The topic of the workshop was open space. Planning Commission members invited other commissions or organizations to attend, including the Open Space, Strategy and Implementation Committee, Flanders Nature Center and the Conservation Commission.

Bill Scanlan, a consultant hired by the town to work on the POCD revisions, updated commissioners on the results of a recent land use survey administered to town residents. He said there was a seven percent response rate to the survey.

Mr. Scanlan only focused on answers to questions that pertained to conservation and open space.

Under the community identity portion of the survey, 80 people, or 28.9 percent of those surveyed, said open space and scenic vistas are one of the most significant community characteristics that define the town.

Historic ambiance came in first at 54.9 percent, with 152 people saying it was the most significant characteristic.

The majority of people surveyed, at 80.9 percent or 224 people, felt sustaining Main Street is important to preserving the town's character.

Under conservation and open space, 90.3 percent, or 250 people, agreed or strongly agreed that the town should protect more open space.

Regarding property taxes, 166 people, or 59.9 percent of people surveyed, said they would be willing to pay more in property taxes annually to pay for more open space acquisition.

Those who took the survey ranked issues in order of importance, from high to low. The results, beginning with the issue of most importance, are as follow: housing availability and affordability, business development, public safety and security, municipal facilities, historic preservation, environment and energy, land conservation and quality of life.

Those surveyed were also asked to allocate a hypothetical $1,000 of their annual property taxes to the town, based on level of importance. The results, from the highest amount of money allocated to the lowest, are as follow: police, fire and emergency protection, open space and parks, public works, recreation, the library, general government services and regulation, and social and senior services.

Mr. Scanlan worked from a list of topics and asked those in attendance to comment.

"I'm counting on you folks to educate me," he said.

Mr. Scanlan said the workshop was mainly a fact-finding exercise on the natural areas of most concern and how to preserve and protect those areas.

Revisions to the POCD must be completed in December of this year, said Mr. Scanlan. Workshops on POCD revisions will take place at the next three Planning Commission meetings.

The first topics discussed were resource protection issues and the conversion of agricultural land to developments.

Planning Commission Chairman Andy Peklo said resource protection issues should be a priority. He said he also wants to keep an eye on local food production in town.

First Selectman Paul Hinckley asked if the interest in preserving farms is due to scenic beauty or food production for profit.

"Scenic beauty is what we want for the town, but a farmer is not going to stay there unless he's making money," said Mr. Hinckley.

Mr. Scanlan noted that some farms develop portions of the land and save the areas with more productive soils for farming.

Arthur Milnor, director of Flanders Nature Center, said the educational benefits of farmland are important. He said the town's history and legacy feature a farming community.

"By preserving this farmland, we're able to preserve that way of life and that character," he said.

Mr. Scanlan said some towns create an agricultural commission that focuses on how to promote farming and communicates with local farmers on what assistance the town can provide.

When the discussion turned to regulations in town, Sharon Feeley, a member of the Open Space, Strategy and Implementation Committee, asked if the lack of a town planner is a problem for the land use commissions, particularly in reference to knowing state statutes.

"Sure it's a problem," said Planning Commission member Bob Travers.

The former town planner, Chris Wood, took a position in another town. Mr. Hinckley had said previously that the town did not intend to hire a town planner in the near future.

Conservation Commission member Dick Leavenworth said Conservation Commission members never miss the town planner until questions arise. He said a town planner could answer questions and help save time.

Mr. Travers agreed. "We don't see the danger down the road of not having a town planner, at least, we don't see it until we're in trouble," he said.

Mr. Hinckley said he wanted to hear from all land use board chairmen on what issues they would discuss with a town planner.

"If I go to the Board of Finance to ask for more money, I've got to have reasons," he said. "It may not happen in the next budget."

Ms. Feeley said that everyone has great ideas, but the town is lacking the manpower to develop the ideas.

"New England is known for its volunteerism," said Mr. Scanlan.

Mr. Leavenworth said the pool of volunteers in town is getting smaller.

On the topic of maintaining the quality of the Pomperaug River and its tributaries, those who spoke said the river is an incredible asset to the town.

Mr. Hinckley said the watershed is the town's number one resource. A watershed is the entire geographical area drained by a river and its tributaries.

"Everyone who lives in Woodbury gets their water from the watershed," he said. "Ahead of any scenic beauty or anything is the watershed."

Mr. Scanlan asked about the visibility of the river in the community. He wondered if more access to the river is needed, such as a greenway.

Bethlehem resident Steve Alexson, a farmer with property on Orchard Avenue in town, said he fly fishes in the river often. He expressed concerns about how much water is taken out of the town for other nearby towns, such as Watertown and Southbury.

"Places that I fished as a kid, that were fishable, are now dry," Mr. Alexson said.

Mr. Leavenworth said that when it comes to the watershed, cooperation needs to take place between land use agencies and other organizations that do not have jurisdiction.

He mentioned low impact development, where provisions are made so that water can penetrate exactly as it would have if nothing had been built on the property.

"As far as the Planning Commission goes, we're trying to be proactive with the latest procedures of runoff and infiltration," said Mr. Peklo. "We try to minimize the impact of any further development."

Development in the flood plain was also a topic of discussion. This is particularly of importance currently because an application before the Inland Wetlands Agency is proposing activity within a 100-year flood plain.

The application, filed by the Parks and Recreation Department and the town, is proposing four tennis courts, a basketball court, a volleyball area, a bocce area, a horseshoe pit, a play area, fences, an access driveway, a parking area and lighting for the courts within a regulated area at Strongmeadow Preserve on Middle Road Turnpike.

Ms. Feeley expressed concerns about the capacity of the Pomperaug River to hold runoff. She cited a heavy rainstorm that took place in April 2007, when the banks of the Pomperaug River washed away, causing a threat to the stability of a home on Judson Avenue.

Mr. Hinckley predicted that more situations like that will happen in the future.

The discussion turned toward who is responsible for monitoring open space. Mr. Peklo said that when a property is acquired by the town for open space, the responsibility is acquired too.

He wondered if the town and Flanders Nature Center could work together.

Mr. Milnor of Flanders Nature Center said the relationship between Flanders and the town has been positive and productive. He said he wants to continually improve that relationship and help in preserving open space.

Mr. Hinckley acknowledged that the enforcement of conservation easements is a concern to him. A conservation easement on a property means that the property is designated as open space.

He said the town does not have the money or the manpower to enforce appropriate actions on the conservation easements.

Mr. Hinckley cited two cases the town is dealing with now, where fence installation and the mowing of properties with conservation easement designations have taken place.

Mr. Scanlan asked about the identification of parcels ideal for preservation, that are most likely to be developed.

Mr. Hinckley said some of that information could be sensitive.

Ms. Feeley acknowledged that there is a fear that if an entity shows interest in an undeveloped property for open space purposes, the owner of said property might increase the selling price.

Mr. Leavenworth said he does not believe that is true. He said people who own undeveloped properties likely get letters of interest every month and are therefore aware of interest in their properties.

Ms. Feeley said there is a need for a process that specifically addresses open space and development. She said the Open Space, Strategy and Implementation Committee is happy to serve as an advisory role to commissions in town.

Mr. Peklo said he asked Land Use Director Judi Lynch to add the committee to the list of advisory committees.

Regarding public access to open space in town, the majority felt more could be done to educate the public. Suggestions included putting brochures about trails in antiques stores, installing directional signs along the trails and developing more access to hiking trails by using civic groups in town.

Also discussed was getting the schools involved and educated about the open space in town.

Mr. Alexson said when he was a Nonnewaug High School student in the Vo-Ag classes, he helped with trail layouts and the clearing of trails at Orenaug Park.

Mr. Leavenworth concluded with three areas in town he wants to pay close attention to - ridgetop protection, as he sees more homes being built; the scenic vistas at all the entrances to the town and the scenic quality of unimproved dirt roads that he said provide a unique setting in town.

The next Planning Commission meeting will take place at 7:30 p.m. Wednesday, February 18, at the Annex Conference Room, 297 Main St. South.

A ceremony honoring Hal Wylie, this year's recipient of the Bernard Rosenberg Award, will take place at 6:30 p.m. before the commission's regular meeting.