PLANNING & ZONING COMMISSION SPECIAL MEETING NOVEMBER 19, 2009


Present: Regular members Lynn Cheney, David Colbert, Pat Hare, Chris Hopkins, Heidi Kearns and James LaPorta, Alternate member Emilie Pryor, commission staff Karen Griswold Nelson and commission planning consultant Tom McGowan

Absent: Alternate members Buddy Hurlburt and Josh Tyson

Others present: Anne Kosciusko (in 8:15PM) and Rick Lynn, subcommittee chairs.


Vice Chairman Pat Hare called the meeting to order at 7:00 P.M. in the Cornwall Town Hall.


PUBLIC HEARING on the Adoption of the Proposed Cornwall Town Plan of Conservation and Development as prepared by the Cornwall Planning &Zoning Commission as required by Section 8-23 of the Connecticut General Statutes.

Information made part of the record:


Commission planning consultant Tom McGowan addressed the particulars of a “Plan of Conservation and Development”, as defined in section 8-23 of the Connecticut General statutes. Mr. McGowan gave a history and overview of the process used for the preparation of the draft Plan as presented that evening by the Cornwall Planning & Zoning commission, starting with the 2007 public forum after which 4 subcommittee groups were defined and formed, “Housing”, “Economic Development”, “Community and Cultural Resources” and “Natural Resources”. As part of the draft plan being presented, Mr. McGowan acknowledged the work of Mr. David Grossman, entitled “Cornwall in the Zeros”, as included in the Plan, the mapping done by Housatonic Valley Association and Northwest Conservation District and the “wonderful and free natural resources analysis” done by the Kingsmark Environmental Team in conjunction with the “Natural Resources” subcommittee. Mr. McGowan referenced two public forums held by the “Economic Development” subcommittee; one focused on West Cornwall and the other Cornwall Bridge and gave an overview of the work done by the other three subcommittees in their preparation of their section of the draft plan. Mr. McGowan noted that subcommittee chairs were all prepared to give overviews of their assigned sections.

With note made by Mr. McGowan that the evening’s business was to let the commission hear from “you”, the public, the floor was opened to questions and comments.

In response to questions from Joanne Wojusiak, (Cornwall Bridge) as to whether the subcommittee chairman had signed off on each of their sections, it was noted that the process used was that all components had been done by overall consensus, consensus first by the subcommittee and final reconciliation of any conflicts by the commission as a whole.

In response to questions from Phyllis Nauts, Johnson Road regarding home based businesses and business opportunities, Mr. McGowan stated that the “Economic Development” subcommittee had touched upon home based businesses as well as the concern over the deterioration of the business centers and as a result, had included a host of recommendations including the consideration of village center regulations. Mr. McGowan gave an overview of the “village district” regulations as now empowered by state statute, addressing various components of village regulations that would promote the viability of village centers, noting that in order to support the business community, the village centers need to be successful.

Jim LaPorta, co-chairman of the “Economic Development” subcommittee, addressed the two different village communities of West Cornwall and Cornwall Bridge and the need to encourage and reinforce the direction that each of the villages are leaning towards. Mr. McGowan addressed the commission’s hiring of a professional planning firm, Harrall- Michalowski, a division of Milone and McBroom, to undertake a study of the two village centers, a study that was currently in progress.

Joanne Wojtusiak suggested that a focus on the creation of retail jobs was a focus on lower paying jobs. Ms. Wojtusiak addressed the lack of recommendations in the draft Plan to promote the extension of wireless and other new forms of technology that would provide needed services for higher paying jobs and business opportunities within the village centers and the community at large.

In response to questions from Carl D’Alvia, Sharon Goshen Turnpike, there was clarification of the two step process regarding 1. The adoption of the Plan and 2. The recommendations in the Plan as guidance for the Commission in the next 10 years.

Gordon Ridgway, First Selectman, addressed elements of the existing plan not being incorporated into the draft Plan with questions and comments raised as the elements of the current Plan remaining viable. In response, Mr. Ralph Gold, Rexford Road, noting that the current Plan might not be readily available in the future, suggested that the elements still viable and valid in the current Plan should be incorporated into the draft Plan prior to its adoption.

Rick Lynn, co-chairman of the “Natural Resources” subcommittee, recognized the “Natural Resources” subcommittee members and his co-chairman David Colbert. Mr. Lynn gave an overview of the natural resources section of the draft Plan, including the 4 major recommendations at the end of the section. Mr. Lynn referenced the conversion of 88 acres of farmland and forestland to developed land over the past 20 years, suggesting that the town Plan of C&D needed to address the future in 20 years and that the community should not become callous or cavalier about the amount of open space and natural attributes as existing in Cornwall now.

In response to questions from Joanne Wojtusiak regarding regulations and protections for local well and springs, Mr. McGowan addressed well field protection zones.

Lynn Cheney, co-chairman of the “Community and Cultural Resources” subcommittee, citing her subcommittee as the “catch-all group”, addressed the subcommittee’s charge to cover a broad range of people and citizens. Mrs. Cheney addressed issues with volunteer burn-out, the consideration of overlapping and combining community groups, the recommendation to create a local telephone directory, and the concern over the social services and the growing need for services. Mrs. Cheney addressed other topics covered in the subcommittee’s section including the continued support for the Cornwall Consolidated School and the issues associated with the abandonment of local roads.



In response to the content of the section, Amy Cady, Pine Street and librarian of the Cornwall Free Library, raised questions regarding the discussion regarding the extended capacities of the library. Mrs. Caddy suggested that additional recommendations be considered regarding the extended use and functionality of the Cornwall Free Library.

Ella Clark, (Town Street) stating her belief that the accessibility of social services in Cornwall was a problem, raised concerns regarding the draft Plan only addressing issues for the elderly and suggested that the Plan address issues for all age groups. Ms. Clark provided written recommendations for the “Community and Cultural Resources” subcommittee to consider.

Pat Hare, co-chairman of the “Housing” subcommittee, gave an overview of the Housing section of the draft Plan, addressing the recommendations put forth for a housing trust fund or a local housing foundation as suggested by subcommittee member, Don Bardot, the continued support for affordable housing regulations, the support for accessory apartments as a source of affordable housing and the support for the Incentive Housing Zone (IHZ) study.

In response to the contents of the section, Joanne Wojtusiak raised concerns regarding the nature of affordable housing usually being government subsidized. In response to questions, Mr. Ridgway addressed the tax ramifications of the matter.

In response to questions from Ms. Wojutsiak regarding the IHZ regulations and whether the Town of Cornwall could go outside of the state regulations and create such a zone itself, Mr. Ridgway stated that the question as posed to Jocelyn Ayer of the Northwest Collaborative at a IHZ study committee meeting, showed that such zones could only be legally implemented in accordance with the state guidelines.

Annie Kosciusko arrived at 8:15PM.

Mr. Ridgway, as a member of the IHZ study committee, addressed the IHZ and the process and work of the study committee to research other parcels besides the Route 7 Bates parcel (as reflected in the minutes of the November 8th P&Z meeting). Discussion ensued between Ms. Wojtusiak regarding the particulars of the Merz property in Cornwall Bridge, the recent change in zoning regulations to allow a change in setbacks for affordable housing and other factors relating to affordable housing and its implementation in Cornwall.

Mr. Hare addressed the Housing subcommittee’s study of the issue of residential sprawl and the resulting recommendations regarding cluster zoning and transfer of development rights (TDR’s)

The floor was opened to comments in general.

Jack Preston, Lake Road, raised issues regarding recreational boating with clarification from Mrs. Cheney that such had been discussed as part of the “Community and Cultural Resources” subcommittee. Mr. Preston recommended that the historical perspective on the issue be put in writing and incorporated into the Plan.

Ralph Gold, Cream Hill Road, addressed the common theme in the existing Plan and the draft Plan as to value of farmland and agricultural in all of Cornwall, suggesting that the common theme be clear in both the Natural Resources section and the Economic development section of the draft Plan. Mr. Gold addressed the ongoing viability of farms and active farms as viable economic entities, suggesting that the Cornwall Agricultural commission be involved in farmers markets as well.





Don Bardot, Pine Street, addressed written comments previously made by Dan McGuiness, Executive Director of Northwestern Connecticut Council of Governments suggesting that TDR’s were not appropriate in Cornwall. In response, Mr. Hare cited various communities including Chesterfield, New Jersey, in which TDR’s had been successful, noting his areas of disagreement with Mr. McGuiness.

Gordon Ridgway, acting on behalf of the Board of Selectman, gave an overview of the points included in the November 5th correspondence from the Board of Selectmen.

The public hearing was adjourned at 9:00PM by action of the presiding chairman to reconvene at 10:00AM, November 21st in the Town Hall.


Respectfully submitted,


Karen Griswold Nelson,







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