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HomeMy WebLinkAboutApp 17-37P DPI Industrial Building Height Text Amendment TOWN OF SOUTH WINDSOR PLANNING &ZONING COMMISSION APPLICATION FORM _ Application Number: 1 /*'7" PRE C E' D Official Receipt Date: _ Flo "1 7 Munis Application #: a O) 7© /3o l SIN 2 2 �0�7 SOUI1i WINDSOR P1J+WNG DEPT, APPLICANT: Design Professionals, Inc. PROJECT NAME: N/A COMPLETE LOCATION OF PROPERTY: N/A OWNER OF RECORD ON LAND RECORDS: N/A OWNER ADDRESS: N/A GIS PIN # N/A ZONE I-Industrial NAME, ADDRESS, TELEPHONE & EMAIL ADDRESS OF PERSON TO WHOM INQUIRIES SHOULD BE DIRECTED: Peter R. DeMallie Design Professionals, Inc. 21 Jeffrey Drive South Windsor, CT 06074 860-291-8755 pdemallie@dpinc.co Estimated presentation time: 10 min. THIS APPLICATION IS FOR: (Check all that apply): ❑ Zone Change to (Public Hearing and Certificate of Mailing Required) ❑ Open Space Subdivision/Resubdivision (Public Hearing and Certificate of Mailing Required) ❑ Subdivision ❑ Minor ❑ Major ❑ Resubdivision (Public Hearing Required) ❑ Minor ❑ Major ❑ Conditional Subdivision ❑ Special Exception to Table (Public Hearing and Certificate of Mailing Required) ❑ Site Plan of Development ❑ New ❑ Modification Building(s) Sq Ft ❑ 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 and Certificate of Mailing Required) Q Regulation Amendment ® Zoning ❑ Subdivision - Attach proposed amendment (Public Hearing Required) Section 4.5.6 ❑ Temporary and Conditional Permit (Public Hearing and Certificate of Mailing Required) for ❑ Temporary and Conditional Permit Renewal (Certificate of Mailing Required) for ❑ Detached In Law Apartment or ❑Accessory Apartment (Public Hearing and Certificate of Mailing Required) ❑ Major Home Occupation (Certificate of Mailing Required) for ❑ 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. !f Signature of ApVhcant Signature of Property Owner P.O.BOX 1167 21 JEFFREY DRIVE n SOUTH WINDSOR,CT 06074 PHONE:860.291.8755 F � FAX:8onalsi .8757 c.com wvwv.design professionalsinc.com CIVIL & TRAFFIC ENGINEERS / PLANNERS/ SURVEYORS / GIS ANALYSTS / LANDSCAPE ARCHITECTS Serving Connecticut,Massachusetts,&Rhode Island • • • LETTER OF TRANSMITTAL To: Michele Lipe Date: 9/22/2017 DPI Project No. 1293.D Re: I Zone Text Amendment : WE ARE SENDING YOU: ® Attached ❑ Under separate cover via the following items: ❑ Shop Drawings ❑ Prints ❑ Renderings ❑ Specifications : ❑ Copy of Letter ❑ Change Order ® Text Amendment • COPIES DATE NO. DESCRIPTION 1 9/22/2017 PZC Application Fee in the Amount of$360.00 : 10 9/22/2017 Application Form 10 9/22/2017 Proposed Amendment Text 1 9/22/2017 Letter of Transmittal These are transmitted as checked below: ® For Approval ❑ No exceptions taken ❑ Resubmit copies for approval • ❑ For your use ❑ Make corrections ❑ Submit copies for distribution ❑ As requested ❑ Revise and Submit ❑ Return corrected prints ❑ For review and comment ❑ For bids due ❑ Prints returned after loan to us • REMARKS: Requesting October 10,2017 PZC Hearing : n • SIGNED: / CC: Ben Wheeler : P.O.BOX 1167 21}EFFREY DRIVE SOUTH WINDSOR,CT 06074 PHONE:860.291.8755 CIVIL & TRAFFIC ENGINEERS / PLANNERS /SURVEYORS /GIS ANALYSTS / LANDSCAPE ARCHITECTS • Serving Connecticut, Massachusetts, i Rhode Island • • • Zoning Text Amendment Section 4.5.6 Building Height South Windsor Zoning Regulations • Applicant: Design Professionals, Inc. September 21,2017 Industrial Zone Section 4.5.6 Building Height Modify the first sentence to read: "The maximum building height is 54 feet/4 stories for any building that is at least 150 feet from a public street right-of-way and from any residential zone boundary,provided, however,that any portion of such building located within 150 feet of the public street right-of-way or any building located in its entirety within 150 feet of the public street right-of-way shall have a maximum height of 40 feet/2 stories." • P.O. BOX 1167 21 JEFFREY DRIVE SOUTH WINDSOR,CT 06074 PHONE: 860.2 91.875 5 ruff �fil'1a�i FAX: 8onalsi c.co 7 www.designprofessionalsinc.com CIVIL & TRAFFIC ENGINEERS / PLANNERS / SURVEYORS / GIS ANALYSTS / LANDSCAPE ARCHITECTS Serving Connecticut, Massachusetts, <Rhode Island i i Narrative Statement Planning&Zoning Commission Application South Windsor, Connecticut Design Professionals, Inc. Zoning Text Amendment—Section 4.5.6 Industrial Building Height : DPI Project Number 1293.1) i October 5, 2017 i : Design Professionals, Inc. has submitted an application for a Zoning Text Amendment to modify • Section 4.5.6 of the Zoning Regulations, which pertains to building heights in the Industrial Zone. A similar application was submitted earlier this year. However, due to changes in the building design to accommodate production operations for Carla's Pasta, specifically the location of freezer storage, the amendment previously approved does not meet the requirements of these building changes, so this application was submitted. Timing is critical for this project, as construction has : commenced and building steel and racking systems are in production. The amendment as recently submitted is similar to the amendment submitted earlier this year for the sole reason of expediting the review process and reaching a resolution as quickly as possible. It is our intent to modify the amendment language and review it with Town Staff prior to the hearing and discuss any possible changes with the Commission. In 2000 Suri Realty erected the original building of 49,285 square feet to accommodate the requirements of their tenant, Carla's Pasta, a food manufacturing plant relocating from Manchester to the Constitution Landing Industrial Park. At that time, sole access was from Talbot Lane. As the • business grew, further additions were made in 2005, adding 7,770 square feet to the freezer, in : 2011 with the addition of a fuel cell, and in 2012, another 25,570 square feet of largely production space. These series of additions brought the building to a total floor area of 82,625 square feet. More recently, abutting land was acquired and local regulatory approvals were secured for another 176,690 square feet of additions on the southerly side of the building,to be built in three phases. Ultimately the building is expected to have 260,000 square feet, or about five times the original footprint. The first phase is now under construction, at 69,743 square feet,bringing the expanded building up to approximately 152,368 square feet. When the first phase becomes operational, Carla's Pasta expects to add approximately 40 to 45 new associates, bringing total employment to : 310 positions. In subsequent years,the workforce will grow again as the two final phases are completed and production capacity increases. The approximate value of the initial expansion phase is $32 million,including$12 million of production equipment and automation systems. The approximate value of the second and third phases is $68 million, of which some$34 million is expected to be in the form of production equipment and automation systems. The cost of all three phases is thus approximately$100 million. At that juncture, if not before, Suri Realty will be one of the largest taxpayers and employers in South Windsor. a i i As a food production facility, and for allergen and safe handling of foods, a linear production process is required in order to eliminate the possibility of cross contaminations. Due to the linear process,the finished product storage freezer must be at the end of the process lines. In addition,the i i i i e • e • • • • • • • • length of process lines has increased by roughly 75 feet from the current lines. This additional length has forced Carla's to rotate the process lines 90 degrees to run in a north-south direction, from the current east-west configuration. This change in configuration has set the location of the : finished product freezer to the south end of the expansion,rather than farther to the north, as was initially anticipated. This location cannot move. The freezer is designed to hold the finished product for five days in order to clear quality control measures prior to distribution. The capacity • of the freezer was maximized by using an Automated Storage and Retrieval System(ASRS), • which greatly increased the density of the storage, reduced energy consumption,and reduced the freezer footprint by 31%. The ASRS system, at a cost of$2 million, is a fully robotic freezer, : which eliminates wasted aisle space required in a traditional storage freezer. The freezer component is the only part of the building which needs to have a height of 54 feet. Without this height, the production lines will not have sufficient finished product storage capacity to clear quality control measures, which would result in a reduction in production capacity. • • Some points to consider specific to the Carla's Pasta expansion: 1) The building corner for the first phase is 274 feet from the closest residential lot,and in the final phase is 227 feet away from the closest residential lot,and in both cases that part of the residential s • lot is a lot corner; 2) The building corner for the first phase is over 385 feet from the nearest residential dwelling,and in the final phase will be over 350 feet from the nearest residential dwelling; • 3) The affected part of the building can be built to a height of 40 feet by right. The requested building height is only ten feet higher,although the final phase corner will be only 8 feet 1 'h inches taller : due to roof pitch; • Though the immediate impetus for this application is the Carla's Pasta expansion project,there is a need to review the potential for expanded building heights in the entire industrial zone. In meeting with Matt Galligan, the Town Manager,he expressed there are or have been several economic development opportunities in Town that require heights greater than forty feet. The current setbacks required for greater building height is a major limiting factor, and, in some cases,has forced these developments to move to other towns. Design Professionals is also currently working with several land owners and prospective developers looking at industrial properties in South Windsor that require heights greater than forty feet. Without modifying the current building height limitations, those potential economic development projects (manufacturing, office and distribution facilities) may locate in neighboring communities, resulting in opportunities lost to increase the : industrial tax base. • • • As mentioned previously, we will review revised language for the text amendment with Town Staff and present it at the hearing. We will also present an exhibit showing the areas that could increase the building height based on the proposed change and its impacts on abutting residential zones. ® Thank you for your consideration of this application. • : • • • • C:\jobs\1293.D\Docs\Applications\P&Z\2017 Submissions\1293.D-Text Amendment(2017-09-22)\1293.D,PZC Narrative Text Amend m 4=envM ZONING REFERRAL FORM CRCOG tAalroLREGtaN COUNCIL OF GOVERNMENTS Working together for a better region. FOR: NOTIFICATION OF REFERRALS BY ZONING COMMISSIONS Please fill in,save a copy for your records and send with appropriate attachments by certified mail or electronically to: zoningref@crcog.org FROM: ❑Zoning Commission ©Planning and Zoning Commission Municipality: South Windsor ❑City or Town Council(acting as Zoning Commission) TO: Capitol Region Council of Governments-— -- -— Policy Development&Planning Department Date of Referral: 09/22/2017 241 Main Street Hartford,CT 06106 Pursuant to the provisions of Section 8-3b of the General Statutes of Connecticut,as amended, the following proposed zoning amendment is referred to the Capitol Region Council of Governments for comment: NATURE OF PROPOSED CHANGE: ❑Adoption of amendment of ZONING MAP for any area ©Adoption or amendment of ZONING within 500 feet of another Capitol Region Municipality. REGULATIONS applying to any zone within 500 Attach map showing proposed change. feet of another Capitol Region Municipality. Attach copy of proposed change in regulations. THE CHANGE WAS REQUESTED BY: ❑Municipal Agency: ❑✓ Petition DATE PUBLIC HEARING IS SCHEDULED FOR: 10/10/2017 MATERIAL SUBMITTED HEREWITH: ✓❑ Regulation Changes ❑ Map of Change ❑ Supporting Statements ❑ Public Notice ❑ Other(Specify): HAS THIS REFERRAL BEEN SUBMITTED PREVIOUSLY TO CRCOG? ®YES ❑ N0. IF YES,ON WHAT DATE: 03/16/2017 Name: Michele R. Lipe,AICP Title: Director of Planning --------------- --------------- ----- - ------ - - -- Address: 1540 Sullivan Avenue South Windsor, CT 06074 Phone: 860-644-2511 Ext.252 Email: michele.lipe@southwindsor.org BY LAW,THE ZONING COMMISSION SHALL GIVE WRITTEN NOTICE OF ITS PROPOSAL TO THE REGIONAL COUNCIL OF GOVERNMENTS NOT LATER THAN THIRTY DAYS BEFORE THE PUBLIC HEARING TO BE HELD IN RELATION TO THE SUBJECT SUBDIVISION. NOTICE SHALL BE MADE BY CERTIFIED MAIL,RETURN RECEIPT REQUESTED OR BY EMAIL TO zonineref@crco¢.org. CRCOG-2017 Andover/Avon/Berlin/Bloomfield/Bolton/Canton I Columbia/Coventry/East Granby/East Hartford/East Windsor I Ellington/Enfield I Farmington Glastonbury/Granby/Hartford/Hebron/Manchester/Mansfield/Marlborough/New Britain/Newington I Plainville/Rocky Hill I Simsbury I Somers South Windsor/Southington/Stafford/Suffield/Tolland/Vernon 1 West Hartford I Wethersfield/Willington/Windsor/Windsor Locks A voluntary Council of Governments formed to initiate and implement regional programs of benefit to the towns and the region Page 1 of 1 Zarambo, Lauren L. From: Lynne Pike DiSanto[Ipikedisanto@crcog.org] Sent: Wednesday, September 27, 2017 9:08 AM To: Zarambo, Lauren L. Subject: RE:Zoning Referral Form Good Morning Lauren, On Friday,September 22, 2017,CRCOG received your referral of proposed zoning regulations pertaining to building height. We will review the materials provided and contact you if we need additional information or have questions. Thank you, Lynne Lynne Pike DiSanto,AICP Principal Planner and Policy Analyst Capitol Region Council of Governments 241 Main Street,4th Floor Hartford,Connecticut 06106 (860)522-2217 ext.4211-NEW Ipikedisanto@crcog.org From:Zarambo, Lauren L. [mai Ito:Lau ren.Za ram bo@southwindsor.org] Sent: Friday,September 22, 2017 4:32 PM To:Zoning Referral<zoningref@crcog.org> Subject:Zoning Referral Form Please find attached zoning referral form for Industrial Build Height Zoning Text Amendment. Thank you, Lauren L Zarambo Planning Department Secretary Town of South Windsor 1540 Sullivan Avenue South Windsor, CT o6o74 86o.644•25n ext 253 This email has been scanned for email related threats and delivered safely by Mimecast. For more information please visit ht#p://www.mimecast.com 9/27/2017 CRCOGCAPITOL REGION COUNCIL OF GOVERNMENTS 241 Main Street f Hartford l Connecticut l 06106 Worklng together for a better region. Phone(8W)522-2217/Fax(8W)724-1274 www.CIC09.org October 5,2017 TO:SOUTH WINDSOR PLANNING AND ZONING COMMISSION REPORT ON ZONING REFERRAL Z-2017-108: Proposed zoning regulation amendments to Section 4.5.6(Industrial Zane—Building Height)to allow-buildings of a-maximum-of:54"V—4 stories to be located at least 150 feet(revised down from 350 feet)from a public ROW and residential zone boundary and buildings of a maximum of 40 feet/2 stories to be located within 150 feet(revised down from 350 feet)of the public ROW.(Note: A similarly worded proposed ,amendmentwhieh would allow a maximum building height of 50 feet was referred to CRCOG on March 16,,2017.) COMMISSIONERS: Receipt is acknowledged of the above-mentioned referral. Notice of this proposal was transmitted to the Policy and Planning Division of the Capitol Region Council of Governments under the provisions of Section 8-3b of the Connecticut General Statutes,as amended. COMMENT.,The staff of the RegionalPlanning Commission of the Capitol Region Council of Governments has reviewed this referral and finds no apparent conflict with regional plans and policies or the concerns of neighboring towns. For sites located on a municipal border,we recommend that the town take into consideration the uses across municipal boundaries and that any more limiting(restnctive setback requirements,screening or restrictions on intensity of uses including hours of operation and lighting,particularly for sites bordering residential uses in neighboring towns,be applied so as to mitigate impacts across municipal borders. The public hearing date has been scheduled for 10/10/2017.In accordance with our procedures this letter will constitute final CRCC3G action on this referral. Questions concerning this referral should be directed to Lynne Pike DiSanto. DISTRIBUTION: Planner: Hartford,Windsor;East Windsor,Ellington,Vernon,Manchester,East Hartford Respectfully submitted, Karl Robert Profe,Chairman Regional Planning Commission Jennifer Bartiss-Earley,Vice Chairman Regional Planning Commission E L e Pike DiSanto,AICP f Principal Planner and Policy Analyst i Andover/Avon/Berlin/Bloomfield!Bolton/Canton/Columbia/Coventry/East Granby/East Hartford/East Windsor f Ellington!Enfield!Farmington Glastonbury I Granby/:Hartford/'Hebron/Manchester/Mansfield!Marlborough I New Britain/Newington!Plainville I Rocky Hill!Simsbury/Somers/South Windsor i Southington/Stafford/Suffield I Tolland/Vernon/West Hartford/Wethersfield/Willington/Windsor l Windsor Locks A voluntary Council of Governments formed to initiate and implement regional programs of benefit to the towns and the region 1 PLANNING DEPARMENT IN-HOUSE REFERRAL FORM DATE: 9/25/17 TO: MatLGalligan, To I.lter-Summers;Jeff-Doolittle Ray Favreau, Chris Dougan, Heather Oatis, Kevin Cooney, John Caldwell, Andrea Confrancesco, Chris Duchesne, Vincent Stetson FROM: Michele Lipe, AICP, Director of Planning The Planning&Engineering Departments have received plans for the following projects: Appl 17-37P, Design Professionals Inc. Zoning Text Amendment(Second Filing) Location: ® Site Plan ❑ Subdivision No. Acres Zone ❑ Industrial ❑ Commercial ® Residential No. Lots/Units Water: ® Public ❑ Private Well Sewerage: ® Public ❑ Septic System Project Description: 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 10/1/17 and return to the Planning Department. P.O. BOX 1167 dftdb n 21 JEFFREY DRIVE SOUTH WINDSOR,CT 06074 le- PHONE: 860.291.8755 CIVIL & TRAFFIC ENGINEERS / PLANNERS / SURVEYORS / GIS ANALYSTS / LANDSCAPE ARCHITECTS Serving Connecticut,Massachusetts,&Rhode Island • • • Zoning Text Amendment Section 4.5.6 Building Height South Windsor Zoning Regulations • Applicant: Design Professionals, Inc. : September 21,2017 : Potential Alternate Language October 10, 2017 Industrial Zone Section 4.5.6 Building Height Modify the first sentence to read: ' "The maximum building height is 54 feet/4 stories for any building that is at least 150 feet(alternate : distances are 175', 200'or 225')from a public street right-of-way and (alternate language 150 feet, or 175',or 200',or 225')from any residential zone boundary(alternate language 150', 175', 200', 225'or 350'from any dwelling) (excluding public open space or conservation areas), provided, however,that any • portion of such building located within 150 feet(alternate language 175',200', or 225 )of the public street right-of-way or any building located in its entirety within 150 feet(alternate language 175',200',or 225') of the public street right-of-way shall have a maximum height of 40 feet/2 stories." Carla's Pasta Research for Allowable Building Height in nearby towns BiAIding Town Height (Zone Other ;Document Location Reference Page Windsor 60' Industrial Zone(I) 80' special considerations htt www.townofwindsorct.com documents de 8-1 - ,89 setback requirements with height exceeding East Windsor 60' Manufacturing Zone(M-1) 35' Windsor Locks http://www.eastwindsor-ct.eov/Public Document 31 60' Industrial Zone(1-3) htt www.windsorlocksct.or site files zonin re 21 East Hartford 100' Industry 3 Zone(1-3) Manchester htt s: www.easthartfordct. ov sites easthartfora 191 75' Industrial Zone http:ZZDlanningi.townofmanchester.org/NewPlan'' Art.11 Sec.16 pg.3 may exceed max.with Vernon 40' Industrial Zone(1) special permit hwww.vernon-ct. oBloomfield v files PI nn m /20andj secion 4.10.4.11.7nustry Zone(I-1) Ellington 38' Commercial and Industrial zones htt s: www.bloomfieldct. ov sites bloomfieldct 56 htt www.eIIin on-ct.gov/Doc u me ntCe nter Vie 4-6 Farmington 40' Industrial C1 http://www.farm.ington-ct.org/home/­showdocum'; 140 Avon 60' Indutrial Park Zone IP Tolland htt s: Iibrar .municode.com ct avon codes char; Section VLG.4 45' Tolland Business Park additional 15' special considerations https://www.tolland or /sites/toIlandct/files/paeE 34 to 35 Suffield 0' Industrial Zone(Q htt suffieldct. ov filestora e 10102 10206 10,i 24 G:\obs\1293.D\Docs\Regulations\Building Height Town Research 10/3/2017 Planning&Zoning Commission September 29,2017 Town of South Windsor 1540 Sullivan Avenue South Windsor,CT 06074 --Re:-Application of-Design-Professionals With reference to the application of Design Professionals to modify the distance between residential zones and 54 feet high buildings, or portions of buildings, I would like to register my support.The proposed distance is reasonable, and our community needs to be competitive in order to attract and retain a commercial and industrial tax base, and the jobs associated therewith. I do understand that South Windsor has lost a number of prospective industrial development projects due to an overly restrictive height regulation, not in keeping with the marketplace. Please make a responsible decision with respect to the required distance. Three hundred fifty feet does appear to be too much. Sincerely, Priscilla Snow 1105 Strong Road South Windsor Donald Kasheta 1305 Main Street South Windsor, CT 06074 October 4, 2017 Planning& Zoning Commission dall South Windsor, Connecticut I am writing this letter in support of Design Professionals' application seeking a reduction in the required setback distance for industrial buildings in the Industrial Zone. The existing 350 feet separation from a street or residential boundary to an industrial building seems excessive.A setback of half that distance would be more appropriate. The 40 feet height limitation is too low for major buildings if we, as South Windsor business owners, are going to attract economic development projects to employ South Windsor Town residents and lower our taxes. This should be changed to 55 or 60 feet. Today's industry is demanding it, and it seems appropriate. I am requesting that the Planning& Zoning Commission take immediate action to reduce the industrial building setback requirements, and to allow higher industrial buildings, by right, if they meet the new setback requirement. Sincerely, Donald Kasheta, Vice-President Kasheta Farms, Inc. Scott Kelley 845 Main Street South Windsor,Connecticut October 4, 2017 Planning&Zoning Commission Town Hall South Windsor,Connecticut I am familiar with the application of Design Professionals, Inc. requesting a reduction in the separating distance between an industrial building and a residential property Line or a street.The current 350 feet separation distance for a 50(or 54 feet)feet high industrial building needs to be changed. It does not account for the shrinking inventory of larger parcels in Town which can support large industrial developments.And it does not take into account the changing marketplace—industry, whether manufacturers or distribution centers,are now requiring greater building heights to accommodate their racking and process systems. I believe this reduction to a substantially reduced setback of 150 feet or even 200 feet is warranted. Also, as a taxpayer, I want to be sure South Windsor is positioned to attract and retain quality economic development projects in order to keep my property taxes from soaring. Accordingly, I encourage the Planning&Zoning Commission to approve DPI's application on October 10,and to reduce this excessive setback to a more reasonable distance. Sincerely, Sco)Kelley Appl 17-37P9 DPI Height Text Amendment Public Hearing 10/10/17 1. This is request for zoning text amendment to Industrial Zone Section 4.5.6 Building Height to reduce the distance required for building(s) 54 feet/4 stories in height from 350 feet to 150 feet from the public street right of way and from any residential zone boundary (excluding dedicated open space) 2. As mentioned, this request is similar to the previous text amendment the Commission acted on which resulted in allowing the exclusion of dedicated open space in residential zones. Tonight's proposal would further define how the measurement to residential properties is looked at. 3. The applicant has mapping evaluated the impact throughout the industrial zone focusing specifically on the areas the locations where industrial and residential zoning meet. It appears from the analysis that there are not a significant number of locations where the residential areas would be impacted. 4. With this particular request, if the PZC wanted a more conservative approach, you could require the height increase be allowed by special exception approval and that would guarantee neighborhood impacts could be evaluated. Another approach may be only allowing a only certain percentage of the building within the distance be 54 feet in height or require more screening. 5. I think a bigger discussion here is the building height in general for the industrial zone (which this amendment does not address specifically) and whether the Commission is interested in evaluating and modifying the current height restrictions and under what circumstances. 6. Currently the regulations allow for increased building heights in this zone as well as the I-291 and Buckland Road Gateway zones. In the industrial zone, in addition to allowing 50 feet if setback 350 feet, buildings 75 feet in height can be proposed by special exception application and subject to specific review criteria and 350 from property lines). In the I-291 Corridor Development zone buildings are allowed up to 60 feet provided they are set back and in line with I-291 elevation and Buckland Road Gateway zones, a sliding scale based on the distance from the roadways and property lines. 7. The Business Development section of the Town Plan has one of its goals to "attract additional business development that is consistent with the character and scale of it surroundings with a strategy to maintain current business zones, with updates." 8. The Capitol Region Council of Governments has reviewed the amendment as required and has offered the following report. 9. If this application is approved, the Planning Department has no additional requested modifications. ARTICLE 4—COMMERCIAL AND INDUSTRIAL ZONES I i - C�VIP'� 4.5.3 Accessory Uses Accessory uses normally incidental to the principal use, includinggarages, plants, as well as employee recreational, commissary g g � storage buildings, and�( sales shall be permitted as an accessory use providd tha :clinical) facilities are permitted uses. de - floor area is devoted to such sales, or (b) in a landscape matericlder O o more than 20% of the gross builds 20% of the gross exterior display/storage yard is devoted to sale sales and storage use, not more tl , events are held per year. or (c) not more than 6 salYe: 4.5.4 Storage of Material I i See Section 2.11 Commercial and Industrial Storage and�I Display for outdo! or storage requirements 4.5.5 Rail ll Rail spurs and sidings shall be located no closer than 150 feet from a residential zone, ', I within buffer areas. The above may be waived by the Commission in cases where t and are prohibrte or siding will not, in the opinion of the Commission, cause undue noise or visual disru hazard to abutting residential zones or. uses. he proposed rail sp I I n The ption noise abatement measures for rail sidings. Commission may require special screening ar, � � � 4.5.6 Buildino Height The maximum building height is 50 feet/4 stories for an building street right-of-way and from any residential zone bounds Y ildmg that is at least 350 feet from a pubhcx' vided,however,that an ry(excluding dedicated public open space),pro=PIN or any building located inp t entirety within such 1350 feet of the lding located within ub1ic50 feet of the public street right-of wa;r i i mum height of 40 feet/2 stories. p street right-of-way shall have a maxi4' t i I Tohe applicant may request and the Commission may 75 feet/5 stories for a building or portion thereof locate at let a ast 350 feet from anyincreasewaiver to the buildingstreet iiding heig& from any residential zone bound!. ary, if the Commission determines that the site is suitable for a taller building and that the character of the Industrial Zone is enhanced rather than j ing.In order to quasi for diminished fY a height waiver,the applicant must demonstrate that the taller buildinlg con_-Iler ld forms with the following criteria: The taller building does not unduly disrupt the character of a re 'sidentially-zoned neighborhood. s t po land uses in a 2. Relationships _ - butting zones and adjacent developments within t ! ity)are important considerations that will be critically reviewed b the C he zone(compatibl regard will include view sheds, buffers(vegetative and architectural), building Y Commission. Concerns m this' ' figuration/height, light spill, emissions(noise), use intensity/frequency, light/air obstruction, scale/massing/cod`= I I signage. and - 3• A 5%reduction in maximum impervious feet/4 stories. The additional p us coverage is required for each additional floor above 50 green areas are to be distributed around the taller building,not isolated_. j in a portion of the site with low visibility in relation to the subject building. This ° plicable to the impervious coverage assigned to the tall building based on 5/o reduction is a Py{ the minimum required lot size. the applicable formulas for 41 �ij r Page 4-3 6 ARTICLE 4—COMMERCIAL AND INDUSTRIAL ZONES 4. Service areas and loading docks must be screened from public streets and residential areas. 5. All membrane structures are prohibited. Section 4.6 Route 5 Travel Service Zone (TS) 4.6.1 Purpose The purpose of the Route 5 Travel Services Zone is to create high quality commercial development areas oriented toward conveniently serving the motoring public, the surrounding neighborhood, and the work- force in enterprises along and intersecting with Route 5 (John Fitch Boulevard). In order to add to the community's tax base and to serve as a catalyst for further economic development in the corridor, each TS area shall incorporate multiple land uses in a coordinated design an emphasis n exemlary building and site aesthetics, convenience,traffic flow, safety and funion.1th TS developments may only be established at signalized intersections of US Route 5 and a public street and shall require site plan ap- proval. 4.6.2 Prohibited Uses The following uses are expressly prohibited in the Travel Services Zone: Vehicular repair or other automotive/truck services or uses; Automobile/truck/motorcycle/trailer or related sales,rentals, or leases; and Overnight storage of vehicles. 4.6.3 Specific Design Standards & Use Restrictions/Guidelines In addition to applicable design standards and requirements contained in this and other sections of these regulations, the following design and regulatory requirements shall apply to developments within the Route 5 Travel Services Zone: 1. Each TS development shall have more than one permitted land use, e.g.,a motor vehicle refueling/re- energizing station shall also have a convenience store, or another permitted use or uses, such as a quick service beverage store; 2. Buildings/uses may incorporate drive-thru windows/service areas; 3. Architectural design shall be exemplary and exceptional for the building or buildings and canopies within the TS development; 4. Particular attention shall be paid to excellent site design and function, including traffic flow, land- scape architecture, site lighting,pedestrian and motorist safety,and convenience; 5. Outdoor display of merchandise or products—The Commission may expressly approve small acces- sory outdoor display area(s)for designated TS locations as shown on a site plan, if such areas: a)are in appropriate and safe locations; b)do not detract from the aesthetics and functionality of the prem- ises; c)do not contain display merchandise or products typically displayed inside a building; and d) such outdoor display areas are well integrated into the overall site design. Outdoor display of any merchandise or products for sale, lease or rental is otherwise prohibited. Page 4-37 ARTICLE 4-COMMERCIAL AND INDUSTRIAL ZONES I C. Building height shall be compatible with highway elevation unless applicant demonstrates to the Commission that building height is irrelevant in a specific area. Taller buildings are recommended where I-291 is above grade, so that the traveling public is not looking down upon a building's roof. When this is unavoidable, the roof must be designed to be attractive from the highway; flat roofs are not acceptable when below the I-291 grade and visible from the highway at any time of year. Taller buildings are also expected to provide increased building setback from the street upon which they front.In no instance shall a building exceed 5 stories or 60 feet,whichever is less. D. The Corridor Development zone includes extensive areas of regulated wetlands and utility ease- ments/rights-of-way. These areas will be incorporated into site planning to provide (as appropriate) multi-use trails that traverse the corridor. E. All business, servicing, processing (except for off-street parking/loading) shall be conducted within completely enclosed buildings. Outdoor storage and/or activities may be allowed only as a Special j ( Exception use if the Commission determines that the criteria in Section Procedures,as well as the following criteria, are satisfied. 8 4� Special Standards and I. Outdoor storage is NOT allowed for products and/or materials used in manufacturing, process- ing, packaging and/or assembly of components or goods for sale or distribution; construction businesses; wholesale or retail sales (except garden/nursery centers accessory to a permitted j use); or product distribution. 2. Outdoor storage must be screened from public streets. The Commission may r -� y equine that out- door storage also be screened from abutting properties. 3. Outdoor activities must be screened from public streets and abutting properties unless the Commission determines that screening is not necessary because the outdoor activities do not de- tract from the character of the development and the neighborhood. i F. Loading docks shall generally not be visible from Route 30 or I-291. All loading docks shall be i designed as an integral part of the building and must not detract from the appearance of the build- ing and site. 4.4.6 Parking and Circulation Requirements Off-street parking shall conform to the requirements of Section 6.4 Parking and Access—Off-Street Park- ing and Loading, as well as to the following. A. General Circulation Requirements Site plans shall conform to the guidelines and recommendations of the Town's access management pro- gram. Circulation and access layouts will be evaluated for functional efficiency and safety. Considera- tions will include limited driveway cuts along Route 30 (Ellington Road)and the incorporation of shared access between adjacent lots and consolidated access for contiguous lots. B. Pavement Size Contiguous pavement areas for parking (exclusive of islands) shall not exceed 1 acre, at which point a major.island division will be required. "Major island division" is a planted median extending the longest dimension of the one-acre paved area and a minimum of 20 feet in width. Mounding is encouraged, pro- vided it does not interfere with sight lines. C. Parking in Yards Page 4-34 RTICLE 4 COMMERCIAL AND INDUSTRIAL ZONES Side or rear yards may be ignored along common boundaries of consolidated lots. E. Impervious Coverage Bonus A 5% impervious coverage bonus may be granted for the consolidation of 2 or more lots that are noncon- forming to the minimum lot size requirement into 1 larger lot. When a non-conforming lot is combined with a conforming lot, an additional 5% of the area of the non-conforming lot can be added to the total impervious surface allowed. 4.2.8 Yard and Bulk Requirements A. Minimum lot size is 3 acres. Pre-existing legally-created lots that do not meet the minimum 3 acre I i requirement shall be considered legally nonconforming lots in accordance with Section 2.5 Building i on Existing Nonconforming Lots. �. B. In order to ensure that there will be large open spaces between the front of buildings and public I' roads,with minimal yard spaces at the rear of properties,the following setbacks shall apply: 1. Minimum lot frontage is 200 feet; } 2. Minimum lot depth is 200 feet; 3. Minimum front yard setback is 65 feet; is 4. Minimum side yard setback is 25 feet; and 5. Minimum rear yard setback is 10 feet. C. Where the Gateway Development Zone abuts a residential zone, the minimum setback from the property boundary shall be 65 feet. Front and side yard setbacks are exclusive of all structures (ex- cept permitted signs). �f D. The Commission may grant a waiver to the yard setback requirements for art/sculpture or other deco- rative items such as fountains. E. Maximum impervious coverage is 60%. The Commission may grant a 5% bonus for consolidated j parcels(in accordance with the provisions of paragraph 4.1.8.D). 'I F. The maximum building height is 60 feet/4 stories for any building that is at least 125 feet from a pub- lic street right-of-way, provided, however, that any portion of such building located within 125 feet of the public street right-of-way or any building located in its entirety within 125 feet of the public street right-of-way shall have a maximum height of 30 feet/2 stories. G. The applicant may request and the Commission may grant a height waiver to increase the building !� height to 90 feet/6 stories for a building or portion thereof located at least 200 feet from any public street and from any residential zone boundary, if the Commission determines that the site is suitable for a taller building and that the character of the Gateway Development Zone is enhanced rather than diminished by a taller building. In order to qualify for a height waiver, the applicant must demon- strate that the taller building conforms with the following criteria: ! 1. Site location and topography are such that the taller building blends in with its surroundings f rather than standing out from the surroundings. These criteria will generally be met when the site elevation is substantially lower than the adjacent public street(s), and the surrounding commer- cial development is at a higher elevation than the adjacent public street(s). t i -14 Page 4 �I 1 n, ARTICLE 4—COMMERCIAL AND INDUSTRIAL ZONES 2. The taller building does not unduly disrupt the character of a residentially-zoned neighborhood. H. A 5% reduction in maximum impervious coverage is required for each additional floor above 4 sto- ries. The resulting green areas are to be distributed around the taller building, not isolated in a por- tion of the site with low visibility in relation to the subject building. This 5% reduction is applicable to the impervious coverage assigned to the tall building based on the applicable formulas for the minimum required lot size. 4.2.9 Site Appearance Requirements A. Sites, buildings, signs, and landscaping shall be designed in accordance with the criteria and stan- dards contained in Section 8.7 Architectural and Design Review. Existing trees and hedgerows shall be incorporated into site design and preserved to the maximum extent possible. Street trees/landscaping shall be incorporated into landscaping plans. Buildings constructed with a visible metal exterior are not permitted. All building elevations that are visible from a public street must be attractively designed, with windows and/or other architectural elements and features such that no visible elevation looks like the back of a building. B. Historic structures shall be preserved and incorporated into site design to the maximum extent possi- ble. C. Existing healthy trees of 6 inch caliper and greater (to be survey-located either singly or as groups) shall be incorporated into the site plan to the maximum extent possible. Similarly, significant stands (10 or more trees) of related species, or consistent scrub-shrub groupings occurring in front, side or rear yards shall be preserved whenever feasible. Welling or mounding are recommended techniques when grade changes are required. D. Driveway lighting in close proximity to Buckland Road shall incorporate standard fixtures and poles in order to obtain a uniform lighting appearance along Buckland Road. The remainder of the drive- way/parking lot lighting shall incorporate standard fixtures (or equivalent) from the Gateway Light- ing Plan. E. All business, servicing, or processing, shall be conducted within completely enclosed buildings, with the following exceptions: 1. Off-street parking/loading; 2. Seasonal outdoor dining(in accordance with the provisions of Section 7.15); 3. Outdoor amenities normally conducted as accessory uses to a hotel, such as swimming pool and patio; 4. Outside display of merchandise for sale on the interior part of a pedestrian environment such as in a village-style shopping center, or a courtyard area with kiosks or market carts, where outside merchandise display is an integral part of the theme and thus enhances the appearance of the site. This section is not intended to allow outside display of merchandise typically sold inside retail stores in conventional shopping areas; rather, it is intended to encourage true pedestrian-oriented areas in a village atmosphere. F. Outside dining and display areas shall not occupy sidewalks intended for pedestrian passage and ac- cess. Outside dining and display areas must be shown on the site plan and approved by the Commis- Sion. Page 4-15 OCT10 ?01`/ South Windsor Commission for Planning and Zoning South Windsor Town Hall SOUTH WINDSOR PLANNING DEPT, 1540 Sullivan Avenue South Windsor, CT 06074 October 4, 2017 To Whom it May Concern: It has recently come to our attention that Design Professionals is applying for a zoning variance for the height of Carla's Pasta's building on Talbot Lane. We have learned they need the roof to be raised from 40 feet to 54 feet to accommodate their freezer units. As we understand it, without this variance, they may need to move from South Windsor and find a town that can accommodate their needs to continue manufacturing their wonderful products. Carla's Pasta has been a generous contributor to our community. Speaking for the South Windsor Public Education Fund Committee, I can tell you that they donate annually to our Walkathon and Longest Dinner Table events. I am sure they donate to other civic groups as well. While good businesses should be welcome to our town no matter what, it is certainly a redeeming quality to see one who consistently gives back in this way. I am also aware that Carla's Pasta gives work opportunities for people with disabilities. These positions are very hard to come by in Connecticut's current economic climate. It is noble of them to reach out to a group of people in need and give them a life supporting experience. Rick and I both hope that you will give due consideration to their application at the hearing on December 10. Having been told of their requirements and what effects it may have on residential areas nearby, it seems the balance for the community can be easily weighed here to allow for such a variance. Sincerely, Rick and Liza Love 863 Main Street South Windsor, CT 06074 860-289-8502 QY To ( Pub (0W N SF0'/Csou� m � �f ° � 1540 SULLIVAN AVENUE• SOUTH WINDSOR, CT 06074 �OSOR-CO TELEPHONE (860) 644-2511 October 6, 2017 Planning and Zoning Commission Town of South Windsor 1540 Sullivan Avenue South Windsor CT 06074 Re: Zoning Regulations Text Amendment PZC Meeting on 10/10/2017 Commissioners: This letter is to endorse the Planning and Zoning Commission review of the zoning regulations to change the maximum allowable height of buildings in the industrial zone from 40 feet to 54 feet. This potential change will attract more businesses to our town and increase the tax base. As always, consideration should be given to not changing the character of the town. Sincerely, Paul Burnham, Chairman Economic Development Commission ' PB/dt cc: Economic Development Commissioners P.O. BOX 1167 An 21 JEFFREY DRIVE ftSOUTH WINDSOR,CT 06074 PHONE: 860.291.8755 CIVIL & TRAFFIC ENGINEERS/ PLANNERS/ SURVEYORS / GIS ANALYSTS / LANDSCAPE ARCHITECTS Serving Connecticut,Massachusetts,&Rhode Island • • • • Zoning Text Amendment : Section 4.5.6 Building Height : South Windsor Zoning Regulations • Applicant: Design Professionals, Inc. : • September 21,2017 Potential Alternate Language October 10, 2017 Industrial Zone Section 4.5.6 Building Height Modify the first sentence to read: o%7 0 "The maximum building height is 54 feet/4 stories for any building that is at least+58 feet(alternate from a p street right-of-way and • , , public s r t-of-way jAl1:[•rnnte lei n from any residential zone boundary'�te " 4 ' a,b �� ' ) (excluding pub '7 pen space or conservation areas), provided, however,that any • portion of such building located withinUS feet(altemate ago of the public street • right-of-way or any building located in its entirety within 450 feet EAeFR404anguage 175',200L, 2254 of the public street right-of-way shall have a maximum height of 40 feet/2 stories." : 4�WN Sfq Ci u y 1540 SULLIVAN AVENUE• SOUTH WINDSOR, CT 06074 °SOR•co TELEPHONE (860) 644-2511 CERTIFIED MAIL 7014 2120 0003 3214 3719 October 13, 2017 Design Professionals, Inc. Peter DeMallie 21 Jeffrey Drive South Windsor, CT 06074 Dear Mr. DeMallie: Re: Appl. 17-37P, Industrial Building Height Zoning Text Amendment We regret to advise you that on October 10, 2017, the Planning and Zoning Commission voted to deny the above-referenced application for a zoning text amendment to Industrial Zone Section 4.5.6 Building Height. Very truly yours, Bart Pacekonis,Acting Chairman Planning and Zoning Commission BP/llz Enclosure cc: Town Engineer Na"O.NN Se4 v ` -/-Ow:n O-Ye Soam� O * F ?dzivaat a 1540 SULLIVAN AVENUE• SOUTH WINDSOR, CT 06074 lyOSOR•Co �aF TELEPHONE (860) 644-2511 Hand Delivered To Design Professionals Revised October 20, 2017 Suri Realty, LLC 50 Talbot Lane South Windsor, CT 06074 RE: Appl. #2806-17—Carla's Pasta Building Height Variance Request, 50 Talbot Lane and 280 Nutmeg Road South Dear Mr. Squatrito: At the meeting of the South Windsor Zoning Board of Appeals held on October 5, 2017, the Board approved your request for a 14 foot variance to Table 4.1.6A and Section 4.5.6 to allow the increase a portion of the building height to 54 feet (maximum 40 feet allowed), on property located at 50 Talbot Lane and 280 Nutmeg Road South, (I)Industrial zone. The Board approved the application as presented in the application and hearing, including plans submitted by Design Professionals dated September 22, 2017 and exterior elevations submitted by the Dennis Group dated September 18, 2017. Any new building or alteration/additions to existing buildings,requires a building permit prior to start of construction. These actions are effective upon your filing the enclosed form in the Town Clerk's Office at your own expense. Very truly yours., f qJame's�Kup)c2n Acting Chairman Zoning Board of Appeals JK/dt J cc: Planning Department Building Department Peter DeMallie, Design Professionals I, James Kupchunos, Acting Chairman of the South Windsor Zoning Board of Appeals hereby certifies that on October 5, 2017,the Board approved your request for a 14 foot variance to Table 4.1.6A and Section 4.5.6 to allow the increase of the building height to 54 feet(maximum 40 feet allowed), on premises located at: 50 Talbot Lane and 280 Nutmeg Road South, (1) Industrial Zone and more particularly bounded and described as follows: A am*13*0.(r pawl of landaft l M t 'Tmm df w1 dij0r,.C*Mjy. rHartfiW_mud Air, B*Wns at a baing iodhwes"'Comer of Ind now or t &�r of 1Hla Rai.L LA sho" MMMWCOM2102M *i, l of land now-or kmwlydf.4ale'l ity, + 3 t. 1 arr pn t ro dl*Wg0*banes l of ioW� sty tip; Wng a car 71Mt9i,'tMi ra"hV S lr"' i ea Of 322.41 fiat�fattg bof w� " ' fim of tl tam 4 or�t�'Tom of a i ln�-Re&ediaa Arft 140and a0w or firmerly aflbM.� I-Kmknkf,In PM by WX tot paint UM poMC bents tk .r=dwatconm atsaid kod now or famaly or Lot Timm W*S=d Mrianswisoo 'IrW a104"owls pwpedy line of d lwd .or formate. o fffift Reft LL C obwa on;t #*mcad as Rwundei of"Lot IL'a diance of 74.8 y A*VWnPbM0rP=efOf bfid'A*Mwd 1469 Town afgmth Windom t'ou aly of Hwtford ww She or - Bv*dn A��� nT*"O of� Or f�d Four!�Ll poWsho b - o sort w±r ow�or . . k RcFtty�,I sh' n the mkr d mad a ad tho, llwe�t Mftr FW Fz=J lea gibed. : 'mow rt 1M':t 3,. �r6 suety�MY Jim of aiow or rr F �L a ' ofI 01 *0 toapdint;. 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Thwee U=4 nd manEng S 6P Oj*jrEAOq lbC Soar p*Mrly lre of wd now or Imerly, of Hale Reft LLC a dionce of26346 W,to's point: Tlowtuming;Wmaitin 4* '4i2 E Er ift ftwrly.WW*:lift .of a Of Hsk sty'}LLC a dblinice of,120.02,fic~to a pobt W4 The swdwmtMy ooiffmr4f l d w.olribme*of TlMM ttraingAnd mnulag$65,0718T eqpg dw snutkirly��tl a fsad z�ew or tawly ' v�5�. a ptcll�tar�e crf-1tI�, � a�Young tea� �rrr c�Fland �1' �`of` nt'i Rom►.f.�l�� IWO=11UMbA So nMNh*$0007.1g"SAWS de Wtw* be off land or fai r Of 1"6 eta,LLC e. fw to 8.06l T, * bimbsod=Mike:If f i'3fr'°varfans do ai rl�.pmpaV figs tiffs iid lard iww' orlowtirly of SudPAWW,LLCanitoWihownensddfoopubabignoworthrmedy'of*eTowa:of$ou&Wkdw-, .`f hate aad MrmMgN659OrIM alc the nordw y propaly Ike of"l M4 w*sr Ibmerly of ThcrwixMiin#a l mm1ggS � 8."27"W abigft'wmdy prop ilyworlefxf 1 �P�Iy of f f y�� y� fi a %Adlf mug 40 ;�• � � � oo OWNER OF RECORD: Suri Realty, LLC Dated at South Windsor, Connecticut this 11th day of October 2017. nc James Kupchuno ,Acting Chairman PUBLIC ACT#75-317 Received for Record this day of 2017 at VOLUME PAGE TOWN CLERK