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ENFIELD TOWN COUNCIL
Acting as Municipal Site and Building Review Subcommittee
MINUTES OF A PUBLIC INFORMATION MEETING
MARCH 6, 2002
A Meeting of the Enfield Town Council, acting as the Municipal Site and Building Review Subcommittee, was called to order by Chairman Fiore in the Council Chambers of the Enfield Town Hall, 820 Enfield Street, Enfield, Connecticut on Wednesday, March 6, 2002 at 7:00 p.m.
PLEDGE OF ALLEGIANCE The Pledge of Allegiance was said.
ROLL-CALL Present were Commissioners Edgar, Fiore, Mangini and Strom. Commissioner Egan entered at 7:06 p.m. Also present were Town Manager, Scott Shanley; Town Clerk, Suzanne F. Olechnicki; Director of Planning, Jose Giner; Director of Social Services, Dorothy Allen; Director of Public Works, John Kazmarski and Community Development Coordinator, Laura Watson McMenamin.
Chairman Fiore stated there will first be a presentation regarding a request by the Department of Social Service staff for final plan approval of new construction for a proposed Family Resource Center and related site work to be located on property zoned Thompsonville Village Center District and Residential 33 located at 110 High Street.
Mr. Kazmarski spoke about the site plan and what is being proposed at 110 High Street for the new Family Resource Center. He noted Ms. Allen is present to answer any questions regarding uses at this facility if its approved and constructed as proposed.
He noted the site acquired is the former Graphica building. He noted this building is located at the front of the site with the rear a parking area and woods. He stated they are proposing the demolition and complete removal of the existing Graphica building, removal of an underground storage tank and the construction of the site improvements as indicated on this particular plan.
Mr. Kazmarski stated the footprint of the building is 6,000 square feet and one story is being proposed at this point in time. He noted the building meets all of the requirements of the state for required play areas, etc. around a facility such as this. He stated theyre providing parking that meets the requirements and the setback lines are all met by the size of the building. He noted theyre providing on site storm drainage with in ground dispersion of the surface runoff that is collected. He explained surface runoff will be going into underground galleys and dispersed into the soil.
He stated landscaping treatment is provided along the front and the sides of the building. He noted fencing is proposed as required for the play areas. He went on to note a new sanitary sewer line will be brought in and all utilities will be brought in underground,however, hes not certain about power. He added his belief the existing facility has overhead power lines, but they will look into the possibility of providing it underground.
He presented a rendering from the architect. He noted two configurations are shown, however, this evening theyre talking specifically about a single-story facility. He noted there are some minor changes, i.e., the doors will be centered with minor changes in interior partitions. He explained there is a possibility that there may be sufficient funds to go with an enlarged version of this with a second story and theyre exploring this with the architect and doing some costing out. He noted they will be putting the single story design out to bid with an option for an additional story with a mezzanine on the second floor. He stated if it becomes feasible they can proceed along that route within the funding that is being provided, they will come back to the Committee with a request for a site plan modification.
Ms. Allen stated this building will be used primarily for child day care. She noted they will have 24 infant/toddlers; 20 pre-school and 40 school-aged children. She stated this center will be opened from 6:30 a.m. and it will be open in the evening for adult groups and parent groups. She explained this is the annex to the Family Resource Center located at Alcorn School. She pointed out there isnt enough room in the school to include this part of the Family Resource Center requirement that the State has. She noted they were given permission to locate the annex as close as possible to Alcorn School to fulfill that requirement.
Commissioner Strom questioned what time the child day care closes, and Ms. Allen responded 5:30 p.m.
Commissioner Strom questioned if this has to be reviewed by the Enfield Revitalization Committee since theyre doing something in the Thompsonville Village Center. Mr. Giner stated he would not refer this to the Revitalization Committee since it falls outside the Thompsonville Village District.
Commissioner Strom stated at the last meeting they talked about someone from Mr. Giners office getting in touch with people who would be effected by the moving of the fence line. She questioned if thats been done. Mr. Giner stated he did meet with Ms. Preble. He added they did have the police deliver flyers again for this meeting.
Chairman Fiore invited speakers from the public to come forward.
Diane Preble
Stated she has owned and maintained 911 McConn Avenue for 23 years. She noted she has had fences on this land for 23 years. She noted she was told by whoever owned that land that she could use that land. She voiced her disturbance about this new building being proposed eight feet from the back of her house. She feels this is a large structure for a residential neighborhood. She noted she wants to know how this property will be graded and how the electrical lines will run to the building. She questioned what this facility will do to the value of the surrounding homes. She voiced concern about vandalism in the area of this building.
Mr. Kazmarski stated telephone and electric lines are not specifically indicated on the plans. He noted they will explore the possibility of bringing in telephone and electric lines underground.
Ms. Preble questioned if there was something within the grant that offered something to surrounding residences that would cover the cost of bringing in underground wiring to surrounding homes. Mr. Kazmarski stated there would be a significant difference in cost between bringing in a single new line to a new building vs changing power lines from overhead to underground for the surrounding area.
Ms. Preble requested she be supplied a copy of the grant. Mr. Shanley indicated Ms. Allen can provide a copy of the grant.
Commissioner Fiore stated this Committee strictly pertains to the site plan review of the building and general comments. He noted the role of this Committee is not to talk about the value of the program that would be in the building. He pointed out this whole plan will be re-presented back to the Council as a body. He noted it would be more appropriate to reserve any questions about the program within the building for that meeting.
Ms. Preble questioned where they stand in the process. Commissioner Fiore explained the Town applied for a grant to assist the Town in tearing down the existing building and constructing a new building, and that has been approved and the funds are secured. He noted the Town has transferred some monies into the same fund in anticipation of constructing this building. He noted right now the site plan needs to be approved by the Council. He stated if that happens, there will probably be additional funds they will need to secure in order to build the building.
Steven White, School Street
Stated he owns 114, 116, 118 and 120 McConn Avenue. He noted he was never approached by the Town about the possibility of squaring off his property. He pointed out he had problems regarding two houses on an undersized lot. He questioned the size of the lot. Mr. Giner responded 31,900 square feet.
Mr. White expressed concern about water runoff. He stated his belief electrical lines should definitely be underground. He noted if the actual footprint was smaller, he could see a two-story building, however, he feels a two-story building would be an eyesore with this size footprint. He questioned the type of fencing proposed. Mr. Kazmarski stated his belief it would be a four-foot chain link fence.
Mr. White questioned whether this program is to service low-income people. Ms. Allen responded about 80%. He suggested other locations, i.e., the Lamagna Center or the movie theater.
Mr. White stated his belief this building should be closer to the road frontage. He questioned how a fire engine will access this site. Commissioner Fiore stated the building will be fully sprinklered and this building has been signed off by the fire marshal. He added theres enough width for a fire truck to access the site. Mr. Giner stated the minimum fire lane is 20 feet, and theres a 22 fire lane on this plan.
Mr. White stated if the day care program is to open at 6:30 a.m., that may disturb tenants early in the morning.
Mr. White stated he did not find out about this meeting until about a week ago. He stated his belief this site will be too crowded and it wont be good for that area or his property. Mr. Giner pointed out this site is zoned R33 and Child and Adult Day Care would comply in that zone. Commissioner Fiore stated his understanding they fall within all the zoning regulations.
Mr. White questioned how the Town acquired this property. Mr. Shanley stated this body is just dealing with zoning issues. He noted this property was not acquired because of back taxes. He noted this was purchased with a federal grant for a program supported by the State of Connecticut which supplies child care service within school districts that qualify under federal guidelines. He explained Alcorn qualified for both federal and state guidelines. He pointed out the Higgins and Strand buildings are not in the Alcorn school district, therefore, those buildings wouldnt have qualified for the grants.
Robert Turner, 114 High Street
Stated his belief this proposed facility will be a big nuisance due to vandalism and noise. He added hes also concerned about the fire hazard or a possible gas explosion. He stated any overhead power lines would go right by his bedroom window. He pointed out all the wires in that neighborhood are deteriorated.
Kevin Johnson, 114 High Street
Stated he works the third shift and he has concerns about this facility, i.e., vandalism, sewage, storm drainage, power lines, additional traffic, noise and congestion.
John Klegg, 1 McConn Avenue
Stated he has lived at 1 McConn Avenue for 14 years and purchased this home last September knowing this proposal was in the works. He stated he has about an eight-foot boundary in the backyard by the existing fence. He emphasized he cannot wait until this project happens. He pointed out what exists there now has been so bad for so long, and he feels whatever replaces it will be better than the current situation. He concluded stating he supports this project.
Steven White, School Street
Questioned the possibility of moving the building to the road frontage.
Commissioner Mangini questioned how the hours of operation will be monitored.
Ms. Allen described the clientele they expect. She noted this is the Alcorn School District and this would be part of the Alcorn Family Resource Center, and these children will be from Alcorn. She noted many will be walking to the Day Care Center or pushed there in carriages. She pointed out they currently have a child day care at the Felician Sisters, and they walk right by the infirmary every day and there havent been any complaints about noise. She pointed out the parents of all of these children will be working parents.
Commissioner Edgar stated it concerns him that Ms. Preble had the use of some land for 23 years. He questioned if the Town can take that away. Mr. Giner stated that question has been asked and its his understanding you have to tell the person you intend to occupy that land and own it, not someone just saying it can be used. Commissioner Edgar requested that this question be posed to the Town Attorney. Mr. Giner stated his belief that has been done. Mr. Shanley stated they will get a written answer to Commissioner Edgar.
Commissioner Edgar questioned whether a variance is required if they dont have the required parking spaces. Mr. Giner responded no, because its not conforming the way it is right now. Commissioner Edgar stated he is not convinced because he feels a lot of this is based on assumptions.
Commissioner Edgar agreed with some speakers in that there may be considerable noise or at least a quasi-disruption of what they have in the area at this time. He noted he witnessed a lot of traffic coming and going at Alcorn.
Commissioner Edgar requested clarification regarding night use of this facility. Ms. Allen stated Alcorn is the only walking school in Enfield. She noted the only buses that go to Alcorn are for special education. She stated there are some programs that are only offered at the Alcorn School and some children are bused in for those programs. She added they currently bus children to the Felician Sisters facility because they do not yet have this Family Resource Center built. She pointed out any of the programs that they hold will be staffed. She noted they do not anticipate having a lot of teenage-type programs because they have the Lamagna program. She added they do anticipate having programs with parents of children. She noted at Alcorn they have programs on positive disciplining and support groups.
Councilman Edgar questioned how many evenings a week will there be programs at the Family Resource Center, and Ms. Allen responded two or more nights per week.
Councilman Edgar stated he has visited the site and has not seen any further testing regarding leakage of underground storage tanks. Mr. Kazmarski stated they contracted with Enviromed to do all the testing at that site and they were in the facility last week and they did some non-disruptive testing and some probing in the ceiling areas. He noted theyre fully aware of the underground storage tank, and its their opinion right now that there probably was not any spillage from that tank at any point in time. He stated if there was any spillage and they encounter that during the underground storage tank removal, theyre prepared to provide their services and offer remediation for the site.
Councilman Edgar questioned whether the water table has been tested. Mr. Kazmarski stated his belief the water table is about five or six feet below the surface of the ground. He noted there was no indication of any high ground water table in the area.
Councilman Edgar requested written documentation of the answers regarding testing.
Councilman Edgar questioned the grade of the land in this area and the direction of water drainage. Mr. Kazmarski stated basically the portion that was going to be draining out towards High Street is from the northerly face of the proposed building. He explained thats basically the approximate area of the end of the existing bituminous and existing Graphica building. He noted that is currently draining out towards High Street and that will continue to drain out to High Street. He stated the increased runoff due to the imperviousness of the roof will be collected by roof leaders and put into the underground galleys. He stated the remainder of the grass area will be graded to disperse the flows in both an easterly/westerly and southerly direction generally the way it goes right now.
Councilman Edgar stated his hope this works, and questioned if this drainage system will be the Towns responsibility. Mr. Kazmarski responded yes, this will be a town-owned facility.
Councilman Edgar questioned whether they have a copy of the traffic survey. Mr. Giner stated they dont normally do a traffic survey for a facility of this size. He questioned if an opinion has been rendered as to the increase of traffic and how it will effect the area. He added the Traffic Safety Officer did not give an opinion on this. Councilman Edgar requested the Traffic Safety Officer do a traffic survey and provide an opinion.
Commissioner Edgar questioned the specifications on the chain link fence. Mr. Kazmarski stated generally at a site plan approval process, the details of the specifications are not the types of things that are considered by the Planning & Zoning Commission. Commissioner Edgar stated he wants to have as much information as possible before bringing this to the Town Council. Mr. Giner offered to go to his office to get the detailed building plans. Commissioner Edgar indicated he can go to Mr. Giners office at another time.
Commissioner Edgar stated he would like a specific answer as to whether the electrical line going in will be above or below ground. Mr. Giner pointed out where theres an approval, the Commission has the power to modify things. He noted they could include a condition that the power line has to be underground. He added the Commission often adds landscaping and types of fencing. Mr. Shanley noted this Committee could decide the height of the fence.
Commissioner Edgar referred to the zoning regulations and was informed by Mr. Giner that Connecticut law basically says that if an application is in before the effective date of any new regulations, the Commission must review them under the regulations that were in effect at the time of application.
Commissioner Egan stated she would like more detail about what kind of soil testing was done. Mr. Kazmarski stated he will provide those results. He noted there was a deep hole test and a couple percolation tests were taken. He stated a soil scientist was on the site to observe the soils to see if there was any mottling in the soil which would be indicative of groundwater problems. He added they do have a Phase I environmental assessment of the entire site. He noted a Phase II assessment is only necessary if theres a discovery of hazardous type materials in the building or a contamination of the soil. He added thats typically not known until the actual tank removal or the demolition of the building starts. He noted they already had the environmental firm checking for things such as lead, asbestos, and things of that nature.
Chairman Fiore clarified that at this point in time, if the Council approves this, they would be going to bid for a single story building with a potential add-on bid for a second story, and that will only happen if the funding is available.
Chairman Fiore stated at a previous Commission meeting, one of the Commissioners raised the fact about the west corner gate that was going to be locked. He stated his understanding that by law this gate has to be locked because this is a day care center, and the fire marshal understands that and that has been approved. Mr. Giner noted this is a type of gate that couldnt be easily opened by children.
Commissioner Edgar questioned if theres no right-of-way for vehicles on the west side, but just the east side, and Mr. Giner responded thats correct.
Commissioner Edgar questioned if theres a tentative date for demolition of the building and taking out the oil tanks. Mr. Kazmarski stated they are in a position to advertise whenever the Town Council wishes to take action on this.
Commissioner Edgar stated the Planning & Zoning vote was 5-1-1. He stated his understanding that reasons were brought up for voting against this, and if those reasons are in the minutes, he would like a copy of the reasons. He added he would like a verbatim copy of those minutes. Mr. Shanley stated the minutes are the legal document, however, a verbatim document would require hiring someone to listen to the tapes and type it word for word. Commissioner Edgar stated he would accept the minutes for now, and if he needs more information, he requests the opportunity to come in and listen to the tape.
Chairman Fiore summarized the following items have been requested:
- a copy of the Planning & Zoning minutes
- a written response from the Town Attorney regarding adverse possession
- a request for some type of opinion from the Traffic Safety Officer
- details about the actual height of the fence
- a request for a soil report
- a decision regarding underground power lines
Chairman Fiore polled the Commission to learn if theyre ready to move this on to the rest of the Council even though there are still a few outstanding items.
Commissioners Strom, Mangini and Fiore would like to move this onto the Town Council.
Commissioner Egan stated she would like to be sure all the questions have been answered. She suggested getting those answers prior to the next Town Council meeting.
It was agreed by the Commission that they will meet prior to the next Town Council meeting so that they have the opportunity to look at the additional information that has been provided. It was also agreed that they would like this item to appear on the March 18th Town Council Regular Meeting agenda. It was agreed to meet on March 18th at 5:30 p.m., and if the majority can come to a consensus, they will move ahead with that item on the agenda.
ADJOURNMENT
MOTION #007 by Commissioner Egan, seconded by Commissioner Strom to adjourn.
Upon a SHOW-OF-HANDS vote being taken, the Chair declared MOTION #007 adopted 5-0-0, and the meeting stood adjourned at 8:40 p.m.
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