MINUTES OF A REGULAR MEETING OF THE CORNWALL PLANNING AND ZONING COMMISSION HELD ON      MAY 9, 2006.

 

A Regular Meeting of the Cornwall Planning and Zoning Commission was held at 7:30 pm on Tuesday, May 9, 2006, in the Cornwall Town Hall.   Present were: members Lynn Cheney, David Colbert, Patrick Hare, Chris Hopkins, Anne Kosciusko, Richard Lynn, alternate James LaPorta, and Land Use Clerk Colin Gold. No alternates were needed at the outset of the meeting.

 

REGULAR MEETING

 

The Minutes of the Regular Meeting and Public Hearing of   April 11, 2006 were approved as circulated.  The Minutes of the Special Meeting of April 25, 2006 were also approved as circulated.

 

As most of the projected business had been withdrawn, a motion to accept a revised agenda was unanimously carried.  A motion to move the 8-24 to the beginning of the agenda carried as well. 

 

NEW BUSINESS

 

8-24 Referral                           Town of Cornwall, Lorch Farm

 

Chris Hopkins recused himself from the discussion, and James LaPorta was designated to vote for him on this issue.  Gordon Ridgway, First Selectman, came before the Commission and advised them that the Town was close to moving on the Lorch Farm purchase; the lease arrangements and easements were being worked out.  The Town is still optimistic that the deadline for gathering donations will be met.  The agricultural use of the property allows the barns to be renovated.  Prompted by Commission membersÕ queries, Gordon remarked that there was no easy place to locate affordable housing on this property, due to wetlands and conservation easements.  Rick Lynn made a motion to endorse the TownÕs purchase of the Lorch Farm, per the Town PlanÕs goal to preserve the ÒSouthern GatewayÓ.  The motion was seconded.  David Colbert asked about the possibility of swapping some developable easement land for some wetlands that are not protected.  Gordon replied that anything is possible and this subject has been the topic of some discussion in the area recently.  The motion carried.

 

OLD BUSINESS

 

Build-out Map                         Nature Conservancy

 

Rick told the Commission that he received word from Greg Overton that Ken, the GIS Technician, can come to the June 13 meeting and should be added to the agenda.

 

Sign Enforcement

 

David expressed concern over the recent increasing presence of sandwich boards and wondered if the Commission was going to take action.  Annie, Rick and Pat thought that this was something that Karl could handle, documenting and reporting on violations. 

 

Upcoming Seminars

 

Pat reported that he had drafted a copy of the press release, mailer and preliminary agenda for the ÒTown Purchases of Land or Development Rights as a Planning StrategyÓ forum.  He thought that perhaps Bill Dinneen, from the Ag. Commission, should be a speaker.  He also mentioned that the Sierra Club was interested and that Greg Overton was unsure if he would be able to attend.  He emphasized that getting outside input about this strategy was of utmost importance.  Rick wondered whether Tom McGowan should be included also.  Chris asked whether there should be some dissenting views included on the panel to stimulate discussion.  Annie suggested that Gordon be considered since he knows both sides (Affordable Housing vs. Open Space preservation) quite well.  Annie questioned whether sticking to just Open Space should be a priority.  Rick said that Affordable Housing and Open Space preservation need not be thought of as mutually exclusive.  He added that Bob Valentine, the First Selectman of Goshen, or Tom McGowan should be included as they have dealt with these issues.  He was in favor of inviting Tom, since he is also our planner.  Annie clarified that one of these people, Tom, Greg or Bill should be invited, in that order of preference.

 

The second forum, dealing with fee in lieu of open space provision, with Jim Gibbons, was also discussed.  Annie asked Colin to find out how to get pre-stamped postcards printed, in order to send out notifications to landowners in town of the upcoming forum.  Pat expressed a desire to have both sides of the issue represented so as to get a feel for what the town really thinks.  Annie added that getting Gordon included may be a good idea.  David wondered whether people who do espouse these opinions would be willing to subject themselves to possible criticism or controversy.  Chris wanted to know what some of the reasoning behind opposing open space provision.  Rick said that it was basically that investors lose money.  Pat said that the Commission needed to at least make an effort to include dissenting views.  Annie and James suggested including a request for volunteers on the postcard.  Lynn thought that Jim Gibbons would still be the best person to answer these questions and that a panel may not be necessary.  Annie agreed and suggested that it just be in the format of a Town Meeting, with time for audience members to ask questions at the end.  Pat asked for David to design the poster and for Annie to do the postcards.

 

NEW BUSINESS CONT.

 

Legislative News

 

Annie told the Commission about a bill she learned about at the Housing Forum.  A free second cut will be allowed to property as long as it is for affordable housing.  There was some confusion about the actual details, so Rick was asked to get more information.  Rick also had some news regarding recent legislation.  Public Act 06-80: PZC can require that landowners post a sign as well as notify abutting landowners of proposed activity on their lots.  The PZC can also be requested to notify certain people of action regarding zoning, POCDs, etc., according to the Public Notice Registry.  PA 06-17 requires PZCs to go before the Board of Selectmen to get a POCD approved, not a Town Meeting.

 

Regulation Review

 

Pat floated an idea about amending the zoning regulations in the short-term before the new POCD was finished.  He proposed that every subdivision by a developer provide for affordable housing, with

reference to the CT Affordable Housing Act.  He said that developers are often deterred by having to build mixed income housing developments.  Lynn and James were worried that this provision would actually Òbackfire,Ó forcing the developer to build the entire development in this higher density.  Rick

 

 

clarified that the Cornwall Housing Corporation has the option to build on one acre parcels, not developers.  Pat had another suggestion: that two subdivision proposals be submitted, one regular and one for conservation (cluster) development.  He cited East Haddam.  Rick added that Torrington requires this as well.      

 

COMMUNICATIONS

 

Lynn asked if there should be a core group put together in order to address the DeLuca property that the letter from Hector PrudÕhomme addressed.  Rick said that it would be prudent to be well-prepared with a conceptual plan of what should be protected, how to limit development and include affordable housing.  He added that the group might want to include members of the Cornwall Housing Corporation, Conservation Trust, Selectmen and Tom McGowan.  Pat added that this should be a prototype for future subdivisions and maybe we should think about getting the Nature Conservancy and abutting landowners included and hiring a professional planner for just this project.  Annie asked if we could just have Tom McGowan take over this role.  Rick added that some people would question why the town was paying money for a task that should be done by the developer of the land.  He seconded AnnieÕs idea of having Tom spearhead the committee.  Pat suggested inviting Hector to the next meeting and officially passing off the responsibility of the committee at that meeting on May 23.  He also suggested that Gordon be informed so that he may attend if desired.

 

Annie had a few items that she wanted to tell the Commission about.  She informed the Commission that Tom Byrne would be coming to the May 23rd meeting to speak about the role of Commission members in how they are involved in subdivision and what they can talk about outside of meetings.  She also added that Tom ByrneÕs booklet will be purchased for Commission members.  Annie informed the Commission that Berkshire Country Store has removed the tables and now complied with their permit.  Annie also expressed interest in having a map made of home businesses; where they are, how many, and what types.  Rick wondered whether there would be any privacy issues. 

 

Chris asked when the Agricultural Resources map would be needed.  Rick informed him that HVA was already doing what they could and if he could just fill in what they had left out. 

 

Rick asked if the new GIS maps could be posted onto foam boards, or laminated in anticipation of the Memorial Day display. 

 

Lynn asked if there could be a regulation put in place which would establish a maximum size for single family homes.  Pat said that this would be a good thing to ask Tom Byrne when he came at the next meeting.

 

Pat said that David Grossman has compiled a list of large landowners and some of their ages.  He added that the Colebrook report that Karl had would be needed to see how this was done.

 

ADJOURNMENT

 

The meeting was adjourned at 9:15.                                                                Colin Gold, Land Use Clerk

 

NOTE – THESE MINUTES ARE A DRAFT.  THEY WILL BE NOTED AS FINAL ONLY AFTER THEY ARE REVIEWED AND APPROVED AS DRAFTED OR AS MODIFIED AT A SUBSEQUENT MEETING OF THE CORNWALL P&Z COMMISSION.