Where exactly is the new Overlay Zone proposed for the Farmington Avenue going to lay? Will this new zone change allow for buildings much higher than the current regulations? Will it allow development that obstructs views or broadcasts unwelcome light or sound? Will it lead to more traffic congestion? Will it allow people to subdivide and sell their properties in all areas of Route 6? Property owners want to know how these future plans are going to affect their own future and the values of their properties. So after waiting more than ninety minutes to bring their concerns forth, they did so hoping their questions could be answered. For the most part they were not. Residents were allotted three minutes and spoke beyond that time limit but the responses and discourse was minimal.
The Special Meeting of the Planning Commission began with a 1-hour presentation of the recommendations from Fitzgerald and Halliday for the future of Bristol along Route 6. The speaker seemed to be addressing the commission during the majority of the presentation. It became clear that she was when she asked if there was still any concerns about the increase in density. Our city planner responded that this concern was brought up by a resident. The meeting then moved on without discussion of the issue.
There was little indication nor discussion from the city planner nor any members of the Planning Commission as to what purpose the creation of an overlay zone would serve during the Special Meeting on Wednesday January 25th. In fact, the only members of the commission that indicated any concerns at all during this meeting or last December's were Commissioner Andrew Howe and City Engineer Paul Strawderman. Of course this would make any resident feel uneasy about trusting this new proposal will not have a negative impact on their quality of life.
Why would the city propose an overlay zone instead of just making a general zone change or allowing new development by special permit process? The city planner's explanation during the meeting was that it would provide flexibility of having two possible options but we do not know what the intention nor specifications of these new options are. I asked at the meeting but I was not afforded an answer. I therefore had to ask Google.
According to information aggregated on the website TransformingBristol, Overlay Zones are for:
*Development in Environmentally Sensitive Areas (most common use)
* Protection of Historic Districts in Development Areas
*Encouraging Dense Cluster Development Along Bus or Rail Corridors
...for more about Overlay Zones click here.The top result of the Google search, "Why an overlay zone" produced the following information:
"CREATION
Any governmental unit with the power to create zoning districts can create an overlay district. There are three basic steps to creating an overlay district:
Define the purpose of the district. The district should have a clearly defined purpose e.g. to protect drinking water, preserve historical character, minimize erosion from storm water runoff, etc. Identify the areas that make up the district. Mapping district boundaries will depend on the natural or cultural resources and the geographic areas that relate to achieving the purpose of the district. For example, if the purpose of the zone is to protect groundwater, important groundwater recharge areas and areas prone to pollution, such as fractured bedrock or areas with a high groundwater table should be mapped.. Develop specific rules that apply to the identified district. In a groundwater recharge district for example, provisions may restrict development or require development guidelines that capture and filter water runoff..
It is critical that the zoning provisions offer clear guidance to both property owners and the governing body charged with approving proposals. Zoning requirements must be applied equally over all properties within the district. The ordinance not only must comply with any state and federal regulations, but must also be consistent with the goals, objectives, and policies of the municipality’s comprehensive plan. It is important that the local governing body involve the public to clarify issues and explain the reasons behind mapping district boundaries.
An educational program targeting developers and affected property owners will help increase awareness and compliance with the new requirements. The procedures for adopting an overlay district are the same as for adopting a zoning or rezoning provision. The overlay provisions as well as changes to the zoning map must be approved by the local governing body for adoption."
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I'm not convinced that the City of Bristol has sufficiently undertaken these efforts. There is still time for sufficient public outreach, healthy public discourse and informing of the affected public about the details of this overlay zone.
What actions do you feel that study stakeholders and city officials should take to ensure an amiable outcome in this situation prior to the adoption of the plan? Will we see statutory minimum efforts or outstanding makings of an "A" effort? Time will tell.
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