Background On Choice for Senior Center

From Stephan Allison, Interim Senior Center Program/Services Manager on behalf of the Middletown Senior Services Commission

 Subject: Middletown Planning and Zoning Commission Meeting Public Hearing on proposed Special Exception for an adaptive historic reuse to convert a former school at 61 Durant Terrace to a new use as a senior center and municipal offices.

For the citizens of Middletown, particularly seniors, this is a call to let your interests, wishes, concerns be heard by the P&Z Commissioners. It is recommended that you attend the meeting held on Wednesday, January 12 at 7 p.m. in the Council Chambers of City Hall (Municipal Building) if you have an interest in the future of a senior center in Middletown. The purpose of this agenda item is to expressly address the proposed “Special Exception” request.   Therefore, comments are limited to that purpose. It is important for the Commissioners to understand the impact this ruling may have on seniors in the City and a visible presence by seniors is a reliable civic action for sending that message.

BACKGROUND and CRITERIA:
Current Zoning and Plan of Conservation and Development.  Area is currently designated and zoned R-15 residential which allows schools, churches and public buildings. Current use as a school enjoys non-conforming status and could be reopened at any time by any future buyer.
Building is listed as a “notable” building in Greater Middletown Preservation Trust Historical and Architectural Resources Inventory.
Building is eligible for Planning and Zoning special exception for adaptive historic reuse.
City made a conscious decision to apply for adaptive historic reuse to insure preservation of building and unique features
Special exception process requires a written statement stipulating that the exterior of the structure and the site will be restored and maintained in accordance with the historic time period the structure is identified.  Statement from the Mayor is in the record and we accept that as a condition of approval
Design Review approval – plans were reviewed and received conceptual approval by the Design Review and Preservation Board on December 29th, 2010.
Intended use – Senior Center, municipal administrative/meeting space(s), small temporary Veterans office/museum.
Special Exception criteria – The Middletown Zoning Code has very specific criteria the Commission is required to consider when deciding upon special exception applications. These criteria are found in Section 44.04 and 44.08.26 of the Zoning Code.

44.04.01 COMPLIANCE WITH CITY PLAN- The proposed use is consonant of the Plan of Development for physical development of the City, as embodied in the Zoning Code and in any Master Plan or portion thereof adopted by the Commission;
44.04.02 ADVERSE EFFECTS- The Proposed use will not affect adversely the health and safety of residents or workers in the area and will not be detrimental to the use or development of adjacent properties or the general neighborhood;
44.04.03 VISIBILITY AND ACCESSIBILITY- The proposed use will not preempt frontage on a major highway in such a manner so as to substantially reduce the visibility and accessibility of an interior commercial area zoned or proposed for commercial use  which is oriented to the same highway;
44.04.04 TRAFFIC MOVEMENT- The proposed use will not impair the movement of through traffic along the adjoining thoroughfare through congestion and reduction of street capacities or through storage or back up of vehicles in the public right-of-way while awaiting service on the subject site;
44.04.05 ORDERLY DEVELOPMENT- The proposed use will not result in a fragmentation of the development pattern, thereby creating unnecessary additional points of vehicular conflict with the adjoining highway and adversely affecting the orderly development of surrounding neighborhoods;
44.04.06 PROPERTY VALUES AND CHARACTER- The proposed use will not tend to depreciate property values and the character and extent of development of adjoining properties;
44.04.07 PARKING AND LOADING- The proposed use will provide off-street parking and loading facilities in accordance with Section 40 of the Zoning Code;
44.04.08 COMPLIANCE WITH STANDARDS- The proposed use will meet all the standards set forth herein and set forth in Section 44.08 of the Zoning Code for the type of Special Exception being requested.
(The applicable standards are found in Section 44.08.26 for Adaptive Historic Reuse.)
44.05 PUBLIC HEARING The Commission shall hold a Public Hearing in accordance with the requirements of the General Statutes and those of Section 48.03.05, Zoning Application Signs.