APPROVED
OLD LYME ZONING COMMISSION
MINUTES OF PUBLIC HEARING
Wednesday, February 13, 2008
The Old Lyme Zoning Commission held a Public Hearing on Wednesday, February 13, 2008 at 7:30 p.m. at the Phoebe Griffin Noyes Library. Members present were Tom Risom (Chairman), Jane Cable (Vice Chairman), Jane Marsh (Secretary), Patrick Looney, and Ted Kiritsis (Alternate). Also present was Mark Branse, Commission Counsel and Ann Brown, Zoning Enforcement Officer.
Chairman Risom called the Public Hearing to order at 7:33 p.m. Ms. Marsh read the legal notices for the record.
1. Special Exception/Coastal Site Plan Application to construct an 8,000 square foot maintenance building, 43 Buttonball Road, Black Hall Club, Inc., applicant.
Chairman Risom noted that this Public Hearing was continued from January. Ms. Marsh read the additional exhibits for the record.
Gene Robida was present to represent Black Hall Club, Inc. He indicated that as discussed at the last meeting, the club does not propose any changes to their current day-to-day operations, nor are they expanding the golf course or adding more employees. Mr. Robida stated that they are trying to improve both their workers’ and the environment’s safety. He noted that in his February 4, 2008 letter to the Commission, he responded to questions that the Commission had at the January Meeting, along with comments from other commissions. Mr. Robida stated that he submitted the lighting specifications. He indicated that the colors of the building and roof have also been identified in his letter. Mr. Robida stated that he also answered some questions from the Conservation Commission
about the containment system in the Environmental Management Center. He indicated that Roger Malloy, Architect for the project, could speak on this further this evening.
Mr. Robida stated that he addressed Mr. Metcalf’s comments and incorporated them into the three sheets that he revised and submitted. Referring to Sheet BH-1, he noted that the propane tank was located 70’ from the proposed well and it has been moved to 75’ from the well, as recommended by Mr. Metcalf. Mr. Robida indicated that he also recommended calculations on the percentage of lot coverage. He indicated that the total size of the parcel is 163 acres and he did not do the exact calculations; but added a note indicating that it is less than 2 percent lot coverage. Mr. Robida stated that Sheet BH-4, has been revised to show DOT specifications for the rip-rap and a specification for the roadway material has also been added. He noted that the revision date on these sheets is
February 7, 2008.
Mr. Robida stated that Sheet BH-2 was revised to February 7, 2008 and a note was added that they may have to do regrading in one area to direct the flow to the drainage swale. He explained that Mr. Metcalf’s major comment was that he would like an outlet for the storm water detention basin in case a storm exceeded a 100-year event. Mr. Robida stated that they added a grass-lined swale, which will be graded to drain. He noted that all drainage will remain on site.
Mr. Robida stated that just yesterday he received a letter dated February 12, 2008 from Mr. Metcalf. He noted that Page 2 states that there are underground waste storage tanks. He indicated that there are no underground tanks in either of the buildings; the storage for waste waters is in an above-ground tank and that is where the treatment occurs. He noted that there is a sump in the environmental management center building that pumps it up to the above ground tank. Mr. Robida stated that he explained this in his February 4, 2008 letter to the Commission. He reiterated that they do not propose any underground storage tanks on the site. Mr. Robida indicated that there are no DEP Permits required for the site. He indicated that they may have to register it with the State.
Roger Malloy, architect, explained the flow of the environmental management center and the equipment wash down fueling buildings. He noted that there are two bays in the wash down fueling building and a fuel tank. Mr. Malloy explained that the fuel tank already exists at the site. He stated that there are two floor drains that drain to an oil/water separator where the oil and gas is collected. Mr. Malloy stated that the water is subsequently treated and reused. He noted that this is a zero discharge system; nothing leaves the building from the wash down system or from accidental fuel spills. Mr. Malloy stated that there are four stations where the equipment is washed down. He explained that the wash water goes into the system and the grass clippings are separated, along with other
solids, and then it goes through a bio-remediation process where the waste is broken down and the water goes into a storage tank and is reused for the next cycle. Mr. Malloy stated when the oil/water separator is full, an environmental unit will come and pump out the tank and take it off site.
Mr. Malloy stated that the environmental management center is where the herbicides, insecticides and fertilizers are stored. He indicated that there is an existing manufactured storage unit which will be put into the new building. Mr. Malloy stated that spill containment is built into the storage unit and it meets the Codes for the storage of chemicals. He pointed out that there is a sump in the middle of the building and the entire floor slopes to the middle. Mr. Malloy stated that any spills outside of the unit will go into the sump. Mr. Malloy noted the area where they mix and load the spray machines.
Mr. Johnson questioned whether all the fertilizers used are in a liquid form. Mr. Malloy noted that they also use granular fertilizers. He noted that many of the pesticides and herbicides are in liquid form.
No one present spoke in favor of or against this application. Hearing no further comments, Jane Cable made a motion to close the Public Hearing; seconded by John Johnson and voted unanimously.
2. Site Plan Application/Coastal Site Plan Application to construct a two-story, 14,600 square foot office building, 1 Huntley Road, Huntley & Halls, LLC, applicant.
Chairman Risom noted that this Public Hearing was continued from January. Ms. Marsh read the new exhibits for the record (Exhibits U through X).
Joe Wren was present to represent Huntley & Halls, LLC, along with Bruce Hillson from Traffic Engineering Solutions. Mr. Wren noted that he submitted a revised site plan which he believes addresses all outstanding comments. He explained that it was asked that a landscape berm be added to the plan to protect from the projection of headlights from the parking lot into residential properties. He noted that this berm has been added. Mr. Wren stated that it is 24” from the pavement to the top of the berm, and these elevations have been added to the plan. He noted that the site lighting detail showed a height of 14’ and it has been reduced to 12’. Mr. Wren stated that he submitted details on the lights that are on the building. He noted that the sign has a standard
gooseneck lighting fixture.
Mr. Wren stated that there was a question at the last meeting about handicap parking spaces. He explained that the Building Code is 1 for every 25 parking spaces. Mr. Wren stated that in parking lots of over 1,000 spaces the calculation would be 2 percent of the total, rather than 1 for 25. Ms. Cable stated that Mr. Looney indicated that there was special rules for medical offices. Mr. Wren stated that the preferred use may be medical, but they are not specifically proposing a medical office building. He noted that there is a drive-through portico to accommodate medical tenants. Mr. Wren stated that there could be lawyers’ offices, accountants, etc. He explained that note #21 indicates that the number of handicap spaces shown on the plan meets the current building code, but
if there is a use that occupies the building that requires additional handicap spaces, the applicants will have to come back to the Zoning Commission and probably Wetlands to add the additional pavement for those parking spaces. Mr. Wren stated that if there is a particular use in the building that would affect the septic system design flow, additional approvals would be required.
Mr. Wren stated that the last issue is the dry hydrant. He pointed out the deepwater marsh/pond on the property. Mr. Wren stated that the Fire Marshal originally indicated that a dry hydrant would not be required, but he Fire Chief asked that one be required. He explained that providing a dry hydrant requires an additional application to the Wetlands Commission. Mr. Wren stated that he would ask that the Commission make the dry hydrant a condition of approval, requiring that it is completed before the final Certificate of Occupancy.
Bruce Hillson of Traffic Engineering Solutions stated gave a brief overview of the traffic study. He explained that the study was done in October, 2007, and they performed traffic counts at either end of Huntley Road. Mr. Hillson stated that these counts were done at 7:00 to 9:00 a.m. and from 4:00 to 6:00 p.m. Mr. Hillson stated that they did a machine count on Huntley Road, which included a speed study for the determination of sight lines from the exit driveway. He indicated that they performed capacity analyses for the two existing intersections, as well as the intersection leaving the site. Mr. Hillson stated that existing conditions and future conditions will operate at Level B or better, with A being the very best level of service.
Mr. Hillson stated that the sight line from the exit drive left is all the way to the intersection with Halls Road or over 400 feet. He stated that a distance of 379 feet is required based on the average speed. Mr. Hillson indicated that when they did the study it was proposed that the site was one-way. He stated that the distance from the other drive to the left is around 300 feet, which is a little short of what is required by DOT, although they are looking into a signalized intersection and drivers turning from Halls Road onto Huntley will be going slower than the 85th percentile speed. He indicated that the need for the full 379 feet is not necessary at that point. Ms. Marsh suggested that this driveway be an entrance only and the other driveway be two-way. Mr. Wren
indicated that that would be more confusing. Ms. Marsh noted that in that way, all cars would leave from one location and it would not disrupt traffic flow.
Ms. Marsh noted that the intersection of Huntley and Neck Road has no sight line. Mr. Hillson agreed. Ms. Marsh questioned whether this situation would be improved if Huntley Road became two-way near the new office building so that people could choose to go back to the light. Mr. Hillson indicated that that would be a good idea. He stated that the Huntley Road is only 19’ wide which is not adequate for two-way traffic. Mr. Hillson stated that the road will need to be widened and noted that there appears to be enough right-of-way to accommodate a wider road. He explained that they would also have to modify the traffic light, which would require State review and permission. Mr. Hillson stated that there are certain restraints, but the intersection of Neck Road should have
improved sight lines. Mr. Risom noted that work was recently done and the sight line is better than it was. Ms. Marsh suggested that the one driveway be entrance only until such time as Huntley Road is a two-way street.
Mr. Looney asked that the scale be corrected on the map. He noted that it is 1” = 20’, not 1” = 40’ as marked.
Mr. Risom stated that he spoke with the Fire Chief and noted that Mr. Kus has indicated that the pond is frequently dry. He indicated that the Fire Chief indicated that this is the only water source that would serve the three businesses and the gas station. Mr. Risom stated that the Fire Chief wants the dry hydrant. He apologized that the Fire Marshal did not consult with the Fire Chief before he gave his opinion.
Attorney Branse indicated that if it was determined in the future that the dry-hydrant could not be installed for any reason, the condition could be changed.
Mr. Wren agreed that the outside lights would terminate by 9:00 p.m.
No one present spoke in favor of or against the application. Hearing no further comments, a motion was made by John Johnson to close the Public Hearing; seconded by Jane Cable and voted unanimously.
3. Special Exception Application to construct multi-family housing, 49 Hatchetts Hill Road, Hilltop Development, LLC, applicant.
Ms. Brown noted that they have not yet received Wetlands approval. Mr. Kiritsis questioned whether they have received comments from the Open Space Commission. Ms. Brown stated that the calculation for open space appears to meet the new open space requirements. She explained that the applicant indicated that they would submit an easement document. Mr. Kiritsis questioned whether any septic systems or wells in the open space area. Ms. Brown indicated that she does not believe they are in the open space area.
Chairman Risom noted that the Public Hearing was continued from the January 28, 2008 Special Meeting to the March Regular Meeting.
At 8:35 p.m., Chairman Risom adjourned the Public Hearing.
Respectfully submitted,
Susan J. Bartlett
Recording Secretary
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