PLANNING COMMISSION MINUTES
MAY 10, 2005
REGULAR MEETING
I. CALL TO ORDER
Chairman John Loomis called the regular meeting of the Planning Commission to order at 7:00 p.m. in the Main Meeting Room of the Simsbury Town Offices. The following members were present: Secretary Ernest Gardow, Susan Bednarcyk, Ferguson Jansen, Brad Mead, Gregory Piecuch, Carol Cole and David Ryan. Also in attendance were William Voelker, Director of Community Planning and Development as well as other interested parties.
II. APPOINTMENT OF ALTERNATES
None.
III. APPROVAL OF MINUTES - April 26, 2005
Secretary Gardow motioned to approve the minutes for April 26, 2005. The motion was seconded by Commissioner Ryan and unanimously approved.
IV. REQUEST OF J.C. GALE BUILDERS TO CONSTRUCT A GABLE ROOF ON EXISTING FLAT TOP GARAGE LOCATED AT 2 TEACHERS TURN
Mr. Voelker explained this request comes before the Commission as a result of a stipulation placed on the approval of the Whitman Farms Subdivision. At that time the Planning Commission reserved the right to review any changes to the historical structures located on this particular lot. Craig Gale, of J.C. Gale Builders, then addressed the Commission to indicate the buyer’s desire to place a gable roof on top of the existing flat top garage to match the existing barn and house, as well as a newly proposed pool house that will be replacing a shed located behind the barn. Per the request of Commissioner Ryan, Mr. Gale gave further details regarding the location and removal of the current shed and the subsequent building of the pool house on the existing foundation. Ms. Suzy Drake,
co-owner of the property, provided a hand out showing its layout and proposed changes.
Commissioner Jansen motioned to approve the request of J.C. Gale Builders to construct a gable roof on the existing flat top garage located at 2 Teachers Turn. The motion was seconded by Commissioner Ryan and unanimously approved.
V. INFORMAL PRESENTATION ON PROPOSED SUBDIVISION OF LAND OWNED BY THE ETHEL WALKER SCHOOL, 230 BUSHY HILL ROAD.
Chairman Loomis explained both the format and time frames he desired to follow for the presentation. For the record, Commissioner Cole recused herself from the presentation.
Attorney Mark Asmar, representing The Ethel Walker School (EWS), began by introducing those present and affiliated with the proposal, including representatives from Ethel Walker as well as other attorneys, planning consultants and engineers. This team has been assembled by EWS, who has not contracted with a developer but rather will manage the process themselves. He indicated the purpose of this presentation is to provide a conceptual plan for a 122-lot subdivision on approximately 400 of the 450-acre portion of land on the west side of Bushy Hill Road. At this point, Attorney Asmar turned the presentation over to Mr. Kyle Corkum, President of Landquest Consulting, the Branford, CT-based firm hired last Fall by EWS to supervise the strategic planning of the development of this land.
Mr. Corkum began by emphasizing the recognition by EWS of the importance of this parcel of land to them, to the neighborhood, to the Town and even to the identity of the Farmington Valley, as well their understanding of the gravity of any proposal to develop this land. The 4 basic goals given to him by EWS at the inception of this undertaking include: 1) excellent stewardship of the land; 2) maintain and foster excellent relations with the neighbors; 3) maintain open and positive discussions with the Town as to the mutually beneficial outcomes associated with this land’s development; and 4) financial flexibility for long-term planning.
Through the use of an aerial view photograph Mr. Corkum provided an overview of the EWS property including the bordering neighborhoods of Longview and Woodhaven Roads, town-owned property and property owned by St. Alban’s Church. The 150 acres on the east side of Bushy Hill Road contain the consolidation of EWS’s educational campus, with the exception of the equestrian facilities on the west side. For the remaining 450 acres on the west side of the road EWS has 3 objectives: 1) create a state of the art equestrian facility; 2) provide a revenue source; 3) management of open space. Through discussions with Town Staff several suggestions were given, including: 1) attempt to work with the existing zone of single family 1-acre lots, possibly with even lower density than what is allowed
currently; 2) make the development invisible beyond the ridge; 3) apply effectively open space funds currently allocated for the Ethel Walker land to maintain the open space on the front of the parcel and create linkages to surrounding open space; and 4) focus on environmental sensitivities such as migratory patterns, wild life habitats, wetlands and adverse aquifer impacts. Mr. Corkum reviewed the progress that has been made thus far, or is currently being done, on many of these issues, including: a perimeter survey done in the Fall; a topographical survey; extensive mapping of the wetlands; migratory patterns, flora and habitat mapping; ongoing soil testing; and a proposed archaeological survey.
Over the last 6 months loose conceptual plans have been brought before Town Staff and there has been an evolution from the initial 170 proposed lots down to the current proposal of 122 lots, of which Mr. Corkum provided a conceptual drawing. He indicated the estate lots are well in excess of an acre with most being 2 acres. They have worked along the ridgeline with minimal intrusion to the wetlands. They have created 63% of the site as open space with an extensive 7.5-mile trail network, including both equestrian and pedestrian-dedicated trails, which are linked to the surrounding neighborhoods as well as all of the adjacent town-owned land. The goal of EWS is for a very prestigious estate lot neighborhood and Mr. Corkum suggested this has been achieved along with providing significant buffers
around the perimeter, the wetlands systems, migratory routes and vernal pools.
Mr. Corkum indicated that the project team has been meeting with the neighbors and will continue to do so throughout the entire endeavor. There have been several universal concerns expressed that have already been, and will continue to be, factored into planning as they move forward, such as: 1) their continued use of the open space; 2) interaction with the proposed development and their properties; 3) traffic impacts; 4) environmental issues; and 5) water issues such as pressure and aquifer protection. The amount and size of buffers will be reviewed to ensure appropriate distances from the bordering neighbor properties. The intention is to keep the subdivision self-contained with a single-access point south on Bushy Hill Road beyond the Deer Park intersection. Discussions are ongoing with Aquarion and
the Fire Marshall regarding the possibility of installing a water storage tank that could be hidden from view to help alleviate the existing water pressure issues. Strict controls will be put in place over anything that might cause adverse impacts on the aquifer (i.e., tree cutting, grading, pesticide use, lawn size, etc.) Currently, only about 35 lots are entitled to have access to sewer service; however, future discussions will occur to try to extend the sewer to the back lots.
Mr. Corkum thanked the Commission for the opportunity to present and made himself available to answer any of the Commissioner’s questions. In response to Chairman Loomis’ question, Mr. Corkum indicated that 285 acres of the proposed development are open space, of which 95 acres are wetlands. Commissioner Mead questioned the control of the development of the structures and whether they would be subject to any kind of design review board evaluation. Mr. Corkum indicated the school’s desire for a long-term revenue source and strict architectural and planning standards will be implemented in order to protect the long-term value of the properties. Mr. Corkum was unsure of a cost or square-footage estimate for the homes as requested by Commissioners Mead and Jansen, but reiterated the
emphasis on the smaller lot sizes to minimize tree-cutting and grading.
Mr. Corkum answered a series of questions raised by Commissioner Piecuch. The intent for the pasture area is to sell the development rights to the Town utilizing monies already appropriated for open space acquisition on this property. It is unclear who will hold the title for the open spaces intermixed on the western portion, however there is a recognition that long-term funding needs to be available for the maintenance of the trail system. The project team will work with the Town and handle the permitting process for crossing any of the wetland areas. Mr. Thomas Daly with Milone & MacBroom Engineering further explained the single-access point for the development. A traffic study will be completed, however Mr. Daly did not anticipate it will meet the warrants necessitating a traffic
light. Mr. Corkum assured for Commissioner Piecuch that sight line studies from Bushy Hill Road will be performed in order to ensure no roof tops will be seen over the ridge. Finally, he indicated a fiscal impact study will be provided to the Town as well.
Mr. Corkum provided further clarification for Secretary Gardow on the surrounding properties, including those owned by the Town. He also elaborated on the trail system and its use for Chairman Loomis, emphasizing the various equestrian-dedicated and pedestrian-dedicated trails, none of which will be paved or allowed vehicular access, and the linkage of the pedestrian trails to the existing trails in the surrounding area (i.e., access to Simsbury Farms). Mr. Corkum confirmed for Commissioner Mead that the new houses will be utilizing Town water. He noted there is a concern regarding septic impacts on the existing aquifer and that further detailed research will be done regarding that. Commissioner Ryan expressed concern regarding the single point of access to the development and how that may
not mesh with opinions from planning individuals about not building in isolation. Finally, Mr. Corkum provided clarification for Chairman Loomis that the 122 proposed lots would be over 166 acres of developed land, which includes all roads and the entire area of all lots.
Commissioner Piecuch thanked the project team for coming in and expressed the Commission’s desire for more of these informal meetings that hopefully work to create a more amicable process overall. Mr. Corkum expressed his appreciation for the opportunity as well.
VI. CONTINUATION OF DISCUSSION OF LAND USE TOPIC
Chairman Loomis indicated one goal for this revised Land Use section is to clarify and make obvious the relationship between the Plan’s Land Use Policy Map (colored map) and the written policy and objective statements. There are likely to be more differences between the existing zoning map and the proposed policy map than there were in 1994. Commissioner Piecuch encouraged the Commission not to be shy about making policy statements they believe to be appropriate, even if they are on a different from page from where Zoning is currently.
The Commissioners began by providing general input on the overall current policies as to their appropriateness, subjectivity to deletion, as well as the suggestion of new ideas to be introduced into the Land Use section. Commissioner Piecuch suggested Land Use needs some significant additions and clarifications related to how the Zoning and Subdivision Regulations will work, such as: definition of mixed use zone; question of retention of village cluster or single family cluster; possibility of offering of density bonuses; including form-based design versus simple use-based design; clarification of the definition of open space; mention of the interconnectivity of the trail system; the need for conversion of residential to business use along arterial roads such as Hopmeadow; and the possibility of reducing the
number of existing zones. Commissioner Bednarcyk agreed with Commissioner Piecuch’s suggestions and proposed the development of some sort of Economic Development zone as well. In addition, she indicated the need for providing some flexibility in the zoning to allow for the conversion back and forth from residential to business use along the arterial roads. She also suggested, and Commissioner Ryan agreed, possibly breaking out the Land Use section into specific areas (i.e., Center Zone, Tariffville, etc.). Commissioner Ryan went on further to indicate mixed used seems to be most appropriate in the village areas rather than on the large developable tracts.
Commissioner Mead emphasized the need for a policy suggesting the development of a master plan for town land, especially the acquisition of open space. Although the topic has been addressed in other sections of the Plan, Commissioner Cole encouraged reiterating in Land Use the idea of infill development in the Center Zone as a valid option for commercial development. Chairman Loomis shared his thoughts and ideas for changes as well including: consideration of form-based design along with use-based design; consideration of the appearance and functionality of particular neighborhoods and seek resident input on decisions that affect them; establish a direct and explicitly stated relationship between text and land use policy map; describe what land uses are intended as depicted on map and highlight changes;
develop a broad conceptual, yet not too detailed, master plan for the Center Zone (i.e., recommend Chamber of Commerce’s proposal or suggest modifications or take lead in coordinating discussions); reiterate the use of joint meetings in application process and encourage a guidebook for development; pursue appropriate incentives to increase likelihood of achieving Land Use goals and policies; and familiarize Simsbury’s residents with the Plan and with the concept of considering land use and form together.
Chairman Loomis requested Mr. Voelker elaborate on the practicality of the concept of mixed use and how to make it happen in a way to achieve the Commission’s intent. Mr. Voelker’s advice was to both enable and encourage mixed use, but not to require it in order to give the developers the ability to respond to the market appropriately. Commissioner Ryan agreed, however indicated that even if the zone was changed to mixed use within the North End, the likely outcome would be residential. Mr. Voelker disagreed indicating other uses could locate there as well because of the existing uses that will influence what happens on that available property. Commissioner Piecuch suggested highlighting particular areas in Town as available for a zone change to provide the flexibility for creativity
and yet still provide the opportunity for some shaping of what should go there. Mr. Voelker agreed it is a challenge that needs to be worked through and suggested working closely with the consultant hired by Zoning to formulate appropriate mixed use zones.
The Commissioners then quickly went through each of the existing policies agreeing that Policy 1, 2, 5, 8 and 9 should remain without the need for extensive changes. Commissioner Mead suggested adding some reference to enforcement in Policy 3, which references preserving the scenic vistas in Town. Commissioner Piecuch indicated Policy 4, which speaks to assuring complementary architecture of new developments, could be rolled into some sort of form-based policy. Chairman Loomis suggested Policy 6, regarding a master plan for tree cover, needs to be clarified and Commissioner Piecuch indicated also that many of the objectives could be worked in elsewhere in the section. It was agreed that Policy 7 needs to be directed at all development, not merely restricting it to large tracts of land with 50 acres
or more, ensuring development of a scale in harmony with the community.
Commissioner Piecuch volunteered, along with Chairman Loomis and Commissioner Ryan, to develop a draft of the newly suggested ideas prior to the next meeting.
VII. COMMUNICATIONS
Chairman Loomis reported on the 4/28/05 meeting on the possible relocation of the CT Children’s Science Center to Simsbury, including a tour of the museum in its current location. The Center is looking for a sense of long-term sustained partnership, not merely financial, and their intention is to make a decision at some point this year. The fact that Roaring Brook Nature Center, which is also under the management of the same Board, is located in Simsbury is attractive as well. Mr. Voelker indicated they are looking for 50,000 square feet, most likely the best location being in the Town Center area. Chairman Loomis indicated that although the overall attitude on both sides is very positive and willing to explore all possibilities, it is also clear there are definitely mixed opinions within Town as
to whether the Science Center is the highest and best use for that area.
VIII. STAFF REPORTS
None.
IX. ADJOURNMENT
Commissioner Ryan motioned to adjourn the meeting at 9:10 p.m. The motion was seconded by Commissioner Jansen and unanimously approved.
| 
