PLANNING
COMMISSION
P.O.
BOX 308
Thursday,
February 8, 2006
7:00
p.m. Town
Hall
a.
CONTINUATION:
SUBDIVISION APPLICATION #397, 23 LOTS (GILLETTE’S CROSSING), 180 BATTLE
STREET & 7 ELEANOR LANE, KRL BUILDERS (02/08)
Chairman
Karl Walton called the public hearing to order at 7:04 p.m. and the legal notice
was read. Mr. Aeschliman of
Aeschliman Land Surveying, and Engineer John Martucci represented applicant Ric
Leno of KRL Builders. Mr.
Aeschliman noted the several changes that were made to the plans: Mr. Strauss wanted a solid yellow line
placed on the roadway for the new subdivision; Mr. Jacobs had approved the lot
line change between lot 1 and lot 2; Ms. Carson read into the record a letter
from David Askew dated February 2, 2007 which noted that a cash bond or a
passbook bond for erosion and sedimentation controls in the amount of $5,000.00
be filed with the Planning Office prior to any work being started on the
site.
Chairman
Walton then welcomed comments from the public, none were in
favor.
Eric
Young, 15 Rye Hill Circle
wished to recap those items that he had mentioned at previous meetings. His wife’s parents have lived on Bailey
Lane for many years and it is for their safety and the safety of others living
on that street that he has come forward with numerous facts and suggestions in
regards to this proposed subdivision.
In regards to the proposed road, he spoke to its curvature/slope, its
sight line, the intersection between Eleanor Lane and Bailey Lane (sharing
federal laws and definitions for “intersections”), the use of stop signs for
speed control, minimum design speed, and the processes for the discontinuance of
Eleanor Lane itself and the Laws of Abandonment.
In
addition he provided recent pictures of Eleanor Lane looking in various
directions to further emphasize his points and inquired about the Dauphin
driveway asking how that met with current driveway
regulations.
John
Rush, 22 Bailey Lane
inquired
about the safety of individuals if the proposed subdivision was to move forward
and the cul-de-sac opened to a thru road.
He thought that although the town prefers thru roads that it would be in
the town’s best interest to leave the cul-de-sac as is.
Don
Tisdale, 23 Bailey Lane
spoke
to Mr. Rush’s points of safety and the proposed placement of the
intersection. He felt the town
should leave the cul-de-sac if safety is the main concern.
Chairman Walton
responded that the Planning Commission must follow the state and town
regulations and statutes. The
applicant has hired certified engineers to review and devise the safest scenario
for the proposed subdivision before the Commission. There has been no certified
individual(s) come forth to dispute or discredit what has been presented to the
Planning Commission. All facts
presented by the applicant or the public are reviewed and taken under
advisement. Mr. Iadarola added that
the town safety officer and other agencies involved in safety – such as the fire
department, public works, and Town Engineer, have reviewed the plans as
well. If they had concerns with
safety regulations or the plans meeting safety levels, those concerns would have
been voiced and changed.
Applicant Ric Leno spoke
to the audience with regard to the safety issue and reiterated the fact that he
felt there were no safety issues with the proposed subdivision road. He added that he had indeed hired a
traffic engineer to make sure there would be no issues with safety. He also added that Mr. Strauss, a
skilled and experienced engineer in his own right, had reviewed the plans as
well. Any and all changes that
needed to be made were made.
Mr. Strauss added that
the Dauphin driveway is an existing condition and has a regulatory sight line
and nothing changes in regards to his driveway if the proposed subdivision is
approved.
A
motion was made by Mr. Genlot; seconded by Mr. Pellissier, and unanimously voted
to close the public hearing at 7:55 P.M.
b.
SUBDIVISION APPLICATION #398, 10 LOTS (STONE CROSSING), 185 STAFFORD
ROAD, MINK FARM ASSOCIATES, LLC (03/08)
Chairman Walton opened
the public hearing at 7:56 P.M. and the legal notice was read. Mr. Marty Post began the discussion with
an explanation of how he thought this to be a “re-subdivision of 18 lots”. Initially there was a 10 lot subdivision
– developing the inside lots, but now there were the exterior lots which had
changed and should now be added. He
further explained that there needs to be some clarity as to which land is
located in the state of MA and the state of CT for it directly impacts the
coordinates – longitudinal and lateral.
Massachusetts is not willing at this time to provide specific
coordinates. They don’t wish to
have coordinates “tied” to a property line because the bearings continually
change. Ms. Carson started by
explaining that it may be easiest to review this Subdivision as having two
Phases. Since Phase One of 8
frontage lots has already been approved, it would be best to review this as
Phase Two of 10 interior lots.
Mr. Nat Sreenath, the
engineer on the project explained that the detention basin is designed to handle
a 100-year storm, the roadway is designed to handle a 10 year storm, and he had
presented to Mr. Askew documentation on the water volume, septic systems, well
information, and test pit findings.
Ms. Carson added that
the proposed above-mentioned subdivision is being reviewed as a cul-de-sac
because there is no way to have a thru road either from the MA property or the
CT property side due to surrounding property already being owned and
developed.
Susan Peck, 91
Skyridge wished to review the
plans further and took the opportunity to do so up close.
Ms. Carson had received
a letter from the Fire Department stating that the street name “Stone Crossing”
was acceptable, but added that the suggested 22-foot wide roadway width would
need to have no parking signs on one side of the street for safety and
accessibility issues.
Ms. Carson also
mentioned that there were some comments from Mr. Askew in regards to erosion
controls, seeding, statewide regulations for detention basins and what would
need to be done during the time of construction. He is requesting that a cash bond or a
passbook bond for erosion and sedimentation controls in the amount of $5,000.00
be filed with the Planning Office prior to any work on the site being
started.
Mr.
Jacobs November 27, 2006 letter stated that the plans meet all requirements at
that time and that the well in question – shown on the plans – has been
addressed to his satisfaction.
Mr.
Strauss referred back to an email that he had sent to Ms. Carson stating that
there were some “housekeeping” issues but nothing that could not be
resolved. He explained that since
the entire plan sheets would NOT be filed; due to spacing availability, that all plan sheets must provide the same
key information. Mr. Strauss had
just received the flood information that afternoon and had yet to review it in
depth. He did however ask about the
bond figure. Mr. Nat Sreenath
stated that he would present an estimate.
At
8:29 p.m., a motion was made by Mr. Pellissier, seconded by Mr. Genlot, and
unanimously voted to continue the public hearing for
Mink Farm Associates, LLC’s resubdivision application #398 for 10 Lots (Stone
Crossing) at 185 Stafford Road
to Thursday, March 8th, 2007, beginning at 7:30 p.m. in the Town
Hall..
Chairman
Karl Walton called the regular meeting to order at 8:30 p.m. Members Greg Genlot, Brad Pellissier,
Karl Walton, and Alternate Member Joe Iadarola (seated for Cliff Bordeaux) were
present and constituted a quorum.
Town Planner Patrice Carson and Engineering Consultant Mervyn Strauss
were also present.
III. OLD
BUSINESS:
a.
DISCUSSION/POSSIBLE DECISION:
SUBDIVISION APPLICATION #397, 23 LOTS (GILLETTE’S CROSSING), 180 BATTLE
STREET & 7 ELEANOR LANE, KRL BUILDERS
Mr. Iadarola stated that
he was comfortable with the changes that the design team on the project had
made.
A motion was made by Mr.
Pellissier, seconded by Mr. Iadarola, and unanimously voted to approve
KRL
Builders Inc.’s 23-lot subdivision, application #397, in accordance with the
plans known as “Gillette’s Crossing Prepared for KRL Builders, Somers, Conn.”,
dated: 11-9-05 & 3-22-06,
revised: through 02-02-07, 22
sheets, which is conditional on the following:
1.
A note shall be placed on the plans:
“The filing of a $90,000.00 fee in lieu of open space ($3,913.04 per lot)
is required to be paid to the Town of Somers upon the sale or transfer of each
lot.”
The Town of Somers shall also place a notice on the land records to
insure payment.
2.
The $850.00 fee for the appraisal for open space shall be paid in full
and proof of payment shall be submitted to the planning
office.
3.
The signatures of the Town Engineer and Town Sanitarian shall be on the
plans signifying their approval of the plans in accordance with Section 213-19
of the Subdivision Regulations.
4.
All appropriate seals and signatures of the design professionals for this
plan shall be on the plans.
5.
In accordance with Section 213-46. The developer shall install street
lighting as required and approved by the Selectmen.
6.
“No Parking This Side of Street” signs shall be posted from the end of
the existing Bailey Lane for the balance of all the newly constructed roads on
one side of the street chosen by the Fire Chief prior to
installation.
7.
A bond for site improvements in the amount of $1,122,776.00 and in a form acceptable
to the Town Attorney be filed with the Planning Office as required by Section
213-54.
8.
A cash bond or passbook bond for erosion and sedimentation controls in
the amount of $5,000.00 shall be
filed with the Planning Office prior to any work on site.
9.
A Quit Claim Deed shall be provided to the Town of Somers for the strip
of land between the road pavement and the street line established by the
subdivision plans running along the entire frontage of the property on Battle
Street.
10. A
note shall be added to the plan sheets 13 through 18, “The number and location
of fire hydrants shall be approved by the Fire Chief just prior to
installation.”
11. The
water surface contours should be added to the plans to clarify the delineation
of the 100-year flood hazard area.
The
Commission waives the requirement in Section 213-22.C. of the Subdivision
Regulations which requires, where practicable, lot lines to be either at right
angles or radial to street lines.
The
Planning Commission finds with these conditions the plan meets the requirements
of the Somers Subdivision Regulations.
f
b.
DISCUSSION/POSSIBLE DECISION:
SUBDIVISION APPLICATION #398, 10 LOTS (STONE CROSSING), 185 STAFFORD
ROAD, MINK FARM ASSOCIATES, LLC
This item was deferred
since the public hearing was continued.
c.
SUBDIVISION APPLICATION #399, 2 LOTS (KASACEK SUBDIVISION), 87
BILLINGS ROAD, BUCK BUILDERS LLC (03/22)
Mr.
Blaine Buck explained that he was under the impression that Mr. Aeschliman was
to present updated plans to the Commission that evening. The Commission explained that they had
not received any new plans for the subdivision. There was a meeting on February
6th, 2007, regarding the waterline and he had yet to here from Mr.
Jacobs as to what had transpired in regards to the public
water.
Regarding
the sidewalk regulation, the Commission stated that there is no other continuous
sidewalk from any town school property to the proposed future development within
one mile, and the Commission finds that requiring sidewalks as part of the
proposed development would serve no useful purpose.
A
motion was made by Mr. Genlot, seconded by Mr. Iadarola, and unanimously voted
to waive the sidewalk regulation for Buck Builders LLC’s subdivision application
#399 for 2 Lots (Kasacek Subdivision) at 87 Billings Road.
·
The
appraisal on the property has not been completed yet.
·
There
is no requirement for a ZBA variance – due to 50 foot right of way on Billings
Road.
·
Updated
plans will be presented to the Commission.
Commission
consensus was to defer future discussion on this application until the next
Planning Commission meeting at which time the staff should have received new
plans for review.
d.
SPECIAL USE PERMIT APPLICATION FOR AGE RESTRICTED HOUSING, ELEANOR
ROAD, ELEANOR ROAD, LLC (03/22)
Applicant
Steve Riley was present.
Corrections needed to be made to the plans for state Department of Public
Health review and then resubmitted.
A
motion was made by Mr. Genlot, seconded by Mr. Pellissier, and unanimously voted
to allow the Town Planner to schedule a public hearing for March 8, 2007
IF information was received from the State Department of Public
Health. (Ms. Carson would inform
the Commission and Mr. Riley if this information was obtained.)
e.
2007/2008 BUDGET
Ms. Carson presented a
budget in accordance with past and current development trends, also taking into
account what is on the horizon for the next year. She stated to the Commission that each
year she is frustrated by the process in which a responsible (and it turns out
almost right on the spending mark) budget is presented by the Planning
Commission, only to be manipulated and cut back below what has proven to be
necessary, even though she generates the appropriate figures needed for the
budget to meet the Commission’s needs.
Mr. Walton stated that he would be willing to address the Selectmen again
this year with Ms. Carson on the budget if needed. The Commission had no questions about
the presented budget.
A
motion was made by Mr. Pellissier, seconded by Mr. Genlot, and unanimously voted
to approve the budget as presented and send it to the Board of
Selectman.
f.
OTHER
– There was no other Old Business.
IV. NEW
BUSINESS:
a.
APPOINT
REPRESENTATIVE TO CRCOG REGIONAL PLANNING
COMMISSION
Ms. Carson explained
that the Regional Commission meets the third Thursday of each month and that Mr.
Collins held the position last year with Mr. Pellissier as Alternate. The Commission deferred until next
meeting.
b.
OTHER
– There was no other New Business.
V.
DISCUSSION: PLAN OF
CONSERVATION & DEVELOPMENT
Ms.
Carson handed out a proposed cistern regulation. The Commission requested that she
forward it to the Town Attorney and CRCOG for their review and comments. There was discussion of whether this
should be an ordinance or regulation.
The Commission discussed how this requirement will effect future
subdivisions? Mr. Strauss asked how
these cisterns would be maintained.
Ms. Carson explained that an easement would be given to the town for
maintenance which would include making sure that the amount of water contained
in the cistern is adequate and that the cap on the cistern is easily
removed. These functions are
performed by the Fire Department.
Mr.
Strauss thought there should be a sample diagram or specifications sheet for a
cistern presented to the Commission from the Fire Department, like those used
for the street signs or street cross-sections.
VI. STAFF/COMMISSIONER REPORTS
The
staff has been busy with the applications on the agenda as well as Phase II of
the Geissler’s property and another ARH project.
VIII. CORRESPONDENCE AND
BILLS
Bills:
Journal
Inquirer
$212.49 for 11/16/06 meeting and 12/07/06 Public Hearing.
Journal
Inquirer
$47.22 for 12/07/06 meeting.
Journal
Inquirer
$220.36 for 01/11/07 Public Hearing and meeting
Journal
Inquirer
$70.83 for 01/25/07 meeting.
A
motion was made by Mr. Pellissier, seconded by Mr. Iadarola, and unanimously
voted to approve the bills.
IX. MINUTES
APPROVAL: November 16, 2006,
December 7, 2006, January 11, 2007, January 25, 2007
A
motion was made by Mr. Pellissier, seconded by Mr. Genlot, and unanimously voted
to approve the meeting minutes of November 16, 2006 as
presented.
A
motion was made by Mr. Genlot, seconded by Mr. Iadarola, and unanimously voted
to approve the meeting minutes of December 7, 2006 as presented.
A
motion was made by Mr. Pellissier, seconded by Mr. Genlot, and unanimously voted
to approve the meeting minutes of January 11, 2007 with the following
corrections:
Under
Call to order, replace “Dan Fraro” with “Joe Iadarola”.
A
motion was made by Mr. Genlot, seconded by Mr. Pellissier, and unanimously voted
to approve the meeting minutes of January 25, 2007 as presented.
X.
ADJOURNMENT
A
motion was made by Mr. Pellissier, seconded by Mr. Iadarola, and unanimously
voted to adjourn the January 25, 2007 Planning Commission meeting at 9:25
p.m.
Respectfully
submitted,
Jennifer
Boudreau
Bradley Pellissier
Recording
Secretary
Secretary
MINUTES
ARE NOT OFFICIAL UNTIL APPROVAL AT A SUBSEQUENT
MEETING.