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HomeMy WebLinkAbout25CAM1 Asst Planner Staff Report 1 12-4-25TOWN OF MONTVILLE LAND USE AND DEVELOPMENT OFFICE 310 Norwich-New London Turnpike, Uncasville, CT 06382 Prepared by Meredith Badalucca, Asst. Planner on December 4, 2025 Property Address: 188 Kitemaug Road, Parcel ID: 080-008-001 Application: 25 CAM 1 Applicant/Owner: Chestnut Ridge, LLC Land Surveyor: Richard A. Deschamps, LS Lot Size: 20,126 SF, 0.46 Acres Lot Frontage: 100.64 Feet Zoning District: R-20 Public Water/Sewer: On-site well and municipal sewer Wetlands/Watercourses: No. Flood Hazard Zone: No. CAM Zone: Yes. Public Water Supply Watershed: No Site Inspection: Myself and ZEO Radford did a site inspection of the adjacent property located at 184 Kitemaug Road on November 3, 2025. I have attached aerial photos of the area with the location of 188 Kitemaug Road indicated. Legal: Submitted to Land Use Dept. on 11/24/25. Date of Receipt by PZC: 12/9/25. Decision Required Date: 2/12/26. Proposal: The applicant is proposing to construct a single family residence with on-site potable water supply well, interconnection to municipal sewer, driveway construction and loam and seed disturbed areas. Staff Comments: This coastal site plan application is before the Commission as the parcel is located within the Coastal Boundary. The Coastal Boundary as defined under CGS 22a-94(b): Within the coastal area, there shall be a coastal boundary which shall be a continuous line delineated on the landward side by the interior contour elevation of the one hundred year frequency coastal flood zone, as defined and determined by the National Flood Insurance Act, as amended (USC 42 Section 4101, P.L. 93-234), or a one thousand foot linear setback measured from the mean high water mark in coastal waters, or a one thousand foot linear setback measured from the inland boundary of tidal wetlands mapped under section 22a-20, whichever is farthest inland; and shall be delineated on the seaward side by the seaward extent of the jurisdiction of the state. Further, Public Act 25-33, as signed by Governor Lamont on June 10, 2025 with the effective date of October 1, 2025, has removed the construction of a single family residence from the list of exemptions contained within CGS Sec. 22a-109(b)(4). Single-family residences are not a mandatory referral to DEEP under PA 25-33. A coastal site plan application is required to be reviewed by the Zoning Commission, and is only required to be submitted to DEEP if it meets other referral criteria, such as a shoreline flood and erosion control structure (SFECS), activity within coastal hazard areas, or a site with tidal wetlands, beaches or dunes or activity within a FEMA designated V, VE, A, AE or LiMWA zone. The applicant is not proposing any of these referral criteria, the site does not contain tidal wetlands, beaches or dunes nor is it located with a FEMA flood zone. Therefore, staff has not referred this application to DEEP for review. In accordance with CGS Sec. 22a-106, a municipal board or commission reviewing a coastal site plan must determine whether or not the potential adverse impacts of the proposed activity on both coastal resources and future water-dependent uses are acceptable. (Please see the attached sheets provided by DEEP listing adverse impacts.) In determining the acceptability of potential adverse impacts of the proposed activity described in the coastal site plan on both coastal resources and future water-dependent development opportunities, a municipal board or commission is required to: Consider the characteristics of the site, including the location and condition of any coastal resources; Consider the potential effects, both beneficial and adverse, of the proposed activity on coastal resources and future water-dependent development opportunities; and Follow all applicable coastal resource and use goals and policies stated in CGS Section 22a-92 (attached) and identify conflicts between the proposed activity and any CCMA goal or policy. The Commission may incorporate conditions or modifications of coastal site plan approval which mitigates adverse impacts. This site is a legally existing conforming lot located within the R-20 zoning district. The property is located on the northeasterly side of Kitemaug Road and is 337 feet from the nearest coastal resource which is located on the southwesterly side of Kitemaug Road. This property was previously improved as a portion of a mobile home park. As indicated in the application, there are no coastal resources on or contiguous to the site, no coastal use policies are applicable, there are neither any beneficial nor adverse impacts on coastal resources and there are no unmitigated adverse impacts on coastal resources. Agency Comments: Town Engineer: Referred on 11/26/25. Staff spoke with Kyle Haubert on 12/4/25 who indicated he did not have any comments. Building: Comments dated 11/26/25 “The Building Official has no adverse comments upon review of the plans submitted to date.” Fire Marshal: Referred on 11/26/25 Uncas Health: Comments dated 12/2/25 “My only comment is that the well permit will need to be submitted by a licensed well driller.” WPCA: Referred on 11/26/25 Public Works: Referred 11/26/25 SUGGESTED MOTION FOR ANY FAVORABLE APPROVAL: I make a MOTION to APPROVE with condition, Application number 25 CAM 1 to construct a single family residence with on-site potable water supply well, interconnection to municipal sewer, driveway construction and loam and seed disturbed areas in accordance with the application, supporting documentation and a plan set entitled “Coastal Site Plan Prepared for Chestnut Ridge, LLC, 188 Kitemaug Road, Montville, Connecticut, Prepared by Advanced Surveys, LLC., Dated 11/8/25.”, as there are no coastal resources on or adjacent to the site, no potential impacts on coastal resources and the proposed use is a use permitted by right in the R-20 zoning district. Condition: An approved zoning permit is required prior to the start of construction.