By Sarah Opdahl

At the Wednesday, February 4 meeting of New Fairfield’s Zoning Commission (Commission), members learned that the New Fairfield Permanent Building Committee’s (PBC) site plans for the proposed bus lot at 302 Ball Pond Road had hit a few snags. Though they look forward to potential approval, and the ability to proceed, PBC members acknowledged that some changes are needed to the plans.

Town Engineer Mr. Tony Iadarola issued feedback, which will trigger changes, on how the site plan handles drainage in some capacities and how the bus movement operations were working in the lot itself, with an emphasis on the need to provide more adequate sight lines. It was noted that he also had comments about water quality and stormwater treatment plans. Zoning members questioned the timeline for revisions and were receptive to the idea of a special meeting for approval once all modifications are in place.

PBC Chair Mr. Don Kellogg and Langan Engineering’s Mr. Anthony Gordon walked the Zoning Commission members through the drawings. In the bus lot, adjacent to the dispatch building, there are spots for twenty-six full size buses, nine vans, and two ADA-compliant spaces. When asked, they explained that there are a couple of open bus spaces in the plan to allow for future growth. The entrance for this lot will come off of Ball Pond Road through the existing lot. There is a one-way exit through the existing, former Consolidated School parking lot onto Gilloti Road. Kellogg said, “The reason for the a.m. exiting through Gillotti is to hopefully avoid noise and light disturbance to our neighbors on Ball Pond Road. In terms of staff parking, those areas are outlined…we’ll be providing forty total spaces for staff, parking for all of our movements and entrances into and out of the lot.”

Gordon detailed the New Fairfield school bus movement template, which was created leaning on templates that were used for the high and elementary schools. “This is in line with the Doto [external engineer’s] concept from earlier in 2025, and the hope is to improve traffic flow into and out of that area. We have a 10-foot minimum gap around the lot, and that is shown currently with stone.” He went on, “grading is pretty straightforward for the site. We are generally seeing a southwest to northeast downward slope into the corner of the northwest of the lot.” There are three existing catch basins “and we are hoping to reuse those to the extent possible in order to provide stormwater capture for the bus lot. We have one new structure proposed as well, and that is in the one way out, that will be a hooded structure to capture sediment, and we have water quality inserts proposed in all of the three existing catch basins within the bus lot…” There is a proposed septic system to provide for the two bathrooms that will be located within the dispatch building. When asked about the possibility for future use of the same septic, it was made plain that the one being installed is only designed for the lot’s use, though “there is some play there.”

The proposed lighting fixtures in the lot are in keeping with what was installed at the high school and the elementary school, though at 12-feet in height. The lot’s planting plan was also discussed with the acknowledgement that “a big emphasis was put on screenings.” The plans currently include a double row of evergreens to screen the lot and the fence line on the public facing portions of the lot. These will be supplemented with large deciduous shade trees.

In other matters, Commission members approved a special permit for an in-home reiki business on Ball Pond Road. Owner Ms. Julie Stang explained that the plan would be for clients to come to her home, one at a time, on weekdays during the day and on weekend mornings.

In enforcement actions, Zoning Enforcement Officer Mr. Evan White explained that the town is contending with illegal apartments; illegal multi-family dwellings; unpermitted accessory structures; an unpermitted dog breeding business with unpermitted structures; an unpermitted pesticide business; unpermitted expansions to balconies; and unpermitted site work that is being conducted.

The next regular New Fairfield Zoning Commission meeting is scheduled for Wednesday, March 4, 7:30 p.m.