MEMBERS PRESENT: Bart Pacekonis, Billy Carroll, Viney Wilson, Betty Kuehnel, Mario Marrero, Frank Bonzani
ALTERNATES PRESENT: Stephanie Dexter
STAFF PRESENT: Michele Lipe, Town Planner; Lauren Zarambo, Recording Secretary
SPECIAL MEETING / MADDEN ROOM
CALL TO ORDER: Chairman Bart Pacekonis called the Special Meeting to order at 7:30 p.m.
PUBLIC PARTICIPATION:
Newly elected Town Council member, Steve Wagner, introduced himself as the new Council Liaison to the Planning and Zoning Commission.
NEW BUSINESS: Discussion/Decision/Action regarding the following:
- Presentation by representative from CRCOG regarding new sustainability zoning regulations
Ms Emily Hultquist, AICP, introduced herself and her work with the sustainable land use regulation program at CRCOG stating it will support the Commission’s proactive planning as it begins working with Glen Chalder visioning the new town center for South Windsor.
Stating zoning regulations can be used as a great enticement for excellent development, Ms Hultquist, in her power point presentation titled ‘Make It Happen’, showed a tree chart of words used in sustainable community development at the regional level which CRCOG uses to help communities coordinate and collaborate.
A chart was shown of three major demographic trends over the next twenty years in the capitol region:
- Baby boomers leaving the workforce and downsizing their homes to live in communities and town centers where they can age in place with amenities.
- From 1990 to 2006 Connecticut had a 30% decrease in 25 to 34 year olds
- The ‘Millennial Generation’ who are in their late teens and college years who value affordable housing of quality not quantity near transit and services in green developments, in other words, vibrant environments where they can live, play and work.
The trend of rising energy costs factors into the cost of housing within the Hartford region and where housing is located and developed for the future. Climbing gasoline prices put an emphasis on the importance of town centers where housing is placed near services.
Trends help CRCOG understand what is sustainable in communities. ‘Sustainable’ is defined as urban, suburban, or rural communities with more housing and transportation choices closer to jobs, shops, or schools that are more energy independent and help protect clean air and water. Communities can ensure that they have sustainability by community visioning such as tonight’s Special Meeting and long range plans such as the recently adopted POCD and make regulatory changes to insure those plans come to fruition.
In 2008 CRCOG received a Smart Growth Implementation Assistance Grant from the EPA. South Windsor was one of four communities in the region involved to look at where to locate growth, how to design neighborhoods and how buildings are constructed to be more sustainable. The grant allowed the creation of guidelines which can be found at: www.greenregionsdeep.org
A consultant team visited and analyzed South Windsor’s town center shopping area, a classic example of a suburban shopping plaza, to understand how to retrofit the area to help serve future demographic and energy trends. Ms Hultquist showed a schematic that was created of what might happen for the site. More roadways were created for connectivity with more opportunities for walking and biking.
CRCOG received a grant in 2010 from HUD and EPA to create plan use regulations by looking at existing regulations and removing the barriers which inhibit growth. Incentives are looking at and offered. Regulations have been drafted for alternative energy, efficient lighting, green garden roofing, community gardens, affordable housing, infill development and transit oriented development.
Infill development standards can be used to redevelop strip malls and center areas and appear the most tangible to redevelop the South Windsor town center area. Infill is defined as new development sited on undeveloped or under utilized land within an existing community. It is often used to redevelop shopping mall or commercial strip centers in a central business district or a mixed use zone district or in street flow areas.
Standards in infill development areas include landscaping around parking lot perimeters with curbs or blocks installed to protect landscaping and for tree protection. The Open Space section makes allowances for payment for community amenities in lieu of open space. Parking Standards allow for the reduction of required parking by 10%, 15% if there are two or more uses in the area and 30% if within a quarter mile of public transport. Buildings should not have frontages dominated by off street parking.
Ms Hultquist showed an illustration visualizing the center area with improvements for bike parking and site circulation for pedestrians and mixed uses and distributed a handout to the Commissioners going over the models described.
- Meeting with Glen Chalder, from Planimetrics to discuss “South Windsor Center Planning” proposal (enclosure)
Mr. Glen Chalder of Planimetrics stated the Town Center has its own chapter in the POCD and asked the Commissioners to start talking about what they like and want to improve in the center for South Windsor.
Chairman Bart Pacekonis stated he is looking for development which will result in a walk-able community. Mr. Chalder stated he and the Town Planner walked the area and found the 4 corners to be a very difficult area to maneuver as pedestrians. There are no sidewalks or crosswalks and destinations are configured to automobile traffic.
The mix of uses and pedestrian amenities are changing. Uses and destinations are key considerations.
Mr. Peter DeMallie, speaking as a resident of Wapping Center, stated he and his wife find walking in the center a daunting task as pedestrians. There are no breaks in traffic or traffic calming measures or crosswalks. Secondly, there is an abundance of financial institutions but a lack of amenities. There are the Stop & Shop, post office, library and town hall but there is a limited amount of acreage to add more amenities. He suggested increasing the size of the center to add amenities and adding housing in the center area stating to have a sense of neighborhood there needs to be feet on the ground.
Mr. DeMallie noted current zoning regulations require 60’ setbacks which add to the lack of pedestrian friendliness. Buildings need to be near sidewalks for pedestrians to window shop. Housing, more amenities and increasing size of center and pushing buildings closer to the street are important for sustainable development that is pedestrian oriented.
Chairman Pacekonis stated wetlands, cemetery land and traffic pose restrictions to the area.
Mr. Chalder questioned the increase in size of the center area. He described the basic concept of a successful downtown street or pedestrian friendly areas as having the ‘wet edge of interest’ to get people interested to take the walk in a place that has enough interest to walk further. He suggested developing the core area first and the fringe area after so as not to dilute positive growth and activity.
Commissioner Carroll commented about the inclusion of the four corners and to expand to the east to where the cemetery starts and also to the south.
Mr. Chalder stated the process can allow the private sector to see the opportunities and take advantage of them to create a vibrant town center. He stated parking is the biggest impediment to having a different development pattern or intensity in the area. 1,000 sq ft of building presently requires 5 spaces per 1,000 sq ft which calculates to 2000 sq ft of pavement for each 1,000 sq ft of building. ‘Shared Parking’ reduces parking by different business sharing parking at different times of the day. The town of Madison is now getting by with 1/3 less using shared parking. Opportunity for additional development is provided if you do not need all the space for parking.
Planner Lipe asked about the present 65 % impervious coverage ratio. Mr. Chalder stated in suburban communities a 65% impervious coverage limit can work because landscaping is important; however in closer village centers higher impervious coverage ratios in small areas work. He asked the Commission if they are comfortable changing the paradigm of the area. Commissioner Carroll stated limiting it to the specific center area is the way to go. Commissioner Marrero commented on how the area’s parking is rarely fully in use and asked how the large vacant area in the middle of the town center area will be utilized.
Mr. Chalder asked how the different uses in the area could be organized with ‘a sense of place’, intensity, a mix of uses and pedestrian interest. That sense of place creates desire which creates market demand creating value creating tax base. It is a very exciting time in planning with changing demographics to support changes and reliance on automobiles is just beginning to be tempered by other things.
The Planner asked if the designated area is large enough and suggested it be expanded to the east and south. Mr. Chalder noted there is a great land use transition between the different land uses which almost become a built in buffer that can work against creating pedestrian connectivity. Connectivity with Evergreen Walk was questioned with ¼ to ½ mile as the limit of parking once and walking an area. The Planner interjected the idea of living between the two areas and having pedestrian access to both. Commissioner Carroll asked the Planner for an update on sidewalks. Ms Lipe replied the long process is being vetted by the state and is planned to go from town hall to the intersection of Deming and Buckland primarily to go on the east side of the road. A leg of sidewalk is being constructed at Deming and
Buckland by the assisted living facility. Traffic calming has not yet been discussed.
Mr. DeMallie interjected the proposed core and fringe areas should both be considered the core as well as both sides of Deming Street and Clark Street around the post office which is a pedestrian destination. He also included the businesses at Oakland Road to the eastern expanse of the Wapping Cemetery. Chairman Pacekonis stated Deming Street and Oakland were identified as part of a South Windsor Center plan within the POCD.
Mr. Bob Urso commented he has met with many prospective tenants over the last five years who show interest but do not commit to the area. There is not one main center area but three centers: Evergreen Walk, Town Center and Sullivan Avenue. Foot and car traffic is fragmented and diluted. Mr. Chalder replied businesses often look at traffic patterns because they are automobile oriented. The center can be diversified to take advantage of the traffic and increase pedestrian interest and accessibility. To define the core of the town center is the 1st step which can then be built upon and expanded. Regulations can be changed to create opportunities to try new approaches.
Ms Ginny Hole, resident and member of the South Windsor Walk and Wheelways Committee, spoke about the possibility of trolley cars working to tie in the areas of Evergreen Walk with Sullivan Avenue while saving people from driving or the incorporation of shuttle loops for people who are dependent on buses. A bicycle trail from the condos to the center will be valuable in good weather. Commissioner Foley stated the town center has a gazebo but there is not enough promotion of the area with events to draw people in.
Mr. Chalder summarized impervious coverage, parking ratios and zoning changes including overlay zones all had been discussed as approaches with potential for changing the center.
Chairman Pacekonis described development in West Hartford growing vertically something South Windsor has never done. Ms Hole stated development going up just one more level up presents growth opportunities. Mr. Chalder stated there are many uses in the area which are one story. Rockville Bank and the assisted living facilities have three. Design guidelines like those in the gateway development zone would be helpful to have well designed buildings on well designed sites. The Chairman stated the architectural character of buildings is important but setbacks from the gateway zone may not work without changes. Mr. Chalder brought up Village Districts which have been authorized by CT statute for aesthetic zoning where if the design of the building does not fit the character of the district it can be rejected. Whether or not
South Windsor center meets the statutory criteria for a Village District will be researched by Mr. Chalder.
Mr. Chalder went over the different levels of approval for permits and asked if the Commission will need more tools to design the center to address the changing demographics of the population, not by increasing the intensity or number of buildings, but to build a center.
Commissioner Kuehnel and the Planner brought up the Architectural Design Review Committee. Commissioner Carroll questioned the approval of the modern design of the new medical office building on Sullivan Avenue. Mr.Chalder suggested defining standards, similar to the gateway development zone, for the town center and giving those standards as guidance to the ADRC. The Planner stated such guidelines would be appreciated. Chairman Pacekonis indicated the PZC has the last say in the approval process. Mr. Chalder stated Design Review Boards are very effective initially working with applicants and the PZC can then act as the ADRC Board of Appeals.
Mr. Andy Paterna stated, no matter the design, sidewalks are crucial for pedestrians. If a building is far from the sidewalk, a community garden can be placed between it and the sidewalk and have a farmers market weekly there. The gazebo could have a music program to attract people in fair weather and an ice skating rink in winter. All the buildings have flat roofs and can be converted to rooftop gardens. If those elements are in place they will attract people to come.
Mr. Steve Wagner suggested besides sidewalks being installed, interacting pathways will allow for more connectivity. Mr. Peter DeMallie stated, in terms of pedestrian access, he would love to ride a bike or walk from the Town Hall / Library to Evergreen Walk through Town Center. It’s important to have sidewalks on Buckland Road, but also to create inlet routes for bicyclists and pedestrians. He spoke about what remains from South Windsor’s original design like the library at Buckland Road and house next door which are situated at the street for pedestrian
access and Wapping Church from 1802. Aesthetically the Hartford Hospital facility’s original plan for traditional architecture would have been a better choice for the area. Evergreen Walk, Nevers Road Park, Main Street and other parks are destinations that could be serviced by an inter-town bus system. Residents should be able to go to destinations both inside and outside South Windsor by bus.
Chairman Pacekonis said if there is to be a walk-able community 10’ sidewalks are more accommodating to friendliness when walking around than 4’. Mr. Chalder stated the 65’ setbacks create a gulf. Pedestrian friendliness, which relates back to historical design of communities, works best when the height of buildings relative to the separation apart is somewhere between two and three. This type of street pattern can work to create coziness. Buckland Road will not easily offer that feeling but off the main corridors, cozy corridors can be created. In the 60’s, 70’s and 80’s retailers offered abundant parking in front of buildings for convenience but desolate places were created. Areas with critical mass created with ‘wet edges’, wide sidewalks and outdoor dining, etc
can be focal points of the center. An overlay zone on top of the existing restrictive commercial district zone can allow property owners to have flexibility to allow new things to happen.
Commissioner Dexter brought up incorporating the ‘South Windsor Center Brand’. Mr. Chalder suggested the next step, with the Commission’s permission, for the Town Planner to get together with the Chamber of Commerce and business and property owners in the town center area to get their thoughts and concerns. The Planner suggested having a public meeting to which they would be invited. Mr. Chalder stated a focused discussion with property and business owners, who will be investing their own moneys in hopes of economic gains, may be more comfortable in a smaller meeting to discuss the strengths and weaknesses and opportunities that exist in South Windsor Center.
Commissioner Carroll asked if there are funds available through the State to get the sidewalks and pathways going. The Planner stated there are always programs with potential for funding which are competitive. The town has not funded sidewalks in the past but as priorities are decided upon and with the Town Council’s lead this long range project can happen as a shared cost between town and state.
Mr. Chalder stated the importance of pedestrian connectivity will act as an organizing theme to pull everyone together. The town may have to step in the future to connect sidewalks but sidewalks can happen through the private sector when required by regulations for development.
Mr. Chalder will coordinate with Ms Lipe to get together with property and business owners in the next month and come back to the Commission in February with suggestions and recommendations.
- Town Council CGS 8-24 Referral – Review of the acquisition of 491 King Street
Planner Michele Lipe described the property on 11 acres with a pond on the property. A conservation easement was placed on it long ago. The parcel is not for geared for active recreation, but will be great for passive recreational use.
Commissioner Kuehnel made a motion for a favorable referral
Commissioner Carroll seconded the motion
The motion carried and the vote was unanimous.
- Town Council CGS 8-24 Referral – Review of the acquisition of the Jones property at 559 Avery Street
The Planner described the 19 acre parcel which is actively farmed and has Avery Street access. Permission has been given to get an appraisal and environmental evaluation done. Ms Lipe read from the Open Space Task Force letter to the Town Manager.
Commissioner Kuehnel made a motion for a favorable referral
Commissioner Carroll seconded the motion
The motion carried and the vote was unanimous.
Chairman Pacekonis seated Commissioner Dexter for Commissioner Wilson.
BONDS: Callings/Reductions/Settings
- Appl. 11-05P, FED EX Landscaping Bond in the amount of $10,000 to be reduced by $10,000 to leave a balance of -0-.
Commissioner made Carroll a motion to reduce the above mentioned bonds. Commissioner Kuehnel seconded the motion. The motion carried and the vote was unanimous.
- Appl. 11-03P, Hartford Hospital Town Hall Bond in the amount of $3,000 to be reduced by $3,000 to leave a balance of -0-.
Commissioner made Carroll a motion to reduce the above mentioned bonds. Commissioner Kuehnel seconded the motion. The motion carried and the vote was unanimous.
ADJOURNMENT:
Motion to adjourn the meeting at 9:27 p.m. was made by Commissioner Carroll
Seconded by Commissioner Kuehnel
The motion carried and the vote was unanimous.
Respectfully Submitted,
Lauren L Zarambo
Recording Secretary
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