PLANNING COMMISSION MEETING
OCTOBER 9, 2007
REGULAR MEETING
I. CALL TO ORDER
Chairman John Loomis called the regular meeting of the Planning Commission to order at 7:10 p.m. in the Amphitheater of the Simsbury High School. The following members were present: Secretary Ernest Gardow, Ferguson Jansen, Susan Bednarcyk, Carol Cole, Darren Cunningham, Brad Mead, and Charles Houlihan. Also in attendance were Hiram Peck, Director of Community Planning & Development, Emil Dahlquist, Design Review Board Chairman, Glenn Chalder, as well as approximately 10-15 other interested parties.
II. SEATING OF ALTERNATES
There were no alternates needed.
III. DISCUSSION of Public Hearing input/edits and POSSIBLE ADOPTION of the proposed 2007 Plan of Conservation and Development
Chairman Loomis stated that there are two items of business this evening. One item is to review the edits of the POCD and to make further edits if necessary. At that point, there may be a motion for the possible adoption of the proposed 2007 Plan of Conservation and Development. The other item before this Commission is to work on the recommendation to the Zoning Commission concerning the withdrawn PDD. He stated that Hiram Peck has put together a memo identifying the key issues.
Previously, the Commission members had received the edited pages of the POCD, which had been discussed, or partially discussed, at their last meeting. Commissioner Houlihan stated that most of the changes have faithfully reflected what was previously discussed. Instead of going page by page as Chairman Loomis had suggested, Commissioner Houlihan thought it might be quicker to only review those pages where Commission members had corrections or objections to the wording. Chairman Loomis agreed.
Commissioner Houlihan stated that on Page 37, regarding the reference to Preserve America, many different Commissions have been involved, but Simsbury Main Street Partnership has been left out. It should be listed first under Objective A. Chairman Loomis questioned if they should also be listed under the Preserve America sidebar. Glenn Chalder stated that the sidebar is meant to be descriptive about what the program is about. Commissioner Cole stated that it should be under Objective A and the sidebar. The sidebar should say that Main Street Partnership was instrumental in getting the grant. Regarding the sidebar, she also stated that she would like the reference to President Bush taken out. Commissioner Jansen agreed that this should be taken out. By consensus, the Commission agreed with the
changes.
Commissioner Jansen stated that on Page 69, second paragraph, last sentence, he does not feel that the word “economically” sounds right. The Town Attorney suggested that it be changed to say, “The challenge is to promote economic development in the Center while preserving the look and feel that residents find to be charming.” The Commission agreed that this was better wording.
Commissioner Cunningham stated that on Page 72, under Policy 5, the word “greater” is used twice. He would like to eliminate one and insert the word, “larger”. It would read, “At a minimum density of four units per acre, the larger population will create a greater sense…”. The Commission agreed.
Commissioner Houlihan made a motion to adopt~all of the changes~in the~Oct 9th draft, and to reflect the changes on the~3 pages, which were made tonight. Commissioner Bednarcyk seconded the motion. The motion was unanimously approved.
Commissioner Jansen stated that he feels this is a very thorough, up-to-date document, which also recognizes the need for south end recreational areas.
There was some discussion regarding the glossary. Glenn Chalder stated that on the inside cover of the POCD, it states, “For a glossary of land use planning terms, search for “planning glossary” on the Internet or try: co.Lancaster.pa.us/planning/cwp”. He stated that this glossary may not be complete or may not have terms that are specific for Connecticut or Simsbury. He questioned if this was the right reference to have on the cover. The Commission could leave out the web address or take everything out and not reference anything at all. Commissioner Houlihan stated that some Associations, such as the American Planning Institute, have nationalized standards for certain terms. Although there may be some conflicts, it might be beneficial to give people that web reference.
Mr. Chalder stated that the APA has a book of development definitions and planning terms, which is not located on the Internet, although Mr. Peck has a copy of that book. Commissioner Jansen stated that this particular book could be located in the Planning Department and people could be instructed to the Town Hall, if needed. Mr. Peck stated that this book is limited and feels that searching the Internet would be best. Commissioner Bednarcyk suggested that they update the old Plan’s glossary. Mr. Peck stated that the old glossary was very outdated and feels that in this day and age, people are very comfortable using the Internet. Commissioner Cunningham expressed a preference for no glossary in the Plan, and there was a consensus amongst the Commission members that nothing be stated about a glossary on the inside front cover of the Plan. Commissioner Gardow suggested that this book of definitions be located at the Simsbury Public
Library for people to utilize. Mr. Peck will be providing this book to the Library.
Commissioner Gardow stated that after more than four years of work, the Planning Commission has come to the point where the statutory requirements specify that the POCD be approved by this Commission. This will supercede the 1994 Plan. This new, up-to-date Plan is organized in a new way that separates the activities as follows: What we want to protect; How we want to grow; What we want or need; and How we will make it happen.
Commissioner Gardow made a motion to approve the 2007 Plan of Conservation and Development based on suggestions that were made at the Public Hearing on 9/19/2007 and edits done by this Commission at its meeting on 9/25/2007 and at this October 9, 2007 meeting. Commissioner Bednarcyk seconded the motion.
Chairman Loomis asked each of the Planning Commission members to take five minutes or less to make any comments.
Commissioner Bednarcyk read the “Y Plan” introduction to the Plan and made a statement about why this Commission should adopt this Plan. She stated that the 2007 Plan of Conservation and Development is a statement of what we want our future to be and how to achieve and enhance it. She commended Mr. Chalder for putting the Plan together for this Commission. Commissioner Bednarcyk stated that there is not a lot of land left in Simsbury to be developed, and it is critical that we look at how to develop it and do it correctly. This Plan will help Simsbury to grow while keeping Simsbury’s character.
Commissioner Cole stated that the most important part of this Plan was the process. They started by soliciting information from Town residents. She stated that Emil Dahlquist had a tremendous amount of input, and Glenn Chalder also did a great deal of work on this Plan. She commended Chairman Loomis for all of his work and stated that this Planning Commission should be proud of this Plan. She also thanked the people in the audience for their input.
Commissioner Cunningham stated that he is the newest member of this Commission and thanked the other members for helping him to understand the Plan and the process. He stated that this Plan comes from CT General Statutes 8-23, which requires a plan every ten years. Simsbury is three years behind in submitting this Plan. He stated that this Plan is excellent and feels that it is unfortunate that controversy has surrounded the metrics, although, he understands why it is controversial. He stated that if this Commission does not adopt this Plan tonight, it could force another public hearing and feels that a “no” vote would be unwise. Commissioner Cunningham stated that he would be supporting this Plan.
Commissioner Jansen stated that he is proud to be a part of this Plan. He feels that this Plan reflects the feelings of the majority of the Town. He feels that the Planning Commission has listened to the people. He supports the Plan with the exception that they have included certain metrics; he cannot vote for this Plan because of those metrics. Town staff and the Zoning Commission had previously recommended that metrics not be included in the Plan. Commissioner Jansen stated that he feels that he would be sending the wrong message by voting to adopt this Plan and his “no” vote will be against the metrics part of the Plan.
Commissioner Mead stated that he feels this is an extraordinary document. He stated that Chairman Loomis has lead this Commission well during a difficult process. He stated that he would be supporting this Plan because it does a lot for the vision of Simsbury and is glad that he was a part of it.
Commissioner Houlihan stated that the Plan of Conservation and Development, as written, has a tremendous amount of substance and this Commission had a great opportunity to be educated by Town staff and Simsbury residents. He feels that this has been a useful process, which has resulted in an excellent document. He discussed the use of metrics in the Plan and the problems that it creates for this Commission and the Town of Simsbury. He stated that several years ago, the Charter Revision Commission decided that the Planning and Zoning Commissions should not be combined and that they should each have separate and distinct responsibilities; this Commission’s responsibility is to plan and the Zoning Commission’s is to regulate. Commissioner Houlihan stated that he would be voting against the adoption of this
Plan of Conservation and Development because of the metrics.
Chairman Loomis stated that the 2007 Plan of Conservation and Development is a vision that has been formed over the past five years by input of residents and organizations regarding how to best preserve, sustain and develop Simsbury. He stated that the POCD achieves clarity and leadership and also identifies clearly how the residents of Simsbury want certain issues addressed. He stated that Simsbury will be well served by this Plan and he intends to vote for this Plan. Although he disagrees with Commissioner Houlihan regarding the metrics, he understands his feelings. Chairman Loomis stated that form-base requires some dimensional limitations in order to convey the scale and the relationship of buildings to one another. Even though some members of this Commission disagree with each other, they have come to this
point where they understand each other’s position.
Commissioners Cunningham, Bednarcyk, Gardow, and Loomis were in favor of the motion to approve the 2007 Plan of Conservation and Development. Commissioners Houlihan and Jansen were opposed.
The Planning Commission took a recess at 8:10 p.m. and the meeting resumed at 8:30 p.m.
There was some discussion regarding the effective date of the Plan, the inside and outside cover and proposed letter to replace the welcome letter. Mr. Chalder stated that a motion is needed by this Commission regarding an effective date of the Plan. The Plan should be published and available before the effective date. Mr. Peck suggested the effective date be Saturday, November 3, 2007. The Commission agreed.
Mr. Chalder stated that the May 25th edition of the Plan and the revised pages have date footers on the bottom. He suggested that these footers be removed; there is no need for them. The Commission agreed.
Regarding the cover and inside cover, Mr. Chalder stated he has designed a new cover. He showed the suggested new cover to the Commission depicting pictures of Simsbury, which illustrate each of the chapters in the Plan. These pictures create an upside down triangle, leading toward implementation, which he feels is a key part of this process. He stated that there would be a legend on the inside cover, which describes the pictures and the theme that goes along with it. Commissioner Bednarcyk stated that she believes the cover would be even more appealing if it was created by a professional graphic artist. Chairman Loomis disagreed and feels that it is very appealing the way it is, although he would like to see all of the pictures on the front cover specific to Simsbury. Commissioner Cunningham stated that he would
like to see the Heublein Tower on the front cover. If any Commission members have pictures that they would like to submit that are Simsbury specific, they will e-mail them directly to Chairman Loomis, as soon as possible, and he will get them to Mr. Chalder within the next week.
Commissioner Houlihan made a motion to authorize Chairman Loomis to select pictures that are Simsbury specific for the cover and chapter headers for the Plan. Commission Cunningham seconded the motion. The motion was unanimously approved.
Mr. Chalder congratulated and thanked the Planning Commission for all of their hard work. He stated that this is a remarkable Plan and this Commission has done an exceptional job.
Regarding the welcome letter, Chairman Loomis handed out a copy for all Commission members to edit and make any changes. These edits will be given to Hiram and Mr. Chalder. Commissioner Houlihan stated that the letter should be dated November 3, 2007, which is the effective date of the Plan.
Commissioner Houlihan made a motion to make the effective date of the POCD November 3, 2007. Commissioner Gardow seconded the motion, which was unanimously approved.
Chairman Loomis thanked Emil Dahlquist for all of his work on the Plan with this Commission.
IV. RECOMMENDATIONS to the Zoning Commission on the withdrawn PDD
Chairman Loomis stated that Mr. Peck has put together a cover page for the recommendation, which highlights the identified issues with respect to the withdrawn PDD. He asked if there were any comments or concerns. He stated that there were changes made regarding Commissioner Jansen’s concerns at the last meeting regarding the issues that “were not addressed”. Chairman Loomis stated that they were changed to be more positive.
Commissioner Houlihan made a motion to extend the referral on the PDD to the Zoning Commission as presented. Commissioner Bednarcyk seconded the motion, which was unanimously approved.
V. APPROVAL OF MINUTES of September 25, 2007
Commissioner Gardow made a motion to approve the minutes of the September 25, 2007 meeting. Commissioner Jansen seconded the motion.
Chairman Loomis and Commissioner Bednarcyk offered edits on Page 4. Chairman Loomis also offered edits on Pages 5-7.
The motion to approve the minutes of September 25, 2007, as amended, was unanimously approved.
VI. STAFF REPORTS
There were no staff reports at this time.
VII. COMMUNICATIONS
Chairman Loomis stated that he attended the Connecticut Builders Council regarding “Green Residential Home Building”, which he found to be very interesting. A number of the developers/builders expressed skepticism about the green upcharge of $20,000 or more per residence.
Mr. Peck stated that he attended a Symposium in Westport. The focus of this meeting was architecture and how it fits with form-based design and smart growth. He explained the Southport Green project. This is a mixed-use development, although, it is currently in foreclosure because the Town required the residential phase to be built first. By the time they finished and started with the commercial phase, it was financially too late.
Emil Dahlquist thanked the Planning Commission for the years of listening to the input and ideas of others. This Town should be proud of this Plan. He also commended Chairman Loomis and stated that he deserved a lot of the credit for this Plan.
VIII. ADJOURNMENT
Commissioner Jansen motioned to adjourn the meeting at 9:00 p.m. The motion was seconded by Commissioner Cunningham and unanimously approved.
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Ernest B. Gardow, Secretary
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