Rezoning Plan Would Expand Sandy Hook Center

By Andrew Gorosko

A local developer’s proposal to rezone a section of Sandy Hook Center to allow mixed commercial/residential development there has drawn organized opposition from nearby residents who question the wisdom of the idea.

Those residents have raised concerns involving increased traffic, aquifer protection, water quality, wetland preservation, noise pollution, historical preservation, property values, and the quality of life.

Developer Michael Burton is proposing that land along the west side of Washington Avenue extending from #10 to #22 Washington Avenue be rezoned from its current 1/2 -acre Residential designation to the Sandy Hook Design District (SHDD) designation. The 12 acres, which now contains five residences and two vacant parcels, extends southward from the intersection of Washington Avenue and Crestwood Drive to the area where the Interstate-84 crosses above Washington Avenue. Mr Burton owns most of the land proposed for rezoning. Such a rezoning would expand the existing SHDD zoning in Sandy Hook Center.

The P&Z created the SHDD zoning designation in 1995. It provides for a mixture of commercial and residential uses. It is intended to foster the economic revitalization of Sandy Hook Center.

The land is within the town’s Aquifer Protection District (APD). The Planning and Zoning Commission (P&Z) created the APD in June 1999 to provide special protection to the environmentally sensitive underlying Pootatuck Aquifer.

In a review of the zone change proposal, the Conservation Commission recommended that the P&Z not consider rezoning the property unless public water and public sewer service is provided for it. The scale of potential development may be significantly restricted by the presence of wetlands, watercourses, floodplains and the aquifer, according to the Conservation Commission. The property is on the east side of the Pootatuck River, between the river and Washington Avenue. Changing the property’s current use to a more intensive use would result in a higher potential pollution risk to the aquifer, according to the Conservation Commission.

The Conservation Commission’s comments refer only to Mr Burton’s rezoning proposal for the area. The detailed site planning which would be needed for the envisioned new construction has not yet been done.

If the P&Z rezones the area to SHDD zoning, Mr Burton would return to the Conservation Commission and P&Z with detailed proposals for further review.

Mr Burton has presented P&Z members with conceptual plans on how he would eventually develop the site, involving the construction of 30,000 square feet of enclosed space.

Each of three 10,000 square-foot buildings would enclose commercial/retail space on the ground levels and apartments on the second levels. There would be a total of 21 one-bedroom apartments. Public water and sewer service would be provided.

To make way for the new development, Mr Burton would demolish an office building and garage on the site which has held his construction business.

Mr Burton told P&Z members at a public hearing that he has been involved in redeveloping Sandy Hook Center for the past four years. The rezoning and redevelopment that he wants to accomplish would promote business growth and enhance the community, Mr Burton said.

In a traffic study on proposal, IK Chann Associates found that the presence of the three new buildings would generate about 810 vehicle trips on the average weekday. Acceptable motorist sight lines on that street could be achieved, the study adds. The proposed new construction would not have a detrimental effect on area roads and intersections, it concludes.

To provide access to the development, a new two-lane driveway would be built across Washington Avenue from the intersection of Washington Avenue and Crestwood Drive.

Mr Burton told P&Z members the proposed development would bring businesses and additional parking to the area, enhancing Sandy Hook center’s economy.

Opposition

A group of 26 Washington Avenue and Crestwood Drive residents have signed a petition stating their opposition to Mr Burton’s rezoning proposal, stressing their desire to keep the current residential zoning designation in place.

Richard Spillane of 15 Washington Avenue presented the P&Z with the petition in opposition to the proposed zone change. Mr Spillane raised concerns involving traffic, aquifer protection, water quality, wetland preservation, noise pollution, historical preservation, property values and the quality of life.

 The posted speed limit of 25 miles per hour is rarely observed along Washington Avenue, he said. Building a driveway on the west side of Washington Avenue at Washington Avenue’s intersection with Crestwood Drive would create leftward turning traffic on northbound Washington Avenue in an area where there is a blind spot, thus increasing existing traffic hazards, he said. Developing the property would increase traffic in the area, especially commercial traffic, which would damage the local quality of life, according to Mr Spillane.

The removal of trees needed to develop the property will diminish an existing noise buffer between Sandy Hook Center and Interstate-84, he said.

In a statement, Mr Spillane said that a new three-building retail center with ample parking, as proposed by Mr Burton, would take away business from Sandy Hook Center.   

“The Sandy Hook area has a very historic look about it. Houses along Washington Avenue date back to the 1700s. The proposed three buildings, with retail shops and apartments above, will undermine the historical beauty that now exists in Sandy Hook,” he said.

Mr Spillane voiced concerns that living near a retail center would damage his property’s value.

Mr Spillane added, “The subject property has always been zoned residential. It should remain residential. This property is far removed from Sandy Hook Center and in no way will add to the revitalization of Sandy Hook Center. I see this retail center drawing much needed and valued business away from Sandy Hook Center.”

“Many of us own older houses and take great pride in their architectural value. As you drive through Sandy Hook, you will notice many of us have upgraded our buildings’ exteriors. These acts of renovation will help provide an attractive means to draw life back into Sandy Hook. Zoning regulations are very important to maintain the quality, appearance and safety of our neighborhoods. They are in place for our protection and it is the (P&Z’s) duty to consider the opinion of the residents, who are directly affected,” he adds.

In a letter of support for Mr Burton’s rezoning proposal, Erwin and Linda Potter of 25 Washington Avenue write, ”We believe that these efforts should be encouraged and reinforced. This modest increase in the (SHDD zoning) will help…to increase the concentration of economic development and increase economic activity in the ‘Hook.’”

P&Z members are expected to act on the rezoning proposal at an upcoming session.