Planning & Zoning Commission Minutes

Meeting date: 
Tuesday, February 7, 2017

Roll Call

Members Present

  • Andrew Marco – Chairman
  • Doug Roberts – Vice-Chairman
  • Walter Parsell
  • Brittany Skorupski-Williams
  • Joe Lucia
  • Randy Belair

Members Absent:

  • John Sullivan – Secretary
  • Ed Standish

Also Present:

  • Susan Yorgensen
  • Glenn Chalder

PUBLIC MEETING for the Plan of Conservation and Development

Glenn Chalder presented Booklet #5, Development Strategies Workbook.  The first section was on Community Structure.  G. Chalder asked if there is a town center and a discussion was held.  The commission and public had different ideas on where the town center is located.  A. Marco said the Town Green would be an interesting center to develop with combining residential and commercial property.  A discussion was also held on the South Willington Village Area.  G. Chalder said if businesses are spread out, they will not thrive but if they are located together, they will support each other. The Commission said a town center is definitely worth exploring and agreed the word “explore” would be best suited for the PoCD.  

A discussion was held on the Vibrant Communities Initiative Study and the town’s possibilities.  Bob Shabot said South Willington meets the concept.  

R. Belair asked if the commission should go for a higher percentage of housing or commercial and G. Chalder said he would advise the commission not to establish rigid controls; work with it as it evolves.  

The next section addressed Business and Economic Development.  G. Chalder touched on two key issues; expand/enlarge business zones and reduce the number of special permits.  A discussion was held.  W. Parsell said he agrees in eliminating strip development as it has not worked for surrounding towns.  

Discussion was held on mixed uses.  S. Yorgensen said, for right now, the regulations generally keep residential and commercial uses separate (except in certain zones).  G. Chalder said the State of Connecticut has a landscape/architecture program and students are looking for projects.  He said he could put a request in to UCONN.  The commission thought this was a great idea. A discussion was held on the zone map and home base businesses.  T. Gutowski questioned putting home businesses on the map and said it is worth looking in to.  G. Chalder said they could put it on the map or quantify it.  

Discussion was held on Special Permits.  A. Marco and S. Yorgensen said, when the regulations were drafted, people wanted to know what businesses were coming in and that is why the Special Permits were developed.  G. Chalder said, at times, businesses will not come in to town if there is a Special Permit process as they think it is too time consuming.  He said the commission could add an “as of right approval” in which the application could be approved by the commission or staff and the Special Permit would be the next step.  A. Marco said, without the Special Permit, they could not have a public hearing and gave the truck stop as an example.  The town’s people wanted to know what was going on with the application and the public hearing allowed for this.  He said there are times when the Special Permit has worked to their advantage.  He gave the Truck Stop as an example where the hearing process allowed the developer to address the concerns of the public as a result of the hearings.

G. Chalder said they could say they will do everything to promote economic development but it has to fit in with the rural character of the town.  He said they could retain Special Permit control.  S. Yorgensen said some people lump the Special Exception process for existing buildings in with the Special Permit process.  She suggested they look at the regulations on Special Exception approval.  

The 3rd section reviewed was Guide Business and Economic Development.  A discussion was held on the issue of crumbling foundations.  G. Chalder suggested they make changes to simplify the process of reconstructing or replacing a crumbling foundation; try to make it easier for people in this situation.  The commission agreed and a discussion was held.  G. Chalder said they could change it to where the applicant only has to get approval from staff and not the commission.  

Discussion was held on “other reasonable accommodations”.  Selectman Mailhos said they are encouraging redevelopment and additions and /or sunrooms are good for the town and the tax base.  G. Chalder said the commission could modify regulations to allow reduced setbacks for crumbling foundations as long as it does not encroach on the neighbors.  A. Marco asked to have the discussion on regulations changes for crumbling foundations on the next agenda.  A discussion was held on temporary housing while replacing the foundations and S. Yorgensen said this subject can be discussed as well when it is added to the next agenda.  

Discussion was held on changing demographics.  G. Chalder said they could look at possible ways to encourage housing choices for older households.  A discussion was held on higher density housing and condominium complexes that are owned vs. rentals properties.  A discussion was held on accessory apartments to be occupied by family members, caregivers and caretakers.  S. Yorgensen said they allow it now since the regulation change but only if it is owner occupied and the people in the adjoining space have to go through the central space.  G. Chalder said the key part is to include the wording of “include an operable door on a common wall.”  

The next topic covered was to Encourage Conservation Development Patterns.  G. Chalder suggested a simpler approach and said they could deduct wetlands, watercourses, steep slopes and floodplain and the rest is considered buildable land.  He said they could adopt a regulation that allows .3 lots per acre of buildable land and gave examples.  Further discussion was held.   

The commission reviewed page 17, Site Analysis Approach, and G. Chalder said the developer is required to perform a layout plan of the land and a site analysis.  A discussion was held on septic systems and G. Chalder said they would still have to follow Health Code.  

The last section was on Managing Growth.  G. Chalder said the 2008 PoCD did not include a future land use plan.  He said they could do a future land use plan or a policy map; either one shows a vision.  He said his first choice would be a future plan and his second choice would be a policy area map.  He will do both and show them to the Commission.

G. Chalder questioned if the commission needed 317 pages of zoning regulations and a discussion was held.  He said some pages are longer and wordier than they need to be and the commission agreed.  G. Chalder suggested doing an overall revision of the regulations to simplify and clarify them.  

Meeting adjourned at 9:00.  

Respectfully Submitted,
Michele Manas
Recording Clerk