MANSFIELD DOWNTOWN PARTNERSHIP
PLANNING AND DESIGN COMMITTEE
Mansfield Downtown Partnership Office
1244 Storrs Road
Tuesday, January 9, 2007
MEETING NOTES
Members: Steve Bacon, Leon Bailey, Karla Fox, Chris Kueffner, Peter Millman, Ruth Moynihan, Betsy Paterson, Dave Pepin (by phone), Pene Williams
Guests: Tom Cody, Geoff Fitzgerald, Macon Toledano
Staff: Cynthia van Zelm, Lee Cole-Chu
1. Call to Order
Steve Bacon called the meeting to order at 5:07 pm.
2. Public Comment
There was no public comment.
3. Comments on Meeting Notes
Cynthia van Zelm noted that the meeting notes from December 19, 2006 had not yet been completed.
4. Review of DRAFT Text Amendment to Mansfield Zoning Regulations for Storrs Center Special Design District
Mr. Bacon said he hopes that the Committee will be prepared to make a recommendation to the Board regarding the text amendment application for submittal to the Mansfield Planning and Zoning Commission.
Ms. van Zelm went over the process. The goal is to try and submit the text amendment application by February 5.
Tom Cody said LeylandAlliance would like the text and map amendment applications to be submitted to the Planning and Zoning Commission close together to make sure they are consistent.
Mr. Cody reviewed the draft text amendment application. He noted that a great amount of time had been spent working with the town staff on making sure health and safety issues were covered in the draft regulations. Mr. Cody said the first part of the amendment sets the process for amending the zoning map. The area in the Municipal Development Plan boundary is eligible for zoning but the zoning will not change until the related map is approved. This process is very similar to the current Planning and Zoning Commission process.
A date will need to be set regarding the review of the map amendment by the Committee and the Partnership Board of Directors.
Macon Toledano reviewed the list of allowed uses in the Special Design District. The current language allows private clubs such as a UConn club that would allow guests overnight.
Mr. Bacon said that questions may be raised about the boarding house use. Mr. Toledano said he thought that a residence club or boarding house could be for visiting faculty and staff. Mr. Bacon said that the term “boarding house” could have negative connotations. Mr. Toledano said a boarding house might be a place where people could come on a limited basis. Mr. Bacon said that he sees boarding house as a rental on a one week basis.
Mr. Bacon said the current regulations do not allow more than 4 unrelated persons to live together. Karla Fox said she believes the boarding house term conjures up the idea of a lot of people living together.
Mr. Cody said the special design district would be highly regulated.
He and Mr. Toledano will check with others at Leyland re: whether they feel strongly about including boarding houses.
Ruth Moynihan asked for clarification as to whether the separation of a facility serving alcohol from a school would still be in place. Mr. Cody said the separation regulations would be eliminated in the new zoning district because of the manner of what is being created – a mixed-use downtown center. Ms. Moynihan expressed concern about the potential for a high number of bars. Mr. Toledano clarified that bars are not allowed in the town of Mansfield. All facilities that serve alcohol must also serve food.
Mr. Cody said that once the text and map amendments are approved, the next steps are outlined in the text amendment. A detailed site plan would need to be submitted by the developer to the Town Planner. The Town Planner would refer the site plan to the Partnership for a public hearing, and then a subsequent recommendation from the Board to the Town Planner.
Peter Millman asked Mr. Cody if he thought the submittal would be for a single zoning permit? Mr. Cody said there could be more than one zoning permit for phases. A permit could also be requested for several buildings at a time.
Mr. Cody reminded the Committee that as part of the process, the Planning and Zoning Commission would not review the zoning permits.
Mr. Pepin signed off at 5:50 pm. He endorsed the Committee recommending that the Board approve the text amendment.
Mr. Cody noted that the team had added in sections on parking and loading at Town staff’s suggestion.
Mr. Millman asked if there would be a more detailed erosion plan with the site plans. Mr. Cody replied in the affirmative. Mr. Millman also asked whether Town Planning Director Greg Padick would be receiving assistance from fellow staff in these reviews. Mr. Cody again replied in the affirmative.
Ms. Moynihan asked who would be maintaining the storm water system. Mr. Cody said it was likely this would be a Town responsibility but there would need to be further discussion with the Town on this issue.
Mr. Cody said with respect to signage, the proposed regulations draw from the current Mansfield sign regulations. There are some signs that will be proposed such as blade and sandwich board signs, which are not covered in the current regulations.
Mr. Bacon asked what type of discretion the Mansfield zoning agent would have with respect to the location of sandwich boards. Mr. Cody said the design guidelines would have specifics about the location and number of sandwich boards.
There was discussion of revising some of the standards for signage in the draft including taking out the size requirement and including the size in the design guidelines section, adding 45 degrees to the size of a blade sign, and taking out the dimensions on the sandwich boards in the text amendment.
Mr. Millman asked where in the text amendment does it say a permit is needed for each phase. Mr. Cody said a permit is not necessarily appropriate by phase – the applicant could request a permit for all buildings. The goal is to be general until more specifics are known on the buildings and phases.
Chris Kueffner asked about the feasibility of adding flexibility regarding adding new uses. Mr. Cody said he did not think such flexibility would be approved by the Planning and Zoning Commission.
Mr. Kueffner asked if the uses regarding automotive could be more inclusive i.e., a reference to internal combustion engines. Mr. Cody reminded the Committee that the CT Department of Environmental Protection only allowed the applicants to grandfather in the current automotive use. No other automotive uses are allowed in the special design district.
Mr. Millman asked for an explanation on a floating zone. Mr. Cody said it refers to a zoning technique. It establishes a new zone category where that zoning category would float, in this case, over the Municipal Development Plan boundary. When the map amendment is filed, the floating zone lands.
Pene Williams asked about the location of bike routes. Mr. Cody said those would be in the more specific site plans.
Betsy Paterson said she was ready to recommend the text amendment to the Board for approval with the caveat of reviewing the boarding house issue.
Mr. Cody said that a boarding house is not allowed in a single family home zone district. It can only currently be located in certain zoned areas in Mansfield.
Mr. Toledano said his preference is to leave in boarding houses for now. Mr. Bacon suggested leaving the decision of whether the use should be removed to the Planning and Zoning Commission.
Ms. Paterson moved that the Planning and Design Committee recommend to the Board that the text amendment be adopted by the Board of Directors as amended by the Committee. Mr. Millman seconded the motion. The motion was approved unanimously on an 8-0 vote.
5. Next Meeting Date
The Committee reviewed several additional dates to meet regarding review of the map amendment. Ms. van Zelm will e-mail the Committee when the next meeting date is determined.
6. Adjourn
The meeting adjourned at 6:35 pm