Southington PZC Narrowly Approves State-Mandated Zone Changes For Affordable Housing

SOUTHINGTON, CT — The Southington Planning and Zoning Commission narrowly approved amendments to the town's zoning regulations at its last meeting to comply with a new Connecticut affordable housing law, despite opposition from residents and criticism from several commissioners who said the changes diminish local control.

The commission voted 4-3 on June 16 to approve the zoning text amendment, known as ZA #622, updating the town's business district regulations to comply with Public Act 25-1 before the law would take effect, which it did on July 1.

Acting Southington Planning and Community Development Director David Lavallee told commissioners the revisions are required under state law, which mandates municipalities allow transit-oriented middle housing and mixed-use development on commercially zoned and mixed-use properties.

Lavallee said the proposed regulations had been reviewed by the South Central Regional Council of Governments and the Naugatuck Valley Council of Governments, both of which determined the amendments do not conflict with their regional plans.

Under the law, qualifying developments will be subject to administrative site plan review rather than public hearings, special permits, or variances.

Municipal review will be limited primarily to standards such as lot size, frontage, setbacks, and public health and safety concerns.

Lavallee said the state legislation spans roughly 350 pages, and the proposed regulations had also been reviewed by the town manager and town attorney.

Southington PZC Vice Chair Todd Chaplinsky asked what would happen if the town declined to adopt the required changes.

Lavallee said the greatest risk would be taking no action.

"The state can take away the planning and zoning commission duties from the town," he said.

When Chaplinsky asked about financial consequences, Lavallee said noncompliance could jeopardize eligibility for state grants.

"The town couldn't get grants for roadwork, schools, etc.," Lavallee said. "It is a list that you do not want to be on."

Southington PZC Chairman Steve Walowski noted Southington had previously opted out of portions of Public Act 21-29 related to middle housing, accessory dwelling units and certain parking requirements.

Alternate Commissioner Denis Bougie questioned whether electric vehicle and accessible parking spaces would count toward parking requirements for apartment developments.

Lavallee said those details have not yet been determined and could be addressed later, but would not require changes to the proposed regulations.

Residents criticize state mandate

During the public hearing, two residents urged the commission to reject the amendments, arguing the legislation shifts zoning authority away from local communities.

Mike Riccio of Andrews Street said Southington has spent years developing its zoning policies and already offers a diverse range of housing.

He criticized the state for requiring municipalities to change their zoning regulations and argued local officials—not Hartford—should determine how Southington develops.

Riccio also expressed concern that the law removes opportunities for public input on future housing proposals and questioned whether long-term housing demand will justify additional development.

Tim Wilk of Scenic Drive also opposed the proposal, saying the legislation takes decision-making away from residents.

Wilk argued the law could increase traffic, municipal costs, and administrative burdens while doing little to help Southington reach the state's affordable housing benchmark.

Chair reluctantly supports the proposal

Following the close of the public hearing, Chaplinsky moved to approve the amendment, with Commissioner Susan Locks seconding the motion.

Before voting, Walowski delivered an extended statement criticizing the legislation while explaining why he would support it.

Walowski said zoning decisions should remain under local control and argued the new law limits the commission's authority by allowing qualifying projects to proceed without public hearings and restricting reasons for denial largely to health and safety concerns.

He also questioned the law's effectiveness as an affordable housing measure, noting it contains no requirement that new units be affordable even though municipalities are evaluated on affordable housing goals.

"I've never disagreed with an application more, not because of its content, but because it was forced on us," Walowski said.

He added that he would "reluctantly" vote in favor to avoid exposing the town to litigation or the potential loss of state funding.

The initial roll call resulted in a 3-3 tie after Walowski cast his vote.

Lavallee requested clarification of the tally, after which Walowski seated Alternate Commissioner Kat Caird to cast the deciding vote.

Caird said her review of the proposed amendments showed they were narrowly focused on implementing specific housing requirements rather than broadly rewriting the town's zoning regulations.

"Because of that, my vote is 'yes,'" Caird said.

The motion then passed on a 4-3 roll call vote.

The approved amendments update Southington's business district zoning regulations to comply with Public Act 25-1 before the state's July 1 implementation deadline.

For the minutes of the June 16 Southington Planning and Zoning Commission meeting, click on this link.