MEMBERS PRESENT: Patrick Kennedy, Bart Pacekonis, William Carroll, Viney Wilson, Mario Marrero, Kevin Foley, Elizabeth Kuehnel
ALTERNATES PRESENT: Stephanie Dexter, Will Butter
STAFF PRESENT: Michele R. Lipe, Town Planner; Lauren Zarambo, Recording Secretary
**************************************************************************************
REGULAR MEETING / MADDEN ROOM
Chairman Kennedy called the Regular Meeting to order at 7:30 p.m.
PUBLIC PARTICIPATION: None
NEW BUSINESS:
- Meeting with Heidi Samokar, from Planimetrics to review the Plan of Conservation and Development (Booklet 5 enclosed).
Heidi Samokar began the overview of Booklet 5 (Bk5) which addresses development issues of Community Structure including Residential Development and Business/Economic Development. Ms. Samokar stated she will develop a first draft of the Plan after she receives the Commissioners’ input on the booklets.
The first concept of built community is Community Structure. Some communities have an identifiable Town Center where original development was retained over time. That sense of place can guide growth in the future. A planned campus style development can enhance community structure. A ‘campus’ is a large piece of land developed in a cohesive manner. Corridors with strip mall after strip mall detract from community structure.
A map of South Windsor (Bk5, p3) showing what areas are more or less densely developed was discussed. State road corridors are where much of the development has occurred. An overlay map (Bk5, p4) showed the Commercial/Industrial, Residential, Openness and Community Structure Plan. A Plan for Community Structure can guide development for predictability about where certain types of development might make the most sense.
Housing trends are changing, illustrated on a graph (Bk5, p5) fewer than half of households are considered ‘traditional’ with 57% inhabited by one or two persons. A loss of young adults and empty nesters is also occurring as they relocate elsewhere. Another graphic (Bk5, p6) showed ‘a ladder’ of Residential Development and Housing Needs from younger to older residents. Rentals are in demand as are rentals for the elderly with the Housing Authority and privately owned higher end assisted living units and affordable independent senior units. Although the Housing Authority has plans to build forty congregate units for seniors who need some assistance, it is important long term for the town to provide affordable assisted living for the elderly.
South Windsor does not have many rentals available although some single family houses and condominiums are rented. The new development in Evergreen Walk will offer higher priced rentals for young professionals and ‘downsizers’. After Town Planner Lipe mentioned a pending application for 155 condo units, Ms. Samokar discussed the downside of how financing for condominium sales can be affected when a certain percentage of condo units are rented. A chart illustrating owner vs. renter percentages of neighboring towns (Bk5, p7) was shown. Higher end rentals, like those proposed for Evergreen Walk, in strategic locations can benefit South Windsor’s community structure and economic strategy drawing new business to the center of town.
Ms Samokar asked Commissioners if there are opportunities and locations to encourage additional rental housing within walking distance or within the Town Center. Chairman Kennedy mentioned the approval for mixed use development on Ellington Road but that there has been little to no request to change zoning regulations for more rentals in the center of town. Planner Lipe stated there is a mixed use regulation that can be applied for by Special Exception in restricted commercial or general commercial zones. Ms Samokar suggested creating a policy that recognizes the potential need for more rentals in Town Center and that the tools are already in place to allow it when the need arises.
Restrictions within the Gateway Zone were discussed. Planner Lipe stated the original two hundred unit residential allowance has been used up with Evergreen Walk. Vice Chairman Pacekonis stated originally no apartments were allowed in the Gateway Zone but those restrictions were modified over the years to help business survive and meet community needs. Ms Samokar asked if in the future, especially with Evergreen Walk’s success, the commissioners would be agreeable to raising the cap on residential limits. Commissioners discussed the importance of not allowing ‘apartments to be everywhere’ and to protect commercial use. Discussion continued with the aid of a town map about which sections of the area would best support residential. Vice Chairman Pacekonis described developers saying they needed a certain
amount of apartments to make it cost effective to build in Evergreen Walk which encouraged the Commissioners to create the 200 unit cap and the phases of the project.
Commissioner Carroll asked about a cap for ‘55 plus housing’. Vice Chairman Pacekonis replied the cap has been raised to meet needs and if a developer proposes a project to fit needs the cap can be adjusted. Ms. Samokar clarified any development can be labeled as ‘age restricted’ by a developer. Commissioner Foley asked if there were any restrictions on square footage for elderly housing. Planner Lipe replied since 2007 there are no single family minimum house sizes in the regulations. Ms Samokar stated there are restrictions for multi family dwellings and encouraged rethinking those minimum size restrictions.
Caps allow additional senior housing development if the market is there without over saturation in order to have a healthy balance of age groups. Ms Samokar calculated the need for an additional 414 units to meet the needs of the community and suggested the Commission consider raising the cap accordingly. Commissioners discussed concerns about development without caps or with higher caps regarding a potential rush to develop, quality and size of developments. Commissioner Marrero asked if all communities have caps to which Ms. Samokar replied South Windsor was the first community she has worked with which has a cap in place. Having provisions in place does not require a project going forward if the market is not there, it just provides more options.
Concerning Residential Development, overall affordability is an issue in the State of Connecticut and should be monitored by the Town to implement appropriate approaches when warranted. A chart was displayed (Bk5, p9) comparing Passive, Intermediate and More Active Approaches. Commissioner Carroll praised the Intermediate Approach as in #6 (encouraging preservation of existing housing that sells or rents at affordable prices) and stated South Windsor is on track with what the market bears with entry level, middle and high end homes. Vice Chairman Pacekonis brought up Passive Approaches #1 (Wait to see if market forces provide housing alternatives.) and #4 (Identify other organizations that might help address housing needs and encourage and assist them with this effort.) and Intermediate Approaches #5-8 and #11 and Active
Approaches #12, 14 and 15 over others and stated with further explanation other choices may be appropriate. Ms Samokar noted the Commissioners chose the more ‘immediate’ choices where other choices might come in to play in the future based on needs.
Ms Samokar spoke about communities with Housing Partnerships where Housing Committees can obtain funding from the State, find a developer, build housing and administer restrictions on income requirements. This has been employed successfully in towns where affordability issues are great such as in the town of Ridgefield, CT.
Flexibility and choice are critical in housing for the future. With changing demographics the key for communities is to be flexible and allow possible new approaches of repurposing/converting single family homes into congregate housing for seniors or housing mixed in with business uses in certain zones to meet changing needs.
Housing as economic development can build the tax base of a community. A Housing Opportunities Analysis map was discussed (Bk5, p11). Vice Chairman Pacekonis brought up concerns about density and traffic on Sullivan Avenue during rush hours. Ms. Samokar confirmed not all development belongs in all areas. Conversation continued concerning sidewalks. Vice Chairman Pacekonis brought up the conflict of building up the town center without safe routes for pedestrian traffic in place. Commissioner Wilson commented on public opinion of sidewalks. Commissioner Foley asked Ms Samokar to clarify what specific projections she was making for the next 20 year period to which she replied more people would be sharing housing in non-traditional families.
The last map discussed, a Residential Densities Plan (Bk5, p12), showed existing zoning districts and their densities. Ms. Samokar asked the Commissioners to consider for future discussion whether the zoning on Main Street should have lower density and if other lower density areas, including the golf course, should be mandatory open space subdivision areas. She defined the areas with little development potential due to natural resources constraint as rural preservation areas.
The overall residential development strategy is to preserve the integrity of existing neighborhoods and allow for a range of housing types in appropriate settings. Under ‘Homework’, Vice Chairman Pacekonis added his goals as willing to explore raising the cap on senior residential development and his additional strategies to encourage and define areas for congregant housing, increase minimum lot size along Main Street, encourage owner occupied duplexes, and to explore housing options relating to page 11 of Booklet 5.
Business Development relies on good business zoning, attracting and retaining businesses and improving the appearance of businesses. Ms Samokar stated South Windsor is in good shape with its zoning meeting its goals with sufficient land for business use. Minor adjustments can be made to minimize conversion of industrial land by rezoning or allowing commercial uses in industrial zones. It is impossible to find new land to be zoned for industry. It makes sense to preserve industrial zones as much as possible but commercial zones for commercial services can be created at popular intersections. A second zoning suggestion is to create a new or overlay zone in the town center since there is such a mixture of zones there presently. A third zoning suggestion is to consider a transition zone in the rural residential area of Route
5 as it moves toward East Windsor keeping it residential but allowing the next tier of home occupations.
South Windsor is well known as a business friendly community. A challenge to attracting and retaining new businesses is having the staff and the resources to do the day to day work. An organization list (Bk5, p16) goes over some of what needs to be done daily. South Windsor has a creative approach in contracting the executive director of the Chamber of Commerce to help but it is important to have a town official to represent and speak for the town. Ms Samokar had met with SWALPAC and encouraged the Commission to get their support.
Tax incentive programs are important tools that South Windsor has in place to give strategic advantages to businesses. Façade improvement programs for businesses that are expanding or relocating to South Windsor are also beneficial. The Town Manager has an interesting idea for using a portion of the Post Office to help meet space needs of the town and to create an incubator space for growing businesses who may need a conference room or to have facilities to use printers. Commission Carroll agreed with the use of a tax exempt and façade improvement programs as ways of attracting and retaining business. Vice Chairman Pacekonis suggested it could be implemented through the Town Council by approval. Ms Samokar stated there was a strong response from the community to improve the appearance of occupied buildings in
disrepair or vacant buildings on Route 5. It makes sense to make public funds available to struggling businesses when it is important to the community. There are state STEAP grants available for forgivable loans for signs, landscaping, repair of parking areas and façade improvement all which would require architectural review giving the town a strong say in the final results. This 50% match loan program requires the owner to come up with ½ the money. There needs to be strong community support to justify the investment in difficult economic times.
South Windsor’s current view is to have an overarching goal to support business development that is consistent with the character and scale of the town. Ms Samokar added ‘in order to build a tax base and provide jobs and services’.
Ms Samokar, after meeting with one of the owners of the Town Center Plaza and the Town Planner, relayed zoning to be the number one obstacle for the owners of the Town Center Plaza doing more on their site due to coverage requirements, parking requirements and setback requirements. A new zone or overlay zone could relieve this and enhance the town center. Outdoor dining was discussed as a strategy of having a mix of uses so that there is activity at all times of the day. Ms. Samokar suggested promoting the idea of outdoor dining and letting the owners of restaurants in the center know outdoor dining is allowed. There are a number of provisions in zoning for outdoor dining that could be eliminated: zoning restrictions on outdoor dining on town owned property although the Town Council approves it and not allowing parking
spaces to be used for outdoor dining. Ms Samokar suggested allowing trial runs for a few weeks without the need for permits to see if there is interest or success or creating a ‘Town Outdoor Dining Weekend’ giving restaurants amnesty from permits. A new social-media driven trend, ‘Pop Out Dining’, which uses the street as dining room was described.
The Right of Way, ROW, of properties on Route 5 was mentioned. Ms Samokar had consulted with the DOT about previously posed questions regarding guard rails and the overabundance of traffic control signs on Route 5. The guard rails cannot come down due to traffic speed, the narrowness of the median and accident history. When guard rails are to be replaced in the future a more attractive style can be installed. The overabundance of traffic control signs is partly due to the town’s requests for signage. Ms Samokar counseled being careful with requests in the future. She also suggested featuring pictures in the Plan of examples of attractive landscaping businesses have done on Route 5 between the ROW and building front yards. In those cases good landscape makes up for less attractive buildings and can be used as
examples to emulate and to acknowledge their contribution.
Provided in the booklet was an updated Main Street Build Out graphic (Bk5, p 25) comparing two approaches in zoning and its effect on residential build out. Ms Samokar will be providing the Commissioners with an online questionnaire to complete anonymously to get further feedback for the development of the Town Plan.
Town Planner Lipe projected one more meeting in August for Planimetrics and will schedule a special meeting if the August 21st agenda fills.
- Discussion concerning draft of State Plan of Conservation & Development (document distributed at PZC 6/12/12 meeting)
Town Planner Lipe directed the Commissioners to the draft of the State Plan. The text and map are available in draft form. Public Hearing is tentatively scheduled for August or early September and any comments are due back to the State by early October. Comments from Commissioners about the text were requested by Planner Lipe. The State Plan is very important for South Windsor as a community because it guides state dollars. The map dictates whether South Windsor is able to apply for funding in growth development areas versus preservation areas. The emphasis presently is to develop growth areas where the state wants to invest money for state conservation/preservation or dollars for actual development. This map has been produced with a whole different set of criteria than in the past. Census data was used to create a
matrix and showed more criteria in favor of development versus preservation. Town Planner Lipe is making electronic administrative adjustments to the map to correct town owned properties or school owned properties which have been labeled conservation / preservation areas incorrectly.
The DEEP has restricted what South Windsor can sewer based on the state plan. After meeting with ‘OPM’ concerning the sewer plan compliance with the State plan, Planner Lipe projected there is nothing taking away potential development areas because of the sewer plan.
A discussion took plan about purchasing land for development rights or for open space. An individual can sell the development rights of land to the town or the state which can pay the land owner not to develop or for developable rights. Once purchased there are no restrictions on how the town /state can use the property. Land can be developed or sold in the future.
Planner Lipe asked for comments on the text from the Commissions and stated she will keep the Commissioners informed about the map updates. There are questions on how the State data is used by state agencies like DEEP. This is OPM’s data which they are trying to share and have compliance with all agencies. South Windsor is in good shape with the data shown. The legislature is requiring communities to sign off on this state map through a cross-acceptance process. Any disagreement should be documented to create a paper trail for communities to go back in the future concerning potential disagreements. Vice Chairman Pacekonis asked about the public hearings. Planner Lipe explained the hearings can be attended or written comment can be submitted. October 2nd will be the last date for public comment but then
there will be a cross acceptance process for towns to participate.
- CGS 8-24 Referral for the discontinuance of a portion of Felt Road that is currently a ‘paper road’. (Letter and map previously distributed)
Town Planner Lipe showed a map and described the location of the portion of Felt Road to be discontinued. The town has abandoned interest in the 25’ strip of land created by interior lots and wants to legally discontinue its interest in the property. It is without utilities or a road and is known as a ‘paper road’ on map only. Vice Chairman Pacekonis stated entrance can be made through Palmer Drive. Planner Lipe continued a private drive gives access to the interior lots for which the town gave an easement.
Vice Chairman made a motion to approve. Commissioner Foley seconded the motion. The motion carried by unanimous vote.
BONDS: None
MINUTES: 6/12/12
Vice Chairman brought up the subject of Surety Bonds from the 6/12/12 minutes and proposed a future discussion if a change is to be implemented. The minutes were adopted by consensus.
OTHER BUSINESS:
Town Planner Lipe spoke about an upcoming meeting she would be attending concerning the potential of an electronic informational sign in front of the community building in the town center to replace the temporary banner signs currently used. Current regulations prohibit blinking signs. Planner Lipe will be coming back to the Commissioners to see how this sign proposal will meet zoning requirements.
ADJOURNMENT:
Vice Chairman Pacekonis made a motion to adjourn the meeting. Commissioner Wilson seconded the motion. The motion carried and the vote was unanimous. The meeting ended at 9:40 p.m.
Respectfully submitted,
Lauren L Zarambo
Recording Secretary
| 
