Diana Stricker Photo
A complete revision of Branford’s zoning regulations will go into effect June 1, easing parking lot regulations for retail sites, adding provisions for bed and breakfast facilities and for animal daycare, and creating a Village District in the town center which provides more control over proposed development.
The Planning and Zoning Commission (P&Z) (pictured) gave unanimous approval to the new regulations last month, after months of workshops and several hours of public hearings.
The second hearing, which began in February, elicited about 40 comments and written suggestions. The hearing concluded last week as consultant Jason Vincent outlined which suggestions would affect the new policies.
“Jason did a marvelous job. He answered all the questions that were brought up,” said P&Z member Phil Fischer.
Requests from residents in February resulted in further fine-tuning of the new Animal Day Care provision. The definition will now specify that day care does not include overnight boarding, but that boarding may be considered under commercial kennel codes.
Another change resulted in the removal of barbershops and beauty parlors from a list of prohibited home-based businesses. The list of home-based occupations has been expanded.
A suggestion from the town’s new Community Forrest Commission led to more precise language about tree selection and landscaping for new projects.
A question about Wind Energy Conversion Systems (WECS) prompted an explanation but not a change. Vincent said that wind turbines have been added as a special exception in business zones, but they also fall under rules for accessory structures and must comply with maximum height limits.
Vincent also responded to a complaint about aesthetics by stating that the new aesthetic considerations will be used as guidelines and cannot be used to deny an application.
Complaints about the bed-and-breakfast regulations did not lead to any revisions. Vincent explained that the new zoning tool will provide oversight for the first time, and that the commission will have to decide if the policy is appropriate as time goes by. Previously such establishments fell under the loosely-worded “roomer and boarder” provision, which will be eliminated.
The commission began overhauling the zoning regulations after the comprehensive Plan of Conservation and Development (POCD) was finalized.
Numerous changes were also made following the first hearing last July . Throughout the process, the P&Z has made it clear they take public comments seriously.
“Ultimately, our goal is to make the regulations more user-friendly,” Vincent said at a previous session in regard to the 200-plus pages of regulations. The new zoning regulations are posted on the town’s website.
One major change is that the Town Center Village District designation will replace the current Town Center Overlay District. This was suggested by the POCD. The town center boundaries will be expanded and additional design guidelines will be enacted. New sections will outline the procedures for design review by the Town Center Revitalization Review Board.
The purpose of the Town Center Village District designation is to preserve the character of the center with its historic structures and landscaping and to guide any new development so that it adheres to those elements. In essence, the designation allows for more control over structures, facades, landscaping, lighting, sidewalks, signs and general aesthetics in the town center. Any new structure, addition or modification of a building or change of use will fall under the new guidelines.
Another significant revision will reduce the number of parking spaces required for retail sites and establish a maximum number of spaces. There will be more flexibility for parking since variances will now be permitted and the commission will be able to modify parking requirements.
Ellsworth McGuigan, who chairs the commission, thanked the consultant, the board and the staff for their work over the past couple years as the revisions were discussed. “I would also like to thank the public,” he said.
In other news, Charles Andres, who serves as an alternate on the P&Z, was nominated to become a regular voting member. Andres has the most seniority of any of the alternates. A vacancy opened when Michael Laudano, a long-time member of the P&Z, recently tendered his resignation.
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