from Nary
We have also experienced much of what Ken reports in this thread (to Mike). Director of NECCOG, John Filchek once said, “it only takes 7 people on a PZC board to determine YOUR fate.” This is indeed true. It happened to us. Our quality of life and property value was taken away suddenly one night in a unanimous vote by PZC. We hope that what happened to us doesn’t happen to others. We intend to continue to work toward preventing that.
Woodstock quite effectively has NO zoning except for a set of sub-division regs which are VERY good and stand as a model in the state of CT. When it comes to building sub-divisions, we look good. However, every other application comes under “Special Permit” and ALL special permits are granted which means that everyone in Woodstock could suddenly have a 6 bay, 24/7 lighted Gulf station next to them one day or a version of the famed hot dog stand. It is true that this probably won’t happen to you if you happen to be friends with the “right” people in town for PZC decisions ARE selective rather than impartial.
As much as land owners wish to sell land at strong prices, I wonder why they don’t logically deduce that anyone “from away” with a lot of money to spend on land would want to build a home or a business when they can not know what might be built next to them in the future. How healthy is it to have newcomers or businesses that seek NO regulation? Why do they want to avoid regulation? And, do you want this type of owner(s) to move in next to you?
It takes 20 minutes on the net to research the wisdom of good zoning in regard to land values, community quality of life, strong schools etc. ALL strong communities have good planning and zoning.
Woodstock prides itself on being different in just about every topic one can think of — so far it’s worked pretty well, sort of . . but it is only a matter of time before it doesn’t work any longer. And then what? Where do we all move to next?
But, is this all the fault of the PZC members or is it the fault of a voting (or non-voting) community? PZC members are elected. Historically, voter turn out at the polls in Woodstock is low so the good old boys and girls keep getting elected as they and ALL their buds trudge off to the polls each election.
Sadly, as long as life is good in Woodstock, it’s tough to get people motivated about zoning. Consider what happened to us and know that it can happen to you too. Most communities don’t realize what they’ve lost until it’s too late. The time to do the work is before it’s lost not try to catch up afterward . . that can’t be done. Once it’s gone. It’s gone.
In addition to attending meetings and talking with your neighbors about zoning, it is smart to read the PZC minutes each month, attend the meetings, get familiar with what the various members say and what they’ve actually done. Some members of PZC are pretty clever in that they do a good job of convincing the voters that they are ALL for preservation when they actually will do anything they can to prevent any preservation protections and/or zoning measures.
We are after-all, a democracy. As much as I respect Ken’s work history with this topic and feel as if we ALL owe Ken a great deal — I place the responsibility of determining a future for ourselves entirely with the Voters of Woodstock.
This is very simple. It’s all about “me”. I would like to be able to sell to Walmart or to a manufacturing plant, or a zoo- at whatever price I can get, and whenever I want to. I also want to get income from a cell tower or whatever. And the “property value” thing from good zoning, may or may not matter to ME and mine in the grand scheme of things, because I don’t want higher taxes- anyway. In fact, I don’t understand why I have to pay taxes at all.
I could be remembering this incorrectly or even out of context but didn’t Snuffy once comment here something to the effect that because Woodstock is so off the beaten path of a major highway, that chances of a major commercial development coming to town are low? Could that be part of the rationale behind the slow pace of development of commercial zoning regs in town? I understand the concern about the popular example given at the cafe from time to time of a pig farmer setting up shop next door. I’m just not clear on how the P&ZC would address something like that without singling out which businesses and industries it would encourage and which it would discourage. Or maybe they’re well within their rights to single out businesses/industries for exclusion and inclusion. Things like the hot dog stand don’t get me as riled up as it seems to do to some others. I live on the same street as that stand and while it might not be everyone’s bottle of pop, the stucture is nothing permanent. The owners have traditionally dismantled the majority of it during the winter months. How big of a difference is there really between a roadside farm stand selling produce grown on one’s own land versus a roadside stand selling a food product prepared on the premises? As long as it’s a removeable product display and the owners have the proper victuals licenses in place, I don’t see the harm in it.
Newcomer,
I think you address the need for zoning measures well when you state that the hot dog stand is fine as long as it stays within the parameters of operation that you feel is acceptable. What if the hot doggers decide to build a large year-round building and expand? What if they want do their own manufacturing on the premises . . Aren’t hot dogs made out of offal? Presently, there is nothing to prevent this type of business or the way in which it might want to grow.
Without any rules, those 7 people in power on a PZC can largely do whatever they want to do without challenge. With rules, everyone knows what’s Ok and what isn’t. The reason the town put a moratorium on paving Pulpit Rock is because of an adopted ordinance or, a set of rules.
PZC does have the ability to do much that would hold this community economically stable while keeping it as lovely as we all think it is right now. PZC can define and mandate allowable uses and non-allowable uses. They can control for issues involving density as well as institute design regulations.
To date, they show little interest in involving themselves in any aspect of real planning or zoning. I’m not stating that all PZC members do anything they can but plan and zone because there are several members who are exemplary persons, are intelligent, professional, have no personal interest tied to their service and obviously care deeply about the community. But, they don’t make a majority.
Because there is great resistance to designated zones in Woodstock, we will continue to see mixed-use neighborhoods. You may be fine with your hot dog stand but your neighbor may not be fine with it. It is easy to think that nothing objectionable will ever come to your neighborhood but as we’ve all read here on the Cafe — some people don’t want to live next to cell towers. Some don’t want outdoor furnaces sending over clouds of smoke to their house. Some don’t want the “Reminder” thrown on their driveways and others don’t want football stadiums butted up to their property line.
As it is now with planning and zoning, anything goes. Unless you want to build a sub-division. And that’s where the madness stops. If you’ve driven in to the sub-division off Bradford County Road, you’ll see a lot division that buffers itself to the historic neighborhood and road but is beautifully laid out and landscaped so that the new homeowners can enjoy the peace and quiet that we all like so much in Woodstock.
All it takes are informed voters that vote and planning and zoning commissioners who care about the community at large and the future for those who come after us.
Because one day it’s temporary and the next day it might not be because there is nothing to prevent it.
Joseph, the fArmers don’t care about zoning because they have plenty of privacy around them and don’t care about the rest of us except to sell there land to developers. And until they sell it they keep it in pa490 so they pay a lesser tax rate then the rest of us. This is why they r on the republican party in town so they can protect their cushy setup at the expense of the test of us.
Nary, don’t you mean Bradford Corner Road? Either that or County Road. I know there is a development on Bradford Corner, but I don’t know about County.
Nary says:
November 23rd, 2010 at 8:47 am
Kos, I think it’s important that you state names of those PZC members who you feel do good work and those who do not. PZC, like any other board in town, is a collection of individuals. We need to know which members support town ordinances and which do not. thank you
Nary,
Sounds like you already have this information. Care to share with the rest of us? I think its important.
Nary,
I understand what you are saying. I’ve made that argument myself as well as heard it made by others with regard to cell towers specifically. The argument I got thrown back at me was that we’d be prohibiting everything if we allowed neighbors to say what the person next door to them can and can’t do on their land.
I haven’t been here even a decade yet but from what I have observed, it seems the squeaky wheel gets the grease. So, if you feel as strongly about this issue as clearly you do, and if you already have a growing body of neighbors supporting your position, why not look at some other towns that you know to be examples of having good designated zones that can be applied in Woodstock. Copy the zoning regs in those towns that could be applied here and attach them to a petiton as an example of the kinds of zoning you’d like to see in Woodstock. Post it publicly as well as going door to door with your supporters to inform people about the issue and leave them a copy of the suggested zoning regs. Then go back a week or two later to request their signature on the petition. If you get enough signatures to bring to the P&ZC, they’ll have to discuss it and vote on whether or not to act on it. Even if you don’t get enough signatures to file a petition, your efforts will have helped to raise more awareness about the issue.
For those who visit this local blog, obviously those folks are very interested in local politics/issues and tuned in to what is going on. But we shouldn’t assume that every Woodstock resident, or even the vast majority of them, read the Villager, listen to WINY, and visit the Cafe. A lot of our neighbors are just out there living their lives and don’t tune in until an uproar is made. We can label that as apathy or whatever else, but I think it will take a very targeted and proactive campaign to raise awareness of this or most other issues that concern us.
It’s only a suggestion. Petitions seem to be one thing that people have used successfully in the past to bring attention to an issue they feel more people should be concerned about.
While I would not be excited to see a cell tower near my house, I would have a hard time taking a position to oppose it….(see JK’s new article. Admin).
Newcomer,
Some squeaky wheels in town get squelched. I’m one of those. I have been part of a group who has worked on and off for seven years to do the research, develop ideas and petition PZC to do more on this topic. It has gone no-where with a resounding “Clunk.” Outside (of Woodstock) professionals in the field of planning and zoning are supportive and giving of their time — but our town planner and PZC are openly dismissive of the topic. They have been for more years than the history of our little band of cheery, well-intentioned citizens.
Actually I don’t have have any firm ideas in my head about what should and should not be allowed in zoning. This is because it’s a vast subject in which Woodstock does not match up with any other towns studied in CT. We’re the ones getting the football stadium in our backyard — So I know that I don’t want to see night lights over a very close-by complex in which unlimited events can be held with a complex that can be rented out to whomever the school wants to rent it to. I think most people would sympathize with me/us on this but maybe not. This is the only firm idea I have about zoning at this time. I know enough to know that I don’t know nearly enough to say what would work or what wouldn’t.
As you well state, zoning is work that must be supported by many people, then taken forward to implementation by the elected officials on PZC. The meeting on December 12th is being held to hear concerns and raise awareness on the issue. I hope there is a good turn out at this meeting because there certainly will be NO work done on zoning unless the elected officials believe they’ll lose their seats unless they step up to the plate.
Student – yes, sorry. I meant Bradford Corner Road. Old mind.
JK – Obviously, I am not opposed to cell Towers either. In fact I wish heartily that we were getting a cell tower next to us instead of a football stadium. That would be so nice! I do believe I would be moved to throw my arms around it and kiss it if I could only make that swap. Everything being relative . . You bring up the topic of farmers and farming. We are shooting ourselves in the collective foot to bad-mouth farmers for at the base of the topic of zoning — we all owe our surrounding beauty to farming and farmers. As a community we need to see farmers continue to farm successfully.
Kos – You were rightfully silent on naming names and I will be also. There are 10 or so months before many of these folks are up for re-election. A lot can happen in 10 months. I think it’s better to leave personal analysis out of the public blog sites at this time.
Why doesn’t the Academy apply for a cell tower for the Bentley site to help offset some of the cost of the “Stadium”?
The Bentley site is on the down side of the hill. Although the area where they originally proposed to put the tennis courts might do.