TOWN OF WILTON

PLANNING BOARD MEETING MINUTES

DRAFT

DATE: November 15, 2006

TIME: 7:30 P.M.

PLACE: Wilton Town Hall Courtroom

PRESENT: Co-Chairman Brian Sullivan, Neil Faiman, Jeff Kandt, Alec MacMartin, Secretary Carla Walter and NRPC Rep. Steve Wagner

ABSENT: Co-Chairman Andrew Fairbank, Matt Fish, Selectmen’s Rep. Dan Donovan, Alternate Member David Holder and Alternate Member William Condra,

OTHERS: Spencer Brooks, Dawn Tuomala, David Eltaia, Donald & Katja Sienkiewicz, Carter Scott, and others not noted on the attendance sheet.

The AGENDA was as follows:

1.) Joan Lemire – Driveway permit for Duplex on Lot F-066 on Intervale Road

2 Harold James Kennedy – Continued to December 20, 2006

3.) Barrett Mountain LLC – Subdivision plan of land for Lot E-027-01 on Rte 31 in the Industrial District. Applicant is proposing to subdivide said lot into four (4) industrial lots.

4.) John E. Kukulka –Site Plan Review for Lot F-030-02 on Intervale Road in the Residential, Commercial and Aquifer districts. The applicant is proposing eight (8) units of multi-family housing with associated drainage and parking improvements.

5.) Change of Use – Main Street Business

6.) Cluster Subdivision on Lots F-095 et al on Isaac Frye Highway

7.) Subdivision on Curtis Farm Road

8.) Subdivision off Maple Street

9.) FEMA Map Adoption Rates

10.) Invoices

11.) Adjournment

Co-Chairman Brian Sullivan called the meeting to order at 7:30 p.m.

1.) Joan Lemire – Driveway permit for Duplex on Lot F-066 on Intervale Road

Joan Lemire appeared before the Board with a copy of a letter from the Road Agent which stated he had reviewed the proposed driveway locations at Lot F-066 and finds that there is sufficient sight distance for the proposed two driveway entrances. As the minimum distance between centerline of all drives in the residential district must remain 60 feet. He also stated he had no objection to allowing more than one drive per lot, provided all individual drives pass all town regulations. He concluded the Planning Board should look at re-writing the regulations to allow for duplexes or other structures to allow for more than one drive per lot.

Chairman Sullivan asked Joan to provide some sort of plan that showed the distance between the driveways. She provided a copy of the Tax Map for the area and building plans, which showed at least 60’ feet between the driveways.

A MOTION was made by Alex MacMartin and SECONDED by Neil Faiman to approve two driveways equal or greater than 60 feet apart for Lot F-066 on Intervale Road

Voting: 4 ayes; motion carried.

2.) Harold James Kennedy - Subdivision plan of land for Lot F-003 on Isaac Frye Highway

Co-Chairman Brian Sullivan informed the Board that Raymond P. Shea of Sandford Engineering has requested a continuance in writing for the December 20, 2006 meeting.

A MOTION was made by Alec MacMartin and SECONDED by Neil Faiman to continue the hearing to December 20, 2006.

Voting: 4 ayes; motion carried.

3.) Barrett Mountain LLC – Subdivision plan of land for Lot E-027-01 on Rte 31

Co-Chairman Brian Sullivan read the public notice into record.

Chad Branson from Meridian Engineering presented an overview of the proposed subdivision on Rte 31. He noted the applicant submitted an application for the proposed subdivision into four (4) industrial lots. The site is in the Aquifer, Wetlands and Shoreline Protection overlay districts however, no development at this time is proposed. He further noted that any proposed development would require site plan approval.

Brian read a letter from the Fire Chief noting his concerns with utilities being underground and that he recommends a municipal water supply due to the fact that at the present time, we do not know how much water is going to be needed at each site. He concluded he would like to have this information in writing before any building permits can be issued.

Chad explained that he has added Note 15 to the plan which specifically states no site plan approvals or building permits shall be issued on any of the four proposed lots until the Wilton Fire Chief has approved a fire suppression system. The requirements for the fire suppression system for each lot will be based on the proposed use and will be determined during the site plan approval process. A fire cistern easement has been reserved on Lot E-027-01 at the request of the Wilton Fire Chief.

He then respectfully asked for the following waivers:

· 6.3 g – high intensity soil survey and;

· Appendix I 1.3 – dead end streets not exceeding 600 ft.

The Board had concern with the amount of buildable area on Lot E-027-01. They further noted they did not want to create a lot that would have a potential hardship. Chris explained that speculation is difficult and an ATM Kiosk could potentially be a tenant. The Board suggested moving the lot line between E-027-01 and E-027-02 to make equal usable lots.

Conservation Commission Co-Chairman Spencer Brooks asked for a Raparian Way along the Southegan River and that it be included on the plans. He further stated the proposed easement is dated and that Town Counsel should review. He concluded the easement would be better suited between Lots E-027-02 and E-027-03. Chris explained they will not using the existing drainage easement and that the current easement does indicate recreational use is allowed.

The Board asked for comments from the public. There were none.

The Board asked for Note 12 be revised to include more detail.

Chad asked for guidance on a road bond. The Board explained they would require the road to be reviewed, along with the engineering plans, by an independent engineer at the applicant’s expense. Lars Somero, a member of Barrett Mountain LLC stated they would likely build the road before development on any of the sites take place. The Board reminded the applicant and engineer they would need to meet with the Selectmen to discuss the road name and impact fees.

The Board declined to accept the plan or grant any waivers until revisions can be made to the current plan. They requested Carla Walter contact Dennis LaBombard to receive an estimate for engineering review and a road bond and that Town Counsel review the Easement deed.

Chris respectfully asked for a continuation to revise the plans.

A MOTION was made by Alec MacMartin and SECONDED by Jeff Kandt to continue the public hearing to December 20, 2006.

Voting: 4 ayes; motion carried.

There was no further discussion on the matter.

4.) John E. Kukulka –Site Plan Review for Lot F-030-02 on Intervale Road

Neil Faiman stepped down. Therefore, there is no longer a quorum of members and the Public Hearing will be heard on the December 20, 2006 meeting. The following is a design review discussion:

Bill Davidson, Meridian Engineering presented an application for an 8-family multi-family development. The proposed development is within the commercial portion of the split-zoned lot. Access is by variance from Residential Street. Bill defined the hydrant location at the entrance to the driveway. He further noted leaching basins on each side of the buildings with a detention basin for drainage improvements. He concluded the 8” corrugated pipe is now a 12”.

The Board stated their concern with the density of the proposal and the variance intent. They also discussed Sections 7.1A and 7.1B in the Commercial District - Permitted Uses in the Land Use Laws Zoning Ordinances. NRPC Representative Steve Wagner suggested four (4) units were his calculations on a density factor.

The Board reminded the applicant the zoning ordinances need to read as a whole and not by section by section. They also noted commercial uses and residential uses are clearly different, which is why the variance is worded the way that it is. The Board’s estimate of density for this project is three (3) units. They suggested the applicant revise their plans and return with a less dense proposal. Bill respectfully asked for a continuation.

A MOTION was made by Alex MacMartin and SECONDED by Jeff Kandt to continue the discussion to the December 20, 2006 Planning Board meeting.

Voting: 3 ayes; motion carried.

There was no further discussion on the matter.

Neil Faiman returned to the Board.

5.) Change of Use – Main Street Business

Robin appeared before the Board to seek guidance on a Change of Use at 51 Main Street where presently there is a Bakery renting the space. She explained that she would like to rent the portion of the building for a Hair Salon as it was previously several tenants ago. The Board explained that she must contact Steve Wagner and go through a Site Plan Review which require a layout of her salon, hours of operation, how she will be disposing of chemicals and a sign application. They also suggesting having copies of her business license. They reminded her the deadline for the December meeting is November 28, 2006.

Robin thanked the Board for their time. There was no further discussion on the matter.

6.) Cluster Subdivision on Lots F-095 et al on Isaac Frye Highway

Donald and Katja Sienkiewicz appeared before the Board with their landscaper and architect to discuss a potential subdivision off Isaac Frye Highway. They identified the land as 6 lots on Four Corners Lane specifically. Currently, they have signed agreements for four (4) of the lots and two (2) lots have already been purchased. They discussed their desire to have the area developed with energy efficient homes, some of which would be starter homes or duplexes. They also noted their children currently walk to High Mowing School and they would like to keep a trail for the proposed home as well as their own to utilize the trail for children. They concluded they would like to keep the area open as well, with a community meeting room for the owners to have functions, etc.

The Board discussed the access issue, and how they will require the driveways off a collector road.

The Board stated underground utilities would be suitable for such a hill top area. They asked if the lots would be conventional lots to which the owners stated they would.

Donald and Katja thanked the Board for their time. There was no further discussion on the matter.

7.) Subdivision on Curtis Farm Road

Dawn Tuomala, Monadnock Survey appeared before the Board for comments on a proposed subdivision on Curtis Farm Road. She explained the total area of Lot K-105 is 3.748 acres, the area is residential and within the aquifer protection district. She further noted the property is not within the 100-year flood hazard boundary and the intent of the plan is to subdivide the lot to create 3 residential lots. K-105-01 will have the existing house and .920 acres with the existing access off Maple Street. K-105-02 is .563 acres with access off Maple Street and K-105-03 will be 2.266 acres with access off Pine Valley Street.

The Board noted a small 10’ access strip from K-105-03 to Maple Street. Dawn explained that is for access to Maple Street. The Board asked for clearer details of this access strip on the plan.

Neil Faiman offered to walk the bounds of the property. Dawn thanked the Board for their time. There was no further discussion on the matter.

8.) Subdivision off Maple Street

Dawn Tuomala, Monadnock Survey appeared before the Board for comments on a proposed subdivision off Maple Street owned by Martha Greene. She explained their intent to subdivide the property into 2 single-family residential lots and the land is in the Residential/Agricultural district. She further noted a variance has been obtained for the 50’ frontage for the two-(2) lots. The Board suggested revising the plan with one regular shaped lot and 2 backlots rather than the plan before them.

Dawn thanked the Board for their time. There was no further discussion on the matter.

9.) FEMA

Co-Chairman Brian Sullivan reminded the members of the Board they have to complete the FEMA steps for new flood insurance rate maps. They scheduled a work session for the following:

November 29^th at 7:30 in the Wilton Town Hall.

They will also be discussing density in the commercial district and Minutes of meetings not previously approved.

10.) Other Business

Neil Faiman and Brian Sullivan will draft a letter to Mr. Lage regarding his lot frontage.

Invoices were reviewed and approved.

11.) Adjournment

A MOTION was made by Jeff Kandt and SECONDED by Neil Faiman to adjourn the meeting at 10:46 p.m.

Voting: 4 ayes; motion carried.

Minutes respectfully submitted by:

Carla J. Walter

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