If you spend any time in the local Facebook forums and pages, you know that the people of Stafford want another supermarket — specifically an Aldi’s, but that’s a matter for another day. One of the potential impediments to getting a new grocery store — or any kind of large-scale retail — has been a zoning regulation that’s been on the books since Walmart tried to come to town. The regulation capped retail development at 60,000 square feet. A typical supermarket is roughly 40,000 square feet on its own, with room for more retail built into the larger development.
Outgoing First Selectman, Sal Titus, has prioritized removing the retail cap, bringing the issue to the Economic Development Commission (EDC) and then working with the town attorney, Ken Slater, to rework the zoning regulations. The stated goal was to align Stafford’s Zoning regulations with those of surrounding towns which focus more on total impervious coverage of a lot. (Check out Tolland's regulations for comparison.) That is to say, rather than an across-the-board square footage cap, other towns generally regulate how much of the buildable land on an individual lot can be covered by impervious materials — including parking lots and the building itself. The new regulations would allow for 60% of the buildable area in a retail lot to be covered with impervious surfaces.
During the August 3, 2023, Planning & Zoning Commission (PZC) meeting, the First Selectman’s efforts finally paid off. Though Titus was not in attendance, EDC Chairman Anthony Armelin, and EDC member Theresa Cramer (full disclosure, that’s me!), were there. They explained that after Titus presented the attorney’s proposed changes to the EDC, the commission ultimately voted to reject one of the suggested changes that would have eliminated the need for all proposed retail development over 30,000 square feet to get a Special Use Permit, the process for which requires a public hearing.
Chair, Dave Palmberg, said the PZC recently worked on updating the Plan of Conservation and Development (POCD) over a two-year period, looking at factors that limit developable property, such as wetlands and slopes. He said the PZC felt that rather than put a cap on square footage for retail properties they should establish a maximum impervious coverage proportional to the size of a property. In other words, the POCD aligned with the proposed new language.
There were some concerns brought up by commission members and citizens alike. Commission member Leonard Clark expressed concern that retail jobs do not generally provide good wages and that this could lead to usable land being used for less economically desirable uses. Other PZC members pointed out that retail and industrial zones are completely separate, and therefore the development of retail will not take away from better-paying industrial opportunities.
Donna Wright asked how the new regulations would have impacted the development of Tractor Supply. Palmberg said he thought the Tractor Supply development covered a little less than 60% of its lot because the extra property in the back wasn't buildable. Armelin said with these new regulations, it's possible that Tractor Supply would have had to build a smaller building (or parking lot), as it considers the total impermeable surface, not just building size. Of course, this is all just speculation without returning to the actual site plans.
Wright also asked how this would apply to the 3 Stooges Venture (aka the lot next to the old Walgreens where the new Aqua Pump building is set to go). Palmberg said that proposal would fall under the current regulations if they came before them before an effective date. However, this change is for retail only, and Aqua Pump might not be considered retail.
In the end, the Planning & Zoning Commission voted to accept the Zoning Regulation Changes proposed by the Economic Development Commission to Sections 5.2 -Schedule of Permitted Main (Principal) Uses, 5.7 Standards for Business and Industrial Districts, and 5.10.D.1 Area and Bulk as presented. Dr. David Mordasky, Ron Houle, Cindy Rummel, and Dave Palmberg voted in favor. Leonard Clark was opposed.
The new regulations go into effect on September 1, 2023.
[This article was written with the help of the Meeting Minutes from the August 3, 2023, PZC meeting.]