Planning and Zoning Commission (P&Z) members are reviewing an engineering firm’s proposal for a new set of zoning regulations that would create a “design district” near the Exit 10 interchange of Interstate 84.

The move would add some flexibility to the commercial/industrial zoning regulations for an area that currently has B-2 (Business) and M-4 (Industrial) zoning.

The land affected by the proposal lies along both sides of Church Hill Road within the area located between the eastbound lanes of I-84 and the Housatonic Railroad overpass. It also would affect land extending northward from Church Hill Road along Edmond Road.

Solli Engineering, LLC, of Monroe is proposing the creation of the Exit 10 Commercial Design District (CDD).

Starting in 2016, the state Department of Transportation (DOT) plans to make a variety of road improvements along Church Hill Road, west of the Exit 10 interchange. That area has the town’s highest accident rate.

The $4 million project would include shifting the southern end of Edmond Road westward so that Edmond Road is part of a signalized four-way intersection with Church Hill Road and Commerce Road. The existing southern section of Edmond Road would be demolished.

Kevin Solli of Solli Engineering presented the CDD zoning rule proposal to P&Z members at an August 20 public hearing.

Mr Solli said the proposed zoning rules would provide flexibility to encourage economic development. The rules are intended to allow applicants to develop or redevelop underutilized properties in the area, he said. Such development proposals would be subject to a design review process, he said. The town’s Design Advisory Board would make such reviews.

The zoning rule proposal would allow, through the P&Z’s special permit process, various principal land uses including: restaurants; restaurants with outdoor service and drive-throughs but excluding outdoor entertainment; hotels and conference centers with a maximum of 250 rooms; and financial institutions with or without drive-through facilities.

The proposed zoning rules include a lengthy section on drive-through windows at businesses.

Also, the proposal would allow the various permitted uses that the existing B-2 zoning or M-4 zoning in the Exit 10 area would allow.

P&Z member Frank Corigliano said that if a Wendy’s or McDonald’s fast food restaurant were allowed to be built in the area, it would be a very busy area. Mr Corigliano asked Mr Solli whether a fast food restaurant would be proposed if the CDD zoning rule proposal is approved. Mr Solli did not respond.

P&Z member Michael Porco, Sr, said the zoning proposal requires more discussion by P&Z members.

Public Comment

During the public comment section of the hearing, Jack Bestor of 24 Walnut Tree Hill Road said he has little faith in the work of the town’s Design Advisory Board, which formally comments on certain development proposals such as those in design districts.

Mr Bestor urged that P&Z members be cautious in considering the zoning proposal, noting that the state has not yet started work on the Church Hill Road improvement project. Such a zoning proposal could wait for review until that road project is complete, he said.

Mr Bestor urged that wording in the zoning proposal that would allow hotels and conference centers to be omitted.

The town has been diligent for years in seeking to prevent fast food drive-through restaurants from locating here, he said, adding, “It’s really important not to sell out the character of the town to increase the tax base.”

Bryan Atherton of 7 Black Walnut Drive, who is a realtor, said the town needs added amenities. New development near Exit 10 would increase the local tax base, he said, and the town would benefit from a diversity of land uses.

Mr Solli said that, if requested, he would delete the “hotel” land use from the CDD zoning proposal.

Mr Corigliano asked what would prevent the Exit 10 area from becoming similar in appearance to the heavily developed Exit 8 area near the Bethel/Danbury town line.  

Mr Solli responded that the proposed zoning rules would allow development through the special permit process which would include a design review.

Mr Porco noted that the land proposed for the design district near Exit 10 is a relatively small area, in asking why so much effort is being put into the zoning proposal.

Mr Solli said “there’s an interested person” seeking to develop land in that area, but he added that he could not disclose the identity of that person.

“This needs close analysis,” Mr Porco said of the zoning proposal.

P&Z members agreed to resume the public hearing on September 17.

The P&Z already has several design districts, including the Sandy Hook Design District (SHDD) in Sandy Hook Center, the Hawleyville Center Design District (HCDD) in Hawleyville Center, and the South Main Village Design District (SMVDD) along South Main Street.

Such design districts generally allow more design flexibility in projects than allowed by conventional zoning regulations.

The design districts previously approved by the P&Z were based on sets of zoning regulations that town land use officials had formulated themselves, rather than being proposed by a private firm.