130 TACONIC ROAD

Continue Hearing Opened August 15, 2022

Possible Consideration The continued public hearing was opened at 7:07PM.

Possible Consideration The public hearing was continued at 6:58PM. Chairman Klemens introduced the hearing and identified additional application materials including supplemental bog turtle report and additional plans from engineer Mat Kiefer submitted. Property owner Jon Stevenson, Engineer Pat Hackett and Consulting Biologist Dennis Quinn joined the meeting to represent the application. Mr. Hackett presented the proposed site plan to discuss changes, which included reshaping the open space and altering the floodplain map, and to clarify the three site locations. Proposed Lot One is largest, U-shaped, and mostly composed of protected land with forty-two acres of open space. Proposed Lot Two is a forty- one-acre square parcel beginning in the northeast corner facing Taconic Road, ending at the old railroad bed in the middle of the property and there are four acres of open space. Proposed Lot Three is southernmost and connected by an existing farm road with eight acres of open space. Chairman Klemens expressed concern about the northern gravel access road as it cuts through a protected wetland area, and asked if the southern road could be utilized. Mr. Hackett reported that the southern road requires additional wetland disturbance in order to be functional, so the northern road was the preferred access for the rear lot. Attorney Michael Citrin joined the meeting to provide comment, the northern access is a pre-existing farm road with a dam in place. Although development is not proposed on lot one at this time, changing the use from agricultural access road to residential driveway/road would require further permitting. Dennis Quinn understood the desire to eliminate the dam and access road, but explained that with proper maintenance and drainage improvements the goal of restoring this wetland fen could be achieved. The current dam prevents water from flowing underneath the roadway, which could be improved by installing culverts. Chairman Klemens requested that culverts be included with the plan. Mr. Quinn understood the Chairman's request but expressed that he was not in favor of altering the hydrology of a potential bog turtle wetland until further study is conducted in the spring; then hydrology changes and culverts could be discussed.

Continue Hearing Opened August 15, 2022

Open Hearing, Possible Consideration Secretary Whalen read the Legal Notice and Chairman Klemens opened the hearing at 7:28pm. Property owner Jon Stevenson, Engineer Pat Hackett, Consulting Biologist Dennis Quinn, and Attorney Michael Citrin joined the meeting to present the application. Mr. Hackett explained the parcel of land is located on the west side of Taconic Road, and is slightly over 247 acres. The property owners are requesting to split the land into three parcels. The first is largest at 171 acres and wraps around from the northern to southern section. The second is 41 acres and includes a pond and existing house, guest house, and office. The third is 35 acres in the southern section of the parcel. Construction is proposed on the third parcel as part of the wetland application. Mr. Hackett presented a subdivision map to be reviewed. He also included a letter from Torrington Area Health District indicating septic suitability for all three parcels; Lot Two will have a system repaired and Lot One and Three will have new systems installed. A letter from the Department of Energy and Environmental Protection (DEEP) regarding the Natural Diversity Database (NDDB) was also presented. The DEEP required a survey be completed to determine if the wetlands on site contain habitat for bog turtles, a Federally threatened species. Mr. Hackett disclosed that the proposed open space includes wetlands consisting of 17.3% of the total land proposed for subdivision. The minimum required open space is 15% however, counting wetlands towards open space requires two thirds vote of the Commission to waive these regulations.

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