HomeMy WebLinkAbout23SP1-486FitchHillRd BoardingStable Planner Comments1 0602231
H:\PZC\Applications\2023\23SP1 486 Fitch Hill Rd-Exp Existing Stable\Staff\PLANNER\23SP1 486FitchHillRd
BoardingStable Planner Comments1 060223.doc
TOWN OF MONTVILLE
OFFICE OF THE PLANNING DIRECTOR
310 Norwich-New London Turnpike, Uncasville, CT 06382
Telephone: (860) 848-6779
Email: lburdick@montville-ct.org
MEMORANDUM FOR THE RECORD
June 27, 2023 PZC Meeting
Prepared by Liz Burdick, Director
Dept. of Land Use & Development
on 6/2/2023
Property Address: 486 Fitch Hill Road, Parcel ID 047-051-000, Uncasville, CT
Application: PZ #23SP1
Applicant(s): N Silver Brook Holdings, LLC
Property Owner(s): Same as Applicant.
Attorney: Harry Heller, Heller, Heller & McCoy
Engineer: None shown.
Land Surveyor: Andrew G. Ives, L.S., Langan, CT Inc.
Lot Size: 128.6721-acres (560,496SF)
Lot Frontage: 2203-feet (+/-) on Fitch Hill Road
Zoning District: R-80 residential zone
Public Water/Sewer: No. On-site well & septic system.
Wetlands/Watercourses: Yes. No regulated activities proposed.
Flood Hazard Zone: No.
CAM Zone: No.
Public Water Supply Watershed: No.
Proposed Public Improvements: No.
Legal: Submitted to Land Use Office 6/1/23, Date of Receipt by PZC 6/27/23, Public
hearing scheduled for 6/27/23, PH must close by 7/31/23, Decision Required Date (DRD)
65 days from close PH.
EXISTING CONDITIONS: The site is developed with an existing single-family residence,
accessory structures & farm buildings and solar array under construction as approved by
the CT Siting Council.
PROPOSAL: Applicant states “A 190’ x 25’ addition to existing barn stable/ for horse
stables and associated storage together with a bathroom and office.”
INLAND WETLANDS COMMISSION: N/A.
UNCAS HEALTH DISTRICT: UHD comments dated 6/13/23 state “I have reviewed the
above plan and have the following comments: 1. All existing wells and septic systems are
to be noted on the plan. 2. A bathroom is proposed in the addition. There is no
subsurface sewage disposal system or water supply indicated. 3. Deep test holes and a
percolation test are required for a subsurface sewage disposal system.
STATE OF CT DEPT. OF HEALTH: N/A.
TOWN ENGINEER: N/A.
BUILDING DEPT.: Referred 6/2/23. Comments pending.
FIRE MARSHAL: Referred 6/2/23. Comments pending.
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H:\PZC\Applications\2023\23SP1 486 Fitch Hill Rd-Exp Existing Stable\Staff\PLANNER\23SP1 486FitchHillRd
BoardingStable Planner Comments1 060223.doc
STCT DOT: N/A.
BOND: A soil erosion and sediment control bond estimate shall be submitted for review &
approval by the Town Engineer.
STAFF COMMENTS: Please be advised of the following comments regarding my review of
the application, supporting documentation and plan set entitled “Boundary Survey,
Limited Topography Survey, 486 Fitch Hill Road, Uncasville, CT, Prepared by Langan CT,
Inc., Dated April 27, 2021”:
1. The application is for an addition to an existing barn/stable, including an office
and bathroom for a Boarding Stable at an existing farm. ZR Section 7.3.2 permits “riding
academies, stables” with an approved Special Permit and its site plan.
2. Although staff recommends the Commission determine, per ZR Section 17.5, that
all of the site plan ingredient requirements of Section 17.4 are not necessary or required
to reach a decision on the application, a determination of applicability of the
applicable sections must be submitted in writing by the Applicant.
3. Staff recommends the following plan revisions:
- Applicant shall submit a plan sheet entitled, or similarly entitled, “Site Plan for
Boarding Stable (and/or Riding Academy), 486 Fitch Hill Road, Parcel ID 047-051-000,
Uncasville, CT, Prepared for N Silver Brook Holdings, LLC, Prepared by Langan
Engineering, Dated _____.”
- Plan shall identify access drives to stables, gravel “parking area”, riding areas,
etc., relative to the proposed use.
4. Application shall submit written narrative addressing ZR Section 16.5.a-j (Special
Permits - Criteria for Decision).
STAFF RECOMMENDATION: Pending.