MEMBERS PRESENT: Bart Pacekonis, Elizabeth Kuehnel
ALTERNATES PRESENT: Stephanie Dexter, Michael Baum
STAFF PRESENT: Michele Lipe, Director of Planning; Lauren Zarambo, Recording Secretary
APPLICATIONS OFFICIALLY RECEIVED:
- Appl.14-43P, SRL Irish Dance Academy – request for a two-year temporary and conditional permit to conduct dance lessons on a limited basis, on property located at 993 Main Street (First Congregational Church), A-40 zone
- Appl. 14-44P Cerone In-Law Apartment – request for a Special Exception to Section 7.17 for a size waiver to construct a 1,118 sq ft apartment (900 sq ft allowed), on property located at 26 Brewster Road, A-30 zone
PUBLIC HEARING / COUNCIL CHAMBERS
CALL TO ORDER: Chairman Pacekonis called the Public Hearing to order at 7:30 p.m.
Commissioner Kuehnel read the legal notice as it was published in the Journal Inquirer on Thursday, August 7, 2014 and Thursday, August 14, 2014.
Chairman Pacekonis appointed Alternate Commissioner Dexter to be seated for Commissioner Marrero and Alternate Commissioner Baum to be seated for Commissioner Carroll.
- Proposed Amendments to Section 9. South Windsor Center and Section 10. Route 5 of the Plan of Conservation and Development - These documents are available for review in the office of the Town Clerk and the Planning Department and the South Windsor Public Library, and also on the Town’s website (www.southwindsor.org/pocd_draft)
Mr. Glenn Chalder from Planimetrics, consultant to the Commission for the Plan of Conservation and Development, gave a power point presentation to summarize the proposed amendment to Section 9: South Windsor Center. A survey conducted as part of the 2013 POCD adoption process found 68% of residents felt it is important for South Windsor to have a ‘Town Center’. Since then discussions have been held with the Commission, Chamber of Commerce, and property owners about creating a town center area with a vibrant sense of place with mixed use development, shared parking and pedestrian friendly traffic patterns in a village ambiance.
The roads in the center area which carry significant traffic volume are Buckland, Sullivan, Route 30/Ellington Road, Oakland, Deming and Clark, all of which are recognized as capacity corridors for traffic flow. The secondary streets will be made of privately owned driveway ‘streets’ which will create a block system framework for a pedestrian friendly South Windsor Center with travel lanes, diagonal on-street parking, street lighting and wide sidewalks. Buildings will frame the streetscape with sidewalks as the focal point to attract people to park once and visit two or more destinations. Sidewalks will happen over time as development happens.
The Center Core Overlay zone includes the Stop and Shop block between Ellington, Buckland, Deming, and Clark extending north of Ellington Road. This zone allows for higher density with shared parking. With property owner cooperation there can be a lower parking ratio. Mixed use buildings will allow for commercial uses on the street level with office or residential use on the upper floors. Residential use will only be allowed as part of mixed use in this zone. Mr. Chalder referred to the South Windsor Center map to describe the Center North Overlay zone which extends outside the core and allows for multi-family buildings to complement the Center Core uses.
Director of Planning, Michele Lipe, gave staff comments and read the CRCOG POCD Referral report and recommended changing the proposed map by moving the northern most line to the east at the top of the slope.
Mr. Peter DeMallie, resident of Petersen Way, spoke in favor of the amendment and is encouraged by the progress made by the Commission, Director of Planning and Town for a pedestrian friendly, vibrant center needed by the community. He asked the Commission to consider extending the zone further eastward at Sullivan Avenue and Ellington Road/Route 74 and further east along Oakland Road. Mr. DeMallie stated not every building in the Core Center area has to use the mixed use in the same way suggesting commercial and office use on first floors with residential above or residential located behind buildings. He urged implementation through zoning amendments and changing the zoning map at the earliest juncture with public private cooperation and ventures.
Ms Louise Evans, resident of Main Street, spoke in support of the amendment to make a concentrated pedestrian friendly center development and encouraged having green areas for sitting within the area as well.
Ms Virginia Macro, resident of Main Street, complemented the amendment as a great step forward for walk-ability in South Windsor. She noted the water features in the area which can contribute in making green spaces and the historic buildings in the area to take into consideration. Ms Macro asked how communities require specific design specifications to fit into the character of their community rather than accepting developers’ corporate designs and spoke in favor of shared parking for the area.
Ms Louise Neary, resident of Ellington Road and Chairperson of the Economic Development Commission, spoke in favor of the amendment as good development complementing having residential over retail and business uses which is what young people are looking for in a community.
Mr. Robert Dickinson, resident of Birch Road, spoke in support of the overall plan for South Windsor but voiced concern with access to the town center for pedestrian and bicyclists. He encouraged having ‘follow-up regulations’ to the amendment for a multi-use pathway on Sullivan Avenue for access to the center area so that when development takes place it will be incorporated. Mr. Dickinson suggested when lowering the number of spaces for shared parking that there be an increase in the number of bicycle parking spots.
Ms Carolyn Mirek of Sele Drive, spoke in favor of the amendment after attending her third presentation from Planimetrics. From her neighborhood at the upper end of Deming Street sidewalks are slowly starting to connect. She stated demographics show the population of South Windsor aging and is in favor of having something to draw young people in to buy people’s home when they retire. There is big investment into the schools but families are attracted to places like West Hartford because of what their active vibrant center offers.
Ms Jan Synder, resident of Bourbon Street, stated it is time to lay groundwork for a vibrant town center and applauded the PZC for getting the process going. She asked that the Priest property and future South Windsor Agriculture and Nature Center be included in the Center North Overlay Zone. The Director of Planning stated the uses on the Priest property do not include commercial or residential but interconnection and linkage to the property can be encouraged through the development of the area. Ms Synder projected a vision of ‘SWAAN’ showcasing walking through the Priest property trails into South Windsor Center. She hopes the Town Council will get behind the South Windsor Center effort which will then bring in funding when everyone is in support.
Mr. Rob O’Connor, resident of Krawski Drive and Co-Chair of South Windsor Walk & Wheel Ways, complimented the plan which begins taking away the car-centric point of view and asked for bicycling into the town center core to be taken into consideration with a multi use access path to get in and out of the area and bike parking within the Center.
No one from the public spoke in opposition to the application.
Chairman Pacekonis relayed the comments from the public and asked the Director of Planning and Mr. Chalder about moving the proposed map area further east on Oakland Street. Mr. Chalder replied natural transitions were used to create the boundaries and an approach for the town center to succeed is to create density and activity in a more concentrated area to get started and then to expand and grow outward but it is up to the Commission to decide where those boundaries should be.
The Chairman asked about public spaces to include benches and green space in a pedestrian/bicycle/children friendly environment within building constraints and encouraged using Village District architectural design guidelines to direct developers. The Director of Planning stated if Village District zoning is adopted the Commission can consider design in their ultimate approval decisions. Mr. Chalder stated green space is a key part of the South Windsor Center plan and noted a schematic proposed open space diagram for the center area on page 66 of the amendment and within the proposed regulation amendments there is extensive provision made for pedestrian and bicycle circulation such as cross walks, benches, bicycle racks and other pedestrian amenities, criteria to be used by the Commission when reviewing applications.
Mr. Chalder continued the POCD and its amendment identify town centers as important to the character of the community. A Village District is an appropriate tool to give the Commission considerable additional authority to review design to be sure the Town will have buildings which will fit into the character of South Windsor.
The Chairman recessed the public hearing for a short break and reconvened to address the proposed amendment to Section 10: Route 5.
Commissioner Kuehnel read the proposed amendment to Section 10.
The Director of Planning made staff comments and read the CRCOG POCD Referral report for Route 5 into the record.
Mr. Peter DeMallie, of Design Professionals Inc. and resident of Petersen Way, spoke in favor of the amendment which was previously addressed with an application from the Tellier family and other co-applicants by petition concerning the area on both sides of Route 5 north of the Scantic River. Route 5 is heavy with traffic and in need of change in this residential section which will allow for some appropriate uses such as office, recreation, agricultural and home occupations which may be expanded, while some houses remain residential. An amendment to the POCD for this area is a step in a positive direction for the homeowners and an economic development driver for the Town endorsed by the EDC. Mr. DeMallie resubmitted the petition from their previous application last March and eleven letters of support from people in the
immediate neighborhood and throughout South Windsor (Exhibit A).
Ms Louise Neary, resident of Ellington Road and Chairperson of the Economic Development Commission, stated the EDC did wholeheartedly endorse the Tellier’s previous application but emphasized she wants to see the area retain it’s rural roots while allowing homeowners to achieve financial stability and add to the Town’s tax base.
Ms Virginia Macro, resident of Main Street, commented about the open space around the Scantic River which gives visual relief from the overcrowding of built up commercial areas and emphasized the need for concern about the character of development in the northern gateway section of Route 5 and noted the historic homes in the area which should be taken into consideration when applications come forward.
Mr. Warren Andrulat, resident of Main Street, spoke in support of the amendment and a gymnastic facility that would encourage growth and development of children.
Mr. Bob Carney, resident of John Fitch Boulevard, spoke in support of the amendment and his neighbor, the Tellier’s, and their intention to build a gymnastic facility and working with the youth of the area noting the hectic level of traffic on Route 5.
Mr. Garfield Vaughn, resident of Ellington Road, spoke in support of the amendment to modify the regulations to be consistent with today’s changing times.
Ms Tammy Marquis of Mill Pond Drive spoke in full support of the amendment to help a depressed area and bring excitement to the Town.
Mr. William Tellier, resident of John Fitch Boulevard, stated he was born and raised in this section of Route 5 which has completely changed from 1970’s and spoke in favor of growth and development of the area allowing property owners to do more than what is presently allowed.
Ms Kim Wright, resident of Berle Road and coordinator and head coach of South Windsor Panthers’ cheerleading program, spoke in support of the amendment which will be of support to the Panthers by providing indoor practice space for the girls within the town of South Windsor.
Ms Amy Bailey from Meriden spoke in support of the amendment for the development of the South Windsor / East Windsor town line on Route 5 so they can move their business to South Windsor to give youth of the area somewhere to go and something to do.
Ms Grace DeAngelis, resident of Abbe Road Ext, spoke in support of the amendment as a mother of someone who belongs to the gym in East Windsor and would like to see a cheerleading gym facility in South Windsor. She also spoke as a coach for Panthers’ recreational cheerleading stating finding time at the schools for cheerleading practice is a challenge and another safe place for the girls to practice which is already designated as a cheer and tumbling facility would benefit the community.
Mr. Bob Klemba, resident of Chapel Road, spoke in support of something positive to benefit families and their children and give some residents a way to get value from their properties.
Mr. Cory Bailey from Meriden spoke in support of the amendment and is looking forward to moving his family to South Windsor to take advantage of the proposed opportunities.
Ms Melissa Basch, resident of Oak Street, noted the growth in the program she currently runs at the gym in East Windsor and the growth in the other programs run by the gym and spoke in support of a growing business coming to South Windsor.
Ms Laurie Tellier, resident of John Fitch Boulevard, spoke in support of the petition signed in support to bring economic development to that part of town and the opportunity it is for the homeowners in that area.
Ms Louise Evans, resident of Main Street, asked if the overlay zone for RT 5 would include existing buildings only or include new construction and emphasized the importance of the northern gateway entrance to the Town and its proximity to the historic district.
Commissioner Baum asked for a definition of a transition zone. The Director of Planning stated the current zoning for the area is single family residential on ½ acre parcels which does not allow for commercial uses. A transition zone would be where there begins to be other uses allowed. The concern is to find other uses that will be compatible with the single family use. High turn over establishments such as fast food venues in that area have been discouraged by the Commission but when creating the POCD the area had been identified as one that would benefit from additional opportunity. If the Commission agrees to amend the POCD with the changes proposed the next step would be driven by an applicant or by the Commission to write regulations or overlay zoning for the area. Attorney Cummings representing the Telliers
supported what the Director had said.
Commissioner Kuehnel made a motion to continue the public hearings on the POCD recommended changes until September 9, 2014 to allow absent members to provide input on the proposals. Commissioner Dexter seconded the motion. The motion carried and the vote was unanimous.
REGULAR MEETING / MADDEN ROOM
CALL TO ORDER: Chairman Bart Pacekonis called the Regular Meeting to order at 8:47 p.m.
PUBLIC PARTICIPATION: none
NEW BUSINESS: Discussion/Decision/Action regarding the following:
THE FOLLOWING ARE MOTIONS MADE DURING THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION HELD IN THE MADDEN ROOM
- Proposed Amendments to Section 9. South Windsor Center and Section 10. Route 5 of the Plan of Conservation and Development - These documents are available for review in the office of the Town Clerk and the Planning Department and the South Windsor Public Library, and also on the Town’s website (www.southwindsor.org/pocd_draft)
No Action was taken. The Public Hearing is held open until September 9, 2014.
BONDS: Callings/Reductions/Settings
Subdivision Bond Reductions:
- Appl. 13-06P, GDS Estimating Subdivision Bond in the amount of $20,950 to be reduced by $18,950 to leave a balance of $2,000
Commissioner Baum made a motion to reduce the above mentioned bond. Commissioner Kuehnel seconded the motion. The motion carried and the vote was unanimous.
IWA/CC Bond Reductions:
- Appl. 13-06P, GDS Estimating E&S Bond in the amount of $5,000 to be reduced by $5,000 to leave a balance of -0-
- Appl. 13-06P, GDS Estimating Stormwater Bond in the amount of $10,000 to be reduced by $10,000 to leave a balance of -0-
Commissioner Baum made a motion to reduce the above mentioned bonds. Commissioner Kuehnel seconded the motion. The motion carried and the vote was unanimous.
- Appl. 13-35P, Sullivan Place E&S Bond in the amount of $10,000 to be reduced by $5,000 to leave a balance of $5,000
- Appl. 13-35P, Sullivan Place Stormwater Bond in the amount of $50,000 to be reduced by $40,000 to leave a balance of $10,000
- Appl. 13-35P, Sullivan Place Wetlands Plantings Bond in the amount of $30,000 to be reduced by $10,000 to leave a balance of $20,000
Commissioner Baum made a motion to reduce the above mentioned bonds. Commissioner Kuehnel seconded the motion. The motion carried and the vote was unanimous.
MINUTES: 7/8/14 and 7/22/14 adopted by consensus.
OLD BUSINESS:
OTHER BUSINESS:
Chairman Pacekonis read a letter from CT Trust which announced awarding a Vibrant Grant Inititive 50K grant to South Windsor, one of four out of 23 Connecticut communities which applied for the grant for 2014, and congratulated the Director of Planning, Michele Lipe, for her achievement.
CORRESPONDENCE / REPORTS:
ADJOURNMENT:
Motion to adjourn the meeting at 8:52 p.m. was made by Commissioner Kuehnel
Seconded by Commissioner Dexter
The motion carried and the vote was unanimous.
Respectfully Submitted,
Lauren L Zarambo
Recording Secretary
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