Developer Seeks Design Changes For 54-Unit Sandy Hook Condo Complex

By Andrew Gorosko

A developer, who has started construction on a 54-unit age-restricted condominium complex in Sandy Hook, is seeking town approvals to modify the plans that the Planning and Zoning Commission (P&Z) approved in February 2006.

Toll Brothers, Inc, a Pennsylvania-based developer, has submitted two requests to the P&Z to allow it to change its plans for the complex known as Regency at Newtown. The project is located at a 51-acre site at 21 Oakview Road, near Newtown High School. The project, which is intended for people over age 55, will be visible from the eastbound lanes of Interstate 84 and from Fairfield Hills. The developer has constructed one five-unit building at the site.

Toll Brothers spent two years seeking town approvals for the project, which underwent repeated revisions, before the P&Z endorsed it in a 3-to-2 vote in February 2006.

The firm plans to build three different condo models for the complex ranging from 1,662 to 1,998 square feet in floor area. Base prices range from about $399,000 to about $497,000, based on information on the firm’s website.

At a P&Z public hearing held on February 1, Toll Brothers requested that the P&Z allow it to construct finished loft space on the second story of the condos.  That living space would be open to the lower story of the condo.

The firm also asked the P&Z to allow it to reconfigure the building layout of the central section of the site, permitting it to create seven buildings holding 20 condos, instead of the endorsed plans that provide for four buildings holding 20 condos.

The redesigned layout would not increase the overall number of condos on the site, but would increase the number of buildings, hiking the number of structures from 11 buildings to 14 buildings.

Attorney Robert Hall, representing Toll Brothers, told P&Z members that having more and smaller buildings there would create more “end units” at the property. Such end units are considered more desirable by buyers than “interior units,” which have condos attached to both their sides, he said.

The reconfiguration proposed by Toll Brothers would increase the number of end units on the site from 22 to 28. Thus, more than half of the condos at the completed complex would be end units.

Engineer Tom Daly of Milone & MacBroom, Inc, representing Toll Brothers, said that a reconfiguration would increase the impervious surfaces at the site by about 300 square feet, representing a small fraction of such surfaces at the complex. Impervious surfaces, such as roofs and paved roadways, convey stormwater runoff, unlike pervious surfaces, such as turf, through which water is absorbed.

Mr Hall said the site layout changes proposed by the developer would make for a nicer site design than the one originally approved by the P&Z.     

Under the proposed changes, the central section of the complex would hold six buildings with three units each and one building with two units, instead of the previously approved plans, which specify four buildings with five units each.

Dan Walton, the developer’s senior project manager, told P&Z members that the seven other buildings along the perimeter of the site would remain as approved by the P&Z in February 2006. Those plans call for six buildings with five units each, and one building with four units.

P&Z members concluded the public hearing on the proposed site layout revisions on February 1. They are expected to act on the proposal at an upcoming session.

In a informal poll conducted by P&Z Chairman William O’Neil, members appeared inclined to approve such layout changes.

Loft Space

At a separate public hearing, the developer requested that it be allowed to create finished loft space on the second level of the condominiums.

P&Z member Lilla Dean noted that when Bashert Developers, LLC, received P&Z approvals in June 2006 for its planned 178-unit Woods at Newtown age-restricted condo complex on Mt Pleasant Road, that firm agreed to install individual compact vertical-travel elevators at the 46 “independent living” condos there that would have living space on two levels.

The other 132 “congregate living” condos, which would be located within ten large apartment buildings, would be served by larger common elevators.

 Mr Hall said Toll Brothers is willing to preinstall suitable electric service within its condos with loft space, which would allow those condo owners to later install chair-based elevators in their condos. Such elevators  operate on a diagonal inclines directly adjacent to staircases that link the first story to the second story.     

Younger condo residents could climb the stairs to reach a loft, while older residents could have a chair-based elevator installed for access to it, said P&Z member Robert Poulin.

Mr Walton told P&Z members that potential buyers who are interested in locating at Regency at Newtown want finished loft space in their condos.

Toll Brothers enlisted several potential owners of Regency at Newtown condos to speak on its behalf at the P&Z public hearing.

Patricia Krasnickas of 12 Main Street said she plans to move into a condo at Regency at Newtown. “A loft for me would be appealing, and for others, as well,” she said.

Janice DiBeneditto of 7 Elana Lane said that she and her husband plan to buy a condo unit. Having loft space would be an appealing feature, she said.

Kathy Fetchick of 18 Clapboard Ridge Road said that her mother plans to buy a condo unit. Loft space would make for good office space, she said.

Mr Hall told P&Z members, “There is a demand for it [loft space]… We don’t think it’s going to change the character of the unit at all,” he said.

In the past, P&Z members have been somewhat reluctant to approve such second-story living space in age-restricted condos, expressing fears that such space might be used as bedrooms and consequently increase the population density  of condo complexes.

Mr Hall said he would formulate proposed zoning regulations on loft space in condos that would address the preinstallation of electrical service for chair-based elevators. 

The public hearing on Regency at Newtown loft space is scheduled to resume the P&Z’s February 15 session.