A Planning and Zoning Commission (P&Z) February 15 public hearing on the Hunters Ridge mixed-use complex, which is proposed for a hilly 35-acre site at 79 Church Hill Road, drew the heaviest attendance for a P&Z meeting in many years, and also drew heavy opposition from members of the public.

Approximately 150 people attended the 3½-hour meeting held in a packed Alexandria Room at Edmond Town Hall, at which P&Z members heard numerous negative public comments on applicant 79 Church Hill Road, LLC's, development proposal.

A petition circulated by opponents of the project lists many reasons why its signers oppose the Hunters Ridge proposal. Among those points, the opponents contend that such development would pose contamination hazards to the nearby Pootatuck Aquifer; would adversely affect existing domestic water wells; and would create traffic hazards for pedestrians and motorists in a heavily traveled area. Also, the petition signers call for the town regulatory commissions reviewing the application to have independent technical studies performed on the proposal, rather than solely relying on information provided by the developer.

The project would contain 224 rental apartments, including 45 dwellings designated as affordable housing, plus a clubhouse and an outdoor swimming pool. The complex also would hold more than 55,000 square feet of adjacent commercial space, which would contain a retail center, professional offices, and a restaurant. As proposed, the project would contain 648 parking spaces.

On February 15, the P&Z combined the developer's three separate zoning applications for the project into one public hearing. The applicant is seeking a change of zone from Business/Professional Office (BPO) to Incentive Housing-10 (IH-10) for the site, a special zoning permit, and zoning regulation changes concerning minimum building setback distances and vehicle parking requirements.

The vacant, wooded site is bounded on the south by Church Hill Road, on the east by Walnut Tree Hill Road, on the north by seven residential properties along Evergreen Road, and on the west by westbound Interstate 84's Exit 10 ramps.

When considering that the traffic aspects of the development proposal represent a key element of the project, Jim Swift, the P&Z's vice chairman, who served as the panel's acting chairman in the absence of Don Mitchell, said the developer will need a "peer review" performed on the voluminous traffic report. Frederic P. Clark Associates, Inc, of Fairfield prepared the developer's traffic study.

Mr Swift said that traffic engineer Michael Galante, who summarized the lengthy traffic report at the session, does excellent work, but noted that public interest in the project is so high that the situation warrants having another traffic engineering firm formally review the Clark traffic study.

Among many other findings, the Clark traffic report states that the proposed Hunters Ridge development is estimated to generate 193, 292, and 322 "new" vehicle trips during the weekday morning, weekday afternoon, and Saturday midday peak hours, respectively. "New" vehicle trips would be those in addition to existing traffic in the area.

The developer will seek state Department of Transportation (DOT) approval for traffic signals being installed at the intersection of Church Hill Road and Walnut Tree Hill Road. Currently, motorists on Church Hill Road have the right of way, with the southern end of Walnut Tree Hill Road controlled by a stop sign.

The proposed traffic signals would be located about 100 yards east of an existing set of traffic signals positioned at the intersection of Church Hill Road and westbound Interstate 84's Exit 10 ramps. The proposed traffic signals would be coordinated with the existing signals, according to the developer.

During morning and evening rush periods, motorists seeking to make a left turn from southbound Walnut Tree Hill Road onto eastbound Church Hill Road often have lengthy waits for traffic to clear on Church Hill Road.

Similarly, there can be long waits for motorists seeking to turn left from eastbound Church Hill Road onto northbound Walnut Tree Hill Road.

The Police Commission, in its role as the local traffic authority, is expected to address the traffic aspects of the Hunters Ridge proposal at an upcoming Police Commission session.

Public Comment

During the public comment section of the February 15 P&Z hearing, Virginia Gutbrod, who lives on Walnut Tree Hill Road near its intersection with Church Hill Road, said she is "very concerned" about commercial development occurring across Walnut Tree Hill Road from her house. Having such a complex there would create a major problem for her when she exits her driveway, she said. There already is much vacant commercial space in town, Ms Gutbrod noted.

"I would be assaulted by light from commercial development," she added. "I want to be left in peace," she said, adding that she opposes the proposed change of zone.

Ken Chimileski of Walnut Tree Hill Road said it makes no sense to have the amount of development proposed by the applicant "loaded" onto the residential Walnut Tree Hill Road. Although the development site's address is 79 Church Hill Road, the project would have no access from that street. It would be served by four two-way driveways on Walnut Tree Hill Road.

The lives of Walnut Tree Hill Road residents would be "adversely affected" the presence of such a complex, Mr Chimileski said. The high construction density of the project is not workable in the proposed location, he added. Such growth would be better suited to some other location, he said.

Mr Chimileski said, "You can put lipstick on a pig. But at the end of the day, it's a pig."

Patti McCusker of Walnut Tree Village said that Walnut Tree Hill Road is narrow, winding, and steep, in urging people to test that road by driving downhill on it on a wintry day. The presence of Hunters Ridge would complicate school bus transportation in the area, she said.

"It's a poor project. It's not the best place to put it," she said.

Walnut Tree Village is a 212-unit age-restricted condominium complex that lies on the east side of Walnut Tree Hill Road, across that street from the Hunters Ridge site. When Walnut Tree Village's developers, Louis DeFilio and George L. Trudell, II, proposed the first phase of Walnut Tree Village in the mid-1990s, P&Z's public hearings on it drew very high turnouts, similar to the turnout at the February 15 hearing on Hunters Ridge.

Ronald Catalano of Walnut Tree Village, representing Walnut Tree Village Phase Two Council, stressed to P&Z members that Walnut Tree Hill Road is a hazardous place to travel. Walnut Tree Village residents are concerned about the proposed development increasing traffic flow on that street, he said.

Jeffrey Nathanson of Walnut Tree Hill Road similarly raised traffic issues about the street, adding that it is unsafe for him to cross the street to reach his curbside mailbox.

Stephen Bennett of Monitor Hill Road told P&Z members he opposes the developer's requested change of zone from BPO to IH-10.

Beth Koschel of Evergreen Road said the proposed construction is out of character with the neighborhood. Such a complex would pose traffic problems and pollution hazards, she said. In stating her opposition, Ms Koschel said there is no need for the proposed 224 rental apartments, noting that such apartments are being built elsewhere in town.

The Hunters Ridge complex would hold 189 market-rate rental apartments and 45 units of affordable housing. A 180-unit rental apartment complex now being built off Covered Bridge Road in Hawleyville, which is being constructed under the terms of the IH-10 zoning regulations, would hold 144 market-rate units and 36 units of affordable housing when completed.

Kinga Walsh of Horseshoe Ridge Road said the structures proposed for the 79 Church Hill Road site "don't fit into the landscape." Ms Walsh asked that an analysis of the project's effect on the local property tax base be provided.

Duane Jones of Walnut Tree Hill Road said that the intersection of Walnut Tree Hill Road and Haley Lane, near his home, is hazardous. Haley Lane is one of the two private roads linking Walnut Tree Village to Walnut Tree Hill Road.

Opponents' Attorney

Attorney Peter Gelderman, representing a group of residents known as Responsible Development in Newtown (RDN), which opposes Hunters Ridge, said he wants to verify signatures on the petition that was submitted to the P&Z. If the petition signatures meet certain requirements, then it would qualify as a "protest petition," and thus require a two-thirds majority vote of the P&Z to approve the project, instead of a simple majority, he said.

Also, Mr Gelderman referred to an engineering analysis of the Hunters Ridge project, which was prepared by Trinkaus Engineering, LLC, of Southbury for the project's opponents. The Trinkaus report contends that the applicant has not provided the town with sufficient technical information for a decision on the application.

Mr Gelderman said it remains unclear whether the town would provide sanitary sewer service for Hunters Ridge, as has been requested by the applicant. On February 8, Water & Sewer Authority (WSA) members learned that the developer has requested significantly more sewage treatment capacity for the project than the town has available. The WSA is scheduled to discuss the developer's sewer application again on March 8.

Also, the lawyer questioned whether the development proposal conforms with the IH-10 zoning regulations, in terms of it providing "townhouses" and/or "garden apartments" at the site. Mr Gelderman said the project's plans do not meet the requirements of the applicable zoning regulations. He also raised issues about the project's construction density, its access, and the proposed changes to the IH-10 zoning regulations.

Shari Hanson of Evergreen Road asked whether the proposed construction would damage existing domestic water wells in the area. She asked whether the town would aid residents if the construction work damages their wells.

A Schoolhouse Hill Road resident told P&Z members that the 79 Church Hill Road site simply is not a suitable place for what is being proposed.

Anthony Cascone of Valley Field Road South said the presence of the mixed-use complex would have an adverse traffic effect on roads in the area, making for "a huge negative impact on the quality of life."

One Walnut Tree Village resident told P&Z members that constructing Hunters Ridge would adversely neighborhood residents' lives and also damage property values in the area.

Applicant's Viewpoint

Attorney Christopher Smith, representing the applicant, pointed out that the P&Z created the IH-10 zoning regulations in 2015 on the recommendation of the applicant. A 2015 development proposal for the site by 79 Church Hill Road, LLC, did not materialize amid confusion over the number of dwellings proposed by the applicant and also due to the developer's inability to secure sufficient sewage treatment capacity for that project.

Mr Smith said the developer's requested change of zone is consistent with the 2014 Town Plan of Conservation and Development and with the Comprehensive Plan. The dwellings proposed for Hunters Ridge likely would be rented by younger and by older adults, he said. The Town Plan calls for increasing diversity in the local housing stock, he added. Such diversity is represented by accessory apartments at homes, cluster housing, and multifamily housing, he said.

Mr Smith also called for the P&Z to approve the applicant's regulatory requests to reduce the number of vehicle parking spaces required at the site and to reduce the minimum setback distances required between buildings and adjacent streets.

Jim Swift, a civil engineer who represents the developer, is no relation to P&Z member Jim Swift.

The civil engineer described the developmental aspects of the site plan. The six apartment buildings would be built on terraces on the sloping land, he said.

Architect Erik Zambell of Granoff Architects, representing the developer, described four 42-unit apartment buildings and two 28-unit structures. Mr Zambell said he hopes that such a development would result in a harmonious relationship between Hunters Ridge residents and other people in the neighborhood. The architect described the muted colors of the proposed buildings, which were designed with an equestrian motif in mind.

Matthew Popp, the landscape architect for the project, described extensive tree planting that would occur, including shade trees, evergreens, and flowering trees. He also described the site's lighting plan.

The P&Z plans to resume its Hunters Ridge pubic hearing on March 15. The Inland Wetlands Commission's (IWC) public hearing on the application, which started on February 14, is scheduled to resume on March 14.

The Aquifer Protection Agency (APA), whose membership is comprised of IWC members, is expected to review the application on March 14.

Also, the Design Advisory Board considers the aesthetic aspects of such development proposals.

The Board of Selectmen makes recommendations to the WSA on the advisability of expanding the central sewer district, as has been requested by the developer. Also, the selectmen would approve any town road work agreement through which the developer would make certain improvements to town roads near the site.

[naviga:img class="aligncenter size-full wp-image-306613" src="https://newtownbee.com/wp-content/uploads/2018/02/AG_PZ-hearing-on-Hunters-Ridge-project-crowd-REDUCED-WATERMARKED.jpg" alt="AG_P&Z hearing on Hunters Ridge project -- crowd REDUCED & WATERMARKED" width="800" height="534" /]

Approximately 150 people attended the 3½-hour Planning & Zoning meeting/public hearing in a packed Alexandria Room at Edmond Town Hall, during which P&Z members heard numerous negative public comments on applicant 79 Church Hill Road, LLC's, development proposal.

-Bee Photo, Gorosko

[naviga:img class="aligncenter wp-image-306615" src="https://newtownbee.com/wp-content/uploads/2018/02/AG_PZ-hearing-on-Hunters-Ridge-project_chimileski-REDUCED-WATERMARKED.jpg" alt="AG_P&Z hearing on Hunters Ridge project_chimileski REDUCED & WATERMARKED" width="500" height="428" /]

Walnut Tree Hill Road resident Ken Chimileski, an opponent of the Hunters Ridge mixed-use complex proposed for 79 Church Hill Road, uses some mapping at a February 15 Planning & Zoning Commission public hearing to explain his opposition to the project.

-Bee Photo, Gorosko

[naviga:img class="aligncenter size-full wp-image-306612" src="https://newtownbee.com/wp-content/uploads/2018/02/Hunters-Ridge-Commerical-Building-REDUCED.jpg" alt="Hunters Ridge Commerical Building REDUCED" width="800" height="445" /]

This architectural rendering depicts one of the two commercial buildings at Hunters Ridge, a mixed-use complex proposed for 79 Church Hill Road. The project would combine 224 rental apartments with more than 55,000 square feet of commercial space.

-Granoff Architects graphic