Commission on the City Plan

COMMISSION ON THE CITY PLAN TUESDAY, DECEMBER 18, 2018 - 7:00 P.M. 100 BROADWAY, RM #335 - THIRD FLOOR NORWICH, CT REGULAR MEETING A. CALL TO ORDER: Chairman Art Sharron called at the meeting to order at 7:02 PM. B. ROLL CALL AND SEATING OF ALTERNATES: Present: Chairman Art Sharron, Vice Chairman Frank Manfredi, Michael Lahan, Kathy Warzecha and Swarnjit Singh Bhatia. Absent: Alternate Jason Arndt Les King, Daniel Daniska Others Present: City Planner Deanna Rhodes and Recording Secretary Melinda C. APPROVAL OF MINUTES: October 16, 2018 Meeting Minutes There was a discussion about three items that needed to be modified in the previous minutes. They were as follows: 1. In E: 1. Condition 16 was added: That the dog park and playground be installed prior to issuance of a Certificate of Occupancy of the second building and shall include safe access to the area during construction/development. 2. In the highlighted area, Frank Manfredi’s motion on said item was amended to read “as recommended by the Planner” instead of “with the following integral instructions.” 3. In F: 1. the highlighted area which read “Clarification from citizen, Kathy will not give her written comments for the record” was amended to read, “A question was asked by the public if Kathy Warzecha would give her written comments for the record. She indicated she would not as they were her notes.” Frank Manfredi made a motion to approve the minutes with the modifications as stated. Tre motion was seconded by Michael Lahan. Motion passed unanimously. D. COMMUNICATIONS: Text Amendment Proposals for the Towns of Franklin & Bozrah. There were no comments from the Commission. E. NEW BUSINESS: 1. SP#18-08: 140 Yantic Road. Special Permit request for a proposal to convert an existing mill building to a hotel, with associated improvements and amenities, within a designated Special Flood Hazard Area. Application and property of Mill Development CT, LLC. Assessor’s Map 49, Block 1, Lot 45, Zone PMR Swarnjit Singh Bhatia made a motion to open the public hearing. Frank Manfredi seconded. The motion passed unanimously. Brandon Handfield of Yantic Consulting, Lebanon, CT, and Kevin Grindle of Mill Development CT presented on the project. Brandon requested that the presentation for Agenda Item 1 be allowed for submission on Agenda Item 2 as well. All CCP members agreed. Brandon gave a PowerPoint presentation which opened with a map showing the topography of the site and the surrounding neighborhood. He reviewed the history of the site throughout the 20th century into the 21st century, including monitoring road and river changes. Much of the 5.05 acre site is in the Yantic River flood plain. The mill building is on National Register of Historic Places. The zone is Production, Manufacturing & Research. The water flow on the site is nowhere near what it was when the mill was in use. Currently, as in the past, water flows under the mill 1 building. The water continues under Yantic Street. The developers plan to maintain that as part of the mill development. Brandon displayed aerial views of the site. A site plan of the proposed development was then displayed. The plan includes 151 guest rooms. Two covered entrances will be added near a new parking area behind the main mill building. Vehicular access will remain as it is today. The plan includes 169 parking spaces on the north side and 15 spots to the south near the main entrance for 184 total parking spots. This number meets the city’s zoning regulations for hotel use. There will be 6 ADA spaces and 4 loading spaces for the hotel. The Traffic Impact and Access Study concluded that the development will not have adverse effects on surrounding road network or neighborhoods. The developer plans to add sidewalks on the south side. On Yantic Road sidewalks will be reconstructed. On the north there are sidewalks that provide access to the north entrance and recreational amenities including basketball and a playground. Brandon discussed the grading, drainage and utility plan. There is an existing stone masonry wall that retains earth. The developers are taking into consideration the historic limits of the old headrace. They are asking for favor from the compensatory storage regulation. Brandon read the request aloud in its entirety. Brandon presented on the many aspects of the site plan development, including the storm water drain system plan. They will work with NPU to get gas to the site. The landscape and lighting plan was submitted. A mix of shade and flowering trees will be utilized to compliment historic nature of the building. Native plantings will be planted. Lighting will be pole mounted for parking and sidewalks with low 3’ lights for ground lighting. Pedestrians on Yantic Road will have light. The erosion control plan meets 2020 guidelines. Mike Weissbrod with Crosskey Architects presented on the design features of the project. He began with a brief history of the mill. Built in 1865, flannel made from sheep’s wool was produced on the site. The boiler building is currently freestanding. It will be connected to the hotel proper. It will be rehabilitated and serve as the hotel’s restaurant. Mike described the external features of the site design including decorative fencing and masonry to match the mill. The developers plan an historic plaque placed on a stone near the front entrance. The hotel will be five stories and have an elevator. There will be business rooms, an indoor pool, a hair and nail salon open to the public which will support on-site weddings, a fitness center and massage rooms. An addition is planned which allows connection to parking lot and boiler room which will be a restaurant also open to the public. The upper floors of the hotel will be guest rooms. The Chairman asked the members if they can any questions or comments. Michael Lahan asked if the developers were looking for signage to be seen from Route 2 or Route 32. Mike responded that at this time, the developers are not requesting such signage. Swarnjit Singh Bhatia expressed concern that if the mill was to be sold before completion of the project that the CCP would like to retain the historic character of the site. Kathy Warzecha asked if they will have a preservation easement to ease Swarnjit’s concern. Mike said that they are applying for historic tax credits which will ensure the historic nature be preserved. Deanna Rhodes noted that inland wetlands commission approved the project with normal conditions. She asked the state archeologist weigh in on the project. However, he did not send comments prior to the meeting. She verified that Mr. Handfield had not issue with the condition requiring contact with the state archeologist if historic artifacts are uncovered at the site. Chairman Sharron then asked the public if there was anyone who wanted to speak in favor of the project. 2 John Baldwin, 47 Fitchville Road, Yantic, introduced himself as the Senior Warden of Grace Church, Chapel Hill Road, Yantic. On behalf of the members of the church, their support was noted. They have limited parking for their parish but they see no conflict. They will not encroach on the hotel parking. They want road parking only. Ryan Thompson, Sturtevant Avenue, Norwich, introduced himself as the Director of Public Works in Norwich. He spoke in support of the proposed project. DPW has been working on the historic Sunnyside Bridge which is located adjacent to the Hale Mill. He agrees with preserving the area. He thanked the developers for bringing the project forward. Kevin Harkins, 37 Lincoln Avenue, Norwich, introduced himself as also sitting on the governing body of Grace Church. He is in support of this project and bring vitality to Yantic. Peter Nystrom, Mayor of Norwich, spoke as a taxpayer in favor. Yantic is a major gateway to Norwich. He expressed that it is very important that this development go forward for the City of Norwich. Alderwoman Stacy Gould, 1 Meadow Lane, Norwich, spoke in favor. As a lifelong resident of Norwich, she saw what happened to Yantic when the mill closed. She expressed hope that the CCP approved the project to help move this project forward. Chairman Sharron then asked if there was anyone who wanted to speak in opposition. No one came forward to speak in opposition. Deanna Rhodes read comments which had come to her office prior to the meeting. She read the letters that came in from City Historian Dale Plummer and the Norwich Historical District Commission. Both were in favor of the proposed project. Ms. Rhodes reviewed recommended conditions of approval and stated that the majority of the items in her memo had been addressed by the applicant. All CCP members had received her memo dated November 26, 2018 prior to the meeting. She noted that the E&S bond will be set at $17,565. Frank Manfredi then complimented the presenters. Michael Lahan made a motion to close the public hearing. The motion was seconded by Swarnjit Singh Bhatia. The motion passed unanimously. Michael Lahan made a motion to waive the requirement to provide compensatory storage as permitted in ZR Section 3.4.7.6.2 because such storage will adversely impact the integrity of the archeological, natural and historical resources. The motion was seconded by Frank Manfredi. The motion passed unanimously. Frank Manfredi made a motion to Approve SP#18-08 with the following conditions recommended by the City Planner in her memo dated 11/26/18: 1. That a note be added to the site development plan requiring immediate notification of the City Planning Department and State Archaeologist should any archeological resources be uncovered during the development of the project. 2. That this approval will expire in 5 years unless an extension has been granted by the Commission in accordance with ZR Section 7.7.10.1. 3. That the City’s required signature block and letter of approval be placed on the final revised plan set. 4. That 6 signed and embossed sealed paper copies and 2 mylars of the final revised set of plans be submitted to the Planning Department for endorsement by an officer of the Commission. The mylars must include the red indelible ink certification which includes the name of producer and process used. 3 5. That the certification of approval for this Special Permit use be filed with the City Clerk’s office before becoming effective. This certification will be provided to the applicant by the City Planning Department post approval after the appeal period has ended. 6. That after the filing of the mylars, a zoning permit shall be issued, for the conversion per ZR Section 3.3.5.5, prior to any land disturbance activities commencing in the site. 7. That the applicant submit the required erosion and sediment control bond of $17,565 prior to requesting a zoning permit, in the form of a check or letter of credit, and the associated paperwork to the Planning Department for review and approval by the City’s Attorney. 8. That any modifications to the approved plan shall be reviewed by the Zoning Enforcement Officer prior to occurring and may require additional review and approval by the Commission. 9. That a pre-construction meeting be held with the Planning, Public Works Departments and NPU prior to the start of the project. 10. That all E&S controls be installed by the applicant and inspected by the ZEO prior to initiating any land disturbance activities. 11. That all proposed improvements associated with this application are to be completed according to the approved plan prior to the issuance of the required Certificate of Zoning Compliance or a performance bond will be required in accordance with Sections 7.5.7.3 and 8.9 of the Zoning Regulations. 12. That the Commission may require an as-built or certification by a licensed engineer or land surveyor should it be deemed necessary by the City to determine compliance with the approval granted. 13. That verification by the lighting expert will be necessary before issuance of the certificate of zoning compliance. 14. That the discharge of storm water and dewatering of any wastewater from construction activities is less than 5 acres and falls under CT DEEP general permit. Michael Lahan seconded. The motion passed unanimously. The reasons for the approval was that the proposal conforms to Chapter 5 and Sections 3.4 and 7.7 of the Zoning Regulations. 2. SDP#1042: SDP#1042: 140 Yantic Road. Request for Site Plan Approval for proposed mill conversion in accordance with Section 3.3 Mill Reuse Overlay District to convert Hale Mill into a 151 Room Hotel with amenities including tennis court, playground, indoor pool, restaurant, business center, as well as other site improvements such as paved parking, drainage, utility connections, landscaping and exterior lighting. Application and property of Mill Development CT, LLC, Assessor’s Map 49, Block 1, Lot 45, Zone PMR. Brandon Handfield spoke and requested that his presentation for the SP#18-08 be considered for this site plan application. He stated that he would be happy to answer any additional questions. All CCP members agreed no additional presentation was needed. Frank Manfredi asked about the granite curbs on Yantic Road. He stated that when fire engines come out of firehouse they sometimes they hit this curb. He inquired whether these curbs could be softened. Brandon said they can certainly look into accommodating this request. Deanna Rhodes referred to her memo for this proposal date November 26, 2018. It noted recommended conditions of approval including notification of the State Archeologist. Frank Manfredi made a motion to Approve SDP#1042 with the following instructions that are integral to the approval as recommended in the City Planner’s memo dated 11/26/18: 1. That this approval will expire in 5 years unless an extension has been granted by the Commission. 2. That the City’s required signature block and letter of approval be placed on the final revised plan set. 4 3. That 6 signed and embossed sealed paper copies and 2 mylars of the final revised set of plans be submitted to the Planning Department for endorsement by an officer of the Commission. The mylars must include the red indelible ink certification which includes the name of producer and process used. 4. That after the filing of the mylars, a zoning permit shall be issued, for the conversion per ZR Section 3.3.5.5, prior to any land disturbance activities commencing in the site. 5. That the applicant submit the required erosion and sediment control bond prior to requesting a zoning permit, in the form of a check or letter of credit, and the associated paperwork to the Planning Department for review and approval by the City’s Attorney. 6. That any modifications to the approved plan shall be reviewed by the Zoning Enforcement Officer prior to occurring and may require additional review and approval by the Commission. 7. That a pre-construction meeting be held with the Planning, Public Works Departments and NPU prior to the start of the project. 8. That all E&S controls be installed by the applicant and inspected by the ZEO prior to initiating any land disturbance activities. 9. That all proposed improvements associated with this application are to be completed according to the approved plan prior to the issuance of the required Certificate of Zoning Compliance or a performance bond will be required in accordance with Sections 7.5.7.3 and 8.9 of the Zoning Regulations. 10. That the Commission may require an as-built or certification by a licensed engineer or land surveyor should it be deemed necessary by the City to determine compliance with the approval granted. 11. That verification by the lighting expert will be necessary before issuance of the certificate of zoning compliance. 12. That the discharge of storm water and dewatering of any wastewater from construction activities is less than 5 acres and falls under CT DEEP general permit. 13. That a note be added to the site development plan requiring immediate notification of the City Planning Department and State Archaeologist should any archeological resources be uncovered during the development of the project. Michael Lahan seconded the motion. The motion passed unanimously. The reason was the proposal conforms to Chapter 5 and Sections 3.3 and 7.5 of the Zoning Regulations. F. OLD BUSINESS: None G. EXTENSION REQUESTS: None 1. SDP#928, CAM#05-05, SP#05-13 for condos, docks and parking - 190 South Thames Street 2. SDP#961/CAM #07-01 for Phase II of the Condos at Villas at Riverheights – 103 Thermos Ave (aka 120 Thermos Avenue) 3. SDP#981(B) for Phase III of the Villas at Riverheights - 23 Thermos Avenue B. BOND REDUCTION/RELEASE REQUESTS 1. Bond Releases and Replacement with Reduced E&S Bond for SDP#961 & SDP#981(B) 1. SDP#928, CAM#05-05, SP#05-13 for condos, docks and parking – 190 South Thames Street Ms. Rhodes read the extension request letter and suggested conditions should the request be approved. Mel Weiss, Developer, spoke on his own behalf. He would like to continue the work on the project which includes completing the parking area and docks for a small marina operation. He requests an extension to January 17, 2020. Deanna read Mel’s letter to her department. Frank Manfredi made a motion to approve an Extension Request for Application SDP#928 and associated applications CAM#05-05 & SP#05-13 for a project known as “The Moorings at Chelsea Harbor” a multifamily development with associated waterfront docks which is located at 190 South Thames Street, owned by 190 South Thames Street LLC, with the following conditions: 5 * That the approval will expire on January 17, 2020 and that no additional extensions may be granted. * That the City Engineer review the adequacy of the existing bond and recommend an increase if necessary. Should a new bond be required, it shall be in the form of a check or letter of credit. He gave his reason as the maximum extension is allowed per ZR Section 7.5.10.2. Michael Lahan seconded. The motion passed unanimously. 2. SDP#961/CAM #07-01 for Phase II of the Condos at Villas at Riverheights – 103 Thermos Avenue (aka 120 Thermos Ave) Mr. Rhodes read the developer’s extension request letter and suggested conditions should the request be approved. Michael Franklin spoke. He clarified that they were not the original developers of the project. The plan is to submit an application to redesign projects to be smaller units. The project is in an opportunity zone. Phase 1 of the project is complete. Michael Lahan made a motion to approve an Extension Request for Application SDP#961 and associated Application #CAM#07-01 for a project known as “Phase II of the Estates at Riverfront” for construction of 35 condo units at 103 Thermos Avenue (previously known as 120 Thermos Avenue) with following conditions: * That the approval will expire on March 20, 2021 and that no additional extensions may be granted. * That an erosion and sediment control bond be submitted for $29,270 in the form of a check or letter of credit. He gave his reason as the maximum extension is allowed per ZR Section 7.5.10.2. Frank Manfredi seconded the motion. The motion passed unanimously. 3. SDP#981 (B) for Phase III of the Villas at Riverheights – 23 Thermos Avenue: Ms. Rhodes read the request for the extension received from Michael Franklin. Michael Lahan made a motion to approve an Extension Request for Application SDP#981(B) for a project known as “Phase III of the Estates at Riverfront” for construction of 6 condo units at 23 Thermos Avenue with following conditions: * That the approval will expire on April 21, 2023 and that no additional extensions may be granted. * That an erosion and sediment control bond be submitted for $14,360 in the form of a check or letter of credit. He gave his reason as the maximum extension is allowed per ZR Section 7.5.10.2. Frank Manfredi seconded the motion. The CCP unanimously granted the extension. H. BOND RELEASE REQUESTS: 1. Bond Releases and Replacement with Reduced E&S Bond for SDP#961 & SDP#981(B): Deanna read the request and added that the city revised the bond because erosion and sediment only were needed. She asked that they consider a condition which she noted. Frank Manfredi made a motion to approve Release of Existing Bonds for SDP#961 & 981(B) with the following condition: 6 * That the bonds be released after new erosion and sediment control bonds are posted in amounts that are acceptable to the City Engineer and in the form of a check or letter of credit. He gave his reasons as the City has revised its regulations relative to bonds, and that erosion and sediment control bonds would only be required up front for a development project. Michael Lahan seconded the motion. The motion passed unanimously. I. OTHER BUSINESS 1. Request for Modification of Condition #2 of Approval for SDP#1040 – 3 North 2nd Street, Taftville Landing, LLC: Deanna Rhodes introduced Attorney Glenn Carberry who was there on behalf of his client. Mr. Carberry noted that Phil Biondo was also present. Attorney Carberry spoke to Condition #2 for Taftville Landing regarding the merging requirement and that the lot is a limited common element of one of the condominiums already and not needed for Ponemah Mills. However, ownership must be retained by the condominium. A non-exclusive parking easement will grant to Taftville Landing exclusive rights to use all of the parking and access in perpetuity. Taftville Landing will be responsible for maintenance. Glenn went to the title insurer and they have issued title as unlimited right to this parking to go along with Taftville Landing. His client is asking for removal of existing Condition #2 and substitution of a new condition requiring the copy of the title easement and title endorsement. Frank Manfredi made a motion to modify approval of SDP#1040 for property known as 3 North 2nd Street – Taftville Landing, LLC to: (i) remove Condition #2; (ii) substitute a new condition requiring that the applicant provide the Planning & Development Department with a recorded copy of the Parking Easement and a copy of the title policy endorsement; with the following additional condition: That the City’s letter of approval for the modification be added to the plan set and mylars, which are associated with SDP#1040, prior to filing them on the land records. He gave his reasons as it is not feasible under the Common Interest Ownership Act and Declaration of the Ponemah Mills Common Interest Community. Swarnjit Singh Bhatia seconded the motion. Kathy Warzecha asked clarification from Ms. Rhodes if the proposed easement was found acceptable. She confirmed that it was and found the substitute condition satisfactory. The motion passed unanimously. J. POCD PIC MEETING REMINDER: 01/09/2019 Deanna gave a reminder of the next POCD PIC meeting which will be January 9, 2019. K. STAFF REPORT: No report L. ADJOURNMENT: Motion by Frank Manfredi to adjourn at 8:45 PM. Seconded by Michael Lahan. Motion passed unanimously. Respectfully submitted, Melinda Wilson Recording Secretary 7