TOWN OF MANCHESTER PLANNING AND ZONING COMMISSION
January 20, 2021 VIRTUAL MEETING TO BE HELD VIA ZOOM 7:00 P.M.
AGENDA
This meeting will be shown live on Cox Channel 16 and streamed live at http://www.channel16.org/CablecastPublicSite/watch/1?channel=1. Individuals who wish to speak at or attend the virtual meeting must complete a Request to Speak form, available at https://manchesterct.seamlessdocs.com/f/RequestToSpeakPlanning, by 4:30 p.m. on the day of the meeting. These individuals will need to join the Zoom meeting and will be allowed to speak when directed by the Chairman. Zoom meeting information will be sent to individuals who complete a Request to Speak form. Only individuals who complete a Request to Speak form will be allowed to join the Zoom meeting.
PUBLIC HEARING:
1. VOLTA CHARGING LLC – To revise the zoning regulations at Art. I, Sec. 2 to add definitions for “Electric Vehicle Charging Station” and “Operator” and to add a new Article IV, Section 24: Electric Vehicle Charging Station. Zoning Regulation Amendment (2020-081)
NEW BUSINESS:
1. VOLTA CHARGING LLC – To revise the zoning regulations at Art. I, Sec. 2 to add definitions for “Electric Vehicle Charging Station” and “Operator” and to add a new Article IV, Section 24: Electric Vehicle Charging Station. Zoning Regulation Amendment (2020-081)
2. NEW STATE PROPERTIES LLC – For a warehouse addition with associated loading docks, and removal of an existing storage building at 401 New State Road. Special Exception Modification (2020-079) Erosion & Sedimentation Control Plan (2020-080)
3. ADMINISTRATIVE REPORTS
4. APPROVAL OF MINUTES January 4, 2021 – Business Meeting
5. RECEIPT OF NEW APPLICATIONS
R:\Planning\PZC\2021\01 - January 20\Agenda 20 JAN 2021.docx
TOWN OF MANCHESTER LEGAL NOTICE
The Planning and Zoning Commission will hold a virtual public hearing on January 20, 2021 at 7:00 P.M. to hear and consider the following petitions:
VOLTA CHARGING LLC – Zoning Regulation Amendment (2020-081) – To revise the zoning regulations at Art. I, Sec. 2 to add definitions for “Electric Vehicle Charging Station” and “Operator” and to add a new Article IV, Section 24: Electric Vehicle Charging Station.
At this virtual hearing interested persons may be heard and written communications received. This meeting will be shown live on Cox Channel 16 and streamed live at http://www.channel16.org/CablecastPublicSite/watch/1?channel=1. Individuals who wish to speak at or attend the virtual meeting must complete a Request to Speak form, available at https://manchesterct.seamlessdocs.com/f/RequestToSpeakPlanning, by 4:30 p.m. on the day of the meeting. These individuals will need to join the Zoom meeting and will be allowed to speak when directed by the Chairman. Zoom meeting information will be sent to individuals who complete a Request to Speak form. Only individuals who complete a Request to Speak form will be allowed to join the Zoom meeting. Individuals may also submit comments in writing to the Planning and Economic Development Department via email to [email protected], or by mail to the Planning Department, 494 Main Street, P.O. Box 191, Manchester, CT 06045-0191. All written comments received by 4:30 p.m. on the day of the meeting will be presented and recorded as part of the hearing. A copy of the proposed zoning regulation amendment may be reviewed online at http://planning.townofmanchester.org; by contacting the Town Clerk’s office at [email protected] or (860) 647-3037 to request a PDF by email; or by calling (860) 647-3048 to schedule an appointment in the Planning and Economic Development Department, 494 Main Street. Information about this application will be available online at http://planning.townofmanchester.org by the Friday before the hearing.
Planning and Zoning Commission Eric Prause, Chair
TOWN OF MANCHESTER PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT
TO: Planning and Zoning Commission
FROM: Megan Pilla, Senior Planner
DATE: January 15, 2021
RE: Volta Charging LLC Zoning Regulation Amendment (2020-081)
Introduction
The applicant has prepared proposed zoning regulation text amendments to Article I, Section 2 to add definitions related to electric vehicle charging stations, and to add a new Article IV, Section 24: Electric Vehicle Charging Station which outlines provisions for the use of electric vehicle charging stations.
Additionally, in response to staff comments, the proposed text includes the following amendments to add electric vehicle charging stations to the appropriate lists of permitted accessory uses based on zoning district:
To Article II, Section 1.03.01 to add electric vehicle charging stations as a permitted accessory use in residential zones where the primary use is residential; To Article II, Section 1.03.02 to add electric vehicle charging stations as a permitted accessory use in residential zones for primary uses other than residential; To Article II, Section 9.13.01 to add electric vehicle charging stations as a permitted accessory use in business zones; and To Article II, Section 9.14.02 to add signage associated with electric vehicle charging stations as a special exception use in business zones.
Electric vehicle charging stations are not currently regulated in the Town of Manchester Zoning Regulations.
Background
Volta Charging LLC (Volta) is a provider of electric vehicle charging stations throughout the country including New England. Volta’s model of charging stations provides free electricity to users by working with brand partners who purchase advertising space on the charging station screens. Notable advertising partners include Netflix, Jaguar, Alaska Airlines and Haagen Daz. There is no audio associated with the advertisements.
Volta’s charging stations are typically situated near retail locations. According to the applicant, Volta charging stations exist at three other Connecticut locations: Waterbury (Brass Mill Center), Milford (Connecticut Post Mall), and Norwalk (The SoNo Collection). Volta has entered into an agreement with the Buckland Hills Mall in Manchester to install charging stations pending necessary approvals.
Volta Charging LLC January 15, 2021 Page 2 of 4
While electric vehicle charging stations are not regulated in the current Zoning Regulations, the signage element of Volta charging stations is in conflict with current signage regulations. Specifically:
Article IV, Section 13.05.07 – Billboard signs are prohibited. (Billboard signs are defined as “a sign advertising a service or commodity which service or commodity is not to be found or available on the premises upon which the sign is displayed.”)
Article IV, Section 13.10.11 – Electronic message board signs not exceeding 32 sq. ft. of total allowed sign area. The message shall not change more than two (2) times in a 24-hour period.
Proposed Regulation Amendment
The enclosed proposed regulation text amendment to Article I, Section 2 would add definitions related to electric vehicle charging stations, including “ELECTRIC VEHICLE CHARGING STATION” and “OPERATOR.” Per a suggestion from staff, the applicant has also added “ELECTRIC VEHICLE CHARGING POSITION,” which refers to the quantity of parking spaces served simultaneously by the charging station.
The proposed text amendment to Article IV includes the addition of a new section: Section 24 – ELECTRIC VEHICLE CHARGING STATION. This proposed new section outlines provisions for allowing electric vehicle charging stations. It is proposed that they be permitted by right as an accessory use in all zones.
The proposed language also includes the following provisions for electric vehicle charging stations: 1. That no more than 20 charging positions be permitted per shopping center or free-standing building; 2. That charging station equipment be maintained and operated in accordance with all applicable federal, state, and local laws, rules and regulations; and 3. That current contact information of the operator and a unique ID number must be posted on each station.
Proposed Section 24.02 addresses the signage issue that is specific to the Volta charging station model. The applicant proposes that signage associated with an electric vehicle charging station be permitted by special exception through the Planning & Zoning Commission in all business and mixed use districts (with the exception of the Historic Zone) with the following provisions: 1. That a maximum of 10 square feet per side per unit (maximum of two sides) is permitted; 2. That the signage may advertise a commodity or service which may not be found on the premises; 3. That the display screen may be internally back-lit; and 4. That the advertisements may rotate at a maximum rate of every 8 seconds.
In response to staff comments, the applicant added to the proposed text that display screens utilizing internal back-lighting shall utilize a night or dimmer mode to automatically reduce brightness at night.
Finally, in response to staff comments, the applicant added to the proposed regulation amendments that electrical vehicle charging stations be added to the list of permitted accessory uses in residential and business zones (Article II, Section 1.03.01; Article II, Section 1.03.02; and Article II, Section 9.13.01) and that signage associated with electric vehicle charging stations be added to the list of special exception uses in business zones (Article II, Section 9.14.02). These additions reference the proposed Article IV, Section 24 for clarity. Volta Charging LLC January 15, 2021 Page 3 of 4
Staff Review
In response to staff review comments, the applicant has made several revisions to the proposed text as described above. Most of these revisions were for clarity and consistency within the zoning regulations.
In addition, staff provided the applicant with comments regarding concerns about the signage component of the proposed regulation amendment. These are more broad concerns which the Commission should consider with regards to the proposed Section 24.02, which would allow signage associated with electric vehicle charging stations by special exception. These concerns are as follows.
Currently “off premise signs” (a sign advertising a service or commodity that cannot be found on the property) are prohibited in the Town of Manchester. The only off premise signs existing are non- conforming billboard signs. The Zoning Regulations currently permit electronic message center signs in some zones with the condition that they only change display a maximum of two times in a twenty-four period, and that the displayed message is static.
This proposed regulation amendment is looking to permit electric vehicle charging stations in various zones throughout Manchester. As proposed, each of these vehicle charging stations would be permitted (by special exception) to have two 10-square-foot, electronic message center signs “with” flashing, or moving, non-static advertising.
Under the proposed regulation, a group of fifteen (15) charging stations in a shopping plaza parking lot would have twenty (20) square feet each, a total of three-hundred (300) square feet, of flashing or moving (non-static) signage.
These three-hundred (300) square feet of signage could be advertising for a product or service that is not found on-site or in the Town of Manchester and thus would be an off-premise sign. These three-hundred (300) square feet of signage could be advertising a business in direct competition with a business on-site, or nearby, while the affected on-site or nearby local tax paying business would not be permitted to have an electronic message center sign that is not static or changes display more than two times in a twenty-four hour period. These three-hundred (300) square feet of signage could be intentionally located close to either vehicle or foot traffic potentially causing a distraction.
If the Commission determines that allowing signage associated with electric vehicle charging stations by special exception is appropriate, they should consider whether it is appropriate in all business and mixed use zones.
The Commission should discuss these concerns at the meeting and consider the appropriate approval path. Staff has discussed this and the following are the possibilities we foresee:
1. Approve the proposed regulation amendment as written, if the Commission determines it to be appropriate. 2. Approve the proposed regulation amendment with modification(s), such as requiring that the signage not face the Town right-of-way, or that the signage be permitted only in shopping centers of a certain size. 3. Approve the proposed regulation amendment with Section 24.02 removed, if the Commission determines that signage associated with electric vehicle charging stations is not appropriate. Volta Charging LLC January 15, 2021 Page 4 of 4
4. Keep the public hearing open, if the Commission determines that further discussion and consideration are required. 5. Deny the application, if the Commission determines it is not necessary and/or desirable. mp/kw \\TOWNFILE2\Users\Planning\PZC\2021\01 - January 20\Packet\2020-081 Volta - Memo.docx Attach.
Exhibit A Proposed Text Amendment
Proposed Zoning Text Amendment to the Town of Manchester, Connecticut Zoning Regulations (the “ Zoning Regulations” ) to allow for electric vehicle charging stations to be considered an accessory use, and to allow for the provision of related signage and display screen advertisements.
1. Section 2 of the Zoning Regulations are hereby amended to include the addition of the following definitions of “Electric Vehicle Charging Station,” and “Operator” and “Electric Vehicle Charging Position”:
“ELECTRIC VEHICLE CHARGING STATION. An electric vehicle supply equipment station in a private or public parking space which delivers electricity or transfers electric energy to a battery or other energy storage device in an electric vehicle”.
“OPERATOR. Shall mean the electric vehicle charging kiosk owner and/or designee, responsible for the installation, maintenance, management and operation of Electric Vehicle Charging Station(s).”
“ELECTRIC VEHICLE CHARGING POSITION. Shall mean one exclusive use, standard parking space adjacent and assigned to an Electric Vehicle Charging Station per number of vehicles said Station may simultaneously charge or otherwise transfer electric energy to.
2. The Zoning Regulations are hereby amended to include a new Article IV, Section 24 as follows:
“ARTICLE IV GENERAL PROVISIONS
Section 24 ELECTRIC VEHICLE CHARGING STATION
24.01 Electric Vehicle Charging Stations shall be a permitted use in all zones subject to the following conditions:
(a) Electric Vehicle Charging Stations will be considered an accessory use.
(b) Electric Vehicle Charging Positions shall be specifically designated for charging an electric vehicle with a sign referencing such use in accordance with the Town of Manchester “Public Improvement Standards.” The total number of Electric Vehicle Charging Positions shall equal the number of electric vehicles that may be simultaneously served by the total number of Electric Vehicle Charging Stations.
(c) No more than 20 Electric Vehicle Charging Positions per shopping center or free- standing building shall be permitted.
(d) Charging Station equipment components shall at all times be maintained and operated in accordance with all applicable federal, state and local laws, rules and regulations.
(e) Current contact information, including but not limited to a telephone number for a representative or department of the operator of the Charging Station, and unique ID number shall be posted on each station as contact to report all issues relating to the particular station.
24.02 Signage: In addition to any signage allowed under Article IV, Section 13, the Operator shall be entitled, subject to approval of a Special Exception by the Planning and Zoning Commission, to erect and install the following additional signage in connection with any Electric Vehicle Charging Station:
(a) For each charging station, changeable copy signage limited to a maximum of ten (10) square feet per side per unit (maximum of two sides), advertising a commodity or service which may not be found or available on the premises hosting the charging station; and
(b) Charging Station display screens may be internally back-lit and advertisements may rotate. Display screens utilizing internal back-lighting or similar shall utilize a night or dimmer mode to automatically reduce the brightness.”
(c) Signage associated with electric vehicle charging stations in accordance with the provisions of Article IV, Section 24.02 shall be permitted by special exceptions from the Planning & Zoning Commission in all business and mixed use zones, with the exception of the Historic Zone.
3. Add to Article II, Section 1.03.01 (Accessory uses permitted in residential zones where the principal use is residential)
(u) Electric vehicle charging stations in accordance with the provisions of Article IV, Section 24.
4. Add to Article II, Section 1.03.02 (Accessory uses for uses other than residential)
Accessory uses for uses other than residential which are allowed in a zoning district shall conform with the definition set forth in paragraph 1.03 of this regulation.
(a) Electric vehicle charging stations in accordance with the provisions of Article IV, Section 24. (b) Where the principal use is a church, memorial gardens shall be a permitted accessory use. (c) Where the principal use is a school or a child day care center or group day care home located in a church, school, or municipal building, family resource centers shall be permitted as an accessory use.
5. Add to Article II, Section 9.13.01 (Accessory Uses in Business Zones)
-Electric vehicle charging stations
6. Add to Article II, Section 9.14.02 (Special Exception Uses in Business Zones)
(f) Signage associated with electric vehicle charging stations in accordance with the provisions of Article IV, Section 24.02.
Exhibit B
Volta Charging Background
Volta was founded in 2010 out of a passion for advancing electric transportation and since then Volta has mastered the art and science of developing cutting-edge electric vehicle charging networks. By providing seamless, simple and free charging experiences, Volta is accelerating the electric vehicle movement. Thoughtfully located along the paths of daily life, Volta chargers are the most heavily used in the charging industry. With the support of forward- thinking brand partners, Volta delivers free charging solutions to real estate owners, power to the electric vehicle community and impactful brand stories to everyone, www.voltacharginu.com
The Volta charging station is a unique concept as it does not charge customers for the electricity but gives it away instead in order to encourage the use of electric vehicles. As the electricity ultimately must be purchased, Volta sells advertising space to brand name advertisers on the screens on its charging stations to generate the revenue needed to pay for the electricity. Notable advertising partners include Netflix, Jaguar, Alaska Airlines and Haagen Dazs. The advertisements shown on the screens are an integral part of the charging station and the electricity would not be available to give away to the public for free without them.
Volta currently has nearly 1,500 charging stations installed throughout the country including many in New England. Charging stations are typically situated new retail locations. Presently, Volta has three locations in Connecticut: Waterbury (Brass Mill Center), Milford (Connecticut Post Mall) and Norwalk (The SoNo Collection). Volta has entered into a agreement with the Buckland Hills Mall to add charging stations subject to obtaining the necessary approvals.
Volta is also proud of its commitment to assist local communities with displaying emergency messaging on its charging station screens. The Volta Response System allows participating Towns to show public service announcements and emergency messaging for free. This community service allows towns to reach communities such as the elderly, without expending local government resources having signs or buying ad space.
The clean energy impact from the Volta charging stations is immense:
Powering over 73,000,000 free electric miles.
To date, Volta has offset over 32,000,000 pounds of C02.
Total equivalent of over 369,000 trees planted.
Volta charging stations are the most used in the charging industry. The Volta charging stations and related advertisement screens represent a new technology and trend in the provision of electricity for electric vehicles at no cost to the public. As mentioned previously, the advertisements displayed on the screens of the charging stations ultimately pay for the electricity which is made available at no charge to the public, providing greater amenities to the residents and visitors of the Town of Manchester. Volta believes that its new charging technology and related advertisement screens, represent a trend towards cleaner energy and is the type of innovation which is the Town seeks to encourage.
63920773 vl -WorkSiteUS-033437/0027 VOLTA - STATION OVERVIEW
Volta provides free, turnkey electric vehicle charging services. This modern amen- 155 DE HARO STREET ity attracts the community as Volta’s charging network draws 3x the number of Cellular Networked SAN FRANCISCO, CA 94103 visits to the property as compared to other charging networks.* Our stations have been installed in over 120 different municipalities across the U.S. *F’inn Research
VOLTA STATION BENEFITS Free & Open Access • Installation, equipment and maintenance is paid by Volta. 13455 NOEL ROAD SUITE 700 DALLAS, TX 75240 • Electricity to charge community members’ electric vehicle is free, paid by Volta. Main: 972-770-1000 | www.kimley-horn.com © 2019 Kimley-Horn and Associates, Inc. • Charges all electric vehicles. • Charges up to 2 hours free with software that discourages abuse. • Volta stations are occupied 80% of the retail day. LED Display • Stations are supported by sponsor content on displays. • Volta has provided over 42 million miles of free charging, replaced approximately 1.6 million gallons of gasoline and eliminated
over 32 million pounds of CO2. [email protected]
2 06/21/2019 CD100s BPB
1 06/13/2019 CD90s SDD CHARGING UNIT INFORMATION POWER REQUIREMENTS Outdoor Rated Components REV DATE DESCRIPTION BY Single or dual charging units Charging Unit: 50A/2P 208/240V breaker Size: H86.25” x W 32.5 x D 12.75 Station Aux Power: 20A/1P 120V breaker Cord Length: 20’ Cell signal or LAN access required Power Type: 208/240VAC, 40A, 10 kW max INSTALLATION REQUIREMENTS Plug: SAE J1772 compliant Wire Diameter: #6 AWG Larger for longer conduit runs. connector Listings: UL® E472596 Conduit Diameter: 2” Two Volta stations can share one 2” conduit
Volta’s mission is simple: Accelerate electric vehicle adoption by building cutting-edge, free and inspiring vehicle charging networks.
IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS THEY ARE ACTING UNDER THE DIRECTION OF A LICENSED PROFESSIONAL Designed & Manufactured ENGINEER, TO ALTER THIS DOCUMENT. in the USA
Keyed Entry Security
TITLE SHEET Above is a typical Volta installation showing one of our charging stations in a parking area.
VOLTA HEADQUARTERS 155 De Haro St. San Francisco, CA 94103 WEBSITE voltacharging.com C0-00 TOWN OF MANCHESTER PLANNING AND ECONOMIC DEVELOPMENT DEPARTMENT
TO: Planning & Zoning Commission
FROM: Megan Pilla, Senior Planner
DATE: January 15, 2021
RE: New State Properties LLC – 401 New State Road Special Exception Modification (2020-079) Erosion & Sedimentation Control Plan (2020-080)
Introduction
The applicant is requesting approval of a special exception modification in accordance with Article II, Section 16.15.02(a) and Article IV, Section 20 as well as an Erosion & Sedimentation Control Plan for a warehouse addition with associated loading docks, and removal of an existing storage building at 401 New State Road. The parcel is located in the Industrial zone.
Project Description
The applicant is proposing the removal of an existing freestanding storage building on the west side of the property at 401 New State Road, and the construction of a warehouse addition to the existing main building of approximately 53,348 sq. ft. with associated loading docks.
The building is occupied by Plimpton & Hills, a wholesaler of various types of equipment including HVAC and plumbing equipment. The warehouse addition is intended to store slow- moving large equipment. The proposed dock area would replace the existing loading docks on the main building in equal number – five (5) 9 ft. by 10 ft. overhead doors with dock shelters and dock levelers. A concrete fork lift ramp providing access to a 20 ft. by 14 ft. overhead door is also included for larger equipment.
A fire lane is proposed along the south side of the proposed addition as per conversations with the 8th District Fire Marshal.
The total area of proposed disturbance is approximately 2.02 acres.
Adjacent properties to the north, east, and south are in the Industrial zone. The adjacent property to the west is a Planned Residence Development.
New State Properties LLC January 15, 2021 Page 2
Stormwater
Existing impervious site coverage is approximately 95% including building coverage and pavement. The proposed addition increases building coverage but decreases total pavement on the site. All roof water from the addition will be directed to an infiltration system, reducing the amount of runoff from the site, which is expected to improve stormwater management. (See attached diagram of existing and proposed drainage areas.)
Traffic
Because the proposed loading docks are equal in number to the existing loading docks which are being replaced, no change in traffic to the site is expected. Circulation of trucks on site is simplified by the positioning of the new loading area and the reduction of pavement.
Utilities
The property is served by Town water and 8th District sanitary sewer. The proposed addition will connect to the existing building utilities, including the sprinkler line, as per conversations with the 8th District Fire Marshal. The addition will utilize LED light fixtures and minimal heat, and is therefore expected to minimally increase utility usage.
Special Exception Modification
The Commission must determine whether the proposed development meets the general criteria of Article IV, Section 20 of the zoning regulations.
Erosion and Sedimentation Control Plan
The applicant proposes erosion and sedimentation control measures including silt sack inlet protection devices for sediment control, silt fencing, concrete truck wash out area, and an anti- tracking pad at the proposed construction entrance. Erosion and sedimentation control measures are highlighted on the Erosion Control Plan in the plan set.
Staff Review
Town staff has reviewed the plans and documents submitted with the application. A report on the status of any comments will be provided to the Commission at the January 20, 2021 meeting. mp/kw \\TOWNFILE2\Users\Planning\PZC\2021\01 - January 20\Packet\2020-079,080 New State - Memo.docx Attach.
401 New State Road
Level A Aquifer Protection Areas
Overlay Zone Manchester GIS
Town of Manchester, CT DISCLAIMER: This map is compiled from other maps, deeds, dimensions and other sources of information. Not to be construed as accurate surveys and subject to final changes as a more accurate survey may disclose. NOTES:Original planimetric and topographic data were compiled by stereophotogrammetric methods from 1 inch = 500 feet photography dated April 1999 in accordance with ASPR accuracy standards for 1inch = 40ft large scale Class I mapping. The updating of the GIS data is performed by the GIS/Maps & Records Unit on a continual basis utilizing the best and most appropriated sources available. Author: µ Date: 1/15/2021 MAP NOTES: MAP REFERENCES: LEGEND:
1. THIS MAP AND SURVEY HAVE BEEN PREPARED PURSUANT TO THE REGULATIONS A. "PLAN PREPARED FOR PETER ZERIO, BOUNDARY MAP, NEW STATE ROAD OF CONNECTICUT STATE AGENCIES SECTIONS 20-300b-1 THROUGH 20-300b-20 AND MANCHESTER, CONNECTICUT" (SHEETS 1&2 OF 6) SCALE: 1"=40'; DATED: "THE MINIMUM STANDARDS FOR SURVEYS AND MAPS IN THE STATE OF OCTOBER 3, 1983; BY: BOUD. CONNECTICUT" ADOPTED JUNE 21, 1996; AMENDED OCTOBER 26, 2018. B. "PROPERTY SURVEY PREPARED FOR EVERGREEN CROSSING, LLC, PROPERTY 2. THE TYPE OF SURVEY PERFORMED AND THE MAPPED FEATURES DEPICTED KNOWN AS HACKETT ESTATES 325 NEW STATE ROAD MANCHESTER, HEREON ARE IN ACCORDANCE WITH THE REQUIREMENTS OF AN CONNECTICUT" SCALE:1"=100'; DATED: OCTOBER 24, 2007; BY: FUSS & O'NEILL. PROPERTY/BOUNDARY & TOPOGRAPHIC SURVEY AND IS INTENDED TO DEPICT FEATURES UPON THE SUBJECT PARCEL AS THEY RELATE TO THE ABUTTING C. PROPERTY MAP THOMAS HACKETT (WEST SIDE OF NEW STATE ROAD) NEW BOUNDARY AND RIGHT OF WAY LINES. STATE ROAD MANCHESTER, CONNECTICUT." SCALE: 1"=100', DATED NOVEMBER 30, 1973; BY: GRISWOLD & FUSS, INC. 3. THE HORIZONTAL BASELINE CONFORMS TO A CLASS A-2 ACCURACY. THE VERTICAL BASELINE CONFORMS TO A CLASS V-2 ACCURACY. THE TOPOGRAPHIC FEATURES CONFORM TO A CLASS T-2 ACCURACY. SITE
4. THE TOPOGRAPHIC FEATURES DEPICTED HEREON ARE BASED UPON A FIELD SURVEY CONDUCTED ON NOVEMBER 10, 2020
5. THE PROPERTY/ BOUNDARY OPINION DEPICTED HEREON IS IS BASED UPON A RESURVEY OF MAP REFERENCE 'A'.
6. THE NORTH ARROW AND BEARINGS ARE BASED UPON THE CONNECTICUT STATE SITE LOCATION MAP (NOT TO SCALE) COORDINATE SYSTEM N.A.D. 1983 (2011). THE ELEVATIONS ARE BASED UPON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD 88) USING GEOID 12B. COORDINATES AND ELEVATIONS WERE DETERMINED FROM RTK GPS OBSERVATIONS MADE ON NOVEMBER 10, 2020, USING THE CT DOT RTK NETWORK KNOWN AS ACORN (CTMA BASE), HAVING THE FOLLOWING VALUES:
LATITUDE = N 41° 43' 52.91679" LONGITUDE = W 72° 12' 38.87732" ELLIPSOID HEIGHT = 55.191M
7. UNDERGROUND UTILITIES, STRUCTURES AND FACILITY LOCATIONS DEPICTED AND NOTED HEREON HAVE BEEN COMPILED, IN PART FROM RECORD MAPPING SUPPLIED BY THE RESPECTIVE COMPANIES OR GOVERNMENTAL AGENCIES AND FROM OTHER SOURCES. THESE LOCATIONS MUST BE CONSIDERED AS APPROXIMATE IN NATURE. ADDITIONALLY, OTHER SUCH FEATURES MAY EXIST ON THE SITE, THE EXISTENCE WHICH IS UNKNOWN TO MARTIN SURVEYING ASSOCIATES, LLC.. ALL CONTRACTORS ARE REQUIRED TO CONTACT CALL-BEFORE-YOU-DIG AT 1-800-922-4455 FOR LOCATION AND OR STAKEOUT OF ANY UTILITY PRIOR TO ANY EXCAVATION.
N/F N/F EDWARD J. LAZARIN JJM REALTY LLC. CAPPED VOL: 1339 PG: 164 VOL: 2061 PG: 338 IRON PIN IRON PIN FOUND FOUND IRON PIN FOUND (BENT) 201 CHRISTIAN LANE BERLIN, CT 06037 S 75°45'15" E 772.99' 860-832-9328 860-357-4604 (FAX) IRON PIN 45.64' 20' RIGHT-OF-WAY AS DESCRIBED FOUND IN VOLUME 136 AT PAGE 351 REVISIONS:
NEW STATE ROAD
304.50'
S 14°14'45" W 230.20' EXISTING DRAINAGE AREA N/F EVERGREEN CROSSING LLC. 1.99 ACRES VOL: 3598 PG: 31
258.85'
S 58°35'14" W
GRAN TOWN MON IRON PIN FOUND
N 76°23'21"66.77' E
N 74°58'11" W 1013.04' IRON PIN SURVEY IRON PIN LAND OF FOUND FOUND
N/F ILLINOIS TOOL WORKS INC. VOL: 2100 PG: 127 401 NEW STATE ROAD PROPERTY & TOPOGRAPHIC MANCHESTER, CONNECTICUT NEW STATE PROPERTIES, LLC.
MSA PROJECT NO:20-109
SCALE:1"=40' DRAWN BY:GSD
DATE:11/17/2020 CHECKED BY:DGM
SHEET:
SUBJECT PARCEL 1 OF 1 197,840 S.F. ± 4.54 ACRES ± VOL. 3937 PG. 44 MS FOUND (BROKEN)
N/F EDWARD J. LAZARIN N/F VOL: 1339 PG: 164 JJM REALTY LLC. 405 NEW STATE ROAD VOL: 2061 PG: 338 409 NEW STATE ROAD CAPPED IRON PIN IRON PIN FOUND FOUND IRON PIN FOUND (BENT)
S 75°45'15" E 772.99' IRON PIN 45.64' PDS ENGINEERING & 20' RIGHT-OF-WAY AS DESCRIBED FOUND IN VOLUME 136 AT PAGE 351 CONSTRUCTION, INC.
107 Old Windsor Road Bloomfield, Connecticut.06002
DRAINAGE AREA #2 ( 0.85 ACRE ) NEW STATE ROAD Telephone: (860) 242-8586 FAX (860) 242-8587
304.50' PROPOSED WAREHOUSE ADDITION 53,348 SF S 14°14'45" W 230.20' FIN.FLR. 103.07 N/F EXISTING BUILDING EVERGREEN CROSSING LLC. 40,130 SF VOL: 3598 PG: 31 325 NEW STATE ROAD 258.85'
S 58°35'14" W
EXISTING BUILDING TO BE REMOVED IRON PIN GRAN TOWN FOUND DRAINAGE AREA #1 ( 1.14 ACRE ) MON
No Parking - Fire Lane No Parking - Fire Lane No Parking - Fire Lane No Parking - Fire Lane No Parking - Fire Lane
No Parking - Fire Lane Fire - Parking No Lane Fire - Parking No No Parking - Fire Lane Fire - Parking No
No Parking - Fire Lane Fire - Parking No N 76°23'21"66.77' E Lane Fire - Parking No
IRON PIN N 74°58'11" W 1013.04' IRON PIN FOUND FOUND
N/F ILLINOIS TOOL WORKS INC. VOL: 2100 PG: 127 375 NEW STATE ROAD
LEGEND: ZONING DATA TABLE ZONE : INDUSTRIAL SITE GRADING & UTILITY PLAN 1"= 40 FT. PROJECT AREA OF DISTURBANCE = 88,200 SF ( 2.02 ACRES ) 0 20' 40' 80' REQUIRED EXISTING PROPOSED LOT AREA 197,840 SF 197,840 SF LOT WIDTH 230.20 FT. 230.20 FT. FRONT YARD 40 FT. 178.83 FT. 178.83 FT. SIDE YARD 15 FT. 14.24 FT. (existing overhang) 15.84' FT. REAR YARD 30 FT. 323.72 FT. 31.25 FT. BUILDABLE AREA 60 % 29.51 % 47.24 % BUIDING HEIGHT 75 FT. 22 FT. 65 FT.
REQUIRED PARKING : 10 EMPLOYEES ( 1.75 ) = 18 SPACES CUSTOMER PARKING = 20 SPACES TOTAL REQUIRED PARKING = 38 SPACES ( 2 HANDICAP ) TOTAL PARKING PROVIDED = 44 SPACES ( 3 HANDICAP ) PLIMPTON & HILLS Proposed Warehouse Addition SITE GRADING & UTILITY PLAN
C-101 PLIMPTON & HILLS
PROPOSED WAREHOUSE ADDITION 401 NEW STATE ROAD MANCHESTER , CONNECTICUT PRELIMINARY PLANNING & ZONING APPLICATION SET
LIST OF DRAWINGS
SITE
PROJECT LOCATION MAP PREPARED BY: DESIGN/BUILD GENERAL CONTRACTOR:
APPROVED
PDS ENGINEERING & CONSTRUCTION, INC.
107 Old Windsor Road Bloomfield, Connecticut.06002 Telephone: (860) 242-8586 FAX (860) 242-8587 MS FOUND (BROKEN)
N/F EDWARD J. LAZARIN N/F VOL: 1339 PG: 164 JJM REALTY LLC. 405 NEW STATE ROAD VOL: 2061 PG: 338 409 NEW STATE ROAD CAPPED IRON PIN IRON PIN FOUND FOUND IRON PIN FOUND (BENT)
S 75°45'15" E 772.99' IRON PIN 45.64' 20' RIGHT-OF-WAY AS DESCRIBED FOUND PDS ENGINEERING & IN VOLUME 136 AT PAGE 351 CONSTRUCTION, INC.
107 Old Windsor Road Bloomfield, Connecticut.06002
NEW STATE ROAD Telephone: (860) 242-8586 FAX (860) 242-8587
304.50' PROPOSED WAREHOUSE ADDITION 53,348 SF S 14°14'45" W 230.20' FIN.FLR. 103.07 N/F EXISTING BUILDING EVERGREEN CROSSING LLC. 40,130 SF VOL: 3598 PG: 31 325 NEW STATE ROAD 258.85'
S 58°35'14" W
EXISTING BUILDING TO BE REMOVED IRON PIN GRAN TOWN FOUND MON
No Parking - Fire Lane No Parking - Fire Lane No Parking - Fire Lane No Parking - Fire Lane No Parking - Fire Lane
No Parking - Fire Lane Fire - Parking No Lane Fire - Parking No No Parking - Fire Lane Fire - Parking No No Parking - Fire Lane Fire - Parking No
N 76°23'21"66.77' E Lane Fire - Parking No
IRON PIN N 74°58'11" W 1013.04' IRON PIN FOUND FOUND Fire lane added as per conversations with 8th District Fire Marshal
Roof leaders for infiltration of stormwater from warehouse roof N/F ILLINOIS TOOL WORKS INC. VOL: 2100 PG: 127 375 NEW STATE ROAD
LEGEND: SITE GRADING & UTILITY PLAN 1"= 40 FT.
0 20' 40' 80'
ZONING DATA TABLE ZONE : INDUSTRIAL
PROJECT AREA OF DISTURBANCE = 88,200 SF ( 2.02 ACRES )
REQUIRED EXISTING PROPOSED LOT AREA 197,840 SF 197,840 SF LOT WIDTH 230.20 FT. 230.20 FT. FRONT YARD 40 FT. 178.83 FT. 178.83 FT. SIDE YARD 15 FT. 14.24 FT. (existing overhang) 15.84' FT. PLIMPTON & HILLS Proposed Warehouse Addition SITE GRADING & UTILITY PLAN REAR YARD 30 FT. 323.72 FT. 31.25 FT. BUILDABLE AREA 60 % 29.51 % 47.24 % BUIDING HEIGHT 75 FT. 22 FT. 65 FT.
REQUIRED PARKING : 10 EMPLOYEES ( 1.75 ) = 18 SPACES CUSTOMER PARKING = 20 SPACES TOTAL REQUIRED PARKING = 38 SPACES ( 2 HANDICAP ) TOTAL PARKING PROVIDED = 44 SPACES ( 3 HANDICAP )
NOTES: ALL PROPOSED SITE WORK AND THE PROPOSED USE OF THIS PROPERTY SHALL CONFORM TO THE TOWN OF MANCHESTER AQUIFER PROTECTION REGULATIONS. APPROVED
C-101 MS FOUND (BROKEN)
N/F EDWARD J. LAZARIN N/F VOL: 1339 PG: 164 JJM REALTY LLC. 405 NEW STATE ROAD VOL: 2061 PG: 338 409 NEW STATE ROAD
Silt Fence PDS ENGINEERING & 20' RIGHT-OF-WAY AS DESCRIBED CONSTRUCTION, INC. IN VOLUME 136 AT PAGE 351 107 Old Windsor Road Bloomfield, Connecticut.06002 Material Stockpiling Area Telephone: (860) 242-8586 NEW STATE ROAD FAX (860) 242-8587
PROPOSED WAREHOUSE ADDITION 53,348 SF FIN.FLR. 103.07 N/F EXISTING BUILDING EVERGREEN CROSSING LLC. Silt Sack 40,130 SF VOL: 3598 PG: 31 Inlet Filter (typ) 325 NEW STATE ROAD Concrete Truck Wash Out Area
Construction Entrance Anti-Tracking Pad
EXISTING BUILDING TO BE REMOVED
Silt Fence
STORM SYSTEM MAINTENANCE SCHEDULE : STORMWATER DRAINAGE SYSTEMS SHOULD BE INSPECTED TWICE ANNUALLY DETERIORATION OF ANY PART OF THE SYSTEM THAT THREATENS THE N/F STRUCTURAL INTEGRITY OF THE FACILITY SHOULD BE REPAIRED IMMEDIATELY ILLINOIS TOOL WORKS INC. VOL: 2100 PG: 127 CATCH BASINS AND OTHER STORMWATER STRUCTURES THAT ACCUMULATE 375 NEW STATE ROAD SEDIMENT SHOULD BE CLEANED AT LEAST ANNUALLY
THE CLEANING SHOULD INCLUDE REMOVAL OF SEDIMENT FROM SUMP AND REMOVAL OF ANY TRASH OR DEBRIS FROM THE GRATE. EROSION & SEDIMENTATION CONTROL PLAN ADDITIONAL MAINTENANCE MAY BE REQUIRED IN THE FALL TO REMOVE TRASH, LEAVES, AND OTHER DEBRIS 1"= 40 FT.
0 20' 40' 80'
SITE AREA : 197,840 SF AREA OF DISTURBANCE : 88,200 SF CONSTRUCTION NARRATIVE : TOPOGRAPHY : SLOPES 2-5% SLOPE 1. SAWCUT & REMOVE 3 FEET OF EXISTING PAVEMENT WITHIN THE EXISTING FENCELINE AND IN AREA OF TRACKING PAD EROSION AND SEDIMENTATION METHODS ARE SUBJECT TO THE REVIEW AND APPROVAL OF THE 2. INSTALL SILT FENCE & TRACKING PAD EROSION CONTROL IN AREAS SHOWN ON PLAN TOWN OF MANCHESTER. ADDITIONAL EROSION AND SEDIMENTATION CONTROLS MAY BE REQUIRED 3. DISASSEMBLE THE EXISTING STORAGE BUILDING AND REMOVE FROM SITE TO ADDRESS FIELD CONDITIONS . 4. REMOVE EXISTING PAVEMENT TO THE EXTENT SHOWN ON THE PLANS 5. INSTALL PROPOSED ADDITION FOUNDATION
EROSION CONTROL AREAS OF CONCERN : 6. BACKFILL & COMPACT INSIDE NEW FOUNDATION TO SLAB SUBGRADE ELEVATION PLIMPTON & HILLS Proposed Warehouse Addition EROSION & SEDIMENTATION CONTROL PLAN 7. BACKFILL FOUNDATION & INSTALL NEW STORM DRAINAGE AND STORAGE CHAMBERS SHOWN ON PLAN 8. REGRADE OUTSIDE OF FOUNDATION FOR NEW GRASS AND PAVED AREAS 9. FINE GRADE PARING AREA, INSTALL GRAVEL ,BINDER COURSE & CURBS 1. SEDIMENT ENTERING THE PROPOSED STORM SEWER 10. TOPSOIL AND SEED ALL DISTURBED AREAS TO STABILIZE SOIL & LANDSCAPE THE STORM INLETS SHALL BE PROTECTED WITH TEMPORARY INLET SEDIMENT FILTERS. 11. INSTALL FIN.PAVEMENT THE CONTRACTOR SHALL KEEP INLET FILTERS IN PLACE UNTIL ALL AREAS CONTRIBUTING TO THEM ARE STABILIZED. 12. REMOVE SILT FENCE EROSION CONTROL AFTER DISTURBED AREAS ARE STABILIZED TO THE SATISFACTION OF TOWN STAFF 2. WIND EROSION WIND EROSION SHOULD NOT BE A MAJOR CONCERN ON THIS PROPERTY. IF WIND EROSION DOES OCCUR, THE SITE SHALL BE WATERED TO REDUCE THE WIND EROSION.
3. INSPECTION AND MAINTENACE OF E&S CONTROL MEASURES THE CONTRACTOR SHALL INSPECT AND MAINTAIN THE EROSION AND SEDIMENTATION CONTROL APPROVED SYSTEM ON A MINIMUM OF ONCE A WEEK AND PRIOR TO ANY PREDICTED RAIN EVENTS.
4. CONSTRUCTION AND TIMING THE CONTRACTOR SHALL PLAN THE CONSTRUCTION ACTIVITIES TO MINIMIZE ANY EROSION AND SEDIMENTATION CONTROL PROBLEMS AND MINIMIZE THE PERIOD OF TIME THE SITE IS EXPOSED TO EROSIVE FORCES AND TIME THE STABILIZATION WITH PRIME SEEDING DATES. C-201 PERMANENT SEEDING (Continued) GEOTEXTILE SILT FENCE(GSF) TEMPORARY SOIL PROTECTION(TSP) MULCH FOR SEED(MS) TEMPORARY SEEDING(TS) Site Preparation
SPECIFICATIONS SPECIFICATIONS SPECIFICATIONS SPECIFICATIONS Materials Materials Materials Site Preparation Geotextile fabric: Mulches Types of Mulches
1. Hay: 1. Hay:
Seed Selection and Quantity 2. Straw: Seedbed Preparation 2. Straw:
3. Wood Chips: Seedbed Preparation Supporting posts: 3. Cellulose Fiber:
Placement For toe of slope:
4. Bark Chips, Shredded Bark: Seeding PDS ENGINEERING & CONSTRUCTION, INC. Swales: 107 Old Windsor Road Bloomfield, Connecticut.06002 Mulching Telephone: (860) 242-8586 Catch Basin in Swale on Slopes: FAX (860) 242-8587 Seed Application Tackifiers MAINTENANCE Catch Basins in Depressions: Tackifiers Culvert Inlets:
Culvert Outlets: Emulsified asphalts are specifically prohibited for use as tackifiers due to Emulsified asphalts are specifically prohibited for use as their potential for causing water pollution following its application. tackifiers due to their potential for causing water pollution following its Installation application. Mulching Trench excavation: Nettings Nettings MAINTENANCE
Site Preparation
Site Preparation
Application Spreading: Application SOIL EROSION & SEDIMENT CONTROL NOTES Timing: Support Posts: 1.
Mulch For Seed
2.
Spreading:
Anchoring: 3.
Geotextile Filter Fabric:
4.
5.
MAINTENANCE
6.
Anchoring:
7.
Backfill & Compaction:
DUST CONTROL(DC) MAINTENANCE 8.
MAINTENANCE SPECIFICATIONS Mechanical Sweeping
9 PLIMPTON & HILLS Proposed Warehouse Addition E&S CONTROL NOTES & DETAILS
Water (PS) 10
Non-Asphaltic Soil Tackifier SPECIFICATIONS Time Of Year
MAINTENANCE APPROVED
C-202 > >
PDS ENGINEERING & CONSTRUCTION, INC.
107 Old Windsor Road < Bloomfield, Connecticut.06002 Telephone: (860) 242-8586 FAX (860) 242-8587
CONCRETE THRUST BLOCK TYPICAL UTILITY SUPPORTS TYPICAL TRENCH DETAIL TYPICAL TRENCH DETAIL N O T T O S C A L E N O T T O S C A L E (INSULATED WATER) (WATER) N O T T O S C A L E N O T T O S C A L E STANDARD SITE DETAILS PLIMPTON & HILLS Proposed Warehouse Addition
APPROVED
C-301 PDS ENGINEERING & CONSTRUCTION, INC.
107 Old Windsor Road Bloomfield, Connecticut.06002 Telephone: (860) 242-8586 FAX (860) 242-8587 Masonry Fire Barrier 40,000 sf Roll-Up Fire Door Existing Building
Proposed Building Addition 53,348 sf Masonry Fire Barrier
20x14 Overhead (5) 9x10 Overhead Doors w/ Dock Shelters & Dock Levelers
Concrete Fork Lift Ramp PLIMPTON & HILLS Proposed Warehouse Addition ADDITION FLOOR PLAN
WAREHOUSE ADDITION FLOOR PLAN 1/16"=1'-0"
APPROVED
A-100 Standing Seam Roof Standing Seam Roof High Eave Fascia Gutter & Downspouts
Metal Siding Panel
PDS ENGINEERING & CONSTRUCTION, INC.
107 Old Windsor Road Bloomfield, Connecticut.06002 20x14 Overhead (5) 9x10 Overhead Doors w/ Dock Shelters & Dock Levelers Telephone: (860) 242-8586 FAX (860) 242-8587
WAREHOUSE ADDITION SOUTH ELEVATION 1/16"=1'-0"
WAREHOUSE ADDITION WEST ELEVATION WAREHOUSE ADDITION EAST ELEVATION 1/16"=1'-0" 1/16"=1'-0" EXTERIOR ELEVATIONS PLIMPTON & HILLS Proposed Warehouse Addition
APPROVED
WAREHOUSE ADDITION NORTH ELEVATION 1/16"=1'-0" A-200 DRAFT
MINUTES OF BUSINESS MEETING HELD BY THE PLANNING AND ZONING COMMISSION JANUARY 4, 2021
MEETING HELD VIA ZOOM ROLL CALL: Members Present: Eric Prause, Chairman Patrick Kennedy, Vice Chairman Michael Stebe, Secretary Jessica Scorso Jessica Poland
Alternate Members: Julian Stoppelman Bonnie Potocki Teresa Ike
Also Present: Gary Anderson, Director of Planning Megan Pilla, Senior Planner David Laiuppa, Environmental Planner/Wetlands Agent Nancy Martel, Recording Secretary
The Chairman opened the Business Meeting at 7:00 P.M. The Secretary read the legal notice when the call was made.
PETER SCHUTTE - To dredge (pump) accumulated muck from pond bottom onto adjacent land at 63 Wyneding Hill Road. – Inland Wetlands Permit (2020-078)
Inland Wetlands Permit (2020-078)
Mr. Peter Schutte, 63 Wyneding Hill Road, introduced himself. Mr. Schutte explained that he has a pond in his back yard, partially shared with neighbors, which is just under an acre in surface area. He reported that the pond has not been dredged, pumped, or cleared of sediment in over 40 years. At this point, according to Mr. Schutte, the buildup of organic matter is impacting the health of the pond. He reported that algae blooms in the summer are having a negative impact on wildlife.
Mr. Schutte stated that he has researched methods to remediate the issue and has uncovered a pumping method. The method uses a pump that is inserted directly into the muck at the bottom of the pond. The area he would be removing sediment from is about half an acre and the sediment would be pumped onto one-quarter of an acre in another area of the property. He stated that the goal is not necessarily to remove all of the sediment, but to displace the sediment to reduce the load on the pond and set the clock back on the pond for a few decades to restore its health. Mr. Schutte reported that Mr. David Laiuppa reached out to him just before Christmas to report that the Conservation Commission sent him questions to share with the Commission, and he sent the responses back to Mr. Laiuppa.
PZC – BM – 1/4/21 - 1 Mr. Laiuppa noted that many of the questions were touched upon during discussion about the determination of significance last month. He reported that the first question asked was at what time of year the activity is proposed, and the plan is to begin the project in the spring when the water is at its highest, and then to restart in late summer/early fall when the water level should be lower.
Another question, said Mr. Laiuppa, was how long the operation will take to complete. Mr. Schutte’s response was that it should be done within calendar year 2021. He added that the applicant estimated the work should take approximately ten 2-1/2 hour sessions.
Mr. Laiuppa referred to the next question relating to the volume of material to be removed, and Mr. Schutte summarized his response. He reported that he made an estimate of the volume by rowing out on the pond and probing the pond to gather the depth of the organic sediment. Mr. Schutte continued with the various measurements and explained how he arrived at an approximate volume. He acknowledged that measuring the organic sediment is speculative and explained his estimation, based on water/sediment levels.
Mr. Laiuppa summarized that Mr. Schutte will fill the space available in the depression unless he runs out of muck. He also reported a question about what plans are in place to reduce odors.
Mr. Schutte gave a detailed explanation of what drives the odor. Once the sediment is disturbed, hydrogen sulfide gas is released, causing the odor. He stated that the odor might drive operations to cease, and he will wait until the odor dissipates. Mr. Schutte explained that, as he prepared to apply for the permit, he contacted neighbors and asked them to let him know if they have any concerns. He said that his neighbors were encouraging and happy that he will take care of the pond.
Mr. Laiuppa noted another question, not specifically relevant to Mr. Schutte’s application, which was whether there is a long-term pond management plan.
Mr. Schutte explained that he does not maintain a written pond management plan, but being the owner of a property with a pond, he has become familiar with the steps necessary to maintain a pond. He said he laid out what could be considered a long-term pond management plan. Mr. Schutte broke the response into the major subject areas and detailed each:
1. Aeration 2. Land and aquaculture management 3. Fertilizer and septic management 4. Infrastructure maintenance 5. Water source protection 6. Sediment removal 7. Miscellaneous
Mr. Schutte stated that this process is not something that would be done every few years. However, he said they would not wait another 40 years. The interval must be determined by watching the pond and pursuing good management practices. According to Mr. Schutte, there are other methods of sediment management, but based on his research, he does not favor them.
PZC – BM – 1/4/21 - 2 Mr. Laiuppa detailed a question about handling insect attraction, acknowledging that is an issue that is difficult to control. He said the location is well removed from homes in the area.
Mr. Schutte noted that something he found very interesting when they bought their home was that, despite having a body of water on the property, they could sit out at night and not get bitten by mosquitoes. He said the reason for that is the pond helps to drive all the other animals that would consume these insects. There are a fair number of bats, and there are many toads and frogs that tend to stay on top of things. He acknowledged that they would be adding organic material to the surface of the land, which may overwhelm the population that normally consumes the insects. According to Mr. Schutte, insect attraction is hard to predict, along with odor and noise. He stated that he will be monitoring the situation.
Mr. Prause stated that part of the information the Commission is to review is the impact the activity will have, and it seems logical that there will be increased turbidity and potential impacts to any outflow from the pond. He questioned whether there will be management of the pond to ensure the level of turbidity in the downstream areas.
Mr. Schutte reported that, in all likelihood, he would not be pumping while the pond is outflowing. There has been a tremendous amount of rain recently and the pond is currently outflowing. For most of the year, the pond does not outflow, and he would not worry about carrying away turbidity with outflow particularly if he is pumping in an area where the pond is not outflowing. According to Mr. Schutte, what would be a concern would be the dewatering operation; i.e., as the water is coming out of the sediment, what will it carry with it and where will it go. He stated that the area where he would dewater is one-quarter of an acre and he would suspect that much of the water will either evaporate or go down into the soil. In his opinion, the water would be a minor issue, but the percolation through the soil would be a major problem. Mr. Schutte added that one side of the depression will be surrounded by a silt fence, which should hold back the silt, and he would cease operation if the water reached that fence.
Mr. Prause questioned whether there would be any permanent change to the amount of discharge from the watercourse or any change in the direction of the flow.
Mr. Schutte assured Mr. Prause that none of that would change. He stated that the sediment is a relatively small portion of the pond. The water volume of the pond would not change; the surface area of the pond would not change; neither the inflow or the outflow locations, nor any plumbing would change.
Mr. Prause inquired whether Mr. Schutte has done any investigation about the natural capacity that may be changed in terms of any impacts to aquatic life, plant life, or amphibians. He speculated whether this will be positive or negative in regard to those habitats.
According to Mr. Schutte, his research has shown the impact will be positive, setting the timetable back years, if not decades. The aquaculture now is suffering as they have had algae blooms in the summer over the past several years, whereas from 2006-2016 they had none. He said that, prior to 2016, he saw hundreds of bullhead in the summer along the surface of the pond, but in the last few years he has not seen any. Mr. Schutte’s expectation is that the sediment removal will be positive for the natural residents of the pond, and he noted that he would take extra care not to disturb the fresh water mussels.
PZC – BM – 1/4/21 - 3
Mr. Prause inquired about the timeframe Mr. Schutte is targeting.
Mr. Schutte reiterated Mr. Laiuppa’s report that he will pump in two sessions. He explained that the pump is articulated but has a fixed reach of no more than 8 ft. If he can pump while the pond level is typically high in the spring, that would access the perimeter near the shore. Mr. Schutte reported that the pond levels drop 2-3 ft. in late summer to fall. He would then go back and try to reach the center portion of the pond.
Mr. Prause asked Mr. Laiuppa if the Commission should consider a timeframe for this permit.
Mr. Laiuppa responded that, rather than doing a time of year type of timeframe, it may make sense to include something in regard to having no active outflow from the pond. He said that would allow for less potential for turbidity downstream and would allow Mr. Schutte the flexibility to work when he can and still protect the natural resources downstream.
Mr. Prause commented that, in general, the Commission approves a permit for five years, with the work to be accomplished within one year. He questioned Mr. Schutte whether the Commission should make the timeline more flexible; i.e., should this permit be for a one-time use, or should the Commission entertain the idea of making it more open-ended over the next five years?
Mr. Schutte reported that this will be the first time he has used this technology. He stated that he has done everything he can to prepare for it, but it may turn out that the intervals between pumping will be far longer than he has anticipated. In that case, Mr. Schutte stated, he may want to go back within a year or so to remove more and, therefore, some flexibility would be appreciated.
According to Mr. Laiuppa, from an ecological perspective, if the dewatering was spread out over a longer period, it would be beneficial. If complications with the dewatering arose or if there is a wet summer, etc., that flexibility may be beneficial to the applicant and the ecology of the area.
Mr. Prause observed that this is an individual homeowner and the Commission may want to change the completion time and remove the clause about the work being completed within one year.
Mr. Laiuppa stated that would be logical.
Mr. Anderson questioned whether the Chairman would suggest any timeframe.
Mr. Laiuppa suggested there should be the five-year timeframe, but not the wording about having the work complete within one year. After the five-year span, if the work needs to be continued, then there would be a renewal or a continuation.
Mr. Prause added that he sees the plus and minus also. If an abutter saw this became a five-year project, they would assume this was not the intent of the Commission.
Mr. Stebe suggested the Commission could retain the five year and one year traditional timeline, but with the addition that if the applicant needed to go into year two, Mr. Laiuppa as the Wetlands Agent
PZC – BM – 1/4/21 - 4 could do an administrative review. However, Mr. Laiuppa could suggest the applicant come before the Commission again. Mr. Stebe felt that it would be a nice balance and would retain the standard timeline, understanding that the applicant is an individual homeowner.
Mr. Kennedy stated that he suggested not making it too complicated. He proposed the work be completed within two years of commencement rather than one; i.e., five and two.
Inland Wetlands Permit (2020-078) MOTION: Mr. Kennedy moved to approve the inland wetlands permit for regulated activities associated with dredging of accumulated sediment from the pond bottom onto adjacent land at 63 Wyneding Hill Road. Mr. Stebe 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 wetlands by significant impact or major effect.
The approval is valid for 5 years. The work in the regulated area must be completed within two years of commencement.
MARCOS A. MUESES – Special Exception under Art. II, Sec. 5.02.02 for a place of worship at 182 South Main Street. – Special Exception (2020-076) – Request for 30-day Extension
Ms. Pilla stated that the application is still under review with Staff, and the applicant continues to satisfy the revisions.
Special Exception (2020-076) – Request for a 30-Day Extension MOTION: Mr. Kennedy moved to approve the request for a 30-day extension for application 2020-076. Ms. Scorso seconded the motion and all members voted in favor.
ADMINISTRATIVE REPORTS
Ms. Pilla informed the Commission that there will be an application in the next several weeks for potential regulation revisions relating to outdoor dining, seasonal vestibules, and sidewalk cafes. There are temporary outdoor dining permits, but these will be more permanent revisions to provide more flexibility to businesses, particularly in the downtown area.
Ms. Pilla reported that the Planning Department received an application on the Parkade development. It has finished processing and will go to Staff review for a few weeks. The application is for the entire Parkade development preliminary site plan, basically a master plan, as well as an inland wetlands permit. Additional permits will be sought in the future with each proposed phase of construction.
Mr. Laiuppa stated that he issued a notification of wetland violation to Mr. Ken Boynton for the Bayberry Crossing project on December 28. There were reports downstream of the project on the Bayberry side and into East Hartford of sediment-laden discharge leaving the site on two occasions:
PZC – BM – 1/4/21 - 5 December 7 and Christmas Day. There was a field meeting after the first incident with several members of the Engineering Department and the Inspection Staff, as well as Mr. Boynton and his contractors.
There was a discussion about what they should and should not be doing out there, yet it occurred again on December 25. After the second occurrence, according to Mr. Laiuppa, he issued a notification, basically a written warning, that if it happens again there will be a cease and desist order.
In the notification, Mr. Laiuppa mentioned that there was deposition of material, discharge of polluted waters and pollution, as defined in the Town regulations, into a wetland, watercourse, and/or upland review area. Mr. Boynton has had his crew make changes to beef up the erosion and sedimentation controls. Mr. Laiuppa stated that he will be monitoring discharge from the site to ensure it is clean. The discharge is working through the storm system, which ultimately discharges into a pond, wetlands and some streams that go into East Hartford. He stated that the sediment was tracked at least a mile from the site.
Mr. Laiuppa reiterated that the project is on notice and that DEEP is also involved in a supportive role at this point, ready to step in if they need to.
Ms. Potocki commented that, in her opinion, this project will require a great deal of monitoring, not just by Mr. Laiuppa. She asked who in the Engineering Department will be assisting Mr. Laiuppa with inspection. Ms. Potocki reiterated that there have been complaints not only about the sediment, but also about the blasting.
Mr. Laiuppa stated that he cannot comment on what other departments are doing. He added that his role will not necessarily be to watch everything that is happening onsite, but to watch the resources around the site. He added that the Engineering Department has an inspection staff that does not perform the routine inspections for the project, but oversees the project inspectors. According to Mr. Laiuppa, the inspection staff advises the applicant on what should or should not be done on the site. He noted that he steps in when something happens on the other side of the silt fence; i.e., if regulated resources are impacted without a permit. Other departments would get involved as the need arises.
Ms. Potocki reported that the discharge went over town lines and questioned whether East Hartford and Glastonbury had been notified.
Mr. Laiuppa stated that he has not had a discussion with the other towns. One of the property owners who made the initial complaint has property in both East Hartford and Manchester. The property owner reached out to Mr. Laiuppa because it originated in Manchester. He explained that he was planning to speak with East Hartford.
Ms. Potocki questioned whether Inland Wetlands within DEEP has been notified, which Mr. Laiuppa confirmed.
Mr. Laiuppa said that the divisions of DEEP that are involved from a cursory perspective on this project are the Inland Wetland Water Course Division, the Storm Water Division, and Fisheries.
PZC – BM – 1/4/21 - 6 Ms. Potocki assumed that they will not be involved in any monitoring or inspections; they are relying on the Town.
According to Mr. Laiuppa, the only division within DEEP that would be involved would be the Storm Water Division, and at this time they are not sending anyone to the project unless he red flags it.
Therefore, he said, he is working with the applicant to ensure that they comply with the regulations. If they are putting forth an effort, Mr. Laiuppa stated, the Town will continue to work with them. However, if they are not putting in an effort, DEEP wants to be notified.
APPROVAL OF MINUTES
December 7, 2020 – Public Hearing/Business Meeting MOTION: Mr. Kennedy moved to approve the minutes as written. Ms. Scorso seconded the motion and all members voted in favor.
RECEIPT OF NEW APPLICATIONS
NEW STATE PROPERTIES, LLC – Special Exception Modification (2020-079); Erosion & Sedimentation Control Plan (2020-080) – For a warehouse addition with associated loading docks, and removal of an existing storage building at 401 New State Road.
VOLTA CHARGING, LLC – Zoning Regulation Amendment (2020-081) – To revise the zoning regulations at Art. I, Sec. 2 to add definitions for “Electric Vehicle Charging Station” and “Operator” and to add a new Art. IV, Sec. 24: Electric Vehicle Charging Station.
MOTION: Mr. Kennedy moved to adjourn the business meeting. Mr. Stebe seconded the motion and all members voted in favor.
The Business Meeting was closed at 8:00 P.M.
I certify these minutes were adopted on the following date:
______Date Eric Prause, Chairman
NOTICE: A DIGITAL RECORDING OF THIS BUSINESS MEETING CAN BE HEARD IN THE PLANNING DEPARTMENT.
PZC – BM – 1/4/21 - 7