PLANNING
COMMISSION
P.O.
BOX 308
Thursday,
November 16, 2006
7:00
p.m. Town
Hall
Chairman
Karl Walton called the regular meeting to order at 7:05 p.m. Members Brad Pellissier, Mike Collins,
Karl Walton, and Alternates Greg Genlot, (seated for Cliff Bordeaux), and
Georgeanne Kuzman (seated for Michelle Hayward) were present and constituted a
quorum. Engineering Consultant
Mervyn Strauss, and Town Planner Patrice Carson were also
present.
II. OLD
BUSINESS:
a.
SUBDIVISION APPLICATION #396, 14 LOTS (HIGH RIDGE ESTATES), HALL HILL
ROAD, HIGH RIDGE ESTATES, LLC (12/07) – Set Public Hearing
Engineer
Guy Hesketh, of F.A. Hesketh & Associates, was present and represented the
applicant, Mike Leaska of High Ridge Estates, LLC. The property in question is
approximately 20.02 acres owned by High Ridge Estates. It is located on Hall Hill Road and
there is a 2.16-acre parcel of land owned by Ms. Ida Roy that would be
incorporated with this initial acreage for a total acreage of 22.2+
acres. The applicant is proposing a
14-lot subdivision. The lots meet
the minimum requirement of 40,000 square feet of buildable area and are
accessible from Hall Hill Road. The
parcel would be split by a road running from Hall Hill to McCullough Drive with
a stub to land to the south, allowing access to what could potentially be
another subdivision in the future on the “Kasperzak”
property.
The
grading plan shows a natural drainage divide; one way flowing towards Hall Hill
Road and the other to a lower point, to a culvert located off of George Wood
Road. The grading plan mirrors this
same watershed area. The plans show
no increase in peak runoff.
A
larger detention basin is proposed on the property to which the majority of the
storm water will be discharged
running
into a culvert on George Wood Road (this is the natural flow currently). Rather than cutting through the center
of the Kasperzack’s property, the applicant has discussed an easement with them
and they are in agreement. The
water will be taken from around their property and placed in a culvert. This will alleviate any peak increase in
runoff and would have no net reduction in the end.
In
the event of an extreme rainfall event, there has been a small discharge
overflow placed which allows the water to flow south of the initial site which
is currently the natural flow of the above mentioned property. Public water will be provided to the
site from McCullough Drive. The
following additional items were mentioned during Mr. Hesketh’s
presentation:
·
The
lots meet state Health Code requirements including sewage
disposal
·
The
applicant has received assurance that the lots are suitable for
building
·
Deep
test pits have been done and they have worked with Steve Jacobs to fine tune any
other issues
·
Majority
of the lots are 4 bedroom, with some 3 bedroom lots due to size and soil
characteristics
·
A
request for a fee in lieu of Open Space was discussed
·
A
number of comments from Staff have been received and responded too. There are some minor comments which are
outstanding, but the major concerns have been addressed
·
Those
remaining concerns could be addressed before a public hearing on December
7
·
The
Wetlands Commission approved the above mentioned application on June 2, 2006
before some changes were made, but no changes were significant enough to change
this decision according to Dave Askew
·
The
Fire Department has established that the road width should be 24 feet with
postings of no parking signs on one side of the road
·
Fire
hydrant locations have been modified and are acceptable to the fire
department
·
The
applicant has to go before the Board of Selectman for approval of
streetlights
·
A
construction bond amount is needed for review by the Town
Engineer
A
motion was made by Mr. Genlot, seconded by Ms. Kuzman, and unanimously voted to
schedule a Public Hearing on December 7, 2006 beginning at 7:00pm for
subdivision application #396, 14 lots (High Ridge Estates), Hall Hill Road, High
Ridge Estates, LLC.
b.
OTHER
– There was none.
III. NEW
BUSINESS:
a.
Subdivision Application #397, 23 lots (Gillette’s Crossing), 180 Battle
Street & Eleanor Lane, KRL Builders (01/11) – Set Public Hearing
Date
Sandy
Aeschliman, Aeschliman Land Surveying and representing KRL Builders, discussed
the latest information on this application.
He
has received Mr. Strauss' comments and has addressed them all except for #13 and
#14, because they are a Fire Marshall issue dealing with the fire hydrants. Mr. Leno has subsequently met with the
Deputy Chief and resolved this issue.
The hydrants will be placed every 500 feet. Mr. Leno also provided copies of the two
previous letters from the Fire Department which outlined these concerns. The Fire Department and the Assessor
have also approved the names of the streets as Bailey Lane, which would continue
from the current Bailey Lane, and Mason Lane.
Mr.
Askew has reported that he is satisfied with the revisions that have been made
to the plans. The Town Sanitarian
has approved the plans because they meet the public heath
code.
Mr.
Strauss is still concerned about the line of sight at Main Street and Bailey
Lane and feels the shrub-line needs to be trimmed. It was noted that this was an issue for
the Town Selectman’s office and not an issue for the applicant. The applicant will also have to meet
with the Board of Selectmen regarding the placement of
streetlighting.
Eleanor
Lane must be discontinued in order for this subdivision to take place, unless
Mr. Leno can give or sell property frontage to the neighboring Reilly piece, or
as a last resort, try and obtain a frontage variance.
At
this point, the Planning Commission took a 5-minute recess for Mrs. Carson to
check with the Board of Selectmen.
Upon
returning, Ms. Carson informed the Commission that the Board of Selectmen would
take up the discontinuance of Eleanor Lane which was on the list of streets
which was presented to the Selectmen a number of years ago. They felt like that issue would be heard
before the December 7th Planning meeting.
The
Commission decided not to set a public hearing date for this subdivision until a
decision from the Board of Selectman on Eleanor Lane is
rendered.
b.
Zoning Referral: Application for Modification of Special
Use Permit Application for Gravel Bank 164 Hampden Road, Grower Direct
Farms
A
gravel operation permit was need and granted in April 2006 including the normal
hours of operation allowed in the Zoning Regulations. When the renewal came up in June, the
hours of operation were restricted.
The normal hours are:
M-F 7:30am – 5:30pm
Saturday 8:00am – 12:00noon
Sunday
and Holidays closed
Restricted
hours
M-F 8:30am –
5:30pm
Saturday,
Sunday, and Holidays closed
Currently
there are a number of individuals utilizing this gravel pit road entrance: the normal greenhouse operation, the
Bruce Woods Gravel operation, some Town activity going into the Woods Gravel
operation, and the Gavlak Water operation.
To appease the concerns of the residents, the Zoning Commission thought
it would be in the best interest of traffic flow and safety that the hours be
restricted. Mr. Walton stated that
it was outside of the scope of the Planning Commission to make any suggestions
as to the hours of operation. Mr.
Pellissier and others agreed. The
Planning Commission’s original referral was that the application be given the
special use permit, but it was the Zoning Commission who restricted the
hours. Ms. Carson explained the
specifics for why the Zoning Commission thought it necessary to restrict the
applicant’s hours originally. She
also explained the reasons the applicant has stated in a letter to the Town of
Somers for the modification request, including an economic disadvantage for both
himself as the owner and Herb Holden the operator, the difficultly in
enforcement, and the ridiculousness of everyone’s ability to use the road from
7:30 to 8:30am when the owner of the road cannot.
After
much discussion, a motion was made by Mr. Pellissier, seconded by Mr. Genlot,
and unanimously voted that in keeping with the original decision to stagger
hours of operation for the ease of traffic flow and public safety, the Planning
Commission recommends to the Zoning Commission that the hours of operation be
the same and no modifications be made to Grower Direct Farms’ Special Use Permit
for a Gravel Bank at 164 Hampden Road.
c.
Zoning Referral: Special Use
Permit Application for Home Occupation for Real Estate Office, 3 School Street,
Conklin
The
applicant showed the Planning Commission a map of her property. She wishes to use the front room (12 x
16) for her real estate office. The
plan is in the future to move the business to where the Barber Shop was located,
which needs to be fixed up. The
applicant spoke with the State DOT regarding the means of egress and will be
working with them in the future.
The entrance would be on School Street. Suggestions were made by the Commission
as to the best way in which to enter and exit the property. The State did mention that there is
already a driveway access established.
A
motion was made by Mr. Genlot; seconded by Mr. Pellissier and unanimously voted
to recommend to the Zoning Commission approval of Conklin’s Special Use Permit
Application for a home occupation for a real estate office at 3 School Street,
because this use was in keeping with the Plan of Conservation and Development
and does tie in with the efforts to revitalize the area by promoting mixed use
and appropriate business.
d.
Zoning Referral:
Discussion: Possible
Moratorium on all Applications for Non-Residential Uses Located in the
Commercial Zone Along Main Street (CT Route 190) From Maple Street & Shaker
Road Intersection to the School Street and Hall Hill Road (CT Route 186)
Intersection
In
keeping with moving forward on the recommendations of the Plan of Conservation
and Development, the Somersville Planning Committee has met and they are putting
together an RFP to hire a consultant to help in the planning for Main Street
between the Hall Hill Road and Shaker Road/Maple Street intersections. The temporary moratorium has been
proposed not to exceed 9 months to halt all new non-residential activities until
a time when a plan has been put together.
This plan includes a review of set-backs, uses, building sizes and
shapes, street scapes, landscaping, sidewalks, access,
etc.
A
motion was made by Mr. Pellissier, seconded by Ms. Kuzman, and unanimously voted
to recommend to the Zoning Commission approval of the temporary moratorium as
outlined by the Zoning Commission, given that this is the best method to allow
the town to be consistent with the recommendations of the Plan of Conservation
and Development as well as the 190 study Committee.
e.
Request for Bond Reduction/Release, Work in Greystone Farm Estates
Subdivision, Stafford & Rocky Dundee Roads, Schober
More
information is needed for the Commission to make a decision. It will be reviewed at the next
meeting.
f.
Other
A
motion was made by Mr. Genlot, seconded by Mr. Pellissier, and unanimously voted
to add the following two items:; Mylar extension for application #394 on Wells
and Mountain View Roads and Reconfiguration of Lots Pioneer Heights-Grant to the
agenda.
1.
Extension of Time to File Mylars, Application #394, 3-Lot Subdivision,
Wells & Mountain View Roads, Town of Somers
Ms.
Carson stated that the mylars have not been filed with the Somers Town Clerk for
this subdivision yet because there are some timing issues with the Land Trust
and State DEP.
A
motion was made by Mr. Pellissier; seconded by Ms. Kuzman, and unanimously voted
to approve the applicant’s request to extend the time to file mylars with the
Somers Town Clerk for the Town of Somer’s 3-lot subdivision application #394 on
Wells and Mountain View Roads. This
extension is granted for an additional ninety (90) days from November 18, 2006
to February 16, 2007.
2.
Reconfiguration of Lots, 87 Pioneer Heights and Land on Green Road in
Ellington (Somers Map 01 Block 10 & Ellington Map 179 Block 001) George M
and Leslie J. Grant
Ms.
Carson explained that the town line was actually the lot line and the Grants
wanted to make the property one piece.
A
motion was made by Mr. Pellissier, seconded by Mr. Genlot, and unanimously voted
to approve the reconfiguration to combine property of George M. & Leslie J.
Grant at 87 Pioneer Heights (Map 01 Block 10) and land on Green Road in
Ellington (Map 179 Block 001), as shown on map entitled, “Reconfiguration Plan,
Compilation Plan Prepared for George M. Grant, Pioneer Heights, Somers, CT”,
dated: 8/23/2006, revised:
10/04/06, 1 sheet. This
reconfiguration does not constitute a subdivision because no new additional lot
is created.
IV.
DISCUSSION: PLAN OF
CONSERVATION & DEVELOPMENT
Staff
is currently working with the Somersville Planning Committee on the design
standards for Main Street in Somersville.
VI.
STAFF/COMMISSIONER REPORTS
Staff is currently
working on Age-Restricted Housing proposals, Gillette’s Crossing, the Leaska
subdivision, the County Road litigation, as well as receiving interest from
three developers eager to work on the Mill.
VII.
AUDIENCE PARTICIPATION –
There was none.
VIII.
CORRESPONDENCE AND BILLS
First
Quarter bill for Town Engineer Mervyn Strauss (July 1st to September
30th) was received in the amount of $7,415.75 and within budget. Yearly calendar order between $26-$30
was also requested for the Planner.
A
motion was made by Mr. Pellissier, seconded by Mr. Genlot, and unanimously voted
to pay the above-mentioned bills.
IX.
MINUTES APPROVAL: October
26, 2006
A
motion was made by Mr. Genlot, seconded by Ms. Kuzman, and approved by a vote of
3 in favor, 0 opposed, and 1 abstention (Pellissier) to approve the minutes of
October 26, 2006 meeting as written.
A
motion was made by Ms. Kuzman, seconded by Mr. Genlot, and unanimously voted to
adjourn the November 16, 2006 Planning Commission meeting at 9:10
p.m.
Respectfully
submitted,
Jennifer
Boudreau
Bradley Pellissier
Recording
Secretary
Board Secretary
MINUTES
ARE NOT OFFICIAL UNTIL APPROVAL AT A SUBSEQUENT
MEETING