From the conversation on Facebook I started where one person’s opinion / argument attempted to clear up a misconception that signs inside of stores were not going to be discussed, that “The long and the short of it is that there is nothing on the horizon for the P&Z to consider mandating town-wide regulation of interior signage”…. I am sitting in the meeting two weeks after the discussion thread, where they are discussing just that.
By the way dear readers, Craig was not here this evening.
As published in the Record Journal on Wednesday March 6, 2013
By Andrew Ragali
Record-Journal staff
aragali@record-journal.com
(203) 317-2224
Twitter:@AndyRagz
WALLINGFORD – The Planning and Zoning Commission, having received answers to some of its questions, will continue working toward the possible creation of an Incentive Housing Zone, Town Planner Kacie Costello said Tuesday.
An Incentive Housing Zone would create specialized zoning regulations for developments on Hall Avenue and Quinnipiac, North Cherry, Meadow, Center and North Colony streets. The town would keep control of the design of the developments, but at least 20 percent of the housing units built must be affordable housing and fall under regulations set by the legislature to qualify for state money.
The goal of the workshop, held Monday night, was to gather as much information as possible about the zone, which would fall under an Office of Policy and Management program called Home Connecticut. The program was approved by the state in 2007. Dimple Desai, community development director for OPM, attended the meeting and answered questions from the commission and members of the public.
“I think that it was very helpful having someone from OPM there,” Costello said.
Many of the questions asked during the meeting were procedural, Costello said, because “we as a community are looking for as many concrete answers as we can in terms of what the interactions with OPM will entail.”
One of the issues brought up during the meeting was how the Incentive Housing Zone designation could be repealed, if the town should choose to do so.
“You have to get OPM’s approval to get it off the books,” Desai said, adding that he would have to consult legal counsel for a more specific answer.
PZC Chairman James Seichter asked Desai to get back to the town because “it’s been brought up in our prior workshop and it is a potential issue.”
Seichter asked if there would be any repercussions to repealing the zone, such as returning money given to the town as part of the incentive portion of the program.
Under statute, Desai said OPM “may require” the town to repay the state. “Again, it doesn’t say ‘shall,’ ” he said, adding that “OPM and the state work with municipalities” if they revoke the zone.
If the zone is approved, an overlay zone would be imposed, forcing developers to abide by requirements laid out in town regulations.
Desai said the overlay zone is a benefit to developers because of the affordable housing capability, and a benefit to the town because it will have control over the look of the new developments. Costello said control over design standards was the biggest issue for Mayor William W. Dickinson Jr. at a January workshop. Dickinson did not attend Monday’s meeting.
Proposals for an Incentive Housing Zone have been around since early 2008, when then-Town Planner Linda Bush presented the idea of creating an overlay zone for a 23.3-acre swath of downtown Wallingford that would allow for mixed-use commercial and high-density residential properties.
During the workshop Monday night, Desai laid out the financial incentives of the program. He said that if at least 250 housing units are created, the town would receive $50,000 to use at its own discretion.
Commission member James Fitzsimmons asked Desai if the zoning district is “subject to variance,” a topic that Seichter called “an important issue and an important question.”
Costello said, typically, a variance can be obtained through the Zoning Board of Appeals when a commercial or residential developer requests a change in zoning regulations. She said a hardship must be proven to obtain a variance. An example would be if zoning regulations required windows on the first floor of a building to be larger than windows on the second floor. If a developer wants larger windows on the second floor, it must prove a hardship to the board. If a hardship is proven, zoning regulations can be changed.
“What the concern is, there could be the potential of a developer trying to bypass regulations via the variance process,” Costello said.
Town Councilor Craig Fishbein, who attended the workshop, said Tuesday that if the appeals board can consider variances, it “throws the Incentive Housing Zone out.”
“The issue of a variance is a major concern,” Fishbein said.
Costello said Tuesday that she will be consulting with the town’s Law Department to clarify if variances are allowed if developers opt into the overlay zone. Desai said OPM has not run into the issue yet because the program is so new. He said it’s really up to the municipality.
The impetus for the Incentive Housing Zone program, Desai said, is to provide more options for young college students or older couples who “cannot afford to live in a town they’ve lived in their whole life.”
Workshops will continue, Seichter said at the end of Monday’s meeting. The commission must look at other issues, such as parking, traffic, and design standards such as maximum building height, Costello said.
“From my perspective, I think it’s beneficial to continue to have discussions on this,” Seichter said.
As published in the Record Journal on Wednesday March 6, 2013
By Andrew Ragali
Record-Journal staff
aragali@record-journal.com
(203) 317-2224
Twitter:@AndyRagz
WALLINGFORD – A decision will be made on the proposed downtown Incentive Housing Zone within the next two to three months, according to Planning and Zoning Commission Chairman James Seichter.
During a workshop held by the commission Monday night, Town Councilor John Le-Tourneau asked Seichter when a decision would be made, adding, “I’d love to see this in my lifetime.”
“I appreciate your frustration on this,” said Seichter, who made it clear to Le-Tourneau that he’d rather not set a timetable. “Clearly we need to reach a decision on this issue in a relatively short period of time.”
An Incentive Housing Zone in Wallingford would create specialized zoning regulations for developments on Hall Avenue and Quinnipiac, North Cherry, Meadow, Center and North Colony streets. The regulations allow the town to receive state funding while controlling the design of new developments. By adopting the zone, municipalities can receive up to $20,000 for pre-development studies and up to another $50,000 if at least 250 housing units are built in the zone.
The Incentive Housing Zone falls under an Office of Policy and Management program called Home Connecticut. The program was approved in 2007 by the state legislature and would require 20 percent affordable housing. The goal of the program is to provide affordable housing for residents who otherwise wouldn’t be able to remain in Wallingford.
Town Planner Kacie Costello said that for the Incentive Housing Zone to move forward in Wallingford, the Planning and Zoning Commission must establish regulations for the zone. The commission will hold workshops to “get proposed regulations to the point they want them to be.”
If regulations are approved by the commission, the Town Council must then endorse them, Costello said. Normally, the council would not be involved with zoning regulations, but since the program entails acceptance of money from the state, she said, the council must take action.
After receiving approval from the Town Council, the amended regulations are sent to OPM, Costello said. If OPM agrees with the regulations, the agency would give the town “preliminary approval.”
Regulations are then sent back to the Planning and Zoning Commission. Costello said a public hearing must be held by the commission. Then the commission must approve the regulations one last time before sending a final draft back to OPM, at which point “they provide us with final approval,” Costello said.
“The problem is, there seems to be no urgency on the part of the Planning and Zoning Commission,” said Le-Tourneau, who accused the commission of “dragging their feet” and slowing down the process.
“We’re trying to cure problems that don’t exist,” he said, adding that recent workshops about the Incentive Housing Zone have rehashed issues that had already been settled.
Costello said turnover on the Town Council and Planning and Zoning Commission since 2010 has resulted in some delay during meetings, as new people become acquainted with the situation. The Incentive Housing Zone was first proposed in 2008. On the state side, Costello said, a lack of funding caused delays.
“I don’t think they’re dragging their feet at all,” Town Councilor Craig Fishbein said of the Planning and Zoning Commission. “The towns that rush into things haphazardly get into trouble.”
Fishbein is comfortable with the progress so far because “we want to do it right the first time,” he said. Town Council Chairman Robert Parisi agreed.
“I don’t have a problem with his (Seichter’s) timeline,” Parisi said, “as long as there is free and open discussion.”
Parisi said that, with age, he has learned to become more patient. He believes the Incentive Housing Zone will eventually become a reality, it’s just that in Wallingford, things “are always a little on the slow side,” he said. “I’m not in a rush.”
Instead of two to three months, Town Councilor John Sullivan would like to see a decision made within 30 days.
“Let’s get moving here,” he said.
Sullivan complimented the Planning and Zoning Commission for their “tremendous” work so far, but he sided with LeTourneau in that “we are beating this thing to death.”
Mayor William W. Dickinson Jr. pointed out that two to three months isn’t really that long.
“You’re not going to see too many meetings in that amount of time,” he said. “I think everyone needs the time to deal with this in a responsible way.”
Dickinson is supportive of the Incentive Housing Zone, which he hopes will make downtown a “friendlier, more comfortable streetscape kind of scene.”
As published in the Record Journal Monday November 12, 2012
Monday : No meetings scheduled.
Tuesday : Public Celebrations Committee , 5:30 p.m., Town Hall, Room 205, 45 S. Main St.;
Town Council , 6:30 p.m., Town Hall, Auditorium.
Wednesday :
Parks and Recreation Commission , 8 a.m., Doherty Municipal Bldg., 6 Fairfield Boulevard;
Planning and Zoning Commission , 7 p.m., Town Hall, Auditorium.
Thursday : School Roof Building Committee , 6:30 p.m., Sheehan High School, 142 Hope Hill Road, Board of Education Conference Room.
Friday : Committee on Aging , noon, Senior Center, 238 Washington St.
As published in the Record Journal Wednesday February 22, 2012
By Russell Blair
Record-Journal staff
rblair@record-journal.com
(203) 317-2225
WALLINGFORD — The Planning and Zoning Commission plans to revive discussion on a downtown revitalization plan that was shelved after it met lukewarm response from the Town Council in December 2010.
The plan calls for a 23.3-acre Incentive Housing Zone that would encompass parts of Hall Avenue, Quinnipiac Street, North Cherry Street, Meadow Street and the intersection of North Colony and Center streets. Allowable densities would be increased to attract developers to build retail and housing similar to West Hartford’s popular Blue Back Square, which opened in 2007.
The zone would allow a maximum of 361 housing units. Drawings of the proposed units include retail and restaurants on the first floor with the upper two or three floors composed of apartments or offices. Twenty percent of the units in the zone must be affordable — classified as those targeted at people who make 80 percent of the area median income — and the housing must meet per-acre density requirements.
Wallingford received a $50,000 planning grant from the state in April 2008.
Towns can qualify for incentives of up to $2,000 for each unit allowed to be built in an Incentive Housing Zone, up to $2,000 for every multifamily unit building permit issued and up to $5,000 for every single-family permit.
A public hearing originally scheduled for Monday was canceled, but Town Planner Linda Bush said the planning commission would be bringing the issue back up in the coming months and seeking input from the mayor and the council. Bush said that the commission doesn’t need an affirmative vote from the council to amend the zoning regulations.
Jim Fitzsimmons, a Democratic PZC member, said that while not required, support from the council was important.
“We don’t make decisions in a vacuum,” he said. “We’re appointed by the council; we’re all on the same team.”
Bush, who is retiring on March 1 after 28 years as town planner, has long been a proponent of the plan.
“Nobody invests money in that neighborhood,” Bush said. “We want to change that. We want to expand the retail. We’d like to see it a Center Street-type district.”
The plan remains largely unchanged from the one that resulted in a 4-4 vote by the council in 2010, though some parking was added. Councilors Vincent Cervoni and John LeTourneau, both Republicans, and Democrats Vincent Testa and John Sullivan supported the plan at the 2010 meeting. Republican Chairman Robert Parisi joined fellow GOP Councilors Rosemary Rascati, Craig Fishbein and former Councilor Jerry Farrell Jr. in opposing the plan.
Newly elected Councilor Jason Zandri, a Democrat, said he is “cautiously optimistic” about the proposal.
“I need to get deeper into it,” he said. “I want to talk to some of the downtown people. It’s good to hear what the people have to say.” The proposed development would take place in the area around the new train station on the Springfield, Mass.-New Haven commuter line. The new regulations are purposed to “promote the development of a transit-oriented, pedestrian friendly downtown community within walking distance to the (train station),” according to the proposed regulations. The Department of Transportation has proposed building a new station near Judd Square or Parker Street. Other upgrades include streetscape improvements, including ornamental streetlights, brick pathways and trees.
But Fishbein said he still has problems with the idea behind the plan.
“It’s going to turn the town of Wallingford into the city of Wallingford,” Fishbein said.
He said that he had problems with the height of the buildings and the idea of putting parking garages downtown. Fishbein said he was also concerned that, if there were improvements planned that property owners wouldn’t buy into, the costs could fall to the town.
LeTourneau, who owns Wallingford Lamp and Shade on Center Street, said he supported the idea the first time around and still stands by it.
“I have no idea why it was pulled (from the PZC agenda),” he said. “I don’t know why it’s before the council; it’s a Planning and Zoning issue.”
Fitzsimmons noted that the new zoning regulations are an overlay, and don’t replace what’s currently there.
“Nobody is required to make any changes,” he said. “But if a developer wants to, the option is there. It’s another zoning opportunity.”
Mayor William W. Dickinson Jr. said he supports the idea of the zone, though he, too, had earlier concerns.
“It encourages investment in downtown,” Dickinson said. “We’re changing our regulations to encourage private investment. Everyone benefits from that.”
Fitzsimmons said he backs the plan and hopes it would help the local economy recover. The last two planning commission meetings saw no new development come to town.
“Times are tough, but this is a wonderful opportunity for the town,” he said. “Let’s put it on the books for when the economy does turn.”
LeTourneau said he’d like to see some action taken.
“We can do nothing, and we will have nothing,” he said.
Information from The Connecticut Mirror is included in this report.
Since the mayor has given the order to stop providing the Town Council and other meetings online, I have decided that in light of fact that there are other towns coming online to do this that I will provide the meetings as I am able to.
It’s your town – get informed and get involved
Wallingford Planning and Zoning - SEPT 13, 2010 - PART 1
Wallingford Planning and Zoning - SEPT 13, 2010 - PART 2
Since the mayor has given the order to stop providing the Town Council and other meetings online, I have decided that in light of fact that there are other towns coming online to do this that I will provide the meetings as I am able to.
It’s your town – get informed and get involved.
Wallingford Planning and Zoning - August 9, 2010 - PART 1
Wallingford Planning and Zoning - August 9, 2010 - PART 2
Since the mayor has given the order to stop providing the Town Council and other meetings online, I have decided that in light of fact that there are other towns coming online to do this that I will provide the meetings as I am able to.
It’s your town – get informed and get involved.
Wallingford Planning and Zoning – July 12, 2010 - PART 1
Wallingford Planning and Zoning – July 12, 2010 - PART 2
Wallingford Planning and Zoning – July 12, 2010 - PART 3
Since the mayor has given the order to stop providing the Town Council and other meetings online, I have decided that in light of fact that there are other towns coming online to do this that I will provide the meetings as I am able to.
It’s your town – get informed and get involved.
Wallingford Planning and Zoning - June 14, 2010 - PART 1
Wallingford Planning and Zoning - June 14, 2010 - PART 2
Since the mayor has given the order to stop providing the Town Council and other meetings online, I have decided that in light of fact that there are other towns coming online to do this that I will provide the meetings as I am able to.
It’s your town – get informed and get involved.
Wallingford Planning and Zoning - March 8, 2010 PART 1
Wallingford Planning and Zoning - March 8, 2010 PART 2
Since the mayor has given the order to stop providing the Town Council and other meetings online, I have decided that in light of fact that there are other towns coming online to do this that I will provide the meetings as I am able to.
It’s your town – get informed and get involved.
Wallingford Planning and Zoning - February 8, 2010 PART 1
Wallingford Planning and Zoning - February 8, 2010 PART 2
Since the mayor has given the order to stop providing the Town Council and other meetings online, I have decided that in light of fact that there are other towns coming online to do this that I will provide the meetings as I am able to.
It’s your town – get informed and get involved.
Wallingford Planning and Zoning - January 11, 2010 PART 1
Wallingford Planning and Zoning - January 11, 2010 PART 2
There is a special Planning & Zoning Commission Meeting tonight, Monday, November 30, 2009 starting at 7:00 p.m. in the Robert Earley Auditorium / Town Hall – 45 South Main Street (the agenda can be found here).
There will be a public hearing at 7PM regarding two proposed amendments:
1) Zoning Amendment/PZC/Temporary Signs #909-09
2) Zoning Amendment/PZC/Downtown Signs #912-09
There is some summary information regarding the topics in a Record Journal article in this morning’s paper (Monday November 30th) – I have cross posted it at http://bit.ly/4OE3FN
I am going to try to get to the meeting tonight to hear all of the details but it sounds promising mainly because it sounds like the PZC is willing to listen to the concerns of the businesses and come to a consensus about how to both provide a means for allowing additional signage that will hopefully be tactful for a given business and at the same time more clearly define what is not permissible.
I don’t know if they are going to address giving any type of bite to the ordinance enforcement side (and let’s be frank – without teeth there are very few that will comply) but we’ll have to see how it all unfolds.
So bloggers – what are your thoughts ahead of the meeting?
Is this a positive step in the right direction? I think so but I am sure there are others out there with deferring opinions.
Let’s hear them.
