Zoning
The Town of Salisbury has adopted zoning regulations like many municipalities across the country to protect public health, safety and general welfare. For those of us who value the beauty and recreational value of Lake Wononscopomuc the zoning regulations are particularly important to encourage the most appropriate use of land, to conserve property values and to regulate construction activities that may impact the lake.
The entire list of zoning reulations can be obtained from the office of the Zoning Administrator at the Salisbury Town Hall. (860-435-5190)
The lake is located in the "LA" zone which permits single family housing on one acre lots (40,000 sq. ft.) Most other uses would require a special permit.
In addition there is a Lake Overlay Zone designed to enhance protection of the lake from development or other activities that might contribute to a decline in the health of the lake known as the process of eutrophication. When sediment carrying such nutrients as phosphates or nitrogen seeps into the lake it causes excessive growth of plants and algae. That can make the lake unfit for swimming or other recreation and can cause an increase in bacteria that consumes so much oxygen fish can not survive.
These are the regulations contained in the Lake Overlay Zone. Their enforcement depends on the vigilence of us all in spotting and reporting violations to the Zoning Administrator.
804 LAKE PROTECTION OVERLAY ZONE
804.1 STATEMENT OF PURPOSE
This overlay zone is established on the shoreline of the following lakes in the Town of Salisbury
Lake Wononscopomuc, East and West Twin Lakes and Wononpakook Lake. These lakes are
experiencinge utrophication a natural lake aging process which is accelerated by development and
other human activities occuring along the shoreline and in its watershed. Signs of a eutrophic lake
are excessivel ake algae growth and diminishing lake water transparency.
This lake overlay zone is designed to establish a protected buffer strip along the lake shore for the
following purposes.
a. To avoid water pollution and acceleration of lake eutrophication.
b. To maintain the lake's ecological, recreational, and aesthetic qualities.
c. To prevent water pollution caused by erosion, sedimentation, nutrient or pesticide run-off and
waste disposal facilities and to encourage retention and enhancement of shore vegetative cover
including diversity of native species, age distribution, and ground cover density to provide a
protected buffer and pollution filter along the lake shore.
d. To conserve the ecological, water supply and food storage functions of the lake's flood plain, and
related groundwater table and to protect life, public safety and property from flooding hazards.
e. To protect valuable fisheries in the lake along the lake shore area.
f . To conserve and enhance the natural scenic and topographic conditions in the lake shore corridor
and its environmental quality recognizing that these are vital to the economic and environmental
health of the Town and, to preserve the natural scenic quality of the lake.
g. To carry out the recornmendations of the Town Plan of Conservation and Development and the
State Plan of Conservation and Development.
804.2 ESTABLISHMENT OF THE LAKE PROTECTION OVERLAY ZONE
This zone shall consist of the area between natural mean high water level (or where the lake level is
controlled by a dam the normal maintained level of the lake) to a distance of 3OO' landward. The
natural mean high water level or normal maintained water level shall be referred to herein, as the
"reference line."
Where there is a question or dispute over the District boundary, the burden of proof shall be upon
the owner/applicant to determine this level. The Commission may require an applicant to have the
mean high water level determined by a certified soil scientist or other qualified person and.to show
its location on a site plan prepared by a Connecticut Registered Land Surveyor.
804.3 PERMITTED AND SPECIAL PERMIT USES
The Permitted Uses and Special Permit Uses allowed in the Lake Protection Overlay Zone shall be
the same as allowedi n the underlying zone with the following exceptions.
The following activities and uses as shown on the Table of Uses shall not be allowed in the Lake
Protection Overlay Zone:
a. Multifamilyd welling (A.3 on Table of Uses)
b. Permanent sawmill (B.5)
c. Commercial livery, Boarding or Riding Stable, Commercial Kennel, Vet Hospital (B.8)
d. Hospital, Clinic, Convalescent Home, Nursing Home. Extended Care Facility and similar Use (C.6)
e. Cemeteries (D .3)
f. Hotel (F.6)
g. Motel, Tourist Cabin (F.8)
h. Golf course operated by a non-profit organizaation (G.9)
i. Natural Resources Removal (H.1O)
j. Undertaker (1.1)
k. Commercial vehicle and equipment storage as an accessory use (J.12)
The folowing activities shail not be permitted in the association with any use:
a. Bulk storage of chemicals
b. Bulk storage of petroleum products or hazardous materials.
LOT, LOCATION AND OTHER REOUIREMENTS FOR A SITE PLAN IN A LAKE PROTECTION OVERLAY
ZONE
Site plan Requirements. All development activities, including new or expanded septic system
install ations, within the Lake Protection Overlay Zone shall require submission and approval of a Site
Plan meeting the following lot and location requirements of the underlying zone.
a. Principle buildings shall be located a minimum of 75' from the lake shore reference line as defined
herein.
b. Accessory buildings or structures shall be located a minimum ol 75' from the lake shore reference
line as defined herein, except as permitted subject to the requirements of section 423.2b
c. For the portion of any lot in the Lake Protection Overlay Zone the total coverage by impervious
surfaces including building footprint, roads, driveways or other impervious cover shall not exceed
10 % of said area.
d. Leaching fields and septic systems. septic - leach field system for new construction shall not be
within 150 feet of the reference line except where the applicant can demonstrate there is no other
feasable location on the lot and the septic location has been approved by the Inland Wetland
Commission.
The requirements of this subsection shall not apply to repairs or replacements to an existing septic
system - leaching field located within a Lake Protection Overlay Zone.
New septic leaching field systems shall not be permitted in areas of the Overlay Zone where there
is less than 4 feet of naturally occuring soil.
e. The Site Plan shall demonstrate that within the Overlay Zone natural vegetation has been retained,
protected or supplemented, wherever practical. Where stripping of vegetation is necessary,
measures shall be taken to minirnize soil erosion and appropriate control measures shall be in place
prior to removal of vegetation.
f. The Site Plan and erosion and sediment control plan shall show that any sediment from the project
will not impact the lake and that the area and duration of soil disturbance has been kept to a
minimum.
g. Trapped sediment and other disturbed areas shall be permanently stabilized within two weeks of
the completion of a project. The Zoning Administrator may require that any disturbed areas
associated with a project that remains idle for more than two weeks be permanently stabilized and
shall require immediate correction and enforcement of any site in violation of the erosion and
sediment control plan.
h. The Site Plan shall demonstrate that the site design protects natural drainage systems including
streams, wetlands, swales and drainage ditches.
i. Buildingss located in the Overlay Zone shall be:
- fitted to the naturaf topography to avoid extensive grading that would alter drainage patterns or
create steep slopes, and
- located to minimize the potential for erosion and to maintain existing vegetation.
Examples: Buildings located on a slope should be sited with the long dimensions of the building
parallel to the slope, with one wall buried into the slope and multiple levels should be considered to
reduce the amount of the grading required.
j. New public roads or streets shall not be permitted within the Lake Protection Overlay Zone.
k. Wherever possible driveways in the Overlay Zone should be laid out parallel to the natural slope
winding up on a hill rather than perpendicular to the h i l l .
