PLANNING
COMMISSION
P.O.
BOX 308
THURSDAY,
JUNE 14, 2007
TOWN
HALL 7:00
P.M.
Chairman
Karl Walton called the regular meeting to order at 7:00 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.
II. OLD
BUSINESS
a.
Resubdivision Application #402, 6 Lots, 455 Ninth District Road (North
Farm Estates), Bernier – Reschedule Public Hearing
The
notices required to go to the abutters were not mailed out on time, so the
public hearing was not opened.
A
motion was made by Brad Pellissier, seconded by Greg Genlot and unanimously
voted to reschedule the public hearing to Thursday, June 28, 2007 at 7:00 p.m.
in the Town Hall.
b.
Zoning Referral: Special Use
Permit Application for Somers Crossing Phase II, 87 South Road, Somers Crossing,
LLC
Engineer
John Martucci presented drainage calculations for staff to review. When drainage designs were made for
Phase I, they had taken into account planning for Phase II and they had sized
the main trunk line in the detention pond for the development of this flow. He sent to Merv today the actual numbers
showing that the pipes are adequate.
Another
concern was the storm water quality of the detention pond. The pond has 2 rip rap berms, with the
first one taking out the sediment from smaller storms as required and the second
berm in front of the outlet structure allowing for any water that gets into the
detention pond to sit for about 24 hours.
This provides time to settle out the rest of the fine sediments. The bacteria in the ground will digest
any oils coming from the parking areas.
Chet
Ladd explained that at the staff review the sidewalk configuration was changed
to allow for better access by pedestrians and an area of the parking lot was
removed. Signs will be put in to
guide the traffic flow.
Mr.
Strauss asked about the steepness of the area originally discussed for putting
in stairs. Stairs will not be
necessary due to the grade, but he suggested that they look into the possibility
of handrail requirements.
Mr.
Strauss has received a copy of the traffic report and based upon what he has
seen this will be a major traffic generator. The State of Connecticut will have a
large part of saying yes or no on the project. There is also some interest in doing
something at the intersection of Routes 83 and 190 with re-striping on the
westbound side, coming from Stafford.
Chuck
Bomley presented architectural plans, noting that at this time they do not have
any tenants proposed, so the buildings are conceptual only. They are continuing with the village
concept. The lighting will be as in
Phase I, with more lighting fixtures operating at a lower
level.
A
motion was made by Cliff Bordeaux, seconded by Brad Pellissier and unanimously
voted to recommend to the Zoning Commission approval of Somers Crossing LLC’s
Site Plan application for Somers Crossing Phase II commercial area, pending Merv
Strauss’s successful review of the drainage calculations and the site plan. The plan meets the scope outlined for
the commercial uses recommended in the Plan of Conservation and
Development.
c.
Zoning Referral: Special Use
Permit Application for Gravel Bank, Stafford/Root/Wood Roads, Wood Gravel
Operation, LLC
Jay
Ussery, J.R. Russo and Associates, and Bruce Wood presented plans for the gravel
bank. Merv Strauss has been to the
site, examined the As-built and submitted his comments to the
applicant.
Mr.
Strauss is concerned about a steep area of working face which he would like to
see reduced and sloped as much as possible to keep a safer situation. Bruce Wood has placed a berm on top of
this area and has indicated that he will try to keep the area as small as
possible and will try to knock the area down in a few
places.
Mr.
Strauss also asked that the hay bales and check dams need to be checked,
adjusted and in some places replaced.
He also suggested putting in a swale. Mr. Wood commented that he doesn’t want
to excavate the area and added that it is holding well. He will gladly refresh them. Mr. Strauss noted that this is generally
the area which David Askew has the most expertise and he will contact Mr. Askew
to look over the area and make any recommendations.
Mr.
Strauss commented that he just received a report from Clarence Welte regarding
the various steepness requirements of OSHA with respect to the various phases of
the gravel operation. Mr. Wood
noted that MASHA recently inspected him and he was told that there were no
problems, but he is awaiting their written report.
Mr.
Wood stated that he will begin Monday reducing the slopes and refreshing the hay
bale check dams.
Mr.
Strauss noted that the Town regulations are not specific enough with regard to
sloping conditions at the gravel operations and he suggested that these be
reviewed by the Commission.
A
motion was made by Greg Genlot, seconded by Brad Pellissier and unanimously
voted to recommend to the Zoning Commission approval of Wood’s Special Use
Permit application for a Gravel Bank on Stafford/Root/Woods Roads in accordance with the Town Engineer’s comments on
terracing the slope, putting in fresh hay bales and repairing the stone check
dams.
d.
Other
– There was no Other Old Business.
III. NEW
BUSINESS
a.
Special Use Permit Application for Shady Lake, ARH Project, 31 South
Road, Shady Lake, LLC
Nat
Sreenath presented plans for the applicant. The 38-unit age-restricted housing
project is situated along a cul-de-sac and consists of single units to the
southerly side of the road and duplex side-by-side units on the northerly
side. The site is served by public
water. The proposed layout is the
only way that the project could be designed, and it actually works rather well
because the traffic will have to move slowly. There is emergency access to the site
via Somers Crossing.
There
are two drainage basins and catch basins that flow into Shady Lake. The storm drains discharge in at least
two different places on to Shady Lake.
The Dam on the brook is in need of repair. They will be installing a water quality
unit as well. There is enough pitch
to the land to drain everything down toward the water. They have identified the 100-year flood
zone and will be doing no construction within that area. The storm drains are designed for a
10-year storm and the detention basins are designed for a 100-year
storm.
They
have sent an application to FEMA.
The septic systems been approved by the state.
There
is a proposed sidewalk on the northerly side of the road and along the property
frontage. The dam is in need of
repair, but this is outside of the scope of this project and will be handled
separately.
They
have also performed a traffic study and there should be no major impact to the
current traffic.
The
applicant will meet the recreation requirement with the lake and beach area and
the nature trail around the edge of the property. The lake is currently 6 to 8 feet
deep. The staff will continue
comment and a public hearing will be held.
b.
Subdivision Regulation Amendment – Charge for Failure to Make Scheduled
Public Hearing
Mr.
Walton explained that it is between $150 to $200 per ad for notifying the public
of a public hearing and there have been 2 times recently when the applicant has
not been prepared for the public hearing once notice has been published, so the
hearing required rescheduling. This
cost is a burden the town is currently responsible for.
Mr.
Pellissier noted that he would be in favor of requiring the applicant to pay for
any notice of public hearing for a hearing which they are unprepared for. Mrs. Carson explained that this would be
difficult to enforce because of the state statutes. It would be necessary to change the
Town’s Fee Ordinance for Subdivision Applications which would require action by
the Board of Selectmen and a possible Town Meeting.
A
motion was made by Cliff Bordeaux, seconded by Brad Pellissier, and unanimously
voted to recommend to the Board of Selectmen that in the case of applications
for subdivisions in which there are notices beyond the initial notice for a
public hearing, due to the applicant’s failure, the cost would be covered by the
applicant.
c.
Discussion/Update: Cistern
Regulations
Attorney
Carl Landolina has reviewed the proposed cistern regulations and thinks that the
intent is fine, but they need to be reorganized. At the next meeting, we should have a
final version to review and send to CCROG and schedule a public
hearing.
It
was the consensus to add other topics to the public hearing, such as
clarification of the offset arrangement along collector and non-collector roads
and other housekeeping items. Mrs.
Carson and Mr. Strauss have compiled a small list of items and will add them,
including the stormwater requirements.
d.
Other
Mrs.
Carson reported that the Open Space Committee recommended supporting the
purchase of the 138 acres of Trappe property at their last meeting. They are applying for an open space
grant and she is seeking letters of recommendation from the Planning Commission
and any other organizations or persons who would be willing to submit them by
June 26, 2007.
A
motion was made by Cliff Bordeaux, seconded by Brad Pellissier, and unanimously
voted to support the Trappe application to the state.
A
motion was made by Cliff Bordeaux, seconded by Brad Pellissier, and unanimously
voted to set aside the funding up to $5,500.00 for the purchase of the Mountain
View Road property.
a.
Discussion: New Zoning
Regulations for Somersville Center
Mrs.
Carson distributed copies of changes made at the last meeting of the Somersville
Planning Committee for the Commissioners to review. It was noted that the changes made make
sense and are in accordance with the POCD.
Mrs. Carson asked if the Commissioners saw anything that should be taken
out or added. Greg Genlot suggested
that lighting be addressed as thoroughly as possible.
Mrs.
Carson reported that they have been very busy with new projects. Staff has been working on the Ninth
District Road, Main Street and Sokol Road intersection. They also had a meeting with the Town
Attorney regarding the sale of the Whitaker lots.
VI.
AUDIENCE PARTICIPATION
Everett
Morrill
reported
that the catch basins are falling apart in the Sunshine Farms Subdivision and he
is unsure who should be held accountable for this problem. Discussion followed about the
situation. It was noted that the
developer could be asked to meet state inspection requirements and also be
required to certify that the catch basins installed meet these
requirements.
VII.
CORRESPONDENCE AND BILLS
Mrs.
Carson distributed copies of Land Use Academy information shared by Dan Fraro
and also a reminder of the Farm Model meetings.
Bills
were presented from the Journal Inquirer as follows: $102.31 for the meeting of May 10, 2007,
and $283.32 for the public hearing of May 10 and the meeting of May 24,
2007. A motion was made by Cliff
Bordeaux, seconded by Greg Genlot and unanimously voted to pay the bills as
presented.
A
motion was made by Cliff Bordeaux, seconded by Brad Pellissier and unanimously
voted to approve the minutes of the May 24, 2007 Planning Commission Meeting as
written.
A
motion was made by Cliff Bordeaux, seconded by Greg Genlot and unanimously voted
to adjourn the June 14, 2007 Planning Commission meeting at 9:23
p.m.
Respectfully
submitted,
Brad
Pellissier, Secretary
Robin Timmons, Recording Secretary
MINUTES ARE NOT OFFICIAL UNTIL APPROVAL AT A SUBSEQUENT MEETING