MINUTES
Newtown Planning and Zoning Commission
Land Use Office Regular Meeting
Municipal Building March 17, 2011
3 Primrose Street, Newtown, Connecticut
Present: Ms. Dean; Mr. Poulin; Ms. Brymer; Mr. Bloom and Mr. Mulholland. Alternate: Mr. Porco Clerk: Ms. Wilkin
The meeting was opened at 7.32 p.m. Notice is made that the entire meeting was taped and can be heard in the Planning and Zoning Office, Municipal Building, 3 Primrose Street, Newtown, Connecticut
COMMUNICATION/CORRESPONDENCE
Ms. Dean advised the Commission of an invitation to a dedication regarding sustainable energy to be held at Reed School Monday, March 21, 2011 at 1:00pm. She will be attending.
The Fairfield Hills Committee will be meeting in the Alexander Room of the Town Hall building, Wednesday, March 23, 2011.
There will be a special meeting on South Main Street Design District to be held at the Botsford Fire Station August 31, 2011. Mr. Sibley said that some people had shown interest in attending.
A letter from the Borough of Newtown Zoning Commission dated March 15, 2011 regarding Proposed Amendments to the Borough of Newtown Zoning Regulations was distributed to the Commission for discussion at a future time. Ms. Brymer would like someone to attend and explain the details.
PUBLIC HEARING
APPLICATION BY THE TOWN OF NEWTOWN PLANNING AND ZONING COMMISSION TO REVISE THE TOWN OF NEWTOWN ZONING MAP AS SHOWN ON A CERAIN MAP ENTITLED “TOWN OF NEWTOWN, CONNECTICUT PROPOSED ZONING MAP FEBRUARY 17, 2011 ZONING_PROPOSED_42X72_20110217.mxd FEBRUARY 17, 2011”
The hearing was opened at 7:47 p.m.
Ms. Dean read the call for the hearing. It was noted that there were no members of the public present.
The map incorporated all the changes previously discussed. Ms. Dean will try and see if Mr. Mulholland’s request that State land be indicated can be done.
The hearing was closed at 7:48 p.m.
Ms. Brymer moved the following:
BE IT RESOLVED that the Newtown Planning and Zoning Commission
APPROVES a certain map entitled “Town of Newtown, Connecticut Proposed Zoning Map February 17, 2011 Zoning_Proposed_42x72_20110217.mxd February 17, 2011”
BE IT FURTHER RESOLVED that this approval maintains consistency between the Zoning Regulations and the Zone Map for the Town of Newtown.
BE IT FUTHER RESOLVED that the revised Zone Map is consistent with the implementation of the recommendations of the Town of Newtown Plan of Conservation and Development.
BE IT FURTHER RESOLVED that the revised Zoning Map for the Town of Newtown shall become effective March 28, 2011
Seconded by Mr. Poulin
Vote: Ms. Dean Yes
Mr. Poulin Yes
Ms. Brymer Yes
Mr. Bloom Yes
Mr. Mulholland Yes
Motion approved.
PUBLIC HEARING (Continued)
APPLICATION BY THE TOWN OF NEWTOWN PLANNING AND ZONING COMMISSION FOR UPDATE TO THE TOWN OF NEWTOWN PLAN OF CONSERVATION AND DEVELOPMENT AS CONTAINED IN A DRAFT DOCUMENT ENTITLED “SECTIONS OF THE WORKING DRAFT TOWN OF NEWTOWN PLAN OF CONSERVATION AND DEVELOPMENT 2010 SANDY HOOK DESIGN DISTRICT DRAFT - HAWLEYVILLE CENTER DESIGN DISTRICT DRAFT - SOUTH MAIN STREET DESIGN DISTRICT DRAFT”.
The Commission looked at the maps of the Sandy Hook Design District and Hawleyville Center Design District to decide if and where to expand them. The fact that this is simply a vision for inclusion in the Plan was emphasized and if it is not in the Plan it will not happen. The Plan gives a basis for applying for money such as sidewalks for Sandy Hook under small city grants.
The development of Hawleyville is contingent on sewers. One there is a real plan then the sewers will be installed. Mr. Poulin said for the purpose of the Plan there is a need to push for sewers. Mr. Porco advised that houses on main thoroughfares are going down in value under current zoning. They could increase in value if they were multi-use. Water is already in the areas. People want parks and bicycle paths. Parking in Sandy Hook is a problem and currently there is nothing to attract people to the area, whereas Hawleyville is just starting to develop. After a lengthy discussion it was decided to keep the Design Districts as depicted on the Zoning Map.
Guidelines for all Design Districts is attached to these Minutes.
DISCUSSION OF RESPONSES THAT PLANNING AND ZONING HAS RECEIVED FROM:
BOARD OF EDUCATION – Memo from Janet Robinson August 19. 2010. There is a need for statistics.
BOROUGH OF NEWTOWN – Memo from Linda C. Shepard July 16, 2010 and letter from James O. Gaston, Sr. June 1, 2010 which is very clear
COMMISSION ON AGING – Letter from Tom Dwyer June 22, 2010
EDMOND TOWN HALL BOARD OF MANAGERS – Letter sent August 11, 2010. The Commission said they did a good job
LEGISLATIVE COUNCIL – Letter from A. Jeffrey Capeci January 25, 2011 with a few suggestions. A response should be sent advising that the town budget cannot be linked to the capital improvement plan
NEWTOWN YOUTH AND FAMILY SERVICES – Letter to George Benson from Beth Agen May 28, 2010. Mr. Mulholland thinks there is a need for feedback on what they are going to do.
PARKS AND REC are still working on their response
Ms. Dean thought they should meet in two weeks when they will be discussing the South Main Street Design District.
SANDY HOOK SIGN GUIDELINES
Mr. Porco went on the websites for other towns such as Kent and Washington Depot to see how they handle signage and to see how the signs could be more shop friendly in Sandy Hook. Ms. Dean does not want to see too many signs but agreed that it does warrant looking into. Mr. Bloom thought some businesses off Main Street should be able to put up small signs to enhance small out of the way shops.
DISCUSSION CONCERNING CONSIDERATION OF AN ANTI BLIGHT ORDINANCE
Ms. Dean expressed reluctance to tackle what is and is not blight at this time. The matter was tabled for a while.
LAND USE AGENCY DIRECTOR’S COMMENTS
Mr. Benson was not present
MINUTES
Mr. Mulholland made a motion to approve the Minutes of March 3, 2011 with the following correction:
Page 1, paragraph beginning “The Commission had --- delete after --- Sewers should be installed shortly”
Seconded by Mr. Bloom. The vote was unanimous.
ADJOURNMENT
Mr. Bloom made a motion to adjourn. Seconded by Mr. Porco. The vote was unanimous.
The meeting adjourned at 9:27 p.m.
Plan of Conservation and Development 2010
November 30, 2010 Draft For The
Hawleyville Center Design District
History
The Interstate 84 Exit 9 Transportation and Development Study (HVCEO Bulletin 94) performed in 1997 concluded that the Hawleyville Center located in close proximity to Exit 9 is one of the least developed areas around any I-84 Exit in the State of Connecticut.
In the 2009 HVCEO Regional POCD, Hawleyville was designated a “Small Community Center”. These centers are described as “groupings of residential, business, and institutional facilities, often having an historic past, or as traditional centers in semi-rural remote areas….”.
Recognizing the potential for development, the Hawleyville Center section of Newtown was designated a Design District under General Statutes of Connecticut (Sec. 8-2) that provides for the creation of village districts to regulate new construction, substantial reconstruction and rehabilitation of properties.
Present
Located along Route 25 Hawleyville Center is comprised of a mixture of small businesses, civic organizations, residences, a post office, and a railroad yard. In addition, these business activities provide services to the high volume of traffic travelling along Route 25 through Hawleyville Center to and from Interstate 84 and Route 6. The Housatonic Railroad also services this area. Industrial uses along Barnabas Road are fully operational at the present time.
Design Guidelines for the Hawleyville Center Design District have been published that describe the elements of context, scale, site design and amenities that are necessary to achieve a cohesive district consistent with and which reflect the character of a New England Village. The Hawleyville Center Design Guidelines provide examples of specific design elements that have been found to be important and necessary for ensuring a cohesive and functional district.
The HCDD zoning regulations and the HCDD design guidelines identify the importance of the Hawleyville area within the Town and suggest a series of recommendations to create a cohesive neighborhood business district that will include mixed-use activities, improvements and development typical of a village center.
Future
Development in the Hawleyville area will be expected to achieve the highest quality of design that will blend the pedestrian scale of a village center with the functions of Route 25, Interstate 84, and the railroad line for regional transportation linkages. Development will be directed to respect the environmental conditions and history in the area and to contribute to an integrated, cohesive New England village center. On site public amenities will be required to tie the district together and to provide circulation patterns typical of a business center. At a special meeting at the Hawleyville Fire House in October 2010, Hawleyville residents stated that they would like to have sustainable growth for Hawleyville and these projects pursued for Hawleyville Center:
- parks including pocket parks,
- street lamps,
- sidewalks,
- sewers, and
- cross walks.
An increase in the development density in the Hawleyville area will require extension of the sewer and water lines from Route 6 to Route 25. The plan is to bring the sewer to Exit 9 of Interstate 84, Barnabas Road, and Hawleyville Center. This infrastructure will support future commercial and residential development on the south side of Route 25 and a corporate office or hotel complex constructed on the larger property located on the north side of Route 25.
Hawleyville Center could expand its current mixed use to include residential over retail or office. Expansion of the rail/lumber yard off Route 25 to include a substantial waste handling operation may preclude any additional development in Hawleyville Center.
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Plan of Conservation and Development 2010
Draft For The
Sandy Hook Design District
History
The Sandy Hook section of Newtown was designated a Design District under General Statutes of Connecticut (Sec. 8-2) that provides for the creation of village districts to regulate new construction, substantial reconstruction and rehabilitation of properties.
Many links to Newtown’s history may be found in antique buildings scattered throughout town. Evidence of this early history is still viable in Sandy Hook center where many homes and mills of the colonial period remain. The reason Sandy Hook was established as a Design District is to preserve what remains of a small town commercial center. Development is encouraged that reinforces the unique sense of place for new retail, entertainment, recreational, residential, and commercial uses as well as mixed-use sites.
Present
Located at the crossroads of Church Hill Road, Glen Road, Riverside Road, and Washington Avenue, Sandy Hook center is comprised of a mixture of small businesses, civic organizations, and residences. The Pootatuck River, flowing south to north, crosses through the center and connects with the Housatonic River to the north. Two industrial mills along the Pootatuck River on Glen Road contribute to the employment base and commerce in Sandy Hook. The existing urban pattern of Sandy Hook center includes elements that are characteristic of a compact crossroads hamlet and exhibit an ideal physical form and pattern for urban design.
Sandy Hook center is zoned to encourage the mixed use of properties and buildings and the historic development patterns are recognized as a characteristic of smart growth. Public sewers have been installed and public water service is being built. A small public plaza exists at the crossroads. The plaza acts as a stage for seasonal gatherings that are organized by merchants for the benefit of the neighborhood.
Design Guidelines for the Sandy Hook Design District have been published with these objectives:
- to preserve and enhance the historic and architectural character of Sandy Hook as well as locally significant features, distinctive buildings or vistas from within the District;
- to preserve and enhance the streetscape consistent with the specifications developed by the Sandy Hook Streetscape Steering Committee;
- to improve vehicular movement; and
- to promote pedestrian circulation within the District.
The Sandy Hook Design District is successfully becoming a destination for the local residents as well as people living in other nearby communities. The streetscape project has converted the Sandy Hook Design District into an attractive pedestrian environment with sidewalks, benches and lampposts where people like to stroll especially along the Pootatuck River and visit the local shops and businesses.
Future
A streetscape improvement project is planned for the future and funds have been provided in the 2010-2011 Capital Improvement Plan (CIP) to support this project. The plan will enhance the character of Sandy Hook center and improve pedestrian access and circulation.
A sanitary sewer serves Sandy Hook center, providing service to the entire District. This allows for the high density of development in the area. However, further development is restricted by a limited public water supply. An extension of the current waterline to serve the Sandy Hook Center is proposed and is included in the 2010–2011 CIP.
The proposed waterline extension that is in the CIP should be installed to improve existing service and provide for future development. The line would be extended up Riverside and Glen Roads to the end of the sewer line. It would also be extended to the end of Church Hill Road and down Washington Avenue.
The Commission believes that in the future the boundaries of the Sandy Hook Design District could be expanded to the areas encompassed in the accompanying map. Development in this expanded area will be limited unless both the public sewer and water lines are extended to serve these areas as well. Plans for the expansion of this infrastructure are recommended for incorporation in Newtown’s Capital Improvement Plan.
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Plan of Conservation and Development 2010
Draft For The
South Main Street Village Design District (SMVDD)
History
The South Main Street Village Design District (SMVDD) was created in 2007 as an overlay zone along South Main Street from the Monroe/Newtown boundary on the south to the Borough of Newtown Boundary on the north to enhance opportunities for adaptive reuse of existing residential structures and to provide for limited infill development that will not generate large volumes of vehicular trips along Newtown’s main transportation corridor appropriate to the location and scale of any particular site. Such opportunities are intended to maintain and enhance the unique small town New England character of South Main Street including the residential and natural characteristics that define the corridor, provide economic development, limit the scale and type of uses that will be allowed, encourage historic preservation, limit the amount of
traffic that will be generated and to control traffic access by limiting the number, size and location of driveways onto South Main Street.
Present
South Main Street has a distinct landscape and character due to the nature of the resources, uses, and functions in the corridor:
- the corridor serves as a gateway to Newtown from the south and
as a transition to and from the Borough on the north;
- it contains large expanses of fields and open lawns, historic homes,
open fields and small specialty retail shops that help give Newtown;
- its “New England character” constitutes the major portion of the area; and
it contains sensitive natural resources such as wetlands and aquifer
areas which must be protected
Besides these resources, the corridor contains or is adjacent to several large business and industrial operations or sites where future development has the potential, if not designed sensitively, to fundamentally change the landscape and character of the corridor. Increasing traffic volumes may increase the pressure for alternative uses in the corridor.
Any proposed Special Development District is considered to be a designated design district so that development within the district will be reviewed by the Design Advisory Board. Any proposed Special Development District is considered to be a village district pursuant to CGS Section 8-2j.
Existing criteria of the underlying zone districts and the aquifer protection district regulations as applicable continue to be in force until such time that an application for a Special Development District is made to the Commission for approval of a zone map change and Master Plan for any property eligible under the SMVDD.
Since the creation of the SMVDD, three (3) applications for a Special Design District (SDD) have been approved. One involved adaptive reuse of a Victorian home and the other two were for commercial establishments: one a single use within a single building and the other a multi-use, multi-building commercial facility. These three (3) SDDs illustrate the diversity that can be achieved within the SMVDD.
Future
Proper development, even large scale development, can complement the overall character of the SMVDD corridor provided it is designed sensitively and the architecture complements the desired character of the corridor.
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