Richard B. Erickson, A.I.C.P.
11 Julian Street · Norwich, Connecticut
06360
Telephone and Fax: (860) 889-6803 · email: erickson@99main.com
7
October 2007
Dear Mr. Page,
I am writing to you in your capacity as
a member of Norwich’s Commission on the City Plan. I am motivated to do so by the filing of an application with the city clerk to rezone from residential
to commercial an area along Washington Street in the vicinity of the
W.W.
Backus Hospital.
Presumably, this application will be forwarded
by the City Council to the Commission on the City Plan for a report as to its compatibility with the Plan of Conservation
and Development. I have carefully reviewed the Plan of Conservation and Development
and have concluded that the plan provides no justification or support for the proposed rezoning. To the contrary, if enacted, the rezoning would make a mockery of the Plan of Conservation and Development. The following summary of pertinent sections of the Plan of Conservation and Development,
I believe, demonstrate the validity of this conclusion.
p. 54: “Norwichtown is the
historic heart and also a diverse section of the City. Scenic and historic resources
in this district rival any section of Norwich.”
p. 59 ff. Chapter 6,
Ecnomic Development. This chapter makes no recommendation or suggestion that
new commercial development should be encouraged or allowed to intrude into established residential neighborhoods.
p. 64: “Develop Business Sites
“The primary factor impeding business growth in Norwich
is a lack of physical space. If Norwich
is to continue to grow its tax base through business development, locations must be provided for this development. This can occur through new development of ‘greenfield’
sites, infill development of smaller existing parcels, or adaptive reuse of underutilized industrial and commercial sites.”
p. 65: “Enhance City Gateways
“Primary gateways into Norwich require improvement…These access
routes provide the first impression for visitors to Norwich and the importance
of these gateways cannot be ignored.”
pp. 66 and 67: Economic Opportunity Areas
A total of 12 Economic Opportunity Areas are identified in text and on a map.
Upper Washington Street/Norwichtown is not one of these.
p. 68: To Provide Locations for Business the plan suggests the following strategies:
“1. Develop ‘greenfield’ sites such as expansion of the
Norwich Business Park.
“2. Encourage adaptive reuse of previously developed sites such as mill buildings and other underutilized business
sites.”
No mention of allowing commercial uses
to intrude into established residential neighborhoods.
p. 71: Chapter
7, Housing and Residential Areas
“Major Strategies
Continue to promote programs that increase owner occupancy of housing units and renovation of blighted properties.”
p. 79: “Conversion of single family
residences to multi-family residences can lead to absentee ownership and deterioration of housing conditions. The conversion of residential properties to mixed-use or commercial uses can also have a negative impact
on surrounding residential properties.
“It is important for Norwich
to maintain community character in every neighborhood, but especially in the more densely developed areas where conversions
take place.”
p. 84: Housing and Residential Area Strategies
“Revise Norwich Zoning Regulations, if necessary, to ensure the character of neighborhoods are not impacted by
conversions.”
The Plan of Conservation and Development
presents and recommends a consistent theme of guiding city policies and actions to protect and enhance residential neighborhoods. The plan clearly does not recommend promoting the intrusion of commercial uses into
established, viable residential neighborhoods.
Some will argue that the City’s Plan
of Conservation and Development is out of date. However, it is only five years
old, and it is the official, comprehensive, adopted statement of city policies to guide land use and infrastructure
improvements.
I urge you to consider carefully what the
plan sets forth as policies affecting residential neighborhoods when you review the latest proposal to rezone an area along
upper Washington Street from residential to commercial. I hope that you will then conclude, as I have, that such rezoning would be incompatible with the City’s
Plan of Conservation and Development.
Sincerely,
Richard Erickson