PLANNING
COMMISSION
P.O. BOX 308
Thursday, January 27,
2005
7:00 p.m. Town
Hall
I.
PUBLIC HEARINGS
a.
Subdivision Application #382:
11-Lots, Isabella Drive Extension, Leno
The public
hearing was opened at 7:00 p.m. by Chairman Karl Walton. Patrice Carson read the legal
notice.
Sandy Aeschliman
presented plans for KRL Builders which showed the proposed extension of Isabella
Drive through to Stebbins Road. He
received comments from Town Engineer Merv Strauss and did not notice any major
concerns. Mr. Strauss had mentioned
the need for a 25-foot road right of way but there is less than 50 feet between
the current homes. He found only
one map from 1984 when examining the land records, and it was not helpful. The Hesketh report made some comments
regarding the situation, but they would only come into play if one of the houses
were to be destroyed at some time.
Mr. Strauss said
that the survey done in 1984 was by Mr. Schindler. There is no report of how the street
line was originally established, but Mr. Strauss suggested that he might have
just measured 25 feet from the center road line.
Mr. Aeschliman
stated that for the purposes of Mr. Leno’s subdivision, it had been established
that they are within the 25 foot on their side of Stebbins Road. There will need to be a pie shaped
parcel of land with a notation included on the deed stating that this land is
for the purpose of maintaining that 25-foot requirement. Mrs. Carson stated that she would speak
with the Town Attorney regarding the proper deed language.
One of the
recommendations for traffic calming on Isabella Drive was the keep the existing
cul-de-sac but add a raised curbed area in the center for a roundabout in order
to slow traffic. The curbing can
remain smooth so that it can be plowed over, or be planted, whichever is
preferable.
Stebbins Road
will remain at its current width and will continue to be a two-way street. The Battle Street – Stebbins Road
intersection will remain as is.
Mr. Strauss
stated that he needed more information on the water drainage so that it will be
easier to determine the storm drainage situation. Sandy Aeschliman will provided this
information for him.
Mrs. Carson
stated that she is still in need of the deed for the drainage easement and is
awaiting house numbers. The open
space has been addressed as a fee in lieu of land.
The applicant
will be meeting with the Conservation Commission at its meeting next week to
discuss changes in the plan which relate to wetland
issues.
A letter has
been received from Lucille Gorden at 186 Stebbins Road stating that she does not
want Stebbins Road to be changed into a one-way street.
Mrs. Carson stated that the Hesketh
Traffic Report determined that there are general benefits for making Isabella
Drive into a through road rather than having it be a cul-de-sac. Not much traffic is expected to be added
to the area and access to the area would be easier for emergency vehicles,
maintenance, and school bus service.
Rick Leno asked what decision the Town
had reached about moving the utility pole as discussed at the last meeting. Mrs. Carson stated that she had not yet
looked into this but would do so and let Mr. Leno know. Chairman Karl Walton asked for comments
from the audience.
Bert Guerrette, 24 Isabella
Drive, stated that he is
opposed to the connection of Isabella Drive with Stebbins Road. He added that when he was looking for a
home, he wanted to be on a cul-de-sac and was told that the road could never be
changed from a cul-de-sac. If the
road was to be connected people would use it to avoid stop signs. He also feels that the value of the
homes on Isabella Drive will decrease if they are no longer on a
cul-de-sac.
Steven Lewis,
8 Isabella Drive, stated
that he owns the home on the corner and can see cars from Turnpike and Mountain
Roads going by “at about 80 mph”.
He doesn’t want the traffic going through Isabella Drive with so many
small children in the neighborhood.
He is also concerned that “hundreds of cars” from Worthington Pond Farms
will go through on Isabella as well.
Denise
McIntyre, 21 Isabella Drive, purchased her home with the intention
of having a place for small children to play and her grandmother to walk. She feels that if Isabella Drive is
connected it will become a cut through either immediately or in the future and
will no longer be safe. She added
that the traffic report stated that emergency vehicle access would be quicker
with Isabella connected through, but felt that the neighborhood was willing to
make the tradeoff in order to keep the cul-de-sac.
Monique
Andrade, 204 Turnpike Road, stated that no more traffic coming onto
Turnpike Road from Isabella Drive is needed. Turnpike has enough traffic
already.
Bill Ellis,
86 Pond Circle, stated
that he has young children and would feel as strongly as these people do if he
lived on Isabella Drive.
Gina Maloney,
9 Isabella Drive, stated
that she attended many Planning Commission Meetings and Mr. Leno had reports
from 2 different traffic engineers saying that making Isabella Drive a through
street was not necessary. She added
that Isabella Drive is a very close-knit group of neighbors and the children
really enjoy the freedom they have to play. She had never seen children playing so
freely on Stebbins Road. Neighbors
have spoken to snowplow drivers who said that cul-de-sacs are no problem for
them and busses seem to have no problem either. She asked that the plan be
rejected.
Steven
Hansen, 201 Turnpike Road, stated that he is opposed to the plan
and agrees with the previous speakers.
He asked that the Commission consider that this is the only place for
kids in the area to play.
Bill Finley,
116 Stebbins Road, asked
what was wrong with having a cul-de-sac anyway and that the general ideas of the
traffic engineer may be proper but the neighbors’ opinions should be considered
as well.
Steven Lewis,
8 Isabella Drive, added
that Rick Leno has taken time to have traffic engineering reports done and these
reports have shown that no accidents have happened. Mr. Lewis feels that a child will get
hurt before a car accident will occur if the road is connected. He added that police cannot be relied
upon to monitor all the roads all the time.
Gina Maloney,
9 Isabella Drive, said
that a through street would just be another shortcut to Enfield for many
people.
Steven Lewis,
8 Isabella Drive, asked
Mrs. Carson how many cul-de-sacs were in town. He thought approximately 20 –
30.
Terri Lewis,
8 Isabella Drive, added
that if we want to maintain the town’s reputation as a family oriented town,
then we should work to keep cul-de-sacs.
Steven Lewis,
8 Isabella Drive, said
that Section 213-23(a) of the subdivision code states that subdivisions should
be “without danger to the health or public safety.” The traffic engineer’s report may say
that the area meets those requirements now, but can he say the same for a few
years from now? Also the report
doesn’t reflect the negative impact on the residents of the
street.
Merv Strauss
stated that the traffic reports were based on the future as well as on current
conditions. Mr. Walton suggested
that at the continuation of the Public Hearing perhaps a representative from
Hesketh could be available to answer questions the Commission may have. Mrs. Carson stated that she would look
into this.
Jim Maloney,
9 Isabella Drive, stated
that he had met with David Pinney who said he had no knowledge of the traffic
study. Mrs. Carson stated that Mr.
Pinney did approve the Town hiring Mr. Hesketh to perform an independent
study.
Val Giupponi,
68 Green Tree Lane,
stated that he has lived in Somers for 30 years and considers it to be a nice,
quiet, residential town and he raised his children here. He is concerned about the studies
discussing benefits to traffic patterns being used to determine the street
arrangements. This meeting is to
discuss how the traffic patterns affect members of the community, specifically
those living on Isabella Drive. He
is concerned that the people speaking are not being heard by the Commission
because each issue being brought up is being argued down by Commission
Members.
Jim Popham,
168South Road, stated
that his sons use Partridge Run as a short cut now to Billings
Road.
A motion was
made by Cliff Bordeaux, seconded by Greg Genlot, and unanimously voted to
continue the Public Hearing to Thursday, February 10, 2005 at 7:00
p.m.
b.
Resubdivision Application #383:
8-Lots, Stafford and Rocky Dundee Roads, CGS
Development
George Schober
of GCS Land Development Corp. and Mike Tarbell of Tarbell Heintz and Associates
presented two maps each showing different layouts for the open space in the
8-lot subdivision. Both maps showed
the 28 acres being divided into building lots; however, one of the maps provided
for 5 lots on Rocky Dundee Road, while the other provided for 6 lots on Rocky
Dundee Road. Both maps included 3
lots on Stafford Road. The first
plan had been the original one devised by the applicant, but at the Town’s
request to change the open space area, the second map was quickly sketched out
prior to the meeting as a suggested revision.
A conservation
easement is included along both Stafford Road and Rocky Dundee Road in order to
maintain the current tree line and stone walls along the roads. Test holes for septic systems were done
and witnessed by the Town Sanitarian.
Footing drains had been moved to the front of the lots in accordance with
staff recommendations. The drainage
culverts are still being evaluated.
At an earlier meeting the ditch off the edge of the road by the stone
wall was discussed. Water is being
diverted onto the road. The culvert
has been filled in. It is in
Stafford and if they talk to Public Works in Stafford they can take care of
it.
Mr. Strauss has
reviewed the first plan and stated that beyond the drainage issue, most of the
other items are small and can be easily taken care of.
If the revised
second open space layout is selected, the driveway for the new lot would be an
issue that would need to be considered.
The best suggestion at this time is to get a wetlands permit from the
Conservation Commission to cross the wetland area with a 1,200 foot
driveway.
Sharon
Miller, 18 Rocky Dundee Road, stated that most of the wetland areas
are in the field where the revised map includes a house lot. She is concerned about drainage onto her
property. Mr. Strauss stated that
he is showing a possible increase of water and is concerned about it as well and
said it will be an issue that will need to be addressed. Mrs. Miller stated that she thinks it is
a shame that the land can’t somehow be purchased by the town as part of a land
trust because it is such a pretty area.
A motion was
made by Cliff Bordeau, seconded by Georgeanne Kuzman and unanimously voted to
continue the Public Hearing to Thursday, February 10, 2005 at 7:00
p.m.
Chairman Karl Walton called
the regular meeting to order at 9:25 p.m.
Members Cliff Bordeaux, Michelle Hayward, and Karl Walton, and Alternates
Greg Genlot (seated for Michael Collins) and Georgeanne Kuzman (seated for Brad
Pellissier) were present and constituted a quorum. Also in attendance were Town Planner,
Patrice Carson and Consulting Engineer, Merv Strauss.
A motion was made by Cliff
Bordeaux, seconded by Georgeanne Kuzman and unanimously voted to take the agenda
out of order and begin with New Business.
IV. NEW
BUSINESS
a.
Zoning Referral: Site Plan
Application: McAvoy’s Martial Arts
Business, 64 Field Road, Unit 2C, McAvoy
The applicant
stated that he intends to run a martial arts business at 64 Field Road, Unit 2C
on Mondays and Wednesdays from 1:00 to 9:00 p.m., Tuesdays, Thursdays and
Fridays from 3:00 to 9:00 p.m. and Saturdays from 8:30 a.m. to 1:00 p.m. He has 52 students currently but wishes
to increase this to up to 150 students.
He usually meets with 30 to 40 students per day. There used to be a wine distributor in
the space he is occupying.
A motion was made by Cliff Bordeaux, seconded by Michelle Hayward and unanimously voted to recommend to the Zoning Commission approval of McAvoy’s Site Plan application for a Martial Arts Business. The Commission felt it was a good reuse of the space in accordance with the Plan of Conservation & Development.
b.
Reconfiguration of Lots, 145 and 147 Main Street (Map 22, Block 25 and
Map 04, Block 66), Lipton (Two J’s, LLC)
Plans were
presented showing the reconfiguration of the lots. Mr. Lipton stated that he was squaring
off the land in the commercial zone.
Mrs. Carson added that Steve Jacobs had seen the proposed reconfiguration
and approved it.
A motion was made by Greg Genlot, seconded by Michelle Hayward and unanimously voted to approve the reconfiguration of property of Two Js LLC at 145 and 147 Main Street, as shown on a map entitled, “Compilation Plan Prepared For Two Js, LLC, 452 South Road, Somers, CT. 06071”, dated: January 11, 2005, 2 sheets. This reconfiguration does not constitute a subdivision because no new lot is created.
c.
Reconfiguration of Lots, 27 Suncrest Drive and 407 Pleasant View Drive
(Map 14 Block 15 Lot 10 and Map 02 Block 82) Slomski and Pleasant View Farms
Realty Co.
Plans showing
the reconfiguration were presented.
It was explained that the application was being made as a result of a
property dispute regarding the corner of the property.
A motion was
made by Greg Genlot, seconded by Michelle Hayward and unanimously voted to
approve the reconfiguration of property of Emily J. Slomski and Plesant View
Farms Realty at 27 Suncrest Drive and 407 South Road, as shown on map entitled,
“Property Survey Prepared For Emily J. Slomski Showing Revised Property Line at
Lot 10 Hillcrest Estates, 27 Suncrest Drive, Somers, Connecticut”, dated: Jan. 14, 2005, 1 sheet. This reconfiguration does not constitute
a subdivision because no new lot is created.
d.
Discussion: Representatives
(2) to work with Economic Development
A motion was
made by Cliff Bordeaux, seconded by Michelle Hayward and unanimously voted to
recommend Brad Pellissier and Michael Collins to work with Economic
Development. Joe Iadarola is to be
the alternate.
e.
Other
There was no
other New Business.
III. OLD
BUSINESS
a.
Discussion/Possible Decision:
Subdivision Application #382:
11-Lots, Isabella Drive Exension, Leno
Discussion
and decision on this item were deferred until the Public Hearing is
closed.
b.
Discussion/Possible Decision:
Resubdivision Application #383:
8-Lots, Stafford and Rocky Dundee Roads, CGS Development
Discussion
and decision on this item were deferred until the Public Hearing is
closed.
c.
2005/2006 Budget
Mrs.
Carson presented the proposed 2005/2006 Budget for the Commissions’ review. A motion was made by Cliff Bordeaux,
seconded by Georgeanne Kuzman and unanimously voted to approve the budget and
forward it to the Board of Selectmen and the Treasurer.
d.
Other
There
was no other Old Business.
V.
STAFF/COMMISSIONER
REPORTS
Mrs.
Carson stated that most of her time had been spent working on the items on the
agenda.
VI.
AUDIENCE
PARTICIPATION There
was none.
VII.
CORRESPONDENCE AND
BILLS
Bills
presented were as follows:
$94.04 Journal Inquirer for notices on November 18,
2004 and December 2, 2004.
$4,368.75
Strauss Engineering for work in last quarter (October 1 – December 31,
2004).
$446.02 F.A. Hesketh & Associates
(Traffic Engineers) for Traffic Study
Mrs.
Carson also told the commission about a workshop to be held at Wesleyan
University on March 5, 2005. The
fee would be $35.00 per person.
Anyone interested in attending should contact her.
VIII.
MINUTES APPROVAL (October
28, 2004, December 2, 2004 and January 11, 2005
Approval of the
minutes was deferred to the next meeting.
IX.
ADJOURNMENT
A motion was
made by Cliff Bordeaux, seconded by Michelle Hayward and unanimously voted to
adjourn the Planning Commission meeting of January 27, 2005 at 10:05
p.m.
Respectfully
submitted,
Brad Pellissier,
Secretary
Robin Timmons, Recording Secretary
MINUTES ARE NOT OFFICIAL UNTIL APPROVAL
AT A SUBSEQUENT MEETING.