PLANNING
COMMISSION
P.O.
BOX 308
Thursday,
August 5, 2004
7:00
p.m.
Town
Hall Conference Room
I.
PUBLIC HEARING:
Chairman Karl Walton called
the public hearing to order at 7:15 p.m.
Patrice Carson read the legal notice dated July 20,
2004.
a.
Continuation: Subdivision Application #376, 5-Lots, Hall Hill Road
(Bridle Path Ridge), Richard A. McCullough, Inc.
Builders
Patrice Carson gave members
of the Commission a copy of an email she received from Nancy Cox regarding
concerns for wildlife populations in the area and the impact development of the
site will have on them.
She also stated
that the plan has been referred to the State DOT for comments, but she has not
yet received their comments. While
Mr. McCullough said that based on Mr. Mocko’s research he felt the situation
could be improved somewhat but would never be able to meet State requirements
fully, Mr. Walton stated that the actual requirements of the State were still
needed before the public hearing could be closed.
Mrs. Carson
asked about the bond estimate. Merv
Strauss stated that he has not received one, adding that he expected this issue
would be resolved once outstanding issues were settled. He expressed concern that the late date
was becoming a problem with regard to the hearing and the fact that so many
issues had not yet been settled.
A short recess
was taken beginning at 7:20 in order to await Mike Mocko’s arrival. The hearing resumed order at 7:30
although Mr. Mocko had not yet arrived.
Karl Walton
stated that the Commission would need an extension until something is received
directly from the State and in order to set up an adequate bond amount. He added that some of the things the
Commission had asked the applicant to address a number of times currently remain
incomplete.
He then asked
for comments from the audience, and hearing none, discussed with Mr. Strauss his
availability to speak with Mr. Mocko in an effort to settle all outstanding
issues prior to the Commission’s next meeting on September
9th.
Mr. McCullough
granted an extension in writing to September 9, 2004.
A motion was
made by Georgeanne Kuzman, seconded by Joe Iadarola, and unanimously voted to
accept the applicant’s extension to September 9, 2004 in order to conclude the
public hearing, and continue the public hearing to Thursday, September 9, 2004
beginning at 7:00pm.
II. CALL
TO ORDER:
Chairman Karl
Walton called the regular meeting to order. Member Karl Walton and Alternates Greg
Genlot (seated for Brad Pellissier), Joe Iadarola (seated for Michael Collins),
and Georgeanne Kuzman (seated for Michelle Hayward) were present. Also in attendance were: Patrice Carson, Town Planner, and Merv
Strauss, Town Consulting Engineer.
III. AUDIENCE
PARTICIPATION:
There was
none.
IV. OLD
BUSINESS:
a.
Discussion/Possible Decision:
Subdivision Application #376, 5-Lots, Hall Hill Road (Bridle Path Ridge)
Richard A. McCullough, Inc. Builders
This item was
deferred until the Public Hearing is closed.
b.
Subdivision Application #380, 1-Lot, 240 Four Bridges Road,
Raina
Mr. Raina
presented his plans, stated that he had notified the residents of the
application as required and the seller was agreeable to the open space fee of
$3,600.00.
He also said
that he had no problem granting the easement to the culvert flowing on the
property.
After Patrice
Carson stated that all of her concerns had been met, Merv Strauss added that a
key and area map were required on the plans to be filed with the Town
Clerk.
Ann Levesque,
230 Four Bridges Road,
stated that she owned property east of the applicant’s lot and asked if the
applicant had purchased the entire parcel.
She expressed concern that two homes might be placed on the
property.
Mr. Raina said
that he was buying the entire lot.
The existing culvert will remain and be maintained.
A motion was
made by Joe Iadarola, seconded by Greg Genlot, and unanimously voted to approve
Robert C. Raina’s 1-lot subdivision, application #380, in accordance with the
plans known as “240 Four Bridges Road, Somers, Connecticut”, dated: 5-14-04 and 8-3-04, Revised: through 8-3-04, 4 sheets, which is
conditional on the following:
1.
A note shall be placed on the plans:
“The filing of a $3,600.00 fee in lieu of open space is required to be
paid to the Town of Somers upon the sale or transfer of this
lot.”
The Town of Somers shall also place a notice on the land records to
insure payment.
2.
The $300.00 fee for the appraisal for open space shall be paid in full
and proof of payment shall be submitted to the planning
office.
3.
A copy of the transfer of the lot shall be filed by the applicant with
the Planning Office.
4.
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.
5.
All appropriate seals and signatures of the design professionals and Soil
Scientist for this plan shall be on the plans.
6.
A Key Map and an Area Map shall be shown on sheet
#1.
7.
Pins shall be shown on map at both ends of the closure line. Also, the southeastern corner of the lot
shall have a new pin set at the actual corner.
8.
The surveyor shall provide information to the Town Engineer that the
street line shown on the plan is acceptable as to location and that there is
sufficient right of way width.
9.
A note shall be added to sheet #2 stating, “The surface water from Four
Bridges Road may flow onto the property in the same form and manner as currently
exists.”
The Planning
Commission finds with these conditions the plan meets the requirements of the
Somers Subdivision Regulations.
c.
Subdivision Application #379, 4-Lots, 47 Stafford Road,
Kane
David Palmberg
presented the plans for the application, stating that the parcel consisted of
approximately 9.62 acres of land on the northwesterly side of Stafford
Road. The total parcel consists of
approximately 130 acres, the remaining portion of which lies in Hampden,
Massachusetts.
Mr. Palmberg
added that he had submitted an application to the Conservation Commission but
they have not yet been approved. He
has received comments from the Town Engineer including a question as to how the
street line along Stafford Road had been determined. Mr. Palmberg discussed how he had
utilized monumentation along the road, comparing them with surveys, including
those used for the Birch Hill Subdivision.
With regard to
Mr. Strauss’s comments regarding the widening of the roadway pavement, he stated
that the roadway was lightly traveled and a “nice, country road.” He surmised that 4 houses would not
generate enough traffic to create a need for improvements.
He added that it
was the applicant’s intention to meet the open space requirement by fee in lieu
of land. Mrs. Carson stated that
the open space committee agreed with this decision.
Mr. Kane stated
that one of the homes would be placed on a parcel of 30 acres of land and that
he was working with the State of Massachusetts on trying to come up with a
figure that they could pay in order to keep much of the land as open
space.
He added that he
likes the idea of extending the drainpipe onto his property from Stafford Road
so that the culvert markers might be able to be removed.
Discussion
followed regarding the 50-foot right of way on public roads in general and also
relating to Stafford Road. Mr.
Palmberg stated that the right of way is existing and should have no bearing on
the project. Any improvements
proposed by the Commission should relate to the level of construction on the
application.
Mr. Strauss
stated that at some time in the future someone may decide that they need to make
improvements to the road and that the right of way ensures that this may be
accomplished.
When Mr. Kane
asked why anyone would want to widen the road. Mr. Walton responded that such a
situation may become necessary because of progress and it is impossible to
determine what the future will bring in that regard. Having the right of way to the land
prevents many of the struggles in the future.
Mr. Kane said
that widening the road would increase traffic and the speed of traffic. Patrice Carson stated that while she
would not recommend the road being widened beyond 22 feet, she did feel that
there is one area which is narrower than the rest and should be widened. She recommended the small bit of
widening to even out the road and the 50-foot right of
way.
A motion was
made by Joe Iadarola, seconded by Georgeanne Kuzman, and unanimously approved to
recommend taking a fee in lieu of open space.
By consensus,
the Commission agreed not to hold a public hearing.
d.
Other
No other Old
Business was presented
V. NEW
BUSINESS:
a.
Subdivision Application #381, 2-Lots, Colton Road,
Goold
Sandy Aeschliman presented
the plan stating that the application is for a 2-lot subdivision and that land
will be granted to the town in order to provide the property right of way in a
curve along the road, which currently comes to a point.
Mr. Aeschliman
stated that he had met with Steve Jacobs and the septic requirements have been
fulfilled.
With regard to
open space, he recommended a fee.
A motion was
made by Greg Genlot, seconded by Georgeanne Kuzman and unanimously approved to
recommend taking a fee in lieu of open space.
By consensus,
the Commission agreed not to hold a public hearing.
Mr. Aeschliman
stated that the Fire Marshal has recommended installing a fire hydrant at the
intersection of the two lots and wanted to know if it could be installed on the
opposite side of the street so the road would not have to be crossed. Patrice Carson would
check.
b.
Zoning Referral: Site Plan
Application for Computer Repair Business, 48 South Road (Unit 16),
Diakostavrianos
Mr.
Diakostavrianos presented his plan to the Commission, stating that it was his
intention to open a computer repair, sales and service business at Unit 16,
South Field Corners on South Road.
The applicant added that since the area is currently zoned Business, he
would need approval for operating a retail business on the site. He expected that no major structural
changes would be necessary on the site and had a floor plan and plot
plan.
A
motion was made by Joe Iadarola, seconded by Greg Genlot, and unanimously voted
to recommend approval to the Zoning Commission. The Commission felt this was an
excellent use in this zone.
c.
Zoning Referral: Site Plan
Application for Office Space (Change of Use from Restaurant/Retail) 8 South
Road, Dan Roulier & Associates
The
applicant Chris Howland, Howland & Sargent Insurance, is considering a move
to the building formerly used by Rose’s Country Kitchen and a auto parts
store. The applicant intended to
use all three units for one office space.
The Commission reviewed the floor plan and plot plan. Patrice Carson stated that the Town
still held a bond on the project for landscaping.
Karl
Walton asked if the parking would be adequate. Merv Strauss stated that in his opinion
it would be as the plot plan was originally designed to hold three businesses
instead of one.
A
motion was made by Greg Genlot, seconded by Joe Iadorola, and unanimously voted
to recommend approval to the Zoning Commission. The Commission was happy to see one
business taking over all three units and felt this was a good business in this
zone.
d.
Reconfiguration of Lots, 95 Colton Road & Main Street (Map 23 Block
18 Lot 1), Bewsee
Dave
Palmberg presented the application on behalf of Mr. Bewsee, explaining the
applicant’s intention to reconfigure his property on Colton Road and Main
Street. He stated that the property
would remain as two parcels, but the areas of each would change, leaving the
majority of the property with the existing house and approximately 3 acres that
could be accessed from Main Street.
He
added that he had received comments from staff and has received septic
approval.
A motion was made by Georgeanne Kuzman, seconded by Joe Iadarola, and unanimously voted to approve the reconfiguration of property of Richard Bewsee & Estate of Patricia Bewsee at 95 Colton Road (Map 28 Block 39 Lot 29) & Main Street (Map 23 Block 18 Lot 1), as shown on map entitled, “Reconfiguration of Property Line and Existing Condition Plan Prepared For Richard Bewsee, 95 Colton Road, Somers, Connecticut”, dated: 7-26-04, Revised: through 7/30/04, 2 sheets. This reconfiguration does not constitute a subdivision because no new lot is created.
e.
8-24 Referral: Substantial
Improvement of Town Property, 619 Main Street, Town of
Somers
Tim Welch, Vice Chairman of
the Building Committee, presented the plan for improvements on the subject site,
including interior and exterior proposed changes. He had reviewed it with staff and
received comments from both the town planner and the town
engineer.
Discussion
followed regarding the ingress and egress to the site in regard specifically to
traffic flow and the effective management thereof.
Joe Iadarola asked about
fire equipment and if there were any problems gaining access to the site. Mr. Welch said that he had discussed the
issue with the Public Works Committee and the site had been configured in
accordance with their requests.
Merv Strauss
strongly suggested that there was a need for a topographic survey because
without an elevation plan, the contractor may have difficulties because of the
flatness of the parking area.
Patrice Carson
asked if there was any proposal for lighting. Mr. Welch said that there was and
discussion followed in that regard.
It was suggested that more lighting be added in the exterior areas. Mr. Welch stated that the wiring would
be underground.
Discussion
followed about the entry walks and the need for them to be wide enough. Mr. Strauss mentioned that grading was
important, specifically with regard to handrails.
Mr. Welch said
that the hedges would be removed and the beautification committee will be
working on landscaping ideas.
With regard to
the interior of the building, Mr. Welch stated that the basement would be used
mostly for storage. The upstairs
area would include the auditorium and 2 new handicapped restrooms which would
have ADA approval. The windows
would be updated. There would be no
air conditioning, with the exception of one meeting room (which is now the
police area).
Mr. Welch added
that there are plans to send the project out to bid at the end of
August.
A motion was
made by Georgeanne Kuzman, seconded by Joe Iadarola, and unanimously voted that
for the purpose of complying with Section 8-24 of the Connecticut General
Statutes, the Planning Commission approve the plans for substantial improvements
of town property at 619 Main Street, also known as Kibbe Fuller School, and
recommend the same to the Board of Selectmen with the condition that the items
in the town engineer’s letter of August 5, 2004 are addressed satisfactorily to
the town engineer, and this resolution along with the minutes of the Commission
as to this matter shall constitute the Commission’s report as to this proposal
to be duly recorded and transmitted to the Town of Somers.
f.
Other
There was no
further new business.
VI.
STAFF/COMMISSIONER REPORTS
None were
presented.
There was
none.
VIII. CORRESPONDENCE AND
BILLS
A motion was
made by Joe Iadarola, seconded by Georgeanne Kuzman and unanimously voted to
approve a bill from Planimetrics for $13,657.79 and a bill from McNair Business
Machines for $323.75 for the Planning Commission’s 1/4 portion of the copy
machine maintenance.
It was the
consensus of the commission to defer approval of the minutes to the next meeting
in order to enable more of those who were not at this meeting to review
them.
Greg Genlot
stated that on the June 24, 2004 minutes there a few different places in which
the name of Wayne “Casey” was misspelled and should be
“Keesee”.
X.
ADJOURNMENT:
A motion was
made by Georgeanne Kuzman seconded by Greg Genlot and unanimously voted to
adjourn the Planning Commission meeting of August 5, 2004 at 9:35
p.m.
Respectfully submitted,
Robin A. Timmons,
Recording Secretary
MINUTES
ARE NOT OFFICIAL UNTIL APPROVAL AT A SUBSEQUENT MEETING.