PLANNING
COMMISSION
P.O.
BOX 308
THURSDAY,
MAY 10, 2007
TOWN
HALL 7:00
P.M.
a.
Continuation: Special Use
Permit Application for Age Restricted Housing, Eleanor Road, Eleanor Road,
LLC
Chairman
Karl Walton called the continuation of the public hearing to order at 7:00
p.m. Mrs. Carson read a letter
dated and received May 9, 2007 via email from Design Professionals on behalf of
the applicant granting an extension to the Commission in order to continue the
public hearing to May 24, 2007.
They are currently working with the State Health Department and Steve
Jacobs, Town Sanitarian, to resolve outstanding septic system
comments.
A
motion was made by Brad Pellissier, seconded by Greg Genlot and unanimously
voted to accept the extension and continue the public hearing to Thursday, May
24, 2007 at 7:00 p.m. in the Town Hall.
b.
Resubdivision Application #401, 1 Lot, 70 Scully Road & Turnpike
Road, Barnes
The
public hearing was not opened. Mrs.
Carson reported that 4 of the neighbors were inadvertently left out of the
public hearing notification. The
applicant has asked to be given time to notify these neighbors prior to the
commencement of the hearing.
A
motion was made by Brad Pellissier, seconded by Greg Genlot and unanimously
voted to reschedule the public hearing to Thursday, May 24, 2007 at 7:00 p.m. in
the Town Hall.
Chairman
Karl Walton called the regular meeting to order at 7:05 p.m. Members Greg Genlot, Brad Pellissier,
Karl Walton and Alternate Member Joe Iadarola (seated for Michelle Hayward) were
present and constituted a quorum.
Town Planner Patrice Carson and Town Engineer Mervyn Strauss were also
present.
III. OLD
BUSINESS
a.
Discussion/Possible Decision:
Resubdivision Application #401, 1 Lot, 70 Scully Road and Turnpike Road,
Barnes
– This item was deferred.
b.
Other
Mrs.
Carson reported that the time to file the Whitaker Property subdivision map is
ending on May 17, 2007 and they are hoping to close on the property on that
day.
IV. NEW
BUSINESS
a.
8-24 Referral: Substantial
Improvement of Town Property, Expansion and Renovation of Somers Elderly Housing
Project, 63 Battle Street, Town of Somers
Hank
Torcellini from Gardner & Peterson Associates, Harvey Attleman, Developer
for the Housing Authority and Paul Salno from Henry Schadler Architects spoke on
behalf of the applicant.
The
existing housing (Woodcrest) is on 8 acres and contains 54 housing units. The applicant proposes adding an
approximately 13-acre parcel situated behind the cemetery.
They
will eliminate two of the units and add between 50% and 60% more space to the
remaining 52 units. The driveway
will be extended to the rear of the site to a new 2-story, 32-unit
building. Public water will be
extended approximately 500 feet up Battle Street, allowing for termination of
the existing water supply.
The
parking lot will contain lighting designed not to spill over into the adjacent
properties. The drop off area for
the community building will have a series of low-level lighting. A flagpole and the courtyard will be
lit, as well as the walkway.
The
current units are studio and 1-bedroom ranging in size from 365 to 450 square
feet. All internal non-bearing
partition walls will be removed.
The building will have additions on both sides to create new 1-bedroom
apartments ranging in size from 715 to 880 square feet. There will be 2 different unit
styles.
A
community building will be included with a covered drop off area, outside
seating, office space and laundry area, as well as community
areas.
The
34-unit, 2-story structure will have its own laundry area and will have
one-bedroom units ranging in size from 680 to 925 square feet. It will have a green metal roof, vinyl
siding and New England style architecture.
Work
is being done with David Askew regarding site drainage and application has been
made to the Conservation Commission.
There is 20 feet of sand and gravel on the site and impervious pipe will
be used to help the water runoff and infiltrate back into the ground. The parking will be graded away from the
building and a long swale will be created to take care of any water along the
east side of the building. There is
an existing storm drainage system which discharges into a vernal pool and they
are working to minimize the impact to the pool with a new drainage system. Current plans have been submitted to
Merv Strauss.
Mr.
Strauss also expressed concern about the curbless pavement and its ability to
take care of water flow over time.
Mr. Torcellini noted that he is still working with staff on
maintenance. Concrete wheel stops
will be used at the back edge of the parking lot where there is a downward slope
off the edge. Mr. Strauss warned
against using wheel stops because of the tripping hazard they
create.
All
of the units will be ADA compliant and incorporate the age-in-place
philosophy. The units are designed
to meet the needs of the residents as their life stages
change.
Joe
Iadarola questioned using so much area for community facilities, two in this
project with the Senior Center right next door, when the primary objective is to
provide as many housing units as possible to meet the needs of the town. Recent trends in senior and elderly
housing reveal the need to provide more facilities and services to
residents.
Mr.
Walton expressed concern about the duplication of services because such services
are currently available to residents at the senior facility already provided by
the town.
A
motion was made by Joe Iadarola, seconded by Greg Genlot and unanimously
voted to accept
the improvements to a portion of the town property at 79 Battle Street for the
expansion and renovation of elderly and disabled income-assisted housing and
recommend the same to the Board of Selectmen for their approval and Town Meeting
if required, in accordance with the recommendations of the town staff and
Section 8-24 of the Connecticut General Statutes. This recommendation is conditioned upon
conformance with the comments from the Town Engineer and his review of the plans
presented at the meeting. For the
purpose of complying with Section 8-24 of the Connecticut General Statutes, this
resolution along with the minutes of the Commission’s meeting as to this matter
shall constitute the Commission’s report for this proposal to be duly recorded
and transmitted to the Board of Selectmen of the Town of Somers. The applicant is to have one or more
conferences with staff, including the Town Engineer, Merv Strauss as this
project continues.
b.
Subdivision Application #402, 6 Lots, 455 Ninth District Road (North Farm
Estates), Bernier
Sandy
Aeschliman presented plans for a parcel on the south side of Ninth District
Road. One lot will front on Ninth
District and the remaining 5 lots will front along a 640-foot proposed
cul-de-sac. The drainage from the
road will go through a detention pond and then about 1,200 feet along Ninth
District Road to an existing culvert.
The site contains no wetlands.
Application is being made to the Conservation Commission because they are
within 100 feet of the regulated area.
Most
of the staff comments have been addressed with the exception of the street name
change and bond estimate. Merv has
commented that drainage from Lots 1, 2, 3 and a portion of Lot 4 bypass the
proposed drainage system, thereby missing the catch basin containing the
separator designed to take care of the 80% suspended solid requirement. The project engineer will be addressing
this situation.
Additional
comments were received today from David Askew requesting stone check dams
instead of hay bale check dams along the road and changing the plant list on the
excavated area because some invasive plant species are currently
included.
Mr.
Aeschliman received a fax from Patrice today of correspondence from a
resident. He discussed the items
contained within the fax. One of
the items was whether or not this was a “subdivision” or a “resubdivision”. The Commission’s policy is to hold a
public hearing on any proposal of 5 lots or more, so this application would
require a public hearing.
The
applicant wishes to donate a fee in lieu of open space. The Commission will refer this
application to the Open Space Committee.
A
motion was made by Brad Pellissier, seconded by Greg Genlot and unanimously
voted to take Items h and i under New Business, out of
order.
h.
Zoning Referral: Special Use
Permit for Liquor Store, 95 South Road, Nilsson
Chuck
Bomley, Plan B Retail Design, presented plans for the applicant. Mr. Nilsson was also available to answer
any questions. The applicant
proposes using two bays of rental units adjacent to Geissler’s Supermarket,
approximately 4,000 square feet, for a retail liquor store. Receiving will be off of a dock at the
rear. There will be no entrance
into the grocery store from the liquor store.
A
motion was made by Greg Genlot, seconded by Brad Pellissier and unanimously
voted to recommend to the Zoning Commission approval of Nilsson’s Special use
Permit for a liquor store at 95 South Road as an appropriate commercial business
in a commercial zone.
i.
Zoning Referral: Special Use
Permit Application for Somers Crossing Phase II, 87 South Road, Somers Crossing,
LLC
Chuck
Bomley and Chet Ladd presented plans for Phase II of Somers Crossing, explaining
the layout design as proposed and the traffic flow, drive through areas and
parking fields.
The
various buildings would each have separate septic systems and the buildings are
to be constructed as tenants are obtained.
All buildings will be single story and range in size from 4,000 to 8,000
square feet. It is expected that
the buildings will be used primarily for non-retail services, although the
parking is designed for retail use.
Landsacaping
style and lighting will continue with the same style as in Phase I. The light poles and fixtures will also
be the same in the parking fields.
Photos of the fixtures were presented.
Mr.
Strauss asked that the plans be reviewed with the Fire Marshal early in the
planning stages.
c.
Request for Extension of Subdivision Approval: Subdivision Application #331, 3-Lot
Subdivision, George Wood Road, Camerota
This
subdivision was approved in 1998 and the applicant is requesting an extension to
finish out the 10 years allowed by statute to complete the subdivision. A bond is in place.
A
motion was made by Brad Pellissier, seconded by Greg Genlot and unanimously
voted to extend the approval for Camerota’s 3-lot subdivision application #331
on George Wood Road until April 09, 2008.
This will be the last extension granted for this subdivision because any
further time would be beyond the ten years allowed by state
statute.
d.
Zoning Referral: Special Use
Permit Application for Gravel Bank, Egypt Road,
Charter
e.
Zoning Referral: Special Use
Permit Application for Gravel Bank, South Road, Pleasant View Farms Realty
f.
Zoning Referral: Special Use
Permit Application for Gravel Bank, South Road,
Bordeaux
Items
d, e and f were deferred until the next meeting when the Town Engineer’s reviews
will be complete.
g.
Zoning Referral: Special Use
Permit Application for Office Trailer, 367 Hall Hill Road (High Ridge Estates
Subdivision), Leaska Construction Co.
Mrs.
Carson explained that the applicant is seeking to put in 3 sections of trailer
along the road spur that goes into Kasperczak’s property which should not be
visible from outside the subdivision.
A
motion was made by Brad Pellissier, seconded by Joe Iadarola and unanimously
voted to recommend to the Zoning Commission approval of Leaska Construction
Co.’s office trailer on the High Ridge Estates Subdivision as a normal use in
construction.
j.
Discussion of Property on Tax Sale as Open Space, Mountain View
Road
This
parcel will be sold at a Town tax sale for back taxes of approximately
$20,000.00 plus fees owed to the Town.
The minimum bid will be about $25,000.00. If no one bids on the property it will
go back to the town and it is hoped that the town will give it as open
space. The property creates a
connection between town land, state land and NCLT land. If someone bids on it, the Open Space
Committee is recommending to the Planning Commission to recommend to the Board
of Selectmen to elect a representative for the town to go in and bid on the
property.
A
motion was made by Brad Pellissier, seconded by Joe Iadarola, and unanimously
voted that in accordance with Section 8-24 of the State Statutes the Planning
Commission requests the Board of Selectmen appoint a representative to attend
the tax sale on May 31, 2007 and bid on the Mountain View Road properties for
purchase as open space which will also need confirmation at a Town
Meeting.
k.
Other
– No other Old Business was presented.
On
Thursday, May 31, 2007, there will be a public hearing in Somersville at the
Grammer School at 7:00 p.m. regarding the plans for the streetscape that the
Somersville Planning Committee is recommending which will later come to the
Planning and Zoning Commissions for implementation. It was recommended that the
Commissioners attend.
Mrs.
Carson reported that the Land Use Department is very busy. Staff is working on 5 subdivisions, 2
Age Restricted Housing developments, Somers Crossing and Geissler’s. And the Building Inspector and the Fire
Marshal are both leaving.
VII.
AUDIENCE PARTICIPATION
– There was none.
VIII.
CORRESPONDENCE AND BILLS
A
written request has been received pursuant to Connecticut General Statutes 1-227
for notice via mail of each regular meeting and any special meeting called
regarding Ninth District Road at least one week prior to the date set for the
meeting. The writer has requested
the notice for one-year’s time.
The
Department’s policy in accordance with the State Statute is as follows. A letter will be sent to the resident by
mail including the Commission’s list of regular meetings for the year. The letter will include an explanation
that agendas are done on Tuesday prior to the meeting date and not a week in
advance. If they want a copy of the
agenda, there is a notification system set up via email for free. If they wish to have the agendas sent by
mail, they may supply self-addressed stamped envelopes at the new postage rate
and an agenda will be mailed as soon as it is available. Notification will be included that all
of the meetings are open to the public.
Notice was received for
courses to be held by the Connecticut Land Use Academy on May 10, 23 and 30,
2007. Registration is $20.00 for
all 3 classes.
A
bill was received from the Journal Inquirer for $251.84 for the hearing and
meeting on April 12, 2007.
A
motion was made by Brad Pellissier, seconded by Joe Iadarola and unanimously
voted to approve the minutes of the April 12, 2007 meeting as
written.
A
motion was made by Cliff Bordeaux, seconded by Brad Pellissier and unanimously
voted to adjourn the May 10, 2007 Planning Commission meeting at 9:12
p.m.
Respectfully
submitted,
Brad
Pellissier, Secretary
Robin Timmons, Recording Secretary
MINUTES
ARE NOT OFFICIAL UNTIL APPROVAL AT A SUBSEQUENT
MEETING.