PLANNING
COMMISSION
P.O. BOX 308
Thursday, October 28,
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 Cliff Bordeaux, Michelle Hayward, Brad Pellissier and Karl
Walton, and Alternates Joseph Iadarola, Jr. (seated for Michael Collins), Greg
Genlot and Georgeanne Kuzman were present and constituted a quorum. Also in attendance were Town Planner,
Patrice Carson and Town Engineer Mervyn Strauss.
A motion was
made by Cliff Bordeaux, seconded by Brad Pellissier and unanimously voted to add
to the agenda a Discussion With Lou Bachetti, Chairman of the Economic
Development Commission.
Mr. Bachetti
thanked the Commission for the opportunity to speak to them and stated that with
the adoption of the Plan of Conservation and Development, the Economic
Development Commission feels it important to establish open communications
between the EDC and the Planning Commission. The POCD ranked the need for businesses
development within the community as high.
He stated that the two Commissions might want to work together towards
understanding what types of businesses best fit the needs of the community, as
well on special projects. He stated
that he has 2 volunteers from the Economic Development Commission who would be
willing to meet with volunteers from the Planning
Commission.
It was the
decision of the Commission to discuss the issue further and get back to the EDC
with a response to their request.
There was none.
III. OLD
BUSINESS:
a.
Subdivision Application #382:
11-Lots, Isabella Drive Extension, Leno
Applicant
Ric Leno, and Sandy Aeschliman, from Aeschliman Land Surveying, presented plans
for the project which includes 4 lots on Stebbins Road, one on Battle Street and
6 on Isabella Drive. Mr. Aeschliman
explained that most of the concerns had been addressed and the plans now meet
Zoning Regulations.
Mr.
Leno reviewed with the Commission the course of events with regard to his
previous application for the subdivision and presented a copy of the traffic
study done at that time by DLS Consulting.
He also stated that he had hired the services of an additional traffic
study engineer, Dan O’Neal, who is licensed in the State of
Connecticut.
Mr.
O’Neal then presented the results of his traffic impact study. He stated that he agreed with the
results of David Spears’ report.
There is not a lot of traffic at the intersection of Battle and Stebbins
and it is considered to be a Service A intersection where the driver will have
to wait less than 10 seconds to get into the roadway. Looking at the pattern of accidents,
there doesn’t seem to be a problem with safety. All of the accidents were single vehicle
accidents and were not blamed on the road layout. He stated that he felt people could see
adequately when they reached the intersection. Therefore, safety was not really an
issue. He added that the proposed
extension of the Isabella Drive cul-de-sac would not negatively impact the
current traffic situation at the intersection because of increased traffic. The volume would not be large enough to
create a problem.
Joe
Iadarola stated that from his experience the intersection did not provide good
visibility from one direction and even though this study and the Spears study
saw no problem now, it is important to consider the potential for problems in
the future.
Mr.
O’Neal then referred to Town Consulting Engineer Mervyn Strauss’ letter to Town
Planner Patrice Carson dated October 27, 2004, stating that he disagreed with
the some of the potential benefits to the Town Mr. Strauss
noted.
Attorney
John Parks, representing KRL Builders, stated that the Subdivision Regulations
were in place to protect the property owners. Discussion followed about the
Regulations, specifically Section 213-2.D. and 213-38 and what the scope of the
Commission’s authority was to require builders to take on the cost of
improvements to roadways. Mr. Parks
stated that if the Town wanted these changes to the roads, they should have to
pay for them and not require Mr. Leno to lose two building lots to pay for the
connecting road.
Mr.
Walton stated that the Commission had never concluded that the application would
not be approved if Isabella Drive was not made into a connecting road. The Commission has asked for traffic
information to make the best possible, informed decision about whether to
require a connection to Stebbins Road.
Mr.
Leno stated that he had met with David Pinney on Monday and David told him that
he had met with town staff about the application. Mr. Leno also spoke with Public Works
about the safety issue and school busses and was told that the bus drivers and
trucks had no problems with the intersection. He added that he would no longer discuss
making Isabella Drive a through road in connection with this
application.
Attorney
Parks then stated that the plan before the Commission was the one the applicant
was proposing and Mr. Leno would await the Commission’s comments on this
plan.
Mrs.
Carson stated that it was important to note that contrary to Mr. Leno’s
statements, the comments made by staff were made by people with credentials and
also the Commission Members themselves had much experience that should not be
discounted. She added that it is
the staff’s responsibility to review the plans and to be sure that the roadways
are laid out in the way that best meets the needs of the Town and then make
recommendations to the Commission.
Attorney
Parks asked if the Town had made such requests from builders in the past and Mr.
Walton responded that they had asked for feasibility studies in the
past.
Mrs.
Carson stated that she would be willing to check with the Town Attorney to see
if the Commission had the authority to review requiring a through-road
connection. It was the consensus of
the Commission that she should do so and report back to them at the next
meeting.
With
regard to open space, Mrs. Carson said that the Open Space/Trails Committee
meets on November 3rd and will discuss this application. Mr. Aeschliman stated that there is
approximately 5 ½ acres available for open space and some of it is wetland. There is no road access to it. There is approximately an acre of
upland. The applicant stated that a
fee in lieu of open space is acceptable to him as well.
b.
Discussion: Proposed
Amendments to Subdivision Regulations Section 213-19D, Filing Requirements for
Approved Subdivision Plans
c.
Discussion: Proposed
Amendments to Subdivision Regulations Sections 213-30 Open Space
Mrs.
Carson reported to Commission Members that the updates have been sent to CRCOG
and she is working on setting up a public hearing on the
amendments.
IV. NEW
BUSINESS:
a.
Reconfiguration of Lots, 279 Main Street (& Hurlburt Road Map 4 Block
73) & Rear Parcel on Hurlburt Road/Main Street (Map 5, Block 15),
Pudim
Attorney
John Parks presented the plans for Mr. and Mrs. Pudim stating that the applicant
was requesting the reconfiguration for the purpose of using the property for
horses which is strictly for agricultural purposes. Should any development take place on
this property, the applicant/owner would have to apply for a subdivision and
meet the requirements of the subdivision regulations at that
time.
A
motion was made by Cliff Bordeau, seconded by Brad Pellissier and unanimously
voted to approve the reconfiguration of property of Edward and Norma Pudim at
279 Main Street (Map 04 Block 73) and the rear parcel on Hurlburt Road and Main
Street (Map 05 Block 15), as shown on map entitled, “Boundary Survey Prepared
For F & G Realty, Somers, Connecticut”, dated: 7/7/04, Revised through
10/25/04, 4 sheets. This
reconfiguration does not constitute a subdivision because although a new lot is
created, it is strictly for agricultural purposes. The applicant would be required to apply
for a subdivision should any development take place on the
property.
A
motion was made by Joe Iadarola, seconded by Michelle Hayward and unanimously
voted to add to the agenda:
b.
Other - Reconfiguration of Lots 92 & 86 Highland View Drive,
Gundmundson
The
applicant has purchased Lots 17 and 18 in the Somer Place subdivision with the
intention of combining them into one lot to be used for development of a single
home. His intention is to create a
space for a residence the location of which would not interfere with his view
since this property abuts his house lot.
A
motion was made by Joe Iadarola, seconded by Michelle Hayward and unanimously
voted to approve the reconfiguration of property of Gunner Gundmundson at 86
& 92 Highland View Drive (Map 07 Block 68A Lots 18 & 17), as shown on
map entitled, “Resubdivision Lot 17 & 18, Prepared for Gunner Gundmundson
Showing Merging of Lots 17 & 18, Somers Place, Somers, Connecticut”,
dated: October 26, 2004, 1
sheet. This reconfiguration does
not constitute a subdivision because no new lot is created.
V.
STAFF/COMMISSIONER REPORTS:
Mrs.
Carson presented a draft of the proposed meeting dates for the year 2005. A motion was made by Cliff Bordeaux,
seconded by Brad Pellissier and unanimously voted to approve the regular meeting
dates schedule of the Planning Commission for 2005 and file it with the Town
Clerk.
VI.
CORRESPONDENCE AND BILLS:
A
bill was presented in the amount of $14.26 for a book purchased by the Open
Space/Trails Committee. A motion
was made by Brad Pellissier, seconded by Cliff Bordeaux and unanimously voted to
pay the bill.
Mrs.
Carson also stated that she had received paperwork for any Capital Improvement
requests.
VII.
MINUTES APPROVAL
(October 14, 2004 and October 21, 2004):
This item was
deferred until the next meeting.
VIII.
ADJOURNMENT:
A motion was
made by Cliff Bordeaux, seconded by Joe Iadarola and unanimously voted to
adjourn the Planning Commission meeting of October 28, 2004 at 9:10
p.m.
Respectfully submitted,
Brad Pellissier, Secretary
Robin Timmons,
Recording Secretary
MINUTES ARE NOT OFFICIAL UNTIL APPROVAL
AT A SUBSEQUENT MEETING.