PLANNING
COMMISSION
P.O.
BOX 308
Thursday,
May 11, 2006
7:00
p.m. Town
Hall
Chairman
Karl Walton called the regular meeting to order at 7:02 p.m. Members Cliff Bordeaux, Mike Collins,
Karl Walton, and Alternates Greg Genlot (seated for Brad Pellissier), and
Georgeanne Kuzman (seated for Michelle Hayward) were present and constituted a
quorum. Town Planner Patrice Carson
was also present.
II.
OLD BUSINESS
a.
OTHER
Ms.
Carson mentioned that she received an email from Michelle Hayward stating that
she was considering changing her current member status on the Planning
Commission to that of an alternate.
Ms. Carson stated that she would discuss this issue with Ann Logan,
research the bi-laws, validate party affiliation/member seniority, and come to
the next Planning Commission meeting prepared to discuss Ms. Hayward’s request
further.
a.
ZONING REFERRAL: SPECIAL USE
PERMIT APPLICATION FOR CONSTRUCTION TRAILER, SHAKER ROAD (SOMERS VILLAGE ARH
PROJECT), GINGRAS DEVELOPMENT, LLC
Zoning
regulations require a Special Use Permit for a temporary construction trailer,
for which Gingras Development has applied, located at the beginning of the
development, until they get a model unit built. This permit is good for one year and
they expect to utilize the trailer for about 6 months. It will have electricity but no
bathrooms.
Ms.
Carson added that it could save time if, in the future when construction
trailers were going to be utilized for such projects, permits were included in
the application with the subdivision.
A
motion was made by Mr. Bordeaux, seconded by Mrs. Kuzman and unanimously voted
to recommend to the Zoning Commission approval of Gingras Development, LLC’s
Special Use Permit application for a construction trailer in the Somers Village
Age Restricted Housing Project on Shaker Road.
b.
ZONING REFERRAL: SPECIAL USE
PERMIT APPLICATION FOR NURSURY SCHOOL/DAY CARE, 27 QUALITY AVENUE,
BONAZELLI
Ms.
Carson distributed a letter from Steve Jacobs, Registered Sanitarian, addressed
to Ralph P. Guisti dated May 11, 2006.
Ms. Carson explained that there was no issue with using the space but
that there would be issues internally in regards to public health. In addition, there would need to be WPCA
approval and a public hearing for the site in regards to assessment for water
and sewer.
The
nursery school/daycare would be located on the lower half of the downstairs
level. There would be 14 spots in
the back for parking and the playground would be accessed by adding stairs to an
existing concrete walk-way and following them to the upper level. A 4-foot chain link fence would be
positioned around the play area and camouflaged by 6-foot hedges. The playground, approximately 750 square
feet, would accommodate 10 children at a time. If the nursery school/daycare expanded,
the children would be brought out in shifts to meet code
regulations.
A
motion was made by Mr. Bordeaux, seconded by Mr. Genlot and unanimously voted to
recommend to the Zoning Commission approval of Bonazelli’s Special Use Permit
application for a nursery school/day care at 27 Quality Avenue with the
stipulation that WPCA approval is still needed.
c.
ZONING REFERRAL: SPECIAL USE
PERMIT APPLICATION TO BUILD NEW SOLAR HOME WITH NO BASEMENT, 87 PIONEER HEIGHTS,
GRANT
A
motion was made by Mr. Bordeaux, seconded by Mrs. Kuzman and unanimously voted
to recommend to the Zoning Commission approval of Grant’s Special Use Permit
application to build a new solar home with no basement at 87 Pioneer
Heights.
d.
ZONING REFERRAL: SPECIAL USE
PERMIT APPLICATION FOR GRAVEL BANK, SOUTH ROAD, BORDEAUX
FARM
e.
ZONING REFERRAL: SPECIAL USE
PERMIT APPLICATION FOR GRAVEL BANK, EGYPT ROAD,
CHARTER
f.
ZONING REFERRAL: SPECIAL USE
PERMIT APPLICATION FOR GRAVEL BANK, SOUTH ROAD, PLEASANT VIEW FARMS
REALTY
g.
ZONING REFERRAL: SPECIAL USE
PERMIT APPLICATION FOR GRAVEL BANK, STAFFORD/ROOT/WOOD ROADS, WOOD GRAVEL
OPERATION LLC
Items d.e.f. and g. were
deferred until Mr. Strauss’ report was available.
h.
RELEASE OF MAINTENANCE BOND, MOUNTAIN VIEW ESTATES, MILLER DRIVE &
ORCHARD VIEW, GINGRAS
Ms.
Carson explained that the Town holds a $94, 095.00 maintenance bond for the
Miller Drive Subdivision. This road
has been in for at least 18 months in accordance with the Subdivision
Regulations. Mr. Strauss and Public
Works have completed the final review, catch basins have been cleaned, letter of
certification for monuments and pins have been received and there has been
approval for construction of the road.
It is time now to release the bond.
A motion was made by Mr. Genlot, seconded by Mr. Bordeaux and unanimously voted to approve the release of Robert D. Gingras’ bond of $94, 095.00 for Miller Drive and Orchard View in the Mountain View Estates Subdivision. The Commission also recommends the same to the Boards of Selectman for their approval, in accordance with recommendations from the Town Attorney, Town Engineer and Public Works Department.
i.
SUBDIVISION APPLICATION #393, 23 LOTS (GILLETTE’S CROSSING), 180 BATTLE
STREET & 7 ELEANOR LANE, KRL BUILDERS (07/13)
Rick Leno reviewed his
proposal for a 23-lot subdivision (Gillette’s Crossing) on Battle Street. The two parcels in question are in the
vicinity of 55 acres. There is
quite a bit of wetlands located in the area. He indicated a wetland pond area that
abuts the Somers Associates property with another wetland area of about 7.7
acres. Smaller pockets of wetlands
are scattered throughout the two parcels.
Currently they are not requesting any variances.
Ms. Carson explained
that the merits of coming in from either Eleanor Lane or Bailey Lane were
discussed and Bailey Lane was chosen since there was not a 50-foot right-of-way
from Eleanor. Upon acceptance of
the new road system, it would be suggested that the other part of the road where
there is no 50-foot right-of-way be abandoned. Mr. Leno doesn’t foresee any great
impact on Bailey Lane if this project moves forward.
There are still more
staff reviews that need to be completed.
Ms. Carson noted that
Commission policy would probably require a public hearing (due to the project
exceeding 5 lots) and further discussion would be needed with regards to the
open space requirement. Mr. Leno
illustrated that there were two areas, 7.7 acres and 8.6 acres, which were shown
as open space and would not be built on.
More reviews and
information would be done between now and the next meeting on May
25th, 2006. Mr. Leno
thanked the Commission for their time.
j.
RECONFIGURATION OF LOTS, 120, 182, & 104A FOUR BRIDGES ROAD, (MAP 08
BLOCKS 17, 16, 19 & 21), STANTON/FOUR BRIDGES,
LLC/SMYTH
Ms. Carson stated that
the reconfiguration is straight forward.
The current property in question would be divided utilizing the Scantic
River which runs through the property.
The river would act as a guide, any portion of the lot to one side of the
river would be added to Mr. Stanton’s land and the other lot portion on the
opposite side of the river would be added to Mr. Smyth’s lot. No new lot is
created.
A motion was made by
Mrs. Kuzman, seconded by Mr. Genlot and unanimously voted to approve the
reconfiguration of property of Scot Stanton, Four Bridges, LLC, and Robert J.
Smyth at 120, 182 & 104A Four Bridges Road (Map 08 Blocks 17, 16, 19,
&21), as shown on map entitled, “Compilation Map Prepared For Robert J.
Smyth & Scot Stanton, 120 Four Bridges Road, Somers, Connecticut”,
dated: 2/24/06, 1 sheet. This reconfiguration does not constitute
a subdivision because no new lot is created.
k.
2006/2007 BUDGET VERIFICATION
After reviewing the
2006/2007 Budget Verification sent from the Treasurer’s Office, the Commission
was concerned about the cuts made in the budget. Discussion centered around 1) why no
salary figure for the Town Planner was proposed since that was an agreed
contract figure, 2) the Dues & Seminars account was cut back to $700.00
after reviewing the planned Training/Conference Plan for the Town Planner which
will now be underfunded, 3) the Town Engineering budget was cut which is
currently underfunded this year and with the increase in development activity
will definitely now be underfunded next year. The Commission also discussed the
current cell phone accounts. Mr.
Walton explained that he felt the Planning Commission was being charged
disproportionate to their use of the cell phones. He requested Ms. Carson to comprise a
letter pointing out the discrepancies in the budget for his signature. In total, $2,600 should be restored to
the budget in addition to the $1,952 for salary.
l.
OTHER
– There was none.
IV.
DISCUSSION: PLAN OF
CONSERVATION & DEVELOPMENT
An Anniversary Meeting
is scheduled for May 22, 2006 beginning at 7:00pm, and Glenn Chalder from
Planimetrics will attend. Fire
Marshal Walter Summers is currently working with Ms. Carson on some sprinkler
system or cistern regulations as well as investigating building height
measurements as well. How
regulations are written, how they are interpreted, and subsequently enforced are
all different.
V.
STAFF COMMISSION REPORTS
Ms. Carson mentioned to
the Planning Commission that the Land Use office is currently busy working on
about 4 or 5 subdivisions outside of Gillette’s Crossing and 2 other age
restricted projects. None are small
projects – 6 lots is the smallest subdivision.
VI.
AUDIENCE PARTICIPATION
- There was none.
There
were no bills. A letter was
received from David Pinney seeking the Zoning and Planning Commissions to
recommend individuals to serve on a Design Review Board. The Commission came up with a list of
individuals they felt would serve the above-mentioned board well. Ms. Carson will be contacting the list
of individuals to see if they would be interested in serving on the
Board.
A
change was made to the Minutes of April 13, 2006 as
follows:
Page
1, 3rd paragraph Georgeanne “Genlot” to be replaced with Georgeanne
“Kuzman”.
Page
4, Item C. “Patson” to be replaced with “Patsun”.
A
motion was made by Mr. Collins, seconded by Mr. Bordeaux and unanimously voted
to approve the April 13, 2006 Minutes as amended.
A
motion was made by Mr. Bordeaux, seconded by Mrs. Kuzman and unanimously voted
to adjourn the May 11, 2006 Planning Commission meeting at 8:00
p.m.
Respectfully
submitted,
Jennifer
Boudreau, Recording Secretary
Brad Pellissier, Secretary
MINUTES
ARE NOT OFFICIAL UNTIL APPROVAL AT A SUBSEQUENT
MEETING.