1. CONVENE MEETING

Planning Chairman J. VanHise convened the meeting at 7:30 p.m. and established a quorum of members.

Present: For the Planning Commission: Chairman J. VanHise, R. Baiad, P. Conlon, A. Kerley, D. Frankel

For the Zoning Commission: Chairman S. Parker, F. Weisman, R. Amorossi

Absent: From the Planning Commission: A. Dew, W. Conner, J. Emond

From the Zoning Commission: Vice Chairman R. Blessey, Secretary C. Lynch, W. Mercer, Alternates F. Lollie and M. Grimes

Also Present: Wetlands Enforcement Officer/Land Use Office Manager K. Daniel, Zoning Enforcement Officer W. Schappert, First Selectman W. Davidson (joined the meeting at 7:55 p.m.), O. Inglese, Inglese & Associates, LLC, Ridgefield, CT, G. Chandler, AICP, Planimetrics, Avon, CT, D. Cioffi, Recording Secretary

Chairman VanHise explained that the Commissions are preparing for a mandatory update to the Plan of Conservation and Development (POCD), which is due no later than 2012/2013. He indicated that the First Selectman has requested that work that will not involve cost be commenced.

UPDATE ON GIS SYSTEM

“GIS Solutions for Urban and Regional Planning”

WEO/LUOM K. Daniel advised the Commissioners that the Geographic Information System (GIS) is available for use to residents and commercial/industrial property owners. She referenced the pieces of information sent to the members and noted that they are for informational purposes. The Town’s GIS is the most recent version available. WEO/LUOM Daniel will be in charge of maintaining and editing the system as needed. She distributed two examples of maps of the Town; one that shows parcels, and another that shows roadways, wetlands, contours, et cetera. The GIS system will allow for changing the parcels as needed. She reviewed the color coding on the maps. She pointed out that the bypass has not been added to the maps, but will be eventually. She noted that the GIS is a tool that can be used for collecting and analyzing information, and predicting and planning future development.

ZEO Schappert stated that at times a historical mapping is needed, and a date needs to be attached to the aerial photographs. WEO/LUOM Daniel stated that there are other tools for aerial photography. Upon inquiry from Planning Commission member A. Kerley, she advised that dating and other notations are possible on the materials generated from GIS. WEO/LUOM Daniel pointed out that the First Selectman is supportive of providing and utilizing this tool for the Commissioners and the public, and its updating will be the responsibility of staff. WEO/LUOM Daniel indicated that there are links to training on the GIS at www.esri.com. There was discussion regarding utilizing the GIS for various inventory purposes, and the system is linked with the Tax Assessor’s Office. It was further noted that the sewer lines, water lines, zoning boundaries, and aquifer protection zone will be added to the GIS. Additionally, per G. Chandler, HVECO is in possession of the last Planimetrics’ study that can be installed.

PLANS FOR IMPROVEMENTS IN THE FOUR CORNERS

Still River Greenway multi-use path

WEO/LUOM Daniel indicated that some progress has been made in funding for this project. She reviewed the new configuration for the path. She noted that the multi-use path can be added to the GIS map to help determine the best location for sidewalks and bike lanes. Upon inquiry from Chairman VanHise, she stated that parking will be on Silvermine Road, to the west of the Police Department. Further, the path will be paved to accommodate bikes and wheelchairs. Chairman VanHise added that it will likely be wide enough to allow for Town vehicles to enter for maintenance purposes.

WEO/LUOM Daniel reviewed the path’s proximity to and along Route 7, Arthur Harris Park and the Still River. She noted that the completion of the Greenway has been on the regional POD (with the Housatonic Valley Council of Elected Officials, HVCEO) for some time, and Chairman VanHise recommended that it be included in the Town POCD.

At this time (7:55 p.m.), First Selectman Bill Davidson joined the meeting.

First Selectman Davidson stated that the path was reconfigured because the previous path would have called for the attainment of rights-of-way for several properties, which were “priced” by the Department of Transportation (DOT) and are very expensive. Additionally, the last part of the former route, going along near river would have been more costly due to the need for culverts. He pointed out that the new path will not be close to the road and there will likely be a fence. Lastly, the reconfiguration was beneficial due to the ability to obtain remaining funding left over from “Reinvest in America” projects. This project qualifies because it is “shovel ready”. First Selectmen Davidson discussed the active design work for the parking lot and access trails. He also noted that a DOT representative has been extremely helpful. First Selectman Davidson stated that a “very rough” estimate for funding needed for the project is $400,000.

Upon inquiry from Commissioner Baiad, First Selectman Davidson stated that he believes the path is 1.5 miles long and approximately 14 feet wide. There was discussion regarding the costliness of the bridge, in proportion to the rest of the project, due to making it handicapped accessible and its proximity to the wetlands and flood plain. There was additional discussion regarding other potential access points and parking. Commissioner Frankel inquired how cars will be prevented from interfering with the bike path. First Selectman Davidson stated that most of the driveways are commercial, and there may likely be signs. Chairman VanHise referenced how that problem is handled in the Town of Middlebury on its bike path. .

First Selectman Davidson expressed his appreciation for the cooperative effort of the group.

4. WORK SESSION: MODEL ZONING CODES FOR FOUR CORNERS

Excerpts from “Connecticut Model Zoning Code Project”

WEO/LUOM Daniel stated that the model regulations she sent to the Commissioners are for their information and conceptualization. She noted that the Town Center District now has less traffic, and that it possesses sewer and water provisions for most of the area. She indicated that what remains to be determined is what it should look like and how it should function. Mr. Inglese and Mr. Chandler are present tonight to assist the Commissions on how to proceed.

ZEO Schappert stated that most of the concepts of the model regulations, excepting the incentives offered in other municipalities, are currently in the Town Center District regulations.

Mr. Inglese noted the length of time that Brookfield residents have been discussing a “Village Center”. He suggested that the desired elements, appearance, and activities need to be defined for this area. He inquired what the Commissioners envision the Village Center to be. Commissioner Amorossi pointed out the Town, and other municipalities have “dropped” the Village Center concept and are now working toward the idea of a Central Business District; advising that residents have to grasp the “commercial concept”. He pointed out that the Zoning Commission just approved a 50’ tall height limitation. ZEO Schappert noted that there is no “cohesive” concept, only many business owners and developers with their own ideas.

Mr. Inglese inquired of the Commissioners what they believe the elements of a Central Business District are. The ideas suggested included: shopping, with a mixture of professional businesses; and residential, to support the commercial enterprises. Commissioner Frankel pointed out that there are three elements in Town: the shopping area south on Federal Road; the Historic District, where there is no retail; and the Four Corners area. He stated he would envision shopping and municipal government elements in the Center District. ZEO Schappert pointed out that there are already 180 condominium units in the area to support commercial enterprises in the area. He discussed the need for “a balance”. Mr. Chandler inquired how that balance could be defined, and stated there is an opportunity due to the location, and potential upcoming activity. There was discussion regarding other Village Center Districts in the State and New England. Commissioner Amorossi suggested that moving the library and post office to the area would generate the presence of residents in the Center on a daily basis. He referenced the Greenwich library’s location and how it serves as a “magnet” to get people in the area.

WEO/LUOM Daniel and ZEO Schappert pointed out that the former Craft Center and Bordenko’s Market were popular destinations. Commissioner Frankel noted the possibility of a MetroNorth station in the area, and Chairman VanHise suggested that the DiGrazia Vineyard open a shop in the Center. ZEO Schappert recommended that the Economic Development Commission get together with property owners to think of attractive combined uses. Commissioner Kerley discussed the past difficulties between developers and land use boards in Town. He did note that the perception of the public has improved and applications have increased. ZEO Schappert reiterated the need for a cooperative effort amongst the many individual landowners.

First Selectman Davidson pointed out that the Town demographics (16,500 people; average $100,000 income) are encouraging to have people to spend their money in the Center. He stated that the proposed building size and height limitations will allow a few larger chains to attract people. He indicated that there is opportunity here. First Selectman Davidson pointed out that Newtown just moved its government outside of its Center area. He agreed that the Town should buy the post office. He was less encouraged about the prospect of the library moving to the Center area, due to the acquisition costs and space necessary. First Selectman Davidson discussed the possibilities of parking. ZEO Schappert pointed out that parking and common areas have been designed in the Town Center District regulations.

There was discussion regarding collecting the public’s ideas. Commissioner Amorossi suggested that the Planning Commission treat the POCD as a “monogram” for the Town, and express the good points of the Town. ZEO Schappert stated that the process utilized by Mr. Chandler during the last POCD discussions, of holding informal meetings with groups throughout the Town, was beneficial. Commissioner Amorossi stated that the statistical analysis of Town of Brookfield should be available to developers to save them the research. Mr. Chandler discussed the importance of treating the POCD as a policy document, noting the implications for the land use commissions of both opportunities and consequences. Mr. Inglese added that when the POCD contains specific plans for specific areas, it brings neighbors together to help the area develop. He suggested providing a “tiered” or “mini” plan for areas within the larger plan. Mr. Chandler recommended explaining to the developer, via regulations or other specific requirements, what the Town land use board(s) needs from the developer for an approval to occur. Mr. Inglese discussed the success that occurred in Ridgefield when the “mini-plan” was utilized by developers, working with the Town and each other, in a cooperative and communicative manner.

ZEO Schappert inquired of the planners how they felt about fast food restaurants in the Town Center District. They indicated that it is inevitable if not controlled. There was discussion regarding the presence of nationally recognized chains in town center districts. Mr. Chandler stated that in the last POCD surveys, 80% of residents wanted a pedestrian friendly sidewalk area, and that drive-throughs would cut that up. He encouraged the Commissions to do a “Visual Preference Survey” so that development is organized in a manner that is beneficial to the Town. Commissioner Weisman recommended that the Town aggressively encourage economic development. Commissioner Kerley suggested emphasizing the town demographics, and having meeting withs business owners to receive their input. ZEO Schappert suggested having area universities to design concepts.

Mr. Chandler further discussed how to utilize Visual Preference Surveys and emphasized the need for a vision. He reiterated the need to let developers know what the Town needs, i.e., sidewalks, landscaping. He discussed the method of “form based zoning”, such as in Freeport, Maine. Mr. Chandler showed what is occurring in Simsbury, Connecticut via photographs. He reference websites: www.urbanadvantage.com.

The difficulty of getting many parties to agree was noted.

There was discussion regarding having a joint meeting with EDC.

First Selectman W. Davidson encouraged the collection of ideas. He stated he would attempt to find funding.

There was discussion regarding making a new Town symbol. Ideas suggested were windmills and horses.

5. ADJOURN

Zoning Chairman S. Parker moved to adjourn the meeting at 9:15 p.m. Planning Chairman J. VanHise seconded the motion, and it carried unanimously.