Following discussion at an August 20 meeting, Planning and Zoning Commission (P&Z) members unanimously approved the construction of the River Walk at Sandy Hook Village, a 65-unit condominium complex planned for the west side of Washington Avenue in Sandy Hook Center, near the Pootatuck River.

Voting in favor of the housing project were P&Z Chairman Robert Mulholland and members Michael Porco, Sr, Jim Swift, Frank Corigliano, and Fredrick Taylor.

Divergent viewpoints on the wisdom of constructing a 65-unit project came into focus earlier this month. At an August 6 P&Z hearing, members of the local business community voiced strong support for the project, but some Sandy Hook residents urged that the developer build significantly fewer than 65 dwellings, stating that 65 condos would amount to the overdevelopment of the site and consequent traffic woes.

Amid those conflicting viewpoints, P&Z members had urged that the applicant provide them with a rendering depicting the complex as it would appear from Washington Avenue to help them determine if it would visually fit into its surroundings, before they took action on the construction proposal.

That rendering, however, was not provided by August 20.

Local builder/developer Michael Burton, doing business as River Walk Properties, LLC, plans to build the project at an 11.8-acre site at #10 through #22 Washington Avenue. Mr Burton had earlier proposed a 74-unit complex for the site, but reduced the number of units in view of comments made at July 9 P&Z public hearing.

In 2009, Mr Burton had 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.

P&Z Members’ Comments

Mr Taylor said of the proposal, “It’s hard to visualize exactly what they have mind,” in reference to the applicant not having provided the requested rendering to the P&Z by the August 20 session.

Mr Porco said he understands the amount of effort which was expended by Mr Burton in developing the plans for River Walk.

Mr Porco added, however, that the project’s design includes three three-story buildings positioned near Washington Avenue, which would unfortunately “tower” above existing houses in the neighborhood.

Mr Porco pointed out that he does not have aesthetic problems with some planned three-story buildings that would be positioned farther to the west on the site, well away from Washington Avenue.

“Aesthetics are a factor” in reviewing such development proposals, Mr Porco noted.

George Benson, town director of planning, said that Mr Burton would be willing to discuss with land use officials the architectural detailing of the three three-story buildings to be built nearest to Washington Avenue.

Mr Swift said he shares Mr Porco’s aesthetic concerns about those three buildings near the street. Mr Swift added that he appreciates Mr Burton’s flexibility in terms of making design changes to the project. With appropriate landscaping elements in place, the project would be workable, Mr Swift said.

During the P&Z’s review process, Mr Burton had modified his plans, replacing one large three-story building near the street with several smaller three-story buildings there.

Mr Mulholland said that although the presence of River Walk would bring additional traffic to Sandy Hook Center, that added traffic would not pose travel safety issues.

Mr Mulholland said he appreciates the design changes which Mr Burton has made to the project. As proposed, the project conforms with the 2014 Town Plan of Conservation and Development, Mr Mulholland said.

Mr Corigliano observed that in January the P&Z approved a new set of zoning rules known as the Incentive Housing-10 (IH-10) regulations.

Mr Corigliano thanked Mr Burton for applying for the River Walk project under the terms of the IH-10 rules.

If Mr Burton had sought to develop the Washington Avenue site under the term’s of the state’s Affordable Housing Appeals Act (AHAA), he potentially could have received approval to build many more than 65 dwellings.

Notably, the IH-10 rules allow a much higher construction density at a multifamily housing project than was allowed by the Affordable Housing Development (AHD) zoning regulations, under which Mr Burton gained a 2009 P&Z approval for a 24-unit housing complex that was never built.

Mr Corigliano said he expects that certain design changes to the multifamily proposal would result in a project that is architecturally compatible with its surroundings.

IH-10 housing complexes, whether they are condominiums or rental apartments, are required to have a minimum 20 percent of their units deed-restricted for 30 years as affordable housing for low- and moderate-income families.

In the case of River Walk, there would be 13 affordable housing units. Such affordable housing is sold to condo owners or rented to apartment tenants at prices that are significantly lower than a project’s market-rate units. River Walk would have 52 market-rate units.

 Approval

In their motion to approve River Walk, P&Z members agreed that the project is consistent with the Town Plan of Conservation and Development, and also is consistent with the requirements of the IH-10 zoning regulations.

P&Z members placed several conditions on their approval.

The P&Z is requiring that a sidewalk be installed along the west side of Washington Avenue extending southward to the development site’s southern boundary line. The sidewalk would have the decorative appearance of the sidewalks in Sandy Hook Center.

Also, the decks on two River Walk buildings facing Washington Avenue will be redesigned with those plans submitted for land use agency review and approval. An elevation drawing of those changes would be submitted for P&Z members’ comments.

Also, the developer will submit a landscape maintenance program for review by the town’s conservation official.

Also, “an effort will be made to preserve the existing trees located along [the west side of] Washington Avenue,” according to the approval motion.

Although the IH-10 zoning regulations allow there to be commercial uses either within or adjacent to a multifamily complex, Mr Burton has said that River Walk will not have a commercial component.

The sidewalk to be constructed along Washington Avenue is intended to provide easy pedestrian access for River Walk residents to nearby Sandy Hook Center businesses.