Kiefer Report

Lake Wonoskopomuc Report

Table of Contents

1. Introduction

2. Parameters Considered in Determining Maximum Number of Potential Lots Within Lakeside Zone.

3. Explanation of Fact Sheet

4. Summary

5. Appendix 1. Soils of Lakeville Lake Vicinity

6. Appendix 1a. USGS Soils Map of Lakeville Lake Vicinity

7. Appendix 2. Chart of Potential Additional Lots in Lakeside Zone

8. Compilation Map (Scale 1” = 200’)

9. Aerial Photograph of Lake Wononskopomuc and Lakeside Zone(Scale 1” = 200’)

Lamb Kiefer Land Surveyors

55 Selleck Hill Road

Salisbury, CT 06068

February 2008

INTRODUCTION

The following is a brief explanation of the process used in determining the maximum number of potential lots that could be created within the Town of Salisbury Lakeside (“LA”) Zone.

Lamb-Kiefer Land Surveyors LLC received a letter dated January 7, 2008 from Robert Blank (acting in behalf of the Lakeville Lake Association). In this letter, Mr. Blank identified 27 parcels located within the Lakeside Zone around Lakeville Lake. Each of these parcels were lots deemed to be of sufficient acreage allowing for the possible creation of one or more additional lots, based on the current Salisbury Planning and Zoning minimum lot size requirement of 40,000 square feet. Lamb-Kiefer was specifically asked to determine “…how many new houses could be built in the Lakeside Zone under the present 40,000 sq. ft. zoning and under a proposed 80,000 sq. ft. zoning?”.

The parcels identified in Mr. Blank’s letter as having the potential for additional building lots are as follows: 1) Tax Map #6, Lots #11, 13, 13-1; 2) Tax Map #37, Lots #3, 4, 5, 6; 3) Tax Map #38, Lots #8, 10, 11, 12, 13, 16; 4) Tax Map #40, Lots #15, 23, 23-1, 29, 44, 48; 5) Tax Map #43, Lots #22, 29, 30, 31, 32; 6) Tax Map #45, Lot #8; Tax Map #46, Lot #1; Tax Map #47, Lot #16-1.

Mr. Blank also supplied Lamb Kiefer Land Surveyors with scanned images of the above-referenced Salisbury Tax Maps that include the above-referenced lots, as well as additional lots that also fall within the Lakeside Zone. From these scanned images, Lamb Kiefer created an image that merged all the said Tax Maps together onto one map. This map, which was subsequently transferred to a mylar, shows all the properties within the Lakeside Zone. The scale of this compilation map is at a scale of 1” = 200’.

Next, Lamb Kiefer purchased an aerial photograph of the same Lakeside Zone area, onto which was overlayed the compiled mylar Tax Maps. Positions of existing dwellings with respect to property lines were traced onto the mylar from the aerial photo which was blown up to the same 1” = 200’ scale as the compiled Tax Maps. It is important to understand that the Tax Maps from which the compilation map was based are approximate and do not provide the same level of accuracy as boundary survey maps. Also, it was this compilation map that was used in determining the number of additional 150’ squares a lot could accommodate.

The next step was to identify the numerous building parameters within the Lakeside Zone that could restrict the potential for a parcel to be divided into additional building lots.

Lastly, a Fact Sheet for each lot designated by Blank et al was filled out on which the applicable above-mentioned parameters were noted.

PARAMETERS CONSIDERED IN DETERMINING MAXIMUM NUMBER OF POTENTIAL LOTS WITHIN LAKESIDE ZONE

The following are the primary Salisbury Planning and Zoning minimum requirements for building lots located in the Lakeside (LA) Zone:

•

Minimum Lot Size: 40,000 sq. ft.

•

Yard Setbacks: Front = 50’

Side = 25’

Rear = 25’

•

Positioning of a Minimum 150’ Square

In addition to the above requirements, the following were considered:

Is the current lot serviced by public water and/or public sewer? If not serviced by public sewer, State of Connecticut Department of Public Health regulations require that said lot must accommodate both a primary and reserve septic area for each building. Drilled wells must be located at least 75’ away from septic systems. In addition, soils on said lot must be capable of accommodating on-site septic systems. (see Appendix 1. for a more detailed description of soils within the Lakeside Zone).

Can the minimum lot size requirement be met after excluding the following:

•

Wetland soils?

•

Rights of ways?

•

Easements?

Does the configuration of a proposed lot allow for an area 150’ square to fit within the perimeter of the said lot at a position at or behind the 50’ front yard setback, as well as allowing for a said square to also fit on the remaining portion of the original lot (i.e. does the position of the existing house on the existing lot restrict the placement of additional 150’ square(s) on the proposed lot(s))?

The total area of building construction on both existing and proposed lots can not exceed 10% of the total lot area. Hence, when considering the size of a proposed lot, one must also consider the square footage of the buildings footprint on the original parcel in order to ensure the original parcel retains enough acreage to comply with this maximum percentage of building coverage.

Can the proposed lot accommodate a building without it being constructed within 75’ of the lake or any streams or wetlands that may be present on the lot?

Does the proposed parcel include land within the Lake Protection Overlay Zone (LPOZ)? The LPOZ extends all around Lakeville Lake, for a distance of 300’ landward from the mean natural high water level. For lots within or partially within this LPOZ, only 10% of the area within the LPOZ can be of an impervious surface. Currently, impervious surfaces are defined as follows: a) wood, stone or concrete buildings, porches, decks and patios; b) bituminous, stone or concrete driveways and parking areas, c) wood, concrete, bituminous or stone walkways or steps. Gravel driveways are considered to be pervious.

Do the topography and/or geology of the potential lot impose construction limitations?

•

Shallow depth of soil to bedrock could restrict septic feasibility, building construction and road construction. (see Appendix 1 and Appendix 1a for more detailed description of soil types and their locations within the Lakeside Zone)

•

Steep slopes could restrict septic feasibility, building construction and road construction.

EXPLANATION OF FACT SHEET

Lamb Kiefer prepared a Fact Sheet for the 27 previously mentioned lots identified by Mr. Blank. The fact sheet addressed the following 12 items pertinent to each lot:

Tax Map Number

Lot Number

Street Address

Whether or not there is a survey on file on the land records.

Lot acreage

Whether or not the lot is serviced by town water.

Whether or not the lot is serviced by town sewer.

Existing square footage of existing buildings on lot.

Can a 150’ square be fit on the proposed lot or does the existing lot present limitations?

10.

Can the proposed lot meet yard setback requirements?

11.

Does the topography (i.e. wetlands, streams, lake, soils, slopes) impose restrictions on a proposed lot?

12.

Does the 10% impervious area restrictions of the Lake Protection Overlay Zone impose limitations on additional lots?

Items #1, 2, 3, 4, 5 and 8 is information obtained from Assessor Street Cards.

Items #6 and 7 is information obtained from the Salisbury Planning and Zoning Office.

Items #9a, 9b, 10, and 12 are questions regarding Salisbury Zoning Requirements.

SUMMARY

Based on the above described criteria it is estimated that the maximum number of additional lots that could be created within the Lakeside Zone under the current 40,000 sq. ft. minimum zoned lot size is 40. (see Appendix 2.)

Likewise, it was estimated that the maximum number of additional lots that could be created within the Lakeside Zone under a proposed 80,000 sq. ft. minimum zoned lot size is 25.

It is important to reiterate that the maps used to determine the maximum build-out potential of the lots within the Lakeside Zone were Assessor Tax Maps. These maps do not come with any certification of accuracy and should be considered to be only approximate representations of the actual lots.

Likewise, it is important to understand that in order to obtain a higher degree of accuracy of the Lakeside Zone build-out potential, a thorough title search would be necessary to determine what, if any, encumbrances (e.g. view easements, conservation restrictions) apply to any of the parcels and if said encumbrances might restrict future development. Also, accurate locations of all current buildings on a lot would be necessary in order to determine how said location of buildings might restrict the placement of future buildings on potential additional lots. Lamb Kiefer did not do a title search of each property, nor did it do an on-site inspection of each parcel to accurately locate current dwellings.

It is significant to note that the majority of the soils located within the Lakeville Lake watershed impose severe limitations on on-site septic disposal systems. These limitations would restrict the potential for future development in areas not serviced by town sewer. It is also important to note that the shallow depth to bedrock of many of these soils adds additional limitations to on-site septic systems due to State of Connecticut Public Health regulations that require a minimum of 4 feet of soil for the installation of a septic system.

The characteristics of the soils surrounding Lakeville Lake that impede septic feasibility (i.e. shallow soil to bedrock, compacted ‘pan’ layers within several

feet of the surface, low permeability, seepage due to underlying bedrock, steep slopes) are the same factors that affect the water quality of the lake. These soil parameters, as well as existing and future dwellings and their associated impervious surfaces, all contribute to an increase in the rate of water run-off and the resulting water quality of Lakeville Lake.

APPENDIX 2. Chart of Potential Additional Lots in Lakeside Zone

Tax Map #

Lot #

Acreage

# Lots; 40,000 S.F.

# Lots; 80,000 S.F.

(present zoning)

(proposed zoning)

17.5

14.38

13-1

5.17

37*

2.52

37*

2.61

37*

2.68

37*

2.06

38*

1.53

38*

2.05

38*

2.47

38*

2.03

38*

4.03

2.2

38*

3.06

5.067

17-1

2.35

2.91

40*

3.21

40*

23-1

1.2

2.06

28-1

2.18

40*

3.53

1.9

1.94

2.2

1.93

2.2

3.12

42-2

2.16

40*

2.85

40*

3.14

2.4

43*

2.16

1.97

43*

29-1

2.16

43*

3.01

43*

5.64

43*

6.07

2.7

45*

6.89

8-1 & 8-4(merged) 7.67

46*

3.1

2.52

3.11

47*

16-1

2.45

47*

3.06

47*

2.73

TOTAL

* = Lots designated by Blank et al

APPENDIX 1. SOILS OF LAKEVILLE LAKE VICINITY

There are thirteen soil types associated with lands that surround Lakeville Lake. For purposes of this report, these lands are those that fall within the perimeter of the following roads: Route 44, Indian Mountain Road, Interlaken Road (Route 112), and Sharon Road (Route 41). The following is a brief description of each of these soils in which their dominant characteristics are discussed. Refer to attached soils map for actual location of each soil type.

Amenia Silt Loam (AnB), 3 – 8% slope.

Amenia soils are moderately well drained soils but are slowly to very slowly permeable due to the firm to very firm, compact substratum that exists at a depth of 18 to 30 inches. Severe limitations exist for onsite disposal systems. Much of the south shore of Lakeville Lake is of Amenia soils as is the northwestern portion of the lake shore. Two brooks flowing into Lakeville Lake from the west side of Route 44 are associated with this soil type.

Bernardson Silt Loam (BqB), 3 – 8% slope.

This soil is well-drained but has a pan layer of very compacted, slowly permeable material at a depth of about 2 feet that results in the soil being waterlogged in the spring. This compacted layer imposes severe limitations for onsite sewage disposal systems. Much of the area north of Lakeville Lake that is south of Route 44 and west of Route 41 is of this soil type.

Bernardson Silt Loam (BqC), 8 – 15% slope.

This soil is similar to the above soil but is more subject to erosion due to a greater slope. Onsite sewage disposal is severely limited due to the compacted layer which results in a low percolation rate. Perched water tables in low areas can occur due to water moving laterally over the compacted pan layer. This soil is found only along a small section of the northwestern shore of Lakeville Lake.

Borrow and fill Land, loamy material (Bl)

This land has either been disturbed or has had the soils removed in conjunction with some form of construction. The area north of the Town Grove and west of Factory Pond is “borrow and fill” soil.

Copake Loam (CwC), 8 – 15% slope.

Copake soils are moderately well-drained soils with a depth to bedrock up to 46 inches. Moderate limitations for septic fields exist due to high percolation rates and low filtration capacity, which can result in shallow well pollution. The slope makes this land susceptible to erosion. This soil is found only at the southwestern corner of the lake in association with Sucker Brook and the lake shore.

Farmington very rocky silt loam (FaC), 3 – 15% slope.

This soil is excessively or well-drained, rocky, and is shallow (about 18 inches) to bedrock. Rock outcropping exists. On-lot sewage disposal limitations are severe to very severe due to the shallow soils and rockiness of the soil. This soil is located adjacent to and east of the following described Farmington soil type. It occurs along much of the westerly side of Route 41.

Farmington very rocky silt loam (FaE), 15 – 35% slope.

Rock outcropping can make up to 25% of the surface area of this soil. The soil’s rockiness, steepness and shallowness to bedrock impose severe to very severe septic limitations. This soil type is located along much of the eastern shore of Lakeville Lake.

Hero loam (HeA), 0 – 3% slope.

Hero soils are quite level and moderately well drained. Drainage is restricted as times due to a seasonal high water table that can occur to within 15 to 20 inches of the surface during late fall to early spring. This temporary high water table has the potential for flooding septic drainage fields, hence putting moderate restrictions on this soil for on-site septic disposal. This soil type is associated with Sucker Brook at the southeast corner of the lake and another brook at the southwest corner of the lake.

Kendaia – Lyons very stony silt loams (Ke).

Kendaia is the only wetland soil that occurs within the study area. It is a level, very stony soil that is poorly drained. Generally, from late fall to late spring, the water table is at or within 12 inches of the surface, imposing severe to very severe limitations to on-site septic disposal. Kendaia soils occur along a portion of the northern shore of the lake.

10.

Stockbridge loam (SnA), 0 – 3% slope.

Stockbridge soils are all well-drained soils with moderate permeability in the upper layers but with slow to very slow permeability in the compacted material that occurs at a lower depth. This slow permeability of the lower soil layer severely restricts onsite septic disposal.

11.

Stockbridge loam (SnB), 3 – 8% slope.

Similar to the preceding soil, this soil is severely limited for onsite septic disposal due to a compacted layer of soil which restricts permeability. This soil type occurs along most of the southwestern shore of Lakeville Lake. Much of the lands just north of Route 112 are of this soil type.

12.

Stockbridge loam (SnC), 8 – 15% slope.

As with the preceding two soil types, this soil is well-drained and is characterized by a compact lower layer of soil that impedes permeability. The greater slopes of this type add additional on-site septic disposal limitations as seepage can result. Much of Hotchkiss School property is located on this soil.

13.

Stockbridge stony loam (SpD), 15 – 25% slope.

This soil has a slowly permeable layer that occurs at a depth less than 30 inches. This slow permeability and the steepness of slope severely limits the soil for on-site septic disposal. It is found in association with or south of Sucker Brook on Hotchkiss School properties.