Groton Open Space Association

Zoning Commission Meeting Unveils Two Noteworthy Matters

GROTON — At least two noteworthy matters surfaced at the Sept. 5, 2007, Zoning Commission meeting on a proposed zoning amendment to allow creation of mixed residential-commercial floating zones in four areas of the town.

First, Michael J. Murphy, director of the town’s Office of Planning and Development Services, said that James Sherrard, chairman of the Planning Commission, has requested in an e-mail that the amendment application be withdrawn and resubmitted to the Planning Commission for a second review. The e-mail was produced for the Zoning Commission; Mr. Sherrard was not able to attend.

Mr. Sherrard’s e-mail said he understands that the amendment has undergone extensive changes since the Planning Commission endorsed it June 26, 2007, before sending it on to the Zoning Commission, which has the final say. Therefore, Mr. Sherrard said, the Planning Commission should be allowed a second look at the proposal.

Mr. Murphy said he didn’t know if Mr. Sherrard was speaking for the commission or only for himself in the e-mail. Mr. Murphy said the OPDS could not recommend withdrawal of the application.

Another noteworthy piece of news was that a second company has plans to create a floating zone should the amendment be approved. The Day reported that Brian O’Looney, an architect with Torti Gallas and Partners Inc. of Silver Spring, Maryland, said the firm has an option on land around the Navy sub base.

Mr. O’Looney showed the commission pictures of other developments by his firm. He said that current zoning in Groton segregates residential development from commercial development and employment centers and links the different parts by highways. His firm’s goal would be to bring these elements together.

Until the meeting, the only publicly announced planned project was one by L&L Groton LLC, a division of READCO. It is L&L Groton, represented by New London Atty. Timothy Bates, that submitted the zoning amendment application that would permit creation of floating zones. L&L Groton would put up a mixed-used development on 33 acres northwest of the corner of Routes 117 and 184.

Much discussion took place at latest meeting on the areas to which the floating zones could apply. The proposed regulation would center the floating zones on four “nodes” singled out in the Plan of Conservation and Development. These areas appear in circles on maps shown in the POCD.

Several commission members — including Richard Haviland, Mariellen French and Chairman Stephen Hudecek — expressed concern that the nodes are not defined clearly enough. Mr. Haviland proposed drawing the circles on the zoning map for greater clarity. This was opposed by Mr. Murphy, who argued that the zoning map should be altered only when actual floating zones are landed.

The Day summarized some complex statements by saying that “Mr. Murphy proposed adding language calling for any project to be linked to the core of the node, to preserve existing residential areas within or abutting the node, and to create transitions between existing land uses and new uses.”

The proposed amendment would confine floating zones to the circles but adds that “In the [Zoning] commission’s sole discretion, minor sections of the subject tract(s) may extend outside of the circular generalized locations…”

Commission Member Robert O’Neill said the town needs to break out of “cookie cutter” thinking about zoning. He said that the commission would have ample means to prevent unwise extensions beyond the circles. He said worst-case scenarios should not be used as a reason for doing nothing. The commission would have wide-ranging “legislative” authority in approving or disapproving proposed developments in floating zones, as opposed to the narrow “administrative” authority that it has now in applying zoning rules.

Mr. Hudecek responded to Mr. O’Neill that “you must not only think of the good things that could happen.”

The discussion continues next month.

(Note: the article above contains attributed quotations from an article in The Day by Katie Warchut. Unless specifically attributed to The Day, other information in the article represents GOSA reporting.