Date: Fri 07-Feb-1997

Publication: Bee

Author: LIBRAR

Quick Words:

Newtown-Village-P&Z

Full Text:

Newtown Village Developers Look Ahead To P&Z Review

BY ANDREW GOROSKO

The developers of Newtown Village met with town officials Wednesday seeking to

learn how they can refine their proposal to gain Planning and Zoning

Commission (P&Z) approval for the 102-house project.

Issues raised by town officials included traffic, wastewater disposal, water

supply and fire protection.

D&H Homes, LLC, of New Milford, and Fairfield 2000 Homes, Corp, of Stamford,

want approval to build 102 houses, 25 of which would be designated as

"affordable." The 32-acre development site is a former sand-and-gravel mine in

Sandy Hook in the area bounded by Berkshire Road, Bishop Circle, Philo Curtis

Road, and the eastbound on-ramp at Exit 11 of Interstate 84.

In the face of strong opposition from neighbors, the Conservation Commission

on Monday granted a wetlands construction license for Newtown Village. (See

related story.)

The developers are now formulating an application for P&Z review.

Sandy Hook Volunteer Fire and Rescue Company Chief Bill Halstead pointed out

that traffic is very heavy on the section of Route 34 between Toddy Hill Road

and Mile Hill Road during the rush hours of 7 to 9 am and 4 to 6 pm. The

developers plan to build the entrance/exit to Newtown Village on that section

of Route 34.

The fire chief said rush hour traffic there makes for "a very hectic

situation," and asked what effect the presence of 102-house development would

have on traffic in the area.

Michael Petti, an engineer for Stearns & Wheler, Inc, of Darien, representing

the developers, said a traffic study has been done. The developers would make

physical improvements that would slightly improve traffic flow there, he said.

But, he added, "It's not reasonable to expect us to solve the [traffic]

problems on Route 34. It is reasonable to expect us not to make them worse."

Building Official Robert Brinley questioned the developers' proposal for an

emergency access road to the development leading from Philo Curtis Road. Such

emergency roads are unworkable because they typically are not maintained, he

said. He suggested the developers create a conventional road leading to Philo

Curtis Road to serve as a second entrance/exit to the property. Mr Brinley is

a deputy fire marshal.

Wastewater

Mr Petti said the developers have been discussing aspects of the project's

wastewater disposal system with the state Department of Environmental

Protection (DEP).

The developers propose building a community septic system to serve all houses

on the property. That system would include devices to "pre-treatment"

equipment to remove nitrogen from the water before it enters leaching fields.

Water Pollution Control Authority (WPCA) regulations, however, prevent

high-density developments with community septic systems from using

pre-treatment devices.

Mr Petti said the developers believe they are caught in a "catch-22" situation

because the WPCA regulation would prevent any pre-treatment of wastewater, in

effect, preventing the creation of high-density "affordable housing."

Town zoning regulations have provisions that allow the creation of affordable

housing, he pointed out. Affordable housing only becomes possible when there

are high construction densities, he said.

John Horton, a manager for D&H Homes, said the developers' first choice for

wastewater disposal would be connecting the complex to the municipal sewer

system.

A sewer line that will be extended to Newtown High School, in the vicinity of

Newtown Village, however, has been designated by the town as a "transmission

line" intended only for high school use.

Mr Petti asked how the developers' application can be made consistent with the

town's regulations.

Town Health Director Mark Cooper said the wastewater disposal issues are

matters that will have to be resolved by P&Z and the WPCA.

Water and Fire

Mr Petti said the developers would have water supplied to the housing complex

by United Water, a local privately-owned public utility company. Water would

be supplied either by an extension of United Water's water system or by having

United Water create a community water supply system on the development site by

drilling a well or wells. In either case, United Water would own the water

supply system.

The developers would prefer having United Water's system extended to the

complex, Mr Petti said.

If United Water extends its system to Newtown Village, the complex would be

served by fire hydrants for firefighting.

But if an on-site water supply is created, water storage tanks would be buried

in the complex for firefighting.

Chief Halstead told the developers, "Once you guys are gone, we still have an

obligation to protect these people and their properties... Your [housing]

density here is a lot greater than your average subdivision."

The houses would be close together and there would be a much greater chance

for fires to spread between them than in a normal subdivision, Mr Brinley

said.

A typical lot in the complex would have 65 feet of frontage and be 100 feet

deep, or cover about one-seventh of an acre. Houses would be set back 25 feet

from the street. There would at least 20 feet separating individual houses.

Mr Petti told town officials the developers will satisfy their concerns about

fire protection in the complex.

Fire Marshal George Lockwood expressed concerns about how many people would be

living in the complex when it is completed, and asked if P&Z would allow

accessory apartments to be created.

There would be a total of about 275 bedrooms in the 102 houses. The two-story

houses would range in size from 1,400 to 2,100 square feet and would be built

in six styles.

Roads in the complex would be privately owned. An owners' association would be

responsible for road maintenance and snow plowing.