MINUTES
OLD LYME PLANNING COMMISSION
THURSDAY, MARCH 13, 2014
PRESENT WERE: Harold Thompson, Robert McCarthy, Chris Kerr, and Steven Ross. Alternate Don Willis was seated for Edgar Butcher.
LOT LINE MODIFICATION – 36 & 40 SEASIDE LANE – WAYNE J. CARINI
The commission received an email from Tony Hendriks dated March 13, 2014 requesting this item be tabled until the March meeting. Hendriks indicated he would like an opportunity to see if he can revise the common property lines. The commission agreed to table this item until the April meeting.
LOT LINE MODIFICATION – SHORT HILLS ROAD – GREAT OAK ROAD
Chairman Thompson noted the commission had received correspondence from Ann Brown, Zoning Enforcement Officer and Sonia Marino, Town Sanitarian. Brown stated in her letter dated February 14, 2014 that the proposal revised through January 10, 2014 complies with the Old Lyme Zoning Regulations. Marino stated in her letter dated March 7, 2014 that when the properties in the subdivision are developed the individual lots will need current soil testing. She further stated that based on the new soil information a plan will need to demonstrate a code-complying septic system, 100% reserve area, and a well with a 75’ radius. At that time each plan will be reviewed by the Old Lyme Health Department. Attorney Casella did not submit a letter but indicated via phone that he had no issues with the
modification.
Harold Thompson made a motion to approve the Short Hills Lot Line Modification pending written approval from Attorney Casella. Rob McCarthy seconded the motion. The motion passed.
In Favor: Thompson, McCarthy, Willis. Against: 0. Abstained: Kerr and Ross
BLACKBURN SUBDIVISION – REQUEST FOR 90 DAY EXTENSION
The commission received a letter dated March 5, 2014 from Susan Marquardt,P.E. requesting a ninety day extension to meet the conditions of approval for the above referenced subdivision.
Robert McCarthy made a motion to grant a ninety day extension for filing of the mylars. Steven Ross seconded the motion. The motion passed unanimously.
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March 13, 2014
SUBDIVISION REGULATIONS AND DESIGN AND CONSTRUCTION STANDARDS
Chairman Thompson reported that he, Tom Metcalf and Attorney Cassella attended an informational meeting on March 7, 2014 in the Town Hall Auditorium to provide an opportunity for the public to ask any questions about the proposed road standards. Thompson noted there were very few questions and most people in attendance at the meeting were present for the Soundview Project.
The Design and Construction standards will go to Town Meeting on Monday, March 24, 2014.
The Planning Commission agreed to set a public hearing in May for the Subdivision Regulations.
READING AND APPROVAL OF THE FEBRUARY MEETING MINUTES
Steve Ross made a motion to waive the reading and approve the minutes as submitted. Chris Kerr seconded the motion. The motion passed unanimously.
FLOOD HAZARD MITIGATION COMMITTEE
Steven Ross inquired if the Planning Commission had a representative on the committee. Thompson stated we did not. Ross stated he thought it might have been helpful to have a member on that committee that was a part of the Planning Commission and the Flood and Erosion Board.
INFORMAL DISCUSSION – REQUIREMENTS FOR PRCD REGULATIONS
Joe Wren, Professional Engineer with Indigo Land Design was present for an informal discussion regarding a Planned Residential Cluster Development. Wren stated a subdivision that was previously before the commission was in the preliminary process of coming back before the commission. He noted the subdivision was approximately 150 acres located off of Old Stagecoach Road. Wren stated at that time it was a planned conventional subdivision with a long road with approximately 38 lots. He stated soil testing was done on all the lots in compliance with the regulations which totaled 125 plus or minus test holes. Wren stated when they come back before the commission if the road and lot layout is changed some of the test holes will work and some will not. He stated the thought for the new proposal
is to go with a PRCD rather than a conventional subdivision. He stated that would leave at least 40 to 50 percent of the land as open space. Wren stated in developing the lot yield plan for the PRCD a conventional layout is generally required to show that all the lots meet zoning requirements, septic requirements and soil suitability. Wren stated in redoing the process the lot configuration is completely changed to a PRCD new test holes will be required. He stated the MABL regulations require five good test holes and you may have to do eleven on a lot to get
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March 14, 2014
five good ones in the MABL area. Therefore he stated in this particular case it would come out to be about 230 more test holes on top of the prior 125 plus.
Wren stated his question is on one hand you have a lot yield in which you have to show that all the conventional lots are suitable to all the regulations but testing would also be done in the area that is eventually going to be open space. Wren asked how far the applicant would have to take the conventional subdivision for a lot yield in order to come back with a PRCD plan. He asked with a PRCD plan would a full design be required with profiles, upgrading of all the lots, soil testing, etc. or would that not be required or needed. Wren stated if the number of additional test holes could be reduced from 200 to 100 which is a big difference. Wren asked how far you have to take the development of the conventional layout in order to get your proper lot yield for a PRCD. He further stated are all the 5 test
holes required in the MABL for the conventional lots which will eventually be open space. Is a full roadway design required and profiles with grading and cut filling analysis?
McCarthy stated from a road perspective the commission has never required anyone to do an entire road design and profiles.
Thompson noted some of the requirements come from the Zoning Regulations The commission reviewed the PRCD Regulations as well as the former maps of the Woods of Old Lyme (Old Lyme Heights). Ross read the pertinent sections from the regulations. Ross stated it was clear in the regulations that it was “may” instead of a “must” . Ross stated there is some flexibility in how the commission determines if the lot is suitable as to the number of test holes that would be required. Thompson suggested they start with the area that will be used and apply the standards and if there is a problem they would have to expand.
Ross asked if the former test holes covered the whole tract. Wren stated it was a different engineer but test holes were done over the entire parcel. Ross suggested that they proceed by determining the suitability of the PRCD area and rely on former data for the areas outside of the PRCD.
Ross suggested the previous data be used for what is proposed to be Open Space and if there are areas that have not been tested and need to be in order to determine it could be a lot then expand it to do that but not duplicate all the previous testing. Ross stated he would not have a problem using the prior data. The commission concurred.
Respectfully submitted,
Kim Groves
Land Use Administrator
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