Town Planning and Zoning Commission Regular Meeting - May 13, 2026

The Town Planning and Zoning Commission held its regular hybrid meeting on May 13, 2026 at 7:00 PM in Council Chambers, Town Hall, 275 Broad Street, Windsor, CT. The commission addressed multiple special use permits and re-approvals, a design development detailed plan, and routine business. Items included a greenhouse, brewery entertainment extension, restaurant special use, a hair salon home-based business, conversion of a hotel to micro apartments, and a mixed-use development with fast-food restaurants. One application was continued due to the applicant's absence.

Consent Calendar

• Approved the minutes of April 14, 2026 as amended (5-0).
• Noted staff-level approval of a temporary sign for VFW bingo at 276 Broad Street (3-month duration).

Public Comments & Testimony

• 916 Windsor Avenue (greenhouse): A letter from abutter Jennifer Adams of 19,900 Windsor Avenue expressed no objection, stating the addition is "obscure in size and in good taste."
• 1001 Day Hill Road (Dudleytown Brewery): No public comments.
• 66 Maple Avenue (hair salon): Multiple speakers testified in favor: Joel Cohen (54F Maple Ave), Sharon Respoli (12 Pierce Blvd), Courtney Coleman (24 Filer Dr), Chris Cost (6 Kellogg St), and Donamaya Dowski (73 Maple Ave). They praised the applicants' character, business acumen, and positive impact on Windsor Center.
• 19 Maple Avenue (micro apartments): David Morad of 45 Prospect Street submitted a letter supporting the conversion but urging facade improvements. Josh Cohen (54F Maple Ave) spoke in favor and asked about smoking policies.
• 1 & 10 Targeting Centre (mixed-use development): Mr. Chevrolet of Mountain Road spoke against the project, citing concerns about air quality, increased traffic, noise, and light pollution affecting neighboring residences.

Discussion Items

Planner's Report

• Staff finalized a regulation amendment for middle housing (Public Act 25-1) to be reviewed at the June meeting. An analysis from CRCOG was also obtained.
• Updates on ongoing projects: Beaufield Green, a pickleball facility, and two buildings on Baker Hollow Road using a proprietary off-site construction system.
• Two staff members (Chloe Thompson and Mitch Vye) submitted applications for CASIO administrative zoning technician certification.

Public Hearings

1. Special Use – 916 Windsor Avenue (greenhouse): Applicant Chris Watts (257 Palisado Ave) explained he began construction of a lean-to greenhouse without a permit. Staff found the 300+ sq ft addition complies with accessory building regulations and setback requirements (lot allows ~580 sq ft additional). Engineering required a professional plot plan. Approved pending staff sign-off.
2. Special Use Re-approval – 1001 Day Hill Road (Dudleytown Brewery): Applicant James Duncan (managing partner) sought renewal for live music/entertainment. Hours were confirmed as 6-9 PM Fridays and Saturdays, with occasional Wednesdays, ending by 9:30 PM. No complaints were received. Approved for five years (5-0).
3. Special Use Re-approval – 55 Palisado Avenue: Applicant absent; continued to next meeting.
4. Special Use Re-approval – 494/578 Windsor Avenue (Giovanni’s Restaurant): Applicant Palavinda Singh requested renewal for full-service restaurant and entertainment. Staff noted prior approval and that recent meetings clarified expectations. Approved for five years covering both uses (5-0).
5. Special Use – 66 Maple Avenue (major home-based business – hair salon): Applicants Sarah Summers (41 Brentwood Ln) and Caitlin Coleman (24 Filer Dr) proposed a two-chair salon downstairs with an apartment upstairs. Staff reviewed parking (7 spaces, sufficient for 2 chairs at 3 spaces each), need for ZBA variance on hours (requested beyond 8am-6pm M-Sa), and ADA compliance. Commission approved without time limit pending resolution of staff comments (5-0).
6. Special Use – 19 Maple Avenue (conversion of hotel to micro apartments): Attorney Evan Seaman and developer Rich Brown presented. The 27 units (260-350 sq ft, rents starting ~$1,400 including utilities) would serve young professionals and empty nesters. The applicant requested a waiver of site plan requirements due to minimal exterior changes (repainting, restriping). Parking was limited to 11 existing spaces; applicant argued that residents will self-select and that off-site parking agreements are being explored. Staff recommended approval, noting the text amendment (Section 5.2.6T) allows retaining existing parking. Commission debated concerns about parking spillover and exterior improvements. The site plan requirement was waived (5-0), and the special use was approved (5-0).
7. Design Development Detailed Plan and Special Uses – 1 & 10 Targeting Centre and 465 Bloomfield Avenue: Engineer Wilson Alford (Alford Associates) presented three restaurant buildings: Starbucks (with drive-through), Jersey Mike’s, and Chipotle (with pickup window, no order board). Traffic engineer Scott Heskith testified that a single-lane egress on Targeting Centre is adequate (Level of Service C, 95th percentile queue <140 ft). Adding a right-turn lane would require costly signal replacement. Applicant agreed to install a 6-foot solid fence along the full property line with Mountain Road before construction. Staff recommended approval subject to resolution of outstanding engineering and planning comments. The detailed plan and all three special uses were approved separately (each 5-0).

Key Outcomes

• Approved minutes of April 14, 2026 (5-0).
• Approved Special Use for 916 Windsor Avenue (greenhouse) pending final staff sign-off (5-0).
• Approved Special Use Re-approval for 1001 Day Hill Road (Dudleytown Brewery) for five years (5-0).
• Continued application for 55 Palisado Avenue to next meeting due to applicant absence.
• Approved Special Use Re-approval for 494/578 Windsor Avenue (Giovanni’s) for five years covering restaurant and entertainment (5-0).
• Approved Special Use for 66 Maple Avenue (hair salon) as a major home-based business with no time limit, pending staff resolution (5-0).
• Granted waiver of site plan requirement for 19 Maple Avenue (5-0); approved Special Use for conversion to micro apartments (5-0).
• Approved Design Development Detailed Plan for 1 & 10 Targeting Centre and 465 Bloomfield Avenue (5-0).
• Approved three separate Special Uses for fast-food restaurants (Starbucks, Jersey Mike’s, Chipotle) at the same location (each 5-0). All approvals subject to final staff sign-off and conditions including installation of a full-length fence along the Mountain Road property line.