TOWN OF WILLINGTON
PLANNING AND ZONING COMMISSION
MINUTES OF THE MEETING OF SEPTEMBER 6, 2005
Public Hearing:
A. Call to Order
Chairman Ralph Tulis called the meeting to order at 7:30p.m.
B. Roll Call
Members Present: R. Tulis, Chairman
P. Latincsics, Vice Chairman
M. Ellis, Secretary
A. St. Louis
M. Dinallo
P. Nevers
N. Gray (alt)
D. Ridzon (alt)
Members Absent: D. Lytwyn
Also Present: G. Jones, Assistant Planning & Zoning Agent
M. Benjamin, Recording Clerk
C. Seat Alternates: Gray seated for Lytwyn.
D. Public Hearing:
File PZC#2005-20 -Application for 1 lot subdivision on property at Daleville and Marco Roads [Map 7, Lot 5-A3] Owners/Applicants: Robert & Patricia Elliot (Received 7/19/05; Site Walk 8/28/05 by Tulis, Gray and Ellis; Hearing on 9/6/05; Decision by 10/18/05).
Mark Peterson on behalf of the applicants requested approval for a one-lot subdivision. There have already been approvals by IWW and the Health Department. Erosion control measures will be put into place. Three waivers for this application have been requested:
1. That an A-2 survey on the entire parcel not be required;
2. That the parcel history map not be required;
3. That road improvements not be required.
Mr. Ellis wanted to know about the map survey. Mr. Peterson told the commission that some lots existed to the north, but that they were removed from the map used for this presentation. He and Mr. Jones had discussed this. He stated that there was no intent to create a new parcel, but simply to build on the existing land.
Mr. Latinsics asked how large the entire site was, and was informed that it was about 40 acres in size. Mr. St. Louis wanted to know if there were wetlands, and was told by Chairman Tulis that nothing proposed was within 100 feet of wetlands. Mr. Peterson added that in planning this property, that steep slopes were avoided. The driveway slope is 9.1 degrees, so no paving would be required.
Chairman Tulis wanted to see more than just the driveway width in the map. Mr. Peterson said that the driveway would connect to an old path. The curb cut would predicated by the wetlands area. A 150 foot site line from the driveway is planned, and will require that some of the existing stone wall be broken through. It would be a small portion of the wall. Chairman Tulis stated that there is an existing 5.34 grade where the driveway meets the road.
Mr. Jones stated that there was a 1986 subdivision in the north granted to applicants Richard and Joan LeBlond. This record can be cleaned up as this 3-lot subdivision approval had expired. A re-subdivision would be required.
Chairman Tulis wanted to know why a waiver of the parcel history map had been requested, and was told by Mr. Peterson that they would not be creating anything new, and that the original parcel could be kept intact for the record as the subdivision for 3 lots had expired and there was no intention of carving up the land into more than one lot. He added that he could change the title of the map used in the presentation and also would provide a parcel history map.
Mr. St. Louis wanted to know the length of the driveway and if there were a turnaround., and was told that it would be about 1000 feet long. Mr. Jones stated that there was a turnaround by the house and that a pullover area would be needed. A gravel pulloff would need to be 20 to 30 feet long. Chairman Tulis wanted to know if the fire department would be involved, and was told by Mr. Jones that they would be involved with the approval of the driveway. Mr. Gray asked if drainage problems would be caused by the new house; water will run down in a southwesterly direction based on the topography. Chairman Tulis stated that there would be a 2-foot fill for the driveway. He added that Mr. Gray’s question was an excellent one, as it showed that the commission could use a better feel for the other topography on the lot. He
asked Mr. Jones for specifics on the IWWC and Health Department approvals. Mr. Jones had discussed this with the town engineer, but had no memo from him. Mr. Peterson added that mainly water bars and sediment base were discussed.
Chairman Tulis pointed out that a gravel drive with the hill on the property would cause maintenance issues. Mr. Elliot responded that he wanted to forgo maintenance issues, and plans to plow the driveway.
Chairman Tulis then asked for public comment.
Mr. Weigold, owner of an adjacent property wanted to know how far away the proposed house would be located from the property line and was informed that the distance would be 400 feet. There is a brook that runs between the two properties. There are also old stone walls and an old foundation that have remained undisturbed.
Mr. Peterson stated that one stone wall on the street will be disturbed. A letter from the state archaeologist said that there was no known archaeological value on the property and that archaeological resources would not be affected by this application. Mr. Ellis stated that the only wall affected would be at the driveway.
Mr. Weigold then looked over the map and was shown by Mr. Peterson how the proposed house will not be visible to the Weigolds.
Being no further comments from the public, public comment was closed.
Chairman Tulis asked Mr. Peterson if he believed that the application was complete and in compliance with all of the sections of the town’s zoning requirements and applicable laws. Mr. Peterson stated that he believed this application was complete and did comply.
He added that he would retitle the map resubdivision and provide a parcel history. He asked that the A-2 survey be waived.
MOTION: To act on Application PZC2005-20 on 9/20/05.
By: Ellis Second: Nevers
Result: Motion passes unanimously.
Regular Meeting:
A. Call to Order
B. Roll Call – as recorded for Public Hearing.
C. Seat Alternates – as recorded for Public Hearing
D. New Business
Chairman Tulis called the Regular Meeting of the Willington Planning and Zoning Commission to order at 8:24pm.
There will be a PoCD hearing on October 4, 2005.
Mr. Mark Peterson then began a discussion concerning road improvements for Kucko Road. Chairman Tulis wanted to understand why Mr. Peterson Chairman Tulis said that Mr. Peterson would receive honest feedback, but that nothing discussed would be binding. Mr. Peterson stated that Kucko Road is a 26 foot wide paved road. The IWW has approved 14 lots, and he must got back to the IWW with improvements. Mr. St. Louis commented that Carl, the town engineer could fill the commission in on this matter.
Kucko Road is a narrow dirt road. It could be made into a 26 foor wide paved road with more drainage and a detention basin which would tie into the existing culvert. The frontage length of 10 feet is covered. A ten-foot snow shelf on the high side, and a five- foot show shelf on the low side would be constructed. The areas just cross within the abutting properties. But there would still be about 400 feet that would still be unpaved. Mr. Poole said that the property on the southern side of the road should be taken. He will be meeting with Carl tomorrow.
Chairman Tulis asked if these road maintenance and improvement ideas had been discussed with the Selectmen, and was told it had not. Mr. Poole doubted the Selectment would respond to a letter sent.
Chairman Tulis said that new road may be built, so a traffic engineer might be engaged. Because of the new road, there may be more weekend traffic. Mr. Peterson said that he was looking to reduce the road widths. Chairman Tulis told him that due to the new PoCD, his timing may be bad.
Mr. Jones said that there is no formal application to the PZC and that this had been before the IWWC. 26 feet is the narrowest width allowed in the regulations for a road. This should be a 50-foot r-o-w. Chairman Tulis said that the regulations would need to be changed. Mr. Jones added that the applicant can ask for all four waivers, but must meet all five points. Chairman Tulis asked if this was appropriate. Mr. Jones will call Ms. Yorgenson tomorrow.
Mr. Jones also said that a small bus or van goes down a dirt road in town, but that due to safety issues, a school bus cannot. It looks like Mr. Fish would be required by the regulations to pay for these improvements.
Mr. Peterson thanked the commission for their time.
File PZC#2005-28 (A Reapplication for File PZC#2005-16 [Withdrawn 9/2/05 due to noticing problem]; Application for a 5 lot subdivision on property on Mihaliak Road. [Map 50, Lot 3]. Owners/Applicants: Mary C. Litwinczyk & Litwinczyk Children, LLC – c/o Ralph Phillips, CPA. Engineer: Datum Engineering. No action taken.
E. Applications Receiving Post-Application Filing
None
F. Public Comment
None
G. Old Business
File PZC#2005-20 – Application for 1 lot subdivision on property at Daleville and Marco Roads [Map 7, Lot 5-A3] Owners/Applicants: Robert & Patricia Elliot (Received 7/19/05; Site Walk 8/28/05 by Tulis, Gray and Ellis; Hearing on 9/6/05; Decision by 10/18/05).
The commission began deliberating this application. Chairman Tulis wanted to be sure that the members had information from the staff. There was no draft motion, nor was there a waiver plan prepared for this application. Messrs. Nevers and Ellis said that they could wait for this information.
Mr. Jones said that the plan indicated acreage and square feet. Both the IWW and PZC need to sign off on this plan Stone walls would have to flare with the driveway. As so much of the parcel history had been discussed in the public hearing, this waiver probably should not be granted. The road improvements are unusual. The USGS topographical surveys used in preparing these plans are acceptable.
Chairman Tulis commented that this requirement had been waived before, and to do so seemed reasonable. He asked to see the drainage details, and the cost issues involved with that. Mr. Nevers added that accurate records would be needed
Mr. Ellis said that this property would be one house in the middle of a lot of land, and an A-2 survey was needed. It could not be waived. Mr. Jones added that most of the parcel had been A-2’ed already, and that the town need to know the total lot size. The parcel history waiver should be denied.
Chairman Tulis said that staff input was needed. The consensus is that the vote will be to require the A-2 Survey and the parcel history. The frontage improvements waiver can be granted.
H. Minutes
Corrections were made to the minutes of the meeting of 8/16/05. All corrections will be made. Staff will draft a motion for PZC #2005-20 for the next meeting.
MOTION: To approve minutes for the 8/16/05 meeting with changes requested.
By: Ellis Seconded: Nevens.
Result: Motion passes unanimously.
I. Correspondence
None.
J. Staff Report and Discussion
None.
K. Adjournment
MOTION: To adjourn at 9:33 p.m.
By: Nevers Seconded: Ellis
Result: Motion passes unanimously.
Respectfully Submitted,
Maura Benjamin
Recording Clerk
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