HomeMy WebLinkAbout05-45P Stawberry Fields Site Plan Mod TOWN OF SOUTH WINDSOR
PLANNING& ZONING COMMISSION
APPLICATION FORM
Application No: 5' q5f RECEIVE®
Official Receipt Date: ,
Receipt No: JUN 2 0 2005
APPLICANT: Sullivan Town Homes, LLC c/o Leonard Jacobs, Esq. SOUTH WINDSOR PLANNING DEPT.
PROJECT NAME: STRAWBERRY FIELDS
ADDRESS: 146 Main Street,PO Box 480,Manchester, CT 06045
OWNER OF RECORD ON LAND RECORDS: Sullivan Town Homes, LLC c/o Leonard Jacobs, Esq.
ADDRESS: 146 Main Street,PO Box 480,Manchester, CT 06045
COMPLETE LOCATION OF PROPERTY: 1135 Sullivan Ave
ASSESSOR'S MAP#100, 88 PARCEL#38, 2 ZONE MF-AA
NAME, ADDRESS, TEL&FAX#OF PERSON TO WHOM INQUIRIES SHOULD BE DIRECTED:
Judy Schuler,P.F-,Resign Professionals, Ina, 165 South Satellite Road,South Windsor, CT 06074
Tel (860)291-8755, Fax(860) 291-8757
THIS APPLICATION IS FOR: (Check all that apply):
F Zone Change to (Public Hearing required and Certified letter to abutters required)
f- Subdivision/Resubdivision F Open Space Subdivision(Public Hearing Required)
F Subdivision F Minor F Major
F Resubdivision(Public Hearing Required) I- Minor F Major
F Conditional Approval
F- Special Exception to Article (Public Hearing, Certified letter to abutters required
r✓Site Plan ofDevelo ment M o D i F i cA7' a
P � 4
F- General Plan of Development
• Earth Filling(Sec. 15)and/or Earth Removal(Sec. 14- Public Hearing Required)
• Regulation Amendment: f- Zoning F- Subdivision (Attach proposed amendment)
• Temporary and Conditional Permit for
I- Major Home Occupation for
F- Other(explain in detail)
An Application Pending sign is required to be posted on the property for a pplications ten(10)days
prior to being heard by the Commission.
N
/0'.
nature of App icant Signature of Property er
TOWN OF SOUTH WINDSOR
STAFF SITE CHANGE
FOR SITE & SUBDIVISION
GENERAL:
CHANGE ORDER CONTACT PERSON r iolekar Phone No. (860) 289-1100
AdcPusssll & Dawson Architecture & Engineering
Site Name Strawberry Fields - Community Blda, P&Z No. n1-24-p
Owner Sullivan Town Homes, LLC c/o Leonard ,7acnhG, FG(:?hone No. (86p) 646_pi:i
Contractor
Signature of Owner % ate:
Signature of Design Engr. �rdU '"bate: 5/25/05
CHANGE: (Describe location and nature of ange. Include
Four (4 ) copies of plan/profile of Change. )
A new barn with a smaller footprint proposed to replace the existing barn
and shifted approximately 15 feet east to ease crowding on the north side
of nark'-nQ lot
Reason for Change: (Why is change required)
After structural investigation, it was determined that the existing barn's
structure including foundation, floor, timber and timber connections were
ton badly dPi-Priorat•ed to renovate to the new proposed use
APPROVALS: (As Required)
Dir. Of Planning Date:
Town Engineer Date:
Dir. of Public Works Date:
Other: Date:
STAFF COMMENTS:
White - Town Engineer Yellow - Applicant
Pink - Director of Planning Goldenrod - Engineering Department
PLANNING DEPARMENT
IN-HOUSE REFERRAL FORM
DATE: July 5, 2005
TO: Matt Galligan, Fred Shaw, Michael Gantick, Rich Bond, Bill Lanning, Jeff Doolittle
Kris Lindstrom, Ray Favreau, Karl Reithle, Mel Stead, Chris Dougan, Bob Deptula
Dennis Sheridan
FROM: Marcia A. Banach, AICP, Director of Planning
The Planning&Engineering Departments have received plans for the following projects:
05-45P, Strawberry Fields Condominiums Clubhouse
Location: 1135 Sullivan Ave.
® Site Plan ❑ Subdivision No. Acres 15+ Zone MF-AA
❑ Industrial ❑ Commercial ® Residential No. Lots/Units
Water: ® Public ❑ Private Well Sewerage: ® Public ❑ Septic System
Project Description: Redesign of proposed clubhouse
Future Town-owned property involved? ❑ Yes ®No
❑ new street(s) ❑ new detention area
❑ new open space/recreation area ❑ active ❑passive
Planning Department notes:
Please comment by 7/20/05 and return to the Planning Department.
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I
Appl #05-45P, Strawberry Fields Site Plan
Modification
August 23, 2005
Planning Department Report
l. Request for site plan modification to demolish the existing barn that was to be
renovated for the clubhouse for Strawberry Fields senior housing at 1135
Sullivan Avenue, MF-AA zone. T 4ZWa uare-feet,the-
proposed re,pla nt-ol-ubhouse s--aboiif-320(" r Thelr-oposal.alse
inciu s a new-garage-for-the-ex-i dngsingle-f .
2. Front yard setback is about 153 feet, 100 feet required (25' buffer, 75' setback)
The proposed building would also be conforming to the side yard buffer &
setback, at 50'; the existing barn is nonconforming to the side yard & buffer
setback. We do note that the access drive was constructed on Town property in
order to preserve the existing barn; however, that access arrangement provided
benefits to the Town independent of the preservation of the barn.
3. Y nr:a�s-gragted)on June 2-,_2-0Q5, to allow the new garage to be
OiAstr4cted partially within the-required itont yard setback.vThe garage will be
86.5 feet from the front property boundary. V,) r
4. The parking and pedestrian access are generally as approved with the original
site plan.
5. If this application is approved, Planning Dept staff lla e rlbef-ecruegtod approval
jnodifications\other than the standard conditions.
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1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074
f�OSOR•CO TELEPHONE (860) 644-2511
August 24, 2005 CERTIFIED MAIL
Sullivan Town Homes, LLC
c/o Leonard Jacobs, Esq.
146 Main Street
P.O. Box 480
Manchester, CT 06045
Re: Appl#05-45P, Strawberry Fields Clubhouse
Dear Atty Jacobs:
We are pleased to advise you that the Planning&Zoning Commission voted on August 23, 2005 to approve
with modifications the above-referenced application for redesign of a proposed clubhouse on property
located at 1135 Sullivan Ave.,MF-AA-zone. This approval is subject to the following conditions:
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. Footing drains are required if the building has a basement.
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.
9. All free standing signs and/or building signs require the issuance of a sign permit before they are erected.
10. Buffer plantings must be installed, during the Autumn 2005 planting season, along the boundary with
Major Michael Donnelly Land Preserve.
11.Building materials to be reviewed by staff to ensure that the replacement clubhouse retains the
appearance of an old barn.
Black and white transparent mylars of Sheet# 1 with the above modifications, together with three blueprint
copies of the entire set of plans (including architectural elevations and landscaping plans)must be submitted
to this Commission within 30 days to be stamped and signed.
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,
Timothy H.H entzell, Chairman
Planning&Zoning Commission
THW/rfs
cc: Zoning Enforcement Officer
Chief Building Official
Assessor
Fire Marshal
Town Engineer
Ms. Judy Shuler, P.E.- DPI
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1540 SULLIVAN AVENUE• SOUTH WINDSOR, CT 06074
l�OsoR•c° TELEPHONE (860) 644-2511
August 24, 2005 CERTIFIED MAIL
Sullivan Town Homes, LLC
c/o Leonard Jacobs, Esq.
146 Main Street
P.O. Box 480
Manchester, CT 06045
Re: Appl#05-45P, Strawberry Fields Clubhouse
Dear Atty Jacobs:
We are pleased to advise you that the Planning&Zoning Commission voted on August 23,2005 to approve
with modifications the above-referenced application for redesign of a proposed clubhouse on property
located at 1135 Sullivan Ave., MF-AA-zone. This approval is subject to the following conditions:
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. Footing drains are required if the building has a basement.
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.
-r 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.
9. All free standing signs and/or building signs require the issuance of a sign permit before they are erected.
10.Buffer plantings must be installed, during the Autumn 2005 planting season, along the boundary with
Major Michael Donnelly Land Preserve.
11. Building materials to be reviewed by staff to ensure that the replacement clubhouse retains the
appearance of an old barn.
Black and white transparent mylars of Sheet# 1 with the above modifications,together with three blueprint
copies of the entire set of plans(including architectural elevations and landscaping plans)must be submitted
to this Commission within 30 days to be stamped and signed.
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,
Timothy H. entzell Chairman
Planning&Zoning Commission
THW/rfs
cc: Zoning Enforcement Officer
Chief Building Official
Assessor
Fire Marshal
Town Engineer
Ms. Judy Shuler,P.E.-DPI
TOWN OF SOUTH WINDSOR
PLANNING& ZONING COMMISSION
MINUTES August 23, 2005
SPECIAL MEETING Madden Rm 7:30 p.m.
MEMBERS PRESENT: Chairman Timothy Wentzell, Kevin McCann, Sue Larsen (arrived at 7:40), Clifford
Slicer,and Gary Bazzano
ALTERNATES PRESENT: Michael Sullivan
Louise Evans
STAFF PRESENT: Marcia Banach, Director of Planning
Wentzell appointed Evans to sit for Kennedy, and Sullivan to sit for Larsen. Upon Larsen's arrival, Sullivan was reseated
for Pacekonis.
SPECIAL MEETING—MADDEN ROOM
NEW BUSINESS:
Discussion/Decision/Action regarding the following:
1. Appl 05-45P, Strawberry Fields, request for a site plan of development modification for changes to the clubhouse
associated with the Strawberry Fields Condominiums on property located at 1135 Sullivan Ave.,MF-AA zone
■ Attorney Leonard Jacobs presented for applicant Sullivan Town Homes LLC. The applicant is requesting approval to
demolish the existing barn,previously approved for renovation into a clubhouse for Strawberry Fields Condominiums,
and replace it with a new facility. Architect Sudhakar Nagardeolekar, with Russell & Dawson Architecture &
Engineering firm, explained that the existing barn is structurally unsound for a number of reasons, including roof
trusses in poor condition and basement foundation walls that are crumbling over 75%of the area. The walls of the barn
are bowed both vertically and horizontally. Major structural work would be needed. He noted that a garage was
originally going to be included as part of the renovation of the existing barn,but now the request includes a new garage
on the existing single-family house.
Marcia Banach,Director of Planning,gave the following report:
1. Request for site plan modification to demolish the existing barn that was to be renovated for the clubhouse for
Strawberry Fields senior housing at 1135 Sullivan Avenue,MF-AA zone.The proposal also includes a new
garage for the existing single-family house.
2. Front yard setback is about 153 feet, 100 feet required(25' buffer, 75' setback)The proposed building would also
be conforming to the side yard buffer&setback, at 50';the existing barn is nonconforming to the side yard&
buffer setback. We do note that the access drive was constructed on Town property in order to preserve the
existing barn;however,that access arrangement provided benefits to the Town independent of the preservation of
the barn.
3. A variance was granted on June 2,2005,to allow the new garage to be constructed partially within the required
front yard setback.The garage will be 86.5 feet from the front property boundary.
4. The parking and pedestrian access are generally as approved with the original site plan.
If this application is approved,Planning Dept staff request that the site buffer plantings,particularly along the boundary
with Major Michael Donnelly Land Preserve,be installed this autumn.
1
TOWN OF SOUTH WINDSOR
PLANNING& ZONING COMMISSION
MINUTES Auy-ust 23, 2005
SPECIAL MEETING Madden Rm 7:30 p.m.
Evans seconded the motion. The motion passed unanimously.
2. Discussion of Zoning Regulations updates.
Banach reviewed the remaining items on the update matrix (exhibit 1). Commissioners discussed and made revisions to
some of the subcommittee recommendations. Banach will provide an updated draft that incorporates all revisions
made by PZC at this meeting and the prior meeting at which the draft was discussed (June 14, 2005). After the final
draft is completed,the Commission will begin public outreach efforts,including at least the following:
• Copy on Town's website, in library
• Article in SW Life(if editors are amenable)
• Request Chamber of Commerce assistance in distributing to their members
• Request feedback from design/engineering/law firms that work in South Windsor
• One or more public forums, depending on attendance at initial forum
McCann made a motion to extend the meeting past 10:00.Larsen seconded the motion,which passed unanimously.
Evans reviewed and requested Commission input on a number of items that she noticed during her comprehensive review
of the regulations.Banach acknowledged and thanked Evans for her extensive assistance in proofreading the draft.
ADJOURNMENT:
Larsen made a motion to adjourn the meeting at 10:45 p.m. Sullivan seconded the motion. The motion carried and the
vote was unanimous.
Respectfully submitted
Date Approved
Marcia Banach
Director of Planning
3
DESIGN PROFESSIONALS, INC.
civil engineers ♦ planners ♦ surveyors
gis ♦ gps ♦ landscape architects
,SEP 2005
September 7,2005
Fred C.Shaw, Superintendent of Pollution Control
Town of South Windsor
1540 Sullivan Avenue
South Windsor,Connecticut
RE: Strawberry Fields Site Plan Modification
20 Strawberry Lane and 40 Strawberry Lane
South Windsor,Connecticut
DPI Project No.99-1280
Dear Fred,
The purpose of this letter is to provide a record of our phone conversation the week of August 29,2005
regarding the WPCA approval of Strawberry Fields,specifically with regard to the site plan modification
associated with the Strawberry Fields Clubhouse. The Strawberry Fields Clubhouse site plan
modification was approved by the Planning and Zoning Commission(PZC)on August 23,2005. As we
discussed,the changes associated with the site plan modification with regard-to the Water Pollution
Control Authority were insignificant and therefore,WPCA re-approval is not required. Consequently,it
is my understanding that no further actions are required to satisfy item no.6 of the PZC approval letter
(letter attached).
Please call if you have any questions or need anything further.
Sincerely,'
J y . Sc ler E.
roject Manager
Attachment
cc: Marcia Banach
Sullivan Town Homes,LLC,c/o Leonard Jacobs,Esq.
165 South Satellite Road,South Windsor,Connecticut 06074
Tel:(860)291-8755•Fax:(860)291-8757
Email:dpicivil@aol.com
RUSSELL
O DAWSON
ARCHITECTURE
&ENGINEERING 330 ROBERTS STREET (EXIT 58,1-84) EAST HARTFORD,CONNECTICUT 06108-3654 PHONE(860)289-1100 FAX(860)289-327
TO: Town of South Windsor TRANSMITTAL# 8
1540 Sullivan Avenue DATE: 3/14/2006
South Windsor, CT 06074 PROJECT:
Strawberry Fields-Community Building
ATTN: Marcia Banach, Director of Planning
South Windsor, CT
FILE NO: 04015
We are sending you Via:
11b
and ❑ regular mail ❑ express the following:
0 shop drawings ❑ tracings ❑ sample
*prints ❑ copy of letter ❑ certificate of payment
Q photographs ❑ specifications ❑
QTY DATE Item Description Status
1 12/30/05PIot Title Title Sheet
1 12/30/2005 C-1 Code Sheet
1 12/30/2005 A-1 Floor Plan, Schedules, Details
1 12/30/2005 A-2 Building Elevations
1 12/30/2005 A-3 Reflected Ceiling Plan & Details
1 12/30/2005 A-4 Building &Wall Sections
1 12/30/2005 A-5 Enlarged Floor Plans, Toilet Details
1 12/30/2005 S-1 Foundation Plan
1 12/30/2005 S-2 Truss Plan, Truss Type& Notes
1 12/30/2005 P-1 Plumbing Plans
1 12/30/2005 M-1 HVAC Plan &Schedules
1 12/30/2005 E-1 Electrical Lighting Plans
1 12/30/2005 E-2 Electrical Power Plans
REMARKS
Copies to:
File
Ir V'("4.
Very truly yours
RUSSELL & DAWSON,
Sudhakar V. Nagardeolekar
Partner
Status Codes: NET=No Exceptions Taken, MCN=Make Corrections Noted, RR=Revise and Resubmit, R=Rejected,
CERTIFIED MAIL
July 12, 2006
Sullivan Town Homes, LLC
c/o Leonard Jacobs, Esquire
146 Main Street
Manchester, CT 06040
Dear: Mr. Jacobs:
Re: App101-24P, Strawberry Fields site plan-request for extension
We are pleased to advise you that the Planning &Zoning Commission voted on July 11, 2006 to extend the site
plan approval period for an additional one year. This approval is subject to all previous conditions and the
following modifications:
1. All original approval conditions still apply as appropriate.
2. A pre-construction meeting must be held with Town Staff to review site issues and clarify construction
schedules.
3. This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation
Commission.
4. Pavement markings must be maintained in good condition throughout the site drives and parking areas.
5. The following outstanding site items must be completed within 30 to 60 days (as noted on each individual
item) from the date of approval. If any item is not completed with the assigned time frame, no further
certificates of occupancy will be issued until the subject item is completed to the satisfaction of Town staff.
• Replace the non-standard stop:sig:n>snd street signs with the standard versions (for safety reasons)-30
days; Q {
of
n
5` • otholes i treets must be patched-30 days; 'AY A ru-a--
C • Existing streetlights without bases must have the bases installed-30 days; ►�'�} /�.� e c9✓�sL
• Accumulated sediment must be removed from all catch basin sumps, draina e pi es, drywells, and water
quality basin forebays-30 days; h o�C,tn.c_ , �u�e a }-} ( _- o _!'4PLIQ_
• Street light system must be-evaluated and properly repaired in accordance with building codes so that
�l�sg
lights are fully functional. The evaluation must be completed within 30 days;
i Fs
• A stormwater structure maintenance plan must be drafted and submitted to Town staff for review and
approval. The approved plan must be included within the Homeowner's Association Declaration-30
days.
• Fill in sidewalk gaps within the completed areas-60 days; ' l n2 a --
��ss-
• Thel walking trails m st be installed per the ap roved plans-60 days; -
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6. Occupied streets must be Kept cyan.�Stre�ets where units area under construction must be swept at least once
a week. e c r,•ol (9 rv�
7. Buffer trees must be planted no later than October 15, 2006.
8. The clubhouse must be completed within seven months from the date the building permit is issued.
9. This approval is valid for one year and will expire on July 11, 2007.
Very truly yours,
Patrick Kennedy, Chairman
Planning&Zoning Commission
PK/bmm
cc: Town Engineer
Mr. Patrick Kennedy, Chairman
Planning and Zoning Commission
Town of South Windsor
1540 Sullivan Avenue
South Windsor, Connecticut 06074
September 11, 2006
Re: Appl. 01-24P, Strawberry Fields site plan—request for extension
Dear Mr. Kennedy:
On July 12, 2006, the Planning and Zoning Commission voted to extend the site plan
approval period for an additional one year. The approval is subject to all previous conditions
and a list of modifications, for most of which your commission gave the applicant 30 to 60
days to comply.
Sixty days have passed and sadly, I inform you that very little has been accomplished. The
following are my observations of items 5 through 8 as of today:
30-da, items
#5 : Stop and street signs : The standard versions have NOT been installed. We have asked
the developer to leave the beautiful custom street signs in place in addition to the standard
street signs,not yet installed. Standard red stop signs should replace custom-made stop signs.
Potholes : one was repaired. Others need attention, especially in front of unit#201. The
road sub-base has been in place for 4 years and is breaking up, and will need attention before
the cold weather sets in.
Existingstreetlights reetlights without bases : The bases have not been installed.
Accumulated sediment : the forebays have been cleared of sediment;however, the catch
basin sumps,pipes, and drywells are filled with silt. This silt is now flowing into the newly
cleared forebays.
Street light system evaluated and repaired in accordance with building code : all lights
are working. The temporary wiring between units 801 and 803 has been replaced in
� 's accordance with code. However, approximately 800 feet of 3-year-old temporary wiring
(� between units 501 and 801 has not been replaced and is not in accordance with code.
�a
I have scheduled a unitowners' meeting on Tuesday, September 19, 2006, to discuss these
and other issues. I hope that you will be able to communicate with me prior to this meeting.
Very truly yours,
Frank L. Ferrero
Unitowners' representative
Board of Directors
801 Dzen Way
South Windsor, Connecticut 06074
860.432.7998
Frrero e,cox.net
Cc: Marcia A. Banach
Chris Dougan
Jeff Folger
Jeff Doolittle
M. Lynne McCarron
Unit owners
ref �d e Flo
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Wo� O-P Sot� V&U&ot
1540 SULLIVAN AVENUE•SOUTH WINDSOR,CT 06074-2786
��OsoR•coN AREA CODE 860/644-2511
FAX 860/644-3781
MATTHEW B.GALLIGAN
Town Manager
September 13, 2006
Ms. Patricia Conrad
864 Strong Road
South Windsor, CT 06074
Dear Ms. Conrad:
After receiving your email, I spoke to the Town Council and they have asked me to respond to
your questions regarding the "red barn„ that was taken down at Strawberry Fields. I have
attached a copy of a memo from Marcia Banach, our Director of Planning, which highlights the
issues with which you have concerns.
The research has been done and there are no issues with the State of Connecticut concerning
the red barn that was taken down. It is also my understanding that although it was taken down
because they could not use it as a community center, the Planning and Zoning Commission is
requiring them to replace the structure with a new`authentic' barn that will be used for their
community center. They are before the PZC at this time, and they will be coming in with plans
and specs very shortly, if they have not already done so.
I hope that thi information resolves the issues that you raised. If you have any further
comments, ease don't hesitate to contact me.
Very truly yours,
C/ /J 1
zailo
71,
Matthew B. Galligan
Town Manager
MBG/ck
cc: Members of the Town Council
Marcia Banach, Director of Planning
South Windsor
Planning
r • Department
Me o
-To: Matthew B. Galligan, Town Manager
From:Marcia A. Banach, Director of Planning 7V_"
Date: 8/17/06/2006
cc: Matthew Streeter, Mayor
Re: Demolition of Bam at Strawberry Fields
Town resident Patricia Conrad, in an e-mail dated 7/14/06, asked a question
regarding whether the destruction of the red bam at Strawberry Fields on Sullivan
Avenue negates the Major Michael Donnelly Land Preserve land deal and/or causes
concern between the Town and the State. The answer is no. Following are the
relevant facts.
Planning and Zoning Commission Involvement
The Planning and Zoning Commission approved the site plan/special exception
application for Strawberry Fields in June 2001. During discussions with the PZC, the
developer indicated his intention to preserve the bam and convert it into a community
building for the residents of Strawberry Fields. PZC approved the application in July
2001.
In July, 2005, the developer applied to the Planning and Zoning Commission for a
site plan modification to demolish the old bam and replace it with a new structure.
The developer's architect presented compelling evidence (including photos) that
there was too much structural deterioration to allow conversion of the bam to the
proposed clubhouse use. The architect indicated that they had discovered the extent
of structural deterioration only after close inspection of the roof and timbers in
preparation for renovation. He noted that 75% of the basement walls were crumbling,
the roof trusses were in very bad condition, and the walls of the bam were bowed
both vertically and horizontally.
The Planning and Zoning Commission agreed to allow the bam to be demolished but
required that it be replaced with a new authentic "bam." The new structure will be
1540 Sullivan Avenue,South Windsor,CT 06074 PH 860-644-2511,ext.253 Fax 860-644-7280
e-mail banach@southwindsor org
0 Page 1
constructed to resemble a bam, using authentic materials. A building permit is
pending at this time; the permit application depicts authentic bam construction
materials. Thus, a similar-appearing bam will replace the demolished bam in the near
future.
Town Council Involvement
The developer of Strawberry Fields offered to the Town 12+ acres of land with
frontage on West Road, adjacent to the Major Michael Donnelly Land Preserve, in
exchange for an easement over the Town property for a driveway to serve the
Strawberry Fields condominium development. The purpose of placing the driveway
on Town land was to preserve the old red bam at Strawberry Fields in order to
convert it to the clubhouse for the condominium owners.
The Council minutes of March 19, 2001, reflect that Town Attorney Guliano and the
Council discussed whether the granting of the easement would jeopardize
reimbursement monies from the CT Dept. of Environmental Protection for purchase
of the Mitchell Property. Attorney Guliano noted that he had been assured by
representatives of the DEP that the Town would receive written verification that this
proposal would not affect the Town's reimbursement provided that the Town included
some of the new open space into the DEP agreement. The formal DEP conservation
easement, executed in September 2003, includes no language whatsoever regarding
either the driveway or the red bam.
If you have any further questions, please do not hesitate to contact me.
0 Page 2
,JACOBS,WALKER, RfCE &BASCHE, LLC
ATTORNEYS AT LAW
146 MAIN STREET
MANCHESTER, CONNECTICUT 06042
RONALD JACOBS TELEPHONE (860) 646-0121 MAILING ADDRESS
LEONARD JACOBS FAX (860) 645-6229 P.O. BOX 480
MICHAEL J. RICE MANCHESTER, CONNECTICUT
JEAN T.WALKER 06045-0480
STEVEN M. BASCHE February 7, 2007
DAVID M. BARRY,JR. *ALSO ADMITTED 1N MASSACHUSETTS
MICHAEL J. BONANNO*
banache-southwindsor.ora
Town of South Windsor
Planning and Zoning Commission
Attn: Marcia Banach
1540 Sullivan Avenue
South Windsor CT 06074
Re: 1496 John Fitch Boulevard, South Windsor CT
Dear Marcia:
Enclosed please find the following:
1. The proposed Strawberry Fields Clubhouse Completion Schedule.
2. An email from James Greeson explaining the Association's understanding
regarding the clubhouse and the basis for that understanding.
Please call me after you review this.
Very truly yofuhs,
Leonrd J s
LJ:sm
Proposed Strawberry Fields Clubhouse Completion Schedule
Expected Expected
Start Date Completion Date
Framing 02/8/07 02/23/07
Roofing 02/26/07 03/01/07
Siding 03/05/07 03/23/07
Rough Mechanicals 03/05/07 03/30/07
Insulation 04/02/07 04/03/07
Sheetrock 04/04/07 04/13/07
Trim 04/18/07 04/22/07
Flooring 04/25/07 05/04/07
Finish Mechanicals 05/07/07 05/11/07
2
Page 1 of 1
Stelina Miclette
From: Tom Bell[tom bell@sbcglobal.net]
Sent: Thursday, February 01,2007 1:12 PM
To: Nathan Kahn
Subject: Fwd: Strawberry Fields Clubhouse
James Greeson<greeson.l@a cox.net>wrote:
From: "James Greeson" <greesonl@cox.net>
To: "Tom Bell" <toin bell@sbcglobal.net>, "Neil"<amazingu@aol.com>
CC: "Mark Abrahamson" <m.abrahamson@cox.net>, "Frank Ferrero"<frrero@cox.net>
Subject: Strawberry Fields Clubhouse
Date:Thu, 1 Feb 2007 09:41:41 -0500
Based upon the issue date of the building permit and the 7-month completion timeline
established by the Town,the residents expectations are that the Clubhouse will be ready for use
by May 19, 2007.
The lack of construction activity causes us concern that this requirement will not be satisfied
unless the construction starts right away with a concentrated effort.
Please share with us your schedule for meeting this objective.
Regards,
Jim Greeson
2/b/2007
r
APPLICATION FOR BUILDING PERMIT
Electric#
Plumbing# 21 Strawberry Field
HVAC # Date: 7F6&
Sprinkler# NO'— '
FINAL APPROVALS Estimated Cost $ 51 Sao
Building COMPLETE RED BOXED AREAS Permit Fee $
Engineering TYPE OR PRINT ONLY Occupancy Fee $ ks
ApAffpr.f.fotr CO. SIGN ON REVERSE SIDE Total Fee $- 14476"
TO BUILDING DEPARTMENT,TOWN OF SOUTH WilsIDSOR,CT (Additional Cost) $ et4=-
The undersigned hereby applies to do work according to the following specifications: _1 �
Job Location 5a 'Ot�S �- Lot No. Side of Street 4 -(- Zone`
Applicant TeL#( 1+1�m-,46g I
Address �i s��ilT f csCl1 cJ� Zips L6?11 Lic# G33IM
Owner. CT 7 yt_kC�� Address 3H�
Architect eR. , 1 a;v+ �,Ir n Address 1
Sq.Ft.New Area: 1st FL 2nd FI. 3rd FL Total New Area 3, 1
#Rooms #Lavatories #Bathrooms eR #Garages
Purposed this permit: 1 a
City Water Well ❑ Septic System ❑ Sewer
Ins. H.O. S.P. Cert. .Area Basement Garage
Approved by Date;� , Use Grou Construction Tyr `
Revised 9/01
3
1540 Sullivan Avenue,South Windsor,CT 06074 PH 644-2511 ext 253
Fax 644-7280 South Windsor
Planning Department
Fmax
To: Sudah N., Russell&Dawson From: Marcia Banach
Fax: 289-3272 Pages: 2
Phone: bate: 3/26/2007
Re: Strawberry Fields Clubhouse CC: Chris Dougan
❑ Urgent ❑ For Review ❑ Please Comment ❑Please Reply ❑ Please Recycle
Please see attached e-mail from James Greeson at Strawberry Fields regarding window sizes in the
clubhouse that is under construction.Can you provide me with a response for Mr. Greeson?Thank you
for your assistance.
Marcia Banach Strawberry Fields Community Building URGENT ATTENTIb NEEDED Page 1
From: "James Greeson"<greeson1@cox.net>
To: "Neil"<amazingu@aol.com>, "Nathan Kahn"<ctadult@aol.com>, "Chris Dougan"
<dougan@southwindsor.org>, "Marcia Banach"<banach@southwindsor.org>
Date: 3/23/07 8:03PM
Subject: Strawberry Fields Community Building-URGENT ATTENTION NEEDED
YOUR PROMPT ATTENTION TO THIS CONCERN IS REQUESTED.
Today, windows were installed in the building.
The approved window size is 2'8"x 2'8". In the view of many people, this size was already considered too
small, but resulted from the Town's desire to have this structure look like an old barn.This decision has
truly done a disservice to the residents of this community, as the structures outward appearance
apparently was felt to be more important than providing for a welcoming interior environment.
Having said that, the windows that are installed are smaller than what was approved.
The installed windows measure 2'4"x 2'4".While this may seem like a small difference, the resulting
window area is nearly 25% smaller than what the Town approved. This is a huge difference.
I have no explanation for the change. I assume that someone made an error as the stud walls were
roughed out for the larger window size.Additional stud material had to be added to reduce the opening
size to hold the smaller windows.
In addition to the smaller window size, the windows are installed at a height that will not permit many of our
residents to comfortably see out of the windows. The window sill height is about 4'8"above the floor
instead of about 4"4".
The Association requests your prompt investigation and correction of this matter.
Thanks, Jim
James Greeson
President, Strawberry Fields
Condominium Association
CC: "Bill Dopirak"<sub_sailor@cox.net>, "Mark Abrahamson"<m.abrahamson@cox.net>,
"Frank Ferrero"<frrero@cox.net>
03/26/2007 MON 08:49 FAX 860 644 7280 South Windsor Town Hall 2001
*********************
*** FAX TX REPORT ***
*********************
TRANSMISSION OK
JOB NO. 3268
DESTINATION ADDRESS 92893272
PSWD/SUBADDRESS
DESTINATION ID
ST. TIME 03/26 08:48
USAGE T 00' 45
PGS. 2
RESULT OK
1540 Sullivan Avenue,South wlndsor,GT 06074 PH 644-2511 ext 253
Fax 644-7280
South • a
Planning Department
,Fax
To: Sudah N.,Russell&Dawson From: Marcia Banach
Fam 289-3272 Pages: 2
Phone: Date: 3/26/2007
Re: Strawberry Fields Clubhouse CC: Chris Dougan
❑Urgent ❑ For Review ❑Please Comment ❑Please Reply ❑Please Recycle
Please see attached e-mail from James Greeson at Strawberry Fields regarding window sizes in the
clubhouse that is under construction.Can you provide me with a response for Mr.Greeson?Thank you
for your assistance.
RUSSELL
Cn DAWSON
ARCHITECTURE
&ENGINEERING 330 ROBERTS STREET (EXIT 58,1-84)EAST HARTFORD,CONNECTICUT 06108-3654 PHONE(860)289-1100 FAX(860)289-3272
April 2, 2007
James Greeson, President
Strawberry Fields Condominium Association
1102 Dzen Way
South Windsor, CT 06074
Re: Strawberry Fields— Community Building
South Windsor, CT
File: 04.015
Dear Mr. Greeson:
I am in receipt of a copy of an e-mail that you sent to Neil Mermalstein, Nathan Kahn, and
Marcia Banach, Director of Planning, Town of South Windsor. I also had a conversation with
Neil Mermalstein of CT Development. I have been asked by Mr. Mermalstein to write this
letter in order-to clarify the situation and I do not take any pleasure in doing so. The
community building, as it is being constructed, meets all of the Building Code requirements
as well as representations made to the Planning Commission. During a review of the
construction documents, the Building Inspector and the Fire Marshal raised a few issues,
which were promptly addressed and we received approvals from the respective departments.
"CT Adult Condominium" would like to complete construction on this project and obtain the
Certificate of Occupancy as soon as possible.
"CT Adult Condominiums"is not required to consult the Planning Department unless
modifications to the building are such that such modifications no longer represent the
original design submission and/or representations that were made to the Design Review
Board. The Planning Department and the Building Department advised us that trying to
place them in the middle of any controversy is not the correct way to deal with your concerns.
Should you have any questions 'regarding this, please do not hesitate to contact me.
Vtakar
vours,
R and DAWSON
-N
SV. Nagardeoleka
Architect RECEIVED
SVN/ldo'k
APR 0 3 2007
cc: Marcia Banach,Planning Director,South Windsor
Neil Mermalstein,"CT Adult Condominiums"
File:K:\YR-2004\04015\040207Greeson.doc SOUTH WINDSOR PLANWING DER
DAN LYMAN RUSSELL,ARCHITECT• ROBERT M. DAWSON,III,PROFESSIONAL ENGINEER SUDHAKAR V.NAGARDEOLEKAR,ARCHITECT
ach -Strawbffry ields,Clubhouse Stairs
From: "James Greeoon^<greeuon1@box.net> .
To: "Marcia Banach"<banach ndoororg>
Date: 4/19/07 12:44PyW
Subject: Strawberry Fields Clubhouse Stairs
James spoke to me today about the stairs. I understand that you need our OK for this change order.
After the fire marshal eliminated one set of steps from the original design, the Association did request that
the remaining steps be oriented towards the parking lot instead of Strawberry Lane. The developer agreed
ho make this change.
Also, we understand that the windows on the end of the building will be lowered about 4".
|f there iu anything else that you need from me, please let meknow.
Thank you, Jim
JammoGneeuon
Pnooidont, Strawberry Fields
Condominium Association
CC: "James Wallace"<jvvaUaca_cdg@obog|obainet»
Marcia Banach -Strawberry Fields Clubhouse Siding Page 1
From: "James Greeson"<greeson1 @cox.net>
To: "Marcia Banach"<banach@southwindsor.org>
Date: 4/22/07 7:34PM
Subject: Strawberry Fields Clubhouse Siding
Hello Marcia,
The SF Board has seen the sample of the proposed vinyl board-and-batten siding in the Lighthouse Red
color. We have also read the information on the product from the web site:
http://www.cranesiding.com/solidcore_boardbatten.asp
We endorse this requested change because our general feeling is that the appearance should meet the
Town's requirement to look like barn siding and the solid vinyl will substantially reduce our long term
maintenance costs for painting or staining.
I would be happy to attend the P&ZC meeting to comment on this request if you felt that this was
appropriate. Just let me know when and where.
Thanks, Jim
James Greeson
President, Strawberry Fields
Condominium Association
CC: "Neil Melstein"<amazingu@aol.com>, "James Wallace"<jwallace_cdg@sbcglobal.net>
TOWN OF SOUTH WINDSOR
STAFF SITE CHANGE
FOR SITE & SUHDIVISION
GENERAL:
CHANGE ORDER CONTACT PERSON Sudha Nagardeolekar Phone No. (860) 2sg-1inn
Address c/o Russell & Dawson, 330 Roberts St Fast Hertford rm ntitnn
Site Name Strawberry Field Club House P&Z No. I
Owner CT Adult Condominiums Phone No. (860) 228-9600
Contractor CT Adult Condominiums
Signature of Owner Date: 4/23/07
Signature of Design Engr. Date: 4/9 3/07
CHANGE: (Describe location and nature of change. Include I ,
Four (4 ) copies of plan/profile of Change. )
I,
Crane board & batten siding in lieu of 1 x 8 rough sawn ship lap Western
red cedar board (vertical) siding previously approved.
Reason for Change: (Why is change required)
Siding is durable less maintenance Prefinished requires no painting
Comes with rigid insulation backing -
APPROVALS: (As Required) I
Dir. Of Planning Date:
Town Engineer Date:
Dir. of Public Works Date:
Other: Date:
STAFF COMMENTS:
e-,
i
i
i
White - Town Engineer Yellow - Applicant
Pink - Director of Planning Goldenrod - Engineering Department
SpW N Sf4
A C�
y �
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9 �
�,ti• ° �w� 1540 SULLIVAN AVENUE• SOUTH WINDSOR, CT 06074
°sox•co`' TELEPHONE(860)644-2511
May 7,2007
Sudha Nagardeolekar
Russell-&Dawson - -
330 Roberts St
East Hartford, CT 06018
Dear Mr.Nagardeolekar:
Re: Appl 05-45P, Strawberry Fields Clubhouse-proposed changes to clubhouse siding
We regret to advise you that on April 24,2007 the Planning and Zoning Commission
voted to deny the above-referenced request to use vinyl board and batten instead of the
approved cedar,ship lap siding. The approved architectural plan must be followed.
Very truly yours,
Patrick Kennedy, Chairman
Planning and Zoning Commission
PK/jsv -
cc: Town Engineer
Chief Building Official
Assessor
Superintendent of Pollution Control
Fire Marshal
NOTES: DZEN WAY 1127 eo&0, E
1. THE PURPOSE OF THIS MAP IS TO REQUEST A VARIANCE TO SULLIVAN NSF GOIANGOS
THE ZONING REGULATIONS TO ALLOW A PROPOSED GARAGE / A AVENUE CIAUDIA A JOHN JR.
ADDITION PARTIALLY WITHIN THE FRONT YARD. _
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2. EXISTING HOUSE AND HIGHWAY LINE DEPICTED ARE CERTIFIED I
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MAP REFERENCES: DECK 1 �� al
1. PLOT PLAN PREPARED FOR STRAWBERRY FIELDS. SULLIVAN
AVENUE, SOUTH WINDSOR, CONNECTICUT, SHEET 7 OF 17, DATE --__BUFFER
11-17-00 REVISED TO 10/29/01, SCALE: 1 INCH = 40 FT., I
PREPARED BY DESIGN PROFESSIONALS. INC.
2. STRAWBERRY FIELDS PROGRESS AS—BUILT, PROPERTY 5' I I
SURVEY/RESURVEY PREPARED FOR: SULLIVAN TOWN HOMES, I o Y In u3 1
LLC. SULLIVAN AVENUE. SOUTH WINDSOR. CONNECTICUT. SHEET 1 1
OF 1, DATE: 11-19-02 REVISED TO 9/13/04, SCALE: 1 INCH = I Y 86.5' 1
40 FT., PREPARED BY DESIGN PROFESSIONALS, INC.
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REGULATIONS OF OONNECTICUT STATE AGENCIES-'MN1NUM STANDARDS FOR SURVEYS AND MAPS IN THE STATE OF
CONNECTICUT'AS ENDORSED BY THE CONNECTICUT ASSOCIATION OF LAND SURVEYORS INC.THIS PLAN WAS COMPILED �� {
f1tOM OTHER MAPS.RECORD RESEARCH AND/OR OTHER SOURCES OF IWORMATNX4 IT IS NOT TO BE CONSTRUED AS
.NAVA BEQ1 OBTAINED AS THE RESULT OF A FEW SURVEY.MID IS SUMCT TO.SUCH CHANGE AS AN ACCURATE
HELD SURVEY MAY DISCLOSE• -. - -
i
To THE BEST OF MY IOWMLFAGE AND BELIEF THIS MAP IS SUBSTANTIALLY CORRECT AS NOTED HEREON.
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12882
RICHARD P.MARTEL. LTC.NO.
Tel. 860.291•8755 COMPILATION PLAN PREPARED FOR: SHEET
1.UNLESS OTIFRMSE HO=EIGSIINc UTILITY REVISIONS Fax 860.291•8757
LOCATIONS AS SHOW ARE BASED ONPLM
AVAILABLE
VAI AB E W�A�ALL EXISTING v,L,nES GRAPHICS �es1 n Sullivan Town Homes LLC ZBA.
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