Commission on the City Plan

LAST REVISED 02/10/14 1:54 PM MINUTES COMMISSION ON THE CITY PLAN Tuesday, February 4, 2014 – 7:00 P.M. 23 UNION STREET NORWICH CONNECTICUT LOWER LEVEL CONFERENCE ROOM SPECIAL MEETING AGENDA ITEMS A, B & C – CALL TO ORDER, ROLL CALL, DETERMINATION OF QUORUM: Ralph Page, Chairman called the meeting to order at 7:00 pm. Commission Members Present Ralph Page, Frank Manfredi, Michael Lahan, John Mathieu, Les King, Art Sharron. A quorum was present. Absent: Daniel Daniska Also Present: Peter Davis, Director, Linda Lee Smith, Recording Secretary, and Debra Delaporta D. APPROVAL OF MEETING MINUTES: Upon motion by Frank Manfredi and second by Les King, the Commission voted unanimously to APPROVE the minutes of the November 19, 2013 regular meeting minutes and January 6, 2014 Special Meeting Minutes. E. COMMUNICATIONS: Peter Davis informed the Commission there was one extension for SUB#374A modification of Alice Street which needed to be voted on under the extensions. F. PUBLIC HEARINGS: Peter Davis suggested that the Commission suspend the rules and permit the applicant’s representatives to make a brief presentation explaining the overall project. He thought an explanation prior to opening the separate public hearings would assist the Commission and public in understanding the various components of the project and how they were related. Upon motion by Ralph Page, second by Art Sharron, motion carried unanimously to suspend the rules and allow the applicant to give a brief overview of the project before the public hearings. Susan Mattern, Mattern and Stefon Land Surveyors, represented, Richard Thayer, property owner and gave a brief overview of the project. Ms. Mattern stated the Thayer's Marine project would connect the existing 4 story building with the former Silver Star Athletic Club currently the boat showroom. The 1st and 2nd floors would remain retail and office space, with a lobby and elevator access. The 3rd and 4th floors would re-establish 7 of the 12 apartments that pre-existed. A separate pavilion would be constructed for the boats and 1 LAST REVISED 02/10/14 1:54 PM tenant parking; an existing retaining wall would be reconstructed as part of the proposed pavilion; there would be a recreational area with a water quality treatment basin. The project is located in the Waterfront Development zone. Ms. Mattern stated there are 18 parking spaces on-site and access to the site would be from West Main Street and egress onto Falls Ave. Ms. Mattern explained the City had granted eleven variances on September 10, 2013 and would be submitting a copy of the recorded variances in the public hearing. Ms. Mattern stated garden apartments and townhouses were allowed by special permits. Dick Strouse, CME Associates, 333 East River Dr., East Hartford, CT handed out an updated site plan. Mr. Strouse gave a brief presentation stating there would be minimal site work. Mr. Strouse stated the existing exit onto Falls Ave would remain. The retaining wall would allow for flood plain storage to account for the small addition. The infill space would have flood vents and the water could pass through the building. The existing site would be paved with minor grading. Mr. Strouse met with DEEP included on the plan was the storm water quality basin installed which would take care of DEEP's issues and provide for water quality treatment for the parking lot. Mr. Strouse stated the utilities are existing on-site. John Patrick Walsh, Project Architect gave a brief presentation. Mr. Walsh stated the second floor of the existing Mahoney building, 2900 sq ft. being used for storage presently and would be used for retail. The proposal is for the infill between the buildings to be connected, with most of the first floor would be for retail. Mr. Walsh stated the back vestibule would have a small elevator. The 3rd floor would be 3 (1bd) 1 story 800 sq. ft. apartments, 3 (1bd) 1,000 sq. ft. townhouses, 1 (2bd) 2 story 1450 sq. ft. townhouse. The crawl space under the existing building would be reinforced and would be able to handle two more stories. The infill portion would be elevated on piles. The pavilion boat building would use the trusses from the athletic building; the main floor would be elevated on concrete piles and upper level boat storage. The goal is to try and maintain the historic character within the marina and strengthen the streetscape. 1. SP #13-07 – 34-36, 61- 63,65,67, 71-73 West Main Street & 3 Falls Ave. Application of Thayer’s Enterprises LLC for installation of paved driveways and parking areas, excavation, grading, re-grading and construction of retaining wall, construction of 7 residential units and additional commercial space within a designated floodplain. Peter Davis entered into the record Exhibits "A-V". Peter Davis explained the SP #13-07 was for floodplain activities. Mr. Davis asked if the applicant’s representative could review the Flood Impact Statement. Mr. Davis stated it’s a completely developed site, and some activities needed further detail. Dick Strouse represented the applicant and explained the site is completely developed. He explained some of the grass area would be removed for the retaining wall along West Main St. Mr. Strouse stated it would provide additional storage within a floodplain as required by State regulations. Mr. Strouse stated the floodplain map showed 100 yr base elevation was 14' and on-site it would be between 7'-9'. The Flood Impact Statement for the activity of the buildings also provides for adequate erosion and sediment control. Mr. Strouse stated he had been working with DEEP, and had received a favorable response. Mr. Strouse stated there would be minimal impact on the project and they would be making improvements with the water quality basin. Buildings would be designed to meet the current flood standards and 2 LAST REVISED 02/10/14 1:54 PM that of the Building Dept. Peter Davis entered into the record Exhibit “W” the Federal FIRM map. Mr. Davis stated for the Flood Impact Statement requirements in Chapter 14 the applicant had supplied design elements for the new structures with the flood vents underneath, elevated portion of the infill building; the pavilion is open without any impediments to any flood flow and there aren’t any issues with compensatory storage because the building is being elevated and open and there would be no loss of compensatory storage. Mr. Davis stated the design elements in Chapter 14 have been met, and there are building code requirements which have to be worked through with the Building Department. Mr. Davis stated the applicant has met the requirements of the regulations. Jason Vincent, Certified Planner, NCDC, 77 Main St. spoke in favor of SP #13-07 with regards to the floodplain issues and DEEP flood plain management issues. There being no other speakers the public hearing was closed. 2. SP #13-08 – 34-36, 61- 63,65,67,71-73 West Main Street & 3 Falls Ave. – Application of Thayer’s Enterprises LLC for construction of 7 residential units and sale of recreational goods and equipment. Peter Davis read into the record Exhibits "A-U" Peter Davis stated the application is for residential use, and the expansion of sale of recreation equipment and boating marine related requirement. Mr. Davis stated the applicant would be restoring 7 of the 12 units that originally existed. The new construction would be over the infill area. Mr. Davis stated because of the special permit the issues are related to the impacts of the neighborhood, noise, and traffic. Mr. Davis stated the applicant had received variances for the residential use and parking requirements. Susan Mattern, Mattern & Stefon, submitted a copy of the recorded variances submitted as Exhibit "V". Ms. Mattern asked for two variances for off-street parking, one to reduce the number of spaces from 35.5 spaces to 0 spaces and reduce parking spaces from 19.4 to 0 spaces. Ms. Mattern stated due to the square footage of the site they were unable to provide the necessary parking spaces with the regulations, they were required to have 2.5 spaces per unit, total of 18 spaces. Before the 2008 ordinance had been changed the regulations only required 1.5 spaces per unit, a total of 11 required residential parking spaces. They have 8 employees that would walk to and from 14 Falls Ave. site. The parking variances had been approved by the ZBA. Michael Lahan asked if the open recreation area would be open to the public or tenants. Susan Mattern responded it would be open for the tenants. Jason Vincent, certified Planner, NCDC, 77 Main St. spoke in favor and the quality of the plan. Mr. Vincent stated it was an exceptional urban design with its adaptive reuse of the building with mixed use, lower level retail and housing above. Mr. Vincent stated it’s also historic preservation; streetscape is enhanced as opposed to parking lots. The application is a small business which is sustainable with water dependent use. The CAM application is to have water activities; it’s on the waterfront which is ideal. Mixed use expansion making a small business sustainable. 3 LAST REVISED 02/10/14 1:54 PM Les King asked if any boats outside of the building would be on display. Susan Mattern stated the boats would be located outside where boats and trailers are presently located. The only entrance to the apartment would be from the back of the building where there would be an elevator to the 3rd floor for residents. There being no others speakers the public hearing was closed. F. OLD BUSINESS: None H. NEW BUSINESS: 1. SP #13-07 – 34-36, 61- 63,65,67, 71-73 West Main Street & 3 Falls Ave. – Application of Thayer’s Enterprises LLC – Application of Thayer’s Enterprises LLC for installation of paved driveways and parking areas, excavation, grading, re-grading and construction of retaining wall, construction of 7 residential units and additional commercial space within a designated floodplain. 2. SP #13-08 – 34-36, 61- 63,65,67, 71-73 West Main St. & Falls Ave. – Application of Thayer’s Enterprises LLC for construction of 7 residential units and sale of recreational goods and equipment. Mr. Davis stated the applicants gave their presentation. The issues would have been to any impacts to flood plain resources, the design elements of the building are going to be raised and the flood water can pass through the building. There is no loss of compensatory storage. They've provided a design that satisfies DEEP for site drainage. They've mitigated any impacts on their current design. Upon motion by Michael Lahan, second by Art Sharron, motion carried unanimously to APPROVE SP #13-07 & SP #13-08. SDP #1027/CAM #13-01 3. SDP #1027/CAM #13-01 – 34-36, 61- 63,65,67, 71-73 West Main St. & Falls Ave. - Application of Thayer’s Enterprises LLC for construction of building addition, 7 residential units, parking and outdoor pavilion Peter Davis stated all City utilities were available. Development plan is in compliance with the regulations in consideration of variances granted by ZBA. Mr. Davis stated the applicant has developed a one way traffic pattern through the site and back out onto Falls Ave. Mr. Davis stated when the CAM application was submitted to DEEP there were quite a few issues. After DEEP walked the site one issue was how to treat the storm water. Mr. Davis has an email confirmation from the DEEP representative that all issues involving drainage have been addressed under the CAM Act. Mr. Davis stated it’s an existing water dependent use; there are facilities for public access. Mr. Davis stated that DEEP concurred that they've met the requirements of the Coastal Area Management Act. Mr. Davis stated DPW issues had been resolved relative to access to the site with curb cuts, retaining wall, bond estimate for the site work total $60,315 applicant must post 50% bond amount totaling $30,157.50. Upon motion by Frank Manfredi, second by Art Sharron, motion carried unanimously to APPROVE SDP #1027/CAM #13-01. 4 LAST REVISED 02/10/14 1:54 PM I: EXTENSIONS: 1. SUB #374A – Modification of Alice St. - Request of Alice St. LLC for 1st extension of filing Upon motion by Michael Lahan, second by Frank Manfred, motion carried unanimously to APPROVE SUB #374A first extension of filing. J: BOND RELEASES: K: ZOING MATTERS: None L: OTHER BUSINESS: None M: ADJOURNMENT: Upon motion by Art Sharron, and second by Frank Manfredi, the Commission voted unanimously to adjourn the meeting at 7:53 p.m. 5