Planning & Zoning Approves Taunton Press Project, Hears Several More Applications
On Thursday, June 5, the Planning & Zoning Commission held a meeting to discuss several applications including the Taunton Press site, 120 Glen Road, and more.
At the start of the meeting, Rob Sibley, director of Land Use, informed the crowd that the Aquila’s Nest Vineyard application was withdrawn. David Rosen, the chair of Planning & Zoning, then began the meeting discussing the Taunton Press site.
Claris Design Build submitted three applications: Application 25.06 , for a text amendment to create a Special Design District #15; Application 25.07 for a zone change from Special Design District #11 to #15; and Application 25.08 for a special exception to permit the construction of a new residential building with 42 units and to change the use of two existing buildings; one existing building will be residential with 26 units and the other existing building will be mixed use with 15 residential units and commercial/office space. Other uses on the property include storage, outdoor recreational facilities, community gardens, café/restaurant, and all associated site work.
Phil Clark, the president of Claris Design Build, said, “We’re asking permission to redevelop the 13-acre site. It is right now a large commercial office building, vacant. We’d like to move our national headquarters there. Our national headquarters are now here in Newtown, so we’d like to stay here, and we’d like to locate our offices there and add luxury apartments.”
He added that there would be no change to the outside structure and façade, but upgrade the windows and roof as needed, “It’s beautiful. It fits right in, and we’d be happy to call that our new home.”
David Landau, a commissioner for Planning & Zoning, asked about Candlewood Valley Trout Unlimited wanting an extra catch basin in the southern part of the property.
Brian Baker, an engineer from Civil 1 Engineering, explained that the engineers have decreased the parking area by 5,000 square feet and have added hydrodynamic separators to the parking lot. Baker added that the new building will have its own storm drainage system and there will be at least one rain garden on the property, which “will improve the water quality over what currently exists out at the site.”
Clark clarified that he and his team have worked closely with Trout Unlimited and has received guidelines as to where to plow the snow in the wintertime, where to keep the dumpster, and what kind of salt to use on the pavement to preserve Deep Brook.
One of the only public commenters was Neil Baldino, vice president of Candlewood Valley Trout Unlimited. Baldino said, “We did have a good discussion with Claris and we’re really in line with what they’re trying to do. I mean, they’re taking a brown site and they’re converting it…They’ve considered slowing down water infiltration, cooling down the roofs and pavement by using light surfaces.”
Other options Trout Unlimited and Claris considered are using signs to educate residents about the importance of deep brook, making sure fecal matter gets picked up, and not using herbicides or pesticides on the lawn or gardens.
Charles Zukowksi was the other person to comment on the project, raising concern about sidewalks, “I heard mention that there are no sidewalks that reach this property, but I just wanted to point out that there is a small dead-end road, Freedom Defender’s Way, which goes direct, has almost no traffic on it…if there was a path connecting there, people could pretty easily walk right to the main intersection.” He added that if the state sees people walking there, it might add a crosswalk to the area.
Rosen then made a motion to close the public hearing for each application regarding this project, which was approved unanimously. Then the commissioners voted on the applications, which were also all approved unanimously with two conditions.
The conditions are, “The applicant will be required to install sidewalks to the abutting road right of way when pedestrian walkways on RTE 25 become available,” and “A detailed affordable housing plan as outlined and described in the application, will be received and approved by the Newtown Land Use Agency prior to Certificate of Occupancies being issued.”
Application Regarding 120 Glen Road
GRC Construction submitted two applications for a possible development at 120 Glen Road.
Application 25.04 by GRC Construction LLC is for a “Text Amendment to the Zoning Regulations of the Town of Newtown, to create a zoning district to modify senior living housing. Restricted to people over the age of 55 by removing the sewer connection requirements, lowering the required acreage and increasing the unit density by amending, Article V1, Section 9 titled ‘Senior Living Residential District,’ and to amend Article 1, Section 3 and Chart VII-1.”
Application 25.05 by GRC Construction LLC is for a “Zone Change, for a property located at 120 Glen Road, so as to create a new zoning district to permit a Senior Living Residential District.”
At the last meeting, Rosen denied Peter Olson, the attorney representing GRC Construction, the opportunity to respond to public comment in the interest of time. The meeting on May 15 and June 5 went well past the three-hour mark.
Olson addressed the commission saying, “I do wanna emphasize a few items that maybe got lost in the last meeting. First, this is solely an application to amend the zoning regulations to add a new section of the regulations and amend the zoning map to place this parcel into that new zone. It merely authorizes us to file a future application and is not supposed to be a review of the details of that application.”
Olson continued, “Second, we are proposing a new zoning regulation that will stand on its own as a separate overlay zone, separate zone, in the zoning regulations. We’re not amending any other district that currently exists. This will not affect any other property that’s been developed under any of those existing zones or any future property to be developed under those existing zones. It will only apply where you decide in the exercise of your discretion as a legislative body to apply the zone to a particular piece of property upon application by the owner.”
Olson explained that the application does not waive sewer requirements, rather it proposes a zone that has its own requirement to handle sewage disposal if public sewer is not available to the property. He addressed the tree removal on the site as well, stating that the town issued a permit for the site to be cleared.
Olson continued speaking, “One criticism that was raised by the members of the public was that this could be considered ‘spot zoning.’ In my, I guess, learned legal opinion, spot zoning is essentially a dead concept.”
Following Olson’s remarks, Greg Carnrick, owner of GRC Construction, then showed the commission a brief presentation of other cluster home developments in town, and across the border in Monroe, that use septic systems over sewer. At the end of the presentation, Carnrick showed a letter from Donna Culbert, director of Newtown Health District, that referenced the state guidelines. The state recommends six bedrooms per acre for septic tanks.
Carnrick then discussed the town’s plan of conservation and development (POCD), “We shouldn’t ignore the 1,137 responses by letting only affordable and market rate cluster developments continue to move forward, but realistic options for seniors are not available. If we rely solely upon the existing regulations, which haven’t produced a single unit of senior housing in over a decade, we’re not responding to what the community has asked for…we’re simply hoping that somehow things change on their own.”
Following Carnirck’s statement, Rosen then asked if the commission had any questions. Barbara Manville, a commissioner, asked why the applicant needed a whole new zone for 55 and older.
Olson responded, “The most important reason is that none of the other zones can be built on lots that are less than 10 acres in size…Second, the proposal that we made this proposed regulation requested a density of six units per net acres, where a net acre is your gross acres minus your wetland, steep slopes, flood zones, and that arrived at a density when you did the math of that would allow us 24 units on our property, our proposal is for 21 units.”
Manville said that while the applicant addresses the need for elderly housing in the POCD, he “[seems] to neglect the environmental concerns, open space, natural beauty, scenic landscapes, and preserving Newtown’s character. How do you envision your plan preserves the character of the existing neighborhood?”
Carnrick responded, saying that his intention is to build a community that fits in with the neighborhood, and if he has to add language to clarify that, he will.
Greg Rich, another commissioner, said that his “continuing objection” is the language that removes the sewer connection requirement. Carnrick said that if removing that language, or adding language that says to use sewer when it is available, will remove Rich’s objection, he will do so.
Following the discussion with the commissioners, Rosen opened the floor to public comment.
Don Striano raised his concerns about traffic. He said, “It’s a rural community.” He added that the zone itself is “hysterical…I don’t know any 55-year-olds that aren’t working. I don’t know any 65-year-olds that aren’t still working.”
Mary Sireci, who self-identified as a senior, said, “Why is everyone trying to squeeze us into condos? that’s not what a lot of people want.”
Ed Friedman said, “I don’t think the zone change is reasonable. I think there’s way too many apartments being built in Newtown…it’s changing the character of the town.”
Catherine Kraus raised concerns about no access to a public water source for the site. She said, “Let’s be clear, it’s 4.8 acres. He needs to annex .2 acres from the property behind me to make his five acres that he would like to have, and he doesn’t have 10 acres in total. This is a serious concern…many of my neighbors have hydrofracked more than once. When those hydrofracks happen, our wells fill with their hydrofrack dust requiring us to then clean out our wells to have water.”
After Kraus’ comment, Rosen extended the public hearing to a future meeting. Carnrick is unsure if he will be able to attend the June 19 meeting, so the exact date has yet to be determined.
Next week, The Bee will continue its coverage of the June 5 Planning & Zoning meeting.
Reporter Sam Cross can be reached at sam@thebee.com.