PLANNING
COMMISSION
P.O.
BOX 308
THURSDAY,
MAY 24, 2007
TOWN
HALL 7:00
P.M.
Chairman
Karl Walton called the public hearing to order at 7:00 p.m. and the legal notice
was read.
a.
Continuation: Special Use
Permit Application for Age Restricted Housing, Eleanor Road, Eleanor Road,
LLC
Karen
Isherwood from Design Professionals reviewed briefly the application regarding
Soapstone Estates for age restricted housing to be located at the end of Eleanor
Road. She noted that public water
will service the site and will extend from Route 190 along Eleanor
Road.
As
requested at the previous meeting the sidewalks plans have been revised to
include wire mesh reinforcement.
She explained that in April the applicant granted an extension to
tonight’s meeting. Since the last
meeting, she was able to meet with Patrice Carson, Steve Jacobs and the State
and it has been determined where to best put the septic systems. Three of the systems originally were
designed with pump chambers, but Steve Jacobs had requested that no pumps be
used. The systems have been
redesigned without pumps. At the
same time, the positioning of the buildings was modified slightly to put them
into better alignment. Written
approval has been received from Mr. Jacobs and the State of Connecticut
Department of Health.
The
need for increased recreation space was also addressed to meet
requirements. A preconstruction
meeting will be held with the staff.
There
were no comments from the audience.
A motion was made by Greg Genlot, seconded by Brad Pellissier and
unanimously voted to close the public hearing at 7:15 p.m.
b.
Resubdivision Application #401, 1 Lot, 70 Scully Road & Turnpike
Road, Barnes
The
Barnes have written to the state regarding the easement and the driveway. The septic systems have been approved by
Steve Jacobs. All the receipts have
been received from the notices sent to the neighbors.
Michael Burzynski, 65 Scully
Road,
expressed concern about the any residual water from the site. The property is very steep and his
property is directly opposite the site.
Mr.
Walton explained that the applicant has been required to not increase the peak
flows of water off of the property and this was one of the factors taken into
consideration when developing the plan.
Mr.
Strauss commented that if the house that is currently under construction were
required to have its rainwater leaders so that they do not pour onto the
driveway this would help the situation as well.
A
motion was made by Brad Pellissier, seconded by Cliff Bordeaux and unanimously
voted to close the hearing at 7:32 p.m.
Chairman
Karl Walton called the regular meeting to order at 7:33 p.m. Members Cliff Bordeaux, Greg Genlot,
Brad Pellissier and Karl Walton 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:
Special Use Permit Application for Age Restricted Housing, Eleanor Road,
Eleanor Road, LLC
Mrs.
Carson noted that much time was taken by staff on this
project.
After
brief discussion, a motion was made by Brad Pellissier, seconded by Greg Genlot
and unanimously voted to approve Eleanor Road, LLC’s Special Use Permit for a
17-unit Age Restricted Housing project on Eleanor Road, in accordance with the
plans known as “Soapstone Estates, Site Plan/Special Use Permit, Eleanor Road,
Somers, Connecticut”, dated:
09-12-06, 01/31/07, September 20, 2006 & January 8, 2007,
Revised: through May 21, 2007, 17
sheets, which is conditional on the following:
1.
A $10,000.00 bond shall 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 Soapstone Estates 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 tree-cutting for the trail, field markers will be placed where
the trail will be and reviewed by Town Staff.
5.
Prior to the issuance of any permits for the site, the conditions as set
forth in the May 24, 2007 letter from the State of Connecticut Department of
Public Health shall be met.
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 location
of each unit including but not limited to decks, patios, driveway, underground
tanks.
7.
Once the roadway and improvements are 100% complete or prior to the
issuance of the Certificate of Occupancy for the 17th 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.
8.
Amend the plan profile to smooth the vertical road alignment at Station
5+14.82 as recommended by the Town’s Engineering
Consultant.
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:
Resubdivision Application #401, 1 Lot, 70 Scully Road and Turnpike Road,
Barnes
A
motion was made by Greg Genlot, seconded by Cliff Bordeaux and unanimously voted
to approve Deborah Barnes’ 2-lot resubdivision, application #401, in accordance
with the plans known as “Resubdivision Plan Prepared For Deborah A. Barnes,
Somers, Connecticut”, dated:
01/24/07 & 05/14/07, revised:
through 05/24/07, 3 sheets, which is conditional on the
following:
1.
A note shall be placed on the plans:
“The filing of a $10,500.00 fee in lieu of open space ($5,250.00 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 $150.00 fee for the appraisal for open space shall be paid in full
and proof of payment shall be submitted to the planning
office.
3.
Within 90 days of this approval all iron pins and monuments be set and
certified in accordance with the plans or a $10,000 bond received by the Town in
accordance with Section 213-54.c. of the Subdivision
Regulations.
4.
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.
5.
All appropriate seals and signatures of the design professionals for this
plan shall be on the plans.
6.
The applicant shall obtain a permit from the Department of Transportation
for the driveway cut for lot #3-1 (67 Turnpike Road), provide a drainage
easement over the same lot, and shall presented a copy of the permit and
easement to the Planning Office.
7.
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 lot #3, 70 Scully
Road.
8.
All silt fence shall be installed prior to land clearing
activities.
The
Commission waives the requirement in Section 213-11.A.(2) of the Subdivision
Regulations which requires the plan to be at a 1”=40’ scale map to allow the
plan to be shown at 1”=30’.
The
Planning Commission finds with these conditions the plan meets the requirements
of the Somers Subdivision Regulations.
c.
Subdivision Application #402, 6 Lots, 455 Ninth District Road (North Farm
Estates), Bernier
Sandy
Aeschliman from Aeschliman Land Surveying presented plans for the applicant,
briefly reviewing the description of the site given at the last meeting. Based on the comments received at that
meeting, the drainage has been changed so that there will be a decrease to the
flow into the storm drains. Mr.
Aeschliman received a memo from Mr. Strauss this afternoon regarding the
drainage from Lots 3 and 4.
John
Martucci has said that he will be submitting drainage information to Merv
Strauss. Mr. Strauss noted that the
plans need to be revised so that Lots 3 and 4 at the end of the cul-de-sac will
flow into the storm drainage system and into the detention pond along Ninth
District Road to meet the 80% suspended solids requirements. Mr. Aeschliman stated that he has taken
care of this and will get copies of the information to staff
tomorrow.
Mr.
Strauss also noted that the invasive plant species discussed previously are
still shown on the plan and they need to be removed and amended. David Askew has asked that stone check
dams be used instead of silt fencing.
Steve Jacobs has approved the septic systems. Because the driveway on one of the lots
is 570 feet long, the applicant will need to speak to Fire Chief Bill Meier to
see if a fire turnout will be required.
A
motion was made by Cliff Bordeaux, seconded by Brad Pellissier and unanimously
voted to set the public hearing for Thursday, June 14, 2007 at 7:00 p.m. in the
Town Hall.
d.
Zoning Referral: Special Use
Permit Application for Somers Crossing Phase II, 8 South Road, Somers Crossing,
LLC
Sandy
Aeschliman and Chet Ladd presented plans to the Commissioners. They met with staff on Monday and went
over everything in detail. The plan
has been amended to make the site more walkable for surrounding area
residents. Walkway widths have been
increased from 4 feet to 6 feet, sidewalks have been added in places, and cross
walks will be painted.
Clapboard
siding and peaked roofs will be included on the buildings, with mullions on the
windows. Traffic study information
will be available to staff tomorrow.
Cliff
Bordeaux recused himself from the meeting at this time.
e.
Zoning Referral: Special Use
Permit Application for Gravel Bank, Egypt Road,
Charter
Merv
Strauss stated that he has checked out this pit commented that all that is left
is a deep hole where they are taking gravel from. It is mostly all regraded and
refilled. He added that the
$21,600.00 bond estimate is more than adequate.
A
motion was made by Brad Pellissier, seconded by Greg Genlot and unanimously
voted to recommend to the Zoning Commission approval of Charter’s Special Use
Permit application for a Gravel Bank on Egypt Road in
accordance with the Town Engineer’s comments.
f.
Zoning Referral: Special Use
Permit Application for Gravel Bank, South Road, Pleasant View Farms
Realty
Merv
Strauss noted that the applicant needs to take steps to address the slope issue
and to insure that the pit operates within the scope of the regulations and in a
safe manner. Merv stated that
protective fencing needs to be installed along the top of the slope before he
will consider saying that the pit is acceptable. He added that Ken Smith of B.S.C. Group
has a copy of his letter and comments via email.
A
motion was made by Brad Pellissier, seconded by Greg Genlot and unanimously
voted to recommend to the Zoning Commission
NOT to approve Pleasant View Farms Realty’s Special Use Permit
application for a gravel bank on South Road until the applicant remedies the
issues with the operation in accordance with the Town Engineer’s
comments. It was noted that
this is the second consecutive year that there has been a safety issue with this
pit.
g.
Zoning Referral: Special Use
Permit Application for Gravel Bank, South Road,
Bordeaux
Cliff
Bordeaux presented updated plans for his gravel bank, noting that work is in the
last phase. Currently there is
stock piling in Phase 10. The cuts
are fairly shallow and there is not much else to be done other than
closure. He anticipated everything
would be done by now, but the winter was unexpectedly
difficult.
Merv
Strauss noted that there is a $24,037.00 bond which is more than
adequate.
A
motion was made by Greg Genlot, seconded by Brad Pellissier and unanimously
voted to recommend to the Zoning Commission approval
of Bordeaux Farms’ Special Use Permit application for a gravel bank on South
Road in accordance with the Town Engineer’s
comments.
Cliff
Bordeaux returned to the meeting table at this time.
h.
Other
A
motion was made by Cliff Bordeaux, seconded by Brad Pellissier and unanimously
voted to add the following item to the Agenda: Extension of Time to File Approved
Subdivision Mylars With the Town Clerk, Application #397, 23 Lots, Battle
Street, KRL Builders, Inc.
Mrs.
Carson explained that the applicant’s 90-day period in which to file mylars is
coming to an end soon and they are still working on environmental
questions.
A
motion was made by Brad Pellissier, seconded by Greg Genlot and unanimously
voted to approve the applicant’s request to extend the time to file a mylar with
the Somers Town Clerk for KRL Builders Inc.’s 23-lot subdivision application
#397 on Battle Street. This
extension is granted for an additional ninety (90) days to August 27,
2007.
IV. NEW
BUSINESS
a.
Zoning Referral: Special Use
Permit Application for Home Occupation for Computer Repair & IT Business, 7
School Street, Diakostavrianos
Nick
Diakostavrianos explained that he is seeking to close his current shop and
operate his computer repair and IT business out of his home at 7 School
Street. He showed his plans for the
office area located in the basement of the home. All computer repair work is expected to
be done off site and he will be meeting with the ZEO regarding a
sign.
A
motion was made by Brad Pellissier, seconded by Greg Genlot and unanimously
voted to recommend to the Zoning Commission approval
of Diakostavrianos’ Special Use Permit application for a home occupation for
computer repair and IT business at 7 School Street in accordance with the Plan
of Conservation & Development recommendations.
b.
Zoning Referral: Special Use
Permit Application for Gravel Bank, Stafford/Root/Wood Roads, Wood Gravel
Operation LLC
Merv
Strauss noted that he has not yet looked at the site because he did not have a
plan from the applicant. He
received a bond estimate late this afternoon from Joe Russo’s
Office.
Jay
Ussery from J.R. Russo Associates presented plans at the meeting for the pit,
but it was noted that staff has not yet had an opportunity to review
them.
Mr.
Strauss asked Mr. Ussery what is being done to take care of the open vertical
face of the pit. Mr. Ussery
explained that the working face hasn’t changed much from last year. Mr. Strauss noted that if it is still in
the same condition it was in last year, then he does not recommend approval
because it is unsafe.
Mr.
Ussery explained that the floor area of the pit has several stockpile areas that
are almost identical to what they were last year. The face area has moved about 50 feet to
the south. There has been very
little change as far as excavation is concerned. The stone check dams and hay bale check
dams have been put in place and $5,000.00 has been included in the bond amount
for their maintenance. The total
bond is $73,056.00.
Mrs.
Carson asked about the north side along Stafford Road. Mr. Ussery noted that none of that has
been excavated. The area cleared
has re-vegetated itself and is fairly stable.
Mr.
Strauss will look at the area and report back to the
Commission.
c.
Zoning Referral: Special Use
Permit for Gravel Bank, 164 Hampden Road, Grower Direct
Farms
Merv
Strauss presented comments he has emailed to the Commissioners. One concern is a steep ledge area topped
with 100-foot tall trees. Another
issue is the quality of the pond area.
He stated that the pond is very cloudy and has sent Dave Askew and Mike
Mocko copies of his comments for review.
He is awaiting their response.
Mr.
Walton noted the issues of the pond turbidity and cloudiness are greatly reduced
compared to what they have been and the Conservation Commission has been
following this situation with the help of Mr. Askew and Mr.
Mocko.
Mr.
Strauss noted that he lacks sufficient information to recommend approval of this
operation.
A
motion was made by Brad Pellissier, seconded by Greg Genlot, and unanimously
voted to
recommend to the Zoning Commission NOT to
approve Grower Direct Farms’ Special Use Permit application for a gravel bank at
164 Hampden Road until the applicant remedies the issues with the operation in
accordance with the Town Engineer’s comments, and the need for further
information.
d.
Discussion: Open Space
Appraisal for Resubdivision Application #400, 2-Lots 603 Hall Hill Road & 96
White Oak Road, Richard A. McCullough, Inc.
The
applicant has contacted staff and asked for more time. This item was tabled until the next
meeting.
e.
Other
A
motion was made by Cliff Bordeaux, seconded by Greg Genlot and unanimously voted
to add the following item to the Agenda:
Reconfiguration of Lots 199
and 215 Hampden Road, Map 11, Block 79, Bailey
The
Commission reviewed the plans. This
represents a first cut to the property.
The applicant is proposing putting in a property line separating the lot
where the house is from a second house and barn. The application meets requirements and
Steve Jacobs has approved it for public health purposes.
A
motion was made by Cliff Bordeaux, seconded by Brad Pellissier and unanimously
voted to approve the reconfiguration
of property of Linda L. & Greg W. Bailey at 199 & 215 Hampden Road,
parcels A & B, Map 11 Block 79 as shown on map entitled, “First Cut Boundary
Map, Stafford Road & 215 Hampden Road, Prepared For Michael Bernier, Somers,
Conn.”. Although a new lot is
created, this reconfiguration does not constitute a subdivision because this
reconfiguration constitutes a first cut of the property.
a.
Discussion: New Zoning
Regulations for Somersville Center
Mrs.
Carson presented copies of the proposed changes to the Zoning Regulations for
Somersville Center to the Commissioners for their review and
comment.
Mr.
Walton noted that these are Zoning Regulations and they will probably be
reviewed and changed by the Zoning Commission and that any in depth discussion
would probably be more appropriate after the public
hearing.
Cliff
Bordeaux spoke of his concern over what happened in East Longmeadow by the
rotary when that town dealt with a similar situation. He doesn’t want to see this become as
restrictive as things became in that instance. Instead, he expressed hope that the
situations results in encouragement for the right type of
development.
Mrs.
Carson strongly suggested that the Commissioners attend the May 31st
public hearing at the Somersville Grammar School to get feedback from the
public, beginning at 7:00 p.m.
Mrs.
Carson reported that staff has been extremely busy with new
business.
VI.
AUDIENCE PARTICIPATION
– There was no audience participation.
VII.
CORRESPONDENCE AND BILLS
There were no
bills.
Notice has been received
regarding public hearings to discuss the model Farm Regulation done by CRCOG in
accordance with the POCD recommendation.
There will be an awards
presentation on June 11, 2007 for Connecticut Main Street at Monaco’s
Restaurant.
An
email was received from Henry Broer regarding Woodcrest and the Senior
Center. The Commission asked Ms.
Carson to forward it to the Board of Selectmen.
A
motion was made by Cliff Bordeaux, seconded by Brad Pellissier and unanimously
voted to approve the minutes of the May 10, 2007 Planning Commission Meeting as
written.
A
motion was made by Cliff Bordeaux, seconded by Brad Pellissier and unanimously
voted to adjourn the May 24, 2007 Planning Commission meeting at 9:10
p.m.
Respectfully
submitted,
Brad
Pellissier, Secretary
Robin Timmons, Recording Secretary
MINUTES
ARE NOT OFFICIAL UNTIL APPROVAL AT A SUBSEQUENT
MEETING.