PLANNING
COMMISSION
P.O. BOX
308
Thursday, December 6,
2007
7:00 p.m. Town
Hall
Chairman Karl Walton called the regular meeting to order at 7:03 pm. Members Cliff Bordeaux, Greg Genlot, Brad Pellissier and Karl Walton were present and constituted a quorum. Town Planner Patrice Carson and Town Engineer Merv Strauss were also present.
A motion was made by Mr. Bordeaux, seconded by Mr. Genlot and unanimously voted to take the agenda out of order and proceed to NEW BUSINESS.
II. NEW
BUSINESS
a.
8-24 REFERRAL: SUBSTANTIAL
IMPROVEMENT OF TOWN PROPERTY, 51 NINTH DISTRICT ROAD, SOMERS PUBLIC LIBRARY,
TOWN OF SOMERS
Tim
Welch, chairman of the Library Expansion Building Committee, introduced Project
Manager John Wilcox of Tai Soo Kim Architects and Landscape Architect Phil
Barlow.
Mr.
Barlow discussed the landscape and exterior of the library expansion. He presented a drawing of existing
conditions of the library. The
building is 10,900 square feet and the parking lot has 46 spaces with one way in
and one way out.
He
then presented another drawing that showed the proposed changes. Some parking spaces have been displaced
by the library addition and more parking is desired, so the parking area was
reconfigured. The reconfiguration
saves as much of the existing pavement as possible and provides 9 extra parking
spaces for a total of 55 spaces.
The new curb cut will align with the Middle School and will be two-way in
and out.
Storm
drainage plans involve three components.
Some drainage will be diverted to a rain garden, roof water will go to an
underground detention system and any remaining water will go to the existing
storm drainage system. The septic
system will remain unchanged.
Behind
the building will be a courtyard area with benches and a paver walk. There will be an open area in the center
to accommodate tents for special events.
The lighting plan is in accordance with the dark sky
ordinance.
John
Wilcox discussed changes to the twenty-year-old library building. The addition will be on the east side of
the current library building. The
new entrance will be moved so as to center it within the new frontage
space. The current mechanical space
will remain intact. A new storage
room will be added on the east side to provide extra mechanical space when it is
needed.
The
teen and children’s areas will comprise most of the expansion. Glass walls will separate both of these
areas from the rest of the library.
Current
occupancy of the building is 201 people.
The new occupancy will be 411, with 93 spaces in the meeting room and 112
in the children’s area.
Brad
Pellissier asked if alternate energy source options had been considered. Mr. Barlow said that current building
codes requiring more insulation and more control of ventilation were complied
with. Also, high-efficiency
lighting will be used and insulating curtains will be installed in the
tower. However, it would have cost
20% to 30% more to make it a “green” building and the money was not
available.
Merv
Strauss asked how the parking requirements were determined. Mr. Barlow explained that the site will
only allow 55 parking spaces and the Library Board decided this was
sufficient. They felt that the
surrounding overflow parking across the street and behind the building could be
used during peak usage times.
A
motion was made by Mr. Pellissier, seconded by Mr. Genlot and unanimously voted
to accept the improvements to town property at 51 Ninth District Road for the
expansion and renovation of the Somers Public Library and recommend the same to
the Board of Selectmen for their approval and Town Meeting, 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 in his letter dated December 4, 2007, and the comments from the Town
Sanitarian in his letter dated December 5, 2007. 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.
b.
RECONFIGURATION OF LOTS 572 & 564 HALL HILL ROAD (MAP 40, BLOCK 03
& MAP 10, BLOCK 11, LOT 01), WILLIAMS & CONKLIN
Jill
Conklin presented a map of the properties in question. She explained that she and Mr. Williams
have agreed to an even exchange of property in order to achieve a straight
property line.
A
motion was made by Mr. Genlot, seconded by Mr. Pellissier, and unanimously voted
to approve the reconfiguration of property of Christopher W. Williams & Jill
M. Conklin at 572 & 564 Hall Hill Road, Map 40 Block 03 and Map 10 Block 11
Lot 01, as shown on map entitled, “Property Survey Prepared For Christopher W.
Williams & Jill M. Conklin, #572 & #564 Hall Hill Road, Somers,
Connecticut”. This reconfiguration
does not constitute a subdivision because no new lot is
created.
c.
OTHER
– There was no other New Business.
III. OLD
BUSINESS
a.
DISCUSSION/POSSIBLE ACTION:
CLEAR-CUTTING ON TOWN PROPERTY, FOREST VIEW NORTH TRAIL (MILLER
DRIVE)
Mr.
Joe Quirk was in attendance.
The
Planning Commissioners hiked the property in question on Saturday, December 1,
2007. The Commissioners agreed that
Mr. Quirk’s characterization of the area involved was less than what they
believed to be involved. They found
that several pins could not be located, so an accurate measure of the area could
not be determined.
Mr.
Quirk stated that Ms. Carson said she would like the original surveyor to
replace the pins. Mr. Quirk asked
if he could use a metal detector to locate the pins. A discussion ensued as to which pins
could or could not be located. Mr.
Quirk said that he and First Selectman Pinney attempted to locate a pin in an
area that was undisturbed and could not find it. Mr. Pinney said that was untrue and that
he did not try to find any pins.
Ms.
Carson said that a third party must be hired to make a determination of the
disturbed area and what was or was not there. To do this, a clear demarcation of the
area must be made and then computations can be made on the size of the
area. Mr. Walton explained that Mr.
Aeschliman had been suggested to do this because he had done the original plans
and would therefore be more economical.
Mr.
Quirk asked if the Commission would allow him to obtain cost estimates. Mr. Walton stated that any licensed
surveyor who could be deemed impartial by the Commission would be
acceptable. He further stated that
the Town is trying to avoid a civil case but will not compromise the Town’s
right to full restitution for the damage that was caused by Mr. Quirk’s
activity.
Mr.
Quirk said that he would present the least cost alternative to having the area
marked off at the next Planning meeting or at another time the Commission
chooses. Because the next meeting
is not until January 10th it was requested that Mr. Quirk contact Ms.
Carson by December 13, 2007, with his cost estimates and choice of
surveyor.
Ms.
Carson stated that the surveyor should be told the scope of the project will
be:
1.
To
repin the area for any pins missing or damaged
2.
To
make interim markings so the property lines can be determined (these would not
be permanent markers)
3.
To
compute the size of the area that has been disturbed
Ms.
Carson offered to get a quote from Mr. Aeschliman to do this work. Mr. Quirk declined the offer but intends
to contact Mr. Aeschliman himself.
A
motion was made by Mr. Pellissier, seconded by Mr. Bordeaux and unanimously
voted to take the agenda out of order and proceed to item II.c.
c.
ZONING REFERRAL: PROPOSED
AMENDMENTS TO THE ZONING REGULATIONS FOR OUTDOOR WOOD BURNING FURNACES
(OWBF)
Brad
Pellissier advocated the furnaces as a way to use a renewable resource and as an
economical way to provide energy especially for those on fixed incomes. He does not want to eliminate an
alternative for people. Mr. Walton
had concerns about the OWBF’s impact on neighboring property
values.
At
this time there are only four known furnaces that are legally permitted in
Town. There have been many
complaints on one of these furnaces.
Current regulation of the furnaces in Somers only pertains to the shed
structure that houses the furnace.
Emissions cannot be regulated by the Town and must be handled by the
DEP.
A
motion was made by Mr. Pellisier, seconded by Mr. Bordeaux and unanimously voted
to recommend to the Zoning Commission denial of the proposed amendments to the
Zoning Regulations to ban outdoor wood burning furnaces with a negative
commentary based on concerns for people on fixed incomes, rising oil prices, and
the removal of potential alternative heat sources.
d.
OTHER
– There was no other Old Business.
IV. DISCUSSION:
PLAN OF CONSERVATION & DEVELOPMENT
Mr.
Walton said that Wetlands Officer, David Askew has agreed to draft an advisory
statement to be included with the permits that will warn people who want to
clear-cut their property of their culpability. He discussed with Mr. Askew that even if
the Town cannot stop logging on personal property, people can be cautioned to
consider the consequences of such actions.
Vegetation can absorb run-off and without it the run-off could damage
neighboring properties. This could
result in the logger being sued.
V.
STAFF/COMMISSIONERS REPORTS
– There were none.
VI. AUDIENCE
PARTICIPATION
– There was none.
VII. CORRESPONDENCE
AND BILLS
– There were none.
VIII. MINUTES APPROVAL: NOVEMBER 15,
2007
Item
II.a. first paragraph, second sentence reads: The summary of events started with his
contracting with the Langone property owners to provide some land
clearing.
Correct
to read: Mr. Quirk
stated
that the summary of events started with his contracting with the Langone
property owners to provide some land clearing.
Same
paragraph, last sentence reads: Mr.
Quirk noted that he researched the subdivision map and noted it read as conveyed
–
Correct to read: Mr. Quirk noted that he researched the
Assessor’s map and noted it read as conveyed –
A
motion was made by Mr. Genlot, seconded by Mr. Bordeaux and unanimously voted to
approve the minutes of November 15, 2007 as amended.
A
motion was made by Mr. Pellissier, seconded by Mr. Genlot and unanimously voted
to add approval of the minutes of December 1, 2007 to the
agenda.
A
motion was made by Mr. Bordeaux, seconded by Mr. Genlot and unanimously voted to
approve the minutes of December 1, 2007 as written.
III. OLD
BUSINESS (cont.)
b.
EXECUTIVE SESSION: LEGAL
STRATEGY REGARDING CLEAR-CUTTING ON TOWN PROPERTY, FOREST VIEW NORTH TRAIL
(MILLER DRIVE)
A motion was made by Mr. Pellissier, seconded by Mr. Genlot and unanimously voted to go into Executive Session to discuss legal strategy and to invite Town Planner, Patrice Carson to attend.
At 9:02 p.m.,
the Commission came out of Executive Session.
A motion was made by Mr.
Bordeaux, seconded by Mr. Pellissier and unanimously voted to adjourn the
December 6, 2007 Planning Commission meeting at 9:03 p.m.
Respectfully
submitted,
Jeanne
Reed
Bradley Pellissier
Recording
Secretary
Commission Secretary
MINUTES ARE NOT OFFICIAL
UNTIL APPROVAL AT A SUBSEQUENT MEETING.