MEMBERS PRESENT: Bart Pacekonis, Viney Wilson, Elizabeth Kuehnel, Billy Carroll, Kevin Foley, Frank Bonzani (left meeting at 7:45 p.m.)
ALTERNATES PRESENT: Stephanie Dexter, Michael Baum
STAFF PRESENT: Michele Lipe, Director of Planning; Lauren Zarambo, Recording Secretary
PUBLIC MEETING / COUNCIL CHAMBERS
CALL TO ORDER: Chairman Pacekonis called the Public Hearing to order at 7:30 p.m.
Alternate Commissioner Dexter read the legal notice as it was published in the Journal Inquirer on Friday, September 14, 2014 and Thursday, September 25, 2014.
Chairman Pacekonis seated Alternate Commissioner Dexter for Commissioner Marrero and Alternate Commissioner Baum to be seated for Commissioner Foley.
- PZC sponsored zone change to create two Village District Overlay Zones: South Windsor Center Core (CCOZ) and South Windsor Center North (CNOZ); and zone text amendments to add Section 5.6 Center Core Overlay Zone regulations and Section 5.7 Center North Overlay Zone which includes General Concepts; Permitted Uses; Bulk Requirements; Site Appearance and Parking Requirements; Multi-Family Requirements; and other performance standards for properties within the two new overlay zones, and add Section 5.8 Village Districts which outlines considerations and procedures for development within the zones.
Consultant Glenn Chalder of Planimetrics, Inc. gave a power point presentation on the Village District overlay zones and zoning map amendment proposed for the town center area (Exhibit A). This application proposes to add three separate sections to the zoning regulations: Section 5.6 provisions for the Center Core Overlay, Section 5.7 the North Core Overlay Zone, and Section 8.8 Village District Procedures.
Section 5.6: Center Core Overlay Zone is for the main section of the proposed town center area. Property owners have the option to use, or not to use, this overlay zone. The Plan of Conservation and Development lays out the general concept and general locations of internal streets, sidewalks, buildings and green spaces to be used as the guide for the Commission to consider in reviewing applications (unless an applicant can suggest something equally or more attractive in terms of creating a town center environment). Any new construction or parking area will require a site plan approval or a special permit to be sure it will tie into the overall design envisioned.
Consolidated parcels are encouraged as part of the overlay zone so that there are shared driveways and shared parking lots to make the area appear seamless, without property lines. There can be reduced setbacks for buildings to bring them close to streets and to each other without side yards. Multifamily residential units will be allowed provided they are within mixed use buildings which can be multi-story. The residential units will have an affordability requirement. Building coverage can be increased up to 50%. Impervious coverage and building height can also be increased.
Section 5.7: North Core Overlay Zone is similar to the Core allowing property owners to choose to use this overlay zone to consolidate parcels. The difference between the two overlay zones is multifamily buildings are permitted within the North Core and all applications within the North Core will be by special permit to give the Commission additional control in review and approval to ensure what is proposed will fit in with the adjacent residential areas. Building coverage can be up to 35%. Normal parking standards and requirements would be followed in the North Core.
Section 8.8: A Village District is a special type of zoning district in CT which allows the Commission to have greater control over the aesthetics or design of development. A Village District requires the Commission to have a consultant to aid in architectural review. That consultant can be an individual or a design review board. The Commission can deny a project for design related reasons. It is an appropriate tool for the Commission to use to insure the design of the Center turns out the way South Windsor wants it to become.
Mr. Chalder described changes to the zoning map.
Director of Planning Lipe stated all property owners within the proposed zone change areas received, by certificate of mailing, a letter and copy of the proposed regulations and map. All property owners within the 500’ buffer area, including Plum Ridge Condominiums and Peach Brook Condominiums, received a letter with direction to the proposed regulations on the town website and copy of the map. CRCOG was notified as directed.
Commissioner Dexter read the letter from CRCOG into the record (Exhibit B).
Mr. Peter DeMallie, resident of Petersen Way, spoke in favor of the application and suggested the following: 1. to extend the easterly limit of the overlay zone to the brook on the north side of Oakland Road; 2. to reduce the overlay zone on the Town Hall property on the south side of Ellington Road to the west side of the brook; 3. all of Petersen Way be excluded from the overlay zone including the Parsonage at Oakland Road (GIS 71000115); 4. to reduce parking requirements for multifamily housing from two spaces per 1,000 sq ft of living space to 1.5 per dwelling unit while retaining 3 spaces per 1,000 sq ft of floor area; 5. allow tandem spaces in front of garage spaces when both are owned by the same property owner; 5. add language to allow outdoor dining adjacent to a sidewalk and in an area within a yard. Mr.
DeMallie noted the importance of addressing shared parking of residents and patrons of restaurants; 6. Under Section 5.6.8, Item E.2, consider reducing the required parking for seasonal outdoor dining which is in addition to the parking requirements for indoor dining; 7. Amend Section 5.6.8, Item E.4, for site appearance of outdoor merchandise display to reflect what has been adopted for the Travel Service zone; 8. allow multifamily development within mixed use development in the Core rather than limited to within mixed use buildings.
Ms Sue Burnham, resident of Sandstone Drive, asked if the Center Core and North Core would allow the same type of buildings to be built and whether the Center Core would be developed first. She asked if there will be a buffer between the North Core and Plum Gully Brook and asked for clarification about parking.
Mr. Robert Dickinson, resident of Birch Road, spoke in favor of the application and submitted a document to the Commission requesting the addition of the words ‘bicycle’, ‘bicyclist’ and ‘multi use paved ways / trails / paths’ to the amendment (Exhibit C).
Town Council Liaison, Stephen Wagner, stated the Town Council unanimously endorsed the recently approved changes to the Plan of Conservation and Development and supports the amendments proposed as a positive change for the Town of South Windsor.
Ms Siobhan Onthank, resident of Sandstone Drive, requested moving the buffer zone for Plum Gully Brook to the west to protect Plum Ridge Condominiums. She requested attention to future traffic patterns for the area noting present traffic conditions. She asked if there is a limit to the number of multifamily units or residents allowed in the proposed overlay zones.
Commissioner Dexter read three letters written in opposition to the application into the record from Ms’ Elizabeth and Mary Molloy, residents of Deming Street, Mr. and Mrs. Paul and Vicky Margiott, residents of Sele Drive, and Mr. Ben Wallace, property owner on Sullivan Avenue (Exhibit D).
Commissioner Dexter read a memorandum of comments and recommendations from the South Windsor Inland Wetland/Conservation Commission (Exhibit E).
Ms Joanne O’Connell, resident of Sandstone Drive, supports the requirements for excellence in site planning and architectural design as essential criteria but cited the addition of the dog park and the cell tower erected in a residential zone reducing property values for the neighborhoods. She also noted Visions Salon Spa at Evergreen Walk having a neon flashing sign and asked if such signs would be allowed in the new overlay zones. She asked at what elevation height will be allowed for the 2.5 story to be built and how will it impact Plum Ridge Condominiums and if there will be buffer zones for noise and sight factors. Traffic concerns were noted.
Mr. Al Kupchunos, resident of Ellington Road, described the proposed town center area and its history as Wapping Center, once the main road between Boston and New York City. He asked what the impetus was to create a new town center, the origin of the study and about the consultant. He questioned the need for sidewalks and affordable housing. Mr. Kupchunos stated single family housing and schools is what South Windsor is about.
Mr. Thomas Fraize, resident of Clark Street, spoke in opposition to where the overlay zones are proposed and asked about tax implications and what considerations will be made for property owners who may have to have sidewalks, fire hydrants, sewers and electrical upgrades.
Mr. Steven Wolley, regional director/property manager of Brookdale Retirement Centers/Emeritus of South Windsor, asked to whom questions can be directed regarding licensing, signage, or landscape placement.
Ms Susan Mikkelson, resident of Clark Street, agreed with Mr. Kupchunos describing the history of her family’s property on Clark Street and noted the tremendous increase in traffic from the post office. She suggested a return to the place known as Wapping Center where people can congregate at the church and gazebo.
Ms Mary Martin, resident of Sandstone Drive, stated a change in South Windsor as significant as this amendment needs more discussion. The impact on services the Town provides and its schools has to be considered with the addition of more apartments.
Commissioner Baum asked the Director of Planning if there was provision within the amendment for traffic control specific to Buckland Road and Ellington Road. Director Lipe stated the current zoning regulations include access management regulations and that traffic studies are required under regulations for site plan applications. The Commissioner asked if the Town will have any responsibility for any infrastructure investment and asked about parking. Ms Lipe replied Ellington Road and Sullivan Avenue are state roads and are subject to state review and approval. Any proposal will be on private property and have a site plan for the Commission to review for site design with safety as a consideration. Parking will be the responsibility of the applicant to demonstrate there will be adequate parking on their own site or in
relationship with another site. Every proposal will come before the PZC for approval.
Commissioner Carroll asked if there is a limit on multifamily units proposed. Consultant Chalder stated there is no limitation on the number of units written into the regulations but if the Commission thinks it is appropriate a cap can added for number of units or percentage of floor area. There is a limitation of the unit types written into the amendment on page 6. Commissioner Carroll stated the intent of the Commission is to have a mixed use environment and not to be overwhelmed by too many multifamily units. Director Lipe stated the North Core does have a limitation of 4.5 units per acre proposed. The Commission will consider Mr. Kupchunos’ comment to use the name Wapping Center which relates to the original history of the town and agreed with adding the language suggested by Mr. Dickinson for bicycles and
paths. Mr. Chalder suggested the strategic placement of the terms concerning bicycle and paths into the amendment to achieve the intent. The Commissioner and Director discussed Mr. DeMallie’s suggested zoning map changes.
Vice Chairman Wilson stated the dog park was handled by the Park and Recreation Commission and never came before the PZC. The cell phone tower was handled by the State of CT Citing Council which controls cell tower placement. She stated the driving force behind this proposed amendment is the Plan of Conservation and Development. In going through the Plan, which was revised and adopted in August of 2013, it was decided a defined Town Center was something South Windsor needed to give the town definition of where its center or core is located. The Vice Chairman agreed it could be Wapping Center and that all Commissioners have the Town’s best interest at heart.
Commissioner Kuehnel asked how the overlay zones will be implemented and the suggestions submitted by IWA/CC. Director Lipe replied if the overlay zones are established the development will be property owner driven. Mr. Chalder stated many IWA/CC comments are addressed within the regulations. The reference to the State Water Quality Manual is designed to create environmental sensitivity regarding storm water drainage. A purpose of the landscape areas is to create green areas to treat storm water. The increase of imperious coverage to 80% will produce more runoff but the Water Quality Manual is designed to pick up the water quality and quantity and will be part of any development proposal submitted. Mr. Chalder did not advocate replacing ‘impervious surface’ with ‘pervious hardscape’. It will be in developers best
interest to use pervious surfaces and what percentage will be determined by what they are proposing and where. The process will involve the Director of Planning, Town Engineer and others to insure the best management practices are in place.
Commissioner Dexter suggested adding language to both zones for the percent of multifamily units allowed and to have a running total to be sure the proportion of what is intended is retained.
Chairman Pacekonis stated the Plan of Conservation and Development started the entire process to define a town center and where it was to be located which was determined by the survey taken by the citizens. The name of the center area is certainly up for debate whether it is Wapping Town Center or South Windsor Town Center. The process which has taken place over the last two years has included many Town public hearings with a great deal of public input from Town Commissions and Boards, The Town Council and the public. The Chairman then went through each public comment received in this meeting.
Chairman Pacekonis asked if there was any reason to leave the public hearing open.
Ms Onthank asked what the next step would be for public participation and repeated her request for safe traffic patterns and raised questions about the infrastructure implication around transportation.
Commission Wilson noted Commission Marrero, traffic expert for the Commission, though absent for this public hearing, will go over all issues regarding traffic in the overlay zones. Commissioner Carroll stated there is enough discussion and questions to keep the public hearing open. Commissioner Baum suggested closing the public hearing and if the application is approved the public will have opportunity to voice concerns and questions on all future applications for the area. Commissioner Kuehnel agreed stating the process has been under way for two years and transparent.
Commissioner Baum made a motion to close the public hearing.
Commissioner Kuehnel seconded the motion.
A vote to close the public hearing was called. The motion passed 4 to 2 with Commissioners Kuehnel, Baum, Wilson and Pacekonis voting yes and Commissioners Carroll and Dexter voting no.
Chairman Pacekonis closed the public hearing at 9:48 p.m.
SPECIAL MEETING / COUNCIL CHAMBERS
CALL TO ORDER: Chairman Bart Pacekonis called the Special Meeting to order at 9:52 p.m.
NEW BUSINESS: Discussion/Decision/Action regarding the following:
- PZC sponsored zone change to create two Village District Overlay Zones: South Windsor Center Core (CCOZ) and South Windsor Center North (CNOZ); and zone text amendments to add Section 5.6 Center Core Overlay Zone regulations and Section 5.7 Center North Overlay Zone which includes General Concepts; Permitted Uses; Bulk Requirements; Site Appearance and Parking Requirements; Multi-Family Requirements; and other performance standards for properties within the two new overlay zones, and add Section 5.8 Village Districts which outlines considerations and procedures for development within the zones.
Director of Planning, Michele Lipe, and consultant, Glenn Chalder, suggested creating a redline version of the amendment document from all comment and discussion from the public hearing. This document will be distributed prior to the next meeting and the Commission will reconvene at the regular meeting of the PZC on October 14, 2014 to continue deliberation on the proposal.
ADJOURNMENT:
Motion to adjourn the meeting at 10:00 p.m. was made by Commissioner Wilson
Seconded by Commissioner Carroll
The motion carried and the vote was unanimous.
Respectfully Submitted,
Lauren L Zarambo
Recording Secretary
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