PZC MAIN STREET SUBCOMMITTEE MINUTES
THURSDAY, DECEMBER 12, 2013
6:30 - 8:00 P.M.
Members present: Bart Pacekonis, Daryl Ramsey, Ginny Macro, Karen Isherwood, Dave Goslin, Ben Wheeler, Janet Wade-Utay
Staff present: Michele R. Lipe, Town Planner
CALL TO ORDER: The meeting was called to order at 6:30 p.m.
PUBLIC PARTICIPATION: None
NEW BUSINESS:
- Discussion of with Greg Farmer, Circuit Rider for the Connecticut Trust for Historic Preservation, regarding other Main Street communities around the state and zoning considerations
Mr. Greg Farmer, Circuit Rider for the Ct Trust began his presentation by introducing himself and his role as a Circuit Rider. He stated that the Connecticut Trust for Historic Preservation is not a regulatory authority, but can provide objective guidance as the Main Street Subcommittee begins its work.
Mr. Farmer indicated Main Street is one of the state’s most impressive streets in terms of its historic value. The long narrow lot pattern of the area, dating back to the 17th century, was beneficial for agriculture done in common when farming with oxen was most efficient. The stellar architecture offers some of the best houses in the state rated in the top 2 to 3 percent statewide for their historic integrity. However, the erosion of community and historic character can happen quickly and can have a profound effect on the appearance of the area.
East Windsor Hill is on State and National historic registers where its quality and resource are recognized but is offered little to no protection. The National Register can put an injunction on ‘unreasonable construction” and locally the Demolition Delay Ordinance provides the potential of delaying demolition of structures which are at least 75 years old. The town’s Plan of Conservation and Development generally supports historic resources.
Mr. Farmer offered ideas for consideration such as a ‘Main Street Association’, a neighbor association to work as a mechanism for a municipal sounding board for discussion on community development over time. He stated change to an area comes when new people move in often without the same roots or vested interest as original residents.
Public Act 13-181 went into effect on October 1st which authorizes municipalities to protect historic properties or architectural character of properties or districts that are listed on or under consideration for listing on the National Register of Historic Places or the State Register of Historic Places. Historic Zoning could overlay existing zones to help specify uses by right and special exception and specify set backs, clearances and lot coverage.
The development pattern of the Main Street area makes for a very distinctive look. It is very traditional in character with buildings located to face the street. A Village District can be established under separate legislation to primarily protect the visual character of the area. A Design Review District is another option which would employ professional design consultations.
Mr. Farmer made comparisons between South Windsor and the town of Lebanon which has a mile long undeveloped green in need of protection. Lebanon received a CT Trust Grant to use the Vibrant Communities Initiative to work with residents, town boards and designers to modify zoning and control development. They looked at build out scenarios, zoning changes and threats to the historic character and worked with setbacks, parking locations behind buildings, design and types of uses consulting with property owners for compatible uses that might preserve the integrity of the area.
Survey and planning grants were discussed. The Watson House was cited as the nicest federal building in the State. CT trust easements and historic preservation easements are private mechanisms to employ. The State offers tax relief for properties in restoration for residential or commercial purposes.
- Brainstorming of possible uses on Main Street
The best ways to re-use properties on Main Street were discussed such as living on Main Street, renovating and using outbuildings, the adaptive re-use of outbuildings, rental apartments and second units within homes. Income generating commercial uses can employ federal and state tax credits for adaptive re-use of properties up to 20% to 30%. Tax credits are offered for Bed & Breakfasts, rental properties, office uses, art studios and galleries. Barns and sheds can be converted into other residential units.
- Discussion of possible zoning approaches
Different zoning approaches could include a rezoning of the area, adding uses and criteria to the text or an overlay zone that includes different uses or standards. It was determined more information was needed before specific direction could be determined.
- Discussion of committee goals and next steps
Research of other communities such as the Windsor Palisade District and Lebanon was suggested. Lipe offered to contact representatives from the Town of Lebanon to discuss further the process they recently went through and the regulations they adopted.
OTHER BUSINESS: The next meeting is scheduled for Thursday, January 9, 2014.
ADJOURNMENT: The meeting adjourned at 8:00 PM.
Respectfully Submitted,
Michele R. Lipe, AICP
Town Planner
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