MEMBERS PRESENT: Kevin McCann, Louise Evans, Patrick Kennedy, and Tim Wentzell
ALTERNATES PRESENT: Gary Bazzano, Bart Pacekonis
STAFF PRESENT: Marcia Banach, AICP, Director of Planning
PUBLIC HEARING
Chairman McCann opened the Public Hearing at 7:30 p.m. Commissioner Evans read the legal notice published in the Journal Inquirer.
Planning and Zoning Commission’s Town Plan of Conservation and Development—The Planning and Zoning Commission is required by State statute to prepare a Plan at least once every ten years. The main purposes of the Plan (per CGS §8-23) are to:
be a statement of policies, goals and standards for the physical and economic development of the municipality,
be designed to promote, with the greatest efficiency and economy, the coordinated development of the municipality and the general welfare and prosperity of its people,
recommend the most desirable use of land within the municipality for residential, recreational, commercial, industrial, conservation and other purposes,
recommend the most desirable density of population in the several parts of the municipality,
make provision for the development of housing opportunities, including opportunities for multifamily dwellings, and
promote housing choice and economic diversity in housing, including housing for both low and moderate-income households.
Chairman McCann noted the importance of the Town Plan of Conservation and Development and thanked the audience for attending. He reviewed the history and formation of the Plan, noting that such a Plan is statutorily required every ten years but that South Windsor has updated our Plan every five years. This Plan revision was initiated two years ago and included public outreach efforts as well as interaction with other boards and commissions to obtain input. The draft Town Plan was presented to the Town Council in April; the Council held a public hearing on the Plan on June 3. Tonight’s hearing is the Commission’s own public hearing to receive input and feedback on the draft Plan.
Chairman McCann noted that this new Plan has a completely different format than previous plan, with an action plan and a vision of the future at the front of the Plan; supporting data is included at the back of the Plan. The Commission’s overall goal was to balance a desire to maintain the Town’s existing character and quality with the needs of the Town for reasonable development.
Public participation:
Kathy Franklin, Chapel Road, noted that the Commission needs to raise the bar in the Chapel Road/Route 5 area, and discourage applicants that cannot meet the high standards. Route 5 is what people see first when they exit from I-291.
The next speaker (name illegible) said that he is both a resident and small business owner in South Windsor. He expressed appreciation for the format of the hearing, with the one-hour preview during which he got many questions answered. He asked the Commission what opportunities are available for small businesses to start up and grow. Space along Sullivan Avenue is overpriced for start-up businesses. He suggested that the areas designated as “mature residential” are no longer appropriate for single-family residential. Also, the existing commercial areas are not connected to each other by the “mature residential” corridors that would be appropriate for small professional offices.
Joe Carino, Ellington Road, noted that while he serves on several boards/commissions, he is representing only himself and his opinion at this hearing. He noted that the Plan is a good one overall, but he had three specific comments: (1) Action #5, Traffic Impacts—first bullet regarding visual enhancements within the public ROW to reduce vehicle speed. Mr. Carino suggested that this idea needs much more research and coordination with the Police Chief to determine if it is a viable idea. (2) Page 12, PZC Partnerships—5th and 6th bullets: Mr. Carino suggests that “EDC” and “Redevelopment Agency” are reversed in these two paragraphs. (3) Within the areas designated as “Preservation Areas,” one of the PZC’s continuing recommendations is that utilities (water, sewer) not be
extended into those areas, as extension of utilities tends to promote development. Mr. Carino indicated he feels very strongly that using lack of utilities to control development is wrong. He noted that the Commission could control development through its rules and regulations. The Town should avoid any reoccurrence of contamination of water supplies by having public water.
Cliff Slicer, Niederwerfer Road, noted that he is a member of EDC and WPCA but is speaking as a resident of Niederwerfer Road. He said that it is a gross unfairness to people within the preservation areas. If the Town is going to tell people they cannot develop their property, then the Town needs to compensate the property owners for this loss. It is not fair to penalize this area because other people in the community want it left open. This is not an agricultural community any longer.
Gary Pitcock, Long Hill Road, noted that the residents in the southern part of Town feel like they got pretty beat up over the years with the I-291 corridor. The economic development areas on the draft Land Use Plan seem like large “sweeps,” and he disagrees with the inclusion of Long Hill Road within an Economic Development area. The area residents’ top concerns are historic areas and rural preservation, yet not much is left. He asked who decides where “historic areas” are?
John Dzen, Foster St Extension, spoke about the farms around Barber Hill. With this plan, he noted, his family will be penalized financially for being stewards of the land longer than others in the northeast corner. The Preservation designation seriously impacts the value of this land and is too restrictive. The PZC needs to find a happy medium where Mr. Dzen’s heirs can cash in on the value of their land.
Richard Grigorian, Main Street, noted that he is a 45-year resident of South Windsor. He suggested that the Commission needs to envision the Town not at the present time, but years in the future. Past plans, such as the 1967 Town Plan, do not resemble what the Town is actually like today. The Commission needs to project into the future and not necessarily get locked into hard and fast rules and a particular pattern that will need to be changed in another five years.
Charles Rotenberg, Main Street, said that he is a professional planner and complimented the Commission on the Plan. He reminded the Commission that they need to maintain the line between development and preservation in certain areas of Town. He questioned why the consultants had used ADT for the traffic study rather than using the 20th highest traffic hour, which he indicated would provide a truer picture of the traffic volumes.
Commissioner Evans read into the record correspondence from Elizabeth Warren, Chair, Agricultural Land Preservation Advisory Committee; Capitol Region Council of Governments; Mayor William Aman; Attorney Wayne Gerlt; Attorney John Woodcock; and Elizabeth Warren, Chair, Inland Wetlands Agency/Conservation Commission (Exhibits A through F).
Marcia Banach, Director of Planning, reviewed the Commission’s next steps. A work session has been booked for the Commission for July 16 to review public hearing input and discuss revisions to the draft Plan. Then the Plan must be adopted, with implementation to follow. For the first time, a comprehensive update of the Zoning Regulations will be done immediately after adoption of the Plan, so that implementation of the Plan can begin immediately.
Chairman McCann indicated that, while no additional public hearings are scheduled for public input, tonight’s hearing will be left open until July 16 in order to receive any written comments that may be forwarded.
Commissioner Wentzell questioned whether there had been a change in the Preservation Areas recommendations from the previous Plan to this Plan. Banach indicated there has been no change, and the same Preservation Areas have been in the Plan since about 1987.
Commissioner Evans noted that the Plan is implemented through the zoning regulations. The present Plan includes actions that were never implemented into regulations, such as zoning regulations that would help to preserve the northeast corner. The difference between the existing Plan and the new draft Plan is that the new Plan will be implemented.
Chairman McCann thanked the public for attending and said that he had gained new insights. He noted that after Plan adoption, the implementation would be an ongoing process. The public will have more opportunities to speak regarding the specific regulations that are proposed during the process of Plan implementation.
Appl 02-31P, CREC/Polaris Center, two-year Temporary and Conditional Permit to operate the Polaris Center Educational Program at 8 Nutmeg Road, I Zone
Donald Mercure from CREC presented the application. The Polaris Center school needs a temporary facility while their permanent home in East Hartford is undergoing renovations. The school will occupy 30,000 square feet of the existing industrial building at 8 Nutmeg Rd. Their architect has worked with our building inspector and fire marshal regarding interior renovations to ensure the industrial building meets all health and safety codes to allow it to be occupied as a school. Their current complex in East Hartford has both classrooms and residential facilities for live-in students.
Banach read the Planning Dept report.
Request for temporary & conditional permit to operate the Polaris Center educational facility in the former Dynamic Controls building at 8 Nutmeg Road, I zone, while the Center’s permanent facility in East Hartford is undergoing renovations. There are no external modifications to the building or site needed by the applicant. The applicant proposes to operate the facility for about 60 students Monday-Friday from 7:45 a.m. to 4:00 p.m., with occasional weekend use.
A Temporary and Conditional permit may be granted by the Commission for a use which is not specified elsewhere in the regulations for a period not to exceed two years. Such approval may be given if, in the judgment of the Commission, the public convenience and welfare will be substantially served, and the appropriate use of neighboring property will not be substantially or permanently injured, and traffic and other hazards will not result from such use.
The site is well able to handle the parking and student drop-off and pick-up needs for the temporary school facility.
The site is currently serviced by public water and sewer.
South Windsor Police Department has reviewed this application and does not have any traffic issues.
If approved, the Planning Dept has no requested approval modifications.
In response to Commission questions, Mr. Mercure indicated that the students come in from the central CT region (there are two South Windsor students in the program). About half the students are in residence in CREC’s East Hartford facility. The students come in by vans or regular passenger cars, depending on the number coming in from a location. The students are special needs students, generally with emotional issues. The special needs are handled with a high staff: student ratio of 1:4.
This portion of the public hearing was closed.
REGULAR MEETING – MADDEN ROOM
1. Appl 02-31P, CREC/Polaris Center, two-year Temporary and Conditional Permit to operate the Polaris Center Educational Program at 8 Nutmeg Road, I Zone
Chairman McCann appointed Bart Pacekonis to sit for Commissioner Larsen and Gary Bazzano to sit for Commissioner Choate.
Motion to approve was made by Commissioner Evans, seconded by Commissioner Kennedy. The motion passed and the vote was unanimous. It was noted that if CREC erects a sign, it must conform with the sign regulations for the industrial zone.
2. Appl. 02-27P, Ordway Zone Change, request for a zone change from Industrial to A-20 residential for approximately 5 acres at 479 Pleasant Valley Road
Commissioners indicated that this zone change seems sensible, and the subject land is well buffered from the existing Industrial zone by the Podunk River.
Commissioner Kennedy made a motion to approve the zone change, noting that the requested zone change is consistent with the Town Plan of Conservation and Development. Commissioner Evans seconded the motion. The motion passed, and the vote was as follows: Evans, Kennedy, Wentzell, Bazzano in favor; Kennedy, McCann abstained.
Motion to add Appl #02-29P was made by Kennedy, seconded by Commissioner Wentzell. The motion passed and the vote was unanimous.
3. Appl 02-29P, B & M Enterprises, Inc., request for resubdivision to create one new residential lot on the north side of Strong Road west of Route 5 (between Bancroft Lane and Gorski Drive), A-40 zone
Banach noted that this lot was previously approved by PZC but the mylars had not been filed on time, thus the subdivision approval had lapsed. The Special Exception approval for the interior lot remains in effect.
Commissioner Wentzell made a motion to approve with modifications. The motion was seconded by Commissioner Bazzano. The motion passed, and the vote was as follows: Evans, Kennedy, Wentzell, Bazzano, McCann in favor; Pacekonis abstained.
4. Appl 02-16P, Kibbe Subdivision, request for first and second 90-day extension for the recording of mylars
Motion to approve was made by Commissioner Evans, second by Commissioner Kennedy. The motion passed, and the vote was unanimous.
5. Appl 02-21P, Vintage Hills, request for first and second 90-day extension for the recording of mylars
Motion to approve first and second 90-day extensions was made by Commissioner Evans, seconded by Commissioner Pacekonis. The motion passed and the vote was unanimous.
Item: Other Business
Banach handed out a copy of a new Public Act that recently took effect. The new Act gives the Commission the express ability to modify zone change or zoning amendment applications rather than just approving or denying, as has been past practice because of the specific wording in the Statutes.
Banach provided Commissioners with another copy of the Commission’s previous comments on the Draft Town Plan, so Commissioners can review in preparation for the Plan workshop on July 16. She also noted she will be providing an implementation plan matrix within the next week for Commissioners to begin prioritizing Plan action items for implementation.
Banach presented a change order for Appl #00-28P, Wheeler Estates SRD. The owner is requesting approval to construct ten additional garages. Commissioners expressed concern regarding notification to current residents and buyers who may not be aware that the garages are proposed. Concern was also expressed regarding traffic flow and parking if the garages are added. Commissioners agreed that this proposal needs a site plan modification application so that all of the residents will be aware of the proposed changes.
ITEM: Adjournment
Motion to adjourn the meeting at 9:40 p.m. was made by Commissioner Kennedy and seconded by Commissioner Wentzell. The motion carried and the vote was unanimous.
Respectfully Submitted,
____________________________ ______________________
Kelli Holmes Approved
Recording Secretary
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