HomeMy WebLinkAbout11-36P Nomads II PLANNING & ZONING COMMISSION
APPLICATION FORM s'3
RECEIVED ` r
Application No:
Official Receipt Date: ® � OCT
7 .
Receipt No: �
�R•c
B \ SOUTH WINDSOR PLANNING DEFT.
APPLICANT: °r�1 CA �-�-I Q1J
PROJECT NAME: S �'
ADDRESS: 1 G, d`
OWNER OF RECORD ON LAND RECORDS: co
ADDRESS: __ W\,nlA+dg_ cr -6: 1-1
COMPLETE LOCATION OF PROPERTY: LtO W 1 0- 15
GIS PIN # ZONE
NAME, ADDRESS,TEL&FAX# OF PERSON TO WHOM INQUIRIES SHOULD BE DIRECTED:
16W 6r—. Estimated presentation time: fv`�fylLn/
THIS APPLICATION IS FOR: (Check all that apply):
❑ Zone Change to (Public Hearing required, Certificate of Mailing)
❑ Open Space Subdivision/Resubdivision(Public Hearing Required; certificate of mailing)
❑ Subdivision ❑ Minor ❑ Major
❑. Resubdivision (Public.Hearing Required)❑ Minor ❑ Major
❑ Conditional Subdivision Approval
<Q;:19pecial Exception to Table (Public Hearing, Certificate of Mailing)
❑ Site Plan of Development
❑ General Plan of Development
❑ Dept of Motor Vehicle License- State Hearing per Section 14-55 for
❑ Earth.Filling(Sec. 7.6) and/or Earth Removal (Sec. 7.16 - Public Hearing Required)
❑ Regulation Amendment ❑Zoning ❑ Subdivision -Attach proposed amendment (Public Hearing Required)
❑ Temporary and Conditional Permit for (Public Hearing Required)
❑ In Law apartment/Accessory Apartment (Public Hearing Required)
❑ Major Home Occupation for (Public Hearing Required)
❑ Other(explain in detail)
,An-Anp cation
Pending sign is required to be posted on the prope f all applications ten(10) days
prior to being heard by the Com ° so
Signatur of Applicant ature of Property 0wn
�q
Appl #11-36P, Nomads 11 Special Exception and Site Plan
PH 12/13/11
Planning Department Report
1. Request for special exception to section 7.13 and site plan approval for a 25,000 sq ft
indoor recreation facility to be known as "Nomads II" in an existing building on
property located at 60 Bidwell Road, I zone. This building is currently vacant.
2. The existing site plan shows the existing building and parking layout. The building is
accessed by Bidwell Road.
3. This application is being proposed under indoor recreation regulation. The applicant
has provided the required items, including a floor plan of proposed uses, and a
narrative detailing various aspects of the business and hours of operation.
4. The activities at this site will include 12-14 bowling lanes, which will accommodate
league play as well as open bowl. Other space will be used for private parties as well
as billiards, darts, indoor batting cages, golf, etc. The hours of operation are M-
Thurs 4- 10PM, Fri 4— 1 am, Sat 10 -1 am and Sunday 12-1 OPM. These are the same
hours Nomads currently operate.
5. Applications for special exceptions may be approved if the Commission determines
that:
• The proposal is consistent with the goals and objectives of the Plan of
Conservation and Development.
• The application has met the requirements of the zoning regulations.
• The land is physically suited to the proposed use.
• Minimal, if any, adverse environmental impacts are created.
• No traffic or other hazards will be created.
• The impacts on the capacity of the present and proposed utilities, street, drainage
systems, sidewalks, and other elements of the infrastructure will be minimal.
• There will be minimal or no adverse effects on existing uses in the area.
• Surrounding property values will be conserved.
• The character of the neighborhood will be maintained or minimally disrupted.
• The general welfare of the community will be served.
• There is a balance between neighborhood acceptance and community needs.
• Historic factors are adequately protected; or due consideration to preservation of
historic factors has been demonstrated.
1
• The overall physical appearance of the proposed development is compatible with
surrounding development and the Commission's goals for the
neighborhood/corridor.
• The architectural design is aesthetically pleasing and blends well into the
surrounding area.
6. The Commission may impose additional conditions in accordance with these
regulations in order to ensure that all applicable criteria enumerated above are
satisfied.
7. The parking requirement for this recreation use is broken down as follows: bowling
alley—4 spaces per lane or 64 spaces; remaining recreational square footage of
30,000 sf requires 120 spaces with a total required of 184 sp. The site plan provided
shows 60. The applicant has provided a letter from the adjacent property owner
permitting an additional 70 spaces to be used as needed bringing the total number of
spaces to 130. (Section 6.4.7 gives the Commission the ability to approve required
parking facilities on a lot within 600 feet from the building that the spaces serve.)
8. The applicant is requesting a waiver of 54 spaces at this time. Staff would
recommend that rather than waive the parking spaces, in the event parking does
become a concern, the applicant be required to create more spaces on site or on
adjacent land that is under the applicant's control.
9. There are no changes being proposed to the exterior of the building. There is an
existing sidewalk that connects Nomads with this site and is currently lit.
1 O.This property is entirely surrounded by industrially zoned land.
11.There is an existing screened dumpster area shown on the side of the building.
12.Public water and sewer are provided. Water Pollution Control Authority approval is
required for the change of use.
13.Sherry McGann, Environmental Health Officer, has indicated that the health
department will require a plan and food service application be submitted prior to the
commencement of construction. Appropriate approvals are to be issued and a final
inspection must be conducted by the department to ensure compliance with health
code requirements for food service.
14.The fire marshal's office and building department must consulted regarding changes
to the interior of the building and the specific building codes that will have to be met.
If this application is approved, the Planning Dept requests no additional approval
modifications.
2
Nomads II
Nomads II will operate in a 25,000 square foot building located at 60 Bidwell Rd.
within South Windsor, CT. The primary space will be dedicated to 12-16 full size
bowling lanes with additional rooms to provide private parry space to our guests. As
Nomads has evolved into offering many different types of activities,Nomads II will be
limited due to space availability.
Nomads II will operate on the same schedule as Nomads. Nomads II will be open
Monday through Thursday 4-1Op.m., Friday 4-lam, Saturday 10-1am and Sunday 12-
1 Op.m. This facility will be managed and operated by Nomads. It is the intention of this
facility to offer league play, open bowl, and other products that meet the needs of our
guests and corporate clientele. Space will be made available for private parties in
numbers of 2-100. The remaining space will be used for party rooms, billiard tables, and
other possible revenue earning attractions and products. As with Nomads,this facility
will have to adapt to the wants and needs of its customers in order to survive in this trying
and competitive market place.
Catering service will be made available to this facility through Nomads and will
be transported and held in a holding kitchen. There will be a snack counter available with
a limited food menue. All food will be provided to patrons in accordance with all health
department regulations. There will be a service bar on site that will provide a full array of
alcohol and non-alcoholic beverages. The facility will operate in accordance with all
state and local laws pertaining to liquor.
There is sidewalk access that allows patrons to move between the two facilities.
Also,there is full illumination of the current parking areas and the walkways.At this
time,there will be no exterior renovations to the building except for signage.
The facility has 60 parking spaces which falls short as required by regulation in
reference to size of the buildings.However,if parking became an issue there is land
adjacent to 60 Bidwell that could accommodate additional parking. Moreover,there is
additional land to the west where additional parking can be made. Employee parking can
be made available at 100 Bidwell or in the parking area to the North. This would allow
more of the parking to be used for customers.
To sum up,at this time 60 Bidwell is a vacant 25,000 square foot building with no
revenues to support its operating expense. Under current economic times we believe that
this facility will create jobs and meet the needs of South Windsor residents. Lastly,
keeping with the vision of Nomads,Nomads II will provide a safe and fun environment
for families.
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wo 1540 SULLIVAN AVENUE• SOUTH WINDSOR, CT 06074
r�°sox•co TELEPHONE(860) 644-2511
CERTIFIED MAIL 70081300 00014578 4280
December 16,2011
Nomads Adventure Quest
Craig D.Nation
100 Bidwell Road
South Windsor CT 06074
Dear Mr.Nation;
Re: Appl. 11-36P,Nomads II
We are pleased to advise you.that the Planning&Zoning Commission voted on
December 13,2011 to approve the above referenced application for a special exception to
Article 7.13 of the Zoning Regulations to allow an indoor recreation facility at 60
Bidwell Road,I zone with 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. All plans used in the field by the developer must bear the stamp and authorized
signature of the Town of South Windsor.
4. This approval does not constitute approval of the sanitary sewer,which can only be
granted by the Water Pollution Control Authority.
5. The building street number must be included on the final plan.
6. Pavement markings must be maintained in good condition throughout the site drives
and parking areas.
7. All free standing signs and/or building signs require the issuance of a sign permit
before they are erected.
8. If a.State Traffic Commission certificate is required,no building permits will be
issued until the certificate has been issued(per CGS §14-311).
9. In the event additional parking is needed,the applicant will be responsible to provide
more spaces on the adjacent property.
10.A food service application must be submitted to the Health Department prior to the
commencement of construction of interior space.
11.The fire marshal's office and building department must be consulted regarding
changes to the interior of the building and the specific building codes for the change
of use.
The attached Special Exception form must be completed and filed in the Town Clerk's
office. The special exception will take effect upon filing.
Sincerely,
Patrick Kennedy,Chairman
Planning&Zoning Commission
PK/ma
Attachment
I, Patrick Kennedy, Chairman of the South Windsor Planning & Zoning Commission,
hereby certify that on December 13, 2011 the Planning and Zoning Commission granted
to Nomads II, a Special Exception to Article 7.13 of the Zoning Regulations to allow an
indoor recreation facility at 60 Bidwell Road, I zone, as shown on plans prepared by
Meehan and Goodin Engineers Inc.
GIS PIN
(See attached)
OWNER OF RECORD: J. E. Shepard Company
Dated at South Windsor, Connecticut this 19 day of December,2011.
In accordance with CGS Section 8-3d
Chairman Patrick Kennedy
Planning&Zoning Commission
Received for record this day of ,200 at
South Windsor,Connecticut ATTEST:
r
Volume 177 Page NQ 50
the respective remises of the .
T „ a pe P parties of Shepard-Polaelnc. and
it the J. E. Shepard Company shah], be a line described as follOws1.
Commencing at a point.in the easterly line of land now
or formerly of Russell et al, six hundred thirty-8ovon and
eighty one-hundredths (637.80) feet southerly, measured at right .
k angles, from the southerly line of maid Governor's Highway, which ,
point is seven and eighty ono-hundredths. (7.00) feet. southerly
• from a monument set in said line (which line is also the westerly
line of said lands of Shepard-Pole Inc. and the J. E. Shepard
f ' Company)f thence running easterly in a strai;it line parallel to
i. and six hundred thirty-seven and eighty one-hundredths.(637.8Q) a
foot southerly, measured at right angles, from said southerly line
F of Governor's itighway to U. S. Route S,also hcnovm as John Pitch
1 i Boulevard. ;
'art! And the said Shepard-Pola,Inc. does for itself, its
' i
ti successors and assigns, remise, release and forever quit-claim
r t a The
unto the said/J. E. Shepard Company, its successors and assigns,
all such right, .title and..interest as it has or may have in or
to the land south of the boundary line above described.
TO HAVE AND TO BOLD the premises south of said boundary
The
.line unto the said/J.E. Shepard Company, its successors and
assigns forever, so that it, the said Shepard-Poia,Inc., nor .any ry;
other person'or persons in its name or behalf shall or will
claim or demand any right or title to the premises on the
south of said boundary line or any part thereof, but they -and
every .of them shall by these presents be excluded and forever
�. .
barred. •
AND said the J. E. •Shepard Company, Savings Bank of
Rockville and Baxley a Burton.Power Equipmdnt'Co. do for them-
selves, their successors and assigns, remise, .release 'and forever
i . quit-claim unto the .said Shepard-Pola,Inc., its successors, and
assigns, all such right, title and interest as they have or may
have in or to the land north of said boundary line above des-
cribed. °
rt TO HAVE AND TO BOLD the premises north of said
boundary line unto the said Shepard-Po1a,Inc. , its successors
1 ti
and assigns forever so that neither they the said J. E. Shepard
Company, Savings Bank of itockvillez •u�d Baxley Burton Power haquip
.1,F7—
, .~ went Co., nor any other person or persons in their name or be-
t' E 2 - E
. }tt aza»w.eroi-:�.a:avaiea.:Y'awwwgsx��v2aa`t.•laRtbTsf+ ay..'g�aw+�+wamw.x n»a.a=,.�sset5s«�bs;s.:uw9:•�
v .
=r Volume 177 rage N2 49
LK
t
Cfti 7
•Q® 4` BOUNDARY LINE AGREEMENT AND EASEMENT 00485j
t<
THIS AGREEMENT, made this .y rh day of ��r �� •
!197A,
by and. betw'een Shepard-Pola,lnc., a Connecticut Corporation
' located in the Town of South Windsor, County of Hartford and Stato
'`. 4�..
•ser ;of Connecticut, The J. E. Shepard• Company, a Connecticut corporati
+located. in said Town of South Windsor, within said County and
�jState, savings Bank of Rockville, a Connecticut corporation lo-
jcated:in the City of Rockville,. Town of Vernon, County of Tolland
and State of Connecticut, and Baxley a Burton Power Equipment
s3 !Co.,. a Connecticut corporation located in said Town of South
}�Windsor,'within said County and Stater
} � + WITNESS � THs
b WHERE , Shepard-Pola, Inc. is the of certain land
AS
1j jin the Town of South Windsor,.County of Hartford and State of
i !Connecticut on the southerly side of• Governor's Highwayr and
{ f WHEREAS, The J. E. Shepard Company is the owner of
;certain land in said. Town of South Windsor adjoining the said land
G . �of Shepard-Pole, Inc. on the sou thr and
ice: .tr •�_ 1
WHEREAS, Savings Dank of Rockville is the holder of a
; !mortgage on a portion of said premisas of The J. E. Shepard Com-
mre Y,
1pany, which mortgage is dated November 17, 1965 and recorded in
3i .
volume ill at page 523 of the South Windsor Land RBcordai and
MlEhE-AS, 13axloy & Burton PoWar.Equipment Co- is the
llosseo'of a portion of said promises of Tlio J. T. slieparcl Company
R ` iJunc
under a Lease elated April 1., 1969 a Notice of which Lease dated
r F 3iI, I969. is recorded in volumo 129 at page 70£1 0f the said ;
isouth Windsor Land.Iteeords r and �
1
` WIIEREAS, tho boundary line between the respective par-
1 of land of Shepard
and The J. E. Shepard Company#
r cos p '
T s
_ has not been definitely established and it is desired by the
r 1
1 (parties hereto to definitely establish said boundary line.
NOW THEREFORE, in consideration of One (1) Dollar and '
other valuable considerations, and the mutual promises of the
boundary 'line between
]parties hereto, it is hereby agreed that the
t
f
" � p
i + _
Volume 177 page No 51
half., shall or will demand any right or title to the premises
north of said'boundary line or any part thereof, but they and1{[°
every of them shall by these presents be excluded. and forever.
> barred.
AND the said the J. .E. Shepard Company does hereby
\ ive, grant, bargain, sell and cone unto the said She ard-Pola,, a
� S g Y i?
Inc., its successors and assigns forever, an easement for storm 1
I y.
~ r water drainage in, over and through its said land lying southerly. i
of said land of Shepard-Pola,Inq. by, means of a pipe, ditch or k i1C{
s surface flowage and for such.purposo the right to.'install, main- {
' tain, repair and replace a drainage pipe or open ditch on said }
land of The J. E, Shepard Company running southerly from the I�{'
.. southerly and of an existing 24 .inch reinforced concrete pipe E {
on said land of Shepard-Pola,inc., any such pipe or ditch to
I�
=x be in a location 'agreed upon or to be agreed upon between the gr
and the grantee.
TO HAVE AND TO HOLD the above granted easement 'unto
the said Shepard-Pola,lnc., its successors and assigns forever,
to its and their own proper use and behoof.
IN WITNESS WHEREOF, the parties hereto have .caused•.this
it
-instrument to be executed in their corporate names and their cor ,
�' porate seals to be hereto affixed as of this �. . day of
8 tth , 1974.
`2io��tj� t F
ISigned, sealed and delivered SHEPARD-P.OLA,INC.
8' J in the presence oft 5¢ 11 PC-&;.r ,n 0.4-4—it J�Iwai�Fu.eir swa z` ; 6«ti �J t_
to .,,��, .•�r : , k,� ���
ter•;:- ", 4.. c0?'UI,C/.G•KIaF � ,..JtttJiN.,lti.\v 1 {,]r
'{ a
f SAVINGS BANK OF RO�CTCVILLiy'✓e
:'` /; / • Its Vice President-� Txeas,4 ''+
,�. a.••. �.. lbs.,► THE y t
/J. E. Shepard company
,e 0PA/Jr •, s�
y •1�t..•i1' lJuJar.k. B j�ia 1. J.A$4. .J Zr
n jylia t! •w/ 1��trl "vj tY 4) o• k
d'� h 1 i 4'
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:
PLANNING DEPARMENT
IN-HOUSE REFERRAL FORM
DATE: 10/19/11
TO: Matt Galligan,Fred Shaw,Michael Gantick, Rich Bond,Walter Summers,Jeff Doolittle
Ray Favreau, Karl Reichle,Mark Owens, Chris Dougan, Sherry Roy,Ron Asselin,
John Caldwell,Dennis Sheridan
FROM: Michele Lipe,AICP,Town Planner
The Planning&Engineering Departments have received plans for the following projects:
Appl 11-36P,Nomads H Indoor Recreation Facility
Location: 60 Bidwell Road
® Site Plan ❑ Subdivision No.Acres 1 Zone I
❑ Industrial ® Commercial ❑ Residential No. Lots/Units
Water: ® Public ❑Private Well Sewerage: ® Public ❑ Septic System
Conversion of existing space to indoor recreation facility including 12-
Project Description: 16 bowling lanes
Future Town-owned property involved? ❑ Yes ®No
❑ new street(s) ❑new detention area
❑ new open space/recreation area ❑ active ❑passive
Planning Department notes:
Layout and narrative available
Please comment by 10/31/11 and return to the Planning Department.
PERMITS/INSP PAYMENT RECPT#: 20526254
TOWN OF SOUTH WINDSOR
1540 SULLIVAN AVENUE
SOUTH WINDSOR CT 06074
DATE: 10/18/11 TIME: 11:58
CLERK: mariadace DEPT:
CUSTOMER#: 0
PARCEL:
CHG: DEP DEP FEE 125.00
AMOUNT PAID: 125.00
PAID BY:
PAYMENT METH: CHECK
052798 "
REFERENCE: NOMADS II
AMT TENDERED: 125.00
AMT APPLIED: 125.00
CHANGE: .00
PLANNING DEPARMENT
IN-HOUSE REFERRAL FORM
DATE: 10/19/11
TO: Matt Galligan,Fred Shaw,Michael Gantick,Rich Bond,Walter Summers,Jeff Doolittle
Ray Favreau, Karl Reichle, Mark Owens, Chris Dougan, Sherry McGann, Ron Asselin,
John Caldwell,Dennis Sheridan
FROM: Michele Lipe,AICP,Town Planner
The Planning&Engineering Departments have received plans for the following projects:
Appl 11-36P,Nomads H Indoor Recreation Facility
Location: 60 Bidwell Road
® Site Plan ❑ Subdivision No.Acres 1 Zone I
❑ Industrial ® Commercial ❑Residential No. Lots/Units
Water: Z Public ❑Private Well Sewerage: ®Public ❑ Septic System
Conversion of existing space to indoor recreation facility including 12-
Project Description: 16 bowling lanes
Future Town-owned property involved? ❑Yes ®No
❑new street(s) ❑new detention area
❑new open space/recreation area ❑ active ❑passive
Planning Department notes:
Layout and narrative available
Please comment by 10/31/11 and return to the Planning Department.
'Health Department will require that a plan, and,food service application be submitted prior to,
-commencement of construction.Appropriate approvals are to be issued and a final mspection
to be conducted by dept to ensure compliance with health code requirements for food service.
bbeparb (to.
P. O. BOX 415
EAST WINDSOR HILL, CONN. 06028
TEL 860-289-1507 • FAX 860-291-8705
December 6,2011 L
S�11TH Michele R. Lipe WINDS OR
Ix"Pl',
Planning Department
Town of South Windsor
1540 Sullivan Avenue
South Windsor, CT 06074
Dear Ms. Lipe:
This letter is to notify the Planning Department that the building located at 60 Bidwell
Road has 70 parking spaces available to it, located north of the building. There is a
mutual agreement between UTC Fuel Cell and the property owner that their spaces will
be allocated t0 60 Bidwell and its tenant when needed.
Regards,
Jean E. Shepard
Appl #11-36P, Nomads II Special Exception and Site Plan
PH 12/13/11
Planning Department Report
1. Request for special exception to section 7.13 and site plan approval for a 25,000 sq fI
indoor recreation facility to be known as "Nomads II" in an existing building on
property located at 60 Bidwell Road, I zone. This building is currently vacant.
2. The existing site plan shows the existing building and parking layout. The building is
accessed by Bidwell Road.
3. This application is being proposed under indoor recreation regulation. The applicant
has provided the required items, including a floor plan of proposed uses, and a
narrative detailing various aspects of the business and hours of operation.
4. The activities at this site will include 12-14 bowling lanes, which will accommodate
league play as well as open bowl. Other space will be used for private parties as well
as billiards, darts, indoor batting cages, golf, etc. The hours of operation are M-
Thurs 4- 1 OPM, Fri 4— 1 am, Sat 10 -l am and Sunday 12-1 OPM. These are the same
hours Nomads currently operate.
5. Applications for special exceptions may be approved if the Commission determines
that:
• The proposal is consistent with the goals and objectives of the Plan of
Conservation and Development.
• The application has met the requirements of the zoning regulations.
• The land is physically suited to the proposed use.
• Minimal, if any, adverse environmental impacts are created.
• No traffic or other hazards will be created.
• The impacts on the capacity of the present and proposed utilities, street, drainage
systems, sidewalks, and other elements of the infrastructure will be minimal.
• There will be minimal or no adverse effects on existing uses in the area.
• Surrounding property values will be conserved.
• The character of the neighborhood will be maintained or minimally disrupted.
• The general welfare of the community will be served.
• There is a balance between neighborhood acceptance and community needs.
• Historic factors are adequately protected; or due consideration to preservation of
historic factors has been demonstrated.
1 I
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• The overall physical appearance of the proposed development is compatible with
surrounding development and the Commission's goals for the
neighborhood/corridor.
• The architectural design is aesthetically pleasing and blends well into the
surrounding area.
6. The Commission may impose additional conditions in accordance with these
regulations in order to ensure that all applicable criteria enumerated above are
satisfied.
7. The parking requirement for this recreation use is broken down as follows: bowling
alley—4 spaces per lane or 64 spaces; remaining recreational square footage of
30,000 sf requires 120 spaces with a total required of 184 sp. The site plan provided
shows 60. The applicant has provided a letter from the adjacent property owner
permitting an additional 70 spaces to be used as needed bringing the total number of
spaces to 130. (Section 6.4.7 gives the Commission the ability to approve required
parking facilities on a lot within 600 feet from the building that the spaces serve.)
8. The applicant is requesting a waiver of 54 spaces at this time. Staff would
recommend that rather than waive the parking spaces, in the event parking does
become a concern, the applicant be required to create more spaces on site or on
adjacent land that is under the applicant's control.
9. There are no changes being proposed to the exterior of the building. There is an
existing sidewalk that connects Nomads with this site and is currently lit.
10.This property is entirely surrounded by industrially zoned land.
11.There is an existing screened dumpster area shown on the side of the building.
12.Public water and sewer are provided. Water Pollution Control Authority approval is
required for the change of use.
13.Sherry McGann, (Environmental Health Officer, has indicated that the health
department will require a plan and food service application be submitted prior to the
commencement of construction. Appropriate approvals are to be issued and a final
inspection must be conducted by the department to ensure compliance with health
code requirements for food service.
14.The fire marshal's office and building department must consulted regarding changes
to the interior of the building and the specific building codes that will have to be met.
If this application is approved, the Planning Dept requests no additional approval
modifications.
2
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NOVAN, HAMMICK & ERLAND50N
ASSOCIATES, INC.—CONSULTING ENGINEERS
Herald J.Erlandson,P.£.
Je8'rey T.Hemmflc,P.E.
DATE: June 6,2001
FAX MEMO TO: CAPITAL STUDIO ARCHITECTS
David Holmes
RE: Site Lighting for HydrogenSource
60 Bidwell Road
FROM: Harold Erlandson
The site fighting for the 60 Bidwell Road consist of a combination of building mounted fixtures,
bollards and pole mounted Fixtures similar to the exterior lighting at 100 Bidwell Road.
The two building entrances with vestibules will be lighted from within by ceiling mounted fighting
fixtures.The walkways up to the vestibules will be lighted by louvered bollards that will provide low
level illumination on the walks.
The remainder of the building entrances and exits will be illuminated by 70 Watt metal halide wall
packs with sharp cut-off to prevent light spilling too far from the doorway.
The parking areas will be illuminated by 400 Watt metal halide fixtures mounted on 25 foot high steel
poles.The fixtures are the same one we used at 100 Bidwell Road.We are in the process of having
the lighting levels in the p �;;;IWI=but.1wotild expect results similar to 100 Bidwell
which had an average level 1.1Z L a aximum of 5.8 footcandles directly under the
fixtures.
40 Tower Lana•Avnn CT 06MI •(1360I 678-0771 •Fax MCA 677-0122•wrrin!l:donovan.hommick@snat.net
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TELEPHONE(860)644-2511
June 18,2001
Mr.David Brown
International Fuel Cells
195 Governors Highway
South Wnsdsor,CT 06074
RE: International Fuel Cells Approval to discharge nonsanitsry wastewater to Town sewerage system
Dear Mr.Brown:
The South Windsor Water Pollution Control Authority,at its regular meeting of June 5,2001,gave
approval for International Fuel Cells,looted at 195 Governors Highway to discharge non samtary
wastewater into the Town's sewerage system.A flow meter,per DEP requirement:win be installed on the
system to measure the amount of discharge into the sewerage system.
This approval letter mast be superimposed on the final approval plans.
Very truly Yoms,
Th Chairman
Water Pollution Control Authority
TH:dd
CC: Matthew Galligan,Town Manager
Michael J Gantick,Director of Public works
Town Engineer
Marcia Bans*Director of Planning ✓
John Collins,Chief Building Inspector
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' Fuss&O'Neill Inc.
' SUMMARY SHEET
' As an aid to reviewers, this Summary Sheet has been included to outline the various study
parameters utilized in this report° Although a Rill explanation of the study methodologies is
included in the text of the report,this summary can serve as a useful reference for reviewers.
APPLICANT:
International Fuel Cells
SITE ACREAGE:
3.91 +/-acres
' DEVELOPMENT S1ZE/TYPE:
A No change in square footage of buildings
B)Employees:Existing = 776(3 shifts)
t Proposed =55 employees
Total =831 employees
195 Governors Highway = 763 spaces
Proposed at 60 Bidwell Road = 108 spaces
' Total = 871 spaces
APPLICATIONS:
' State Traffic Commission(STC)Major Traffic Generator Certificate Application
Site Plan Approval Town of South Windsor
' BUILD YEAR:
200160 Bidwell Building Renovation
BACKGROUND TRAFFIC GROWTH FACTOR:
1.0%per year(Peak Hour)
TRAFFIC COUNTS:
Fuss&O'Neill,Inc:Tuesday,September 19,2000(Turning Movement and ATR counts)
Fuss&O'Neill,Inc.-Wednesday,June 6,2001 (Turning Movement and AIR counts)
' PEAK HOURS ANALYZED:
A.M. .m Peak Hour-7:15 a .to 8:15 a.m.
P.M.Peak Hour-4:30 p.m.to 5:30 p.m.
' EXPECTED TRIP GENERATION:
A.M.Peak Hour-45(40 Enter/5 Exit)
' P.M.Peak Hour-57(9 Enter/48 Exit)
CAPACITY ANALYSIS:
' Technique-2000 Highway Capacity Manual
Execution-Unsignalized Intersections:HCS 2000(Highway Capacity Software)
Signalized Intersections:Synchro Professional Software,version 4.0
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' Fuss&O'Neill Inc.
Io INTRODUCTION
1 International Fuel Cells Corporation(IFC)is preparing to renovate an office building located
at 60 Bidwell Road in South Windsor. This building is currently vacant and IFC plans to
relocate 65 employees from other facilities within the IFC campus,and in the future expand to
' 120 employees in this building. The relocated employees will include employees from offices
just to the north of the site off of Governors Highway and south from 100 Bidwell Road.
' The office as shown in Figure No. 1 of Appendix B is located on the north side of Bidwell
Road. The site does not abut, and does not provide direct access to Route 5 (John Fitch
' Highway). Access to the site is provided on Bidwell Road. There is a connector road between
60 Bidwell Road and 195 Governors Highway.Governors Highway intersects with US Route
5 at a signalized intersection.Construction on the site is proposed to begin in 2001.
' To accommodate the increase in stA the existing parking area will be reconfigured,and a new
parking area will be constructed south west of the building.There will be a total of 108 parking
spaces(including 5 handicap),48 ofwhich will be constructed in the future to accommodate the
expansion of employees. To the north of the building is a another parking facility that will be
modified to allow an additional 70 spaces. These parking areas will continue to have access to
' Bidwell Road and to Governors Highway. There is no proposed increase in the building gross
floor area.
' Fuss&O'Neill,Inc.has been retained to study the traffic impact of the proposed development.
This report has been prepared to document the findings of the study and is being submitted to
the Town of South Windsor for Site Plan Approval,and to the State Traffic Commission(STC)
in support of a Major Traffic Generator Certificate Application.
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' Fuss&O'Neill Inc. °
U. EXISTING CONDITIONS
The existing property is zoned Industrial and abuts Bidwell Road in South Windsor. The 3.91
±acre site is bounded by IFC Inc.to the north,commercial property to the south and west,and
Bidwell Road to the east. Currently parking areas are located on the north and south west
portions of the.site.
' access to the site is provided from Bidwell Road,
Primary p ad,which intersects US Route 5 east of
the site. Bidwell Road is a cul-de-sac local roadway serving the Industrial Park that meets
Route 5 at a"T"intersection."A break in the median allows"left turns from Bidwell to Route
5. A northbound left turn lane is provided for turns from Route 5 to Bidwell Road. At its
' intersection with Route 5,Bidwell Road forms the west leg and is controlled by a stop sign.
US Route 5(John Fitch Boulevard)is a median divided four-lane,north-south principal arterial
roadway,which has a posted speed limit of 50 miles per hour,and an ADT of 19,600 vehicles
per day for both directions at Governors Highway. Turning lanes are provided at most
intersections. The roadwayprovides access to numerous commercial and office developments.
' Railroad tracks are located parallel to the east of Route 5 in the site vicinity.
Governor's Highway is a local two-lane roadway,which has a posted speed limit of 30 miles
' per hour,and an ADT of 1,800 vehicles per day for both direction. It provides access to office
developments. It intersects US Route 5 at a four-legged signalized intersection. Governor's
Highway forms the east and west legs, while US Route 5 forms the north and south legs.
rGovernor's Highway provides single lane approaches at the intersection. The northbound US
Route 5 approach provides an exclusive left turn lane,two through lanes,and an exclusive right
turn lane. The southbound Route 5 approach provides an exclusive left turn lane, a through
' lane,and a shared through/right turn lane.
International Fuel Cells is a 240,000+/- square foot commercial and manufacturing facility
which has two entrances off of Governors Highway. There are 763 parking spaces and 776
employees between three shifts.
A. Site Acces
' Three driveways provide access to the site. The first drive allows access to the parking area
north of the building.This connection enables vehicles heading north of the site access to the
Governor's Highway signalized intersection with US Route 5, north of the unsignalized
Bidwell Road intersection.The second and third drive provide access to the parking area south
and west of the building.
' Approximately 40 percent of the exiting employees are expected to utilize the conmection
between the sites, while the remaining will exit via Bidwell Road onto US Route 5. As
employees become accustomed to traffic patterns,some will avoid delay at the Bidwell Road
' at Route 5 intersection by going North to access Route 5 at the traffic signal.
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Fuss&O'Neill Inc. °
M. BACKGROUND TRAFFIC
The potential traffic impact on the adjacent roadway network is expected-to occur during:the
' weekday morning and aftemoon-peak hours,the periods when work related hips-are at their
highest levels. In order to determine the traffic impact ofthe proposed development on adjacent
street network,representatives of Fuss&O'Neill,Inc.conducted manual turning movement
counts in the vicinity of the site on Tuesday,September 19,2000 and Wednesday,June 6,2001
from 7:00 to 9:00 AM and 4:00 to 6:00 PM. Automatic Traffic Recorder(ATR)counts were
' conducted on Governors Highway west of the Route 5 intersection for one week in June 2001.
The manual traffic counts indicate that the weekday morning peak hour of traffic is 7:15 to 8:15
A.M.,and the weekday afternoon peak hour is 4:30 to 5:30 P.M. These hours also coincide with
the peak hours of the employees entering and exiting the IFC site on Governor's Highway.
Therefore,these peak hours were analyzed for impacts.The existing traffic volumes for these
peak hours are shown in Figure Nos 2 and 3 of Appendix B.
Other related traffic from pending or approved developments in the area were researched at the
State Traffic Commission (STC) and the Town of South Windsor Planning Department.
However,no developments were found to be pending or recently approved which could affect
traffic conditions in the vicinityy of the site.
After reviewing the count data,the non-site related traffic volumes we
re projected to the 2001
design year using a 1.0 percent per year peak hour growth factor as recommended by
Connecticut Department of Transportation Bureau of Planning representatives to account for
normal traffic growth in'the area. These projected volumes,shown in Figure Nos.4 and 5 0
' Aupendix B.represent the 2001 Background traffic volumes which are defined as design year
traffic without the proposed development.
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1540 SULUVAN AVENUE a SOUTH WINDSOR,CT 06074
TELEPHONE(860)644-2511
July 31,2001
CERTHUD MA EL
International Fuel Cells,Inc.
195 Governor's Highway
South Windsor,CT 06074
Dear Sir/Madam:
Re: Appl 01-27P,International Fuel Cells Site Plan
We are pleased to advise you that the Planning&Zoning Commission voted on July 17,2001 to approve with
modifications the above referenced application for a Site Plan of Development.
This approval is for the conversion of an existing 25,000 sq.&manufacturing space to general office space,and
a parking lot expansion on property located 60 Bidwell Rd.,I zone as shown on plans prepared by Meehan&
Goodin Engineers,Job No.01095,dated 615101 as revised. This approval is subject to the following
modifications:
L 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 8.1.10 of the Zoning
Regulations.
4. Footing drains are required if the building has a basement.
5. A landscape bond in the amount of$3,000 is required and must be submitted prior to filing of mylars.
6. All plans used in the field by the developer must bear the stamp and authorized signature of the Town of
South Windsor.
7. Lights are to be placed on timers.
8. Per the letter of July 18,2001 from Shepard Pola,Inc.parking will be shared between Shepard Pola,Inc.
and International Fuel Cells,Inc.as long as 60 Bidwell Rd.requires.
Black and white transparent mylars of Sheet#2(Plot Plan)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.
Very truly yours,
Walter J.Meply,Chairman
Planning and Zoning Commission
WJM/dlf
cc: Town Engineer
Chief Building Official
Assessor
Superintendent of Pollution Control
Fire Marshal.
Meehan&Goodin Engineers
s •
Report of Findings
Town of South Windsor
International Fuel Cells
STC No.132-0108-01
Site Descrijtion:
International Fuel Cells (IFC) is an existing 240,000 sq.ft. commerciaymmufacturing facility with
763 parking spaces located at 195 Governor's Highway. IFC is preparing to occupy a 25,000 sq.ft.office
building with 65 parking spaces located at 60 Bidwell Road. These parking spaces will accommodate the
relocated employees from other IFC buildings. Access to the building is via two drives on Bidwell Road
and an internal connection to the main facility to the north. The parking area,north of 60 Bidwell Road,
which is used for the main building will also be reconfigured to provide 70 new spaces for a total of 833.
On November 21, 2000, the STC approved conditions of Certificate No. 1476 for a 60,000 sq.ft.
office building with 300 parking spaces,located at 100 Bidwell Road The tenant for this building was
originally planned to be the ONSI Corporation but it was Ieased to IFC. Since the applicant owns all the
property and the parking areas are interconnected, the application is being treated as an expansion of
Certificate No. 1476. The entire development will consist of 325,000 sq.ft. (240,000 sq.ft. at 195
Governor's Highway,25,000 sq.ft.at 60 Bidwell Road,60,000 sq.ft. at 100 Bidwell Road)and a total of
1,198 parking spaces(833 parking spaces at 195 Governor's Highway,65 at 60 Bidwell Road,300 at 100
Bidwell Road).
The applicant's property abuts U.S. Route 5, however, no access will be provided to any state
highway. Since the offsite improvements are driveway-related,which are on a town-maintained roadway,
a bond will not be required.
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• �°` 1540 SULLIVAN AVENUE®SOUTH WINDSOR, CT 06074
��S°R•�O`'� TELEPHONE(860)644.2511
December 4,2002
Mr. Philip PartneyF 4' [tl l
Senior Facilities Engineer
UTC Fuel Cells
195 Govemoes Highway
South Windsor, Connecticut 06074
Re: Sidewalks on Bidwell Road
®ear Mr. Partney:
I understand UTC Fuel Cells wishes to install about 310 feet of sidewalk within the
ROW for Bidwell Road between the driveway for number 100 and the existing walkway
into number 60. Because UTC wishes to install this sidewalk at its expense, the
standard procedure used to review and approve Town sidewalks installed at Town
expense does not apply. This letter outlines the procedure for obtaining Town approval
to-install this sidewalk, including its design and construction.
The Town Council is empowered by State statute and local ordinance to oversee the
construction and maintenance of sidewalks within the Town. The Town Attorney is of
the opinion that the formal hearing process outlined in Section 86-85 et sew, of the
South Windsor Code of Ordinances need not be followed in your situation, as long as
appropriate agreements of consent and public dedication are executed. The Town
Council, however, must still approve the construction and acceptance of the sidewalk on
behalf of the public, even if It is constructed and maintained at private expense. The
following procedure should, therefore, be followed.
1. The sidewalk proposed would cross four different lots with two different owners. UTC
Fuel Cells would need to obtain a signed agreement between UTC,the Town and the
other property owners Involved,_whereby UTC Fuel Cells -agrees to construct the
sidewalk at its expense and the property owners accept the responsibility for long
term maintenance and repair of the sidewalk along their property in accordance with
the Town Sidewalk Ordinance, Section 86-85 et sea. (attached). The property
owners must also acknowledge their liability for any injuries occurring on the sidewalk
abutting their property.- A draft of this agreement should be forwarded to the Town
Mr. Philip Partney
Page 2
November 21, 2002
Attorney for review and comment prior to its execution. The matter would then be
directed to the Town Council for approval and acceptance of the sidewalk on behalf
of the public. If this agreement can not be secured, UTC will need to request that the
Town Council hold a public hearing to approve these sidewalks In accordance with
the Town Sidewalk Ordinance, Section 86-85 qt gM.
2. A plan showing the proposed location and details for this sidewalk must be prepared
and presented to the Town Engineer and Director of Planning for review and
approval. This plan shall Include the applicable information required for site plans as
listed in the Town Public Improvement Specifications (checklist attached). The
sidewalk design and construction details must be in accordance with the Town Public
Improvement Specifications (detali sheets attached). This plan can be taken from the
approved site plans for these properties. Three copies should be submitted and
there will not be any fee or formal application required with this plan. The Town will
review these plans and offer comments or questions that may require revisions.
3. Once plans are approved, and assuming the Town Council agrees to allow
construction of the sidewalk, UTC Fuel Cells may then have a contractor construct
the sidewalks. The contractor must obtain a street cut permit from the Town
Engineering Division (permit form and requirements attached) and notify Call Before
You Dig before clearing and construction. The Town Engineering Division must be
notified at least 48 hours before the start of any clearing or construction so that they
can schedule inspections of this work. The sidewalks must be staked by a licensed
land surveyor and constructed according to the approved plan and Town Public
Improvement Specifications.
I hope this answers all of your questions. Please call me at 644-2511, ext. 245, if you
need any further Information.
Sincerely,
Jeffrey Doolittle, P.E.
Town Engineer
Encs.
cc: Matthew B. GaOigan, Town Manager
Marcia Banach, Director of Planning V
Michael Gantick, P.E., Director of Public Works
Barry Guliano, Town Attorney
ONSI Corn/Intemational Fuel Cells
60 Bidwell Road
1. Request for site plan approval for the conversion of an existing 25,000 square
foot manufacturing space to general office and a parking lot expansion for
property located at 60 Bidwell Rd.,Industrial zone. The building
modifications will include adding a front entrance and an employee vestibule,
i
which will be connected to the parking area by a walkway.
2. The site size is 16.6 acres. Building coverage is 3.5%:50% allowed. Proposed
impervious coverage is 8.7 %; 65% allowed. There are existing
utilities on
site, and no new utilities are proposed. WPCA approval is not required.
3. T'h6 required spaces for the proposed use are 115 spaces. The applicant is
proposing to construct a small parking area on the westerly side of the site to
add 22 new parking spaces,for a total of 85 spaces on site. The applicant will
be providing;70 parking spaces on the adjacent site,which is under the same
ownership. Off site parking is allowed in accordance with Sectionl3.2. Also,
since this site has previously met the 100,000 square foot threshold for STC
review, STC will need to determine whether they want to perform any
additional review for the new improvements.
4. The landscaping plan for the site is rather extensive. Since the applicant is
using existing pavement on the 185 Governor's Highway site(which they
would prefer not to breakup due to large equipment brought on site)they are
requesting, that in lieu of landscape trees be placed around the existing
parking, they be allowed to plant the required trees on the rear side of the
building at 60 Bidwell Road.
5. The Architectural and Design Review Committee reviewed the proposed
building addition on June 7 and were pleased with proposal indicating they
felt that the proposal would enhance the existing building and area.
The Committee made the following recommendations:
Dull brushed aluminum to be used for the light poles
Lighting on the adjacent site to be addressed
Investigate placing some of the lights on timers
i
The applicant has submitted a letter relating to the site lighting at 195
Governor's Highway and 60 Bidwell indicating the lighting levels to be about
1.12 footcandle on average throughout the parking areas.
6. There are no regulated wetlands impacted by this proposal. Conservation plan
approval:is not required since less than 1/2 acre is being disturbed.
7. If this application is approved,the Planning Department has the following
approval condition to request:
The key map must be in accordance with