TOWN
OF
PLANNING
BOARD MEETING
Approved
DATE:
TIME:
PLACE:
PRESENT: Chairman Brian Sullivan, Vice Chairman Jeff Kandt,
ABSENT: Alternate Member David Holder and
Alternate Member Bill Condra
The
Agenda was as follows:
1.)
Cluster
Subdivision Perham Woods
2.)
3.)
CIP Process
4.)
Chairman Update
5.)
Adjournment
1.
Cluster Subdivision –Perham Woods - Lots B-020 on
The
Board commented that subdivision was previously before the Board on
DENSITY BONUS
PERHAM WOODS
B. PURPOSE
1. To promote the conservation of the natural environment,
preservation of wetlands and
Wildlife habitat, and the development of community uses in harmony
with the natural features
of the land and provide for the appropriate use of the
terrain within the cluster development.
The proposal
preserves the wetlands by doubling the setback and providing restrictions within
that area. Crossing
the wetlands only in the narrowest section plus utilizing and restoring the
area that has already been disturbed by the logging operations. The entire subdivision has
been laid out to utilize the existing terrain where there will be the
least amount of disturbance. Septic
systems and wells are proposed to be shared between 2
to 3 homes further reducing the amount of cutting and disturbance to the
surrounding area.
2. To establish
living area within the town that provide for a balance of community needs, such
community needs as a diversity of housing opportunities, adequate recreation
and open space areas, easy accessibility to these and other community
facilities, and pedestrian and vehicular safety.
They are providing both small single family
and duplex home units, walking trails and large open space areas. Pedestrian
and vehicular traffic patterns promote safety.
3. To provide
for the location of like uses next to like uses so as to enhance the nature and
quality of preserved green space within the community while providing clusters
of housing around a green or common
Common land has been shown
on
4. To provide
green space within the cluster development between the clusters of housing and abutting
properties so as to provide community open space.
The setback from the abutting properties has
been doubled to 105 feet from the requirement of 1 ½
times (or 52 ½ feet) the required setback.
5.
To provide for an efficient use of land, streets, and
utility systems, while minimizing the impact of such development upon adjacent
areas.
Placement of the roads has been in the areas
of the existing logging roads to help minimize additional cutting required
while restoring an already disturbed area.
6. To stimulate
new approaches to land and community development.
The proposal will cluster a number of units
within the same area creating the feeling of a small community. The proposal utilizes innovative septic
systems by blending the system with the environment. Drainage will be addressed
using smaller green swales and keeping the existing drainage patterns mostly
intact.
7. To provide
for the preservation of agricultural land of state and/or local significance
and encourage the continued use of open space for agricultural and/or
silvicultural purposes.
The proposal promotes and preserves the
highly valued wetland areas by increasing the setbacks and by placing written
restrictions for land use within the areas.
The proposed development blends with the existing land features.
C. GENERAL
REGULATIONS
The following
regulations shall govern all proposals submitted under the cluster development provisions:
1. Cluster
development shall be permitted in the residential
district and in the general residence and agricultural district on tracts of
land of not less than fifteen (15) acres having a minimum frontage of five
hundred (500) feet on a public right-of-way, Class V or better.
Total area 61.6 acres
1490 feet of frontage on a
2. However, in
no case shall the overall density of development approved by the Planning
Board exceed
the density of the underlying district as provided in the Town of Wilton Zoning
Ordinance, except as provided hereinafter in such paragraph 2(B). The following
factors shall be considered by the Planning Board in
determining the density for a proposed development under this regulation prior
to addition of any Density bonus as provided hereinafter:
1) Capability
of soil to support proposed development.
Soil test pits have been
performed at each site and conform to state and town regulations.
2) Amount of
disruption of slopes greater than 25%.
None proposed.
3) Minimal
disruption of wetlands.
Under 1500 sq. ft. of disturbance in an area
that has been previously used as a logging crossing.
4) Availability
of community services (schools, fire and police protection, etc.).
There is an existing fire pond at the
entrance to the development and an additional interior pond will
be provided meeting or exceeding the Fire Chief’s requirements and
codes.
5) Capability
of roads off site to handle increased traffic generated by proposed development.
Capability of interior roads to meet traffic requirements of
development.
Based on the traffic study the level of
service at the entrance to the site is still well below the theoretical values
of the levels. Interior roads meet or
exceed all requirements. Selectmen have
required $1500 per unit for off site improvement fees.
6) Town water
and Town sewerage available to site.
In the alternative, the capability
of the site to provide adequate water supply and the
capability of the site to provide
proper sewerage disposal for the proposed development.
On site common wells and sewage disposal systems for two to
three units per system are proposed.
7) Anticipated
population based upon proposed development.
8) Public
recreational opportunities.
The wetlands are being preserved
and there are continuing talks with the conservation commission to determine
the location of walking trails. The
trails will interconnect through lot B-70-5 to the existing Town owned
The Planning
Board shall determine a density figure based upon the foregoing factors prior
to determining any density bonus in accordance with sub-Paragraph b.
hereinafter.
b. The
following factors shall be considered by the Planning
Board in determining any density bonus to be awarded after the cluster has met
the requirements set by the Cluster
Regulations:
1.)
Minimized access points onto existing roads.
Only one access point has
been proposed.
2) No development or disruption of slopes
greater than 15%.
3) No disruption of existing significant
wetlands.
High valued wetlands have
been preserved with the buffers doubled.
The proposed crossing is in an area that has already been
disturbed. The proposal will restore
that area and will utilize a box or 3-sided culvert for promoting the natural
stream bottom.
4) Provision of
green space buffer in excess of twice that required.
The buffer has been
doubled to 105 feet from the surrounding properties.
5) Provision of
interior green space between clusters in a significantly greater degree
that required.
Open space has been provided for between
each of the clusters.
6) Provision of
a significant diversity of housing (measured by size and price) to meet
the needs of lower income families.
Small single family
homes along with duplex units have been proposed.
7) Attractive
design use of the terrain.
Development has been
designed to fit within the existing environment.
8) Low
visibility impact of development off-site.
The first house has been set back feet from
the road feet. The proposal promotes the
open space in the front of the property as remaining forested.
9) Absence of
development of frontage of lot in existence as of March 14, 1989. In the event of such development, the maximum bonus shall
be limited to 12.5%. In the event the applicant's proposed development would
also fail to meet the provisions of Paragraph 10 hereinafter, then no density
bonus shall be available.
10) In the
event a proposed development is found by the Planning Board not to meet at least
the objectives of five (5) of the objectives listed in sub-Paragraphs C(2) B(1)
through C(2) B(9), inclusive within the spirit of the ordinance, then the
maximum bonus shall be limited to 12.5%.
Meets 7 of the proposed criteria
for the total bonus of 25%.
In no case
shall the density bonus as determined by the Planning Board exceed
25% of the density as determined in accordance with the
density calculations for the underlying district. In determining a density
bonus, the Planning Board shall specify those factors relied upon in reaching
its determination.
However, in no
case shall the density of development approved by the Planning Board exceed
four (4) dwelling units per gross tract acre.
The Board
discussed the definition of “diversity” relative to Wilton cluster regulations
and clarified size and price.
The Board also noted buffer setback needs to be “in excess” of 105 ft.
The Board
asked who would be developing the walking trails to which
The Board
discussed the amount of open space throughout the property, noting two (2) very
small areas and only one with sizable proportions.
The Board
discussed the density of Alder Lane.
The Board
discussed the availability of community services (schools, fire and police
protection, etc.). They questioned
whether the subdivision is too far away for the Police and Fire Departments to adequately service them.
They asked about school transportation and if a new bus route would be needed to accommodate the additional children.
Dick Rockwood stated although the Board
of Selectmen voted on a $1500 impact fee for each lot he might amend to
increase the amount at a future Selectmen meeting.
The Board asked that the traffic study be revisited to include data on the intersection of Dale and
Route 31 and Dale and Center Streets.
They also stated it could be possible that they will require the Town of
Milford to approve the plan.
Jamin Warren stated the traffic
engineer they hired is the same engineer the Town of Wilton has used in the
past. They stated their desire to use an
engineer that the town would be comfortable with. Jamin agreed to get more detail on levels of
service and volume on the noted areas of concern.
The Board had a discussion on the bonus
calculations. The discussed the access
point on Dale Street, and the slope disturbance being less than 15%. They also discussed the view schedules and
the need to screen development.
A MOTION was made by Alec MacMartin to find the underlying density is
2 acres of the 47.6-acre developable acreage.
Voting: 4 ayes; 1
abstention; motion carried.
Neil made concerns about the
presentation satisfying the concerns the Board members and whether what has been presented will transpire.
Voting: 6 ayes; motion carried.
Voting:6 ayes; motion carried.
2.)
Neil
provided the details reasoning of how this transpired and that it was an honest
error made by the engineering firm that was preventing the building inspector
signing his building permit application.
Dick
Rockwood suggested he come to the Selectmen’s meeting and he would contact
Holden Engineering.
3.)
Other Business:
The Board discussed continuing
their Capital Improvement Plan the Conservation Commission was included.
A MOTION was made by Dick
Rockwood to have Alec MacMartin and Jeff Kandt co-chair the Planning Board and
was SECONDED by Brian Sullivan.
Voting: 6 ayes; motion carried.
A MOTION to adjourn was made by
Voting: 6 ayes; motion carried.
Chairman
Sullivan declared the meeting adjourned at 10:30 p.m.
Minutes
respectfully submitted by:
Carla
J. Walter
Selectmen’s
Assistant