LEDYARD, CT

Planning & Development Information -
Information on the 11/4/2010 Planning Commission Meeting

INFORMATION & STAFF COMMENTS - Next Meeting Date: December 2, 2010

Agenda Amended

Minutes: (TABLED Until December 2, 2010)
10/7/2010 Regular Meeting
Ap#515 Public Hearing Minutes 10/7/2010
Ap#516 Public Hearing Minutes 10/7/2010

Communication Items:

Memo From Town Engineer, concerning Ap# 468, Mathewson Mill Road and Fanning, 5 Lots, on 12.91± acres; approved 9/1/2006; $35,000 Bond currently held.
(Approved Subdivision Modification)

• Background Document State POCD Update

• Ap#483, Founders Preserve, 332 Colonel Ledyard Highway, Request for Extension
(Approved 90 Day Extension)

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;
Hearing Closed: 10/7/2010
65 Days From Close of Hearing: 12/11/2010
Fee: $2,060

Approved with the following conditions:

The Commission will allow the use of reclaimed millings, processed and rolled in place, consistent with industry standards and the approval of the Town Engineer for the installation of shared driveways. However, any portion of a shared driveway with a grade in excess of 10% shall be paved with bituminous concrete.

Conditions of Approval

Prior to the filing of signed subdivision plans in the Ledyard Land Records, specifications and work related to the provision of water to the property and individual lots must be reviewed and accepted by the Town Public Works Director, the applicable water authority, SCWA or WPCA, and the Planning Commission.

Prior to the filing of signed subdivision plans in the Ledyard Land Records a bond calculation for the approved plans, including erosion and sedimentation control measures,  in acceptable form and content will be reviewed and approved by the Town Engineer and the Planning Commission. Said approved bond will be posted prior to filing.

Prior to the consideration of a bond calculation, the Town Engineer shall approve the scope and content of any proposed work within the Town’s existing Right of Way.

Plans to be revised to indicate that the proposed open space is to be conveyed to the Town.

Prior to the filing of signed subdivision plans in the Ledyard Land Record, legal documents related to the disposition of the proposed open space will be submitted for review and approval by the Planning Commission.

Prior to the filing of signed subdivision plans in the Ledyard Land Record, a draft of language to be included in the deed of any proposed lot to accessed by a shared driveway defining maintenance responsibilities for the shared driveway and access rights. The deed should also include language which indicated that the Town of Ledyard shall not ever be required to plow, maintain, assume ownership of, or provide school bus service or other services along the driveway access.

Plans to be revised to indicate that the small “orphaned” land areas adjacent to Village Drive and Town of Ledyard property are to be conveyed to the Town.

Prior to the sale of lots the shared driveways shall be constructed in accordance with the approved plans.

Document Library

STAFF COMMENT

(11/1/2010): Revised drawings dated 10/25/2010 submitted. WPCA acted on allowing SCWA to serve lots outside its service area; awaiting documentation.

(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; 30 day Extension Granted at 10/7/2010 meeting (11/20/2010)

Fee: Currently $167.80 (advertising) + $60 = $227.80 + (re-advertising costs $162)

Hearing Closed

Document Library

STAFF COMMENT

(11/1/2010): Revised drawings dated 10/25 submitted.

(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.

Referral Pursuant to Section 8-24 CGS:

Improvements to Ledyard Fairgrounds; 8-24 Submittal

Discussion Section 8-24 CGS Review Process:

8-24 Packet

Application # 514 Request For Extension; previously approved 2 lot resubdivision of 7.69± acres, 463 Pumpkin Hill Road, R-60

Date of Approval: August 5, 2010
Notice Date + 15 day appeal period: September 3, 2010
90 Days: December 2, 2010
180 Days: March 11, 2011

90 Day Extension Granted

Acknowlege Receipt of Subdivision Applications

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

Comments (11/1/2010): Applicant needs to provide additional data. Applicant email 11/4/2010

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.

Hearing Scheduled for December 2, 2010; Site walk tenatively scheduled for November 13, 2010 at 8:00 AM

Misc. Items Pending (For Information Only)

Ap#483 Founders Preserve: Extension granted 7/15/2010; Expires: November 11, 2010; paper prints have been submitted for review; bond estimate still in review

Ap#500 Hivnor Potter: 369 Shewville Road/ Judgement entered: 6/10/2010; Extension granted: 9/16/2010 meeting; Currently Expires: 12/7/2010

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