Curtiss Parcel Zone Change Denied, Proposed Development Halted

The members of Planning and Zoning listen as Chair Steve Walowski reads a statement opposing the petition for the zone change TOWN OF SOUTHINGTON VIDEO SCREENSHOT

Southington’s Planning and Zoning Commission voted 6-1 Tuesday evening to deny an application to change the zoning for 682 Curtiss Street and a part of 115 Summit Farms Road from ‘industrial’ to ‘business.' If this change had been approved, it would have effectively given the developer, Southington 2 LLC, a green light to move forward with an ambitious project involving the construction of a frontage road along I-84 and several large commercial buildings.

The evening got off to a rocky start for the applicant’s team as engineer Kevin Solli spent 15 minutes trying to get his powerpoint slides to display on Southington's video projector. Once that issue was resolved, he and attorney Bob Knuff laid stress on certain points they made at the last public hearing on the application. Among other things, they sought to assure residents of the Summit Farms Road neighborhood that a buffer of forest and power lines about 700 feet wide would separate them from the new construction.

As at the previous meeting, Commissioners Justin McGuire and Caleb Cowles took the lead in asking questions of the petitioners, eliciting from Knuff a detailed timeline for how the project would proceed and verified that all the necessary preliminaries had been taken care of.

During public comment, the proposal found three voices of support. Town Councilor Jim Morelli and two members of the business community both stressed what a good deal it would be for the town in terms of tax revenue and infrastructure upgrades in the area.

Three other residents came to the podium to speak against the project, stressing the risks and burdens of the added traffic it would bring. Cody Fongemie brought up what he said was a trend of increased crime in large commercial areas that are built in close proximity to interstate exits.

Once the public had spoken, the Commission made its decision. Commissioner Todd Chaplinsky made a motion to deny to the application, which was seconded by Cowles. Chaplinsky then outlined his concerns, which included the burden that would be placed on the town to maintain the new roadway, and the fact that a new development corridor was being created before the corridors on Queen Street and West Street had been fully developed.

The Chair of the Commission, Steve Walowski, spoke next, reading out section 8.F.3 of the zoning regulations. This text says that before deciding on a zone-change application, “the Commission shall determine (a) that the proposed zone change is in accordance with the Plan of Conservation of Development; (b) that it is suitable for the intended location, and (c) that it will aid in protecting the public health, safety, and welfare.”

He then added, “I find this application lacking in those three areas.” He observed that there is no B-zone in the vicinity of the development area, and that Curtiss Street, which is currently classified by the DOT as a ‘local roadway’ and a ‘minor collector,' would have its nature changed by the new traffic. Finally he noted that the 2016 Plan of Conservation and Development prioritizes the use of existing structures in existing zones, and the placement of retail on existing roadways.

When the roll was taken, Commissioners McGuire, Chaplinsky, Cowles, Walowski, Robert Britton, and Michael Goodrich voted for the denial of the petion, while Commissioner Susan Locks voted against, meaning that the petition failed by a vote of 6-1.