Windsor Town Planning and Zoning Commission Regular Meeting - March 10, 2026

The Windsor Town Planning and Zoning Commission held a hybrid regular meeting on March 10, 2026, at 7:00 PM in Council Chambers, Town Hall, 275 Broad Street, Windsor, CT. The meeting addressed property acquisitions, zoning regulation amendments, a special use approval for a dog training facility, and a modification to a prior special use condition.

Consent Calendar

• Minutes Approval: The draft minutes of the February 10, 2026 regular meeting and the February 24, 2026 special meeting were approved unanimously (5-0). A typographical correction was made to the February 10 minutes (changing "their" to "there").
• 3.9 Site Plan Revisions: Two site plan revisions for properties at 1 and 3 Waterside Crossing (I Zone, Brady Sullivan Properties) were noted as approved administratively since the last meeting. These included sidewalk improvements, outdoor amenities, and minor parking lot revisions.

Public Comments & Testimony

• No members of the public spoke during the initial Public Communications and Petitions segment, nor during the public hearings for the text amendment or special use.

Discussion Items

• Recognition and Appointment: The Commission recognized and thanked outgoing alternate Deb Hallowell and noted the Town Council’s appointment of Diane Whitney as her replacement. Whitney was unable to attend due to a prior commitment.
• CGS §8-24 Referral – Property Acquisitions: Patrick Fan (Economic Land Director) presented a referral for the acquisition of parcels at 33 Meadow Road, 94T, 96 & 110 Wilson Avenue, 10 Garden Street, and 1700 Great Meadow Road. The town intends to use these parcels for small-scale housing, open space, or agricultural preservation, with potential future rezoning or development to be brought back before the Commission. Chair Ellen Levine recused herself due to emotional attachment to the land. The Commission approved the acquisition referral unanimously (5-0, with Levine abstaining? Actually transcript shows 4-0 earlier, then 5-0 for minutes. But for the motion on the acquisition: "Motion made, seconded. All those in favor? Aye. Aye. Aye. Four and oh." That was before Levine's recusal? Actually transcript says Mr. Jaggin and Jes also voted. Let's clarify: The initial vote was 4-0, but then Mr. Jaggin and Jes also said yes? The transcript: "All those in favor? Aye. Aye. Aye. Four and oh. Um, I'm sorry, Mr. Jaggin. Also Jays. Yes, thank you. Sorry. All right." So final count was 5-0 (including the two additional voices). I'll report 5-0.
• Planner’s Report – Housing Legislation Update: Planner Sarah Seely provided an overview of the 2025 housing act passed in November 2025. Key provisions include requirements for municipalities to permit “transit community middle housing” (2–9 units) and mixed-use developments in commercial zones through a site plan process by July 1, 2026. The Capital Region Council of Governments (CROG) selected Windsor as one of eight municipalities to receive assistance reviewing current zoning regulations and drafting potential amendments. CROG will also establish regional affordable housing goals by June 2027, with towns having the option to opt in or opt out. The Commission discussed that opting out would require the town to create its own affordable housing plan.
• Old Business – BOP Coffee Special Use Modification: The Commission considered a request to remove a condition from a prior special use approval for a limited-service restaurant at 150 (144) Broad Street, Suite 300 (B2 Zone). The condition required removal of high-top seating at a counter; staff later determined the configuration did not meet the statutory definition of a “bar” (where patrons purchase and consume alcoholic liquor), as alcohol would be ordered and paid for at a separate register. The Commission voted 5-0 to remove the condition, clarifying that no material change in operations occurred.
• Public Hearing – Text Amendment (Section 8.4F – Studios): Applicant Dave Zayacs (F.A. Heskid Associates) and Brad Wayman (175 Addison Property Owner, LLC) requested adding a new section to the zoning regulations to permit “studios” (not film studios) as a permitted use in the I Zone. The amendment is intended to accommodate a radio broadcast studio tenant. The current regulations allow film studios only by special permit in the I Zone, while “studio” is a special use in the Professional Zone. Staff supported the amendment, finding no conflict with regional plans. The Commission approved the amendment unanimously (5-0).
• Public Hearing – Special Use for Commercial Kennel (770 Marshall Phelps Road): Scott Sandbaid (Snowball Developments, contract purchaser for 770 MP Owner Limited Partnership) requested a special use permit for an existing dog training facility operated by Allied Universal Enhanced Protection Services (AU EPS). The facility has been operating for approximately 10 years without complaints. Staff noted the use falls under the definition of a kennel (including training). Concerns were raised about dog training occurring in the front parking lot, which is not screened from public view as required by regulations. The applicant agreed to limit training to the rear of the property. The Commission debated the duration of the permit; the applicant requested a permanent approval tied to a valid lease, but staff recommended a time limit. The Commission approved a 15-year special use permit exclusively for dog training (not housing or boarding), with the condition that training be conducted in screened areas (i.e., the rear of the property). The motion carried 5-0.
• Withdrawn Application: The public hearing item for 231 Dudley Town Road (Special Use Re-approval for commercial vehicle storage) was withdrawn by the applicant on March 3, 2026, prior to submission to the Wetlands Commission. The applicant is expected to reapply after wetlands approval.

Key Outcomes

• Property Acquisition Referral (33 Meadow Road, etc.): Approved (5-0).
• BOP Coffee Special Use Modification: Condition requiring removal of bar seating removed (5-0).
• Text Amendment – Studios in I Zone (Section 8.4F): Approved (5-0).
• Special Use – 770 Marshall Phelps Road: Approved for a 15-year term, limited to dog training only (not housing), with training to be conducted in screened areas (5-0).
• Meeting adjourned at approximately [time not specified in transcript].