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New Haven Planning Commission Meeting
LOCATION: New Haven Town Hall
DATE: July 1, 2004
MEMBERS PRESENT: Allen Karnatz, Keith Hall, Jim Walsh, Tom Boise,
Art Sherman, Donald Johnston
GUESTS: Rita Booska, Kevin Brennan, Milo Schaefer, John Madden,
Burt Allen, Terry Ryan, Paula West, Kate Lampton, Robert Hill
Allen Karnatz, Chairman, opened the meeting at 7:00 PM.
The Public Hearing on a Site Review was opened at 7:05 PM.
The Planning Commission reviewed Greg and Paula West’s
application. It was agreed that the site walk held on June 17, 2004 was very
beneficial to all that attended. Paula explained the traffic island as approved
by the AOT. Outlined the berm;
2 exits (one
on each end) 40’ wide and 1 in the middle, 20’ wide. The 20’ berm for the drive
through was set by AOT and if there were any problems associated with it, AOT
would close this berm. Landscaping is not required but the West’s will plant
shrubs taking into consideration visual sighting. Parking has changed to angled
parking so fewer spaces. As there are 2 Setback definitions listed in the
Planning Handbook, Keith Hall checked with the New Haven Town Lawyer and County
Planning Commission. It was recommended by both parties that what was set for
Home Health (75’ from center of road) should be set for this establishment. ZBA
is OK with this decision. Allen Karnatz asked if the Board wanted to keep this
application as 3 different applications (go-cart track, banquet hall, and
addition, (to the existing restaurant) or combine it into one. Keith Hall
suggested keeping it as 3 different applications. Much discussion was initiated
on parking and how it would affect parking for the various units (i.e. go-cart
track, restaurant, banquet hall, and addition). Kevin Brennan indicated
concerns with parking issues for both restaurant and go-cart track. Keith Hall
thought parking was OK as shown on site plan presented for these entities, but
not for the banquet hall. Kate Lampton indicated the parking lot is not paved
so there would be less parking area just because of the way people park, Don
Johnston disagreed. Keith Hall motioned to approve the addition to the existing
restaurant and 10 x 20’ deck (warning issue3C). Tom Boise seconded.
Discussion: Milo Schaefer questioned what was being approved. It was
clarified it was just the addition. Kevin Brennan wanted to know if the drive
through was included in this application, because it would affect Rita Booska’s
residence. (i.e. car headlights, how late the drive through would be opened,
etc.) Allen Karnantz indicated that lighting and usage would/should be
addressed by the ZBA. John Maddden wanted to include conditions on the use of
deck with regard to noise, bands, etc. Again this would be under ZBA ruling.
Vote: Yes 5; No 0; Abstention 1 (Donald Johnston); Passed.
Discussion opened on the go-cart track. Don Johnston read the ZBA restrictions. Discussion initiated on how loud is 70 decibels. Bert Allen indicated that the noise level was nothing to worry about; Kate Lampton indicated that 70 decibels was highway noise. Tom Boise questioned if the ZBA had already approved the track? Yes. Tom Boise motioned to approve the go-cart track as shown on the Site Plan (warning issue 3B) Jim Walsh seconded. Discussion: Jim Walsh asked about the cart storage area. Paula West indicated that it was a one story building 20 x 40’. Discussion focused on trees for screening. Keith Hall made an amendment to the motion to include trees as listed on the site plan. Art Sherman seconded. Discussion: Kate Lampton indicated at 5’ high trees (cedars) are a site plan standard. John Madden added a need for total screening. Bert Allen wanted to know when the planting issues were to be enforced? Rita Booska wanted it enforced right away. Keith Hall amended the motion: Cedars were to be 5’ tall and planted as the track is being constructed. Vote on the amendment: Yes 5; No 0; Abstention 1 (Donald Johnston); Passed. Vote on original motion with amendment on landscaping: Yes 5; No 0; Abstention 1 (Donald Johnston); Passed.
Discussion opened on the banquet hall. Allen Karnatz indicated a concern on adequate parking as to the capacity of the structure. Much discussion was had on parking. Some suggestions to the West’s were to make the banquet hall smaller to allow more parking, or to have the banquet hall sized to support the capacity of the parking area. Robert Hill indicated concerns with blowing debris within the parking area, indicating potential need for a perimeter fence. Rita Booska indicated that in the past it was required for owners to pick up the area. Kevin Brennan indicated that he had not seen any written regulations from the State concerning septic usage. Donald Johnston suggested that the West’s use an Engineer or Site Technician to provide septic plans and perhaps a traffic specialist to substantiate the parking plan. Jim Walsh indicated that the West’s should look at the water capacity for both facilities (restaurant and banquet hall). Keith Hall made motion to continue the Site Plan review of the banquet hall at the September 2, 2004 Planning Commission Meeting. Jim Walsh seconded. Discussion: None. Vote: Yes 5; No 0; Abstention 1 (Donald Johnston); Passed.
Public Hearing on Subdivision and line adjustments:
2a Tim Goyette – No show.
2b Betty Goyette – No show.
2c Terry Ryan – Minor Subdivision (SUB 03-04) Pearson Road parcel. Discussion proceeded on the replacement septic system and is the soil acceptable? Yes. Allen Karnatz indicated the Mylar should show the location of the existing septic system. Jim Walsh asked if the Mylar should show the existing well location? Yes. Donald Johnston indicated a letter stating a system for the bunkhouse and main house. Discussion on this minor subdivision was postponed until August 5, 2004 Planning Commission meeting. Terry Ryan will have a new Mylar with corrections.
2d Bill Heffernan – No show.
2e Tom Boise – Major Subdivision (SUB 02-04) Town Hill Road. Discussion proceeded on what is proposed. Tom Boise indicated seeking approval for 5 lots as shown on Site Plan with 65.2 acres left. Site Plan shows septic and replacement system for each lot, as well as set backs. Road frontage is in compliance. Tom Boise will have all septic information available at the next Planning Commission Meeting. Tom Boise also asked if he needed to have a septic easement from VELCO in hand for the next meeting. It was indicated that a letter from the lawyer is OK, but it must be defined. Allen Karnatz read off Planning Commission Regulations, all were met. Keith Hall motioned to approved the preliminary plat and to a second hearing at the August 5, 2004 meeting. Art Sherman seconded. Discussion: None. Vote: Yes 5; No 0; Abstention; 1 (Tom Boise). Passed.
9:00 PM Public Hearing was closed.
3 Visitor’s Business – none.
4 Review of Minutes June 3, 2004 and July 17, 2004 both accepted with changes.
5 Correspondence –
a. Appeal of Rita Booska, Environmental Court Appeal.
b. Municipal Grant application.
c. RL Vallee, notice of intent for discharge permit.
d. Telecommuncation from State i.e. wireless researching on community needs.
e. Greg and Paula West – Banquet Hall, Go-Cart Track, Site Plan Review.
6 New Business –
a. John Madden presented changes in H175.
b. Donald Johnston made a suggestion regarding the updating of the Zoning Regulations
c. John Madden indicated that Zoning Regulation By-laws partition is still in the works.
7 Old Business – None.
8 Tom Boise made the motion to adjourn at 9:50 PM, Donald Johnston seconded.
Vote: Yes 6; No 0; Abstention; 0; Passed.
Respectfully Submitted By:
Karen Gallott
Approved By:
Allen Karnatz Keith Hall Jim Walsh Tom Boise Art Sherman
Donald Johnston