P&Z Grants Homesteads Developers

Requested Design Changes

By Andrew Gorosko

The Planning and Zoning Commission (P&Z) has granted The Homesteads at Newtown, LLC, some design changes for its $50 million elderly housing complex in Hawleyville, as the final plans evolve for the firm’s 298-unit facility now under construction at 166 Mt Pleasant Road.

Since receiving its 1998 P&Z approval for the housing complex, the firm has returned to the P&Z for several modifications to its special exception to the zoning regulations.

Following a public hearing at its last meeting, the P&Z unanimously approved revised plans for The Homesteads, involving the addition of a porte cochere.

The Homesteads will build a porte cochere at the main entrance to its assisted living building. A porte cochere, which is similar to a portico or carport, shields people from the weather at the entrance of a building.

The P&Z approval also allows The Homesteads to modify the first-floor interior of the assisted living building, add windows to that building in eight places, and enlarge the windows planned for the building’s wellness center.

Attorney William Denlinger, representing The Homesteads, told P&Z members it was an oversight that the porte cochere was not included in the initial plans for the assisted living building.

Of the request for additional windows and larger windows, Mr Denlinger said the development firm considers it beneficial to increase daylight levels within the building.

Commenting on The Homesteads’ application to make changes to the design plans, P&Z Chairman Daniel Fogliano said, “I think it’s refreshing to get applicants who come in here before they make changes to a special exception.”

In some cases in the past, other developers have sought approval from the P&Z for changes to their special exception design plans after the developers had already made those changes.

More Amendments

The Homesteads is expected to return to the P&Z in October, seeking more amendments to its special exception to build the complex.

Those proposed amendments concern The Homesteads providing a community kitchen, community dining room, recreation room, and facilities for physical fitness, physical therapy, medical services, and personal care and beauty.

The Homesteads proposes that those facilities be primarily used by residents of the complex, but that they also be open to the general public. The proposed amendments set size limits for such facilities.

The Homesteads had submitted similar proposed amendments to the P&Z in early August, but withdrew the proposals from P&Z consideration to make revisions.

 In a critique of the earlier proposed amendments, Elizabeth Stocker, the town’s community development director, questioned the wisdom of broadening the use of the complex and allowing the general public to enter The Homesteads to use certain facilities there. Allowing the general public onto the premises to use certain facilities would change the nature of the complex, according to Ms Stocker.

 Ms Stocker cautioned the P&Z against allowing the general public to use Homesteads facilities without first reviewing what would make for allowable accessory uses of the property, plus reviewing building setback distances and construction densities.

Last April, the P&Z approved a request from The Homesteads to expand the 38 “independent living” condominium units planned for the complex. The P&Z approved allowing The Homesteads to increase the size of the units by an aggregate 10,000 square feet.

The P&Z in April also approved allowed The Homesteads to add basements to at least 22 of the 38 condo units. Whether more than 22 basements will be built will depend on soil conditions.

The Homesteads sought the larger condos and condo basements to improve the units’ marketability.

After the Homesteads had received its initial 1998 P&Z approval for the complex, it returned to the P&Z and requested and received a subdivision of the 60-acre property into two lots. The subdivision separated the site of the assisted living building from the sites for the condominiums and congregate housing.

The developer sought the subdivision due to federal government financing requirements for construction of the assisted living building.

The planned complex will include 100 assisted living units, 160 congregate housing units, and 38 condos. The assisted living building is slated to open this fall. The overall project is slated for completion by late 2003 or early 2004.

When completed, The Homesteads is expected to house about 400 elderly residents.