Commission on the City Plan

COMMISSION ON THE CITY PLAN Tuesday, March 19, 2024, 7:00 PM Hybrid Meeting / Public Hearing 23 Union Street - Lower Level Conference Room - NORWICH, CT 1. CALL TO ORDER: Chairman Frank Manfredi called the meeting to order at 7:00 PM. 2. ROLL CALL AND SEATING OF ALTERNATES: Present: Frank Manfredi, Chairman, Ella Myles (Online), Deane Nason, Kathy Warzecha, Jim Quarto (7:12PM) Jason Courter (Alternate), and Nicholas Fortson (Alternate) Absent: Tracy Burto (Alternate) Staff Present: Director of Planning and Neighborhood Services Deanna Rhodes and City Planner Dan Daniska Due to absence of Commission Members, Jason Courter was seated as a Regular Member until James Quarto arrived at 7:12 PM. Chairman Manfredi welcomed Nick Fortson to the Commission, at this time he has yet to be sworn in by the City Clerk. Jason Courter motioned to amend the agenda to add a filing of mylars extension request to Item 7. Seconded by Ella Myers. The motion was unanimously approved. 3. APPROVAL OF MINUTES: Ella Myles made a motion to approve the minutes of the February 27, 2024 Meeting. Jason Courter seconded the motion. The minutes were approved unanimously. 4. COMMUNICATIONS: None. 5. NEW BUSINESS: a. Public Hearing and Potential Action on the Following Special Permit Application: SP#24-01: 78 Fanning Ave. Special Permit request to convert an existing daycare facility to a short-term rehabilitation facility for at risk youth. The proposed renovation will accommodate an 8-10 bed capacity. No proposed exterior changes to the existing building or site improvements. Application of CHR Capital, Inc. Property of Waterford Country School, Inc. Assessors Map 84, Block 2, Lot 6, Zone NC. Ella Myles made a motion to open the Public Hearing at 7:04 PM. Jason Courter seconded the motion. The motion passed unanimously. Representatives for the applicant were in attendance and spoke on behalf of the project. Atty. Matt Ranelli, from Shipman & Goodwin, introduced the applicant team and briefly explained the scope of the project. Heather Gates, President and CEO of CHR Capital, Inc., provided an overview of CHR’s business model, interaction with the State of Connecticut Department of Children and Family (DCF), industry satisfaction data pertaining to CHR, and information on CHR’s service territory. Jennifer Nadeau, Sr. Vice President of Child and Family Services for CHR summarized the programs and services that will be provided at the facility located at 78 Fanning Avenue. Hannah Richardson, project architect describe the project details, which included the complete remodeling of the interior of the existing structure, outside ramp improvements for ADA compliance and no other changes to the exterior existing structure. The existing parking lot will be re-striped. Matt Ranelli concluded by confirming that the proposed use of the site is an allowed use by Zoning and reiterated the competence of CHR in the industry and facility oversight by CT DCF. Dan Daniska provided an overview of his Plan Review Memo, stating that while the applicant had provided a general narrative of the project that addressed some of the thirteen (13) required criteria as outlined in ZR Section 7.7.6. Mr. Daniska stated that the applicant had submitted written waiver requests for Drainage Calculations and an A-2 Site Plan, as there are no proposed changes to the existing site. Mr. Daniska stated that staff has deemed this request acceptable. Mr. Daniska informed the Commission that during a site walk earlier in the day, he felt that the addition of screening in the form of a fence or plantings along the property line of 9 Zepher Street should be something that the Commission consider as a condition of approval. Atty. Ranelli responded that the applicant was in agreement and would install what the Commission deemed appropriate. Mr. Daniska asked the Commission to waive the reading of the exhibit list, as he would provide it to the clerk if needed. Deanna Rhodes provided the applicant with a listing of the thirteen required criteria for a Special Permit, each item was addressed and answered by Atty. Ranelli. Chairman Manfredi asked for public comments in support of the project. No comments were provided. Chairman Manfredi then asked for public comments against the project. The following members of the public spoke in opposition: Carla Church, 71 Fanning Avenue. Mrs. Church strongly objected to the application. Douglas Church, 71 Fanning Avenue. Mr. Church objected to the project and asked what security protocol would be in place concerning residents. Ms. Gates responded through the Chairman that the children in the facility would be there between 1-14 days and would be supervised 24/7 by staff and/or parents, included three staff overnight. She also explained that exterior doors would be securely alarmed. Only five children over the age of 12 will be present at any time, and that staffing levels are dictated by CT DCF. Chairman Manfredi asked for any further comments from the public. Thomas DiStasio, 57 Fanning Avenue. Mr. DiStasio described his background working in the mental health industry, including his experience working in group homes and mental facilities which has given him cause for concern over staffing levels. He specifically asked about outside recreation plans. Mr. Ranelli responded that there are no current plans for outdoor recreation but any future plans will be  brought back to the CCP for approval. Planning department staff asked if the DCF licensing for the facility requires outside recreation or does the interior recreation space plans cover any requirements, Ms. Nadeau responded that DCF does require some outdoor recreation space, but there are no requirements as to what it needs to be. Recreation space will be primarily interior, outdoor green space will be used for passive recreation. If additional outdoor space is required for licensing, they will come back for approvals. Ella Myles made a motion to close the Public Hearing at 8:00 PM. Jason Courter seconded the motion. The motion passed unanimously. Kathy Warzecha made a motion to approve the Waiver Requests Related to Drainage Calculations and an A-2 Site Plan. Deane Nason seconded the motion. Voted in Favor: Deane Nason, Kathy Warzecha, Frank Manfredi, Jason Courter & Ella Myles. Opposed: None Kathy Warzecha made a motion to approve SP #24-01 with the following conditions: • That the certification of approval for the 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. • That a zoning permit shall be issued prior to any activities commencing on the site. • That any modifications to the approved proposal shall be reviewed by the Zoning Enforcement Officer prior to occurring and may require additional review and approval by the Commission. • That a fence be installed along the property line of 9 Zepher Street to provide a buffer between the residence and medical facility. • That the applicant must return to the Commission with an updated site plan should outdoor recreation be required by the Department of Children and Families. • 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. Jason Courter seconded the motion. Voted in favor: Deane Nason, Kathy Warzecha, Frank Manfredi, Jason Courter & Ella Myles. Opposed: None Reason for Approval: The proposal conforms to ZR Section 2.3, Chapter 5, ZR Section 6.11, and 7.7 of the Zoning Regulations. b. Site Development Plan Proposal: SDP #1053: 102-110 Main Street. Site Plan Review for a proposed mixed use building consisting of six (6) apartments and existing first floor commercial tenant space. Application of Stephan Nousiopoulous, Property of CPH 2, LLC. Assessors Map 102, Block 2, Lot 57. Zone CC. Stephan Nousiopoulous, architect on the project explained that the project involved converting the fourth floor of the building into smaller apartments and requested for a waiver for the site plan due to the fact the building is already existing, and a waiver for open space due to the proximity of public green space. In response to questions by the commission, Mr. Nousiopoulous explained that the first floor commercial space will not be renovated until a tenant is obtained. The building’s brick facade will not be changed, but will be repointed as necessary. The roof will be replaced and slightly raised in the back to provide additional  headroom for the fourth floor tenants. A discussion also took place concerning trash disposal and storage of garbage cans for tenants. Kathy Warzecha made a motion to approve waiver requests related to parking, open space and recreation, and an A-2 Site Plan. Ella Myles seconded the motion. Voted in favor: Deane Nason, Kathy Warzecha, Frank Manfredi, Jim Quarto & Ella Myles. Opposed: None Kathy Warzecha made a motion to approve SDP #1053: 102-110 Main Street with the following conditions: • That final revised plans be submitted and reviewed by City Staff. • That this approval will expire on 03/19/2029 unless an extension has been granted by the Commission. • That all comments from various departments be addressed in the final plan set to be reviewed by staff. • That a solution for trash storage and disposal be presented to and agreed upon by City Staff prior to the issuance of certificates of occupancy. Garbage cans are not to be located on Main Street. • That potted planters be located on the sidewalk in front of the building in lieu of green space. • That the City’s required signature block and letter of approval be placed on the final revised plan set, and that all plan sheets include the stamped seal and signature of the licensed professional. • 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. • That the endorsed mylar set shall be filed on the Land Records by the applicant. • That after the filing of the mylars, a zoning permit shall be issued prior to any land disturbance activities commencing in the site. • That any modifications to the approved proposal shall be reviewed by the Zoning Enforcement Officer prior to occurring and may require additional review and approval by the Commission. This includes changes to number of units or size of units. • That a pre-construction meeting be held with the Planning, Public Works Departments and NPU prior to the start of the project. • 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. • 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. • That the discharge of stormwater and dewatering of any wastewater from construction activities is less than 5 acres and falls under the CT DEEP general permit. James Quarto seconded the motion. Voted in Favor: Deane Nason, Kathy Warzecha, Frank Manfredi, Jim Quarto & Ella Myles. Opposed: None Reason for Approval: The proposal conforms to Section 2.6, Chapter 5, Section 6.5 and Section 7.5 the Zoning Regulations. 6. OLD BUSINESS: None. 7. EXTENSION REQUESTS: Kathy Warzecha made a motion to grant a 90-day extension for the filing of mylars for the Occum Industrial Center. Deane Nason seconded the motion. The motion passed unanimously.  Reason for Approval: 90-Day extensions for filing of Mylars is statutorily allowed. Jason Courter departed the meeting at 8:40 PM. 8. BOND REDUCTION/RELEASE REQUESTS: None 9. OTHER BUSINESS: a. Election of Officers. Kathy Warzecha motioned to nominate Frank Manfredi as Chairman of the CCP. James Quarto seconded the motion. The motion passed unanimously. Chairman Manfredi nominated Deane Nason as Vice Chair of the CCP. Kathy Warzecha seconded the motion. The motion passed unanimously. b. Regular Member and Alternative from the CCP sit on the Norwich Inland Wetlands, Water Courses & Conservation Commission. Deane Nason and Nick Fortson volunteered for the regular member and alternate member to serve as CCP representatives on the Norwich Inland Wetlands, Water Courses, & Conservation Commission, respectively. 10. STAFF REPORT: Deanna Rhodes reported on the following: 1. June 18, 2024 CCP meeting will need to be cancelled and rescheduled to accommodate the need for staff to attend the Connecticut Main Street event taking place in Norwich at the same time. 2. Kathy Warzecha asked for an update on the status of the Burger King project on Town Street. No new action has been taken on this project and project representatives have not responded to requests for information. 3. The City received a small grant for a remedial action plan and soil study at the Capehart property in Greenville. Staff are waiting to hear the outcome of a grant application for $4 million for brownfields remediation at Capehart. 4. The City received a $2 million grant for Howard Brown Park and Marina. 5. The preliminary Downtown Mobility Study was presented the City Council. 6. Budget season as begun; money has been requested for zoning changes outlined in the Plan of Conservation and Development. 7. Kathy Warzecha asked the staff to provide a list each month of approved projects. 11. EXECUTIVE SESSION: The Commission did not enter into Executive Session. 12. ADJOURNMENT: James Quarto made a motion to adjourn. Deane Basin seconded the motion. The motion passed unanimously ending the meeting at 8:56 P.M. Respectfully submitted, Jeanne Kurasz – CCP Recording Secretary