TOWN OF SOMERS
PLANNING COMMISSION
P. O. BOX 308
Somers, Connecticut 06071
8/7/2003
Town Hall
I. CALL TO ORDER:
The meeting was called to order by Vice Chairman Clifford Bordeaux at 7:00 p.m.
Present were: Vice Chairman Clifford Bordeaux and Commission members Leonard Viera, Michael Collins, and Brad Pellissier (7:20 p.m.)
Also present were Patrice Carson, Town Planner, Merv Strauss, Town Engineer, and Carl Landolina, Town Attorney.
II.
EXECUTIVE SESSION:
a. Pending Claims & Litigation: Claim of JOIF Limited Partnership
Len Viera made a motion, seconded by Mike Collins to enter Executive Session at 7:01 p.m. Patrice Carson, Merv Strauss, and Carl Landolina were invited to join the executive session. Vote was 3-0-0.
Executive session ended at 7:38 p.m.
III. AUDIENCE PARTICIPATION: No one in the audience came forward to speak.
IV.
OLD BUSINESS:
a. Discussion/Possible Decision: Subdivision Application #373: 2-Lot Subdivision, Bilton Road, Bushnell
Engineer, Gary LeClair, addressed the Commission regarding this application. He provided receipts for certified letters sent to the abutters of the property.
Mr. LeClair reported that all of Steve Jacob’s issues have been addressed and are included on the plans revised to July 30, 2003.
Mr. Strauss discussed the issue of the planned deviation from the 90 degree radial lot lines and noted that it is a logical change and can be allowed by way of waiver from the Commission as a condition of approval. Other issues he brought up regarding the tree planting plan and lot lines have been addressed on the plans. Mr. Strauss also noted that a note will be required on the plans to allow road runoff to enter the property in the same form and manner as currently exists.
After further brief discussion, a motion was made by Mr. Viera, seconded by Mr. Pellissier, and unanimously voted to approve Bushnell’s 2-Lot subdivision, application #373, in accordance with the plans known as “Subdivision Plan Donald & Ellen Bushnell, 156 Bilton Road, Somers, Connecticut”, dated 5-29-03, Revised: through 7-30-03, 3 sheets, which is conditional on the following:
1. A copy of the transfer of any lot shall be filed by the applicant with the Planning Office.
2. The signatures of the Town Engineer and Town Sanitarian be on the plans signifying their approval of the plans in accordance with Section 213-19 of the Subdivision Regulations.
3. All appropriate seals and signatures of the design professionals and Soil Scientist for this plan shall be on the plans.
4. Within 45 days of this approval all iron pins and monuments be set and certified in accordance with the plans or a $10,000 bond be received by the Town in accordance with Section 213-54.c. of the Subdivision Regulations.
5. The applicant has met the open space requirement by providing a signed statement that the lot will be given to a qualified family member for no consideration under the Town Subdivision Regulations and State Statutes.
6. In accordance with Section 213-22.C. of the Subdivision Regulations, the Planning Commission authorizes the directions of the lot side lines since they are not radial or at right angles to the street line.
7. A note shall be added to the plan which reads, “The applicant grants the right to the Town of Somers to continue allowing the stormwater to drain off of the pavement of Bilton Road in the same form and manner as it currently exists onto the proposed lots.”.
The Planning Commission finds with these conditions the plan meets the requirements of the Somers Subdivision Regulations.
b. Other: None.
V.
NEW BUSINESS:
a. Reconfiguration of Lots, 8 & 18 Bradway Road, Case
The property has been reconfigured once for a free cut. The new owners are looking to trade some land with the Northern Connecticut Land Trust. No new lot is being created.
After review of the proposed change, a motion was made by Mr. Pellissier, seconded by Mr. Collins, and unanimously voted to approve the reconfiguration of property of Brian K. Case at 8 Bradway Road and land of the Northern Connecticut Land Trust (n/f Five Town Land Trust, Inc.) at 311 Stafford Road, as shown on map entitled, “Property Survey Prepared for Brian Case, Somers, Connecticut”. This reconfiguration does not constitute a subdivision because no new lot is created.
b. Reconfiguration of Lots 11 & 23 Newsome Road, Genlot
Mr. Genlot explained that he would like to make one (1) non-conforming lot and one (1) conforming lot into two (2) conforming lots. The existing non-conforming lot would become conforming by added frontage. Both lots have public water and sewer.
After review by Commission members, a motion was made by Mr. Viera, seconded by Mr. Pellissier, and unanimously voted to approve the reconfiguration of property of Greg & Lillian Genlot at 11 & 23 Newsome Road, as shown on map entitled, “Compilation Plan Prepared for Greg E. & Lillian D. Genlot, 11 & 23 Newsome Road, Somers, Connecticut”. This reconfiguration does not constitute a subdivision because no new lot is created.
c. 8-24 Referral: Somers High School & Somers Elementary School Construction Projects, Vision Boulevard, Town of Somers
Phillips Roland, Chairman of the School Construction Project, Rocco Robins, Engineer, and Doug Moser, Architect from Moser, Pilon, Nelson Architects, presented the proposed addition of the High School and Elementary School.
Mr. Roland explained that the plans should be ready to go out for bid in October or November, 2003 for the High School.
Mr. Moser went on to explain that the high school project will add 10 classrooms. Six classrooms will be added at the Elementary School. State approval is expected in November and construction should begin early spring 2004 for the High School, and approximately one month later for the Elementary School. The MBA project will begin last.
Mr. Robins detailed the changes in staff parking at the high school, the placement of a courtyard, and moving of utilities. He noted that the science classrooms are removed from the stairwell area and have separate air handling units. The stairwells meet federal regulations.
Mr. Viera expressed concern regarding VOC’s and hoped that the addition would not be occupied until it had a chance to be completely aired out. Mr. Moser explained that an optimum time would be 3 months, but it is likely that it will be occupied immediately after winter break, 2004. Carpeting is not anticipated in the addition.
Plans for the Elementary School include 6 additional classrooms at the rear ends of the school. The play area will be expanded by moving the existing overflow parking lot. Utilities will be moved as necessary. The Fire Marshal has requested some modifications to allow for emergency access and an additional hydrant and connection will be added. Mrs. Carson asked where any future expansion would be and was told into the interior of the courtyard that is being created so the septic system would not be affected. Mrs. Carson felt that the interior classrooms should be built first and those being proposed now should be the expansion.
Mrs. Carson explained that the request for referral should be in accordance with the Plan of Conservation and Development. The Plan is over ten years old and is currently being updated. The Plan did not make a recommendation to expand or renovate any of the schools because it assumed the additions done in the 90’s would suffice for any rise in the school’s population.
Members discussed the intentions of the Plan of Conservation and Development. Mr. Pellissier noted that the Plan does not address this issue, but the demographics at the time did not forecast growth as quickly as has actually occurred.
Mr. Bordeaux also noted that the expansion is taking place within the campus and is not expanding out of the existing location. Also, curriculum and class room sizes have changed in the past 10 years.
After some further discussion, a motion was made by Mr. Viera, seconded by Mr. Collins, and unanimously voted to recommend acceptance of the proposal to expand the High School and Elementary School in the fashion presented in accordance with Section 8-24 of the Connecticut General Statutes. This resolution, along with the minutes of the Planning Commission Meeting of August 7, 2003 as to the matters presented, shall constitute the Commission’s report as to the proposal to be duly recorded and transmitted to the Legislative Body of the town of Somers.
d. Discussion: Amendments to Subdivision Regulations Section 213-19D., Filing Requirements for Approved Subdivision Plans
Mrs. Carson explained that this subject has been brought up for discussion in the past. The GIS system for the town went on line as of August 6, 2003. It is important that the Town adopt regulations regarding GIS filing requirements for subdivisions.
Mrs. Carson offered to do further research and gather recommendations for language to be put in the Subdivision Regulations and have them available at the Commission’s next meeting.
She also noted that there is a GIS User Group based at UCONN which meets quarterly to discuss various topics relating to GIS systems. These meeting are usually free and she suggested that the Town send a representative to these meetings.
e. Annual Report:
Members reviewed the draft copy of the Planning Commission’s contribution to the Annual Report. A motion was made by Mr. Pellissier, seconded by Mr. Collins, and unanimously voted to approve the draft and send it to the Treasurer’s Office for inclusion in the Annual Report.
f. Other:
A motion was made by Mr. Pellissier, seconded by Mr. Collins, and unanimously voted to add to the agenda Reconfiguration of Lots, Parcels A, B, & C Mountain View Road, Bordeaux
Mr. Bordeaux excused himself from discussion on this subject due to a potential conflict of interest. Mr. Collins acted as Chairman.
Mrs. Carson explained that parcels A, B, and C on Mountain View Road, owned by the Bordeaux family currently have one house situated on 2 lots. The family is requesting a change in lot lines.
After review of the proposed changes in lot line, a motion was made by Mr. Pellissier, seconded by Mr. Viera, and unanimously voted to approve the reconfiguration of property of Robert A. Bordeaux & Dianne Connors at Mountain View Road, Parcels A, B, & C, as shown on map entitled, “Lot Line Reconfiguration Plan Prepared for Robert A. Bordeaux, 27 Mountain View Road, Somers, Connecticut”. This reconfiguration does not constitute a subdivision because no new lot is created.
Mr. Bordeaux returned to the position of Chairman at this time.
VI. STAFF/COMMISSIONER REPORTS:
Mr. Strauss reported that he is reviewing current projects, including the schools.
Mrs. Carson is also reviewing current projects, including the schools and the GIS system.
VII. AUDIENCE PARTICIPATION:
No one in the audience came forward to speak.
VIII. CORRESPONDENCE & BILLS:
Mrs. Carson reported receipt of a letter from Mr. Greg Genlot in which he expressed interest in becoming a member of the Planning Commission. After discussion, it was the consensus of the members that Mr. Genlot be invited to the Commission’s next meeting.
The quarterly GIS meeting will be held at UCONN, at the Storrs Campus on August 20, 2003. A motion was made by Mr. Pellissier, seconded by Mr. Collins, and unanimously approved that the meeting should be attended by Mrs. Carson and also, if available, Mr. Walton.
A meeting of the Executive Board of the Connecticut Chapter of the American Planning Association will be held on September 5, 2003. A motion was made by Mr. Collins, seconded by Mr. Pellissier, and unanimously voted that Mrs. Carson attend the meeting on Town time as part of her duties as the Planner.
A motion was made by Mr. Pellissier, seconded by Mr. Collins, and unanimously voted to approve payment of $35 for the purchase of cassette tapes to record public hearings.
IX. MINUTES APPROVAL: June 26, 2003
After brief review, a motion was made by Mr. Collins, seconded by Mr. Pellissier, and unanimously voted to approve the minutes of the meeting of June 26, 2003 as presented.
X. ADJOURNMENT:
A motion was made by Mr. Viera, seconded by Mr. Pellissier, and unanimously voted to adjourn the meeting at 9:15 p.m.
Respectfully Submitted,
Leonard Viera, Secretary
Susan Swiatek, Recording Secretary