PLANNING COMMISSION
P.O. BOX 308
Thursday, February 28, 2008
7:00 p.m. Town
Hall
Vice-Chaiman, Mr.
Bordeaux called the regular meeting to order at 7:02 P.M. Members Cliff
Bordeaux, Greg Genlot, Brad Pellissier, and alternate Scott Sutter (seated for
Karl Walton) were present and constituted a quorum. Town Planner Patrice Carson was also present.
A
motion was made by Mr. Pellissier; seconded by Mr. Genlot and unanimously voted
to take the agenda out of order and begin with NEW BUSINESS.
IV. NEW BUSINESS
a.
DISCUSSION:
PLANNING COMMISSION’S APPLICATION TO AMEND SUBDIVISION REGULATIONS TO
IMPOSE A TEMPORARY MORATORIUM ON ALL APPLICATIONS FOR SUBDIVISIONS AND RESUBDIVISIONS
IN THE A AND A-1 RESIDENTIAL ZONES IN THE TOWN OF SOMERS – SET HEARING DATE
At
the last Planning Commission meeting (January 28, 2008) the Commission reviewed
the Plan of Conservation & Development.
At that time, it was the consensus of the Commission that a 9 to
11-month moratorium on subdivisions and resubdivisions be put in place in order
to address many items under the “Preserve
More Meaningful Open Space” line item.
Once again the Commission discussed this option and were in agreement that
a moratorium would be the best way to address various Open Space regulations
simultaneously. The first available
hearing date would be April 10, 2008.
It was also the feeling of the Commission that the full 11-month
moratorium may not be needed, but it is best to establish a longer duration and
end it sooner, than to request an extension.
A motion was made by Mr.
Genlot; seconded by Mr. Pellissier and unanimously voted to set a public
hearing date for Thursday, April 10, 2008 at 7:00 p.m. in the Town Hall to hear
the Planning Commission’s application to amend subdivision regulations to
impose a temporary moratorium on all applications for subdivisions and
resubdivisions in the A and A-1 residential
zones in the town of Somers.
b.
RECONFIGURATION OF LOTS, 171 STAFFORD ROAD &
183 HAMPDEN ROAD, (MAP 11, BLOCK 95, LOT 02, & MAP 11, BLOCK 96), DANIELE
Ms.
Carson reported that the correct addresses for these properties is 171 Hampden
Road and 132 Stafford Road. The map,
block and lot numbers are correct. Town
Sanitarian Steve Jacobs has reviewed the proposed plan lot changes and has
signed off in regards to meeting sanitation regulations.
A motion was made by Mr.
Pellissier; seconded by Mr. Genlot and unanimously voted to approve the
reconfiguration of property of Richard D. Daniele and Gregory W. & Linda L.
Bailey at 171 Hampden Road and 132 Stafford Road, as shown on map entitled,
“Reconfiguration Plan Hampden/Stafford Road, Somers, Connecticut, Prepared
For: Richard D. Daniele, 171 Hampden
Road, Somers, CT 06071”, 2 sheets,
dated December 12, 2007, revised through 2/20/08, subject to placing the
correct approval/signature box on the plans for the Planning Commission
Chairman. This reconfiguration does not
constitute a subdivision because no new lot is created.
c.
RECONFIGURATION OF LOTS, 183 & 189 KING ROAD,
(MAP 11, BLOCK 25, & MAP 11, BLOCK 25 LOT 02,), TOPOLSKI
The Commission reviewed the plans. The Topolski’s wish to combine two lots,
creating one large agricultural lot.
A motion was made by Mr.
Pellissier; seconded by Mr. Genlot and unanimously voted to approve the
reconfiguration to combine property of Louise A. Topolski at 183 and 189 King
Road, as shown on map entitled, “Property Survey Prepared for Louise A.
Topolski Showing Property at 183 King Road, Somers, Connecticut”, 1 sheet,
dated Feb 11, 2008 with no revisions, subject to showing the small lot which is
being combined with the larger piece of property on the plans. This reconfiguration does not constitute a
subdivision because no new lot is created.
d. OTHER
– There was no other New Business.
The
Planning Commission continued the review of the POCD Implementation Schedule
starting on page 7-10.
Encourage
Appropriate Economic Development
Attract and Retain
Appropriate Businesses (Page 4-2)
Line Items 1. – 6. Both the Planning and Zoning
Commissions are not involved in these line items.
Consider Non-Traditional
Economic Development (Page 4-4)
7. Promote
revenue-positive, alternative housing such as age-restricted housing. Checkbox
complete.
8. Pursue
restoration of statutory PILOT (Payment in lieu of taxes) payment funding
levels. – Board of Selectmen line item.
Improve the Appearance of
Business Development
Adopt Village Districts (Page
4-6)
1.
Educate residents about the distinctions between village districts and
historic districts.
2.
Investigate adopting separate “village districts” in the villages of
Somers and Somersville to ensure that future development is compatible with the
character of each village. – Zoning Commission to review.
Implement Design Review
(Page 4-6)
3. Create a Design Review Committee to adopt and administer
development guidelines. The town is currently seeking
a fifth member to complete this committee.
Once one is selected, the Committee should be up and running.
Provide Tax Incentives for
Improving Business Properties (Page 4-7)
4. Create a tax
abatement/incentive program to encourage exterior improvements to commercial
/industrial buildings. – Board of
Selectmen Issue.
Improve
Commercial/Industrial Development Standards (Page 4-7)
5. Comprehensively
review/modify the Zoning Regulations to ensure that development is compatible
with the Community. – Land use
office is addressing this ongoing issue.
Adaptively Reuse the
Somersville Mill
Adaptively Reuse the
Somersville Mill (Page 4-8)
1.
Explore the
possibility of allowing hospitality uses such as lodging or a conference center
and amend the Zoning Regulations if uses are appropriate.
2.
Consider a
design development district for the Somersville Manufacturing Company Site.
3.
Expand the
WPCA treatment plant to accommodate at least the redevelopment of the
Somersville Manufacturing Company Site.
The Mill RFP process was in
full swing but has since come across a snag in regards to some back taxes,
foreclosure filling procedures, and the previous ownership of the
property. As for the third line item,
the expansion is complete.
Reinforce the Villages
Limit Commercial Sprawl
(Page 4-9)
1. Prohibit
retail, restraurant, and personal service uses in the I-Zone to focus
commercial activity on the villages – Ms.
Carson will investigate as this indirectly affects the Planning Commission.
Encourage Housing in and
Near the Villages (Page 4-9)
2. Encourage
age-restricted and other alternative housing in and near the villages.
3. Encourage
appropriate mixed-use development in the Business District. – Line item #2 is done – Line item
#3 done in the Somersville Overlay District.
Create Walkable Villages
(Page 4-9)
4. Create walkable villages through sidewalk, safety, and
streetscape improvements. Monies have been earmarked
to do just this and is part of the Somersville project overlay.
Manage Residential Growth
Adopt a Residential Density
Regulation (Page 4-11)
1.
Adopt a residential soil-based
zoning regulation. – To review and be referred back to Open Space.
Encourage Open Space
Development Patterns (Page 4-11)
2.
Require Special Use Permits
for conventional subdivisions that maximize lot size (based on applicable
density) while allowing conservation subdivisions by right. This line item would be addressed with line item 1 under this
subsection.
A
motion was made by Mr. Pellissier, seconded by Mr. Genlot and unanimously voted
for the Commission to take a 5-minute recess before further discussion of the
POCD. The meeting stood adjourned at
7:41 p.m.
The
Commission came out of recess at 7:53 p.m.
ADDRESS COMMUNITY NEEDS
Address Changing Housing
Needs
Increase Housing Options for
Older Residents (Page 5-3)
1.
Continue tax relief programs
for older residents. Ms. Carson to check with Mr.
Pinney in regards to this line item.
2.
Continue to actively
encourage active-adult and elderly housing where appropriate. This item is done.
Example is the age-restricted housing.
3.
Expand options for accessory
apartments as elderly units. This needs further investigation as into home
health aids.
4.
Seek state and federal
grants and local funding to purchase land for income-assisted elderly housing.
– Board of
Selectmen Issue.
Accommodate Affordable
Housing (Page 5-3)
5.
Investigate allowing density
bonuses or design flexibility in exchange for providing affordable units.
6.
Investigate requiring a
percentage of affordable units or a fee-in-lieu of affordable units for new
residential developments. – Neither line items have been reviewed. Priority 2 for the Zoning Commission.
Address Community Facility
Needs
Address Town Hall Needs
(Page 5-8)
1.
Enlarge Town Hall and update
physical plant to meet anticipated needs. – Priority 3 not reviewed as of yet.
Address Kibbe-Fuller
Community Center Needs (Page 5-8)
2.
Convert the State Trooper’s
Office to multi-purpose room for recreation programming and other needs. This has been done.
Address Library Needs (Page
5-8)
3.
Plan to enlarge the Library
during the planning period. This is done.
Monitor Senior Center Needs
(Page 5-9)
4.
Monitor the growing senior
population to anticipate staff and space needs at the Senior Center. This line item is ongoing with the Board of
Selectmen.
Address Police Protection
Needs (Page 5-9)
5.
Complete relocation of the
Resident State Trooper’s Office to the old firehouse. – Done
Address Fire Protection and
EMS Needs (Page 5-9)
6.
Assess the need to build or
purchase a firehouse to better serve northern Somers. Not reviewed yet – priority three.
7.
Extend water and fire
hydrants to serve Field Road and Egypt Road Industrial areas. – Ms. Carson to check into
this line item.
8.
Revise the driveway
ordinance to ensure emergency access. In the process of being
reviewed.
9.
Adopt regulations to ensure
access to emergency water supplies for new development. This has been addressed and a new cistern ordinance has been
adopted.
10.
Consider adopting a
residential sprinkler ordinance based on distance to water supply. The new Fire Marshal will address this line item.
Address Emergency
Communication Needs (Page 5-10)
11.
Update radio equipment to
facilitate better two-way communications, close gaps in coverage, and allow
radio interoperability between police, fire, and Town Personnel. – Board of Selectmen item.
Address Highway Maintenance
Needs (Page 5-10)
Address Parks and Grounds
Maintenance Needs (Page 5-11)
Address Solid Waste Needs
(Page 5-11)
Address Recreation Needs
(Page 5-12)
All
above sections (12. – 20.) Board of Selectmen Items to be reviewed.
Address School Facility Needs
(Page 5-13)
21.
Closely monitor enrollment
projections to anticipate additional space needs at the Somers High School. – Board of Education line
item.
22.
If maintaining a single
education campus is desirable and further expansion within the campus is impractical,
adjacent land should be acquired. – Non-priority issue at present.
Address Vehicular
Transportation Needs
Address Traffic Issues (Page
5-18)
1.
Pursue improvements to the
intersection of Route 190 at Ninth District Road and Route 190 at Route 83 with
the Connecticut Department of Transportation. – These grants received to be fulfilled by
the year 2010.
2.
Keep road improvement
projects and maintenance funded and on schedule to avoid more costly repairs in
the future.
– this line item is in connection to line item 1. Above.
3.
Complete scheduled safety
improvements in Town roads. – Department of Public Works.
Modify Parking Standards
(Page 5-18) Items 4. - 8.; Zoning Commission Line Items.
Address Alternative Forms Of
Transportation
1.
Provide sidewalks throughout
the commercial and more densely populated areas of the two villages with
attention given to crosswalks and other safety enhancements. - This line item has received
some review and is being addressed.
2.
Provide sidewalks or
multi-use trails between village centers and major activity nodes. – A brief review was done on
this line item, but has been labeled a priority 2.
3.
Enhance and protect the
existing hiking trail system throughout town. – On-going.
Address Bicycle Circulation
(Page 5-21)
4.
Accommodate bicycles
whenever practical on road improvement and site development projects. –
A priority.
Monitor Demand for Dial –a-
Ride Service (5-21)
Provide for Adequate Utility
Services
Ensure Adequate Public Water
Service (Page 5-22) Items 1-3
Ensure Adequate Public Sewer
Service (Page 5-24) Items 4-5
All
previous noted sections to be addressed by various Committees none of which
include the Planning Commission.
Ensure Adequacy of Other
Utility Services (Page 5-24)
6. Plan for additional growth in wireless communication by
identifying desirable tower and antenna locations. The
Commission discussed the possibility and need for a plan to be created to
illustrate the 3 cell tower locations that the town currently has and comprise
a list of comments so if they are asked for comments they would have something
in writing for the Connecticut Siting Council and the Land Use Office if
approached.
a. OTHER
– There was no other Old Business.
V. STAFF/COMMISSIONER REPORTS
Reflective large print signs
have begun replacing the older street signs in the Town of Somers per a new
state law. Ms. Carson presented a
diagram of these new signs to the Commission.
The signs are being installed in groups – a third of the town at a time. The questions presented to the Commission
were: 1. Should the signs include the
cross street on them, and 2. Should the
yellow “No Outlet” sign be placed on those streets which meet this criteria as
well? It was the consensus of the
Commission that both questions be answered with a “Yes”.
VI. AUDIENCE PARTICIPATION –
There was none.
VII. CORRESPONDENCE AND BILLS –
There were no
bills.
Ms.
Carson noted the next Land Use Commission Training Sessions at various
locations and dates (all keeping to Saturdays from 8:30 – 3:00 schedule). This training includes statutes,
definitions, regulations etc. Mr.
Sutter expressed interest in attending.
VIII. MINUTES APPROVAL: January 24, 2008
A
motion was made by Mr. Genlot; seconded by Mr. Bordeaux and voted 2 in favor, 0
opposed, 1 abstention (Mr. Pellissier) to approve the meeting minutes of
January 24, 2008 as written.
IX. ADJOURNMENT
A
motion was made by Mr. Genlot; seconded by Mr. Pellissier and unanimously voted
to adjourn the February 28, 2008 Planning Commission meeting at 8:33 p.m.
Respectfully submitted,
Jennifer Boudreau Bradley
Pellissier
Recording
Secretary Secretary
MINUTES
ARE NOT OFFICIAL UNTIL APPROVAL AT A SUBSEQUENT MEETING.