PLANNING
COMMISSION
P.O.
BOX 308
Thursday,
February 9, 2006
7:00
p.m. Town
Hall
a.
Continuation: Special Use
Permit Application For Age Restricted Housing, Shaker Road, Gingras Development,
LLC
Chairman
Karl Walton opened the public hearing at 7:04 p.m. The Town Planner read the legal
notice.
Aris
Stalis, representing the developer, gave a brief overview of the application,
noting that of the 45 acre parcel, the applicant will only be disturbing 23
acres on which will be placed 80 units of age-restricted housing. The primary entrance will be off Shaker
Road, with a secondary emergency entrance situated off Main Street. Two detention basins designed to
accommodate a 100-year storm system will be installed. There will be a walking trail system
field located which will circumference the area. All utilities are to be
underground.
Malcolm
Chadbourne, 39 Lindell Drive,
asked about emergency and handicap access into the units themselves. Jerry Gingras replied that the models
are designed to have low entrances with just a few steps. The front doors will all be 3 feet wide,
so emergency equipment will be accessible to the area. The garages will all be enclosed and
will also have a few steps into the units.
Mrs. Carson noted that the fire department has looked at all the plans
and did not have any access concerns.
Everett
Morrill, 101 Mountain View Road,
asked if maintenance of the area will be done by the Town and was told that all
maintenance will be handled privately.
Nothing will be required of the Town.
Mrs.
Carson noted that a conditions list has been prepared by staff and reviewed by
the Town Attorney. Mr. Stalis has
reviewed the list and stated that all items on the list can be
addressed.
Mrs.
Carson added that she and Mr. Strauss have no more outstanding
conditions.
A
motion was made by Brad Pellessier, seconded by Cliff Bordeaux and unanimously
voted to close the public hearing at 7:13 p.m.
b.
Subdivision Application #390:
6-Lots LaCabana Road (off Mountain View Road),
Jalbert
Chairman
Karl Walton called the public hearing to order at 7:14 p.m. The Town Planner read the legal
notice.
Sandy
Aeschliman presented plans for the applicant, Rob Jalbert, who was also
present. Mr. Aeschliman described
the site as being on 21 acres situated on the southerly side of Mountain View
Road. The subdivision will consist
of 6 lots which will require excavation because the site has a large amount of
ledge.
He
added that he has addressed staff comments and explained that Town Engineer Merv
Strauss has 3 main concerns. The
first is the culvert which goes under Mountain View Road which will be
abandoned. Mr. Strauss feels this
should be removed from the road.
The applicant is opposed to digging up more of the road unless absolutely
necessary.
The
second concern is the Machnicki driveway grade being too steep, but this is in
the process of being taken care of.
The
dry hydrant is also an issue. The
applicant feels that is has already been discussed.
Mr.
Jalbert expressed concern about the appraisal the Town has received and stated
that he had reviewed it with two other appraisers who also felt that the figure
was high, particularly when considering the comparisons
included.
Mrs.
Carson noted that one of the positive appraisal points on the Jalbert property
is the view. In addition,
appraisals are generally coming in higher because property values are
increasing.
Mr.
Jalbert asked if he could have his own appraisals done and what potential effect
his doing so would have on the open space fee. Mrs. Carson responded that he was
welcome to have his own appraisals done, but that the Town is not obligated to
consider them.
Joe
Iadarola noted that when someone is considering buying these sites for
development, they would take into consideration the difficulty in developing the
site and the cost associated with such work. He noted that the applicant’s point is
valid, but he isn’t sure how his concerns could be taken into
consideration.
Mrs.
Carson suggested that if the applicant would like to present a question which he
received from another appraiser regarding the comparables, she could give this
question to the Town appraiser and get a response for Mr. Jalbert and the
Commission. After discussion, Mike
Collins suggested that the applicant submit his questions in writing from his
appraisers. Mr. Jalbert would like
to know about the property value determination and the developmental cost
compared to the comparables and agreed to have the question to Mrs. Carson
within the next few days.
Mrs.
Carson noted that when staff first began working with Mr. Jalbert on this
project, she and Mr. Jalbert discussed the dry hydrant with the Fire
Marshall. Mr. Jalbert was agreeable
to providing the dry hydrant if he was not responsible for obtaining the rights
over the property. It has been
determined that the Town has a verbal agreement with the property owner for the
hydrant and is asking the applicant to put in the dry hydrant. It will cost the developer initially to
put the hydrant in, but he will quickly make up his cost in insurance
savings.
In
addition to comments from Merv Strauss and David Askew, a letter was presented
from Steve Jacobs requesting that the relocation of the septic system on the
Machnicki lot be done prior to the work on Mountain Road.
Mrs.
Carson also noted that she had received the certified mail slips and receipts
from Mr. Jalbert as proof of the required abutters’
notification.
The
final bond amount has been set at $408,908.00.
It
was determined that the public hearing could not be closed this evening and Mrs.
Carson stated that she will not be at the February 23, 2006 meeting, but Mr.
Strauss will be. At 7:44 p.m. a
motion was made by Cliff Bordeaux, seconded by Brad Pellessier and unanimously
voted to continue this hearing at the February 23, 2006 Planning Commission
Meeting at 7:00 p.m. in the Town Hall.
Chairman
Karl Walton called the regular meeting to order at 7:45 p.m. Members Cliff Bordeaux, Michael Collins,
Brad Pellessier, Karl Walton, and Alternates Greg Genlot, Joe Iadarola (seated
for Michelle Hayward) and Georgeanne Kuzman were present and constituted a
quorum. Town Planner Patrice Carson
was also present.
III. OLD
BUSINESS
a.
Discussion/Possible Decission:
Special Use Permit Application for Age Restricted Housing, Shaker Road,
Gingras Development, LLC
Patrice
Carson commented that she had been very impressed by how well this project went,
particularly since it was the first project of this type that the Town has been
engaged in. Everyone seemed to get
along well and worked together in such a way that it was a positive experience
for all involved.
Mrs.
Carson has a list of conditions which are tied to steps within the development
process. Bonding will be required
for erosion control, construction of the emergency access, monumentation and
work along Shaker Road.
A
motion was made by Prad Pellessier, seconded by Mike Collins and unanimously
voted to approve Gingras Development, LLC’s Special Use Permit for an 80-unit
Age Restricted Housing project on Shaker Road, in accordance with the plans
known as “Somers Village, An Active Adult Community In Somers, Connecticut”,
dated: July 29, 2005, Revised: through January 20, 2006, 30 sheets,
which is conditional on the following:
1.
The presentation of a performance bond in an amount acceptable to the
Town Engineer and in a form acceptable to the Town Attorney. The bond shall be calculated with a 20%
contingency for the following work:
a.
Erosion and sediment control methods on the site;
b.
Construction of the emergency access in accordance with the plans from
the parking lot of Joanna’s Café including the gate, knox box, and
accessway;
c.
All work and site improvements on Shaker Road and at the entrance to the
project across from Collins Drive; and
d.
Monumentation of the site including all iron pins and
monuments.
Bond to be in place prior to the commencement of construction of site
improvements.
2.
The property is subject to the terms and conditions of the Declaration of
Condominium for Somers Village and the Town’s Zoning Regulations Article
XXIII. All deeds transferring title
to the units shall reflect that the units are to be occupied in accordance with
the above.
3.
Prior to any site work, a pre-construction meeting with the developer,
his site engineer and town staff is required.
4.
Prior to any tree-cutting, the 30-foot buffer strip shall be flagged
around the site perimeter to keep any clearing out of the buffer
area.
5.
Prior to tree-cutting for the trail, field markers will be placed where
the trail will be and reviewed by Town Staff.
6.
Prior to the issuance of any Certificate of Occupancy, the developer will
provide the town Planning Department with a plan showing the as-built foundation
location of each unit.
7.
Prior to the issuance of a building permit for the 27th unit, all
utilities and road construction work up to the binder course of pavement shall
be completed and certified by the developer’s engineer that it has been
constructed according to the plans and specifications. Work includes completion of the trail
around the property, completion of the detention basins, and all utilities
including lighting and storm sewer, road base and binder course pavement,
sidewalks, and completion of the entryway landscaping.
8.
Once the roadway and improvements are 100% complete or prior to the
issuance of the Certificate of Occupancy for the 80th unit, the developer will
submit Final As-Built Plans and certification of the improvements in accordance
with the approved plans and specifications to the town.
The
Planning Commission finds with these conditions the plan meets the requirements
of the Somers Zoning Regulations for Age-Restricted
Housing.
b.
Discussion/Possible Decision:
Subdivision Application #390:
6-Lots LaCabana Road (off Mountain View Road)
Jalbert
This
item was deferred since the public hearing was still open.
c.
Other
- No
Other New Business was presented.
At
this time, Cliff Bordeaux recused himself from the meeting and Greg Genlot was
seated for him.
IV. NEW BUSINESS
a.
Zoning Referral:
Modification of Special Use Permit Application for Gravel Bank, South
Road, Bordeaux Farm
Applicant
Cliff Bordeaux presented plans for his gravel bank, explaining that he is
seeking to add a Phase 11.
Currently work is being done on Phases 9 and 10 and there is an area of
land between them which would be designated as Phase 11. By graveling this area, the site would
be smoothed out and made uniform.
Rather than waiting until the formal permit process in June, applying now
enables work to begin on the area sooner.
The process will add approximately 12 to 18 months to the
project.
Mrs.
Carson stated that Jim Taylor and Merv Strauss will review the application prior
to the next meeting.
b.
Zoning Referral: Site Plan
Application for Outdoor Growing Areas and Gravel Bank, 164 Hampden Road, Grower
Direct Farms
The
Commission briefly reviewed the plans showing that only a portion of the Grower
Direct Farms parcel on Hampden Road needs to be graveled. Merv Strauss has not yet looked at the
area, but will do so prior to the next meeting. Discussion on the project was deferred
until Mr. Strauss has presented his report.
c.
Zoning Referral: Amendment
to the Zoning Regulations Article XV Flood Damage
Prevention
Steve
Jacobs and Patrice Carson met with FEMA and DEP before all the flooding and they
have now made some corrections to the flood regulations requested by FEMA and
the DEP. The Zoning Regulations
will need to be amended to include the revised date of the maps and reference to
the Town’s Flood Management Study.
A
motion was made by Brad Pellessier, seconded by Greg Genlot and unanimously
voted to recommend to the Zoning Commission approval of the amendment to the
Zoning Regulations Article XV Flood Damage Prevention.
d.
Reconfiguration of Lots, 54 and 38 Hangdog Lane (Map 12, Block 42A and
Map 12, Block 37, Lot 04), Roulier and Medrek
The
Commission reviewed the plans for the proposed reconfiguration in which the
owners of the neighboring parcels are seeking to exchange small sections of
land. Town Sanitarian Steve Jacobs
has reviewed and approved the application.
A
motion was made by Joe Iadarola, seconded by Brad Pellessier and unanimously
voted to approve the reconfiguration of property of Daniel R. & Jane E.
Roulier and Paul L. & Rachel P.Medrek at 54 & 38 Hangdog Lane (Map 12,
Block 42A & Map 12, Block 37, Lot 04), as shown on map entitled, “Lot Line
Reconfiguration Plan, Prepared For Dan & Jane Roulier, 54 Hangdog Lane,
Somers, Connecticut”, dated:
2/3/06, 1 sheet. This
reconfiguration does not constitute a subdivision because no new lot is
created.
e.
Other
- No
Other New Business was presented.
The
next meeting is scheduled for March 27, 2006 and will be attended by the
Economic Development Commission.
Mrs. Carson asked that everyone watch for emails regarding samples of
agricultural zones which she will be sending out prior to the
meeting.
There
will be a public meeting on February 15th at the Fire House beginning
at 7:00pm regarding improvements to the Route 190 intersection at Sokol Road and
Ninth District Road.
VII.
AUDIENCE PARTICIPATION -
There was none.
No
correspondence was presented.
There
was one bill from the Journal Inquirer in the amount of $173.14 for the meeting
of January 12, 2006. A motion was
made by Greg Genlot, seconded by Brad Pellessier and unanimously voted to pay
the bill.
A
motion was made by Brad Pellessier, seconded by Greg Genlot and approved by a
vote of 4 in favor, 0 oppossed, and 1 abstention (Collins) to approve the
minutes of the January 26, 2006 meeting as written.
A
motion was made by Brad Pellessier, seconded by Mike Collins and unanimously
voted to adjourn the February 9, 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.