Town Planning and Zoning Commission Special Meeting - August 12, 2025

The Town Planning and Zoning Commission held a hybrid special meeting on August 12, 2025, at 7:00 PM in Council Chambers, Town Hall, 275 Broad Street, Windsor, CT. The meeting addressed the six-year Capital Improvements Program (CIP), the Day Hill Road Corridor Study, a text amendment for adaptive reuse of vacant industrial facilities, and acceptance of new applications. The commission approved the CIP, opened a public hearing on the adaptive reuse text amendment (continued to September 9, 2025), and received presentations from staff and the applicant.

Consent Calendar

• None.

Public Comments & Testimony

• Darlene Clace (318 Hitching Post Lane) expressed concern about proposed operating hours for a central bar in the adaptive reuse regulation, stating that neighbors preferred restaurants and retail not extend beyond 10 PM (or 9 PM), and requested the provision allowing hours past 12 AM be stricken.

Discussion Items

• Capital Improvements Program (CIP) FY 2026-2031: Staff presented the six-year CIP totaling approximately $126 million, including $10.2 million for street resurfacing, $32.4 million for major street reconstruction/rehabilitation, and $40–$41 million for school-related projects. Commissioner questioned the commission's role under CGS §8-24 since the CIP is primarily a financial instrument. Staff explained the review ensures consistency with the Plan of Conservation and Development (POCD).
• Application Acceptance: Staff noted five new applications to be scheduled for September 2025, adding to a previously heavy agenda of 12–13 applications.
• Day Hill Road Corridor Study Presentation: Staff presented a high-level recap of the Day Hill Corridor planning study (conducted October 2024–March 2025), highlighting a 60% office vacancy rate (up from 34% in 2019) and a 1.7 million square feet surplus. The study identified three focus areas: Waterside Crossing, Goodwin Drive/Baker Hollow, and Voya Village. Staff proposed two new regulations: an adaptive reuse regulation (Section 8.6L) for converting vacant office buildings to residential with limited commercial, and a Day Hill Corridor Design Development District (D3) with two transects (T1 residential, T2 mixed-use). Discussion included concerns about noise regulations, unit sizes, density, affordable housing mandates, and the need to clearly limit adaptive reuse to the Day Hill area. Commissioners expressed frustration that the study presentation came after the public hearing on the adaptive reuse text amendment.
• Adaptive Reuse Text Amendment (Section 8.6L): Attorney Carl Landolina (representing Brady Sullivan Properties) presented the proposed regulation, which would allow adaptive reuse of vacant/underutilized office buildings within designated focus areas. Key elements: minimum 50% vacancy for at least one year, density calculated by dividing gross floor area by 1,000, minimum unit sizes (700 sq ft studio, 1,000 sq ft two-bedroom), affordability bonuses, and limited commercial uses (up to 20% of floor area). A letter from Christian Alford (C.C.P. Investment) was read into the record suggesting modifications, including reducing minimum unit sizes to 650/950 sq ft and adding drive-through permissions. Commissioner Jepson raised process concerns about hearing the applicant before the study presentation.

Key Outcomes

• Motion: The commission unanimously approved (5-0) the FY 2026-2031 Capital Improvements Program, pursuant to CGS §8-24, recommending approval.
• Motion: The public hearing on the adaptive reuse text amendment (Section 8.6L) was continued to the commission's next regular meeting on September 9, 2025.
• Presentation: The Day Hill Corridor Study presentation was delivered; no action was taken. Staff will refine the adaptive reuse regulation and the Day Hill Corridor Design Development District proposal for future meetings (adaptive reuse continued in September, D3 targeted for October).