Planning and Zoning Commission
40 Old Farms Road Willington, CT 06279
September 4, 2013 – 7:30 PM
Special Meeting Workshop Minutes
Roll Call
Members Present
Andrew Marco - Chairman
Edward Standish- Vice-Chairman
J. Sullivan
Walter Parsell - Secretary
Phil Nevers
Doug Roberts – Alternate
Members Absent:
Thomas Murphy – Secretary - excused
James Poole - excused
Also Present:
Susan Yorgensen – Planner/Zoning Agent
Workshop
PZC2013-3 Application for Zone Change from R80 zone to Design Commercial (DC) zone at 00 Polster Road & 3 Polster Road & 00 Polster Road (Map 46 Lots 16 & 17) Owner: Joseph & Frank Malack/ Applicant: Love’s Travel Stops & Country Stores (Received February 19, 2013 Public Hearing April 16, 2013 continued to May 7, 2013, May 21, 2013, June 4, 2013, June 18, 2013 – extension granted /Decision by September 17, 2013.)
PZC2013-4 Application for Special Permit for motor vehicle fuel sales, tire repair and replacement, retail trade and two restaurants (Travel Stop) at 00 Polster Road & 3 Polster Road (Map 46 Lots 16 & 17) Owner: Joseph & Frank Malack / Applicant: Love’s Travel Stops & Country Stores (Received February 19, 2013 Public Hearing April 16, 2013 continued to May 7, 2013, May 21, 2013, June 4, 2013, June 18, 2013 ~– extension granted /Decision by September 17, 2013.)
Chairman Marco recapped the discussions at the earlier workshop. Discussion was held on the zone change. Discussion was held on improvements to the infrastructure and negative impacts. Chairman Marco said they have established that the I84 interchange is the area the businesses should be according to the PoCD. D. Roberts said believes the plan the applicant has put forward has fallen short. J. Sullivan said he agrees and is concerned about the infrastructure. E. Standish asked if that was a condition for denial or if they should put conditions in place for improvement. D. Roberts said he submitted a letter to the applicant with some questions and one was questioning why the Fed Ex ramp entrance is 4 to 5 feet wider than the proposed entrance. Further discussion
was held on the PoCD.
Further discussion was held on the infrastructure. J. Sullivan said it is a dangerous exit. E. Standish said he believes the applicant has met more conditions than not. W. Parsell said the area and type of businesses were mentioned by name in the PoCD so it meant something to the people that wrote the PoCD.
Discussion was held on the inventory the Conservation Commission identified as areas to be preserved. A. Marco said this area was not one of the areas.
J. Sullivan said he does not believe the Commission would be promoting diversity in development if the application were approved and does not believe they need another truck stop in town. E. Standish said that could go for anything; restaurants, gas stations, and convenience stores.
W. Parsell referenced 4.8.2, Existing Commercial & Industrial Development and a discussion as held.
Chairman Marco said, at the earlier public hearings, approximately 40 people came out against the application; that is not a very strong representation as there are approximately 6,000 people in town. W. Parsell said it is understandable for the people that live in the area to be against the proposal. Further discussion was held on the proposed area and the traffic in the surrounding area. A. Marco questioned how they would balance the clear need for an industrial tax base and traffic concerns.
Discussion as held on the location, the adjacent neighborhoods and the roads. D. Roberts said he would have hoped to see more changes to the existing roads to accommodate the traffic. S. Yorgensen said the applicant would have to make improvements when it goes to DOT.
Discussion was held on the expected growth as stated in the PoCD.
Discussion was held on the possibility of the state closing the rest areas at exit 71. S. Yorgensen said they are not proposing to close them now, they are proposing to fix them. W. Parsell said they cannot make a decision based on what the state may or may do. He said he believes their power is in the conditions. S. Yorgensen said, if the zone change was approved, and the special permit they would have a lot of leeway in the conditions of the special permit. W. Parsell added that traffic is his major concern.
A discussion was held on traffic, light and noise. D. Roberts brought up the addition of sidewalks and a discussion was held. A discussion was held on tandem trucks, wide loads and trucks crossing the center line. A discussion was held on Polster Road. The Commission looked at the plans on CR101 and discussed the turning radiuses.
A discussion was held on various uses of the land and having like businesses next to each other. J. Sullivan said he does not believe it is the right use of the land. P. Nevers said, from what he can see, it would be a quick drive thru truck stop. A discussion was held on increased traffic.
W. Parsell said he is concerned on the property sitting vacant for the next 10 years but would like to think more about the roads.
E. Standish said his concerns are with 13.05.03 and 13.05.04. J. Sullivan read a portion of the Mission statement (to protect rural character) and questioned if the town has done enough to promote diverse growth. He said they will have 2 identical things next to each other with only 40,000 additional dollars in tax revenue; he does not think it is worth it. A discussion was held on diversity.
Chairman Marco said the more they say no to businesses, the less business that is going to try to come into Willington. He asked the Commission to come to the next meeting, on September 9th at 6:30, with their consensus and ready to put their thoughts on the table. Chairman Marco said, at the next meeting, they will discuss the special permit and asked the Commission to be very candid.
Meeting adjourned at 8:00.
Respectfully Submitted,
Michele Manas
Recording Clerk
| 
