LEDYARD, CT

Planning & Development Information -
Information on the 12/2/2010 Planning Commission Meeting

INFORMATION & STAFF COMMENTS - Next Meeting Date: January 6, 2010 (tenative)

Agenda
Amended Agenda (12/1/2010)

Minutes:
11/4/2010 Regular Meeting
Ap#516 Public Hearing Minutes 11/4/2010
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 Peter C. Gardner, dated 11/29/2010 requesting 90 day extension for the filing of mylars; Aplication #500 , 369 Shewville Road, (Hivnor-Potter)
Expiration of Appeal Period: 6/10/2010
90 Days: 9/8/2010
Additional 90 Days: 12/7/2010
Final 90 Days: 3/7/2010

Approved 90 day Extension

Memo From Peter C. Gardner, dated November 23, 2010, Subdivision #468, Requesting Bond Release ($25,000); Memo from Town Engineer

Approved Release of Bond

Memo From Town Engineer concerning bond for Ap#483, Founder's Preserve ($1,213,686.50); Memo from Town Engineer concerning Ap#483 mylars

Approved Bond Estimate with 3% Yearly Escalation

Zoning Complaint 11/22/2010 41 Iron Street

Conservation Subdivision Application #517: proposed 13 lot subdivision of 257 Haley Road (126R Lambtown Road), an R-60 zone

Continued Hearing Until January 6, 2011

Date of Receipt: 11/4/2010
Peliminary Review Date: 5/6/2010
Date of Receipt plus 65 Days: January 8, 20100
Start of Hearing: 12/4/2010 (tentative)
35 Days from Hearing Start: 1/8/2010 (tenative)
Hearing Closed
65 Days from Close of Hearing:

Document Library

Comments (12/2/2010): The applicant has submitted property history information, including a drawing and related deeds. The status of Lot 126R will have to be explained by the applicant. This is a rear lot and regulations require that it have frontage. The Zoning Enforcement Officer has revised his comments. The issue of lot size has been resolved, however, other issues need to be addressed and in particular the applicant will have to discuss the "nesting" or stacking of lots in connection with Section 4.3.5 of the Subdivision Regulations. Sight lines and driveway access on Haley Road will require review.

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.

Site walk held for November 13, 2010 at 8:00 AM (No Quorum)

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) Hearing Closeed 11/4/2010
65 Days from Close of Hearing:1/8/2011

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

Approved With Conditions

Document Library

STAFF COMMENT

(12/2/2010) The submittal of the WPCA letter resolves a significant issue related to this application. Revised drawings dated 10/25/2010 appear to address ZEO comments contained in his memo of 10/6/2010. Should the Commission consider the approval of the application, it may want to consider the following 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 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 will comply with the rquirements of Section 9.0 of the Ledyard Subdivision Regulations.

•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 the Engineering Fees described in Apendix E of the Subdivision Regulations shall be paid.

•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 as approved in Ap#515.

(11/30/2010): WPCA letter

(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.

Peliminary Review Proposed 2-lot subdivision, 719 Colonel Ledyard Highway; LCVD 1 & 3

GIS View of Property

Preliminary Review: 1322 Baldwin Hill Road, 28.04 acres, potential 5 lot subdivision, Zone: CIP

Preliminary Drawings

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