Preston — The preliminary conceptual plan by the Mohegan Tribal Gaming Authority in many ways “ideally” matches the goals of the town's plan of development for the former Norwich Hospital property, but some changes might be needed once final development plans are submitted, the town's zoning attorney said Thursday.

Attorney Harry Heller was hired by the Planning and Zoning Commission to review proposed development plans at the former Norwich Hospital property. He gave a detailed analysis of the Mohegans' proposed conceptual development plan compared with the town's Plan of Conservation and Development.

Following a 40-minute discussion of his review, the commission voted unanimously that the Mohegans' proposed development plan is consistent with the town's development goals.

The commission's finding is a necessary first step in the Preston Redevelopment Agency's process of adopting the Mohegans' proposed plan as the town's master redevelopment plan for the former hospital property. The agency will hold a public hearing Feb. 23 on the master redevelopment plan.

The Preston Redevelopment Agency is still in the final negotiation stages with Mohegan tribal officials on a property disposition and development agreement that must be approved by the Mohegan Tribal Council, the redevelopment agency, Board of Selectmen and, ultimately, town residents. If the agreement is finalized in the near future, the tentative schedule calls for a town meeting on Feb. 16 and referendum Feb. 28.

The Mohegans' plan calls for developing the entire 393-acre former hospital property with a mixture of projects including a 40-acre theme park, indoor water park, hotels, a large-scale chain sports retail store, senior housing, time-share units, a sports training complex and a public park near the Thames River. The plan also calls for preserving and renovating the historical Administration Building and the wooded hilltop site of a 1944 crash of two World War II fighter pilots in training.

Heller said the former hospital property is the ideal location for intense economic development desired in the town's plan for areas that are close to major highways and have available water, sewer and natural gas service. And the large-scale development proposed there would have relatively little negative impact on the town.

But Heller said the Mohegans' plan is not consistent with the town's plan in several areas, notably for creating traffic problems for the residential Poquetanuck Village area. Heller said the plan should stress the need for alternative transportation for the hospital development — including the proposed ferry access described in the Mohegans' plan and encouraging traffic to use state highway access.

Also, Heller said, the original plan of development for the hospital property, adopted in 2010, called for low-density development and open space on what was identified as Parcel 5 on the east side of Route 12. Steep slopes, a large pond, smaller pond and stream were seen as limiting factors in that area.

But the Mohegans' plan places the theme park, indoor water park, a hotel and large parking lots on that parcel. Heller said the inconsistency is not insurmountable, because town officials anticipated that development in that area would be too expensive for most developers.

“If you want to spend enough money, you can make any development possible anywhere,” Heller said. “And you can do it in an environmentally friendly way.”

Another inconsistency is the housing element in the Mohegans' plan. The town's plan of development calls for a variety of housing types, developed in a pedestrian-friendly manner, with such features as town homes, proximity to job-creating development for residents and shopping within walking distance.

The Mohegans' plans include senior housing and time-share units overlooking the river and camping and an RV park on the eastern side of Route 12 in the hilly portion of the property. But Heller added that during discussions of the 2010 plan, town planners expressed concerns that housing be limited at the hospital property, where commercial development should be encouraged first.

Overall, Heller said, the hospital property “is ideally situated for this type of intense development with minimal impact on your community.”

c.bessette@theday.com