PLANNING
COMMISSION
P.O. BOX 308
Thursday, January 12,
2006
7:00 p.m. Town
Hall
Chairman Karl
Walton called the regular meeting to order at 7:00 p.m. Members Cliff Bordeaux, Mike Collins,
Karl Walton and Alternates Greg Genlot, Joe Iadarola (seated for Brad
Pellissier) and Georgeanne Kuzman (seated for Michelle Hayward) were present and
constituted a quorum. Town Planner
Patrice Carson and Town Engineer Merv Strauss were also
present.
A motion was
made by Cliff Bordeaux, seconded by Mike Collins and unanimously voted to take
the agenda out of order.
A motion was
made by Mike Collins, seconded by Georgeanne Kuzman and unanimously voted to
approve the December 8, 2005 minutes as presented.
A motion was
made by Georgeanne Kuzman, seconded by Cliff Bordeaux and voted 4 in favor, 0
opposed, 1 abstention (Collins) to approve the November 17, 2005 minutes as
presented.
II.
OLD BUSINESS
a.
Subdivision Application #390:
6-Lots, LaCabana Road (off Mountain View Road),
Jalbert
Sandy Aeschliman presented plans for
Robert Jalbert, who was also present, and noted that most of the outstanding
items have been addressed.
One outstanding issue is the site line
distance, which needs to be corrected to meet the 85 percentile traffic
speed. To accomplish this, the road
will need to be lowered, the neighbor to the east will need a new driveway, and
part of their septic system will need to be relocated. The staff met on Wednesday to confirm
that these items need to be completed.
Meetings have been held with both
abutters and written agreements have been drawn up and signed. Mr. Jalbert has given one of the
agreements to staff and expects to submit the remaining one
soon.
Discussion followed about the creation of
a dry hydrant to be installed on the road opposite the site. It has been determined that once
installed by Mr. Jalbert, the dry hydrant will be helpful for fire
protection. This was asked for by
the Fire Chief. The easements are
all in place so just the hydrant needs to be installed. At a meeting with abutter Everett
Morrill water drainage concerns around his driveway were discussed and they
expect to be fixed at the same time the road work is done. Mr. Jalbert also needs a letter from Mr.
Morrill.
Mr. Walton cautioned that the Commission
should not plan for the public hearing until the written agreements with the
remaining abutters are received by staff.
In addition a bond amount and drainage easement to the Town are necessary
for review.
Mrs. Carson stated that in order for
staff to have adequate time to review everything before the public hearing is
set, an extension will be needed from the applicant until February 9, 2006. Mr. Jalbert presented a written
extension until that date.
A motion was made by Cliff Bordeaux,
seconded by Joe Iadarola and unanimously voted to accept the extension to
February 9, 2006, as granted by the applicant.
b.
Special Use Permit Application for Age Restricted Housing, Shaker Road,
Gingras Development, LLC
Landscape Architect Aris Stalis presented
revised plans and noted that most of the comments received from the Town have
been addressed. One outstanding
issue is that of a request by the WPCA for two parking spaces at the pump
station. The plans provide for one
space. Since the applicant would
like to keep the amount of paving on the site as low as possible, an additional
parking space is not something they wish to include.
Mr. Iadarola asked about plantings around
the pump station and Mr. Stalis replied that the applicant intends to plant
pines and other trees common to the area so that the site will return to a state
similar to the way it is now in terms of types of
vegetation.
Discussion followed about the pump house
size, which Mr. Stalis explained as being a 9-foot high structure with a peaked
roof which has been designed to blend with the environment and not look
“industrial”. Mr. Strauss
recommended that plantings be included which will soften the look but not be
overwhelming.
Mr. Strauss stated the importance of not
adversely impacting Lafayette Pond and stressed that the applicant must not
cause a change in the flow of water in that area.
Mrs. Carson noted that the WPCA has
granted its approval of the project as has the Conservation Commission. Two of the model units did not meet the
regulations, but revisions in the design are being made and Mrs. Carson
suggested Mr. Jacobs be consulted regarding these changes.
The proposed walking trail was designed
as following a course surrounding one-half the circumference of the site, with
the intention that once formed, the Owners’ Association would determine what, if
any, further trail would be created.
Mrs. Carson and Mr. Strauss suggested that the trail be a complete loop
when constructed to avoid having to return and do additional work at the
site. It would also then meet the
regulation which requires 2,000 square feet per dwelling unit of usable open
space like trails. The only other
real common open space is the gazebo.
The Commission agreed.
A motion was made by Joe Iadarola,
seconded by Georgeanne Kuzman and unanimously voted to schedule the public
hearing for Thursday, January 26, 2006 at 7:00 p.m. in the Town
Hall.
c.
Other - No
other old business was presented.
III. NEW
BUSINESS
a.
Zoning Referral: Zoning
Commission’s Amendment to the Zoning Regulations Section 214-93. Temporary
Commercial Uses to Include Uses for Farms
Concern was expressed over
why commercial activity was being allowed on a state road yet being excluded
from a town road in Paragraph (2).
The Commission agreed that farms are inherently commercial entities and
they need to have the ability to engage in activities that are generally
commercial.
A
motion was made by Cliff Bordeaux, seconded by Georgeanne Kuzman and unanimously
voted to recommend approval to the Zoning Commission of the proposed amendment
with a recommended change: remove
the word “commercial” in Paragraph (2) and replace it with the words “accessory
and secondary use”.
b.
Reconfiguration of Lots, 251 & 225 Field Road (Map 02, Block 44, Lot
03 & Map 02, Block 50), Smyth and Avery
The Commission
reviewed the plans. The property
owners propose to reconfigure the property by moving one of the property lines
to create almost two equal halves.
Mrs. Carson noted that there will be no change of use and no effect to
any of the zones. The Town
Sanitarian has reviewed and approved the proposed
reconfiguration.
A
motion was made by Joe Iadarola, seconded by Mike Collins and unanimously voted
to approve the reconfiguration of property of Robert J. Smyth and Jean &
Julia Avery at 251 & 225 Field Road (Map 02, Block 44, Lot 03 & Map 02,
Block 50), as shown on map entitled, “Reconfiguration Plan, Zoning Location
Survey Prepared For Robert Smyth & Jean Avery, 225 Field Road, Somers,
Connecticut”, dated: 10/20/2005, 1
sheet. This reconfiguration does
not constitute a subdivision because no new lot is created.
c.
2006/2007 Budget
Mrs. Carson
presented the 2006/2007 Budget and noted that a raise of $10.00 per hour for the
Town Engineer was included; this position hasn’t seen a raise in over 20 years,
which is long overdue. The
Commission expressed gratitude for his experience and expertise and agreed with
the adjustment.
The Commission
questioned the cell phone line item which was not budgeted for and asked Mrs.
Carson to get some information on that item for the next
meeting.
A decision on
the budget was deferred to the next meeting.
d.
Election of Officers
A motion was
made by Mike Collins, seconded by Joe Iadarola and unanimously approved to
re-elect the current slate of officers.
e.
Appoint Representative to CRCOG Regional Planning
Commission
f.
Other - No other new business was
presented.
Mrs. Carson
noted that the open space development regulation is being referred
out.
VI.
AUDIENCE PARTICIPATION - There was none.
No
correspondence was presented. A
bill was presented for the Town Engineer work in the second quarter in the
amount of $4,387.50. A motion was
made by Cliff Bordeaux, seconded by Georgeanne Kuzman and unanimously voted to
pay the bill as presented.
A motion was
made by Mike Collins, seconded by Georgeanne Kuzman, and unanimously voted to
adjourn the January 12, 2006 Planning Commission meeting at 8:25
p.m.
Respectfully
submitted,
Brad Pellissier,
Secretary
Robin Timmons, Recording Secretary
MINUTES ARE NOT OFFICIAL UNTIL APPROVAL
AT A SUBSEQUENT MEETING.