HomeMy WebLinkAboutAssistant Planner Comments 10-11-2024H:\PZC\Applications\2024\24 SITE 8 - 176 Meetinghouse Ln - Camp Oakdale\Staff\Asst Planner\24SITE8 - Staff Comments 101124.doc
TOWN OF MONTVILLE Department of Land Use & Development
Prepared by Meredith Badalucca on October 11, 2024 Property Address: 176 Meeting House Lane (046-069-000) Application: 24SITE8
Property Owner: Town of Montville Applicant: Town of Montville, Department of Public Works c/o John Carlson PE: Kyle J. Haubert, P.E., CLA Engineers Lot Size 79.81 Acres +/- Zoning District: Open Space District (OS)
Water/Sewer/Septic: This proposed storage building will not be connecting to water or
septic. There are restroom facilities on site for employees to use. Flood Hazard Zone: No. CAM Zone: No. Public Water Supply Watershed: No.
Proposed Public Improvements: Applicant is proposing to use the existing curb cut that
serves as the entrance to Camp Oakdale. Legal: Submitted to Land Use Dept. on 10/8/24. Date of Receipt by PZC 10/22/24, Decision Required Date – 12/26/24.
Proposal: Construction of a Public Works equipment storage building as an accessory
use for the Camp Oakdale Park. To be used for the storage of mowers, trucks, and equipment needed for the maintenance of the Camp Oakdale Facility. Site Inspection by Staff: Myself and ZEO Radford completed a site walk on October 8,
2024. A copy of the inspection report is attached.
Staff Comments/Review: The proposed storage garage will be a metal building with
four garage bays and two personal doors. The proposed location is adjacent to field one
and behind the existing building, well and irrigation equipment. The current gated gravel
driveway will be expanded along the front of the new building to allow access for the
various equipment to be stored inside. The are no inland wetlands near the proposed
location of the storage garage. The nearest wetlands are approximately 375 feet to the
northeast. There is no additional site lighting or signage requested as part of this
application. The building will not be served by water or sewer and will not offer restroom
facilities. There are restroom facilities located elsewhere on the property that can be
utilized by town employees.
Zoning Regulation (ZR) section 4.2.2 states the following: “Applications for permitted
single-family dwellings, two-family dwellings, accessory buildings (not to exceed 1,200
sq. ft.), inground swimming pools, additions or reductions to such buildings (not to
exceed 1,200 sq. ft.) on any residential lots and accessory buildings or expansions of; or
H:\PZC\Applications\2024\24 SITE 8 - 176 Meetinghouse Ln - Camp Oakdale\Staff\Asst Planner\24SITE8 - Staff Comments 101124.doc
additions to other existing conforming commercial and industrial uses provided that such
building or expansions do not exceed one thousand square feet (1,000 sq. ft.), and such
other uses as herein prescribed by these Regulations, may be approved by the
Enforcement Officer provided they meet the requirements of these Regulations and do
not affect the number of parking spaces, stormwater flow or stormwater quality. The
Enforcement Officer may require an appropriate plan prepared, signed and sealed by a
licensed land surveyor or registered professional engineer to ensure compliance with
these Regulations. The Enforcement Officer may further require that location markers
for the building foundation be set by a licensed land surveyor in accordance with the plot
plan prior to commencement of construction.”
The accessory building is proposed to be a maximum of 4,725 square feet. Therefore, a
site plan review before the Commission is required.
The property is located in the Open Space Zoning District (ZR section 5.4). ZR section
5.A.2.3 lists parks and playgrounds as a permitted use. ZR section 5.A.2.5 list accessory
buildings and uses as a permitted use. The current use of the property is a park and
playground and the proposed storage garage will be an accessory building to the use. The
storage garage will be used to store mowers, maintenance equipment and trucks that will
be utilized by Public Works to maintain the facility and grounds.
No additional parking is required as the storage garage will be used by current town
employees who are assigned to maintaining this facility. There is an existing access drive
and parking area that serves the property. Therefore, ZR section 18 (Off-Street Parking)
does not apply to this application.
The applicant is requesting a determination of applicability per ZR Section 17.5 from the
Commission for the items listed below. The commission will need to determine if these site plan ingredients are necessary or required to reach a decision on the application. 17.4.3 Property boundaries, dimensions and area in acres and square feet and all existing
monuments, pipe markers, and other physical evidence concerning property boundaries.
Applicant states: “The entire property has not been surveyed and the property boundary
markers were not located. The proposed building is centrally located on the previously
developed 79.81-acre Town owned Camp Oakdale property and is more than 430-feet
away from the nearest property line.”
17.4.7 Location of all existing watercourses, wetlands, public water supply watershed
boundaries, bedrock, outcrops, and where appropriate, the mean high water line, flood
hazard areas, and channel encroachment lines.
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Applicant states: “Rock outcrops in the vicinity of the development area have been
shown. The other features noted are not present in the vicinity of the project.”
17.4.6 Location, width, and purpose of all existing and proposed easements and right-of-
way on the property.
Applicant states: “No easements or rights-of-way are known to exist in the vicinity of the
proposed development area.”
17.4.8 Location and size in square feet of all existing and proposed structures including
underground storage tanks and uses on the property and the approximate locations and
size of all existing structures on the abutting properties which are within one hundred feet
(100’) of the property lot lines.
Applicant states: “The existing structures in the vicinity of the work area have been
located. The existing structures beyond the work area and offsite have not been located
and are not impacted by the development.”
17.4.13 Location, size, height, lighting, and orientation of all signs.
Applicant states: “No signs are proposed.”
17.4.14 Location, size, height and orientation of all outdoor lighting facilities.
Applicant states: “No outdoor lighting is proposed”.
17.4.17 Location, size, and type of all sewerage disposal facilities.
Applicant states: “No sewage service nor facilities are proposed.”
17.4.20 The Commission may require the applicant to submit an environmental
evaluation report for a proposed development located in an environmentally sensitive
area. Evaluation reports by independent professionals and other experts such as
hydrologists, geologists and soil scientists may be required at the expense of the
applicant.
Applicant states: “There are no sensitive environmental features in the vicinity of the
work area. The site is located between two athletic fields and adjacent to the existing
storage shed. A portion of the site is previously disturbed with a gravel access drive.”
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17.4.22 Certificate of Public Convenience and Necessity: in accordance with Section
4.10.8 of these Regulations
Applicant states: “No water service is proposed”
17.4.23 Sanitary Waste Disposal Plan: For any site which is to be served, and is capable
of being served, by an operational public sanitary sewer line prior to occupancy, the site
plan shall depict the sewer lateral and other engineering information suitable to determine
that connection to an operational sanitary sewer line is feasible. In addition, the applicant
shall provide evidence from the Montville Water Pollution Control Authority that it is
capable of providing sanitary sewer service to the subject site. If the applicant proposes
to utilize a community sewerage system, as defined in C.G.S. Section 7-245 as may be
amended from time to time, a report from the Montville Water Pollution Control
Authority indicating that all requirements of C.G.S. Section 7-246 as may be amended
from time to time have been satisfied shall be provided.
17.4.25 Special Requirements for Uses in Public Drinking Water Supply
Watersheds The following special requirements shall apply to all
Special Permit uses located within the Lake Konomoc and Stony
Brook Reservoir watershed:
1. All septic systems shall be designed by a Sanitary Engineer
registered in the State of Connecticut, and shall include a
renovation analysis demonstrating compliance with current
standards adopted by the DEEP.
2. No stormwater discharge from parking areas, roadways,
rooftops or areas covered with similar impervious surfaces
shall be deposited directly into any wetland or watercourse, nor
discharged directly into the ground. Suitable surface and/or
subsurface measures shall be taken to detain, filter, renovate
and otherwise improve the quality of any such waters before
discharge to surface or subsurface waters on or off the site.
Existing wetlands may be employed for final treatment of
stormwaters to the extent of their capacity to do so, but only
after initial treatment by new wetlands or structural filtration
methods.
Applicant states: “The site is not located within a Public Drinking Water Supply
Watershed”.
Staff Technical Review Comments: 1. Please provide an 8 ½” x 11” photocopy of a USGS Quad Map per ZR section 17.2.6.
H:\PZC\Applications\2024\24 SITE 8 - 176 Meetinghouse Ln - Camp Oakdale\Staff\Asst Planner\24SITE8 - Staff Comments 101124.doc
2. Sheet 2, General Notes, number 6 C references Route 1 and Connecticut DOT. Please revise.
3. Sheet 2, Erosion & Sedimentation Control Narrative, note 3 please revise as
follows: “Erosion and sedimentation control measures shall be installed and approved by the Zoning Officer prior to the site disturbance.” Agency Comments
Fire Marshal: Pending. Building: See comments dated 10/11/24.
Town of Montville Inspection Report
Date: 10/8/2024 Inspection Type: Choose an item.
Yes No MS4/ Erosion and Sediment Control Inspection ☐ ☒
Location: 176 Meetinghouse Lane Map/Lot/Block: 046-069-000 Parties Present
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Stacy Radford
Meredith Badalucca
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Yes No
CZC Approved ☐ ☒
Comments/Observations
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Did an inspection of the grounds for the proposed construction of a Public Work Equipment Storage Garage as
part of the 8-24 review and pending site plan application.
Town of Montville Inspection Report
Proposed location of new
storage building
Town of Montville Inspection Report
Town of Montville Inspection Report
Town of Montville Inspection Report