Bolton selectmen and PZC discuss Route 44 development, sewer limits and zoning options

Bolton officials and the Planning & Zoning Commission spent the bulk of their Aug. 14 meeting discussing development prospects for several large parcels along Route 44, and how town sewer rules and zoning might shape future projects.

Patrice Carson, consulting director of community development, said the commission recently codified zoning regulations and identified larger Route 44 properties that may be attractive for redevelopment, including the cider mill and the drive‑in theatre. She told the commission staff have had conversations with some property owners but have not proactively marketed the parcels to affordable‑housing developers.

Zoning enforcement officer Michael D'Amato said some regulatory language does not align with market practice: multi‑family developers increasingly plan ground‑floor amenity space for residents rather than street‑facing businesses, and regulations should reflect that reality. "It is important to make sure regulations are reflective of the environment and the reality that exists today," he said.

Deputy First Selectman Robert Morra described constraints tied to the Department of Energy and Environmental Protection (DEEP) requirements the town applied: on residential parcels the town cannot permit more units than would be supportable by septic systems unless sewer capacity and regulatory approvals allow otherwise. He added that DEEP restrictions do not apply to industrial or commercial properties, which means large parcels could be developed for nonresidential uses. Morra also warned that accessing some parcels, notably the drive‑in theatre, could carry substantial infrastructure costs.

Morra said Bolton currently has unused discharge capacity under an agreement with the Town of Manchester measured in Equivalent Dwelling Units (EDUs), but a developer proposing on the order of 100–200 units would likely trigger a need to renegotiate capacity with Manchester.

Selectman Amanda Gordon asked whether the town had approached affordable‑housing developers who might access state bond funds; Carson said staff had not reached out proactively and that developers who approached staff were not interested in affordable units. Gordon recommended assembling pro‑developer site packages for the town's available parcels as a proactive recruitment strategy.

Commissioners discussed demand for business parks; D'Amato said developers typically seek sites that can accommodate a single large building of roughly 250,000 square feet or more. Carson reported she had listed the cider mill parcel with Connecticut Site Selector to seek interest.

Morra urged the commission to consider allowing residences in commercial zones rather than limiting multifamily to above‑commercial units, saying current restrictions have hampered property transactions. Town Administrator James Rupert cautioned that if the sewer authority and DEEP change the conditions that currently limit sewered development, the PZC should carefully weigh whether that would make otherwise protected lakefront lots developable and the broader implications for lots of record.

Morra also asked the PZC to allow rear lots in the zoning regulations; Carson noted rear lots are permitted in the subdivision regulations under certain circumstances and explained that accessory dwelling units (ADUs) are allowed as smaller secondary dwellings tied to the primary lot's septic system. Commissioners discussed road infrastructure costs and a general shift away from very large subdivisions.

Rupert said the town aims to foster a collaborative, welcoming environment among the sewer authority, the PZC and the Board of Selectmen to guide development decisions; he anticipated additional conversations among the boards. The commission did not take formal action on zoning changes at the meeting; members asked staff to prepare specific recommendations for future consideration.