SOUTHINGTON, CT — The Southington Planning and Zoning Commission approved a zone change for a proposed age-restricted housing development on Buckland Street despite opposition from neighbors who raised concerns about density, traffic, wildlife and the project's effect on their properties.
The commission voted 6-1 on July 21 to change the zoning designation for 310 Buckland St. from R-20/25 to an Age Restricted Cluster Housing Zone, or ARCHZ. Commissioner Justin McGuire cast the dissenting vote.
The decision does not constitute final approval of the development.
The zone change is the first step, and the developer would still need to submit a special permit application and final site plan for commission review.
Engineer Sev Bovino of Kratzert-Jones, representing Lovley Development Inc., said the proposal calls for four ranch-style duplexes and one single-family home on the 3.39-acre property. That would create nine homes.
The development would be restricted to residents age 55 and older, with no children under 18, applicant Mark Lovley told commissioners.
The development would be governed by an association responsible for its road, water, sewer and other infrastructure rather than the town.
The preliminary plan calls for a single-family home of 1,364 square feet and duplex units of 1,125 square feet each.
The private road would end in a cul-de-sac, and two visitor parking spaces are proposed.
No sidewalks are currently proposed within the development or along Buckland Street.
Bovino estimated the development would generate four vehicle trips during each of the morning and afternoon peak hours.
Several residents opposed the zoning change during the public hearing.
Tommy Angelillo of Old Turnpike Road raised concerns about contamination on the property he inherited and said he opposed changing the zone.
Robert Medica, also of Old Turnpike Road, said he favored preserving open space and did not want his view replaced by rooftops.
Melinda Santana of Mulberry Street cited wildlife, the neighborhood's quiet character and the lack of sidewalks along Buckland Street.
"We will no longer have peace and quiet," Santana said, according to the meeting minutes.
She said she respected development but opposed it at this location.
Dave and Rebecca Buonocore, of Mulberry Street, raised questions about the distance between the proposed buildings and neighboring properties.
Southington PZC Chairman Steve Walowski stressed that commissioners were considering the zone change and that the plan before them was conceptual.
A formal site plan with dimensions would be required if the project moved forward.
Catherine Shields of Old Turnpike Road argued that higher-density development would affect wildlife and conflict with goals in the town's plan of conservation and development to preserve natural corridors and existing residential neighborhoods.
Mary Peterman of Wilbur Street said the proposal was "completely out of scale with the single-family nature of our neighborhood" and questioned whether two visitor parking spaces would be sufficient for a senior development where residents could receive visits from family members, home health workers and other service providers.
One resident spoke in favor. John Bosse of Buckland Street said he believed the development was a good use of the property.
Lovley said he had spoken with an environmental engineer about contamination concerns and was told the issue was farther east along Old Turnpike Road and did not extend to the proposed development through groundwater.
He said the developer would conduct a Phase 1 environmental assessment before seeking site plan approval.
Lovley also said trees within the project's 20-foot buffer would be retained and land beneath power lines would remain natural.
He told commissioners the buffer could be extended around additional portions of the development.
Asked what could be constructed without the zoning change, Lovley said the existing zoning could accommodate three residential units with a small cul-de-sac and a road maintained by the town.
He later said those homes would likely be larger colonials of about 2,500 to 3,000 square feet.
During deliberations, commissioners acknowledged neighbors' concerns but also emphasized that the privately owned property could be developed under its existing zoning.
Southington PZC Vice Chairman Todd Chaplinsky said development was likely regardless of the commission's decision and that the age-restricted zoning would help address a need for elderly housing in Southington.
McGuire said he supported age-restricted housing but stressed the importance of considering residents who live next to the property.
He ultimately cast the only vote against the change.
Walowski cited several advantages to the proposal, including its restriction against school-age children, potential tax revenue and private maintenance of the development's road.
Chaplinsky moved to approve the zone change, with Commissioner Caleb Cowles seconding the motion. It passed 6-1.
Lovley Development's next steps would include seeking the required special permit and submitting a final site plan, when details such as dimensions and a potential sidewalk exemption would receive further review.
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