PLANNING
COMMISSION
P.O.
BOX 308
Thursday,
January 24, 2008
7:00
p.m. Town
Hall
Members
Cliff Bordeaux (arriving 7:20), Greg Genlot, Brad Pellissier, and Alternate Joe
Iadarola (seated for Michelle Hayward) were present and constituted a
quorum. Town Planner Patrice Carson
was also present.
Secretary,
Mr. Pellissier acted as Chairman and called the meeting to order at 7:05
p.m.
The
Planning Commission began review of the POCD Implementation
Schedule.
PRESERVE MORE MEANINGFUL
OPEN SPACE
1.
Increase the mandatory open
space “set-aside” to 15% as part of every residential development
application: This was unsuccessful in the past. Ms. Carson was planning on attending a
Public Hearing in Ellington on the topic of Open Space. They are seeking to increase their Open
Space land dedication requirement from 10%-20%. With the acquisition of the Whitaker
property in Somers, and the amount of Open Space which was taken, there was a
positive response. There was a
Commission consensus to review once again the Open Space percentage increase in
the near future.
2.
Enhance the Open Space
acquisition fund through annual contributions in the budget and/or by bonding to
have a more immediate effect: A
motion was made by Mr. Genlot; seconded by Mr. Iadarola and unanimously voted to
request that Chairman Walton write a letter to the Board of Selectman requesting
their action on item 2. – the creation of an annual contribution for the
acquisition of Open Space and that they consider this line item in the 2008
budget.
3.
Pursue state and/or federal
open space grants: The Town Planner has excelled at this
and it is an on-going process.
4.
Convert unprotected and
perceived open space into protected open space by acquiring land
easements: The Town has recently received monies
from the State and is moving forward with this item.
5.
Establish criteria in
regulations to allow development flexibility for open space
preservation: This item is directly linked with
#8. Amend the regulations allow “open space
developments” resulting in a higher percentage of open space by right and
require a Special Use Permit from the Planning Commission for “conventional
developments” that maximize lot sizes:
The Commission spoke at great length about these two items. Ms. Carson noted that it would behoove
the Commission to view this item from a different perspective, visualize the
same lot size but not based on solely on the soil but on the flexibility of the
property and how to arrange the lots and still meet heath codes and establishing
regulations to just that. If these
items could be addressed there would be positive results all around; for the
town, the developer, public works department, school bus companies and
drainage/erosion issues. The
Commission spoke of “Open Space sub divisions” which means taking more open
space – having the property connected somehow, i.e., through the front or back
of the property. An example of this
is the 55 or older Subdivision housing on Shaker Road. After some discussion, it was the
consensus of the Commission that a 9-month moratorium on subdivision development
may need to be established in order to address this line item properly. The moratorium simply means that no new
subdivision applications would be accepted during that time. The discussion continued with Commission
consensus that Ms. Carson move forward with starting the process in February for
scheduling a Public Hearing. This
would place the first Public Hearing in March. The Public Hearing for any Open Space
hearings noted above would be set-aside until later.
6.
Continue to require
conservation easements or other measures during approvals: This is ongoing and was touched on at
the last Conservation Commission meeting as well as brought up at the last
Planning Commission meeting on January 10, 2008. To address this line item, there would
need to be an additional new standard condition for subdivision developments
directly linked to Wetlands.
7.
Adopt regulations to allow
off-site dedication and/or banking of open space: This item is linked with #5 & #8 and
the suggested moratorium.
8.
Amend the regulations allow
“open space developments” resulting in a higher percentage of open space by
right and require a Special Use Permit from the Planning Commission for
“conventional developments” that maximize lot sizes: Please see item
#5.
9.
Educate residents about
benefits of open space donation and sale of development rights: This is ongoing with a suggestion of
changing the open space percentage from 10-15 or greater. The Commission thought it would be a
good idea to have a brief educational segment at the Public Hearing as to why it
is beneficial to increase the Open Space percentage.
10.
Identify and prioritize open
space parcels for acquisition: Ms. Carson noted that this has been
completed.
11.
Interconnect open spaces
into a system of greenways
12.
Establish trails along
greenways to encourage passive recreation
13.
Encourage other
organizations to allow for public access and use: #11, #12, and #13 are all
ongoing for some time – Kibbe Grove Road for example.
PROTECT
WATER QUALITY
1.
Adopt an Aquifer
Protection Zone to allow uses according to their potential risk to water
resources protection areas and designate the Zoning Commission as the
responsible agency: This line item must be looked into and
there have been some model regulations outlined by the State of Connecticut, but
they have yet to be adopted.
2.
Require the licensing,
and monitoring of residential underground storage tanks: The Commission gave this line item a
date of summer ’09. Ms. Carson did
mention that this issue has been monitored and over the last 2 years the
requests for underground residential oil tanks has been essentially
non-existence.
3.
Require that the “first
flush” of runoff be appropriately treated in terms of quality and rate of
runoff: State changes and requirements have been
addressed and now required by the Planning Commission, i.e., Stone
Crossing.
4.
Encourage site designs
that minimize impervious surfaces, promote infiltration of stormwater, and
reduce runoff: This also ties in with the regulations
for Open Space Subdivisions.
5.
Continue to provide
vegetative buffers to wetland and water courses to filter pollutants and protect
them from direct receipt to runoff: This issue is for the Conservation
Commission.
6.
Limit the clearing and
grading of sites to minimize the impact on natural drainage
patterns: This issue has not been addressed. The Commission agreed that a buffer
should be left around the perimeter by a developer and that developing to the
inch of the property line is discouraged.
This may also be addressed with the Open Space Subdivision regulations.
7.
Promote public education
programs that address “non-point” pollution issues: This is ongoing and is addressed by Mr.
David Askew.
PROTECT IMPORTANT
NATURAL RESOURCES
1.
Adopt soil-based zoning
to relate density of development to the capacity of soils to support
development: There has been an attempt to address
this issue and depends on regulation.
2.
Minimize wildlife
habitat loss through the preservation of open space and natural resource
areas: This has been ongoing with many
accomplishments.
3.
Work with applicants to
protect important vernal pools and Natural Diversity Database (NDDB)
resources: Done – ongoing.
4.
Inventory and map vernal
pools: Ms. Carson noted that she believes there
is a map. She will check into this
with Mr. Askew.
5.
Prohibit the
introduction of non-native or invasive species during the site development or
subdivision process: Done
PRESERVE AGRICULTURAL
RESOURCES
1.
Encourage and assist
local farmers in submitting applications for the Connecticut Farmland
Preservation Program: Ms. Carson noted that she is currently
working with a farmer in town to do just this. She figures it would take some time but
added that she would keep the Commission up-to-date as to the progress of the
application/project. This is not
something the town has done before, nor does the town have any money set aside
for this. See item # 3
below.
2.
Continue the farm
assessment program (P.A. 490) in order to assist farmers with maintenance of
agricultural uses: This is still in
effect.
3.
Consider establishing a
municipal program for purchase of farm development rights: This is a bi-product of item #1 above –
Open Space for preservation. This
issue needs to come directly from the Board of Selectman and Board of Finance
because the monies need to be allocated to purchase farm development
rights.
4.
Work with agricultural
land trusts to preserve agricultural land in Somers: With the increase of Open Space, there
would be tax benefits, increase in property value etc.
5.
Provide more flexibility
to farmers so that farms remain viable and underdeveloped: CRCOG – trying to develop a model and is
ongoing. The First Selectman and
Ms. Carson are supposed to be meeting with the Farmland Trust and she would
report when this took place.
6.
Adopt a “right to farm”
policy to protect agricultural uses: Board of Selectman action is needed to
allow for the right to allow for more flexibility to farmers as noted in item
#5.
PRESERVE HISTORIC
RESOURCES
#1.-8. Items are not the
Planning Commission’s responsibility, but fall on other Boards and
Commissions.
9.
Adopt a Demolition Delay
Ordinance requiring up to 90-day waiting period before historic buildings can be
demolished: This item was discussed but never passed
and the idea of “Historic Significance” was never adopted. Ms. Carson mentioned that she would
check with the Board of Selectman for follow-up.
PRESERVE SCENIC
RESOURCES
1.
Inventory scenic
resources and establish policies and regulations to protect
them: Nothing has been done with this.
2.
Re-establish a ridgeline
protection overlay district: Zoning is currently working on this
item.
3.
Review the PA. 490 open
space program: A meeting with the assessor will take
place when and if a moratorium is instituted.
4.
As scenic roadsides are
developed, preserve scenic elements through conservation easements to open space
set-asides: This would be addressed under the Open
Space subdivision preservation.
5.
The Tree Warden or
his/her designee should work with utility companies to preserve scenic
streetscapes: To be addressed by the Tree Warden,
David Pinney.
The Planning Commission
members will resume review of the Implementation Schedule beginning at Guide Appropriate Development section at the next
meeting.
a.
OTHER
– There was none.
IV.
NEW
BUSINESS:
a.
OTHER
– There was none.
V.
STAFF/COMMISSIONER
REPORTS
a.
PLANNER’S ATTENDANCE AT NATIONAL PLANNING
CONFERENCE
The Town Planner, Ms. Carson is
required to meet 32 CM’s (which are continuing education credits) each year to
keep her Planning Certification. In
addition she is now required to complete yearly an Ethics and a Legal
class. With attendance at the
Regional and National Conferences, these classes are addressed. Ms. Carson offered to pay for her meals
and either the flight or the logging.
She stated that the Zoning Commission had agreed to pay $150.00 towards
the Conference fee. This amount was
the remainder of their Dues and Seminar line item from the budget. The Commission then discussed where the
remainder of the money would be taken from in order to pay the remaining balance
of the conference. After much
discussion, it was Mr. Iadarola who asked why the town did not pay for the full
amount of the conference since this is a requirement of keeping the Town
Planner’s Planning Certification?
How do other Town Planners from surrounding towns pay? Ms. Carson noted that typically each
town has policies and allowances in place for such job requirements, including
registration fees, travel and lodging, but that the Town of Somers does
not. The Commission discussed
transferring money from the Town Engineering or Open Space accounts to pay for
the entire cost of the Planner’s attendance at the National Planning
conference. This would include
payment of the registration fee, lodging, and meals. The travel should come out of the Town’s
travel budget.
A motion was made by Mr. Pellissier; seconded by Mr.
Iadarola and unanimously voted to send the Town Planner to the National Planning
Conference at the end of April and have the town of Somers pay the tuition and
associated costs for the required training for the Town Planner.
VI.
AUDIENCE PARTICIPATION:
– There was none.
VII.
CORRESPONDENCE AND BILLS:
– There was none.
VIII.
MINUTES APPROVAL:
January 10,
2008
A
motion was made by Mr. Iadarola; seconded by Mr. Pellissier and unanimously
voted to approve the meeting minutes of January 10, 2008 as
written.
IX.
ADJOURNMENT
A
motion was made by Mr. Iadarola; seconded by Mr. Pellissier and unanimously
voted to adjourn the January 24, 2008 Planning Commission meeting at 8:47
P.M.
Respectfully
submitted,
Jennifer
Boudreau
Bradley Pellissier
Recording Secretary
Secretary
MINUTES
ARE NOT OFFICIAL UNTIL APPROVAL AT A SUBSEQUENT MEETING.