaker. He

reviewed the architecture design for this proposal. He stated that the roof overhang would be

eliminated and an ADA approved vestibule would be added on the drive through side of the

building. Across the rear of the building the plan called for changing the cooler. All the windows

would be replaced with insulated glass.

Mr. Hoffman showed the colors and the materials that were being proposed on each part of the

building. He noted that the brick exterior of the building would be painted and showed the colors

proposed for each section.

Mr. Kidd asked Mr. Hoffman to discuss the buildings surrounding the site in the neighborhood. Mr.

Dubrule showed the Superior Court building, a dental office, Husky Pizza and residential homes in

the neighborhood.

Mr. Bergin asked where the location of the new vestibule would be. Mr. Dubrule pointed out the

location on the drive through side.

Mr. Prause called for staff comments. Ms. Bertotti pointed out that, in regards to the Erosion and

Sedimentation Control Plan, the proposal would reduce the amount of impervious area by reducing

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the size of the parking lot. Staff recommended approval of the erosion and Sedimentation Control

Plan. Regarding the Design Overlay Zone, the footprint of the building would remain the same, but

the roofline would change. The proposed change in siding would be an upgrade, and staff felt this

proposal was consistent with the regulations for the Design Overlay Zone.

Erosion And Sedimentation Control Plan (2016-085)

MOTION: Mr. Bergin moved to certify the Erosion and Sedimentation Control Plan with the


1. Michelle Handfield, Assistant Town Engineer, dated August 15, 2016 to Renata

Bertotti.



MOTION: Mr. Bergin moved to approve the special exception modification with the


1. Michelle Handfield, Civil Engineer, dated August 15, 2016; and

2. Lawrence Talbot, Fire Marshal, dated July 15, 2016.


The reason for the approval was that the proposed activity meets the special exception requirements.

Design Overlay (2016-087)

MOTION: Ms. Scorso moved to approve the design overlay application for the changes to the

building elevations. Mr. Bergin seconded the motion and all members voted in favor.

The reason for the approval was that the proposed design was generally compatible with the size,

scale, material and character of the original structure and with the standards of the Design Overlay

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Zone.

T-MOBILE NORTHEAST, LLC – For addition of three (3) new antennas to the existing wireless

telecommunications facility at 63 Elm Street.- Historic Zone Site Plan Modification (2016-088)

Mr. Robert Stanford presented for T-Mobile Northeast. The applicant requested the addition of three

new antennas to the existing wireless telecommunications facility at 63 Elm Street. Mr. Stanford

stated that he had already appeared be fore the Historic Commission on August 6, 2016 and had been

granted approval for this proposal. He indicated that there were already six existing antennas at this

location and that three antennas would be replaced with new antennas and three new antennas would

be added. All of the antennas would be painted to match the building.

Mr. Prause called for comments from staff and Ms. Bertotti indicated there were none.

Mr. Stebe asked if the three additional antennas would max out what could be put on the two bands.

Mr. Stanford replied that it was pretty close.

Historic Zone Site Plan Modification (2016-088)

MOTION: Ms. Scorso moved to approve the historic zone site plan modification. Mr. Kidd

seconded the motion and all members voted in favor.

THE MAIN PUB – Pre-Application Review to discuss the possibility of a zoning regulation

amendment to allow outdoor entertainment in business zones.

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Mr. Keith Beaulieu presented the request for the Main Pub to offer outdoor entertainment at their

patio. He described the plans for the patio, including brick hearths with fire pits, in addition to

barbecue pits, which had already been approved by the Fire Marshal and the Health Department. Mr.

Beaulieu stated that he had requested the pre-application review to discuss the issues involved in

offering live outdoor entertainment.

Mr. Prause asked Ms. Bertotti to discuss the regulations regarding outdoor entertainment and where

it might specifically be allowed. Ms. Bertotti replied that live outdoor entertainment is not

specifically allowed anywhere in the regulations, but certain places receive approvals for specific

events which sometimes provide outdoor entertainment.

Mr. Stoppelman felt that this would be a general change to the rules to allow outdoor entertainment

in the Business II Zone. He had no objections to acoustic, non-amplified entertainment, but he would

want to know how such a regulation would be enforced.

Mr. Prause asked if there were any examples of other restaurants in town that offered outdoor

entertainment. Mr. Beaulieu responded that there were three establishments that he was aware of that

offer outdoor entertainment: Shea’s, The Hungry Tiger, and Hartford Road Café.

Mr. Pellegrini stated that those establishments did not have permits for outdoor entertainment. If the

Commission was willing to permit it, a regulation would need to be written about it. Mr. Pellegrini

asked what the Commission’s concerns were about the topic. If the Commission had no objection to

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offering outdoor entertainment at all, then the task would become how to regulate it, he said. Staff

would have to do some research about how to regulate it.

Mr. Kennedy asked if Mr. Beaulieu knew of any other towns that allowed outdoor entertainment.

Mr. Beaulieu answered that he believed there were other towns that offered outdoor entertainment,

but he would also have to do some research.

Mr. Stoppelman offered that he believed that West Hartford Center had regulations about this type of

use.

Mr. Stebe felt it was a question that merited discussion, but he would have a concern about the

residential abutters and the potential for disturbance.

Ms. Scorso liked the idea but would want the residential neighbors to be considered.

Mr. Kennedy thought it was interesting that other establishments were having outdoor entertainment

and nobody was complaining.

Mr. Pellegrini said that people were complaining, but not to the Planning Department. The

complaints about Shea’s were made by Vernon residents to the Town of Vernon, and the Manchester

Planning Department just recently became aware of that.

Mr. Prause stated that the Commission couldn’t just add this as an added use in a zone. It would be

PZC - BM –8/15/16 - 18

added as a special exception. There would need to be consideration of residential abutters. He asked

Mr. Pellegrini if this could be a simple special exception request.

Mr. Pellegrini responded even if applicants could request a special exception, criteria should be

established, such as decibel level.

Mr. Kennedy stated that enforcing general noise ordinances was tricky because other types of

criteria would need to be considered in addition to decibel level. Mr. Pellegrini offered that the

difficulty was writing a regulation. The Planning Department would need to check with the Health

Department regarding what the noise ordinances were, as well as conduct some research into what

neighboring towns had for regulations for live outdoor entertainment.

Mr. Beaulieu stated that he was proud of what the Main Pub was doing with the patio area and he

felt it would be a positive change. He asked what the procedure would be moving forward.

Ms. Bertotti replied that the staff would do some research, schedule a workshop with the

Commission, and then have a conversation about how to address the issue. She said that Mr.

Beaulieu could be invited to the workshop if he would like. Mr. Beaulieu said he would like that.

Mr. Kennedy said that the Commission might want to offer seasonal permits in the interim.

ADMINISTRATIVE REPORTS

Administrative Approvals

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Sara E. Ross – Lot Line Revision (2016-084) – 573 and 585 Birch Mountain Road.

Town of Manchester – 324/330/340 Broad Street - Inland Wetlands Permit (2016-098) – Topsoil

Stockpile in 100’ Upland Review Area

Mr. Pellegrini reported that Mr. Bordeaux had issued an administrative approval to the Town of

Manchester to temporarily store the dirt from the Bennett/Cheney construction site at the Broad

Street former Parkade site. The dirt would be returned to the Bennett/Cheney site when the project is

complete.

APPROVAL OF MINUTES

June 6, 2016 - Public Hearing

MOTION: Mr. Stebe moved to approve the public hearing minutes with the correction on page 3

that Ms. Ike seconded the motion to close the public hearing. Mr. Bergin seconded

the motion and all members voted in favor.

June 6, 2016 – Business Meeting

June 20, 2016 - Public Hearing/Business Meeting

July 6, 2016 - Public Hearing/Business Meeting

MOTION: Mr. Stebe moved to approve the June 6, 2016 business meeting minutes, the June 20,

2016 public hearing and business meeting minutes, and the July 6, 2016 public

hearing and business meeting minutes as written. Mr. Bergin seconded the motion

and all members voted in favor.

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RECEIPT OF NEW APPLICATIONS

1. JIN YOUNG PARK – SDC Special Exception (2016-092); Erosion and Sedimentation Control

Plan (2016-093) – Request a special exception under Art. II Sec. 22.04.08 for a health and

recreation use in an SDC zone and an erosion and sedimentation control plan certification at 608

East Center Street.

2. THE PLAZA AT BURR CORNERS, LLC - Zoning Regulation Amendment (2016- 095) – To

revise Art. II Sec. 24 and Art. IV Sec. 20 to allow multifamily housing in the General Business

zone and to provide additional special exception criteria for review of such applications.

3. TOWN OF MANCHESTER PLANNING AND ZONING COMMISSION – Zoning

Regulation Amendment (2016-096) - To revise Art. I Sec. IV to change the requirements for

minor modifications to approved plans.

4. MATTHEW AND JON REICHELT – Special Exception (2016-097) - Request a special

exception under Art. II Sec. 18.03.07 to allow a bed and breakfast at 131 Hartford Road, Historic

Zone.


Regulation Amendment (2016-099) - To repeal Article II, Section 8 (Comprehensive Urban

Development Zone) and replace it with a revised Article II, Section 8 (Comprehensive Urban

Development Zone).


Regulation Amendment (2016-100) - To revise Art. IV Sec. 9 to add requirements for private

driveways designed for vehicular traffic and to modify the parking requirements for shopping

centers or malls.


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Regulation Amendment (2016-101) - To revise Art. IV Sec. 13 (Signs) to add requirements for

theaters.

The Chairman closed the business meeting at 11:00 p.m.


___________________________ ________________________


NOTICE: A DIGITAL RECORDING OF THIS BUSINESS MEETING CAN BE HEARD

IN THE PLANNING DEPARTMENT.

MINUTES OF PUBLIC HEARING


SEPTEMBER 19, 2016

ROLL CALL:



Jessica Scorso

Timothy Bergin

Alternate Member Sitting: Patrick Kennedy


Teresa Ike

Absent: Andy Kidd, Vice Chairman


Matthew Bordeaux, Environmental Planner



Mr. Prause opened the hearing by introducing the members of the Commission. He noted that the

agenda items 4 through 7 would be held until the end of the public hearing and that the second and

third item would be switched in order. He then asked Mr. Stebe to read the legal notice for the first

agenda item.

DRAFT

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JIN YOUNG PARK (Continued from September 7, 2016) – Request a special exception under Art.

II Sec. 22.04.08 for a health and recreation use in an SDC zone at 608 East Center Street. – SDC


Attorney Stephen Penny of Penny, Botticello & O’Brien, P.C., in Manchester presented the

application for the applicant. He reiterated the circumstances surrounding the applicant’s request for

a special exception for a health and recreation use in an SDC zone.

Attorney Penny addressed the zoning regulations affecting this request, citing permitted and special

exception uses allowed. Attorney Penny went on to describe the surrounding properties, noting that

the proposed martial arts business is an appropriate special exception use within the SDC zone.

The next speaker was Mr. Andrew Bushnell of Bushnell Associates, LLC, 563 Woodbridge Street,

Manchester. He described the physical attributes of the site, including topography, layout, current

parking and proposed realignment, and proposed landscaping. He stated that plans call for

repurposing the existing walkways and curb cut. The parking plan calls for eliminating some of the

impervious parking lot surface and adding enough parking spaces to accommodate future building

renovations the applicant hopes to complete. Mr. Bushnell went on to state that there are no traffic

concerns, as his review of traffic records from the past five years showed there had not been any

accidents at this location.

Mr. Stebe asked what kind of tree a London Planetree was. Mr. Bushnell answered that it is a good

PZC – PH –9/19/16 - 3

sized hardwood street tree. Mr. Stebe replied that he wanted to ensure that the trees installed as part

of the landscaping plan would not interfere with the traffic sight lines and Mr. Bushnell asserted that

they would not.

Ms. Scorso asked if the existing curb cut would be adequate to accommodate the anticipated traffic

flow during peak times. Mr. Bushnell noted that there was plenty of room for cars to queue up when

exiting the property.

Mr. Kennedy asked if the applicant had any plans for special events that would draw high

attendance. Mr. Bushnell stated that the applicant had no such plans at this time.

Mr. Prause asked what kind of structure was being planned for the future addition to the building.

Attorney Penny stated that it would be an additional room that would be used for training.

Mr. Philip Veilleux, FLB Architecture & Planning, Inc., 19 Silver Lane, East Hartford was the next

speaker. Mr. Veilleux described the proposed changes to the site and the renovations that were

planned to the front façade. He noted that the plans called for the removal of the shed on the left side

of the building as part of the renovation, while the shed on the right side of the building would be

removed at a later date, adding that all of the windows would also be replaced. Additionally, plans

call for the existing flat roof of the building to be replaced with a new, pitched roof.

Mr. Stoppelman asked why the applicant was not planning to remove both sheds during the proposed

renovations. Mr. Bushnell replied that the owner had plans to use the shed temporarily as storage and

PZC – PH –9/19/16 - 4

the additional cost to remove it was prohibitive at this time.

Mr. Stebe asked if there was any texture to the proposed EIFS and Mr. Veilleux stated it would be a

smooth, pebbled texture.

Attorney Penny addressed the Chair’s question regarding the future addition by stating that the

addition being planned was not financially feasible at the current time.

Attorney Penny concluded his presentation by citing each of the special exception criteria and

demonstrating how the applicant’s proposal met the requirements of each.

Mr. Bordeaux noted that staff had a few outstanding comments that were primarily minor and

technical in nature.

Mr. Prause opened the hearing to the public for comment.

Mr. John Bowers, 310 Porter Street, Manchester, a member of the VFW, stated that the VFW can no

longer maintain the building and he urged the Commission to approve the Special Exception request.

Mr. Stebe asked Mr. Pellegrini how and if this Special Exception, if granted, would affect the

Manchester Green. Mr. Pellegrini felt that improving the building and reducing the impervious

surface of the parking lot were in keeping with the recommendations coming out of the study of the

Manchester Green.

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Mr. Kennedy moved to close the Public Hearing and Mr. Stebe seconded. All members voted aye

and the motion passed.

MATTHEW AND JON REICHELT – Request a special exception under Art. II Sec. 18.03.07 to

allow a bed and breakfast at 131 Hartford Road, Historic Zone. - Special Exception (2016-097)

Mr. Stebe read the legal notice.

Mr. Jon Reichelt, 131 Hartford Road, Manchester presented the application for a special exception

approval to operate a Bed & Breakfast at 131 Hartford Road. Mr. Reichelt discussed ways in which

his application met the special exception criteria.

Mr. Pellegrini commented that the site plan for the location was dated and that the Planning

Department had requested updated plans. He also noted that the applicant had appeared before the

Cheney Historic Commission and they had endorsed this request.

Mr. Stebe asked whether the family’s living quarters included a private bathroom and Mr. Reichelt

indicated that it did.

Mr. Stoppelman mentioned the reference to the Shelter for Women on the first page of the plans he

had was no longer current. Mr. Pellegrini reiterated his comment that the plans were outdated and his

office had requested updated plans.

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Mr. Prause observed that the plans showed six parking spots and wondered if the spaces would be

marked. Mr. Reichelt said that because there was ample space for parking, the applicant did not have

plans to delineate parking spaces.

Mr. Prause asked Mr. Pellegrini if the application was subject to only the special exception criteria

for operating a Bed & Breakfast in the mansion area or if it was also subject to other general criteria.

Mr. Pellegrini indicated that the application is subject to all applicable criteria.

Mr. Prause asked if there were any issues with public utilities or outstanding disputes with

neighboring properties. Mr. Reichelt stated there were not.

Mr. Prause asked whether there was any problem with access for emergency vehicles. Mr. Reichelt

stated that there was ample access off both Hartford Road and Forest Street.

Mr. Prause called for staff comments and there were none.

Mr. Prause opened the hearing to public comment.

Mr. Bruce Hamstra, 139 Hartford Road, Manchester and operator of The Mansion Bed & Breakfast

offered his concerns about the driveway which serves three properties. He felt that the increased use

of the driveway would cause safety issues. Other than that concern, he supported the Commission’s

approval of the application.

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Mr. Prause asked Mr. Pellegrini what the regulations were regarding signage for a Bed & Breakfast

in the mansion area. Mr. Pellegrini noted that signage was not part of this application and would be

dealt with in a separate application for the Commission.

Mr. Hamstra added that the current sign was erected on his property by the previous owner and he

objected to the location of the sign.

The next speaker was Ms. Pamela West, who lived in the home at 131 Hartford Road for twenty

years. She stated that the more people who are exposed to the beauty of this historic home, the

better.

Mr. Kennedy moved to close the public hearing and Mr. Stebe seconded. All members voted aye and

the hearing was closed.

THE PLAZA AT BURR CORNERS, LLC. (Continued from September 7, 2016) – To revise Art. II

Sec. 24 (General Business Zone) and Art. IV Sec. 20 (Special Exceptions) to allow multi family

housing in the General Business Zone and provide additional special exception criteria for review of

such applications. - Zoning Regulation Amendment (2016-095)

Mr. Stebe read the legal notice.

Mr. Adam Winstanley, principal of Winstanley Enterprises and owner of the Plaza at Burr Corners

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at 1131 Tolland Turnpike in Manchester, opened the presentation by discussing the ways in which

the commercial real estate market has changed over the years and specifically how the need for large

retail stores has diminished. He spoke of other developments he had completed in the state and how

each had been successful.

He continued his presentation by discussing the ways in which the proposed regulation amendments

would support the Manchester 2020 Plan of Conservation and Development objectives by increasing

green space and repurposing existing large retail buildings to encourage mixed use and vibrant

neighborhoods, while meeting the demand for housing.

Mr. Christopher Ferrero, Certified Planner and Vice President of Fuss & O’Neill, presented

information on how allowing mixed use residential zoning could provide for mixed use centers or

districts. He asserted that the fastest growing segment of the population demographic will be

interested in renting rather than owning. This same demographic, he continued, would also be

interested in public transit rather than private transportation. He discussed how allowing residential

use in the General Business zone would support the Plan of Conservation and Development

objective of reusing currently existing buildings, such as empty, large retail buildings, as well as

providing increased green space for residents.

Mr. Ferrero then went on to discuss how the proposed zoning regulation amendments support the

Plan of Conservation and Development. He noted that the priority of redeveloping and revitalizing

existing commercial centers would be accomplished by reducing the size of large retail stores and

replacing some of that area with high density residential units, as well as increased green space. This

PZC – PH –9/19/16 - 9

would create a mixed use center along a transit corridor in an already developed and under utilized

retail shopping center.

Mr. Ferrero went on to talk about the need to regulate density in a mixed use site. He talked about

how density would need to be limited by the size of the site in the General Business zone, so that it

would not be possible to build an 80’ tall building on a small site. He also discussed the need for

open space not only for the residents of the development, but also for the entire facility. The

proposed requirement for open space is 250 sq. ft. per resident.

The proposed parking amendment primarily follows current regulations, with a reduction allowed

for residents who live within a quarter mile of a transit node.

Mr. Ferrero continued by addressing various building design and architectural standards, which were

primarily drawn from the standards developed by the Commission for the Form Based Zone. The

proposed amendments provide the Commission with architectural standards which can be used in

deciding on applications.

Finally, Mr. Ferrero reviewed the special exception criteria being proposed. He concluded that the

proposed amendments and language had been reviewed and approved by CRCOG.

Mr. Bergin asked for clarification on the parking regulations and how the 1-1/2 parking spaces per

residential unit came about. Mr. Ferrero replied that this would ensure that the developer had parking

spaces for all the units. Mr. Bergin asked if retail parking spaces counted toward the 1-1/2 spaces for

PZC – PH –9/19/16 - 10

residents. Mr. Ferrero said that all space would be shared, but there would be enough parking

allotted to meet both residential and retail parking demands.

Mr. Prause asked why special exception criteria were handled separately rather than incorporated

into the general regulations. Mr. Pellegrini said that, if these criteria were inserted into the special

exception criteria, it would apply to all zones. He noted that it was important to ensure specific

standards for this type of use in the General Business Zone.

Mr. Prause asked how much of the building design standards were the same as the standards in the

Form Based Zone. Mr. Ferrero replied that the language that was used was taken verbatim from the

Form Based Zone regulations. Mr. Pellegrini added that there was some variation from the Form

Based Zone, especially in respect to street based codes and transparency.

Mr. Stoppelman asked why the proposed regulations increased the allowable building heights up to

50’. Mr. Pellegrini responded that two recent building developers had requested variances to have

buildings higher than 40’, so staff decided to increase the height limit to 50’.

Mr. Stoppelman asked about a letter submitted by Ms. Mary Fish. Mr. Pellegrini explained that her

concern was that some of the smaller General Business zones in town might end up with 6 story

buildings. He went on to explain that the proposed amendments recognize these concerns with

clauses about appropriate scale and all of the decisions are up to the Planning & Zoning

Commission’s discretion.

PZC – PH –9/19/16 - 11

Mr. Kennedy observed that some of the building height is tied to existing mass transit, and asked

whether that would apply to any and all mass transit. Mr. Pellegrini replied that bus routes would be

considered mass transit. Mr. Ferrero added that when the state’s CTfastrak system becomes

operational in any area, the local bus routes get adjusted.

Mr. Kennedy asked how many places in town have General Business Zones that are more than a half

mile from a bus route, because the allowable building height is subject to the distance from mass

transit. Mr. Ferrero said that actually the bigger criteria with regards to building height is the size of

the existing facility, so smaller retail centers will have building heights limited.

Mr. Stebe asked how large the Plaza at Burr Corners is in square feet and Mr. Ferrero answered that

it is 283,000 sq. ft.


Mr. Prause called for staff comments and Mr. Pellegrini stated for the record that he and Ms. Bertotti

had worked extensively with Mr. Ferrero and Mr. Winstanley because of how this proposal fits with

the 2020 Plan of Conservation & Development. The only outstanding modifications were editorial in

nature and would not affect the amendment substantively. CRCOG supported the proposed

regulation changes. The Planning Department received a letter from Ms. Mary Fish who was

supportive of the general approach, but expressed concerns about allowing taller structures in

smaller business zones.

PZC – PH –9/19/16 - 12

Mr. Prause said he understood how moving to mixed use would address the issue of empty retail

space and the proposal made a lot of sense.

Mr. Stebe asked staff how the proposed regulations would line up with the Form Based Zone in the

Broad Street area. Mr. Pellegrini replied that the basic similarity was to encourage mixed use cited in

the Plan of Conservation & Development. Now the regulations were catching up with the plan, he

said. He added that all these uses would be subject to the Commission’s discretion and approval.

Mr. Winstanley added that when Burr Corners was originally developed, the value of the property

was twice what it is today, so Manchester’s grand list has lost value. Adding a residential component

would increase the value of the development. There is too much parking at Burr Corners right now,

he said. Eliminating some of the parking and adding the residential component would increase

property value and therefore, the grand list. Many hours of thought and work went into this proposal

and it would create a better overall economical environment for the Town of Manchester, Mr.

Winstanley said.

Mr. Stoppelman stated that he supported this type of development and he felt it was important for the

Commission to control future development. He finished by adding that maybe a market would come

back for the development.

Mr. Winstanley said that he had tried, but the climate was not conducive right now. This template for

mixed use is the future, he said.

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Mr. Prause noted that he liked the percentage of open space for residents and retailers because it

provided flexibility. He went on to ask what the rationale was for the change of square feet of open

space requirements above a certain floor. Mr. Ferrero responded that that was taken directly from the

regulations for high rises.

Mr. Stebe suggested that the word “and” be replaced by the word “or” in the section of the

regulations on building height. Mr. Ferrero agreed and noted that was an easy fix.

Mr. Prause asked that the proposed amendments use the word “feet” or the abbreviation “ft.” instead

of the single apostrophe.

Mr. Kennedy moved to close the public hearing and Mr. Stebe seconded. All members voted in

favor and the public hearing on this application was closed.

TOWN OF MANCHESTER PLANNING AND ZONING COMMISSION – To repeal Article II,

Section 8 (Comprehensive Urban Development Zone) and replace it with a new Article II, Section 8

(Comprehensive Urban Development Zone). - Zoning Regulation Amendment (2016-099)

TOWN OF MANCHESTER PLANNING AND ZONING COMMISSION – To revise Art IV Sec. 9

to add design requirements for private driveways and parking requirements for shopping centers or

malls. – Zoning Regulation Amendment (2016-100)

TOWN OF MANCHESTER PLANNING AND ZONING COMMISSION – To revise Art IV Sec.

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13 (Signs) to add provisions for signs for theaters. – Zoning Regulation Amendment (2016-101)

1.TOWN OF MANCHESTER PLANNING AND ZONING COMMISSION – To revise Art. I Sec.

4 to add provisions for minor modifications to approved plans. - Zoning Regulation Amendment

(2016-096)

Mr. Kennedy moved to open the public hearings on the final four agenda items and continue them to

a special meeting to be held on September 29, 2016. Mr. Stebe seconded the motion and all

members voted in favor.

The Chairman closed the Public Hearing at 9:26 p.m.


___________________________ ________________________


NOTICE: A DIGITAL RECORDING OF THIS PUBLIC HEARING CAN BE HEARD IN

THE PLANNING DEPARTMENT.

MINUTES OF BUSINESS MEETING


SEPTEMBER 19, 2016

ROLL CALL:



Jessica Scorso

Timothy Bergin

Alternate Member Sitting: Patrick Kennedy


Teresa Ike

Absent: Andy Kidd, Vice Chairman


Matthew Bordeaux, Environmental Planner



NEW BUSINESS

Mr. Prause reminded attendees that the doors of the Lincoln Center would automatically be locked

after 10 p.m.

DRAFT

PZC - BM –9/19/16 - 2

JIN YOUNG PARK (Continued from September 7, 2016) – Request a special exception under Art.

II Sec. 22.04.08 for a health and recreation use in an SDC zone at 608 East Center Street. - SDC


Mr. Prause called for comments from the Commission and staff. There were none.

SDC Special Exception (2016-092)

MOTION: Mr. Kennedy moved to approve the special exception under Art. II Sec. 22.04.08 for

a health and recreation use in an SDC zone at 608 East Center Street with the


1. James A. Davis, Zoning Enforcement Officer, dated September 8, 2016;

2. Bernard Kalansuriya, Design Engineer, dated September 7, 2016;

3. Matthew Bordeaux, Environmental Planner/Wetlands Agent, dated September

6, 2016; and

4. Michelle Handfield, Assistant Town Engineer, dated August 30, 2016.

Ms. Scorso stated that this was a positive move and an appropriate use in repurposing an existing

building. Mr. Stebe echoed Ms. Scorso’s sentiments and said he endorsed the investment in the

property. Mr. Prause agreed that the applicant met the special exception criteria and that this was an

appropriate use for the building.

Mr. Bergin seconded the motion and all members voted in favor.

PZC - BM –9/19/16 - 3

The reason for the approval was the proposed activity meets the special exception requirements.

MATTHEW AND JON REICHELT – Request a special exception under Art. II Sec. 18.03.07 to

allow a bed and breakfast at 131 Hartford Road, Historic Zone. - Special Exception (2016-097)

MOTION: Mr. Kennedy moved to approve the special exception under Art. II Sec. 18.03.07 to

allow a bed and breakfast at 131 Hartford Road, Historic Zone, with the


1. Michelle Handfield, Assistant Town Engineer, dated September 9, 2016; and

2. Raymond Myette, Jr., Design Engineer, dated September 8, 2016.

Mr. Stebe stated that he thought it was nice to have another bed and breakfast in the area. He

acknowledged the concerns of the other property owner who is also operating a bed and breakfast.

He liked the idea of having a new use for these buildings. He supported the application.

Mr. Kennedy acknowledged the concerns raised by the abutting property owners but felt that was an

issue for the Superior Court.

Ms. Scorso said she appreciated that the owners planned to maintain the integrity of the property.

Mr. Prause agreed that the application met the special exception criteria and that this was a suitable

location and an appropriate use for this property. He appreciated the comment from Ms. West that

these homes should be seen by more people.

PZC - BM –9/19/16 - 4



THE PLAZA AT BURR CORNERS, LLC. (Continued from September 7, 2016) – To revise Art. II

Sec. 24 (General Business Zone) and Art. IV Sec. 20 (Special Exceptions) to allow multi family

housing in the General Business Zone and provide additional special exception criteria for review of

such applications. - Zoning Regulation Amendment (2016-095)

Mr. Kennedy noted that he is always cautious when retail space is changed into residential, but that

changing times demand changing zoning. He felt this change would be good for future economic

development.

Mr. Prause added that the General Business Zone has changed, driven by the market. This was an

interesting way to address the issue. He said that it seemed positive and the Commission could

always amend the regulations later if it didn’t work out. He felt the plan that was presented was a

good one.

Mr. Stebe echoed the Chair’s comments. He noted that the Planning and Zoning Commission will

maintain a lot of control regarding how the regulation changes play out. He said this was a very

strong idea and a good set of revisions, and he applauded the work that Town staff and the applicant

put into the revisions.


PZC - BM –9/19/16 - 5

Art. II Sec. 24 (General Business Zone):

MOTION: Mr. Kennedy moved to approve the zoning regulation amendment to revise Art. II

Sec. 24 (General Business Zone) to allow multifamily housing in the General

Business zone with the following modifications:

1. As specified in a memorandum from Mark Pellegrini, Director of Planning

and Economic Development, dated September 19, 2016.

2. In the proposed Art. II Sec. 24.02.01.j.1.b.ii, the word “and” will be changed

to “or” in the first sentence, to read “Maximum height shall comply with GB

zone requirements if more than one half mile from existing mass transit or if

existing commercial space is less than 200,000 square feet.”


The reasons for the approval were that the proposed amendments are consistent with the 2020 goals

of redeveloping and investing in existing or potential mixed use centers or districts; promoting

walkable neighborhoods; and diversifying the Town’s housing stock.

The zoning regulation amendment will be effective on October 7, 2016.

Art. IV Sec. 20 (Special Exceptions):

MOTION: Mr. Kennedy moved to approve the zoning regulation amendment to revise Art. IV

Sec. 20 (Special Exceptions) to provide additional special exception criteria for

review of applications for multifamily housing in the General Business zone. Ms.

PZC - BM –9/19/16 - 6

Scorso seconded the motion and all members voted in favor.

The reason for the approval was the proposed amendments are consistent with the 2020 goals of

redeveloping and investing in existing or potential mixed use centers or districts; promoting

walkable neighborhoods; and diversifying the Town’s housing stock.

The zoning regulation amendment will be effective on October 7, 2016.

TOWN OF MANCHESTER – For renovations to Waddell Elementary School at 163 Broad Street. -

Erosion and Sedimentation Control Plan (2016-090); Special Exception Modification (2016-091)

Mr. Christopher Till, Head of Facilities for the Town of Manchester, presented the plan for

renovations of Waddell School. He introduced Mr. Matthew Geary, Superintendent of Schools, Mr.

Randall Luther, Senior Associate of Tai Soo Kim Partners Architecture, and the engineers from

Milone and MacBroom who consulted on this application.

Mr. Geary spoke first, noting the excitement about this project. He stated that the result of the

changes being proposed would ultimately lead to creating a 21st century learning environment for

every Manchester student.

Mr. Luther began his presentation by noting that Waddell School will be increasing student

enrollment from 370 to 530 and changing grades served from kindergarten through 5th

grade to

kindergarten through 4th

grade, and that an additional 17,000 sq. ft. of classroom and administrative

PZC - BM –9/19/16 - 7

space needed to be added to accommodate the proposed changes. Additionally, parking space and

bus capacity would need to be increased. Mr. Luther described the current physical organization of

the school, parking and bus activity patterns at the school.

The proposed changes call for an additional parking lot being added on both the south side of the

building with an entrance across from Oliver Street, and on the east side of the building. The lot on

the south side of the school would be shared with the ballpark adjacent to the school during off

school hours. The playground area for the school would be moved to the rear area of the school, with

the parking lot on the east serving as paved play area.

The bus loop would be extended along Broad Street to accommodate additional bus traffic, and the

parking lots on the south and east sides of the building would be configured to serve as pick up and

drop off areas for parents and students.

Mr. Luther continued by describing the changes proposed for the floor plan of the building. He

demonstrated the location of the building addition and showed new classroom space, the library,

cafeteria, Board of Education storage space and access, and the location of administrative offices.

Plans call for perforated aluminum panels which would provide shade on the east and west sides of

the building, in addition to a courtyard.

Finally, Mr. Luther concluded, the proposal calls for a solar panel array, noting that with State of

Connecticut funding the panels should pay for themselves within 9 or 10 years. He demonstrated the

location of the array on the elevations of the proposed building.

PZC - BM –9/19/16 - 8

Mr. Stebe asked if the buses line up in the main entrance on the south side of the building. Mr.

Luther stated that the buses will line up along Broad Street to pick up students coming out of the

current main entrance.

Ms. Scorso commented that the design for the renovations was beautiful. She asked if there was

extra room for classes to grow or just enough space for anticipated student enrollment. Mr. Luther

responded that there would be room for student enrollment growth and that there were also swing

classrooms that could accommodate enrollment growth.

Mr. Bergin asked if there was a reason for the placement of the perforated panels. Mr. Luther replied

that some are random and some of the panels provide visual interest and aesthetics. Mr. Bergin asked

if there would be any classrooms that would be completely covered by the panels and Mr. Luther

said there would not.

Mr. Bergin asked if the fence had a function and Mr. Luther said that it does.

Mr. Stebe asked how the gate on Irving Street would be used. Mr. Luther responded that the gate

would remain closed except for emergency and town vehicles for access to the pool. Mr. Stebe

verified that the fence would be chain link with a gate and Mr. Luther confirmed that was correct.

The next speaker was Mr. Shield of the engineering firm, Milone and MacBroom. He presented

information on the storm water management plan. He stated that because of the increase in the

PZC - BM –9/19/16 - 9

parking areas, there would be an increase in the impervious surface. The storm water runoff would

be handled by an underground detention and infiltration system. Water entering the storm water

management system would be treated by a hydrodynamic separator. Additionally, erosion controls

would be in effect during construction, including anti tracking pads and silt fencing.

Mr. Neil Wilinski of Milone and MacBroom presented the results of the traffic study. The study

considered the increased student enrollment, as well as increased staff for the school. The analysis of

the peak hour traffic patterns indicated that a good level of service at the site will remain in effect

after the renovation is complete and the school has realized the increase in enrollment.

Mr. Prause asked what time of year the construction would take place. Mr. Luther responded that

according to the current schedule, they plan to start in late April with early site work and that once

school is out for the summer, construction will take over the entire site. Mr. Prause asked if the anti-

tracking pad would be on the south entrance and Mr. Luther stated that was correct, although the

staging plan had yet to be developed.

Mr. Prause asked if there would be any stockpile areas at that time and Mr. Luther said that the

stockpiles would be located along Broad Street, south of the current bus loop and parking areas.

Mr. Bergin asked what type of trees would be placed around the playground area. Mr. Luther said

that there would be sugar maples and London planetrees.

Mr. Prause asked how the number of parking spaces was calculated. Mr. Wilinski replied that after

PZC - BM –9/19/16 - 10

counting traffic, it became clear that parents arrive and depart at different times, and after school

activities had students leaving the school grounds at different times. Mr. Prause went on to ask if the

current parking lot configuration with 102 parking spaces was not sufficient. Mr. Wilinski responded

that there are not enough parking spaces currently, but that there is parking available on the street.

Mr. Bergin asked where the students who do not take the bus will exit the building. Mr. Luther said

that this will be decided by school staff when they get into the building. The plan is to have students

assigned to a specific exit, by classroom.

Mr. Prause called for comments from staff. Mr. Bordeaux noted that outstanding comments from

staff were minor and technical in nature and that staff recommended approval subject to the

conditions in staff memos.

Mr. Stebe moved to extend the meeting beyond 11:00 p.m. Mr. Kennedy seconded and all members

voted in favor. The motion passed.


MOTION: Mr. Kennedy moved to certify the erosion and sedimentation control plan for

renovations to Waddell Elementary School at 163 Broad Street with the modifications

as specified in staff memoranda from:

1. Russell Johnston, Eighth Utilities District Contract Engineer, dated September

6, 2016;

2. Michelle Handfield, Assistant Town Engineer, dated August 30, 2016;

PZC - BM –9/19/16 - 11

3. Raymond Myette, Jr., Design Engineer, dated August 30, 2016; and

4. Jim Mayer, Traffic Engineer, dated August 25, 2016.

Mr. Prause commented that the plan looked good, taking into account traffic flow and great

landscaping.


The reason for the approval was the proposal meets the requirements of the regulations.


MOTION: Mr. Kennedy moved to approve the special exception modification for renovations to

Waddell Elementary School at 163 Broad Street with the modifications as specified in

staff memoranda from:

1. Russell Johnston, Eighth Utilities District Contract Engineer, dated September

6, 2016;

2. Michelle Handfield, Assistant Town Engineer, dated August 30, 2016;

3. Raymond Myette, Jr., Design Engineer, dated August 30, 2016; and

4. Jim Mayer, Traffic Engineer, dated August 25, 2016.

Mr. Prause stated that the plan meets the special exception criteria and is suitable and well thought

out.


PZC - BM –9/19/16 - 12


TOWN OF MANCHESTER PLANNING AND ZONING COMMISSION

Zoning Regulation Amendment (2016-099) – Comprehensive Urban Development Zone

Zoning Regulation Amendment (2016-100) - Parking

Zoning Regulation Amendment (2016-101) – Signs for Theaters

Zoning Regulation Amendment (2016-096) - Minor Modifications to Approved Plans

MOTION: Mr. Kennedy moved to open the public hearings on these applications and continue

them to a special meeting to be held on September 29, 2016. Mr. Stebe seconded the


ADMINISTRATIVE REPORTS

Mr. Bordeaux reported on an administrative approval of a hook up to a sewer line at 463 Birch

Mountain Road. Mr. Prause asked if the existing septic was within the 100’ upland review area and

Mr. Bordeaux stated that it was not, as it was located at the rear of the property.

APPROVAL OF MINUTES

July 18, 2016 – Public Hearing/Business Meeting

MOTION: Mr. Kennedy moved to approve the minutes as written. Mr. Stebe seconded the


September 7, 2016 – Public Hearing/Business Meeting

MOTION: Mr. Kennedy moved to approve the minutes as written. Mr. Stebe seconded the

PZC - BM –9/19/16 - 13


RECEIPT OF NEW APPLICATIONS

1. ST. JAMES CHURCH – Special Exception Modification (2016-113) – Request a special

exception modification under Art. II Sec. 4.02.02 to add a handicapped entrance and

handicapped bathrooms and to renovate the south sacristy at 896 Main Street.

2. THE PLAZA AT BURR CORNERS, LLC – Special Exception Modification (2016- 114)

– Request a special exception modification under Art. II Sec. 9.14.02 (a) and (b) for

replacement of the existing building and associated layout and grading at 62 Buckland Street.

The Chairman closed the business meeting at 11:15 p.m.


___________________________ ________________________


NOTICE: A DIGITAL RECORDING OF THIS BUSINESS MEETING CAN BE HEARD

IN THE PLANNING DEPARTMENT.

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