Planning Commission Minutes 07/14/2015
PLANNING COMMISSION MINUTES
JULY 14, 2015
REGULAR MEETING
I. CALL TO ORDER
Acting Chairman Mark Drake called the meeting to order at 7:01 p.m. in the Simsbury Town Offices, Main Meeting Room, at 933 Hopmeadow Street. The following members were also present: Alan Needham, William Rice, Robert Kulakowski, and Ron Locandro, Jr. Also in attendance were Hiram Peck, Director of Planning, Janis Prifti, Commission Clerk, and other interested parties.
II. SEATING OF ALTERNATES AS NECESSARY
Acting Chairman Drake seated Commissioner Locandro for Kevin Prell.
III. DISCUSSION AND POSSIBLE ACTION ON ANY AGENDA ITEM, INCLUDING:
a. CGS 8-3a referral on Application #15-02 of Lisa Heavner, First Selectman, Agent; Town of Simsbury, Owner; for a walking path to the gazebo on the property located at 725 Hopmeadow Street (Assessor's Map G10, Block 203, Lot 049). Zone SC-1. (received 06/17/2015)
Application #15-02 was read into the record.
Town Staff provided the Commissioners with a copy of the map for this Town-owned property behind the Library with a narrative of the 1820 House's interest in having this area as a nice setting for wedding events/photos and to also provide financial support for the project and ongoing maintenance. Reviews have been held with Town Staff for Planning, Engineering, Public Works, Park and Rec, and the First Selectman with no issues arising; and it is before this Commission as an 8-24 referral. Town Staff indicated a pond on the other side of the proposed gazebo is within the Upland Review Area the Application and will go before the Wetlands/Conservation Commission at their next meeting; however, any disturbance has been minimized with LADA's design avoiding disturbance of significant vegetation. Town Staff noted that the path material would not adversely affect runoff into the pond, including by the short retaining wall; any trees removed would fall under Park and Rec requirements. Town Staff indicated the 1820 House would like to move forward soon due to upcoming events.
Town Staff noted Exhibit 3 shows the final pathway location which provides the only access; no vehicles would enter the area and the gazebo in Phase 2 would be assembled by hand. Regarding an existing footpath notation on the map to the north, Town Staff explained a Condo Association owns most of the pond and there is no intent to enter their area where that path is located, but to leave that area as is. Town Staff indicated the pond area is attractive and a future discussion may take place regarding Town purchase of the property; the Town is currently responsible for maintaining the dam area adjacent to the pond. In the Charrette, Town Staff noted there is another pond adjacent to Hopmeadow Street between Boy Scout Hall and the Library near the Veteran's Memorial. Regarding this project using 1-2 Library parking spots, Town Staff confirmed that was a reason for expanding the parking lot at Scout Hall and this plan was reviewed/agreed to by Library Management.
Town Staff clarified this referral would be for all phases - Phase 1 for the path and Phase 2 for the gazebo and all other future aspects, including Town Staff's determination of the need for a wall to control runoff to the pond; the gazebo would not have electricity. The Commissioners expressed concern about having a fully developed plan, including the need for a more formal commitment from the 1820 House to both complete the original design phases and for ongoing maintenance/upkeep; Town Staff indicated they would pursue the Commission's direction to obtain a more formal commitment from the Simsbury 1820 House to the satisfaction of the BOS.
Commissioner Rice made a motion to return a positive referral for Application #15-02 submitted by Lisa Heavner, First Selectman, Town of Simsbury, with the following comments: Any construction, if it is broken into phases, should be specifically identified with anticipated periods of completion, and as discussed, some commitment obtained from the Simsbury 1820 House to complete all the original design phases and a commitment to perform ongoing maintenance and upkeep.
Commissioner Kulakowski seconded the motion, and it was passed unanimously.
b. Discussion and possible action regarding referral from Board of Selectmen regarding the Draft Affordable Housing Plan from the Aging and Disability Commission
Town Staff indicated this referral from the BOS is a draft plan from the Aging and Disability Commission for discussion and recommendation regarding the various options. The Aging and Disability Commission Chairman over the last 20 years summarized their mission per the Charter is to advise the Town on the needs of seniors and persons with disabilities; this is not connected to his separate position as Executive Director of the Simsbury Housing Authority. The Chairman indicated there will be continue to be a dramatic increase in the number of senior Town residents over the next 5-10 years seeking affordable housing, which is currently close to non-existent. The Chairman clarified affordable housing is defined as housing that does not cost a household more than 30% of their annual income, which is based on the State standard thresholds of $47,000 for individuals and $57,000 for couples. The Chairman indicated the draft incorporates information from other towns affordable housing plans, the Partnership from Strong Communities, various housing groups/partnerships, and HUD in order to formulate a plan for the development of Simsbury affordable housing. The Chairman noted in the recent Town survey under development of Town character that providing affordable housing achieved the highest percent increase from 2008's survey at 59.8% to 72.1 % in 2015, indicating the need for further discussion. The Chairman noted the Town's efforts regarding development of work force housing. Regarding whether affordable housing includes subsidized housing, the Chairman indicated it could and clarified the State affordable housing regulation under 8-30 is currently set at 10% of Town housing stock which would call for creating about 800 units of affordable housing which is likely not feasible; only 32 larger communities meet State requirements and currently the State is not enforcing that requirement for smaller municipalities, but there is impetus for developing a plan. The Commissioners reviewed that the suggested affordable housing statement proposed would be issued by the BOS.
Town Staff reviewed that under Regulation 8-30G following 11 years of litigation, Meadowood ended up with 299 units approved by the Court, which was as originally zoned, including 74 entry housing units. The Town remains subject to potential Regulation 8-30G developments until it meets the affordable housing required number of units with percentages having changed over the years. Town Staff indicated there are currently two proposed developments - one for 18 units on Climax and another with a larger number of units. Town Staff clarified that in Powder Forest, about 14 deed-restricted units were approved in relation to the cost of living and these less-expensive rental units do not count toward affordable housing. For 34 Hopmeadow Street development, Town Staff noted 18 of those units would count toward affordable housing. Town Staff felt it would be more acceptable to Town residents to move gradually in smaller increments toward more affordable housing units. The Chairman noted there are 47 affordable housing units with income restrictions at Dorset Crossing for individuals with MS and 7 more for persons with disabilities.
Town Staff clarified that affordable housing is not Section 8 housing and is income and deed restricted with a recent change in the law regarding a State median income level which is lower than the median level for this area. The Commissioners discussed the affordability of housing priced in the $280K plus range for workforce housing overlay at 20% of the units; open-market housing selling in the $200K range on its own would not qualify. Town Staff is currently working with a developer on a commercial building to potentially deed restrict living units in the building which would qualify toward the affordable housing requirement; this type of effort could be promoted with developers via an inclusionary regulation requiring a certain number of affordable units, which would need to become part of Zoning Regulations being revised this year; Town Staff have not yet discussed this with the Zoning Commission.
Town Staff believed it would be pro-active to get a policy in place which would also be beneficial in obtaining grants; the Commissioners will be provided with pertinent material for review prior to the next meeting, before this referral goes back to the BOS. Regarding where the affordable housing policy statement would reside, Town Staff indicated the BOS will decide where to place it; it would be also be included in the POCD, possibly in Zoning Commission regulations, and if adopted by the Aging Commission and BOS would be pro-active in response to the recent survey result.
Regarding re-writing Zoning Regulations, Town Staff indicated the goal is to complete them by year-end with a joint meeting invited with this Commission. Town Staff proposed working with the Chairman to further develop the affordable housing policy statement to move it forward at the next meeting. The Chairman noted that 40% could easily be added to the affordable housing stock if it were available, including calls from former residents now living out-of-state. The Chairman acknowledged that transportation continues to be a major problem in the valley. The Commissioners discussed the Virginia Connolly and Owen Murphy developments which resulted from State statute and the idea of being pro-active via the housing authority through acquisitions; the Chairman noted that the Governor has allocated $300 Million over 10 years for development of subsidized affordable housing by way of housing authorities and DOH, e.g. West Hartford recently utilized funds for subsidized affordable housing near town center; the funding is in its 3rd year. The Chairman noted the funding is intended for construction and did not believe the funds could be used to purchase property. Regarding HUD pushing regulations in all states/municipalities, Town Staff believed making the programs as locally applicable as possible would make people more comfortable and allow tailoring/integrating programs at a more local level, rather than buying a large piece of property.
Regarding deeding a portion of a development in order to qualify for grant funding, Town Staff noted implementing fees in lieu of open space under an inclusionary housing regulation could provide a way for developers to buy their way out of such requirements, which could set up a fund to purchase properties to either build new units or convert buildings to affordable units. Town Staff indicated the main consideration is deciding if this is an issue for the Town to work on and how to make it locally acceptable.
IV. DISCUSSION ITEMS
a. Updates and status of ongoing projects
Town Staff indicated Simscroft continues working on their plan with architects for a good fit in Town Center.
Town Staff continues working with the developers at 690 Hopmeadow Street who have provided an application for tax abatement which is undergoing review by the BOS and Finance.
Town Staff noted the lower 6 acres near the Big Y development has been purchased by a developer with commercial activity planned to begin in the fall, including for the Sunrise building.
Regarding Powder Forest Drive, Town Staff indicated the housing is moving forward working with the Water Pollution Control Authority; the Assisted Living facility under the approved subdivision has become significantly larger due to increased demand for assisted living and Alzheimer’s care - if there is a significant change, Town Staff will assure they return to the Commission for careful review. Town Staff noted that for the PAD residential portion, Highcroft Apartments at 252 units has increased to 272 units; however, the Zoning Commission believed it to be a minor change. Town Staff indicated there is lower-cost apartment market demand for young professionals in this community and as supply increases, rents will eventually become lower. The Commissioners discussed various aspects of the Town's residential appeal, including the PAC, restaurants, and new living units.
V. APPROVAL OF MINUTES of May 12, 2015
On Line 10, the name of "Mark Drake" is removed, as he was previously identified as "Acting Chairman".
On Line 32, the word "ApApplicant" is corrected to "Applicant".
On Line 132, the address "690 Hopmeadow Street" replaces the words "Webster Bank".
Commissioner Rice made a motion to approve the May 12, 2015 minutes, as amended.
Commissioner Kulakowski seconded the motion, and it was passed unanimously.
VI. ADJOURNMENT
Commissioner Kulakowski made a motion to adjourn the meeting at 8:05 p.m.
Chairman Drake seconded the motion, and it was passed unanimously.