TOWN OF WILLINGTON
PLANNING AND ZONING COMMISSION
MINUTES OF THE PUBLIC HEARING AND MEETING OF
OCTOBER 4, 2005
Public Hearing:
A. Call to Order
Chairman Ralph Tulis called the meeting to order at 7:35p.m.
B. Roll Call
Members Present: R. Tulis, Chairman
P. Latincsics, Vice Chairman
M. Ellis, Secretary
A. St. Louis
P. Nevers
N. Gray (alt)
D. Ridzon (alt)
Members Excused: M. Dinallo
Members Absent: D. Lytwyn
Also Present: S. Yorgensen, Planning & Zoning Agent
M. Benjamin, Recording Clerk
C. Seat Alternates: Gray seated for Lytwyn.
D. Public Hearing:
Plan of Conservation and Development
Chairman Tulis opened the meeting by encouraging attendees to make comments and ask questions at any point during this public hearing.
Dave Sousa, a planning consultant with Clough, Harbor and Associates, LLP explained how the plan and its suggestions and recommendations had been prepared.
There was extensive outreach to residents. This began a few years ago. Focus groups were used. Then the PoCD subcommittee worked diligently to complete the plan.
Sousa handed out Action Plans to all attendees (a copy attached hereto and made part of the record hereof).
The Action Plan was divided into the following goals with objectives in each:
4.1 Population & Housing
4.2 Transportation, Traffic & Infrastructure
4.3 Recreation
4.4 Community & Educational Facilities
4.5 Natural Resources
4.6 Open Space
4.7 Historical & Cultural Resources.
Sousa informed all present that an approved PoCD will be taken into account by State decision-makers. There will be suggestions for change regarding how the town would like to grow in this plan. The State will take it into account, but more as suggestions for change rather than regulations or ordinances. Each suggestion has a number of recommendations for implementation. Ten maps depict these aspects of town planning. They were posted on the walls for attendees to view. Sousa added that Willington’s physical diversity made this a unique PoCD.
Chairman Tulis spoke of the vision statement in the full PoCD which makes it clear that the town wants to retain its rural character, yet it recognizes the need for this to be balanced with growth and fiscal stability. Chairman Tulis added that the document had been “frozen” at a certain point to make it possible for review by various town departments and committees.
Sousa added that for each element of the PoCD that existing conditions had been analyzed, and then goals and objectives were created. Overall, the plan creates policy that is appropriate for Willington.
There was a question from the audience about how to access the full PoCD from the town website. Filling in “PoCD” in the search bar was the most direct method.
Dave Schreiber wanted to know how buffers could be continued from owner to owner. Chairman Tulis commented that the PZC had recently included easement comments that were written in the deed for the property. This way, a future owner could not plead ignorance of the restriction.
Sousa spoke at length about zoning changes required for development. Combined with closer working relationships with developers and helping developers understand the town’s values will improve this process. To develop, there must be incentives met to protect the town’s values, parcels can be ranked for possible development. Willington’s population may increase 100% in the next 10-20 years.
Chairman Tulis added that the establishment of a business/office zone is a definitive recommendation in the PoCD. Chairman Tulis also pointed out that definitive street and road standards need to be established. Moreover, roads need to be classified as their use changes. For example, Schofield Road and Village Hill Road are evolving into arterial roads. Chairman Tulis noted that after road changes are made, there is a 5-year period must pass before traffic patterns become normal.
Chairman Tulis described section 5-14 in the full PoCD as including recommendations for some rezoning, and establishing a “conservation versus develop ability “standard. Parcels of land can be ranked based on the town’s values, which would be listed in order of importance. It is a better approach than changing zones, even though this will be confusing at first, it will be better for the town.
Sousa continued to discuss specifics contained in the PoCD. Transportation, Traffic and infrastructure are a section in the plan. Included in this is the use of evolving “best practices” to make roads safe. Run-off from driveways and parking lots is the biggest type of pollution. There are specific guidelines about these best practices. Sousa stated that active and passive recreation resources need to be coordinated. People tend to stay closer to home, so an inventory and evaluation of all resources needs to be made. Conservation is a central part of this process. Trees and forested areas need to be protected. Farmland Preservation and viable agricultural activity are critical.
Bob White asked if “sustainable agriculture” could be an element of the PoCD. By this, he meant that Willington residents should be able to live off food grown in the town. This sort of land protection ensures that Willington possesses that strategic resource. He added that this is an area that Homeland Security is investigating for the entire country.
Yorgensen commented that open space, conservation preservation and cluster development were popular practices, and sustainable agriculture are the wave of the future.
Dave Schreiber said that he would like to see a community garden established. Seniors can participate in this as it is productive and therapeutic.
Yorgensen suggested that when subdivision regulations are revised, community gardens could be required for cluster development.
Bob White commented that the goal of 15% overall conserved and open space was low. Yorgensen commented that Woodstock and other towns had goals of 50%, so this percentage for Willington could be increased. Mr. St; Louis commented that funding would be central to the process. Mr. White then expressed his delight in seeing “Scenic Roads” as being included in the plan in the section on Cultural and Historic Resources.
Sousa touched on the need for the town to attract new economic development. This is a key topic, as tax rates, job opportunities, revenue and health and safety will all be affected.
Phil Mollison, Chairman of the Economic Development Commission said that Willington currently has little to offer. It is difficult to find land, and if land is found, no sewer or town water are provided by the town. An industrial park would definitely improve this situation. Yorgensen commented that the town is considering the hiring of a part-time Economic Development staff member.
Farm issues were discussed in detail. The Conservation Commission is working on a proposal to see if voters would approve a bond for the purchase of open space. The matter of joining the Quinebaug Shetucket Heritage Corridor was touched upon. It turns out that an Open Space Inventory and Conservation Plan would need to be in place before membership would be possible.
A member of the audience commented at length about the section on Education, stating that the numbers did not accurately reflect class size or growth in schools. As all the figures used in the PoCD were provided either by the School Superintendent or the Board of Education, it became clear that these will need to be reviewed again.
Yorgensen informed the audience that the First Selectman’s comments were:
1. A chart which explains the process of PoCD approval is missing in the handout;
2. Conserved land figures need to be updated;
3. A key for the historic map is needed; and
4. All maps should be updated.
Yorgensen added that the document needs some updates, and that quick fixes could be made to the plan as some conditions have changed since the document was frozen. Comments from Windham Region Council of Governments were discussed. (A copy attached hereto and made a part of the record hereof)
Selectman Blessington complimented the PoCD plan and thanked all those involved in its creation for their hard work.
Kathy Demers of the Conservation Commission asked that streams be added to the aquifers and drainage basin maps as they are critical for planning.
Some general concerns about development were raised, and it was agreed that the town needs to work with the “little guys” as much as with developers.
There was no further public comment.
MOTION: TO CLOSE THE PUBLIC HEARING ON THE PoCD.
BY: Ellis SECOND: Gray
RESULT: Motion passes unanimously.
The Commission then took a break between 9:50-10:00pm.
Mr. Ellis departed during this period. .
Regular Meeting:
A. Call to Order
Chairman Tulis called the Regular Meeting of the Willington Planning and Zoning Commission to order at 10:01pm.
B. Roll Call – as recorded for Public Hearing with the exception of Mr. Ellis
who was not present for the Regular Meeting.
C. Seat Alternates – as recorded for Public Hearing
D. New Business
File 2005-31 Application for a Special Permit to change permitted use from “retail trade” to “office” in a design commercial zone on the property on 8 Tolland Turnpike [Map 30, Lot 11, DC Zone] Owner: Warren & Carol Ledger; Applicant: vector Mortgage Services, Inc. (Received 9/20/05; Public Hearing on 10/18/05; Decision by 12/6/05).
No action was taken. The Public Hearing is scheduled for the next PZC meeting.
E. Applications Receiving Post-Application Filing
None
F. Public Comment
Mr. Joseph Voboril, Yorgensen and the Committee discussed the matter of the design of a cul-de-sac in the Clover Springs development. A center garden/vegetative area is built in the cul-de-sac. As this was approved in the plan, it was agreed that this central area in the cul-de-sac should remain.
G. Old Business
File PZC#2005-28 (A Reapplication for File PZC#2005-16 [Withdrawn 9/2/05 due to noticing problem]; Application for a 5 lot subdivision on property on Mihaliak Road. [Map 50, Lot 3]. Owners/Applicants: Mary C. Litwinczyk & Litwinczyk Children, LLC – c/o Ralph Phillips, CPA. Engineer: Datum Engineering. No action taken.
After discussion, and the marking of the plan to reflect 15% of desired Open Space.
Chairman Tulis asked Yorgensen to help prepare a motion of approval with modifications which can be acted upon at the next meeting. This will be written by the town attorney.
Mr. St. Louis needs to get a copy and listen to the tape for this application to get up to speed.
H. Minutes
MOTION: To delay review and approval of minutes for the 9/20/05 until 10/14/05.
By: Tulis Seconded: Nevers.
Result: Motion passes unanimously.
I. Correspondence
None.
J. Staff Report and Discussion
Yorgensen informed the commission that due to a new law that all commission deliberations on application must be taped as of January 1, 2006.
The VFW wants to erect a monument in front of the Old Town Hall with the
names of Willington’s Honor Roll (war veterans). The Commission felt that the monument was considered art.
K. Adjournment
MOTION: To adjourn at 10:40 p.m.
By: Latincsics Seconded: Nevers
Result: Motion passes unanimously.
Respectfully Submitted,
Maura Benjamin
Recording Clerk
| 
