EDC Letter to PZC

Ashford Economic Development Commission Ashford, Connecticut

February 24, 2024

To the Ashford Planning and Zoning Commission:

The Ashford Economic Development Commission appreciates the opportunity to provide input to the Planning & Zoning Commission’s review of the IID Zone regulations. We offer the following comments.

While there has been considerable public input on what should or shouldn't be built on the properties within the IID zone, ultimately the marketplace truly dictates what viable business would undertake development of the area.

Priorities around Working Lands and Rural Character

What remains important to the community is preserving the rural nature of Ashford. That goal is clearly expressed in both the POCD and the Open Space Plan and requires a proactive approach to ensure that those goals are realized. As stated in the Open Space Plan “specific goals, objectives and recommendations to our land use commissions and Board of Selectmen are delineated to keep Ashford natural resources intact, to allow for development in certain areas, and to create an open space town vision.” Further, the Open Space Plan states that “The Economic Development Commission (EDC) plays an important role in the ability of Ashford to both acquire and maintain open space. By defining areas best suited for development less pressure will be applied to areas best suited for open space.”

Many large tracts of land held by families for generations have either been developed or are at risk to be sold. This fragmentation of land impacts the natural resources, vistas, the wildlife, and the future ability to actively work prime and important farmland—all parts of the rural character of Ashford. Studies have shown that housing development of open spaces has a negative financial impact on a community due to extra town resources’ needed versus the taxes paid by a new house (education, road maintenance, fire protection, etc.) .

Potential preservation of large tracts at risk should be a priority to keep the rural character of Ashford intact. A goal within the Open Space Plan is that “The Conservation Commission recommends that the Board of Finance allocate 0.25 percent of the annual budget into the “Open

February 24, 2024

Space Fund” for the purchase of open space.” Yet, since the 2015 publication of the Plan, it appears that no funds have been appropriated for the purpose of preserving or conserving open space. Why? It takes money and budgets remain challenging every year. There have been little new revenueAssghefnoerrdaTteodwtonkOefefipcepsace w5itThothwenoHnaglolinRgoandeedAssohfftohred,coCmonmnuencityic.ut 06278

Optimizing Opportunities at I-84

Development within our community could mitigate some of the financial challenges facing our Town. With 93% of our annual revenue coming from residential taxes, Ashford needs to be open- minded about how to fund the future services and needs of this community—maintaining schools, facilities, infrastructure, recreation, human services and meeting unknown needs in the years ahead. With extra revenue, the Town’s stated goal of establishing a committed Open Space Fund "for the purchase of open space.”  Yet, since the 2015 publication of the Plan, it appears that no funds have been appropriated for the purpose of preserving or conserving open space.

Why? It takes money and budgets remain challenging every year. There have been little new revenues generated to keep pace with the ongoing needs of the community.

Optimizing Opportunities at I-84

Development within our community could mitigate some of the financial challenges facing our Town. With 93% of our annual revenue coming from residential taxes, Ashford needs to be open-minded about how to fund the future services and needs of this community—maintaining schools, facilities, infrastructure, recreation, human services and meeting unknown needs in the years ahead. With extra revenue, the Town’s stated goal of establishing a committed Open Space fund could be realized to make meaningful progress toward protecting Ashford’s rural character. Our community needs to be open to business in places identified in the Town’s adopted POCD as appropriate.

The I-84 IID Zone has been identified for many years as the ‘best place’ to have commercial/industrial development. The zone is essentially isolated from the rest of Ashford along the northern boundary, separated by I-84, and considerable distance from Ashford’s Town Center. Developing the I-84 IID Zone, as outlined in the POCD, presents an opportunity to convert valuable interstate access into a true revenue- generating asset, too.

Regulations should guide future development. The marketplace, in a constant state of change, will ultimately control the demand. Regulations need to provide flexibility to a potential developer to propose a project that is financially viable and ultimately an asset to the community. Learning from the recent text amendment request, the regulations as written may not be supporting the marketability of property within the I-84 IID Zone now. First and foremost, Ashford EDC recommends that the existing regulations

should not be further restricted.

A number of municipalities have provisions in their zoning regulations establishing Planned Development Districts, which can incorporate mixed use or special purpose developments. In practice, such districts allow the municipality and a developer to negotiate standards for a development that might not fit existing zoning categories.

We would ask the Commission to consider the inclusion of the following specifications for the IID Zone in order to keep it a viable potential development site:

1. Buildingsize(whetherinasingleormultiplebuildings)nottoexceed 400,000 sq.ft.;

2. Imperviousareanottoexceed40%oftheparcel;

3. Buildingheightnottoexceed55feet;

4. Warehouseanddistributionfunctiontobeallowedbyspecialpermit(Site
   to be a minimum of 75 contiguous acres).

We believe that with the changes we have recommended there can be a balance. We recommend Ashford seek development—appropriately placed-- that will enhance the Town’s ability to achieve its conservation and preservation goals thus maintaining its rural character. It is also important that Ashford work with businesses interested in investing resource and providing services here. Many respectable communities manage to find a balance between interstate-based commercial businesses while still maintaining rural character and a respect for natural resources.

We stand ready to answer any questions or provide any further input the Commission may require. The EDC thanks the Planning and Zoning Commission for the opportunity to provide this input.

Margaret Chatey
Acting Chair-Ashford EDC