LEDYARD, CT

Planning & Development Information -
Information on the 10/7/2010 Planning Commission Meeting

INFORMATION & STAFF COMMENTS

Agenda

Minutes:
9/16/2010 Regular Meeting
Public Hearing Minutes 9/16/2010

Communication Items:

Referral-Zoning Text Amendment (Signage)-Stonington

Application#515; Proposed Conventional Subdivision at 41 Iron Street (Via Verde- Phase 1), Via Verde LLC (owner/applicant), 10- lot resubdivision of 63.61 acres, an R-40 zone.

Date of Receipt: July 15, 2010
Peliminary Review Date: June 7, 2010
Date of Receipt plus 65 Days: September 18, 2010
Start of Hearing: 9/16/2010
35 Days from Hearing Start: 10/21/2010
Fee: $2,060

Hearing Continued Until October, 7, 2010

Document Library

STAFF COMMENT (9/15/2010): A significant question relating to the interpretation of Sec.4.1.1 of the Subdivision regulations was raised. The regulations require "75% contiguous non-wetland area, based on minimum lot size allowed for the zone in which the subdivion is located". Simply, the question was do rear lots require additional contiguous non-wetland area? Based on previous actions and a review of the intent of the regulations, it was determined that rear lots would require the same contiguous non-wetland area as frontage lots. The Commission, at its discretion, could revisit this issue.

The applicant is requesting a "modification" of Section 5.5 to allow the use of reclaimed asphalt. The Commission will have to act on this request. Section 3.14

Section 4.8.9 of the Subdivision Regulation can provide some guidance in reviewing this request. It says, in part:

"Common driveways may serve up to five (5) dwelling units in a Conservation Subdivision, and shall be paved with bituminous concrete, gravel, or other substantial permeable material to a minimum width of eighteen (18) feet. Final design is site specific and subject to the recommendation of the Town Engineer. Bituminous concrete pavement is required where road grade is greater than or equal to 8%. The pavement cross section in such cases shall consist of:  1) 6” rolled gravel sub-base (or as required by the Town Engineer); 2) 4” compacted processed stone base; 3) 1 ?” compacted bituminous concrete Class I pavement binder course; and 4) 1 ?” compacted bituminous concrete Class II pavement finish course. The unpaved cross section shall consist of:  1) 8” rolled gravel sub-base (or as required by the Town Engineer); and 2) 4” compacted processed stone finish course."

It seems reasonable, that should the Commiision allow the use of reclaimed asphalt, it be subject to the review and approval of the Town Engineer and that the grade not exceed 8%.

Connection to public water service has, for a variety of reasons, been a complicated issue. The property is in proximity to multiple WPCA and SCWA existing water lines and while the bulk of the property is in the WPCA service area; it, also, includes a portion in the SCWA area. The applicant will have to explain his proposal.

The applicant's intention for the disposition of open space will have to be clarified. A memo from the Conservation Commission has been received

Application # 516 Proposed Conservation Re-subdivision at 41 Iron Street (Via Verde- Phase 2), Via Verde LLC (owner/applicant), 17- lot resubdivision of 25.12± acres, an R-40 zone.

Date of Receipt: July 15, 2010
Peliminary Review Date:
Date of Receipt plus 65 Days: September 18, 2010
Start of Hearing: 9/16/2010
35 Days from Hearing Start: 10/21/2010
Fee: Currently $167.80 (advertising) + $60 = $227.80 + (re-advertising costs $162)

Hearing Continued Until October, 7, 2010

Document Library

STAFF COMMENT (9/15/2010): The interpretation of Section 3.6.1.1 of the Zoning Regulations concerning the provision of utilities has been questioned. Based on past practice and the intent of the regulation, the provision of public water satisfies the requirement.

A question has been raised concerning the requirement for a 75% continguous non-wetland area. Since in a Concervation Subdivision the minimum lot size is 30,000 SF, the area has been calculated as needing to be 22,500 SF. The Commission may wish to discuss this item.

It has been proposed to construct the project in two phases. Phase 1 would include the development of Lots 4 and 7 at the end of Hilltop Drive and Lots 12 and 13 at the end of Stevens Avenue. To provide the required frontage for each lot, the applicant is proposing that land at the end of Stevens and Hilltop be conveyed to the Town. The applicant will need to review with the Commission. See Sheet 1, 2 , 3

Costs for legal advertisements will have to be included in any action by the Commission.

In connection with the dedication of open space to an association the applicant will have to comply with Section 4.8.6.2. A memo from the Conservation Commission has been received.

Update: Regulatory Rewrite Committee

Draft Subdivision Regulations (June, 2010)
Draft Zoning Regulations (July 2010)

Acknowlege Receipt of Subdivision Applications

Subdivision Application: proposed 13 lot subdivision of 257 Haley Road (126R Lambtown Road), an R-60 zone.

Comments From Preliminary Review: The subdivision impacts three existing lots and contains 3 shared driveways. As depicted on the preliminary drawing, the shared driveway created on and adjacent to existing lot 127-1190-126 is within 25 feet of the existing driveway. This lot also contains two residential uses (existing non-conforming).
Items the Commission may want to consider include: all proposed driveways should be perpendicular to their access street; open space is in two parcels, drainage easements across lots will likely be required.
The lot layout has been developed to retain and utilize existing stone walls. For Lots 3, 4 and 5 this means that the shared driveway is not along the property line and splits a portion of the lot.

We welcome your comments and suggestions. Contact: ckarn@town.ledyard,ct.us