PLANNING
COMMISSION
P.O. BOX 308
Thursday, April 14,
2005
7:00 p.m. Town
Hall
I.
CALL TO ORDER
Acting Chairman
Cliff Bordeaux called the regular meeting to order at 7:03 p.m. Members Cliff Bordeaux, Brad Pellissier
and Michael Collins, and Alternate Members Greg Genlot (seated for Karl Walton),
Georgeanne Kuzman (seated for Michelle Hayward) and Joe Iadarola, were present
and constituted a quorum. Town
Planner Patrice Carson and Town Engineer Mervyn Strauss were also
present.
No old business
was presented.
III. NEW
BUSINESS
a.
Zoning Referral: Site Plan
Application for Change of Use to Dance Studio, 12 South Road,
Stanley
Mr. Stanley
presented a Statement of Purpose and application for the Commission’s
review. He explained that the dance
studio classes will have between 5 to 15 students at the most at one time and
parents will be encouraged to drop their children off and return after class for
pickup, rather than to park and wait.
The applicant has spoken to employees at both Dunkin Donuts and Subway
about their heaviest traffic times and learned that Subway is busiest during
lunchtime and Dunkin Donuts has the busiest time during the morning. Since studio hours will be 3:30 to 7:00
pm weekdays and then Saturday mornings, he thinks parking will not be a
problem. He has also spoken to his
architect about a rear entrance, which is feasible as
well.
It was also
noted that there will be no hazardous waste disposal at this
business.
A motion was
made by Brad Pellissier, seconded by Georgeanne Kuzman and unanimously voted to
recommend to the Zoning Commission approval of Stanley’s Site Plan Application
for a dance studio at 12 South Road stating that the use was appropriate for the
Business zone per the POCD.
b.
Zoning Referral: Site Plan
Application for Change of Use to Gift Shop, 635 Main Street,
Dahill
Applicants Carol
and Tim Dahill presented their Statement of Purpose as well as a floor
plan. They are applying to open a
gift shop at 635 Main Street, next to the current Webster Bank. The Dahills are outgrowing their current
location in East Windsor and seeking to expand to include this new Somers
site.
Their business
includes the sale of handcrafted furniture, jewelry, greeting cards and related
items, all hand made by area craftspeople.
The business
will be located on the first floor of the building and will include 2,000 square
feet of retail space. The second
floor is a 6-room apartment.
Parking for approximately 16 vehicles is located in the back of the
building, which Mrs. Dahill deemed to be more than
adequate.
A motion was
made by Brad Pellissier, seconded by Georgeanne Kuzman and unanimously voted to
recommend to the Zoning Commission approval of Dahill’s Site Plan Application
for a gift shop at 635 Main Street stating that the use was appropriate for the
Business zone per the POCD.
c.
Resubdivision Application #385:
1-Lot, 67 Franklin Woods Road, Boudreau
Applicant Kevin
Boudreau showed his plans for subdividing the 4-1/2 acre parcel into two
building lots. One lot would be
2.59 acres and currently is the site of his residence and the other would be 1.9
acres. He has found that the site
was suitable for such a subdivision and he anticipates building a new home for
himself and selling his current home.
Mr. Boudreau
explained that he met with the Conservation Commission earlier in April to
discuss a nearby detention pond connected to a stone-lined swale which runs
across the front of the parcel, connecting with a brook.
Merv Strauss
expressed concern that no one has actually been given responsibility for the
maintenance of the swale. Mr.
Boudreau has recently relined the swale with stones which the Town provided, but
Mr. Strauss noted that once the parcel is sold, there is no way to be sure that
the new owner will continue to be as diligent in caring for the swale. In addition, there is no way to hold
anyone responsible for doing so.
The Town of Somers needs to be assured that the swale is going to be kept
in good working order so that the detention pond can continue to function
properly.
A question also
arose as to the property line. The
regulations request that lot lines are radial to the street, but the Commission
does have the power to waive such a regulation. Mr. Boudreau explained that the line has
been placed so as to provide the owner access to the well on the
property.
Mrs. Carson added that because this is a resubdivision, a public hearing will be required and open space must be considered. She doesn’t anticipate any issues with this, and expects to be able to report back to the Commission at the next meeting. At that time, the Commission will be able to set a public hearing date as well.
The Commission
reviewed plans for combining two lots owned by Mr. McCullough and located on
upper Hall Hill Road. The applicant
would like to combine the lots, both of which contain a substantial amount of
wetlands, which even when joined will have only a small area located at the
front that is dry enough to use. If
the lots are combined, they will still not contain enough area to be a useable
home site.
Steve Jacobs has reviewed Mr. McCullough’s plans and has approved them.
A motion was made by Brad Pellissier, seconded by Greg Genlot and unanimously voted to approve the reconfiguration of property of Richard A. McCullough, Inc. at 707 & 715 Hall Hill Road (Map 42 Block 10 Lot 8 & Map 42 Block 11), as shown on map entitled, “Data Accumulation Plan, Property of Richard A. McCullough Inc., Somers, Connecticut”, dated: 7/17/98, 1 sheet. This reconfiguration does not constitute a subdivision because no new lot is created.
e.
Preliminary Discussion of Age Restricted Housing Development, Shaker
Road
Aris Stalis
showed the plans for the age restricted housing development to be constructed on
Shaker Road by developers Jerry and Guy Gingras, both of whom were present as
well. Mrs. Carson distributed
copies of the Age Restricted Housing Code to Commission Members for their use
during the discussion.
Mr. Stalis
explained that the proposed development provides benefits to the Town of Somers,
including a nice addition to its tax base, as well as meeting the needs of
prospective condominium owners in the above 55 years of age market. The site will contain 80 units and allow
the preservation of a large area of open space. There will be an undeveloped area at the
center, highlighted with a gazebo for residents to use. An 80 foot buffer of open space will
also surround the site and contain an approximately 2-mile gravel-based walking
trail which completely surrounds the perimeter of the site. Each unit will have a two-car garage and
there will also be a large parking area for guests.
The units will
be between 1,500 and 2,500 square feet in size and be lit by a single pole light
fixture at the front. The units
will also include individual mailboxes, as opposed to the cluster-type boxes
often seen at similar communities, and trash storage. There will be no
dumpsters.
At the main
entrance there will be a stone sign and a variety of trees will be planted
throughout the area, including maples, magnolia, white pines and
others.
The entrance
roadway will require the crossing of wetlands, which will include the
installation of a culvert and guardrails.
It is the developer’s intention to highlight the wetland areas, thus
enhancing their natural beauty for unit-owners to enjoy.
It was asked if
the residents will own both land and building and Mr. Stalis explained that the
owner would purchase the unit only.
The property will be maintained uniformly throughout by landscapers, who
will be paid and supervised by an association. This will also provide for the
protection and proper maintenance of the wetland areas. At this time, the wetland areas have
been flagged.
It is expected
that the development will be done in phases and the total road area is expected
to be approximately a mile long and will be privately owned and maintained. The road is to be 26 feet wide, which
meets the Fire Department’s requirements.
A traffic engineer will be consulted.
Discussion
followed about sidewalks and Mr. Gingras explained that the road width was
determined in such a way so that sidewalks should not be necessary, thus saving
the unit owners the expense of maintaining them. Commission members expressed many
concerns over this, and it was concluded that good safety necessitated the
construction of sidewalks along side of roadway.
The utilities
will come from an easement connecting to the south onto Main
Street.
A question arose
as to why there were no common buildings or recreational areas, other than the
trail, provided for the residents’ use.
Mr. Stalis replied that such buildings and areas are not generally
utilized and are costly to maintain.
He suggested that once the community association is formed and begins
meeting, if it is determined that such facilities are being sought by residents,
they can be constructed at that time.
He added that there certainly is adequate room on the site to accommodate
such structures and/or recreational areas.
Mr. Collins
asked if there are to be emergency services available to those who use the
walking trails and Mr. Stalis explained that the trails are located within a
short walking distance from the units, so access to help is very nearby for
walkers.
Security cameras
were also discussed and at the present time no plans for them are being
made. There will be provisions for
a guardhouse at the entrance should the residents decide they would like to
include one. Emergency access is
available through the parking lot of Joanne’s Café. This is the quickest way for the Fire
Department as well.
The developers
were asked if they had done similar communities in the past. They explained that they had, but not
age restricted. One site they have
worked on is Maple Heights in Enfield.
Mr. Gingras explained that there will be 6 or 7 models to choose from and
each one can be modified to meet the buyer’s tastes and
needs.
f.
Other
Mrs. Carson and
Mr. Pellissier presented a summary of the POCD meeting held last evening. The next POCD meeting will be held on
Wednesday, May 18th at 7:00 p.m. Mrs. Carson is trying to set up a
presentation by Granby officials regarding Open Space Subdivisions. Several Commission members said that
Wednesday evenings were not good for them and Monday nights were better, so Mrs.
Carson will see if Monday, May 16th is feasible for the Zoning
Commission. At this time, the
Zoning Commission’s agenda for their regular meeting that evening appears to be
light so it might be possible to hold the POCD meeting that
evening.
Mrs. Carson and
Mr. Strauss reported that a lot of their time had been spent working on Bridle
Path, the Age Restricted Housing project, and the other items on the
agenda.
There was
none.
No
correspondence was noted.
The following
bills were presented:
Services of Town Engineer Merv Strauss
from 01/01/05 – 03/31/05
$6,960.00
Journal Inquirer bills for the meetings
of March 10th and 24th
$110.18
Shipping costs for POCD
$52.30
A motion was
made by Greg Genlot, seconded by Brad Pellissier and unanimously voted to pay
the bills.
A motion was
made by Brad Pellissier, seconded by Georgeanne Kuzman and unanimously voted to
approve the minutes of the March 24, 2005 meeting as
written.
A motion was
made by Georgeanne Kuzman, seconded by Greg Genlot and unanimously voted to
adjourn the Planning Commission meeting of April 14, 2005 at 8:25
p.m.
Respectfully
submitted,
Brad Pellissier,
Secretary
Robin Timmons, Recording Secretary
MINUTES ARE NOT OFFICIAL UNTIL APPROVAL
AT A SUBSEQUENT MEETING.