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Home My WebLink About21-55P Application P.O. BOX 1167 21 JEFFREY DRIVE SOUTH WINDSOR, CT 06074 PHONE: 860.291.8755 FAX: 860.291.8757 www.designprofessionalsinc.com CIVIL & TRAFFIC ENGINEERS / LAND SURVEYORS / PLANNERS / LANDSCAPE ARCHITECTS Serving Connecticut, Massachusetts, & Rhode Island Narrative Statement Hartford Truck Equipment Zone Change Application, RR to GC 542 King Street & 45 John Fitch Boulevard South Windsor, Connecticut DPI Project No. 2482.H December 13, 2021 One year ago McGuire Road Associates, LLC acquired a vacant 11.43 acre parcel historically known as 542 King Street and 45 John Fitch Boulevard from Ed King. The single parcel is presently zoned General Commercial on its easterly side, fronting on Route 5, which represents 4.047 acres, or 35.385% of the tract. The westerly side of the parcel is zoned Rural Residential, which represents 7.39 acres, or 64.615% of the tract. The intent of this application is to have the entire property in the General Commercial zoning district, which will allow Hartford Truck Equipment to grow and expand its operations. McGuire Road Associates plans to permanently encumber 3.33 of the 7.39 acre zone change area, or 45% of the new General Commercial zone, in a conservation and buffer easement along King Street and behind abutting residential properties. That easement area will include an eight feet high earthen berm, spanning 1,140 lineal feet, topped with a six feet high black chain link security fence with privacy slats, providing an immediate visual screen fourteen feet in height. On either side of the berm are proposed intensive plantings of evergreen trees, which will provide an aesthetically pleasing and natural screening effect, which will only improve over time as the trees mature. McGuire Road Associates is committed to installing this landscaped buffer, fence and berm commencing upon approval of the zone change application and a separate site plan application for the buffer improvements, which is to be filed with the Planning & Zoning Commission prior to the zone change application public hearing. The landscape buffer and earthen berm has been designed by licensed landscape architects and civil engineers at Design Professionals,Inc., in consultation with neighbors and members of McGuire Road Associates, LLC, and is subject to the approval of the Planning & Zoning Commission. The applicants have gone to great lengths to reach out to their residential and commercial neighbors in order to seek their input and to afford a compatible design, including conceptual designs of the new operations area and a future low-profile building, which will further screen the future operations. This outreach has included a letter to all neighbors within 125 feet of the subject parcel, inviting them to meetings, meetings/phone calls/emails with individual neighbors, and two larger meetings with three to six neighbors who reside on King Street. The latter meeting was with immediate abutting neighbors, including those across King Street from the subject parcel’s King Street frontage. We believe the earthen berm, opaque fence and buffer plantings will effectively screen residential properties on both sides of King Street from not only the existing and proposed operations of Hartford Truck Equipment, but also to provide supplemental screening of the many commercial enterprises along the west side of Route 5, including automotive operations at G:\jobs\2482\2482.H\Docs\Applications\2482.H Zone Change Narrative, 12-13-2023.docx Carvana, equipment dealers, a gas station, and a restaurant with drive-thru. It will also aid in screening and afford sound attenuation of these residential properties from the high traffic volumes along Route 5. The applicants have worked to remove the parcel’s existing commercial access to King Street from the subject property and other connecting parcels. The buffer and conservation easement site plan depicts such, and the other commercial user at 37 McGuire Road has also agreed to relinquish their interests in the driveway at the northerly end of the subject property. Commercial trucks will thus no longer access King Street through the area of the zone change. We take this as a positive development. The applicants have also agreed to allow the immediate residential abutter at 542 King Street to use the extreme westerly portion of the drive for continued convenient access to their home from King Street, albeit on the King Street side of the berm. An area encompassing 4.06 acres of the 7.39 acre GC zone change will be added to the Hartford Truck Equipment operations, for the secure storage of new equipment and new trucks and for new buildings. All operations will be enclosed by a security fence, and the facility has 24-hour security. HTE operates on weekdays from 7 to 5, although their sales and parts departments, housed in their headquarters building at 95 John Fitch Boulevard, is also open from 7 to noon on Saturdays from October through March. There are no upfitting operations on Saturdays. Truck receiving operations are only permitted between 7 a.m. and 3 p.m., Monday through Friday, and thus there are no late afternoon, nighttime or weekend truck deliveries. All delivery trucks enter and depart the facility via Route 5. Hartford Truck Equipment is a South Windsor-based, family-owned and -operated truck upfitter and equipment distributer currently operating at the adjacent 95 John Fitch Boulevard and 67 McGuire Road parcels. Truck access to their facilities is limited to Route 5, as previously requested and approved by the Planning & Zoning Commission. Historic access used to be via Burnham Street, King Street and McGuire Road, to the chagrin of the adjoining residential neighborhood. The business is the final assembly point for many types of new small commercial vehicles, and upfits trucks and other vehicles with truck beds, liftable truck beds, and truck bodies, and accessories such as snow plows, sanders and salters. The recent acquisition of 542 King Street and 45 John Fitch Boulevard provides an opportunity for the company to expand its services and workforce. All upfitting activities are conducted inside buildings. 8.3 Zone Change Standards and Procedures This zone change application is subject to the Zone Change Review Criteria outlined in Section 8.3.D of the Zoning Regulations. We believe the proposed zone change from the RR Rural Residential Zone to the GC General Commercial Zone meets the review criteria, namely: 1. The goals, objectives, and recommendations of the Plan of Conservation and Development, which is the community’s general land use guide. The proposed 7.39 acre zone change from Rural Residential (RR) to General Commercial (GC) at the Route 5 Gateway from East Hartford and I-291 will allow for the expansion of an existing attractive and clean business along the Route 5 corridor. The Plan of Conservation and Development encourages business development that is consistent with the character and G:\jobs\2482\2482.H\Docs\Applications\2482.H Zone Change Narrative, 12-13-2023.docx scale of its surroundings, builds the tax base, provides jobs and services, and improves the appearance of business zones. That is why we are proposing to develop this property with a robust buffer, lower profile buildings, and limited hours of operation and limited hours for truck deliveries. While the Business Development Plan map shows the west side of Route 5 in commercial uses, it does not include all of our 11.43 acre tract. We are voluntarily proposing to conserve over three acres of our property along King Street within the proposed zone change. We also think our approach will reduce the potential for conflict between residential and commercial uses, not only through our large buffer which protects existing homes, but also by not adding new residences between King Street and the GC zoning district, much of which is already intensively developed. We are also consistent with the goal of the Route 5 section of the POCD, in that we will be continuing to improve the corridor’s appearance, as we did with the construction of our headquarters building, so that it positively reflects on South Windsor’s image. We are consistent with the theme that “ Route 5 will remain South Windsor’s most expansive economic development corridor”. 2. The purposes of zoning and of these regulations. The proposed zone change will expand upon an existing GC zone and will be consistent with the purposes of the zoning regulations. 3. Changes that have taken place in the rate and pattern of development and land use within the Town and adjoining communities. The proposed expansion of the GC zone will allow for the growth of an existing business. This business growth is consistent with the recent business growth of commercial development along Route 5 in this part of town. 4. The supply of land available in the present and proposed zone. The existing RR zone line through the parcel limits the expansion of the existing business. The zone change to GC will allow the business to grow in a successful manner and utilize more of the property. The GC zone has very limited available land for development. There continues to be a large amount of RR zoned property in South Windsor. 5. The physical suitability of the land for the proposed zone. The lot has a gently sloping grade and well drained soils which lends itself well to development. With buffers, it is suitable for commercial development. 6. The impact on the capacity of the present and proposed utilities, streets, drainage systems, and other improvements. The impacts on utilities and other improvements will be minimal. No new access drives are proposed onto King Street. 7. The general character and zoning of the neighborhood. As part of the zone change, a 3.3 acre conservation easement is proposed along King Street and abutting the adjacent residential properties. The conservation easement will include an 8’ high berm, evergreen trees and a screen fence to buffer the existing residences from the proposed zone change and from other existing commercial enterprises, and from Route 5 traffic. 8. Impacts on the surrounding area. The surrounding area will not be adversely impacted as a result of the zone change due to the proposed conservation and buffer easement. 9. Traffic congestion impacts. Vehicle access for the parcel will continue to be from Route 5. No new access drives are proposed along King Street. One access drive will be eliminated. 10. The impact on surrounding property values. Existing property values will not be adversely impacted as a result of the zone change due to the proposed conservation and G:\jobs\2482\2482.H\Docs\Applications\2482.H Zone Change Narrative, 12-13-2023.docx buffer easement which will create a robust screen between the residences and future development on the parcel, and which will help to screen the existing residences from existing commercial activities. 11. The environmental impacts. The proposed conservation easement will include evergreen trees which enhance the environment. 12. The health and general welfare of the community. No adverse impacts are expected to the health and general welfare of the community. 13. Neighborhood acceptance weighed against community needs. The proposed conservation easement will provide a large buffer for the existing residences while also allowing for the expansion of an existing business, as encouraged in the POCD. The applicants have reached out to all neighbors in order to create a plan in the interest of all parties. The proposal also avoids the potential for conflict should additional residences be built closer to Route 5 and closer to commercial activities in their back yards. 14. The protection of historic factors. The are no known historic factors associated with this proposed zone change. CERTIFIED MAIL December 17, 2021 Town Clerk Town of East Hartford 740 Main Street East Hartford, CT 06118 Dear Madam/Sir: Re: Notice to Adjoining Municipalities In accordance with Connecticut General Statutes concerning notification to municipalities regarding Planning & Zoning Commission applications that could affect the abutting town, we hereby notify you of the application #21-54P, McGuire Associates Zone Change request submitted by McGuire Associates (Hartford Truck). The request is for a zone change of 7.3 acres from Rural Residential (RR) zone to General Commercial (GC) zone, for property located at 540 King Street. Application information, including mapping, can be found at: https://www.southwindsor- ct.gov/planning-department/pages/planning-and-zoning-commission-applications This application is tentatively scheduled to be heard by the Planning & Zoning Commission January 11, 2022 in the Council Chambers of the Town Hall. If you have any question, please feel free to contact the Planning Department at 644- 2511, ext. 2252. Very truly yours, Michele M. Lipe, AICP Director of Planning MML/ cc: East Hartford Town Planner 542 King Street and 45 John Fitch Boulevard - Direct Abutters TOWN OF SOUTH WINDSOR, CONNECTICUT 12/13/2021 Parcel ID Site Address Owner Name Mailing Address Mailing City Mailing State Mailing Zip 47700095 95 JOHN FITCH BLVD MCGUIRE ROAD ASSOCIATES LLC 111 FARMBROOK LANE SOUTH WINDSOR CT 06074- 0000 47700073 73 JOHN FITCH BLVD CHURILO PETER PO BOX 98 BISSELL STA SOUTH WINDSOR CT 06074- 0000 47700059 59 JOHN FITCH BLVD CHURILO PETER PO BOX 98 BISSELL STA SOUTH WINDSOR CT 06074- 0000 50400542 542 KING STREET MCGUIRE ROAD ASSOCIATES LLC 111 FARM BROOK LANE SOUTH WINDSOR CT 06074- 0000 47700045 45 JOHN FITCH BLVD MCGUIRE ROAD ASSOCIATES LLC 111 FARM BROOK LANE SOUTH WINDSOR CT 06074- 0000 50400510 510 KING STREET UCCELLO ROBERT A & JESSICA 510 KING STREET SOUTH WINDSOR CT 06074- 0000 47700013 13 JOHN FITCH BLVD CARON DAVID PO BOX 1132 WESTERLY RI 02891- 0000 47700019 19 JOHN FITCH BLVD 19 JOHN FITCH BOULEVARD II LLC 19A JOHN FITCH BLVD SOUTH WINDSOR CT 06074- 0000 47700037 37 JOHN FITCH BLVD CIL REALTY INCORPORATED 157 CHARTER OAK AVE 3RD F HARTFORD CT 06109- 0000 50400500 500 KING STREET CALABRESE MARK 500 KING STREET SOUTH WINDSOR CT 06074- 0000 50400529 529 KING STREET BALTZ FRANK R & SHELDON NANCY J 529 KING STREET SOUTH WINDSOR CT 06074- 0000 50400574 574 KING STREET ST JARRE STEVEN J 574 KING STREET SOUTH WINDSOR CT 06074- 0000 50400561 561 KING STREET RUSSO THOMAS J & BEATA 561 KING STREET SOUTH WINDSOR CT 06074- 0000 50400511 511 KING STREET RUSSAK WALTER O & CASSIDY SUSAN 511 KING STREET SOUTH WINDSOR CT 06074- 0000 50400583 583 KING STREET RUSSAK MURIEL 721 BOUNDLINE RD WOLCOTT CT 06716- 0000 50400545 545 KING STREET RUSSAK ROBERT 545 KING STREET SOUTH WINDSOR CT 06074- 0000 58500059 59 MCGUIRE ROAD MCGUIRE ROAD ASSOCIATES LLC 111 FARM BROOK LANE SOUTH WINDSOR CT 06074- 0000 58500037 37 MCGUIRE ROAD SUNDERLAND EDWARD T III 12 STRONG ROAD SOUTH WINDSOR CT 06074- 0000 15600060 60 BURNHAM STREET TRUTH BAPTIST CHURCH OF -60 BURNHAM STREET SOUTH WINDSOR CT 06074- 0000 15600080 80 BURNHAM STREET TRUTH BAPTIST CHURCH OF -80 BURNHAM STREET SOUTH WINDSOR CT 06074- 0000 15600150 150 BURNHAM STREET KIDS-5 LLC 150 BURNHAM STREET SOUTH WINDSOR CT 06074- 0000 84100039 39 SPIELMAN ROAD DUNTZ KATHY L 39 SPIELMAN ROAD SOUTH WINDSOR CT 06074- 0000