P&Z Rejects Its Proposal For Expanded Mixed-Use Zoning 

By Andrew Gorosko

In response to stiff public opposition to a Planning and Zoning Commission (P&Z) proposal to extend mixed-use zoning to a section of Washington Avenue in Sandy Hook Center to allow commercial uses in that area, P&Z members have rejected the plan.

In a 5-to-0 vote on September 15, P&Z members rejected converting the zoning for a section of Washington Avenue from its current R-2 (Residential) zoning designation to SHDD (Sandy Hook Design District) zoning. 

P&Z Chairman William O’Neil said this week that P&Z members were impressed by the arguments against a zoning conversion that were made by Washington Avenue residents at an August 18 public hearing, and thus voted to reject the proposal.

At that session, Washington Avenue residents made it clear to P&Z members that they want the existing R-2 zoning in their neighborhood remain in effect, opposing a P&Z proposal to convert that area to SHDD zoning, which allows a mixture of commercial and residential uses.

There were “no compelling reasons” to convert the zoning designation to SHDD, Mr O’Neil said.

Mr O’Neil noted that some of the Washington Avenue residents who opposed the rezoning proposal are relatively new to the area.

Richard Spillane of 15 Washington Avenue, who was a spokesman for people opposed to the rezoning proposal, said this week that converting the area’s zoning designation to allow commercial uses in the area “could compromise the aesthetic beauty of the neighborhood.”

Of the P&Z’s decision to drop its rezoning proposal, Mr Spillane said, “I’m elated. We’re so thrilled...We’re extremely happy that the P&Z saw it our way.”

At the August 18 session, Mr Spillane had presented the P&Z with a petition bearing approximately 40 signatures opposing the proposed expansion of SHDD zoning.

Mr Spillane then said that Washington Avenue residents oppose rezoning the area to SHDD for the same reasons that they opposed a smaller but similar rezoning proposal in 2000. He cited concerns including increased traffic, aquifer protection, water quality, wetland preservation, noise pollution, historical preservation, property values, and the quality of life.

In 2000, builder/developer Michael Burton’s proposal to convert his land on the west side of Washington Avenue to SHDD zoning drew strong opposition from area property owners. The P&Z defeated that rezoning proposal in a 3-to-2 vote.

Permitted uses within the SHDD zone include: retail stores, personal service establishments, banks, offices, restaurants, museums, galleries, meetings halls, places of religious worship, apartments that are located above businesses, single-family houses, bed-and-breakfast establishments, and publishing firms.

In August, the P&Z had proposed an expansion of SHDD zoning to Washington Avenue that would have roughly doubled the acreage in Sandy Hook Center that has such zoning, in seeking to foster mixed-use commercial development with pedestrian amenities, plus off-street parking.

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

In the rezoning proposal that was rejected on September 15, the P&Z had recommended converting the zoning designation on about 20 properties. That land lies on the west and east sides of Washington Avenue, extending from 7 Washington Avenue southward to Interstate 84.

Properties affected by the proposal included these street addresses on the west side of 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.