While members of the local business community are voicing strong support for the construction of a condominium complex proposed for Sandy Hook Center, some Sandy Hook residents continue to urge that the developer significantly cut the number of dwellings proposed, although he has already scaled down the project.

Amid those clashing viewpoints, Planning and Zoning Commission (P&Z) members are continuing to request that the applicant provide them with a rendering of how the complex would appear from Washington Avenue to help them determine if it would visually fit into its surroundings, before they act on the development application.

On August 6, the P&Z held a second lengthy public hearing on local builder/developer Michael Burton’s proposed River Walk at Sandy Hook Village multifamily housing complex.

The project is proposed for an 11.8-acre site at #10 through #22 Washington Avenue, on the west side of that street, near the meandering Pootatuck River, which is a trout stream.

In response to comments made at a July 9 pubic hearing, Mr Burton, doing business as River Walk Properties LLC, has eliminated nine of the proposed dwellings, reducing the number of units proposed from 74 to 65.

That numerical reduction would decrease from 15 to 13 the number of units that would be designated as affordable housing for low- and moderate-income families. Those 13 units would be sold to eligible people at subsidized prices that are much lower than the prices for the 52 market-rate units.

Mr Burton is seeking a special permit for the project under the terms of the Incentive Housing-10 (IH-10) zoning regulations, which the P&Z created in January.

In 2009, Mr Burton gained P&Z approval to build a 24-unit multifamily complex at the site, but the project was never built due to the economic downturn.

Plan Changes

As part of the revised development plans, which call for 65 units, a formerly proposed 24-unit three-story apartment building situated near Washington Avenue would be replaced by four three-story buildings containing three apartments each. Other revisions include increasing a proposed three-story 36-unit building to 38 units.

At the August 6 hearing, Mr Burton told P&Z members that comments made at the July 9 session aided him in redesigning the project to address aesthetic issues, especially concerning the size of the then-proposed 24-unit building near Washington Avenue.

Civil engineer Alan Shepard, representing Mr Burton, said that the proposed driveway on the site would be 24 feet wide instead of the previously proposed 22 feet wide to provide more maneuvering room for motorists.

P&Z member Michael Porco, Sr, raised concerns about the architecture proposed for the site in urging that the project’s design keep in mind the design guidelines in effect for the nearby Sandy Hook Design District (SHDD) zone.

P&Z Chairman Robert Mulholland asked that the applicant provide the P&Z with a rendering to depict how the currently proposed complex would appear when viewed from Washington Avenue. He said it would help people visualize the appearance of the project. “I want to be able to visualize what is proposed,” Mr Mulholland said.

Traffic engineer Michael Galante, representing Mr Burton, said a supplemental traffic study of the area indicates that the reduced number of proposed dwellings may slightly reduce previously projected travel delays for motorists.

Mr Mulholland noted that motorists traveling through the area often use the nearby Pearl Street to avoid the traffic congestion that they would otherwise experience near the intersection of Berkshire Road and Wasserman Way.

Attorney Peter Scalzo, representing Mr Burton, said that the development site is a good location to build the type of housing complex which is allowed by the IH-10 zoning regulations.

Mr Mulholland repeated that P&Z members want the applicant to provide a rendering of the project’s appearance as viewed from Washington Avenue.

Public Comment

Resident Mary Ann Jacob of  65 Mohawk Trail urged the P&Z to approve the proposed complex, saying that it would provide a housing alternative for local young people who face high local housing costs. Ms Jacob said that she spoke as a resident and not in her capacity as chairman of the Legislative Council.

Tim Haas of 1 Hearthstone Lane, president of Newtown Chamber of Commerce, said that the business group favors the condo complex proposal because the presence of residents there would economically help Sandy Hook Center businesses.

Joe Tartaglia of 88 Church Hill Road, who is the proprietor of Figs Wood-Fired Bistro, a restaurant at 105 Church Hill Road, said he supports the River Walk proposal, adding the Mr Burton produces quality projects.

Jack Bestor of 24 Walnut Tree Hill Road raised various objections about the development proposal. Mr Bestor objected to size of the project and its height. He said that the construction density of the complex would be too high, adding that the project would result in additional traffic congestion in Sandy Hook Center. He also raised environmental concerns.

Mr Bestor urged that the P&Z conduct an independent traffic study. He also questioned the town Design Advisory Board’s endorsement of the project.

Mr Bestor charged that the project “overreaches,” adding that its presence would lead to the pollution of the underlying Pootatuck Aquifer. He asked that the P&Z refer the aquifer protection aspects of the project back to the town Aquifer Protection Agency (APA) for further review. The APA recently endorsed the project.

Also, Mr Bestor objected to the project’s plans that call for three-story buildings being located near Washington Avenue.

Jean Sander of Walnut Tree Hill Road said that reducing the number of condos proposed from 74 to 65 is not sufficient, adding that more units should be cut from the project.

 Ms Sander told P&Z members that she has taken part in a petition drive which gathered the signatures of 134 residents who urge that the proposed complex be reduced in size.

“It’s just too large,” Ms Sander said.

Ms Sander thanked Mr Burton for reducing the number of units proposed, but urged that more reductions be made.

She also called for an independent traffic study on the project, pointing out that she does not agree with the developer’s traffic study findings.

Barbara Germak of Sandy Hook said she does not like the traffic congestion in Sandy Hook Center, adding that she does not want her commuting trips to get any longer.

Daniel Doherty of 3 Fir Tree Lane, the proprietor of PJ’s Laundromat at 110 Church Hill Road, said the presence of River Walk would be economically good for Sandy Hook and good for his laundromat.

Robert Karl, Sr, of 7 Washington Avenue, said he opposes the presence of three-story buildings across the street from his residence. Smaller structures could be built at the site, he said. 

Sandy Hook Volunteer Fire & Rescue Company Chief Bill Halstead said he supports the River Walk project, as does the fire company. Such facilities are needed as a place for young families to live, he said.

Mary Burnham of 24 Walnut Tree Hill Road said it would be helpful if the applicant provided a rendering of the developed site as seen from Washington Avenue.

Betsy Paynter, town economic development coordinator, said the project is exactly what the town wants in terms of housing for young professional people and for retirees. Also, such a complex would stimulate Sandy Hook Center businesses, she said.

Joe Heminway of 100 Overlook Knoll, who is present of the Sandy Hook Organization for Prosperity (SHOP), said that the group, which is comprised of Sandy Hook Center business owners, favors the River Walk proposal, which would economically aid those businesses.

Andrew Sachs of 8 Megan’s Circle, who is a realtor, said, “We’re pricing people out of this town,” in supporting the River Walk housing proposal. The presence of the proposed condo complex would be beneficial, he said.

Bryan Atherton of 8 Black Walnut Drive, a realtor, spoke in favor of River Walk. Multifamily housing is the wave of the future, he said. “I would encourage all dense development,” he said.

Wes Thompson of Walnut Tree Hill Road urged, “Please approve Mr Burton’s project.” Mr Thompson is a member of the town’s Economic Development Commission.

Responses

In response to Mr Bestor’s environmental concerns, Mr Burton said the Aquifer Protection Agency endorsed the River Walk proposal.

Environmental issues which were raised by Trout Unlimited, which is a private environmental protection group, were suitably addressed, Mr Burton added. The environment would be protected, he said.

Mr Mulholland said that no independent traffic study for the development proposal would be performed, stating that the traffic firm hired by Mr Burton is very accurate in its work.

Again, Mr Mulholland stressed the need for the P&Z to receive a rendering of the proposed complex as viewed from Washington Avenue.

Mr Mulholland said that P&Z action on the River Walk application would come at its August 20 session, after P&Z members have had an opportunity to review the  rendering that was initially requested at their July 9 session and then again on August 6.

Mr Porco stressed the need for the complex to be visually compatible with its setting on Washington Avenue.