PLANNING
COMMISSION
P.O. BOX 308
Thursday, October 14,
2004
7:00 p.m. Town
Hall
I.
CALL TO ORDER:
Chairman Karl Walton called
the regular meeting to order at 7:05 p.m.
Members Michael Collins and Karl Walton and Alternate Members Georgeanne
Kuzman (seated for Michelle Hayward) and Greg Genlot (seated for Brad
Pellissier) were present and constituted a quorum. Also present were Town Planner, Patrice
Carson, and Town Consulting Engineer, Merv Strauss.
II.
AUDIENCE PARTICIPATION:
There
was none.
III. OLD
BUSINESS:
a.
Other
Karl
Walton asked Merv Strauss if he had received all the information, including
drainage calculations, he had requested in his engineering report for the Site
Plan Application for 76 South Road (Wurdig). Mr. Strauss replied that he had
not. Mr. Walton said that the
Planning Commission had referred the application to the Zoning Commission with
the condition that these items be met, and he was concerned that Zoning approved
it without that information.
IV. NEW
BUSINESS:
a.
Zoning Referral: Site Plan
Application for Change of Use to Office Space & Industrial Use, 27 Quality
Avenue, Guisti
Tim
Coon, of J.R. Russo Associates, presented the plans on behalf of Ralph Gusti, a
partner in MacDac Engineering. The
building is an old mill, currently gutted and abandoned and situated by the
Scantic River. The building
currently has a 36” drain pipe that flows into the River. There is an old gravel parking lot to
the north and south of the building and a pedestrian walkway around the
building. He added that Phase II of
the proposed project would include the addition of a parking area to the side of
the building.
Mr.
Walton stated that he had no recollection of discussing a second Phase at the
Conservation Meeting. Mrs. Carson
stated that the Zoning Commission had considered the entire project because if
additional tenants were to move in the approval of the entire site would be
necessary. However, the applicant
would still have to return to the Town before Phase II was
done.
Merv
Strauss stated that he had received the drainage calculations for both Phases of
the project and they included a small increase in runoff. However, since the runoff was into the
Scantic River, it would be very insignificant and he felt this was
acceptable. He requested that the
applicant notify the Public Works Department when connections were made into the
drainage line.
Mr.
Coon stated that both landscaping and lighting plans were attached to the plans
and notes about the catch basins and sumps were included as
well.
Mr.
Strauss stated that he had discussed lighting with Dana Steele and requested
more, including more lighting to be put at the entryway. However, a cutoff for the light needs to
be installed to protect the light from flowing onto the neighbor’s
property. He added that he had
cautioned Mr. Steele about the wheel stops which are not allowed. Mr. Coon said that a sign will be placed
on a ballard for the handicap space.
Mr.
Strauss asked about the Somers Historic Mill Easement which was included on the
plans. He wondered who owned the
easement and if the applicant might want to talk to that person, so as to be
sure not to violate the easement requirements. Neither Mr. Gusti nor Patrice knew but
both thought it would be a good idea to look into.
A
motion was made by Mrs. Kuzman and seconded by Mr. Collins to recommend to the
Zoning Commission approve of the Site Plan Application with the conditions that
the fire hydrant be clearly marked on the plans, that a lighting shield be
placed on the most northern light which would shine on the neighbor’s property,
and that the Somers Historical Mill Easement be considered and the applicant be
sure not to violate the terms of this easement. The motion passed with a vote of 3-0,
with one abstention (Genlot).
b.
Reconfiguration of Lots, 23 Main Street & Corner of Main Street &
Sunset Drive (Map 04 Blocks 61 & 60), Lawless
The
applicant currently owns the house lot and the lot adjacent to it. The applicant’s intention is to combine
the two lots into one larger lot.
Mrs. Carson said that she had no problems with the plan and felt it was
rather straight forward.
A
motion was made by Mike Collins, seconded by Greg Genlot, and unanimously voted
to approve the reconfiguration of property of Margaret E. Lawless at 23 Main
Street (Map 04 Block 61) and the corner of Main Street (Map 04 Block 60), as
shown on map entitled, “Property Survey Prepared For Margaret E. Lawless, 23
Main Street, Somers, Connecticut”, dated:
7/15/04, Revised 10/12/2004, 1 sheet. This reconfiguration does not constitute
a subdivision because no new lot is created.
c.
Reconfiguration of Lots, 495 Springfield Road & 40 King Road (Map 11
Block 36, Lots 14 & 4) Yukimura
The
Yukimuras intend to move the property line in order to make their home lot
larger. They currently own both
parcels and it is their intention to sell their home. By making the lot larger, it would be
more attractive to potential buyers.
Merv
Strauss noted that by looking at the plans it was evident that no new lots would
be created and that the plans seemed to show that there would be no
problems.
A
motion was made by Georgeanne Kuzman, seconded by Greg Genlot, and unanimously
voted to approve the reconfiguration of property of Paul and Karen Yukimura at
495 Springfield Road (Map 11 Block 36, Lots 14) and 40 King Road (Map 11 Block
36 Lot 04), as shown on map entitled, “Lot Reconfiguration, Property Survey
Prepared for Paul K. & Karen M. Yukimura, Springfield Road & King Road,
Somers, Connecticut”, dated:
10/8/2004, 1 sheet. This
reconfiguration does not constitute a subdivision because no new lot is
created.
A
motion was made by Mike Collins, seconded by Georgeanne Kuzman and unanimously
voted to add the following item to the Agenda under New Business: f. Other.
Discussion: Subdivision Application
#382, 11 Lots, Isabella Drive (Leno)
Sandy
Aeschliman presented the plans on behalf of the applicant, Ric Leno. The subdivision will be an extension of
Isabella Drive situated on the northerly side of Stebbins Road and Battle
Street. There will be on site
septic systems and wells, and he has received reviews from both Merv Strauss and
Steve Jacobs.
He
added that 5.6 acres have been left for open space if the Town would like to
consider that. If the Town is not
interested in the open space land then a fee in lieu of open space would be paid
and the land would be incorporated into lots of the abutting
parcels.
A
brief discussion followed about the open space issue. Patrice Carson said that she was not
sure what the Town’s plans were with regard to open space on this project as it
hadn’t been discussed yet. Merv
Strauss said that a discussion needed to take place with the Board of Selectmen
in order to decide if Isabella Drive should be extended to connect to Stebbins
Road.
Brad
Pellissier joined the meeting at 8:00 p.m.
Greg Genlot was then seated for Cliff Bordeaux.
Mr.
Pellissier said that it is important to decide if there is a traffic capacity
issue on the two roads. Then the
road issue can be addressed.
Discussion
followed about the traffic flow and the traffic study originally requested
regarding the potential connection of Isabella Drive. Greg Genlot asked if the Commission ever
received the additional information requested from the traffic engineer and was
told that the Commission did not receive a final study because the original
application that went with the study had been withdrawn.
Mr.
Aeschliman stated that building lots would be lost if Isabella connected to
Stebbins. Mr. Leno added to this
that it had never actually been engineered out and that he did not have the
traffic engineer with him to discuss the issue at length. He offered to have a traffic engineer
attend the next meeting with him.
Mr.
Strauss suggested that a policy decision be received to see if moving forward
with the connection was what the Town wished to do. Brad Pellissier asked if the Town had
ever connected a cul-de-sac before or left an area to be connected in the future
and Patrice Carson mentioned that it was done on Bobolink and Gillette
Lane.
d.
Discussion: Proposed
Amendments to Subdivision Regulations Section 213-19D., Filing Requirements for
Approved Subdivision Plan
Patrice
Carson presented the proposed amendment stating that it was a regulation the
Commission had considered amending about 2 years previously. She stated that the language to describe
the format plans should be accepted in needed to be inserted but she intended to
ask Design Professionals which format is most easily acceptable to
use.
Karl
Walton stated that both a hard copy and a mylar would be needed. Patrice added that the proposal had not
yet gone to CCROG.
e.
Discussion: Proposed
Amendments to Subdivision Regulations Sections 213-30., Open Space
Patrice
Carson presented the proposed amendment for the Commission’s review. She stated that in Section A.(1)(a) that
she expected to speak with the Town Attorney because she thought that where it
stated “…propose a transfer of land”, it should be “…propose a fee in lieu
of…”.
This
amendment is a direct result of public input to the Plan of Conservation and
Development. She asked the
Commission if they would like her to include a 15% open space fee and it was the
consensus that she should.
She
asked the Commission members to look at both proposed Amendments and to get back
to her within the next week with additional comments or concerns.
V.
STAFF/COMMISSIONER REPORTS:
Town
Planner Patrice Carson stated that much had happened since the previous meeting
because it had been quite a while since the Commission had met. The proposed bakery at the Plaza at
Southfield Corners is still in “the works” and she has been in contact with the
applicant.
She
has also been working on the application for Bridal Path (McCullough) with Mike
Mocko and the State of Connecticut.
She has also been working on the Mill property and the Gould Subdivision,
as well as had 3 or 4 conversations regarding new
subdivisions.
She
compiled the files for the Worthington Pond Farm court case and has worked with
POCD regarding press releases and information on the final public hearing next
Thursday, October 21. She filed a
quarterly permit report with Ed Sullivan and has worked on the bond for Isabella
Drive.
Karl
Walton mentioned that Lou Bachetti, the Economic Development Commission
Chairman, would like to meet with some of the Planning Commission Members. Patrice was requested to ask Lou if he
could attend the next Planning meeting on October 28. Patrice stated that Mr. Bachetti has
been a great addition to the EDC and has been involved in a lot of the initial
contact with businesses wishing to locate in Somers.
VI.
CORRESPONDENCE AND BILLS:
Patrice
stated that a complimentary letter had been received from Mrs. Astone thanking
the Commission for allowing people to speak at the public hearings on the Chen
application. She was pleased that
they had listened to the people’s concerns and had acted
accordingly.
The
following bills were presented from the Journal Inquirer: $125.92, for the September
9th Public Hearing; $78.70, for the meeting of September
9th; $47.22, for the Meeting of September 16th
.
A
motion was made by Greg Genlot, seconded by Georgeanne Kuzman and unanimously
voted to pay the Journal Inquirer bill.
The
following bill was presented from Town Engineer, Merv Strauss, for engineering
services for the first quarter (07/01 – 09/30/04),
$6,555.00
Karl
Walton asked if there was a way in which the subdivision regulation could be
changed to allow the applicant to pay for the Town Engineer’s time if it
exceeded the standard application time limit. Discussion followed about current
regulations in Connecticut and in Massachusetts with regard to compensation of
Engineering staff.
A
motion was made by Brad Pellissier, seconded by Georgeanne Kuzman and
unanimously voted to pay the Town Engineer bill.
Patrice
Carson reported that she will be attending the CCAPA on November 12, 2004 which
had already been approved by the Planning Commission.
VII. MINUTES
APPROVAL: (September 9, 2004 and September
16, 2004)
The following
changes were made to the September 9, 2004 minutes:
Page 1, last
paragraph: After September
13th add “. Karl said
everything needs to be done”.
Page 2, item
b.: Paragraph 5: wetlands should be in
quotes.
Paragraph 6: delete “to prevent standing water” and
add “to keep sheet flow from going on the Griffith
property.”
Paragraph 7: delete “how the parcel would be” and add
“was the parcel illegally”.
Page 5, item
b.: the word “application”
is spelled incorrectly.
A motion was
made by Brad Pellissier, seconded by Georgeanne Kuzman and unanimously voted to
approve the minutes of the September 9, 2004 meeting as amended and to approve
the minutes of the September 16th meeting as
written.
VII.
ADJOURNMENT:
A motion was
made by Brad Pellissier, seconded by Georgeann Kuzman and unanimously approved
to adjourn the October 14, 2004 Planning Commission meeting at 8:50
p.m.
Respectfully
submitted,
Brad Pellissier,
Secretary
Robin Timmons, Recording Secretary
MINUTES ARE NOT OFFICIAL UNTIL APPROVAL
AT A SUBSEQUENT MEETING.