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The proposed Plan of Conservation and Development is available on the Town of Watertown website, watertownct.org. Warning, it’s a huge (160+ page) Adobe PDF file that will take a long time to load. Here’s the link directly to the file: Plan of Conservation and Development.
Below are excerpts from the Plan that demonstrate the schizophrenic language in regards to priorities, support for current local businesses, and preservation of our “small-town character”.
More importantly, in relation to the zone change from Industrial to Commercial, the language is so vague and evasive that if passed, the Town would have no protections whatsoever from any developer who wished to take advantage of that change. An economic and traffic study on rezoning the 70 – 100 acres in question is not mandated; it is only suggested.
CCPW strongly feels that a comprehensive economic and traffic study (including remedies for mitigating congestion) MUST be done before any zone change is contemplated. How can we make an intelligent decision on the impact to our town and our finances unless we have the facts first?
In the excerpts below, we’ve bolded or italicized phrases/words/sentences to call your attention to them.
Economic Development
5.3 Existing Economic Policies
The primary economic development policy in the 2007 plan is to retain and expand existing businesses and industries while attracting new businesses and industries to suitable locations in order to expand the tax base and increase employment opportunities in Watertown.
The Town should continue to give priority to businesses and industries that:
(a) provide a higher tax base and a higher number of job opportunities, (b) help support existing local business and industries, and (c) buffer local employment and Watertown’s Grand List from negative affects of cyclical regional, State, and national trends by diversifying employment opportunities.
Commercial and industrial land should be protected from residential encroachment. This provision against residential development should remain a policy regardless of what future development occurs within the industrial-zoned areas. Residential and industrial uses are not compatible with each other. Residents become automatic opponents of industrial activities which, by their nature, conflict with residential living. To ensure that there is an opportunity for existing businesses to expand and for new businesses to (re)locate in Watertown, the business and industrial zones should be protected.
While residential uses should not be allowed in industrial areas, other non-residential uses may be allowed in an effort to strengthen the town’s economic base. The industrial sector has continued to decline nationwide; however, compared to towns in the region, Watertown’s industrial base is relatively strong. Therefore, the town should promote the industrial areas as locations for industrial uses but also consider additional businesses that will increase the town’s economic vitality without undermining the operations of established and future industrial uses in the area.
5.4 Industrial Areas
As shown in Table 5-8, there is not a large amount of land available to support new businesses within the town’s existing business districts (an estimated 0.08 percent of the total land in the business-zoned areas). However, there remains a significant amount of land in the industrial-zoned areas.
A proportion of the undeveloped industrial-zoned land is located in the industrial area bordered by Route 262, where there is approximately 75 to 100 acres of potential buildable land. While the industrial base of these zones should be preserved, there are likely to be development pressures that would lead to a diversification of uses within the existing zoning district. Offices, occupational uses, hotels and restaurants are currently permitted in these zones.
The following are additional uses that may be appropriate in the industrial area that would not conflict with the existing industrial base:
1. Retail Use
It is suggested that retail use may be appropriate pending clearer definition by the study described in Section 5.7. These uses would provide daily services to the workers in the industrial businesses and offices and may provide access to goods and services for all residents of Town.
5.7 Economic Development Strategy
While the town’s industrial base is relatively strong compared to the region, it is not likely to grow significantly enough in the short term to occupy the existing vacant land in the industrial area north of CT Route 262 at U.S. Route 8. The Commission recognizes the development potential of the area due to the size of available land and proximity to U.S. Route 8. Therefore, the Commission has indicated on the Future Land Use Plan (See Chapter 10) that this area may be appropriate as a planned commercial area.
Development of this land will have significant consequences on the future character of the town and quality of life for its residents. It is therefore in the town’s best interest to undertake a special economic development study that would guide the pace and pattern of commercial growth. The study would likely have three components: real estate, planning and engineering. These three areas of study would provide valuable information relating to: (1) development strategies (use, size of buildings, access, etc.) that would not undermine existing businesses (2) potential development constraints associated with brownfields and topographical conditions, such as steep slopes and rock outcroppings (3) water and sewer extension improvements and costs (4) available financing resources, and (5) marketing strategies.
While this Plan recognizes that the appropriateness of rezoning a portion of the existing industrial area should be considered, any rezoning should be subsequent to the findings of the economic development study and may await an application from a developer. This study may be initiated by the Commission or the study may be initiated by an applicant and done under direction of the Commission.
Policies
A) Create a pattern of existing and future land use that: (a) encourages economic growth; (b) maintains a diversity of housing opportunities; (c) protects Watertown’s small-town character as well as its historical and environmental resources; and (d) minimizes conflicts caused by incompatible uses.
B) Accept local and regional growth as inevitable, but control such growth so that it is: (a) accommodated by the town’s existing and planned infrastructure capacity (roads, sewers, drainage, parks, recreation, schools, fire and police) and (b) maintains the desirable character of the town.
Economic Development
Watertown should strive to strengthen the town’s economic base to preserve Watertown as a desirable place to live, work and raise a family.
Policies
A) Retain existing businesses and industries while attracting new business and industry, expand the tax base, and increase employment opportunities. Priority should be given to businesses and industries which: (a) provide a higher tax base and a higher number of quality job opportunities, (b) help support existing local business and industries, (c) buffer local employment and the Grand List from negative affects of cyclical regional, State, or national trends by encouraging diverse types of businesses and industries to locate in Watertown, and (d) are not likely to relocate out of town or close their Watertown facilities.
B) This Plan recognizes a potential economic development opportunity in the area of Route 262 near Route 8 bordering Echo Lake Road and Ledge Road. This Plan recommends changing zoning districts at this approximately 100 acres location from I-R80 (restricted industrial) to a “Planned Commercial District” permitting commercial and office uses. The Commission, property owners, or agent of the property owners may propose a zone change. A zone change application should review economic and traffic impacts to assist the Commission with defining the “Planned Commercial District”. An economic impact study should analyze the proposed zone assuming it to be fully developed and its affects on:
(1) Watertown municipal, school, water and sewer services,
(2) business sprawl on Route 262 and Echo Lake Road,
(3) existing businesses in Watertown, and
(4) quality of life and town character.
An analysis of the highest and best use of the property is not recommended. A traffic impact study should use the ITE trip generation guide and generally accepted standards for measuring traffic flow. The traffic study need not address remedies for mitigating congestion; however for each congested area in the study there should be a statement of feasibility that after improvements a specific level of traffic service should result. If the Commission is not the applicant the studies should be independently reviewed by consultants selected by the Commission.
C) Expand allowable uses in industrial zoned areas. Uses should be compatible with existing industrial businesses.
D) Support business and industry retention and development. The Commission encourages annual meetings with the Watertown Economic Development Commission and the Economic Development Coordinator to discuss strategies.
E) Keep major land uses distinct from one another: (a) protect existing residential neighborhoods from commercial encroachment by discouraging zone changes that would allow mixed uses in established residential areas, except at the borders where major streets are located and (b) protect industrial land from residential encroachment.
F) Support municipal infrastructure maintenance and capital improvements including roads, storm water drainage, water, and sewer projects.