HomeMy WebLinkAbout25-40P Downeast BGS Zone Garden Style Text AmendmentTOWN OF SOUTH WINDSOR
PLANNING 8s ZONING COMMISSION
APPLICATION FORM
Application Number:
Offxcial Receipt Date:
VPC Application #:
APPLICANT:DowneastLLLC
PROJECT NAME:Buckland Gatewa South —Garden St le Text Amendment
COMPLETE LOCATION OF PROPERTY:DC Zone
OWNER OF RECORD ON LAND RECORDS:Downeast.LLC
OWNER ADDRESS:4900 E Dublin Granville Road,Columbus OH,43081
GIS PIN #93900022 ZONE DC Zone —BGS Overlay Text
NAME,ADDRESS,TELEPHONE 8n EMAIL ADDRESS OF PERSON TO WHOM INQUIRIES SHOULD BE DIRECTED:
Don Poland PhD AUCP'Goman+York 860‘655—6897‘d olandw oman ork‘com
Estimated presentation time:_15 Min
THIS APPLICATION IS FOR:(Check all that apply):
PLEASE NOTE:An Application Pending Sign is required to be posted on the property for all applications
ten (10)days prior to being ard by the Commission.,4 can Jada
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Signature of Apélicant Signature of Prqderty Owner l
D Zone Change to (Public Hearing and Certificate of Mailing Required)
D Open Space Subdivision/Resubdivision (Public Hearing and Certificate of Mailing Required)
D Subdivision B Minor D Major
D Resubdivision (Public Hearing D D Required)Minor Major
D Conditional Subdivision
D Special Exception to Table (Public Hearing and Certificate of Mailing Required)
D Site Plan of Development D New D Modification Building(s)Sq Ft
D General Plan of DevelopmentDEarthFilling(Seci 7.6)and/or Earth Removal (Sec.7.16)(Public Hearing and Certificate of Mailing Required)D
D X Regulation Amendment X Zoning D Subdivision -Attach proposed amendment (Public Hearing Required)
D Temporary and Conditional Permit (Public Hearing Required)for
D Temporary and Conditional Permit Renewal for
D Detached Accessory Apartment
D Major Home Occupation (Public Hearing and Certificate of Mailing Required)for
Other (explain in detail)
Print Name of Applicant Print Name of Property Owner Revised 9/1/2023
TIME FRAMES AND PROCEDURES FOR SUBMITTING APPLICATION & PLANS
1. Consult Planning Department for fee schedule. This application must be submitted and signed by the
applicant and owner of the property. If the owner is not available to sign the application a letter must be
submitted by the owner granted permission to the applicant.
2. All maps (3 copies) and documents (3 copies) per the Planning Department Checklist are required at time of
application for review. Plans must be submitted as complete plans - which include the application plus all
required information contained on checklist. It is the applicant’s responsibility to ensure that all information
required on the checklist is submitted in one package at the time of submission - including landscaping plans,
architectural elevations, traffic report, etc.
After review, Town staff will notify the applicant of requested/required modifications.
If there are no plan revisions, an additional four (4) full size sets OR ten (10) 11”x17” size sets are required
prior to the meeting day. If the applicant revises plans, seven (7) new full size sets OR three (3) full size and
ten (10) 11”x17” size sets must be submitted. Revised plans should include all sheets and be complete
packages (Applicant may disassemble previously submitted plans and reuse sheets if so desired). Plans are
required to be submitted at least one (1) week prior to the day of the publi c hearing or meeting.
Note: If the applicant is required to go in front of the Architectural Design Review Committee, it is imperative
that the applicant fulfill the requirements on the ADRC checklist by the time of the meeting.
3. The applicant shall be responsible for displaying a sign on the property that states that an application is
pending before the Commission. The sign shall be visible from a town street and shall be displayed for at least
ten (10) days before the scheduled meeting. Signs are available in the Planning Department, South Windsor
Town Hall.
4. For any application for a zone change, special exception use, open space subdivision/resubdivision, earth
filling, or major home occupation, the applicant shall notify abutting property owners in writing by certified
mail or certificate of mailing within seven (7) calendar days of the time an application is submitted that an
application is pending in front of the Commission. The applicant is required to provide a copy of the letter and
to whom the letter was sent. The applicant may also be requested by th e Commission to notify other property
owners at the direction of the Commission. (If an application is submitted to the Planning and Zoning
Commission and the Inland Wetlands Agency / Conservation Commission simultaneously, one letter
addressing both applications can be sent.)
5. All prospective applicants are urged to confer with Planning Department and Engineering Department staff
prior to submission of any application to the Commission.
6. Applications are officially received at regular meetings of the Planning & Zoning Commission which are
generally held the 2nd and 4th Tuesday of the month.
7. Incomplete applications may result in rejection by the Planning and Zoning Commission.
Revised 9/1/2023
DONALD J. POLAND, PHD, AICP
MANAGING DIRECTOR, URBAN PLANNING & STRATEGY
dpoland@gomanyork.com – www.gomanyork.com
1
August 28, 2025
Stephen Wagner, Chair
Town of South Windsor
Planning & Zoning Commission
Town Hall
1540 Sullivan Avenue
South Windsor, CT 06074
RE: Text Amendment: Buckland Gateway South Overlay Zone (BGS) & Garden Style Development
Dear Mr. Wagner:
I write this letter as an introduction to our application for a Zoning Text Amendment to the Buckland
Gateway South Overlay Zone (BGS). As you are aware, I met with the Commission at the August 19,
2025, Planning & Zoning Commission meeting for an informal discussion about the BGS Zone. The BGS
Overlay Zone was recently proposed by Downeast, LLC (our client) and adopted by the Commission.
The intent of the BGS Overlay Zone is to allow age restricted housing. Through the collaborative
process of the DC Zone Sub-Committee, it was conceptualized that such an age restricted development
would be in the form of a carriage house style common interest community and the BGS was written
with that style of development in mind.
While the carriage house style of development and common interest community remains feasible as a
development approach, recent market shifts and uncertainty have softened market interests in the
carriage house development style. Therefore, Downeast, LLC is proposing to amend the BGS Overlay
Zone with this application to also allow garden style development and apartments. This will create
greater flexibility and market opportunities for the zone and site.
The pages following this letter provide our proposed text amendments, mostly nuanced changes in
language to allow garden style development. The amendments are presented in red text, strikethrough
for deletions, and underlined for additions. The amendments are similar to those discussed at our
recent meeting and additional bulk and area requirements were added for the garden style approach.
On behalf of Downeast, LLC, we thank you and the Planning and Zoning Commission for your time and
consideration. Most importantly, we look forward to discussing this application in greater detail at the
public hearing.
Respectfully submitted,
Donald J. Poland, PhD, AICP
Planning Consultant
DONALD J. POLAND, PHD, AICP
MANAGING DIRECTOR, URBAN PLANNING & STRATEGY
dpoland@gomanyork.com – www.gomanyork.com
2
Buckland Gateway South Zone (BGS)
Proposed Text Amendment
Section 5.11 Buckland Gateway South Zone (BGS)
5.11.1 Establishment of Zone
The Buckland Gateway South Zone (BGS) shall be established as an overlay zone to the Design
Commercial Zone in accordance with, but not limited to, those criteria listed in Section 8, Zone
Change. When established, the BGS Zone may include areas outside and contiguous to the DC
Zone, provided such area is less than 5% of the BGS Zone overlay of the DC Zone. The aim of the
BGS zone is to allow age-restricted residential use near existing commercial uses and amenities.
The age-restricted residential use shall be designed in a manner that is sensitive to the
surrounding land uses, especially the single-family residential uses on Smith Street. The BGS
shall foster high-quality development, with careful attention to the appearance, placement, and
massing of buildings, integration of public amenities where possible, and professional
landscaping. Applications for use and development shall be in accordance with the Special
Exception and Site Plan Standards and Procedures in Section 8 and whether said site either is or
will be within reasonable pedestrian proximity to shopping, services, and institutions, as are
routinely required by the future residents of said age-restricted development or is or will be
located along a route providing regular public transportation services.
5.11.2 Permitted Uses
A. Within the BGS zone the following uses of buildings and land shall be permitted only by
special exception, subject to the requirements of Section 8 of these regulations:
1. Age-restricted housing for households 55 years and older in the form of a common
interest ownership community or apartment rental community. Such use shall contain
provisions disallowing residency by persons under the age eighteen (18).
2. Amenities as described below.
5.11.3 Lot Size and Density Requirements
A. Within BGS zone the following lot size and density shall be required:
1. Age-restricted housing, in accordance with state and federal fair housing laws, shall
require a minimum lot size of 35 acres, a maximum lot size of 47 acres, and a density not
to exceed 4.5 units per net buildable acre.
5.11.4 Dimensional and Other Requirements
A. The following dimensional and other requirements shall apply to age-restricted housing
within the BGS zone:
DONALD J. POLAND, PHD, AICP
MANAGING DIRECTOR, URBAN PLANNING & STRATEGY
dpoland@gomanyork.com – www.gomanyork.com
3
1. Age restricted housing shall consisting of single-family detached or single-family attached
buildings shall containing no more than 6 units per building. Garden Style buildings shall
contain no more than 105 units per building.
Carriage House Garden Style
a. Minimum Frontage: 400 Feet on Wheeler Rd. 400 Feet on Wheeler Rd.
b. Minimum Lot Depth: 200 feet 200 feet
c. Minimum Front Yard: 50 feet 100 Feet
d. Minimum Rear Yard: 50 feet 100 feet
e. Minimum Side Yard: 50 feet 100 feet
f. Maximum Stories 3 4
g. Maximum Height: 40 feet 50 feet
h. Minimum Building Separation: 20 feet 40 feet
i. Maximum Impervious Coverage: 45% 30%
2. Minimum Frontage: 400 feet on Wheeler Road.
3. Minimum Lot Depth: 200 feet.
4. Minimum Front Yard: 50 Feet
5. Minimum Rear Yard: 50 Feet
6. Minimum Side Yard: 50 Feet
7. Maximum Stories: 3
8. Maximum Height: 40 feet
9. Maximum Impervious Coverage: 45%
10. All buildings shall be separated by a minimum of 20 feet.
2. Front-Yard Setback from interior drives (edge of pavement) shall be a minimum of 15
feet or shall be designed to accommodate a car parked in the driveway without
obstructing vehicle or pedestrian traffic.
3. Minimum setback between accessory buildings, or between accessory buildings such as
storage sheds or garages and buildings containing dwelling units, shall be consistent with
good design relative to fire safety, emergency access, function, and esthetics, as
approved by the Commission.
4. Any clubhouse, community center, swimming pool, or recreational court, such as tennis,
pickle ball, or basketball, shall be a minimum of 40 feet from any property line. Passive
recreation areas, such as walking paths and trails shall be a minimum of 20 feet from any
property line, except where such a path or trail connects to an off -site street, sidewalk,
path, or trail. In reviewing the site plan, the commission may consider the amplitude,
character and distances of noises emitted by specific proposed sports.
DONALD J. POLAND, PHD, AICP
MANAGING DIRECTOR, URBAN PLANNING & STRATEGY
dpoland@gomanyork.com – www.gomanyork.com
4
5. Maximum total area of BGS overlay zone: 47 acres inclusive of open space, wetlands,
and other unbuildable areas.
5.11.5 Form of Ownership/Occupancy
A. Prior to the approval of any Special Exception application for age restricted housing
development, the attorney for the applicant shall submit to the Commission a written
certification of the following:
1 The applicant, or his assigns, shall comply with Chapter 825 of the Connecticut General
Statutes, i.e., Connecticut Condominium Act, where such development is a
condominium.
2 The applicant, or his assigns, shall establish the homeowners association (HOA) with
documents in which the covenants, conditions, and restrictions will contain language
that provides the same rights to dwelling unit owners within any multiple-owner
development as are provided to condominium unit owners under the Condominium and
Cooperative Abuse Relief Act of 1980 (15 USC 360l-3616).
3 The DC zone is limited to one (1) residential community managed by a single HOA.
5.11.6 Site Design Requirements
A. The site, when possible and in the interest of design and utilization, shall be designed to
integrate uses. Such integration within the development area shall also include shared
roadways/parking, utilities, appropriate open space area, landscaping/buffers, strong
pedestrian interconnections within the development and to other adjacent uses, and related
improvements.
B. General Standards:
1 Unit Mix: Age restricted residential units may include a mix of 1-bedroom units, 2-
bedroom units, or 3-bedroom units.
2 Open/Recreation Space: A minimum of 600 square feet of open space per age restricted
residential unit shall be required within the site. Such open space may be for recreation
purposes (active or passive) or for preservation of natural features (wetlands, wooded
areas, open lawns, etc.) or both. Regulated wetlands cannot exceed 20% of the required
open space.
a Age restricted development may contain pedestrian paths, garden plots, sports
fields, courts for tennis, platform tennis, pickleball, basketball, swimming pools,
and other similar facilities.
b The designated land shall be conducive to the development and safe operation of
the proposed recreational facilities.
c All open space and recreation facilities shall be established legally as part of a
community association, such to be owned and satisfactorily maintained by the
association.
DONALD J. POLAND, PHD, AICP
MANAGING DIRECTOR, URBAN PLANNING & STRATEGY
dpoland@gomanyork.com – www.gomanyork.com
5
3 Amenities: The BGS shall provide amenities such as, but not limited to a clubhouse, pool,
or exercise/workout area. Indoor common area amenity space shall be a minimum of
2,000 square feet or 15 square feet per unit, whichever is greater, based on the number
of units represented in the general plan of development. Small-scale accessory retail, such
as a café, may be permitted provided such a use is primarily intended for the use of BGS
residents.
4 In accordance with Section 7.11.2.A, minor home occupations are permitted in the BGS
at the discretion of the Homeowners’ Association or property management rules.
5 Pedestrian Accommodations: Pedestrian and bicycle accommodations are required to
interconnect existing or future walkways on abutting properties or development areas
and to link to the street/drives walks with existing or future multimodal trail system.
6 Parking:
a. Parking shall be provided at a minimum of 1.75 spaces per age restricted unit and
may be designated in open lot parking, unit driveways, carports, or garages. A
reduction in the number of parking spaces will be allowed when the Planning and
Zoning Commission deems the reduction to be in the best interests of the Town
according to the requirements in Section 6.4.9. Unenclosed parking of
recreational vehicles is prohibited.
b. Parking spaces shall be designed in accordance with Section 6.4.5.
c. Visitor parking spaces shall be distributed throughout the development at ratio of
0.25 spaces per unit.
d. Parking spaces shall be provided near amenity spaces, such as a club house and
active recreation facilities. Such amenity parking spaces may be counted for 25%
of visitor parking provided it is consistent with distribution of visitor parking
throughout the development.
e. Parking shall be restricted to designated parking areas.
f. No parking spaces shall be provided within 50 feet of a property line.
g. Homeowner association and property management rules shall limit the number
of trucks and other commercial vehicles that can be parked onsite.
h. EVSE Ready Spaces and EV Installed Spaces shall be provided as described in
6.4.10. Minimum Number of EVSE Parking Spaces and EV Installed Spaces shall be
provided as described in 6.4.10. Minimum Number of EVSE Parking Spaces and
Appendix H Electric Vehicle Supply Equipment. All garages shall be wired as EV
Ready Spaces.
7 Infrastructure, Roads, and Utilities:
DONALD J. POLAND, PHD, AICP
MANAGING DIRECTOR, URBAN PLANNING & STRATEGY
dpoland@gomanyork.com – www.gomanyork.com
6
a. Infrastructure improvements such as utilities, roadways, and related
improvements shall conform to Town design standards. Twenty-four (24) foot
pavement width for roads and drives is acceptable.
b. All streets, accessways, and interior drives shall be installed by the applicant in
accordance with Town procedures and design standards. All streets, accessways,
and interior drives shall be owned and maintained by the development.
c. No street, accessway, or interior drive shall closer than 10 feet from a buffer line
of the parcel and no closer than 10 feet from a property line.
d. All utilities shall be underground.
e. Sidewalks may be required to appropriately interconnect the proposed
development with other uses on the site or adjacent sites and also wherever
deemed necessary by the Planning and Zoning Commission.
f. Points of vehicular ingress and egress shall be consistent with public safety,
welfare, and shall provide no undue hindrance to the safety conditions of existing
or proposed streets. The Commission may require a second point of ingress
and/or egress.
g. All roads and utilities within the development shall be owned and maintained by
the owner (or owners) of the development, an association or other entity formed
to carry out maintenance, a utility company, and/or a combination of same.
h. In the event regular public passenger transportation will be available to residents
of the development, a shelter shall be provided by the developer at a location
convenient to the residents and readily serviceable by the passenger
transportation operator. If regular public passenger transportation is not
available at the time of site plan approval, space for a shelter shall be designated
on the site plan for future use if transportation becomes available. A shelter area
contained within a building accessible and convenient for all hours of operation
to residents of the development and readily serviceable by the passenger
transportation operator, such as a community building, may be substituted for a
free-standing structure if approved by the Commission. To ensure convenient
access to transit vehicles, the shelter may be placed in the DC zone outside the
BGS; Construction, maintenance, and access rights and responsibilities must be
documented.
i. In the interest of public safety, best practices, quality site design, and
development costs the above standards and requirements may be modified by
the Commission, provided there is no objection from the Town Engineer.
8 Solid Waste: Solid waste disposal stations (dumpsters) shall be placed on a concrete pad,
appropriately screened, and maintained. The location and design of the
screening/enclosure shall be shown on the plans submitted with the site plan. The
disposal of solid waste shall be the responsibility of the owner, not the Town.
DONALD J. POLAND, PHD, AICP
MANAGING DIRECTOR, URBAN PLANNING & STRATEGY
dpoland@gomanyork.com – www.gomanyork.com
7
9 Buffers: Required buffers, in accordance with Section 6.2.4, shall be provided between the
overall site on which the age-restricted development is proposed and any adjacent
commercial or residentially zoned property which is not in common ownership with such
site, except along street frontage. Buffer widths shall comply with the MF; Elderly Housing
buffer widths in Table 6.2.4A, unless specifically allowed by the Commission (see Section
6.2.4.F). Landscaped berms are encouraged as part of the buffer design (see 6.2.4.F). If pre-
existing berms exist on the site, reasonable efforts should be made to preserve and maintain
as many of those berms as possible. Where land on this site or the adjacent lot is restricted
by a conservation easement, that land, at the discretion of the Commission, may be
considered to be a portion of or all of the required buffer provided that the conservation
easement area meets all of the buffer standards and requirements as outlined in Section
6.2.4 of these Regulations.
a. When the BGS is applied over the DC Zone, the buffer between the BGS development
and the remaining DC Zone parcel shall be 25 feet wide buffer along each side of the
property lines delineate the zoning district boundary. This provision shall supersede the
buffer Widths requirements in Table 6.2.4A for the DC zone.
5.11.7 Phasing
A. When a development is to be phased, the phasing of said development shall be shown and
explained on the site plan. Each phase of the development shall provide a proportionate
amount of amenities, units, and infrastructure to ensure that each phase can reasonably
meet the requirements of the regulations. Any deviation from the requirements shall be
noted in the phasing plan and shall require approval of the Planning and Zoning Commission.
5.11.8 Design Requirements
A. All developments shall exhibit a high standard of quality in construction detail, materials,
site design, and appearance. The elements in the following standards shall be integral parts
of building design.
B. Standards:
1. Roofs: Roofs shall be identifiable with roof patterns normally seen in residential
structures in the local and New England area and considered to be part of an
architectural period design.
2. Roof-top mounted and at-grade installed mechanical equipment must be installed,
screened, and/or located so the equipment is not visible from the streets as defined in
these Regulations. Solar panels shall be excluded from this provision.
C. Material and Colors: Exterior building materials and colors are a significant part of the visual
impact of a building. They must be aesthetically pleasing; use materials normally found in
residential construction in the local area and New England, and, where appropriate, be
compatible with other residential construction in the local area.
D. Standards:
DONALD J. POLAND, PHD, AICP
MANAGING DIRECTOR, URBAN PLANNING & STRATEGY
dpoland@gomanyork.com – www.gomanyork.com
8
1. Predominant exterior building materials shall be high quality materials and may include,
without limitation, the following: (The purpose is to develop an exterior façade that will
require low maintenance.)
a. Brick
b. Native Stone
c. Shingles and shakes
d. Wood
e. Cultured stone
2. Further, exterior building materials shall not include the following:
a. Smooth-faced concrete block
b. Prefabricated steel panels
c. Fiberglass or metal (excluding trim and roofs)
3. Basic finishes shall be presented by an applicant at the time of an application for a
Special Exception. Changes to these finishes shall be made only with approval of the
Commission or its designee.
4. Back and side facades of a building shall contribute to the pleasing scale features of the
building and shall be integrated with the front façade by featuring materials and
characteristics similar to the front façade.
5. At least twenty-five percent (25%) of the total building elevation surfaces shall be
finished with brick, natural stone, cultured stone, other approved masonry material,
shakes or shingles, or other materials acceptable to the Commission.
6. Interior finishes shall be of essentially high or superior characteristics that are normally
evidenced in high-quality residential construction. Finishes may include, but are not
limited to, carpeting, drywall, ceramic/stone tile, natural/cultured stone or acrylic
polymer solid surface counter- tops, solid core or solid wood doors, paneled doors,
hardwood flooring, hardwood trim, specialty trims (such as crown molding, chair rail,
and base molding), wall tile and wall covering in appropriate rooms (kitchen and baths),
fireplaces (but not in every unit), bookcases, window seats, etc.
7. Residential unit layouts shall evidence creativity and uniqueness with special
consideration being given for higher ceiling heights, openness of plans, unique rooms
and spaces, etc..
E. Energy Efficient Design:
1. The development shall be designed with passive and active energy efficient methods.
2. Solar and battery systems shall be installed to meet at least 80% of the projected energy
requirements of the common area and infrastructure owned and maintained by the
homeowners association (e.g., club house, pool, street lighting, etc.) or property
DONALD J. POLAND, PHD, AICP
MANAGING DIRECTOR, URBAN PLANNING & STRATEGY
dpoland@gomanyork.com – www.gomanyork.com
9
management. Wiring for rooftop solar on individual units should be run from the attic to
the electric panel.
3. Heat pumps shall be the preferred form of used for all space heating and cooling.
However, other forms of high-efficiency heating and cooling systems may be approved
by the Commission.
4. Generator back-up shall be provided for the clubhouse.
5. The Commission may reduce energy requirements for feasibility reasons such as grid
capacity.
5.11.9 Use Conversions
No age restricted residential development shall be converted to another residential use except
in conformity with and as permitted by these regulations. No such conversion shall be allowed
until a special exception for such conversion, complete with a site development plan prepared
in accordance with Section 8 Zone Change, Special Exception, and Site Plan Standards and
Procedures, has been approved by the Commission. Said special exception application shall
clearly show the modifications planned to improve the site for the intended purposes.
5.11.10 Affordability Requirements
At least fifteen percent (15%) of the housing units shall be deed-restricted to sell and rent at
prices that would make them affordable to persons or families earning eighty percent (80%) or
less of the area median income as defined by the United States Department of Housing and
Urban Development for a period of not less that forty (40) years. See Section 2.24 Inclusionary
Zoning for additional requirements. While the affordable units shall, on average, be of the
same number of bedrooms, bathrooms, and exterior finishes, interior finishes may differ, and
the square footage of units may be reduced by up to 15%. The affordable units shall not be
clustered and distributed throughout the development.
5.11.11 Application Procedure
A. The Buckland Gateway South Zone (BGS) shall be established and implemented through
zone change and general plan of development (conceptual master plan) application. The
application shall be in accordance with the requirements of Section 8.3 Zone Change
Standards and Procedures and shall be accompanied by the general plan of development.
Once the BGS is established, an application for site plan in accordance with Section 8.5 Site
Plan Standards and Procedures and an application for special exception in accordance with
Section 8.4 Special Exception Standards and Procedures shall be submitted. The zone/plan
of development application and site/special exception applications may be submitted
together by the applicant. For the initial application, the zone change application / map
shall be accompanied by a general plan of development (see Section 8.6.3). The second
application will be for a special exception/site plan (see Section 8.6.2).
B. Upon application of the owner of the land or the owner’s duly authorized agent, the
Commission may, in appropriate cases and subject to appropriate modifications and
DONALD J. POLAND, PHD, AICP
MANAGING DIRECTOR, URBAN PLANNING & STRATEGY
dpoland@gomanyork.com – www.gomanyork.com
10
safeguards prescribed by it, grant a Special Exception approval for residential development,
subject to requirements of these Regulations
C. Special Exception Review Criteria. Applications for age restricted residential use may be
approved by the Commission if it determines that the application meets the appropriate
standards of Section 8.4.B and the following:
1. The uses are integrated with surrounding uses;
2. The proposed use shall be appropriately buffered from adjacent residential and commercial
uses;
3. The use has been designed to meet the legal requirements for the disabled; and
4. Whether the site either is, or will be, within reasonable pedestrian proximity to shopping,
services, and institutions, as are routinely required by the future residents of the site.
ZONING REFERRAL FORM
BY LAW, THE ZONING COMMISSION SHALL GIVE WRITTEN NOTICE OF ITS PROPOSAL TO THE REGIONAL COUNCIL OF GOVERNMENTS
NOT LATER THAN THIRTY DAYS BEFORE THE PUBLIC HEARING TO BE HELD IN RELATION TO THE SUBJECT SUBDIVISION.
NOTICE SHALL BE MADE BY CERTIFIED MAIL, RETURN RECEIPT REQUESTED OR BY EMAIL TO zoningref@crcog.org.
CRCOG-2017
Andover / Avon / Berlin / Bloomfield / Bolton / Canton / Columbia / Coventry / East Granby / East Hartford / East Windsor / Ellington / Enfield / Farmington
Glastonbury / Granby / Hartford / Hebron / Manchester / Mansfield / Marlborough / New Britain / Newington / Plainville / Rocky Hill / Simsbury / Somers
South Windsor / Southington / Stafford / Suffield / Tolland / Vernon / West Hartford / Wethersfield / Willington / Windsor / Windsor Locks
A voluntary Council of Governments formed to initiate and implement regional programs of benefit to the towns and the region
FOR: NOTIFICATION OF REFERRALS BY ZONING COMMISSIONS
Please fill in, save a copy for your records and send with appropriate attachments by certified mail or electronically to:
zoningref@crcog.org
FROM: Zoning Commission
Planning and Zoning Commission
City or Town Council (acting as Zoning Commission)
Municipality: South Windsor, CT
TO: Capitol Region Council of Governments
Policy Development & Planning Department
241 Main Street, Hartford, CT 06106
Date of Referral: 9/2/25
Pursuant to the provisions of Section 8-3b of the General Statutes of Connecticut, as amended, the following
proposed zoning amendment is referred to the Capitol Region Council of Governments for comment:
NATURE OF PROPOSED CHANGE:
Adoption of amendment of ZONING MAP for any area
within 500 feet of another Capitol Region Municipality.
Attach map showing proposed change.
Adoption or amendment of ZONING
REGULATIONS applying to any zone within 500
feet of another Capitol Region Municipality.
Attach copy of proposed change in regulations.
THE CHANGE WAS REQUESTED BY: Municipal Agency:
Petition
DATE PUBLIC HEARING IS SCHEDULED FOR: 10/14/25
MATERIAL SUBMITTED HEREWITH:
Regulation Changes Map of Change Supporting Statements Public Notice
Other (Specify):
HAS THIS REFERRAL BEEN SUBMITTED PREVIOUSLY TO CRCOG?
YES NO. IF YES, ON WHAT DATE:
(FOR USE BY CRCOG) Name: Michele M. Lipe, AICP
Date Received: Title: Director of Planning
Sent certified/e-mail? Address:
Phone:
Email:
1540 Sullivan Avenue
South Windsor, CT 06074
(860) 644-2511 ext 2252
michele.lipe@southwindsor-ct.gov
File Number
PLANNING DEPARMENT
IN-HOUSE REFERRAL FORM
DATE: 9-3-25
TO: Michael Maniscalco, Walter Summers, Molly Keays, Tory Sidoti, Andrew Abbagnaro,
Trishanna Branford, Kevin Cooney, Tony Manfre, Autum Burke, Dave Turkington,
Andrea Cofrancesco, Vincent Stetson, David Gesualdi, Marc Melanson, Scott Roberts,
Justin Russo, Marco Mucciacciaro
FROM: Michele Lipe, AICP, Director of Planning
The Planning & Engineering Departments have received plans for the following projects:
Appl 25-40P, Downeast LLC Zoning Text Amendment
Location:
Site Plan Subdivision No. Acres Zone DC
Industrial Commercial Residential No. Lots/Units
Water: Public Private Well Sewerage: Public Septic System
Would allow for garden style apartments or sf owned units Project Description:
Future Town-owned property involved? Yes No
new street(s) new detention area
new open space/recreation area active passive
Planning Department notes:
Visit https://www.southwindsor-ct.gov/planning-department/pages/planning-and-zoning-
commission-applications to review pending applications
Please comment by 9-23-25 and return to the Planning Department.
CAPITOL REGIONCDUNCILOFGUVERIVMENT5 350 Chumh Slreet/Hartfom/Conneciicut/06103
Working tagethel lo!a better region.Phone {360)522-2217/FaX (860)724-1274
www.crcogorg
September 5.2025
TO:SOUTH WINDSOR PLANNING AND ZONING COMMISSION
REPORT ON ZONING REFERRAL Z-2025-l09:Proposed text amendment regarding the
Buckland Gateway South Overlay Zone
COMMISSIONERS:Receipt is acknowledged ofthe above-menticned referral.Notice ofthis proposalwastransmittedtotheRegionalPlanningandDevelopmentDivisionoftheCapitolRegionCouncilof
Governments under the provisions of Section 8-3b ofthe Connecticut General Statutes.as amended.
COMMENT:The staffoftlte Regional Planning Commission ofthe Capitol Region Council of
Governments has reviewed this zoning referral and finds no apparent conflict with regional plans and
policies or the concems ofneighboring towns.
The public hearing date has been scheduled for 10/14/2025.
In accordance with our procedures this letter will constitute flnal CRCOG action on this referralo
Questions concerning this referral should be directed to Jacob Knowlton.
DISTRIBUTION:Planner:HanforcL Windsor.East Windsor.Ellington.Vernon.Manchester.East
Hartford
Respectfully submitted,
Jennifer Bartiss—Earley,Chairman
Regional Planning Commission
William Rice,Vice Chairman
Regional Planning Commission
Jacob Knowlton
Community Development Planner
Andover /Avon /Berlin l Bloomheld /Bolton /Canton l Coiumbia /Coventry l East Granby /East Hartford I East VWndsor/ElIington l Enneld /Fannington/Glastonbury lGranby l Hartford I Hebron /Manchester!Mansheld /Mariborough /New Britain /Newi’ngton I Plainvnle /Rocky Hill /Simsbury /Somers /SouthVWidsor/Southington /Stafford /Suffield /Tolland lVernon I West Hartford IWethersheId I VWlington lVWndsor /VWndsor Locks
A voluntary Council of Governments formed to initiate and implement regional pmgrams of benefit to the towns and [he region
Town of SOUTH WINDSOR
Building Department
1540 Sullivan Ave.
South Windsor, CT 06074
Tel. (860) 644-2511 Ext 2230
September 8, 2025
PZC Application 25-40P
Text Amendment
Section 5.11.8.E.3
The application has been reviewed under the 2022 CT State Building Codes.
After reviewing this application, I have no issues with the application
Be advised that this is a review for the Planning and Zoning application only
and not for any other permits.
If you have any questions, please feel free to contact me.
Marc Melanson
Building Official
Appl 24—4OP,Downeast Zoning Text Amendments
Public Hearing 9/30/25
Planning Department Report
.Request for modification to Section 5.1 1 to allow for an apartment/rental community,modify Section 5.1 1.4 Dimensional and Other Requirements for garden style apartments,
and modify language in Section 5.l l .8.E.3 to allow for other forms of heating and cooling
.The applicant has provided a red lined zoning text to modify Section 5.1 1.2 Gateway SouthOverlayZone(GSOZ)Permitted Uses to allow for a garden style apartment rental
community.Other minor text changes support allowing a property management company.
.The applicant’s narrative indicates these changes will allow for a greater flexibility and
market opportunities for the zone and site.
.Bulk requirements were modified to add specific requirements for the garden style
apartments.These buildings are limited to 105 units per building.Proposed changes include:
an increase in the side and rear yard setbacks to 100 feet;allowance of buildings up to 50feetinheight;requirement of 40 feet separating distance between buildings,and a maximum
of 30%impervious coverage of the residential site.
.Lastly,the applicant has requested modifications to Section 5.1 l .8.E.3 to allow for otherformsofheatingandcoolingbeapprovedbythePZC.
.One ofthe PZC consideration when evaluating a text amendment is how the amendment fitsintothegoalsofthePOCD.As the PZC is aware,as recommended in the POCD,this
property was the subject of a subcommittee that worked on regulations for this area.TheapplicantsubsequentlyappliedforandgotapprovedthecurrentBGOZregulations.
.The Capitol Region Council of Governments has reviewed the proposed amendment asrequired.CRCOG provided the following report:——-see attached--
There are no engineering comments on the proposed text amendments.
Vacant Land,
Plaza Buckland Hills
22 Wheeler Road , South Windsor
Minor Amendment to Overlay Zoning Text
9/30/2025
2
Agenda
1.Refresher on Property / Zoning Status
2.Today: Minor Amendment to Overlay District in Town Code
3
The Property
4
Brief Summary of Process / Status
1.In Spring 2025, the Planning and Zoning Commission approved the creation
of the Buckland Gateway South Overlay Zone, which now sits on the Town of
South Windsor town code
2.Next step: Owner of the Parcel will petition to the PZC to apply the Overlay
Zone to the parcel; Owner has commenced the impact studies for that
3.BUT FIRST, Owner has applied to amend the Overlay Zone to allow garden -
style communities, in addition to the carriage -style housing that was
originally contemplated ;the current text is narrowly tailored to a carriage -
house style community
5
Illustrative division of parcel: Commercial vs Age -Restricted
6
Illustrative plan: Carriage House development
7
Illustrative plan: Garden -style development
8
Summary
1.Garden -style community reacts to market shifts that may favor this kind of
development
2.Plan is more dense , and thus is able to concentrate the units into a smaller
area and preserve more open space
3.Still able to capture the locational benefits of proximity to the shopping and
F&B amenities; open space; transit
4.The Commission has received a red -lined technical amendment to illustrate
the specific revisions to allow the garden -style housin g
PLANNING DEPARTMENT
CERTIFIED MAIL #7022 2410 0000 6508 7273
October 6,2025
Don Poland
Goman +York
11 1 Founders Plaza.Suite 1000
East Hanford‘CT 06108
Dear Mr.Poland:
Re:Appl.25-40P,Downeast,LLC BGS Zone Amendment —request for modification to
Section 5.11 to allow for an apartment/rental community,modify Section 5.1 l .4 Dimensional
and Other Requirements for garden style apartments,and modify language in Section 5.1 1.8.E.3
to allow for other forms of heating and cooling.
We regret to advise you that on September 30,2025‘the Planning and Zoning Commission voted
to deny the above-referenced application for a zoning text amendment.
Very truly yours,
/AfrW/KW’
Stephen Wagner,Chair
Flaming and Zoning Commission
SW/js
cc:Town Engineer
Chief Building Official
Assessor
Superintendent of Pollution Control
Fire Marshal
John Swagerty.Washington Prime Group
1540 Sullivan Avenue,South Windsor,[IT DSUM i Tel (HEB)544-2511 Ext 2329 l Planning@SuulhWindsar-ET.guv