HomeMy WebLinkAboutSite Plan Modification (9) TOWN OF SOUTH WINDSOR
PLANNING& ZONING COMMISSION
APPLICATION FORM
Application No: 0 5-1 u p
Official Receipt Date: 3 0 5
Receipt No:
APPLICANT: Stowe Properties, LLC
PROJECT NAME: STOWE KITCHEN AND BATH
ADDRESS: 75 John Fitch Boulevard South Windsor CT 06074
FED
OWNER OF RECORD ON LAND RECORDS: Stowe Properties, LLC
ADDRESS: 75 John Fitch Boulevard, South Windsor, CT 06074
COMPLETE LOCATION OF PROPERTY: 845 Sullivan Avenue
ASSESSOR'S MAP#100 PARCEL#42 ZONE GC
NAME, ADDRESS, TEL&FAX#OF PERSON TO WHOM INQUIRIES SHOULD BE DIRECTED:
Richard L. Boston, RLA., Design Professionals, Inc., 165 South Satellite Road, South Windsor, CT 06074
Tel. (860)291-8755, Fax(860) 291-8757
THIS APPLICATION IS FOR: (Check all that apply):
1- Zone Change to (Public Hearing required and Certified letter to abutters required)
i- Subdivision/Resubdivision r- Open Space Subdivision(Public Hearing Required)
r Subdivision I- Minor r Major
r Resubdivision(Public Hearing Required) i- Minor (- Major
I- Conditional Approval
)- Special Exception to Article (Public Hearing, Certified letter to abutters
Jar Site Plan of Development
r General Plan of
i- Earth Filling(Sec. 15)and/or Earth Removal(Sec. 14 - Public Hearing Required)
r Regulation I- Zoning t- Subdivision (Attach proposed amendment)
r Temporary and Conditional Permit for
f- Major Home Occupation for
l` Other(explain in detail)
An Application Pending sign is required to be posted on the property for all applications ten(10)days
prior to being heard by the Commission.
3
Si ature of A licant Signature T
f r perty Owner
DESIGN PROFESSIONALS, INC.
civil engineers ♦ planners ♦ surveyors
gis ♦ gps ♦ landscape architects
February 2, 2005
Marcia Banach, Director of Planning
Town of South Windsor
1540 Sullivan Avenue F E g 83 2005
South Windsor, Connecticut 06074
RE: Stowe Kitchen&Bath, Phase II
Dear Marcia:
Thank you for making yourself available on such a short notice to review the concept plan for the
expansion of the Stowe Kitchen&Bath building presently under renovation. As discussed
yesterday in our meeting with Cyril and Karen Roy, we will proceed with the design of the second
phase expansion for zoning application showing the existing entrance drives to the parcel to
remain with an island separating the drive entrance and the exit. The parking lot will be striped for
one-way traffic.
The parking criteria, as discussed,will be based on the separate areas of the existing facility and
the proposed expansion per the zoning regulations. We will provide parking for the mini-golf
based on one car per hole and the batting cages at one car per cage. The batting cages and the
mini-golf will not be part of the phase II application for improvements. We will show the sidewalk
accessing the back building to separate pedestrians from the automobiles. Large trucks will be
directed to loading area for deliveries prior to opening the mini-golf and/or the batting cages.
We will discuss with the architect the value or need for the metal siding on three sides versus the
two presently shown. We understand the Town's Architectural Review Committee may have
comments if metal siding is visible from Sullivan Avenue.
We hope to be submitting an application for the Commission's review and approval this month.
Again, thank you for your time.
Sincerely,
Design Professionals, Inc.
Richard Boston, RLA
Director of Landscape Architecture
C: Peter DeMallie, Principal
Cyril and Karen Roy, Owner/Applicant
165 South Satellite Road, South Windsor,Connecticut 06074
Tel:(860)291-8755 •Fax: (860)291-8757
Email:dpicivil@aol.com
DRAINAGE STATEMENT
STOWE KITCHEN &BATH F E B .J
SULLIVAN AVENUE 2005
SOUTH WINDSOR, CT
The site is located on the southern side of Sullivan Avenue and is presently developed
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with an existing building and parking areas. In the rear of the site,there is also an
existing 18-hole miniature golf course and batting cages. There are existing wetland
areas to the rear of the site. The site contains an existing drainage system that collects
runoff via 5 existing catch basins and discharges to a finger of wetlands on the site. A
portion of the eastern side of the site appears to drain to a low spot on the southeastern
corner of the site,where it drains off the parking lot.
As part of the proposed improvements to the site, a 4,000 S.F. building addition is
proposed along with re-configured parking and loading areas for the site. The proposed
improvements to the site including the reconfigured parking areas will result in a
decrease in impervious coverage of approximately 3,000 S.F. on the site. This will result
in a decrease in storm runoff from the site, both for peak flows, and for total volume of
flows from the site.
As part of the re-development of site,there will be a decrease in overall impervious
coverage of approximately 3,000 S.F., and a decrease in area of pavement on the site of
approximately 6,700 S.F. This will have a positive impact on the water quality of the
storm runoff from the site, and will allow a greater amount of infiltration on the site then
presently occurs. In addition,the following storm water management plan has been
developed to provide guidance on the proper maintenance of the existing site including
the drainage system:
Storm Water System Maintenance and Operation: The following maintenance
operations will be required to ensure the proper and efficient operation of the Storm
Water System. The following maintenance schedule is intended to be a minimum guide,
and additional inspections and maintenance measures may be required following large
storm events that could cause the deposition of excess debris in the system.
Pipe Outlet Locations: The pipe outlet located to the south of the miniature golf
building and associated stone riprap shall be inspected annually and cleaned of silt
and or debris. The riprap shall be re-shaped and replenished as required. The
intent of the riprap is to slow the velocity of the storm-water flows and prevent
erosion by the stormwater.
Catch Basins: The Catch Basins shall be inspected annually.-The sumps shall be
cleaned when the depth of material within the sumps reaches 1 . The sump is the
area of the catch basin below the lowest pipe within the basin. The storm sewer
system components will need to be maintained by a qualified contractor with
experience and knowledge in the proper cleaning and maintenance of these
2. Repair damage to curbs and lawn areas by snow plows. (See Pavement Gutter
Maintenance below)
3. Sweep pavement.
4. Seed stabilize other bare earth areas/eroded areas.
Pavement Gutter Maintenance: The maintenance of the gutter line along the edge of
the paved areas shall consist of the following:
1. In the spring of each year,the pavement edges shall be inspected for disturbed
lawn areas adjacent to the pavement.
2. Any disturbance of lawn areas by plows shall be repaired by replacement and
raking of the loam, (4"min.), seeding of the disturbed areas, addition of fertilizer
and lime as required, and watering of the area until a stable ground cover is
achieved. In some areas, sod installation may be required.
Summary Table of
Maintenance and Inspection
Item Inspection Maintenance
Pipe Outlet Annually Clean of Silt and Debris
Reshape and Replenish Riprap
Catch Basins Annually Clean Sump when over F of Silt
Drainage Swales Bi-Annually Clear of obstructions
Seed and Stabilize as required
Storm Drainage Pipes * Clear of debris etc. as required
Pavement Sweeping ------ Sweep twice yearly (spring& fall)
Pavement Gutter Annually Repair curbs as required
Stabilize disturbed lawn areas as required.
* Inspect ends as part of Catch Basin inspection. Inspect and clean if problem arises.
Kelli Koehler Re Stowe Kitchen & Bath Page 1
From: Bob Deptula
To: Koehler, Kelli
Date: 3/7/05 12:26PM
Subject: Re: Stowe Kitchen & Bath
I have met with property owner and he is aware of requirements which must be met to use the rear
building for food service.
>>>Kelli Koehler 03/07/05 10:58AM >>>
Attached is the correct Stowe Kitchen &Bath, please respond with any comments. Thx
Kelli Koehler
Administriative Secretary
MEMORANDUM
To: Marcia Banach, Director of Planning
From: Jeffrey B. Doolittle, P.E., Town Engineer
Date: 3/9/05 MAR o
RE: App 05-16P, Stowe Kitchen and Bath 2005
I have reviewed the proposed Site Plan for Stowe Kitchen and Bath at 845 Sullivan Avenue and I
have the following comments:
1. The notes on the plot plan need to be on the topographic plan as well to make the plans clearer
and easier to read.
2. What is in the rectangular area on the west side of the existing building by the handicap parking
spaces? Will this change? This should be labeled on the site plan.
3. The plans should be changed to show removal of pavement and a curbed landscape area where
painted cross hatching is shown on the east side of the building. Some of this pavement will
have to be removed to build the addition, a curb will protect the proposed door on the east side
and a landscape bed will be more attractive than pavement next to the building.
4. It is not clear where existing pavement is being cut and removed and new pavement added. The
topographic plan needs to clearly show where existing pavement is being cut and removed and
where new pavement and curb is being installed. More notes or shading of areas would help.
5. The water and sanitary sewer lines from the existing building to the existing food and beverage
building in the south part of the site run under the proposed building addition. These will have to
be moved, sleeved or otherwise protected as part of the construction of the new building. There
is a note on the utility plan about this, however, I think more details are needed. The proposed
fence enclosure around the dumpster pad conflicts with the existing water line.
6. One or both of the catch basins near the driveways will need to be rebuilt or have new type CL
tops set so they do not conflict with the new curb line.
7. The two driveways are very close together and are not necessary with this site use. One center
driveway can serve the site. The west driveway should be removed and the eastern drive
widened to accommodate trucks turning into the site. One additional parking space can be
added in the northwest comer of the lot
Please call me(x 245)if you have any questions.
f
DESIGN PROFESSIONALS, INC.
f civil engineers ♦ planners ♦ surveyors
gis ♦ gps ♦ landscape architects
March 25, 2005
Town of South Windsor
1540 Sullivan Avenue
South Windsor, Connecticut 06074
Attn: Jeff Doolittle, P.E. x 4
Town Engineer
MAR 2 2005
RE: Stowe Kitchen&Bath
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Dear Jeff:
We are writing in response to your comments dated 3/9/05. We have enclosed 1 set or revised
plans in response to your comments. We would like the opportunity to meet with you to further
discuss your comments and revise the plans if required prior to the April 12, 2005 Planning and
Zoning hearing. If no further revisions are required, we will make the additional sets of plans and
make a full submission. We are also transmitting one set to Marcia for the Planning Department
files. Our responses to your like numbered comments are as follows: _
1. We have included fhe construction related notes from the plot plan on the topographic
plan. We did not include the demolition notes in as much as we believe that the
demolition notes need to only appear on one plan, and would add confusion to the
topographic plan.
2. The rectangular area in question is a landscape area. We have indicated on the plot plan
that this is one of the areas where existing pavement is to be removed, and loamed and
landscaped per landscape plan.
3. We looked initially at providing a curb and island in this area,but due to the grades,this
would require raising the grade adjacent to the existing building by 6"+to accommodate
the curb. We are.not comfortable in raising the grade adjacent to the existing building,
and as such left the area as is.
4. Additional information has been added to the topographic plan to more clearly show the
limits of the pavement removal. A saw-cut line around the existing and proposed building
is the limit of pavement removal. Additional spot grades have been added also.
5. Additional notation on the utility plan has been added regarding installing sleeves for the
existing utilities,which is what our client would like to do verses relocating the utilities.
Due to the many unknowns with existing utilities, and not knowing until the utilities are
actually excavated as part of the proposed work,we have indicated that this work would
be coordinated with the structural engineer and Town staff. We moved the dumpster pad,
and added a notethat during construction the_exactlocation-of_the_water_service_is_to_be
confirmed to insure that a conflict does not exist.
6. We have indicated that the one catch basin top that would not be in alignment with the
curb is to be reset. The other two catch basin tops will have the curbing aligned to the
existing top's locations as noted on the plans.
165 South Satellite Road,South Windsor,Connecticut 06074
Tel:(860)291-8755 •Fax: (860)291-8757
Email:dpicivil@aol.com
DESIGN PROFESSIONALS, INC.
civil engineers ♦ planners ♦ surveyors
gis ♦ gps ♦ landscape architects
7. Our clients would like to keep the driveways as they are, and are not interested in
spending the significant amount of money(including extra costs associated with permitting
through the state)to change the driveways. We discussed this issue early on with the
planning department, and understood that the driveways could remain as is. We have
added proposed signage and pavement markings to clarify entering and exiting driveways
for the site. The site as proposed meets the town regulations regarding parking, and no
further parking is required.
Our clients are looking to improve the aesthetic appeal of the site without having to re-do the
entire site. We have actually eliminated a significant amount of pavement as part of the
proposed development, and added landscape islands and green space in particular between the
existing building and Sullivan Avenue. Significant revisions will be made to the existing
building to improve the appearance, and landscape islands within the parking areas will be
added. A better defined parking area will be established for both the building use and the rear
miniature golf course use. A sidewalk will be added to the rear to accommodate the patrons
to the miniature golf use. New lighting will be added to bring the site lighting into
conformance with the town regulations along with the significant landscaping improvements.
Our clients are proposing significant improvements to the site at substantial cost. The site
once completed will be a great improvement to this part of Sullivan Avenue.
On behalf of our clients,we would appreciate any considerations in order to achieve these
proposed improvements with the least financial burden on our clients.
Please review the above, and thank you in advance for your timely review and consideration
of this project.
Sincerely,
Galen Semprebon, P. .
Director of Engineering
CC:4arcia Banach
Peter DeMallie, Principal
Cyril and Karen Roy, Owner/Applicant
165 South Satellite Road,South Windsor,Connecticut 06074
Tel:(860)291-8755•Fax:(860)291-8757
Email:dpicivil@aol.com
Kelli Koehler- RE: Stowe Kitchen & Bath Page 1
From: "William Lanning"<WLanning@southwindsorfire.org>
To: "Kelli Koehler"<koehle@southwindsor.org>
Date: 3/11/05 8:46AM
Subject: RE: Stowe Kitchen &Bath
-----Original Message-----
From: Kelli Koehler[mailto:koehle@southwindsor.org]
Sent: Monday, March 07, 2005 10:59 AM
To: Bob Deptula; Jeff Doolittle; Chris Dougan; Ray Favreau; Matt
Galligan; Mike Gantick; Kristian Lindstrom; Cathy Molloy; Sgt. Rich
Bond; Karl Reichle; Fred Shaw; Dennis Sheridan; Melvin Stead;William
Lanning
Subject: Stowe Kitchen &Bath
Attached is the correct Stowe Kitchen & Bath, please respond with any
comments. Thx
Kelli Koehler
Administriative Secretary
I will review construction drawings when they are ready.
Wm. R, Lanning
Appl #05-16P, Stowe Kitchen and Bath Site Plan Modification
April 12, 2005
Planning Department Report
1. Re ,
., p opos'
to
2. owe /o. The
coverage of ,• 48-feet-
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tared. Apf
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3. Parking requirements for the site are 27 spaces for the showroom/office. We
don't have specific requirements for the mini golf and batting cages, so the
applicant has estimated 23 spaces (totaling 50 spaces); 51 have been provided.
4. The applieant ap before =on ��-5 to review theproposed
ad ' ion. T ommitte as pleasee proposal wever they
equest itional p tings be a ed along the pro y line abutti the
shop ing center ntxt door. This/modification has een shown.
5. The site is served by public water and sewer.
6. T�,ArA �ro nn regulated wetlands near+hP r+nnetr�,n4i- - -
cr�1V11 {.{1VW, UV µdlllllll-strative-
a e granted on e ve and no IW review as
ceded.
7. The
coucrete= a anti graanad.
8. If this project is approved, the Planning Dept. has no modifications to request.
tcwN °f�
Town O-P S-OU44 ?d•
1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074
SOR.C° TELEPHONE (860) 644-2511
CERTIFIED MAIL 7004 2510 0003 9804 5080
April 18, 2005
Mr. Richard Boston
Design Professionals, Inc.
165 South Satellite Road
South Windsor, CT 06074
Re: Appl#05-16P, Stowe Kitchen and Bath Site Plan Site Plan Modification
Dear Mr. Boston:
We are pleased to advise you that the Planning&Zoning Commission voted on April 12, 2005
to approve with modifications the above referenced application for a Site Plan Modification.
This approval is for the construction of a 4,000 square foot addition on property located at 875
Sullivan Avenue, GC zone, as shown on plans prepared by Design Professionals, Inc., Job No.
2035, dated February 2005, as revised. This approval is subject to the following modifications:
1. Prior to commencement of any site work, a meeting must be held with Town Staff.
2. No building permit will be issued until the final mylars have been filed in the Town Clerk's
office.
3. An as-built plan is required prior to issuance of a Certificate of Occupancy per Section 8.1.11
of the Zoning Regulations.
4. A landscape bond in the amount of$3,000 is required and must be submitted prior to filing of
mylars. r
5. All plans used in the field by the developer must bear the stamp and authorized signature of
the Town of South Windsor.
6. This approval does not constitute approval of the sanitary sewer, which can only be granted
by the Water Pollution Control Authority.
7. The building street number must be included on the final plan.
8. Pavement markings must be maintained in good condition throughout the site drives and
parking areas. Entrance and exit drives must be clearly designated as one-way.
S
Black and white transparent mylars of Sheet#3 with the above modifications, together with three
blueprint copies of the entire set of plans must be submitted to this Commission within 30 days
to be stamped and signed. The letters of approval of this Commission as well as the Inland
Wetlands Agency/Conservation Commission must be reproduced on the mylars.
After the mylars have been signed by the Commission, they will be returned to you for filing in
the Office of the Town Clerk. After filing these plans, a copy of the receipt must be submitted to
the Planning Department.
Sincerely,
c (�
Timothy H. Wentzell, Chairman
Planning and Zoning Commission
THW/kak
cc: Jeffery Doolittle, Town Engineer
Christopher J. Dougan, Chief Building Official
Charles Danna, Assessor
Fred Shaw, Superintendent of Pollution Control
William Lanning, Fire Marshal
Karen Roy—Stowe Kitchen&Bath
SOWN Se
co
C .C
1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074
SOR-CO TELEPHONE (860) 644-2511
July 6, 2005
Mr. Cyril Roy
Stowe Properties, LLC
75 John Fitch Blvd.
South Windsor, CT 06074
Dear Mr. Roy:
Re: Preconstruction Meeting—Appl#05-16P, Stowe Kitchen&Bath
IN ATTENDANCE
Cyril Roy Stowe Kitchen&Bath 75 John Fitch Blvd. 860-282-2835
Galen Semprebon Design Professionals 165 S. Satellite Road 860-291-8755
Jeff Folger TOSW 1540 Sullivan Ave. 860-644-2511 x229
Jeff Doolittle TOSW 1540 Sullivan Ave. 860-644-2511 x245
Michele Lipe TOSW 1540 Sullivan Ave. 860-644-2511 x252
Bernie Drabek TOSW 1540 Sullivan Ave. 860-644-2511 x241
The following is a brief summary of points discussed during the meeting:
Erosion and Sedimentation Control
1. All erosion and sedimentation control measures are to be in place prior to earth moving operations in each
area and maintained/cleaned out during construction. Call Jeffrey Folger, Environmental Planner for
inspection when measures are in place,prior to commencement of site work or if any problems/concerns
arise during construction.
2.1��topsoil s ockpile are—a—sto be protected(ringe wi haybales or equal).
3. During construction of the road/driveway a crushed stone tracking pad is to be installed and maintained to
minimize tracking of dirt/gravel on to Sullivan Ave. Calcium chloride or water is to be used for dust
control as required.
Public Works
1. Three complete sets of approved/revised plans to be provided to Town prior to start of construction. They
will be stamped by the Planning Department along with plans developer needs. Only approved plans are
to be used on the job site.
2. The Engineering Department is to be notified forty-eight(48)hours prior to the start of major construction
work with inspections and testing per Developers Checklist(requested,required) for the following:
• After site is staked out
• All drainage work
• Placement of bituminous concrete,two (2)inch layers maximum
3. Certification of gravel used as subbase and processed stone for base shall be obtained from an approved
testing company.
4. Certification of all products used-- storm pipe, structures,pavement, etc., shall be obtained prior to
installation.
5. As built plans are to include horizontal and vertical location of all underdrains, footing drains, and sanitary
sewers and house service laterals located as per revised as-built checklist shall be required when Phase II
is done.
6. All pipe and structures to be backfilled with free draining material, compacted in maximum one foot lifts
with approved compaction equipment or approved equal if deep trench is encountered. Any pipe or
structure work requires inspection prior to backfilling.
7. Any problems and/or questions regarding construction of this project will be directed to Cyril Roy in the
field at phone#860-282-2835.
8. Job meetings will be held as needed, and can be called by the developer or Town.
9. Forty-eight-(48)hours' notice needed for certificate of occupancy inspection.
p Y p
10. Any proposed changes are to be presented to the Engineering or Planning Department prior to
implementation on change order form in quadruplicate with 4 copies of the drawing. Town will attempt to
turn around within 24 hours.
11. Normal hours of operation 7:00 a.m.—5:00 p.m.,no work on Sunday.
1 OT permit-needed-for allwork-within state road.Copy must be given tot the Engineering Department.
13. No paving after October 15 or before April 15 without written approval from Director of Public Works.
Planning Department
1. Landscaping is to be installed in accordance with the approved landscaping plan. If there are changes
required, contact the Planning Dept. Additional landscaping installed on one part of a site will not
preclude planting all of the remaining items shown on the landscaping plan.
2. Permits for signs are required from the Planning Department.
SNET/NU
1. Contact utilities for coordination of utilities connection.
Fire Marshal
1. Blasting(if required)to be coordinated with the Fire Marshal.
Police Services
1. Emergency phone numbers for the duration of the construction must be provided to Police Services on a
company letterhead. If the developer occupies or owns the building after construction emergency numbers
must be provided to Police Services.
2. All buildings located on property that abuts a public highway must be numbered and visible from the
street. All numbering shall comply with Town Ordinance 6-800 through 6-802.
3. Erect temporary sign on the site during construction identifying the project.
4. If an alarm is to be installed contact Police Services.
Building Department
1. Plan review with Building Official/Fire Marshal required prior to application for building permit.
Coordinate with Chief Building Official.
Sincerely,
�J%
Michele R. Lipe,AICP
Assistant Director of Planning
MRL/rfs
cc: Je€€ery Doolittle, Town Engineer
Karl Reichle, Public Works
Mel Stead, Public Works
Christopher J. Dougan, Chief Building Official
Fred Shaw, Superintendent of Pollution Control
CL&P
SNET
BOND TRANSMITTAL
DATE: a
APPLICANT NAME ��� o�j 9, tyVe-
ADDRESS �j ���� 1'j1
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SUBDIVISION
P&Z OR IWA/CC APPLICATION NUMBER -
AMOUNT OF BOND y
CHECK NUMBER
DEPARTMENT Q�I i/Vh:1✓1_�
SUBMITTED BY �Q
NAM DATE
RECEIVED BY FINANCE -cam\C - ?/
NAME DATE
SUB ACCOUNT NUMBER 5a a(3 1
HAPlanning Depactment\Holmes\forms\BOND TRANSMITTAL 08-27-Ol.doc