Middlefield P&Z's Route 66 hearing closed

The Planning and Zoning Commission's public hearing for development along the Route 66 corridor continued during their meeting on Wednesday, June 25.

One thing on the mind of Harvest Wood residents such as Annette Olma was how the regulations would address increased traffic along the corridor. Olma reminded them that there's only one way down her street and that any accidents will cause a problem getting in and out, while fellow resident Rosario Sarcia added that cars already go too fast past the road. Both felt that the intersection needed a light to regulate traffic.

While town planner Geoff Colegrove admitted that the development amendments don't address traffic, he informed residents that the Planning and Zoning Commission can require a developer to do a traffic study. Furthermore, if the commission requires a study, the matter also must go before the State Traffic Commission for review. Zoning chairman Ken Hamilton added that a traffic study isn't mandatory as it allows businesses like a hot dog stand to set-up shop without spending thousands of dollars.

What the regulation change will potentially allow is for a total of 75 percent lot coverage in Design District 2, with Colegrove explaining that the presence of sewers allows for greater use-intensification. However, resident Ed Bailey took issue with the extra lot coverage due to the residences in the area, as the rest of the town only allows 60 percent coverage. While Colegrove informed him that a number of businesses in the proposed district already have 75 percent lot coverage, Bailey said "What's good for one side of Middlefield should be good for another."

The changes in Design District 1 brought their own share of issues, as the proposed district requires a three-acre minimum to develop. This is a concern as pre-existing lots in the district less than three acres couldn't be developed with the proposed change. Colegrove recommended including these lots in Design District 2, despite the fact that they are physically located in Design District 1. These lots will not benefit from the additional lot coverage proposed for Design District 2, though, as they lack sewer access.

Colegrove also explained that pre-existing businesses with less than three acres in Design District 1 can still expand up to 60 percent lot coverage.

The question on resident Tom Archer's mind was what the commission planned to do about buffering between commercial and residential development throughout Design District 1. Hamilton explained that most of the district expands into open area, while special permits allow the commission to use their discretion when reviewing any development plans that abut residential property. Colegrove also told Archer that any development in the area requires a public hearing, during which residents can voice their opinions on matters such as buffering.

When asked by resident Marie Record why her son's 56 Meriden Road property wasn't included in Design District 1, Hamilton replied that the commission included a buffering zone of residential area along the district's border. However, anyone who wants to change their zoning can file an application to do so.

After hearing these concerns, the commission then closed the public hearing. The commission has 65 days from June 25 to decide whether or not to implement the changes to Route 66.