Town Planning and Zoning Commission Regular Meeting - October 14, 2025
Town Planning and Zoning Commission Regular Meeting - October 14, 2025
The Windsor Town Planning and Zoning Commission met on October 14, 2025 at 7:00 PM in Council Chambers, Town Hall, 275 Broad Street, Windsor, CT, in a hybrid format. The meeting covered re-approvals, public hearings on six special use applications and a non-conforming use, and a text amendment for the Day Hill Design Development overlay. Several applications were approved with conditions; the text amendment public hearing was recessed to November 12, 2025.
Consent Calendar
- Approved minutes of September 9, 2025 with corrections.
- Noted two 3.9 site plan revisions: 440 Hayden Station Road (generator and pad, I Zone, applicant Conklin) and 159 Broad Street (deck replacement, B2 Zone, applicant Fioletova). Both were administratively approved.
Public Comments & Testimony
- No members of the public spoke during the open public communications period. During each public hearing, no public attendees or online participants offered testimony.
Discussion Items
425 Day Hill Road – Special Use for Loading Dock Conversion
- Applicant: Joseph Hammer (attorney) and Chris Alford (engineer) for Day Hill Road LLC. Proposal to convert 11 existing trailer storage spaces to loading docks at a 170,000 sq ft warehouse built in 2024. Tenant: Temco (Home Depot subsidiary) will occupy 117,000 sq ft, operating six days a week (3:30 AM – 8 PM) with 158 employees, 50 box trucks and up to 8 tractor trailers per day. Traffic impact analysis showed trips (690 average daily) were consistent with 2022 projections.
- Staff recommended approval with conditions requiring future tenants to submit operational data to determine if a new special use is needed. Commission debated time limit; applicant requested 7 years 8 months to align with lease term. Commission approved with a 7-year-8-month time limit contingent on signing the lease with Temco.
- Vote: 5-0 in favor.
578 Windsor Avenue – Special Use for Full-Service Restaurant with Entertainment
- Applicant: Owner of existing restaurant. Proposed entertainment events on Wednesdays, Fridays, Saturdays (9:30 PM – 12:30 AM weekdays, 9:30 PM – 1:30 AM weekends). No live entertainment, but karaoke and possibly bingo (prizes as discounted drinks). Soundproofing measures noted. Staff recommended 1-year approval due to novelty.
- Commission approved for 1 year, conditioned on fire marshal sign-off and resolution of outstanding planning issues.
- Vote: 5-0 in favor.
1 and 3 Waterside Crossing – Special Use for Adaptive Reuse to Residential (171 Units)
- Applicant: Brady Sullivan Properties (represented by Carl Landolina, Ben Cahuri, Daryl Cockerham, Susan Marquad). Proposal to convert two vacant office buildings into 171 apartments (55 one-bedroom, 100 two-bedroom, 16 three-bedroom; average sizes 768, 1,045, 1,288 sq ft respectively). Aims for 10% EV parking, gym, pickleball, dog park, sewer connection, and pedestrian connectivity to regional trails.
- Staff noted this is a special use under Section 8.6L; site plan will follow as a 3.9 staff-level review. Commission discussed time limit; attorney advised special use runs with land for residential use. Approved without a time limit.
- Vote: 5-0 in favor for each property.
150 (144) Broad Street, Suite 300 – Special Use for Limited-Service Restaurant (Coffee/Beer/Wine)
- Applicant: Jack Sullivan (Bop Coffee). 1,500 sq ft cafe, seats 25, operating 8 AM – 3 PM Mon-Wed, 8 AM – 10 PM Thu-Sun. Beer/wine/cider service via cafe permit. Staff noted bar seating around a service bar violates limited-service restaurant regulations; applicant agreed to remove that seating. Commission approved for 1 year with condition to remove bar seating.
- Vote: 5-0 in favor.
109 Pierson Lane – Non-Conforming Use (Tennis Courts)
- Applicant: Lincer. Existing indoor tennis academy operating since 2011. Requested reapproval of non-conforming use (original approval was 10 years ago). Proposed to add padel courts; dumpster location raised by commissioner but not a condition. No past compliance issues. Commission approved with no time limit.
- Vote: 5-0 in favor.
560 (494) Windsor Avenue – Special Use for Commercial Recreation (Trampoline Park)
- Applicant: Carmela Rosa (Hibbard & Rosa Architects) for He Lynn. Fun Max Adventure Park with trampolines, playgrounds, party rooms, arcades (currently limited to 6 mechanical amusement devices; text amendment may be needed). 43,323 sq ft main floor, open 10 AM – 9:30 PM daily. 25 employees per shift, two shifts. No food or alcohol. Seven-day operation. Applicant has three similar facilities. Commission discussed safety and parental supervision; staff recommended approval. Approved for 5 years with condition to resolve outstanding issues (arcade machine count and building/fire marshal approvals).
- Vote: 5-0 in favor.
Text Amendment – Add Section 13.3 Day Hill Design Development (Continued)
- Town Planner Todd Seely presented a draft regulation for a new overlay zone on Day Hill Road corridor, based on a six-month corridor study. The overlay includes three focus areas (Waterside, Prospect Hill Gateway, Voya Village) with two transects: TR1 (moderate-density residential) and TR2 (mixed-use). Standards include 10 acre minimum, 25% open space, 4 stories/50 ft max height, 10 units/acre baseline density with 10% affordable (with density bonuses up to 15 units/acre at 15% affordable). Parking ratios, architectural standards, and design review process outlined.
- Commission members raised questions about front yard definition, existing building heights, storage in apartments, and feasibility. Staff requested to keep public hearing open for further refinement. Commission voted to recess the public hearing to November 12, 2025.
- Vote: 5-0 to recess.
Key Outcomes
- 425 Day Hill Road: Special use approved (5-0) with 7-year-8-month term contingent on Temco lease, plus conditions for future tenant notification.
- 578 Windsor Avenue: Special use approved (5-0) for 1 year, conditioned on fire marshal sign-off and removal of bar seating (though noted as restaurant, bar seating condition from planning).
- 1 & 3 Waterside Crossing: Special uses approved (5-0 each) without time limit.
- 150 Broad Street: Special use approved (5-0) for 1 year, conditioned on removal of bar seating.
- 109 Pierson Lane: Non-conforming use reapproved (5-0) with no time limit.
- 560/494 Windsor Avenue: Special use approved (5-0) for 5 years, conditioned on resolution of arcade machine and building/fire marshal issues.
- Day Hill Design Development Text Amendment: Public hearing recessed to November 12, 2025 (5-0). Staff to refine regulation and return for vote.
Meeting Transcript
First line of business is uh Mr. Vi. Would you please uh uh give our audience online their instructions? 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 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're called on, you'll be prompted that you are now unmuted. Please state your name and address for clear communication. We ask that you do not place the call on speaker phone. Thank you. Uh new business public communications and petitions for anyone in the audience that wishes to speak to an item that is not a public hearing item this evening. Seeing no one. Anyone on the commission have uh any com no item I did, I did. You do okay. Yeah, I've attended two of the Thursday October series webinars for our credit toward the thing. Okay, and I've got the third one this Thursday and Thursday Crog Housing Summit thing, which is gonna qualify for me for the housing credit. So I'll be careful. Thank you very much. Appreciate that. Thank you also for attending the reading. For me, as I I had a conflict for for two of those. Okay, thank you. Uh we have no zoning enforcement officers report. We have no 824s, no pre-amp. Reapproval and revision 3.9s. Uh who's taking those? Mr. Seely. Uh yes, ma'am. Since our last meeting, we've had two 3.9 approvals. Uh one was for 440 Hayden station uh to add a generator and a concrete pad. Uh, this was done in the I zone for applicant Was Conklin, and then the second 3.9 was for 159 Broad Street, a deck replacement. Uh this is at the B-2 zone, and Fiolatova was the applicant. Okay, thank you. We have no site plan, but we do have minutes. Okay. And all right, just a few. Um page three under 4A in the one, two, three, four, fifth line. The sentence should read he mentioned bowfield green on Paquanic and the word avenue is missing. Um page seven. Um under the uh the um italicized um motion, um the third line it should read portable commercial slide in the a G zone, not zones uh okay. Um on page nine under I uh the third for fourth line from the bottom that there is existing vegetation to screen other front lots. The word two should come out on page eleven under J one and two third paragraph that starts Mr. Seely asks Miss Rosario to give the commission an overall narrative of the services they provide, not you provide um on page 12 the one two fourth paragraph um under the sent the second line of the that paragraph commissioner de Carlo asked what it might look like in the office on a daily basis and Ms. Rosario replied that no one was in the office today, yesterday. There were two clinicians apostrophe, yes. Excuse me, plural yes. And in the last the last paragraph on that page, um the second line, uh they are able to park three or four vehicles in the back, and then there is on street parking. I would think is that on or off time street. Yeah, off street is off of the street, and she's talking right there. So it's off street. Okay.
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