MEMBERS PRESENT: Bart Pacekonis, Viney Wilson, Mario Marrero, Elizabeth Kuehnel, Kevin Foley, Frank Bonzani
ALTERNATES PRESENT: Stephanie Dexter, Cody Guarnieri, Michael Baum
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.
- Appl. 14-21P, Mannarino Builders, Inc. – request for a Zone Change of approximately 6.2 acres from Rural Residential to Designed Residence Zone and a General Plan of Development for an 18 unit development to be known as ‘Clark Estates’, on property located on the easterly side of Clark Street, approx. 380 feet south of Pleasant Valley Road (action by 5/29/14)
Chairman Pacekonis seated Alternate Commissioner Guarnieri for Commissioner Carroll.
Town Planner Michele Lipe stated the zone change/general plan of development application, if approved, will come back for a special exception/site plan with all final engineering details. The Planner mentioned the development’s design, underground utilities, landscaping and affordable deed restricted unit requirements and sidewalks.
Commissioner Marrero stated other DRZ zones exist in South Windsor. The Chairman and Planner confirmed the last project of this nature was built in 2006. Commissioner Marrero noted the adjacent multi-family development. The Planner stated it was built under regulations that allowed a density of 8 units per acres which is denser than what is allowed today under current regulations.
The Chairman asked if sidewalks would be part of the site plan. The Planner verified the final design of the sidewalks would be on the site plan.
The Chairman stated there was prior discussion about the term of the deed restriction and that he would support the forty year term which correlates to state statutes. Commissioner Kuehnel agreed.
Commissioner Wilson made a motion to approve with the following modifications:
- This approval is for a Zone Change from Rural Residential to the Designed Residence Zone for 6.2 acres and a General Plan of Development showing 18 single family units. Twenty percent (20%) of the units must be affordable. The affordable units must be dedicated by deed restriction for a period of forty years in a manner as the Town may require. The developer shall work with the Town on the Affordability Plan and submit deed restriction documentation at the time of the special exception/site plan request.
- The affordable units shall be evenly dispersed throughout the development. Generally no affordable units shall be located adjacent to another affordable unit. Affordable units shall not be apparent by exterior appearance, and shall comprise a variety of unit types.
- The Commission notes that this approval is for a General Plan of Development, which does not address all engineering and site design details. The applicant must submit an application for a special exception and site plan of development approval, at which time the Commission will review all specific details of the project, including but not limited to the following concerns raised during the Zone Change/General Plan application process:
- Storm drainage design at the site plan stage must thoroughly and adequately address storm water quality and quantity, including both on-site and downstream impacts
- All utilities (including pedestals) must be placed underground.
- Additional landscaping variety must be provided to break up views from Clark Street. The applicant may want to incorporate a soft berm into this area.
- All yard drains shall be private access to the detention basin for maintenance must be addressed.
- The sidewalk along Clark Street should be slightly east and show a gradual transition around the utility guide wires. An easement to the town is required in areas where the sidewalk is shown on private property.
- Trees and hedgerows must be preserved to the maximum extent possible along the southeastern border; preservation details to be shown on the site plan.
- Placement of trees along the street frontage should be located to avoid conflict with utilities.
- Water Pollution Control Authority is required.
The Commission finds this zone change is in conformance with the Town Plan of Conservation and Development.
Commissioner Kuehnel seconded the motion
The motion carried and the vote was unanimous.
- Discussion with Glenn Chalder of Planimetrics, Inc. on the South Windsor Center Draft Report
The Chairman welcomed Mr. Glenn Chalder who referenced the March 18th document previously distributed to the Commission which outlined possible changes to the Plan of Conservation and Development to identify the area of the South Windsor Center and possible changes to the regulations to provide regulatory structure for the new center area. He asked for the Commission’s comments and feedback.
Chairman Pacekonis stated the designated area should also cover north of Ellington Road, an area available for development and redevelopment which could help the other areas to move forward. The area south of Ellington Road is included but without much transition presently. Eventually change will come but the town center parcel could require a longer transition time.
Commissioner Kuehnel asked for the parameters of the areas to be explained. Mr. Chalder stated South Windsor Center could be defined by the natural resources which surround it. Initially the block surrounded by Clark, Deming, Ellington and Buckland hold the greatest opportunity to create an internal street network and a more pedestrian friendly street. He was hesitant to suggest going beyond Ellington and Buckland Roads because of their width, but sees opportunity in the surrounding area. His recommendation to the Commission is to start off with a core area which would allow higher intensity and mixed uses and surround it by the north area with lesser intensity allowing for multi-family without mixed uses. Mr. Chalder stated the suggestion of moving that type of development north of Ellington Road is worthy of
discussion.
Commissioner Guarnieri recalled discussion about a town center concept and the alternative of a village zone for the area. Mr. Chalder described town center zoning of the ‘Core’ and the ‘North Core’ area. Under CT State law a village district is a special type of zoning district which gives the Commission enhanced regulatory powers for aesthetic design elements. The creation of a town center environment is different from other types of development that normally happen. The design and function of a mixed use, more intensive development becomes more important. Mr. Chalder emphasized the advantages of having the area designated as a village district.
Commissioner Kuehnel brought up pedestrian aspects as a goal for this area citing Glastonbury center as not particularly walk-able. Mr. Chalder suggested taking the best elements of what other communities have succeeded in accomplishing and getting those concepts into South Winsor’s regulations. The Core area provides an opportunity to create some additional internal roads. The parking standards do not have to be as large as they are today. A walk-able pedestrian friendly environment is created when interweaving buildings along with existing buildings that are organized on driveways internal to the site. It is easier jumping the major roads by car but to create an attractive environment that people like to spend time in particularly to walk around is the goal.
Commissioner Foley stated if there is a village district setting people may feel comfortable to walk across busy roads. Mr. Chalder described a design philosophy of creating ‘a wet edge’, as when a painting is created, by creating places which are destinations and incentives that encourage people to congregate, walk and explore which generates activity and business.
Commissioner Marrero stated West Hartford and Glastonbury have housing components to consider to complement development in South Windsor. Mr. Chalder stated changing age and demographics have created interest in pedestrian friendly areas where services are near housing. The desire is to have first floor uses having active street fronts with visual activity engagement so people are enticed to walk along the street. Other uses which are not as visually engaging like residential or offices use would be on the upper floors. Regulations can allow for 2 ½ or 3 ½ stories to allow for those uses to happen. Parking ratios can provide incentives. There can be opportunity in South Windsor regulations as the market unfolds.
Chairman Pacekonis stated there is a lot of potential development on Deming Street to build a walk-able community. Commissioner Foley noted the importance of not having one or two property owners dictate how it will develop. The entire community has to be taken into consideration and that the potential is there. Mr. Chalder stated the development may not unfold quickly with multiple property owners. But regulations can contain significant incentives which are different than current regulations which allows for greater coverage and a common plan if property owners will cooperate with each. This will allow for reduced parking ratios which can produce more square footage for the same property area. Some properties are currently developed with tenants and may not be thinking flexibly today but over the next five to ten years
opportunities will come along where people will say they can do this. Or see when someone else does it they will want it too and things will start to happen. This is not a consolidated plan by one developer but with different property owners who cannot be forced to develop before they are ready to do so.
The Planner asked Mr. Chalder to explain the differences between an overlay district and village district. Mr. Chalder stated the ‘Village District’ is a poorly named zoning statute and is more understandable when referred to as aesthetic zoning. The Village District could be an overlay zone. The statutory requirements for a Village District are that the POCD has to identify the area as having unique character and one the community wants to preserve and enhance in the future. That policy statement and recognition in the POCD makes it eligible for designation as a Village District. The Village District gives the Commission the ability to modify or deny an application which is not in keeping aesthetically with what is trying to be created. The Village District provision requires the Planning and Zoning
Commission to have a design review assistant. South Windsor has the Architectural Design Review Committee which can be used as the agency to which an application would be referred.
Commissioner Foley asked the Town Planner if there had been meetings with the major land owners and business owners in the area. The Planner stated all were invited to a Town Hall meeting facilitated by Mr. Chalder in January where ideas were suggested but regulations weren’t crafted yet. Mr. Chalder stated it will be valuable, when once the Commission decides it wants to proceed with the concept, to share it back with the community for additional feedback before going to public hearing for adoption.
Mr. Chalder encouraged the Commission to authorize him to put Village District language into the POCD so that it is there if and when it is needed. Alternate Commissioner Dexter asked if the area qualifies for that type of designation. Mr. Chalder replied while not a historic district the statute reads ‘distinctive character or landscape or historic…’ which allows for the designation. Commissioner Dexter asked if it is common for a town to have more than one village district area since they are also exploring it with the Main Street Subcommittee. Mr. Chalder noted dozens of communities in CT which have adopted them.
Commissioner Foley suggested forming a group or subcommittee of the primary land owners for cooperation and collaboration to promote their active participation. Mr. Chalder stated the biggest incentive for development is allowing greater impervious coverage than is currently allowed. This allows more building or parking on a site and secondly, allows for a vastly lower parking ratio. If property owners consolidate parcels to reach 50,000 square feet of space and create a mixed use center people will park once and visit two or three places. It’s the parking ratio that dictates the square footage. There is economic incentive for some property owners to take down a building and lose the rental income for a building for 12 months or so and then have 2 ½ to 3 times the square footage when done for the future. West
Hartford and Storrs were described.
Mr. Chalder suggested the modification of the maps in the POCD as the first place to reflect this change for the core and north core areas. A road network, internal streets, parking and pedestrian connectivity are important. This suggestion is in addition to adding text for the village district. This will suggest that the Commission is interested in the idea of creating greater intensity and greater activity in this area.
Commission Wilson described a town she visited in North Carolina which had a network of narrow streets with housing in a four story building in the middle of the area of shops and restaurants. Parking was located in the back of the buildings where other big box stores were located. It was a good mix of retail, residential and business in a beautiful setting. Mr. Chalder commented how design and having a village district with some design control allows us to create the type of environment that resonates with people.
The Planner had submitted comments to Mr. Chalder regarding the practical issues of development and noted those submitted by Mr. Alan Lamson who interpreted the regulations as an applicant might. Mr. Chalder complemented the comments as insightful observations and then proposed, if the Commission is comfortable in moving ahead, to return to change the POCD to include the designation of the area and include text about the Village District and to amend the text by consideration of comments received. The next step would be to hold an informational meeting for the community and the property owners to get their feedback. The POCD can proceed on a parallel pathway but the regulations may take time through the summer to touch base with everyone but then to move ahead.
Chairman Pacekonis asked if anyone from the public would like to speak.
Mr. Bob Urso stated he has property on Ellington Road which has approval for a mixed use development on its three acres. He is looking to expand to three stories and wants to look at density and parking issues. He asked if a free standing building of apartments or mixed use would be permissible on the site. Mr. Chalder stated the draft regulations presently include the core area which allows for residential provided it’s in a mixed use building and the north core area which allows for a mixed used building or a dedicated residential building. In the core area there is no density limit in terms of number of units. It is limited by building coverage and parking requirements and building height. In the north core there’s a limit of 4 ½ units per acre which is the current standard in South Windsor. It
is up to the Commission to decide if there is to be a unit per acre standard for the area. Mr. Urso stated he is ready to move ahead now. Chairman Pacekonis stated success of South Windsor Center will come from people working together.
Mr. Mike Sullivan stated he appreciates that there will be an outreach to the public for input on the draft plan that will be an opportunity for effected business owners and land owners to give input. He encouraged the Commission as they consider the draft to include accessibility for public transportation to be incorporated into the plan. Mr. Sullivan stated it may prove difficult for the developers to work organically to come together in the way the Commission is laying it out. It will be complicated and take time for existing land owners or future developers to come together. Citing Evergreen Walk as an evolving mixed use development, Mr. Sullivan stated parking and traffic circulation will be critical to make a village type environment that is an accessible destination for a walk-able shopping experience. An inherent
challenge will be single property owners or developers being energized to make a change to their property or piece of their property and going beyond their own interests to build those blocks for a master plan. A parking and traffic circulation plan will be a key element to integrate development. Someone taking action will have to not only develop their portion of the property but how it leaves an avenue or opportunity for who ever is the next adjacent abutter who might then progress with the plan. With the concepts of internal driveways or circulation roads being proposed, areas need to be blocked out to show where parking or parking garages will go.
Chairman Pacekonis thanked those in attendance showing interest in how South Windsor develops for the future.
Mr. Chalder will modify the draft to reflect the comments received and return to the Commission and if comfortable amendment of the POCD can proceed. The next step then will be to meet with property owners and the public to get continue to get their feedback.
- POCD Draft Amendment wording–draft for Section 10. Route 5 to replace, Section C. Create a Route 5 Rural Transition zone (page 59 and 60) with Section C Create a Route 5 Transition zone and associated language
Planner Lipe read the transition zone draft which she and Mr. Peter DeMallie had collaboratively written.
Attorney Hal Cummings suggested a change to the wording of the last sentence to read ‘Uses in the new zone, e.g. office and recreational facilities, should not generate large volumes of traffic.’.
Mr. Justin Darcy, representing himself and neighbor Bill Tellier, spoke in support of the amendment.
Commissioner Kuehnel asked for an explanation of ‘e.g. office and recreational facilities’. The Planner stated they are examples of types of uses and clarified it is an amendment to the Town Plan document to be adopted. Zoning regulations would then be crafted to be more specific with uses. The Chairman agreed with Attorney Cummings’ suggested change. Commissioner Wilson suggested simplifying the sentence to be less specific without an example of uses written in the sentence.
It was the consensus of the Commission to pursue this POCD amendment forward with the revised language. This will be sent to the Town Council and CRCOG as required and scheduled for a public hearing later this summer.
MINUTES: 4/22/14 adopted by consensus.
ADJOURNMENT: Chairman Pacekonis adjourned the Special Meeting at 8:48 p.m.
Respectfully Submitted,
Lauren L Zarambo
Recording Secretary
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