Commission on the City Plan

COMMISSION ON THE CITY PLAN Wednesday June 26, 2024, 6:00 PM Hybrid Special Meeting City Hall Room 335 and Zoom NORWICH, CT 1. CALL TO ORDER: Chair Frank Manfredi called the meeting to order at 6:00 PM. 2. ROLL CALL AND SEATING OF ALTERNATES: Present: Chairman Frank Manfredi, Vice Chair Deane Nason, Kathy Warzecha, James Quarto, Nicholas Fortson and Ella Myles (ZOOM). Absent: Jason Courter and Tracey Burto Others Present: Director of Planning and Neighborhood Services Deanna Rhodes, City Planner Dan Daniska, Greg Smolley of DRA Architects and Recording Secretary Katherine Rose (ZOOM). 3. APPROVAL OF MINUTES: May 21, 2024 On a motion by James Quarto, seconded by Deane Nason, the CCP approved the minutes of May 21, 2024, as presented. Chair Frank Manfredi abstained. 4. COMMUNICATIONS: Chair Frank Manfredi stated the CCP received an email and letter earlier that day from Ellen Bartlett of CLA Engineers regarding the 105 Stonington Road Special Permit SP#24-05 application requesting that the matter be tabled until the next CCP meeting so they had time to gather additional details for their application. Deane Nason made a motion To TABLE SP #24-05 until the 07/16/2024 Commission on the City Plan Meeting. Ella Myles seconded. Kathy Warzecha abstained. The motion passed. 5. NEW BUSINESS: PUBLIC HEARINGS AND POTENTIAL ACTION ON THE FOLLOWING SPECIAL PERMIT APPLICATIONS: a. SP#24-02: 164 & 165 Golden Street & property on Boswell Avenue (located between 363 & 345 Boswell Avenue). Request for a Special Permit for the construction of an elementary school including associated parking areas, access drives, play areas, and stormwater management improvements. Property and Application of City of Norwich. Assessor’s Map 86 Block 3 Lots 13 & 14 and Map 94, Block 1, Lot 23. Zone MF. Kathy Warzecha made a motion to open the public hearing at 6:04 PM. James Quarto seconded. The motion passed unanimously. Greg Smolley of DRA Architects introduced himself and his online team members who were presenting the application on behalf of the City of Norwich. Mr. Smolley gave an overview of the project, which arose from the Schools Master Plan that the city commissioned to look at the needs of all schools from a fiscal and educational viewpoint. Mr. Smolley discussed the history of the school system and what factors lead to the School Building Committee deciding to build a new school on the former Greeneville Elementary School site. Mr. Smolley explained the overall proposed site would consist of the previous Greenville School location, a small lot on Golden Street, and a J-shaped piece of property to the north. Mr. Smolley noted where the storm water retention areas, the wetland creation area, the impacted wetlands and the upland protection were located on the proposed site layout. He noted this layout was presented to and approved by the Inland Wetlands, Water Courses & Conservation Commission at the 06/06/2024 meeting. Mr. Smolley 1  stated the design will allow for the collection of storm water onsite and the reduction of current runoff with a series of catch basins and underground piping and retention systems. Mr. Smolley showed an illustrated site plan on screen for all to view and explained the layout of the proposed building and functions of the proposed parking lots. He stated the plan respected the buffers around the site in order to keep as many trees as possible when grading the site, which has about 30 feet of topographic change. Mr. Smolley noted that traffic impacts were analyzed and explained how they came to a ‘good’ level of service for the area. Greg Smolley stated that buses and those doing pick up/drop off would access the site from Golden Street, while staff would be split between Golden Street and Boswell Avenue. Mr. Smolley stated it was suggested by DRA’s traffic engineers to install a traffic signal with an advanced warning signage at the Boswell Avenue driveway. Mr. Smolley added that left turns into the school from Boswell Avenue would be prohibited due to poor sight distance even with the signal. Mr. Smolley reviewed the floor plans of the proposed new school on screen for all to view, as well as the site elevations that showed the various grading to allow the proposed building. James Quarto asked how environmental issues would be addressed. Greg Smolley responded that the building was designed to meet or exceed the high efficiency building standard set by the state. Greg Smolley stated it would be a super-efficient insulation structure with continuous insulation on the outside of the wall down. Greg Smolley stated the design utilizes the least amount of energy and most efficient windows possible, which would be equipped with sun shades. Greg Smolley added that the windows in the south of the building would be tinted and the building would have the most efficient HVAC system that was possible. Mr. Smolley stated that the site itself would be reused as much as possible to limit the amount of trees cut and excavated materials would also be reused as much as possible. Kathy Warzecha asked to see pedestrian circulation around the building, on Boswell Avenue and on Golden Street. Greg Smolley showed on screen for all to see where the access drive to the site from Boswell Avenue, and explained they were not planning to extend the sidewalk along that route to Boswell Avenue as not to encourage walking on Boswell Avenue by students, as that road does not have sidewalks in that area. Greg Smolley stated there was space allotted for a sidewalk to be built. Greg Smolley showed on screen for all to see where the sidewalks would be located on the Golden Street side of the site and noted they would connect to the sidewalk on Golden Street with a painted crosswalk. Kathy Warzecha asked if potentials for future expansion had been considered, as a lot would be invested into the site. Greg Smolley responded that was looked at for this site, but it would be very difficult. Greg Smolley stated, in response to a question regarding security from James Quarto, that there were a number of guidelines adopted by the state, one of which being that the school district must have a school security plan which must be updated regularly and involve the city agencies that respond to emergencies, including the state police. Greg Smolley stated that DRA also had to include those agencies within their planning. Greg Smolley stated that in general the planning was such that you could not enter a school without passing and receiving clearance from an adult. Greg Smolley stated that all doors would be locked during the day and described the other security features of the building design. Marie Saint Sume of 160 Golden Street stated that her home neighbored the former school and asked how long the construction process would take. Greg Smolley responded that the project was on schedule to go out to bid at the end of the year and for construction to begin in March. Greg Smolley stated it typically takes about 12 to 16 months to build a school. 2  Elizabeth Belisle of 249 Boswell Avenue stated she was concerned with additional traffic in the area. Greg Smolley stated that based on the traffic study they conducted they designed the site to have split entrances between the two sides of the building and they moved a majority of the parking to come off of Golden Street, so that only staff parking would be off of Boswell Avenue. Greg Smolley reiterated that the Department of Public Works and Norwich Police Department suggested a traffic light at that entrance. Elizabeth Belisle asked if Golden Street would have to be accessed off of Hickory Street. Greg Smolley responded Golden Street could be accessed from other points as well, but Hickory Street was the widest access point. Greg Smolley stated there would be a fair amount of added traffic during pick up and drop off times, but none throughout the rest of the day. Greg Smolley stated that a majority of those going to the school would be staff. Dan Daniska stated that city staff has worked with the DRA team for quite a while and did not have many comments on the application at that point. Dan Daniska provided an overview of his Plan Review Memo and Exhibit List. Dan Daniska submitted into the record showed an email on screen for all to view from Kathleen Murphy in regards to SP#24-02 in respect of her concerns of increased traffic and road/ledge blasting, which he read into the record. In response, Greg Smolley stated that DRA undertook a series of test borings on the Greeneville site. Greg Smolley stated they found the soil runs anywhere from six to twenty feet before they reach the ledge and that their team is continuing to take a series of investigations on the ledge and density of the ledge. Greg Smolley continued that this was done by boring down to the ledge and then using a series of small detection and seismograph, which was a system not in place at the time of the previous 2006 project referenced in the email. Greg Smolley added that as a public entity with a construction manager there were stop-gaps in place on the size of the charges used and times that blasting would occur. Greg Smolley stated that pre-blast inspections would be done of all the homes in the area by the blasting contractor, whose insurance is set to cover any documented damages that are not pre- existing issues. Kathy Warzecha made a motion to close the public hearing at 6:48PM. Deane Nason seconded. The motion passed unanimously. Kathy Warzecha made a motion To APPROVE SP #24-02 with the stipulation that a crosswalk be added onto Golden Street and Boswell Street; a pre-blast survey be conducted 1,500 feet from the site by an engineered geologist; and with the following conditions: ● That the site plan for the Special Permit will expire in 5 years unless an extension has been granted by the Commission. ● That a crosswalk be added to the site plan at the Golden Street connection. ● That grading for a future sidewalk to Boswell Avenue take place during construction. ● That a pre-blasting survey be performed by a licensed engineer and/or geologist, at a distance of 1500’. ● That an As-Built be filed on the land records at the completion of the project. ● That final revised plans be submitted and reviewed by City Staff. ● That the City’s letter of approval be placed on the final revised plan set (cover page preferred), the required signature block be placed on all plan sheets, and that all plan sheets include the stamped seal and signature of the licensed professional. Please include the Wetlands Approval Letter on the Cover Sheet as well. ● 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 prior to filing the mylars and special permit on the land records, that the 3 properties 3  be officially merged by deed and map into one parcel. ● That the endorsed mylar set shall be filed on the Land Records by the applicant. ● That after the filing of the mylars and associated Special Permit documentation, a zoning permit shall be issued prior to any land disturbance activities associated with this approval. ● 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 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. James Quarto seconded the motion. Voted in favor: Deane Nason, Kathy Warzecha, Frank Manfredi, James Quarto and Ella Myles. Opposed: None b. SP#24-03: 386 New London Turnpike. Request for a Special Permit for the construction of an elementary school including associated parking areas, access drives, play areas, and storm water management improvements a portion of which fall within a FEMA designated Special Flood Hazard Area or Floodway. Property and Application of City of Norwich. Assessor’s Map 108 Block 1 Lot 12. Zone R20. Kathy Warzecha made a motion to open the public hearing at 6:52 PM. Deane Nason seconded. The motion passed unanimously. Greg Smolley of DRA Architects introduced himself and his online team members who were presenting the application on behalf of the City of Norwich. Greg Smolley gave an overview of the project, which arose from the Schools Master Plan that the city commissioned to look at the needs of all schools from a fiscal and educational viewpoint. Greg Smolley discussed the history of the school system and what factors lead to the School Building Committee deciding to build a new school on the current Stanton Elementary School site. Greg Smolley stated the intention for the project is to reuse the site as much as possible and keep it as close to the population center that it will serve. Greg Smolley described the existing conditions, topography and wetlands of the site. Greg Smolley noted that the DRA discovered and marked wetlands on site that were not included on GIS maps. Greg Smolley stated that, working with their civil engineers, DRA made an application to FEMA for a Letter of Map Amendment, which was approved, to help to make the site more usable as it altered the boundary of the 100-year flood zone. Greg Smolley described traffic flow on the site and the proposed floor plan of the new building. Dan Daniska stated that city staff worked closely with DRA on this project and the submittal for the Letter of Map Amendment, which would be submitted to the city upon receipt. Mr. Daniska provided an overview of his Plan Review Memo. Mr. Daniska submitted into the record an emailed comment from David Pevner of 380 New London Turnpike which asked if there were any plans to reduce or reroute water in the floodplain adjacent to the even-numbered homes on New London Turnpike. Greg Smolley responded that the plan for the school would increase the amount of storm water collection as there would be on site water collection, which did not currently occur. Greg Smolley stated that the collection along the northern driveway of the site may help with flooding issues upstream from the school, but there would be definite improvements downstream. Dan Daniska gave an overview of his Exhibit List. 4  Amy Sipuleski, who owns a property along Maple Street (177) that abuts the school property, stated she saw in the paper something about a nature preserve being put in the rear of the school. Greg Smolley stated there were no plans per say for a nature reserve, but there was space for a good outdoor classroom that could be utilized. Dan Daniska added that there were discussions of putting a trail system in the way back of the school in the wooded area, but there were no current plans whatsoever. Stacy Gould on behalf of Beth Jacob Synagogue at 400 New London Turnpike stated that the church had been neighbors with the school for over forty years and had enjoyed that relationship. Stacy Gould continued that the board of directors hopes the commission will approve the new school’s request for a special permit. Stacy Gould stated the board is excited about the possibility of the new school, and may be able to offer their large parking lot up to assist with any parking issues. Stacy Gould stated the board of directors was in favor of the project. Viviana Garcia of 189 Maple Street asked if anything would be occurring that would affect the Maple Street area. Greg Smolley responded that nothing south of the site would be impacted. Dan Daniska noted that the south portion of the proposed transformer and generator pad slightly touches the setback line. Dan Daniska stated he spoke with Norwich Public Utilities and the Zoning Enforcement Officer and it was requested that the pads move back a few feet to distance itself from the setback line. James Quarto made a motion to close the public hearing at 7:19 PM. Deane Nason seconded. Kathy Warzecha made a motion To APPROVE SP #24-03 with the stipulation that the transformer and generator pad be moved as mentioned; and with the following conditions: ● That the site plan for the Special Permit will expire in 5 years unless an extension has been granted by the Commission. ● That final revised plans be submitted and reviewed by City Staff. ● That an As-Built be filed on the land records at the completion of the project. ● That the Transformer and Generator be moved a few feet to comply with zoning setback lines. ● That the City’s letter of approval be placed on the final revised plan set (cover page preferred), the required signature block be placed on all plan sheets, and that all plan sheets include the stamped seal and signature of the licensed professional. Please include the Wetlands Approval Letter on the Cover Sheet as well. ● 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 and associated Special Permit documentation, a zoning permit shall be issued prior to any land disturbance activities associated with this approval. ● 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 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. 5  Ella Myles seconded the motion. Voted in favor: Deane Nason, Kathy Warzecha, Frank Manfredi, James Quarto and Ella Myles. Opposed: None c. SP#24-04: 40 Connecticut Avenue. Request for a Special Permit for a private educational institution for grades K-8. Property of Frama Realty Corp (aka Olindo Nocito). Application of Frama Realty Corp on behalf of Natchaug/Hartford HealthCare. Assessor’s Map 50 Block 1 Lot 53. Zone BP. Deane Nason made a motion to open the public hearing at 7:21 PM. Kathy Warzecha seconded. The motion passed unanimously. Michael D’Amato, on behalf of Natchaug HealthCare, introduced himself and the project for a private school suited for students with special needs. Mr. D’Amato stated the proposed school would hold 50 maximum students, with plans for 31 students to start off in 2025. Mr. D’Amato stated there would be 20 faculty and staff members at the school. He stated the building previously housed 100 employees and now would only hold a maximum of 70 faculty members and students. Mr. D’Amato stated the only change to the site was the walkway in the front of the building where students would be dropped off and an addition of two handicap parking spaces. Dan Daniska stated the original memo by staff had a number of comments, all of which had been addressed to the satisfaction of staff, the zoning enforcement officer and city engineer. Dan Daniska asked what the building located in the rear of the site map labeled ‘EXISTING BUILDING’ would be used for. Michael D’Amato responded it would not be used in relation to the school and it was currently a warehouse that would remain that way for private storage. Dan Daniska asked the site plan be updated per the Zoning Officer’s request regarding the accessory building, he then provided an overview of his Plan Review Memo and Exhibit List. Kathy Warzecha made a motion to close the public hearing at 7:30 PM. James Quarto seconded. The motion passed unanimously. Kathy Warzecha made a motion to approve the waiver requests related to drainage calculations and an erosion sedimentation control bond. Deane Nason seconded. The motion passed unanimously. Kathy Warzecha made a motion to approve SP #24-04, with the provision that the unlabeled building on the site plan be labeled; and with the following conditions: ● That the site plan for the Special Permit will expire in 5 years unless an extension has been granted by the Commission. ● That the items listed in this memo, dated 06/12/2024 be included in the revised site plan. ● That final revised plans be submitted and reviewed by City Staff. ● That the required copy of the Property Deed be submitted to City Staff. ● That the building located to the rear of the property be properly labeled to clarify if it is to be accessory for the storage of supplies and maintenance equipment related to the use in the primary building or labeled accordingly. ● That the City’s letter of approval be placed on the final revised plan set (cover page preferred), the required signature block be placed on all plan sheets, 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. 6  ● That after the filing of the mylars and associated Special Permit documentation, a zoning permit shall be issued prior to any land disturbance activities associated with this approval. ● 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 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. James Quarto seconded. The motion passed unanimously. d. SP#24-05: 105 Stonington Road. Request for a Special Permit for a proposed three (3) phase development for a cannabis cultivation and manufacturing facility including installation of 2100 sq. ft. of modular construction trailers for temporary use, a proposed 9,600 sq. ft. building and two (2) greenhouses with associated site improvements such as a driveway, fencing, septic system, landscaping, parking area and stormwater management. Property of 105 Stonington Road LLC. Application of Nautilus Botanicals LLC. Assessor’s Map 112 Block 1 Lot 7. Zone GC. The application was tabled until the next regular meeting. H. OLD BUSINESS/EXTENSION REQUESTS/BOND REDUCTION/RELEASE REQUESTS: None I. STAFF REPORT: Deanna Rhodes reported that the city hired consultant SLR. J. ADJOURNMENT: On a motion to adjourn by James Quarto, seconded by Deane Nason the CCP meeting unanimously adjourned at 7:34 PM. Respectfully submitted, Katherine Rose, Recording Secretary 7