TOWN OF SOMERS
PLANNING
COMMISSION
P. O. Box 308
Somers,
Connecticut 06071
PLANNING
COMMISSION MINUTES
5/27/04;
7:00 p.m.
Town Hall
Conference Room
I. CALL
TO ORDER:
Chairman
Karl Walton called the meeting to order at 7:03 p.m. Members present were: Karl Walton; Brad Pellissier; Michael Collins and Alternates
Georgeanne Kuzman and Greg Genlot.
Georgeanne Kuzman was seated for Michelle Hayward and Greg Genlot was
seated for Cliff Bordeaux. Also present
were Patrice Carson, Town Planner and Merv Strauss, Town Consulting Engineer.
II. AUDIENCE
PARTICIPATION:
Attorney
Harold Cummings, representing Marion Richard and Kenneth and Michelle Prior
presented a large packet designated as a memorandum in opposition to
application for tent by Worthington Pond Farm, LLC dated May 27, 2004. He feels this tent is being advertised as a
structure with a 21' x 21' dance floor, heat and/or air conditioning,
chandeliers, etc. He said this is a
structure that just happens to be made out of canvas. He recommended that this application be denied. This is a commercial use in an A-1
residential zone and fails to meet the criteria of the Zoning Regulations. A Special Use Permit was granted by the
Zoning Commission for an outdoor recreational facility in December of 2000. Mr. Roulier said he would not serve alcohol
on his property. Now this tent is
proposed to be used for corporate events, weddings and other social events
which could serve alcohol. He talked
about Mountain Road. The Plan of
Conservation and Development states that Mountain Road is an area of traffic
concern. Attorney Cummings asked for a
traffic study. He feels Worthington
Pond is a very significant commercial activity.
Blaine Buck, 59 Juniper Hill Drive
asked where is the A-2 survey that Mr. Roulier is supposed to supply. Where is all the water going from the
parking lots - it has to go somewhere.
III. OLD
BUSINESS:
a. Subdivision Application #376,
5-lots, Hall Hill Road (Bridle Path Ridge), Richard A. McCullough, Inc.
Builders
Patrice Carson and Merv Strauss presented their
concerns about this subdivision to the Commissioners. Right now, standpipes have been set up on the property to
determine whether or not this area can support septic systems. Steve Jacobs
will have to make this determination within two or three weeks. Right now, it looks as though the area can
support septic systems. The 65 days
runs out on June 10, 2004, which is the date of the next Planning meeting. At that time, a decision has to be made or
an extension granted or a public hearing date set.
Planning Minutes
5/27/04
Page 2
b. Subdivision Application, 1-Lot, End of Eaglebrook
Drive, Chen - Set Public
Hearing Date
Dave Palmberg, surveyor for the applicant, presented
a revised plan that addresses the Staff concerns. This parcel consists of 18.91 acres at the end of Eaglebrook
Drive. This lot was the land remaining
after the subdivision was completed and had a temporary cul-de-sac. This land did not have adequate frontage to
be a building lot. An easement is proposed
granting the Town the temporary cul-de-sac; thus creating enough frontage for a
building lot. A 75' strip of land will
be given to the Town and connects with a land trust parcel. The property now has 247' of frontage. The Open Space fee beyond this strip of land
would be paid to the Town in cash. This
application was approved by Conservation at the beginning of April.
This property will support a single family home with
a private well and septic system. There
will be a paved driveway with a 10% grade.
Drainage issues have been reviewed and approved by David Askew. There will be a curtain drain to the cut on
the up side of the driveway. Erosion
control measures will be in place.
There will be a temporary stone lined swale and a sedimentation basin. Only about (2) acres will be cleared and the
rest of the area will be restored with plantings and trees, if needed. The Town can establish an inspection
schedule to be sure that the area is restored to their satisfaction.
Brad Pellissier made a motion to set a public
hearing date for this subdivision application for June 10, 2004 at 7:00
p.m. This motion was seconded by Greg
Genlot and unanimously approved by the Commission.
c. Discussion: Extension of Isabella Drive for Subdivision
Ric Leno reported that his traffic
engineer is not ready with his report.
He will keep Patrice advised as to when this report will be available to
be discussed with the Commission.
IV NEW
BUSINESS:
a. Zoning Referral: Site Plan Application for Tent, 359 Mountain
Road, Worthington Pond Farm
This Site Plan Application was
referred to Planning at the Zoning Commission's last meeting for a
recommendation. The Commission should
look at this application from a planning perspective.
Dan Roulier said the tent sits on a base of crushed
rock and will be up from May 1st until October 31st every year. It will be used mostly to host charitable
events. However, it could be used for
corporate events and weddings in order to help defray the cost of the
charitable events. It does not have a
well or a septic system. It is a
temporary structure. There is a
proposed parking area with 100+ parking spaces. This was approved by Conservation as far as drainage is
concerned. The drainage from the
parking lot overflows into a pond already on the site.
Planning Minutes
5/27/04
Page 3
Merv Strauss xpressed some concern about the
lighting plan and whether it would affect the neighboring properties. Dan Roulier said he has no spillover and
would be willing to add more lighting if the Commission felt it was
necessary. No activity extends beyond
11:00 p.m. The grading has been
done.
Brad Pellissier made a motion to send this Site Plan
Application back to the Zoning Commission with a positive recommendation
provided all of Merv Strauss' concerns are addressed about the lighting. This motion was seconded by Mike Collins and
unanimously approved by the Commission.
b. Zoning Referral: Special Use Permit Application for Gravel
Bank, Egypt Road,
Charter
Patrice
Carson reported that each gravel bank applicant has provided a map, an
application, application fee and a proposed bond amount for Merv Strauss'
review. The public hearing date for all the gravel banks has been set for June
21, 2004.
Merv Strauss reported that this gravel bank has a
sheer cut with an inadequate fence.
This cut is 15 - 20' high. This
area should be re-sloped. It is
dangerous for all terrain vehicles which seem to use this area. There is no protection at the top. Jim Taylor will be talking to Mr. Charter
about these concerns. The bond amount
of $34,000 - same as last year - should be adequate. A decision on this gravel bank will be deferred until the next
meeting. The public hearing date has
been set for June 21, 2004.
c. Zoning Referral: Special Use Permit Application for Gravel
Bank, South Road,
Pleasant
View Farms Realty
This
gravel bank is in worse shape than the Charter property. There is a 20' high vertical slope that is
many miles long. In Merv Strauss'
opinion, this gravel bank should be shut down until this area is
re-sloped. A decision on this gravel
bank will be deferred until the next meeting.
d. Zoning Referral: Special Use Permit Application for Gravel
Bank, South Road,
Bordeaux
Merv
Strauss reported that this is a perfect operation and is run the way a gravel
bank should be run. The bond amount is
adequate. Mr. Bordeaux restores an area
before he moves on to the next area of gravel removal. He is trying to maintain farm land for his
apple trees when the gravel operation is completed.
Greg Genlot made a motion to recommend to the Zoning
Commission approval of Bordeaux' Special Use Permit for a gravel bank. This motion was seconded by Brad Pellissier
and unanimously approved by the Commission.
e. Zoning Referral: Special Use Permit Application for Gravel
Bank, Stafford/Root/Wood Roads, Wood Gravel Operation LLC
Planning Minutes
5/27/04
Page 4
Merv Strauss reported that this gravel bank is
moving from phase to phase and it is being done right. There is only about 30' of vertical area and
the rest of the areas have been terraced and restored.
Brad Pellissier made a motion to recommend to the
Zoning Commission approval of Wood's Special Use Permit for a gravel bank. This motion was seconded by Georgeanne Kuzman
and unanimously approved by the Commission.
V. STAFF/COMMISSIONER
REPORTS:
Merv
Strauss said he has been working on the gravel pits and agenda items such as
the 5-lot subdivision that has been proposed.
Patrice Carson said she has been working with
insurance attorneys concerning County Road and agenda items. She reported that legislation has been
passed requiring the Town to go back to the Zoning and subdivision regulations
that were in effect at the time of original subdivision approval for lots that
haven't been constructed yet. Also, the
Wetlands Commission are not allowed to regulate for wildlife. However, they can establish protective areas
in their regulations.
VI. AUDIENCE
PARTICIPATION There was none
VII. CORRESPONDENCE
AND BILLS:
The
annual CRCOG meeting will be Wednesday, June 30th. Both Karl Walton and Patrice Carson usually attend and indicated
a desire to attend this year. The cost
is $35.00 per person and there is money in the budget. Brad Pellissier made a motion to approve two
people to attend the CRCOG annual meeting on 6/30/04. This motion was seconded by Mike Collins and unanimously approved
by the Commission.
There were no bills.
VIII. MINUTES
APPROVAL: May 13, 2004
Brad
Pellissier made a motion to approve the 5/13/04 minutes, as written. This motion was seconded by Greg Genlot and
unanimously approved by the Commission.
Planning Minutes
5/27/04
Page 5
IX. ADJOURNMENT:
Motion
to adjourn made by Brad Pellissier; seconded by Mike Collins and unanimously
approved by the Commission. The meeting
adjourned at 8:50 p.m.
Respectfully submitted,
Brad Pellissier, Secretary
Connie Carenzo, Recording Secretary
MINUTES ARE NOT OFFICIAL UNTIL APPROVAL AT A
SUBSEQUENT MEETING.