Windsor Planning & Zoning Commission Regular Meeting - December 10, 2024
Windsor Town Planning and Zoning Commission Regular Meeting - December 10, 2024
The Windsor Town Planning and Zoning Commission held a hybrid regular meeting on December 10, 2024, at 7:00 PM in Council Chambers, Town Hall. The commission addressed two 8-24 referrals, a pre-application discussion, several administrative items, and four public hearings. Key actions included unanimous approval of the property acquisitions/sales, adoption of the 2025 meeting schedule and updated zoning map, and decisions on three of the four public hearings.
Consent Calendar
- No consent calendar was listed; all items were addressed individually.
Public Comments & Testimony
- No members of the public spoke during the initial public communications period for non-hearing items. Public testimony was received during the subsequent public hearings (see below).
Discussion Items
- Pre-Application Scrutiny – 825 Prospect Hill Road: Jason Cambitsis of A.R. Development Co. presented a conceptual plan for 138 townhouse units on 11.51 acres at the corner of Prospect Hill Road and Day Hill Road. The site is zoned AA and was formerly farmland. The applicant proposed a three-bedroom townhouse design with garages and on-site parking. Discussion centered on the need for a zoning text amendment or overlay district to allow multifamily residential in the AA or I zone along Day Hill Road. Town Planner Todd Seely recommended completing the Day Hill Corridor Study (expected late January/February 2025) before making zoning changes. Commissioners expressed mixed views, with some supporting the concept but others wanting to await the study. No vote was taken.
- Home-Based Business (FFL License) – 36 Warham Street: The commission reviewed research on federal firearms license (FFL) home-based businesses. The applicant, Kyle Metzler, described his plan to offer firearms training and transfers only to students he personally vetted, with no retail sales or manufacturing. He noted the ATF would inspect storage and procedures. Commissioners discussed potential regulation options (by right, special use, or prohibition) and the need for a public hearing. Town Planner Seely was directed to draft regulation options for future consideration. No vote was taken.
- Planner’s Report: Todd Seely provided updates: the Noble Gas Station on Day Hill Road is nearing completion; the first advisory committee meeting for the Plan of Conservation and Development (POCD) was held; a pop-up event at the Winter Wonderland Festival on December 18 from 6:00-7:30 PM is planned to gather public input; and the POCD website is live at plan.windsorct.com and 2035.windsorct.com.
Key Outcomes
- C.G.S. §8-24 Referral – Acquire State Property (Violet Street): The commission voted 5-0 to recommend Town Council approval of acquiring state land to realign Violet Street and install sidewalks, facilitating redevelopment at 29 Windsor Avenue. Motion by Commissioner Gibson, seconded.
- C.G.S. §8-24 Referral – Sell Town-Owned Land (Upper Broad Street): The commission voted 5-0 to recommend Town Council approval of selling a 0.032-acre parcel along Upper Broad Street to the developer of Founders Square (144 Broad Street) to enable phase two parking. Motion by Commissioner Gibson, seconded.
- Adopt 2025 Meeting Schedule: Motion to approve the 2025 meeting schedule passed unanimously (5-0).
- Adopt Official Zoning Map: The commission voted 5-0 to adopt the official zoning map dated December 3, 2024, incorporating all zone changes since 2021. Motion by Commissioner Gibson, seconded.
- Approval of Minutes: Minutes from October 8, 2024 (with corrections) and October 16, 2024 (special meeting) were approved unanimously.
- Public Hearing – Special Use (1001 Day Hill Road – Dudleytown Brewing Co.): Approved for a one-year term. The applicant sought a full liquor license and a permanent outdoor music stage. The commission approved the special use for one year, with the understanding that the outdoor amplified music hours would not exceed 10:00 PM. Motion carried 5-0.
- Public Hearing – Design Development Detail Plan (144 Broad Street – Founders Square): Approved subject to resolution of staff comments from November 27 (planning/fire marshal) and December 4 (engineering) memos, final site plan and architectural review, and continuation of previously granted waivers. The plan includes 120 units (9 two-bedroom, remainder studios/ones) across two phases, with phase one under construction. The approval is contingent upon Town Council transfer of the right-of-way strip. Motion carried 5-0.
- Public Hearing – Subdivision (853 Stone Road): The public hearing was recessed to the January 2025 meeting. The applicant proposes a 4-lot subdivision on 6.3 acres split-zoned AA and AG. A resident raised concerns about the correct zoning boundary line and whether the density meets the more restrictive AG standards. The commission voted to recess the hearing to seek a legal opinion from the town attorney on the interpretation of the split zone. Motion to recess carried unanimously.
- Public Hearing – Special Use (300 Lamberton Road – Warehousing/Distribution): Approved subject to resolution of staff comments (December 4 engineering memo and assistant town planner memo). The applicant, Michael Richards of GUR Oil, requested a special use to add three loading docks for a lubricant distribution operation. The special use was required because the number of docks exceeded the threshold in Section 8.6Y. The commission approved 5-0.
Meeting Transcript
And I'll call the planning and zoning commission meeting to order. First order of business is public communications and petitions for anyone that's in the audience that wishes to speak to an item that is not a public hearing item this evening. Seeing no one in the audience, do you have anyone online? No, ma'am. Would you give them the uh instructions on how they can join us? Yeah, if there's anyone from the public who would like to address the commission, you may do so by raising your hand on your computer if your uh device has a microphone capability by selecting the participants icon on the zoom menu bar and then clicking raise hand or by dialing star nine on your phone. When you are called on, you will be prompted that you are now on muted. Please state your name and address uh for clear communication. We ask that you do not place the call on speaker phone. Thank you. Uh I saw another person come in. Is there anyone that wishes to speak to a uh any item that is not a public hearing item this evening? All right, we'll go on to planning uh communication. We do have uh Dominic DeCarlo online. Oh, he's online? Yes, ma'am. Okay. I mean he may have to be promoted, Mitch. Oh, we've got five sitting right now, so he'll be there. Okay. We have to back down. Uh communication petitions from the planning and zoning commission. Anyone have any meetings or anything we have to report on? Um I'll just I'll just say that I continue to attend the quarterly regional planning. Meeting for Crog. And the last one was November 21st. And the only major update is that their plan of conservation and development was formally approved by their board uh just within the past few weeks. And the regional planning group approved it in uh September. That is a hearing special meeting. And I'll just add that um Don Jefferson, um Deborah Howell and myself attended the organizational meeting of the town's planning and uh plan of conservation and development um meeting last week. Um it's gonna take about a year to develop the new plan of conservation and development. Um there's a consulting firm that's been hired, um, and the public is encouraged to uh participate as much as they can because that's the way the plan of conservation and development addresses the issues uh the residents of the town. Um wish to uh see the future of our lovely little town. Thank you. Uh zoning enforcement report. We do not have one. So CGSA 24. Acquire state property. Good evening, madam chair and members of the commission. I'm Patrick McMahon, the economic development uh director for the town. Connecticut General Statute Section 8-24 requires the proposals for acquisition of land and modifications of roadway be referred to the planning and zoning commission for its review and comment. Uh, in August of 2023, this commission approved the site plan and special uses for a gas station, convenience store, and car wash on the site of 29 Windsor Avenue. In order to make the project feasible, the applicant proposed a realignment of Violet Street to line up with the new site drive at 29 Windsor Avenue and a new traffic signal installation. As part of the realignment of Violet Street, new sidewalks are proposed along Violet Street and along Windsor Avenue in the state right of way. At the December 6 uh 16th town council meeting, we anticipate seeking council authorization to accept the parcel of land necessary for the realignment of Violet Street pending your 8-24 recommendation. The land conveyance would not occur until such time as DOT is approved of the off-site improvements. The plan of conservation and development contemplates the 29 Windsor Avenue property as a location for regional business opportunities that take advantage of the high visibility and access from adjacent I-91. The realignment of Violet Street was incorporated into the plans approved by this commission for the redevelopment of 29 Windsor Avenue. The developer has submitted plans for the off-site improvements to DOT for their technical review. Town staff has been CC'd on submittals and correspondence with DOT, and we've provided uh comments.
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