Town of Windsor Planning and Zoning Commission – June 11, 2024

The Town of Windsor Planning and Zoning Commission held a hybrid regular meeting on June 11, 2024, at 7:00 p.m. in Council Chambers, Town Hall, 275 Broad Street, Windsor, CT. The commission congratulated Mr. Bars on his retirement and Mr. Seely on his appointment as Town Planner, approved draft minutes, heard a pre-application concept review, received a planner's report, and acted on seven public hearing items. All votes were unanimous except the Windsor Avenue restaurant special use, which passed 4-0-1.

Consent Calendar

• Approved the Special Meeting minutes of May 1, 2024, with a correction adding the word 'during' before 'COVID' (5-0).
• Approved the May 21, 2024 regular meeting minutes with corrections, including that Commissioner Mips presided, clarifying a singular speaker, and editing a sentence about future open space left to the developer (5-0).

Public Comments & Testimony

• Joseph Cicero III of 109 River Street, Windsor, spoke in favor of the Bloomfield Avenue/Dunfey Lane multifamily design development, describing it as the final opportunity to develop the corner after 30 years and praising A.R. Building Co.
• Robert Budares of Sylvie Lane, Windsor, said residential development was appropriate for the site but expressed concern that the 201 units would be rental only; he asked the commission to consider condominiums or townhouses as a way to build generational wealth.
• Phil Tulene of 33 Tunxis Street spoke in favor of Four Seasons Landscaping's special use renewal, praising the St. Jakes family's contributions to the community.
• Bob St. Jakes of 836 Palisado Avenue spoke in favor of Philips Lawn Care's 10-year renewal, saying Tulene had learned the rules and would be a good corporate citizen.
• No public comments were made under the initial Public Communications item or on the POCD amendment, restaurant, tennis/pickleball text amendment, or 37 Maple Avenue hearings.

Discussion Items

• Pre-Application Review – Prospect Hill Road / Day Hill Road: The commission added this item by a 5-0 vote. Jason Cambitsis, president of A.R. Development Company, presented a conceptual plan for 138 rental townhomes on 11.5 acres (AA zone) at the corner of Prospect Hill Road and Day Hill Road. The applicant said his firm has more than 9,000 units in 14 states, builds and manages its own projects, and cited POCD recommendations encouraging workforce/affordable housing and a variety of housing types. The concept featured three-story townhomes with integral garages, approximately 1,800-2,000 square feet per unit, and no significant amenities. Commissioners raised concerns about an access drive on Day Hill Road near Amazon warehouse truck traffic, possible fire/emergency access needs, and missing details such as dumpster locations. One commissioner preferred no access off Day Hill Road; another supported a one-way entrance at that location.
• Planner's Report: The planner reported that walls were going up at 205 Baker Hollow, 105 Baker Hollow Road was nearing completion, the Noble gas station/convenience store on Day Hill Road was under construction in the Great Pond District, Founder Square construction was going vertical, and earthwork had started at Wilson Park. A commissioner asked about clearing beyond the Noble site; the planner was not aware of the use but noted it might be related to a car wash. In response to a commissioner question, the planner explained that motor home/RV parking rules include a 25-foot total length limit, placement outside front yards and driveways, and screening from the road.
• Application Acceptance: The commission accepted applications for future hearings and noted that the Birchwood Road POCD amendment would be scheduled in September because of the 65-day Town Council review period.

Public Hearings

• POCD Amendment – 5T and 105 Birchwood Road (continued): After the Town Council returned no findings, the commission approved the future land use plan change to agriculture for the two properties, totaling 6.95 and 8.63 acres in the AG and AA zones.
• Special Use – 578 (494) Windsor Avenue, Giovanni's Restaurant: The applicant, moving the existing restaurant and bar to the Price Rite Plaza, said there would be no live bands, only a jukebox and about one karaoke night per month. Staff reported that plans received that morning placed the bar area at about 15.7%, close to the 15% limit for full-service restaurants in the B2 zone. Proposed hours were 11 a.m. to midnight and until 2 a.m. on Fridays and Saturdays. Commissioners discussed reduced family dining seating, the adjacent package store, restroom counts, and one-year special use enforcement. The commission approved the special use for one year, requiring all outstanding issues, including final staff approval of the floor plan and bar area, to be resolved. Vote: 4-0-1 (one abstention).
• Design Development Detail Plan – 450 and 462 Bloomfield Avenue / 60 and 80 Dunfey Lane: John Schmidt of BL Companies presented A.R. Building Co.'s plan for 201 dwelling units in four buildings on 11.61 acres, with 302 parking spaces, 106 one-bedroom and 95 two-bedroom units, sidewalks, a pool, and 10% affordable units for households earning 80% of median income. The project had received Inland Wetlands approval, and state traffic review by OSTA would occur after local approval. Staff recommended approval subject to June 5 and June 10 staff memos and fire marshal comments. The commission approved the design development detail plan 5-0 pending resolution of those items.
• Text Amendment – Tennis/Pickleball Clubs: Jeff Morno, co-owner of 20 Day Hill Road LLC, requested a special use in the RC zone for a racket sports facility/club, with accessory concession food sales and alcohol service under a state bowling alley/racket club permit. The Capitol Region Council of Governments found no conflict with regional plans. The commission approved the text amendment for Sections 3.3.5(E)(7), 7.6.4, and 14.2.3(A)(1)(b) 5-0.
• Special Use Re-approval – 836 Palisado Avenue, Four Seasons Landscaping: Bob St. Jakes requested renewal of a special use for sale of nursery stock and related products in the AG zone on 19.27 acres. The permit was originally approved in 1994 and renewed in 2004 and 2014. He said operations were unchanged, he lived on the property, and there was no public retail. Staff reported no zoning complaints. After discussion about whether an indefinite term would run with the land and a future sale, the commission approved the renewal for a term not to exceed 10 years. Vote: 5-0.
• Special Use – 37 Maple Avenue, Delany: David McCain and Hermine Delaney requested conversion of an existing building on 0.2 acres in the R8 zone from commercial to residential, with single-level living on the first floor and a rental unit on the second. Staff noted parking was adequate and fire/building code compliance would apply. The commission approved the special use 5-0.
• Special Use Re-approval – 33 Tunxis Street, Philips Lawn Care: Phil Tulene requested a 10-year renewal for the horticultural nursery and landscape contractor yard in the B2 zone, citing 42 years in business in Windsor and recent property improvements. Staff had no objections. The commission approved the 10-year reapproval 5-0.

Key Outcomes

• Approved the Birchwood Road POCD future land use amendment to agriculture.
• Approved Giovanni's Restaurant relocation at 578 (494) Windsor Avenue for one year, 4-0-1, with staff conditions.
• Approved the 201-unit Bloomfield Avenue / Dunfey Lane design development plan, 5-0, subject to staff and fire marshal conditions and later OSTA review.
• Approved the tennis/pickleball club zoning text amendment, 5-0.
• Reapproved Four Seasons Landscaping for up to 10 years, 5-0.
• Approved the 37 Maple Avenue commercial-to-residential conversion, 5-0.
• Reapproved Philips Lawn Care for 10 years, 5-0.
• Directed A.R. Development to address commissioner feedback on the Prospect Hill Road / Day Hill Road townhome concept before a formal application.