Stephen Devoto, Candidate For Planning and Zoning

Submitted by Stephen H. Devoto.

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Why I am running for Planning and Zoning Commission.

Land use regulation have profound long-term effects on the vibrancy of our city.

The future of the land along the river, the future of Newfield, South Main, and Washington Streets, the future of open space around Mt. Higby and in Maromas, the fate of large vacant lots anywhere in our city, these are all dependent on actions by Planning and Zoning. In fact, there is no neighborhood community, no business district, and no industrial area anywhere in our city that will not be impacted by municipal decisions on how land can be used.

The municipal agency charged with making these decisions is the Planning and Zoning Commission.

Four years ago I decided to run for Planning and Zoning Commissioner because I wanted to see our city's vitality enhanced by smart land use decisions that benefit all of the city’s residents. I try to bring transparency, integrity, reason, and dedication to land use decisions. I am running for re-election in order to continue to serve the city I love.

Planning and Zoning is tasked with several roles by state statute, but the two most important are in its title--Zoning decisions that have an immediate impact on land use, and Planning decisions that profoundly impact future Zoning decisions.

The Short Term (with Long Term consequences)
Zoning decisions have an immediate impact on life in our city. The two most common types of decisions are on applications to subdivide a parcel of land into multiple lots for the purpose of building houses or businesses, and on applications for "special exceptions", to allow land to be used in a way that is not written into the zoning code as a right.

The P&Z has leeway in making zoning decisions (if the Zoning Code, State legislation, and the City Charter dictated decisions, there would be no need for an elected Commission!). It matters who is on the Commission.

It would be improper, if not impossible, for me to state how I would vote on future zoning application, or even on specific parcels of land, but I believe that every candidate should make a guiding philosophy clear.

My goal is to evaluate zoning applications based on what's best for ALL of Middletown's residents, because commercial, business, and residential developments usually have an impact far beyond a single lot.

For example:

• Riverfront development has the potential to bring further economic and community vibrancy to our city, creating built and natural public spaces that will be used with pride by all city residents.
• Newfield Street has industry, historic homes, car dealers, some small stores and salons, apartment complexes, and the High School, and is also a traffic route to Cromwell and Route 9 north.
• South Main and Washington Street gateways into the city include centers of commerce, small offices, and residential neighborhoods.
• Maromas mixes farms, residences, industry, and a natural environment that residents from all over the city explore and enjoy.

My decisions on specific development applications take into account not only the relevant laws, the tax base, traffic, safety, and the appropriateness for the neighborhood, but also the impact on quality of life for all residents. They will not be based on short term profits or the desire to do something (anything!) with every lot right now. My evaluation will also take into account the impact on future Middletown, I will always vote to improve the viability and livability of our great city.

I do as much as I can to encourage community input into all decisions. I send an occasional email newsletter to interested residents (email me devoto4planningATgmail.com if you wish to receive these). I will continue to reach out to the members of the Commission on Conservation and Agriculture, and the Design Review and Historic Preservation Board. These two agencies are advisory to Planning and Zoning. I try to identify residents and business who might be impacted by a decision, and actively encourage them to give input to the Commission. Our decisions will always be better when informed by the community.

I encourage further community input by asking developers, "How did you solicit the input of the neighboring community?" Too often the Commission is faced with a confrontational situation in which the community residents are fighting against a developer. This is good for neither the developer nor the community.

Finally, I try to provide a clear explanation of each decision to the community as well as to the developer. I will inevitably make decisions that somebody will disagree with, but there will never be decisions that I do not explain. Trust in Planning and Zoning decisions is dependent on the transparency and accountability of every Commissioner.

The Long Term (with medium term consequences)
The Planning and Zoning Commission is responsible for making any changes in the Zoning Code and Zoning Map that form the basis of all of its Zoning decisions. I am interested in making changes to the Code that provide rewards to those who create developments that add to our city's environmental and economic sustainability.

By common sense (and State law), changes in the zoning code must be consistent with the principles of a long term plan for the city, known as the Plan of Conservation and Development.  Unfortunately, in the past the Commission abdicated long term planning, both in making changes to the code that enhance the city's development, and in updating the Plan and Conservation and Development.

I have tried to change this, to restore Planning to our agendas, and this will continue to be a very high priority for me. Long term planning should not be relegated to a short burst of discussion every 10 years, it should be an ongoing process. I propose that some of the regularly scheduled meetings include on the agenda specific aspects of the city's long term plan. These should be on universal issues (for example, what is the city's optimal ratio of industrial, residential, agricultural, commercial, and recreational land?), as well as on regional issues (for example, what should the future of Newfield Street be?).

Our work will need the professional help of someone with expertise in planning, and I have and will continue to advocate for the city to hire such a person.

With regularly scheduled meetings devoted to long term planning, city residents and businesses will have an opportunity to provide input into what would best promote our city's vibrancy and quality of life.

Do Vote Devoto, Planning for ALL of Middletown.