P&Z Proposes Expanded Mixed-Use Zoning In Sandy Hook Center

By Andrew Gorosko

The Planning and Zoning Commission (P&Z) is proposing an expansion of Sandy Hook Design District (SHDD) zoning in Sandy Hook Center, that would roughly double the acreage there that has such zoning intended to foster mixed-use commercial development with pedestrian amenities, plus adequate off-street parking.

The rezoning proposal will be the subject of a public hearing at a P&Z session scheduled for 7:30 pm Thursday, August 18, at the town offices at 31 Peck’s Lane.

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.

P&Z members propose converting the zoning designation on 20 properties from their current R-2 (Residential) zoning to SHDD zoning. The affected land lies on the west and east sides of Washington Avenue.

Affected properties include these street addresses on the west side Washington Avenue: 10, 12, 18, 20, 22, 16-A and 20-A, plus 102 and 106 Church Hill Road.

Other affected properties include these street addresses on the east side of Washington Avenue: 7, 9, 11, 13, 15, 17, 21, 23, 25, and 27, plus 2 Pearl Street.

Among those properties are single-family houses, two-family houses, commercial uses, mixed uses, vacant land, and open space properties.

Community Development Director Elizabeth Stocker said this week the area proposed for rezoning from R-2 to SHDD comprises roughly 25 acres. The proposed rezoning is viewed as a way to foster economic growth in Sandy Hook Center, she said.

In September 2000, in a 3-to-2 vote, the P&Z turned down developer Michael Burton’s proposal to expand SHDD zoning to increase the area available for mixed commercial/residential development in Sandy Hook Center.

At a public hearing then, Mr Burton’s rezoning proposal drew organized opposition from nearby residents who questioned the wisdom of the idea. Those residents raised concerns involving: increased traffic, aquifer protection, water quality, wetland preservation, noise pollution, historical preservation, property values, and the quality of life.

At that time, Mr Burton had proposed that 12 acres along the west side of Washington Avenue, extending from #10 to #22 Washington Avenue, be rezoned to SHDD. Mr Burton owns real estate in that area. At that time, Mr Burton had presented P&Z members with conceptual plans for two-story mixed-use development there, including commercial, retail, and residential apartment uses.

According to the P&Z, the purpose of SHDD zoning is to foster a diversity of compatible land uses that will encourage a viable neighborhood commercial hub.

SHDD zoning is intended to emphasize the pedestrian scale, historic quality, and natural resources of the area. Such mixed-use development is intended to create housing that is near employment and shopping.

The SHDD zoning regulations are intended to be flexible rules that encourage public walkways, bike paths, shared off-street parking facilities, and landscaped public space.

Besides Sandy Hook Center, a pocket of SHDD zoning exists at Rocky Glen Mill at 75 Glen Road, about one mile north of Sandy Hook Center.

Beyond the proposed SHDD zoning expansion, the town is planning a Sandy Hook Center beautification project intended to improve the appearance of the section Church Hill Road between its intersection with Dayton Street and the bridge above the Pootatuck River. The start of that project has been delayed.

Future stages of the beautification project would improve the appearance of sections of Washington Avenue, Riverside Road, and Glen Road.

The project includes the installation of new sidewalks, curbing, decorative street lighting, and crosswalks, plus landscaping elements.