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Town Planner and Zoning Enforcement
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About News FAQs Documents Links Scenic Roads Scenic Roads Ordinance
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Town Planner / Zoning Enforcement Officer (ZEO)
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ContactDelia P. Fey, AICP, Town Planner / ZEO
Phone: (860) 963-2128 x 332
Fax: (860) 963-7557
Email: townplanner@woodstockCT.gov
Other Town Contacts |
Hours
- Monday - 9 a.m. - 12 noon, or by appointment at least 24 hours in advance
- Tuesday - 9 a.m. - 12 noon, or by appointment at least 24 hours in advance
- Wednesday - 10 a.m. - 11:30 a.m. and 2 p.m. - 6 p.m. , or by appointment at least 24 hours in advance
- Thursday - 9 a.m. - 12 noon, or by appointment at least 24 hours in advance
- Friday - By appointment at least 24 hours in advance
- Saturday - closed
- Sunday - closed
Mailing Address: Town of Woodstock CT
415 Route 169, Woodstock, CT 06281-3039 |
Function and Services
What we do:
As the Town Planner and Zoning Enforcement Officer, I perform a full range of professional planning and zoning services, coordinate the land use and development review process, and assist the public through this process. Other activities include assisting the Planning and Zoning Commission with their review of applications for subdivisions, special permits and in the review of both the Subdivision and Zoning Regulations. The more planning related goals include to work with PZC and other boards and commissions to plan for the town, i.e.: to create a vision of how the town wants to grow in the future in terms of the nature of how new development and evolving land uses shape the fabric of the community, including residential, commercial and industrial land uses.
Contact us if you need help on:
- zoning questions
- special permits
- subdividing or developing property
- Please contact Terry Bellman, Wetlands Agent, to determine if a wetlands permit is needed, at (860) 928-1388 x331.
For questions about wells or septic systems, contact the Northeast District Dept. of Health http://www.nddh.org/about_nddh.htm at
69 South Main Street, Unit 4, Brooklyn, CT 06234
Tel (860)774-7350 ~ Fax (860)774-1308
About Your Town Planner, Delia P. Fey, AICP
Work experience:
Prior to coming to Woodstock in the spring of 2006, Ms. Fey worked as the Town Planner and Authorized Wetlands Agent in Killingly, CT.
Professional Qualifications:
American Institute of Certified Planners. Certification obtained 2007.
Masters in Community Planning with a concentration in Urban Design and Economic Development from the University of Rhode Island, 2006.
Authorized Inland Wetlands Agent, Connecticut Department of Environmental Protection. Certification obtained 2002.
Bachelor of Arts in Environmental Science with a concentration in Community Planning and a minor in Economics, from the University of Southern Maine, 2001.
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More Information
The table below will help you determine what kinds of permits you need for various projects.
PROJECT
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ZONING PERMIT
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BUILDING PERMIT
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Single Family House |
X
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X
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Garage (attached and detached)
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X
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X
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Barn
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X
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X
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Shed
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X
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X
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Addition
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X
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X
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Deck
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X
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X
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Out-building
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X
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X
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Accessory Structure
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X
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X
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Pool
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X
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X
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Outdoor Wood-burning Furnace
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X
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X
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Storage Building
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X
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X
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Other Structure
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X
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X
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Sign
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X
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Home Occupation
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X
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Bed and Breakfasts
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X
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Demolition
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X
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Electrical
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X
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Heating
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X
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Plumbing
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X
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Roofing
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X
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Siding
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X
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Tents (for functions i.e.: parties, weddings, other events, etc.)
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X
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Wood stoves
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X
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Please note: 1. The list above is to be used for informational purposes only; the Town Planner / ZEO, Building Official and/or Administrative Assistant reserve the right to require a permit at any time. 2. This table may not cover all projects.
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A Special Permit is needed for:
- Professional offices;
- Retail commercial uses;
- Service establishments,
- Multi-family residential uses;
- Houses of worship and related school buildings, rectories, private and parochial schools, libraries and museums;
- Commercial recreation facilities;
- Cemeteries;
- Light industrial/manufacturing uses;
- Excavation and removal of 1500 cubic yards or more, cumulatively, of earth materials from a lot or parcel, not including surplus materials resulting from a bona-fide building, construction, or other land-development activity being executed on the premises, for which activity a zoning permit has been issued; removal of less than 1500 cubic yards will be permitted without a zoning permit. (See also Article I, Section
- Horse riding academies.
- Cottage resorts.
- Zoos, wildlife sanctuary and/or preserves and nature centers.
- Outdoor Recreational Facilities for Schools and related accessory structures.
- Higher-density Residential Subdivision with Transfer of Conservation Land as detailed in Chapter VI of the Woodstock Subdivision Regulations.
- Activity on a Scenic Road: Alterations or improvements on a designated Scenic Road (e.g., cannot be altered or improved (e.g., widening the right of way or the traveled portion of the road, paving, changes of grade, removal of stone bridges, straightening, removal of stone walls, and removal of mature trees)
For more information on each of the uses mentioned above, please see the Woodstock Zoning Regulations.
To subdivide your property:
A subdivision requires an application before the Planning and Zoning Commission, please review the Subdivision Regulations for more information. For more information regarding how and when to submit an application for a subdivision, please feel free to contact Delia P. Fey, Town Planner / ZEO. A Preliminary Discussion with the Planning and Zoning Commission is recommended.
Zoning Information:
The Town has three zones/districts in the Zoning Regulations: Community District, Industrial Park District and the Village Green District. We don't currently have an Official Zoning Map.
The Woodstock Industrial Park District shall comprise those lands specifically described as follows: all those parcels or tracts of land known as the Woodstock Industrial Park, located in South Woodstock, as more particularly bounded and described in the Declaration and Agreement dated March 1, 1973, and recorded at Volume 66, Page 671 of the Woodstock Land Records, and as shown on the map entitled "Plan of Land of the Woodstock Industrial Park Butts Road & Peake Brook Road Woodstock, Connecticut Scale 1" = 100' February, 1973," filed and recorded as Map No. 512 in the Woodstock Land Records. (The properties are off of Crab Tree Lane).
The Community District shall comprise all lands within the Town not located in the Woodstock Industrial Park District or in the Village Green District.
The Village Green District is a floating zone, and as such shall be established only after (1) a zone change and (2) a general plan of development application has been approved for a village green development at a specific location or locations. Please see the Zoning Regulations, Articles V, Section 1.C and VI, Section 4 for more information on the Village Green District regulations and/or how to establish one.
Please note: The Town of Woodstock does not have any Village Green Districts at this time.
You can download the Zoning Regulations from the Planning & Zoning Commission page of the Town Website under ‘Documents’.
When a wetlands permit is needed:
Please contact Terry Bellman, Wetlands Agent at (860) 928-1388 x331 regarding whether or not you need a wetlands permit.
In general: A wetlands permit is required for any activity in wetlands or watercourses involving filling, excavation, dredging, clear cutting, grading and excavation or any other alteration or use of a regulated area.
“Regulated area” means any wetlands or watercourse including any upland review areas as defined in the wetland regulations. If you own property that contains wetlands or watercourse and are proposing to do any work as listed above, you will need to get a permit or a declaratory ruling by agency or its authorized agent that the activity does not require a permit.
“Declaratory Ruling” means any person wishing to carry out a proposed activity or use on property containing regulated areas, who believes that the proposed activity or use is not an activity requiring a permit shall seek a Declaratory Ruling from the Agency. Any such request for a Declaratory Ruling shall be submitted in writing on a form supplied by the Agency, and signed by the person wishing to carry out the proposed activity or use, and accompanied by a plan showing the proposal. The Agency or its agent shall state in writing its reasons for finding that a proposed permitted use or other activity does not involve a regulated activity pursuant to Article Four (4) of the Regulations.
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Q. What zone do I need to have horses? AnswerWoodstock currently has only one zone: Community District. The Zoning Regulations do not regulate ownership of horses. However, the following still applies:
If you will be building a structure OR having one delivered to house the horse you will need a Zoning Permit and a Building Permit. Please see both the permit information under "About" on both the Town Planner/ZEO and the Building Dept. section of the Town website.
If you need to clear land that is in or near an inland wetland or watercourse for keeping the horse, you may need a Wetlands Permit. Please see the Inland Wetlands and Watercourses Agency section of the Town Website for more information or call Terry Bellman, Building Official and Wetlands Agent at 928-1388 x331.
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Q. What does it mean when a road is designated as Scenic? Answer
Activity on Scenic Roads and the designation of Scenic Roads is regulated by the ORDINANCE CONCERNING THE DESIGNATION OF SCENIC ROADS, which can be found in the Special Acts and Ordinances of the Town of Woodstock.
Please see the Scenic Road tabs of this webpage or the Town Clerk’s office or section of this website for more information.
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Q. Where can I get a copy of the Zoning Regulations? AnswerGood news! The Zoning Regulations are now available online!
Please go to the "Documents" tab for the Planning and Zoning Commission where you can download the PDF file of the Zoning Regulations.
Please note: You can also purchase a paper copy of the Zoning Regulations in the Building Office for $7.25.
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Q. If I have some land in town and I just want to create one new lot resulting in two (one original and one new), do I have to do a Subdivision? AnswerYour lot may be eligible for a Free Split, this depends on the history of your lot; when it was created and whether any other property divisions have occurred since August 31, 1965 when the Town adopted the Subdivision Regulations.
Please go to the "Documents" section of this webpage to read or download the following information:
"Information on Creating a Building Lot via a Free Split"
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Q. What kind of Zones does Woodstock have? Is there a Zoning Map? I want to know what zone a certain property is in. Answer
The Town has three zones/districts in the Zoning Regulations: Community District, Industrial Park District and the Village Green District. We don't currently have an Official Zoning Map.
The Woodstock Industrial Park District shall comprise those lands specifically described as follows: all those parcels or tracts of land known as the Woodstock Industrial Park, located in South Woodstock, as more particularly bounded and described in the Declaration and Agreement dated March 1, 1973, and recorded at Volume 66, Page 671 of the Woodstock Land Records, and as shown on the map entitled "Plan of Land of the Woodstock Industrial Park Butts Road & Peake Brook Road Woodstock, Connecticut Scale 1" = 100' February, 1973," filed and recorded as Map No. 512 in the Woodstock Land Records. (The properties are off of Crab Tree Lane).
The Community District shall comprise all lands within the Town not located in the Woodstock Industrial Park District or in the Village Green District.
The Village Green District is a floating zone, and as such shall be established only after (1) a zone change and (2) a general plan of development application has been approved for a village green development at a specific location or locations. Please see the Zoning Regulations, Articles V, Section 1.C and VI, Section 4 for more information on the Village Green District regulations and/or how to establish one.
Please note: The Town of Woodstock does not have any Village Green Districts at this time.
You can download the Zoning Regulations from the Planning & Zoning Commission page of the Town Website under ‘Documents’.
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Q. I want to run a business out of my home. What do I need to do? AnswerPlease read the following excerpt from the Woodstock Zoning Regulations,
Article I, Section 10. Customary Home Occupations
On a residential lot containing a dwelling, any lawful occupation that is customarily carried on for compensation entirely within a dwelling unit (or in a building accessory thereto), may be permitted, provided:
1) A zoning permit indicating conformity with these regulations is first obtained from the Zoning Enforcement Officer;
2) The proposed home occupation is clearly incidental to and secondary to the residential use of the lot;
3) The proposed home occupation is not expressly listed as a prohibited use under Article V of these regulations;
4) The home occupation is owned and conducted primarily by one or more residents of a dwelling unit on the lot;
5) There are no more than three non-resident employees on the premises at any one time;
6) The exterior residential character of the dwelling and accessory structures is maintained;
7) No more than four (4) all-weather parking spaces are dedicated to the use or activity;
8) Adequate on-site parking is available for the use;
9) No on-street or off-site parking shall be allowed;
10) Such use does not create electromagnetic interference, noise, odor, vibrations, traffic, or other impacts or objectionable conditions that are noticeable off the premises;
11) No more than one-half of the finished floor area of the dwelling unit may be utilized for the home occupation;
12) One accessory building (new or existing) may be utilized for the home occupation, provided the floor area of the accessory building does not exceed one-third of the finished floor area of the dwelling unit. This area may be in addition to the area in the dwelling dedicated to the home occupation. Any existing accessory buildings on the lot may be used for storage related to the home occupation. Any outdoor storage shall be screened or otherwise located so as not to be noticeable off the lot;
13) No more than one sign shall be permitted for each approved home occupation, provided: (a) maximum size shall be 12 square feet per sign face
(maximum two sign faces); (b) the sign shall be located on the same lot as the home occupation; (c) the sign shall not be internally illuminated (painted and/or carved wooden sign preferred); (d) sign illumination shall be designed to control objectionable or hazardous glare off the premises, and no such lighting or sign shall oscillate, flash, pulsate, or project a beam of light other than toward the sign; (e) no sign illumination shall be permitted between the hours of 10 p.m. and 6 a.m.; (f) maximum height of the sign shall be seven feet; and (g) the location of the sign shall not obstruct motorists' sight line nor pose a safety hazard; and
14) If any of the foregoing conditions cannot be met or are violated, the zoning permit for such home occupation shall be revoked by the Zoning Enforcement Officer, and such home occupation use shall be terminated.
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If after having read the above section, you feel that your business would be within the above limitations, you may apply for a Home Occupation. The application form can be obtained in the Building Office. Please submit the completed application and fee in the Building Office.
Please note: The Zoning Enforcement Officer will need to review your application as well as do an on-site inspection to ensure the proposal does not exceed the limitations. You will need to make an appointment for the inspection.
If your application is approved, you will then need to record the name of your business with the Town Clerk and check with the Assessor’s office about any paperwork they may require you to fill out for tax purposes.
If your business would exceed the limitations in Article I, Section 10 of the Woodstock Zoning Regulations you would need to apply for a Special Permit through the Planning and Zoning Commission to proceed, please see Article V, Section 2 Special Permit Uses. Please speak to the Town Planner about what is involved in preparing the application and the submittal deadlines for the meeting at which you wish to present.
Please Note: A Special Permit requires a public hearing among other requirements as described in Article IV, Section 4 of the Woodstock Zoning Regulations.
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Q. How do I find out about proposed amendments to the zoning or subdivision regulations or to the Plan of Conservation and Development? AnswerBy signing up for the Public Notice Registry, you will receive notices of public hearings on proposed amendments to the Subdivision and Zoning Regulations as well as to the Plan of Conservation and Development. You can choose to have the notices sent to you by email or post mail.
You can sign up for the Public Notice Registry by downloading the form from the "News" section of the Town Planner and ZEO page or the PZC page of the this website, then complete the form and post mail, hand deliver or fax it to the Town Hall c/o Town Planner.
The fax number is: (860) 963-7557
The mailing address is:
Woodstock Town Hall
Attn: Delia P. Fey, Town Planner
415 Route 169
Woodstock, CT 06281
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Q. What kind of permit do I need? Answer See the table on the "About" Town Planner/ZEO page for a list.
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Q. When do I need a Special Permit? Answer See the list on the Town Planner/ZEO "About" page or refer to the Woodstock Zoning regulations
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Q. How do I subdivide my property? Answer A subdivision requires an application before the Planning and Zoning Commission, please review the Subdivision Regulations for more information. For more information regarding how and when to submit an application for a subdivision, please feel free to contact the Town Planner / ZEO. A Preliminary Discussion with the Planning and Zoning Commission is recommended.
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Q. When do I need a wetlands permit? AnswerA wetlands permit is required for any "regulated activity" as defined by the Inland Wetlands and Watercourses Regulations of the Town of Woodstock. More information can be found under the Inland Wetlands and Watercourses Agency section of the Town Website. Please contact Terry Bellman, Building Official and Wetlands Agent at 928-1388 x331 to discuss whether or not you need a permit.
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Q. I have a question about my well/septic system, etc. Who do I ask? AnswerThe Town of Woodstock is one of 12 Connecticut towns in the Northeast District Department of Health (NDDH). NDDH reviews applications for septic systems, wells, repairs and a variety of other land use activities that may affect health. Please contact NDDH with your health related concerns.
Northeast District Department of Health
69 South Main Street
Unit 4
Brooklyn, CT 06234
(860) 774-7350 (Phone)
(860) 774-1308 (Fax)
www.nddh.org
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Q. Is my lot buildable? AnswerPlease see the handouts "Is my Lot Buildable" and "Steps to a Building Permit" on the Documents Tab under Town Planner/ZEO or come to the Building Office for a copy. It will be helpful for you to read these documents prior to calling the Town Planner/ZEO.
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| | Type | Document Date | Dept | Document Title | |
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03/26/2009 |
Town Planner |
How are Lots Created? | |
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08/04/2008 |
Town Planner |
Information on Creating a Building Lot via a Free Split | |
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08/07/2009 |
Town Planner |
Is My Lot Buildable? | |
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10/15/2009 |
Town Planner |
Steps to a Building Permit | |
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ORDINANCE CONCERNING THE DESIGNATION OF SCENIC ROADS
Adopted: April 22, 1986
Effective: May 15, 1986
SECTION 1
Pursuant to the provisions of Section 7-149(a) of the Connecticut General Statutes (P.A. 81-401), the Planning Commission may designate town highways or portions of highways as scenic roads. No state highway or portion thereof may be designated as a scenic road under this ordinance.
SECTION 2
The Planning Commission shall consider designating as a scenic road only those town roads which are free of intensive commercial development and intensive vehicular traffic and which meet at lease one of the following criteria:
2.a It is unpaved,
2.b It is bordered by mature trees or stone walls,
2.c The travel portion is no more than 20 feet in width,
2.d It offers scenic views,
2.e It blends naturally into the surrounding terrain, or,
2.f It parallels or crosses over brooks, streams, lakes or ponds.
SECTION 3
3.a When a highway is to be considered for designation as a scenic road, the Planning Commission shall schedule a public hearing on the proposal. Hearing notices and deadlines will be in accordance with the provisions of Section 8-26(d) and (h) and 8-26(e) of the Connecticut General Statutes. The Planning commission shall notify the Selectmen, the highway foreman, and owners of lot frontage abutting the highway or portion of a highway of the proposed designation and scheduled public hearing.
3.b Following the public hearing, the Planning Commission shall vote on the proposed designation. No highway or portion of a highway may be designated as a scenic road under this section unless the owners of a majority of lot frontage abutting a highway or a portion of the highway agree to the designation by filing a written statement of approval with the Town Clerk of the Town of Woodstock. The designation shall become effective upon such date as the Planning Commission may establish.
3.c The scenic road designation may be rescinded by the Planning Commission, using the same procedures and having the written concurrence of the owners of a majority of lot frontage abutting the highway.
3.d Any person aggrieved by a designation of a highway or a portion of a highway as a scenic road pursuant to this Section by the Planning Commission may appeal such designation in the manner in utilizing the same standards of review provided for appeals from the decisions of Planning Commissions under Section 8-28.
SECTION 4
4.a No road which has been designated as a scenic road under this ordinance shall be altered or improved, including but not limited to, widening of the right of way or of the travel portion of the road, paving, changes of grade, removal of stone bridges, straightening, removal of stone walls, and removal of mature trees, except for good cause determined by the Planning Commission. Prior to the Planning Commission approving any alteration or improvement of a road designated as a scenic road under this ordinance. The Planning Commission shall schedule a public hearing on the proposed alteration or improvement. The Planning Commission shall notify the Selectmen, the highway supervisor, and owners of lot frontage abutting the highway or portion of the highway designated as a scenic road of the proposed alteration and improvement and scheduled public hearing. Hearing notices and deadlines shall be in accordance with the Provisions of Section 8-26D and 8-26E of the Connecticut General Statutes. Following the public hearing, the Planning Commission shall vote on the proposed future alterations and improvements and shall state the reasons for any such approved alterations or improvements in its minutes.
4.b Any highway or portion of any highway designated as a scenic road shall be maintained by the Town, in good and sufficient repair and is in passable condition. Nothing in this Section shall be deemed to prohibit a person owning or occupying land abutting a scenic road for maintaining and repairing the land which abuts the scenic road if the maintenance or repair occurs on land not within the right of way, paved or unpaved on the scenic road.
SECTION 5
This ordinance will become effective 15 days following its publication in a newspaper having circulation in the Town of Woodstock. |
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